Findings Of Fact Respondent, Real Estate Rentals, Inc., operates a licensed public lodging establishment known as Ippolito Apartments. These apartments are located at 112 S. Brevard, Tampa, Florida. On July 30, 1982, a routine inspection of the apartment building was made by a representative of the Division of Hotels and Restaurants. On that date, the following deficiencies or violations existed: There were no ABC type fire extinguishers within 75 feet travel distance of each apartment or inside each apartment. There were no fire extinguishers in the building. Several jalousie window panes were either broken or missing. Interior walls of the common areas needed scraping and painting. There were torn screens which needed repair. The building had roaches and needed to be sprayed for these and other pests. The current license was not displayed on the premises. These deficiencies were listed on a public lodging inspection record (see Petitioner's Exhibit 1) and a copy of this inspection record was provided to the Respondent. The Respondent was instructed by this document to correct the violations or deficiencies prior to the next routine inspection. The next routine inspection of the premises took place on March 21, 1983. At that time, the deficiencies cited in the July 30, 1982, inspection record had not been corrected. In addition to those deficiencies found on July 30, 1982, the following deficiencies existed on March 21, 1983: There was not a properly installed hall light outside Unit No. 2. Unit No. 5 did not have a properly installed and operating refrigerator. Broken plaster board walls needed repair. The front exit door did not have properly installed self-closing hardware. The ceiling, floors and stairs of the interior needed to be swept. Respondent was provided with a copy of the March 21, 1983, public lodging inspection record (see Petitioner's Exhibit 2) and was given until April 11, 1983, to make the necessary corrections. The premises were again inspected on April 22, 1983, and the corrections of the deficiencies noted in the two previous inspections had not been made. On June 9, 1983, all corrections except for the required fire extinguishers had been made at the licensed premises.
Recommendation Based upon the foregoing findings of fact and conclusions of law, it is RECOMMENDED: That the Division of Hotels and Restaurants enter a final order imposing a fine of $150 for the violations cited above. DONE and ENTERED this 29th day of November, 1983, in Tallahassee, Florida. MARVIN E. CHAVIS, Hearing Officer Division of Administrative Hearings The Oakland Building 2009 Apalachee Parkway Tallahassee, Florida 32301 (904) 488-9675 Filed with the Clerk of the Division of Administrative Hearings this 29th day of November, 1983. COPIES FURNISHED: William A. Hatch, Esquire 725 South Bronough Street Tallahassee, Fl 32301 E. L. Ippolito 901 S. Rome Tampa, Florida 33606 Gary R. Rutledge, Secretary Department of Business Regulation 725 South Bronough Street Tallahassee, Florida 32301 Sherman S. Winn Division of Hotels and Restaurants 725 South Bronough Street Tallahassee, Florida 32301
Findings Of Fact Arnold J. Pergament, an employee of Petitioner for almost 20 years, has been inspecting rooming houses licensed by Petitioner in Belle Glade for almost all of that time. For many years, he has inspected Rader's Rooming House at 657 Southwest Avenue E in Belle Glade, which consists of two buildings owned by Respondent, to whom Petitioner has issued license No. 60-00737H, covering the premises. A two-storied stucco-on-wood building contains six to eight separately rented rooms and a frame building with a single story is divided into about a dozen units. Their exterior walls are weather-beaten and deteriorated; there is evidence of wood rot. On August 13, 1980, Mr. Pergament, in conducting a routine inspection, found only two fire extinguishers, not the three he testified were required for Respondent's premises. There was no fire extinguisher on the ground floor of the stucco-on-wood building. There were no light bulbs in at least some of the public bathrooms; in all, there were four bathrooms, one per building for each sex. The bathrooms needed cleaning and some had torn or missing screens. Trash and garbage had accumulated under the buildings and on the grounds. A stair railing consisted of a pipe supported by dangerously infrequent uprights. All these items and more Mr. Pergament noted on a public lodging inspection record. Petitioner's Exhibit No. 1. After marking it to indicate that it was a warning, he personally delivered a carbon copy of the inspection record to Respondent at his office. On the form, Respondent was advised that minor violations in the operation of his establishment were to be corrected by October 13, 1980. Petitioner's Exhibit No. 1. Mr. Pergament returned to Rader's Rooming House on October 15, 1980 to find trash and garbage, including broken glass, on the grounds and under the buildings, an unaltered stair railing, and no fire extinguisher on the ground floor of the stucco building. In the bathroom, light bulbs were missing, windows were broken, screens were torn and missing; and no hot water was available in the sinks or showers. He noted these matters in a contemporaneous reinspection report, Petitioner's Exhibit No. 2, a copy of which was mailed to Respondent. On November 25, 1980, Mr. Pergament returned and reinspected. A hall was being painted but the matters specified in Petitioner's Exhibit No. 2 were substantially unchanged. On the morning of the final hearing, Mr. Pergament and James R. Gallagher inspected Rader's Rooming House and found a new stair railing that Mr. Pergament testified was satisfactory. A third fire extinguisher had been installed. Although it lacked an "approved" tag, it had a tag with a date on it. There was hot water. Fluorescent light bulbs in the bathroom were missing and bathroom windows were broken. The ground were littered with trash of apparently recent origin. Johnny Marchane Lewis is one of four men who regularly work for respondent, who owns other rental property in addition to Rader's Rooming House. Mr. Lewis replaced some windows and screens last summer at Rader's Rooming House, again two months later, and again in March of 1981. The week before the final hearing, he discovered a missing screen, which he replaced, but no other problems with screens or broken windows. On the Saturday before the final hearing, Tommy Lee Williams, another of Respondent's employees, cleared the grounds at Rader's Rooming House, but he testified that garbage might still remain under the buildings. Five months previously, Respondent's men had cleared under the buildings. Somebody rakes "the yard" every other day. Mr. Williams fixed the hot water heater twice, once by replacing the heating element and once by replacing a switch. Although he does not live there, Mr. Williams visits Rader's Rooming House more than once a week. Mr. Pergament testified that he had never had a problem with Respondent's trying to make repairs to any of his properties, and Respondent testified that he tried to make all repairs promptly and would have been more prompt about seeing to the stair railing, except that he misunderstood which railing was meant in Petitioner's Exhibit No. 1. As Respondent conceded, there was no reasonable basis for his misunderstanding, but he did take steps to remedy the situation when he understood the problem.
Recommendation Upon consideration of the foregoing, it is RECOMMENDED: That Petitioner impose a fine against Respondent in the amount of $100.00. DONE and ENTERED this 12th day of May, 1981, in Tallahassee, Florida. COPIES FURNISHED: Mary Jo M. Gallay, Esquire 725 South Bronough Street Tallahassee, FL 32301 Milton Rader Rader's Rooming House 657 Southwest Avenue E Belle Glade, FL 33430 Norman J. Hayes 538 State Office Building 1350 Northwest 12th Avenue Miami, FL 33136 Lewis Reif Robert Hayes Gore Building Room 104 201 West Broward Boulevard Fort Lauderdale, FL 33301 ROBERT T. BENTON, II, Hearing Officer Division of Administrative Hearings The Oakland Building 2009 Apalachee Parkway Tallahassee, Florida 32301 (904) 488-9675 Filed with the Clerk of the Division of Administrative Hearings this 12th day of May, 1981.
The Issue This proceeding is for the purpose of resolving a territorial dispute regarding the extension of gas service to areas of The Villages of Sumter Lake (“The Villages”) in Sumter County, Florida, pursuant to section 366.04(3)(b), Florida Statutes, and Florida Administrative Code Rule 25-7.0472; and whether a Natural Gas System Construction, Purchase, and Sale Agreement (“Agreement”) between the City of Leesburg (“Leesburg”) and South Sumter Gas Company (“SSGC”) creates a “hybrid” public utility subject to ratemaking oversight by the Public Service Commission (“Commission”).
