LTC 247-2025 City Obtains Injunction in Lawsuit Against Illegal Party House City of Miami Beach v Mega Miami Beach LLC and Edmund Irvine Case No 2025 11250 CA 21MIAMI BEACH
OFFICE OF THE CITY A HORNEY
L TC No. 247- 2025
LETTER TO COMMISSION
TO: Mayor Steven Meiner and Members of the City Commission
FROM: /1"?)'\Ricardo J. Dopico, City Attorney �
DATE: June 17, 2025
SUBJECT: City Obtains Injunction in Lawsuit Against Illegal "Party House"
City of Miami Beach v. Mega Miami Beach, LLC and Edmund Irvine
Case No. 2025-11250 CA 21
This letter is to advise you of the City's Complaint to Abate Nuisance and for Temporary and
Permanent Injunction, a lawsuit filed by the City Attorney's Office in Miami-Dade County Circuit
Court on Friday, June 13, 2025, against former Formula One racing driver Eddie Irvine and his
wholly owned corporation, Mega Miami Beach, LLC, as the owners of nuisance properties at 24
S.Hibiscus Drive and 14 San Marino Drive.1 The Complaint alleged that the two properties had
been repeatedly rented or offered to rent for short-term rental use and/or commercial use as illegal
"party houses", in violation of the City Code and the City's Resiliency Code.
For example, since 2023, the property located at 24 S Hibiscus Drive had been cited with at least
nineteen (19) violations of the City Code based on activities at the property and had incurred
substantial fines. Moreover, since 2023, the property located at 14 San Marino Drive had been
cited with at least seven (7) violations of the City Code based on activities at the property. Despite
the numerous violations issued by the City and the substantial fines imposed, it had not been an
adequate deterrent to stop the violations. Most recently, six violations were heard before the
Special Magistrate and $88,000 in fines were assessed. However, that large fine was still less
than the $100,000 in illegal fees earned by the property owner, making the fines a mere cost of
doing business.
As a result, and at the request of the PHS Islands Association, the City filed its lawsuit to enjoin
the illegal use of the properties. Each of the defendants immediately settled the lawsuit and
agreed to entry of a Consent Decree that protects the City from any further nuisance conduct and
provides for the payment of $88,000 in fines. A copy of the lawsuit and the court's order, signed
today, are attached here.
This matter was handled entirely in-house by Chief Deputy City attorney Rob Rosenwald and
Deputy City Attorney Steve Rothstein, with members of the City's Code Compliance Department.
RJD/sp
Attachment
1 On February 1, 2023, the Mayor and City Commission adopted Resolution No. 2023-32475, sponsored by Commissioner Alex Fernandez, endorsing the efforts of the City Attorney's Office and Administration to
take proactive steps to file lawsuits, wherever appropriate, to enforce the City's ordinances, including its short-term rental and noise regulations, to protect residents from repeat offenders who create nuisances.
Filing # 225217770 E-Filed 06/13/2025 02:35:59 PM
IN THE CIRCUIT COURT OF THE ELEVENTH JUDICIAL
CIRCUIT IN AND FOR MIAMI-DADE COUNTY, FLORIDA
CASE NO: 2025-011250-CA-01
SECTION: CA21
JUDGE: Jason E. Dimitris
CITY OF MIAMI BEACH
Plaintiff(s)
vs.
MEGA MIAMI BEACH, LLC et al
Defendant(s)
____________________________/
FINAL ORDER AND CASE CLOSURE
CONSENT DECREE
THIS CONSENT DECREE resolves the above-captioned civil action (the "Lawsuit")
brought by the Plaintiff, the City of Miami Beach, Florida (the "City"), against the Defendants,
MEGA MIAMI BEACH LLC and EDMUND IRVINE ("Defendants"), (together with the City, the
"Parties"), under Sections 823.05 and 60.05 of the Florida Statutes, Section 46-160 of the City of
Miami Beach, Florida's Code of Ordinances ("City Code"), and Sections 7.2.2.2(d) &
7.5.4.13(d)(E)1 of the City's Resiliency Code. This Consent Decree further resolves any and all
outstanding City fines due and owing by, and liens against, the Defendants and upon the subject
properties, 24 Hibiscus Ave and 14 San Marino.
Factual Background
1. On June 13, 2025, the City filed its Verified Complaint to Abate Nuisance and for
Temporary and Permanent Injunction ("Complaint") seeking to enjoin the Defendants,
from maintaining a public nuisance on the properties located at 24 S Hibiscus & 14 San Marino,
Miami Beach, Florida (the "Subject Properties"). The following facts are established by the verified
statements in the Complaint, the Motion and the accompanying exhibits, and the supplemental
evidence.
