4970 CITY HALL BLVD

NORTH PORT, FL 34286

City of North Port

Meeting Agenda

Code Enforcement Hearing

Thursday, February 26, 2026

9:00 AM

City Commission Chambers

MEETING PROCEDURE: By placing your name and the case number you are interested in, you may express your

comments during the course of the meeting. Comments on items not scheduled on the agenda will be heard under

Public Comment. Comments on all scheduled agenda Items will be heard immediately following the presentation by

staff or petitioner. Please wait until you are recognized by the Hearing Officer, state your name and address so that

you comments may be properly recorded, and limit your remarks to a period of three (3) minutes or less. The Hearing

Officer will act on an agenda item after comments from city staff, the petitioner, and the public have been heard.

Hearing procedures can be found at

https://www.northportfl.gov/Building-Planning/Code-Enforcement/Code-Enforcement-Hearing

1. CALL TO ORDER

2. PLEDGE OF ALLEGIANCE

3. PUBLIC COMMENT

4. APPROVAL OF MINUTES

26-0381

Approve the January 22, 2026, Code Enforcement Hearing Meeting

Minutes.

Attachments:

Minutes

5. REVIEW OF PROCEDURES AND ADMINISTRATION OF OATH

6. COMPLIANT CASES

CECASE-25- (JP), William & Tara Vallejo, 2794 Industry Avenue

03154

42-23 NPCC - Accumulation of debris

(Accumulation of debris in the City right-of-way and in the front yard of the

property consisting of mattresses and other misc. household items.)

59-1(b)(1) NPCC - Prohibited parking

(A tandem axle enclosed box trailer (FL/23CEEV) and a single axle box

trailer (no registration) is parked in the City right-of-way.)

Attachments:

25-03154 Case file.pdf

CECASE-25- (GW), Richard & Debra Miller, 6349 Safford Terrace

03068

42-23 NPCC - Accumulation of debris

(Junk, trash and debris in yard.)

59-1(b)(4) NPCC - Prohibited parking

(Inoperable vehicles parked in the front yard.)

Attachments:

25-03068 Case file.pdf

CECASE-25- (JP), Marlon Hart, 3169 Masuko Avenue

03264

59-1(b)(4) NPCC - Prohibited parking

(Inoperable Nissan sedan with flat tires located in the driveway.)

105.1 Florida Building Code - Permit required

(Water heater replaced without required permit.)

Attachments:

25-03264 Case file.pdf

CECASE-25- (GW), Dennis & Monnine Spellman, 6368 Safford Terrace

03067

59-1(b)(4) NPCC - Prohibited parking

(Inoperable red vehicle parked in front yard.)

Attachments:

25-03067 Case file.pdf

CECASE-25- (JP), ZC Investments LLC, 2693 Jeannin Drive

03329

42-23 NPCC - Accumulation of debris

(Accumulation of debris on property consisting of a large amount of

construction materials / no dumpster on site of an active residential

construction site.)

Attachments:

25-03329 Case file.pdf

CECASE-25- (AB), Ryan Via, 4893 Batchelor Avenue

03248

42-23 NPCC - Accumulation of debris

(Debris consisting of bikes, branches on trailer; debris on property.)

Attachments:

25-03248 Case file.pdf

25-03248 Photo 1.jpg

25-03248 Photo 2.jpg

25-03248 Photo 3.jpg

CECASE-25- (AB), 1743 S Cranberry Blvd FL LLC, 1743 South Cranberry Boulevard

03260

42-23 NPCC - Accumulation of debris

(Debris consisting of bags of trash on property.)

Attachments:

25-03260 Case file.pdf

CECASE-25- (AB), SRP Sub LLC, 4455 Pepper Lane

03355

105.1 Florida Building Code - Permit required

(Permit required for a shed on the property.)

Attachments:

25-03355 Case file.pdf

7. CONTINUED CASES

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.)

Attachments:

25-01224 Case file.pdf

25-01224 Case file addition.pdf

25-01224 Case file addition (2).pdf

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.)

Attachments:

25-02476 Case file.pdf

25-02476 Case file addition.pdf

25-02476 Case file addition (2).pdf

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.)

