Code Enforcement Board - Regular Meeting

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Yes, okay.

Madam Attorney, ready?

Okay, take your time, go ahead.

Start in just about two more minutes. We just have a few more residents that have some questions they have to get answered. We'll start in about two minutes, okay? We're going to stand for the Pledge of Allegiance. Please continue to stand if you are here for your case to be sworn in.

Please raise your right hand. Do you solemnly swear or affirm the testimony you are about to give today is the whole truth and nothing but the truth? Thank you. You may be seated. Do you solemnly swear or affirm you would translate from English to Spanish to the best of your ability? Thank you.

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Por favor, colóquense de pie.

Levanten su mano derecha. ¿Ustedes juran que el testimonio que van a dar el día de hoy será la verdad y nada más que la verdad?

Do you solemnly swear or affirm that you would translate from English to Creole and Creole to English to the best of your ability? Thank you.

Okay, thank you.

Roll call. Mr. Moshi Malka.

Present.

Mr. Ulysses Arias.

Present.

Mr. Juan Galan. Mr. Analfo Ramos. Mr. Keon Williams.

Present.

Mr. Javier Rodriguez.

Present.

We have a quorum.

Thank you. Good evening. Most of you are here this evening for the first time because you were here. just received a violation, or others, if you are here for mitigation, which is you're mitigating the fine that was imposed on your property. Regardless if you're here for mitigation or to be heard, when your case is called, please come to the podium and state your name and address. If you're here for a to be heard, you're going to plead guilty or not guilty. You're pleading guilty to whether the violation existed on the property at the time the violation was issued, not that you're personally guilty of something It's about whether the violation existed or not. If you plead guilty, the city will put a summary of the violation. The board will determine how many days you need and will impose a fine. If you're a residential property and this is your first time, it's up to $250. If you're a non-residential commercial property, it's up to $1,000 per diem. If you're a repeat violator, It's 500 for residential and 5,000 for non-residential. The board will give you a number of days and a fine. The fine does not run until the number of days to comply has expired. If you need an extension of time before your time to comply has expired so you don't get a penalty imposed against you, you go to www.miamigov.com and search extension of time and you can ask for it online. There's a paper at the podium. Take it with you when you're done. If you're here for mitigation, after you introduce yourself, explain to the board what you're mitigating, how much you'd like to mitigate to. The board is bound by a chart. Do I have my chart?

I have a chart.

If you haven't seen the chart, come up and get it while we wait to call mitigations. It'll tell you more or less what the board can and can't do for you. This is what they're bound to. There are some cases where they can go to zero. There are other cases that they cannot. So take a look at this. Look it over while you wait if you're here for a mitigation. All orders of the board are appealable to the 11th Judicial Circuit Court of Florida within 30 days. And again, make sure you take the paper to know how to ask for an extension of time because that's important. That avoids all the fines and penalties to be imposed against the property. And make sure you take a look at the mitigation. A couple of things, housekeeping. Mr. Galan and Mr. Ramos have asked for an excused absence. Can I get a motion? Can I get a motion for that? I move for excused absence for both Joe. Second. I second. All those in favor? Aye. And then the other housekeeping is member Cunil was our chair and he stepped down. We need to nominate and vote on a new chair for code enforcement. And just, I know we're not here for nuisance abatement, but it's tradition that generally the chair for both nuisance abatement and code enforcement are the same person. So if we have any nominations.

Yeah, I would move to nominate Mr. Keon Williams for chair for both. And I second.

Okay. What was the other part, just to make sure? Did you say anything else?

For both boards.

Wait, you'll have to do nuisance abatement at nuisance abatement.

Correct, I'm just letting you know, but this is only for code enforcement. Okay. Thank you. I second his motion. All those in favor? Aye. Thank you, guys. Congratulations. Congrats. And now we have a vacancy for vice chair. Do we have a nomination for vice chair?

I make a motion to appoint Mr. Javier Rodriguez for Vice Chair.

I second that motion.

All those in favor?

Aye. Aye.

Congratulations, Mr. Rodriguez and Mr. Williams. Thank you.

All right, can we get started with the cases? We're gonna start with To Be Heards and go to Mitigations.

Nobody checked in for the extension of time? Okay, cool.

And I saw that we had one add-on, is that?

We have six add-ons.

Six add-ons?

Yeah.

So I'll be able to pull them up. But they're mitigations and one special appearance for a partial release. That's not an issue either. So those will be.

Do you want to get that out of the way quickly?

Do you want to just do the mitigations first?

Yeah, if you want to. One last thing. When you come up for your mitigation, when you're done, wait for me over here because I need to give you your order of mitigation. I'm sorry I missed that. But yeah, let's do mitigations first.

Okay, the first add-on is add-on six, which is a mitigation. So we don't have, it's not on the actual calendar to add on.

All right, it's going to be, yeah, but you just need to go ahead and.

Okay, the case number 00082829, property address 11 Southwest 7th Street.

This is a commercial property. The lien ran to $313,000. The minimum for today's commercial property is $15,000. Good evening, Mr. Vice Chair.

Congratulations, Mr. Chair, Mr. Vice Chair. Good evening, members of the board. Mickey Marrero here on behalf of the property owner at Tobacco Road. This is the Tobacco Road building where Tobacco Road used to be, the remaining commercial establishments. The reason that this fine accumulated, we've spoken to staff. We'll be seeking the $15,000. My client is the owner. They had the tenant handling the violation. It was their work. It was their violation. They left, and they left them with the bag. They failed to resolve it. And by the time that my client took over, the fine was already running. They couldn't stop the fine, but they went ahead and took it over and resolved the case on their own. but that whole time they were fixing it, the fine was running and they did close it. But they weren't the original violators, so we're asking for the $15,000 mitigation. Okay, thank you. Can I get a motion?

