HomeMy WebLinkAbout RE_ Peggy Schaller_Ellie Mae’s Tiki Bar_ LLC_ Case No_ 2022-015
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RE: Peggy Schaller/Ellie Mae’s Tiki Bar, LLC, Case No. 2022-015
Brian Palmer
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B.Palmer@cityofcapecanaveral.org
Peggy Schaller/Ellie Mae’s Tiki Bar, LLC, Case No. 2022-015
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From: Brian Palmer <B.Palmer@cityofcapecanaveral.org>
To: Todd Morley <T.Morley@cityofcapecanaveral.org>, Michael German
<M.German@cityofcapecanaveral.org>, David Dickey
<D.Dickey@cityofcapecanaveral.org>
CC: Chris Robinson <C.Robinson@cityofcapecanaveral.org>
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x-ms-exchange-organization-processed-by-gcc-journaling: Journal Agent
Content-Type: multipart/mixed;
boundary="_006_BLAPR09MB71560FFF1300998D91217A169D14ABLAPR09MB7156namp_"
MIME-Version: 1.0
Brian Palmer
SMTP
B.Palmer@cityofcapecanaveral.org
Chris Robinson
Todd Morley; Michael German; David Dickey
RE: Peggy Schaller/Ellie Mae’s Tiki Bar, LLC, Case No. 2022-015
All,
For reference staff has discussed the requirements for water closets and I am in the process of revising the NOV to reflect the requirement for restaurants instead of bars.
She is required per FLBC to have 2 water closets for men and 2 for women.
We may want Anthony to review this and respond.
I will hold off on sending the second revised NOV until a decision is made.
Thank you.
Sincerely,
Brian Palmer
Deputy Director Community & Economic Development/Code Enforcement Manager
City of Cape Canaveral <http://www.cityofcapecanaveral.org/>
phone (321) 868-1220 ext. 115
fax (321) 868-1247
100 Polk Avenue — P.O. Box 326
Cape Canaveral, FL 32920 <http://www.cityofcapecanaveral.org/>
From: Carroll Sanders <carroll@cgs-law.com>
Sent: Tuesday, August 15, 2023 11:03 AM
To: Chris Robinson <C.Robinson@cityofcapecanaveral.org>
Cc: Wes Morrison <W.Morrison@cityofcapecanaveral.org>; Todd Morley <T.Morley@cityofcapecanaveral.org>; Michael German <M.German@cityofcapecanaveral.org>; David Dickey <D.Dickey@cityofcapecanaveral.or
g>; Brian Palmer <B.Palmer@cityofcapecanaveral.org>
Subject: Peggy Schaller/Ellie Mae’s Tiki Bar, LLC, Case No. 2022-015
________________________________
Warning-This email originated outside the City of Cape Canaveral mail system. Please review the sender's address. Report any suspicious mail by using the Phishalert button in Outlook.
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________________________________
Mr. Robinson,
Please see the attached correspondence concerning the above-referenced matter.
Warm regards,
Carroll Sanders, Esq.
CGS LAW, P.A.
610 E Zack St., Suite 110-4219
Tampa, Florida 33602
(813) 279-8491
www.CGSLAW.org <http://www.cgslaw.org/>
NOTICE OF CONFIDENTIALITY: This email, and any attachments thereto, is intended for use only by the addressee(s) named herein and may contain confidential information, legally privileged
information and attorney-client work product. If you are not the intended recipient of this email, you are hereby notified that any dissemination, distribution or copying of this email,
and any attachments thereto, is strictly prohibited. If you have received this email in error, please notify the sender by email, telephone or fax, and permanently delete the original
and any of any email and printout thereof. Thank you.
IRS CIRCULAR 230 NOTICE: In compliance with IRS requirements, we inform you that any U.S. tax advice contained in this communication (or in any attachment) is not intended or written
to be used, and cannot be used, for (a) the purpose of avoiding penalties under the Internal Revenue Code or (b) promoting, marketing or recommending to another party any transaction
or matter addressed in this communication (or in any attachment).
