CESM Minutes 09/05/2025 September 5, 2025
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MINUTES OF THE HEARING OF THE
COLLIER COUNTY SPECIAL MAGISTRATE
Naples, Florida, September 5, 2025
LET IT BE REMEMBERED the Collier County Special Magistrate, having conducted
business herein, met on this date at 9:00 AM in REGULAR SESSION in Administrative
Building “F,” 3rd floor, Collier County Government Complex, Naples, Florida, with the
following persons present:
SPECIAL MAGISTRATE: Honorable Patrick H. Neale
ALSO PRESENT: Thomas Iandimarino, Code Enforcement Director
Colleen Karlen, Manager of Operations
Helen Buchillon, Code Enforcement Specialist
September 5, 2025
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Any person who decides to appeal a decision of the Special Magistrate will need a record of the
proceedings pertaining thereto, and therefore may need to ensure that a verbatim record of the
proceedings is made, which record includes the testimony and evidence upon which the appeal is to be
based. Neither Collier County nor the Special Magistrate shall be responsible for providing this record.
1. CALL TO ORDER-SPECIAL - MAGISTRATE PATRICK H. NEALE PRESIDING
The Honorable Special Magistrate Patrick H. Neale called the Hearing to order at 9:00 AM. All those
testifying at the proceeding did so under oath.
2. Pledge of Allegiance
The Pledge of Allegiance was recited.
Prior to conducting the Hearing, Respondents were given an opportunity to speak with their
Investigating Officers for a Resolution by Stipulation. The County’s goal is to obtain compliance
without being punitive.
Recessed: 9:12am
Reconvened: 9:25am
3. APPROVAL OF AGENDA
Ms. Buchillon reported the following changes to the Agenda (listed below as Agenda item numbers):
Under Item 7.A – Hearings, the following cases were moved to 6. – Stipulations:
4. CASE NO: CEPF20250000889 - Julien Francois Inoi
8. CASE NO: CELU20250004345 - WPM SOUTHERN LLC
9. CASE NO: CEVR20250004722 - WPM SOUTHERN LLC
18. CASE NO: CESD20240011447 - Joseph Ceraulo
19. CASE NO: CEAU20240008577 - Montgomery Blair and Nanette D Blair
20. CASE NO: CESD20240011774 - Ana E Alvarez, Ana Laura Monduy Alvarez and Delbys J Perez
21. CASE NO: CEAC20250009068-01 - Jeffrey G Gallucci
22. CASE NO: CEAC20250009068-02 - Jeffrey G Gallucci
Under Item 7.A– Hearings, the following cases were withdrawn:
4. CASE NO: CEPM20240010017 - CRAIGS FAMILY TRUST
6. CESD20250004557 - DGC&B LLC
10. CEROW20230004346 - Charles M Page
14. CASE NO: CEPM20240001322 - 9500 VANDERBILT DR LAND TRUST
15. CEPM20240003046 - DEL SUR HOLDINGS LLC
16. CASE NO: CEAC20250005437-01 - Clayton Misener
17. CASE NO: CEAC20250005437-02 - Clayton Misener
23. CASE NO: CESD20240011772 - Ernesto M Castillo
Under Item 8.B – Motion for Imposition of Fines and Liens, the following case were withdrawn:
5. CEPM20240003255 - WEST SHORE BELVEDERE LLC
6. CESD20240006372 - Rafael Alejandro De La Torre and Monica Vecino De La Torre
8. CESD20230003522 - Bobby L. Williams
Special Magistrate Neale approved the Agenda as modified.
September 5, 2025
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5. APPROVAL OF MINUTES
The minutes of the August 1, 2025 hearing were approved by Special Magistrate Neale.
6. MOTIONS
A. MOTION FOR CONTINUANCE OF IMPOSITION OF FINES AND LIENS
None
B. MOTION FOR EXTENSION OF TIME OF COMPLIANCE DEADLINE
C. MOTION FOR REHEARING
None
7. STIPULATIONS
3. CASE NO: CEPF20250000889
OWNER: Julien Francois Inois
OFFICER: Maria Rodriguez
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section
10.02.06(B)(1)(a) and Florida Building Code 8th Edition (2023) Building, Chapter
1, Section 109.1. Two expired permits: PRDM20220313300 and
PRTM20220207478 with inspection(s) and fees due.
FOLIO NO: 117720105
PROPERTY ADDRESS: 407 13th St. SE, Immokalee, FL 34142
Date of Notice of Hearing by Certified Mail: 8/4/25
Date of Property/Courthouse Posting: 8/6/25
Officer Rodriguez requested the hearing.