Findings Of Fact The Parties and Stipulated Issues PGS is a natural gas local distribution company providing sales and transportation delivery of natural gas throughout many areas of the State of Florida, including portions of Sumter County. PGS is the largest natural gas provider in Florida with approximately 390,000 customers, over 600 full-time employees, and the same number of construction contract crews. PGS’s system consists of approximately 19,000 miles of distribution mains throughout Florida. PGS operates systems in areas that are very rural and areas that are densely populated. PGS currently serves more than 45,000 customers in Sumter and Marion counties. PGS is an investor-owned “natural gas utility,” as defined in section 366.04(3)(c), and is subject to the Commission’s statutory jurisdiction to resolve territorial disputes. Leesburg is a municipality in central Florida with a population of approximately 25,000 within the city limits, and a broader metropolitan service area (“MSA”) population of about 50,000. Leesburg provides natural gas service in portions of Lake and Sumter counties. Leesburg is a “natural gas utility” as defined in section 366.04(3)(c). Leesburg has provided natural gas service to its customers since 1959, and currently serves about 14,000 residential, commercial, and industrial customers both within and outside its city limits via a current system of approximately 276 miles of distribution lines. Leesburg is subject to the Commission’s statutory jurisdiction to resolve territorial disputes. SSGC is a Florida limited liability company and an operating division of The Villages. SSGC is the entity through which The Villages has entered into a written contract with Leesburg authorizing Leesburg to supply natural gas services to, initially, the Bigham developments. The issues of cost of capital and amortization and depreciation are not applicable to this dispute. The Dispute A territorial dispute is a disagreement over which natural gas utility will serve a particular geographic area. In this case, the area in dispute is that encompassed by the Bigham developments. PGS argued that the dispute should be expanded to include areas not subject to current development, but that are within the scope of anticipated Villages expansion. The extension of this territorial dispute beyond the Bigham developments is not warranted or necessary, and would have the effect of establishing a territorial boundary in favor of one of the parties. As a result of the Agreement to be discussed herein, SSGC has constructed residential gas infrastucture within Bigham, and has conveyed that infrastructure to Leesburg. Leesburg supplies natural gas to Bigham, bills and collects for gas service, and is responsible for upkeep, maintenance, and repair of the gas system. The question for disposition in this proceeding is whether service to Bigham is being lawfully provided by Leesburg pursuant to the standards applicable to territorial disputes. Natural Gas Regulation PGS is an investor-owned public utility. It is subject to the regulatory jurisdiction of the Commission with regard to rates and service. Its profits and return on equity are likewise subject to regulation. Leesburg is a municipal natural gas utility. The Commission does not regulate, or require the reporting of municipal natural gas utility rates, conditions of service, rate-setting, or the billing, collection, or distribution of revenues. The evidence suggests that the reason for the “hands- off” approach to municipal natural gas utilities is due to the ability of municipal voters to self-regulate at the ballot box. PGS argues that customers in The Villages, as is the case with any customer outside of the Leesburg city limits, do not have any direct say in how Leesburg sets rates and terms of service.1/ That may be so, but the Legislature’s approach to the administration and operation of municipal natural gas utilities, with the exception of safety reporting and territorial disputes, is a matter of legislative policy that is not subject to the authority of the undersigned. History of The Villages The Villages is a series of planned residential areas developed under common ownership and development. Its communities are age-restricted, limited to persons age 55 and older. It has been the fastest growing MSA for medium-sized and up communities for the past five years. The Villages started in the 1970s as a mobile home community known as Orange Blossom Gardens in Lake County. That community proved to be successful, and the concept was expanded in the 1980s to include developments with golf courses and clubhouses. Residents began to customize their mobile homes to the point at which the investment in those homes rivaled the cost of site-built homes. In the 1990s, The Villages went to site-built home developments. By then, one of the two original developers had sold his interest to the other, who proceeded to bring his son into the business. They decided that their approach of building homes should be more akin to traditional development patterns in which growth emanates from a central hub. Thus, in 1994, the Spanish Springs Town Center was built, with an entertainment hub surrounded by shopping and amenities. It was a success. By 2000, The Villages had extended southward to County Road (“CR”) 466, and a second town center, Lake Sumter Landing, was constructed. The following years, to the present, saw The Villages continue its southward expansion to State Road (“SR”) 44, where the Brownwood Town Center was constructed, and then to its southernmost communities of Fenney, Bigham North, Bigham West, and Bigham East, which center on the intersection of CR 468 and CR 501. The Villages currently constructs between 200 and 260 residential houses per month. Contractors are on a computerized schedule by which all tasks involved in the construction of the home are set forth in detail. The schedule was described, aptly, as rigorous. A delay by any contractor in the completion of the performance of its task results in a cascading delay for following contractors. Gas Service in the Area Gas mains are generally “arterial” in nature, with relatively large distribution mains operating at high distribution pressure extending outward from a connection to an interstate or intrastate transmission line through a gate station. Smaller mains then “pick up” growth along the line as it develops, with lower pressure service lines completing the system. In 1994, Leesburg constructed a gas supply main from the terminus of its existing facility at the Lake County/Sumter County line along CR 470 to the Coleman Federal Prison. In August 2009, PGS was granted a non-exclusive franchise by the City of Wildwood to provide natural gas service to Wildwood. SSGC Exhibit 6, which depicts the boundaries of the City of Leesburg, the City of Wildwood, and the City of Coleman, demonstrates that most, if not all, of the area encompassed by the Bigham developments is within the Wildwood city limits. In 2015, the interstate Sabal Trail transmission pipeline was being extended south through Sumter County. The line was originally expected to run in close proximity to Interstate 75. Even at that location, Leesburg decided that it would construct a gate station connecting to the Sabal Trail pipeline to provide backfill capabilities for its existing facilities in Lake County, and for its Coleman prison customer. In 2016, the Sabal Trail pipeline was redirected to come much closer to the municipal limits of Leesburg. That decision made the Leesburg determination to locate a gate station connecting to the Sabal Trail pipeline much easier. In addition, construction of the gate station while the Sabal Trail pipeline was under construction made construction simpler and less expensive. By adding the connecting lines to the Sabal Trail pipeline while it was under construction, a “hot tap” was not required. In May 2016, PGS began extending its gas distribution facilities to serve industrial facilities south of Coleman. It started from the terminus of its existing main at the intersection of SR 44 and CR 468 -- roughly a mile and a half west of the Lake County/Sumter County line and the Leesburg city limit -- along CR 468 to the intersection with U.S. Highway 301 (“US 301”), and extending along US 301 to the town of Coleman by January 2017. The distribution line was then extended south along US 301 to Sumterville.2/ In addition, Sumter County built a line off of the PGS line to a proposed industrial customer/industrial park to the south and west of Coleman, which was assigned to PGS. It is common practice for investor-owned utilities to extend service to an anchor customer, and to size the infrastructure to allow for the addition of customers along the route. By so doing, there is an expectation that a line will be fully utilized, resulting in lower customer cost, and a return on the investment. Nonetheless, PGS has not performed an analysis of the CR 468/US 301 line to determine whether PGS would be able to depreciate those lines and recover the costs. The CR 468/US 301 PGS distribution line is an eight- inch line, which is higher capacity in both size and pressure. The entire line is ceramic-coated steel with cathodic protection, which is the most up-to-date material. PGS sized the CR 468/US 301 distribution line to handle additional capacity to serve growth along the corridor. Although PGS had no territorial or developer agreement relating to any area of The Villages when it installed its CR 468/US 301 distribution line, PGS expected growth in the area, whether it was to be from The Villages or from another developer. Although it did not have specific loads identified, the positioning of the distribution line anticipated residential and commercial development along its route. Nonetheless, none of the PGS lines were extended specifically for future Villages developments. PGS had no territorial agreement, and had no discussion with The Villages about serving any development along the mains. PGS constructed a gate station at the intersection of CR 468 and CR 501 connecting to the Sabal Palm pipeline to serve the anchor industrial facilities. The Sabal Trail gate station was not constructed in anticipation of service to The Villages. Gas Service to The Villages In 2017, The Villages decided to extend gas service to its Fenney development, located along CR 468. Prior to that decision, The Villages had not constructed homes with gas appliances at any residential location in The Villages. The Villages has extended gas to commercial facilities associated with its developments north of SR 44, which had generally been provided by PGS. The Villages’ development in Fruitland Park in Lake County included commercial facilities with gas constructed, installed, and served by Leesburg. Prior to the time in which the Fenney development was being planned, The Villages began to require joint trenching agreements with various utilities contracted to serve The Villages, including water, sewer, cable TV, irrigation, and electric lines. Pursuant to these trenching agreements, The Villages’ contractors excavate a trench to serve residential facilities prior to construction of the residences. The trenches are typically four-feet-wide by four-feet-deep. Each of the utilities install their lines in the trench at a designated depth and separation from the other utility lines in order to meet applicable safety requirements. Using a common trench allows for uniformity of installation and avoids installation mishaps that can occur when lines are installed after other lines are in the ground. The trenching agreements proved to be effective in resolving issues of competing and occasionally conflicting utility line development. The PGS CR 468 distribution line runs parallel to CR 468 along the northern boundary of the Fenney development. Therefore, PGS was selected to provide service when the decision was made to extend gas service into Fenney. PGS entered into a developer agreement with The Villages that was limited to work in Fenney. PGS was brought into the Fenney development project in August 2017, after four development units had been completed. Therefore, PGS had to bring gas service lines into residences in those units as a retrofitted element, and not as a participant to the trenching agreements under which other utilities were installed. There were occasions during installation when the PGS installation contractor, R.A.W. Construction, severed telephone and cable TV lines, broke water and sewer lines, and tore up landscaped and sodded areas. As a result, homes in the four completed Fenney development units were delayed resulting in missed closing dates. However, since PGS was not brought in until after the fact for the four completed developments, it is difficult to assign blame for circumstances that were apparently not uncommon before joint trench agreements were implemented, and which formed the rationale for the creation of joint trench agreements.3/ The Villages was not satisfied with the performance of PGS at its Fenney development. The problems described by The Villages related to construction and billing services. The Villages also complained that PGS did not have sufficient manpower to meet its exceedingly