To: Ramon Trias

Craig E. Leen, City Attorney for the City of Coral Gables ~ L From:

RE: Legal Opinion Regarding Zoning Determination

Date: May 12, 201 5

Laura requested a meeting with me regarding 291 5 Segovia (Lots 4 and 22). I informed her in November of 2013, based on my review of the recorded covenant, that the lots would be treated as separate building sites as long as the lots are deeded separately and the garage is demolished prior to issuance of a building permit for Lot 22. This was consistent with opinions I have given on this form of covenant. This is an older form where the City would allow for two lots to be treated as separate building sites if a contingency (such as being deeded separately combined with demolition of the structure tying them together) occurred. It remains my opinion, pursuant to section 2-201(e)(l) and (8) of the City Code, and section 2-702 of the Zoning Code, that the instructions in the recorded covenant should be followed. As long as the contingency is met (or is a condition of issuance of a permit), the lots should be treated as separate building sites, and should be permitted to proceed through the City process.

CAO 2015-042

Herbello. Stephanie

From: ( Sent:

To:

leen, Craig Tuesday, May 12, 2015 7:12 PM Herbello, Stephanie

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Cc: Subject:

Ramos, Miriam; Figueroa, Yaneris; Chen, Brigette FW: Zoning Determination

Attachments: PonceCat.Dedaration.pdf; PonceCat.Deeds.Segovia.Catalonia .. pdf;

PonceCat.deeds.Segovia.Catalonia.pdf; PonceCat.lot4lot22 surveys.pdf

Please place in the opinion folder.

Craig E. Leen, City Attorney Board Certified by the Florida Bar in City, County and Local Government Law City of Coral Gables

405 Biltmore Way Coral Gables, Florida 33134 Phone: (305) 460-5218

Fax: (305) 460-5264 Email: cleen@coralgables.com

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Crl1•hmtiug IJIJ r.·ar., rifa dream rcali:.et!.

From: Leen, Craig Sent: Tuesday, May 12, 2015 6:25PM To: Trfas, Ramon Cc: Laura Russo Subject: FW: Zoning Determination

Ramon,

Laura requested a meeting with me regarding 2915 Segovia (lots 4 and 22). I informed her in November of 2013, based on my review of the recorded covenant, that the lots would be treated as separate building sites as long as the lots are deeded separately and the garage is demolished prior to issuance of a building permit for Lot 22. This was consistent with opinions I have given on this form of covenant. This is an older form where the City would allow for two lots to be treated as separate building sites if a contingency (such as being deeded separately combined with demolition of the structure tying them together} occurred. It remains my opinion, pursuant to section 2-201(e}(l) and (8) of the City Code, and section 2-702 of the Zoning Code, that the instructions in the recorded covenant should be followed. As long as the contingency is met (or is a condition of issuance of a permit), the lots should be treated as separate building sites, and should be permitted to proceed through the City process.

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Please call me if you have any questions.

Craig E. Leen, City Attorney Board Certified by the Florida Bar in City, County and Local Government Law City of Coral Gables 405 Biltmore Way Coral Gables, Florida 33134 Phone: {305) 460-5218 Fax: (305) 460-5264 Email: cleen@coralgables.com

COl~/\ I. (;A IH I S

C< lchmlin~ lJIJ yeur.' of a dream rcali:ed.

From: Russo Laura [mailto:laura@laurarussolaw.com] Sent: Wednesday, May 06, 2015 4:35PM To: Leen, Craig Cc: Russo Laura Esq Subject: Zoning Determination

( Good afternoon Craig,

This email is to refresh your memory on a meeting we had back in November 18th of 2013. You and I met to review the attached Declaration of Restrictive Covenants that ties Lot 4 to Lot 22, of Block 24, Biltmore Section, Plat Book 20 at Page. We discussed the language in the Declaration that anticipates the lots being separated. The Declaration specifically states" ... and that if at any time in the future the said Lot 22, upon which said garage building will be located, is conveyed separate and apart from the remaining Lot 4, upon which said duplex residence is located, that such garage building will be removed therefrom at the expense of the undersigned, their heirs, personal representatives and assigns." For your review I have attached a copy of the recorded Declaration of Restrictive Covenants from 1952 and a copy of the surveys for the two lots.

