4970 CITY HALL BLVD  
NORTH PORT, FL 34286  
City of North Port  
Meeting Minutes  
Code Enforcement Hearing  
Thursday, January 22, 2026  
9:00 AM  
City Commission Chambers  
1. CALL TO ORDER  
Hearing Officer Toale called the meeting to order at 9:00 a.m.  
2. PLEDGE OF ALLEGIANCE  
The Pledge of Allegiance was led by Hearing Officer Toale.  
3. PUBLIC COMMENT  
ALSO PRESENT  
There was no public comment.  
Police Legal Advisor Rubino, Code Enforcement Manager Raducci, Recording Secretary  
Cassell, Code Enforcement Inspectors Presson, Brehon, White, and Board Specialist  
Fritz.  
4. APPROVAL OF MINUTES  
26-0242  
A.  
Approve the December 11, 2025, Code Enforcement Hearing Meeting  
Minutes.  
Hearing Officer Toale announced the item.  
Hearing Officer Toale approved the Minutes as presented.  
5. REVIEW OF PROCEDURES AND ADMINISTRATION OF OATH  
Hearing Officer Toale provided an overview of procedures and Ms. Fritz swore in all those  
wishing to provide testimony.  
6. COMPLIANT CASES  
S. CECASE-25 (JP), FKH SFR Propco H LP, 5020 Kingsman Avenue  
-03123  
59-1(b)(1) NPCC - Prohibited parking  
(An enclosed box trailer and Ford truck are parked in the City right-of-way.)  
This case was brought into compliance with no further action required.  
G. CECASE-25 (JP), Valeriu Romanel, 8029 Larrimore Avenue  
-02027  
59-1(b)(1) NPCC - Prohibited parking  
(A black Chevrolet 3500 truck (FL/CF29UA) with a gooseneck trailer  
attached (MI/F014982) is parked in the City right-of-way, along N.  
Biscayne.)  
59-2 NPCC - Damage to the public right-of-way  
(A black Chevrolet 3500 truck (FL/CF29UA) with a gooseneck trailer  
attached (MI/F014982) is parked in the City right-of-way, along N.  
Biscayne. The vehicle and trailer are being driven through the right-of-way  
causing ruts / damage.)  
42-23 NPCC - Accumulation of debris  
(Accumulation of debris in the right-of-way, along Larrimore Ave, consisting  
of plywood scraps and other miscellaneous items.)  
This case was brought into compliance with no further action required.  
H. CECASE-25 (JP), SFR Owner ML Borrower LLC, 8206 Latour Avenue  
-02097  
59-1(b)(1) NPCC - Prohibited parking  
(A GMC Jimmy (FL/Y686KI) is parked in the City right-of-way.)  
This case was brought into compliance with no further action required.  
I.  
CECASE-25 (JP), SWH 2017-1 Borrower LP, 8325 Scanlon Avenue  
-02098  
62-50 NPCC - Refuse container(s)  
(Improper placement of containers on non-pickup days.)  
42-23 NPCC - Accumulation of debris  
(Accumulation of debris in the driveway consisting of miscellaneous  
household items scattered about.)  
This case was brought into compliance with no further action required.  
U. CECASE-25 (AB), Ivan & Vira Chernyshenko, 3524 Brownwood Terrace  
-03162  
59-1(b)(1) NPCC - Prohibited parking  
(Parking in the City right-of-way)  
This case was brought into compliance with no further action required.  
V. CECASE-25 (JP), Striver Rise LLC, 1405 Winthrop Street  
-03171  
42-23 NPCC - Accumulation of debris  
(Accumulation of debris on property, consisting of wood pallets, cinder  
blocks, and other miscellaneous construction debris.)  
This case was brought into compliance with no further action required.  
G. CECASE-25 (JP), Kristine Freeman, 1132212602  
-02723  
70-21 NPCC - Driving through right-of-way  
(Driving through the City right-of-way to access property.)  
59-1(c)(1) NPCC - Allowed parking  
(Parking on a lot that does not have a principal structure.)  
This case was brought into compliance with no further action required.  
