Item P12 P12
BOARD OF COUNTY COMMISSIONERS
COUNTY of MONROE Mayor Craig Cates,District 1
The Florida Keys Mayor Pro Tern Holly Merrill Raschein,District 5
Michelle Lincoln,District 2
James K.Scholl,District 3
m' David Rice,District 4
Board of County Commissioners Meeting
October 18, 2023
Agenda Item Number: P12
2023-1680
BULK ITEM: No DEPARTMENT: County Attorney
TIME APPROXIMATE: STAFF CONTACT: Kelly Dugan
AGENDA ITEM WORDING:
Authorization to Initiate Litigation Seeking Injunctive Relief and Costs Against 91865 OVERSEAS
HIGHWAY LLC Regarding Property Located at 91865 Overseas Highway, Tavernier, FL 33070, to
Abate Ongoing Unpermitted Development.
ITEM BACKGROUND:
The property is a designated historic property(see attached BOCC Resolution No. 526-1996) and,
therefore, development of it is subject to Monroe County Historic Preservation Commission("HPC")
review. The property currently has only one (1) issued permit for stucco (Permit No. 22300692), which
contains restrictions put in place by the HPC (see attached HPC Resolution No. 17-2022). That stucco
permit remains open and therefore has not been closed out. The property also has one (1) expired permit
for electrical work, and multiple pending permit applications that have not been approved.
The property is the subject of a Code Compliance Department case(Case No. CE22050041) for:
Failure to obtain required building permit(s) for ka�Stucco on buildings 2, 3, and 4;kW Replacement of
windows and doors on buildings 2, 3, and 4;CcJ Concrete wall behind building 4;�d)Commercial
painting of buildings 2, 3, and 4;ke�Electric work on building 2; kQ plumbing work on building 2; W
After-the-fact permit required; and Q�Conversion of area accessory to building 3 from residential to
retail without conditional use permit. A hearing was held before the Monroe County Code Compliance
Special Magistrate on June 22, 2023, which the property owner chose not to attend. The Special
Magistrate found the property in violation of all violations. The deadline for the property to cure the
subject violations and come into compliance is December 27, 2023.
After entry of these findings of violation, Monroe County on August 24, 2023, received a complaint
that more work was being conducted on the property. County professional staff determined that the
work was being conducted without any permits (including but not limited to vegetation removal,
grading,paving, and roofing) and stucco work exceeding the scope of the above-referenced open stucco
permit. Assistant Building Official Rey Ortiz posted a stop-work order on the property on August 28,
5234
2023. Despite this, the County then received an additional complaint that illegal unpermitted work was
still in progress at the property on September 5, 2023.
County professional staff recommends initiating litigation to seek costs and injunctive relief to compel
the abatement of all unpermitted work by enjoining the property's use until the owner applies for, has
issued, and closes out all required permits for said work.
PREVIOUS RELEVANT BOCC ACTION:
CONTRACT/AGREEMENT CHANGES:
STAFF RECOMMENDATION: Approval
DOCUMENTATION:
Tavernier Hotel SWO.pdf
Tavernier Hotel photos.pdf
BOCC Resolution No. 526-1996.pdf
Monroe County Historic Preservation Commission Resolution No. 17-2022.pdf
FINANCIAL IMPACT:
148-50001 Growth Management Admin- $2,500.00
5235
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MONROE COUNTY STOP WORK ORDER
INSPECTOR P42�_fl _z_ DATE s
DEPT: CODE COMPLIANCE V BUILDING DEPARTMENT
CONTRACTOR NAME IA446u` txr z-Odl,
PERMIT # 2-- 00 2- CODE CASE # C- 0 ,5"0 d 1+ t
PROPERTYOWNER R ( TG
STREET ADDRESS G( 9 CS O �j e,�-- <
DESCRIPTION OF WORK: 7-Z;3C I (aZ
Z�oc)' 0 72z S a_, Z-z3"oed10fZZ_-3do a2, �2300kgR t=
STAGE OF WORK: COMPLETED 7� PARTIAL ENVIRONMENTAL
Please bring this form to the Monroe County Building Department, along with a
copy of your Property Record Card (obtained from Property Appraiser's office)
and any other documentation (permits, contracts) pertaining to this project.
