Key West Code Board to Hear 13 Cases Ranging from Illegal Rentals to Unpermitted Construction
Thursday’s Code Board agenda spans 13 cases involving illegal rentals, unpermitted work, licensing failures, HARC violations, and several “irreparable” offenses.
The City of Key West’s Code Enforcement Board will convene Thursday afternoon to consider 13 cases involving unpermitted work, nuisance conditions, illegal business activity, and violations of historic preservation, licensing, and rental regulations. Several property owners have reached compliance ahead of the hearing and will request dismissal, while others face multi-count violations — including several classified as irreparable under city code.
The hearing begins at 1:30 p.m. Thursday at City Hall, 1300 White Street, and will be livestreamed and available for replay on the City of Key West’s website.
Debris, RV Storage, and Unpermitted Work
The first case, involving Douglas and Carolyn Helliesen at 1221 Laird Street, includes violations for debris, unpermitted building activity, tents on the property, and an unpermitted recreational vehicle. Officer Erin Buechele reports the property came into compliance Oct. 24.
Large Multi-Count Case Returns After Continuances
A significant, months-long case involving 3202 Duck Avenue — cited to owners Sandoval, Azuaje, Popp, and Sandoval — returns for another hearing after multiple continuances. Violations include:
Failure to obtain required building permits
Failure to schedule inspections
No certificate of occupancy
No Land Use Determination (LUD)
Operating without a business tax receipt
Short-Term and Non-Transient Licensing Cases
Several cases involve alleged illegal or improperly registered non-transient rentals:
20 Merganser Lane (Macgarva) — in compliance as of Oct. 10; dismissal requested.
101 Golf Club Drive (Belardo, Williamson) — in compliance as of Oct. 24; dismissal requested.
3739 Duck Avenue (Berkshire Hathaway / Knight & Gardner Realty) — settlement agreement reached after violations for non-transient activity without a business tax receipt.
Nuisance & Property Maintenance Violations
At 1213 20th Street, owners Iolanda and John Stashenko were cited for overgrown vegetation and debris. They reached compliance Oct. 20 and will request dismissal.
Unlicensed Contracting and HARC Issues
Two cases at 1119 Catherine Street involve unpermitted construction and alleged illegal contracting:
Eduardo Ubieta — cited for unpermitted work, lack of HARC approval, and hiring an unlicensed contractor. Continued to Dec. 18.
YC Home Repairs LLC / Yasmani Sierra Castro — cited for contracting without a Certificate of Competency and operating without a business tax receipt. Both violations are listed as irreparable.
Right-of-Way and Licensing Violations on Duval Street
A new case at 125 Duval Street, involving Beauty Gems Jewelry Inc., includes two irreparable violations:
Operating without a business tax receipt
Obstructing the city right-of-way
Six-Count Licensing, Building, and HARC Case
A complex case involving DGK Key West LLC at 1320 Seminary Street returns with six violations, including unpermitted construction, hiring an unlicensed contractor, no HARC certificate, no LUD, no certificate of occupancy, and operating without a business tax receipt.
Long-Running Historic District Case
A 2024 case at 712 Eaton Street, involving the 712 Eaton St Land Trust, continues over allegations of unpermitted work and missing HARC approvals.
Petronia Street Case Reaches Compliance
Owners James and Roberta Johnson, of 1422 Petronia Street, reached compliance on Nov. 10 after citations for unpermitted work and lack of HARC approval. Dismissal is expected.
Repeat Trash Account Violation
The final case involves B.O.’s Fish Wagon at 801 Caroline Street, cited as a repeat offender for failing to maintain a required commercial trash account with Waste Management.
What “Irreparable” Means Under Key West Code
Key West classifies certain violations as irreparable, meaning the harm occurs immediately and cannot be fixed after the fact. These violations carry higher maximum fines — up to $5,000 per violation for individuals and $10,000 for businesses.
Common irreparable violations include:
Unlicensed contracting
Obstructing the public right-of-way
Operating without a business tax receipt
Performing HARC-regulated work without approval
How Non-Transient Licensing Works in Key West
Key West regulates rentals by duration:
Transient: 30 days or fewer
Non-transient: more than 30 days
Both categories require proper licensing. A non-transient rental license typically requires:
Correct zoning
Completed inspections
No outstanding building violations
A matching business tax receipt (BTR)
Common violations include missing:
Certificate of occupancy
Land Use Determination (LUD)
Permits
BTR
These issues make up a significant portion of the city’s enforcement actions.
What HARC Regulates — And Why It Matters
Key West’s Historic Architectural Review Commission (HARC) oversees most visible exterior changes within the historic district. Approval is required for:
Exterior construction, renovation, and alterations
Windows, doors, siding, shutters
Porches, decks, stairs, and railings
Accessory structures and sheds
Placement of mechanical equipment
Signage, storefronts, and exterior lighting
Visible landscaping changes
HARC does not regulate interior work not visible from public areas.
Violations often result in:
Stop-work orders
Required corrective work
Delayed permits
Code enforcement fines
Common infractions include unapproved window replacements, exterior modifications, new accessory structures, and work done without a Certificate of Appropriateness.