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HomeMy WebLinkAboutBack-Up DocumentsFiling # 190713222 E-Filed 01/29/2024 10:48:07 AM IN THE CIRCUIT COURT OF THE 1 I''' JUDICIAL CIRCUIT IN AND FOR MIAMI-DADE COUNTY, FLORIDA VQ EVERGLADES UNITS LLC, a Florida limited liability company Plaintiff v. CITY OF MIAMI, a municipality Defendant ALIAS SUMMONS Case No.: 2024-1522-CA-01 CH gf25ftQ3 (211iLF PP-9 YOU ARE HEREBY COMMANDED to serve this summons and a copy of the COMPLAINT or petition in this action on defendant(s): CITY OF MIAMI 3500 Pan American Way Miami, FL 33133 A lawsuit has been filed against you. You are required to serve written defenses to the Amended Complaint on Plaintiff's attorney, Sebastian Jaramillo, Esq. whose address is 283 Catalonia Ave Suite 200, Coral Gables, FL 33134, within 20 days after service of this Summons, exclusive of the day of service and to file the original of the defenses, with the Clerk of this Court either before service on Plaintiff's attorneys or immediately thereafter. If you fail to do so, a default will be entered against you for the relief demanded in the Amended Complaint. Americans With Disabilities Act (ADA) Notice In accordance with the Americans with Disabilities Act of 1990, (ADA) persons needing special accommodation to participate in this proceeding should contact the ADA Coordinator at the Miami -Dade County Courthouse, 73 W Flagler St Miami FL 33130, or telephone voice/TDD (305) 275-1155, no later than five (5) days prior to the proceeding. IMPORTANTE Usted ha sido demandado legalmente, tiene veinte (20) dias, contados a partir del recibo de esta notificacion, para contestar la demanda adjunta, por escrito, y presentarla ante este tribunal. Una llamada telefonica no lo protegera; si usted desea que el tribunal considere su defensa, debe presentar si respuesta por escrito, intuyendo el numero del caso y los nombres de las pastes 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 inmediatamente. Si no conoce a un abogado, puede ]lamar 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 "Plaintiff/Plaintiff's Attorney". (Demandante o Abogado del Demandante). IMPORTANT Des poursuites judiciaries ont ete entreprises contre vous. Vous avez 20 jours consecutifs a partir de la date de la 1'assignation de cet citation pour deposer une response ecrite a la plainte ci-jointe aupres de ce Tribunal. Un simple coup de telephone est insuffisant pour vous proteger; vous etes oblige de deposer votre response ecrite, avec mention du numero de dossier ci-dessus et do nom des parties nommees ici, si you souhaitez que le Tribunal entende votre cause. Si vous ne deposez pas votre response 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. II 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 response ecrite, i1 vous faudra egalement, en meme temps que cette formalite, faire parvenir ou expedier une copie au carbone ou une photocopie de votre response ecrite au ".Plaintiff/Plaintiff's Attorney" (Plaignant ou a son avocat) nomme ci-dessous. 1/30/2024 Witness my hand and the seal of said Court on , 2024. JUAN FERNANDEZ-BARQUIN As Clerk & Comptroller of said Court By: { 36565 Deputy Clerl (Court Seal) Filing # 190616901 E-Filed 01/26/2024 11:48:34 AM IN THE CIRCUIT COURT OF TITE 1I'm JUDICIAL CIRCUIT IN AND FOR MIAMI-DADE COUNTY, FLORIDA Case No.: VQ EVERGLADES UNITS LLC, a Florida limited liability company Plaintiff v. CITY OF MIAMI, a municipality Defendant COMPLAINT COMES NOW, VQ EVERGLADES UNITS LLC (hereinafter "Plaintiff") hereby sues CITY OF MIAMI (hereinafter "Defendant") and in support thereof alleges as follows: PARTIES, JURISDICTION, AND VENUE 1. This is an action to quiet title and for declaratory judgment. 2. This Court has jurisdiction over the subject matter pursuant to Fla. Stat. § 26.012(2)(g) (2023). 3. Venue is proper in this Judicial Circuit because the real property that is the subject of this complaint is located in Miami -Dade County, Florida and the events that gave rise to this complaint took place in Miami -Dade County, Florida. 4. Plaintiff VQ EVERGLADES UNITS LLC is a Florida limited liability company with its principal place of business in Miami -Dade County, Florida. 5. Defendant CITY OF MIAMI is a municipality located in Miami -Dade County, Florida. GENERAL ALLEGATIONS 6. The real property that is the subject of this action is located within Miami -Dade County, Florida and otherwise described as follows: 2200 NW 7 Lot 5, less the North 10 feet of said Lot 5, Block 1, MCKENZIE SUBDIVISION, according to the map or plat thereof, as recorded in Plat Book 9, Page 39, of the Public Records of Miami -Dade County, Florida. Folio: 01-4103-029-0040 Address: 2200 NW 7 Street, Miami, FL 33125 ("Property") 7. Plaintiff purchased the subject property on September 27, 2017 and is the fee simple owner of the Property. See Exhibit A: Warranty Deed. 8. Plaintiff recently performed a title search of the Property and discovered that there was a violation (CE2019006624) that accumulated a daily fine through June 16, 2022. The violation has now been resolved or otherwise cured. 