Monroe County staff will determine whether your project can be permitted or
whether a demolition permit will be required.Your prompt response is required
to avoid further enforcement action. Submit at the following offices:
UPPER KEYS (KEY LARGO) MIDDLE KEYS (MARATHON)
Murray Nelson Government&Cultural Center Marathon Government Center
102050 Overseas Highway 2798 Overseas Highway Suite 300
Key Largo, Fl. 33037 Marathon, FI. 33050
305-453-8800 305-289-2501
STOCK ISLAND OCEAN REEF
5503 College Road Suite 203 11601 CR 905 �� 1�� i� �'�� I
Key West FI. 33040 305-295-3990 Key Largo, FI. 3303l 1� �,
305-295-3990 305-453-8765
------------------------------------------------------------------------------------------------------------
Office Use only: Tag Place Date Initials Tag Removed Date
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MONROE COUNTY STOP WORK ORDER
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INSPECTOR ... � T
DEPT: CODE COMPLIANCE BUIL IDEPARTMENT
CONTRACTOR NAME
PERMIT 'ODE CASE #
PROPERTY w � w v`t
STREET A ESS (: ,Lo a— '' 3 .
DESCRIPTION
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STAGE OF WORK: COMPLETED PARTIAL ENVIRONMENTAL
Please bring this form to the Monroe County Building Department, along with a
copy of your Property Record Card (obtained from Property Appraiser's office)
and any other documentation (permits, contracts) pertaining to this project.
Monroe County staff will determine whether your project can be permitted or
whether a demolition permit will be required.Your prompt response is require
to avoid further enforcement action. Submit at the following offices:
UPPER KEYS (KEY LARGO) MIDDLE KEYS (MARATHON)
Murray Nelson Government & Cultural Center Marathon Government Center
102050 Overseas Highway 2798 Overseas Highway Suite 300
Key Largo, FI. 33037 Marathon, FI. 33050
305-453-8800 305-289-2501
STOCK ISLAND OCEAN REEF
5503 College Road Suite 203 11601 CR 905 �
Key West FI. 33040 305-295-3990 Key Largo, Fl. 3303
305 295 3990 305 453-8765
-------------------------------------------------------------------------------------rv.
O ce Use only: Tag Place ......_..........— Date_......._ Initials...._..— Tag Removed . _._.
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Planning Department
RESOLUTION NO. 526-1996
A RESOLUTION BY THE MONROE COUNTY BOARD OF
COMMISSIONERS GRANTING THE DESIGNATION OF
"HISTORICAL AND CULTURAL LANDMARK" TO THE
TAVERNIER HOTEL ON PROPERTY DESCRIBED AS
TAVERNIER #2 SUBDIVISION, BLOCK A AND PART OF
DISCLAIMED ALLEY, LOT 4 , IN SECTION 34,
TOWNSHIP 62 SOUTH, RANGE 38 EAST, TAVERNIER,
FLORIDA AT APPROXIMATELY MILE MARKER 92 . THE
REAL ESTATE IDENTIFICATION NUMBER IS
555610-000000 .
WHEREAS, the procedures for landmark designation set forth
in Section 9 . 5-453 of the Monroe County Code Amended, have
been followed, in that :
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1 . The proposed designation was initiated by Jac McCoV-nick-, in
an application to the Historic Florida Keys PiNP-servation
Board; and - r;
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2 . The proposed designation included a legal description,
address, and a narrative description of the site and its
structures; and
3 . The application established the basis for the Tavernier Hotel
historic designation under Code Section 9 . 5-452 , and
included other evidence that supports the designation, as set
page 1 Initials
TAVHOTEL. 005/TXTHIST, 042596
5252
forth on the application, which documents the historic,
social, and cultural significance of the Tavernier Hotel; and
4 . The application has been reviewed by the Historic Florida
Keys Preservation Board, which recommends the Tavernier Hotel
for local historic designation, as evidenced in a May 2, 1996
letter from the Board; and
5 . The application has been reviewed by the Planning Staff, who
recommends the Tavernier Hotel for landmark designation, as
stated in the staff report to the Monroe County Planning
Commission dated August 6, 1996; and
6 . The Monroe County Planning Commission during a regular
session held on August 23, 1996 conducted a public hearing to
designate the Tavernier Hotel as a "Historical and Cultural
Landmark" as specified in Section 9 . 5-452 (a) , of the Monroe
County Code. Amended in that the property is associated
with events of cultural, social, and historical significance
to Monroe County; and
WHEREAS, the Monroe County Board of County Commissioners
has considered the proposed designation and the recommendations
of the Historic Florida Keys Preservation Board, the Planning
Department, and the Planning Commission and has made the
following Findings of Fact and Conclusions :
page 2 Initials
TAVHOTEL. 005/TXTHIST, 042596
5253
1 . The Tavernier Hotel is eligible for and hereby is granted
landmark designation pursuant to Section 9 . 5-452 (a) of the Monroe
County Land Development Regulation since it is associated with
events of significance to the cultural and social history of
Monroe County.
