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CESM Minutes 12/05/2025 (draft)December 5, 2025 Page 1 MINUTES OF THE HEARING OF THE COLLIER COUNTY SPECIAL MAGISTRATE Naples, Florida, December 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 Jeff Letourneau, Code Manager Helen Buchillon, Code Enforcement Specialist December 5, 2025 Page 2 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: 9:12 a.m. Reconvened: 9:25 a.m. 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: 14. CASE NO: CENA20250007279 - 11750 RIGGS RD LLC 15. CASE NO: CEAU20250007282 -11750 RIGGS RD LLC 16. CASE NO: CESD20250007286 - 11750 RIGGS RD LLC 6. CASE NO: CESD20250003544 - Sterling Cato and Eugenia Nagrebianka 7. CASE NO: CEV20250008399 - Guillermo Lara and Juana Cruz 8. CASE NO: CEROW20230011256 - Jose M Ferrer and Xenia Ferrer 9. CASE NO: CESD20250001571 - SUNRISE APT OF FLORIDA LLC 17. CASE NO: CEAU20250008523 - Maikel Velazquez Marino 19. CASE NO: CEAC20250004636-01 - Gerardo Torres Vazquez 20. CASE NO: CEAC20250004636-02 - Gerardo Torres Vazquez 21. CASE NO: CEAC20250004636-03 - Gerardo Torres Vazquez 22. CASE NO: CEAC20250004636-04 - Gerardo Torres Vazquez 23. CASE NO: CEAC20250009619-03 - Bethany Marie Azzaro 24. CASE NO: CEAC20250011773-01 - Bethany Marie Azzaro 25. CASE NO: CEAC20250011773-02 - Bethany Marie Azzaro 26. CASE NO: CEAC20250011773-03 - Bethany Marie Azzaro 27. CASE NO: CEAC20250011773-04 - Bethany Marie Azzaro 28. CASE NO: CEAC20250011773-05 - Bethany Marie Azzaro 29. CASE NO: CEAC20250012494-01 - Bailey Bucci 30. CASE NO: CEAC20250012494-02 - Bailey Bucci 31. CASE NO: CEAC20250012494-03 - Bailey Bucci 32. CASE NO: CEAC20250012494-04 - Bailey Bucci 33. CASE NO: CEAC20250012494-05 - Bailey Bucci December 5, 2025 Page 3 Under Item 7.A– Hearings, the following cases were withdrawn: 1. CASE NO: CEPM20250002211 - Angel Barrios and Amada Vega 2. CASE NO: CELU20240004544 - MICELI FAMILY REVOCABLE TRUST 10. CASE NO: CENA20240012360 - Patricia Briggs 11. CASE NO: CESD20240011697 - Damaris E Soto and Miguel A Soto 13. CASE NO: CEPM20250004191 - Rene Gonzalez Under Item 8.B – Motion for Imposition of Fines and Liens, the following case were withdrawn: 2. CASE NO: CESD20230003522 - Bobby L Williams 5. CASE NO: CEPM20240006299 - ARMSTRONG CHESTNER LLC Special Magistrate Neale approved the agenda as modified. 4. Approval of Minutes The minutes of the October 3, 2025, and November 7, 2025, hearing were approved by Special Magistrate Neale. 5. Motions A. Motion for Continuance of Imposition of Fines and Liens None B. Motion for Extension of Compliance Deadline 1. CASE NO: CEEX20250005581-PU5423 OWNER: 7801 AIRPORT PULLING RD LLC OFFICER: Michelle Scavone VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 134, Article VI, Section 134-174(C). Tampering switches on the portable water device. Tampering with district equipment without the consent of the district. Previous Notice of Violation and citations have been issued for the same violation. FOLIO NO: 00236400005 PROPERTY ADDRESS: 7801 Airport Rd N, Naples, FL 34109 Officer Scavone represented the County. Tom Caufman, Attorney and Sally Boswell, 7801 Airport Pulling Rd. LLC represented the Respondent. Mr. Caufman testified the case involved an unauthorized installation of tamper proof equipment to the County water station serving the property due to a State and Federal fire code requirement. Abatement requires an entire new service line being connected to the building. The project is in the design stage and additional time is needed to complete the work. Officer Scavone had no objection to a continuance subject to weekly updates being provided to the Department and the project being completed by the deadline imposed. Special Magistrate Neale, GRANTED a 150-day Extension in the Compliance Deadline. 2. CASE NO: CESD20230009042 OWNER: PORT OF THE ISLANDS MARINA A CONDOMINIUM December 5, 2025 Page 4 OFFICER: Donald Joseph VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section 10.02.06(B)(1)(a). Permits PRBD20200727909, PRFR202100944606 AND PRPL20211050169 are all expired. Work has been done and no inspections completed. No Certificates of Completion/Occupancy issued. FOLIO NO: 1067083852 PROPERTY ADDRESS: 525 Newport Dr, Naples, FL 34114 Paola Rosales, Property Manager represented the Respondent testifying the project is in the permitting stages and requested an additional 90-days to abate the violation. Officer Joseph represented the County and had no objection to the request. Special Magistrate Neale, GRANTED a 90-day Extension in the Compliance Deadline. C. Motion for Rehearing None 8. New Business B. Motion for Imposition of Fines and Liens 4. CASE NO: CESD20240003998 OWNER: QUAIL CREEK COUNTRY CLUB INC 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). Erecting driving range protection netting and posts without permit. FOLIO NO: 68590400000 PROPERTY ADDRESS: 13304 Valewood Dr, Naples, FL 34119 Zach Lombardo, Attorney and Chris Evans, General Manager represented the Respondent. Mr. Lombardo testified he recently filed a Motion for Extension of Compliance Deadline and requested it be heard prior to the County’s Motion for Imposition of Fines and Liens. Failure to grant the request would be a violation of the Respondent’s due process. Supervisor Holmes represented the County noting the case was scheduled for the Motion of Imposition Fines and Liens, however left the decision to hear the Extension of Time request to the Special Magistrate. Special Magistrate Neale allowed Mr. Lombardo to proceed with the motion. Mr. Lombardo testified: • The Respondent is working to abate the violation for failing to obtain a building permit for construction of a safety net along one side of their driving range. • Action was taken immediately after the original Notice of Violation was issued in April of 2024 by filing an application for a building permit in May of 2024. In May of 2025, the Stipulation was executed as the permit had not been issued by the County. • The Building Department approved the application and deemed the safety netting structurally sound, however the Respondent encountered issues with the Planning and Zoning Department regarding regulations for the height of the safety net. December 5, 2025 Page 5 • In certain districts of the Land Development Code (LDC), the maximum height of a fence is restricted to 8 feet, however there is no provision regulating fences in the Golf Course District. The poles holding the netting are 62 feet in height. • As part of the review of the application, the County issued an “Official Interpretation” the safety net is subject to the same height limitations as a structure in the zoning district (35 feet). • They filed an appeal for the “Official Interpretation “and the process is ongoing. • During the course of investigating the issue, they determined there are 8 other golf courses in unincorporated Collier County which have installed similar safety netting without obtaining a building permit or Site Development Plan approval. Based on the findings, they filed a request for a LDC amendment to address these golf course improvements. The request is moving through the County process. • The Extension of Time is necessary so the Respondent may finish the permit process given the ongoing appeal and request for an LDC amendment. • He agrees the Respondent is in violation of the Ordinance for not obtaining a permit for the safety net, but the application is currently considered by the County in a “hold pending appeal” status based on the outstanding issues. • He cited cases for his argument including City of Miami Beach vs 100 Lincoln Blvd., LLC, Massey vs. Charlotte County and “Rinker Materials.” Respondent Evidence Entered: Exhibit 