I move for a reduction to $15,000.

I second.

All those in favor?

Aye.

Thank you.

Have a good night. Thank you.

Next case.

Next case, add-on.

Number two, sorry, one second.

One second, sorry. Okay, case number 00121526, property address 1790 Southwest 15th Street.

Are they here?

Okay. Okay, the lien on this property ran to $56,250. Okay. I'm about to hold on to tell you. Yes. To get to what type of property is. This is a, it's back to being a single family home.

Yes, it was a single-family house when the violation was placed.

Okay. It was a single-family home. It does have homestead exemption. It ran to $56,250. The minimum is $5,000, or by unanimous vote, it can go as low as zero.

Can you state your name and address for the record?

Yes, good afternoon. First of all, my name is Laura Patino. I'm the authorized representative for the company that owns this property right now. So basically this violation.

If it's owned by a corporation now? Yes. Then it's not homestead exempt.

Yes, correct. That's why I mentioned that. It was. First, it was a single family residence owned by a trust. The violation was placed back then when it was owned by the former owner. We purchased the property in July 2025, and the violation was issued on February 2025. So it had another violation as well, unsafe structure violation, which we diligently addressed. We had a demolition permit. We demolished the property. We paid. uh the applicable fine for that particular violation and we informed the the code compliance department about it so after that we were able to pull several permits related to the property to the project we're building there right now for which we understood there was no situation because usually you cannot pull a permit from the city if it has a violation or something on it It came to our attention because we are under financing proceedings and during the lien search and so we found out that there was a lien. It was super surprising to us because we're always in conversations with the city, with the permits and so, and it was super confusing as well. But I think it was more like a misunderstanding because back when the property was demolished, we thought that everything was closed and settled. So that's why we kindly request your consideration to reduce this fine to the original amount that was $225. Because if it was a violation, I think for failure to maintain exterior of residential property.

I can tell you this, their application intake was before the lien was recorded. That's why it wouldn't have shown up. It would have been an open case. Their permits were complying the violation, so of course they're able to get the compartments. That's not a mistake, just so she's clear. Then they applied for it after they applied before. the lien was issued.

I have a question, Madam Attorney. Is the property going to be treated as residential?

It is residential.

Because the fine was presented when it was residential.

But now it's an empty lot. So that changes it. The minimum is $7,500. Because they removed... The structure is gone.

So it cannot be treated as residential because it's an open lot now.

But... If it's an empty lot, then there's a caveat that under the empty lot, if its last use was as a residence, then you can treat it as a residence. However, and as a residence, it was, this is like, Patty Arias keeps giving, and as a residence, she's the one who wrote this, not me, as a residence, it was a homestead exempt, but in bad shape, so the minimum would be $5,000 or 2-0 if you so choose. I don't know what she means by the minimum leave of $225. They may have had a ticket at some point, but that has nothing to do with this case. So in terms of that.

So I make a motion that we apply the minimum $5,000. I'll second that.

All those in favor? Aye. Thank you. You're more than welcome. Thank you.

Next case. Next case, page, I mean, sorry, add-on four, case number CE2018026021, 3034 Oak Avenue, add-on four.

Good evening. Can you state your name and address for the record?

Hi, my name is Camila Kotze. I'm an authorized representative for the property 3034 Oak Avenue. It is a 45 resident condominium in Coconut Grove.

This lien ran to $901,500 and the minimum is $15,000.

Okay, so a little backstory to this building. We took it over. My family is the owners and the developers of the building. We took it over about three years ago. The previous developer had said that he had taken care of all the liens, taken care of multiple different things that wasn't true. And then we, my dad took it over. He passed away nine months ago, or 10 months ago. Sorry to hear that. Thank you. So my mom and I ended up stepping in to finish the building. And since it was self-financed, we didn't realize that this lien had been on our property until we got TCO. So we TCO'd the building March 16th, and then beginning our closings, That's when this came up. So we handled it. My team was in the city for 10 days. They handled it on March 27th. They satisfied all the inspector. And now we're here kind of just to hopefully lower the fee.

Right now it's at about $901,000.

Yes.

And so the minimum that we can do is $15,000. Okay? Okay. Great. Can I get a motion?

Motion for $15,000. I second the motion.

All those in favor?

Aye.

Thank you so much. You're more than welcome.

Next case, add-on number one, case number 0008, sorry, 00081573, property address 5851 Northwest 17th Avenue, add-on one. Good evening.

Hi.

Hi.

Can you state your name?

So I am a, I have a power of attorney for the property.

Can you state your name and address for the record?

Morima Bernard. And so they.

Could you state your name and address for the record?

Morima Bernard, 7451 Riviera Boulevard. Thank you. This is a lien that ran to $344,500. This is a school.

What type of school is this?

It's a vocational tutoring.

It's a nonprofit?

Nonprofit.

So it's an LMO scenario, because that's what I was thinking about. Yep. After I stopped talking to you, it's an LMO scenario, if I can even say that word, but I can spell it. Property, and therefore it is allowed to be treated as a single family residence, but its minimum would be 10, well, its minimum is $15,000, but it's commercial, however you can I believe if I look at the documents, go down to zero if you so choose. Got you. State your case.

Okay. So basically, they took it over from someone else in 2024. There was a gate that was installed. They didn't know that it did not have a permit. They removed the gate. We've already paid all the fees for all the permitting and everything and the CUs and BTRs that had not been paid previously. So I am trying to see how low we can mitigate this to get this taken care of.

