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STATE OF FLORIDA'
DIVISION OF ADMINISTRATIVE HEARINGS
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'M"-;O . ~,I ,...~..
"',..RECEIVED
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lEe ,.' 1984'
CITY CLEAK,
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DON PIERSON,
Appellant,
va.
JACK VASILAROS and
CITY OF CLEARWATER,
Respondents.
JACK VASILAROS,
Appellant,
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vs.
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CITY OF CLEARWATER,
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Respondent.
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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 O,fficer;' 'K. N.' Ayers,
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hel:d a, public hearing in the above-s'tyled cases on November 2 ,
1984, at'cl~arwater, Florida.
APPEARANCES
For Vasilaros:
Don Pierson, pro se
5833'Mariner Street
Tampa" F16rida 33609
John T" Blake'ly ~ Esq. '
Post Office'Box 1368 ,
C~earwater, Florid~ 33517
For Pierson:
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For ,Respondent, ,
, City:
Thomas A. Bustin, Esg.'
Ci ty Attorney
Post Office Box 4748.
Clearwater, 'Florida 33518,..
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dated September ,21, 1984, Don Pierson
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and Appea~,'
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structur,e at' 11 ,Heil~o~d,"st~eet~ '
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FINDINGS OF FACT
1.
Jack VasilaroB owns Lot 4, Block 6, of Clearwater
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Beach Subdivision on Clearwater Beach, which bears the street
address of 11 Heilwood Street. This lot is zoned RM-20 and
is developed with two structures which occupy approximately
80 percent of the lot.
2. Many of the structures in the immediate vicinity
were erected many years ago before zoning regulations were
adopted and are nonconforming as is Vasilaros' property. The
structure to which the second story addition is proposed is
nonconforming with respect to current setback requirements
on the front,'back and both sides.
3. Don pierson owns the lot just'west of'Vasilaros'
,
lot on which Pierson recently erected a duplex conforming to
setback requirements after his request for variances was dis-
allowed. The construction on pierson's property interrupted
the unobstructed view enjoyed by a'person on vasilaros' property
for many years, as well as other uses to which pierson's property
was'~ubjected to provide better access from Vasilaros' property
to the Gulf of Mexico.
4. Vasilaros proposes to build a,second story directly
over the first story so as to use the foundation for the perimeter
wall to support this addition. The foundations for the existing
walls are adequate to support the proposed addition., The Board
indicated approval would be granted only for a second story
i~ addition whose perimeter walls did not extend 'into the exist-
ing setback lines of 20 feet on the front, 15 feet total side
setback with 6 feet minium each side, or 15 feet rear setback
(Section 131.074).
s. Vasilaros' property is not waterfron~ property
as'defined in Section 131.200, Building and Zoning Regulations,
City of Clea~ater. The property usage is multi-family and
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, .,:,:.:."" " ,there "'are oniy:,two spaces' for off-street :parking.
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CONCLUSIONS OF LAW
The Division of Administrative Hearings has juris-
diction over the parties to, and the subject matter of, these
proceedings.
Section 131.015, Building and Zoning Regulations,
,
City of Clearwater, deals with nonconforming uses and structures
and provides in part:
(c) (1) No such nonconforming structure
may be added to, altered, moved or enlarged
in any way that would extend the nonconforming
features thereof. '. . .
(d) (3) No such nonconforming use may
be expanded, added to, or enlarged through
the construction or location of an addi-
tional structure on the existing or any
expanded premises.
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Section 131.216 relates to off-street parking and
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provides in part:
The following m1n1mum off-street parking
spaces shall be provided at the time of
the erection of any,main building or
structure or at the time any such build-
ing or llse as indicated below is expa~ded:
Dwellings (multiple family) - one,
and one-half (l~) per dwelling unit.
