HomeMy WebLinkAboutBack-Up DocumentsFiling # 200178862 E-Filed 06/10/2024 11:51:07 AM
650 FIRST, LLC,
Plaintiff,
v.
CITY OF MIAMI,
Defendant.
THE STATE OF FLORIDA:
To Each Sheriff of the State:
,(1-aq D(w?
-
IN THE CIRCUIT COURT FOR THE
ELEVENTH JUDICIAL CIRCUIT IN AND
FOR MIAMI-DADE COUNTY, FLORIDA
CASE NO. 2024-009309 CA (05)
SUMMONS
YOU ARE COMMANDED: to serve this summons and copy of the Complaint in this
action on Defendant:
CITY OF MIAMI
Francis X. Suarez, Mayor
3500 Pan American Drive
Miami, Florida 33133
IMPORTANT
A lawsuit has been filed against you. You have 20 Calendar Days after this summons is
served on you to file a written response to the attached Complaint filed against you, with the clerk
of this court. A telephone call will not protect you. You• written response, including the above
case number and names of the parties, must be filed if you want the court to hear your side of the
case. If you do not file your response on time, you may lose the case and your wages, money, and
property may thereafter be taken without further warning from the Court. There are other legal
requirements. You may want to call an attorney right away. If you do not know an attorney, you
may call an attorney referral service or a legal aid office (listed in the phone book).
If you choose to file a written response yourself, at the same time you file your written
response at the court located at:
Miami -Dade County Courthouse
73 West Flagler Street
Miami, Florida 33130
CASE NO. 2024-009309 CA (05)
You must also mail or take a photocopy of your written response to the Plaintiff's attorney
identified below.
Plaintiff's attorneys:
6/14/2024
Dated on
Cary A. Lubetsky, Esq.
KRINZMAN HUSS LUBETSKY
FELDMAN & HOTTE
Alfred I. duPont Building
169 E. Flagler Street, Suite 500
Miami, Florida 33131
Tel: (305) 854-9700
, 2024. Fax: (305) 854-0508
JUAN FERNANDEZ-BARQUIN
CLERK OF THE COURT AND
COMPTROLLER
By:
Deputy
Page 2 of 3
4
CASE NO. 2024-009309 CA (05)
IMPORTANTE
Usted ha sido deinandado legahnente. Tiene 20 dias, contados a partir del recibo de esta
notification, para contestar la demanda adjunta, por escrito, y presentaria ante este tribunal. Una
llamada telefonica no lo protegera; si usted desea que el tribunal considere su defensa, debe
presentar su respuesta por escrito, incluyendo el numero del caso y los norbres de las partes
interesadas en dicho caso. Si usted no contesta la demanda a tiempo, pudiese perder el caso y
podria ser despojado de sus ingresos y propiedades, o privado de sus derechos, sin previo aviso
del tribunal. Existen otros requisitos legales. Si lo desea, puede usted consultar a un abogado
innnediatamente. Si no conoce a un abogado, puede llamar a una de las oficinas de asistencia legal
que aparecen en la guia telefonica.
Si desea responder a la demanda por su cuenta, al mismo tiempo en que presenta su
respuesta ante el tribunal, debera usted enviar por correo o entregar una copia de su respuesta a la
persona denominada abajo como "Plaintiffs attorney" (abogado del demandante).
IMPORTANT
Des poursuites judiciaries ont ete entreprises contre vous. Vous avez 20 jours consecutifs
a partir de la date de 1'assignation de cette citation pour deposer une reponse ecrite a la plainte ci-
jointe aupres de ce tribunal. Un simple coup de telephone est insuffisant pour vous proteger; vous
etes obliges de deposer votre reponse ecrite, avec mention du numero de dossier ci-dessus et du
nom des parties nominees ici, si vous souhaitez que le tribunal entende votre cause. Si vous ne
deposez pas votre reponse ecrite dans le relai requis, vous risquez de perdre la cause ainsi que
votre salaire, votre argent, et vos biens peuvent etre saisis par la suite, sans aucun preavis ulterieur
du tribunal. Il y a d'autres obligations juridiques et vous pouvez requerir les services immediats
d'un avocat. Si vous ne connaissez pas d'avocat, vous pourriez telephoner a un service de reference
d'avocats ou a un bureau d'assistance juridique (figurant a 1'annuaire de telephones).
Si vous choisissez de deposer vous-meme une reponse ecrite, it vous faudra egalement, en
meme temps que cette formalite, faire parvenir ou expedier une copie au carbone ou une
photocopie de votre reponse ecrite au " Plaintiffs attorney" (a son avocat) nomme ci-dessous.
