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BOARD OF COUNTY COMMISSIONERS
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Mayor David Rice, District 4
The Florida Ke s lv ',
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Mayor Pro Tern Sylvia J. Murphy, District 5
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Danny L. Kolhage, District 1
George Neugent, District 2
Heather Carruthers, District 3
County Commission Meeting
December 13, 2017
Agenda Item Number: I.2
Agenda Item Summary #3632
BULK ITEM: Yes DEPARTMENT: Planning /Environmental Resources
TIME APPROXIMATE: STAFF CONTACT: Mayte Santamaria (305) 289 -2500
n/a
AGENDA ITEM WORDING: Approval of a resolution of the Board of County Commissioners of
Monroe County, Florida accepting the recommendation of special magistrate David P. Kirwan to
deny the request for relief made by Bradley M. Levine and Melissa A. Friedman- Levine pursuant to
Florida Statutes 70.5 1, the Florida Land Use and Environmental Dispute Resolution Act.
ITEM BACKGROUND:
Bradley M. Levine and Melissa A. Friedman- Levine ( "Applicants ") are owners of the property
located at 68 Tarpon Avenue, Key Largo, Florida (hereinafter "Subject Property ") which is zoned
Improved Subdivision (IS). The property is developed with one single - family detached dwelling unit
that is fenced with a gate.
On December 20, 2016, Applicants filed a Request for an Exemption to a Special Vacation Rental
Permit (hereinafter "Request ") and the application was for an exemption pursuant to Section 134 -
l(b)(1) which provides that a vacation rental permit is not required for "[a/ vacation rental of a
dwelling unit located within a controlled access, gated community with a homeowner's or property
owner's association that expressly regulates or manages vacation rental uses."
Pursuant to LDC Section 130- 83(b), vacation rental use is prohibited in all IS Districts and
subdistricts, except in:
(1) IS -V districts (as set forth in section 130 -84); and
(2) In gated communities that have:
a. Controlled access; and
b. A homeowner's or property owner's association that expressly regulates or manages
vacation rental uses.
By letter dated June 9, 2017, Mayte Santamaria, in her capacity as the Senior Director of Planning &
Environmental Resources Department for Monroe County, Florida, denied Applicants' Request,
determining in part that the subject property alone does not meet the definition of "community" or
"gated community."
The Applicants applied for relief from the Letter of Denial under the Florida Land Use and
Environmental Dispute Resolution Act, Florida Statute 70.51; and the parties engaged in a
mediation/hearing at the offices of Special Magistrate David P. Kirwan on November 15, 2017, but
did not reach an agreement.
On November 21, 2017, Special Magistrate David P. Kirwan rendered his Recommendation that the
relief requested by Applicants not be granted, finding that the Letter of Denial is not unreasonable
and does not unfairly burden the use of the Subject Property.
Staff recommends that the Recommendation of Special Magistrate David P. Kirwan is accepted and
adopted by the BOCC without modification.
PREVIOUS RELEVANT BOCC ACTION:
n/a
CONTRACT /AGREEMENT CHANGES:
n/a
STAFF RECOMMENDATION: Approval
DOCUMENTATION:
Levine Resolution 12.13.17
Levine Recommendation of Special Magistrate
Levine 70.51 County Response Brief
Levine requested for vacation rental permit exemption not approved by County
FINANCIAL IMPACT:
Effective Date:
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County:
Current Year Portion:
Budgeted:
Source of Funds:
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing: If yes, amount:
Grant:
County Match:
Insurance Required:
Additional Details:
REVIEWED BY:
Mayte Santamaria Completed 11/27/2017 6:58 PM
Assistant County Administrator Christine Hurley
11/28/2017 8:19 AM
Steve Williams Completed
Jaclyn Carnago Completed
Budget and Finance Skipped
Maria Slavik Skipped
Kathy Peters Completed
Board of County Commissioners Pending
Completed
11/28/2017 9:41 AM
11/28/2017 12:13 PM
11/21/2017 12:28 PM
11/21/2017 12:28 PM
11/28/2017 12:41 PM
12/13/2017 9:00 AM
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MONROE COUNTY, FLORIDA
MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
RESOLUTION NO. -2017
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF
MONROE COUNTY, FLORIDA ACCEPTING THE
RECOMMENDATION OF SPECIAL MAGISTRATE DAVID P. KIRWAN
TO DENY THE REQUEST FOR RELIEF MADE BY BRADLEY M.
