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Code Enforcement Hearing

August 27, 2026 ·9:00 AM Final

City Commission Chambers

Agenda PDF Official record ↗

Agenda — 57 items

  1. 1 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
  2. 1. CALL TO ORDER
  3. 2. PLEDGE OF ALLEGIANCE
  4. 3. PUBLIC COMMENT
  5. 4. APPROVAL OF MINUTES
  6. A. Approve the July 23, 2026, Code Enforcement Hearing Meeting Minutes. 26-1028
  7. 5. REVIEW OF PROCEDURES AND ADMINISTRATION OF OATH
  8. 6. COMPLIANT CASES
  9. A. (JP), Juan & Janette Angeles, 5229 Lovett Road 59-1(b)(1) NPCC - Prohibited parking (A box trailer is parked / stored in the City right-of-way.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01226
  10. B. (BV), Dannielle Goldman, 4244 Tollefson Avenue IPMC 2021 302.7 - Accessory structures (Fence in disrepair.) CECASE-26-01484
  11. C. (RH), Taras Fedchyshyn, 8303 Herbison Avenue 42-23 NPCC - Accumulation of debris (Debris consisting of auto parts, tools, engine hoist, and other items on property.) CECASE-26-01818
  12. D. (RH), Mei Leung, 5515 Grobe Street 42-23 NPCC - Accumulation of debris (Debris consisting of appliances, small refrigerators, tires and an open trailer on property.) CECASE-26-01860
  13. E. (AB), Right Invest Florida 3 LLC, 3140 Taunton Avenue 42-23 NPCC - Accumulation of debris (Debris consisting of concrete wood siding on property.) ULDC A.1.1.2 - Erosion Control (Silt fence needs to be repaired.) CECASE-26-01962
  14. F. (JP), Right Invest Florida 3 LLC, 3140 Taunton Avenue 42-23 NPCC - Accumulation of debris (Accumulation of debris on property consisting of loose construction materials and cinder blocks.) CECASE-26-02113
  15. 7. CONTINUED CASES
  16. A. (JP), Kelsey Mcleod, 3790 Aba Lane 105.1 Florida Building Code - Permit required (Permit required for window replacement.) ACTION: Twenty-five (25) days to achieve compliance (no later than June 21st, 2026) or a $50/day fine up to a maximum of $5,000.00 beginning June 22nd, 2026. CECASE-26-00977
  17. B. (JP), Walter Potts, 1121246213 Sec. 6.7.1(B) ULDC - Tree protection regulations (Lot cleared of trees on vacant lot / no permit.) CECASE-26-01616
  18. C. (AB), Randy & Ashley Wells, 0964083122 42-24(a)(1)(a) NPCC - Maintenance of stormwater drainage area (Must have the culvert put in for the sidewalk at this location.) Section 2.2.5 ULDC - Certificate of Zoning Compliance (A CZC is needed for the driveway and culvert at this location.) CECASE-26-01666
  19. D. (BV), Benny Maldonado, 1937 Allegheny Lane 105.1 Florida Building Code - Permit required (Permit required per Building and Zoning, T Hendley advise fence over 6 ft at this location.) CECASE-26-01752
  20. 8. 1ST HEARING CASES
  21. A. (KL), Ronart Garcia, 0967058821 70-19 NPCC - Damage to right-of-way (Damage to the public right-of-way, not in compliance with standards. During the process of clearing a lot PID# 0967058821 Sylvania Ave., the City right-of-way was damaged by equipment clearing the lot. A culvert has not been installed.) CECASE-26-01715
  22. B. (BV), Corey Gankos & Danielle Salvo, 5230 Vixen Terrace 59-1(b)(1) NPCC - Prohibited parking (Right-of-way parking is prohibited. 2 vehicle(s) observed at the time of inspection: Red vehicle with no tags and a black Nissan Versa bearing license plate [CM4 9SV]. This notice also applies to any additional vehicle(s) that park in the right-of-way after the initial notification, as such parking remains in violation regardless of the time of arrival.) CECASE-26-01932
  23. C. (AB), Lewis Tucker & Rosalind Buckton-Tucker, 4491 La France Avenue 42-77(a) NPCC - Abandoned property security requirements (Abandoned property; the screened in porch has a hole and the glass window must be repaired it is opened.) R4501.17 Florida Building Code - Unsafe pool (Screened in pool cage has a hole in it with no pool barrier inside.) 42-74 NPCC - Registration of real properties at risk of abandonment (Any owner of property located within the City who has abandoned that property or who intends to abandon that property shall immediately register the property.) CECASE-26-01935
  24. D. (BV), Prather Holdings LLC, 4424 Baroda Avenue 70-56(H) NPCC - Assigned numbers (Assigned numbers, (missing).) CECASE-26-01947
  25. E. (BV), Phuong Nguyen & Thanh-The Dinh, 3858 Fontainebleau Street 42-23 NPCC - Accumulation of debris (Debris consisting of wood, trash, tarps on property. Debris must be moved to the other side of the driveway for the bulk pickup to happen correctly.) CECASE-26-01953