1: Hearing packet Exhibit 2: Copy of the Appeal of Official Determination Special Magistrate Neale allowed public comment on the Motion. Speaker Gary Rhodes, Attorney for the homeowners noted the permit was rejected by the County 520 days ago and the poles and safety netting are having an impact on home values for the residents. Mr. Lombardo objected to the comments given they are based on opinions, i.e. home value impacts, etc. Recessed: 10:15 a.m. – for the Special Magistrate to review the cases cited and County Codes Reconvened: 10:30 a.m. During discussion between Mr. Lombardo, County Staff and the Special Magistrate, the following points were raised by the various parties: • The Respondent entered into the Stipulation acknowledging the violation and agreed to abate it within a certain timeframe. • How ambiguity in codes in Florida are favored in particular instances, landowner vs. jurisdiction. • The Stipulation referenced obtaining building permits, not planning and zoning approval, however it does require obtaining all county approvals for the safety net. • The Section of the LDC pertaining to the case 2.03.09.A.1.a/b (Open Space Districts- Golf Course and Recreational Use District) where no height is established for fences. December 5, 2025 Page 6 • The intent of the LDC as outlined in Chapter 1 is to address the minimum requirements adopted for the promotion of public health, safety, comfort, convenience, and general welfare which is the reason for installing the safety net. • The proposed LDC amendment would establish practical height limitations similar to cell phone tower requirements addressing fall zones, landscaping, setback requirements, etc. Mr. Evans testified a golfer on the fairway adjacent to the driving range was struck in the head from an errant golf ball launched from the range and the netting was installed after the incident for safety purposes. There is a fairway between the net and homes with the closest property line 203 feet away. Mr. Lombardo noted the County is aware the exact same safety net was installed at the Audubon County Club without a permit or an amendment to the site development plan. Based on the present information and their appeal, installation of the safety net may not be a violation of the LDC, and more time is needed to address the issue including processing the proposed amendment request. Special Magistrate Neale noted the situation is more suited for a Continuance in the case and Mr. Lombardo had no objection. Special Magistrate Neale, after hearing the testimony and considering the timing of the request filed, DENIED the Respondent’s Motion for an Extension of Compliance Deadline. Mr. Lombardo motioned for a 180-day continuance in the case. Special Magistrate Neale GRANTED the Respondent’s Motion for a Continuance in the case until the March 2026 Special Magistrate hearing date. Fines continue to accrue and Operational Costs in the amount of $111.80 payable within 30-days of this hearing. 7. CASE NO: CEPM20220006522 OWNER: Lloyd L Bowein OFFICER: Jonathan Musse VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Sections 22-231(12)(b), 22-231(12)(p) and 22-236. Exterior and interior wall damaged to the structure where the building official declared it an unsafe structure. FOLIO NO: 71781640006 PROPERTY ADDRESS: 3403 Bayshore Dr, Naples, FL 34112 Officer Musse represented the County testifying the violation has not been abated amassing fines and costs in the amount of $30,611.95. Lloyd L. Bowein testified he anticipates the permits to demolish the structure being issued within the month and requested a Continuance in the case. Officer Musse had no objection as the structure is unoccupied. Special Magistrate Neale GRANTED the Respondent’s Motion for a Continuance in the case until the February 2026 Special Magistrate hearing date. Fines continue to accrue and December 5, 2025 Page 7 Operational Costs in the amount of $111.95 payable within 30 days of this hearing. 10. CASE NO: CEPM20240003255 OWNER: WEST SHORE BELVEDERE LLC OFFICER: Jonathan Musse VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Section 22-228(1). Damages to the pipe causing water intrusion in the kitchen peninsula. FOLIO NO: 23908502807 PROPERTY ADDRESS: 492 Quail Forest Blvd, Unit 801, Naples, FL 34105 Officer Musse represented the County testifying the violation has not been abated amassing fines and costs in the amount of $14,811.70. Logan Wardlow, Attorney, represented the Respondent testifying permitting for the work to abate the violation is ongoing and in the inspection phases. He requested a 60-day continuance in the case as the violation is almost abated. Special Magistrate Neale GRANTED the Respondent’s Motion for a Continuance in the case until the February 2026 Special Magistrate hearing date. Fines continue to accrue and Operational Costs in the amount of $111.70 payable within 30-days of this hearing. 12. CASE NO: CEPM20240002432 OWNER: PACIFICA NAPLES LLC OFFICER: Jonathan Musse VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Sections 22-228(1) and 22-231(12)(p). A leak within the wall between the closet and master bathroom causing water damages to the drywall and floor. FOLIO NO: 35830040001 PROPERTY ADDRESS: 4255 Heritage Cir, Unit 103, Naples, FL 34116 Officer Musse represented the County testifying the violation has not been abated amassing fines and costs in the amount of $99,362.60. Gary Carmen, Attorney and Christiana Mejia Regional Manager of Pacifica Naples, LLC represented the Respondent and requested a 60-day continuance as the work to abate the violation is ongoing and the unit is unoccupied. Special Magistrate Neale GRANTED the Respondent’s Motion for a Continuance in the case until the February 2026 Special Magistrate hearing date. Fines continue to accrue and Operational Costs in the amount of $112.60 payable within 30-days of this hearing. 13. CASE NO: CEPM20240005059 OWNER: PACIFICA NAPLES LLC OFFICER: Jonathan Musse VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Sections 22-228(1), 22-231(12)(b), 22-231(c), 22-231(12)(n), 22-231(r) and 22- 240(1)(l). Uneven parking lot, damages to the exterior lights, chain link and vinyl fence, exterior walls, fascia, downspout, missing gate on the dumpster enclosure, and trash overflowing from the dumpster. December 5, 2025 Page 8 FOLIO NO: 35830040001 PROPERTY ADDRESS: 4250 Heritage Cir, Naples, FL 34116 Officer Musse represented the County testifying the violation has not been abated, amassing fines and costs in the amount of $150,612.45. Substantial progress has been made in abating the violation. Gary Carmen, Attorney and Christiana Mejia Regional Manager of Pacifica Naples, LLC represented the Respondent the remaining work involves the light posts which are in the permitting stages. Special Magistrate Neale GRANTED the Respondent’s Motion for a Continuance in the case until the February 2026 Special Magistrate hearing date. Fines continue to accrue and Operational Costs in the amount of $111.45 payable within 30-days of this hearing. 14. CASE NO: CEPM20240006303 OWNER: PACIFICA NAPLES LLC OFFICER: Jonathan Musse VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Sections 22-228(1), 22-231(1), 22-231(12)(p), 22-231(19) and 22-231(20). Microbial growth in the A/C vents and on the drywall behind the toilet. Water stains on the ceiling and interior walls. Damaged vanity. Bathroom sink disconnected, inoperable smoke detector. FOLIO NO: 35830040001 PROPERTY ADDRESS: 4235 Heritage Cir, Unit 108, Naples, FL 34116 Officer Musse represented the County testifying the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6418 Page: 379 Fine Amount: $500.00/day Duration: 300 days Total Fine Amount: $150,000.00 Unpaid Operational Costs: $112.45 Total to Date: $150,112.45 Gary Carmen, Attorney and Christiana Mejia Regional Manager of Pacifica Naples, LLC represented the Respondent noting a change in management expedited abating the violation He requested the fines accrued be reduced. Special Magistrate Neale, after hearing the testimony and considering the factors in the case, GRANTED the County’s Motion for Imposition of Fines and Liens in the amount of $100,112.45 ($100,000.00 in fines and $112.45 in Operational Costs). Said amount payable within 60 days of this hearing and become a lien on the property. 