I have a few questions for you.

It was more than a gate, but this was an empty lot. Okay, so the empty lot is for 5861, so they never pulled any permits for that. But since then, there was a gate there, and that gate has also been removed as well. And so there are no gates there, and they're not going to put any gates there. And all those permits have been canceled to be complied with.

But there's no school there, correct?

The school is only on 5851. The empty lot is 5861.

That's the school?

Yes, the school is 5851. There's two lots. They own both of them. Yeah, it's on part of it. And since last week, we've paid all the BTRs and CUs that were outstanding, which I think amounted to about $2,800. $2,800.

Okay, and so what's the current use? I mean, it's a school, but what's the school for?

It's still a current use for the school, and the vacant lot is not being used at all.

Well, what kind of school is it?

It is a vocational tutoring school.

Okay, and K-12?

It is, no, it is from 5-12. 5-12? Yes.

How long has the school been in existence?

Since 2024. Okay, got it.

So obviously it's a non-profit, so can we get a motion here? We can do it. It's a minimum of $15,000, but we can go as low as that to zero.

Is that the minimum, Madam Attorney?

Well, the minimum is $15,000. However, by unanimous vote, you can go as low as zero because it's all tied into a school, which is LMO scenario in nature. It's a non-profit.

Okay, let's bless that non-profit then, and I'll make a motion to take it down to zero.

Thank you.

I second.

All those in favor?

Aye.

Thank you. All right, next case.

Yes, okay. Next case, add-on number five, case number CE20210. 004514, property address 1404 Northwest 60th Street. This is add-on five.

All right, anyone here for that property?

Okay, good evening, sir. I don't have a file for that, but it ran to $46,500. It's owned by a corporation. What's on the property?

Boston Partners LLC. The owner?

No, what's on the property right now?

Oh, it's a multifamily, two units multifamily.

All right. So it's $46,500, which make the minimum $15,000. However, and again, otherworldly math, you can do 20% of $46,500, which is probably less than the $15,000. But I don't have my calculator and somebody else.

So $46,500?

46,500. 9,300. It's 9,300 is the minimum you can go. Got it.

Sir, you can state your name and address for the record. Yes, my name is Luciano Pieri, property address 1404 Northwest 60th Street. I'm the legal representative for the company. Thank you. The situation is that we didn't know about, the company didn't know about this violation. Apparently, it was served in the property and to the wrong register agent. The register agent you had on file. Yes, I'm sorry? The register agent you had on file. The reality is that the property is owned by a Delaware corporation, and it was served to the Florida corporation. So we never got noticed of the violations. It was placed on the property. Yes. But it's a rental property. So my client didn't get to get that notice from the tenant or prospective tenant. This goes back to 2021. Gotcha. So basically, they notified the order corporation register agent.

If that's the case and he wants to pass it when I have a chance tonight at some point. I can try to get the file, look at it. If it went to it and it was a wrong notice, then we ourselves would get rid of it completely. So if you want to just pass, if I'd known before, we would have done it earlier. But if you just want to pass it and come over here and then... That's why I was listening more.

Thank you for your time, everybody. See if he can find that so I can just... Yeah, let's, we'll pass this one, okay?

Next case, page 170. We're still in mitigation. Case number 00034378, property address 3609 Southwest 24th Street.

And you say the page one more time?

170.

Thank you.

Property address 3609 Southwest 24th Street. All right, we got somebody coming. Yeah.

This went to 43. What is it? Oh, $438,500. Yep. For this property. And it was in a... For us.

Yep. Good evening, ma'am.

Good evening.

State your name and address for the record.

And it's a single-family home. Right? It's a single-family home? Yes. Do you live there now?

No, it's vacant. It's registered like vacant.

Okay, so no homestead on it. So the single-family home, it looks like it was in with sort of a family joint tenants right of survivorship, and you're the new owner?

No, no, I'm not the owner. I represent the owner. They hired me on September to take care of all this mess that they have in the property.

Okay, so yeah, it was a property that's been left vacant in bad shape. So the minimum would be $10,000, but you can go down to zero with a unanimous vote.

Good evening, ma'am.

Good evening, my name is Patricia Carrasco. I represent the property located in 3609 Southwest 24th Street. The violation number is BB2357007 for building. That's a different violation. For building. That's building. Just what's here. For code enforcement. The city of Miami. 2357007. Yeah, we have that.

Can you state your case for why we should reduce the mitigation for this case?

Yes, they comply with all the violation. They maintain the lot safe. They register the property like vacant. The property is not abandoned. The property owner is taking care of the property.

Gotcha. Is there any discussion? If not, I'll entertain a motion.

Yeah, I would move for 10,000.

I get a second. All those in favor? Aye. Okay, so they reduced it from $483,500 down to $10,000, okay? $10,000? $10,000. Okay. That's a discount of $428,500. Okay.

Thank you very much, ma'am.

Thank you. Next case, page 166. Case number 00057888.

Property address 360 Northeast 55th Street.

Good evening, sir.

Good evening, everyone.

State your name and address for the record.

My name is Stefan Filius, and the property address is 360 Northeast 55th Street.

166.

I did bring here the contractor and engineer that helped me with the whole process, so we have a clear understanding of- Okay, give me one moment here.

Madam Attorney?

The lien on this case ran to $15,750. The property is a single family home or duplex?

It's a duplex.

Okay.

Do you live there?

I used to. I recently moved.

Okay.

How recent? Six months ago.

