07/22/1982
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PUBLIC HEARING
June 22, 1982
2:00 p.m.
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. Donald R. Alexan~ert Hearing Officer
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John Richter, Planning Offioial
Sue Lamkin, Assistant City Clerk
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'&p.lJaat Florida Clearwater Beaoh Hotel, Inc., for a) a'vista .
variance graduating to ~ ft at the NW oorner of building and,.b) a
height varianoe to oonstruot a building ~~ ft high on Lots 1-5.
Clearwater Beach Park, located at 490 N Gultview Blvd and zoned CTF-28
(high density commeroial-tourist). ea.. 10. 12-137'
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Thomas A. Bustin, City Attorney, representing CltJ or ~ter.
Harry s. Cline. atto~ney, representing Ippe~t.
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By Hearing Offioer:
'1 Verbatim tape and file papers from Board or Adjustment and Appeal
Hearing of ~/22/82.
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By Appellant:
A Suryey of property as it exists. Attaohment Copy or proposed
plan, 1981.
B - Copy of plan tiled with BAA, 1981.
C - Present plan shOWing varianoes requested whioh wero denied.
All'~xhibits admttted.
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. " " .' John. Riohter raviewed the applicant' s request tor varianoes made July
,:.::~::.':. 23~' .1981. rhio.ee or those ,varianoes were' 8ranted and two were denied.,' On
',;;~.'>":,.' ,." ':, , 2/4/82 applieant peti~ioned the City Commission to vaoate the south 20 ft.'-
>~~.:,:<<\."~:' ," ':',(,.or 'B.,.o~t"St~, ~ioh' was approved subjeot tooertain oonditiona. The
;:~~ '. :,:...,",' " "/,:',,:oond1tlons Mye not 'been met so'the ordinanoe has not been read. He
~"';>">",,' :: .'_, ':,..,', revl~ed' tbe present applioation and noted the applioant is prell1aina bis'.
'~':;::'';::':::'.~; ,;.':', ,',::;. requ.st UPon. approval or a denlSity 'tranater' and the vacation of, the
;!~f>.~::. S::),;: :..,i.., <<atre,.t~.',-:"blre 18 no partioular dist1notion between tbis s1te and 'other .
<fi/":;;;~;"'~':':<~',<:"" paoOper'u...on'QUlrview BlVd.. .. , "
{~I~i:~~fi;~?~: ::.:\~~, :":. :; ";:i~;~:' .~ ~:.~. :~~i~~~~ : :::~: : < " "." '. , . . ..' ~ .
, ''''Jij:.~'..~;{..,:;::'',.,-;;f,t :.}~:'<,1~.'j\"-::UDd.r' Oath' app.llant's' attorne, reviWed the history or the property .
t~~tjI~~i~:f.J~';:.:i;~.~:{~ ~:'.ti.ted. '.. the '.xi_Una bulld1naa would' be 'd..troJec1~ The property is :;'
~.JJ/ ~.~~~ i!.~~$:~r}~~..f'~~~~~)Jh.tl~J.;;:.! . i,:. . ~ - , .~.'. ":.. '. ,. I :'. ; , , .' ',' , ", "..... r. , r ~'i:\;. . . " T' ~.
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Thomas A. Bustin, City Attorney. representing Cltr ot Cl..r..ter.
Tom Tafelski, representing Appellant, under oontraot with applloa~t
to oonstruot enolosure.
IJddbla ....tt.h
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By Appellant:
Composite " - ~ photos, A through D, showing subjeot property.
Admi t ted.
John Diohter looated and desoribed the property and how: it ls'
developed. He explained the City objeots to the request as they believe"
the 'hardship is self-imposed sinoe the deoking was installed without
oonsideration to the possible addition of an enolosure.
Applicant's representative stated there was muoh oonfusion oonoerning
the faots at the original hearing. He reviewed Exhibit " Photo A, showing
a large oak tree in the front yard whioh oreates an unusual hardehip.