LEVINE AND MELISSA A. FRIEDMAN - LEVINE PURSUANT TO
FLORIDA STATUTES 70.51, THE FLORIDA LAND USE AND
ENVIRON MENTAL DISPUTE RESOLUTION ACT.
WHEREAS, Bradley M. Levine and Melissa A. Friedman - Levine ( "Applicants ") are
owners of the property located at 68 Tarpon Avenue, Key Largo, Florida (hereinafter "Subject
Property"); and
WHEREAS, the Subject Property is zoned Improved Subdivision (IS); and
WHEREAS, pursuant to LDC Section 130- 83(b), vacation rental use is prohibited in all
IS Districts and subdistricts, except in: (1) IS -V districts (as set forth in section 130 -84); and (2)
In gated communities that have: a. Controlled access; and b. A homeowner's or property owner's
association that expressly regulates or manages vacation rental uses; and
WHEREAS, with certain exceptions, any person operating a vacation rental must apply
for a permit to do so; and
WHEREAS, on December 20, 2016, Applicants filed a Request for an Exemption to a
Special Vacation Rental Permit (hereinafter "Request ") and the application was for an exemption
pursuant to Section 134- 1(b)(1) which provides that a vacation rental permit is not required for
"[a] vacation rental of a dwelling unit located within a controlled access, gated community with a
homeowner's or property owner's association that expressly regulates or manages vacation rental
uses;" and
WHEREAS, by letter dated June 9, 2017 (hereinafter "Letter of Denial "), Mayte
Santamaria, in her capacity as the Senior Director of Planning & Environmental Resources
Department for Monroe County, Florida, denied Applicants' Request, determining in part that
the subject property alone does not meet the definition of "community" or "gated community;"
and
WHEREAS, Applicants applied for relief from the Letter of Denial under the Florida
Land Use and Environmental Dispute Resolution Act, Florida Statute 70.51; and
Page 1 of 2
Packet Pg. 2158
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WHEREAS, the parties engaged in a mediation/hearing at the offices of Special
Magistrate David P. Kirwan on November 15, 2017, and did not reach an agreement; and
WHEREAS, on November 21, 20I7, Special Magistrate David P. Kirwan rendered his
Recommendation that the relief requested by Applicants not be granted, finding that the Letter of
Denial is not unreasonable and does not unfairly burden the use of the Subject Property ; and
NOW THEREFORE BE IT RESOLVED BY THE BOARD OF
COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA that the
Recommendation of Special Magistrate David P. Kirwan is hereby accepted and
adopted without modification and Applicants' request for relief under the Florida
Land Use and Environmental Dispute Resolution Act, Florida Statute 70.51 is
denied.
PASSED and ADOPTED at a regular meeting of the Board of County Commissioners of
Monroe County, Florida held on the day of December, 2417.
Mayor David Rice
Mayor Pro Tern Sylvia Murphy
Commissioner Danny L. Kolhage
Commissioner George Neugent
Commissioner Heather Carruthers
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BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA
Mayor David Rice
(SEAL)
ATTEST: KEVIN MADOK, CLERK
4 COUNTY ATT HEY
AFWRn AS TO
► iyILLIAM8
ASS::' ' �i ` �A)UNTY A ORNEY
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Packet Pg. 2159
MONROE COUNTY, FLORIDA, PLANNING COMMISSION
CASE NO.
BRADLEY M. LEVINE and
MELISSA A. FRIEDMAN- LEVINE,
Husband and wife,
APPELLANTS,
V.
MONROE COUNTY, FLORIDA, DIVISION OF PLANNING
& ENVIRONMENTAL RESOURCES, a FL municipality,
APPELLEE.
RECOMMENDATION OF SPECIAL MAGISTRATE
The undersigned having been jointly selected by the parties as Special Magistrate in this
matter pursuant to Florida Statute 70.15, conducted a mediation hearing at the offices of
Mediation Professionals of the Florida Keys, Inc., 5800 Overseas Highway, Suite 4, Marathon,
Florida on November 15, 2017. Present were property owner Bradley M. Levine ( "Levine "),
represented by attorneys John A. J a b ro, Esc{. and Lesley Rhyne, Esq.; and for respondent
( "Monroe County "), Assistant Monroe County Attorney, Derek V. Howard and Mayte
Santamaria, Senior Director of the Planning & Environmental Services for Monroe County,
Florida.
