08/10/1984 (2)
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s'rATE OF FLORIDA
DIVISION OF ADMINISTRATIVE HEARINGS
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Appellant,
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CLEARWATER SAND KEY CLUB, INC.,
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VB.
CASE NO. 84-2026
AMZA ABDULLAJ (DERVISH),
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petitioner,
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and
CITY OF CLEARWATER,
Respondent.
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ORDER
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 July 17 , . "
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1984, at Clearwater, Florida.
APPEARANCES
For Appellant: Peter Roman, Esq.
Post Office Box l197
Dunedin, Florida 33528
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For Petitioner: George Greer, Esq.
302 South Garden Avenue
Clearwater, Florida 33516
For Respondent:. Thomas W. Busti'n, Esq.
Post Office Box 4748
Clearwater, Florida 33518
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By letter dated May 29, 1984'" Clearwater Sund Key
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, Club, Inc. . # 1, appeals the decis ion of ,the Board of Adj u~tlnen t
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and Appeal on Zoning approving a request for variance of clear
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":~;P;.\~~/r:;:;.",:.,:.': spac~ J;e~~ire~ents t,o permit the constructior:' ~f a pas,~~~~e,~ : ,.':, . ':
'::(':".';':,.',' ',. :.;", elevator on the' south side' of Petitioner's restaurant loca'ted' '.:, ". '/"'::'"
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!:;;';tr;!,~:;-" ",,;, at.. 1370 : Gulf' Boulevard, Clearwater, . F10rl.da. :,", \'r
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When the restaurant operation and property was aplit off and
sold to petitioner, tho par~in9 lot extended 15 feet into the
clear air space required by the code. At tho time of this
sale Petitioner deeded back to Appellant 30 feet ,on the south
side of the restaurant property which resulted in the clear
space requirement that did not exist bef.ore this 30 feet of
property was transferred.
4. The lot on which tl\is restaurant is located is
a "narrow parcel" as defined in .Section 131.200 (b) (1) (b) ,
Building and Zoning Regulations of the City of Clearwater.'
Accordingly, setback requi rements' specify that,. for a lot 150
@> feet or greater v1idth, the setback requirements are' 20 feet on
one side and 40 feet on the other.
In accordance with this
provision the setback variance requested meets this criteria
and the sole issue in this case is the clear space variance
requested.
5. Located on the property line dividing the property
of Petitioner and Appellant is a planted area (circle or oval)
around which automobiles .turn to exit and which, to some uegr~e,
provides separate lanes for incoming and outgoing traffic over
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the paved area between the buildings. This planter contains
shrubs and palms. The former are higher than 30 inches and
the latter higher than 15 feet. The code provides shrubs and
berms in the clear space shall not exceed 30 inc~es in height.
6. Appellant presented testimony that the elevator
could be located on the southeast corner of the restaurant
or on the north side of the restaurant and thereby not intrude
into the clear space. The witness who so. testified spent only
[.~;'t'.~.,;.} (.'.>:~. a. few minutes at the restaurant and was unaware of structural
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:~~.x: ~..':. problems or relocation of bathrooms' that would be involved if'
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<i;,;,?'!';.:;:.... .....' :.... the elevator was located in the' southeast portion of the building.
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b.
That literal interpretation of the
provisions of this chapter would
deprive the applicon~ of rights com-
monly enjoyed by other properties
in the same district undor tho torms
of this chapter.
c. That the special conditions and cir-
cumstances referred to in subsoction 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 pr1vilege that is denied by
this 'chapter to other lands, structures
or dwellings in the same district.
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'(3) The board shall further make a finding that
the reasons set forth in.the applicationjustif.y
the granting of the variance, and that the
variance is the miriimum 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 i.n harmony' .
with the general purpose :and'intent of this .
chapter, will not be injurious to the. neighbor;..
hood, or otherwise detrimental to the.public
welfare.
As noted in the findings above, I the clear space the
elevator will invade is already invaded by parking spaces and
by the planter. No evidence was prese~ted that the proposed
elevator would block any view from any part of the Appellant's
premises.
Here, special circumstances exist which are peculiar
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to this area. First, the clear space restriction carne'into
being only when the property was divided and separated into two
parcels comprising the restaurant and the Sand Key'C~ub. .Even
that division would not have involved the clear viewr~striction
had Petitioner not conveyed 30 feet of the property back to
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Appellant.