15. CASE NO: CEPM20240008639 OWNER: PACIFICA NAPLES LLC OFFICER: Jonathan Musse VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Sections 22-228(1), 22-231(12)(i) and 22-231(p). Leak coming from the December 5, 2025 Page 9 ceiling in the restroom and closet, water damages to the ceiling in the restroom and closet, and damages to the weather stripping on the front door. FOLIO NO: 35830040001 PROPERTY ADDRESS: 4310 Jefferson Ln, Unit 107, Naples, FL 34116 Officer Musse represented the County testifying the violation has not been abated amassing fines and costs of $68,362.50. The unit has been “gutted” however the permit for the repairs is in rejected status. Gary Carmen, Attorney and Christiana Mejia Regional Manager of Pacifica Naples, LLC represented the Respondent noting this violation is being handled at the corporate level. The existing contractor is being given one last chance to perform, or he will be replaced. Special Magistrate Neale GRANTED the Respondent’s Motion for a Continuance in the case until the February 2026 Special Magistrate hearing date. Fines continue to accrue and Operational Costs in the amount of $111.95 payable within 30-days of this hearing. 6. Stipulations 14. CASE NO: CENA20250007279 OWNER: 11750 RIGGS RD LLC OFFICER: Jason Packard VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 54, Article VI, Sections 54-179 and 54-181, and Collier County Land Development Code 04-41, as amended, Sections 1.04.01(A) and 2.02.03. Outside storage/litter throughout the property including but not limited to vehicles both inoperable and operable, boats, trailers, trucks, concrete blocks, pavers, wood, wooden pilings, engines, engine parts, tires, various boat lift parts, ladders, 5-gallon buckets both full and empty, cables, RV air conditioner units, tarps, poly and wood decking, steel plates, roofing materials, various tractor and crane parts, various tractors/cranes, pipes and culverts, crushed cars, pallets, fiberglass boat parts, metal barrels both full and empty, plastic barrels, cylindrical metal storage container, broken/crushed concrete, various plastic bins, push mowers, gas cans, ladders, tires, and various car parts. FOLIO NO: 761000006 PROPERTY ADDRESS: 11750 Riggs Rd, Naples, FL 34114 Date of Notice of Hearing by Certified Mail: 11/5/25 Date of Property/Courthouse Posting: 11/13/25 Officer Packard requested the hearing. Amanda Globetti Attorney and Duane Thomas, 11750 Riggs RD, LLC represented the Respondent. The Stipulation was entered into by Duane Thomas on December 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. Remove all unauthorized accumulation of litter and all other items not permitted for outside storage to a site designated for such use, or store desired items in a completely enclosed structure within 30-days of this hearing or a fine of $100.00 per day will be December 5, 2025 Page 10 imposed each day the violation remains. 3. Pay a Civil Penalty of $500.00 for a repeat violation within 30-days of this hearing. 4. 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: $611.70 15. CASE NO: CEAU20250007282 OWNER: 11750 RIGGS RD LLC OFFICER: Jason Packard VIOLATIONS: Florida Building Code 8th Edition (2023), Chapter 1, Section 105.1. Two fences (one coming off the main structure and one coming off the accessory structure) constructed without permits. FOLIO NO: 761000006 PROPERTY ADDRESS: 11750 Riggs Rd, Naples, FL 34114 Date of Notice of Hearing by Certified Mail: 11/5/25 Date of Property/Courthouse Posting: 11/13/25 Officer Packard requested the hearing. Amanda Globetti Attorney and Duane Thomas, 11750 Riggs RD, LLC represented the Respondent. The Stipulation was entered into by Duane Thomas on December 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), Inspections and Certificate of Completion/Occupancy for the unpermitted fence within 30 days of this hearing or a fine of $100.00 per day will be imposed until the violation has been 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 16. 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 December 5, 2025 Page 11 PROPERTYADDRESS: 11750 Riggs Rd, Naples, FL 34114 Date of Notice of Hearing by Certified Mail: 11/5/25 Date of Property/Courthouse Posting: 11/13/25 Officer Packard requested the hearing. Amanda Globetti Attorney and Duane Thomas, 11750 Riggs RD, LLC represented the Respondent. The Stipulation was entered into by Duane Thomas on December 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 $112.45 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), Inspections and Certificate of Completion/Occupancy for the enclosed porch area within 120-days of this hearing or a fine of $200.00 per day will be imposed until the violation has been abated. 3. Shut off all unpermitted electrical power sources to the unpermitted enclosed porch area and it is to remain off until such electrical work is addressed with a valid building or demolition permit and related inspections within 3 calendar days of this hearing or a fine of $200.00 per day will be imposed until the violation is abated. 4. 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: $112.45 6. CASE NO: CESD20250003544 OWNER: Sterling Cato and Eugenia Nagrebianka OFFICER: Courtney Lynch 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). Two unpermitted accessory structures. FOLIO NO: 40925920005 PROPERTY ADDRESS: 2861 2nd Ave SE, Naples, FL 34117 Date of Notice of Hearing by Certified Mail: 11/4/25 Date of Property/Courthouse Posting: 11/4/25 Officer Lynch requested the hearing. The Stipulation was entered into by Sterling Cato on December 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), Inspections and Certificate of Completion/Occupancy for the unpermitted accessory structures within 90-days of this hearing or a fine of $200.00 per day will be imposed until the violation is December 5, 2025 Page 12 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: CEV20250008399 OWNER: Guillermo Lara and Juana Cruz OFFICER: Jernell Herard VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 130, Article III, Section 130-95. Many inoperable vehicles in the driveway and on right of way and sidewalk. FOLIO NO: 51240880000 PROPERTY ADDRESS: 507 N 11th St, Immokalee, FL 34142 Date of Notice of Hearing by Certified Mail: 11/4/25 Date of Property/Courthouse Posting: 11/4/25 Code Manager Mucha requested the hearing. The Stipulation was entered into by Juana Cruz and Guillermo Lara on November 29, 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. Repairing and affixing a valid license plate to each vehicle in violation, or store these vehicles in a completely enclosed structure, or remove these vehicles to an area intended for such use within 7 days of this hearing or a fine of $100.00 per day will be imposed for each day any violation continues. 