11/16/1984
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John Riohter reviewed the oiroumstanoes of the oase stating this
property is located on the southwest C!Ol'"ner of' Jeffords and Woodorest.
The property is' zoned RS..SO and t,he lSurrounding area is primar1ly
residential. The hOllle is presently being used os an adult oongregate
living faCility with five individuals reoeiving oare. The request is
for a speoial exoeption for a Level I Group Care Faoility with eight
rBsidents.' The applioant has alreadY been approved by HRS for eight.
The applioant stated she purchased the proporty 1n January, 198Q, and
,has obtained all applicable lioenses. The residenoe has five bedrooms"
,two baths, and suffioient parking as none of the residenta own automobiles
and only one staff person resides on premises.
; Fire Inspeotor John Chester spoke 1n support of the application
stating Hiss' Ratliff's ACLl? is very olean, meets all applicable fire
'codes,'and the residents seem happy and well adjusted.
Five neighbors spoke in opposition, citing incapatlbllity with the
neighborhood, street oonditions and traffio.
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The Hearing Ofrioer advised any proposed finding of faot, ,conolusions
'of law, and orders should be submitted within 10 days.
'The' hearing adjourned at 11:QS a.m.
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STATE OF FLORID1\
DIVISION OF ADMINISTRATIVE
HEAtUN~S.r' ,.' RECEIVED '1
, NOV 21 1984, ,
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MELISA RATLIFF,
Appellant,
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CITY CLERK'
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C1\SE NO. 84-3427
CITY OF,CLEARWATER,
Responde~t.
ORDER
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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 November 2,
1984, 'at Clearwater, Florida.
APPEARANCES
For Petitioner:
Roland Fox" Esq.
Post Office Box 5047
Clea~water, Florida 33518
, Thomas A. Bustin, Esq.
City Attorney ,
Post Office Box 4748
Clearwater, Florida.335lB
For, Respondent:
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By letter dated September 15, ~9a4, Me1isa Ratliff,
Appellant,'appeals the decision of the Boarp of Adjustment and
Appeal on, Zoning 'denying 11.er petition for a special e~ception
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to operate a Level! group care facility far adult congroga~e
'l~virig ,(ACLF) at 1735 Jeffords Street, Clearwater, Florida.
:At this hearing Appellant called two wi~nesses~
witnesses testified in
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FINDINGS OF FACT
1. Meliaa Ratliff owns property at 1735 Joffords
Street, Clearwater, Florida, on which a one-story rosidenoe
is located. The area is zoned RS-nO and the Appellant is
licensed to oporate an ACLF ,,'1th five residents.
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2. This location was originally occupied as a single
family home with three bedrooms and two baths. After buying
the property, Appellant converted the former living room and
dining room into bedrooms, thereby incroasing the number of
bedrooms 'to five. There are five ACLF residents and a permanent
staff member on the premises at all times. Appellant also lived
at this residence until approx~mately two months ago.
3. The age of the residents range from sa to 96 and,
,~ since Appellant moved out, no current occupant of the premises
has an automobile. A bus comes by once daily to pick up one
of the residents to take downtown.' Residents are occasionally
visited by members of their ~amilies who usually come hy auto-
mobile. These visits average lass than one per resident per
week.
4. The lot area is 9,500 square feet, there is
adequate parking for four cars, and there is no other similar
facility within a 1,200-foot radius of this address. The facil-
ity meets all city fire c.odes and, if granted the' 'special
exception sought, will be, licensed py the Department of Health
and Rehabilitative services (DHRS) as an eight-resident ACLF.
The facility meets all requirements of the City of Clearwater
~ Building and Zoning Regulations and the licensing requirements
of DHRS.
