The City of Temple Terrace Municipal Code Enforcement Board on Jan. 14, 2026 reviewed a full docket of property‑code cases, ordered corrections by Feb. 11 and set daily fines for noncompliance on multiple matters affecting signs, housing conditions, parking and fire‑safety systems.

The board opened the hearing by reviewing procedural rules and swearing in witnesses. Code compliance staff from Community Development and the Fire Department presented evidence and photographic exhibits for each case. The board heard testimony from property owners, managers and contractors and then took a series of motions on findings, deadlines and fines.

Why it matters: The board’s actions affect property owners’ obligations to meet local building, safety and zoning rules and can impose daily fines that accumulate until violations are corrected. Several items involved public‑safety systems or repeated noncompliance that the board treated as higher priority.

Most significant outcomes

- Saud Investment Inc., 11401 N. 56th St., Suite 23: Code Compliance Officer Danielle Batt told the board that the tenant installed sign elements previously rejected in the permitting review and that a stop‑work order was issued on Dec. 23, 2025. The board found violations of the sign‑permit code and ordered the sign be corrected by Feb. 11, 2026; if not corrected the board set a $50‑per‑day fine until compliance. “I am asking for a ruling and a fine at least of $50 daily until the violation is in full compliance,” Officer Batt said.

- JGC Second LLC and JGC 2 LLC (5416 and 5418 Rainbow Drive): Code Officer Doug Allen submitted photographic evidence and affidavits showing the properties were brought into compliance before the hearing. The board found the earlier violations had existed but imposed no fines because the properties were compliant at the time of the hearing.

- Eddie Barbero Mestre (6125 Liberty Ave., two related cases): Counsel Karina Fuller said multiple permits were required and one contractor (electrical) was temporarily unavailable to sign the after‑the‑fact permit. The board granted extensions in both related cases, moving the compliance deadline to Feb. 11, 2026 to allow the owner to complete the combined permit submissions.

- BlueRock Premier Properties (6900 Aruba Ave.): Fire Inspector Cleetus Squires reported six of the original violations had been cleared and two—fire alarm and sprinkler systems—remained in progress. Property representatives reported phased work and a vendor‑projected completion date in mid‑February; the board granted a 30‑day continuance to Feb. 11, 2026 while repairs continue.

- 409 Berwick Ave. (Michael and Natalie Echeverria): Officer Allen introduced photos showing an RV and debris. Owners presented updated photos showing cleanup; the board found violations but allowed until Feb. 11, 2026 to finalize compliance, with a $25‑per‑day fine if remaining out of compliance.

- 409 Biltmore Ave. (Jose Garcia Jr., food trailer): The board heard extended discussion about the ordinance that generally prohibits commercial trailers in residential zoning except for temporary loading/unloading. Jose Garcia said he uses the trailer to prep food and that long‑term storage at his rented facility is impractical because of hours and lack of water/electric; staff said occasional, predeclared loading/unloading may be accommodated but daily presence that amounts to parking is a violation. The board found a violation and ordered correction by Feb. 11, 2026 with a $25‑per‑day fine if not corrected, and encouraged the respondent to meet with code officers to explore workable arrangements.

Other matters and routine findings

The board accepted affidavits of compliance in multiple cases (examples include several minimum‑housing and sanitation matters) and recorded additional extensions or continuances where contractors or county programs are engaged to remedy deficiencies. Where properties demonstrated compliance before the hearing the board generally entered findings of no fines.

What board members said

Board members repeatedly emphasized that the ordinance must be enforced consistently while also inviting property owners to work with staff on practical ways to comply. On the food‑trailer case, a member encouraged the respondent to “sit down with” code staff to try to find a solution that allows his business to operate while meeting the ordinance; code staff said they are willing to discuss temporary loading/unloading accommodations but that daily parking of a commercial trailer in a residential district is prohibited.

Next steps

Most corrective orders carry a Feb. 11, 2026 compliance date; the board asked staff to reinspect properties and report affidavits of compliance when work is complete. Several cases will reappear on the board’s Feb. 11 agenda if outstanding work or permit approvals are not completed.

Votes at a glance (selected items)

- 25‑4799 (Saud Investment Inc.): violation found; correction by 02/11/2026; $50/day after that.
- 25‑3063 (JGC Second LLC): compliance found; no fine.
- 25‑3064 (JGC 2 LLC): compliance found; no fine.
- 25‑2911 & 25‑4048 (E. Mestre): extensions granted to 02/11/2026.
- 25‑50072 (BlueRock Premier Properties): continuance granted to 02/11/2026; fire‑safety work in progress.
- 25‑3466 (409 Berwick Ave.): violation found; correction by 02/11/2026; $25/day after that.
- 25‑4550 (409 Biltmore Ave., Jose Garcia): violation found; correction by 02/11/2026; $25/day after that.

The board adjourned with the next meeting scheduled for Feb. 11, 2026.