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 Recessed: 11:56 a.m. Reconvened: 12:50 p.m. 8. CASE NO: CEROW20230011256 OWNER: Jose M Ferrer and Xenia Ferrer OFFICER: Craig Cooper VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 110, Article II, Section 110-31(a). Work being done in the Right-of-Way prior to obtaining a Collier County Right-of-Way permit. December 5, 2025 Page 13 FOLIO NO: 39028520009 PROPERTY ADDRESS: 5022 44th St NE, Naples, FL 34120 Date of Notice of Hearing by Certified Mail: 11/4/25 Date of Property/Courthouse Posting: 11/5/25 Officer Cooper requested the hearing. The Stipulation was entered into by Jose Ferrer on December 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 Right-of-Way permit(s), Inspection and Certificate of Completion 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 9.CASE NO: CESD20250001571 OWNER: SUNRISE APT OF FLORIDA LLC OFFICER: Maria Rodriguez 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 shed was erected without first obtaining the authorization of the required permit(s), inspections and certificate(s) of occupancy as required by the Collier County Building Department. FOLIO NO: 73760005 PROPERTY ADDRESS: 1108 Palm Dr, Immokalee, FL 34142 Date of Notice of Hearing by Certified Mail: 11/4/25 Date of Property/Courthouse Posting: 11/4/25 Manager Mucha requested the hearing. The Stipulation was entered into by the Respondent’s representative Diomar Rodriguez on December 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 Building Permit(s) or Demolition Permit(s), Inspections and Certificate of Completion/Occupancy for the shed within 120-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 December 5, 2025 Page 14 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 17. CASE NO: CEAU20250008523 OWNER: Maikel Velazquez Marino OFFICER: Donald Joseph VIOLATIONS: Florida Building Code 8th Edition (2023), Chapter 1, Section 105.1. Chain link fence constructed on property without first obtaining the required Collier County Permit. FOLIO NO: 1131960005 PROPERTY ADDRESS: 210 Turnstile Dr, Copeland, FL 34137 Date of Notice of Hearing by Certified Mail: 11/3/25 Date of Property/Courthouse Posting: 11/5/25 Officer Joseph requested the hearing. The Stipulation was entered into by Maikel Marino on December 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 Building Permit(s) or Demolition Permit(s), Inspections and Certificate of Completion/Occupancy for the fence within 120-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 19. CASE NO: CEAC20250004636-01 OWNER: Gerardo Torres Vazquez OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(C). Failure to provide sanitary conditions, citation issued October 6, 2025, 1st offense, "Charlie". FOLIO NO: PROPERTY ADDRESS: 4803 Christian Ter W, Immokalee, FL 34142 Cases #19-22 were combined. 20. CASE NO: CEAC20250004636-02 OWNER: Gerardo Torres Vasquez OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section December 5, 2025 Page 15 14-37(1)(E). Act of animal cruelty, citation issued October 6, 2025, 1st offense, "Charlie". FOLIO NO: PROPERTY ADDRESS: 4803 Christian Ter W, Immokalee, FL 34142 21. CASE NO: CEAC20250004636-03 OWNER: Gerardo Torres Vasquez OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(A). Failure to provide shelter, citation issued October 6, 2025, 1st offense, "Charlie". FOLIO NO: PROPERTY ADDRESS: 4803 Christian Ter W, Immokalee, FL 34142 22. CASE NO: CEAC20250004636-04 OWNER: Gerardo Torres Vasquez OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(G). Failure to provide humane care and treatment, citation issued October 6, 2025, 1st offense, "Charlie". FOLIO NO: PROPERTY ADDRESS: 4803 Christian Ter W, Immokalee, FL 34142 Date of Notice of Hearing by Certified Mail: 11/3/25 Date of Property/Courthouse Posting: 11/4/25 Assistant Director Crotts and Officer Frank requested the hearing. The Stipulation was entered into by Gerardo Vasquez on December 5, 2025. In reference to Citations: CEAC20250004636-01, Failure to provide sanitary conditions for “Charlie” CEAC20250004636-02, Act of Cruelty for animal “Charlie” CEAC20250004636-04, Failure to provide humane are for “Charlie” Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered to: 1. Pay Operational Costs in the amount of $50.00 incurred in the prosecution of each case. 2. Pay an Administrative Fee of $7.00 incurred in the prosecution of each case. 3. Pay a Civil Penalty of $500.00 for each case. 4. Total charges due are $1,671.00 to be paid within 120-days of this hearing. 5. Violation of the Collier County Code of Laws and Ordinances, Chapter 14, Article 14- 37(l)(E) is definition set forth in that section a violation of Florida Statute Section 828.12(l). 6. Pursuant to Collier County Ordinance 2024-24 (The Collier County Animal Abuse Registry Ordinance), a violation of Fla. Statute Section 828.12 is an “Abuse Offense.” 7. Section three of the Collier County Ordinance 2024-24 mandates that an Abuser who has been convicted of an abuse offense after the effective date of that Ordinance, must register with the Collier County Animal Abuser Registry, the County asks the Respondent be adjoined to said registry. December 5, 2025 Page 16 In reference to Citation CEAC20250004636-03, Failure to provide shelter for “Charlie 8. These fines will be suspended for a period of two years pending no animal related issues are violated as per the Colier County Code of Laws and Ordinances, Chapter 14 or any Florida State Statutes pertaining to animal related offenses during this probationary period. 9. At the end of two years, the fines will be voided pending no animal related issues were violated as stated above. 10. During the two-year suspension, should the Respondent violate any provisions of the Collier County Code of Laws and Ordinances, Chapter 14 or any Florida State Statutes pertaining to animal related offenses, all fines will be reinstated and ordered to be paid immediately. 11. Total charges for this Citation carry a fine of $557.00. 12. Failure to pay all fines within the timeframe as ordered shall result in a lien being placed against the Respondent. 23. CASE NO: CEAC20250009619-03 OWNER: Bethany Marie Azzaro OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-39(9). Failure to obtain a breeder permit, citation issued on October 28, 2025, 3rd offense. FOLIO NO: PROPERTY ADDRESS: 4740 10th Ave SE, Naples, FL 34117 Date of Notice of Hearing by Certified Mail: 11/3/25 Date of Property/Courthouse Posting: 11/4/25 Assistant Director Crotts and Officer Frank requested the hearing. The Stipulation was entered into by Bethany Azzaro on December 5, 2025. In reference to Citations CEAC20250009619-03 Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered to: 1. Pay Operational Costs in the amount of $50.00 incurred in the prosecution of this case. 2. Pay an Administrative Fee of $7.00 incurred in the prosecution of this case. 3. Pay a Civil Penalty of $500.00 for this case. 4. Total charges due are $557.00 to be paid within 30 days of this hearing. Failure to pay within the specified timeframe may result in a lien being placed against the Respondent. 