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA THAT:
The preceding Findings of Fact and Conclusions, support their
decision to APPROVE the designation of the Tavernier Hotel
located at mile marker 92, Tavernier, Florida, a "Historic and
Cultural Landmark" as provided for by Article VIII of the
Monroe County Code .
PASSED AND ADOPTED by the Board of County Commissioners of
Monroe County, Florida, at a regular meeting of said Board held
on the 12th day of November, A.D. 1996 .
Mayor Freeman yes
Mayor Pro Tem London yes
,rcoCY,
Commissioner Harvey yes
Off- Commissioner Douglass yes
Commissioner Reich yes
BOARD OF COUNTY COMMISSIONERS
OF MO ES
TY, ORIDA
'�...
� i..•
By.
Ma r/Chair
4AP O tY
(Seal)
Attest : DANNY L. KOHLAGE, CLERKBY: a. .e. C. t ,o er
Deputy Cl rk
page 3 Ini als
TAVHOTEL. 005/TXTHIST, 042596
5254
tt!'M�.l YluRD�e) {�,.�'F� 1�f',9 N �.� N1,N.�y"I � A ��.�A4.3
County
of Monroe
Mayor David Rice. District 4
� � a Keys
yy 1 Mayor Pro Tcm Craig Cates. District I
rnie1 Michelle Lincoln.District 2
.lim Scholl.District 3
` Holly Merrill Raschein.District
MONROE COUNTY HISTORIC PRESERVATION COMMISSION
RESOLUTION NO. HP 17-2022
A RESOLUTION OF THE MONROE COUNTY HISTORIC PRESERVATION
COMMISSION APPROVING A SPECIAL CERTIFICATE OF APPROPRIATENESS' TO
91865 OVERSEAS HIGHWAY, LLC, TO REPLACE ROOFING OF TWO (2) EXISTING
STRUCTURES; INSTALL PAVERS AND RE-APPLY ASPHALT; RE-STUCCO AND
PAINT EXTERIOR WALLS; AND REPLACE ALL WINDOWS AND DOORS WITH
NEW IMPACT WINDOWS AND DOORS ON ALL FIVE STRUCTURES AT 91865
OVERSEAS HIGHWAY, SITUATED WITHIN THE TAVERNIER HISTORIC DISTRICT.
MONROE COUNTY, FLORIDA. CURRENTLY HAVING PROPERTY
IDENTIFICATION NUMBER 00555610-000000, AND MORE PARTICULARLY
LEGALLY DESCRIBED AS A PARCEL OF LAND WITHIN SECTION 34. TOWNSHIP
62 SOUTH, RANGE 83 EAST, MONROE COUNTY. FLORIDA.
WHEREAS, on July 21. 2022. Maurice Berabi on behalf of 91865 Overseas Highway. LLC
("Applicant"), submitted an application to the Monroe County Planning,and Environmental ReSOUrceS
Department (..Depa tment") for a Special Certificate: o1'Appropriateness l'cal°authorization to rephicc roofing
cif two (2)existing structures; install pavers and re-appIN asphalt: re-stucco and paint the exterior wattIs: and
replace all windows and doors with new impact windows and doors can all five (;5) structures at 91965
Overseas Highway. Tavernier, Monroe County. Florida; and
WHEREAS, at regularly scheduled, duly noticed public meetings held on September 12. 2022.
October 3. 2022, and November 7, 2022, the Monroe County Historic Preservation Commission
("administrative tribunal", ' HPC or"Commission"). met to review and consider said request in accordance
with Monroe County Land Development Code ("LDC") Chapter 135. Article 1, during which time sworn
testimony was taken and documentary evidence was received and accepted into the record by the
Commission: and
WHEREAS,the subject property is located at 91865 Overseas Highway, is located within the
Tavernier Historic District, approximate Mile Marker 91.5. and legally described as set forth above: and
WHEREAS, the subject property includes structures designated as Monroe County I listorical and
Cultural Landmarks by the Monroe County Board of County Commissioners ("BOCC". "Monroe County*'.
or the "County') pursuant to BOCC Resolution Nos. 524-1996. 525-1996, and 526-1996; and
Monroe County Planning and Environmental Resources Department File No.2022-143,.