Okay. So the minimum is $10,000, but you can go as low as $0,000. And it was remodeled. So now you got the permits that you needed for the remodeling that was done. Looks nice.

Thank you.

So the minimum would be $10,000. However, at $15,750, you could also do the minimum as 20%. I can't do that math.

So somebody else would have to do it or as low as zero. It's 3,150. 3,000 what? 3,150. 20%.

Make a motion for the 3,000. What is it?

Can I get a second?

I second.

I second.

That was for 3,000?

3,150. And before we take a motion, and I do apologize, did you want to state anything for the record? My name? No, did you want to state anything else for the record?

Well, we were going to explain that at first, we inherited the plan with the parking being in the back, so that's why it took so long to comply. Right. but you guys probably already made your decision before we could make a case, so it is what it is.

I mean, we'll still listen.

Good evening, everyone. Good evening. So just to give a little bit of a background, as we were trying to sort the violation out and figuring out everything, there was a lot of back and forth with the city because the property was registered as a T5, requiring for it to have parking in the back, and which was nowhere to be found, which was impossible. Also, all of the properties in the vicinities... they're essentially the same way. They also had stricter requirements for green areas, which we tried to comply. Initially, we started reacting to all of the city comments as the way they were saying it until we realized that there was an issue. And once we realized the issue, every permit we had to open and figure out with the city, we had to go through the inspector, through the supervisor. Everyone had to get acclimated to the fact that the way it's registered in the city caused an issue. So all of the violations, every time we had to do that, every single department, reviewer, it was the same thing over and over again. So this is why it kind of extended the process. But at the end of the day, we were able to find, finally, with Public Works, the same thing. We were able to to get to the bottom of it. So this is why it took a long time for us to address those violations.

Gotcha, and Sidney, do you wanna make a comment before we take a vote? Are you good with anything? Any comments, no? All right, well, we have a motion that's been properly seconded. All those in favor? Aye. Thank you very much, okay. Just wait for your form here.

Next case is add-on number three. It's a special appearance. Case number CE2021002049. Property address 1460 Southwest 7th Street. And what page is that again? It's an add-on, number three.

Okay, got it. We don't have that, so.

Yeah, it's okay. I can tell you about it, but if you want to put your name on the record.

Good afternoon. Jackie Beda. I'm counsel for 1460 Southwest 7th Street.

All right, this property is part of what was a multi-property settlement out of court. They're currently seeking a partial release of three of the properties that don't have violations on them that are connected to this property, which does, but which also is processing the permits to bring it into compliance. The city doesn't have an objection so that they can do whatever refinancing it was that they wanted to do. The properties, that need to get the release are 1450 and 1444 Southwest 7th Street, as well as 717 Southwest 15th Avenue. Is that right? That's correct. So if you guys grant it, the city has no objection to it. The property that's in violation is currently being going to be brought up into, we looked, I think, when we spoke two weeks ago, they're actually processing a newer set of permits now.

plans so we'll be able to get it to them tomorrow to review and then to staff to go ahead and record and what's the recommendation on the yeah we don't have any objection to the granting of the release thank you the partial release thank you did you want to say anything else nothing further can I take a motion

Yeah, I move to partially release the properties located at 1444 Southwest 7th Street, 1450 Southwest 7th Street, and 707 Southwest 15th Avenue. I'll second that motion. All those in favor?

Aye. Thank you very much.

Next case, page 137. Sorry, we are now going to to be heard. Thank you. Next case, page 137, case number 000-99045. Property address 1110 Northwest 50th Street.

Good evening. How are you doing? That one's compliant.

My name is Marjorie. I'm representing the... Oh, yes.

That case complied. Your inspector contacted us today and told us that you were in compliance.

Yeah, we wanted to give an update that everything is correct. Everything is good. Yeah, they are waiting for the...

Awesome.

Your case is closed. They closed out your case? Yeah, they closed it. You don't even have to be here.

But thank you for coming. Yeah, you're good.

The inspector did contact us late this afternoon, sent the email saying that you were good to go. So we marked it.

Thank you for coming, though, to be sure.

Next case. Next case, page 132, case number 00138833, property address 1900 Northwest 35th Street.

Madam interpreter, can you?

Good evening.

Oh, sir, do you need an interpreter? Okay, so I'm gonna, so as I speak to him and say, good evening, state your name and address, I need you to translate just like that, okay?

Thank you. Reynaldo Licona.

1900 Northwest 35th Street.

And how does the property plead?

Can you translate? Well, I'm not guilty of anything. I just changed a fence that was made out of wood into a metal one.

That's it.

So he needed a permit. So did the property, was it? We can go ahead and put the case on. I don't know. Was the property in violation at the time that you received the notice?

Yes.

Did you have a permit to change the fence?

No, because I previously went to the city and they said since there was already a fence pre-existent there, I didn't need a permit for it.

Okay, so not guilty. I need him to say when I'm gonna put the case on.

I don't know, I don't feel like I did something that was wrong.

Okay, Madam Attorney. Thank you.

Inspector, please state your name for the record.

Inspector Torres, City of Miami, call complaints.

Did you prepare pages one through 39 for today's meeting?

Correct.

Okay. I'll speak slowly so, and I'll speak slower for you. You cited the property for work performed without a permit, which was the replacing of the wood fence to the metal fence, as well as the carport. Is that correct?

Correct.

All right. Both of those were, one, the fence was changed out without a permit, and the carport did not have a permit. Is that correct?

Correct.

All right. And you sent notice to the owner, both certified mail, as well as posted the property. Yes?

Correct.