rigid and inflexible construction requirements. Mr. McDonough indicated that even in those areas in which PGS was a participant in joint trenching agreements, it was incapable of keeping up with the schedule. Much of that delay was attributed to its contractor at the time, R.A.W. Construction. After some time had passed, PGS changed contractors and went with Hamlet Construction (“Hamlet”), a contractor with which The Villages had a prior satisfactory relationship. After Hamlet was brought in, most of the construction-related issues were resolved. However, Mr. Lovo testified that billing issues with PGS were still unsatisfactory, resulting in delays in transfer of service from The Villages to the residential home buyer, and delays and mistakes in various billing functions, including rebates. In late 2017, as the Fenney development was approaching buildout, The Villages commenced construction of the Bigham developments. The three Bigham developments were adjacent to one another. The Bigham developments will collectively include 4,200 residential homes, along with commercial support facilities. By September 27, 2017, Leesburg officials were having discussions with Mr. Geoffroy, a representative of its gas purchasing cooperative, Florida Gas Utility (“FGU”), as to how it might go about obtaining rights to serve The Villages’ developments. Mr. Rogers inquired, via email, “[w]hat about encroachment into [PGS] territory north of 468, which is where they plan to build next? [PGS] has a line on 468 that is feeding the section currently under development.” Some 15 minutes later, Mr. Geoffroy described the “customer preference” plan that ultimately became a cornerstone of this case as follows: Yes, the areas that the Villages “plans” to build is currently “unserved territory”, so the PSC looks at a lot of factors, such as construction costs, proximity of existing infrastructure and other things; however, the rule goes on to state that customer preference is an over-riding factor; if all else is substantially equal. In this case, simply having the Villages say they will only put gas into the homes if Leesburg serves them, but not TECO/PGS, will do it. (emphasis added). On November 16, 2017, Leesburg was preparing for a meeting with The Villages to be held “tomorrow.” Among the topics raised by Mr. Rogers was “territorial agreement?” to which Mr. Geoffroy responded “[d]epends on which option [The Villages] choose. If they become the utility, then yes. If not, you will eventually need an agreement with [PGS].” During this period of time, PGS had no communication with either Leesburg or The Villages regarding the extension of gas service to Bigham. PGS became aware that Hamlet was installing gas lines along CR 501 and CR 468 in late December 2017. PGS had not authorized those installations. Bigham West adjoined Fenney, and PGS had lines in the Fenney development that could have established a point of connection to the Bigham developments without modification of the lines. In addition, each of the three Bigham developments front onto CR 468 and are contiguous to the CR 468 PGS distribution line. The distance from the PGS line directly into any of the Bigham developments was a matter of 10 to 100 feet. The cost to PGS to extend gas service into Bigham would have been minimal, with “a small amount of labor involved and a couple feet of pipe.” PGS met with Leesburg officials in January 2018 to determine what was being constructed and to avoid a territorial dispute. PGS was directed by Leesburg to contact The Villages for details. Thereafter, PGS met with representatives of The Villages. PGS was advised that The Villages was “unappreciative” of the business model by which The Villages built communities, and a public utility was able to serve the residential customers and collect the gas service revenues for 30 or 40 years. The Agreement The Villages was, after the completion of Fenney, unsure as to whether it would provide gas service to Bigham, or would continue its past practice of providing all electric homes. The Villages rebuffed Leesburg’s initial advances to extend gas service to The Villages’ new developments, including Bigham. Thereafter, The Villages undertook a series of discussions with Leesburg as to how gas service might be provided to additional Villages’ developments in a manner that would avoid what The Villages’ perceived to be the inequity of allowing a public utility to serve The Villages’ homes, with the public utility keeping the revenues from that service. Leesburg and The Villages continued negotiations to come to a means for extending gas service to The Villages’ developments, while allowing The Villages to collect revenues generated from monthly customer charges and monthly “per therm” charges. SSGC was formed as a natural gas construction company to engage in those discussions. SSCG was, by its own acknowledgement, “an affiliate of The Villages, and the de facto proxy for The Villages in this proceeding.” On January 3, 2018, Leesburg internally discussed how to manage the issue of contributions in aid of construction (“CIAC”). It appeared to Mr. Rogers that gas revenues would continue to be shared with The Villages after its infrastructure investment, with interest, was paid off, with Mr. Rogers questioning “is there a legal issue with them continuing to collect revenue after their capital investment is recovered? Admittedly that may not occur for 15 years.” A number of tasks to be undertaken by The Villages “justifying the continued revenue stream” were proposed, with Mr. Geoffroy stating that: While this may seem a large amount for very little infrastructure, I think it would probably be okay. Because [PGS] distribution is so close, and the Villages has used them previously, it would be relatively easy for the Villages to connect to [PGS] and disconnect from [Leesburg], at any point in the future. In order to get and retain the contract, this is what [Leesburg] has to agree to win the deal. Not sure anyone has rate jurisdiction on this anyway, other than [Leesburg]. Those discussions led to the development of the Agreement under which service to Bigham was ultimately provided. The Agreement was a formulaic approach to entice The Villages into allowing Leesburg to be the gas provider for the residents that were to come. The Agreement governs the construction, purchase, and sale of natural gas distribution facilities providing service to residential and commercial customers in The Villages’ developments. On February 12, 2018, the Leesburg City Commission adopted Resolution 10,156, which authorized the Mayor and City Clerk to execute the Agreement on the Leesburg’s behalf. The Agreement was thereupon entered into between Leesburg and SSGC, with an effective date of February 13, 2018. Then, on February 26, 2019, the Leesburg City Commission adopted Ordinance 18-07, which enacted the Villages Natural Gas Rate Structure and Method of Setting Rates established in the Agreement into the Leesburg Code of Ordinances. The Agreement has no specific term of years, but provides for a term “through the expiration or earlier termination of [Leesburg]’s franchise from the City of Wildwood.” Mr. Minner testified that “the length of the agreement is 30 years from when a final home is built, and then over that overlay is the 30-year franchise agreement from the City of Wildwood.” However, SSGC’s response to interrogatories indicates that the Agreement has a 30-year term. Though imprecise, the 30-year term is a fair measure of the term of the Agreement. For the Bigham developments, i.e., the Agreement’s original “service area,” facilities are those installed into Bigham from the regulator station at the end of Leesburg’s new CR 501 distribution line, and include distribution lines along Bigham’s roads and streets, all required service lines, pressure regulator stations, meters and regulators for each customer, and other appurtenances by which natural gas will be distributed to customers. The Agreement acknowledges that Leesburg and SSGC “anticipate that the service Area will expand as The Villages® community grows, and thus, as it may so expand, [Leesburg and SSGC] shall expand the Service Area from time to time by written Amendment to this Agreement.” SSGC is responsible for the design, engineering, and construction of the natural gas facilities within Bigham. SSGC is responsible for complying with all codes and regulations, for obtaining all permits and approvals, and arranging for labor, materials, and contracts necessary to construct the system. Leesburg is entitled to receive notice from SSGC prior to the construction of each portion of the natural gas system, and has “the right but not the obligation” to perform tests and inspections as the system is installed. The evidence indicates that Leesburg has assigned a city inspector who is on-site daily to monitor the installation of distribution and service lines. SSGC has, to date, been using Hamlet as its contractor, the same company used by PGS to complete work at Fenney. Upon completion of each section in the development, SSGC provides Leesburg with a final inspection report and a set of “as-built” drawings. SSGC then conveys ownership of the gas distribution system to Leesburg in the form of a Bill of Sale. Upon the conveyance of the system to Leesburg, Leesburg assumes responsibility for all operation, maintenance, repairs, and upkeep of the system. Leesburg is also responsible for all customer service, emergency and service calls, meter reading, billing, and collections. Upon conveyance, Leesburg operates and provides natural gas service to Bigham through the system and through Leesburg’s facilities “as an integrated part of [Leesburg’s] natural gas utility operations.” In order to “induce” SSGC to enter into the Agreement, and as the “purchase price” for the system constructed by SSGC, Leesburg will pay SSCG a percentage of the monthly customer charge and the “per therm” charge billed to Bigham customers. Leesburg will charge Bigham customers a “Villages Natural Gas Rate” (“Villages Rate”). The “per therm” charge and the monthly customer charge for each Bigham customer are to be equal to the corresponding rates charged by PGS. If PGS lowers its monthly customer charge after the effective date of the agreement, Leesburg is not obligated to lower its Villages Rate. Bigham customers, who are outside of Leesburg’s municipal boundaries and unable to vote in Leesburg municipal elections, will pay a rate for gas that exceeds that of customers inside of Leesburg’s municipal boundaries and those inside of Leesburg’s traditional service area. A preponderance of the evidence indicates that for the term of the agreement, The Villages will collect from 52 percent (per Mr. Minner at hearing) to 55 percent (per Mr. Minner in deposition) of the total gas revenues paid to Leesburg from Bigham customers. The specific breakdown of revenues is included in the Agreement itself, and its recitation here is not necessary. The mechanism by which The Villages, through SSGC, receives revenue from gas service provided by Leesburg, first to its “proxy” customer and then to its end-user customers, is unique and unprecedented. It has skewed both competitive and market forces. Nonetheless, PGS was not able to identify any statute or rule that imposed a regulatory standard applicable to municipal gas utilities that would prevent such an arrangement. The evidence establishes that, under the terms of the Agreement, Leesburg is the “natural gas utility” as that term is defined by statute and rule. The evidence establishes that SSGC is, nominally, a gas system construction contractor building gas facilities for Leesburg’s ownership and operation. The evidence does not establish that the Agreement creates a “hybrid” public utility. Extension of Service to the Bigham Developments Leesburg’s mains nearest to Bigham were at SR 44 at the Lake County/Sumter County line, a distance of approximately 3.5 miles from the nearest Bigham point of connection; and along CR 470, a distance of approximately 2.5 miles to the nearest Bigham point of connection. When the Agreement was entered, neither the Leesburg 501 line nor the Leesburg 468 line were in existence. At the time the Agreement was entered, Leesburg knew that PGS was the closest provider to the three Bigham developments. In order to serve Bigham, Leesburg constructed a distribution line from a point on CR 470 near the Coleman Prison northward along CR 501 for approximately 2.5 miles to the southern boundary between Bigham West and Bigham East. Leesburg constructed a second distribution line from the Lake County line on SR 44 eastward to its intersection with CR 468, and then southward along CR 468 to the Florida Turnpike, just short of the boundary with Bigham East, a total distance of approximately 3.5 miles. The Leesburg CR 468 line will allow Leesburg to connect with the Bigham distribution line and “loop” or “backfeed” its system to provide redundancy and greater reliability of service to Bigham and other projects in The Villages as they are developed. The new Leesburg CR 468 line runs parallel to the existing PGS CR 468 line along its entire CR 468 route, and crosses the PGS line in places. There are no Commission regulations