11/30/1982
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STATE OF FLORIDA
DIVISION OF ADMINISTRATIVE HEARINGS
NOEL and ANN JONES, )
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Petitioners, ) CASE NO. 92-2211
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va. )
, )
CITY OF CLEARWATER, )
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Respondent. ),
)
FINAL ORDER
Pursuant to notice, a formal hearing was held in
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the above case before the Oivision of Administrative Hearings
by its duly designated Hearing Officer, DONALD R. ALEXANDER,
on November 9, 1982 in Clearwate~ Florida.
APPEARANCES
For Petitioner:
L. Noel Jones, Jr., Ir~ se
2122 Beckett Lake Dr ve
Clearwater, Florida 33515
For Respondent:
Thomas A. Bustin, Esquire
P. O. Box 4748
Clearwater, Florida 33518
BACKGROUND
By their application, Petitioners, Noel and Ann
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Jones, sought a variance to construct a six foot fence
paralleling their property line along Montclair Road, at Lot
4, Block 3, Beckett Lake Estates, Clearwater, Florida. On
l~ay 13, 1982, the City of Clearwater Zoning Enforcement
Officer denied their request on the ground it failed to comply
with Section 131.2053(d) (2), Code 2f Ordinances. Pursuant to
the provisions of Section 131.033(5) (c), ~ of Ordinances,
the decision was appeared on June 14, 1982 ,to the City of
Clearwater Board of Adjust~nt and Appeal on Zoning. The
,,' ,. :.~.,~,,'<,Board' considered the request ,at its JU,ly 15;. 1982 meetiriq
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same,was denied.
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Tho instant case arises from an appeal of that
docision by Petitioners on July 19, 1982 pursuant' to
Section 131.0165, ~ 2! Ordinancos. Thataeotion provid..
a process for any party in interest to appeal a decision ot
the Board to a Zoning Appeal Hearing Officer. Under a
contractual agreement entered into by the City of Clearwater
and the Division of Administrative Hearings, and authorized
by Subsection 120.65(6), Florida Statutes, and Section
131.0l65(e) (1), ~ of Ordinances, the undersigned Hearing
Officer was designated as Zoning Appeal Hearing Officer.
The final hearing was held on November 9, 1992, in
Clearwater, Florida. At the final hearing Petitioner Noel
Jones testified on his own behalf and offered Petitioner's
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EXhibits 1-3; all were received in evidence. Respondent
presented the testimony of John Richter, Chief of the
City's Planning Division, and offered Respondent's Exhibit 1
which was received in evidence.
Under the terms of Section 13l.0165(c) (3), ~ 9i
Ordinances, the record of the Board's meeting on July 15,
1982 has been made a part of this record.
The parties were given the opportunity to file
proposed findings of fact and conclusions of law. However,
none ware filed.
The issue herein is whether Petitioners' application
for a variance to construct a six-foot fence on their rear
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property line should be granted.
Based upon the entire record, the following findinq~
of fact ,are determined:
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to construot the fence. The citation precipitated the
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instant case. Existing zoning regulations require that'
the height of the fence on Petitioners' property be no more
than four feot. Therefore, in order to erect a six foot
fence, a variance from the City is required.
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4. Petitioners desire to retain' their new fence
in order to provide more privacy from a public sidewalk and
street which run adjacent to their rear property line.
Further, their home has been broken into on two occasions
within the last year, and they believe a fence would provide
more security. They also point out that the owner of Lot 6
recently obtained approval from the City to construct an
identical fence on his property. Finally, Petitioners
contend that the City initially approved their application,
and it is unfair to now require them to tear down their
fence. They have agreed to provide appropriate landscaping
in conjunction with the fence.
5. The City opposes the application on the ground
the new fence ,is not in conformity with the style and height
of the other fence erected on Montclair Road, and would lead
to multiple types of fences on the street. It also fears
that if this application is approved, it will trigger similar
applications from Petitioners' neighbors, and will destroy
the neighborhood's aesthetic appeal and character.
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CONCLUSIONS'OF LA~
1.
The Division of Administrative Hearings has
jurisdiction, of the subject matter arid the parties thereto
pursuant to Subsection 120.65(6), Florida Statutes, and
, , 'Section 131.0165, Code,of Ordinances.
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(d) Two or mora front yards. -Pences.. .on
lots which have two (~) or more required
front yard setbacks, as in the case of
double frontage...1ots, are permitted in
all zoning districts...subject to tho
fl)llowingz
(2) All secondary street frontages. Fences...
are permitted to a maximum height of four
(4) feet along all multiple front yards ,other
than that street from which the property is
addressed;
Petitioners seek a variance from this restriction.
3. Subsections 131.016(e)(1)a-d~ ,Code of Ordinances,
specify that the following criteria must be met in order for
a variance to be granted:
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a. That special conditions and circumstances
exist which are peculiar to the land, structure
or building involved and which are not .
applicable to other lands, building or structures
in the same district.
b. That literal interpretation of the
provisions of this chapter would deprive the
applicant of rights commonly enjoyed by other
properties in the: same distrir.:t, 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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Under the terms of: the foregoing ordinance, an applicant for
a variance must affirmatively demonstrate (a) that unique
circumstances exist which are peculiar to the applicant's
property, (b) that the application of the zoning code to
,applicant's property creates an unnecessary hardshi~(c) that
the hardShip is not self-created or imposed, ~n:9. (d) :that by
granting the variance applicant will not receive speo~al'_
denied to others in his neighborhood.
4. The evidence discloses that Petitioners' lot is
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, , indee'd unique to the subdivision in that only six of sixty~"
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eight lots have double fronta~~. All others front on only
one street. Howover, tho height restriction within the area
is applicable to all lots, and is necessary to insure
compliance with the fence and landscaping plan adopted by'the
City. That is to say, Petitioners are similarly situated
with all other homeownors who must adhere to the design and
height restrictions embodied in the plan, and Petitioners
enjoy the same rights as do all other homeowners in the
sUbdivision. If the variance wore granted, it would confer
a special privilege that is denied by the zoning regulations
to other property owners in the area.
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It is unfortunate that Petitioners' neighbor'
obtained approval to construct the same type of fence, and
that oral approval was incorrectly given by the City to Mr.
Jones to do the same. These events understandably m~ke it
difficult for him to understand why the code 'must beatrictly
construed, and variances granted only after all conditions
have been met. However, until the existing code is amended,
or Petitioners' can demonstrate that all criteria in
Subsection l3l.016(e) (1) are satisfied, the application
must be denied.
Now therefore, in consideration of the above findings
of fact and conclusions of law, it is
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ORDERED that the application of Petitioners for
a variance be DENIED.
DONE and ORDERED this ~~ay of November, 1982,
in Tallahassee, Flo~ida.
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Vi/',";':',; :~;>{;: ',....,>.,~; -'SEE" ATTAC'HED
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~~~JfXAN~~
Hearing Officer J '
Division of Adminis rativeHearings,; ...
The Oakland Building
20'09 Apa1achee parkway
Tallahassee, Florida 32301
( 904)488-9675
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'Filed 'with the Clerk 'of the Division
o~ ~inistrative Hearings on th~s
~day of November, 1982. . , '
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Copies, furnished I '
L. Noel Jones, Jr;, ,
2l22,Beckett'Laka Drive
Clearwater, Florida 33515
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"Thomas A. Bustin, Esquire
P. ,0. Box 4748
Clearwater, Florida 33518
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