RE Violet Street--Atlantic Beach (6)
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RE: Violet Street--Atlantic Beach
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Violet Street--Atlantic Beach
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To: <rkahane@kahaneandassociates.com>
CC: <aIrizarry@coab.us>, <kHogencamp@coab.us>, <bdurden@llw-law.com>,
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Subject: RE: Violet Street--Atlantic Beach
Thread-Topic: Violet Street--Atlantic Beach
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aaskew@coab.us
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aIrizarry@coab.us; kHogencamp@coab.us; bdurden@llw-law.com; darlington@coab.us
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Violet Street--Atlantic Beach
Rob,
I know you spoke with Angela but apparently there is a women living in the unit. The unit was supposed to be vacant. The contractor from Chase was not able to open gate/fence into
the property and jumped the fence into the back yard. He was making his way to the rear of the house when a women inside the unit saw him and started screaming. Angela heard her
and knocked on the front door to explain their presence. The upset women answered the door with a gun pointed at Angela. Fortunately, Angela was able to de-escalate the situation
and explain their presence. Both Angela and the contractor left the property.
Mr. Fromme called Angela and explained that the women was his mother and apologized for the incident.
We still need to get an evaluation of the code enforcement violations before we move forward. However, we ask that your contractor submit a summary report with photos to us for consideration.
-----Original Message-----
From: Robert Kahane [mailto:rkahane@kahaneandassociates.com]
Sent: Wednesday, December 18, 2019 9:39 AM
To: Askew, Amanda
Cc: Irizarry,Angela; Hogencamp,Kevin; Brenna Durden
Subject: RE: Violet Street--Atlantic Beach
Hi Amanda. Thank you so much for the clarification. Wouldn't the deed from Chase to Fromme accomplish the unity of title?
With best regards,
Robert S. Kahane, Esq.
Founder & Managing Attorney
Kahane & Associates, P.A.
8201 Peters Road, Suite 3000
Plantation, Florida 33324
Tel. (954) 356-1280 Direct
Fax (954) 356-1321 Direct
E-mail: rkahane@kahaneandassociates.com
-----Original Message-----
From: Askew, Amanda [mailto:aaskew@coab.us]
Sent: Wednesday, December 18, 2019 9:27 AM
To: Robert Kahane
Cc: Irizarry,Angela; Hogencamp,Kevin; Brenna Durden
Subject: RE: Violet Street--Atlantic Beach
Hi Rob,
This property was built as a duplex and the individual units cannot be sold off. It does not meet the zoning code and the building code. This is why we will require a unit of title.
It appears 1/2 was for sale.
https://www.realtor.com/realestateandhomes-detail/1365-Violet-St_Atlantic-Beach_FL_32233_M57527-64157
-----Original Message-----
From: Brenna Durden [mailto:bdurden@llw-law.com]
Sent: Tuesday, December 17, 2019 3:58 PM
To: Robert Kahane
Cc: Irizarry,Angela; Askew, Amanda; Hogencamp,Kevin
Subject: Re: Violet Street--Atlantic Beach
Hi Rob, Based on my discussion with Angela and Amanda, please see revisions to your outline below in paragraphs 2,4, 5, 6, 8 and 9. Two items arose during our discussion today:
First, staff will not agree to a partial notice of compliance. However, they said an acknowledgement would be acceptable.
Second, the property cannot remain divided because it does not meet the Zoning Code’s minimum lot requirements. Thus a Unity of Title needs to be recorded to prevent the sale in the
future of half the lot.
I’m doing this email from my phone, so hopefully I have captured everything.
Please let me know if these are acceptable.
Thank you. Brenna
Brenna M. Durden
Shareholder
Lewis, Longman & Walker, P.A.
904.353.6410
Sent from my iPhone
On Dec 16, 2019, at 5:53 PM, Robert Kahane <rkahane@kahaneandassociates.com> wrote:
Hi Brenna. It was a pleasure speaking with you. To follow are the global terms, with the modifications highlighted in yellow:
Contingent on approval by the Special Magistrate:
1. Within 5 days of execution of the agreement, Fromme shall pay Chase a non-refundable amount of X dollars to be held in escrow;
2. Within 5 days of execution of the agreement, Chase will place a Unity of Title in recordable form for 1365 and 1369 Violet Street executed by Fromme and Chase and a QCD to Fromme
in escrow by Chase;
3. Fromme shall cure all code violations and make all necessary repairs to the property within 60 days from the date of the agreement;
4. Fromme shall pay the reduced agreed upon fines of X dollars within 5 days of the City’s issuance of its acknowledgement indicating that all necessary repairs have been made and
are acceptable to the City;
5. Within 5 days of the City’s issuance of its acknowledgement and Fromme’s timely payment of the fines set by the Special Magistrate, the City shall issue a notice of compliance
and execute and record of a release of all liens, fines and costs and adjust the property’s ledger balance due to $0;
6. Within 5 days of recordation of the City’s release, the escrowed funds shall be released to Chase and the Unity of Title and the QCD held in escrow shall be recorded by Chase;
7. Should Fromme default under any terms of the agreement, Chase will be entitled to immediate receipt of the escrowed sums as liquidated damages and the agreement shall be declared
null and void.
