4970 CITY HALL BLVD

NORTH PORT, FL 34286

City of North Port

Meeting Agenda

Code Enforcement Hearing

Thursday, December 11, 2025

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

25-3025

Approve the October 23, 2025, Code Enforcement Hearing Meeting

Minutes.

Attachments:

Minutes

5. REVIEW OF PROCEDURES AND ADMINISTRATION OF OATH

6. COMPLIANT CASES

CECASE-25- (GW), FA&S Investment Holding Inc, 4297 Grobe Street

00785

62-50 NPCC - Refuse container(s)

(Trash bins stored on right-of-way.)

Attachments:

25-00785 Case file.pdf

CECASE-25- (JP), Jeremy Felty & Sandra Bennett-Felty, 2307 Hagerick Lane

00845 70-21 NPCC - Driving through right-of-way

(Driving through City right-of-way and damaging right-of-way.)

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

(Parking on unimproved surfaces.)

Attachments:

25-00845 Case file.pdf

CASE-25-008 (AB), Estero Development Partners, 1454 Ronald Street

42-77(a) NPCC - Abandoned property

(Property is not properly sealed which allows anyone to walk in.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

September 21, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning September 22, 2025.

42-23 NPCC - Accumulation of Debris

(Debris piled up in front of property consisting of bags, wood and concrete

debris)

ACTION: Twenty-five (25) days to achieve compliance (no later than

September 21, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning September 22, 2025.

IPMC 2021, 304 - Exterior structure

(Properties roof is not fully intact, and property is not properly sealed

causing the structure to be unsafe and may cause harm to any children that

might enter.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

September 21, 2025) or a $250/day fine up to no maximum beginning

September 22, 2025.

Attachments:

25-00848 Case file.pdf

25-00848 Case file addition.pdf

25-00848 Case file addition 2.pdf

25-00848 Photo 1.jpg

25-00848 Photo 2.jpg

25-00848 Photo 3.jpg

CECASE-25- (GW), Sanchez Alismayda Nieto (E Life Est), 6312 Bolander Terrace

01008

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

(Two vehicles parked on front lawn.)

Attachments:

25-01008 Case file.pdf

CECASE-25- (AB), Robin Altmann, 4362 Kendall Avenue

01037

74-92 NPCC - Storage of certain vehicles

(Truck parked in City right-of-way in front of the property)

ACTION: Seventy-five (75) days to achieve compliance (no later than

December 8, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning December 9, 2025.

Attachments:

25-01037 Case file.pdf

25-01037 Case file addition.pdf

25-01037 Photo 1.jpg

25-01037 Photo 2.jpg

25-01037 Photo 3.jpg

CECASE-25- (JP), Bruzon Santos, 4692 Alseir Road

01091

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

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

59-2 NPCC - Damage to the public right-of-way

(Damage to the public right-of-way.)

Attachments:

25-01091 Case file.pdf

CECASE-25- (AB), Valdez Diaz,1714 Norvell Avenue

01154

42-23 NPCC - Accumulation of debris

(Debris consisting of wood overflowing on a trailer, connected to the truck.)

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

(Trailer parked in the City right-of-way on the right side of the property.

Truck and trailer parked in the front of the property.)

Attachments:

25-01154 Case file.pdf

CECASE-25- (AB), Kenneth Deicke, 4326 Langtree Avenue

01167

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

(Vehicles are actively driving through the City right-of-way.)

59-1(b)(2) NPCC - Prohibited parking

(Semi-truck and trailer being stored on lot under 30,000sqft.)

59-1(b)(3) NPCC - Prohibited parking

(Construction equipment being stored in the left rear of the property visible

from the street, with no active construction permit pulled.)

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

(Semi-truck and car parked on unimproved surfaces on the front left of the

property.)

59-2 NPCC - Damage to the public right-of-way

(Damage to the City right-of-way from driving through.)