You concluded that this language allowed Lot 22 to be a separate building site upon its conveyance separate and apart from Lot 4 with the subsequent demolition of the garage structure. Attached for your review are copies of the deeds from March 2014 showing that Lot 22 has been conveyed separate and apart from Lot 4. My client is proposing to replace the garage structure with a single family home on Lot 22 and the existing duplex structure on Lot 4 with another single family home.

City staff is not allowing the Board of Architects to review the plans for the single family homes for preliminary approval until he presents documentation that Lot 22 is a separate building site.

I respectfully request that you confirm that Lot 22 is a separate building site subject to the demolition of the existing garage which must be accomplished before the City's issuance of a building permit for the new house.

( Should you need any additional information, please do not hesitate to call me.

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Best regards,

Laura

Laura L. Russo 2655 LeJeune Road, PH 2-B Coral Gables, Florida 33134 Tel: 305-476-8300 Fax: 305-476-8383 Cell: 305-801-9002 laura@laurarussolaw .com

NOTICE: This e-mail is from a law firm, Laura L. Russo, Esq., LLC, and is intended solely for the use of the individual(s) to whom it is addressed. If you believe you received this e-mail in error, please notify the sender immediately, delete the e-mail from your computer and do not copy or disclose it to anyone else. If you are not an existing client of Laura L. Russo, Esq., LLC, do not construe anything in this e-mail to make you a client unless it contains a specific statement to that effect and do not disclose anything to Laura L. Russo, Esq., LLC in reply that you expect it to hold in confidence. If you properly received this e-mail ilS a client, co-counsel or retained expert of Laura L. Russo, Esq., LLC, you should maintain its contents in confidence in order to preserve the attorney-client or work product privilege that may be available to protect confidentiality.

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UUUI\ U\.IVU rAGE~"%~.£

KNOW ALL MEN BY PRESENTS:

PHILIP BIEBER ana MARY BIEBER, hi wife, are the owners or the fee simple title

to tbe ·followin property situated in the City or

Coral Gables, F

Lots 4. aJl~ 22, Bl.oo.lc. 24, BILTMORE SECT:toN, according to the plat thereor, recorded in Plat Book 20 at Page 28, of the Public Records ot Dade County. Jl'l.orida;

AND WHEREAS a dupl.ex residence building owned

by the underaig a is situated upon Lot 4 of the above described

property and it the desire or the undersigned to construct

a two-car garag on Lot 22 ot said described property, said lot

. _ be~a.. l!.liP!lrate ti_ apart rro~_t4!_ d.up1ex. residence ~~so~~b~C\ · - ·

above;

NOW. THBREFORE, in consideration at_ the premises

and or the issu ce by the City or Coral Gables ot a building

permit tor the o nstruotion of the aforesaid garage building

upon said Lot 22, separate from tbe_ dupl~x res~dence owned by

the undersigned nd situated on said Lot 4, the undersigned

Pfin.IP BIEBER an 14ARY BIEBER, his wife, do hereby declare and

agree that they not oonvey th~ said Lot 22 upon wnicli" said

garage building be situated. separate and apart from said

Lot 4 above upon which the said duplex residence ie located, and

that they will said Lots 4 and 22 together as one tract;

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WHEBEAS, thu unde signed 'PHILIP BIEBER and

t4ARY BIEBER, his wife, are

to the to~owing aescriboa

Coral Gables, Florida:

fee simple title

situated in the City ot

l;.ots 4 and 22, Bl ok. 24 1 BILTMORE SECTION, according to the ~at thereor, recorded in Plat Book 20 a Page 28, of the Publio Recorcls ot Dacle untiy, l'lor1Qaj .

