02/20/1985 (2)
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PUBLIC HBlRIIQ
January 23, 1985
11:30 ....
Pr~'"
Donald D. conn, H..ring Otticer
n. _ Mlltl
Paul. Har..y, Plannins orticial
Shirle, Coru., Repreaentins City Clerk
..._-- '----.....-
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r.l~1'" -- Estate or Charles Brandon tor a special exception to
construct a nonao.aeraial ott-street parklna lot, at
2715 Daniel St, Aokers Sub, Ilk 2, Lots 19-22, soned
RS-50 (single r..ily).
0Me Ie. ......
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Joseph Clark, Attorne" representing .....11 I (OWner)
Gearse Greer, Attorne,., representing .'TI'I~ Ii (Contraot-Purohaser)
Tho'" A. Bustin, City Attorney, representins the CS_ fI c:a..'IlIlItW
~"ta ....'Wl
.e
'By Hearing Ottioer:
Coapoaite '1 -- verbati. tape and tile papers rrea Board or
Adjustment and Appe.l hearln& ot Ho.. 20, 1984
" By Appellant:
EXhibit '1 ---- site plan ot proposed ottice building
. Paula Harvey reviewed the oiro\llStanoes or the oue stat ins this
property is located on State Road 580 aoross t~ Countr,side Blah School,
the zonina is PS and IS-50, wi tb the proposed park1nl lot to be
construoted in RS-SO. The Board or Adjustlllnt and Appeals denied the
special exception for the parkins lot at the Ho...b.r 20th .eeting.
Attome, . Cl.rk _pbasizecl that the surroundina area is .lready
priaarll, ooaaeroial and it would oreate . hardship on the Br.ndon Estate
~d.nJ.th.speoial exoeption.
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TOIl . Shrout, repr...ntina' Treoo C..-un1tl.., Ino., the pUI'ohuer.. ot
the prOperty, stated that hla'aoapanY,is'prep.red to.do whatever thft Code
requ1r.s~ ,Lipte w111 be proYided at the rAr ot thl propoaed bulldlna
tolllUSlnate the' parkins'lot. In addition, they are'wl1lins to proYidl
.' t..ee or wall " butt.r alons' Daniel Strllt tor the bin. tit ot thl
'.reeidenta~ t'.
. :Onl nelpbor atatld that bl haa no objeotion to tb.. parklq' lot it a
'butter i.. proYided and no egrell la'per.1tted t~ Daniel Street.
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,The ownlr/operator ot the adjacent Huraer, School lpoke .1n opposition
to".the' parkins lot citing aonoel'M tor' the aatety and' elourity ot the
ohlldren, tuiles t~ ..hiolea, and .aeethltioe. Shl asrlld, howIVlr,. . that .
a wall butter would aUeYiat. .oat or,be~. objections.
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. . Tbe Hearlaa OtticeradYised any propolld tindiDl or
'"'' ot. i.v~ and.' ordere. ehould. b. auba!.ttld within 10 da,e.
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ract, oonclusions
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STATE OF FLORIOA.
DIVISION OF.ADMINISTRATIVE HEARINGS
CII'i: CLERK
Respondent.
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CASE NO.
84-438S
JESSIE BRANOON, aD Administrator
of. Estate of Charles B. Brandon,
and TREeD COMMUNITIES, INC.,
Appellants,
'vs.
CITY OF CLEARWATER,
FINAL ORDER
Pursuant to notice, this case came on to be heard on
e
January 23, 1985, in Clearwater, Florida before Donald D. Conn, a
,
duly designated Hcaring Officer of the Division of Administrative
Hearings.
APPEARANCES
For Appellants:
G. Michael McKenzie, 'Esquire
P.O. Box 1323
Dunedin, Florida.,34296
. .
Joseph s. Clark, Esquire
222 South Garden Avenue
Clearwater,Florida 33516
George W. Greer, Esquire
302 South Garden Avenue
Clearwater, Florida 33516
For Respondent:
Thomas A. Bustin, Esquire
City Attorney
P.O. Box 4748
Clearwater, Florida 33518
.:
Jessie Brandon,
as Administrator of the Estate of
, / <
;'charles
,',
B.