  26. F. (BV), Talea Investments LLC, 2597 Pickard Lane 42-23 NPCC - Accumulation of debris (Debris consisting of cut down trees and underbrush on property.) CECASE-26-02051
  27. G. (KL), Nikolay Smyntyna, 5553 Shaffer Avenue FBC Section 111 - Certificate of Occupancy and completion (Property appears to be occupied without a Certificate of Occupancy being issued. Property has security cameras installed, an enclosed trailer parked on the property. Also ladders and other items stacked next to residence.) CECASE-26-02066
  28. H. (AB), Christopher & Lori Beriau, 0959116543 42-23 NPCC - Accumulation of debris (Debris consisting of tires on property.) CECASE-26-02081
  29. I. (GO), Stanley Cochran, 2232 Latarche Avenue 70-56(H) NPCC - Assigned numbers (Assigned numbers affixed to residence missing 1 or more digits.) CECASE-26-02128
  30. J. (RH), Murisa Kippin, 8396 Trionfo Avenue 301.2 IPMC - Unsafe & Unsanitary Condition (No water supplied at this residence since 01/01/2025. The water meter was removed due to excessive amount owed-$3,373.21. Numerous solid waste liens.) CECASE-26-02167
  31. K. (WK), Wendy Ducheney, 1572 Koltenborn Road 304.1.1 IPMC - Unsafe Conditions 8 - Roofing (Post fire inspection of the structure confirmed that the roof and roof components are compromised, including: Roofing materials exhibiting severe fire damage resulting in defects that admit rain. Compromised roof framing, displaying deterioration and structural failure due to fire exposure. Portions of the roof system incapable of supporting nominal loads or resisting required load effects. Structural instability resulting in the property being posted as unsafe. FP&L responded to the scene and secured electrical service, and the structure was officially placarded by the Building Department. The homeowner, Wendy Ducheney was informed that permits are required to restore the structure to safe and compliant condition. A full structural evaluation and repairs must comply with the International Building Code, as applicable.) 301.2 IPMC - Unsafe & Unsanitary Condition (The owner has failed to maintain the structures and exterior property in a safe and sanitary condition as required. The premises exhibit extensive structural damage, debris accumulation, unsanitary conditions, and improper animal related waste and materials, all of which fall under the owner’s responsibility to correct and prevent. The property, as currently observed, does not comply with the minimum standards of sanitation, safety, or maintenance required by this chapter. Despite the dwelling, conditions on site reflect ongoing violations, including the presence of fire damaged structural components, animal debris, deteriorated materials, and unsanitary accumulations that pose risks to health and safety. Further, owner(s) and persons in control of the premises are responsible for maintaining the areas they occupy in clean and sanitary condition. Conditions on site including interior hoarding, excessive debris, animal waste, and deteriorated structural elements indicate these responsibilities have not been met. The property remains in violation until all unsafe, unsanitary, and non compliant conditions are corrected and the premises meet the minimum requirements of this chapter.) 302.1 IPMC - Sanitation (Inspections revealed significant accumulations of debris, deteriorated materials, animal waste, unsanitary conditions, and other refuse throughout the exterior areas of the property. These conditions create potential health and safety hazards and fall below the minimum sanitation standards required by this section. The occupant is responsible for maintaining the exterior areas under their control in a clean and sanitary manner. Current conditions indicate this responsibility has not been met, and the exterior premises remain in violation until cleaned and restored to compliance.) 302.5 IPMC - Rodent harborage (The structures and exterior property are not being maintained free from conditions that support rodent harborage, as required. The presence of accumulated debris, open and unsecured animal feed, deteriorated materials, and unsanitary waste on the premises creates an environment capable of supporting rodent infestation. Where rodent activity is likely or has been reported, the code requires prompt extermination through approved methods that do not endanger human health, followed by corrective measures to eliminate harborage points and prevent reinfestation. Current site conditions demonstrate that these requirements have not been met, and the property remains in violation until proper pest control measures and sanitation practices are implemented.) 