,'5. Those witnesses opposing the special exception
contend that granting the special exception will increase traffic
',.,,'.',.... ."..:: ,I " andnoifi:e in the neighborhood and that traffic and noise has
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~;:.:'<. ',:.',,<increased,since Appellant purchased the proP7rty. Ms. Ratliff
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f~~:,;i~;~;.i:~t/:/:'t~~:f~i<c' .9~n~~ated' by the property during' the year it was, vacant
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before she acquired it, when she moved into the residence and
commenced driving from and to daily. During the period of,
approximately one' year the property has been used as an ACLF
two ambulances have been called to the, facili ty. Again, this
is more ambulance traffic than was generated while the premise~,
was unoccupied.
6. Those'opposing this special exception opined
that once the facility grew to eight residents it would readily
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grow to ~any ~ore and become a big business. However, such
speculation,disregards many code requirements that would pre-
clude the major modifications to this building which would be
needed to accommodate additional residents or the zoning
regula~ionswhich limit an ACLF to ten residents in a section
zoned RS-SO~
CONCLUSIONS OF LA\'1
The,Division of Administrative Hearings has juris-
diction over the parties to, and the subject matter of, these
proceedings.
Section 131. 20 56, (:i ty of Clearwater Building and
Zoning Regulations, provides in part:
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(a) The purpose of this secHon. in
combination with See,. 131.016 (h) Uf .! [is]
to establish the mechanism and guidelines,
consistent with the housing element of the
comprehensive plan, as amended, for the
provision of special living facilities
for other than the traditional, nuclear
family.
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Section 131.006, Building and Zoning Regulations,
defines a 'Level I group care facility to include adult con-
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r,c.......:... ," ,gregate living facilities des;igned to accommodate six to ten
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~~if~ff}(,~'>/,;:>,;.: ('::pr~vides, ,g~oup' car~.' f~cilit'ies are, permitted as Bpe~ial exceptions "
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soction l31.043(3), Building and Zoning Regulations,
provides Level I group care facilities, as regulated in Sections
131.016 and 131.2056, are permitted as special exceptions in
districts zoned ns-so.
The proposed use is compatible with the zoning pre-
scribed for the area and meets all requirements of fire code,
spac~ng, etc. In such a case the burden is on those opposing
the special'exception to demonstrate hy competent substantial
evidence that the special exception is contrary to the public
interest. Oldham v. Peterson, 39B So.2d 875 {Fla. Sth DCAl981},
,
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Rural New Town, Inc. v. Palm Beach County, 3lS.So.2d 478
(Fla. 4th DCA 1975). No such evidence has been submitted.
The opposition to the special exception here requested
stems from the concern that authorizing a Level I group care
facility will adversely impact on the neighborhood. Not only
was no evidence submitted to sustain this position but, also,
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the regulations specifically provide for such facility in an
area zoned RS-50. The same regulations that protect residences
in RS-50 zoning from certain intrusions specifically, authorize
a Level I ACLF.
~rom the foregoing it is concluded that Appellant
meets all the requirements for a special exception to operate'
'a Level I ACLF at 1735 Jeffords Street, Clearwater, Florida,
e
and no credible evidence was pres'ented that such use is or
will be contrary, to public interest. It is
ORDERED that Melisa Ratliff be issued a speciai
"'exce'ption.' to operate a Level I adult congregate living' facility
to accommodate eight residents at 1735 Jeffords Street, Clearwater,
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:i)t-l~!{:"::";:","::"\"">""':'>~:'::" " "DONE AND ORDERED this JJ~, ay of November, 1984 " '" ,,', "1,-',
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CASE NO. 84-3,427
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Copies, furnished to:
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Roland Fox,
Post Office
Clearwater,
Esq.
Box 5047
Florida 33518
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Thomas A. Bustin, Esq.
City Attorney: I "
Post Office Box 4748
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Clearwater, Florida 33518.'
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Ms. Lucille
'Ci ty Clerk
Post' Office'
Clearwat~l:~
William's
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Box 4748
Florida..'33518I,,--
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FILED with ,thel~~~k of the Division 'of ,Administrative
Hearings this' day of November, 1984. ,,' ' }I',
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