1ST HEARING CASES  
E. CECASE-25 (AB), Erick Moore, 0986024727  
-02017  
2-511 NPCC - Fines and liens  
(Property was completely cleared with no permits. Arborists assessed the  
fines at $15,000.)  
Hearing Officer Toale announced the item.ꢀ  
Inspector Brehon, being duly sworn, provided a presentation including inspections, noꢀ  
contact with property owner, and photographsꢀsubmittedꢀinto evidence.ꢀ  
Erick Moore, property owner, being duly sworn, spoke to lot size, site visitation, and  
hurricane damage.  
Hearing Officer Toale spoke to vacant lots and number of trees removed.  
Mr. Moore spoke to diameter and submitted a photograph into evidence.  
Ms. Rubino, being duly sworn, spoke to measurements and arborist expertise.  
Mr. Raducci, being duly sworn, spoke to process of brush clearing and hurricane  
emergency ordinance.  
Hearing Officer Toale spoke to illegal brush clearing versus tree removal.  
Mr. Raducci spoke to types of trees removed.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02017 to be  
in violation of Section 2-511 of the North Port City Code, and imposed a fine of  
$2,400.  
X. CECASE-25 (AB), CSMA BLT LLC, 3291 Moravia Avenue  
-03181  
70-21 NPCC - Driving through right-of-way  
(Driving through the City right-of-way.)  
Hearing Officer Toale announced the item.  
Kevin Dias, property owner, being duly sworn, spoke to agreement for continuance.  
Inspector Brehon, being duly sworn, spoke to a continuance.  
Based on evidence presented, Hearing Officer Toale continued Case No. 25-03181 to  
the March 26, 2026, Code Enforcement Meeting.  
CONTINUED CASES  
F. CECASE-25 (JP), Susan Valentine, 1512 Helvenston Street  
-02527  
42-23 NPCC - Accumulation of debris  
(Accumulation of debris consisting of boxes, ripped tarp, and pallets in  
driveway.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, spoke to inspections, violations, contact with  
property owner, and photographs submitted into evidence.  
Susan Valentine, property owner, being duly sworn, spoke to hurricane, trailer, physical  
limitations, and timeline.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02527 to be  
in violation of Section 42-23 of the North Port City Code, and imposed a fine of $10  
per day with a maximum of $1,000 to commence on February 17, 2026.  
2ND HEARING CASES  
E. CECASE-25 (JP), Aleksandr & Larisa Khoroshenko, 3713 Basket Street  
-02467  
42-23 NPCC - Accumulation of debris  
(Accumulation of debris throughout property.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning January 6th, 2026.  
304.1.1 IPMC - Unsafe Conditions 8 - Roofing  
(No roof on house.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $250/day fine with no maximum beginning January  
6th, 2026.  
Hearing Officer Toale announced the item.  
Ms. Fritz administered the interpreter oath.  
Inspector Presson, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Ven Khoroshenko, interpreter on behalf of Larisa Khoroshenko, being duly sworn, spoke  
to difficulty of maintaining property and purchase of materials.  
Hearing Officer Toale spoke to potential future steps.  
Mr. Raducci, being duly sworn, spoke to notice processes and ways of communication  
for future hearings.  
Mr. Khoroshenko spoke to progress for resolution and requested continuance.  
Mr. Raducci spoke to steps for fixing violation, demolition permit, and duration of violation.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02467 to be  
in compliance of Section 42-23 of the North Port City Code, and dismissed the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02467 to be  
in violation of Section 304.1.1 of the International Property Maintenance Code, and  
imposed a fine of $250 a day with no maximum to commence on January 6, 2026.  
CONTINUED CASES  
C. CECASE-25 (AB), Darryl Spellman, 2251 Crittendon Street  
-01634  
105.1 Florida Building Code - Permit required  
(Permit needed for storage containers)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $50/day fine up to a maximum of $5,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, spoke to inspections, violations, no contact with  
property owner, and photographs submitted into evidence.  
Darryl Spellman, property owner, being duly sworn, spoke to contact with City Manager,  
conex box, hurricane damages, window permit, legalized extortion, and inspection dates.  