Florida has a very broad public records law. As a result, any written communication created or received by the City of Cape Canaveral officials and employees will be made available to
the public and/or media upon request, unless otherwise exempt. Under Florida Law, email addresses are public records. If you do not want your email address released in response to a
public-records request, do not send electronic email to this entity. Instead, contact our office by phone or in writing.
Florida has a very broad public records law. As a result, any written communication created or received by the City of Cape Canaveral officials and employees will be made available to
the public and/or media upon request, unless otherwise exempt. Under Florida Law, email addresses are public records. If you do not want your email address released in response to a
public-records request, do not send electronic email to this entity. Instead, contact our office by phone or in writing.
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Todd Morley
SMTP
T.Morley@cityofcapecanaveral.org
Michael German
SMTP
M.German@cityofcapecanaveral.org
David Dickey
SMTP
D.Dickey@cityofcapecanaveral.org
Chris Robinson
SMTP
C.Robinson@cityofcapecanaveral.org
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Response to Revised Notice of Violation.pdfMicrosoft Word - Correspodence to Cape Canaveral Code Enforcement
Jacksonville Office 9424 Baymeadows Rd., Ste. 250 Jacksonville, FL 32256 (904) 299-5109 Tampa Bay Office 610 E Zack Street, Ste. 110-4219 Tampa, FL 33602 (813) 279-8491 BY E-MAIL
& U.S.P.S. PRIORITY MAIL TRACKING NO. 9405830109355016002089 August 14, 2023 Chris Robinson City of Cape Canaveral Code Enforcement 100 Polk Ave., P.O. Box 326 Cape Canaveral, FL 32920-0326
C.robinson@cityofcapecanaveral.org Re: Case No. 2022-015 Mr. Robinson: I have the pleasure of representing Ms. Peggy Schaller, owner-operator of Ellie Mae’s Tiki Bar, Inc. (“Ellie
Mae’s”), concerning the above-referenced matter. As you may know, my client has been a tenant of the commercial property located at 116 Jackson Ave., Cape Canaveral (the “Property”)
since May 1, 2019. Upon taking possession, my client invested approximately $500,000.00 to refurbish the Property, which had previously been a regular subject of code violations. Throughout
the construction process, my client worked hand-in-hand with city officials to secure approval of all structural alterations and improvements to the Property. Nearly four years after
opening its doors to the public, Ellie Mae's epitomizes the “Re-Vision Cape Canaveral” strategic community planning initiative, through which the city seeks to generate economic revitalization.
Indeed, having transformed a notorious eyesore into a thriving and beloved local eatery, Ellie Mae’s now employs more than 20 people, many of whom are residents of Cape Canaveral, and
has contributed nearly $70,000.00 in sales tax revenue to the city’s coffers over the last 12 months alone. By any objective measure, Ellie Mae’s should be celebrated as a standard
bearer in Cape Canaveral’s small business community; however, the city’s treatment of my client, to date, has been less than hospitable. Most recently, on or about July 24, 2023, my
client received a Revised Notice of Violation dated June 16, 2023 (the “Revised Notice”) in which you cited violations of the Cape Canaveral Municipal Code of Ordinances (the “Code”)
and the Florida Building Code (the “FBC”) purportedly observed at the Property. Specifically, you allege: (1) Ellie Mae’s is in violation of the minimum number of water closets required
under the Florida Building Code; and (2) the Property’s water retention area and ditch were filled in with landscaping rocks to create a driveway without a permit. You directed my client
to, within 30 days of receiving the Revised Notice, cure the former alleged violation by installing four additional water closets, and cure the latter by applying for a building permit.