9. Upon information and belief, Plaintiff was not properly notified of the violation or the accrual of the daily fine. 10. Plaintiff filed an application for mitigation with Defendant. 11. However, Defendant rejected Plaintiff's application because of Section 2-817(d)(2) of the City of Miami Code which does not permit mitigation of any fines which are outstanding for more than 271 days. 12. Plaintiff was deprived of its due process when it was not properly notified of the fine. 13. Because Plaintiff was unaware of the existence of the fine, Plaintiff was unable to timely file an application for mitigation with Defendant. 14. All conditions precedent to the filing of this action have been fulfilled or otherwise waived. COUNT I — QUIET TITLE 15. Plaintiff realleges Paragraphs 1-14, which are incorporated as if fully set forth herein. 16. Plaintiff owns the Property and deraigns title through a Warranty Deed. See Exhibit A. 17. Defendant may claim an interest in the Property by virtue of a Final Administrative Enforcement Order (CE2019006624) dated October 25, 2019 and recorded on November 5, 2019 in Book 31678, Page 1956 of the Official Records of Miami -Dade County, Florida. See Exhibit B: Final Administrative Enforcement Order. 18. As evidenced by the allegations contained herein, Plaintiff was not property notified of the existence of the fine. 19. Consequently, Defendant's lien on the Property constitutes an unlawful encumbrance and is otherwise invalid and unenforceable because of the lack of proper notice. 20. Defendant's interest in the Property is inferior to Plaintiff's interest. WHEREFORE, Plaintiff respectfully requests that this Honorable Court enter a judgment against Defendant, quieting title in Plaintiffs name, and granting any other relief that this Court deems just and proper. COUNT II — DECLARATORY JUDGMENT 21. Plaintiff realleges Paragraphs 1-14, which are incorporated as if fully set forth herein. 22. "A plaintiff is entitled to a declaration where: (1) there is "a bona fide, actual, present practical need" for the declaration; (2) the declaration sought deals with "a present, ascertained or ascertainable state of facts or present controversy as to a state of facts;" (3) an "immunity, power, privilege or right" of the plaintiff depends on the facts or the law that applies to the facts; (4) some persons have an "actual, present, adverse and antagonistic interest" in the subject matter; (5) all persons with an adverse and antagonistic interest are before the court; and (6) the declaration sought does not amount to mere legal advice. Citizens Prop. Ins. Corp. v. Ifergane, 114 So. 3d 190 (Fla. 3d DCA 2012); citing May v. Holley, 59 So. 2d 636, 639 (Fla. 1952). 23. There is a bona fide, actual, and practical need for a declaration regarding the rights of the Parties as to their respective interests in the Property. 24. The declaration sought by Plaintiff deals with an ascertained state of facts. 25. The facts stated in this complaint are uncontroverted. 26. The rights of the Plaintiff as to the Property depend on this Court's interpretation of the of the respective alleged interests in the Property between Plaintiff and Defendant. 27. Plaintiff and Defendant have an adverse interest in the subject matter. 28. Plaintiff has an interest to remove any encumbrance on the Property and Defendant seeks to preserve and or collect on its lien on the Property. 29. The only parties with an adverse and antagonistic interest as to the Property are Plaintiff and Defendant, both are before this Court. 30. Plaintiff seeks a declaration from this Court that Defendant's interests in the Property are invalid and otherwise unenforceable because of the lack of notice. The declaration sought does not amount to mere legal advice. 