59-1(c)(1) NPCC - Allowed parking

(Vehicle prohibited parking on the grass.)

Attachments:

25-03032 Case file.pdf

25-03032 Case file addition.pdf

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).

Attachments:

25-03089 Case file.pdf

25-03089 Case file addition.pdf

8. 1ST HEARING CASES

CECASE-25- (JP), Michael Haynes, 1128227006

00340

42-23 NPCC - Accumulation of debris

(Accumulation of debris on property consisting of bamboo fencing, water

tank, tarps, lumber and other miscellaneous household items.)

70-21 NPCC - Driving through right-of-way

(Recreational vehicle and van, driving through the City right-of-way.)

IPMC 2021 - 302.8 Motor vehicles

(A recreational vehicle and van being stored on vacant property.)

Attachments:

25-00340 Case file.pdf

CECASE-25- (GW), Aleksey & Nataliya Groshev, 4213 Grobe Street

02455 59-1(c)(1) NPCC - Allowed parking

(Black pickup parked on front lawn.)

25-02455 Case file.pdf

Attachments:

CECASE-25- (GW), Viola Juett & Ronald Harter Jr., 8521 Shumock Avenue

02460

304.1.1 IPMC - Unsafe Conditions 8 - Roofing

(Roof in disrepair, also has a torn blue tarp on it.)

Attachments:

25-02460 Case file.pdf

CECASE-25- (GW), Brant & Renee Kurten, 5592 Kenwood Drive

02855

59-1(b)(4) NPCC - Prohibited Parking

(Two abandoned vehicles without tags parked in driveway.)

59-1(c)(1) NPCC - Allowed parking

(Vehicle parked on front lawn.)

Attachments:

25-02855 Case file.pdf

CECASE-25- (JP), Paule Rene, Jason Philbert, & Handzie Oboute, 0951140414

03148

66-62(C) NPCC - Fixture in right-of-way

(Pipe and gravel apron added in the City right-of-way.)

70-21 NPCC - Driving through the right-of-way

(Driving through the City right-of-way.)

59-1(c)(1) NPCC - Allowed parking

(Improper parking of trailer (RV) on vacant property without principal

structure.)

105.1 Florida Building Code - Permit required

(Culvert and gravel apron added without required permitting.)

Attachments:

25-03148 Case file.pdf

CECASE-25- (JP), Troy Parrish, 2905 Vineyard Circle

03217

IPMC 2021 302.8 - Motor vehicles

(A green car in the driveway with no registration.)

59-1(c)(1) NPCC - Allowed parking

(Boat and trailer stored in the front yard of residence.)

Attachments:

25-03217 Case file.pdf

25-03217 Photo 1.jpg

25-03217 Photo 2.jpg

CECASE-25- (JP), Marzan Constructions LLC, 3808 Albatros Lane

03219

42-23 NPCC - Accumulation of debris

(A dumpster is located on the property, overflowing with debris that has

been present for approximately one year or more.)

Attachments:

25-03219 Case file.pdf

25-03219 Photo 1.jpg

25-03219 Photo 2.jpg

25-03219 Photo 3.jpg

CECASE-25- (AB), Beatrice Clark & James Lasseigne, 3225 Homewood Avenue

03233

2-511 NPCC - Fines and liens

(Per Arborist Ryan Pieper 11/7/2025: Upon visiting the property located at

3225 Homewood, PID# 0964082609, it appears that a portion of the

property has been cleared without prior authorization. The area cleared is

approximately 4,000 square feet. The code looks to account for a $15,000

fine where we are unable to determine the amount of trees removed, or a

portion thereof. In this case it looks like a fine of $6,000.00 could be

assessed to account for the unpermitted loss of canopy. Please see

attachment for a visual depiction of how we were able to come up with this

assessment.)

Attachments:

25-03233 Case file.pdf

CECASE-25- (GW), North Port Rentals LLC, 8399 Bessemer Avenue

03267

42-23 NPCC - Accumulation of debris

(Debris, (furniture), being stored in the driveway.)

Attachments:

25-03267 Case file.pdf

CECASE-25- (GW), Kayla Mccarthy, 3273 Gatun Street

03280

4.3.6(E)(3) ULDC - Dwelling landscaping

(Grass has been removed and replaced with white rocks.)