Monroe County has denied Levine's application for a special vacation rental permit
based upon the fact that Levine's property (which is a residence occupied on a part-time basis
by Bradley M. Levine and Melissa A. Friedman - Levine) is located within an I -S (Single Family)
zone and that Levine's property does not meet the exception contained in Monroe County
Page 1 of 3
Development Code Section 134- 1(b )(1) as a "vacation dwelling unit located within a controlled
access, gated community with a homeowner's or property owner's association that expressly
regulates or manages vacation rental uses... ". Both parties concede that, if the subject
property meets the requirements of the cited code section, then the owner would be entitled
to the issuance of a vacation rental permit, notwithstanding the fact that the property is
located within an I -S zone. Levine contends that, because the terms "gated community" and
"community" are not defined in the Monroe County Code, his home (which is inaccessible to
third parties except through a gate and managed by a Florida corporation created by Levine
called "Florida Keys HOA, Inc. ") should be construed as being within a "gated community ".
Other than the Levine home, no other property is subject to membership in or control by the
"Florida Keys HOA, Inc. ". Monroe County contends that construing the term "gated
community" as proposed by Levine would render the common understanding of the terms
meaningless and would undermine the character of single - family neighborhoods within the I -S
zones.
Both parties also presented evidence on the issue of whether Monroe County's denial of
the special permit exception is unreasonable or unfairly burdens Levine's property such as to
entitle him to relief under the Florida Land Use and Environmental Dispute Resolution Act,
Florida Statute 70.51.
With the participation of the undersigned Special Magistrate, the parties engaged in a
lengthy discussion in an attempt to achieve a resolution of the conflict mutually acceptable to
the parties. No agreement was reached.
Page 2 of 3
The parties having failed to reach an agreement, and upon consideration of the
evidence and argument presented by the respective parties at the hearing, the undersigned
Special Magistrate finds that the denial of the special permit exception is not unreasonable and
does not unfairly burden the use of the owner's (i.e. Levine's) property. The Special Magistrate
further recommends that the subject development order (i.e. denial of the special permit
exception) remain undisturbed.
I HEREBY CERTIFY that a true and exact copy of the foregoing was emailed
to the John A. Jabro, Esq., iiabro @aol.com; keyslegal @aol.com; Lesley Rhyne, Esq.,
lrhyne @floridakeyslaw.com; service @floridakeyslaw.com and to Derek Howard, Assistant
Monroe County Attorney, Howard- Derek@monroecounty -fl.gov and for filing in the
appropriate public record to Mayte Santamaria, Senior Director of the Planning &
Environmental Services of Monroe County, Florida, Santamaria -ma to @monroecoun -
fl.gov on the 21st day of November, 2017.
avid P. Kirwan
Special Magistrate
5800 Overseas Highway, #4
Marathon, FL 33050
davidkirwan @protonmail.com
Page 3 of 3
MONROE COUNTY, FLORIDA
PLANNING COMMISSION
BRADLEY M. LEVINE and
MELISSA A. FRIEDMAN- LEVINE,
Husband and Wife,
Owners,
V .
MONROE COUNTY, FLORIDA, DIVISION OF PLANNING &
ENVIRONMENTAL RESOURCES,
a Florida municipality,
Respondent.
MONROE COUNTY'S RESPONSE TO OWNERS' REQUEST FOR
RELIEF PURSUANT TO SECTION 70.51, FLORIDA STATUTES, THE
FLORIDA LAND USE AND ENVIRONMENTAL RESOLUTION ACT
DEREK V. HOWARD, ESQ.
Assistant County Attorney
Fla. Bar. NO. 0667641
Monroe County Attorney's Office
P.O. Box 1026
Key West, Florida 33041 -1026
(305) 292 -3470
howard- derek@monroecounty -fl.gov
TABLE OF CITATIONS
Cases:
Albrecht v. State, 444 So. 2d 8,(Fla. 1984) ................ ...............................
Corn v. City of Lauderdale Lakes, 95 F.3d 1066, 1072 -73 (11 Cir. 1996) ............
Key Haven Associated Enterprises, Inc. v. Board of Trustees
of Internal Improvement Trust Fund, 427 So. 2d 153 (Fla. 1982) ...............
Pace Resources, Inc. v. Shrewsbury Township, 808 F.2d 1023 (3d Cir. 1987) ..........