309.1 IPMC - Infestation (Conditions observed on site including deteriorated materials, accumulated debris, unsanitary waste, and animal related refuse create an environment capable of supporting ongoing infestation within the structure and on the premises. Where pests are present or conditions support their presence, the code requires prompt extermination through approved, health safe methods, followed by corrective actions to prevent reinfestation. These measures have not been implemented. The owner is responsible for ensuring pest elimination within the structure and maintaining pest free conditions, particularly before occupancy or use. As the structure is a single family dwelling, the occupant is additionally responsible for maintaining pest free conditions within the areas under their control, Current site conditions demonstrate that the responsibilities of both owner and occupant have not been met. The property remains in violation until proper extermination, sanitation, and preventive measures are completed to restore compliance.) CECASE-26-02231
  32. L. (WK), Wendy Ducheney, 1572 Koltenborn Road 42-23 NPCC - Accumulation of debris (During the inspection of the property following a structural fire, extensive hoarding conditions and significant accumulations of debris, animal waste, and animal related materials were documented both inside and outside the residence. The conditions observed constitute violations related to debris accumulation, sanitation, and pest harborage. Unsanitary and Hoarding Conditions revealed: Strong odors, including a distinct cat urine smell inside the residence. Overflowing litter boxes. Large quantities of dog feces in the yard. Cages, tires, dumped soiled materials, significant debris piles, garbage, and remnants of animal feed throughout the property were found to be in an advanced state of decomposition. Multiple piles were observed to be actively infested with maggots and flies. Hoarding conditions affecting both interior and exterior areas, involving animals and general debris. The conditions present before and after the incident support unsanitary accumulation and health risks.) 59-1(b)(4) NPCC, Prohibited parking (Parking and storage of inoperable vehicle(s) is prohibited. Vehicle(s) involved: Brown Chrysler van, unknown license plate or no tag.) 59-1(c)(1) NPCC - Allowed parking (Parking and storage of vehicle(s) must rest entirely upon a driveway in the front yard and observed not on improved surface which is prohibited. Vehicle(s) involved: Brown Chrysler van, unknown license plate or no tag. Also vehicle(s) must rest so that no part encroaches into an easement on the side or rear yard.) 3.7.3(D) ULDC - Prohibited activities (Evidence on site indicates the commercial level raising or keeping of fowl and other livestock. The maximum number of fowl permitted is four (4) Gallus domesticus hens; however, Sarasota County Animal Services Officer Pilarz reported that the owner had removed approximately 20–30 surviving chickens from the property following the fire. In addition to the surviving animals, a significant number of deceased animals were documented on site. Estimates include, but are not limited to: 2 turtles, 15 rabbits, 20 chickens, 2 chinchillas, 4 guinea pigs, 10 quail, 10 canaries, at least one fish tank containing an unknown number of deceased fish, and an incubator with approximately 30–50 unhatched eggs. These animals were subsequently removed from the property by the owner after authorization was granted by the Fire Marshal.) 3.7.3(D) ULDC - Containment (Improper feed storage - Animal feed present on site was not secured in rodent proof and raccoon proof containers. Loose feed, spilled grain, and open storage areas were documented, creating conditions capable of supporting pests and contributing to unsanitary conditions. Coops and containment areas did not meet the required standards for location, sanitation, and nuisance prevention: Areas used for housing chickens were not maintained in clean and sanitary condition and showed evidence of insects, odors, and debris. Conditions on site presented potential nuisance impacts detectable beyond the property boundary. Storm preparedness requirements movable or prefabricated coops and chicken enclosures were not documented as being secured or appropriately stored despite the presence of damaged and scattered structures following the fire event. ULDC requires movable coops and chickens themselves to be properly secured for all major storm events, which would be impossible with the fire damage and hording conditions present.) CECASE-26-02332