that prohibit crossing lines, or having lines in close proximity. Nonetheless, having lines in close proximity increases the risk of, among other things, complicating emergency response issues where fire and police believe they are responding to one utility's emergency when it is the other’s emergency. Safety Although PGS was the subject of a Commission investigation and violation related to a series of 2013-2015 inspections, those violations have been resolved to the satisfaction of the Commission. Mr. Szelistowski testified that PGS has received no citations or violations from the Commission, either from a construction standpoint or an operation and maintenance standpoint, for the past three years. Mr. Moses testified that both PGS and Leesburg are able to safely provide natural gas service to customers in Sumter County. His testimony is credited. Given the differences in size, geographic range, nature, and density of areas served by the PGS and Leesburg systems, the prior violations are not so concerning as to constitute a material difference in the outcome of this case. All of the distribution and service lines proposed by Leesburg and PGS to serve and for use in the disputed territory are modern, safe, and state-of-the-art. Reliability As stated by Leesburg in its PRO, “[t]he reliability of a natural gas distribution system to serve a designated area depends on the nature, location and capacity of the utility's existing infrastructure, the ability of the utility to secure the necessary quantities of natural gas, and the ability of the natural gas utility to supply gas in a safe manner.” As set forth herein, the location of PGS’s existing infrastructure, vis-a-vis the disputed territory, weighs strongly in its favor. As to the other reliability factors identified by Leesburg, both parties are equally capable of providing reliable service to the disputed territory. Both PGS and Leesburg demonstrated that they have the managerial and operational experience to provide service in the disputed area. There was no evidence to suggest that end-user customers of either Leesburg or PGS, including PGS’s Fenney customers, are dissatisfied with their service. Regulatory Standards for Territorial Disputes Rule 25-7.0472 establishes the criteria for the resolution of territorial disputes regarding gas utilities. Rule 25-7.0472(2)(a) Rule 25-7.0472(2)(a) includes the following issues for consideration in resolving a territorial dispute regarding gas utilities: The capability of each utility to provide reliable natural gas service within the disputed area with its existing facilities and gas supply contracts. Leesburg currently obtains its natural gas supply from the Florida Gas Transmission (“FGT”) distribution system, and purchases natural gas through FGU, a not-for-profit joint action agency, or "co-op" for purchasing natural gas. FGU's membership consists of city or governmental utility systems in Florida that distribute natural gas to end-user customers, or that use natural gas to generate electricity. FGU purchases and provides gas and manages interstate pipeline capacity for its members. FGU's members contractually reserve space in interstate transmission lines. FGU aggregates its members’ contracts into a single consolidated contract between FGU and the interstate pipelines and collectively manages its members’ needs through that contract. FGU has flexibility to transfer pipeline capacity from one member to benefit another member. Leesburg currently takes its natural gas through a "lateral" pipeline from the FGT transmission line. Gas travels through one of two gate stations, one in Haines Creek, and the other near the Leesburg municipal airport, both of which are located in Leesburg’s northeast quadrant. At the gate stations, transmission pressure is reduced to lower distribution pressure, and the gas is metered as it is introduced into Leesburg’s distribution system. The FGT transmission capacity is fully subscribed by FGU. Leesburg has not fully subscribed its lateral pipeline and has sole access to its lateral line capacity. Prior to the entry of the Agreement, and Leesburg/SSGC’s extension of distribution lines along CR 501 and CR 468, Leesburg’s distribution lines extended into Sumter County only along CR 470 to the Coleman Federal Prison. One other Leesburg line extended to the county line along SR 44, and then north to serve a residential area in Lake County. Leesburg argues that it has already extended lines, and is providing service to thousands of homes in Bigham, and that those facilities should be considered in determining whether it can “provide reliable natural gas service within the disputed area with its existing facilities.” PGS did not know of Leesburg’s intent to serve Bigham until late December 2017, when it observed PGS’s Fenney contractor, Hamlet, installing lines along CR 468, lines that it had not approved. PGS met with Leesburg officials in January 2018 to determine what was being constructed and to avoid a territorial dispute. PGS was directed by Leesburg to contact The Villages for details. PGS filed its territorial dispute on February 23, 2018, 10 days from the entry of the Agreement, and three days prior to the adoption of Ordinance 18-07. Construction of the infrastructure to serve Bigham occurred after the filing of the territorial dispute. Given the speed with which The Villages builds, hundreds of homes have been built, and gas facilities to serve have been constructed, since the filing of the territorial dispute. To allow Leesburg to take credit for its facilities in the disputed territory, thus prevailing as a fait accompli, would be contrary to the process and standards for determining a territorial dispute. The territory must be gauged by the conditions in the disputed territory prior to the disputed extension of facilities to serve the area. Leesburg’s existing facilities, i.e., those existing prior to extension to the disputed territory, were sufficient to serve the needs of Leesburg’s existing service area. The existing facilities were not sufficient to serve the disputed territory without substantial extension. 2. The extent to which additional facilities are needed. Both PGS and Leesburg have sufficient interconnections with transmission pipelines. Prior to commencement of construction at Bigham, the area consisted of undeveloped rural land. As discussed herein, the “starting point” for determining the necessity of facilities is the disputed territory property before the installation of site-specific interior distribution and service lines. To find otherwise would reward a “race to serve.” PGS demonstrated that it is capable of serving the disputed territory with no additional facilities needed. Its distribution mains are located directly adjacent to the disputed territory from the Fenney development from the west, and are contiguous to each of the Bigham developments from CR 468. The PGS CR 468 line was not constructed in specific anticipation of serving Bigham, and its cost is not fairly included in PGS’s cost to provide natural gas service to the disputed area presently and in the future. PGS’s existing distribution mains are capable of providing service to Bigham literally within feet of a point of connection. PGS’s cost to reach the disputed territory from its existing facilities in Fenney was estimated at $500 to $1,000. The cost of connecting the interior Bigham service lines to PGS’s CR 468 line is, at most, $10,000. PGS’s total cost of extending gas distribution lines to serve Bigham is, at most, $11,000. The evidence demonstrated that Leesburg required substantial additional facilities to serve the disputed territory. In order to meet the needs for reliable service to Bigham established in the Agreement, Leesburg constructed a new high-pressure distribution line from the existing CR 470 line north along CR 501 to Bigham for a distance of 2.5 miles at a cost of $651,475. The CR 501 line was constructed in specific anticipation of serving Bigham and is fairly included in Leesburg’s cost to provide natural gas service to the disputed area presently and in the future. In order to meet the needs for reliable service to Bigham established in the Agreement, Leesburg constructed a new high-pressure distribution line along SR 44 and CR 468 to Bigham for a distance of 3.5 miles at a cost of $560,732. The CR 468 segment of Leesburg’s line is adjacent and parallel to PGS’s existing CR 468 pipeline. Leesburg plans to connect the CR 468 line with the CR 501 line by way of a regulator station to create a system loop. Although Leesburg’s CR 468 pipeline is, ostensibly, not the primary distribution line for Bigham, it is directly related to the CR 501 line, and provides desired redundancy and reliability for Bigham, as well as infrastructure for the further expansion of Leesburg’s gas system to The Villages. Thus, the cost of extending Leesburg’s CR 468 line is fairly included in Leesburg’s cost as an “additional facility” to provide “reliable natural gas service,” to the disputed area presently and in the future. Leesburg’s total cost of extending gas distribution lines designed as primary distribution or redundant capability to serve Bigham is a minimum of $1,212,207. In addition to the foregoing, Leesburg, in its response to interrogatories, indicated that it “anticipates spending an amount not to exceed approximately $2.2 million dollars for gas lines located on county roads 501 and 468.” Furthermore, Leesburg stated that “[a]n oral agreement exists [between Leesburg and SSGC] that the amount to be paid by Leesburg for the construction of natural gas infrastructure on county roads 468 and 501 will not exceed $2.2 million dollars. This agreement was made . . . on February 12, 2018.” That is the date on which Leesburg adopted Resolution 10,156, which authorized the Mayor and City Clerk to execute the Agreement on Leesburg’s behalf. The context of those statements suggests that the total cost of constructing the gas infrastucture to serve Bigham could be as much as $2.2 million. PGS argues that Leesburg’s cost of connecting to the Sabal Trail transmission line should be included in the cost of serving the disputed territory. Leesburg began planning and discussions to connect to Sabal Trail as early as 2015, when the construction of Sabal Trail through the area became known. Leesburg entered into a contract for the Sabal Trail connection in February 2016. The Sabal Trail connection was intended to provide Leesburg with additional redundant capacity for its system independent of service to The Villages. The cost of constructing the Sabal Trail gate station is not fairly included in Leesburg’s cost to provide natural gas service to the disputed area presently and in the future. Rule 25-7.0472(2)(b) Rule 25-7.0472(2)(b) includes the following issues for consideration in resolving a territorial dispute regarding gas utilities: The nature of the disputed area and the type of utilities seeking to serve it. The area in dispute was, prior to the commencement of construction, essentially rural, with rapidly encroaching residential/commercial development. Although the area was generally rural at the time PGS installed its CR 468/US 301 distribution line, there was a well-founded expectation that development was imminent, if not by The Villages, then by another residential developer. The disputed territory is being developed as a master-planned residential community with associated commercial development. The Bigham developments are currently proximate to the Fenney development. Other non-rural land uses in the area include the Coleman Federal Prison and the American Cement plant. As indicated, Leesburg is a municipal gas utility, and PGS is a public gas utility. The utilities seeking to serve the disputed territory are both capable, established providers with experience serving mixed residential and commercial areas. There is nothing with regard to this factor that would tip the balance in either direction. 2. The degree of urbanization of the area and its proximity to other urban areas. As it currently stands, the disputed territory is bounded to its south and east by generally undeveloped rural property, to its south by rural property along with the Coleman Prison and American Cement plant, to its west by the Fenney development and additional undeveloped rural property, and to its north by low-density residential development. The disputed territory is characterized by residential areas of varying density, interspersed with commercial support areas. The nearest of the “town centers,” which are a prominent feature of The Villages development, is Brownwood Paddock Square, which is located north of SR 44, and a few miles north of Fenney and Bigham. The town center is not in the disputed territory. The terms “urban” and “rural” are not defined in Florida Administrative Code chapter 25-7, or in chapter 366. Thus, application of the common use of the term is appropriate. “Urban” is defined as “of, relating to, characteristic of, or constituting a city.” Merriam-Webster, https://www.merriam- webster.com/dictionary/urban. “Rural” is defined as “of or relating to the country, country people or life, or agriculture.” Merriam-Webster, https://www.merriam- webster.com/dictionary/rural. The disputed territory was rural prior to the development of Bigham. The area is becoming more loosely urbanized as The Villages has moved into the area and is expected to experience further urban growth to the south and east. Fenney and Bigham are, aside from their proximity to one another, not currently proximate to other urban areas. There is nothing with regard to this factor that would tip the balance in either direction. 