0)
TABLE OF CONENTS
Regulation of Owners' Proposed Use of the Subject Property .........................4
Standard For Relief Pursuant to 70.51, Florida Statutes ... ..............................6
The Decision of the Planning Director Is Neither Unreasonable
Nor Unfairly Burdens the Subject Property .................. ..............................7
Conclusion...................................................... ............................... 9
Certificate of Service ............................................ ..............................9
I. Regulation of Owners' Proposed Use of the Subject Property
Monroe County does not dispute that Bradley M. Levine and Melissa A.
Friedman- Levine, husband and wife, are owners of the subject property located at
68 Tarpon Avenue, Key Largo, Florida (hereinafter "Subject Property ").
The Subject Property is zoned Improved Subdivision (IS). Pursuant to LDC
Section 130- 83(b), vacation rental use is prohibited in all IS Districts and
subdistricts, except in:
(1) IS -V districts (as set forth in section 130 -84); and
(2) In gated communities that have:
a. Controlled access; and
b. A homeowner's or property owner's association
that expressly regulates or manages vacation rental
uses.
With certain exceptions, any person operating a vacation rental must apply for
a permit to do so. LDC Section 134 -1(a) provides as follows:
An owner or agent is required to obtain an annual vacation
rental permit for each dwelling unit prior to renting any
dwelling unit as a vacation rental, as defined in section
101 -1, except as provided for under subsection (b) of this
section. A special vacation rental permit is
nontransferable between owners. A change of ownership
of the vacation rental unit shall require the new owner or
his agent to obtain a new vacation rental permit for the
residential dwelling unit.
4
On December 20, 2016, Appellants filed a Request for an Exemption to a Special
Vacation Rental Permit (hereinafter "Request "). Appellants' application was for an
exemption pursuant to Section 134- 1(b)(1) which provides that a vacation rental
permit is not required for "[a] vacation rental of a dwelling unit located within a
controlled access, gated community with a homeowner's or property owner's
association that expressly regulates or manages vacation rental uses."
By letter dated June 9, 2017 (hereinafter "Letter of Denial "), Mayte
Santamaria, in her capacity as the Senior Director of Planning & Environmental
Resources Department for Monroe County, Florida, denied Appellants' Request.
The Director of Planning, determined in pertinent part that the subject property alone
does not meet the definition of "community" or "gated community." In other words,
the Owners cannot be a "community" of one.
The subject property consists of one single - family detached dwelling unit. As
part of the administrative application "proof unit is located within a controlled
access, gated community with a homeowner's or property owner's association that
expressly regulates or manages vacation rental use," the applicant submitted: (a) a
Department of Business & Professional Regulation license issued to the Florida
Keys HOA, Inc.;' (b) and IRS statement addressed to the Florida Keys HOA, Inc.
and to the attention of Brad Levine; and (c) a photograph of the gated entrance to a
1 The printout sheet of the DPBR webpage showed that the person logged on was Bradley Levine.
5
fenced property with one - single - family detached dwelling unit. This "proof'
showed that the only home behind the gates is owned by the Appellants. The only
member of Florida Keys HOA, Inc. is the subject household.
II. Standard For Relief Pursuant to 70.51, Florida Statutes
In order to show an entitlement to the relief that they are requesting, Owners
must show that the decision of the Planning Director "is unreasonable or unfairly
burdens the use of the [Owners'] real property." 70.51(4). Pursuant to 70.51(17),
"[t]he object of the hearing is to focus on attention on the impact of the governmental
action giving rise to the request for relief ...." (Underlined emphasis added.)
As Owners correctly note in their request, the administrative appeal of the
Planning Director's decision is pending. By agreement of the parties, the appeal is
being held in abeyance pending the outcome of this 70.51 proceeding. The
administrative appeal goes to the propriety of the Planning Director's decision.
Analogous with an inverse condemnation proceeding, this proceeding must accept
as correct the propriety of the Planning Director's decision, and focus on the impact
of Planning Director's decision on Owners' use of the subject property. See, e.g.,
Key Haven Associated Enterprises, Inc. v. Board of Trustees of Internal
Improvement Trust Fund, 427 So. 2d 153, 156 (Fla. 1982) (explaining that after an
agency action becomes final a party may elect either to challenge the action by direct
review in the district court of appeal or, "by accepting the agency action as
C1
completely correct," sue in circuit court for inverse condemnation); Albrecht v.
