03/28/1985 (2)
f
jogging trail
feels the wall would
going into the project. She
preoautions to block out sound and trespassers and
on possible vandaUsm and break-1ns. as sUding
glass doors faoe Nursery. There is an 8 inoh sap between the vall and',
the sidewalk 'and they have reoeived approval to landscape that'are. should
the Hearing Officer grant their request.
a lighted
She
and
help
the lake are
in keeping
stated area
Irene Arfaras stated
attraotive to children.
neighborhood . ohildren frolD
residents bave taken
the . wall Would cut. down
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The Hearins Offioer advised any proposed finding or
ot'law" ~nd orders should be submitted within 10 days.
The'hearing adjourned at 10:15 a.ID.
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,CITY CLERIC '
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STATE OF FLORIDA
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mepartment of ~bmini5tration
Division 01 Administrative Hearings
Oakland Building, 2009 Apalachee Parkway
TALLAHASSEE
32301
Bob Graham
. GcMmor
Gilda Lambert
x~ttA~x
SecreWy of MmlnlltnltlOn
Chrtb H. Bentley
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May 17, 1985
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Ms. Lucille WilliamD
city'Clerk
Post Office Box 4748
Clearwater, Florida 33518
Chateaux de Vi11e v. City of Clearwater
CA~E no. 85-0811
Dear Ms. Williams:
Re:
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Enclosed is a copy of my Recommended Order
entered in the above-styled case. Also enclosed is
statement for services rendered.
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Very truly yours,
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EricloBures
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xc:' .'Frank 'A. 'Ko~alski,
Esq.
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STA.TE OF FLORID1\
DIVISION OF ADMINISTRATIVE HEARINGS
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ORDER
Pursuant to.n~tice, the niyision.of Administrative'
Hearing~; by it~ duly designated Hearing Officer,~ K. N. Ayers,
'I
'Clearwater; Florida.
APPEARANCES
For: Appellant:
Irene M. Arfaras, Esq.
Post Office Box 6aOl
Clearwater~ Florida 33518
For Respondent:
Frank A. Kowalski, Esq.
Post Office Box 4748
CLearwater, Florida 33518.
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....' .' BY.,Notice of 'Appeal dated March 12, 1985" Chateaux,'de
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,~' ville;. Appellant;' .by and through its attorney, appeals the.
:~deciaion of the Board of Adjustment and Appeal on Zoning,denying
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7\t the hear ln9 the evidence presented to tho' Z.,)ning
Board was admitted. Reupondent called one witnoss, Appellant
called one witneuB, and 12 exhibits were admitted into evidence.
Proposed findings submitted by the partios, to the
extent incorporated herein, are adopted, otherwise, they are
rejected as not supported by the evidence, cumulative,
immaterial, or unnecossary to the conclusions reached.
FINDINGS OF FACT
1. The property here involved comprises 6.2 acres
located in Southeast Clearwater near U.S. 19 and Nursery Road.
It fronts on Nursery Road; which is on the north side of the
property and the zoning is RM-16 (medium density multi-family).
A multi-family Hun project is under construction and
approximately two-thirds complete. The issue in this case is the
denial of Chateaux de Ville's application for a variance to erect
a six-foot wall on the front property line which abuts Nursery
Road. Zoning regulations authorize a 3D-inch fence along the
front property line.
2. Preliminary site plan for this townhouse
development was approved by the City commission 6n November 19,
1981 (EXhibit 1), as a Final Site plan. A minor amendmemnt to
this plan to erect the 3D-inch masonry wall in the setback area
in .the northwesterly corner of the property was approved
December 15, 1983 (Exhibit 2).
3. On August 13, 1982, the City of Clearwater
Engineering Department approved Final site plans which showed the
'proposed six-foot high concrete wall on the front property line
running the entire length of the property along Nursery Road
(E~hibit a). ,That approval was granted Bubject'to compliance
with" all z,oning regulations. . No approval from the ci'ty' P:l~lnning
.t ':
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Department'was oDtained'for this proposed wall.
4. A second amendment to the'site plan to add a bath
;'house adjacent to the swinuning pool was approved April 19,.1984,
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by the Ci~y Manager upon recommendation of the Planning
Department (Exhibit 3).