3. The present and reasonably foreseeable future requirements of the area for other utility services. Since the disputed territory is a completely planned development, there are requirements for basic utilities. Leesburg provides other utility services to the greater Leesburg MSA and the Villages Fruitland Park development, including electric, water, and sewer service, and has, or is planning to provide such services to other developments for The Villages in the area. Leesburg’s ability to provide other utility services to The Villages in addition to gas service is a factor in Leesburg’s favor. Rule 25-7.0472(2)(c) Rule 25-7.0472(2)(c) establishes that the cost of each utility to provide natural gas service to the disputed area presently and in the future is an issue for consideration in resolving a territorial dispute regarding gas utilities. Various costs are broken out in subparagraphs 1. through 9. of the rule, and will be addressed individually. However, it is clear, as set forth in the facts related to rule 25-7.0472(2)(a) above, that the cost of extending service into Bigham was substantially greater for Leesburg than for PGS. The individually identified costs include the following: Cost of obtaining rights-of-way and permits. There was no evidence to suggest that the cost of obtaining rights-of-way and permits for the construction of the gas infrastructure described herein varied between Leesburg and PGS. There is nothing with regard to this factor that would tip the balance in either direction. 2. Cost of capital. The parties stipulated that the issue of cost of capital is not applicable to this dispute. 3. Amortization and depreciation. The parties stipulated that the issues of amortization and depreciation are not applicable to this dispute. 4. through 6. Cost-per-home. The cost-per-home for extending service to homes in Bigham includes the costs identified in rule 25-7.0472(2)(c)4. (labor; rate per hour and estimated time to perform each task), rule 25-7.0472(2)(c)5. (mains and pipe; the cost per foot and the number of feet required to complete the job), and rule 25- 7.0472(2)(c)6. (cost of meters, gauges, house regulators, valves, cocks, fittings, etc., needed to complete the job). The cost-per-home for Leesburg and SSGC is $1,800 (see ruling on Motion to Strike). In addition, Leesburg will be installing automated meters at a cost of $72.80 per home. The preponderance of the evidence indicates that the PGS cost-per-home is $1,579, which was the cost-per-home of extending service in the comparable Fenney development. The cost-per-home is a factor -- though slight -- in PGS’s favor. 7. Cost of field compressor station structures and measuring and regulating station structures. None of the parties specifically identified or discussed the cost of field compressor station structures and measuring and regulating station structures in the Joint Pre- hearing Stipulation or their PROs. Thus, there is little to suggest that the parties perceived rule 25-7.0472(2)(c)7. to be a significant factor in the territorial dispute. As a result, there is nothing with regard to this factor that would tip the balance in either direction. 8. Cost of gas contracts for system supply. None of the parties specifically identified or discussed the cost of the respective gas contracts for system supply in the Joint Pre-hearing Stipulation or their PROs. Thus, there is little to suggest that the parties perceived rule 25-7.0472(2)(c)8. to be a significant factor in the territorial dispute. As a result, there is nothing with regard to this factor that would tip the balance in either direction. 9. Other costs that may be relevant to the circumstances of a particular case. There was considerable evidence and testimony as to the revenues that would flow to SSGC under the 30-year term of the Agreement. SSGC's revenues under the Agreement are not relevant as they are not identified as such in rule 25-7.0472, and are not directly related to the rates, which will likely not exceed PGS’s regulated rate. Rule 25-7.0472(2)(d) Rule 25-7.0472(2)(d) includes that the Commission may consider “other costs that may be relevant to the circumstances of a particular case.” This factor is facially identical to that in rule 25-7.0472(2)(c)9., but is, nonetheless, placed in its own rule section and must therefore include costs distinct from those to provide natural gas service to the disputed area presently and in the future. Cost of service to end-user customers. Due to the nature of the Agreement, Leesburg will charge a “Villages Rate” that will be equal to the fully regulated PGS rate.4/ Thus, as a general rule, the cost of service to end-user customers will be the same for PGS and Leesburg. There is nothing with regard to this factor that would tip the balance in either direction. 2. Uneconomic duplication of facilities. Neither section 366.04(3), nor rule 25-7.0472, pertaining to natural gas territorial disputes, expressly require consideration of “uneconomic duplication of facilities” as a factor in resolving territorial disputes. The Commission does consider whether a natural gas territorial agreement “will eliminate existing or potential uneconomic duplication of facilities” as provided in rule 25-7.0471. A review of Commission Orders indicates that many natural gas territorial dispute cases involve a discussion of uneconomic duplication of facilities because disputes are frequently resolved by negotiation and entry of a territorial agreement. In approving the resultant agreement, the Commission routinely considers that the disposition of the dispute by agreement avoids uneconomic duplication of facilities. See In re: Petition to Resolve Territorial Dispute with Clearwater Gas System, a Division of the City of Clearwater, by Peoples Gas System, Inc., 1995 Fla. PUC LEXIS 742, PSC Docket No. 94-0660-GU; Order No. PSC-95-0620- AS-GU (Fla. PSC May 22, 1995)(“[W]e believe that the territorial agreement is in the public interest, and its adoption will further our longstanding policy of avoiding unnecessary and uneconomic duplication of facilities. We approve the agreement and dismiss the territorial dispute.); In re: Petition by Tampa Electric Company d/b/a Peoples Gas System and Florida Division of Chesapeake Utilities Corporation for Approval of Territorial Boundary Agreement in Hillsborough, Polk, and Osceola Counties, 1999 Fla. PUC LEXIS 2051, Docket No. 990921-GU; Order No. PSC-99-2228-PAA-GU181 (Fla. PSC Nov. 10, 1999)(“Over the years, CUC and PGS have engaged in territorial disputes. As each utility expands its system, the distribution facilities become closer and closer, leading to disputes over which is entitled to the unserved areas. The purpose of this Agreement is to set forth new territorial boundaries to reduce or avoid the potential for future disputes between CUC and PGS, and to prevent the potential duplication of facilities.”); In re: Joint Petition for Approval of Territorial Agreement in DeSoto County by Florida Division of Chesapeake Utilities Corporation and Sebring Gas System, Inc., 2017 Fla. PUC LEXIS 163, Docket No. 170036-GU; Order No. PSC-17-0205-PAA-GU (Fla. PSC May 23, 2017)(“The joint petitioners stated that without the proposed agreement, the joint petitioners’ extension plans would likely result in the uneconomic duplication of facilities and, potentially, a territorial dispute . . . . [W]e find that the proposed agreement is in the public interest, that it eliminates any potential uneconomic duplication of facilities and will not cause a decrease in the reliability of gas service.”). There are Commission Orders that suggest the issue of uneconomic duplication of facilities is an appropriate field of inquiry in a territorial dispute even when it does not result in a territorial agreement. See In re: Petition to Resolve Territorial Dispute with South Florida Natural Gas Company and Atlantic Gas Corporation by West Florida Natural Gas Company, 1994 Fla. PUC LEXIS 1332, Docket No. 940329-GU; Order No. PSC-94-1310-S-GU (Fla. PSC Oct. 24, 1994)(“On March 31, 1994, West Florida filed a Petition to Resolve a Territorial Dispute with South Florida and Atlantic Gas On August 26, 1994, West Florida, South Florida, and Atlantic Gas filed a Joint Petition for Approval of Stipulation, which proposed to resolve the territorial dispute by West Florida's purchase of the Atlantic Gas facilities . . . . We believe that approval of the joint stipulation is in the public interest because its adoption will avoid unnecessary and uneconomic duplication of facilities.”). The evidence in this case firmly establishes that Leesburg’s extension of facilities to the Bigham developments, both through the CR 501 line and the CR 468 line, constituted an uneconomic duplication of PGS’s existing gas facilities. As set forth in the Findings of Fact, PGS’s existing gas line along CR 468 is capable of providing safe and reliable gas service to the Bigham developments at a cost that is negligible. To the contrary, Leesburg extended a total of roughly six miles of high-pressure distribution mains to serve the Bigham developments at a cost of at least $1,212,207, with persuasive evidence to suggest that the cost will total closer to $2,200,000. This difference in cost, even at its lower end, is far from de minimis, and constitutes a significant and entirely duplicative cost for service. Leesburg argues that if uneconomic duplication of facilities is a relevant factor, “the evidence of record demonstrates that the City will suffer significant financial impact if it is not permitted to continue to serve the Bigham Developments.” The fact that Leesburg, with advance knowledge and planning, was able to successfully race to serve Bigham, incurring its “financial impact” after the territorial dispute was filed, does not demonstrate either that PGS meets the standards to prevail in this proceeding, or that PGS should be prevented from serving development directly adjacent to its existing facilities in the disputed territory. Rule 25-7.0472(2)(e) Rule 25-7.0472(2)(e) establishes that customer preference is the “tie-breaker” if all other factors are substantially equal. The Villages is the “customer” for purposes of the selection of the provider of natural gas service to Bigham. There is no dispute that The Villages, as the proxy for the individual end-user customers, has expressed its preference to be served by Leesburg. The direct financial benefit to The Villages, and Leesburg’s willingness to enter into a revenue sharing plan -- a plan that, if proposed by PGS, would likely not be allowed by the Commission in its rate- setting capacity -- no doubt plays a role in that decision. Gas service to end-user customers living in in Bigham will be a revenue-generating venture for The Villages if served by Leesburg, and will not if served by PGS. Leesburg and SSGC have suggested that customer preference should occupy a more prominent role in the dispute since gas service, unlike electric, water, and sewer services, is an optional utility service. SSGC argued that since The Villages expressed that it would forego providing gas service to its developments if PGS is determined to be entitled to serve -- a position oddly presaged by Mr. Geoffroy in his September 27, 2017, email with Leesburg (see paragraph 35) -- and “in consideration of the business practices, size, track record of success, and economic import of The Villages,” the preference of The Villages for service from Leesburg should “be a significant factor in the resolution of this dispute.” Neither of those reasons can serve to elevate customer preference from its tie-breaker status as established by rule.
Conclusions For Petitioner: Andrew M. Brown, Esquire Ansley Watson, Esquire Macfarlane Ferguson & McMullen Suite 2000 201 North Franklin Street Tampa, Florida 33602 Frank C. Kruppenbacher, Esquire Frank Kruppenbacher, P.A. 9064 Great Heron Circle Orlando, Florida 32836 For Respondent South Sumter Gas Company: John L. Wharton, Esquire Dean Mead & Dunbar 215 South Monroe Street, Suite 815 Tallahassee, Florida 32301 Floyd Self, Esquire Berger Singerman, LLP Suite 301 313 North Monroe Street Tallahassee, Florida 32301 For Respondent City of Leesburg: Jon C. Moyle, Esquire Karen Ann Putnal, Esquire Moyle Law Firm, P.A. 118 North Gadsden Street Tallahassee, Florida 32301
The Issue Whether petitioner should take disciplinary action against respondent for the reasons alleged in the administrative complaint? Respondent's proposed findings of fact and conclusions of law and petitioner's proposed recommended order have been considered in preparation of the following findings of fact. Proposed findings of fact have been adopted for the most part, in substance, but they have been rejected when not supported by the weight of the evidence, immaterial, cumulative or subordinate.