Brandon,
and TRECO Communities,
Inc. ,
Appellants,
'.a'ppeaied' the. decision of the Board ot Adjustment and Appeals on
Zoning to deny their request for a special exception to c~nstruct
f;;f:,\\..:,.r,\T~:"..,:",,f,':...;;;.r~.:;r't:' '.:' ....,.~ ',,' '~':,". . '. +' ~ '-,: ,T .~.. < ' \ ' l'
'\:/[;:;.Y'j':'~''i(:,,~!~i;'a:',iion:':',c?p~E!~cial~ ':' ~ff-~treet p,ark'ing lot onprope.rty ,zoned RS-S.o'.:.' ~,>;},:
'''''':;:~:;:~g;,\;:;},.,,:>''r~~:.,t~?/:, heari~~ ,Appellants' cHlled . tw'; wi tne..~s, ~rid, . .
. },,",",ll~~::(:~...<<~:~,1;:~~c;l~c'~~:';;~ri~:':'e~~i~~~/ . ,.the :Re,spon~e~,t called, o~e w~t~ess,.:. '~~~.' ..., .:
.~. -t\)'l't~~'t)~l"'l,-:";+'l".".'~d"~' ' ',.~,:~. I' ~'..r ,'~ " '.,., ," ' . ",. ~ . +, T .. :
" "{~~r~i~{,:~iteSi~p'e>Of,.,"tb'~':';.h,a~i'ng".',b~fOre'.'t.he' ,Board on .Novemb~r 20,' 19S4:i''':' .. ':".:
'.' -. "'lit.!}~~'~~~~i~~i\~'l'~:!::~:\':~;";i;,'t':'f:/'>":::,,:,'.';.:..~' ,D' ,: .:,';: ......~~,. .:",.;, ...:,:~ .,~r~..,:';:;kk:~d~,'
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r~~~')'j 1ti~'~'~:'~ JiI\1l\~~t:m~S~i,~~~~~~l1~~d41~~;'~~0i::;;iX.!~;;,},~;,i..::~~'~h%~'~;;;;!;W:,;~'}\3~JMi.J.,~~.,~;tit\~:~i:J.{;:.i2~,~>tI;-fJ:\,. ~
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6. A buffer of trees and shrubs will be provided
around the border of the proposed parking area including along
Daniel Streot and between the proposed parking area, and nursery
school.
Appellant TREeo Communities, has also agreed to
construct an appropriate chain link fence, block wall, steel
railing or other like safeguard, as determined by Respondent,
between the subject property and the property occupied by the day
nursery.
CONCLUSIONS OF LAW
The
Division
of
Administrative
Hearings
has
jurisdict~on over the parties to, and the subject matter o~these
CI> proceedings.
Section 131.016 (f) and (g) - of the Clearwater Code of
Ordinances governs special exception uses and provides:
(f) S~ecial exceptions or uses
Applicat~on and hearing. After a
review of an application and hearing
thereon if the board finds as a fact
that the proposed use is consistent
with the intent of the land use plan
and zoning ordinance and with the
public interest, the board may permit
such ,~pecial exception uses as are
specifically provided for in each
district. No special exception uses
shall be granted except by an
affirmative vote of three (3) members
of the board.
e.
(9) Same--Considerations.
determining whether to approve
regulated special exception, the
shall consider the following
applicable:
:(1) Ingress and egress to property and
proposed structures thereon with
particular reference to automotive and
pe~estrian safety and convenience,
traffic flow and contrell and access in
case of fire or catastropher
In
any
board
where
,<.:.:;<',:":' ",' ."', (2) Off-street parking and loading
t'~'~;:'~li~,\;,:~,',:"J"~","_~,,,,!\,,'~,,' '::,' :.',...,:: ", ,I' "'.;', " :~~:~t'i~~r~O r~~~irr:~mswi;~ ~~~;~~~~~~
:,_; , . '. , . ',1. , "', (1) .above, and economic,' noise, glare. '. i
W'~,;~;,::::,Y.", ." ": ..,-'. . or: ' odor effects of the' special. '
'~l;.;:.:.;.,''''',,<\;,: :--:' ,'..: ',': ';'"' .'...< . '. ~xception on' adjoining properties and,
~)t~~A',~'J,'i,~~".:Y.;:,,:i::>.:,:;, ':..',:.~':'" . '~.: <.~~:'..' ~ropert.l~s '9~nerally in the dis,trict.: " '
~"'<.\~'\~.'I,w...i'~"'I:I":"" .~'"\..~ ", ~,I' ,.~ I ~",~ ".,'~
;tr~~~~{L~~:r'j)~~i':;~::~;i,',:.~"'!;;~""'."",',,>"\:'.(3)',' .'Ref,us~ ':'and: service areas, ,with, ' .: ,:.
