Special Magistrate Beatatric Gazo adjudicates multiple North Miami code cases, issues abatement resets and fines

Special Magistrate Beatatric Gazo presided July 1 over a City of North Miami code enforcement hearing that produced multiple adjudications, abatement resets and fines across roughly two dozen cases.

Gazo opened the hearing by reviewing procedure and interpreter availability, then called cases ranging from after‑the‑fact building permits and business‑licensing lapses to unsafe‑structure and public‑safety violations. "If the city is not able to prove its case I will dismiss the case and you may leave," she told attendees at the outset, repeating the record‑keeping and appeal process under Florida statutes.

In one of the early matters, code compliance officer Jonathan Lamestry presented photos and permit records for 315 Northwest 26th Street showing a swale converted to driveway paving without permits. Owner Alan D. Martin acknowledged completing the work without a permit but said he later applied; building officer Shaunie Pressie told the owner that too much area had been paved and some removal would likely be required. Gazo granted Martin a 30‑day extension "so that you can meet with zoning, engineering and building," giving him time to pursue compliance.

At 11410 North Bay Shore Drive (Enterprise 305 LLC), owner John Ferris Jelkey IV told the magistrate that federal liens and tax issues have hampered his ability to borrow to demolish or repair a boarded, deteriorating structure. The hearing record shows the property previously was declared unsafe; the magistrate entered an adjudication, gave a 60‑day reset and warned that daily fines would apply if the abatement steps were not completed.

Other case outcomes included: - A 30‑day extension for a building‑without‑permit matter at a unit owned by the family of Odia Mayor to allow a contractor time to apply for an after‑the‑fact permit (case reset). - A 60‑day reset for two related Sadimma Investments cases tied to a business tax receipt and certificate‑of‑use process while county reviews continue. - A 60‑day reset for a probate‑related permit issue at a residential property while county ownership records update. - Multiple absentia matters in which magistrate rulings ratified previously set daily fines (commonly $250–$500 per day) where officers presented photos and posted notices and property owners did not appear; one dismissed matter involved a commercial property that had since obtained its business tax receipt and certificate of use.

The city secured a one‑time $1,500 adjudicated fine in an October 2025 incident where an RV stored and occupied at a property caught fire, causing damage and creating a public‑safety hazard. The magistrate described the event as having "could have ended very, very badly" when entering the fine.

Several redevelopment and reoccupancy items tied to a single Keystone Residential Development property were called together; magistrate Gazo entered adjudications on multiple related notices and set 30‑day compliance windows with variable daily fines if not abated.

The hearing concluded after the magistrate adjudicated a final recertification matter and a series of outstanding cases were continued or reset for 30–60 days depending on the permit or licensing steps required.

What happens next: each party must work with the relevant city departments (building, zoning, engineering, business licensing) within the reset windows. Where compliance is not achieved by the abatement dates, the magistrate’s orders authorize daily fines and permit the city to recover processing costs.

Actions at a glance - Case CEPR2025‑00357 (315 NW 26th St., Alan D. Martin): 30‑day extension to coordinate with zoning/engineering/building (magistrate order). - Case CES2026‑00003 (Enterprise 305 LLC / John Ferris Jelkey IV): adjudication/reset 60 days; $500 per‑day penalty stated to apply after abatement period. - Case CEPR2025‑00361 (Odia Mayor unit): 30‑day extension for after‑the‑fact permit application. - Cases CF LR2023‑000421 and CZCU2023‑00803 (Sadimma Investments): reset 60 days for licensing/CU process. - Case CBPR2024‑00112 (Jamie L. Noble): reset 60 days pending county record updates after probate. - Case CZCU2025‑000298 (1266 West Dixie LLC): violation found; $250 per‑day fine ratified. - Case CF LR20500‑091 (1302 NE 125 St LLC): dismissed (compliance: BTR and CU obtained). - Case CMHHHS202500854 (Three Horizon South Condo): tabled/reset 30 days pending verification of elevator certificate posting. - Case CEBPR2024‑000184 (14140 NE 10th Ave LLC): violation found; $350 per‑day fine ratified (fence without permit). - Case CBPR2022‑00417 (Estate of Hector L. Riviera): violation found; $250 per‑day fine ratified. - Case CFY2025‑000070 (Gem Investments LLC): violation found; $250 per‑day fine ratified (vehicles on front lawn). - Case CEGMP2025‑000091 (Skyline Insurance): violation found; $250 per‑day fine ratified (maintenance/fence repair). - Case CEGMP2025‑000052 (Juan C. Ramirez): violation found; $250 per‑day fine ratified (pressure wash/paint). - Case CERCV202500170 (Christine Fern Allison): adjudication; one‑time $1,500 fine for unauthorized RV occupancy and fire risk. - Case COV202600004 (Mosart / tow truck at 620 NE 122nd St.): adjudication entered; future sightings may trigger repeat‑offender action. - Case CEODS2025‑00267 (Curtis Henson): violation persists; $500 per‑day fine ratified. - Case CEODS2025‑00290 (Danic Borrange): violation persists; $350 per‑day fine ratified. - Case CEUH202600002 (Duche Bank National Trust / unsafe structure): adjudication; 30‑day abatement, $500 per‑day thereafter. - Cases CEBPR2026‑000051, MHVIO202301102, RCC202600003 (Keystone Residential Development): multiple adjudications; 30‑day windows with $400/$250/$250 daily fines respectively. - Case FYBRRR202200079 (NMBB Partners LLC): adjudication; 30‑day abatement, $350 per‑day fine if unresolved. - Case FYRR201000097 (Sanusi Apartments Properties LLC): violation found; $500 per‑day fine ratified. - Case FYBRRR202100184 (So and Michael Properties LLC): adjudication; 30‑day abatement, $350 per‑day fine if unresolved.

Key quotes "If the city is not able to prove its case I will dismiss the case and you may leave," Special Magistrate Beatatric Gazo said in opening remarks. "Yes, I did complete the work without a permit. However, I did apply for a permit after the fact," property owner Alan D. Martin said about the paved swale at his property. "You're going to have to probably remove some of it," building officer Shaunie Pressie told the owner about the paved swale area. "I will enter an adjudication and issue ... a onetime fee of $1,500," the magistrate said when imposing the fine in the RV fire matter.

Next steps and how it affects residents Parties with resets must coordinate with the relevant city departments (zoning, engineering, building, business licensing) and provide permit numbers or documentation before the abatement dates. Where the magistrate entered adjudications, daily fines that were previously set were ratified and will be assessed if compliance is not achieved.

Reporting notes: at the start of the hearing the magistrate corrected an earlier reference and clarified this proceeding is for the City of North Miami (not North Miami Beach). The hearing record includes inconsistent spellings of some officer names in the transcript; the article uses spellings that match the officers’ on‑record introductions and the most consistent forms used on the record.