And we have proof of all of that here, correct?

Correct.

All right. We have here the last permit here was for remodeling not related to the carport or a fence, correct? Correct. Are any permits currently being processed to bring the property into compliance?

Yeah, he's trying to get the permit for the fence and then I think he's doing a demolition for the carport.

Okay. And that was shown there in that page. And we can see here those permits which have applicant corrections from earlier. This is what the property looked like. That's the carport.

Correct. And this is the wood fence. No, it's on the other side of the, that one. Right. The wood fence and the other side.

The carport was already removed.

Don't say. Permit's not finalized yet. It's not issued. Okay, so that's what was changed out and needs a permit, is that correct?

Correct.

Right, even if you're exchanging out your wood fence for a metal fence, you're still required to pull a permit, is that correct?

Correct.

At this time, the city seeks to admit pages one through 39 into evidence.

Okay. Say it again.

City is seeking to admit pages 1 through 39 into evidence.

Admit it.

All right. City does not have anything further at this time.

Okay. Do you have anything else that you want to add?

No. What is it that I need to do?

Okay. Give us a second. Can I get a motion?

Does the city have a recommendation of time that...

The city would recommend $120 to start.

And $150 thereafter.

Okay, so I'll move for guilty, 120 days with $150 fine thereafter.

I second.

All those in favor? Aye. Okay, so the motion is passed that he is going to get 120 days to get the permits as needed for. And there's a paper up there, should he need extended time. to apply for the extension. But please be in communication with your inspector, should you have any hiccups in between. And if it should go over the 120 days, just know that it's gonna run a lien of $150 per day. So before it gets to that, use that paper, be in contact with your inspector. Okay. Sir.

I'd like to add more information.

You can talk to the inspector. Thank you. Thank you. Next case.

If you want to recall the mitigation case.

Okay, we can.

Which was the add-on number five for 1404 Northwest 60th Street. Yeah, they do have the corporation registered in the state of Florida. However, since they are still registered in Delaware and there is a different Delaware registered agent, I would say that that notice is not correct to the T. So I'm going to give him my card and tomorrow I'm going to process a release of lien. We don't do it here, but as a matter of law, I'll release it for notice and then you can go ahead and send me an email at some point and I'll send you a copy of it. So we can just take it off calendar and I'll take care of it tomorrow.

Okay. Thank you, sir. Thank you, everybody. Have a good afternoon. Thank you.

Next case, page 148, case number 00147849, property address 170 Northwest 23rd Street, page 148. Good evening.

I'm Victoria Cortez. I'm the authorized representative for 170 Northwest 23rd Street.

Thank you. And how does the property plead?

Guilty. We already complied to most of the violations. We just need an extension.

Gotcha. City? Inspector? Marcelo Lazarique, After Hours. The property had a valet parking lot operating there. I am in communication with them. They told me they're going to stop. the operation, they're removing all the debris and some of the graffiti and containers they had. I think 30 days would be more than enough. City?

Getting a CU and a BTR?

From what I understand right now, they're going to cease operating.

They're just going to stop operating?

Okay. City recommends 30 days.

With a 250.

Gotcha. I get a motion.

A motion for 30 days and $250 thereafter. I second the motion.

You also have to add the guilty. With the finding of guilty. I mean, they already do guilty, so it's guilty. Well, guilty better.

Guilty.

And it's $250 per day? Yes. Okay. Is there a second? Second. All those in favor? Aye. Thank you. Thank you.

And don't forget to take the piece of paper there so you can know if you need more time. Remember, don't wait until day 31 because that will be too late. You don't want to have to come back and see us again to pay less money. Don't pay money at all, ask for the extension of time.

Not a problem.

Okay.

Next case.

Next case, page 126, case number 00146474, property address 1302, Northwest 54th Street, page 126. Okay.

Good evening. Good evening. I'm Terry Hardman, construction manager, owner's rep for property 1302 Northwest 54th Street.

Gotcha. And how is the property?

Did he have a power of attorney?

Okay. Yes.

How does the property plead?

Honestly, it's two infractions. One of them, I need a little clarification. I tried reaching out to the inspector previously, but maybe there was a misunderstanding. So on the food truck violation, the owner was advised. Hold on.

Before you go, do you think it's guilty or it's not guilty?

It's two infractions. One of them, the work performed without a permit, not guilty. The one with the food truck violation, that one at the time, that would be guilty. But it's on the same case. Okay, no problem. We'll let the city put on its case.

Inspector, can you please state your name for the record?

Inspector Hedgeworth Pondujo, City of Miami, code compliance, North Office.

Okay, did you cite the aforementioned property for work performed without a permit? for improper outside storage of debris and materials, as well as not complying with the food truck requirements. Is that correct?

Yeah, that's correct.

The food truck was... Well, let's go first with the work performed without a permit was for interior remodeling and a partition that's inside. Is that correct?

Yes, that's the main violation. Yeah, that's the only violation open right now.

Okay. Is the food truck violation or the work without a... or the debris still outstanding?

No, no, they comply.

Okay. So the only thing we're here for is the work without a permit.

Yes, that's correct.

All right. That's what I wanted to get to.

Thank you.

So you put together pages 1 through 61. You sent notice to the owner of the violations.

Yes.

Which in the notice of violation included that there was an interior remodeling partition issue. Is that correct?

Yes. Okay.

And this is copies of your notice of violation, the summons that was sent, the post office certification of sending... Some business report for the owners, all that good stuff. And then, sorry, a series of permitting.

Yes, that's correct.

What's located at the property?

Yes.

What's located at the property?

What's located?