Attachments:

25-03280 Case file.pdf

25-03280 Photo 1.jpg

25-03280 Photo 2.jpg

25-03280 Photo 3.jpg

CECASE-25- (AB), William & Charlene Guillem, 2099 Snover Avenue

03305

42-23 NPCC - Accumulation of debris

(Debris consisting of trash boxes cardboard on property.)

R4501.17 - Florida Building Code

(No pool barrier.)

Attachments:

25-03305 Case file.pdf

25-03305 Photo 10.jpg

CECASE-25- (AB), Olena & Fedir Yurov, 3609 Alfred Road

03335 59-1(b)(1) NPCC - Prohibited parking

(A van with a trailer attached and an SUV are parked in the City

right-of-way.)

59-1(b)(4) NPCC - Prohibited parking

(Two vehicles parked in the driveway with flat tires that appear inoperable.)

Attachments:

25-03335 Case file.pdf

25-03335 Photo 1.jpg

25-03335 Photo 2.jpg

CECASE-25- (GW), John Brogan, 8074 Boca Grande Avenue

03352

59-1(b)(4) NPCC - Prohibited parking

(Three inoperable vehicles on property.)

Attachments:

25-03352 Case file.pdf

CECASE-25- (AB), Gerard & Yvonise Mesidor, Rosemonde Justin, 3872 Markle Avenue

03377

42-23 NPCC - Accumulation of debris

(Debris consisting of fence material, (made of chicken wire, not

approved).)

Attachments:

25-03377 Case file.pdf

25-03377 Photo 1.jpg

25-03377 Photo 2.jpg

25-03377 Photo 3.jpg

9. 2ND HEARING CASES

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.

Attachments:

25-00416 Case file.pdf

25-00416 Case file addition.pdf

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.

Attachments:

25-00664 Case file.pdf

25-00664 Case file addition.pdf

25-00664 Case file addition (2).pdf

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.

Attachments:

25-01966 Case file.pdf

25-01966 Case file addition.pdf

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.

25-01988 Case file.pdf

25-01988 Case file addition.pdf

Attachments:

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.

Attachments:

25-02013 Case file.pdf

25-02013 Case file addition.pdf

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.

Attachments:

25-02262 Case file.pdf

25-02262 Case file addition.pdf

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.

Attachments:

25-02269 Case file.pdf

25-02269 Case file addition.pdf

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.

Attachments:

25-02527 Case file.pdf

25-02527 Case file addition.pdf

25-02527 Case file addition (2).pdf

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.

Attachments:

25-02918 Case file.pdf

25-02918 Case file addition.pdf

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.

Attachments:

25-02990 Case file.pdf

25-02990 Case file addition.pdf

25-02990 Photo 1.jpg

25-02990 Photo 2.jpg

25-02990 Photo 3.jpg

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.

Attachments:

25-03001 Case file.pdf

25-03001 Case file addition.pdf

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.

Attachments:

25-03084 Case file.pdf

25-03084 Case file addition.pdf

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.

Attachments:

25-03178 Case file.pdf

25-03178 Case file addition.pdf

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.

Attachments:

25-03209 Case file.pdf

25-03209 Case file addition.pdf

10. GENERAL BUSINESS

11. PUBLIC COMMENT

12. ADJOURNMENT

No stenographic record by

certified court reporter is made of these meetings. Accordingly, anyone seeking to

verbatim record of the

appeal any decisions involving the matters herein will be responsible for making

meeting/testimony and evidence upon which any appeal is to be based. (SEE: F.S. 286.0105) Note: Persons with

disabilities needing assistance to participate in any of these proceedings should contact the City Clerk's office 48

hours in advance of the meeting. (SEE F.S. 286.26)

NONDISCRIMINATION: The City of North Port does not discriminate on the basis of race, color, national origin, sex, age,

disability, family or religious status in administration of its programs, activities or services.

AMERICAN WITH DISABILITIES ACT OF 1990 - The North Port City Hall is wheelchair accessible. Special parking is

available on the west side of City Hall and the building may be accessed from the parking area. Persons with hearing

difficulties should contact the City Clerk to obtain a hearing device for use during meetings.