By Coral Gables Gazette staff

The Coral Gables Code Enforcement Board will convene Wednesday, October 15 at 8:30 am in the Commission Chambers to review consider 44 alleged property violations, addressing a broad spectrum of noncompliance—from unpermitted construction to neglected historic properties. The packed agenda reflects the city’s ongoing effort to enforce property standards, protect historic assets, and ensure compliance with zoning and building codes.

Violations have been grouped below by type for clarity, with special attention given to historic-designated properties and repeat offenders cited for multiple issues on the same parcel.

Expired building permits

These violations involve permits that were never finalized or expired due to inactivity.

Historic properties noted:

• 407 Alhambra Circle (Francisco J. Rodriguez) – Two separate expired permits, including window replacement and fence/gate work
• 108 Oak Ave. (Jun Liang) – Expired permit for historic aluminum windows and wooden doors

Other properties:

• 1202 Asturia Ave. (Roberto Lopez) – New masonry fence.
• 638 Alhambra Circle (Barbara Jean Saenz Living Trust) – Also listed under abandoned registration; double violation.
• 29 Santander Ave. (Stephen Jayne)
• 5661 Marius St. (Alex Jesus Manzano)
• 250 Catalonia Ave. (Catalonia Offices 2018 LLC)
• 431 San Servando Ave. (Jose L. Benitez & Alicia Benitez)
• 5656 Granada Blvd. (Somay Farias)
• 1205 Mariposa Ave., #302 (Gerald Engel Le)
• 915 Milan Ave. (Mary Zins)
• 525 Altara Ave. (Kristian Kraszewski)
• 609 Majorca Ave. (Rebeca Restoy)

In most cases, owners must renew expired permits and complete final inspections to achieve compliance.

Work without a permit

These involve construction or alterations without necessary building permits.

Historic property:

• 2039 Alhambra Circle (Cesar A. Baron) – Rear addition/remodel done without permits.

Other properties:

• 1549 Sunset Dr. (Beverly Hills Café VIII Inc) – Interior work, recessed lighting, signage.
• 701 Bella Vista Ave. (Zeriosha & Beatrice Zapata) – Unpermitted wooden dock and pillars.
• 1540 Trevino Ave. (Rafael Llaneza) – Multiple violations across two cases (see also exterior alterations).
• 419 Alhambra Circle (Leticia I. Carmona & Luis M. Carmona) – Sidewalk and driveway deterioration, lacks permit.

Exterior alterations without permit

These violations concern aesthetic or structural changes requiring a zoning permit.

Historic properties:

• 1028 Valencia Ave. (Hugh James Saenz Sr.) – Paver installation without approval

Other properties:

• 5307 Orduna Dr. (Thompson Family Trust) – Rocks installed on city swale.
• 1540 Trevino Ave. (Rafael Llaneza) – Unauthorized statues, fountain, gazebo, and façade decor.
• 2525 Indian Mound Trail (Lavender Diamond Group) – Artificial turf and paver work on approach.

Registration of abandoned properties

Owners failed to register vacant or abandoned properties with the city as required.

Notable:

• 4800 Le Jeune Rd. (Properties 4 US Inc)
• 1545 Cantoria Ave. (JVC Holdings Inc)
• 638 Alhambra Circle (Barbara Jean Saenz Living Trust) – Repeat listing, also cited for expired permit.

General structural maintenance (floors, walls, ceilings, roofs, etc.)

Violations involve deteriorated or unkempt building exteriors, driveways, and structural surfaces.

Properties:

• 2011 Country Club Prado (Michael Greenhaus)
• 910 Lisbon St. (Tamara D. McKeown) – Also cited separately for landscaping issues; repeat offender.
• 913 Wallace St. (Christopher Fernandez)
• 431 Aragon Ave. (White Lilys PPE LLC)
• 910 Lisbon St. (Tamara D. McKeown) – Landscaping code violation (listed separately below)

Landscaping / yard maintenance

• 910 Lisbon St. (Tamara D. McKeown) – Missing ground cover on both private and city property; repeat case at this address.

Tree abuse

• 7120 Mira Flores Ave. (7120 Mira Flores LLC) – Four black olive trees on city property cut without a permit. Arborist report required.

Condition of commercial properties

Cases cite neglect such as dirt, disrepair, overgrown lots, or deteriorating signage.

Properties:

• 4700 SW 8th St. (Cuernos Management LLC)
• 1002 SW 37th Ave. (San Francisco East Holdings)
• 1100 Salzedo St. (Salzedo Plaza Condo Assoc.)
• 431 Aragon Ave. – Also listed under general maintenance.

Sidewalk/driveway violations

• 419 Alhambra Circle (Carmona family) – Abutting sidewalk in disrepair.

Expired mechanical permit

• 1205 Mariposa Ave., #302 (Gerald Engel Le) – Expired A/C changeout permit.

Repeat offenders or cross-listed cases:

• Rafael Llaneza (1540 Trevino Ave) – Cited for both work without a permit and unapproved exterior alterations.
• Tamara D. McKeown (910 Lisbon St) – Cited for both structural issues and yard maintenance.
• Francisco J. Rodriguez (407 Alhambra Cir) – Historic property with two separate expired permit violations.
• Barbara Jean Saenz Living Trust (638 Alhambra Cir) – Simultaneous expired permit and abandoned property registration issues.

What to watch for

This meeting highlights enforcement challenges with repeat violations, historic preservation compliance, and absentee or institutional owners. Several properties combine aesthetic violations with more serious code lapses, indicating a need for clearer enforcement coordination.

The board’s handling of historic-designated properties will also be key, as multiple violations involve architectural changes without permits or lingering expired permits on historic structures.

The board will review each case individually and may issue fines, require remediation, or set deadlines for compliance.