State, 444 So. 2d 8 13 (Fla. 1984) (explaining that whether the party "agrees to the
propriety [of the agency action] or it is judicially determined," in either case "the
matter is closed" before a claim of inverse condemnation may arise).
Although the Dispute Resolution Act seeks to provide owners a redress
process for impacts that are "unreasonable" or "unfairly burden," a deficiency of the
Act is that it defines neither. Guidance on the definitions can be gained through
Black's Law Dictionary (10' ed. 2014), which defines "unreasonable" as "[n]ot
guided by reason, irrational or capricious."
III. The Decision of the Planning Director Is Neither Unreasonable Nor
Unfairly Burdens the Subject Property
As the Owners' admit in their request, they personally occupy the subject
property for a significant portion of the year. The Planning Director's decision does
not burden the Owners' primary use of the property as a residence.
Remarkably, Owners' request cites absolutely no case law or other authority
in support of their proposition that the County's complained of regulation of vacation
rentals is "unreasonable" or "unfairly burdens" their property. In fact, no
explanation is offered as to how the complained of regulation or decision is irrational
or capricious.
7
The Owners' desire to make extra income in the amount of $7,500.00 per
week by renting the subject property must be balanced with the County's concern
for the community at large and safeguarding its tourist economy. Monroe County's
vacation rental restrictions are a rational response to the permitted uses in the
County's Land Use Districts to ensure compatibility with surrounding uses; preserve
public health, safety, comfort, and welfare, particularly the shortage of affordable
workforce housing, and the conversion of a scarce housing stock into vacation
rentals. The County's vacation rental restrictions also contain tourism sprawl, which
gives rise to parking, traffic and noise impacts. The complained of vacation rental
restrictions do not disparately impact Owners; other similarly situated owners are
similarly impacted.
Although the County recognizes that the standard in an inverse condemnation
action is stricter than the "unreasonable" or "unfairly burdens" standard in Section
70.51, inverse condemnation case law is still helpful in determining whether Owners
are entitled to any relief under 70.51. Although the complained of regulation may
limit Owners the opportunity to produce vacation rental income, there is still an
economically viable use as evidenced by the fact that Owners utilize the subject
property as a residence. As in the inverse condemnation context, this use militates
against the granting of relief. See, e.g., Pace Resources, Inc. v. Shrewsbury
Township, 808 F.2d 1023, 1031 (3d Cir. 1987) ( "The Supreme Court has made it
clear that general land use regulation may deprive an owner of the best use or uses
of his property without compensation. "); Corn v. City of Lauderdale Lakes, 95 F.3d
1066 1072 -73 (11' Cir. 1996) ( "The standard is not whether the landowner has been
denied those uses to which he wants to put his land; it is whether the landowner has
been denied all or substantially all economically viable use of his land. ").
CONCLUSION
Based on the foregoing, the County opposes the granting of any relief to the
Owners pursuant to Section 70.5 1, Florida Statutes.
Respectfully submitted this 24th day of October, 2017.
CERTIFICATE OF SERVICE
0j
/s/
Derek V. Howard
Assistant County Attorney
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County of Monroe
Planning & Environmental Resources
Department
2798 Overseas Highway, Suite 410
Marathon, FL 33050
Voice: (305) 289 -2500
FAX: (305) 289 -2536
Board of County Commissioners
Mayor George Neagent, District 2
Mayor Fro Tem David Rice, Dist. 4
Heather Carruthers, District 3
Danny L. Kolhage, District 1
Sylvia J. Murphy, District 5
We strive to be caring, professional, and fair.
June 9, 2017
Brad Levine
800 Hibiscus Street
Boca Raton, FL 33486
Subject: Request for an Exemption to a Special Vacation Rental Permit located at 68 Tarpon
Avenue, Revised Amended Plat of Riviera Village (PB2 -80), Key Largo, Florida, Real.
Estate #00511770- 000000 (VRE- 16 -14)
Dear Mr. Levine,
The Planning and Environmental Resources Department is in receipt of your application for an
Exemption to the County's Special Vacation Rental Permit. The application is for an exemption
pursuant to Monroe County Land Development Code (LDC) Section 134- 1(b)(1), for properties in
which the dwelling unit is located within a controlled access, gated community with a homeowner's or
property owner's association that expressly regulates or manages vacation rental uses.