31. Considering the above, Plaintiff requests a speedy hearing in accordance with Fla. Stat. § 86.111. WHEREFORE, Plaintiff respectfully requests that this Honorable Court enter a judgment finding that Defendant's interest in the Property by virtue of the enforcement order (recorded in Book 31678, Page 1956) is inferior to Plaintiff's interest in the Property or otherwise invalid and unenforceable; and granting any other relief that this Court deems just and proper. RESPECTFULLY SUBMITTED This 26`h day of January, 2024 s/ Sebastian Jaramillo Sebastian Jaramillo, Esq. Attorney for Plaintiff FL Bar No. 21743 Perlman, Bajandas, Yevoli & Albright, P.L. 283 Catalonia Ave., Ste. 200 Coral Gables, FL 33134 Tel: (305) 377-0086 sIpramilloApkyalaw.com Exhibit A Warranty Deed CFN: 20170568259 BOOK 30711 PAGE 4018 DATE:10/10/2017 02:04 51 PM DEED DOC 11,040.00 SURTAX 8,280.00 HARVEY RUVIN, CLERK OF COURT, MIA-DADE CTY Prepared by: Giorgio L. Ramirez, Esq. Dadeland Legal Group, LLC 7300 N. Kendall Drive Suite 520 Miami, FL 33156 305-670-1930 File Number: SD17-034 Return to: Lisette Pie Salazar, P.A. 200 Crandon Blvd., Suite 311 Key Biscayne, FL 33149 [Space Above This Line For Recording Data] Warranty Deed This Warranty Deed made this 2 7 day of September, 2017 between GMAC Property Investments, Inc., a Florida corporation whose post office address is 8211 SW 13 Terrace, Miami, FL 33144, grantor, and VQ Everglades Units LLC , a Florida limited liability company whose post office address is 1541 W. Flagler Street, 1507, Miami, FL 33135, grantee: (Whenever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO/100 DOLLARS ($10,00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Miami -Dade County, Florida to -wit: Lots 3 and 4, and Lots 5 and 6, less the North 10 feet of said Lots 5 and 6, Block 1, MCKENLIE SUI3DIVISION, according to the map or plat thereof, as recorded in Plat Book 9, Page 39, of the Public Records of Miami Dade County, Florida Parcel Identification Number: 01-4103-029-0040 01-4103-029:,0050 01-4103-029-0030 a/k/a 2200 and 2220 NW 7 Street, Miami, FL 33125 and 620 NW 22 Avenue, Miami, FL 33125 Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining, To Have and to Hold, the same in fee simple forever. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31, 2016, In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. DoubloTimem CFN: 20170568259 BOOK 30711 PAGE 4019 Signed, sealed and delivered in our presence: Witness Name: Witness Name: (A i A S A en z State of Florida County of Miami -Dade The foregoing instrument was acknowledged before me Director of GMAC Property Investments, Inc, She j] identification. [Notary Seal] ..l�PPo„ GICRGIC L. f1! MIREZ _d=oa`,m .� 01:, Notary Public • Stalo of Florida . 5 Commission /i GG 006206 ,Nl '7,8r 0\, D ndod houOhNationalN IaryAsso OMAC Property Investtrfents, Inc. By: l<z(c2:?.i.c= .. Maria Garcia, Pres (Corporate Seal) thi 7 day of September, 2017 by Maria Garcia as President and is personally known to me or [X] has produced a driver's license as Notary Public Printed -Name; — My Commission Expires: Warranty Deed - Page 2 DoubleTImeo Exhibit B Final Administrative Enforcement Order THE CITY OF MIAMI, FLORIDA CODE ENFORCEMENT BOARD vs. VQ EVERGLADES UNITS LLC 1541 W FLAGLER ST 1507 MIAMI, FL 33135 Tenant: CFN: 20190696602 BOOK 31678 PAGE 1956 DATE:11/05/2019 02:54:29 PM HARVEY RUVIN, CLERK OF COURT. MIA-DADE CTY City of Miami October 25, 2019 CR: CE2019006624 Case No: CE2019006624 Address: 2200 NW 7 ST Folio: 0141030290040 Legal: MC KENZIE SUB PB 9-39 LOT 5 LESS N1OFT ST &LESS R/W BLK 1 LOT SIZE 109.250 X 64 OR 13984-499 0198 5 COC 23853-0051 09 2005 2 Hearing Date: October 23, 2019 FINAL ADMINISTRATIVE ENFORCEMENT ORDER The Code Enforcement Board has found you guilty of violating the following laws: - 2171 FAILURE TO MAINTAIN EXTERIOR OF COMMERCIAL OR RESIDENTIAL PROPERTY. City Code Chapter 10 SEC 10-23 & 10-24 - 2164 Erection, construction, posting, etc. of a sign without a FINALIZED PERMIT. Miami 21 Article 7 and 10 You are hereby ordered to correct said violation by October 28, 2019. If you fail to comply by said date, you will thereafter be fined the sum of $250 per day. It is your responsibility to advise the Inspector Immediately after the violation has been corrected to obtain an Affidavit of Compliance. Failure to obtain an Affidavit of Compliance will result In the continuing accrual of the daily fine. This Order shall constitute a lien against the above referenced property and any other real or personal property that you own once it is recorded in the Public Records of Miami -Dade County. LIENS THAT REMAIN UNPAID FOR THREE (3) MONTHS MAY BE FORECLOSED IN COURT. In addition, the Certificate of Use and Occupational License of any business occupying this property may be suspended or withheld. Operating a business without all required licenses is illegal under state and clty law, and is punishable by criminal arrest and/or closing the business. Should you have any questions regarding this Enforcement Order, or if you wish to advise the Code Enforcement Board that the violation has been corrected, please call RAGHUBIR S SANDHU at (305) 329-4770. City of Miami Code Enforcement Board This is to certify that the foregoing is a true and correct copy of the document on file dated October 25, 2019 of the Code Enforcement Board. Officially filed and rendered on October 25, 2019 in the records of the City of Miami, Hearing Boards. Prepared by: Olga Zamora Deputy Clerk of Hearing Boards