Biscayne Park Code Compliance Board orders fixes, grants short extensions and tightens order language

The Village of Biscayne Park Code Compliance Board held a hearing Jan. 21 and issued decisions on multiple property‑maintenance cases, granting short extensions in cases where owners cited hardship, confirming fines for repeat violations and directing staff to tighten the language of final orders after the village was served with an injunction.

Doreen Grant, the village’s code compliance director, told the board that several cases before them stemmed from either missing permits or recurring failure to complete required work. “We are going to come back and ask for an extension,” Grant said in explaining several items the board chose to table or extend for further review.

The board moved quickly through cases on the agenda and voted unanimously on the motions recorded. Notable outcomes included a decision to take no further action on CE25‑0795 (821 NE 120th St) after staff and the chair noted that the statutory appeals process requires circuit‑court review; a case involving a basketball hoop near FPL lines was closed after the hazard was removed; and multiple second‑offense matters involving an unsafe or stagnant swimming pool resulted in daily fine schedules intended to prompt corrective work.

Homeowners who addressed the board received varying outcomes depending on the facts and the history of compliance. Sherry Cody, owner of 910 NE 118th St, said she was negotiating a sale following her husband’s death and asked for more time. The board found a violation had occurred but granted the owner until Feb. 23 to pressure‑clean the house and return with evidence of progress.

At 821 NE 109th St, contractor Rainer Caballo told the board the work was permitted in part and that his team would submit missing paperwork; the board directed the owner to obtain a fully issued permit by March 24 or face a $250 per day fine. In several cases where owners had been given multiple opportunities but failed to complete work, the board assessed citation and administrative fines and set per‑day fines to begin after compliance deadlines.

The board also dismissed one matter after staff discovered a demolition permit had been filed and overlooked in office records, acknowledging an internal error. The dismissal followed staff’s confirmation that the owner had an active permitting step in process.

Board members discussed a recently filed complaint and temporary injunction against the village related to a nearby property and asked staff to work with the village attorney to ensure future orders are clear and legally defensible. Members emphasized that orders must state precise compliance dates, identify which fines apply, and explain how extensions affect accrued daily fines.

Votes at a glance - CE25‑0795 (821 NE 120th St): Board took no further action; motion passed 5‑0 (jurisdiction/appeal to circuit court). - CE25‑0656 (11121 Griffin Blvd): Case closed after compliance; motion passed 5‑0. - CE25‑0745 (910 NE 118th St, Sherry Cody): Violation found; pressure‑clean by Feb. 23 and return to hearing; motion passed 5‑0. - CE25‑0947 (821 NE 109th St): Obtain fully issued permit by March 24 or $250/day; motion passed 5‑0. - CEN22‑120 (11623 NE 11th Pl): Fine reduction to $600 accepted; motion passed (vote unanimous). - CE25‑0883 (11550 NE 11th Pl, Hector Regalero): Fence maintenance; obtain permit or repairs by March 24 or $250/day; motion passed 5‑0. - CE25‑0870 (10916 NE 9th Ct): Driveway approach required; compliance by April 21 or $250/day; motion passed 5‑0. - CE25‑027 (1003 NE 115th St LLC): Fine reduction to $500 accepted; payment due Jan. 30; motion passed 5‑0. - CE25‑0932 / CE25‑0933 (700 NE 113th St): Roof cleaning case closed; carport repair required by March 24 or fines; motions passed 5‑0. - CE25‑011 (720 NE 117th St): Village abated overgrowth, $500 abatement plus $250 admin; staff directed to prepare intent‑to‑lien paperwork; motion passed 5‑0. - CE25‑1014 / CE25‑1015 / CE25‑1016 (vacant property pool): Second‑offense fines and compliance deadlines set; motions passed 5‑0. - CE25‑0645 (724 NE 119th St): Case dismissed after staff found an existing permit; motion passed 5‑0. - CE25‑0494 (830 NE 120th St): In compliance; case closed 5‑0. - CE25‑0913 (951 NE 111th St): Landlord registration required by Jan. 30 or $250/day; motion passed 5‑0. - CE25‑0962 (storage trailer visible): Trailer remove or bring into compliance by Feb. 7 or $250/day; motion passed 5‑0. - CE25‑0178 (11920 NE 11th Pl, Alina Perez): Tabled to April code hearing to monitor progress; motion passed 5‑0. - CE25‑0592 (12025 NE 8th Ave): Paint approval by Feb. 4, completion by permit expiration or $250/day thereafter; board clarified additional administrative penalties up to $1,000 may apply; motion passed 5‑0.

What’s next The board directed staff to work with the village attorney to revise and standardize order language, certified‑mail practices and the process for extensions so that orders clearly state compliance dates, which fines will accrue and how extensions affect accumulated daily fines. Several cases were continued or given short deadlines; the board will review those matters at future code hearings. The meeting adjourned after the board approved a set of edits to minutes and discussed moving the May meeting to May 13 to improve attendance.

Sources and attribution This article is based on the Village of Biscayne Park Code Compliance Board hearing transcript for Jan. 21, 2026. Direct quotations are from the hearing record and are attributed to speakers as recorded there, including Doreen Grant, Code Compliance Director, and property owners who identified themselves on the record.

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