The Stipulation was entered into by Julien Inois on September 5, 2025.
Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered
to:
1. Pay Operational Costs in the amount of $111.80 incurred in the prosecution of this case
within 30 days of this hearing.
2. Complete all required inspections, paying all required fees and obtaining the Certificates of
Completion/Occupancy for permits PRDM20220313300 and PRTM20220207478 within 120
days of this hearing or a fine of $200.00 per day will be imposed until the violation is abated.
3. Notify Code Enforcement Investigator when the violation has been abated in order to conduct
a final inspection to confirm abatement. If the Respondent fails to abate the violation the
County may abate the violation and may use the assistance of the Collier County Sheriff’s
Office to enforce the provisions of this agreement and all costs of abatement shall be assessed
to the property owner.
Total Amount Due: $111.80
8. CASE NO: CELU20250004345
OWNER: WPM SOUTHERN LLC
OFFICER: Brian Owen
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
1.04.01(A) and 2.02.03. Violations consist of, but are not limited to, storage of
debris, vehicles, storage containers and signage.
September 5, 2025
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FOLIO NO: 337760000
PROPERTY ADDRESS: 3350 Smith Rd, Naples, FL 34117
Date of Notice of Hearing by Certified Mail: 8/5/25
Date of Property/Courthouse Posting: 8/6/25
Officer Owen requested the hearing.
The Stipulation was entered into by Micah Swartz on September 5, 2025.
Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered
to:
1. Pay Operational Costs in the amount of $111.70 incurred in the prosecution of this case
within 30 days of this hearing.
2. Obtain all required Collier County Approvals, Site Development Plan(s), Site Improvement
Plan(s), Building Permit(s), Inspections, and Certificate(s) of Completion/Occupancy to
continue the current use of the property or restore the property to a permitted/approved
condition, within 120 days or a fine of $250.00 per day will be imposed until the violation is
abated.
3. Notify Code Enforcement Investigator when the violation has been abated in order to conduct
a final inspection to confirm abatement. If the Respondent fails to abate the violation the
County may abate the violation and may use the assistance of the Collier County Sheriff’s
Office to enforce the provisions of this agreement and all costs of abatement shall be assessed
to the property owner.
Total Amount Due: $111.70
9. CASE NO: CEVR20250004722
OWNER: WPM SOUTHERN LLC
OFFICER: Brian Owen
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
3.05.01(B), 10.02.06(D)(3)(e)(i) and 10.02.06(D)(3)(e)(ii). Clearing of natural
vegetation without obtaining a valid permit first.
FOLIO NO: 337760000
PROPERTY ADDRESS: 3350 Smith Rd, Naples, FL 34117
Date of Notice of Hearing by Certified Mail: 8/5/25
Date of Property/Courthouse Posting: 8/6/25
Officer Owen requested the hearing.
The Stipulation was entered into by Micah Swartz on September 5, 2025.
Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered
to:
1. Pay Operational Costs in the amount of $111.75 incurred in the prosecution of this case
within 30 days of this hearing.
2. Obtain all required Collier County approved mitigation plans, building permit(s), inspections,
and Certificates of Completion/Occupancy to either keep the unpermitted improvement of the
property as is, or to restore the property to its originally permitted condition within 120 days of
this hearing or a fine of $250.00 per day will be imposed until the violation is abated.
3. Notify Code Enforcement Investigator when the violation has been abated in order to conduct
a final inspection to confirm abatement. If the Respondent fails to abate the violation the
County may abate the violation and may use the assistance of the Collier County Sheriff’s
September 5, 2025
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Office to enforce the provisions of this agreement and all costs of abatement shall be assessed
to the property owner.
Total Amount Due: $111.75
19. CASE NO: CEAU20240008577
OWNER: Montgomery Blair and Nanette D Blair
OFFICER: Charles Marinos
VIOLATIONS: The Florida Building Code 8th Edition (2023), Chapter 1, Section 105.1. An
improved estates zoned property with fencing columns in the front without
proper Collier County permits.
FOLIO NO: 41169900000
PROPERTY ADDRESS: 4845 18th Ave SE, Naples, FL 34117
Date of Notice of Hearing by Certified Mail: 8/14/24
Date of Property/Courthouse Posting: 8/14/25
Officer Marinos requested the hearing.
The Stipulation was entered into by Montgomery Blair on September 4, 2025.
Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered
to:
1. Pay Operational Costs in the amount of $111.70 incurred in the prosecution of this case
within 30 days of this hearing.
