08/17/1982
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them to standards. The most eoonomical means for providing those beds
is expansion in aooordance with the proposed plan. The existing nursing
faoility on the third floor ot Witt would provide 5 of the beds. The
proposed addition would provide spaoe ror nursing administration,
additional oRfeteria seating and olass room space. There ie a need ror
additional private roo1llll and the 29 beds would be so designated. Long
range plans oall tor the demolition tor part of the "53" building whioh
ourrently houses these beds. To await that demolition and rebuilding would
deprive them or that oapaaity tor several years. Average oooupanoy rates
mean little in terms or capability to oare ror patients during peak
oooupa.''loy periods. A survey oonduoted in 1979 estimated that 190 beds
would be needed by 1990.
Vernon Burkett, member ot the Hospital Board for 18 years, io involved
in planning and oonstruotion. This projeot has been under oonsideration
ror nearly 3 years. He desoribed the uses proposed for the outlying
parcels purchased since 1977. Beoause of greatly inoreased oosts,it is
not feasible to house the 29 beds on an out-paroel.
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The Chief Assistant City Attorney expressed conoerns about the 2 ft.
setbaok and questioned whether the addition oould be plaoed in various
other looations whioh he indioated on the ohart of the "main oampus." Mr.
Burkett stated none of those suggested areas would be appropriate for
reasons whloh he explained.
William Haynie, arohiteot and medical planner for the hospital,
reviewed the Vl1riOUB sites which had been considered. Tho conetruotion
at the proposed location will cost approximately 2 million dollars as
opposed to 8 million dollars for ofr-site Qonatruotion. The 15 inoh
varianoe requested for the fin is to permit a oontinuatio,n of design.
He oonoeded the site evaluation ohart was prepared aftar the deoision made
by tho Board of Adjustment & Appeal; however, it does represent the
oonsidorations whioh were aotually made during the site seleotion prooess.
He stated he did not believe variances would have been required to
oonstruot on Sites 1, 2 and 3.
In oonolusion, Appellant's attorney stated the avall1bil1ty ot 7115
beds, for which they are lioensed... is essential to meeting the needs of
the oommunity. The 29 beds cannot be restored in their present 1ooation.
Until 1917 they were unable to aoquire additional property in the area
for expansion, and oft-site anoillary faoilities are oost-prohibitive and
would result in an inorease in health oare oosts. The varianoes baing
requested are consistent with the eXisting struotures and are needed only
beoausft of the ISP zoning. In order tor the hospital to continue oharity
care, there 1Is a need to change! the mix between paying and non-paying
patients to support that servioe. He feels the hospital Meets all the
oriteria tor the granting or the varianoes.
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The Chief Assistant City Attorney suggested there are otb~r praotical
alternatives which would not neoessitate an off-site faoility. He
~quested,the Hearing Offioer to aonsider'the following:
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STATE OF FLORIDA
DIVISION OF ADMINISTRATIVE HEARINGS
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MORTON F. PLANT HOSPITAL,
Petitioner, )'
vs. )
CITY OF CLEARWATER, )
Respondent. ) ,
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CASE NO.
82-1608
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ORDER
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Pursuant'to' notice, the Division of Administrative ,,'
Hearings, by its duly designated Hearing Officer I K. N., Ayers "'.
'held a public hearing in the above-styled case on 2 6 July"
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1982 at Clearwater, Florida.
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APPEARANCES'
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For Petitioner:
Emil 'C. ,Marquardt, Jr., Esq.
~ost Office Box 1669 '
'clearwater,' Florida 33517 ' I'
F~ank' Kowalski, Esq.
Post Office Box 4748
'clearwater, ,Florida 33518'
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E'or Respondent:
By letter dated June 2, 1982, Morton F. Plant
Hospital, Petitioner, appeals the denial by the Clearwater
Board of Adjustment and Appeal on Zoning of its requests
for variances in connection 'with a planned expansion'of
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Plant Hospital. The specific variances requested,were:
(a) To allow construction of the proposed
addition to be 84 feet in height, which
requires a variance of two feet;
(b)
To allow the addition to be built two
feet from the north property line
which abuts Jeffords Street, which
requi:r~s 'a variance of, 57. S. feet; and'
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(cL' To allow a lS-inch projection from the,
:proposed building wall line for a ,con-
,,: crete ,window shading ,fin on ~hi~, '
, addition~ ' ,
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staff, support personnel and equipment that would be required
if the addition was constructed sepa~ate from the existing
facilities. Also considered was constructing the proposed
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'addition at three other locations on campus but these sites
were ruled out becauBe'of engineering problems or. becaus~
of the disruption to the hospital routine a nine-month
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construction program at those locations would engender.
s. The land on which Plant Hospital is located'
is zoned Institutional Semi-publiq (ISP). Group I under
ISP includes hospitals. City of Clearwater Building and
zoning" Regulation for ISP distri.cts, Section 131.1811 pro-
vides building setbacks for front and side streets are 35
feet. Height of building at setback line shall not be
greater than the setback; plus, beyond the setback line
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and from that height, the rest of the, building shall be
set back one foot for each additional two-(2) foot rise.'
ld. 5131.182.. Thus, the minimum setback required for an
84-foot high building in an lSP.~istrict is S9~5 feet.
CONCLUSIONS OF LAW
The'Division of Administrative Hearings has juris-
diction over the parties to, and the subject matter of"
these proceedings.
Section 131.016, Building and Zoning RegUlations
for the City of Clearwater, establishes the following criteria
4ID . for granting of variances from these building and zoning
, regulations :'
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(e) Variances. The board shall have power
in specific cases, after due. notice, investigation,
and ha~rings on the aforesaid, where there are
practical difficulties or unnecessary hardship~
in the way of carrying out the strict letter or
,the provisions of this chapter,' to determine and
, vary,:. any such' provisions in ha.rmony with the
general purposes and intent of this chapter so
that the .public health, safety and general wel-
~a.~e ,maybe secure and substantial justice done.
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From ~he foregoing it is concluded that Plant
Hospital has presented no evidence upon which the requested
waiver of 57.5 feet of the proposed setback requirement can
be granted. It is therefore
ORDERED that the appeal of Morton F. Plant' Hospital
for variances in height of building, setback, and projl:!ction
,for window shading fin be dismissed.
DONE AND ORDERED this I ?f'l/day of August, 1982, at
,e
Tallahassee, Florida.
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Hearing~r ,
Division of Administrative" Hearings
, , . ", ,. ,',', Oakland ~uilding
("':', ::.", ," ' 2009 Apa1"achee IParkwiiy, ' '. ',."
" . 'Tallahassee'~ Florida '323'of' ,",;', ':,'"
:::6\":,'<'<: .. .',' FILED9::~8::6::erk of the Division' ,. '.
~;1t~~L!,;..::>>..:.;,> ~:' .:,:<::;'~' ,,: , ' .~ , .. '. ,>" . . " of, Administrative' Hearings' this J..:LJ:IJ) , . ': " ,
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CASE NO.
92..1609
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CopieB furnished
to:
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Emil C. Marquardt;
McMullen, Everett,
Marquardt
Post Office
Clearwater,
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Logan,
& Cline, P.A.
Box 1669
Florida 33517
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Frank Kowalski, Esq.
Post Office Box 4748
Clearwater; Florida 33518
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Ms. Lucille Williams .
City Clerk, City of Clearwater
112 South Osceola Avenue
Clearwater, Florida 33518
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