Ms. Rubino, being duly sworn, spoke to length of case.  
Hearing Officer Toale spoke to temporary storage permits.  
Mr. Raducci, being duly sworn, spoke to conditions of conex box, permit status, and staff  
accommodations.  
Mr. Spellman spoke to damage of property.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-01634 to be  
in violation of Section 105.1 of the Florida Building Code, and imposed a fine of  
$50 per day with a maximum of $5,000 to commence on February 17, 2026.  
Mr. Raducci spoke to fast track of permit.  
D. CECASE-25 (AB), Jason Gardner, 2764 Fairbrook Street  
-02320  
42-23 NPCC - Accumulation of Debris  
(Debris consisting of falling pool cage on property.)  
ACTION: Fifty (50) days to achieve compliance (no later than March 13th,  
2026) or a $10/day fine up to a maximum of $1,000.00 beginning March  
14th, 2026.  
IPMC 2021 302.7 - Accessory structures  
(Shed in disrepair.)  
ACTION: Fifty (50) days to achieve compliance (no later than March 13th,  
2026) or a $10/day fine up to a maximum of $1,000.00 beginning March  
14th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, spoke to inspections, violations, no contact with  
property owner, and photographs submitted into evidence.  
Shelly Gardner, property owner, being duly sworn, spoke to demolition, removal of debris,  
fencing, and new roofing.  
Hearing Officer Toale spoke to violation and time for compliance.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02320 to be  
in violation of Section 42-23 of the North Port City Code, and imposed a fine of $10  
a day with a maximum of $1,000 toꢀcommenceꢀon March 14, 2026.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02320 to be  
in violation of Section 302.7 of the International Property Code 2021, and imposed a  
fine of $10 a day with a maximum of $1,000 toꢀcommenceꢀon March 14, 2026.  
1ST HEARING CASES  
P. CECASE-25 (AB), Nicole & Gaspard Senat, 2809 Dumont Lane  
-03089  
42-23 NPCC - Accumulation of debris  
(Debris consisting of bags, trash, furniture, washing machine, and  
miscellaneous debris on property).  
ACTION: Twenty-five (25) days to achieve compliance (no later than March  
23rd, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning  
March 24th, 2026.  
Hearing Officer Toale announced the item.  
Nicole Senat, property owner, being duly sworn, spoke to language barrier.  
Hearing Officer Toale spoke to continuance.  
Based on evidence presented, Hearing Officer Toale continued Case No. 25-03089 to  
the February 26, 2026, Code Enforcement Meeting.  
O. CECASE-25 (AB), William Lehan, 3480 West Price Boulevard  
-03032  
42-23 NPCC - Accumulation of debris  
(Debris consisting of metal wood dresser and other miscellaneous debris  
on property.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than March  
23rd, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning  
March 24th, 2026.  
59-1(c)(1) NPCC - Allowed parking  
(Vehicle prohibited parking on the grass.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than March  
23rd, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning  
March 24th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
James Lehan, property owner's son, being duly sworn, spoke to road closure and  
driveway removal.  
Inspector Brehon spoke to duration of case.  
Hearing Officer Toale spoke to trucks on lot.  
Ms. Rubino, being duly sworn, spoke to issues occurring before the road closure project.  
Mr. Lehan spoke to status of obtaining ownerships on house and vehicles.  
Based on evidence presented, Hearing Officer Toale continued Case No. 25-03032 to  
the February 26, 2026, Code Enforcement Meeting.  
7. CONTINUED CASES  
B. CECASE-25 (JP), Ismael & Maria Gregorio, 4841 Fears Street  
-01224  
70-21 NPCC - Driving through right-of-way  
(Driving through the City right-of-way.)  
59-1(c)(1) NPCC - Allowed parking  
(Parking on a lot that is not combined with principal structure.)  
59-2 NPCC - Damage to the public right-of-way  
(Damage to the public right-of-way.)  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, spoke to inspections, violations, and requested  
continuance.  
Based on evidence presented, Hearing Officer Toale continued Case No. 25-01224 to  
the February 26, 2026, Code Enforcement Hearing.  