1 of 5
5255
WHEREAS, the aforementioned structures are contributing structures in Monroe County's Tavernier
Historic District; and
WHEREAS,the BOCC has provided for the preservation of historical properties, created the HPC.
created the Tavernier Historic District Overlay, and adopted and incorporated by reference the Tavernier
Historic District Preservation Guidelines pursuant to LDC Chapter 135, Article 1, and Monroe County
Ordinances No. 22-1999 and No. 19-2005; and
WHEREAS, LDC Section 135-3 vests the HPC with authority to issue Special Certificates of
Appropriateness authorizing work to be done on such property pursuant to LDC Chapter 135, Article 1, and
based upon the Secretary of the Interior's Standards for Rehabilitation; and
WHEREAS, the following sworn testimony and documentary evidence regarding the aforesaid
development application was received by the Commission, and is hereby incorporated and made part of the
record as if fully stated herein;
1. Application for a Special Certificate of Appropriateness, received by the Department on July 21
2022; and
2. Professional staff report prepared by Diane Silvia: Executive Director, Historic Florida Keys
Foundation, serving as professional historic planner to the HPC; and
3. Testimony by Devin Tolpin, Principal Planner: and
4. Photographs of the existing and nearby properties. and
5. Site Plan, dated March 22"d 2022. Elevation Drawings, dated March 22"d, 2022. and exterior door
and window replacement plans, dated May 26"'. 2022, by Rolando Nigaglioni, RN Engineering,
Inspection & Construction, Inc. (attached as Exhibit"A." hereto): and
6. Expert opinion testimony of Monroe County's Assistant Building Official, Reynaldo Ortiz, accepted
into the record following this administrative tribunal's recognition of Mr. Ortiz as a duly qualified
expert in each of the following three(3) fields of expertise:
1. Planning;
2. Building Code Administration; and
3. Floodplain management regulation ("Floodplain Management").
7. Fact testimony of Monroe County Assistant Building Official Reynaldo Ortiz;
8. The unchallenged/unrebutted fact and expert opinion testimony of Monroe County Assistant
Building Official Reynaldo Ortiz established the existence of multiple violations of Monroe
County's Codes on the property and its structures and that one or more stop-work orders previouslN
issued by Monroe County had been disregarded:
9. Photographs of the subject property and the structures upon it which, as testified to by Mr. Ortiz:
2 o}'5
5256
I. Accurately depicted the conditions of the property and structures upon it as of this
Applicant's public hearing duly held on November 7'h, 2022, including photos that Mr.
Ortiz testified he took the morning of this public hearing date; and
2. Accurately depicted the subject property and unpermitted development, construction.
and/or work done on the property and structures upon it.
10. The testimony of Maurice Berabi, Manager of 91865 Overseas Highway, LLC:- and
11. Presentation and comment from attorney Theron Simmons, Esquire, counsel to and authorized agent
for the Applicant 91865 Overseas Highway, LLC; and
12. Advice and counsel of Peter H. Morris, Assistant Monroe County Attorney:
WHEREAS,the HPC evaluated the aforesaid application according to (1) The U.S. Secretary ofthe
Interior's Standards for Rehabilitation and (2) LDC Chapter 135, Article I; and
WHEREAS,the HPC, having fully considered the evidence presented makes the following findings
of fact and conclusions of law:
FINDINGS OF FACT AND CONCLUSIONS OF LAW
I. The foregoing recitals are true and correct and are hereby incorporated and made part of the record as
if fully set forth herein; and
2. The aforesaid application was considered by the Monroe County Historic Preservation Commission
at a duly noticed public hearing(s) at a regularly scheduled meeting(s) of the HPC: and
3. The scope of work conforms to the (1) U.S. Secretary of the Interior's Standards for Rehabilitation,
(2) LDC Chapter 135, Article 1, and/or(3)the Tavernier Historic District Preservation Guidelines.
NOW THEREFORE, BE IT RESOLVED BY THE HISTORIC PRESERVATION
COMMISSION OF MONROE COUNTY, FLORIDA, that the instant request for a Special Certificate of
Appropriateness to replace rooling of two existing.structures: install pavers and re-apply asphalt: re-stucco
and paint the exterior walls, and replace all windows and doors with new impact windows and doors on all
five StrUCtures at 91865 Overseas Highway is hereby APPROVED, subject to the following conditions:
I. The window replacements on the front facade of the building referred to as the Rooms Building on
Sheets SP-1 and A-1 (Exhibit"A.") are to be reconfigured as six over six windows. This may be
achieved by adding the appearance of mullions.
