04/24/1984
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PUBLIC HEARING
April 2, 198JJ
3:00 p.m.
......t:
K.N. Ayers, Hearing Offioer
u.o p.....t:
----~.----..----
..---.......
John Riohter, Planning Offioial
Susan Stephen$on, Aoting Assistant City Clerk
Shirley Corum, Researoh and Eleotions Teohnioian
1.-:
AppellaDt-- David Gangelhoff for speoial exceptions to 1) operate a
storage yard and 2) operate a servioe, renovation and
repair establishment at 306-Q02 North Garden Avenue,
Harts 2nd Sub, Blk 3, Lot 5 and 10, AND Jones Sub of
Nioholson's Addn, Blk 3, Lot 6, zoned CG (general
business).
CUe 10. M..0611
...........:
David Gangelhoff, Appel1eat
Frank Kowalski, Chief Assistant City Attorney, representing the
Clt, or Cl.......tar
e
1:da1b1ta ....ttad:
By Hearing Of ricer:
Composite '1 - verbatim tape and file papers from Board
of Adjustment and Appeal hearing of
January 26, 1984 by City of Clearwater
By City:
Exhibit 11 - photos of property and diagram show!ng
where photos were taken, taken by George
Davis on 12/19/83
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By Appellant:
Exhibit 12 - letter from William Justice
Exhibit 13 letter from George Greer to Assistant City
Manager dated 9/8/83
Exhibit '4 memo from David Healy dated 9/27/63
Exhibit 15 letter from Betty Haeseker to Mr. Gilmore
dated 10/28/83
Exhibit '6 let tar troID i:r. Gange lho ft to John Riohter
dated 1/31/84 ~
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STATE OF FLORIDA
DIVISION OF ADMINISTRATIVE HEARINGS
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DAVI D J. GANGLEHOFF,
d/b/a GULF MARINE,
)
Appellant,
)
v.
CITY OF CLEARWATER,
Respondent.
CASE NO.
84-0671
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ORDER
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Pursuant'to notice, the Division of Administrative."
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Hearings, by its duly designated Hearing Officer, K. 'N. Ayers,
held a pUblic hearing in the above-styled case on April 2,
1984, at Clearwater, Florida.
APPEARANCES
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For Petitioner: David J. Ganglehoff, pro se
405 North Ft. Harrison
Clearwater, Florida 33515
For Respondent: Frank Kowalski, Esq.
Post Office Box 4748
Clearwater, Florida 33518
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By letter dated February 1, 1984, David J. Ganglehoff,
d/b/a Gulf Marine, appeals the decision of the Board of Adjustment
and Appeals on zoning of his application for a special exception
to operate a storage yard and to operate a service, renovation,
and repair fac~lity at 308-402 North Garden Avenue, Clearwater,
. Florida.
At the hearing Appellant called, two witnesses, Respon-
,dent called,two witnesses, and eight exhibits were admitted into
,:..:j'/~,.',,: ,,:'.. evidence. Proposed findings submitted by Respondent,. insofar
:?;g.C:;.::'as. they are 'contained herein, are adopt~d;, otherwise, they
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r:r~:,~~;':",' ::\',,; . are rejeci;ed as not supported by the evidence or unnecessary
'. I. to 'the' results reached.
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FINDINGS OF FACT
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1. Appellant is the owner of the premises located
at 308-402 North Garden Avenue, Clearwater, Florida, Harts
2nd Sub. Block 3, Lots 5 and 10, and Jones Sub. of Nicholson's
Addn, Blk 3, Lot 6, zoned CG (General Business). Appellant
also owns lots contiguous to the subject property on which
he operates a boat sales, service, and repair facility known
as Gulf Marine.
2. Appellant entered into a stipulated settlement
with the City of Clearwater which was incorporated in an order
entered December 14, 19B2, by this tribunal in Case B2-2982,
granting applicant a special exception to facilitate the
operation of his boat repair facility. Appellant failed to
comply with the stipulated terms of that order and thereafter
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acquired the property here involved on which he is also seek-
ing a special exception to facilitate the operation of his
boat sales and repair facility.
3. Appellant's business fronts on North Ft. Harrison,
also known as Alternate U.S. 19, a main north-south thorough-
fare in Clearwater. The lots for which the special exception
,is here sought are the back lots from Ft. Harrison, and these
lots front on Garden Avenue.