A. CECASE-25 (GW), James Rugh, 8241 Bumford Avenue  
-00664  
304.1.1 IPMC - Unsafe Conditions 8 - Roofing  
(Roof fascia and soffit in disrepair.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $250/day fine with no maximum beginning  
February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector White, being duly sworn, spoke to inspections, violations, no contact with  
property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-00664 to be  
in violation of Section 304.1.1 of the International Property Maintenance Code, and  
imposed a fine of $250 per day with no maximum to commence on February 17,  
2026.  
E. CECASE-25 (JP), Heather Hanson, 1505 Kirkwood Street  
-02476  
70-21 NPCC - Driving through right-of-way  
(Driving through the City right-of-way.)  
59-1(c)(1) NPCC - Allowed parking  
(Parking on an unimproved surface.)  
59-2 NPCC - Damage to the public right-of-way  
(Damage to the City right-of-way. Driving through the right-of-way to park  
on property. Need to replace sod and stop parking on property.)  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, spoke to continuance.  
Based on evidence presented, Hearing Officer Toale continued Case No. 25-02476 to  
the February 26, 2026, Code Enforcement Hearing.  
8. 1ST HEARING CASES  
A. CECASE-25 (JP), Bettr Homes Construction LLC, 1745 Kerman Street  
-00416  
42-23 NPCC - Accumulation of debris  
(Accumulation of debris on property consisting of landscaping debris (dirt,  
lava rock, and concrete) dumped on site.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.ꢀ  
Inspector Presson, being duly sworn, provided a presentation including inspections, noꢀ  
contact with property owner, and photographsꢀsubmittedꢀinto evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-00416 to be  
in violation of Section 42-23 of the North Port City Code, and imposed a fine of $10  
a day with a maximum of $1,000 toꢀcommenceꢀon February 17, 2026.  
B. CECASE-25 (JP), Sean Murphy, 6349 San Salvador Road  
-01966  
70-56(H) NPCC - Assigned numbers  
(Assigned numbers are not affixed to the residence.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.ꢀ  
Inspector Presson, being duly sworn, provided a presentation including inspections, noꢀ  
contact with property owner, and photographsꢀsubmittedꢀinto evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-01966 to be  
in violation of Section 70-56(h) of the North Port City Code, and imposed a fine of  
$10 a day with a maximum of $1,000 to commenceꢀon February 17, 2026.  
C. CECASE-25 (AB), SOS Florida Holdings 1 LLC, 0981045413  
-01988  
311.1 Florida Building Code - Toilet facilities  
(Active building site with no toilet facilities.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $50/day fine up to a maximum of $5,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.ꢀ  
Inspector Brehon, being duly sworn, provided a presentation including inspections, noꢀ  
contact with property owner, and photographsꢀsubmittedꢀinto evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-01988 to be  
in violation of Section 311.1 of the Florida Building Code, and imposed a fine of  
$50 a day with a maximum of $5,000 toꢀcommenceꢀon February 17, 2026.  
D. CECASE-25 (AB), Yu Dongreen, 4394 Worcester Avenue  
-02013  
42-22A NPCC - Excessive growth  
(Overgrown construction site.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.ꢀ  
Inspector Brehon, being duly sworn, provided a presentation including inspections, noꢀ  
contact with property owner, and photographsꢀsubmittedꢀinto evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02013 to be  
in violation of Section 42-22a of the North Port City Code, and imposed a fine of  
$10 a day with a maximum of $1,000 toꢀcommenceꢀon February 17, 2026.  
F. CECASE-25 (AB), William Laity, 0986024121  
-02018 105.1 Florida Building Code - Permit required  
(After the fact permit needed for underbrush removal.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $50/day fine up to a maximum of $5,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.ꢀ  
Inspector Brehon, being duly sworn, provided a presentation including inspections, noꢀ  
contact with property owner, and photographsꢀsubmittedꢀinto evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02018 to be  
in violation of Section 105.1 of the Florida Building Code, and imposed a fine of  
$50 a day with a maximum of $5,000 toꢀcommenceꢀon February 17, 2026.  