Page 3 of 3
Filing # 198848578 E-Filed 05/21/2024 04:12:49 PM
IN THE CIRCUIT COURT FOR THE
ELEVENTH JUDICIAL CIRCUIT IN AND
FOR MIAMI-DADE COUNTY, FLORIDA
650 FIRST, LLC,
CASE NO. 2024-009309 CA (05)
Plaintiff,
v.
CITY OF MIAMI,
Defendant.
COMPLAINT
Plaintiff, 650 First, LLC ("650 First"), sues Defendant, City of Miami ("City"), and alleges:
Jurisdiction, Venue, And Parties
1. This is an action for equitable estoppel and to quiet title to extinguish a code
enforcement lien and other appropriate relief in which the matter in controversy exceeds
$50,000.00.
2. 650 First is the owner of the property located at 650 SW 1st Street, Miami, Florida
33130, identified by Miami -Dade County Folio No. 01-0201-060-1080 ("the Property"), within
the City of Miami.
3. City is a municipality in the State of Florida.
4. This Court has jurisdiction pursuant to Section 26.012, Fla. Stat.
5. Venue is proper because the Property is in Miami -Dade County and the causes of
action accrued in Miami -Dade County.
Background
6. 650 First purchased the Property on May 13, 2022.
CASE NO.
7. On May 10, 2022, prior to closing on the Property, 650 First, through real estate
counsel, e-mailed the City's Chief of Hearing Board, Ms. Olga Zamora, and requested
confirmation that the Code Enforcement case identified by Case No. CE2018024494 (the
"Violation") had been complied and required no further action from the property owner. See
Exhibit A, E-Mails Dated May 10-May 11, 2022, see also Figure 1, below.
From: Michelle McMahon <michelleMKTI.corn>
Sent: Tuesday, May 10, 2022 4:25 PM
To: Zamora, Olga <OZamora@arnigov,com>
Subject: CE2018024494 Property Address 650 SW 1 ST
95
CA ON: ThIS is an email from an external source, Do not click links or open attachments itnless yon roc
sender arid know the content is F,Rfe..
lite the
Good Afternoon Olga,
Kindly advise how we can get confirmation that the subject Code Enforcement Violation has been complied and that
there are no actions pending.
Thank you,
Michelle McMahan
4. KELLERMANNI:VARFIA
Rellormcmn Varela PL
605 Lincoln RD, STE 420
Mkirni 6ench, FL Si139
I: 305 672 313-4
C: 305 588 7957
t: 786 504 0928
rnichhileGkv,-ptcorn
vewvtkv-ol.com
Figure 1: May 10th Email to Ms. Zamora (Excerpt of Exhibit A).
8. On May 11, 2022, Ms. Zamora responded to 650 First's counsel by routing her
questions regarding the status of the violation to Mr. Eric Nemons, Assistant Director of Code
Compliance. See Exhibit A, E-Mails Dated May 10-May 11, 2022, see also Figure 2, below.
Page 2 of 6
CASE NO.
From: Zamora, Olga <OZamorafgTmiant
Sent: Wednesday, May 11, 2022 8;21 AM
To; Michelle McMahon <mlchelle'kv-pl.com>
Cc: Nemons, Eric <ENemonsit miamigov.com>
Subject: RE: CE2018024494 Property Address 650 SW 1ST
Good morning, Ms. McMahon:.
I'm connecting you via this email to the Assistant Director of Code Compliance, Mr. Eric
Nemons. He and his Code Compliance team will be able to assist you with complying the
violation on your property.
Regards,
Olga
Figure 2: May llth Email from Ms. Zamora to Plaintiff (Exhibit A)
9. On the afternoon of May 1 itl', 2022, Assistant Director of Code Enforcement, Mr.
Eric Nemons, replied to 650 First representing "There are no current Code Compliance violations
pending on this property. Additionally, there are no open tickets, liens, or fines currently due from
our department." See Exhibit A, E-Mails Dated May 10-May 11, 2022, see also Figure 3, below.
From: Nemons, Eric <ENemons@m amigov.com>
Sent: Wednesday, May 11, 2022 4:15 PM
To: Michelle McMahon <mlchelle@kv-pl.com>
Cc: Steven Varela <steven@kv-pl.com>
Subject: RE: URGENT*'** CE201.802.4494 Property Address 650 SW 1 ST
Good afternoon Ms. McMahon:
There are no current Code Compliance violations pending on this p
petty,
Additionally, there are no open tickets, liens, or fines currently due from our department,
Sincerely,
Eric D. Nemons, Assistant 0lractor
City of Miami
Department of Code Compliance
444 SW 2+' Avenue, 7 i Moor
Miami, FL 33130
Departmental Line: (305) 329.4778
Direct: (305) 563-9541
bN coons itulantlgunc.com
Webslto h;stitti/,[gvsvW.mllatuigpye.axn,{Govc1allcut/D l7tztti g:lS;t,,)
ct .;.mmpliance,
Figure 3: May nth E-Mail from Assistant Director, Eric Nemons (Exhibit A)
Page 3 of 6
CASE NO.