Yes. What's there?

Yes. Restaurant. Oh, it's vacant right now. It's a vacant building.

Okay. What was there?

What was there? A lot of all this stuff were outside on the parking, but they removed most of them. Right now, they just concentrate on doing the repairs inside.

So you have this interior work here. Were there any permits for this interior work?

No, there was no permit at the time.

Okay. This man's shaking his head yes. Do you have copies of permits?

Yes, I do. Where are they?

Where are they?

I have the master building permit.

Okay. If we can pass this case and have Mr. Pontejo look at that, because if for some reason there's permits we missed that were for this, then...

Okay.

Huh?

If there's permit, it's not for the fine, because there was no permit at the time.

No, not for them. For him to look.

Yeah. Okay. There's a master building, but it's... Okay.

I wanted him to look at it. All right.

Is it after the fact or? When was the violation?

It says January 15th, but it wasn't in the system because not only we cite them.

Okay, so what's that state?

January 15th, that's the date it was issued. Of what year? 2026.

Okay, this picture was, and that's when that permit was issued on January 15th, 2026?

Yes.

Okay, this picture here is from October 24th of 2025. Is that correct?

Which picture? This picture.

2025. Okay, so this picture was taken before that permit was issued, right?

Yes.

Okay, so that permit is for this work, is that correct? And now he's shaking his head no. I'm just going to keep going.

That's for that, because as you can see, that's part of my evidence. All right. That's part of the violation.

So... This is all that's going on there. At the time, was there an active permit?

No, ma'am.

For this work?

No.

And we know the outside is cleared, so I won't worry about sharing that. This is more of the interior. And that's copies of your postings. At this time, the city would seek to admit pages one through 61 into evidence.

Admit it.

All right. I don't have anything further at this point. We can admit that permit into evidence.

Okay.

Sir, you want to... Yes, I would just like to explain that ductwork was recently installed. So at the time of October...

I wasn't talking about ductwork.

No, I was looking at the picture.

No, we're talking about this one.

But some of those pictures have been cleared. Well, in October... The framing had commenced, but the owner had a license contract. At that time, the permit was approved pending in the building department, pending impact fee.

But it wasn't issued, was it?

No, ma'am.

Okay. So they started the work before they had a permit issued.

They started framing, and it was the intent of them. And they may have made a mistake, so I'm not defending that. But their intent was to typically work up the first inspection, which is commonly done. common practice not to cover up any work so they commenced the framing in preparation for first inspection but no intent was to cover up anything they had drywall stored at that time so all work that was done prior to the permit was issued was just framing and their understanding was to just work up at the first inspection but not to cover up any work since then all of that work has been completed under the building permit An inspection has been performed and we're currently working under the building permit. So no work was done or completed without an inspection.

Got it. They just did framing.

Yes, ma'am.

Which is required to have a permit.

Yes, ma'am.

Which it didn't have at the time.

Yes, ma'am.

Okay. So they did work without a permit.

Sandy, what are you recommending? The city recommends 120 to start. Gotcha. 250. Can I get a motion for guilty, 120 days? I motion for guilty, 120 days, and 250 thereafter. Second.

All those in favor? Aye. Aye.

Question, when you say 120, 120 to... 120 days.

If you need more time, request an extension of time.

Just one question. We have, it's under a building permit. Right.

You could be coming back for a while. You could be coming back for a while.

So complete the entire building permit? That's correct. Okay, okay.

Yeah, we're giving you time to complete it in the event that you need more time. Now you have the method to extend that time. and obviously there's a form there for you to do so, but just be in contact with your inspector throughout the whole process. Okay, no problem.

And make sure to take the piece of paper that tells you how to request the extension of time around 100 days.

Okay. All right. Thank you. Thank you very much.

Next case, page 86, case number 00139970, property address 2940 South Federal Highway.

This prop, do we wanna, this property has, or this owner has three cases. The properties are adjoining. We have members of the community who are here as well who are the ones who made the complaints. I'm gonna have one of them testify. But we can start with the first case and then we have all three of them unless, I don't know how they wanna plead and then just do all three at the same time, I'm not sure.

For a missile case, it's the same at the same time.

No problem.

My name is Barbie Ganesh. I'm the authorized representative for the owner of the property.

Thank you.

2900, 2920, 2940, and 2960. The other case for 2940 is already set up. All right.

And how does the property plead? Guilty? Guilty? Yes. Thank you.

Okay. Inspector, what's been going on at the property?

So I received a complaint. Basically, the properties, there's three properties. So we have 2960, which is a corner lot. That one's probably the worst out of all three. So at 2960 South, Dixie Highway. Basically, it's a vacant and unsecure structure, right? So there's a bunch of windows that are broken. I mean, it's just, it was a disaster, right? In the rear of the property also, there's a shed. Next to the shed, there was like a bunch of just trash and debris. It was overgrown. Just a very, very... Terrible conditions. I kept getting calls from the complainers stating that it's not fair, that they have to put up with that and so forth. And I explained to them the process. So basically, this is in bad conditions now. As far as 2940, there was a front window that was open that you can access it through the front. Basically, that's another one that was unsecure also. And then there's 2920. That one, the facade is falling apart. I can't see the rear of the property, according to the complainers. There was people coming in through the rear of the property all the time, doing whatever they were doing. And basically, I never heard from the owner at all, at all, at all, at all. I believe I brought this case to the board back in December. It was never heard, unfortunately, so we're here now today. I went by about two weeks ago. Well, I've been going by frequently, right? But then about two weeks ago, I went by the 2960, which is the worst out of all three of them. Basically, they cut the grass, they cleaned up, but they put all the debris, it seems like they put all the debris into the rear of the property next to like a shed. There was also like a fence that was falling on over. I mean, it was just in bad conditions. Now, 2940, now there's graffiti. There's like this graffiti there on the front of the property. It got secured. They secured that one window in the front. They secured that part. But now 2960, which is a corner lot, the windows are still broken. I mean, anybody can get into that property. And then I got a call from the complainers about a week ago, about two weeks ago, that it's continuance. You know, they continue to come in and do all sorts of, I don't know, obviously, I'm not there, but... They're partying, I guess, I don't know. And I just told them, just call the police. And they're here. Okay. They're frustrated.