2. Defendant MEGA MIAMI BEACH LLC is the record title owner of the Subject Properties.
The property located at 24 S Hibiscus, acquired in April 2021 for $10.5 million, is
currently estimated to be worth $15 million. The 14 San Marino property holds an estimated market
value of $12.6 million.
3. At times material to this Lawsuit, Defendants have advertised the Subject Properties
for short-term rental use and/or commercial use, in violation of the City Code and the
City's Resiliency Code.
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Filing # 225392261 E-Filed 06/17/2025 08:29:24 AM
4. The Subject Properties are located in single-family residential neighborhoods, zoned RS-3.
Residents of these neighborhoods are entitled to the quality of-life protections afforded under the
City's laws.
5. Despite the single-family residential character of the neighborhoods, the Subject
Properties are frequently being used as "party houses," causing reoccurring disturbances to
neighbors. Defendants have not taken any material action to cease these disruptive parties.
6. The Subject Properties have been repeatedly rented or offered to rent for short-term
rental use and/or commercial use, in violation of the City Code and the City's Resiliency Code.
7. Since 2023, the property located at 24 S Hibiscus has been cited with at least nineteen
(19) violations of the City Code and/or City's Resiliency Code based on activities at the property
and have incurred substantial fines in connection with many of these violations. Moreover, since
2023, the property located at 14 San Marino has been cited with at least seven (7) violations of the
City Code and/or City's Resiliency Code based on activities at the property.
8. Furthermore, the Subject Properties continue to face a range of issues, including
unlawful short-term rentals, improper commercial use and repeated noise violations.
9. Despite the numerous violations issued by the City and the substantial fines imposed by
Code Enforcement and the Special Magistrate, it has not been an adequate deterrent to stop
violations of the City Code and/or City's Resiliency Code.
10. A breakdown of the recent history of violations at the Subject Properties, with reference
to specific violation numbers, is detailed in the Complaint and the Motion and is incorporated
by reference as if set forth fully herein.
11. Six violations remain outstanding and are currently set for hearing before the Miami
Beach Special Master on Thursday, June 5, 2025, at 2:30 PM for conduct occurring at the
subject properties (SMC2024-03163/ZV2024-05421; SMC2024- 03171/ZV2024-05515;
SMC2025-03221 /ZV2024-05592; SMC2025-03226/ZV2024-05610; SMC2025-03291 /ZV2024-
05516); and SMC2025-03437 /ZV2025-05944). Defendants agree to enter an irrevocable guilty
plea and waive all rights to appeal in the cases against them and entities they control (SMC2024-
03163/ZV2024-05421; SMC2024-03171 /ZV2024-05515; SMC2025-03221 /ZV2024-05592;
SMC2025-03226/ZV2024-05610; and SMC2025-03437 /ZV2025-05944) and to pay the
outstanding fines for all violations against any party (including Jatina Group, LLC) (SMC2025-
03291/ZV2024-05516) in order to clear title to the properties, in a total amount of $88,000.00.
12. The parties agree that the City has met all conditions precedent to maintaining this action
and invoking the jurisdiction of this Court. Defendants expressly waive any and all defenses to the
action, including, without any limitation, that the City has not met all conditions precedent to
maintaining this action and invoking the jurisdiction of this Court.
13. The Parties agree that it is in their best interest, and the City believes that it is in the public
interest, to resolve this Lawsuit on mutually agreeable terms. Accordingly, the Parties agree to the
entry of this Consent Decree without trial or further adjudication of any issues of fact or law raised
in the City’s Complaint in this Lawsuit.
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14. Defendants expressly acknowledge that they have been represented by competent counsel
in this case and enter into this Consent Decree knowingly and voluntarily, after consulting their
attorney.
15. Defendants expressly agree to abide by the terms of this Consent Decree, and not to
violate any of its terms, at any property that they own, purchase, or obtain/hold a controlling
interest in, which are located in the City.
________________________
¹ The regulations prohibiting commercial use and short-term rentals of single-family
homes, previously found in Sections 142-109 and 142-905 of the City of Miami Beach's Code of
Ordinances ("City Code"), are now located within the City's Resiliency Code.
Injunctive Relief
Based on the foregoing, the Parties stipulate, and the Court hereby ORDERS AND ADJUDGES,
as follows:
1. Defendants are ENJOINED and shall IMMEDIATELY CEASE AND DESIST the conduct,
operation or maintenance of the Subject Properties whereby any person on the Properties would
make, continue or cause to be made or continued any unreasonably loud, excessive, unnecessary or
unusual noise in violation of City Code Section 46-152, including but not limited to unreasonably
loud amplified music (whether or not associated with a party).