Appellant Vasilaros contends 'that adding a second
story extending to the walls of the existing first story does
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not constitute an extension of the nonconforming fe~tures of
the structure and cites Yocum v. Borough of Kingston, 141 A.2d
601 (pa. 1958) and Reid v'. Board of Appeals of Seacliff,
272 N.Y.S.2d 460 (S.Ct. 1966) to support this position.
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Neither of ,those cases involves a zoning regulation which
spe~i~ically ~rohibited, an extension to a nonconforming,~truc-
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ture i 'arii' Yocum, supra, is inappos i to insofar as that court
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denigrated the Bo,rough,'s contention that the proposed construc-
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(L:~" ." "tion would deprive adjoining property owners of light and air' /' /
~~:\ ':""; , "',, ';' ~s:;,~~i~9, ~~:~ 'fancif~l' than real while the main reason given ,.,"/'
:'~~:;i;:t, ,;,:,:.:; :.. ,:,'by'~Vasilarosto extend his property one floor is to improve ,/ "
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of 011 non-conforming structures nnd
uses by attrition, abandonment, nnd
acts of God ns speedily 8S 1s consistent
with proper safeguards for the rights
of thoso persons affected. (Footnote
omi ttod.)
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By adding a second floor,Appellant Vasilaros would
be extending the nonconforming use and the nonconforming
structure by increasing both the size of the structure and
the number of occupants. The legal conclusions in Bixley,
supra, are directly in point in these proceedings.
Additionally, section 131.216 would require additional
off-street parldng be provided before the proposed second floor
can be authorized. Although the number of units proposed
for the addition was not presented, it is obvious that at
least one additional dwelling unit is involved and no provision
for parking is included.
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With respect to the proposed second floor addition
and to the proposed deck, section 13l.0l5(c) (1) is clear and
explicit. In interpreting regulations, like interpreting
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statutes, the starting point is the language of the regulation
itself; absent a clearly expressed legislative intent to the
contrary, that language must ordinarily be regarded as con-
clusive. Cf. Consumer Products Safety Commission v. GTE
Sylvania, 447 U.S. 102, 100 S.Ct. 2051, 64 L.Ed. 2d 766 (1980).
The intent of these regulations respecting non-
conforming structures and uses is clearly expressed in Section
131.015(a), which provides in part:
CD
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It is the intent of this section, except
as o~~erwise provided herein, to permit
these legal nonconformities to continue
, ,until', they are, rernoved~ but not encourage
, their survival or replacemen t. '
Granting the variances requested by yasilaros will
. clearly ~ncotirage the survival of these structures and their
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Zoning regulations, like other regulations or statutes
which infringe on rights of persons to use their property, are
strictly construed. Rinker Materiai~ Corporation v. City of
North Miami, 286 So.2d 552 ( Fla. 1973). A strict construction
of the regulationa still leads to the conclusion that the regu-
lations preclude the additions or extensions to nonconforming
structures which increase their size or the use to which the
,
property is put.
From the foregoing it is concluded that any extension
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to the nonconforming use or nonconforming structure on the
property owned by Vasilaros at 11 Heilwood Street is 'barred
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by Section 131.015 of the Building and Zoning Regulations, City
of Clearwater,' that an increase in the number of dwelling units
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requires an ,increase in the number of off-street parking
spaces, and that the deck added by Vasilaros and which was
approved by the Board is unauthorized and in conflict with
the building and zoning regulations and should be removed.
It iQ
ORDERED that the variances requested by Appellant
Vasilaros needed to build a second story on the existing
structure at 11 Heilwood Street, Clearwater, Florida, be denied
and the approval by the,Board of Vasilarosl application for a
variance to construct a deck on the structure at 11 Heilwood
Street, Clearwater, Florida, be set aside and this application
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likewise denied.
DONE AND ORDERED this ~..........day of December, 1984,1 "
at Tallahassee, Florida.
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CASES NOS.
84-3426
84--3569
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Copies furnished to:
Don pierson
~813.Mariner Street
Tampa, Florida 33609
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John T. Blakely, Esq.
Post Office Box 1368
Clearwater, Florida 33517
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Thomas' A.: B~stin,Esq.
,City Attor~ey
Post Office' Box 4748
'Clearwater, Florida 33518
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Ms. Lucille
City ,Clerk
Post Office
Clearwater,
willi~ms
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Box 4748
Flo'riAa 33518.,
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