Photo B shows the house set back about 32 tt, rather than the 25 ,tt'
required. beoause of the tree. The result is a small rear yard. whioh is
shown in Photo C. Photo D shows the north side at the pool. He olarU'1ed .'
the dimensions shown on the survey, stating the existing fenoe is
approximately 1 ft 5 in from the north property 11ne. Observing the
required setbaok would result in a deok less than 3 rt wide in the stairs
area of' the pool,.whioh the appellant feels is not suffioient. ' The pool is
15 tt by 30 ft with the shallow end being to the north. The enolosure. ;S,lS
needed beoauBe there are many oak trees near the pool and the owner has a
prOblem keeping thu pool and its equipment olean. He marked Photo D to
indioate where the enolosure would be plaoed if the varianoe is granted. BS
well as where it would have to be plaoed if the varianoe 1s denied.
In olosing he requested that, rather than
'the Hearing Offioer oonBider finding for
requirement and the request.
, The Hearing adjourned at 4:08 p.m.
total denial ot the request,
a oompromise between the
dlu~_L~
City Clerk
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STATE OF FLORIDA
o
Chrls H. BenU,-"y
Director
1Iepartmtnt of abministration..
Division of 'Administrative Hearintls
Oakland Building, 2009 Apalachee Parkway,
TALLAHASSEE
32301
Bob Graham
'. aw.mor
NeVIn G. SmIth
aecr.tary of AdmlnIctrallon
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Ms. Lbcille Williams
City(.~lerk
112 SOllth Osceola Avenue
Clean1a\;er, Florida 33516
Re: Case No. 82-1374 - Florida Clearwater Beach Hotel,: Inc.
v. City of Clearwater.
,Enclosed is a copy of my Final Order in the above case,
Petitionerfs Exhibits A-C, and Intervenorfs Exhibit 1 received
into evidence. Also attached hereto is a bill for services ren-
dered pursuant to the contract between the City and the Division.
Gopies o~ my letter will serve to notify the parties that my Final
Order has been entered this date.
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July 22, 1982 ,.
'JUl 27 198~ ,
!~ ,Dft ~LIIJ'
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Very truly yours,
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DONALD R. ALE
Hearing Officer
DRA:jah
Enclosures
co: Harry S. Cline, Esquire
Thomas A. Bustin, Esquire
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STATE OF FLORIDA
DIVISION OF ADMINISTRATIVE HEARINGS
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FLORIDA CLEARWATER BEACH )
HOTEL, INC., )
)
Petitioner, ) .,
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v. ) CASE NO.: 82-1374
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CITY OF CLEARWATER, )
)
Respondent. )
)
FINAL ORDER
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Pursuant to notice, a formal hearing was held in 'the, "
above case before the Division of Administrative Hearinqa ~y~its
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duly'designated Hearing Officer, Donald R. Alexander, on June 22, ;,.
1982, in Clearwater, Florida.
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APPEARANCES
For Petitioner:
Harry S. Cline, Esquire
Post Office Box 1669
Clearwater, Florida 33517
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I. .1
For Respondent:
Thomas A. Bustin, Esquire
Post Office Box 4748
Clearwater, Florida 33518
BACKGRO..!lli!?
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By this. application, Petitioner, Florida Clearwater Beach
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Hotel, Inc., seeks '(1) a vista variance , graduating to' four fect at.
.the northwest corner of a building, and (2) a height var~ance to
construct a building forty-four feet high on Lots l-S, ~learwater'
.Beach Park, lo~ated at 490 North GUlfview Boulevard, Clearwater,>
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was d~nied by the.',City'
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FINDINGS OF FACT
1. Petitioner, Florida Clearwater Beach Hotel, Inc.;
is the owner of Lots 1-5 and 49-52 at 490 North Gulfview Boule-
vard, Clearwater Beach, Florida. Lots 1-5 are located,on the
southwest corner of Baymont street and Gulfview Boulevard and
front directly on Clearwater Beach. They measure approximately
one hundred feet in depth and one hundred forty-one feet at their
widest point. Lots 49-52 lie immediately across the street from
Lots 1-5 and are approximately one hundred feet south of Baymont
Street. They form a square and measure one hundred feet on each
side.