8. Chase shall utilize said funds to make the necessary repairs to the property.
9. Once the necessary repairs have been made and Chase pays all administrative fees, fines as set by the Special Magistrate and costs, the City shall issue a notice of compliance and
record of a release of all liens, fines and costs and adjust the property’s ledger balance due to $0.
Please let me know if same are acceptable.
With best regards,
Robert S. Kahane, Esquire
Managing Shareholder
Kahane & Associates, P.A.
8201 Peters Road, Ste. 3000
Plantation, Florida 33324
Tel. 954-356-1280 Direct
Fax 954-356-1321 Direct
E-mail: rkahane@kahaneandassociates.com<mailto:rkahane@kahaneandassociates.com>
From: Brenna Durden [mailto:bdurden@llw-law.com]
Sent: Thursday, December 12, 2019 12:38 PM
To: Robert Kahane
Cc: 'Irizarry,Angela'; Askew, Amanda
Subject: RE: Violet Street--Atlantic Beach
Hi Rob, I will get with Staff to discuss. I will reply as soon as possible. Thank you very much, Brenna
Brenna M. Durden | Shareholder
245 Riverside Avenue, Suite 150 | Jacksonville, Florida 32202 bdurden@llw-law.com<mailto:bdurden@llw-law.com> | (o) 904.353.6410 | (c) 904.234.3729 vCard<file:///\\llw-profiles\redirectedfolder$\bdur
den\Documents\Updater5> | Website<http://www.llw-law.com/> | Bio<http://www.llw-law.com/attorneys/brenna-malouf-durden/> | join us online<http://www.llw-law.com/join-us-online/>
Named 2020 Land Use and Zoning Law “Lawyer of the Year” in Jacksonville by Best Lawyers® <image001.jpg>
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From: Robert Kahane [mailto:rkahane@kahaneandassociates.com]
Sent: Thursday, December 12, 2019 9:24 AM
To: Brenna Durden <bdurden@llw-law.com>
Cc: 'Irizarry,Angela' <aIrizarry@coab.us>; Askew, Amanda <aaskew@coab.us>
Subject: RE: Violet Street--Atlantic Beach
Good morning Brenna. I hope all is well.
I received my client’s approval to forward the below framework for global resolution:
1. Within 5 days of execution of the agreement, Fromme shall pay Chase a non-refundable amount of X dollars to be held in escrow;
2. Within 5 days of execution of the agreement, Chase will place a QCD to Fromme in escrow;
3. Fromme shall cure all code violations and make all necessary repairs to the property within 60 days from the date of the agreement;
4. Fromme shall pay the reduced agreed upon fines of X dollars within 5 days of the City’s issuance of its notice of partial compliance of all code violations;
5. Within 5 days of the City’s issuance of its notice of compliance and Fromme’s timely payment of the reduced fines, the City shall execute and record of a release of all liens,
fines and costs and adjust the property’s ledger balance due to $0;
6. Within 5 days of recordation of the City’s release, the escrowed funds shall be released to Chase and the QCD held in escrow shall be recorded;
7. Should Fromme default under any terms of the agreement, Chase will be entitled to immediate receipt of the escrowed sums as liquidated damages and the agreement shall be declared
null and void.
Brenna, would it be possible for you to establish what the reduced lien payoff will be so that we can place the sum in the proposed terms? Once approved, I will approach Mr. Fromme.
Thank you again for your assistance.
With best regards,
Robert S. Kahane, Esq.
Founder & Managing Attorney
Kahane & Associates, P.A.
8201 Peters Road, Suite 3000
Plantation, Florida 33324
Tel. (954) 356-1280 Direct
Fax (954) 356-1321 Direct
E-mail: rkahane@kahaneandassociates.com<mailto:rkahane@kahaneandassociates.com>
From: Brenna Durden [mailto:bdurden@llw-law.com]
Sent: Wednesday, December 11, 2019 3:03 PM
To: Robert Kahane
Cc: 'Irizarry,Angela'; Askew, Amanda
Subject: Violet Street--Atlantic Beach
Hi Rob, I spoke with Angela Irizarry and Amanda Askew, the Planning Director, this morning. The concept we discussed yesterday seems like it could work…of course, the details will be
critical. They are going to speak to the City Manager about it also. In the meantime though, I asked Angela about preparing a list of repairs that are needed as you requested. She
said she needs access to the site to complete the list and wants someone from Chase or a Chase agent (perhaps a real estate agent you have in the area?) to go with her to the site.
Please let us know who that person will be and ask them to contact Angela to arrange a time to meet at the site. Thank you for your time yesterday. We look forward to hearing back
from you. Kind regards, Brenna
Brenna M. Durden | Shareholder
245 Riverside Avenue, Suite 150 | Jacksonville, Florida 32202 bdurden@llw-law.com<mailto:bdurden@llw-law.com> | (o) 904.353.6410 | (c) 904.234.3729 vCard<file:///\\llw-profiles\redirectedfolder$\bdur
den\Documents\Updater5> | Website<http://www.llw-law.com/> | Bio<http://www.llw-law.com/attorneys/brenna-malouf-durden/> | join us online<http://www.llw-law.com/join-us-online/>
Named 2020 Land Use and Zoning Law “Lawyer of the Year” in Jacksonville by Best Lawyers® <image003.jpg>
<image002.jpg>
The information contained in this transmission may be legally privileged and confidential. It is intended only for the use of the recipient(s) named above. If the reader of this message
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