S. A third revision to tho lite plan to provide for a
six-foot perimeter wood fence along the east, ,west, and ,~outh
eideB of the property and to provide six-foot fences between the
individual townhouse unit rear yards loeated both internally and
along the east, west, and south perimeter of the project area was.
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approved in July 1984 (Exhibit '4).
In recommending approval of
this amendment~ which complied with the zoning regulations, the
Planning Director noted that no fencing is being provided for the
townhouse units along the north side of the project adjacent to
Nursery Road.
6. Without obtaining a building permit for its
.8
construction; a six-foot concrete block wall was erected on the
front property line (adjacent to Nursery Road) by the developer.
No building permit for such construction would have been issued
by the City until a variance in permitted fence height had been
. obtained. The building and zoning regulations provide that no
fence higher than 30 inches can be erected in the front setback
area without first obtaining a variance.
7. .Appro?,imately one-third of the tract being
developed is occupied by a lake on the south end of the property.
This lake was described as a very attractive lake with good
e
fishing. Appellant contends that this lake constitutes an
attractive nuisance and the wall on the front of the property is
needed to keep children from entering the property. Appellant
also: contends that the six-foot .wall along the front of the
prop~rty is needed to protect the residents from burglars,
thieveD; and, other criminal elements'who easily could enter the
property from Nursery Road if the fence is not there to deter
..' ", ,:,' ,; '::;c:;';.them. >."Thewall also serves to" complete the six-foot ".enclosure
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No ovidence was submitted that special conditione exist
wh!ch make the land here involved different than other lands in
t.he same dil,trict. The fact to.hat a lake occupies nearly one-
third of the tract undoubtedly enhances the value of the
remaining 4+ acres in the tract. The eix-foot fence around the
east; south and west sides of the lake and all housing units on
the north side of the lake provide adequate protection to deter
children from playing around the lake if the lake is subsequently
determined to constitute an attractive nuisance.
No evidence was submitted that other landowners in the
vicinity were granted similar variances to that here requested or
that Appellant ia being deprived of rights commonly enjoyed by
other properties in the same district.
A
W'
Absent evidence that similar variances have been
granted to others, granting this variance will bestow upon
Appellant the special privilege of erecting a six-foot fence
along the front property line which the zoning regulation: denies
to others.
It is to be noted that, if a six-foot wall is truly
needed for protection as claimed by Appellant, this wall could
have been erected on or behind the 25-foot setback line from
Nursery Road. This would have necessitated Appellant forfeiting
for building purposes this 25-foot wide tract along the north
side of the p~operty~ an area comprising approximately 0.2 acre.
From the foregoing it is concluded that Appellant has
:e
failed to prove~ by a preponderance of the evidence, that it
compli~s with the provisions of Section 13l.0l6(e) above-quoted
so as to authorize the granting of the variance needed to erect a
Bix-foot concrete block wall along the front property line. It
is
~~,::'~~~Y:~:::(".::i,;:;:,~..:.~~.',:':.J::, "'-'.>,..' .'ORDE~p ~ha.~ Chatea~x de Villa I s application for .,.",~_.~,.,."..
'IS;',~~,?"}'.::' '~', variance to' qonstruct .a six-foot concrete block' wall along the
>~:';'/~'.~;1:~,:~':T...: . :, , L '. " ',T' ' .
~:"}:,,:.~.,;',:"<' :;' ."fro'nt 'property line 'of its property located at 2539 Nursery Road,
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".DONE and I. ORDERED this
11~ day of'May, 19B5,' at
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Tallahassee; Florida.
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Hearing o;~er
Division of Administrative Hea~ings
Oakland Building
2009 Apalachee Parkway
Tallahassee, Florida 32301
904/488-9675
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FILED with the Clerk of the
Division of Administrative
Hearings this ~ day of
May, 1985.
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.Copi~s' furnished
to:
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F~ank:A. ~6walski~ 'Esq.
:". p'OBt" Office Box 474B.
C~earwater"Florida'33518
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': 'Irene M~ Arfaras; Esq.
.;, Post .:Office, Box 6801 .
Clearwater; Florida 33518
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Ms.' Lucille Williams
City ,Clerk:'
Post. Office Box 4748"
Clear~al::.er;..F1orida 33518
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