11/08/1982
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petitioner conetructed9a single-family dwelli~9 on
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the subject lot pursuant to' the plans and specifications tor: the
home which it had submitted to Respondent, to include a wooden
deck extending from the side of the model. The deck encircled a
hot tub, which in turn was encircled by a fence. The deck, hot
tub and fence extend to within one foot of the side property (set-
back) line. '
11. The fence is six feet high, but because the house
is on a grade the fence measures approximately nine feet from the
g~ound level. The maximum allowable he~ght for a fence, absent
a variance, is six feet above ground level.
12. After construction of the dwelling, hot tub and
fence, Respondent cited Petitioner for violation of the building
setback requirements of the COde of OrdinanC'es of the City of
Clearwater, Section 131.033.
13. The value of the improvements is between $6,500
and $7,000, and the cost of their removal and relandscaping, etc.,
is approximately $3,000.
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14. Petitioner applied for a variance from the Board
of Adjustment and Appeals on zoning to permit the hot tub, decking
and enclosure within the side setback area and for a variance to
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permit a fence in excess of the permitted hei9ht~ Both variances
were denied.
CONCLUSIONS OF LAW
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The Division of Administrative Hearings has jurisdiction
of tilis c~uae and the~parties thereto pursuant to Section 120.65(6),
Florida S'tat:.ut'es, and Section 131. 0165 (c), Clearwater Code of Ordi-
nances.
Section 13l.0l6(e) of the Clearwater Code of Ordinances
,=' .:- ,<,;' \ _con trols the grant of, variances. It provides that e, variance will '
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'be granted '.'if:
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(a) Special conditions and circumstanc8n exist
which aro pecl~iar to the land, structure or building involved and
which are not applicable to other lands, buildi~9S or structures
in the same district,
(b) Literal interpretation of ~~e ,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) The special conditions and circumstances
referred to ih subsection (a) above do not result ,from the actions
of the applicant: and
(d) Granting the variance requested will not confer
on the applicant any special privilege that is denied by this chap-
ter to other lands, structures or dwellings in the same district.
There is nothing peculiar about the subject xand or
structure which would 'entitle the property to special consideration.
The only peculiarity regarding the lot is that it is too small to
acconunodate the house, swimmin<;J poql,.:hot tub ~?-..d.~cking that the
Petitioner has placed on the property. Petitioner had the option
of building a smaller home on the lot, building the home on a
larger lot, or omitting' the hot tub in the model. The problem
which the Petitioner faces is a self-created hardship.
If the variance were granted, it would canfer upon the
Petitioner a special privilege denied to other lands or structures
within ti1e same zon;ng district. Other property owners in an RS-75
district are not entitled to construct a pool enclosure to include
a hot tub installation within one foot 'of the setback line. There
is no showing that Petitioner should be entitled to special 'treat-
ment.
Petitioner's only argument in favor of a variance is that
Respondent approved building plans submitted by the Petitioner show-
ing a hot tub to be constructed within the side setback area and
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Petitioner installed the hot tub in ~.liance on ~e Re.pondent'.
approval. As a matter of fact, it is not at all clear that Res-
pondent approved conB~ruction of a, hot tub within the side setback
area. The "site plan upon which zoni~g approv;,.l ,is stamped does,
not clearly show Petitioner's intent to construct on the lot in
que~tion the optional hot tub (Petitioner's Exhibit "A", page 3).
The approved pla~ is annotated to show that a minimum six-foot
setback is required alo~g the side of the house and that additional
permit(s) would be required for a pool and enclosure.
The Respondent's alleged approval is at best ambiguous,
nnd Petitioner should have obtained a separate permit for the hot
tub or inquired as to whether an additional permit was required.
Petitioner made no such inquiry and did not obtain the additional
permit for the hot tub. Petitioner had no right to rely on the
ambiguous approval of the plan as granti~g perrnissio~ to construct
a hot tub, fence and deck wi thin the side setback area l'/i thout
seeking the additional permit. However, even if Respondent is
deemed to have approved building plans which are contrary'to
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existing zoning regulations, such an approval is null and void
and cannot work as an estoppel agains~ a governmental agency.
Dade County v. Gayer, 388 So.2d 1292' (Fla. 3d DCA 1980).
This case is similar to Florida Clearwater Beach Hotel,
Inc. v. Cit~ of Clearwater (DOAH Case No. 82-1374). In both 'cases,
the only hardship is self-created and in fact could have been
avoided by due diligence on the part of Petitioner. In both cases,
it is the developmental proposal rather than the tract itself
Which triggers the appeal, and other~lots in the neighborhood have
similar limitations. Clearly, the criteria set forth in Section
l31.016(e), Clearwater Code of Ordinances, have not been met.
Failure to meet the criteria set out in the zoning code
f07 a, variance is grounds for denial of the variance. City of
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Therefore,
Clam'Court MarinA
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t.he'decision of
'1'ru.t, ',4l~ So. 2d 475,
th. Board of Adjustment. and 'Appeal" on, '
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Zoning denyi~g ~e variance must be affirmed.
ot Law,
"Based on the fO,.t'egoing Fin(U~gs
the petitioner's application
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of Fact and. Coi\clu.ion.
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for, a variance 'is deni'ed.',
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DONE and ORDERED this' J1'iIL day of November; 1982'", 'in'
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I Tallahassee, I,eon Count.y, Florida.
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H N F., DEAN, Hea~ ng 0
ivision of ,Administrative
The Oakland Building, ,\','
2009, Apalachee Parkway <..'
Tallahassee, Florida 32301
(904') ,488-9675
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Hearings :'
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,Copie~ furnished:
Henry,J. Kulakowski~ Jr.,
" , Esqui re , '
,"" 2515 countryside Boulevard,
Suite A
Clearwater, Florida'335lS
'Filed with the Clerk of the DiVi~>~ a'::~'
of AdministrativeUearings this' ' '.."
day of November, 1982. ," :,' ":i', ,':..,'
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Frank Kowalski, Esquire
Chief Assistant City Attorney
'City of Clearwater
Post Office Box 4748
Clearwater, Florida 33518
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