  33. 9. 2ND HEARING CASES
  34. A. (RH), Sandra Cooper, 6515 Old Court Street 105.1 Florida Building Code - Permit required (Permit required for building.) ACTION: Seventy-five (75) days to achieve compliance (no later than August 10th, 2026) or a $50/day fine up to a maximum of $5,000.00 beginning August 11th, 2026. CECASE-26-00341
  35. B. (GW), Gian Sandoval & Nicole Roman, 1313 Wise Drive 59-1(b)(1) NPCC - Prohibited parking (Commercial vehicles stored on right-of-way.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. 59-1(c)(1) NPCC - Allowed parking (Commercial vehicle storage on property.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-00912
  36. C. (RH), Gerald & Ruby Stackhouse, 3147 California Terrace 70-21 NPCC - Driving through right-of-way (Driving across the City right-of-way, causing damage, no culvert installed.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. 2.1.4 ULDC - General application information (A free-standing carport was built on the owner's property. The permit was obtained but never finalized. PCZC-25-00278.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $25/day fine up to a maximum of $2,000.00 beginning August 18th, 2026. CECASE-26-01048
  37. D. (AB), Josean Clark, 1128227620 42-23 NPCC - Accumulation of debris (Debris consisting of trash debris furniture containers and building posts clothes on property.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01412
  38. E. (JP), Robert & Kimberly Russell, 3237 Royal Palm Drive R4501.17 Florida Building Code - Unsafe pool (Pool cage missing numerous screens and no other barrier is present surrounding the pool. The pool is deemed unsafe and poses a public safety hazard.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $50/day fine up to a maximum of $5,000.00 beginning August 18th, 2026. 304.1.1 IPMC - Unsafe Conditions 8 - Roofing (Roof is in a state of disrepair. Numerous roof tiles are broken, missing and poses a threat to public safety.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $250/day fine up to no maximum beginning August 18th, 2026. CECASE-26-01434
  39. F. (BV), David Bates, 4255 Grobe Street 42-23 NPCC - Accumulation of debris (Debris consisting of wood, furniture, bags, household items on the right side of the house on the property.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01439
  40. G. (RH), Emmania & Raoul Lajeune, 6220 Fronda Avenue 59-1(b)(4) NPCC - Prohibited parking (Parking and storage of inoperable vehicle(s) is prohibited. Vehicle(s) involved: maroon Lincoln MKZ, no tag & flat tire(s).) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. 78-95 NPCC - Prohibition of illicit discharges (Oil was observed to be dumped on ground at this location. This inspector made observations of a dark area which was what this inspector knows to be oil being dumped on the ground. Also observed next to the oil area was an oil pan sitting on two tires. Photos obtained. Also, an anonymous witness in the neighboring area advised he/she had seen the oil being dumped.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01447
  41. H. (AB), Neal & Elizabeth Randol, 3694 Crandon Road 105.1 Florida Building Code - Permit required (PCZC required and Building Permit for zoning and building construction requirements. Hot tub // tiki hut // sidewalk // shed. Prohibited structures within easement hot tub // tiki hut // shed.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. Section 2.2.5 ULDC - Certificate of Zoning Compliance (PCZC required and Building Permit for zoning and building construction requirements. Hot tub // tiki hut // sidewalk // shed. Prohibited structures within easement hot tub // tiki hut // shed.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01453
  42. I. (AB), Lewis Tucker & Rosalind Bucton-Tucker, 4491 La France Avenue 42-23 NPCC - Accumulation of debris (Debris consisting of containers boxes on property.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01471