4. The failure of Appellant to comply with the
stipulated settlement contained in the order in Case 82-2982
has resulted in the refusal of Respondent to issue permits
to Appellant to erect fences and do other construction necessary ~
to improve the property and make it more suitable as a business
,site both' aestheti~ally and commercially.
5., The city of ClearwatAr. Building and Zoning
Regulations, Section l3l.l42, provides that the businesses pro-
'. posed by Appellant are permitted in CG districts as special
", exceptions. These include'. ltorageyards, when shielded
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from view of a public way: service, renovation, and repair
establishments: automotive body,.repair provided all operationB
are within an enclosed structure: vehicles/equipment sales
and services: and marine facilities types Band C.
CONCLUSIONS OF LAW
The Division of Administrative Hearings has juris-
diction over the parties to, and the subject matter of, these
proceedings.
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Section 13l.0l6(f), Clearwater BUilding and Zoning
Re~ulations, covers applications for special exceptions an~
provides in pertinent part the following shall be considered:
(1) Ingress and egress to property and
proposed structures thereon with
particular reference to automotive
and pedestrian safety and convenience,
traffic flow and control, and access
in case of fire or catastrophe:
(2) Off-street parking and loading areas
where required, with particular atten-
tion to the items in subsection (1)
above, and economic, noise, glare or
odor effects of the special exception
on adjoining properties and properties
generally in the district: .
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(5) Screening and buffering with reference
to type, dimensions, and character;
(6) Signs, if any, and proposed exterior
lighting with reference to glare,
traffic safety, economic effect, and
compatib~lity and harmony with properties
in this district;
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(9) Landscaping;
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In granting any special exception,
the board of adjustment may prescribe
appropriate conditions and safeguards
in conformity with this chapter, ,Vio-
lation of such conditions and safeguards,
when made a part of the terms under
'which the special exception is .granted,
shall be deemed to be a violation of
this chapter and punishable as provided
by this cha.pter.
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The proposed use is compatible with the zoning pre-
scribed for th~ areas. In such a case the burden is upon the
zoning authority to demonstrate by competent substantial evi-
dence that the special exception is contrary to the public .
interest. ~l New T~~n, Inc. v. Palm Beach County, 315 So.2d
478 (Fla. 4th DCA 1975). This, Respondent has not done.
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However, those requirements of Section l3l.0l6, Building and
~~g Code, must be complied with.
Appellant's previous failure to comply with the
stipu~ations to which he had agreed requires that Appellant
provide a site' plan showing the entire area to be used in his
business, for approval, before receiving any permits or com-
mencing any renovations.
From the foregoing it is concluded the special excep-
tions granted to the applicant be approved subject to the site
plan approval and Appellant satisfying the following. conditions:
1. All boats be parked or stored entirely
'on the applicant's property, not within
any street right-of-way.
2. All loading and unloading be conducted'
entirely on the applicant's property,
not within any street right-of-way.
3. All servicing of boats and accessories , .
be conducted within an enclosed,building. ,"
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4. Any area proposed for outdoor storage
be landscaped around the perimeter to
, ., . ' screen such storage area. from the view "
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t>~.:. . : :',' , 'rights-of-way. ' ,
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The storage area which waB the sub-
ject of a stipulated Battlement
(accepted by tho Hearing Officer:
in Decomber of 1982) immediately be,
fencod, landscaped, and surfaced
in accord with the terms of the
settlernen,t.. .
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6. Existing parking and storage areas
in proximity to North Ft. Harrison
Avenue be landscaped to screen such
areas from the right-af-way.
IT IS SO ORDERED this .:zS"#- day of April, 1984, at
~allahassee, Florida.
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, Hear1ng-officer-----
Division f Administrative Hearings
Oakland Building
2009 Apalachee Parkway
Tallahassee, Florida 3230l
904/488-9675
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FILED with the Clerk of the DiViSi~
of Administrative Hearings this ;l
day of April, 1994. .
Copies furnished to:
Frank Kowalski, Esq.
Post Office Box'4748
.9learwater, Flori~a 33518
David J. Ganglehoff
405 North Ft. Harrison Avenue
Clearwater, Florida 33515
Ms. Lucille Williams
City Clerk
Post Office Box 4748
,Clearwater, Florida 33518
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