04/05/1983
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STATE or FLORIDA
DIVISION 'OF ADMINISTRATIVE HEARINGS
CEASAR BRIAN GARCIA, )
Petitioner, )
vs. ) CASE NO. 82-3407
CITY OF CLEARWATER, )
Respondent. )
FINAL ORDER
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Pursuant to notice, the Division of Administrative
HearingB, by itB duly designated Hearing Officer, K. N. Ayers,
held a publ.ic hearing in the above-styled case on 4 March
1983 at Clearwater, Florida.
APPEARANCES
For Petitioner:
Neil R. Covert, Esq.
1212 South Highland Avenue
Clearwater, Florida 33516
For Respondent:
Thomas A. Bustin, Esq.
Post Office Box ~748
Clearwater, Florida 33518
By letter dated December 10, 1982, Ceasar Brian Garcia,
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Petitioner, appealed the decision of the Board of Adjustment
, and Appeal on Zoning in denying his application for a variance
to erect a four-foot chain link fence on the front property
line of his property located at 926 'Eldorado Avenue,. Cl'earwater
Beach, Florida. The Board of Adjustment and Appeal on Zoning
gran~ed Petitioner's application for variance to erect a four-
foot chain link fence in the waterfront setback area at the
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rear of hiB house but denied the variance requested in the
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'~!~zg:::t;:.:?~>.:':.::.' I I At the hearing two witnesseB were cal;led ,by Peti-
$}{~1}:>?"'\:,::", . tloner and one witneBB w~s called by Respondent., and two.
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setback area abutting 'Eldorado Avenue~.
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FINDINGS OF PACT
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1. In 1982 Petitioner erecte~ a .tilt home on tho
beachfront lot located at 926 Eldorado Avenue. Th. property
is zoned RS-50.
2. Prior thereto the property had boon vacant and
fenced with a four-foot chain link fonce to keep troupa...r.
off the property. The original fence was erected before the
zoning regulations were passed, and upon passage of these regu-
lations the fence became nonconforming. This fence was removed
to' facilitate construction of the residence and, when Petitioner
applied for a permit to replace the fence, he was told he
needed a variance and the proceedings leading to this appeal
were started. His application for a permit came within less
than one year from the time the fence was removed.
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3. Property in the vicinity is characterized by the
use of four-foot chain link fences. The property immediately
to the north of Petitioner's property has a,four-foot chain
link fence across the front of the property. Most of the
other fences in the area are located on the sides of the
property.
4. Although there is a public access to the beach
in the near vicinity of Petitioner's property, people cross
Petitioner's property to get to the beach, park in his drive-
way, discard litter on his property, and even use the 'private
outdoor shower on his mother's adjacent property.
5. The regulations would allow Petitioner to erect
a 30-inch fence on the front of his property. This would not
contain the large dog Petitioner has. If the front fence
were set back to the front of Petitioner's house and from
each corner thereof run to the fence at each side of his
'property, this would not keep trespassers off his property,
because people could walk up his driveway and under the stilt
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house.
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. (3) The board shall further make a
finding that the reasons.set forth in the
application j'ustify the granting of the
variance, And that the variance is the
minimum variance that will make possible
the reAsonable use of the land, building
or structure.
(4) The board shall further make a finding
that the granting of the variance will'be in
harmony with the general purpose and intent
of this chapter, will not be injurious to
the neighborhood, or otherwise detrimental
to the public welfare.
Other property owners in the area have four~foot chain
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link fences to keep t~espassers off their property. Further-
more,.the property is located between Eldorado Avenue and the
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Gulf of Mexico and if one stops on Eldorado in front of Peti-
tioner's house, the shortest way to the public beach is across
Petitioner's property.
Petitioner contends that the original nonconforming
fence constituted.a nonconforming use and not a nonconforming.
structure as is contended by Respondent. Section 131.006,
Clearwater Code of Ordinances, contains the fOllowing definitions:
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Nonconforming structure: A building or
structure which does not conform to the
requirements for location or dimension of
such building or structure in the zoning
district in which it is situated as regards
minimum yard dimensions, maximum height or
maximum lot coverage.
Nonconforming uses: Any use of a building,
structure or land that does not comply with .
the permitted use or special exception pro-
visions for the zoning district in which such
use is situated, and where the use existed
legally on the effective date of the appli-
cable provisions of the zoning ordinance.
Use: The specific purPose for which land
,or building is designed, arranged, intended
or for which it is or may be occupied or
maintained. The term 'permitted use'. or its
equivalent shall not be deemed to include
. .' . . . any nonconforming use.:
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It is the intent of this section, except
as otherwise provided herein, to permit
those legal nonconformities to continue
until they are removed, but not to encourage
their survival or replacement.
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Subsection (c) (2) prohibits replacement of nonconform-
ing structures which are damaged or destroyed in excess of 50
percent of replacement costs. Subsection (d) allows a nonconform-
ing use to continue subject to certain limitations as'to expanding,
enlarging, etc., and subsection (4) provides:
Any nonconforming use discontinued '.'
for a continuous period of one year or more
shall not thereafter be reestablished, and
any subsequent use shall be in conformity
with the zoning ordinance.
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Looking back to the de fini tion of lIuse" above -quoted
it is clear.that the original fence was erected for a specific
purpose, i.e., to deter trespassers, and not as an artistic
structure to beautify the landscape. The fence was erected
solely to perform a function, somewhat extrinsic' .to" itsel'f, .'.in
that as a "structure" it serves the purpose of deterring
strangers from entering upon the property instead of providing
an intrinsic service to the owner. The proposed replacement
fence would serve the same purpose or use. This permit to
replace the original fence was applied for within one year
from the time that fence was removed.
From the foregoing it is concluded that the original
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fence around Petitioner's property constituted a nonconforming
use more so than a nonconforming structure, that other property
owners in the district have fences around their property to
deter trespassers, and to deny Petitioner' a permit to replace
the nonconforming fence he tore down to build his house, would
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