10/06/1983
Ciro Vaooaro stated he only desires to "square up" his house ,to
improve the appearanoe, give him more living spaoe, and to add, to the
property values in the neighborhood. Granting the request would ,not,
interfere with parking, and his neighbors do not objeot. '
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Any proposed findings of faot, oonolusions of law, and ,order ahou~d be
'submitted with ten days.
Hea~ing adjourned at 3:35 p.m..
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City ClerK
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STATE OF FLORIDA
~IVISION OF ADMINISTRATIVE HEARINGS
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W. B. JOHNSON PROPERTIES, IN C. , )
Petitioner, )
,/ V8. ) CASE NO. 83-2510
,/
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~) CITY OF CLEARWATER, )
Respondent. )
o R D E 'R
I)
Pursuant to notice, the Division of Administrative
Hearings, by its duly designated Hearing Officer, K. N. Ayers,
held a public hearing 'in the above-styled case on September 15,
1983, at Clearwater, Florida.
APPEARANCES
For Petitioner:
George W. Greer, Esq.
302 South Garden Avenue
Clearwater, Florida 33516
For 'Respondent:
Thomas A. Bustin, Esq.
Post Office Box 4748
Clearwater, Florida 33518
By letter dated August 1, 1983, W. B. Johnson
Properties, Inc., owner of Holiday Inn Surfside, appeals
the Board of Adjustment and Appeals on Zoning's denial of
its request for a 38-foot variance to construct a deck extend-
ing that distance seaward of the Coastal Construction Control
.
Line.
During the course of the hearing, the application for
variance was amended to 28 feet into the west or oceanfront
setback area.
At the hearing the evidence submitted to the Board
admitted, Petitioner called two witnesses, Respondent
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witnesses testified in favor
witnesses ,testified in
seven exhibits ,were admitted
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5. '~etitioner is one of the few property owners
on Clearwater Beach that has undisputed ownership of the
beach fronting its property seaward of the CCCL. This area
of Clearwater Beach in the vicinity of Holiday Inn Surfside
is the widest part of the beach between the CCCL and HHW.
Exhibit 7, which was submitted as a late-filed exhibit, clearly
shows the beach north of Petitioner's property is not as
wide as is the beach fronting Petitioner's property, and much
of the property on the beach south of Petitioner's property
is owned by the City. Solely by having ownership of more
beachfront property seaward of the CCCL, Petitioner is more
adversely affected by Ordinance No. 3075-83 than are other
e
property owners.
6. Petitioner has signs restricting the use of the
decking around the pool 'to hotel guests. Petitioner also
has a patio bar in the vicinity of the pool which is accessible
from the beach and from the hotel. Drinks are served to the
public at ,this ~atio bar.
7. By extending the deck 28 feet seaward of the
OXL, Petitioner would be able to provide decking for an
additional 150 to 170 chairs for the use of hotel guests.
With an BO percent occupancy rate there is insufficient deck
space to accommodate all of the hotel guests who desire to
use these facilities. Currently the excess'place their deck
chairs in the sand seaward of the CCCL.
B. Those who testified in opposition to the variance
requested did so on the grounds that the increased deck
facilities would bring more people to the patio bar, thereby
increasing,the traffic and parking problems on the'beach, that
~:t:'i~]o ~> ", ..:':J : the, hotel ,did not adequately restrict the use, of the existing
~J~' 'deck ~o guests'of the hotel, and,that' if this application is
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~~~},:;';?~:~.:~, ,:,9'~an~ed 'it, will, open 'the doors to others who would like to
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";,,,,.,\',!'; ..'....',.. construct a deck seaward, of the CCCL. None of bhese grounds
,~~~:;:;X ,:"\,:<';;::~:"~:'." :" :.':,'.' ,," ,
@:~1;j,U';;;,:.\.,,\.}t.~',',~ee~d:,?a,~t;~,c~la,~lY mer~tori<?us., '. Many factors could increa~e ,',', , ',', "
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PiA,~'I~')." I, ,....,.+ ".^"" '). '. .',' '., " , ' 'w . ' ,
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: '.~~i:i.~~~*~~~~~.t~;~~~~~~~:! ~~~{}:,:;,z'.~~~jJ;<:} ~~; ~t;~:l~~~l::;'!,\: ~:\:?Ji~::~: ~:;, .\'~, l~: :,:, ~i~~.." ::.,' ,~' ':~ ~{'i(:'~;~~i~{~j~,f~\~,;U
'/: ~,i~" ....;1 IJ~I'.rJ ..~, L.~ ~;s.!1;~?t.,lt.~~~'l~~'.i P.......J~'.. .~p'}~,'VI~ J .,~.ri .~',tJ: ~."'1- .I,,~ ','t ~~,' r.... Pl'", I . .~.,' 1, ~....,' ..... " ~
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(4) The board shall further make a finding
that the granting of the variance will be
.. in harmony with the general.purpose and inten~
of this chapter, will not be injurious to
the neiqhborhoon, or otherwise detrimental
to the public welfare.