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From tho forogoing it iy concluded that special
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circumstances and conditions axiet which require the granting
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of the varianco Bought in the claar space requirement. .,
Although not brought up by the parties at the hearing,
" the standing of the Appellant to bt;ing this appeal was .questioned
by the Hearing Officer and will be discussed.
. Section 131. 0165 (b) provides that an appeal from the
decision of the Board of Adjustment and Appeal on Zoning may
be made by any party in interest affected by the decision or
any reprosentative of the City acting at the request of the
City Manager.
While an association may represent its members in a
proceeding in which the individual members have standing, Florida
Home Builders Association v. Department of Labor and Employment
Security, 412 So.2d 351 (Fla. 19B2), those members' standing
must relate to their ties 'with the association as opposed to
any standing they may have which is unrelated to their member-
ship in the association. Only a person whose substantial
interests are affected by these proceedings has standing as
a party to the proceeding. Before one can be considered to
have a substantial interest in the outcome of the administrative
proceeding and thus be entitled to appear as a party, he mu~t
show that he will suffer injury in fact which is of sufficient
immediacy to entitle him to a hearing under the Administrative
,Procedure Act and that his substantial injury is of the.type
or nature which the proceeding is designed to protect. ~grico
Chemical Company v. Department of Environmental Regulation,
et al, 406 So.2d 478 (Fla. 2nd DCA 19,81). "
The issue here is a yariance to invade. the clear
space by Petitioner and the proposed invasion will interfere
with no view of the water from the. Sand Key Club. While it
could be argued that the individual own~rs of condominiums
'~f:;"<:,.. .' .'. I .'in "the Sand. Key ,Club may have the right to pr?test the granti,ng
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of a variance that would block their view'of the water from
Gulf Boulevard, the association can only represent those
interests flowing from thesa individualB' ownership of units
in the Sand ~ey Club.
It is therefore concluded that the Sand Key Club,
Inc. #l does not have standing to maintain this action to
contest the granting of a variance to Petitioner to extend
8 feet 8 inches into the clear space on t~Q south side of his
restaurant located at 1750 Gulf Boulevard.
Pl'om the forego'ing it is concluded that Amza Abdullaj
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(Dervish) is entitled to a variance of approximately 9.5 feet
in the south setback ama of. his propel.ty and of 8 feet a inches
into the clear space on the south side of his restaurant located
at 1750 Gulf Boulevard, Clearwater Beach, Florida.
It is
further concluded that Sand Key Club is without standing to
.challenge the grant of these variances to Petitioner. It'is
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therefore
ORDERED the appeal of Sand Key Club, Inc. #1 be
dismissed and the variance granted by the Board be a:ffirmed.;
DONE AND ORDERED this / ~7fl da; of August, 1984, j
at Tallahassee, Florida.
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K. N. AYE S, Hearing Off cer
Divisionl f Administrative Bearings
Oakland Building
2009 Apalachee Parkway
Tallahassee, Florida 32301
904/488-9675
FILED with the Clerk of the DiviS~o~
of Administrative Hearings this l~.
day of August, 1904.
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~:!')!:':';/'~"l:'".'."'" ,.:ci;:,pies' furnished to: . ." < .'
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:(,>~':</,.'.' "Thomas 'A~ Bustin,. Esq. Peter Roman,E~q. ., ..\":.....:'~..?,i'~..
./.;~.,:., ...; .:' '::,"City. Attorney'" , , ., Post Office Dox "1197 " ',' '.
~;;;;:~:.',:.t~?>:.;~':.'":",,.post,O~~ice Box 4748 .' .' Dunedin, Florida 33528 : 'J . '. ::.', "/'1
'):;O;.i;r:':f;~':,,:;>:". ' Clearwater, Florida 3 3518 .! . . \" ...,
~~~~i:~:ij~::~~:~:~::}'.:,<>::\':./::: ::'. ". '. , : . George Greer, Esq'. .' . ..: " ,
i?L'. \".:.~(.I, ; .Ms. LUC1.l1e Wl.lll.ams 302 South Garden Avenue.. . . '..
~@;;~{i~.~;~r::J':~:):';'~i~y':..:Cl~rk '.' ," .... '. '.. Clearw~ter, Florida 33516" ;.>,..,. :.: .
'~Ilf.q,;.'f" ;7(~[;':': :: "?.~ .; Pos t .: Of f ice' Box 4 74 8 . . ' \ ,!' .,' .. .
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