4970 CITY HALL BLVD  
NORTH PORT, FL 34286  
City of North Port  
Meeting Minutes  
Code Enforcement Hearing  
Thursday, December 11, 2025  
9:00 AM  
City Commission Chambers  
1. CALL TO ORDER  
Hearing Officer Toale called the meeting to order at 9:01 a.m.  
ALSO PRESENT  
Police Legal Advisor Rubino, Code Enforcement Manager Raducci, Recording Secretary  
Cassell, Code Enforcement Inspectors Presson, Brehon, White, Board Specialist Fritz,  
Assistant City Clerk Powell, Chief Building Official Greenbaum, and Development  
Technician Ross.  
2. PLEDGE OF ALLEGIANCE  
The Pledge of Allegiance was led by Hearing Officer Toale.  
3. PUBLIC COMMENT  
There was no public comment.  
4. APPROVAL OF MINUTES  
25-3025  
A.  
Approve the October 23, 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.  
10. GENERAL BUSINESS  
26-0010  
A.  
Case No. 25068144 Trespass Appeal-Deas- 6207 W Price Blvd, North  
Port, FL 34287 (Morgan Family Community Center)  
Hearing Officer Toale announced the item.  
Ms. Rubino, being duly sworn, spoke to trespass dismissal.  
Based on the evidence presented, Hearing Officer Toale dismissed Case No.  
25068144.  
1ST HEARING CASES  
F. 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.)  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, provided  
a presentation including inspections,  
violations, contact with property owner, and request for continuance.  
Maria Gregorio, property owner, being duly sworn, spoke to the continuance of case.  
Based on the evidence presented, Hearing Officer Toale continued Case No.  
25-01224 to the January 22, 2026 Code Enforcement Meeting.  
C. CECASE-25 (GW), Dwell Well Inc, 8690 Bumford Avenue  
-00665  
304.1.1 IPMC - Unsafe Conditions 8 - Roofing  
(Roof soffit and fascia in disrepair.)  
Hearing Officer Toale announced the item.  
Inspector White, being duly sworn, provided  
a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Dwell Well, property owner, being duly sworn, spoke to estate ownership, repairs and  
violations to the property, permits being issued, and requested a continuance.  
Based on the evidence presented, Hearing Officer Toale continued Case No.  
25-00665 to the January 22, 2026 Code Enforcement Meeting.  
CONTINUED CASES  
A. CECASE-25 (AB), Darryl Spellman, 2251 Crittendon Street  
-01634  
105.1 Florida Building Code - Permit required  
(Permit needed for storage containers)  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, spoke to inspections, violations, contact with  
property owner, and photographs submitted into evidence.  
Mr. Raducci, being duly sworn, spoke to reason for continuance.  
Darryl Spellman, property owner, being duly sworn, spoke to window permits, conex box,  
hurricane damage, and removal of trees.  
Mr. Raducci spoke to length and clarification on case content, proper spot of container,  
and accommodation for permits.  
Based on the evidence presented, Hearing Officer Toale continued Case No.  
25-01634 to the January 22, 2026 Code Enforcement Meeting.  
1ST HEARING CASES  
N. 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.)  
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.  
Shelly Gardner, property owner, being duly sworn, spoke to Resilient Sarasota Program,  
pool cage structure, timeline, and future progress.  
Based on the evidence presented, Hearing Officer Toale continued Case No.  
25-02320 to the January 22, 2026 Code Enforcement Meeting.  
P. 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, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Paul Hanson, property owner, being duly sworn, spoke to improvement of situation  
requesting a continuance.  
Hearing Officer Toale spoke to permit process.  
Inspector Presson spoke to culvert permit, inoperable truck, and request for continuance.  
Based on the evidence presented, Hearing Officer Toale continued Case No.  
25-02476 to the January 22, 2026 Code Enforcement Meeting.  
7. CONTINUED CASES  
B. 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.)  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, spoke to compliance.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01855 to  
be in compliance with Section 42-22A of the North Port City Code, and dismissed  
the violation.  
1ST HEARING CASES  
A. CECASE-25 (JP), Toby Ray Mejia & Ju Dena Mae Shafer, 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.)  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, provided  
a presentation including inspections,  
contact with property owner, and requested a continuance.  
Based on the evidence presented, Hearing Officer Toale continued Case No.  
25-00341 to the January 22, 2026 Code Enforcement Meeting.  
