06/28/1985
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John Riohter stated the site is looated north of the downtown area,
one blook from the Downtown Zoning District. The request 1s tor several
varianoes for redevelopment of two non-oontiguous parcels to be used for
boat storage. sales and servioe. There are a number of deteriorated
houses on the property and a oonarete struoture that will be incorporated
into the projeot. The original request for 6 varianoes inoluded a
varianoe to allow a 6 ft high fenoe on Hart Street that was granted and
a request to eliminate landscaping of this fenoe that was withdrawn by
the applicant. The varianoes denied were: a setbaok from Hart Street
for a metal building, positioning of parking within 1 rt of the property
line rather than the required 3 ft. elimination of buffering with regard
to the parking lot, and construction of a 6 ft fenoe on the right-of-way
line rather with a 3 ft setbaok.
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Peter Mangano. representing the applicant. stated the plan was his
reoommendation based on the applicant's needs. A portion of the property
is to be used for boat storage and the building is to house new
merchandise. The request to plaoe the metal building within 1 ft of the
property line was made to allow the existing building to remain so the
business would not have to shut down during oonstruotion and beoause the
Traffio Engineer requested enough room be left for a garbage truok to
go through the applicant's property. Hart Street is used to,servioe the
rear of two properties fronting on Fort Harrison. The applicant intend3
to buy the two properties and at that time he will request the City vaoate
Hart Street. All departments appear to agree with the plan and the
building was designed to acoommodate the existing business and antioipated
expansion. It would olean uP. the area and all activities woUld ba at
the baok of the building rather than on Fort Harrison. He stated if the
building was moved, it would require Shutting down the business until \
construotion was oompleted. They do not wish to put the building on the
rear parcol as that would put their storage yard fronting on Fort
Harrison.
David Gangelhoff stated the City has requested he supply more parking
and he wishes to allow for better access. He purohased the property along
Garden Avenue to allow for improvement. The existing bUildings
acoommodate his ourrent business volume but do not allow for expansion
or improvement. The area has a high crime rate with regard to theft Bnd
slashed seats. He purohased raoks to staok boats but needs the bUilding
to set them up. The Plans were submitted to the Resouroe Development
Committee and they were in favor of the projeot. Construoting a smaller
building ~lould not allow servioe to be done inside as the City has
requested. He has torn down several houses that were residential rental
property to make room for the proposed plan.
The Hearing Officer advised any proposed findings of faot, oonolusions
of law. and.orders should be submitted within 10 days.
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One oitizen
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.very unsightly
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stated she falt the plan
,the area has a high crime J"ate.
and objeoted to eliminating any
would be, an improvement and
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proposed landsoaping. along',
2:30 p.m.
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STATE OF FLORIDA
Sharyn L. smith
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Director '
mepartment of abministtation
Division of Administrative Hearings
Oakland Building, 2009 Apalachee Parkway
TALLAHASSEE
32301
Bob Graham
Gowmor
Gilda, Lambert
xltllMOCJ;,...xxx
Secnttary of Adm!nIltratlon
June 28, 1985
n.
'Frank Kowalski, Esq.
Acting City Attorney
. 'Post Office Box 4748
Clearwater, Florida 33518
Re: David Gangelhoff,vs. city of Clearwater
CASE NO. 85-1340
Dear Mr. Kowalski:
.e
Enclosed is a copy of my Order entered in the
above-styled case. I am also enclosing the Zoning Board
meeting tape and Site Plan for Gulf Marine, Inc,.
Very truly yours,
'J
K:TJm~
Hearing 6~cer
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Enclosures
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xc: Miles.~.A.Lance, Esq.
Ms. Lucille Williams
'. David nangelhoff
. Peter: liang-ana,
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STATE OF FLORIDA
DIVISION OF ADMINI~TRATIVE HEARINGS
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Respondent.
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CASE' NO. 85-1340
DAVID GANGELHOFF,
Appellant,
vs.
CITY OF CLEARWATER,
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 May 29,1985,
at Clea~water, Florida.
APPEARANCES
For Appellant:
David Gangelhoff, pro !!
Post Office Box 3309
Holiday, Florida 33590
. "
and
Peter Mangano
c/o Kenneth W. Vogel,
General Contractor
703 Lewis Avenue
Holiday, Florida 33590
For Respondent:
Miles A. Lance~ Esq.
Assistant City Attorney
Post Office Box 4748
Clearwater~ Florida 33518
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By,'letter dat.ed April 10, 1985, David,~Gange1hoff,
,'. :,:.'::." .'APpellant; appeals the decision of the Board of Adjustment and
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:~~\;i~:;;.~. :;,\~>:'~'(':::0..~t;'App'eial'.:',on: Zoning, denying his request' fo:t: . variances:.'at .,propert.y..'.