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:- .t:r~\!--l'~';".;.\)\,{!':",~;. ;~..,'....:'~':':,:J,., '.part cu ar re erence'. to t: e, tems" n ", .; '.,', ..., .
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. ~. '!~;i~;(~~:'f"::';:"}-i,.:,:",:':'~~::8ubsection"(1) 'and', (2), above: '. ' " . . .,.' ."". '-':<:
7~!if;~i~w~~~~il~\;1~!~j:;j~~~},~{;;i?;~,.~:,',:;.,"~,'.:...;: .......,:"{'.;,...:;:",, . :.,.':.:~'!('K:;":l;:.bt
f';[ .\~,~If::.;t~ :-j...I.~~,,). ~Iw".r;.~~;~;~:f. i"!"l\\ ",:- ~ Jr. .:,:;- !"~' '1 ~'J: '...,' t 1. 'I: .. .~: ,~~~. ~. ~. : -/" . ~~ 'J ~~.,j , II, ~ .' '~f, h:;' ~,'~i 'l l J} ~ S. ',0' ...1..}.~:~.,j~.
':.:\i~.J..~~';i~;;;";'h;';"."~.~~~~.\,~/'~L~::;,;1t.'it.j:.'.,:o'Lr,~~.".,;~. ,l;'t,":'..; .~~/~,,) :L:. J~S:'! "'~ -:-~..~:~t~~i\:';'~~."':'~' ....'...,:,'~--:.~,/ ~'I'''J.-\L.:~'//;J:.J\!.~~.t;
~jt~';}i~.LJ.' i'~l:"~'!'~ '::~~~o':I1,,;'t~~V....~ ',~_':'1~~ ~~J:.l. ~~"<""~!i~l ('" 'l'j .~,'''. p~'" (l' :~I~t ;I~'< ~.::./I : \ J "I~ ~)5. tt~" l ,'..r::f.. 1,/:..11,,< t.. ~.-,,~' \ ...~~.~~; '''')\.~~~i~''t ~~~I:
, .~,:~:,?,~~:~i~!~ '\!i'.~~}:~:~;,,,,~,;~~t\':i.: '~'-1~:~~:~\~~~ '.; ..t'. '<:~:~;, \'t~:,:' ';'~<~~;'~'.. ::';':':(.' I,' ',I.: ;,~ )~:. : ~~.t~'.!r:\;,~ ,~:~,.i~ ,;:t:t~'I::1"'''' :tl.f.". ~,~ ,~, !i';''4
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(4) Utilities with reference to .,
locations, availability and
compatibility,
( 5 ) Screening and buffering with
reference .to type, dimensions, and
character.
/ (6) Signs, if any, and proposed
exterior lighting with reference to
glare, traffic, safety, economic
effect, compatibility and harmony with
properties in the district.
(7) Required yards and other open
space;
'.
.' (e) Height:
(9) Landscaping; --
(10) Renewal and/or termination
dates:
(11) That the use will"be reasonably
compatible with surrounding uses in its
. function, its nours of operation, the
type and amount of traffic to be
generated, and building size und
setbacks, its relationship to land
values, and other factors that may be
used to measure compatibility.
In granting I any special exception, the board of
adjustment may prescribe appropriate conditions
and safeguards in conformity with this chapter.
Violations of such conditions and safeguards,
when made a part of the terms under which the
special exception is granted, shall be deemed to
be a violation of this chapter and punishable as
provided by .this chapter.
The law is well settled that a special exception use is
one that should' be authorized unless contrary to the public -
"
. interest.. . Oldham v. . Peterson,' 3ge So.2d 875 (Fla. 5th DCA 1981) .
~J.
Palm Beach county,
315 So.2d 438 (Fla.
". Rural New, Town,. Inc. ' v.