Findings Of Fact At all pertinent times respondent Son-Mar Propane, Inc. operated as a liquefied petroleum gas dealer under license No. 0156030178 issued by petitioner. Liquefied petroleum gas is stored under pressure. A gallon of the liquid expands to 270 gallons of vapor, at normal temperatures and pressures. Because it is so much denser, the liquid occupies the bottom of any space in which both liquid and vapor are confined. If a storage tank stands upright, and the valve is open or there is a leak at or near the valve (by far the most common place for leaks), vapor will escape. But, if the cylinder is on its side, the top-mounted valve is low enough that liquid can escape, immediately to expand as vapor to 270 times its volume as liquid. More fuel increases the risk of fire. The agent of ignition is unknown in the present case. SAINT PATRICK'S DAY 1983 Raymond Towse is not a well man; fourteen surgical operations have taken their toll; and Loretta Towse was arthritic. On March 17, 1983, Mr. and Mrs. Towse discovered that there was no propane to cook breakfast with, so they put the empty tank into their customized, 1975 Dodge Tradesman 200 van. The tank, big enough to hold 239 pounds of water, stands 49 1/4 inches tall. Curtis Howard Jones, Jr., the next door neighbor who owned the tank and had made a loan of it to the Towses, regularly helped the Towses lift the tank, which weighed 71 pounds empty, into the van. After getting something to eat at K-Mart, Mr. and Mrs. Towse drove to respondent's place of business. On their way inside, Mr. Towse asked John Dahlem to fill the cylinder tank with propane. Mr. Dahlem, who can handle these tanks single-handedly, even when they are full, retrieved the tank from the van, filled it with liquefied petroleum gas, and replaced the filled tank in the van. Only he and Mrs. Towse witnessed this replacement and she is no longer alive. Mrs. Towse went inside to look at a stereo cassette recorder they were considering purchasing, then returned to the van without it. She climbed into the front seat on the passenger's side. Later she left the front seat of the van and moved, inside the vehicle, toward the cylinder tank. She may have heard gas escaping or seen liquid leaking. She may actually have reached the tank and turned the valve perhaps, inadvertently, the wrong way. When the explosion occurred, the tank lay horizontally across the bottom of the van, leaving only the carpet underneath to tell the color of the whole before the conflagration. A moan then a sigh, as Mrs. Towse breathed her last, followed the whoosh of the exploding fire, gasping for oxygen. The windshield and the skylight popped out. The frame buckled. The Pasco County Fire Service arrived at two o'clock and put the fire out. The tank was red hot. The valve lacked a half turn being closed. Forty- nine and a half pounds of liquefied petroleum gas had escaped to be consumed by the fire. Full, the tank had weighed 171 pounds. NO RECERTIFICATION The propane cylinder tank involved was manufactured in January of 1959. Mr. Dahlem filled this tank, No. 23860, with propane at least four times in the last three and a half years. It had never been recertified, even though "NFPA requires recertification 12 years after date of manufacture" (T. 41) and periodically thereafter. Recertification contemplates at least a visual inspection for rust, dents and gouges in the cylinder, and soaping the welds and valve to determine whether there are any leaks. If the cylinder passes the test, "they mark it `E' for external, then the month and the year that they do the inspection. It's stamped right in the top of the cylinder." (T. 41) NOT SECURED VERTICALLY The Towses' neighbor, Mr. Jones, who used to help lay the tank on its side in the van, also saw it lying on its side, ready for unloading, after having been filled and driven back, on at least three occasions. The tank was too tall to be made to stand upright in the van, Mr. Jones believed. Whether the tank is too tall in fact was unclear from the evidence. Measurements of the van after the fire suggest there would not have been room enough, but the fire caused buckling of the van's roof and maybe other changes. Measurement of another Dodge van with different customizing suggest that there may have been room enough to stand the tank vertically, after all, perhaps with as much as an inch clearance. The burn patterns leave no doubt that the cylinder lay on its side during the fire. The bottom of the tank, which has a diameter of 16 to 18 inches, was almost flush with the side of the van; the likelihood that the cylinder simply fell over is very small. Mr. Dahlem testified that, although the empty tank arrived lying down, he stood the tank upright in the van, after he filled it, but his testimony that he left the tank in a vertical position has not been credited. There is no dispute that he did not say anything to the Towses about securing it on March 17, 1983. DAHLEM ACTED FOR CORPORATION John Dahlem is the brother-in-law of one of the principals of Son-Mar, Inc. He has worked there for three and a half years. He cuts the grass, pumps gas and works on trucks in addition to filling propane tanks. Before he filled propane tanks himself, Mr. Dahlem watched it being done many times over a period of a year and a half. This was evidently the extent of his training. (T. 143-144) Mr. Dahlem testified that he had been instructed to check for certification but had failed to do so on the four occasions he refilled the tank the Towses used. At one time, but not on the day of Mrs. Towse's death, he did use soapy water to check for a leak, and discussed replacing part of the tank with the Towses: I had checked that tank previous when I . . . on the shroud because he had an option then. He could either have a standard valve put in, which would have been cheaper, because he would have bought just the cap; he wouldn't have needed the shroud. (T. 138-139). Mr. Berdeaux and Mr. Johnson, respondent's principals, told Mr. Dahlem he need not secure propane tanks he filled and placed in people's conveyances. "They had to tie the tank off themselves. . . I didn't have to tie it off. No, sir." (T. 143) STANDARDS The National Fire Protection Association publishes safety standards which include the following: 6115. Containers and their appurtenances shall be determined to be leak-free before being loaded into vehicles. Containers shall be loaded into vehicles with sub stantially flat floors or equipped with suitable racks for holding containers. Containers shall be securely fastened in position to minimize the possibility of movement, tipping over or physical damage. 6116. Containers having an individual water capacity exceeding 200 pounds shall be transported with the relief valves of containers in direct communication with the vapor space. * * * B-212. All containers, including those apparently undamaged, must be periodically requalified for continued service. The first requalification for a new cylinder is required within 12 years after the date of manufacture. Subsequent requalifications are required within the periods specified under the requalification method used. B-213. DOT regulations permit three alternative methods of requalification for most commonly used LP-Gas specification containers (see DOT regulations for permissible requalification methods for specific cylinder specifications). Two use hydrostatic testing, and the third uses a carefully made and duly recorded visual examination by a competent person. In the case of the two hydrostatic test methods, only test results are recorded but a careful visual examination of each container is also required. DOT regulations cite in detail the data to be recorded for the hydrostatic test methods, the observations to be made during the recorded visual examination method, and the marking of containers to indicate the requalification date and the method used. The three methods are outlined as follows: The water jacket type hydrostatic test may be used to requalify containers for 12 years before the next requalification is due. A pressure of twice the marked service pressure is applied, using a water jacket (or the equivalent) so that the total expansion of the container during the application of the test pressure can be observed and recorded for comparison with the permanent expansion of the container after depressurization. The following disposition is made of containers tested in this manner: Containers which pass the retest, and the visual examination required with it (see B-213), are marked with the date and year of the test (Example: "6-70", indicating requalification by the water jacket test method in June 1970) and may be placed back in service. Containers which leak, or for which the permanent expansion exceeds 10 percent of the total expansion (12 percent for Specification 4-E aluminum cylinders) shall be rejected. If rejected for leakage, containers may be repaired in accordance with B-220. The simple hydrostatic test may be used to requalify containers for 7 years before the next requalification is due. A pressure of twice the marked service pressure is applied but no provision is made for measuring total and permanent expansion during the test outlined in B-213(a) above. The container is carefully observed while under the test pressure for leaks; undue swelling or bulging indicating weaknesses. The following disposition is made of containers tested in this manner: Containers which pass the test, and the visual examination required with it (see B-213) are marked with the date and year of the retest followed by an "S" (Example: "8-715", indicating requalification by the simple hydrostatic test method in August 1971), and may be placed back in service. Containers developing leaks or showing undue swelling or bulging shall be rejected. If rejected for leaks, containers may be repaired in accordance with B-220. The recorded visual examination may be used to requalify containers for 5 years before the next requalification is due provided the container has been used exclusively for LP-Gas commercially free from corroding components. Inspection is to be made by a competent person, using as a guide Compressed Gas Association "Standards for the Visual Inspection of Compressed Gas Cylinders" (CGA Pamphlet C06, 1975), and recording the inspection results as required by DOT regulations. (Note: Reference to NLPGA Safety Bulletin Recommended Procedures for Visual Inspection and Requalification of ICC Cylinders in LP-Gas Service is also recommended). The following disposition is to be made of containers inspected in this manner: Containers which pass the visual examination are marked with the date and year of the examination followed by an "E" (Example: "7-70E," indicating requalification by the recorded visual examination method in July 1970), and may be placed back in service. Containers which leak, show serious denting or gouging, or excessive corrosion shall either be scrapped or repaired in accordance with B-220. Petitioner's Exhibit No. 1, NFPA No. 58 (1979 ed.). These provisions are adopted by reference in Rule 4B-1.01, Florida Administrative Code.
Recommendation Upon consideration of the foregoing, it is RECOMMENDED: That petitioner revoke respondent's license No. 0156030178. DONE and ENTERED this 29th day of June, 1984, in Tallahassee, Florida. ROBERT T. BENTON II Hearing Officer Division of Administrative Hearings The Oakland Building 2009 Apalachee Parkway Tallahassee, Florida 32301 (904) 488-9675 Filed with the Clerk of the Division of Administrative Hearings this 29th day of June, 1984. COPIES FURNISHED: Dennis Silverman, Esquire Department of Insurance 413-B Larson Building Tallahassee, Florida 32301 Leslie King O'Neal, Esquire Markel, McDonough & O'Neal Post Office Drawer 1991 Orlando, Florida 32802 William Gunter, Commissioner Department of Insurance and Treasurer The Capitol, Plaza Level Tallahassee, Florida 32301
The Issue Are Petitioner’s outside water supply connections in violation of Rule 10D-26.120(2) and (3)(a), Florida Administrative Code, and, if so, should Petitioner be assessed an administrative fine for such violation?
Findings Of Fact Upon consideration of the oral and documentary evidence adduced at the hearing, the following relevant findings of fact are made: Petitioner is permitted by the Department in accordance with Chapter 513, Florida Statutes, to operate the Peace River Campground, (Campground) which is a Recreational Vehicle (RV) Park (182 spaces) and a Mobile Home (MH) Park (15 spaces), annual permit number 14-010-97. The Campground’s water is supplied by a community public water utility company. Each RV and MH space has an outside water tap as required by Chapter 10D-26, Florida Administrative Code. Many of the outside water taps do not have a backflow or back-siphonage prevention device installed on them. On February 6, 1997, the Department conducted a routine inspection of the campground and determined that the campground was in violation of Rule 10D-26.120(2) and (3)(a), Florida Administrative Code, for failing to have the required backflow or back-siphonage prevention. The citation required Petitioner to install backflow or back-siphonage prevention by February 28, 1997, the next scheduled inspection date. On February 28, 1997, the Department conducted a follow-up inspection of the Campground’s water system and determined that the alleged violation had not been corrected. Petitioner disagreed with the Department’s determination that the Campground’s water system was not in compliance with Rule 10D-26.120(2) and (3)(a), Florida Administrative Code, for failing to have the Campground’s water system designed or constructed to prevent backflow or back-siphonage. On February 28, 1997, the Department issued a citation of violation (citation) to Petitioner alleging a violation of Rule 10D-26.120(2) and (3)(a), Florida Administrative Code, for failing to have the Campground’s water supply connection designed or constructed to prevent backflow or back-siphonage. The Campground’s water connections at each RV and MH site have water taps which are above ground and have standard water shut-off valves. The Campground’s water system has good water pressure of approximate 70-100 pounds pressure per square inch (psi). The Campground’s outside water taps are neither constructed nor designed to prevent backflow or back-siphonage in the event the water pressure drops to a point which would allow backflow or back-siphonage, such as if the water main feeding the Campground’s water system broke. If the water pressure in the Campground’s water system should drop allowing backflow or back-siphonage, hazardous material could possible be injected in the water system. Although there has never been a recorded incident of backflow or back-siphonage into the Campground’s water system, without the some type of backflow or back-siphonage preventer being installed there remains a potential for this to happen. The Campground’s outside water connections would not prevent backflow or back-siphonage under certain conditions and are not in compliance with Rule 10D-26.120(2) and (3)(a), Florida Administrative Code. There are six basic types of devices that are recognized by the Environmental Protection Agency and the engineering profession which prevent backflow and back-siphonage. These devices are: (a) air gaps; (b) barometric loops; (c) vacuum breakers--both atmospheric and pressure type; (d) double check with intermediate atmospheric vent; (e) double check valve assembler; and (f) reduced pressure principle devices. The Department does not mandate which device the Petitioner must install, only that a proper device be installed which will prevent backflow or back-siphonage. A hose bib vacuum breaker such as Department’s Exhibit 3 provide the minimum protection against backflow or back-siphonage and is considered acceptable for compliance with Rule 10D- 26.120(2) and (3)(a), Florida Administrative Code.