And I know we're gonna have, one of them was gonna come up.

Okay, sir.

If you can come up and just give them your name.

Yes, William Lample on behalf of the neighbors.

And where do you live?

I live at 31 Southwest 30th Road, which abuts three of the rear property, or the back of three of the properties.

Okay, you're at the back of the properties. Yes, ma'am. Okay. And how long has this been issue going on?

I have timestamped photos from at least January 2023. So at least over three years.

All right. Now, is there a new owner now or is it?

No, same owner as far as I know.

Okay. Has the owner ever reached out to you or anybody from them ever reached out to you or have you had any contact with them?

No, the only contact we have is he's been trying to sell the property to develop it. That's the only communication we ever get from him.

Okay. Okay. And is yours a single family neighborhood? Yes, ma'am. And these are single family properties?

Correct.

Okay. And are these the, they're three right together?

There's three right together. There's actually four right together, but the three in question for today.

Okay. What kinds of things are going on at the property?

So my kids have noticed people in the house at night.

What have you noticed?

People as well. When they tell me, I go out and I hear noises. I haven't observed the physical people, but I do hear the noises. There's been at least two house fires at the property. One transformer fire from the- Do you remember which ones? The corner lot.

Okay.

And I believe this one that's on the picture. I don't know the address of that one, but- Is that the 29- 2920.

2920, okay. Yeah. All right, so somebody's inside setting fires.

Apparently.

Okay. Well, you've seen fire.

Well, the fire department has to come out twice to put the fire out.

Okay. Is that during the day or the middle of the night?

The first one was during the day. The second one, it was the daytime also.

Okay.

All right, and what else has been, and this has been, has this been consistent activity since 2023?

Like I said, I only have pictures dating back to 2023, but I think it's probably been consistent since Irma, 2017.

All right, and how long have you lived in the neighborhood?

I've lived there since 2013. Okay.

All right.

I have a board member that has a few questions. The people coming in, do you think they're homeless? I would assume so, yes, sir. Homeless? Yes.

So nobody lives in the property, just people come in and out? Correct, the properties have been abandoned at least for several years.

I don't have the exact date, but- So the word assumes a group of homeless in the neighborhood that knows that that's empty and- Yes, sir. Go in there and do whatever they want.

That's what I would assume. Thank you.

Any other questions? Have the police been out there?

We've called the police several times, yes sir.

What's happened with the police?

They come and they inspect. When the fire department came for the transformer and the fires from the FPL box, they walked around, noticed all the debris, but I mean, they can't do much.

Okay. Have you seen any effort on behalf of the owners to put locks, new doors, new locks?

So like you said, the first that I've seen that they've cut the grass recently in the last month, that's the only activity I've seen at the house.

I have a question for the representative.

Yeah, I was going to say thank you very much. Thank you for your time. I appreciate that. We thank you and we appreciate all three of you guys from the community coming out. It is very noted, just so you know.

We appreciate that.

Thank you. Thank you. Ma'am, board member has a question.

Do you know what the intentions are of the owner? Are they going to do anything with these properties? Are they listed? What's going on?

Okay, let me explain what is happening. Unfortunately, from 2023, the owner of the property, he got in a heart attack and also a stroke, and they are really old. The property has been vacant from January 2024, because how he has been in hospital or those process, everything was like in a stop. After that, when he get home, the condition that he's right now his wife I spoke with her all the situation because we had with those neighbors behind the property because previously the owner dr. Zakaria he proposed a project for 17 units to be constructed in those lands which are one next to the other one unfortunately as his health passed for this process, everything was stopped. From January 2024, the properties, all of them, has been vacant. But in front, in the bridge, there are a lot of homeless that they get inside of the property, and they were the one that make those fire. But the property, all of them, is under a process with the demolition permits For 2900, today we got the approval, but we have to wait until the asbestos be removed. When that will be compliant, we have to go through the temporary fence because the city don't, I spoke with somebody in the city, told me that until we don't get the complete permit, we cannot start with the temporary fence. For 2920, also is under demolition permit. We are waiting now for the bond company insurance for bond zone trees that is in there. After that, we have to go also with the asbestos removal and the temporary fence. And the same case is for 2960, that is the worst property that was on fire. So in there, we are waiting for the company that remove the asbestos, take the application from the city to remove that asbestos. So as soon as we have the bonds insurance for 2920, and for the other three, for the asbestos, we have to go through the temporary fence permits.

Excuse me. kind of let you talk a little bit there. And I just want to interject because I have not heard you say not one time, and our hearts go out to the owner and his health, but we haven't heard not one time where you or as a representative for the owner are doing anything to secure the property, not even outside of the fence that you need a permit for, securing the windows, securing the doors. We haven't heard anything of that nature. And so, it is not fair to those residents who live up against that property or in that neighborhood to continue to have to experience what they're experiencing and frankly wasting taxpayers' dollars having the fire department being brought out there, having the police constantly show up out there. And so we're going to just go ahead and get to our recommendation with our city here to find out what we can do on our end because there's a lot that's going on and His hand seems to be tied with the health, and we understand that, but we also live in a much broader neighborhood that we have to also take into consideration. So, Madam Attorney, I know this is probably their first time with this situation, but what do you— So I think the maximum is $250 per day.