2. Petitioner purchased the property in question in
~ 1978. Prior to that time the two parcels of land enjoyed common
ownership and a common development pattern for at least forty
years. A twenty-two room facility presently sits on Lots 1-5 and
is rented out as ten units. Lots 49-52 are used as a parking lot
for the tenants and guests of the facility.
3. The property is presently zoned CT~'-28 (High Density
Commercial Tourist Facilities), which provides for a complete range
of motel/hotel developments. The major emphasis of the district is
tourist oriented with a permitted maximum density of forty-two hotel
or motel units per acre.
4. Petitioner wishes to destroy the exi~ti.ng s I:ructl.\re
and replace it with a new rectangular-shaped facility containing
approximately twenty-two motel or hotel units. Because of the
need to comply with flood ordinances, it must be puilt on pilings
,or piers. The proposed new structure will consist of four living
levels over grade level parking.
5. Petitioner's property measures less than two hundred
" < -. . . . ...:. feet in ,depth; therefore, the maximum height of its proposed facil-
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'~~i;;\\::,': ';:'..,:.":\f:ty ,c'~,~Jl~t ,~xceed forty, fe'et under existing zoning .req~i.rements.
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i1~i~t),;/::,:.>':.:'pt~~~:,~~9'pe~~~, own,ers whose lots exceed two hundred feet in .dept?
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,:!k[~if1;:J.,":<;':.:":. "may: constrUct..buildings not to exceed eighty. feet in height: ..
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:"Jt _~. -J..':"~''';'~tt~,.. ~.......:tn. l t;. '("i: .i,~.t:'''-.''''' ,,"'" ,: ~IJ;. t' ~~"'.,1'...\ ;t.{\ f.or"', .... ...... ~.;l t...).. ~''''1"''''' .... ') 't"~ , :f. 4" -+-: '. ,.....; I'''' ~I ,;. ~.~ _.r- '.."1~'\("~' ~:;. .~..
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6. Under present plans, the proposed hotel will have a
forty-four foot height, which will require a four-foot variance.
Petit.ioner contends that the hotel cannot,be built with smaller
dimensions. It also contends that a vista or side setback on the
northw~Bt corner of the building is required since p~esent plans
call for a small portion of the building to project into the vista
area. This is due to the north property line running at an angle
to the south property line and the proposed building being rectan-
gular in shape. This variance will be contingent upon the city
vacating a right-of-way adjacent to Baymont Street, thereby giving
Petitioner an additional twenty feet in which to build its new
facility.
7. The City opposes the application on the ground that
all criteria necessary to grant a variance have not bee~ met~ It
specifically points out that the problems encountered by Petitioner "
are not unique to Petitioner alone, but are hardships common to all
area: owners.
CONCLUSIONS OF LAW
2. Petitioner seeks two area variances from existing
zoning regulations. An area variance permits deviation from a
~ zoning restriction governing the manner in which a certain use is
. accomplished on the property in question. ~ Subsection 163.170
(8), Florida statutes.
3. The City of Clearwater has established certain cri-
"'~}';.';':"'" ,teria that must be met in order for a variance to be granted. Sub-
~":~;~~~):(T-(1.,.:::,;~:t:~'\:"~';7& ~!~ '::: ::.... ._:...~" : " + '. :" " . ~~ I
i~~~t(S:;/:~::"::~'::~:e.~~i~~~:; 131~016 (3) (l)..a-d, Code of Ordinances. They, require ,a; \.' " ',:
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~,', ~';~i:~~.'~i;;:'>::'<.',;sho~i~9 ',by 't:be. applicant:
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~fO~' r. ~fi''''\''I.i,'''''''V''''' '.:/.'/r-., ~'l.~ 'F,.I.' ... ~ ~ ....J 'lft~'~IU-"" "..!-.,o/'.i.l.';'."~"t"',/J '~'f~\.".~". ,j.,'JJ\!\
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~. To tf: 'ft.; r'.~'ll. "'lr:'!.I.f~",,'1~" ;:t~~ ~:T (0" 'l'~..t~I,I.":. 1~" ...': .., ~ I J';'<...: (;~' , ..:" ~~ .11, ~,:)E~, t"')"'ilj.~, ;1'_~":'~'\\J'/' ...:~ ~;71) ~....\I,,~~ 1 '.j'" ~ ,.,':', ~"(... f~~{ .HI!....;i
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a. That special conditions and cir-
cumstances exist which are peculiar to the
land, structure or building involved and
which are not applicable to other lands,
bUildings or structures in the same dis-
trict.