U. 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, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Gregory and Shannon Boatman, property owners, being duly sworn, spoke to removal of  
debris, fence violation, and permits.  
Hearing Officer Toale spoke to the City Code regarding permits.  
Inspector Presson spoke to unimproved lots.  
Mr. Raducci, being duly sworn, spoke to only natural items being left at lot, permit in  
building department, and purchase of property.  
Gregory and Shannon Boatman spoke to camper and other lots in violation.  
Hearing Officer Toale spoke to conditions of permits.  
Ms. Rubino, being duly sworn, spoke to City Codes, request of fine, and timeline of case.  
Hearing Officer Toale spoke to resolution.  
Based on the 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 imposed a fine of  
$10 a day with a maximum of $1,000 to commence on January 6, 2026.  
Based on the 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 imposed a fine of  
$10 a day with a maximum of $1,000 to commence on January 6, 2026.  
Based on the 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 imposed a fine  
of $10 a day with a maximum of $1,000 to commence on January 6, 2026.  
Based on the 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 imposed a fine  
of $10 a day with a maximum of $1,000 to commence on January 6, 2026.  
L. 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, provided  
a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Kody Wagner, property owner, being duly sworn, spoke to lack of knowledge regarding  
violation.  
Based on the 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 imposed a fine  
of $10 a day with a maximum of $1,000 to commence on January 6, 2026.  
Inspector White spoke to clarification on black car.  
6. COMPLIANT CASES  
A. 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.)  
This case was brought into compliance with no further action required.  
B. 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.)  
This case was brought into compliance with no further action required.  
C. CASE-25-00 (AB), Estero Development Partners, 1454 Ronald Street  
848  
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.  
This case was brought into compliance with no further action required.  
D. 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.)  
This case was brought into compliance with no further action required.  
E. 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.  
This case was brought into compliance with no further action required.  
F. 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.)  
This case was brought into compliance with no further action required.  
G. 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.)  
This case was brought into compliance with no further action required.  
H. 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.)  
This case was brought into compliance with no further action required.  
I.  
CECASE-25 (GW), Kerry Madigan, 6067 Merril Street  
-01172  
304.1.1 IPMC - Unsafe Conditions 8 - Roofing  
(Roof, soffits, and fascia boards in disrepair.)  
This case was brought into compliance with no further action required.  
J. 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.)  
This case was brought into compliance with no further action required.  
K. 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.)  
This case was brought into compliance with no further action required.  
L. 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.  
This case was brought into compliance with no further action required.  
M. 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)  
This case was brought into compliance with no further action required.  
8. 1ST HEARING CASES  
B. CECASE-25 (GW), James Rugh, 8241 Bumford Avenue  
-00664  
304.1.1 IPMC - Unsafe Conditions 8 - Roofing  
(Roof fascia and soffit in disrepair.)  
Hearing Officer Toale announced the item.  
Inspector White, being duly sworn, requested a continuance.  
Based on the evidence presented, Hearing Officer Toale continued Case No.  
25-00664 to the January 22, 2026 Code Enforcement Meeting.  
D. CECASE-25 (JP), James & Angel Bradley, 4383 Joewood Circle  
-00930  
2-511 NPCC - Fines and liens  
(Complete land clear without permit.)  
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 the evidence presented, Hearing Officer Toale found Case No. 25-00930 to  
be in violation of Section 2-511 of the North Port City Code, and imposed a fine of  
$7,500.  
E. 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.)  
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, provided  
a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01128 to  
be in violation of Section 62-50 of the North Port City Code, and imposed a fine of  
$10 a day with a maximum of $1,000 to commence on January 6, 2026.  
G. CECASE-25 (JP), European Alpha Results LLC, 1126233203  
-01287  
2-511. NPCC - Fines and liens  
(Land clear without permit.)  
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 the evidence presented, Hearing Officer Toale found Case No. 25-01287 to  
be in violation of Section 2-511 of the North Port City Code, and imposed a fine of  
$9,000.  
H. 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.)  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, spoke to compliance.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01307 to  
be in compliance with Section 59-1(b)(1) of the North Port City Code, and dismissed  
the violation.  
I.  
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, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01623 to  
be in violation of Section 42-24(A)(5) North Port City Code, and imposed a fine of  
$10 a day with a maximum of $1,000 to commence on January 6, 2026.  