As a preliminary matter, these alleged violations are premised upon an erroneous analysis of the facts and a flawed interpretation of the Code and the FBC. First, the FBC’s scope and
applicability are specifically limited to “the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and
demolition of every building or structure or any appurtenances connected or attached to such buildings or structures.” §101.2 (emphasis added). Otherwise, “[the FBC] does not apply
to, and no code enforcement action shall be brought with respect to…requirements which do not pertain to and govern the design, construction, erection, alteration, modification, repair
or demolition of public or private buildings, structures or facilities. §102.1.1 (emphasis added). Provisions of the FBC concerning plumbing “…shall apply to the installation, alteration,
repair and replacement of plumbing systems…” §101.4.3 (emphasis added). As it pertains to existing structures, use, and occupancy, “same shall be permitted to continue without change.”
§102.6 (emphasis added). Here, the Florida Department of Business and Professional Regulation, Division of Hotels and Restaurants issued a Restaurant License, no. SEA 1506928, to Ellie
Mae’s on or about November 19, 2019. Since that time, my client’s use and occupancy of the Property has not changed, nor has the structure been altered in any way which would now require
installation of additional water closets under the FBC. Regardless, your calculation of the minimum number of water closets incorrectly contemplates a use classification for “nightclubs,
bars, taverns, and dance halls.” Given my client’s actual use of the Property, i.e., a restaurant, Table 403.1.1 prescribes 1 water closet per 75 men/women. Thus, given a total allowable
occupant load of 202, the Ellie Mae’s three unisex water closets are more-than-sufficient1. Accordingly, there is no violation of FBC 403.1 for which curative action is required of
my client. Secondly, your assertion that the “water retention area and ditch were filled in with landscaping rocks to create a driveway without a permit,” is demonstrably false. In
fact, my client merely filled a narrow drainage ditch abutting the Property’s existing parking surface with permeable 5/8” gravel to mitigate erosion and retard sedimentary deposit
into the city’s storm drains. As is clear upon a cursory visual evaluation of the Property, no driveway was created, nor was the impervious surface area increased, nor have the swale
and/or water retention faculties been compromised or altered in any way from the size, depth, or functionality that was approved by city engineer, John Pekar, in connection with permit
number 19-1428. On the contrary, the Florida Department of Environmental Protection recommends using gravel “to prevent the damaging effects of stormwater runoff” by “controlling
erosion, filtering sediment, and allowing water to percolate into the soil.” Thus, the newly installed gravel will only improve the Property’s water retention capabilities and reduce
the overall strain on the city’s overtaxed stormwater drainage infrastructure. If you are in possession of conflicting evidence or authority, kindly forward the same to my attention
by email. Otherwise, it will be presumed that no violation exists and, thus, no curative action is required of my client. More troubling, the city’s inconsistent enforcement practices
may run afoul of equal protection and substantive due process rights secured by the Florida and Federal Constitutions. See Pinellas Cnty. v. Richman Grp. of Fla., Inc., 253 So.3d 662
(Fla. 2d DCA 2017). The purpose of the equal protection clause “is to secure every person within the state's jurisdiction against intentional and 1 Where a building or tenant space
requires a separate toilet facility for each sex and each toilet facility is required to have only one water closet, two family or assisted-use toilet facilities shall be permitted
to serve as the required separate facilities. Family or assisted-use toilet facilities shall not be required to be identified for exclusive use by either sex as required by § 403.4.
arbitrary discrimination, whether occasioned by express terms of a statute or by its improper execution through duly constituted agents.” Zuccarelli v. Barfield, 199 So.3d 399, 405
(Fla. 4th DCA 2016)(citing Sioux City Bridge Co. v. Dakota Cty., Neb., 260 U.S. 441 (1923)). A “class of one” equal protection claim occurs where, as here, a party is “intentionally
treated differently from others similarly situated and…there is no rational basis for the difference in treatment.” Bondar v. Town of Jupiter Inlet Colony, 321 So.3d 774 (Fla. 4th DCA
2021)(citing Vill. of Willowbrook v. Olech, 528 U.S. 562 (2000). Similarly, substantive due process “seeks to find a balance between public and private interests, not to make the State
lord over the landowner.” Dep't of Cmty. Affairs v. Moorman, 664 So. 2d 930, 933 (Fla. 1995). As such, enforcement actions must be properly effectuated within the authority conferred
by applicable law. See Henry v. Bd. of Cnty. Comm'rs of Putnam Cnty., 509 So. 2d 1221, 1223 (Fla. 5th DCA 1987). A selectively enforced ordinance is not a valid exercise of police power.