J. CECASE-25 (JP), Brie Eplin, 7876 Van Eck Road  
-02262  
70-56(H) NPCC - Assigned numbers  
(Assigned numbers affixed to the residence is missing the "8" digit in  
7876.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.ꢀ  
Inspector Presson, being duly sworn, provided a presentation including inspections, noꢀ  
contact with property owner, and photographsꢀsubmittedꢀinto evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02262 to be  
in violation of Section 70-56(h) of the North Port City Code, and imposed a fine of  
$10 a day with a maximum of $1,000 toꢀcommenceꢀon February 17, 2026.  
K. CECASE-25 (GW), Christine Gannon & Jennifer Hanlon, 8766 Porto Bello Avenue  
-02269  
304.1.1 IPMC - Unsafe Conditions 8 - Roofing  
(Soffits, fascia boards and roofing in unsafe conditions allowing wildlife and  
other species to gain access into the property.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $250/day fine with no maximum beginning  
February 17th, 2026.  
Hearing Officer Toale announced the item.ꢀ  
Inspector White, being duly sworn, provided a presentation including inspections, noꢀ  
contact with property owner, and photographsꢀsubmittedꢀinto evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02269 to be  
in violation of Section 304.1.1 of the International Property Maintenance Code, and  
imposed a fine of $250 a day with no maximum toꢀcommenceꢀon February 17, 2026.  
L. CECASE-25 (JP), Barbarba Pierkowski, 7873 McPhail Avenue  
-02990  
IPMC 2021 302.7 - Accessory structures  
(Wood fence surrounding property missing sections and in disrepair.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
59-1(b)(4) NPCC - Prohibited parking  
(Inoperable purple vehicle in the driveway missing wheels.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02990 to be  
in violation of Section 302.7 of the International Property Maintenance Code 2021,  
and imposed  
a fine of $10 a day with a maximum of $1,000 to commence on  
February 17, 2026.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02990 to be  
in violation of Section 59-1(b)(4) of the North Port City Code, and imposed a fine of  
$10 a day with a maximum of $1,000 to commence on February 17, 2026.  
M. CECASE-25 (AB), Edward F Clifford (E Life Est), 2762 Yamada Lane  
-02918  
42-23 NPCC - Accumulation of debris  
(Debris consisting of metal, wood, trash on property in driveway.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
59-1(b)(4) NPCC - Prohibited parking  
(Parking inoperable vehicle, not in compliance with standards.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02918 to be  
in violation of Section 42-23 of the North Port City Code, and imposed a fine of $10  
a day with a maximum of $1,000 to commence on February 17, 2026.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02918 to be  
in violation of Section 59-1(b)(4) of the North Port City Code, and imposed a fine of  
$10 a day with a maximum of $1,000 to commence on February 17, 2026.  
N. CECASE-25 (AB), Carol Miller, 4440 Eldron Avenue  
-03001  
42-23 NPCC - Accumulation of debris  
(Debris consisting of concrete blocks trash and miscellaneous construction  
material on property yard waste on vehicle covering car.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
59-1(c)(1) NPCC - Allowed parking  
(1. Front yard parking. A parked vehicle/boat must rest entirely upon a  
driveway in the front yard. 2. Side or rear yard parking. A parked  
vehicle/boat must rest so that no part encroaches into an easement on the  
side or rear yard.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03001 to be  
in violation of Section 42-23 of the North Port City Code, and imposed a fine of $10  
a day with a maximum of $1,000 to commence on February 17, 2026.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03001 to be  
in violation of Section 59-1(c)(1) of the North Port City Code, and imposed a fine of  
$10 a day with a maximum of $1,000 to commence on February 17, 2026.  