105.1 Florida Building Code - Permit required

(Permit is needed to install driveway to allow access through the City

right-of-way on the side of the property. No permit on file for shed in at the

rear of the property.)

Attachments:

25-01167 Case file.pdf

25-01167 Photo 10.jpg

25-01167 Photo 11.jpg

CECASE-25- (GW), Kerry Madigan, 6067 Merril Street

01172

304.1.1 IPMC - Unsafe Conditions 8 - Roofing

(Roof, soffits, and fascia boards in disrepair.)

Attachments:

25-01172 Case file.pdf

CECASE-25- (AB), Renel & Rachelle Lumarc, 2786 Dumont Lane

01236

42-23 NPCC - Accumulation of debris

(Debris in the front and the rear of the property consisting of furniture.)

Attachments:

25-01236 Case file.pdf

CECASE-25- (AB), Ross Geller, 4080 Kincord Lane

02384

IPMC 2021, 302.8 - Motor vehicles

(Vehicle in the rear of the property is in major disrepair.)

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

(Property has an inoperable vehicle in the rear of the property.)

Attachments:

25-02384 Case file.pdf

CECASE-25- (JP), Bradley Santos & Rosanella Borja, 1421 Oregon Lane

01598

42-23 NPCC - Accumulation of Debris

(Accumulation of debris in the City right-of-way, consisting of wood and

other miscellaneous items.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning November 18, 2025.

Attachments:

25-01598 Case file.pdf

25-01598 Case file addition.pdf

CECASE-25- (AB), Estero Development Partners, 3678 Malinda Terrace

02010

42-23 NPCC - Accumulation of Debris

(Construction debris improperly stored on the property)

42-22A NPCC - Excessive Growth of Grass/Weeds

(Overgrown construction site)

304.1.1 IPMC - Unsafe Conditions 7 - Exterior walls

(Property is not properly secured causing unsafe conditions while not being

worked on)

Attachments:

25-02010 Case file.pdf

25-02010 Case file addition.pdf

25-02010 Photo 1.jpg

25-02010 Photo 2.jpg

25-02010 Photo 3.jpg

7. CONTINUED CASES

CECASE-25- (AB), Darryl Spellman, 2251 Crittendon Street

01634

105.1 Florida Building Code - Permit required

(Permit needed for storage containers)

Attachments:

25-01634 Case file.pdf

25-01634 Case file addition.pdf

25-01634 Photo 1.jpg

25-01634 Photo 2.jpg

CECASE-25- (AB), Estero Development Partners LP, 1121246303

01855

42-22A NPCC - Excessive growth of grass/weeds

(Excessive growth of grass and weeds throughout the property and in the

City right-of-way.)

Attachments:

25-01855 Case file.pdf

25-01855 Case file addition.pdf

25-01855 Photo 1.jpg

25-01855 Photo 2.jpg

25-01855 Photo 3.jpg

8. 1ST HEARING CASES

CECASE-25- (JP), Toby Mejia, 1128227011

00341

42-23 NPCC - Accumulation of debris

(Accumulation of debris on property consisting of fencing, plastic tubs,

gazebo, miscellaneous household items and rubbish.)

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

(Numerous vehicles driving through the City right-of-way.)

IPMC 2021, 302.8 - Motor vehicles.

(A recreational vehicle, unknown truck, Dodge Durango and Ford Fusion

being stored on a vacant property.) 59-1(b)(1) NPCC - Prohibited parking

(Ford Fusion FL/RKJF80 and a Dodge Durango FL/72FDXB parked in

the City right-of-way.)

Attachments:

25-00665 Case file.pdf

25-00665 Photo 10.jpg

25-00665 Photo 11.jpg

25-00665 Photo 12.jpg

25-00665 Photo 13.jpg

25-00665 Photo 14.jpg

25-00665 Photo 15.jpg

25-00665 Photo 16.jpg

CECASE-25- (JP), James & Angel Bradley, 4383 Joewood Circle

00930

2-511 NPCC - Fines and liens

(Complete land clear without permit.)

