08/31/1983
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At the hearing one witness testified in behalf of
the City of Clearwater and the ta~eB of the proceedings before
the Board, plus three exhibits, were admitted into evidence.
Respondent Pierson contends that the only issue on appeal is
, the variances in the setback lines approved by the Board, how-
ever, Petitioner contends, and both parties argued, the height
variance granted by the Board and the lot dimenaions"as a
lot of record, are exempt.
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The parties' proposed findings of fact, to the extent
they are incorporated herein, are adopted; otherwise they are
rejected as unsupported by the evidence, unnecessary to the
resolution of the issues, or a mere recitation of testimony
presented at the hearing.
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FINDINGS OF FACT
1. Don Pierson owns the north one-half of Lot 2
and all of Lot 3, Block 6, Revised Map of Clearwater Beach,
and has owned this 'property for some 20 years.
2. The property is zoned RM-20 and is high density,
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residential developed. Pierson's lot, approximately 95 feet
by 87 feet (approximately 8,250 square feet), is empty and,
is the only vacant lot on the Gulf of Mexico in this area.
Until some three years ago this area had been zoned RM-28, which
provided for higher density development than does RM-20.
3. The area from Kendall Street north six blocks
to Somerset Street bounded on the east by Mandalay Avenue
and on the west by the Gulf of Mexico is the only section of
Clearwater fronting on the Gulf which is zoned'RM-20. This
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,area was built up over the years before zoning controls were
,in'existence, through less restrictive zoning, and down to the
present, so'there are few buildings in this part of Clearwater
Beach that meet current zoning requirements.
4. Petitioner owns the property abutting Pierson1s
property to the east. The building on that lot was constructed
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';;. "'" ,', ".,:' many: years ago, before setback lines were established, and
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~i';~~::"lt;::::.,:;,,(, .,:,'.'~: b~~'~o~i~s o~, this builc:iing extend to the property' line;
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5. The Coastal Construction Control Line, seaward
of which construction is prohibited, runs through Pierson's
property so as to delate the seaward S/Bths of Petitioner's
property on which a building can be erected.
6. The tidal plane in this area is 13 feet (although
evidence was presented at the board hearing that this was
being_increa~ed to 16 feet). The height of Pierso~'s property
above sea level is five feet, accordingly the ground floor of
a dwelling constructed on this lot must be eight feet above
ground (or 11 feet if the 16-foot tidal plane is adopted). Maximum
building height for a triplex, which is here proposed, is two
and a half stories, or 25 feet above sea level. With the ground
floor eight feet above ground, a two-story building cannot be
erected without a height variance.
7. Pierson proposes to construct a two-story triplex
with a lower unit in which he will live comprising approximately
2,200 square feet and the upper story containing two ~,lOO square-
foot apartments to be occupied as rental units. To accomplish
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this, he has requested a height variance of six feet to 31 feet,
if such a variance is required for a platted ,lot.
B. Zoning density is consistent with the construction
of the triplex proposed. However, zoning regulations require
a lot with a minimum width of 100 feet and lot area of 10,000
square feet for the construction of a triplex. pierson's lot
meets neither of these requirements.
9. Several witnesses testified in opposition to
the requested variances at the Board hearing.
CONCLUSIONS OF LAW
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The Division of Administrative Hearings has juris-
the parties to, and the subject matter of, these
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is nonconforming at present. other property in the vicinity
exceeds the height limitation for RM-20, however, the .ix-
story building on Heilwood Street across trom Pierson's property
was constructed under RM-2B zoning ,regulations which permitted
the higher buildings.
The only special conditions and circumstances appli-
cable to Pierson's lot which are not applicable to similarly
situated lots in the vicinity is that the buildings were con-
structed on those lots before zoning regulations were established
or while the area was zoned RM-28.
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It is true that without the variance requested
Pierson will not be able to construct the triplex he desires
to construct; however, zoning regulations are invalid only
when they preclude a reasonable use of the property. City
of Ormond Beach v.. Florida ex. rei- del Marco, 426 So.2d 1029
(Fla. 5th DCA 1983) .
The Coastal Construction Control Line runs ,through
every lot in Clearwater Beach fronting on the Gulf of Mexico
and Pierson is in the sarne category and subject to no different
constraints as the result of this control line than are all
other lot owners so situated.
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Granting the vari~nce requested will allow Pierson
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to do what he ahould have done before the zoning code was
adopted ,and place him in the same position as other property,
owners in the same district. However, the purpose of the zoning
regulations is to establish order and preclude haphazard
construction ,without regard to the reasonable use of all
property in the same district.
P iarson contends he is '~grandfathered"dn" pursuant
,>,::-:.~"::..,,.,.-:,..,to' S~ct,ion ,13LO~0 of the Clearwater Code, and is exempt
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,~.~t::,,: :::.>, ~"'::, 'from', the minimum lot"width area requirement because his
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'{\,:</\:J~: \' , " ,loF is' a lot of record as defined in Section 131.020. That
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'::!.1" , ..,,:~.': .."..., ,thi:~, -l~t,' so qualifies as a lot of record was not disputed
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John T. Blakely, Esq.
:.~~ :::~-:/:::'. ,~' . POSt. Office Box 1368 ~
l:,/r::>i> ~i"",:':<,ClearWat:er, Florida 33517
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~~N:~>':'..',:',,<,' '~orge W.' Greer,' Esq.
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Applying these principles the words' "but buildings
erected thereon ehall conform with building setbacks" would
be redundant and have no meaning if lots o~ record ~re al.o
entitled to waivers of setback and density requirements,
pursuant to Section 131.016. Since meaning must be given to
all the words used in the code, 'it is concluded that: lots of
record which qualify for exemption from minimum lot area and
width requirements may not also be given a variance of 'setback:
or density requirements.
From the foregoing it is concluded that Don Pierson
has failed to show that his lot on Clearwater Beach meets the
requirements for variances of front and rear setbacks and
height: requirements. It is further concluded that if this
lot is exempted from minimum lot area and width requirements
by reason of qualifying as a lot of record, a waiver of set:-
back requirements may not be granted. It is
ORDERED that Don Pierson be denied variances of
ten feet of front and rear setback requirements and denied
waiver for height of building in excess of 25 feet.
DONE AND ORDERED this JIH'. day of August, 1983,
at Tallahassee, Florida.
k( IJE~Fng Officer
Division 0 Administrative Hearings
Department of Administration
2009 Apalachee Parkway
Tallahassee, Florida 32301
904/488-9675
FILED with the Clerk of the Division
of Administrative Hearings this ~/~
day of August, 1983.
Copies furnished to:
Ms. Lucille
City Clerk
Post Office
Clearwater,
Williams
Box 4748
Florida 33518
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