Q. CECASE-25 (AB), Palladio Development LLC, 3173 Circleville Street  
-03084  
42-23 NPCC - Accumulation of debris  
(Debris consisting of overflowing dumpster on property.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
304.1.1 IPMC - Unsafe Conditions 7 - Exterior walls  
(Unsafe structure, garage doors missing.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $250/day fine with no maximum beginning  
February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03084 to be  
in violation of Section 42-23 of the North Port City Code, and imposed a fine of $10  
a day with a maximum of $1,000 to commence on February 17, 2026.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03084 to be  
in violation of Section 304.1.1 of the International Property Maintenance Code, and  
imposed  
2026.  
a fine of $250 a day with no maximum to commence on February 17,  
R. CECASE-25 (JP), Cloud Ten Marketing Group LLC, 1140001011  
-03031  
42-22(B) NPCC - Impinging growths  
(Impinging growth of vegetation on the sidewalk between Fairlane Drive  
and Toledo Blade Blvd.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03031 to be  
in violation of Section 42-22(b) of the North Port City Code, and imposed a fine of  
$10 a day with a maximum of $1,000 to commence on February 17, 2026.  
T. CECASE-25 (JP), Paule Rene, Jason Philbert, & Handzie Gallant, 0951140414  
-03149  
2-511 NPCC - Fines and liens  
(Partial land clear without permitting.)  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03149 to be  
in violation of Section 2-511 of the North Port City Code, and imposed a fine of  
$3,000.  
W. CECASE-25 (AB), Kathleen Mccloe (E Life Est), 1027 Petronia Street  
-03178  
304.1.1 IPMC - Unsafe Conditions 7 - Exterior walls  
(Unsafe structure wires exposed.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $250/day fine with no maximum beginning  
February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03178 to be  
in violation of Section 304.1.1 of the International Property Maintenance Code, and  
imposed  
2026.  
a fine of $250 a day with no maximum to commence on February 17,  
Y. CECASE-25 (AB), Gian F Arroyo Sandoval & Nicole Jazmin Prada Roman, 1313 Wise  
-03182  
Drive  
2-511 NPCC - Fines and liens  
(Tree removal without permit.)  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, provided  
a
presentation including inspections,  
contact with property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03182 to be  
in violation of Section 2-511 of the North Port City Code, and imposed a fine of  
$6,000.  
Z. CECASE-25 (AB), Yoelandy Valdez,1714 Norvell Avenue  
-03190  
42-23 NPCC - Accumulation of debris  
(Debris consisting of trash, fencing, and wood on property.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03190 to be  
in violation of Section 42-23 of the North Port City Code, and imposed a fine of $10  
a day with a maximum of $1,000 to commence on February 17, 2026.  
AA. CECASE-25 (AB), J Steiner SW FL Properties LLC, 2998 Upland Street  
-03209  
42-23 NPCC - Accumulation of debris  
(Debris consisting of tires, ladders, debris on property.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
59-1(c)(1) NPCC - Allowed parking  
(Boat must be parked on an approved surface.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
February 16th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning February 17th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, provided  
a
presentation including inspections,  
contact with property owner, and photographs submitted into evidence.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03209 to be  
in violation of Section 42-23 of the North Port City Code, and imposed a fine of $10  
a day with a maximum of $1,000 to commence on February 17, 2026.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-03209 to be  
in violation of Section 59-1(c)(1) of the North Port City Code, and imposed a fine of  
$10 a day with a maximum of $1,000 to commence on February 17, 2026.  
9. 2ND HEARING CASES  
A. CECASE-25 (AB), Charles & Shawn Chapman, 2502 Ensenada Lane  
-01623  
42-24(A)(5) NPCC - Maintenance of stormwater drainage area  
(Debris consisting of rocks in the City right-of-way, right off the road.  
Re-sod after removal.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning January 6th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, spoke to violation status, no changes, and requested  
signing the order to impose the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-01623 to be  
in violation of Section 42-24(a)(5) of the North Port City Code, and signed the order  
imposing the fine.  
B. CECASE-25 (JP), Janoy Arteaga, 4703 Las Almanos Avenue  
-01659  
304.1.1 IPMC - Unsafe Conditions 7 - Exterior walls  
(Exterior structure of unfinished / abandoned single family residence is in  
an unsafe condition. Windows are broken out, attic ladder is extended and  
down inside the garage, which is also missing a door. Open access is  
observed into the structure which causes a public safety hazard.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $250/day fine up with no maximum beginning  
January 6th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, spoke to violation status, no changes, and  
requested signing the order to impose the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-01659 to be  
in violation of Section 304.1.1 of the International Property Maintenance Code, and  
signed the order imposing the fine.  
