11/16/1984 (2)
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Mr. Rioht'er pointed out the new Code will provide exoept,ions tor, de ok:" ,
oongtruoted within one toot ot the ground.
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The' Hearing Offioer,
of law'land'ord~rs should
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The ,hearing adjourned
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advised any proposed tinding of'faot,
be submitted within 10 days~
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CITY CLERKI
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, STATE OF FLORIDA '"
DIVISION OF ADMINISTRATIVE HEARINGS ,
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'RICHARD DAVISON,
CITY CLERK"
Appellant"
CITY OF CLEARWATER,
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CASE NO. 84-3431
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Respondent.
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Pursuant to notice, a public hearing was heldiri
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the ab6ve~stylad cause on November 2, 1984, at Clearwater,
,Florida.
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APPEARANCES
For Respondent:
Richard Davison," pro se
15 Midway Island
Clearwater, Flo~ida 33515'
Thomas A. Bustin, 'Esq.
City 'Attorney
Post Office Box'4748
Clearwater, Florida 33518
.:For Appellant:
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By letter dated September 21, 1984, Richard Davison,
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'Appellant, appeals the denial by the Board of Adjustment and
,Appeal on Zoning 'of his request for variances to construct a
'wooden deck to the seawall (rear property' line) and three feet
f~~m the side property line at his residence at 15 Midway
Island~ Clearwater" ~lo.rida~'
At the,'hearing one witness was,cail'ed' by Respondent;
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,Appellant testified in his own behal~, and six exhibits were
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admitted into evidence.
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areas, 'be'6overeawith wood decking. Unaware that a pe~mit
was required, Appellant constructed the decking and, after
learning of, ,:t,he, .requirement ,~or a permit, requested same from,
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the City Building Department.
2. This yard had formerly been covered with gravel
which was sharp and uncomfortable to walk on barefoot. Most
of this gravel has sunk into the soil leaving areas where weeds
,
.gro\t' .
3. The wood decking in this yard is not cemented to
the ground and can be modified without great difficulty. The
decking is less than one foot above ground except in the area
near the south side of the property where this decking is 15-
IS inches above ground.
4. In the vicinity of the seawall the deck presently
extends into the setback area in two places, one of which is
7.5 feet and separates the garden planted in Shore Juniper
from that plante~ in seagrass: and the other is 15 feet just
north of the Shore Juniper garden and leads to an existing
dock. Thus, only 22.5 feat of the 95 feet of property along
the seawall has been decked and encroaches into the setback
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area. .
5. None of Appellant's ~eighbors oppose the variance
requested: and, in fact, at least three support the request
(Exhib its 4, 5, and, 6) .
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6. A proposed revision of the bUiluing and zoning
,regulat.ion,s would, remove from permit requirement decks less
than aile 'foot" above ground level." If, this proposal was in
~f,fect,..'Appellant' woul~ not need I:he v'ariances here requested
,except for the, southernmost area deck,) w~ich is more than one
foot above ground level. 'Appellant 'has agreed to lower this
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/....,.".<', ..', ,: ",;po:~ion o~ ,~he 'deck, to le~'s than one foot above 9'r~und level
[~~~U;:::;' ,',<:..~,,:',:: ~f"',fhe' :~i.iiances "requested' are' granted. " ..
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Other property owners in the vicinity of Appel-
lant' s 'propert~ have constructed concrete, and wood declting
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abutting the seawall and have becn granted variances to encroach
in to the setback area.
CONCLUSIONS OF LAW
The Division of Admillistrative Hearings has juris-
diction 'over the parties to, and the' subj'ect matter ,of, these
proceedings.
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Section 131.016 (e), Clearwater Building and' Zoning,
Regulations, provides tha t a vari.3,nce shall not be granted
unless and until:
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(l) A written application for a variance
is submitted stating substantially that cer-
tain of the following exist:
a. That special conditions and circum-
stances 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 the applicant of rights com-
monly enjoyed by other properties in
the same district under the terms of
this chapter.
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c. That the special conditions and circum-
stances referred to in subsection 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 privilege that is denied by
this chapter to other lands, structures
or dwellings in the same district.
e.,
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Nonconforming use of neighboring lands,
structures or buildings in the same
, district, 'and no permitted use' of land,
,struqtures o~ buil~ings in other'dis-
, 'tric~s' snall:be considered' grounds 'for
" :'the ,issuance of a variance. ,.
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(3) The board ahall further make a find-
.ing that the reasons set forth in, the applf-',
cation justify the granting of the variance,
and tho variance is the minimum variance
that will make pOBsible the reasonable use
of the land, building or struoture.
(4) Tho board shall further make a find-
ing 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.
In granting any variance, the board may prescribe
appropriate conditions and safeguards in conformity
with this chapter. Violation of such conditions
and safeguards, when made a part of the terms under
whioh the variance is granted, shall be deemed a
violation of this chapter and punishable as provided
by this chapter.
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Whether concrete and wood decks are structures has
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been at issue in numerous cases and, hopefully, the proposed
change'in existing regulations will eliminate much of this
oontroversy. Here, Appellant has erected a deck which is less
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than one foot ahove ground throughout most of the area it
occupies and it does not have, the attributes of a structure
which results in blocking a view or interfering with other
rights of an adjacent property owner. Other property owners
have constructed concrete decks to the seawall, and hence to
t~e property line, in this area; and a literal interpretation
of the regulations would deprive the Appellant of rights
enjoyed by these~owners of lands in the same district.
. ,
'While there are no special conditions and circum-
stances peculiar to this land which are not applicable to
other,l~nds similarly situated, the Appellant was faced with
a choi~e of , bringing in more gravel ~o stop the growth of
weeds"plant ,the'area in gr~ss, or construct decking. The
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, de'cking', , if kept no higher 'than one foo t: above, ground, would
hav~,no adv~rse effect on other property in the area and no
great~r effect',~han the altarnatives which clearly do not con-
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ten feet along the back property line for a total of 22.5 linear
feet and two feet along the side property line to construct a
wooden 'deck, in hei.gh t not to exceed one fobt above ground,! in
the back yard of his property located at 15 Midway Island,
Clearwater, 'Florida.
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Construoting the decking as waa hare dona by Appellant
is in harmony with the general purposes and intent of the zoning
regulations and will not be injurious to the neighborhood or
otherwise detrimontal to the public welfare.
From the foregoing it is concluded that a variance
to construct a deck not higher than one foot above ,ground over
th~ area proposed by Appellant is in accord with the principles
and intent of the building and zoning regulations and should
. be granted. It is
ORDERED that Richard Davison be issued a variance of
,
DONE AND ORDERED this 16 th day of November,' 1984, at
Tallahassee, Florida.
. N. YE Hear1ng Off1ce~
Division Administrative llearings,
Oakland Building
2009 Apa1achee Parkway
Tallahassee, Florida 32301
904/488-9675
FILED with the Clerk of the DiVii~o~
of Administrative Hearings this ~
day of November, 1984.
~ ,Copies furnishded to:
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Thomas'A. Bustin, Esq.
Ci ty' Attorney
, post'Office Box 4748
Clearwater, Florida 33518
,'._-.. " ,- -,. '.. '"Richard Davison
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