Petition
for Writ of Certiorari to Review Quasi-Judicial Action: Agencies, Boards, and
Commissions of Local Government: ZONING – Variance – undisputed evidence
was that Petitioner’s handicapped-accessible vehicle was 7.5 feet in height, 6
inches over the allowable height for passenger or commercial vehicles to be
parked on a residential lot – Court must defer to City’s interpretation that
the Petitioner’s van is a prohibited commercial vehicle and that Petitioner did
not meet the exceptional and unique hardship requirements for a variance -
Court cannot substitute its judgment for that of the City – Petition
denied. Rigo v. City of
IN THE CIRCUIT COURT FOR THE SIXTH JUDICIAL CIRCUIT
IN AND
APPELLATE DIVISION
FRANK RIGO,
Petitioner,
vs. Appeal No. 05-0065AP-88B
UCN522005AP000065XXXXCV
CITY OF
ADJUSTMENT of the CITY OF
Respondents,
____________________________________/
ORDER DENYING PETITION FOR WRIT OF CERTIORARI
THIS CAUSE came before the Court on the Petition for Writ of Certiorari, the Response, and the Reply. Upon consideration of the briefs, the record and being otherwise fully advised, the Court finds that the Petition must be denied as set forth below.
The
Petitioner, Frank Rigo (Rigo), seeks review of the Development Order, entered
July 15, 2005, in which the Respondents, City of St. Petersburg, Florida (City)
and the Board of Adjustment of the city of St. Petersburg, Florida (Board),
denied Rigo’s variance request to allow a commercial vehicle to be parked on
his residential property. In reviewing
the administrative action taken by the Board, the Court must consider whether
the Petitioner was afforded procedural due process, whether essential
requirements of law were observed, and whether the Board’s findings and
judgment are supported by competent substantial evidence. See Haines City Community Development
v. Heggs, 658 So.2d 523, 530 (
The
record shows that Rigo lives within a residential zoning district within the
City of
Rigo filed an application for a variance to allow his van to be parked at his residence. Between filing his application and the variance request hearing, Rigo re-registered the van from “commercial vehicle” to “handicapped personal vehicle.” After the hearing, the Board denied the variance request finding that the request did not meet Code criteria. The Board gave Rigo one year from the date of the hearing to remove the van from his residential property.
Before this Court, Rigo argues that the Board’s decision is not supported by competent substantial evidence and that the Board departed from the essential requirements of law during the proceedings below. Initially, the Court finds that the Code generally allows for the parking of passenger motor vehicles and motorcycles on residential property. See Code, Sec. 29-209(a). To be considered a passenger motor vehicle, the vehicle must be 20 feet or less in overall length and 7 feet or less in overall height. It is undisputed that Rigo’s van is 7.5 feet in height and thus falls outside of the definition of a passenger motor vehicle. “Commercial equipment” is defined in the City’s Code as “any vehicle and/or equipment not contained within the definition of ‘domestic equipment’[1] which is designed or used for a commercial or industrial function…” See Code, Sec. 29-2. The Code does allow one commercial vehicle, designed as a van or pick-up truck, to be parked on residential property but only if the commercial vehicle meets the length and height restrictions of a passenger motor vehicle, 20 feet or less in length and 7 feet or less in height. As recognized above, the Petitioner’s vehicle does not meet this test.
While the record does not show what the van was originally designed for, the Court finds that under these facts, it must defer to the City’s interpretation that the subject van is a prohibited commercial vehicle. See Palm Beach County Canvassing Board v. Harris, 772 So.2d 1273, 1283 (Fla. 2000)(explaining that courts will defer to an agency’s interpretation of statutes and rules the agency is charge with enforcing unless contrary to law); see also Paloumbis v. City of Miami Beach, 840 So.2d 297, 298-98 (Fla. 3rd DCA 2003)(holding that administrative interpretation of personnel rules is entitled to judicial deference as long as it is within the range of possible interpretations). It is undisputed that the van exceeds the height restrictions for a passenger or commercial vehicle to be parked on residential property. The Court finds that it is of no consequence that the van is currently registered as a handicapped personal vehicle.
The
Court also finds that it must defer to the City’s finding that Rigo did not
meet the requirements for a variance. See
Dusseau v. Metropolitan Dade County Board of County Commissioners, 794
So.2d 1270, 1276 (
Accordingly,
the Court finds that there is competent substantial evidence in the record to
support the Board’s decision and this Court is not permitted to reweigh the
evidence presented. See Heggs,
658 So.2d at 530; see also Town of
Therefore, it is,
ORDERED AND ADJUDGED that Petition for Writ of Certiorari is hereby denied.
DONE AND ORDERED in Chambers, at
_________________________________
DAVID
A. DEMERS
Circuit Judge, Appellate Division
_________________________________
PETER RAMSBERGER
Circuit Judge, Appellate Division
________________________________
ANTHONY
RONDOLINO
Circuit Judge, Appellate Division
Copies furnished to:
Aubrey O. Dicus, Esquire
Post Office Box 41100
Pamela D. Cichon, Sr. Assistant City Attorney
Post Office Box 2842
[1] Section 29-2 defines domestic equipment as: “Domestic equipment, in connection with allowable parking on a residential lot or on a street in a residential district, means accessory equipment not designed, used or intended to be used for commercial purposes and shall be limited to the following types of equipment: all portable structures built or designed to be carried on a chassis and operated or transported whether or not self-propelled, including, but not limited to: motor homes, mobile homes, campers, travel trailers, recreational vehicles, tent trailers, pop-out campers, pick-up campers, houseboats, boats, boat trailers and utility trailers.”