J. 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, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01659 to  
be in violation of International Property Maintenance Code Chapter 304.1.1, and  
imposed a fine of $250 a day to commence on January 6, 2026.  
K. 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.)  
Hearing Officer Toale announced the item.  
Inspector Brehon, being duly sworn, spoke to compliance.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01870 to  
be in compliance with Section 42-23 of the North Port City Code, and dismissed the  
violation.  
M. 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, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on the 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 imposed a fine of  
$10 a day with a maximum of $1,000 to commence on January 6, 2026.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01955 to  
be in violation of International Property Maintenance Code Chapter 304.1.1, and  
imposed a fine of $250 a day to commence on January 6, 2026.  
O. 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.  
Inspector Presson, being duly sworn, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-02467 to  
be in violation of Section 59-1(b)(1) of the North Port City Code, and imposed a fine  
of $10 a day with a maximum of $1,000 to commence on January 6, 2026.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-02467 to  
be in violation of International Property Maintenance Code Chapter 304.1.1, and  
imposed a fine of $250 a day to commence on January 6, 2026.  
Q. 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.)  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, requested a continuance.  
Based on the evidence presented, Hearing Officer Toale continued Case No.  
25-02527 to the January 22, 2026 Code Enforcement Meeting.  
R. 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.)  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, spoke to compliance.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-02551 to  
be in compliance with Section 42-23 of the North Port City Code, and dismissed the  
violation.  
S. 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.)  
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, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-02559 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 to commence on January 6, 2026.  
T. 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, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-02613 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 to commence on January 6, 2026.  
V. CECASE-25 (JP), Meghan Latorre, 4273 Longwell Lane  
-02714  
70-56(H) NPCC - Assigned numbers  
(Assigned numbers are not affixed to residence.)  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, spoke to compliance.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-02714 to  
be in compliance with Section 70-56(H) of the North Port City Code, and dismissed  
the violation.  
W. 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.)  
Hearing Officer Toale announced the item.  
Inspector Presson, being duly sworn, requested a continuance.  
Based on the evidence presented, Hearing Officer Toale continued Case No.  
25-02723 to the January 22, 2026 Code Enforcement Meeting.  
X. 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, provided a presentation including inspections, no  
contact with property owner, and photographs submitted into evidence.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-02783 to  
be in violation of International Property Maintenance Code Chapter 302.7, and  
imposed a fine of $10 a day with a maximum of $1,000 to commence on January 6,  
2026.  
9. 2ND HEARING CASES  
A. 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.  
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 the evidence presented, Hearing Officer Toale found Case No. 25-01433 to  
be in violation of International Property Maintenance Code Chapter 302.7, and  
signed the order imposing the fine.  
B. 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.  
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 the evidence presented, Hearing Officer Toale found Case No. 25-01446 to  
be in violation of Section 105.1 of the Florida Building Code, and signed the order  
imposing the fine.  
C. 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.  
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 the evidence presented, Hearing Officer Toale found Case No. 25-01601 to  
be in violation of Section 70-56(H) of the North Port City Code, and signed the order  
imposing the fine.  
D. 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.  
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 the evidence presented, Hearing Officer Toale found Case No. 25-01662 to  
be in violation of Section 62-50 of the North Port City Code, and signed the order  
imposing the fine.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01662 to  
be in violation of Section 42-23 of the North Port City Code, and signed the order  
imposing the fine.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01662 to  
be in violation of International Property Maintenance Code Chapter 304, and signed  
the order imposing the fine.  
E. 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.  
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 the evidence presented, Hearing Officer Toale found Case No. 25-01765 to  
be in violation of Section 42-23 of the North Port City Code, and signed the order  
imposing the fine.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01765 to  
be in violation of International Property Maintenance Code Chapter 304, and signed  
the order imposing the fine.  
F. 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.  
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 the evidence presented, Hearing Officer Toale found Case No. 25-01779 to  
be in violation of Section 70-56(H) of the North Port City Code, and signed the order  
imposing the fine.  
Based on the evidence presented, Hearing Officer Toale found Case No. 25-01779 to  
be in violation of International Property Maintenance Code Chapter 304, and signed  
the order imposing the fine.  
11. PUBLIC COMMENT  
There was no public comment.  
12. ADJOURNMENT  
Hearing Officer Toale adjourned the meeting at 10:04 a.m.  
By: ____________________________  
James E. Toale, Hearing Officer