AND WHEREAS a Gup ex residence building owned

by the undersigned is situated upo Lot 4 or the above aesoribed

property and it is the desire e undersigned to construct

a two-car garage on Lot 22 ot said described property, said lot . •

above:

NOW, THEREFORE, consideration or. the premises . . and of the issuance by the uity or coral Gables or a bu1ldlng

permit tor the oon&truotion of the aforesaid garage building

upon said Lot 22, separate from th . duplex r~s~denoe o'wned by

the undersigned and situated on sa d Lot 4, the undersigned

PHTI.IP BIEBER and MARY BIEBER, his w11'e, do hereby declare and

agree that they will not convey th said Lot 22 upon wnio!i said

garase building will be situatea_. eparate and apart trom said

Lot 4 above upon which the said du lex residence is located, and

that they will bold the said Lots and 22 together as one tract;

and that if at any time in the rut the said Lot 22, upon which

~aid garage building will be looat is oonTeyed seHarate and

apart rrom the re~ining Lot n whioh ea14 duplex reaidence

is located, that such garage build will be removed therefrom

at the expense ot the undersi6Qed, their heirs, personal repre­

sentatives an4 assisns.

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- SOOK JbtiJ I'AG£ 44::1 \

'l'he sud PHILIP BIEBER ana MARY. B~R, his

wire, bereby de that this said o~enant is intended to and

shall oonatltut a restrictive covenant oonoerning tho uoo, en­

to t~e said Lots 4 and 22 ~bove deaoribo~and

shall constitute covenants running with the le.nd and ahall be

binding upon tho said PHILIP BIEBER a11a MARY BD:BER, hb w11'e,

their heirs, per onal ~epresentatives and aesigna.

unto

IN WIT.NESBWBEREOF, the underDignea have hero-

ds and seals, at Coral Gables, Daae county,

lpCli( day o1' lofaroh, 1952.

Signed, sealed a deliverea in the presence o ~

J1~~~ ?:k7 :4:-f, ... -~~)

STM.'E OF FLORIDA

COUNTY OF DADE

(SEAL)

State ol Florida, County or Dade:-. :;.;k. ~ This inslrume!'l !'as lil&d lor retord !he.-(/ -:1J_ ~