See Effie, Inc. v. City of Ocala, 438 So. 2d 506, 510 (Fla. 5th DCA 1983)(finding “a shifting-sands approach to Code construction” does not promote the constitutionally consistent application
of law.”). Where standards are “subject to whimsical or capricious application or unbridled discretion,” the test of constitutionality is not met. ABC Liquors, Inc. v. City of Ocala,
366 So.2d 146, 149 (Fla. 1st DCA 1979). Here, the city’s questionable enforcement practices vis-à-vis my client began on or about March 9, 2022, when Ms. Schaller met with Sr. Code
Enforcement Officer, Brian Palmer, to discuss various concerns about blight conditions in the Property’s immediate vicinity, including: unsecured handrail along stairway leading
to neighboring unit; open area behind Property unsecured and littered with debris; broken and boarded windows; dilapidated trailer abandoned across the street from the Property.
Shortly after the March 9th meeting, you conducted an ad hoc inspection of the Property, in purported connection to the concerns raised by Ms. Schaller. On March 28, 2022, my client
received a Notice of Violation (the “Original Notice”) in which you first cited the water closet issue, as well as an alleged violation of the minimum parking space requirement set
forth in §110491 of the Code. But for an 11th hour moratorium imposed by the City Council, the latter would have had a devastating impact on Ellie Mae’s, its employees, local vendors,
and investors, not to mention undermining the city’s revitalization objectives and eliminating a source of tax revenue. Otherwise, nothing was done to address my client’s concerns.
Since the March 9th meeting, my client has contacted city enforcement agents regarding the lack of progress toward mitigating the issues raised to Mr. Palmer on multiple occasions,
to wit: August 2022—Ms. Schaller contacted Community & Economic Director, David Dickey, requesting help to correct the multiple violations surrounding the Property; December 5,
2022—Ms. Schaller contacted Mr. Palmer, who represented that remediation efforts would be forthcoming; June 12, 2023—Ms. Schaller again contacted Mr. Palmer, who deferred to Mr. Robinson;
June 12, 2023—Mr. Robinson represented that the area behind the Property had been secured and cleared of debris; however, photographs taken later that same day showed otherwise.
To this day, all issues remain unresolved. As a direct consequence, my client has sustained significant financial losses. First, in or about June 2022, Ellie Mae’s was named as a defendant
in a personal injury lawsuit after an individual fell down the neighboring property’s stairway due to the still-unsecured handrail. Additionally, on or about August 5, 2022, debris
in the still-unsecured area behind the Property caught fire, causing substantial damage, and forcing Ellie Mae’s to cease business operations for five days2. In light of the foregoing,
I trust you will appreciate my client’s incredulity upon being threatened with obscene financial sanctions for non-existent and/or non-actionable alleged violations by the same city
agents who have failed to seriously act on the actual violations Ms. Schaller brought to the city’s attention more than 18 months ago. Adding insult to injury, the city has demonstrated
remarkable flexibility and patience with a neighboring business owner regarding a similar violation at 7802 N. Atlantic Ave., i.e., “paving parking lot without a permit.” After taking
no enforcement action since agents first observed this violation on February 15, 2022, the city recently granted retroactive approval for what it now characterizes as “[a]sphalt patches,
seal coat and striping.” To be clear, the unpermitted work performed at 7802 N. Atlantic Ave. goes far beyond “patching asphalt” or “striping.” In fact, an impervious dirt surface was
completely paved over to create additional parking spaces, without observing applicable water mitigation protocols, and impermissibly encroaching upon the Property. In sum, a casual
analysis of the facts and circumstances portends a pattern of arbitrary and capricious enforcement by the city, at best, and systematic discrimination against a minority business owner,
at worst. Either way, such misuse of the city’s police power in the future will be met with pursuit of all remedies available to my client under Florida and Federal law. Warm regards,
Carroll Sanders, Esq. Carroll@CGS-LAW.com Cc: Wes Morrison, Mayor Todd Morley, City Manager David Dickey, Community & Economic Director Brian Palmer, Sr. Code Enforcement Officer
Michael German, Building Official Shane Reynolds 2 This was the second fire caused by debris during my client’s tenancy.