24. CASE NO: CEAC20250011773-01 OWNER: Bethany Marie Azzaro OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-29(3). Interfering with an officer, citation issued on October 28, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 7610 Davis Blvd, Naples, FL 34112 Cases 24 – 28 were combined. December 5, 2025 Page 17 25. CASE NO: CEAC20250011773-02 OWNER: Bethany Marie Azzaro OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(D). Failure to provide medical attention, citation issued October 28, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 4740 10th Ave SE, Naples, FL 34117 26. CASE NO: CEAC20250011773-03 OWNER: Bethany Marie Azzaro OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(D). Failure to provide medical attention, citation issued October 28, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 4740 10th Ave SE, Naples, FL 34117 27. CASE NO: CEAC20250011773-04 OWNER: Bethany Marie Azzaro OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(D). Failure to provide medical attention, citation issued October 28, 2025, 1st offense. FOLIO NO: PROPERTYADDRESS: 4740 10th Ave SE, Naples, FL 34117 28. CASE NO: CEAC20250011773-05 OWNER: Bethany Marie Azzaro OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(D). Failure to provide medical attention, citation issued October 28, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 4740 10th Ave SE, Naples, FL 34117 Date of Notice of Hearing by Certified Mail: 11/3/25 Date of Property/Courthouse Posting: 11/4/25 Assistant Director Crotts and Officer Frank requested the hearing. The Stipulation was entered into by Bethany Azzaro on December 5, 2025. In reference to Citations CEAC20250011773-01, CEAC20250011773-02, CEAC20250011773- 03, CEAC20250011773-04, CEAC20250011773-05: Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered to: 1. Pay Operational Costs in the amount of $50.00 incurred in the prosecution of this case. 2. Pay an Administrative Fee of $7.00 incurred in the prosecution of this case. December 5, 2025 Page 18 3. Pay a Civil Penalty of $500.00 for this case. 4. Total charges due are $2,785.00 to be paid within 90-days of this hearing. Failure to pay within the specified timeframe may result in a lien being placed against the Respondent and any property owned by the Respondent. 29. CASE NO: CEAC20250012494-01 OWNER: Bailey Bucci OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-29(3). Interfering with an officer, citation issued October 28, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 7610 Davis Blvd, Naples, FL 34112 Cases 29 – 33 were combined. . 30. CASE NO: CEAC20250012494-02 OWNER: Bailey Bucci OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(D). Failure to provide medical attention, citation issued October 28, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 4740 10th Ave SE, Naples, FL 34117 31. CASE NO: CEAC20250012494-03 OWNER: Bailey Bucci OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(D). Failure to provide medical attention, citation issued October 28, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 4740 10th Ave SE, Naples, FL 34117 32. CASE NO: CEAC20250012494-04 OWNER: Bailey Bucci OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(D). Failure to provide medical attention, citation issued October 28, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 4740 10th Ave SE, Naples, FL 34117 33. CASE NO: CEAC20250012494-05 OWNER: Bailey Bucci OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section December 5, 2025 Page 19 14-36(1)(D). Failure to provide medical attention, citation issued October 28, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 4740 10th Ave SE, Naples, FL 34117 Date of Notice of Hearing by Certified Mail: 11/3/25 Date of Property/Courthouse Posting: 11/4/25 Assistant Director Crotts and Officer Frank requested the hearing. The Stipulation was entered into by Bailey Bucci on December 5, 2025. In reference to Citation CEAC20250012494-01, Interfering with an Officer: Special Magistrate Neale found the Respondent GUILTY of the alleged violation and was ordered to: 1. Pay Operational Costs in the amount of $50.00 incurred in the prosecution of this case. 2. Pay an Administrative Fee of $7.00 for this case. 3. Pay a Civil Penalty in the amount of $500.00 for this case. 4. Total charges due are $557.00 to be paid within 90 days of this hearing. Failure to pay within the specified timeframe may result in a lien being placed against the individual. In reference to Citation: CEAC20250012494-02, Failure to provide medical attention for “puppy Animal ID A299655.” CEAC20250012494-03, Failure to provide medical attention for “puppy Animal ID A299656.” CEAC20250012494-04, Failure to provide medical attention for “puppy Animal ID A299657.” CEAC20250012494-05, Failure to provide medical attention for “puppy Animal ID A299658.” Special Magistrate Neale found the Respondent GUILTY of the alleged violation and: 5. These fines will be suspended for a period of two years pending no animal related issues are violated as per the Colier County Code of Laws and Ordinances, Chapter 14 or any Florida State Statutes pertaining to animal related offenses during this probationary period. 6. At the end of two years, the fines will be voided pending no animal related issues were violated as stated above. 7. During the two-year suspension, should the Respondent violate any provisions of the Collier County Code of Laws and Ordinances, Chapter 14 or any Florida State Statutes pertaining to animal related offenses, all fines will be reinstated and ordered to be paid immediately. 8. Total charges for these Citations carry a fine of $2,228.00. 9. Failure to pay all fines within the timeframe as ordered shall result in a lien being placed against the Respondent. 7. Public Hearings A. Hearings 18. CASE NO: CEVR20250005507 OWNER: HARTEM REVOCABLE TRUST OFFICER: Ryan Kitts VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section 3.05.01(B). I observed significant land clearing activity that exceeds the 10% threshold permitted under the (ST) Overlay. This level of disturbance December 5, 2025 Page 20 constitutes a violation, as any clearing beyond that limit requires a public hearing approval. FOLIO NO: 722040005 PROPERTY ADDRESS: 11566 Little Marco IS, Naples, FL 34113 Date of Notice of Hearing by Certified Mail: 11/17/25 Date of Property/Courthouse Posting: 11/17/25 Officer Kitts represented the County testified the case is based on a complaint from the Florida Department of Environmental Protection (FDEP) and the Notice of Violation was served May 7, 2025, following a site inspection. Evidence Entered: Exhibits 1-8: Photos dated 4/18/25 Exhibit 9: Aerial photo Exhibits 10– 18: Aerial photos 2017 - 2025 Exhibit 11: Environmental Staff Determination Randy Johns and Kira Orangio, Phoenix Associates represented the Respondent. Mr. Johns testified they have been engaged to assist in abating the violation. Permits are required from the FDEP, and the survey work has begun. He requested 12 months to abate the violation. Director Iandamarino reported the County offered 180-days to abate the violation via a proposed Stipulation however the representatives indicated 12 months would be required to deal with the issues. Special Magistrate Neale noted 12 months may be too long given the nature of the case and if a 6-month compliance date is established, the Respondent may request a Motion for Extension of Compliance deadline if the timeframe cannot be met. Special Magistrate, after hearing the testimony and reviewing the evidence, found the Respondent GUILTY of the alleged violation and was ordered to: 1. Pay Operational Costs in the amount of $111.95 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) and Certificate of Completion/Occupancy to keep the unpermitted improvement of the property as is, or to restore the property to its originally permitted condition within 180 days of this hearing or a fine of $250.00 per day will be imposed until the violation has been 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: $111.95 34. CASE NO: CEAC20250012484-01 OWNER: Robin Johnson OFFICER: Cara Frank December 5, 2025 Page 21 VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-39(9). Failure to obtain a breeder permit, citation issued on November 4, 2025, 4th offense. FOLIO NO: PROPERTY ADDRESS: 61 35th Ave NE, Naples, FL 34120 Cases #34 – 37 were combined. 