Recommendation Based on the foregoing Findings of Fact and Conclusions of Law, it is recommended that the Department enter a Final Order assessing an administrative fine in the amount of $150.00. DONE AND ENTERED this 27th day of August, 1997, in Tallahassee, Leon County, Florida. _ WILLIAM R. CAVE Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (904) 488-9675 SUNCOM 278-9675 Fax Filing (904) 921-6947 Filed with the Clerk of the Division of Administrative Hearings this 27th day of August, 1997. COPIES FURNISHED: Susan Martin Scott, Esquire Department of Health Post Office Box 60085 Fort Myers, Florida 33906 George Lempenau, pro se Peace River Campground 2998 Northwest Highway 70 Arcadia, Florida 34266 Angela T. Hall, Agency Clerk Department of Health 1317 Winewood Boulevard Building 6 Tallahassee, Florida 32399-0700
The Issue This matter began when Respondent, a certified air conditioning contractor, was charged by Petitioner in an administrative complaint with violation of Section 489.129(1)(m), Florida Statutes, through the commission of gross negligence, incompetence, or misconduct in connection with a certain job undertaken by the air conditioning business for which Respondent was responsible as the qualifying agent. Respondent requested a formal administrative hearing. This proceeding followed. At hearing, Petitioner presented testimony of two witnesses and six evidentiary exhibits. Respondent presented testimony of two witnesses, including himself, and three evidentiary exhibits. Petitioner was granted leave to submit a post hearing exhibit no later than March 3, 1989. Proposed findings of fact submitted by Petitioner are addressed in the appendix to this recommended order. No proposed findings were received from Respondent by the required deadline or at the time of the preparation of this recommended order. Based upon all of the evidence, the following findings of fact are determined:
Findings Of Fact Respondent is Steven E. Taucher, a certified air conditioning contractor and the qualifying agent for Discount Air Conditioning & Heating Services, Inc., at all times pertinent to these proceedings. He has been licensed by Petitioner since 1985 and holds license CA-CO36835. His address of record is Tampa, Florida. In May of 1987, Janet Daniels contracted with Respondent's company for the installation in her home of a heat pump system. The system was to consist of one supply duct and a filter back return; a three ton condenser heat pump; a three ton air handler; a 3 ton coil; and a heat strip, thermostat and outdoor slab. The unit was to fulfill heating and cooling functions. Installation work was to be completed in a "substantial and workmanlike manner"; using existing ductwork and electrical connections. Upon execution of the written agreement, Daniels paid Respondent $2,000. A sales rebate of $525 was also signed over to Respondent by Daniels, leaving a total owed to Respondent of $125. This amount was to be paid by June 30, 1987. Daniels never paid this final sum to Respondent because she was not satisfied with his work and eventually had to pay another contractor $420 to make certain repairs to the system. Respondent, by his own admission, failed to timely pull the permits for the project; however, he did install the system, connecting it to existing ductwork and electrical connections as specified in the contractual agreement. Within two and a half hours after installation, the temperature gauge reflected that the unit was not cooling the Daniels' house to the desired 76 degree thermostat setting. Respondent informed Daniels that the unit's capacitor wasn't functioning. Respondent replaced the capacitor. The unit did not function properly and Respondent attempted other repairs at later dates varying from replacement of the thermostat to installation of a sump pump for removal of condensation from the unit. Daniels was still unable to get the unit to cool the residence to the desired thermostat setting. Further, there was a disparity in the temperature between rooms in the residence. On July 23, 1987, Respondent, accompanied by a factory representative from the manufacturer of the heat pump system, returned to the Daniels home. It is undisputed by the parties that the factory representative found that a portion of the unit, the vertical air handler, was not level and not well mounted and, as a result, was poorly installed. He further determined that the unit contained an excess amount of freon, a refrigerant gas. Respondent maintains that he performed the installation task strictly in accordance with the contract between the parties. It is his position that the installation of the air handler without a new wooden support base under it or replacement of the leaking existent return air plenum was in compliance with the parties' agreement to use existing ductwork. Respondent's position as to compliance with contractual terminology is supported by testimony of Petitioner's expert that the meaning within the trade of the terminology "use of existing ductwork" ordinarily includes the existing return air plenum as part of that ductwork. However, testimony of Petitioner's expert also establishes that Respondent's failure to realize and advise Daniels that the existing ductwork was obviously inadequate and might not permit the system to function effectively, demonstrated incompetence with regard to his ability to properly design and install a relatively simple system. The overall sloppiness of the workmanship in the system installation also reflects incompetence on the part of Respondent.
Recommendation Based on the foregoing findings of fact and conclusions of law, it is RECOMMENDED that a final order be entered assessing the Respondent an administrative penalty of $500 in accordance with disciplinary guidelines set forth in section 21E-17.001(19)(b), Florida Administrative Code. RECOMMENDED this day of March, 1989, in Tallahassee, Leon County, Florida. DON W. DAVIS Hearing Officer Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-1550 (904) 488-9675 Filed with the Clerk of the Division of Administrative Hearings this 15th day of March, 1989. APPENDIX TO RECOMMENDED ORDER, CASE NO. 88-5193 The following constitutes my specific rulings, in accordance with section 120.59, Florida Statutes, on findings of fact submitted by the parties. PETITIONER'S PROPOSED FINDINGS 1.-6. Addressed and adopted in substance. COPIES FURNISHED: David Bryant, Esquire 220 East Madison Street, Suite 530 Tampa, Florida 33617 Steven E. Taucher Post Office Box 271581 Tampa, Florida 33688 Fred Seely, Executive Director Department of Professional Regulation Construction Industry Licensing Board Post Office Box 2 Jacksonville, Florida 32201
Findings Of Fact Upon consideration of the oral and documentary evidence adduced at the hearing, the following relevant findings of fact are made: At all times material to this proceeding, the Respondent was licensed as an Installer A-Installation, Service and Repair of LP Gas Appliances and Equipment in the state of Florida. At all times material to this proceeding, Respondent was an Independent Contractor working for Peoples Gas Systems, Inc. (Peoples Gas) pursuant to an Agreement For Contracted Work dated April 16, 1990, executed by the Respondent and Peoples Gas on May 9, 1990. Under this agreement the work to be performed by the Respondent, among other things, was to turn on gas for customers of Peoples Gas using procedures found in Peoples Gas Safe Job Procedure Manual. On January 31, 1991 in accordance with the above referenced agreement, and pursuant to a written work order from Peoples Gas, Respondent proceeded to the residence of Steven J. and Debra J. Fernaays, Jr. located at 4336 20th Street, St. Petersburg, Florida for the purpose of conducting a Liquefied Petroleum Gas (LP Gas) service which consisted of turning the gas on at the residence. The gas had been turned off by Peoples Gas in August 1990 at the request of the previous owners. Upon arriving at the Fernaays' residence at 2:15 p.m. the Respondent: (a) determined what gas appliances were in the home; (b) determined that all gas valves to the stove burners and oven were closed and that the stove had no pilot lights (stove had electronic ignition); (c) determined that the gas valve to the water heater was closed; (d) determined that the main valve on the outside tank was closed (at this point it was discovered that there was no test-tee located in back of the regulator for use in performing the manometer test); (e) loosened the nut on the first coupling to the rear of the regulator to remove the bonnet (a bonnet is a plug-like device used to prevent gas from escaping a tank after a "turn-off"). There was no bonnet in place so the nut was retightened on the coupling; (f) turned on the gas by opening the main valve and heard the system "lock-up", but did not hear the regulator "singing" (which indicates that the system is filled with gas and there are no noticeable gas leaks in the system); (g) attempted to light the burners on the stove but could not because there was no gas getting to the stove, so the stove burners were turned off and the main valve at the tank was turned off; (h) followed the gas line from the tank checking each coupling until the bonnet was located and removed, retightened all couplings that had been loosened; (i) turned the gas back on at the tank, heard the system "lock-up" but did not hear the regulator singing. Checked all couplings around the tank, those on the lines going to the house and inside the house up to the water heater for leaks with soapy water but no leaks were found; (j) lit the pilot light and main burner on water heater and found the flame height and color to be normal which indicated proper gas pressure at water heater; (k) checked the balance of fittings inside the house that were visible for leaks with soapy water but found no leaks; (l) lit all stove burners and oven and found flame height and color to be normal which indicated proper gas pressure at the stove; (m) advised Debra Fernaays, who was present in the house during the "turn-on", that the control knob on the oven valve was missing and that she should not use oven until it was replaced. Also, brought Debra Fernaays' attention to the odor of the gas that had escaped while purging the lines of air so she could recognize the odor of the gas in the event of a leak and; (n) went outside to write ticket. After clearing nose of gas odor came back in the house to make a "sniff-test" but did not detect any odor of gas. The Respondent then left the Fernaays' residence at approximately 3:00 p.m. Within a few minutes (4-5) of leaving the Fernaays' residence, Respondent contacted Peoples Gas to advise the service department that he had not performed the water manometer test on the gas system at the Fernaays residence because there was no test tee. Respondent was placed on hold and because the telephone was not covered and there was a hard rain, he hung-up. Respondent then proceeded to find another telephone out of the rain which took approximately 20-30 minutes. This time Respondent was put through to Robert Louth, Service Manager Supervisor thereupon Respondent explained what he had done to check the gas system at the Fernaays but had not performed the water manometer test because of the missing test-tee, and asked for instructions. Louth advised Respondent that the matter would be taken care of the next morning. The telephone conversation between Louth and Respondent occurred at approximately 3:30 p.m. on January 31, 1991 and at approximately 6:30 p.m. that same day the Fernaays' residence was destroyed by an explosion as a result of gas leaking from the system and being ignited. The Fernaays were in the home at the time of the explosion and both suffered burns to their bodies as a result of the explosion. The Respondent always carried two manometers in his service truck and had those manometers with him when he arrived at the Fernaays' residence on January 31, 1991 but because the type work Respondent had contracted for with Peoples Gas did not require him to carry extra fittings, such as a test tee, he did not have a test tee with him on that day. This was the first instance that Respondent could remember where he did not perform a manometer test in connection with numerous turn-ons for Peoples Gas. The procedures used by the Respondent in turning on the gas at the Fernaays's residence on January 31, 1991 was in accordance with the Peoples Gas Safe Job Procedural Manual. The method used by the Respondent to check for gas leaks in the Fernaays' gas system is not as accurate as the manometer test for testing a gas system for gas leaks, particularly where small or minor leaks are concerned. However, the Respondent's method is an acceptable and appropriate method that is acceptable within the industry just as the test described in Appendix D, b.(2), Suggested Method For Checking Leakage, of NFPA No. 54, 1988 edition adopted by Rule 4B-1.001, Florida Administrative Code, and incorporated by reference in Rule 4B-1.023, Florida Administrative Code, which is also not as accurate as the manometer test described in Appendix D, b.(1), NFPA No. 54, 1988 edition where there may be small or minor leaks but it is a suggested method under the rule for checking gas leakage. During the evening of January 31, 1991 after the explosion and again during the day of February 1, 1991, Martin Brett employed by the Department as an LP Gas Inspector, several employees from Peoples Gas (Department has filed an Administrative Complaint against Peoples Gas in this matter) and Bill Buckley, owner S.E.A., Inc. were involved in rummaging through the debris at the site of the Fernaays' residence and extracting the different parts of Fernaays' gas system, particularly the piping, which was ultimately delivered to the S.E.A. warehouse by either S.E.A. or Peoples Gas. After delivery of the pipe to the S.E.A. warehouse, S.E.A. attempted to reconstruct the configuration of the pipe lines as they existed before the explosion. Under this reconstructed configuration there was a gas pipe line of approximately 1/2 inch in diameter that terminated in either the closet or in the ceiling of the area around the closet that was not capped. It was the Department's contention, based on the reconstructed configuration, that this pipe was uncapped at the time of turn-on by Respondent and that it was the gas leaking from this uncapped line that eventually ignited and destroyed the Fernaays' home. There was insufficient evidence to show that Brett or anyone from the Department exercised any control over the removal, transporting, storing or reconstruction of the configuration of the pipe. Neither Bill Buckley as an individual or as the owner of S.E.A. nor the employees of Peoples Gas were working for the Department in regard to removing, transporting, storing or reconstructing the pipe. None of the employees of Peoples Gas, Bill Buckley or Martin Brett testified at the hearing in regard to the removal, transporting, storing or reconstructing the pipe. The only witness called by the Department to testify was Edgar Lee Martin, Jr., employed by the Department as an LP Gas Inspector/Supervisor, who did not become involved in the investigation until February 5, 1991, which was after the removal, transporting, storing and reconstruction of the pipe had been completed. Martin relied solely on what he heard from Brett and Buckley in reaching the conclusion that there was an uncapped gas line pipe in the Fernaays' gas system on January 31, 1991 at the time of the turn-on, and it was gas leaking from the uncapped pipe that ignited and destroyed the Fernaays' home. Roger Owens, the Respondent's expert witness in the area of analysis of explosions caused by gas, opined that assuming there was a "lock-up" of the system and no singing of the regulator after the "lock-up" at the time Respondent turned on the gas at the Fernaays on January 31, 1991 and that the flames were of proper height when the stove burners and water heater were lit, there could not have been such a significant leak (open pipe 1/2 inch diameter) at the time of the turn-on by Respondents as alleged by the Department. There was insufficient evidence to show that the configuration of the gas lines as reconstructed by S.E.A., Inc. was of the same configuration as existed in the Fernaays' gas system on January 31, 1991 at the time Respondent turned on the gas at the Fernaays' residence. Likewise, there was insufficient evidence to show that there were any fittings within the gas line configuration as existed in the Fernaays gas system on January 31, 1991 that Respondent failed to check for leaks. There was insufficient evidence to show that there was an open fitting in the Fernaays' gas system at the time Respondent turned on the gas on January 31, 1991 as indicated by the reconstructed configuration of the gas lines by S.E.A., and as alleged by the Department. The uncontroverted testimony of Respondent that when he turned the gas on for the second and last time he heard the system "lock-up", and although close enough to hear the regulator "sing", did not hear the regulator sing is credible. This testimony along with the testimony of Roger Owens supports the position that there was no leaks in the system at the time Respondent turned the gas on at the Fernaays' residence on January 31, 1991, and specifically no open fitting of approximately 1/2 inch in diameter in the system as alleged by the Department.