2. Obtain all required Collier County Building Permit(s) or Demolition Permit, inspections, and
Certificate of Completion/Occupancy within 60 days of this hearing or a fine of $50.00 per day
will be imposed until the violation is abated.
3. Notify Code Enforcement Investigator when the violation has been abated in order to conduct
a final inspection to confirm abatement. If the Respondent fails to abate the violation the
County may abate the violation and may use the assistance of the Collier County Sheriff’s
Office to enforce the provisions of this agreement and all costs of abatement shall be assessed
to the property owner.
Total Amount Due: $111.70
20. CASE NO: CESD20240011774
OWNER: Ana E Alvarez, Ana Laura Monduy Alvarez and Delbys J Perez
OFFICER: Craig Cooper
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
10.02.06(B)(1)(a), 10.02.06(B)(1)(e)(i) and 10.02.06(B)(1)(e). An electrical
post/outlet installed on the property prior to obtaining a Collier County
Building Permit.
FOLIO NO: 38503280001
PROPERTY ADDRESS: 173 33rd Ave NE, Naples, FL 34120
Date of Notice of Hearing by Certified Mail: 8/14/25
Date of Property/Courthouse Posting: 8/15/25
Officer Coooper requested the hearing.
The Stipulation was entered into by Ana Monduy on September 4, 2025.
Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered
to:
September 5, 2025
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1. Pay Operational Costs in the amount of $111.70 incurred in the prosecution of this case
within 30 days of this hearing.
2. Obtain all required Collier County Building Permit(s) or Demolition Permit, inspections, and
Certificate of Completion/Occupancy for the electrical post within 30 days of this hearing or a
fine of $200.00 per day will be imposed until the violation is abated.
3. Notify Code Enforcement Investigator when the violation has been abated in order to conduct
a final inspection to confirm abatement. If the Respondent fails to abate the violation the
County may abate the violation and may use the assistance of the Collier County Sheriff’s
Office to enforce the provisions of this agreement and all costs of abatement shall be assessed
to the property owner.
Total Amount Due: $111.70
21. CASE NO: CEAC20250009068-01
OWNER: Jeffrey G Gallucci
OFFICER: Jessica Lowes
VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section
14-36(1)(C). Failure to provide sanitary conditions. Citation was issued on August
7, 2025, 1st offense, 18 cats/kittens.
FOLIO NO:
PROPERTY ADDRESS: 41 Henderson Dr, Naples, FL 34114
Cases #21 and 22 were combined
Date of Notice of Hearing by Certified Mail: 8/15/25
Date of Property/Courthouse Posting: 8/15/25
Assistant Director Crotts and Supervisor Perez requested the hearing.
The Stipulation was entered into by Jeffrey Gallucci on September 2, 2025.
Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered
to:
1. Pay the Operational Costs in the amount of S50.00 per occurrence incurred in the prosecution
of this case.
2. Pay the administrative fees of $7.00 per occurrence incurred in the processing of this case.
3. Pay the Civil Penalty of $500.00 per occurrence.
4. Total charges of $1,114.00 to be paid within 180 days of this hearing.
5. Respondent will be placed on a do not adopt status for a period of 2 years with Collier County
Domestic Animal Services and remain free of any animal related violations during a 2 year
probationary period. If any animal related violations occur during this period all initial charges
for the 18 cats will be fully reinstated.
6. Failure to pay all fines within the timeframe as ordered, shall result in a lien placed against the
Respondent and any properties owned by the Respondent.
22. CASE NO: CEAC20250009068-02
OWNER: Jeffrey G Gallucci
OFFICER: Jessica Lowes
VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section
14-36(6)(A). Abandonment, Citation was issued on August 7, 2025, 1st
offense, 18 cats/kittens.
FOLIO NO:
September 5, 2025
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PROPERTY ADDRESS: 41 Henderson Dr, Naples, FL 34114
Combined with case #21
8. PUBLIC HEARINGS
A. HEARINGS
11. CASE NO: CESD20250007285
OWNER: 11750 RIGGS RD LLC
OFFICER: Jason Packard
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
10.02.06(B)(1)(a), 10.02.06(B)(1)(e) and 10.02.06(B)(1)(e)(i). Unpermitted
chicken coops and other animal structures at the rear of the main structure.
FOLIO NO: 761000006
PROPERTY ADDRESS: 11750 Riggs Rd, Naples, FL 34114
Officer Packard represented the County.
Mark Roher, Attorney represented the Respondent. Duane Thomas, tenant was present.