.pdf
Response.pdf
Response to Revised Notice of Violation.pdf
application/pdfAll,
For reference staff has discussed the requirements for water closets and I am in the process of revising the NOV to reflect the requirement for restaurants instead of bars.
She is required per FLBC to have 2 water closets for men and 2 for women.
We may want Anthony to review this and respond.
I will hold off on sending the second revised NOV until a decision is made.
Thank you.
Sincerely,
Brian Palmer
Deputy Director Community & Economic Development/Code Enforcement Manager
HYPERLINK "http://www.cityofcapecanaveral.org/"City of Cape Canaveral
phone (321) 868-1220 ext. 115
fax (321) 868-1247
100 Polk Avenue — P.O. Box 326
Cape Canaveral, FL 32920HYPERLINK "http://www.cityofcapecanaveral.org/"
From: Carroll Sanders <carroll@cgs-law.com>
Sent: Tuesday, August 15, 2023 11:03 AM
To: Chris Robinson <C.Robinson@cityofcapecanaveral.org>
Cc: Wes Morrison <W.Morrison@cityofcapecanaveral.org>; Todd Morley <T.Morley@cityofcapecanaveral.org>; Michael German <M.German@cityofcapecanaveral.org>; David Dickey <D.Dickey@cityofcapecanaveral.or
g>; Brian Palmer <B.Palmer@cityofcapecanaveral.org>
Subject: Peggy Schaller/Ellie Mae’s Tiki Bar, LLC, Case No. 2022-015
_____
Warning-This email originated outside the City of Cape Canaveral mail system. Please review the sender's address. Report any suspicious mail by using the Phishalert button in Outlook.
If that is not possible forward the suspicious mail to HYPERLINK "mailto:phishalert@cityofcapecanaveral.org"phishalert@cityofcapecanaveral.org
_____
Mr. Robinson,
Please see the attached correspondence concerning the above-referenced matter.
Warm regards,
Carroll Sanders, Esq.
CGS LAW, P.A.
610 E Zack St., Suite 110-4219
Tampa, Florida 33602
(813) 279-8491
HYPERLINK "http://www.cgslaw.org/"www.CGSLAW.org
NOTICE OF CONFIDENTIALITY: This email, and any attachments thereto, is intended for use only by the addressee(s) named herein and may contain confidential information, legally privileged
information and attorney-client work product. If you are not the intended recipient of this email, you are hereby notified that any dissemination, distribution or copying of this email,
and any attachments thereto, is strictly prohibited. If you have received this email in error, please notify the sender by email, telephone or fax, and permanently delete the original
and any of any email and printout thereof. Thank you.
IRS CIRCULAR 230 NOTICE: In compliance with IRS requirements, we inform you that any U.S. tax advice contained in this communication (or in any attachment) is not intended or written
to be used, and cannot be used, for (a) the purpose of avoiding penalties under the Internal Revenue Code or (b) promoting, marketing or recommending to another party any transaction
or matter addressed in this communication (or in any attachment).
Florida has a very broad public records law. As a result, any written communication created or received by the City of Cape Canaveral officials and employees will be made available to
the public and/or media upon request, unless otherwise exempt. Under Florida Law, email addresses are public records. If you do not want your email address released in response to a
public-records request, do not send electronic email to this entity. Instead, contact our office by phone or in writing.
Florida has a very broad public records law. As a result, any written communication created or received by the City of Cape Canaveral officials and employees will be made available to
the public and/or media upon request, unless otherwise exempt. Under Florida Law, email addresses are public records. If you do not want your email address released in response to a
public-records request, do not send electronic email to this entity. Instead, contact our office by phone or in writing.