· 1952 atS•,;:~t ..:t ~M and duly ret~'"--· ·- ~.z. Book..:l-:r~ .on. Page£~ .... Ale No. BB~~

~~~rtN .. 2- ~,.(C:.. d ., 0.& uJ ;;;-

I BEBEBY CERTIFY that on this day personally"

appeared before me an officer duly authorized to administer

oaths and take aolt 9Wledpents, PI:{ILIP ,J'IEB~ and ~ :SIEB~,

his wife, to me ~ 1 known to be the persons desoribed in ana

r*' ~

JO)'me.D.1.. t:lU\1 ".a..t..Ltf t#U "UQ GG.&.W 4.AJVW 1 .... w.wo.,. -- -:--·- ------- --, •·--

shall conetitute covenants runningrith the land and shall be

binding upon the said PHILIP BlEB~ and MARY BIEBER, his wite,

their heira, perzsona.l. peprese.a.tati

IN WITNESSWHEREOF~ the undersigned have here­

unto set their hands and aea~s, at For~ Gab~es, D~• Count y,

Florida, this the /6 z::,( day

Signed, sealed ana delivered in the presence o~

-- - - - (SJW.)

~~,~·

o.L:· ]l;br-· ~ ~l y.ti I J-+s I (SEAL)

STATE OF FLORIDA

COUNTY OF DADE

State of florida, unly of Dade:-. This instrument w s liled lor record tho • .// -~ o~

· 1952 al~· ..:J-.:r M. and duly re~ellln __ . .zJ~ JS~ on Page. ~¥-.... Ale No. 88 ..2~ (,j..:l'~

&.~ecM""

lly z. ~-r= ;, o,c ... I . BElmBY CERTIFY ihat on this day personally"

appeared berore me, an orr1cer au~ authorized to administer

oaths and take acknow1edgments, PEj ,J:P ):IIEBEa and liARY BIEBER. . . hia wi~•. to me we~l known to be e persons described in and

who executed the roregoi.Jlg 1nstrumlnt, and acknowledged bet.ore mo

that thoy executed the same treely and voluntarily ror the purpose£

therein expreBee~ .

WITNESS my llanQ

1£-DaQe County, Florida, this~d apy

Gables

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lllllllllllllllllllllllllllllllllllllllllllll Mllrau: lin -.l'llllndllr. Peter 8, Cagle -E 2Sii51'ann cle Leofl Blvd., Sui,. 320

CFN 201~R01SSOS4 DR Blc 29066 p, 04321 UPI)

RECORDED 03/13/2014 11:2or29 0££0 DOC TAX 11512.00 SURTAX 1 r1J4 .00 Coral Gllbln, A. 31134

,_~,--tf...,~ot 03-4117·00S.3980 ~·ll.lfl•~ -~-tiUfltt

HARVEY RUV!Ht tLERr. OF COURT ntAnl·OADE COUNTY, FLORIDA LAST PAGE

-__ UACI MCM: tHIJ UN[ FO~ I'ROCUSING DAtA

wARRANTY DEED (STA11JTORYFORM-SECTION689.0l,F.S.)

This lndentu re, mlldcahlsSobyorMarch, 2014, Between THOMAS REARDON, a single muund ERNEST COSCIA, a slnslc man, ofcheCo~ntyofMIIItni·Dadc ,St.ucorFiorlda, gmtor•, and PonecCal Callllonla, 1 Delawwe limited li~billty comp:uty whosepostofficeuldreuls 2990 Ponc:e de Leon Blvd, Suite 50. Corql GablU9J!ft',

Witnesseth thaluldgr.mlar,for~~ndlnconslder.stlonorlhcsumofTcn .... ,.-............... - •. -··-·-·----.. DoUm,andolhcrgood and v;lu~blc considmlion to said Jriiii!Or In hand paid by s:Ud pi«, the receipt whcrcorls hereby acknowledsed, h:as JOllied and sold to chc Aid 8f1111kc, ond sranrce's hcinud mlsns fom-er,lhe following dewlbod hmd, situate, lying ond being in Miuni·D~e Coualy, Florida ,co-wit

Lot 22, Block 24, CORAL GABL.ES BIL. TMORE SECTION, according to the Plat thereof, as recorded In Plat Book 2D, at Pago 28, of the Public Records of Miami-Dade County, Florida

and said crancor docs hereby fully w:urunt the title 10 said land, and will defend the same ~;11ins11he lawfUl dalms uf all pcnons whomsoc-.et.

•·or.anror• and "pttcc• ote used for sinpl¥ or plurul, :as context requires.

In Witness Whereof, p11111or h:u hcrcuncu set enontor's h~d """ SCGI the ~Y ~"" Sipcd s=lcd lllld dcli•cmlln our presence:

STATE OF Florida COUNTY OF Mi~mi-D:rdc