925.25(2) A written declaration means the following statement: “Under penalties of perjury, I
declare that I have read the foregoing [document] and that the facts stated in it are true,” followed
by the signature of the person making the declaration, except when a verification on information or
belief is permitted by law, in which case the words “to the best of my knowledge and belief” may
be added. The written declaration shall be printed or typed at the end of or immediately below the
document being verified and above the signature of the person making the declaration.
162.06 (2) Except as provided in subsections (3) and (4), if a violation of the codes is found, the
code inspector shall notify the violator and give him or her a reasonable time to correct the
violation. Should the violation continue beyond the time specified for correction, the code inspector
shall notify an enforcement board and request a hearing. The code enforcement board, through its
clerical staff, shall schedule a hearing, and written notice of such hearing shall be hand delivered
or mailed as provided in s. 162.12 to said violator. At the option of the code enforcement board,
notice may additionally be served by publication or posting as provided in s. 162.12. If the
violation is corrected and then recurs or if the violation is not corrected by the time specified for
correction by the code inspector, the case may be presented to the enforcement board even if the
violation has been corrected prior to the board hearing, and the notice shall so state.
Special Magistrate Neale OVERRULED the Objection.
Evidence Entered: Exhibit 1: Property Appraiser aerial photo
Exhibit 2: Aerial photo of zoning
Exhibits 3-5: Photos dated 6/13/25
Exhibit 6: Photo dated 7/17/25
Exhibit 7: Inspection Warrant
Exhibit 8: Building Official Determination
Special Magistrate Neale, after hearing the testimony and reviewing the evidence, found a
violation of the referenced code existing at the time the Notice of Violation was issued for the
unpermitted chicken coops and animal structure and ordered the Respondent to pay Operational
Costs in the amount of $111.70 within 30 days of this hearing.
September 5, 2025
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1. CASE NO: CEEX20250007823-FA217274
OWNER: DEPARTMENT OF CORRECTIONS/STATE PROBATION
OFFICER: Tami Canger
VIOLATIONS: Collier County Ordinance No. 2019-04. Excessive false alarms: Commercial.
FOLIO NO:
PROPERTY ADDRESS: 2500 Airport Rd. S #114, Naples, FL 34112
Robyn Kelly, Office Manager and Uriel Medrano, Property Manager represented the
Respondent.
Special Magistrate Neale, noting the County’s representative for the case was not present,
DISMISSED the Citation.
2. CASE NO: CEEX20250007885-FA217230
OWNER: DEPARTMENT OF CORRECTIONS/STATE PROBATION
OFFICER: Tami Canger
VIOLATIONS: Collier County Ordinance No. 2019-04. Excessive false alarms: Commercial.
FOLIO NO:
PROPERTYADDRESS: 2500 Airport Rd S #114, Naples, FL 34112
Robyn Kelly, Office Manager and Uriel Medrano, Property Manager represented the
Respondent.
Special Magistrate Neale, noting the County’s representative for the case was not present,
DISMISSED the Citation.
8. NEW BUSINESS
B. MOTION FOR IMPOSITION OF FINES AND LIENS
2. CASE NO: CESD20240004037
OWNER: Juana Gonzalez
OFFICER: Doug Williams
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
10.02.06(B)(1)(a) and 10.02.06(B)(1)(e)(i). Shed permit PRBD20150514035
that did not receive Certificate of Completion. Shed has since been modified
beyond scope of the original plans to include electric and an addition. There is
also an additional unpermitted structure on the property.
FOLIO NO: 62152520007
PROPERTY ADDRESS: 5260 Floridan Ave, Naples, FL 34113
Date of Notice of Hearing by Certified Mail: 8/8/25
Date of Property/Courthouse Posting: 8/12/25
Juana Gonzalez was present. Martin Gonzalez acted as interpreter.
Officer Williams represented the County and testified the violation has been abated, but not in the
prescribed timeframe.
Special Magistrate Order: No. 6389 Page: 3429
Fine Amount: $100.00/day
Duration: 279 days
Total Fine Amount: $27,900.00
Unpaid Operational Costs: $111.95
Total to Date: $28,011.95
September 5, 2025
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Special Magistrate Neale queried on the reason the violation took so long to abate and the case
was recessed at 10:32am so the Gonzalez’s could meet with Code Enforcement officials to
discuss the timeline related to the case. The case was reconvened at 11:20am.
Ms. Gonzalez testified her husband was originally responsible for the permitting of the shed
purchased from Home Depot. He passed away and she was unaware the permit was not finalized
until she was contacted by the County. During the timeframe there was a house fire, she had
surgery and could not work so there were financial issues abating the violation. The work
required a survey being performed on the property which she finally was able to have undertaken
in August of 2025.