b. That liberQl interpretation of the
provisions of this chapter would deprive
the applicant of rights commonly enjoyed by
other properties in the same district under
the terms of this chapter.
c. That the special conditions and
circumstances referred to in subsection a.
above, do not result from the actions of
the applicant.
d. That granting the variance requested
will not confer on the applicant any special.
privilege that is denied by this chapter to
other lands, structures or dwellings in the
same district.
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If any of the criteria are not met, the request must be denied.
City of Naples v. Clam Court Marina Trust, 413 So.2d 475, 471
(Fla. 2d DCA 1982).
4. Petitioner purchased the property in question in 1918.
It Obviously did so with the knowledge that certain zoning restric-
tions applied. Among these were a height restriction on buildings
which applied to all lots having' a depth of less than two hund~ed
feet, and vista requirements on all lots. As such, any "hardship"
that Petitioner may have was self-created, and it may not now reap
an advantage created by its own conduct. Green v. City of Miami,
107 So.2d 390 (Fla. 3d DCA 1959); Josephson v. Autrey, 96 So.2d
784 (Fla. 1957). This being so, the criteria set forth in para-
graph (c) cannot be met.
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By the same token, there are no special conditions and
circumstances peculiar to the property involved. Other owners in
the district having lots of less than two hundred feet in depth
are bound by the same height and vista requirements. The fact
that the two parcels of land are split by Gulfvi~w Boulevard is
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.{r:"\"{'~. :.'>: ,:~'not unique, '.forall property in the area abuts..the .same ,street..,..
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f'</," : ,Therefore, the conditions in paragraph (a) have not been me;t.
~jJ,;?(:-. ..' ..... .. 5~ DlIrinq the course of the hearing, Peti tioner con~ .
:i\:~rdI'.:::~.':,: ',,~,.:te~~~'c'L~~a~':'oth~<:p'arking' level is not a "story" within the meaning' .,., ' ':, .
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~. of the code, and therefore the structure should be viewed aa a
four-story building rather than five, and mealured from the firat
"
living level (or the second floor) for compliance.~ith the code.
However, it presented no authoritative support for thia unique
proposition. The argument of the City i. deemed to be more per-
suasive, 'and Petitioner's contention is hereby rejected.
See
-
Section l31.006,..Code of OrdinancesJ Selvetta v. Building Inspec-
tor of Revere, 233 NE 2d 915,918 (Mass.).
6. There being a failure to meet the criteria set forth
in the zoning code, the requested variances should be denied. City
of Naples, supra.
e
NOW, THEREFORE, IN CONSIDERATION OF THE ABOVE, IT IS
ORDERED that the application of Florida Clearwater Beach
Hotel, Inc., for two variances on its property at 490 North Gulf-
view Boulevard be and it is hereby DENIED.
DONE AND ENTERED this ~day of JUly, 1982, in
Tallahassee, Florida.
Division of Administrative Hearings
The Oakland Building
2009 Apalachee Parkway
Tallahassee, Florida 32301
Telephone: (904) 488-9675
,8
FILED with the clerk of the DiV~
of Administrative Hearings this
day of JUly, 1982.' ,
Copies Furnished to:
'Harry S. Cline, Esquire
Post Office Box 1669
Clearwater, Florida 33517
. -",1.. .." ,;.., Thomas A. Dustin, Esquire
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