Attachments:

25-00930 Case file.pdf

25-00930 Photo 1.jpg

25-00930 Photo 2.jpg

25-00930 Photo 3.jpg

CECASE-25- (GW), Casey & Gaye Sharpe, 3227 Anador Street

01128

62-50 NPCC - Refuse container(s)

(Trash bins stored on right-of-way after trash pickup.)

Attachments:

25-01128 Case file.pdf

CECASE-25- (JP), Ismael & Maria Gregorio, 1146107620

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

CECASE-25- (JP), European Alpha Results LLC, 1126233203

01287

2-511. NPCC - Fines and liens

(Land clear without permit.)

Attachments:

25-01287 Case file.pdf

CECASE-25- (JP), Vladimir & Inessa Dyachenko, 4414 Mcallister Lane

01307

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

(Prohibited parking - right-of-way. No light or heavy duty vehicle shall be

parked on the public right-of-way.)

Attachments:

25-01307 Case file.pdf

25-01307 Photo 1.jpg

25-01307 Photo 2.jpg

25-01307 Photo 3.jpg

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.)

Attachments:

25-01623 Case file.pdf

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.)

Attachments:

25-01659 Case file.pdf

CECASE-25- (AB), CSMA BLT LLC, 5150 Prime Terrace

01870

42-23 NPCC - Accumulation of debris

(Debris in the front of the property, in front of the garage, and on the side of

the property. Miscellaneous debris; table, buckets, containers.)

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

(Vehicle parked in the City right-of-way.)

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

(Vehicle parked in the City right-of-way without tags.)

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

(Parking in the right-of-way. Not on an improved surface.)

Attachments:

25-01870 Case file.pdf

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)

Attachments:

25-01928 Case file.pdf

CECASE-25- (AB), Trust Savia, 1196 Savia Street

01955

42-23 NPCC - Accumulation of debris

(Debris consisting of containers and miscellaneous items on property.)

304.1.1 IPMC - Unsafe Conditions 7 - Exterior walls

(Unsafe structure; pool cage fallen and shed without doors.)

Attachments:

25-01955 Case file.pdf

CECASE-25- (AB), Jason Gardner, 2764 Fairbrook Street

02320

42-23 NPCC - Accumulation of Debris

(Debris consisting of falling pool cage on property.)

IPMC 2021 302.7 - Accessory structures

(Shed in disrepair.)

Attachments:

25-02320 Case file.pdf

CECASE-25- (JP), Aleksandr & Larisa Khoroshenko, 3713 Basket Street

02467

42-23 NPCC - Accumulation of debris

(Accumulation of debris throughout property.)

304.1.1 IPMC - Unsafe Conditions 8 - Roofing

(No roof on house.)

Attachments:

25-02467 Case file.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.)

25-02476 Case file.pdf

Attachments:

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.)

Attachments:

25-02527 Case file.pdf

CECASE-25- (JP), James Beasley, 6447 Ohio Road

02551

42-23 NPCC - Accumulation of debris

(Accumulation of debris in the City right-of-way consisting of a table and

other misc. items.)

Attachments:

25-02551 Case file.pdf

CECASE-25- (JP), Bettr Homes Construction LLC, 3761 Log Cabin Road

02559

42-22A NPCC - Excessive growth of grass/weeds

(Excessive overgrowth of noxious weeds.)

Attachments:

25-02559 Case file.pdf

25-02559 Photo 1.jpg

25-02559 Photo 2.jpg

25-02559 Photo 3.jpg

CECASE-25- (AB), Gary Boswell, 4273 Doblins Road

02613

105.1 Florida Building Code - Permit required

(Shed built on the property without a permit.)

Attachments:

25-02613 Case file.pdf

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.)

46-148 NPCC - Prohibited camping

(Camping on lot.)

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

(Prohibited parking in the City right-of-way.)