Special Magistrate Neale, after considering the factors of the case, GRANTED the County’s
Motion for Imposition of Fines and Liens in the amount of $1,000.00 payable within 120 days
of this hearing and Operational Costs in the amount of $111.95 due within 60 days of this
hearing with a total amount due of $1,111.96. Said amount to become a lien on the property.
7. STIPULATIONS (Continued)
18. CASE NO: CESD20240011447
OWNER: Joseph Ceraulo
OFFICER: Craig Cooper
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
10.02.06(B)(1)(a), 10.02.06(B)(1)(e)(i) and 10.02.06(B)(1)(e). A shed has been
constructed prior to obtaining a Collier County Building Permit.
FOLIO NO: 95200006
PROPERTY ADDRESS: 750 Sanctuary Rd, Naples, FL 34120
Date of Notice of Hearing by Certified Mail: 8/15/25
Date of Property/Courthouse Posting: 8/15/25
Officer Cooper requested the hearing.
The Stipulation was entered into by Joseph Ceraulo on September 4, 2025.
Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered
to:
1. Pay Operational Costs in the amount of $111.70 incurred in the prosecution of this case within
30 days of this hearing.
2. Obtain all required Collier County building permit(s) or Demolition permit(s) and request all
inspections through Certificate of Completion/Occupancy for the described
structure/alteration within 90 days of this hearing, or a fine of $200.00 per day will be imposed
until the violation is abated.
3. Notify Code Enforcement Investigator when the violation has been abated in order to conduct
a final inspection to confirm abatement. If the Respondent fails to abate the violation the
County may abate the violation and may use the assistance of the Collier County Sheriff’s
Office to enforce the provisions of this agreement and all costs of abatement shall be assessed
to the property owner.
Total Amount Due: $111.70
8. NEW BUSINESS (Continued)
B. MOTION FOR IMPOSITION OF FINES AND LIENS
September 5, 2025
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3. CASE NO: CEVR20220007489
OWNER: TITUS ENTERPRISES LLC
OFFICER: Brian Owen
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section
3.05.01(B). Clearing of vegetation prior to obtaining a Vegetation Removal
Permit.
FOLIO NO: 335800001
PROPERTY ADDRESS: 2185 Markley Ave, Naples, FL 34117
Date of Notice of Hearing by Certified Mail: 8/7/25
Date of Property/Courthouse Posting: 8/8/25
Sasha Michael, owner was present.
Officer Owen represented the County and testified the violation has been abated, but not in the
prescribed timeframe.
Special Magistrate Order: No. 6316 Page: 3765
Fine Amount: $200.00/day
Duration: 224 days
Total Fine Amount: $44,800.00
Unpaid Operational Costs: $112.00
Total to Date: $44,912.00
Special Magistrate Neale, after considering the factors of the case, GRANTED the County’s
Motion for Imposition of Fines and Liens in the amount of $30,00.00 in fines to be paid within
180 days of this hearing and Operational Costs in the amount of $112.00 to be paid within 30
days for a total amount due of $30,112.00. Said amount to become a lien on the property.
Recessed: 11:10am
Reconvened: 11:20am
4. CASE NO: CESD20200000453
OWNER: Carlos Gonzalez and Barbara Reyes
OFFICER: Charles Marinos
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section
10.02.06(B)(1)(a). Unpermitted addition/improvements.
FOLIO NO: 40982200001
PROPERTY ADDRESS: 2660 8th Ave SE, Naples, FL 34117
Date of Notice of Hearing by Certified Mail: 8/7/25
Date of Property/Courthouse Posting: 8/8/25
Barbara Reyes was present and Elba Marin acted as interpreter.
Officer Marinos represented the County and testified the violation has not been abated.
Special Magistrate Order: No. 6166 Page: 3187
Fine Amount: $200.00/day
Duration: 575 days
Total Fine Amount: $115,000.00
Unpaid Operational Costs: $225.60
Total to Date: $115,225.60
September 5, 2025
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Special Magistrate Neale, after considering the factors of the case, GRANTED the County’s
Motion for Imposition of Fines and Liens in the amount of $115,225.60 to be paid within 180
days of this hearing. Said amount to become a lien on the property and fines continuing to
accrue.
7. CASE NO: CEPM20230005694
OWNER: 2014 CESARIO FAMILY TRUST
OFFICER: Jonathan Musse
VIOLATIONS: Florida Building Code, 7th Edition (2020), Chapter 4, Sections 454.2.17.1
through 454.2.17.3 and 454.2.20. Pool without a county approved permitted
pool barrier.