;..~~,:,Ii:.,.,:',.,:~'.:':~',> :':.', ' '.,.,
',....':-,::.: :',' '.,. . ';. :4" :o.'h DCA' 1975)
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No credible evidence was presented that 'the use
. of the property'for parking as here proposed is contrary to the
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;;"<~:"r:,';:',\'.',,::,',/','~ <> .... Non-~~nun~~~ial off-stree~ parking. ~s allowed as a.fY;';::.':::':'?~:~">::::::'
{:i:iS:[';;~~;:~;':< ::/~:,a:'~~'~/~'~'~" . . e,~~~Ptio<~ ,in an as-so district. Section 131. 04-,~r}:', ~\,. ,:':"
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f,'?i'(4i)i~rL,;/.}:,pi~arwa~(ir:': COde~",:' ;Thus, ,this is a permitted use t~ wlilbhi;'::~'\"::.i,;.';:..'
. '?".^ '~J..t:f;l;;~;~';~:~i",;~t::.,~:,,>!.:,:::,?:::, .:',." /'~' , ",>,:'" '" ,:'. ~' " ,:':j%~;~'~l'~~:;~;::',,:,;;J~'l);',;~r:~:
,<I- "i.Ap' '11.nt>,::1s~":ierit.itled;' unless' contrary, to the public int'eie"".te~>';:::~"',;,\('.''-'/,
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~ F 1~' :;"'t.2f :_~:;\~.,:~h~~}\)~'l~:;'l~/"" '\""<" "<', I \:'" ~a : ," ';,',t ~ .-1, /'..: ~ ..<"...~~: .::.., \' .~.'-'~ !~ ,: ~;~~f:J":~::';qj .,', ~t~(11-:";.~~;:~',; ,
:Y)"~~~I'J:~fJlt-l.."C:./~' c. f _...ti, '"".I .r:..... d ~", ,y,',1-, r.,,'. . ~,r t. , ~ ~ ~rrJ,-'J.1.'t,lJ ....1. ~"O t {I' f,.i~io,t.
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j....~f; fu~If.w4;j'~~tA~r'~5"!~f}i.?:~if,::rltf ~.;;f.~.: . '::,~fl;~J\'~" .~~',~ :~':~f~;'l~fj'; ~'t~~J~'1r: i':~r:tJ'?r~~~t!~}:':'~ J:
, u', . . . t~:;"~ 2ti...~~Hli..'~.~'~'~-f-'{'~~~ t '.~,
.,tr,~~ ~41\ t~.~{~...:.~tl.t~.~.(~r~
'. public interest..
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without evidence that this permitted use would be contrary to t~Q
public interest, Appellant is antitlod to the special exception. ' ,
"
Dnsed upon the foregoing, it is
ORDERED that the Appellant I B request for a special,.
exception is GRANTED and the decision of the Board of Adjustm~nt
and Appeal on Zoning is REVERSED.
DONE and, ORDERED this "'~ay of February,
Tallahassee, Florida.
1985, at
--
DONA~
Hearing Officer .
Division of Administrative Hearings
The Oakland Building
2009 Apalachee ~arkway
Tallahassee, Florida 32301
(904) 488-9675
Filed with the Clerk of the
Division of Administrative Hearings
this ~day of February, 1965. .
Copies Furnished
G. Michael McKenzie, Esquire
P.o. Box 1323
Dunedin, Florida 34296
George W. Greer, Esquire
302 South Garden Avenue
Clearwater, Florida 33516
YOU ARE NOTIFIED THAT ,YOU ARE
ENTITLED, PURSUANT TO SECTION
120.68, FLORIDA STATUTES, TO
JUDICIAL REVIEW OF AN ORDER WHICH
ADVERSELY AFFECTS YOU. REVIEW
PROCEEDINGS ARE COMMENCED BY FILING
A NOTICE OF ADMINISTRATIVE APPEAL
WITH THE APPROPRIATE DISTRICT COURT
OF APPEAL, AND ARE CONDUCTED IN
ACCORDANCE WITH THE FLORIDA RULES
OF APPELLATE PROCEDURE. THE NOTICE
OF ADMINISTRATIVE APPEAL MUST BE
F!LED WITHIN 30 DAYS OF RENDITION
OF THE ORDER TO BE REVIEWED.
Joseph S., Clark, Esquire
222 South Garden Avenue
~1earwater, Florida 33516
-
Thomas A. Bustin, Esquire
city Attorney
P.O. BOx. 4748
Clearwater, Florida 33518
Lucille Williams
City Clerk
I,P.O. Box 4748
clearwater, Florida 3351B
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