2. Defendants are ENJOINED and shall IMMEDIATELY CEASE AND DESIST the conduct,
operation or maintenance of the Subject Properties whereby any person would use the Subject
Properties for commercial purposes in violation of Resiliency Code Section 7.2.2.2(d), including
but not limited to advertising or selling tickets for admission to any commercial parties, events,
assemblies, or gatherings on the Subject Properties.
3. Defendants, by and through any and all agents, are ENJOINED and shall IMMEDIATELY
CEASE AND DESIST the use or advertising for use of the Subject Properties as short-term rentals
in violation of Resiliency Code Section 7.5.4.13(d)(E).
4. Defendants SHALL REMOVE OR CAUSE TO BE REMOVED, from any and all webpages,
media, or published materials over which he or anyone acting at his direction (e.g., agents) has
control, any postings for the Subject Properties for rental of the Subject Properties for any period of
less than six months and one day.
5. Defendants will vet, in a manner to be approved by the City, prospective tenants for the
Subject Properties to confirm that such tenants do not intend to use or advertise for use the
Subject Properties for short-term rental use and/or commercial use, or to hold or permit to occur
other nuisance events.
6. Defendants shall pay the total outstanding fines for the subject properties in the total amount of
$88,000.00 within ten (10) days of entry of this Consent Decree.
7. Defendants SHALL accept service of any documents from the City of Miami Beach via email
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to Taylor Palmer at taylor@pretanione.com and to Rodolfo Nunez at rudy@rnpalaw.com in lieu of
personal service, for a period of three years from entry of this Consent Decree.
8. The City may file a motion to enforce this Consent Decree if it believes that the Consent Decree,
or any requirement thereof, has been violated, provided that it first gives notice of such a violation
to the Defendants. The Defendants must respond to such notice as soon as practicable but no later
than 14 calendar days thereafter. Unless otherwise specified in this Decree, the Defendants shall
produce any requested documents or make them available for inspection or copying within 30 days
of a written request by the City. The Parties shall attempt in good faith to resolve any dispute
relating thereto; if the Parties are unable to reach a mutually acceptable resolution, the City may
seek court enforcement of compliance with this Consent Decree. Nothing in this procedure shall
prevent the City or any Defendants from promptly bringing an issue before the Court when, in the
moving Party's view, the facts and circumstances require immediate court attention.
9. Within 45 days after entry of the Consent Decree, if Defendant has met all terms and
obligations outlined herein, the City will dismiss the Lawsuit with prejudice, with the Court
retaining
jurisdiction to enforce the terms of this Consent Decree. The City hereby waives and releases
the Defendants from any claims that were or could have been brought in the Lawsuit or that
otherwise accrued prior to the entry of this Consent Decree. Nothing in this Consent Decree limits
or restricts future Code enforcement efforts by the City in relation to the Subject Properties or
the Defendants.
10.The City shall cause a certified copy of this Consent Decree to be recorded in the public records
of Miami-Dade County, which shall constitute notice to and be binding upon any
subsequent purchasers, lessees, successors in interest, or assigns of the Defendants or the Subject
Properties.
11. Each of the Parties to this Consent Decree will bear its own costs and attorney's fees associated
with this Lawsuit and Consent Decree.
The signatories represent that they have the authority to bind the respective Parties identified below
to the terms of this Consent Decree.
Dated June 11, 2025.
/s/Taylor PalmerMEGA MIAMI BEACH LLC
Print Name: Taylor Palmer
/s/Edmund Irvine
FOR EDMUND IRVINE
Print Name: Edmund Irvine
/s/Robert F. Rosenwald Jr.
FOR THE CITY OF MIAMI BEACH
Print Name: Robert Rosenwald
Title: Chief Deputy City Attorney
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DONE and ORDERED in Chambers at Miami-Dade County, Florida on this 17th day of June,
2025.
2025-011250-CA-01 06-17-2025 8:28 AM
2025-011250-CA-01 06-17-2025 8:28 AM
Hon. Jason E. Dimitris
CIRCUIT COURT JUDGE
Electronically Signed
Final Order as to All Parties UCR #: CA013 (Disposed by Other)
THE COURT DISMISSES THIS CASE AGAINST ANY PARTY NOT LISTED IN THIS FINAL
ORDER OR PREVIOUS ORDER(S). THIS CASE IS CLOSED AS TO ALL PARTIES.
Electronically Served:
Robert F. Rosenwald Jr.: robertrosenwald@miamibeachfl.gov•
Robert F. Rosenwald Jr.: sandraperez@miamibeachfl.gov•
Robert F. Rosenwald Jr.: robertrosenwald@aim.com•
Rodolfo Nunez: rudy@rnpalaw.com•
Judicial Assistant: HNguyen@jud11.flcourts.org•
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