Recommendation Having considered the foregoing Findings of Fact and Conclusions of Law, it is RECOMMENDED: That the Department enter a Final Order dismissing the administrative complaint against the Respondent, Norman J. Smith. DONE and ENTERED this 26th day of August, 1991, in Tallahassee, Florida. WILLIAM R. CAVE Hearing Officer Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, FL 32399-1550 (904) 488-9675 Filed with the Clerk of the Division of Administrative Hearings this 26th day of August, 1991. APPENDIX TO RECOMMENDED ORDER The following contributes my specific rulings pursuant to Section 120- 59(2), Florida Statutes, on all of the Proposed Findings of Fact submitted by the parties in this case. Rulings on Proposed Finding of Fact Submitted by the Petitioner Adopted in Finding of Fact 1. Adopted in substance in Finding of Fact 3. Other than that the Respondent did not perform a manometer test which is adopted in Findings of Fact 5 and 8, proposed finding of fact 3 is rejected as not being supported by substantial competent evidence in the record. Adopted in Findings of Fact 4 and 8. Adopted in substance in Finding of Fact 6 except for that portion concerning an "uncapped pipe" which is rejected as not being supported by substantial competent evidence is the record. Not stated as a finding of fact but what the expert witness testified to, however, see Findings of Fact 4, 10 and 17. Rejected as not being supported by substantial competent evidence in the record. Rulings on Proposed Finding of Fact Submitted by the Respondent Respondent's proposed finding of fact are set out in unnumbered paragraphs which shall be referred in this Appendix as numbers 1 through 19. Covered in the Preliminary Statement, otherwise unnecessary as it goes to the credibility of the witness rather than being a finding of fact. - 6. Adopted in substance in Findings of Fact 11, 12, 13, 14 and 15. 7. - 8. More of an argument than a finding of fact, otherwise subordinate, or unnecessary, or not material or relevant. Adopted in substance in Findings of Fact 3, 7 and 8. - 15. Adopted in substance in Finding of Fact 4. 16. - 17. Adopted in substance in Finding of Fact 5. Not stated as a finding of fact by what Martin testified to, otherwise unnecessary or subordinate or not material or relevant. Adopted in Finding of Fact 4. COPIES FURNISHED: Lisa S. Santucci, Esquire Department of Insurance and Treasurer 412 Larson Building Tallahassee, FL 32399-0300 Zala L. Forizs, Esquire Blasingam, Forizs & Smiljanich, P.A. P.O. Box 1259 St. Petersburg, FL 33731 Tom Gallagher, State Treasurer and Insurance Commissioner Department of Insurance and Treasurer The Capitol, Plaza Level Tallahassee, FL 32399-0300 Bill O'Neil, General Counsel Department of Insurance and Treasurer The Capitol, Plaza Level Tallahassee, FL 32399-0300
Findings Of Fact Upon consideration of the oral and documentary evidence adduced at the hearing, the following relevant facts are found: By a Form of Agreement dated August 20, 1974, between petitioner as the contractor and respondent as the owner, petitioner agreed to perform all work required by the Contract Documents for the construction of the R.A. Gray Archives, Library and Museum in Tallahassee, Florida. The Contract Documents consisted of the Form of Agreement, Conditions of the Contract, Drawings, Specifications and all Addenda and Modifications thereof. These were the documents upon which petitioner's bid was based. A portion of the Specifications and Drawings were received into evidence as petitioner's exhibits 1 and 2. Section 15C of the Specifications, Volume 2, Set No. 41, contains the provisions relating to plumbing. Paragraph 3 of Section 15C pertains to soil, waste and vent piping. Paragraph 5 concerns rain water leaders and states "Insulate as specified." Paragraph 19(d) states that: Rain water leaders interior to building construction shall be isolated with 1" thick glass fiber sectional rigid pipe covering with integral vapor barrier (Exhibit No. 2, page 15C-6) The specifications do not appear to call for any particular type of insulation for soil or waste pipes. The legend for the plumbing drawings is contained on drawing P-1 of Exhibit No. 1. This legend illustrates that rain leaders are indicated by a symbol showing straight lines with the initials R.L. in between the lines. Soil or waste pipes are symbolized by a solid straight line. The drawing relevant to the issue in this case is drawing P-17. That drawing utilizes uninitialed, solid straight lines to indicate the type of piping required. No piping is denoted, according to the legend, as rain leader piping. Smith Insulation Company was petitioner's sub-subcontractor to perform the thermal insulation for the project's heating, ventilating and plumbing system. The bid price submitted by Smith was based upon the plans, specifications and drawings supplied by respondent. Frank D. Smith, president of Smith Insulation Company, testified that in interpreting the drawings concerning the plumbing for the project, he relied upon the plumbing legend contained on drawing P-1 of Exhibit 1. Inasmuch as drawing P-17 had no denotation for rain leader piping, Smith interpreted the drawing to require soil and waste pipes for which no insulation was specified. Smith testified that had the items on drawing P-17 been labeled rain leader, his initial bid would have been higher. If he had included the insulation required for rain water leaders, his actual costs would have amounted to an additional $5,000.00 and, with overhead and profit, the amount due petitioner from respondent would be $6,199.68. As a result of the mistake of Smith's superintendent, the piping in dispute on drawing P-17 was in fact initially insulated with "flexible blanket." On October 15, 1975, a site visit of the project was made and among the conditions noted on the respondent's project evaluation report was The contractor has insulated the storm water with flexible blanket. The specs called for rigid pipe covering. (Exhibit A) On October 22, 1975, Mr. Terry N. Thompson conducted a job site visit and reported in part as follows: 3. Insulation on the rain water leaders is not in accordance with the specifications and is not acceptable. Mechanical Contractor has been advised to have the insulation removed and the specified insulation installed. (Exhibit B) Smith Insulation Company removed the flexible insulation from the pipes in questions and replaced it with he specified insulation. Petitioner thereafter requested an increase in the contract price for the insulation by its sub-subcontractor in the amount of $6,199.68. The supervising architects for the project denied this request. Among those who prepared the specifications and the drawings were Fletcher and Valenti, architects and Healy, Hargan, and Matten, consulting engineers. Mr. Terry Thompson with the Healy firm was the project coordinator. He admitted that a difference in interpretation of drawing P-17 was a possibility. Mr. Charles Robert Scott with the Fletcher and Valenti firm admitted that the failure to denote certain piping on P-17 as rain water leaders could have been an error. It was Mr. Scott's opinion, however, that it was obvious from the drawings in question that the function of the pipes in question was to receive rain water. Mr. Nathan Nadler in respondent's Bureau of Construction agreed with Mr. Scott. He felt that the obvious function of the piping system in question was to drain rain water from the plaza decks. Regardless of the "obvious function" of the piping in question, the piping denoted in the drawing were soil and waste pipes. If respondent intended said piping to act as a rain water drain, drawing P-17, when interpreted in conjunction with the plumbing legend contained on P-1, is clearly erroneous.
Recommendation Based upon the findings of fact and conclusions of law recited above, it is recommended that petitioner's request for reimbursement in the amount of $6,199.68 be GRANTED. DONE AND ORDERED in Tallahassee, Leon County, Florida, this 12th day of August, 1977. DIANE D. TREMOR Hearing Officer Division of Administrative Hearings Room 530 Carlton Building Tallahassee, Florida 32304 (904) 488-9675 COPIES FURNISHED: William L. Gary Pennington, Wilkinson and Sauls Post Office Box 3985 Tallahassee, Florida 32303 Kenneth F. Hoffman Rogers, Towers, Bailey, Jones and Gay Post Office Box 1872 Tallahassee, Florida 32302 John Barley General Counsel Department of General Services Room 113, Larson Building Tallahassee, Florida 32304