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~~~,V': \~. :~~': ~,:.; .." ,~>~.~~~~:b.Y. :,:" ~p'; p', ~~1"iarit. '. '~t . 405 Nort.h' Fort Harrison Avenue,'
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;~:r~;(~.i!.,h~.;;'<:.." ::.Cle~rwat,e'r; 'Florida.. ' . Specifically, Appellant. here contests the
,~.:~~~~i.!!i:~;~~(;~~\~..;~ .1: ~" ...;"~:{;:~.':}~~::~~;.t :.1"./ '" '".' , ..' ,,'
~~i;~~~:f;,;[~>t;;}i?~+,~.~itf~~:.:~'~,f, '.t.~~ : ~c:iilow,~n9 four requests for variances I "
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~i~~~~~~lf~i~~:~,;~;t:~ ~'~t~.~ :':;';~~ .:I ~~ >;l:t;~ ~~z'.:ir:~.'~,r ~.;~l1~r ::i~~1.0ii~tj .~:~:'>:~'o;fjj~.!!~~:r~.::Jt:.:~~'~)'1~t\~1 <t~~~~;~~;~:~,~
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seotion 131.016; cle~rwater Bl;J,ilcUng and Zoning,
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Regulation.,providn. in pertinent part.
A varianoe from the terms ofthia
chapter ahall not be granted by tho
board unless an until.
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(1) A written ~pp1ioation for a
variance is submitted stating sub-
stantially that certain of the
following exist.
a. That. special conditions and
circumstances 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.
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That literal interpretation of
the provisions of this chapter.
would deprive the applicant of
rights commonly enjoyed by other
properties in the same district
under the terms of this chapter.
c. That the special conditions and cir~.
cumstances referred to in subsection
a. above, do not. result from the ..
actions of ~he applicant.
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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.
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No nonconforming use of neighboring, lands,
structures or buildings in the same dis~
'.' trict, and no permitted use of land~
structures or buildings in other districts
shall be considered grounds for issuance. of
a variance. '
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(3) The board shall further make a finding
that the reasons set forth in the application
justify the granting of the variance, and '
that,the variance iathe minimum variance
',that will make possible the reasonable use'
:'.':,'oft.he land; build~ng o~ structure.
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. "'- "'" . "'and'" iritentof' this chapter;' 'will' not ,be' .. , ..,.~
injurious to the neighbo~hoodl or otherwise
detrimental to the public welfare.
~,'/',:,.~;:'::>~,'~',.;.>" t,,"pf., Adjustment.. and Appeal on Zoning. It, is
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:.:" ."-'.'.. .' .";' "" '. ,'\" '. ORDERED the appeal of David Gange~hoff from' denial by, ,....,
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/l~~;;:,://~~~~"'::::'::"....~:,:';',th~..':~o.ard;'~~"AcU~stment 'and Appeal on Zoning for fourvaria~ces
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The only evidence of hardship presented is that
Appellant's business could be operated more effectively if the
variances are granted, that the location is in a depressed araa
which would benefit if business opportunities are improved in tho
area, and that the variances would help provide protection to
Appellant's equipment and boats stored on the property.
Whether the City would relinquish its right-of~way over
Hart street, in the event Appellant acquires all of the property
in the two-block area and thereby obviate the setback
requirements for property lines abutting Hart street; is a
pOlitical decision which the board is better equipped to answer
than is the Hearing Officer. By denying the requested variances,
the board has determined this issue adversely to Appellant.
No special conditions or circumstances were shown which
are peculiar to this property other than Hart street, which
deadends on the property and divides the two parcels. Since some
evidence was presented that Hart Street is currently used for
garbage pickup by-City vehicles and may be required for access by
the fire department, the future closing of Hart Street may never
occur.
'Denying this application will not deprive Appellant of
rights commonly enjoyed by other properties in the same distict.
While granting the variances would have the effect of
giving Appellant more property on which he could erect buildings,
use of the'property with the existing setbacks is feasible and a
determination that the setback requirements be followed will not
deprive Appellant of the effective use of his property.
"
From the foregoing it is concluded that Appellant has
failed to show~ by a preponderance of the evide~ce, that he
should be granted the specific variances denied him by the Board
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iat hi. property looat.d at 405 North Fort Harri.onAvenue~
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".Cl.arwater,' ,plor.tda, be cH.mis..d.
DONE AND ORDERED this ~ day
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ot June,
1985". '; 4.t J;.
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Tallaha....;
Florida.
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K N'. YER
Hearing 0 lcer
Division of Administrative
Oakland Building. ,
2009 Apalachee Parkway
Tallahassee; Florida 32301'
" 904/488...9675
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FILED with the Clerk of the
Division of' Adm!.l)j.strative~.
Hearings this~ day of
June, 1985. '.,
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. Frank. Kowalski, Esq.
,,'Act.ing City, Attorney
, Post, 'Office' Box 4748
::'" :,1, 'Clearwater; Florida 33518
.:David Ga'ngeihoff
40S'North Fort Harrison Avenue'
. 'Clearwater; Flori-da 335l?
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Mark A. Lance, Esq.
Assist.ant: City Attorney,'. "';;',.
Post Office 'Box, 4748 . .
Clearwater, Florida 33518:' ':'.?
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peter Mangano
c/o Kenneth W. Vogel,
'General Contractor
703 Lewis Avenue
Holiday;' Florida 33590
,:"Ms. .Lucille.Williams
.' .' Ci ty Clerk
,,~~'Post':Office.Box, 474B
. Clearwater; ~lorida 33518
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