10. Based on Mr. Neurons' email, 650 First believed there were no open code
violations, no fines due to the City, and no liens on the Property.
11. In reliance on the email from Mr. Nemons, 650 First closed on the purchase of the
Property.
12. Approximately one year later, 650 First learned that the Violation still showed as
open on a lien search obtained in connection with 650 First's proposed sale of the Property.
13. On May 4, 2023, Ms. Gina Marquez, the Department of Code Compliance Field
Supervisor for the Southeast District, indicated that the Violation had been complied, however the
Violation had accrued a per diem fine of $181,750.00 prior to full compliance.
14. The City has indicated the Violation cannot be closed until the full amount of the
outstanding fine ($181,750.00) is paid, and administrative mitigation of the amount of the fine is
not available.
15. 650 First's proposed sale of the Property fell through as a result of the outstanding
fine.
Count I
Estoppel
16. 650 First re -alleges paragraphs 1 through 16.
17. 650 First relied in good faith on the May l ltl', 2022 email from Mr. Nemons, as the
Assistant Director of the City's Code Compliance Department, representing that there were no
open tickets, liens, or fines due on the Property to the Code Compliance Department.
18. 650 First closed on the Property in reliance on the representation from Mr. Nemons
that the Violation was closed and there were no outstanding fines.
19. 650 First is now burdened by a $181,750.00 fine that cannot be mitigated.
Page 4 of 6
CASE NO.
20. 650 First was deprived of the opportunity to negotiate the outstanding fine as part
of the purchase price for the Property.
21. 650 First has suffered damages as a result of its good faith reliance on the City's
Assistant Director of the Code Compliance Department's email indicating that there were no fines
due to the City as a result of the Violation and the City's change in position after 650 First closed
on the purchase of the property.
WHEREFORE, Plaintiff, 650 First, LLC demands judgment in favor of Plaintiff,
enjoining the City from collecting the outstanding fines on the Violation, and awarding any other
such relief that this Court deems just and proper.
Count II
Quiet Title
22. 650 First re -alleges paragraphs 1 through 16.
23. 650 First purchased fee simple title to the Property on May 13, 2022, and its title is
deraigned from the original source.
24. The $181,750.00 outstanding fine stemming from the Violation is an improper lien
on the Property recorded in Official Record Book 31338, Page 1259, of the Public Records of
Miami -Dade County (the "Lien"), which is a cloud on title.
25. 650 First, as the legal title holder of the Property, has a compelling interest in
removing the cloud of title imposed by the Lien.
WHEREFORE, Plaintiff, 650 First, LLC, demands judgment in its favor, removing the
lien as a cloud on title, and awarding any other relief that this Court deems just and proper.
Count III
Declaratory Judgment
26. 650 First re -alleges paragraphs 1 through 16.
Page 5 of 6
CASE NO.
27. 650 First is entitled to have any doubt regarding its rights regarding the Property
in question resolved, including any cloud or encumbrance upon the Property, resolved.
28. 650 First, or its predecessors in title, cured the Violation and has attempted to
remove the Lien but has been unable to close the Code Enforcement Case due to the Lien and
associated outstanding fines in an amount believed to be $181,750.00.
29. 650 First is in doubt as to the City's right to collect the outstanding fines following
statements by the City's Assistant Director of Code Compliance indicating that there were no
outstanding fines associated with the Property.
WHEREFORE, Plaintiff, 650 First, LLC, respectfully requests this Court to declare that
the Property is free from any cloud or encumbrance, enjoin collection of the outstanding fines,
enter judgment in favor of Plaintiff as to all issues raised in this declaratory action, and order any
other relief that this Court deems just and proper.
Dated this 21st day of May 2024.
Respectfully submitted,
KRINZMAN HUSS LUBETSKY
FELDMAN & HOTTE
Alfred I. duPont Building
169 E. Flagler Street, Suite 500
Miami, Florida 33131
Telephone: (305) 854-9700
Facsimile: (305) 854-0508
E-mail: cal@.khliaw.co.m
cservicemi r`r)
By:
Cary A. Lube ` cy, Esquire
Florida Bar No. 61360
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