  43. J. (JP), Bethel Solar LLC, 3259 Masuko Avenue 42-23 NPCC - Accumulation of debris (Accumulation of debris on property consisting of a large pile of construction material. No dumpster on site.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01527
  44. K. (GW), Barbarba Pierkowski, 7873 Mcphail Avenue 42-23 NPCC - Accumulation of debris (Junk, trash, and debris throughout property.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. 304.1.1 IPMC - Unsafe Conditions 8 - Roofing (Roof in disrepair.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $250/day fine up to no maximum beginning August 18th, 2026. CECASE-26-01529
  45. L. (BV), Christopher Overstreet & Jessica Claydon, 4825 Escalante Drive 70-56(H) NPCC - Assigned numbers (Assigned numbers, (missing).) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01559
  46. M. (JP), Florida 3 Management LLC, 2173 Halblum Street 105.1 Florida Building Code - Permit required (Hot water heater replaced without proper permitting.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $50/day fine up to a maximum of $5,000.00 beginning August 18th, 2026. CECASE-26-01580
  47. N. (AB), Bethel Solar LLC, 3165 Stockton Avenue 42-23 NPCC - Accumulation of debris (Debris consisting of wood and bags on property.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01585
  48. O. (BV), Bethel Solar LLC, 1501 Marasco Lane 42-23 NPCC - Accumulation of debris (Debris consisting of pallets, paper, wood, trash on property.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01590
  49. P. (BV), Bethel Solar LLC, 1005011118 42-23 NPCC - Accumulation of debris (Debris consisting of trash and wood on property.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01591
  50. Q. (BV), Raywood Trust 11, 1778 Raywood Avenue 70-56(H) NPCC - Assigned numbers (Assigned numbers, (blocked).) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01593
  51. R. (RH), Thomas Lagasse, 5846 Spearman Circle 42-23 NPCC - Accumulation of debris (Debris consisting of shredded tarp, garbage container turned over, pieces of PVC, car seats, and other misc. items on property.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01604
  52. S. (RH), Avery Francis, 7924 Jeffery Avenue 105.1 Florida Building Code - Permit required (Permit required for installation of windows and doors of residence located at 7924 Jeffery Ave. No. Port, FL. Inspector did observe old windows leaning against the side of the residence and new windows installed. Also, it was noted new doors were installed at the same location. Old doors leaning against a truck in the front yard. A records check revealed no permit has been obtained for windows or doors.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $50/day fine up to a maximum of $5,000.00 beginning August 18th, 2026. CECASE-26-01624
  53. T. (AB), Durion LLC, 2248 Ann Arbor Road 42-23 NPCC - Accumulation of debris (Debris consisting of trash on property.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01750
  54. U. (JP), All Renew Services LLC, 2690 Inland Avenue 42-23 NPCC - Accumulation of debris (Accumulation of debris on property, consisting of construction, material waste and a downed silt fence.) ACTION: Twenty-five (25) days to achieve compliance (no later than August 17th, 2026) or a $10/day fine up to a maximum of $1,000.00 beginning August 18th, 2026. CECASE-26-01780
  55. 10. PUBLIC COMMENT
  56. 11. ADJOURNMENT
  57. 57 No stenographic record by a certified court reporter is made of these meetings. Accordingly, anyone seeking to appeal any decisions involving the matters herein will be responsible for making a verbatim record of the meeting/testimony and evidence upon which any appeal is to be based. (SEE: F.S. 286.0105) 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. The North Port City Hall is accessible in accordance with the Americans with Disabilities Act (ADA). Designated, accessible parking is available on the west side of City Hall, with building access from the parking area. Accommodations and translation services are available at no cost. Any person requiring a reasonable accommodation to participate in this meeting is asked to contact the City Clerk’s Office at least 48 hours in advance by email at cityclerk@northportfl.gov or by telephone at (941) 429-7270. Persons using TTY/TDD may access this number via the Florida Relay Service by dialing 711.