35. CASE NO: CEAC20250012484-02 OWNER: Robin Johnson OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-81(A)(1). Failure to provide Permit Number, citation issued on November 4, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 61 35th Ave NE, Naples, FL 34120 36. CASE NO: CEAC20250012484-03 OWNER: Robin Johnson OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-81(A)(1). Failure to provide permit number, citation issued on November 4, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 61 35th Ave NE, Naples, FL 34120 37. CASE NO: CEAC20250012484-04 OWNER: Robin Johnson OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-81(A)(1). Failure to provide permit number, citation issued on November 4, 2025, 1st offense. FOLIO NO: PROPERTY ADDRESS: 61 35th Ave NE, Naples, FL 34120 Date of Notice of Hearing by Certified Mail: 11/12/25 Date of Property/Courthouse Posting: 11/16/25 Robin Johnson was present. Assistant Director Crotts and Officer Frank represented the County. Officer Frank testified: • The Notice of Violation was issued on November 4, 2025, following an investigation. • On 10/7/25 she observed an advertisement online at AKC marketplace for the sale of 3 different litters of puppies. Puppies are also listed for sale on other internet sites, and the advertisements do not display a Collier County Breeder’s license number as required under the Ordinance. • The Respondent has a prior history of noncompliance with County Codes. • One incident includes an application for a Breeder’s License on 4/22/23 which was not issued due to the Respondent’s failure to allow the required inspection December 5, 2025 Page 22 of her premise. • On 4/2/23, an Officer visited the premises to conduct the inspection, but Ms. Johnson refused to allow documentation of any licensing required for dogs on site. • Following this site visit, attempts were made approximately 50 times to complete the inspection with Ms. Johnson declining stating a warrant would be required to enter the premises. • Ms. Johnson has been operating the breeding facility without the proper County licenses which triggered issuing a Citation for the offense. During questioning by Mr. Crotts, Officer Frank testified: • A Commercial Breeder in Collier County is defined by a party who undertakes sales of cats/puppies 3 or more times in a calendar year. • A Hobby Breeder is defined by a party who offers for sale 1 – 2 litters annually. • To obtain a Breeder Permit an application must be filed, fees paid and a satisfactory inspection of the property by the County. Ms. Johnson did not allow the County required inspection after filing her application in March of 2023. • A permit is valid for 1 year after issuance. A 5-minute recess occurred while Ms. Johnson reviewed the evidence the County requested to enter into the case, and she had no objection. Evidence Entered: Exhibit 1: Cougartown Kennels advertisement Exhibits 2: Cougartown Kennels advertisement Exhibits 3 - 8: Website snapshots Exhibits 9 – 11: Puppies.com advertisements Exhibits 12-14: AKC marketplace advertisements Exhibit15: Prior case history Exhibit 16: Signed Citation Exhibit 17: 2023 Dog Breeder application Exhibit 18: 2023 permit fee Ms. Johnson testified: • She has applied for numerous Breeder Permits since 2017, paid the fees and inspections with no issues however no licenses have been issued as a result of the County not following through. • The County defines a Commercial Breeder as anyone selling more than two litters per year and Florida Statue preempts this standard and states Commercial Breeders are anyone who offers puppies for sale from more than 2 litters or 20 dogs/cats per year, whichever is greater. • She hasn’t offered more than 20 puppies for sale in one calendar year. During questioning by Mr. Crotts, Ms. Johnson testified: • She filed an application for a Collier County Breeder’s permit in March of 2023 however she did not permit the required inspection. • She offered puppies for sale from 3 different litters in September of 2025. December 5, 2025 Page 23 • She is aware a permit needs to be renewed annually. During questioning by Special Magistrate Neale, Ms. Johnson confirmed she filed an application for a Breeder’s Permit in March of 2023 did not allow the inspection because the Officers couldn’t guarantee Citations would not be issued if infractions of the Ordinance were discovered during the inspection (proper licensing of a dog, etc.). She notified them they could only inspect the condition of the premises and dogs, so the activity never ensued. Special Magistrate Neale queried Ms. Frank if any records existed on the attempted inspections. Ms. Frank testified: • The original inspection was scheduled for April 2, 2023. When the Officer arrived, Ms. Johnson declined to allow the inspection, and she was issued a Citation for interfering with an Officer. • On April 6, Officer Olivia Martinez arrived for an inspection at the entrance gate to the site, however no one responded to her attempt to enter the property. • There were approximately 48 other attempts for an inspection. Ms. Johnson asserted Section of the County Code 14-29.2 the County enforcing the ordinance on residential property or in the residence. Special Magistrate Neale noted the Section states “The County Manager or designee shall have authority to enter upon any public or private property, except a building designated for and actually used for residential purposes and other buildings within the curtilage of the principal residential building, for the purpose of enforcing this Ordinance” which means they can’t enter the area to enforce the Ordinance, but activities on private property or in the residence which are in violation may be enforced. Additionally, on her allegation she does not meet the definition of a Commercial Breeder because she has offered less than 20 puppies for sale in a calendar year, the Statute states 2 or more litters of 20 puppies whichever is greater, and offering sale from 3 litters triggers the 2 or more standard. For Case CEAC20250012484-01 Special Magistrate Neale, after hearing the testimony and reviewing the evidence, found the Respondent GUILTY of the alleged violation and was ordered to: 1. Pay Operational Costs in the amount of $50.00 incurred in the prosecution of this case. 2. Pay an Administrative Fee of $7.00 incurred in the prosecution of this case. 3. Pay a Civil Penalty of $500.00 for this case. 4. Total charges due are $557.00 to be paid within 30-days of this hearing. Failure to pay within the specified timeframe may result in a lien being placed against the Respondent and their property. For Cases CEAC20250012484-02, CEAC20250012484-03 and CEAC20250012484-04: Special Magistrate Neale, after hearing the testimony and reviewing the evidence, found the Respondent GUILTY of the alleged violation and was ordered to: 1. Pay Operational Costs in the amount of $50.00 incurred in the prosecution of each case. 2. Pay an Administrative Fee of $7.00 incurred in the prosecution of each case. 3. Pay a Civil Penalty of $250.00 for each case. 4. Total charges due are $750.00 to be paid within 30-days of this hearing. Failure to pay December 5, 2025 Page 24 within the specified timeframe may result in a lien being placed against the Respondent and their property. Total Amount Due: $1,478 Recessed: 2:48 p.m. Reconvened: 3:00 p.m. 8. New Business (Continued) A. Motion for Reduction/Abatement of Fines None B. Motion for Imposition of Fines and Liens 1. CASE NO: CESD20240001218 OWNER: ST LAWRENCE PARK A CONDOMINIUM OFFICER: Jonathan Musse 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). Unpermitted interior alterations to repair the plumbing. FOLIO NO: 35640400006 PROPERTY ADDRESS: 2340 41st St. SW, Naples, FL 34116 Officer Musse represented the County testifying the violation has not been abated amassing fines and costs in the amount of $18,611.70. Stephen Beane, Property Manager represented the Respondent permits are being obtained for the work and contractors are available to begin the project as soon as the permits are issued. He requested a 150-day continuance in the case. Officer Musse had no objection to the request as the unit is occupied but safety issues have been addressed while the violation is being abated. Special Magistrate Neale Continued the case to the March 2026 Special Magistrate hearing date with fines ceasing to accrue. Operational Costs in the amount of $111.70 to be paid within 30 days of this hearing. 