FOLIO NO: 53054640007
PROPERTY ADDRESS: 2528 Kings Lake Blvd, Naples, FL 34112
Date of Notice of Hearing by Certified Mail: 8/8/25
Date of Property/Courthouse Posting: 8/13/25
Paul Cesario was present.
Officer Musse represented the County and testified the violation has been abated, but not in the
prescribed timeframe.
Special Magistrate Order: No. 6418 Page: 372
Fine Amount: $250.00/day
Duration: 145 days
Total Fine Amount: $36,250.00
Unpaid Operational Costs: $111.80
Total to Date: $36,361.80
Mr. Cesario testified the fence was installed in November of 2024 when he appeared at the
Special Magistrate hearing and was under the impression it would only take a short time to close
out the permit for the rear fence in question. During the permitting process it was determined
there was an issue with the side fence installed before he purchased the property and abating the
violation was delayed due to this issue and some confusion on its correlation to the rear fence
permit.
Officer Musse acknowledged there was some confusion with the permitting required to abate
the violation.
Special Magistrate Neale, after considering the factors of the case, GRANTED the County’s
Motion for Imposition of Fines and Liens in the amount $1,500.00 payable within 60 days of
this hearing and Operational Costs of $111.80 within 30 days of this hearing for a total
amount due of $1,611.80. Said amount to become a lien on the property.
9. CASE NO: CESD20250000664
OWNER: 3861 11TH AVE SW NAPLES LLC
OFFICER: Bradley Holmes
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
10.02.06(B)(1)(a), 10.02.06(B)(1)(e) and 10.02.06(B)(1)(e)(i). Attached garage
converted into living space without the required Collier County Building
Permit(s), including but not limited to: electrical, drywall, framing, and the
addition of siding to cover the garage door.
September 5, 2025
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FOLIO NO: 37994600000
PROPERTY ADDRESS: 3861 11th Ave SW, Naples, FL 34117
Officer Holmes represented the County testifying the violation has not been abated amassing fines
and costs in the amount of $8,611.90.
Gerardo Ramirez Aguilar, owner of 3861 11TH AVE SW Naples, LLC was present. Rico
Torres was also present.
Mr. Torres testified they have the engineered drawings completed and the permit application is
being submitted today. He requested an additional 90 days to abate the violation.
Special Magistrate Neale CONTINUED the case for 90 days. Operational Costs in the amount
of $111.80 to be paid within 30 days with fines continuing to accrue.
10. CASE NO: CEVR20240011832
OWNER: 3861 11TH AVE SW NAPLES LLC
OFFICER: Bradley Holmes
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
10.02.06(D)(3)(e)(i) and 10.02.06(D)(3)(e)(ii). Unpermitted land clearing.
FOLIO NO: 37994600000
PROPERTY ADDRESS: 3861 11th Ave SW, Naples, FL 34117
Officer Holmes represented the County testifying the violation has not been abated amassing fines
and costs in the amount of $10,611.80.
Gerardo Ramirez Aguilar, owner of 3861 11TH AVE SW Naples, LLC was present. Rico
Torres was also present.
Mr. Torres testified they have been working with the Florida Department of Environmental
Protection, and a site visit was conducted on 7/10/25. They are working on developing
remediation plans to abate the violation. He requested an additional 90 days to abate the violation.
Special Magistrate Neale CONTINUED the case for 90 days. Operational Costs in the amount
of $111.90 to be paid within 30 days with fines continuing to accrue.
11. CASE NO: CEVR20250001140
OWNER: Gerardo Ramirez Aguilar
OFFICER: Bradley Holmes
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
3.05.01(B), 10.02.06(D)(3)(e)(i) and 10.02.06(D)(3)(e)(ii). Estates zoned
property cleared of vegetation beyond the 1 acre permitted with the original
construction of a single-family home.
FOLIO NO: 40627680009
PROPERTY ADDRESS: 2861 Golden Gate Blvd E, Naples, FL 34120
Officer Holmes represented the County testifying the violation has not been abated amassing fines
and costs in the amount of $8,611.80.
Gerardo Ramirez Aguilar, owner of 3861 11TH AVE SW Naples, LLC was present. Rico
Torres was also present.
Mr. Torres testified based on consultations with the Florida Department of Environmental
Protection, there is a possibility less than 1 acres was cleared. They were unaware of this at the
hearing and relied on the County’s determination.
Manager Karlen noted FDEP may have different criteria than the County for the definition of
land clearing. She recommended the parties meet to clarify any discrepancies.
September 5, 2025
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Special Magistrate Neale CONTINUED the case for 90 days. Operational Costs in the amount
of $111.80 to be paid within 30 days with fines continuing to accrue.
