09/13/1984
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STATE Ot:' FLORIDA
DIVISION OF ADMINISTRATIVE HEARIUGS
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JOEL SAINER, )
Appellant, )
va. ) CASE NO. 84-2326
CITY OF CLEARWATER, )
Respondent. )
o R D, E R
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 tpe above-styled case on August 15,
1984, at Clearwater, Florida.
APPEARANCES
For Appellant: George W. Greer, Esq.
302 South Garden Avenue
Clearwater, Florida 33S16
For Respondent: Frank A. Kowalski, Esq.
Post Office Box 4748
Clearwater, Florida 33518
By letter dated June 22, 1984, Joel Sainer, Appellant,
by and through his attorney, appeals the ,decision of the City
of Clearwater Board of Adjustment and Appeal on Zoning (Board)
of his request for variances of lot size anu setbacks in order
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to erect a triplex at 1510 Lakeview Road, Clearwater, Florida.
specifically, Appellant seeks variances of 5,150 square feet'in
lot size, of 10 feet in the east property setback, and of
five feet in the west property setbac}~. Stated differently,
d,.,. ,,' ,.,'., 00 Appellant seeks to build a triplex on a lot containing less
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, J.,' '.. ':,,'~;" ,<.than,S; 000 sguare feet, while the code : requires lO, 000 'square feetJ
:,~,:.."" ',.. to' build t~' within five fe~'t' of the',eas~ property 'line, a' variance,
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~'{\'~;;;'1~':;:~'~\~'-5.:'",;:,<lin:e" a, variance of fiv~ feet: from the lS-foot setback prescribed.
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At tho commencement: of tho hearing the ovidence
submitted to 'tho Board was admitted into evidence. Thor.oaf.tor,
Appellant called one witness, Respondent called one witness,
two, adjoining property owners testified in opposition to the
variances sought, and two exhibits were admitted into evidence.
Proposed findings submitted by Appellant, to the
extent incorpo~ated herein, are adopted; otherwise, they are
rejected as not supported by the evidence, immaterial, or
unnecessary to the conclusions reached.
FINDINGS OF FACT
G,
1. Appellant owns an L-shaped tract of land situ-
ated on Lakeview Avenue, Clearwater, Florida. This 'prope~ty'
contains 4,916 square feet and is prasently zoned CG~ However~
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the City is in the process of rezoning this property to W4-23,
High Density Residential, and only RM-28 zoning uses are now
permitted.
2. There are no minimum lot sizes for CG zoned property
uses except when used for multi-family dwellings, at \'/hich time
they are required to comply with RI1-28 zoning requirements.
Minimum lot size for a triplex in'RM-28 zoning is 10,000 square
feet.
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3. The property of Appellant i.s surx.'ounded by lands
owned by Kalmia Condominiums and there is no additional property
which can be purchased to make this property conforming.
4. In December, 1973, a tract of land which included
the property here involved was purchased ,by Kalsa from Highland
Apartment Management. Kalea was owned by Sainer, the Appellant
here, llresident of Kalsa aml the contractor who built Kalmia
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,\::~t;~~'5(.""';;'''--;'',:' :one-half of this' property), was 'sold back to Highland 'Ap~rtment' I
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developed as Kalmia Condominiums and subsequently conveyed
to the condominium owne~B with a north-south oasement over
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the lot hara involved to proyido access to Lakeviow Avenue.
6. In April, 1980, the remainder of the original
tract not previously conveyed and which included the land
here under consideration was conveyed to Sainer and Kalan,
with each owning one-half. No evidence was submitted how
the sole ownership of the property here involved vested in
Appellant but this issue was not raised at the hearing an~,
for the purpose of this order, it is assumed Appellant o~ns
the tract as alleged.
7. The principal use of this property has been as
a parking lot for the residents of Kalmia Condominiums.
Negotiations to sell this property to the Kalmia Condominiums'
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broke down when Petitioner drastically increased the asking
price.
CONCLUSIONS OF LAW
The Division of Administrative Hearings has jurisdic-
,tion over the parties to, and the subject matter of, these
proceedings.
The applicable variance process is contained in
Section 131.016(0), Clearwater Building and Zoning Regulations,
which provides in pertinent part:
tit
(1) A written application for a variance
is sUbmitted stating substantially that
certain of the following exist:
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a. That'special conditions and cir-
cumstances exist which are peculiar to
the land" structure or building involved,
and which are not applicable to other
lands, buildings or structures in the
same district.
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b. That literal interpretation of the
provisions of this chapter would deprive'
,theapplican.t of rights commonly e~joyed
,by, other properties in th~,same,district
under "the ,terms of'this chapter. '
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c. That the special conditions and
circumBt~nce9 referred to in subsection
a. above ,do not result from the actions
of the applicant.
d~ That granting the'variance reque,ted
will not confer on the applicant 'any special
privilege that is denied by this chapter
to other lands, structures or dwellings
in the same district.
No nonconforming use of neighbori~g landa,
structures or buildings in the same ,dis-
trict. and no permitted use of land, struc-
tures or buildings in other districts shall
be considered grounds for the issuance 'of a
variance.
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(3), The board, shall further make a finding
tha~ the reasons set forth in the application
jUstiry the granting of the variance, and
tha't 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.
Although spec'ial circumsta'nces exist which makes this
property unique in that all of the surrounding property was
sold leaving this parcel too small to build more than a single
family dwelling, this resulted from the actions of Kalsa corpora-
tion, of which Petitioner was president and from whom he acquired
title to this property.
~1hile it is true ,that Petitioner would require a
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variance of lot size to build a single family residence, the
variance needed would be minimal since a single family dwelling
requires 5,000 square feet and this parcel contains 4,916 square'
feet. Such a variance is a far cry from that here requested of
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, ',' :::.",:'; \,' ,,:,:'more than 5, ~OO square feet.
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'Without a change in zoning from CG to RM-28,petitioner'
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still would ,be unable to meet the zoning requirements' to ,build ,
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the triplex here proposod.
'!'his is so bocause CG 2oning,"while:.'
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having no minimu~ lot size requirements per sa, authorizes
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mUltipl& dwellings as regulated in RM-2B.
in RM-2B is 10,000 square feet.:
From the foregoing it is concluded that Petitioner
Minimum lot size
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does not meet the legal requirements for the variances requested.
It is
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ORDERED that the Petition of Joel Sainer for variances
in lot size and setback lines to erect a triplex on landlocate~
at 1510 Lakeview Avenue, Clearwater, Florida, be ,denied:' and' t~e
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decision of the I30ard be affirmed.
DONE AND ORDERED this ~day
at Tallahassee, Florida.
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of September, ': 19 8.1,
, Hearing Officer
Division , Adrninistrativenearings':
Oakland Building
2009 Apa1achee parkway
Tallahassee, Florida 32301
904/488-9675
FILED with the Clerk of the Division~
of Administrative Hearings this /3 n.._
day of September, 1984.
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copies furnished to:
Frank A. Kowalski, Esq.
Assistant City Attorney
Post Office Box 4748
Clearwater, Florida 33518
Ms. Lucille Williams
City Clerk
Post Office Box 4748
Clearwater, Florida 33518
George W. Greer, Esq.
302 South Garden Avenue
Clearwater, Florida 33516
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