3. 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: 11/5/25 Date of Property/Courthouse Posting: 11/5/25 Officer Musse represented the County testifying the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6510 Page: 2090 December 5, 2025 Page 25 Fine Amount: $250.00/day Duration: 23 days Total Fine Amount: $5,750.00 Unpaid Operational Costs: $223.50 Total to Date: $5,973.50 Justin Batgley represented the Respondent testifying the damage was due to an issue with a Collier County pump station and 3 parties (landowner, County and Target) were involved in abating the violation which caused delays in the work. Special Magistrate Neale, after hearing the testimony and considering the factors in the case, GRANTED the County’s Motion for Imposition of Fines and Liens in the amount of $1,723.50 ($1,500.00 in fines and $223.50 in Operational Costs). Said amount payable within 30 days of this hearing and become a lien on the property. 6. CASE NO: CELU20230008823 OWNER: Johanna Dominguez OFFICER: Craig Cooper VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections 1.04.01(A) and 2.02.03. Shipping container stored on an unimproved Estates zoned property. FOLIO NO: 39661920008 PROPERTY ADDRESS: NO SITE ADDRESS, Naples, FL 34120 Date of Notice of Hearing by Certified Mail: 11/12/25 Date of Property/Courthouse Posting: 11/17/25 Officer Cooper represented the County testifying the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6387 Page: 1575 Fine Amount: $100.00/day Duration: 92 days Total Fine Amount: $9,200.00 Unpaid Operational Costs: $112.15 Total to Date: $9,312.15 Johanna Dominguez testified issues with the architects (3 engaged to date) have delayed abating the violation as they are seeking a permit for a home which would abate the violation by allowing the container to remain on the property. Given the delays, she determined it was prudent to remove the container from the lot until the permits are issued. Officer Cooper confirmed there were issues with the consultants and Ms. Dominguez has been in constant communication with him. Special Magistrate Neale, after hearing the testimony and considering the factors in the case, GRANTED the County’s Motion for Imposition of Fines and Liens in the amount of $862.15 ($750.00 in fines and $112.15 in Operational Costs). Said amount payable within 30-days of this hearing and become a lien on the property. December 5, 2025 Page 26 8. CASE NO: CEVR20250001140 OWNER: Gerardo Ramirez Aguilar 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 Date of Notice of Hearing by Certified Mail: 11/5/25 Date of Property/Courthouse Posting: 11/13/25 Supervisor Holmes represented the County testifying the violation has not been abated amassing fines and costs in the amount of $31,362.00. Gerardo Ramirez Aguilar and Rico Torres were present. Mr. Torres testified on behalf of Mr. Aguilar and following a meeting with representatives of the Florida Department of Environmental Protection, (FDEP) they informed him less than an acre was cleared. He questioned if the Notice of Violation should have been issued by the County. Special Magistrate Neale noted proof would have been required at the time of the hearing if less than 1 acre was cleared on the property. Supervisor Holmes noted the area of clearing was determined by the County environmental department according to their standards. The FDEP may have different criteria for determining clearing based on their regulations when administering permits. Mr. Torres noted an application for a Vegetation Removal Permit has been filed with the County and requested more time to abate the violation. Special Magistrate Neale Continued the case to the March 2026 Special Magistrate hearing date with fines continuing to accrue. Operational Costs in the amount of $112.00 payable within 30-days of this hearing. 9. 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 Date of Notice of Hearing by Certified Mail: 11/5/25 Date of Property/Courthouse Posting: 11/13/25 Supervisor Holmes represented the County. Special Magistrate Order: No. 6453 Page: 3573 Fine Amount: $300.00/day Duration: 82 days Total Fine Amount: $24,600.00 Unpaid Operational Costs: $111.90 Total to Date: $24,711.90 December 5, 2025 Page 27 Gerardo Ramirez Aguilar and Rico Torres were present. Mr. Torres testified on behalf of Mr. Aguilar and noted representatives of the Florida Department of Environmental Protection informed him less than an acre was cleared. He questioned if the Notice of Violation should have been issued by the County. Special Magistrate Neale noted proof would have been required at the time of the hearing if less than 1 acre was cleared on the property. Supervisor Holmes noted the area of clearing was determined by the County environmental department according to their standards. The FDEP may have different criteria for determining clearing based on their regulations when administering permits. Special Magistrate Neale, after hearing the testimony and considering the factors in the case, GRANTED the County’s Motion for Imposition of Fines and Liens in the amount of $12,411.90 ($12,300.00 in fines and $111.90 in Operational Costs). Said amount payable within 60-days of this hearing and become a lien on the property. 11. CASE NO: CESD20200000453 OWNER: Carlos Gonzalez and Barbara Reyes OFFICER: Jeremiah Matos 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: 11/5/25 Date of Property/Courthouse Posting: 11/5/25 Code Manager Mucha represented the County testifying the violation has not been abated amassing fines and costs in the amount of $133,312.95. Barbara Reyes and Elba Marin were present and testified there have been issues with the documents being uploaded to the County website. Special Magistrate Neale Continued the case to the March 2026 Special Magistrate hearing date with fines ceasing to accrue. Operational Costs in the amount of $112.95 payable within 30-days of this hearing. 7. Public Hearings (Continued) A. Hearings 12. CASE NO: CENA20250006468 OWNER: ILONA DASBACH EST OFFICER: Jason Packard VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 54, Article VI, Section 54-185(a). Weeds and grass in excess of 18 inches throughout improved unoccupied parcel. FOLIO NO: 55101000006 PROPERTY ADDRESS: 224 Pine Valley Cir, Naples, FL 34113 Date of Notice of Hearing by Certified Mail: 11/5/25 Date of Property/Courthouse Posting: 11/13/25 The Respondent was not present. December 5, 2025 Page 28 Supervisor Holmes represented the County testifying the Notice of Violation was issued as a result of a site inspection on 5/29/25. Evidence Entered: Exhibit 1: Aerial photo of property Exhibit 2: Aerial photo of the property Exhibits 3-4: Photos dated 5/29/25 Exhibit 5: Photo dated 7/9/25 Exhibit 6: Photo dated 7/3/25 Exhibits 7-10 Photos dated 12/4/25 Exhibit 11: Lis Pendens Notice Exhibit 12: Foreclosure status Special Magistrate Neale, after hearing the testimony and reviewing the evidence, found the Respondent in violation of the Ordinance and ordered the Respondent 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. Mow or cause to be mowed all weeds grass or other similar nonprotected overgrowth in excess of 18 inches in height down to a height of less than 6 inches on subject property within 7-days of this hearing or a fine of $100.00 per day will be imposed until the violation has been abated 3. Pay a Civil Penalty of $500.00 due to the repeat nature of the violation. 