Petitioner contends that it is the 'only owner' in the
vicinity with undisputed title to the HWL, that there is a
greater expanse of such beach in front of its property ~~an
exists at any other property in the area, and that by estab-.
lishing the new setback line at the CCCL the ordinance took
away from Petitioner nearly 300 feet of property on which
it could formerly have built. These factors are alleged by
Petitioner to be special cQnditions and circumstances which
are peculiar to Petitioner's property and which allow for the
variance requested. While all of these factors are true, this
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does not result in Petitioner's property being accorded dif-
ferent treatment than other properties in the area.
If t~~s appeal is denied Petitioner is not denied
any rights commonly enjoyed by'other properties in the same
district but the granting of the variance will confer on
Petitioner a right not 'now enjoyed by others, Le., permission
to build seaward of the CCCL, unless 'these other landowners
are granted similar variances. Cf. Town of' Indialantic v.
Nance, 400 So.2d 37 (Fla. 5th DCA 1981) .
Of greater significance in the determination of
whether the, variance is granted is the provision contained
in (3) above that the variance requested is'the minimum
variance that will make possible the reasonable' use of the
, . la~d, " b,ui,lding" " or, structure., Construction of the addi tiona1
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decking'would improve the accommodations for the guests of
the hote'l as a s'011d deck undoubtedly provides a more stable
:;'::" ::': :':; ", ,'platform with more desirable features than is provided by
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. :,' the sand beach. Zoning regulations are invalid only when .t:, , ..
<~.:r':.~'I."~".' c.,. . ..' , ',:.' +., ". +.:.,~;::,:'. ':', '.,
'\JU:,::<':>:' ':'. ,.':', ~~ey preclude, ~ ,reascmable use of the 'property, ,City, of ormond'/ .>~,:',.,':" ':..~.:,>',
t_'t.~:~!t'" ,;,,' .' '.' '.. ", '. ...'t~,I.., '.. .,'~. .','.,.~ ;,'
i~ri~r'i:~::.:,j. '.;'1, .~'~':\~,:,'B'each 'v~, ',FlorIda ex ref del Marco, 246 So.2d 1029 (Fla. 5th'" '''.i,~;':" .." '::~~"''''J-~ . /.
"~~<~~~~~;{~~::~t~~;;;iL(~'b,H!i:~~;<< :. . . .. /.q , . .~,:.., . , .., .,~ .~1~~~11:;;1.~te";[~,:;f:l.' ;})f;W;~i
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Ft;g~j~~ ~~~~l~~~~t~:~;;} ~~:;;;~;-;~.:,%':h>:',,)~; :::!I~:Y At: ~';Y;:/P'~t:.':~'J';,:.;H:;}~ .(~.. ~v. ~i1i!}r~~~~~i~~I%~~~'~~~i;:t~ t~~~g~h:riifJ
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DCA 1983), and 'it is not unreasonable to require the overflow
of Petitioner's guests to place their deck chairs in the sandy
part of the beach rather ~han on a "firm surface. Denying the
requested variance does not deprive Petitioner of a reasonable
use of its property, it only denies petitioner a more desirable
use of its property.
. From the foregoing it is concluded that the special
conditions and circumstances peculiar,to Petitioner's property
are not sufficient to justify the variance requested since
without the variance Petitioner is not denied the reasonable
use of its property.
It is
ORDERED that the appeal of W. B. Johnson Properties,
Inc., of the denial of its request for a variance to construct
a deck 28 feet seaward of the CCCL be dismissed.
DONE AND' ORDERED this ~ #- day of October, 1983 i
at Tallahassee, Florida.
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A.
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N~ A 'RS 1cer
Division 0 Administrative Hearings
Oakland Building
2009 Apalachee Parkway
Tallahassee, Florida 32301
904/488-9615
FILED with the Clerk of the Divisi,~~
of Administrative Hearings this 6~
day of October, 1983.
Copies furnished to:
Thomas A. Bustin, Esq.
City Attorney
Post Office Box 4748
Clearwater,' Florida 33518
MS. Lucille Williams
City Clerk
Post Office Box 4148
clearwater, Florida 33516
George W. Greer, Esq.
302' South Garden Avenue
Clearwater," Florida 33516
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