They still are single-family homes.

Yeah. Given recent rulings from our- Is it one or are we counting one as a single family?

Yeah, but they're single family homes.

Okay.

It doesn't change what they are. They're vacant single family homes, so they're residential properties. The maximum on a first offense is $250 per diem. Based upon recent rulings from the local 11th Circuit, I don't believe any of this will meet their criteria for irreparable harm. They haven't found people throwing up in front of your apartments to be irreparable harm recently. So even though, you know, our opinion was that this would be, to me, this is pretty egregious that, you know, you're having to live in this environment. That's not where our circuit court is right now. We're certainly appealing certain of those things and trying to work them out. But the city would definitely recommend, you know, the maximum is $250 per day. If you wanted to attempt an irreparable harm, I would say a minimum one as just a fine in the $1,000 range. But you need to, you know, I would say that it meets the three criterias. Your attorney could go over it with you, but the gravity of the violation, the lack of any willingness to fix it and the fact that we do have testimony. This has been going on since 2023. And then, you know, 10 days for compliance. It doesn't take very long to get out there, clean something up, put boards up, do those, do those things that need to be done. And if they're doing those and they request an extension of time and they're coming back and showing that they're keeping it mode, they're keeping it clean while they're obviously going to, obviously they're not gonna be able to fix certain things with the property right now, that's clear, but there's certainly a lot of things that they could do to clean it up. And take care of those windows, and just do the basics things to clean it up. That would be our recommendation. And even if you don't do an irreparable, I'm less concerned about that and more concerned about just a short leash for compliance.

I have a question for you, ma'am. Who's dealing with the property for the owners as far as fixing things?

Right now, I'm taking care. Because how I'm telling you, his wife, he get a brain surgery. They lost a kid, passed away, and they got a stroke. They don't have anybody else. They have been in hospital. I have proof. So you're taking care of it? I don't have it here, but I can bring it. I didn't know that I can bring it, but I have the proof to show to next court or whatever. And I'm in care until they told me. Barbie, please go through the city to put on a demolition for all those property. So from August, they gave me this authority this year, the last year, I'm sorry. In October, we present everything because we're waiting for the plans of the architect and all the documentation to put inside the city. Now we are in the last step of the demolition process, very much.

So the demolition process has been active since October and we're already in May which means again much like everything else and one of the people just came up and said even when they had them rented the place was a mess you know these I mean and that's clear it's clear from the pictures that even if somebody was living there a year ago this is these are not maintained properties these are not maintained homes so they they started a demo process in October and we're now in May so that's you know It doesn't take that long to get demolition permits.

Is there any other questions? Because I would like to make a recommendation for them.

And maybe if you give them a short leash, they'll certainly get those demo permits a lot quicker.

I'd say it's a great idea, Madam Attorney, what you said, give them 10 days. Most important thing is to do this step by step. So the motion will be to give them 10 days for them to clean up, put some boards, something in the windows. I'm sure you can hire someone to... Help you with that from contractors. Get the homeless out of there. So 10 days to kind of clear up the property.

$250 per day.

And then $250 after that if it's not.

Let me ask you something. When you say clean it up, it's outside the property because the property is really dangerous. No, no. Somebody get inside.

Yeah, yeah. So lock the property. It has windows and doors that are open and people are getting in. Yeah.

Mow the lawn. Get rid of the dirt. Look at this. So you can mow the lawn. You can cut back everything else. People don't have to look at your mess. The windows can be boarded from the inside. You can slide those through. I mean, there's a lot of things you can do.

Make sure homeless people don't get in there. And if they do...

We have no response in science, but... Madam Attorney, I have a question.

Is this going to have to go through an eviction process for the people living inside? Because I know that's longer than 10 days.

Oh, I don't know.

That's not... Are they, like, living there full-time? Are they just come-and-goers?

I would say come-and-goers. I don't see them full-time.

So I would try to find a time where they're not there, go in, board the place up, and get it taken care of.

I do have a motion that needs to be second. So he made a motion for 10 days, $250 per day. I second.

With no reputable harm, right? No, no.

Okay, $250. I second. All those in favor? Aye. So you want to explain to her? Yes, so you got 10 days. There's your inspector.

Clear out the garbage from the back, the front, everywhere.

With all this explanation also to the inspector, why we get delayed. We understand, but something's got to get going.

It's got to get going now.

I will let them know, and then we will start cleaning it up. Absolutely.

We've got 10 days. If not, the clock starts running on that lien. There's a fee after.

It's $450. $450.

And if you started work and need a couple more days, yeah, exactly, ask for an extension of time.

We want to be fair, but you've got to be fair to your neighbors, too.

And on behalf of the neighbors, thank you for your attention to this matter. Thanks for coming.

Thank you.

Next case, page 120. Case number 00133369. Property address 2784 Northwest 4th Street. Page 120. Page 120. Property address 2784. Yes. Northwest 4th Street.

Yes, sir. Good evening, sir.

Good evening, sir. How are you?

State your name and address for the record.

My name is Francisco Alvarez. I am the owner of the property 2784. Thank you. Northwest Street.

Yes, sir.

Miami, Florida.

And I see the county shirt there.

Yes. Thank you for your service. Is the property plea guilty or not guilty?