The subject property consists of one single - family detached dwelling unit and is located within the
County's Improved Subdivision (IS) Land Use (Zoning) District. Pursuant to LDC Section 130- 83(b),
vacation rental use is prohibited in all IS Districts and subdistricts, except in:
(1) IS -V districts (as set forth in section 130 -84); and
(2) In gated communities that have:
a. Controlled access; and
b. A homeowner's or property owner's association that expressly regulates or manages vacation
rental uses.
Although the County LDC does not explicitly define "community," "controlled access," or "gated
communities," the Planning Director has the "jurisdiction, authority and duties "... "to render
interpretations of the Comprehensive Plan and the Land Development Code." pursuant to LDC Section
102- 21(b)(2)h. To aid in the review of the requested Vacation Rental Exemption, various sources were
consulted for definitions of the terms "community" and "gated community."
A Planners Dictionary (2004) APA Planning Advisory Service, 460pp:
• "Community" is defined as "A subarea of the city consisting of residential,
institutional, and commercial uses sharing a common identity."
Request for Vacation Rental Exemption (VRE- 16 -14) June 9, 2017
68 Tarpon Avenue, Key Largo Page I of 3
Packet Fig. 2173
• "Gated community" is defined as "Residential areas that restrict access to normally
public spaces. These are subdivisions of usually high -end houses located mostly in
suburbs, but some more recently in inner -city areas. The type of gates can range
. from elaborate guard houses to similar electronic anus. Residents may enter by
electronic cards, or remote control devices. Visitors must stop to be verified entry;
A residential neighborhood where accessibility is controlled by means of gate, guard,
barrier or other similar improvement within or across a privately maintained right -
of -way. "
Black's Law Dictionary defines "Community" as "1. A neighborhood, vicinity, or locality. 2
A society or group of people with similar rights or interest. 3. Joint ownership, possession or
participation. "
Merriam- Webster Dictionary ( www .merriam- webster.com/dictionary /community) defines
"Community" as "A unified body of individuals: a) the people with common interests living
in a particular area; the area itself; b) an interacting population of various kinds of
individuals (as species) in a common location; c) a group of people with a common
characteristic or interest living together within a larger society"
Oxford English Dictionary ( en. oxforddictionaries .corn/definition /coarnmunity) defines
"Community" as "1) A group of people living in the same place or having a particular
characteristic in common; 1.1) A group of people living together and practicing common
ownership; 1.2) A particular area of place considered together with its inhabitants "
Based on the above definitions of "community" from generally and professionally accepted references,
the County Land Development Code cannot be interpreted as permitting the vacation rental use of one
single- family detached dwelling unit located on one lot or parcel in the IS District. Therefore, the
Department is unable to approve the application at this time for the following reason:
I. Pursuant to LDC Section 130- 83(b), vacation rental use is prohibited in all IS Districts and
subdistricts, except in: (1) ISN districts (as set forth in section 130 -84); and (2) In gated
communities that have: a. Controlled access; and b. A homeowner's or property owner's
association that expressly regulates or manages vacation rental uses. The subject property,
consisting of one single - family detached dwelling unit, does not meet the above definitions of
"community" or "gated community" The terms "community" and "gated community" as used in
LDC Sections 130 -83(b) and 134- 1(b)(1) cannot not apply to a single lot or parcel with one
dwelling unit in the IS District.
You may appeal any decision, determination or interpretation made in this letter pursuant to Monroe
County Code Section 102 -185. A notice of appeal must be filed with the County Administrator, 1100
Simonton Street, Gato Building, Key West, FL 33040, within 30 calendar days from the date of this
letter. In addition, please submit a copy of your notice of appeal to the Planning Commission
Coordinator, Monroe County Planning and Environmental Resources Department, 2798 Overseas
Highway, Suite 410, Marathon, Florida 33050.
Request for Vacation Rental Exemption (VRE- 16 -14) June 9, 2017
68 Tarpon Avenue, Key Largo Page 2 of 3
• Racket Fig. 2174
If you have any questions regarding the contents of this letter, or if we may further assist you, please feel
free to contact the Department's Marathon office at (305) 289 -2500.
Respectfully,
Mayte Santamaria, Senior Director of Planning & Environmental Resources
Request for Vacation Rental Exemption (VRE- 16 -14) June 9, 2017
68 Tarpon Avenue, Key Largo Page 3 of 3