4. 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: $611.70 3. CASE NO: CENA20250011460 OWNER: COLT 2021-4 MORT LOAN TRUST C/O SELECT PORTFOLIO SERVICE INC OFFICER: Stephanie Guttum VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 54, Article VI, Section 54-185(a). Grass and weeds exceed 18 inches. FOLIO NO: 51692280009 PROPERTY ADDRESS: 2195 Palm St, Naples, FL 34112 Date of Notice of Hearing by Certified Mail: 11/5/25 Date of Property/Courthouse Posting: 11/5/25 The Respondent was not present. Officer Guttum represented the County testifying the Notice of Violation was issued on October 13, 2025, based on a site visit to the property. An inspection on 12/4/25 revealed the front had been mowed, but the sides and rear of the property were still in violation. Evidence Entered: Exhibits 1-2: Photos dated 9/24/25 Exhibit 3: Photo dated 10/13/25 Exhibit 4: Photo dated 10/24/25 Exhibits 5-7: Photos dated 12/4/25 December 5, 2025 Page 29 Special Magistrate Neale, after hearing the testimony and reviewing the evidence, found the Respondent in violation of the Ordinance and ordered the Respondent 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. Mow or cause to be mowed all weeds grass or other similar nonprotected overgrowth in excess of 18 inches in height down to a height of less than 6 inches on subject property within 7-days of this hearing or a fine of $200.00 per day will be imposed until the violation has been 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 4. CASE NO: CELU20250011461 OWNER: COLT 2021-4 MORT LOAN TRUST C/O SELECT PORTFOLIO SERVICE INC OFFICER: Stephanie Guttum VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections 1.04.01(A) and 2.02.03, and Collier County Code of Laws and Ordinances, Chapter 54, Article VI, Section 54-179. Many items of prohibited storage items including but not limited to household furniture, bicycles, bicycle parts, bicycle trailer, generator, tools, buckets, totes, vacuum, coolers, grates, plywood, grill etc. FOLIO NO: 51692280009 PROPERTY ADDRESS: 2195 Palm St, Naples, FL 34112 Date of Notice of Hearing by Certified Mail: 11/5/25 Date of Property/Courthouse Posting: 11/5/25 The Respondent was not present. Officer Guttum represented the County testifying during a 9/24/25 site visit the Respondent informed her he would address the situation. A reinspection on 10/13/25 revealed the litter and debris remained on site and a Notice of Violation was issued. The violation remains as of 12/4/25 however, some progress has been made in removing the items in question. Evidence Entered: Exhibit 1: Photo dated 9/24/25 Exhibits 2-3: Photos dated 10/13/25 Exhibits 4-6 Photos dated 10/24/25 Exhibits 7-10: Photos dated 12/4/25 Special Magistrate Neale, after hearing the testimony and reviewing the evidence, 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. December 5, 2025 Page 30 2. Remove all unauthorized accumulation of litter and all other items not permitted for outside storage to a site designated for such use or store desired items in a completely enclosed structure within 7-days of this hearing or a fine of $200.00 per day will be imposed each day the violation remains. 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 5. CASE NO: CEV20250012124 OWNER: COLT 2021-4 MORT LOAN TRUST C/O SELECT PORTFOLIO SERVICE INC OFFICER: Stephanie Guttum VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section 4.05.03(C). Silver Dodge truck parked on the grass with possible expired registration. FOLIO NO: 51692280009 PROPERTY ADDRESS: 2195 Palm St, Naples, FL 34112 Date of Notice of Hearing by Certified Mail: 11/5/25 Date of Property/Courthouse Posting: 11/5/25 The Respondent was not present. Officer Guttum represented the County testifying the Notice of Violation was issued on 10/13/25 following inspection of the property. Evidence Entered: Exhibits 1-2: Photos dated 9/24/25 Exhibit 3: Photo dated 12/4/25 Special Magistrate Neale, after hearing the testimony and reviewing the evidence 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. Removing vehicles parked on the grass area to a stabilized surface base or plastic grid stabilization system covered by surface areas made of concrete, crushed stone, crushed shell, asphalt pavers or turf parking system specifically designed for parking automobiles not to exceed 40% of the front yard for parking within 7-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 December 5, 2025 Page 31 38. CASE NO: CEAC20250010000-11 OWNER: James Burns OFFICER: Cara Frank VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 14, Article II, Section 14-36(1)(A). Failure to provide shelter, citation issued on October 13, 2025, 4th offense, "Teddy". FOLIO NO: PROPERTY ADDRESS: 301 Wells St., Lot #7, Immokalee, FL 34142 Date of Notice of Hearing by Certified Mail: 11/12/25 Date of Property/Courthouse Posting: 11/155 The Respondent was not present. Assistant Director Crotts and Officer Frank represented the County. Officer Frank testified: • The case initiated on August 20, 2025, due to a complaint filed for a dog not being provided proper shelter. • During a site visit, she determined adequate shelter was not provided for the dogs “Luna” and “Teddy.” • She provided Mr. Burns with the requirements for proper shelter, and he requested time to address the issue. • During follow up visits, including one on 9/29/25, it was determined proper shelter was not provided and Mr. Burns notified her they were his wife’s dogs. • She had conversations with Ms. Burns regarding the issue and on October 2, 2025. Ms. Burns notified her she wanted to surrender “Luna” who was injured and she couldn’t afford medical treatment. The dog was surrendered and the Burns’s opted to keep “Teddy.” • On October 10, 2025, a follow up site visit occurred, and “Teddy” was not provided proper shelter so subsequently the Citation was issued. Evidence Entered: Exhibits 1-3: Photos dated 8/20/25 Exhibits 4-5: Photo dated 9/10/25 Exhibits 6-7: Photo dated 9/29/25 Exhibits 8-11: Photos dated 10/11/25 Special Magistrate Neale, after hearing the testimony and reviewing the evidence found the Respondent GUILTY of the alleged violation and was ordered to: 1. Pay Operational Costs in the amount of $50.00 incurred in the prosecution of the case. 2. Pay an Administrative Fee of $7.00 incurred in the prosecution of the case. 3. Pay a Civil Penalty of $500.00 for the case. 4. Total charges due are $557.00 to be paid within 30-days of this hearing. Failure to pay within the specified timeframe may result in a lien being placed against the individual or their property. B. Emergency Cases None 9. Old Business December 5, 2025 Page 32 A. Motion of Amend Previously Issued Order None B. Motion to Rescind Previously Issued Order None 9. Consent Agenda A. Request for Special Magistrate to Impose Nuisance Abatement Lines for 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 the County Attorney’s Office as Referenced in the 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 Executive Summary Special Magistrate Neale reviewed the cases cited in the Executive Summary and GRANTED the County’s Request. 10. Reports None 11. Next Meeting Date – January 9, 2026, 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 4:55 p.m. COLLIER COUNTY SPECIAL MAGISTRATE HEARING ________________________________ Patrick H. Neale, Special Magistrate The Minutes were approved by the Special Magistrate on ___________________________________, as presented ________, or as amended ________.