C. CECASE-25 (GW), Kody Wagner, 2653 Hopwood Road  
-01928  
59-1 (b)(4) NPCC - Prohibited Parking  
(Red mustang parked in driveway inoperable with flat tires)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning January 6th, 2026.  
Hearing Officer Toale announced the item.  
Inspector White, being duly sworn, spoke to violation status, no changes, and requested  
signing the order to impose the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-01928 to be  
in violation of Section 59-1(b)(4) of the North Port City Code, and signed the order  
imposing the fine.  
D. CECASE-25 (AB), Trust Savia, 1196 Savia Street  
-01955  
42-23 NPCC - Accumulation of debris  
(Debris consisting of containers and miscellaneous items on property.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning January 6th, 2026.  
304.1.1 IPMC - Unsafe Conditions 7 - Exterior walls  
(Unsafe structure; pool cage fallen and shed without doors.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $250/day fine with no maximum beginning January  
6th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, spoke to violation status, no changes, and requested  
signing the order to impose the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-01955 to be  
in violation of Section 42-23 of the North Port City Code, and signed the order  
imposing the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-01955 to be  
in violation of Section 304.1.1 of the International Property Maintenance Code, and  
signed the order imposing the fine.  
F. CECASE-25 (AB), Gary & Donna Boswell, 4273 Doblins Road  
-02613  
105.1 Florida Building Code - Permit required  
(Shed built on the property without a permit.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $50/day fine up to a maximum of $5,000.00  
beginning January 6th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, spoke to violation status, no changes, and requested  
signing the order to impose the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02613 to be  
in violation of Section 105.1 of the Florida Building Code, and signed the order  
imposing the fine.  
G. CECASE-25 (JP), Everland Capital Partners 3 Land Trust, 1129224205  
-02698  
42-23 NPCC - Accumulation of debris  
(Accumulation of debris throughout property consisting of household items,  
construction materials, and other items.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning January 6th, 2026.  
46-148 NPCC - Camping prohibited  
(Camping on lot.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning January 6th, 2026.  
59-1(b)(1) NPC - Prohibited parking  
(Prohibited parking in the City right-of-way.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning January 6th, 2026.  
59-1(c)(1) NPCC - Allowed parking  
(Parking on a lot that has no principal structure.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning January 6th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, spoke to violation status, no changes, and  
requested signing the order to impose the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02698 to be  
in violation of Section 42-23 of the North Port City Code, and signed the order  
imposing the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02698 to be  
in violation of Section 46-148 of the North Port City Code, and signed the order  
imposing the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02698 to be  
in violation of Section 59-1(b)(1) of the North Port City Code, and signed the order  
imposing the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02698 to be  
in violation of Section 59-1(c)(1) of the North Port City Code, and signed the order  
imposing the fine.  
H. CECASE-25 (AB), Marcin Koziola, 3857 Inagua Avenue  
-02783  
IPMC 2021 302.7 - Accessory structures  
(Fence falling down.)  
ACTION: Twenty-five (25) days to achieve compliance (no later than  
January 5th, 2026) or a $10/day fine up to a maximum of $1,000.00  
beginning January 6th, 2026.  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, spoke to violation status, no changes, and requested  
signing the order to impose the fine.  
Based on evidence presented, Hearing Officer Toale found Case No. 25-02783 to be  
in violation of Section 302.7 of the International Property Maintenance Code 2021,  
and signed the order imposing the fine.  
10. GENERAL BUSINESS  
Hearing officer Toale announced the item.  
There was no general business.  
There was no public comment.  
11. PUBLIC COMMENT  
12. ADJOURNMENT  
Hearing Officer Toale adjourned the meeting at 11:18 a.m.  
By: ____________________________  
James E. Toale, Hearing Officer