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

(Parking on a lot that has no principal structure.)

Attachments:

25-02698 Case file.pdf

CECASE-25- (JP), Meghan Latorre, 4273 Longwell Lane

02714

70-56(H) NPCC - Assigned numbers

(Assigned numbers are not affixed to residence.)

Attachments:

25-02714 Case file.pdf

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.)

Attachments:

25-02723 Case file.pdf

25-02723 Photo 1.jpg

25-02723 Photo 2.jpg

CECASE-25- (AB), Marcin Koziola, 3857 Inagua Avenue

02783

IPMC 2021 302.7 - Accessory structures

(Fence falling down.)

Attachments:

25-02783 Case file.pdf

9. 2ND HEARING CASES

CECASE-25- (AB), Marcelo & Peggy Landivar, 2324 Briant Street

01433

IPMC 2021, 302.7 - Accessory structures

(Pool cage in disrepair allowing access to anyone who does not belong

there)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning November 18, 2025.

Attachments:

25-01433 Case file.pdf

25-01433 Case file addition.pdf

CECASE-25- (JP), Steven & Lori Bradley, 3530 Adelaide Avenue

01446

105.1 Florida Building Code - Permit required

(Permit required for shed and any electrical work done to or in shed.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $50/day fine up to a maximum of $5,000.00

beginning November 18, 2025.

Attachments:

25-01446 Case file.pdf

25-01446 Case file addition.pdf

25-01446 Photo 1.jpg

25-01446 Photo 2.jpg

CECASE-25- (JP), Clinton Sr. & Marlene Bryce, 1387 Oregon Lane

01601

70-56(H) NPCC - Assigned numbers

(Assigned numbers are not fixed to the residence.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning November 18, 2025.

Attachments:

25-01601 Case file.pdf

25-01601 Case file addition.pdf

CECASE-25- (AB), Joseph & Sylvia Perry, 3372 Cunliffe Road

01662

62-50, NPCC - Refuse container(s)

(Containers improperly placed in the front of the property.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning November 18, 2025.

42-23 NPCC - Accumulation of debris

(Debris consisting of miscellaneous items on the left side of the property in

front and rear of the property.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning November 18, 2025.

IPMC 2021, 304 Exterior Structure - 304.1 General

(Dilapidated walls in need of repair.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning November 18, 2025.

Attachments:

25-01662 Case file.pdf

25-01662 Case file addition.pdf

CECASE-25- (AB), Bettr Homes Construction LLC, 5441 Ansonia Terrace

01765

42-23 NPCC - Accumulation of Debris

(Construction debris left on the property improperly stored.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning November 18, 2025.

IPMC 2021, 304 Exterior Structure - 304.1 General

(Concrete slab is not free of plumbing and is considered an unsafe

structure.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $250/day fine with no maximum beginning

November 18, 2025.

Attachments:

25-01765 Case file.pdf

25-01765 Case file addition.pdf

CECASE-25- (AB), Ann Arbor Trust II, 2224 Ann Arbor Road

01779

70-56(H) NPCC - Assigned numbers

(Property is missing house numbers.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $10/day fine up to a maximum of $1,000.00

beginning November 18, 2025.

IPMC 2021, 304 Exterior Structure - 304.1 General.

(Exterior walls on the second story of the property is falling apart, and is

causing a concern to neighboring properties.)

ACTION: Twenty-five (25) days to achieve compliance (no later than

November 17, 2025) or a $250/day fine up to a no maximum beginning

November 18, 2025.

Attachments:

25-01779 Case file.pdf

25-01779 Case file addition.pdf

25-01779 Photo 1.jpg

25-01779 Photo 2.jpg

10. GENERAL BUSINESS

26-0010

Case No. 25068144 Trespass Appeal-Deas- 6207 W Price Blvd, North

Port, FL 34287 (Morgan Family Community Center)

Attachments:

Incident Report Redacted

Trespass Warning Redacted

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.