8. PUBLIC HEARINGS
B. HEARINGS
13. CASE NO: CEA20250007288
OWNER: 11750 RIGGS RD LLC
OFFICER: Jason Packard
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section 4.02.07.
Hog/pig being kept on property.
FOLIO NO: 761000006
PROPERTY ADDRESS: 11750 Riggs Rd, Naples, FL 34114
Officer Packard represented the County testifying the violation was abated, however the County
is seeking a finding the violation existed at the time the notice was issued.
Mark Roher, Attorney represented the Respondent. Duane Thomas, tenant was present.
Special Magistrate Neale, after hearing the testimony and reviewing the evidence, found a
violation of the referenced code existing at the time the Notice of Violation was issued for a
hog/pig being kept on the property and ordered the Respondent to pay Operational Costs in the
amount of $111.70 within 30 days of this hearing.
12. CASE NO: CESD20250007286
OWNER: 11750 RIGGS RD LLC
OFFICER: Jason Packard
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
10.02.06(B)(1)(a), 10.02.06(B)(1)(e) and 10.02.06(B)(1)(e)(i). Screened porch
enclosed as living space without Collier County permits and/or approvals.
FOLIO NO: 761000006
PROPERTY ADDRESS: 11750 Riggs Rd, Naples, FL 34114
Officer Packard represented the County.
Mark Roher, Attorney represented the Respondent. Duane Thomas, tenant was present.
Evidence Entered: Exhibit 1: Property Appraiser aerial photo
Exhibit 2: Aerial photo of zoning
Exhibits 3: Property Appraiser sketch
Exhibits 4-5: Photos dated 6/13/25
Exhibit 6-7: Photos dated 7/17/25
Exhibit 8: Inspection warrant
Exhibit 9: Building Official Determination
Special Magistrate Neale CONTINUED the case to the November 2025 Special Magistrate
hearing date.
5. CASE NO: CEPF20240010736
OWNER: Lawrence S Conti and Kathleen F Conti
OFFICER: Jason Packard
VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections
September 5, 2025
14
10.02.06(B)(1)(a) and 10.02.06(B)(1)(e). Permit PRBD20210944853 for a pool
has expired and cannot be finalized due to an outstanding condition requiring a
separate permit for the screen enclosure.
FOLIO NO: 82679000747
PROPERTY ADDRESS: 7218 Wiregrass Ct, Naples, FL 34114
Date of Notice of Hearing by Certified Mail: 8/7/25
Date of Property/Courthouse Posting: 8/15/25
The Respondent was not present.
Officer Packard represented the County testifying the Notice of Violation was issued on 2/14/25
for a swimming pool permit which was not finalized by the owner. An application was filed
8/28/25 for an “After the Fact” permit to rectify the issue and the violation remains unabated.
Evidence Entered: Exhibit 1: Property Appraiser aerial photo
Exhibit 2: Aerial photo of zoning
Exhibits 3-5: Screenshots of CityView permit status
Exhibit 6: Photo dated 9/4/25
Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was
ordered to:
1. Pay Operational Costs in the amount of $111.70 incurred in the prosecution of this case
within 30 days of this hearing.
2. Satisfy all outstanding conditions associated with Permit PRBD20210944853 and obtain
the required Certificate of Completion/Occupancy within 30 days of this hearing or a fine
of $100.00 per day will be imposed until the violation is abated.
3. Notify Code Enforcement Investigator when the violation has been abated in order to
conduct a final inspection to confirm abatement. If the Respondent fails to abate the
violation the County may abate the violation and may use the assistance of the Collier
County Sheriff’s Office to enforce the provisions of this agreement and all costs of
abatement shall be assessed to the property owner.
Total Amount Due: $111.70
7. CASE NO: CEPM20240002457
OWNER: TARGET CORPORATION
OFFICER: Jonathan Musse
VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Section
22-228(1). Irrigation leak that washed out a large section of the berm.
FOLIO NO: 67410000808
PROPERTY ADDRESS: 2442 Pine Ridge Rd., Naples, FL 34105
Date of Notice of Hearing by Certified Mail: 8/6/24
Date of Property/Courthouse Posting: 8/13/25
The Respondent was not present.
Officer Musse represented the County and testified:
• The Notice of Violation was issued on 7/22/24 and the case involves wash out to a berm
due to a malfunctioning City of Naples irrigation pump.
• The City notified him they repaired the equipment however the property owner is
responsible for repairing the damage in the right-of-way.