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The rorcgalnsinsltUmcnl w:as lltknowlcilsed bc(orc me thls5 day o(M~h, 2014, by Thomas Reardan, a single mllll and Emcst Cosci:1, 1 slnslc mu, who pcnonally known to me or who ha produtal a as idcntiliwion and did tlkc an oath.

My Commission Expires:

Book29066/Page432 CFN#20140185054 Page 1 of 1

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11111111111111111111111111111111111111111 1111 -lt~~tw-P~ bf: Petar a. C•u••

CFN 2014R0185053 OR 8k 29066 p, 0431t (lPJI

RECORDED OJ/13/2014 11:20129 DEED DOC TAX 2tB38.00 - 2651 Ponca d1 ~on lllwd., SUitllZO

Coral Oablb, FL 33U4 SURTAX 2tl28 .SO ,_,.,...,.._,,...,_,r ... ,,._.,, 03-4117·008-3860 IIAAVEY RUVIHo CLERK Of COORT hlANl-OAOE COUNTY, rLORlOA LAST PAGE

... .

wARRANTY DEED (STATUTORYFORM·SECTION6S9.02,F.S.)

This ] ndcntu re, made lhi&oy orMan:h, 2014, Between THOMAS REARDON, asinalcman and ERNEST COSCIA, a single 111111, oflhe County ofl\.tilllrli·Ibdc, St:otcof Florida ,ptor•, and P~~~ Seaovia, LLC, 1 Dclawue llmlled liability comp111y whoscpostofficuddtar h 2990 Ponca de J.eou Jlvd., Suite; 50. Cgrol Geblra. FJ pmlee•,

<>~ • Witnesseth lhltsaidgrantor,fotandlnc:amlder;tiononherumoiTen .............................................. - .. Dollm,andolhcrgood ud wi~Jable !;OI\I{der;tion lo nld crancor In llancl pahl by salcl pree,lhe roceipl whereof is hereby acknowledged, hos aruted and tole! to lhe sald gran1ce, and snuuce's heirs and aui;nr rorevcr,lhc following described l:md, sirualc, !yin& and being in Miami-Dlde County, Florida ,ro-wit:

Lot 4, Block 24, CORAL GABLES BILTMORE SECTION, according Co the Plat thereof, as recorded In Plat Book 20, at Pago 28, of the Public Records of Miami-Dade County, Florida

ancl said J:r:llllar docs hereby fully wart:~~~! the rille 10 said l:md, and will dtftnd lhe s:une a;alnrtlhc lawful tlalms or all persons whomtocver.

•"Grantor" and "srantre" are used for singul~ or plural, as canrcxl requires.

In Witness Whereof, p~~~~tor has hereunto set v.u•ru(s hand and sealll•c d1y and YJ.lllrziZ:~IOlll~ SIIJICd SC31ed and dcllv~ In ou presau:e:

d.

STATE OF Florida COUNTY OF Miami-Dade:

Rconlon 4~00 Palnwiro L, Cor:~l Ollbl~ fl. 33146

~c:: Etnesl Coscia 440G Po.lnwito St., Coral Ollblcs, FL 33146

The forcgoin& instrument wu acknowledged before me lhis5 day or March, 2014, by Thomas Reardon. m single m:m and Emcsl Coscia. o sin ale m111, who personally known to me or 1\ho l1a procluccd o as identific:~llon and did l:llce an a81b.

My Connnisslon Expires: Stale ofFioriib Ill

Book29066/Page431 CFN#201401 85053 Page 1 of 1

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lllllllllllllllllllllllllllllllllllllllllllll AdiiiWa: 'llllt_..._..llr:P.WB.c.g .. -..c Z&SS Ponce eN Leon Blvd., Suitt ,20

Co,.l Gabl••• FL 3l1:M ,__ ...... , ... -,, ... ,_.t 03·4117·008-3980

CFN 201~R01SSOS~ OR Bll 29066 PJ OU2i (hJl

RECORDED 03/13/2014 11:20:29 DEED DOC TAX 1•512.00 SURTAX 1 t 134,00 HARVEY RUVJHo CLERr. Of COURT HIAni·DAD£ COUHTYr FlORIDA l AST Pl\6£

_PM:I .. OVETHIIl"'E FOII ... OCUSIHODAT~ ----------------

wARRANTY DEED (STATUTORY FORM . SECTION 689.02, F.S.)

This Indenture, mllllelhlst)®yarMan:h, 2014, Between lliOMAS REARDON, ulnsle man and ERNEST COSCIA, uinalc man,orlhc County ofMiami·DIIdc, SIAicorFlorlda, pntor• ,and Po11ccCilCablonla, • Dcl~twwe llmllcd liOibllicycomp:~ny whosepoS1officellllclrtSsis 2990 Ponce de Leon Blvd., Suite 50. Cpral GeblU9111ft",