2 P1101•to issuance of a permit for any window replacement on this property, a permit must be issued
to replace the previously e istin,g white wood shutters on all structures located on this property. as
t1OCUrnented through photographs in. Planning Department File No. 2022-143 and the Tavernier
Historic Preservation Guidelines.
3. Stucco work is to be limited to repair and must retain the existing rough finish.
4. No change to exterior paint colors for any structures on this property has been approved.
Per current....�._.
r online records of the Florida Division of Corporations..
3 of 5
5257
5. The roof replacement of the Rooms Building and Aesthetics Building as noted on Sheets SP-I and
A-I (Exhibit"A.") the must have a silver, galvalume finish.
6. The products approved for the proposed paving may be labeled as either Taho Sandblasted or Taho
Tumbled, as included as Exhibit"B." to this Resolution.
7. The applicant shall apply for and receive a building permit for the aforesaid work. This Special of
Appropriateness does not discharge, exempt. or otherwise release the applicant or his/her heir(s).
assign(s), or successor(s) in title, from his/her duty to comply with any additional requirements based
upon the Florida Building Code and/or floodplain design requirements.
8. If a Building Permit had been previously applied for, for the aforesaid work, and remains unissued.
the applicant is to submit a copy of this Special Certificate of Appropriateness and any necessary
documentation of compliance and consistency with this Certificate and Conditions, as a correction to
the relevant Building Permit.
9. The proposed scope of work has not been reviewed for compliance with/by the Monroe County
Planning and Environmental Resources Department. Prior to the issuance of Building Permits. new
development, modifications, and structures, shall be found in compliance with Monroe Count)
Comprehensive Plan and the Monroe County Codes.
10. This Special Certificate of Appropriateness does not approve a change of use or occupancy of the
structures located on the subject property and is limited in scope to approval of the aforesaid work.
Work not specified may not be carried out without an additional Special Certificate of
Appropriateness or Regular Certificate of Appropriateness approval. This Special Certificate of
Appropriateness is only for the aforesaid project. It does not waive the required approval(s) for any
future structures, modifications or additions.
11. This Special Certificate of Appropriateness does not discharge, exempt, waiver. or otherwise release
the Applicant(s) or any natural or legal person from their duty to obtain required federal, state.
County, and local approval(s) for any future development, construction of buildings or structures. or
establishment of uses upon the property. This Special Certificate of Appropriateness does not waive
any rights Monroe County has with respect to violations of Monroe County's Codes, Comprehensive
Plan, the Florida Building Code, and/or floodplain regulations. Enforcement of this Special
Certificate of Appropriateness or of Monroe County's Codes. Comprehensive Plan, the Florida
Building Code, and/or floodplain regulations. subsequent to the date of this Special Certificate of
Appropriatness' approval date. shall not be subject to claims or defenses of estoppel or laches.
Brad Bertelli, Acting Chair YES
Kate Deloach YES
Barbara Bauman YES
Edward Blanco YES
Brian Shea Absent
HISTORIC PRESEI "ATION COMMISSION OF MONROE COUNTY. FLORIDA
By: .. ......._
Brad Bertelli, Acting Chair, Monroe County Historic Preservation Commission
Signed this day , of �1 t 0' .
. .........�..m.. ._�,m. .TT
MpNROF COUNTV ATTORNF�
Approved as to Form and Legal sufficiency by
Monroe County Attorne% s(thee
4of5
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CERTIFICATE OF RESOLUTION
HEREBY CERTIFY that this is a true and correct copy of the foregoing Resolution.
r �
Diane Silvia, Executive DirectoIT, 11 � � ..
E. r, Historic Florida Keys Foundation, serving as staff to the Monroe Count
Historic Preservation Commission
CERTIFICATE OF FILING AND SERVICE
I HEREBY CERTIFY I hereby certify that a true and correct copy of the foregoing Resolution has been
furnished to the applicant(s) or. as applicable, the applicant t s authorized agen ' . via
certified U,S. mail to the applicant(s) or. as applicable. to the Dip]i,cant`s authorized aagerat. at:
14/ � warL" �We , �5ft.�(66" , kladL Ie 1
The applicants address of record with the Monroe County Property Appraiser's Office:
The applicants address of record with the Monroe County Tax Collector's Office:
The applicant's submitted address of record in his/her Special Certificate of Appropriateness application: l „
� day of � rr` t � ''r ' 2022.
On this ..���m. ....
_ �
Roberts. Plai ring Commission Senior Coordinator
NOV 2 8 2022
%1,
AGENCY CIr LE
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