September 5, 2025
15
• He contacted representatives of Target Corporation and after communications was notified
Target’s position is they do not own the property where the washout occurred and are not
responsible for the remediation.
• The violation remains unabated.
Evidence Entered: Exhibit 1-9: Photos dated 3/14/24
Exhibit 10: Aerial photo of property
Exhibits 11: Collier County records of site ownership
Exhibit 12: County Engineer Determination
Exhibit 13: Excerpt from County ROW handbook
Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was
ordered to:
1. Pay Operational Costs in the amount of $111.70 incurred in the prosecution of this case
within 30 days of this hearing.
2. Obtain all required Collier County Building Permit(s), Demolition Permit, or County
approvals inspections, and Certificate of Completion to repair/restore the Right-of-Way
and area surrounding the pump station including but not limited to installation of
replacement fill material and new sod to stabilize the soil within 30 days of this hearing or
a fine of $250.00 per day will be imposed until the violation is abated.
3. Notify Code Enforcement Investigator when the violation has been abated in order to
conduct a final inspection to confirm abatement. If the Respondent fails to abate the
violation the County may abate the violation and may use the assistance of the Collier
County Sheriff’s Office to enforce the provisions of this agreement and all costs of
abatement shall be assessed to the property owner.
Total Amount Due: $111.70
C. EMERGENCY CASES
None
9. NEW BUSINESS
A. MOTION FOR REDUCTION/ABATEMENT OF FINES
None
B. MOTION FOR IMPOSITION OF FINES AND LIENS
1. CASE NO: CEV20250001934
OWNER: Michael K. Sanford
OFFICER: Stephanie Guttum
VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 130, Article III, Sections
130-95 and 130-96(a). Unlicensed red vehicle parked in the grass in the front
yard and a boat on a trailer with a flat tire parked in the driveway.
FOLIO NO: 61330080001
PROPERTY ADDRESS: 2045 Danford St, Naples, FL 34112
Date of Notice of Hearing by Certified Mail: 8/8/25
Date of Property/Courthouse Posting: 8/12/25
The Respondent was not present.
September 5, 2025
16
Officer Guttum represented the County and testified the violation has been abated, but not in the
prescribed timeframe. She noted the boat was removed prior to the compliance deadline, however
the vehicle was not.
Special Magistrate Order: No. 6490 Page: 2546
Fine Amount: $50.00/day
Duration: 2 days
Total Fine Amount: $100.00
Unpaid Operational Costs: $111.80
Total to Date: $211.80
Special Magistrate Neale, after considering the factors of the case, GRANTED the County’s
Motion for Imposition of Fines and Liens in the amount of $111.80. Said amount to be paid
within 30 days of this hearing and to become a lien on the property.
10. OLD BUSINESS
A. MOTION TO AMEND PREVIOUSLY ISSUED ORDER
None
B. MOTION TO RESCIND PREVIOUSLY ISSUED ORDER
None
11. CONSENT AGENDA
A. REQUEST FOR SPECIAL MAGISTRATE TO IMPOSE NUISANCE ABATEMENT LIENS
ON CASES REFERENCED IN SUBMITTED EXECUTIVE SUMMARY.
Special Magistrate Neale reviewed the cases cited in the Executive Summary and GRANTED the
County’s Request.
B. REQUEST TO FORWARD CASES TO COUNTY ATTORNEY'S OFFICE AS REFERENCED
IN SUBMITTED EXECUTIVE SUMMARY.
Special Magistrate Neale reviewed the cases cited in the Executive Summary and GRANTED the
County’s Request.
C. REQUEST FOR SPECIAL MAGISTRATE TO IMPOSE DAS CITATION LIENS ON
CASES REFERENCED IN SUBMITTEDEXECUTIVE SUMMARY.
Special Magistrate Neale reviewed the cases cited in the Executive Summary and GRANTED the
County’s Request.
12. REPORTS
None
13. NEXT MEETING DATE – October 3, 2025 at 9:00am
There being no further business for the good of the County, the Hearing was adjourned by Order of the
Special Magistrate at 12:50PM.
COLLIER COUNTY SPECIAL MAGISTRATE
HEARING
September 5, 2025
17
________________________________
Patrick H. Neale, Special Magistrate
The Minutes were approved by the Special Magistrate on _________________________, as presented
____, or as amended ________.
September 5,2025
There being no further business for the good of the County,the Hearing was adjourned by Order of the
Special Magistrate at 12:50PM.
COLLIER COUNTY SPECIAL MAGISTRATE
HEARING
Patrick H. Neale,Special Magistrate
The9A/g
---
Mtes were approved by the Special Magistrate on fi / as presented
or as amended
17