Witnesseth lh31s~dpt~IOr,for:~ndinconsldmtionoflhcsumofTcn.~.--.--~·---· ,-"., ......... ._.Dollm,llldolhcrpxl and valuble consldmlion 10 sllld &mnlor In hand pllld by said panlcc, ll1c receipt whereof Is hereby oc:knowledaed, bs granted and sold 10 !he Slld p~~~tcc, and snntce's bclrs 1111d uslgns forwcr,lhc follow ins dcscribod land, siluale,lylng and belna in Mi1111I·Dade Colmty, Florid' , 10-wic

Lot 22, Block 24, CORAL GABLES BILTMORE SECTION, according to the Plat thereof, as recorded In Plat Book 20, at Page 28, of tho Public Records of Miami-Dado County, Florida

and said JnlfiiOr docs hereby rully w~rranl lhe Iitie 10 said land, and will ckfend the s11111c ~gainsllhc lawful claims of aU penons whomsoever.

• "GraniOr" and •v.uncc• are used ror singul:~r or pl~~n~l, "' c:ontcXI requires-

In Witness Whereof, p11111or luts hereunto set p!llllor's h1111d and seal lhc d:ly and SiJIIed =led 111d dcll~sed in our prcscnec:

V~=~,ptJ

STATE OF Florida COUNlY OF Mi~tml·DIIdc

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The rorcsoin;lnstrummt wu acknowlcdacd before me lhls5 day of Maret., 2014, by 'Tl1omu Reardon, 1 sin ale man and Emcst Coscia, a sinale man, who penonally known 10 me or who ha produm a as ldcndlicuion lllld did take an OAth.

My Commission ElpirtS:

Book29066/Page432 CFN#20140185054 Page 1 of 1

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111111111111111111111111111111111111111111111 _, ~\-"'"""'""II(. Paler B. Ctglt

CFN 2014R01850S3 OR Bk 29066 p, 04311 (1,tl

RECORDED 03/13/2014 11120:29 DEED DGt TA~ 2o83B,OO - 2$15 Pone• dt Ltan Blvd., Sulle ~20

Catal Galllet, FL 331:14 ""'""" __ , __ , ..... ~ •• 03-4117-008·3660

--SPACE AIOYI THII UNe roo. "'OCUSIHO OATA

SURTAX 2tl2S.SO HARVEY RWIHo Ct.ERr. OF' COURT MIAMI-DADE COUNTY, FLORIDA LAST PAGE

WARRANTY DEED (STAWTORYFORM · SECOON689.02,F.S.)

This J ndcntu re, made lhi&ayofMarch, 2014, Between ntOMASREARDON,ulngle m1111111dERNESTCOSCIA, • sinslc m111, oflhc County ofMiluni-Dade, S111c arFiorfd•, gn~~~tor•,111d Pon~l Segovia. LLC, • Delu~ limited Uabilicy compunywboaepostofficuddrasls 2990 Ponco de Leon Blvd,, Suite 501 Carol Gahlea, n.ar.~~~~cc•,

,, .. ~ Witnesseth lhutS;ddgrantor,forandincollSid~r:lllonoflhcsumofTen ...... ~ ............................................... Dollm,andolheraood 111d wluable coruidCr:llionlo said grantor In h!llld p;~id b)· suid a=tcc, lhe receipt whereof Is hereby acknowledJed, has pllllled 111d sold 10 lhc slid pantee, 111d granlcc's heirs and assi811S forcvcr,lhc following dcsc:ribed l!llld, siiUIIte,lying 111cl being in Miani·DDde County, Florid& , ro-wir;

Lot 4, Block 24, CORAL GABLES BILTMORE SECTION, according to the Plat thereof, as recorded In Plat Book 20, at Pago 28, of the Public Records of Mlami·Dade County, Florida

and s;aid Jr.IIIIOI docs hereby fully w~rr:uttlhc tillc 10 s:lid l:u~d, and will defend lhe s01me ag~irutlhc lawful clalnu of all persons whom$0cvcr.

•"Gf1UIIor• ~d •grantee• are used far singul;v- or plural, as context requlll'!.

In Witness Whcrcof,··ranlbt hu hcm~nlo :RI V.IIIIU(S hand lllld JCll! lhc dty and Y'F.:liP'-""'O.C.~' Slpc:d SCI!ed 1116 delivcml rn 011 presence:

Emcsr Coscia 4400 Palm:~nlo St., Coral Oublcs, FL JJ 146

STATE OF Florid11 COUNTY OF Miami·DIIdr:

The forcgofnslnslrumenl was "knowledcal befon: me lllis5dly ofMQTCh, 2014, by TI1omu Retnlon, a sin&lc man 111d Emcl! Coaei~ a single man, who pcnon;~lly known to me or who ha produced a as idenlifi~:ation and did take an oalh.

My Commiuion Expires; Sllle of Floridl or

Book29066/Page431 CFN#20140185053 Page 1 of 1

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PROPERTY ADDRESS: 2915 SEGOVIA ST.

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