HomeMy WebLinkAboutLetter from CGS Law RE_ 116 Jackson
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Letter from CGS Law RE: 116 Jackson
Daniel LeFever
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Letter from CGS Law RE: 116 Jackson
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From: Daniel LeFever <D.LeFever@cityofcapecanaveral.org>
To: Chris Robinson <C.Robinson@cityofcapecanaveral.org>
CC: Mia Goforth <M.Goforth@cityofcapecanaveral.org>
Subject: Letter from CGS Law RE: 116 Jackson
Thread-Topic: Letter from CGS Law RE: 116 Jackson
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Date: Thu, 17 Aug 2023 16:12:28 +0000
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Daniel LeFever
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D.LeFever@cityofcapecanaveral.org
Mia Goforth
Chris Robinson
Letter from CGS Law RE: 116 Jackson
Good afternoon Chris,
Please see the attached scan; thanks for letting me know that all Cc’d parties have, indeed, already received this letter.
I’ll bring the paper original down to your office shortly.
Daniel LeFever
Deputy City Clerk
City of Cape Canaveral <http://www.cityofcapecanaveral.org/>
(321) 868-1220 x206
100 Polk Avenue — P.O. Box 326
Cape Canaveral, Florida 32920
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<DM6PR09MB466200E43BDD0A32B80D4116F71AA@DM6PR09MB4662.namprd09.prod.outlook.com>
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Chris Robinson
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Mia Goforth
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M.Goforth@cityofcapecanaveral.org
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cgslaw_to_cocc_re_116-jackson_202308.pdf
··ens· -·-LAW-WWW.CGS-LAWCOM Jacksonville Office 9424 BatJmeadows Rd, Ste. 250 Jacksonville, PL 32256 (904) 299-5109 Tampa Bai1 Office 610 E Zack Street, Ste.110-4219. Tam pa, PL 33602
(813)279-8491 • BY E~MAIL & U.S.P.S. PRIORITY MAIL TRACKING NO. 9405830109355016002089 · August·i4, 2023·.· Chris Robinson City of Cape Canaveral Code Enforcement . JOO Polk Ave., P.O.
Box 326 · · Cape Canaveral, FL 32920-0326 C.robirn;on@cityofcapecanaveral.org Re: Case No. 2022-015 Mr. Robinson: . . - . . . . I hav~ 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 Cartavera1 (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 clientworked hand~in-haild with city officials to secure approval of all structural
alterations arid improvements to the Property. · · · · Nearl)' four years after opening its doors to the public, Ellie Mae's epitomizes the "Re~Vision 01pe Canaveral" strategic community
planning initiative, through which the city seeks to generate e_conomic 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 fast
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 (tl:ie "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 perinit. You directed my client to, within 30 days of receiving the Revised .. · Notice, ctire
the former alleged violation by installing fouradditional 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 ofthe ·.· facts mid a flawed interpretation oftheCode and the FBC.. First, theFBC's scope anclapplicability · 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 ofFBC 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." Bandar v. Town of Jupiter Inlet Colony, 321 So.3d 774 (Fla. 4th DCA 2021)(citing Vil!. 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 ofCnty.
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-a-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. RolJinson 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 tb 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 fivedays2• . . . . . . . · 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 T8 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
perfor1Tied at 7802 N. Atlantic Ave. goes far beyond ''patching a,sphalt" 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-LA W;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.
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cgslaw_t.pdf
cgslaw_to_cocc_re_116-jackson_202308.pdf
application/pdfGood afternoon Chris,
Please see the attached scan; thanks for letting me know that all Cc’d parties have, indeed, already received this letter.
I’ll bring the paper original down to your office shortly.
Daniel LeFever
Deputy City Clerk
HYPERLINK "http://www.cityofcapecanaveral.org/"City of Cape Canaveral
(321) 868-1220 x206
100 Polk Avenue — P.O. Box 326
Cape Canaveral, Florida 32920
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