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CESM Minutes 02/06/2026 (Draft) February 6, 2026 Page 1 MINUTES OF THE HEARING OF THE COLLIER COUNTY SPECIAL MAGISTRATE Naples, Florida, February 6, 2026 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, Manager of Inspectors Helen Buchillon, Code Enforcement Specialist February 6, 2026 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 A.M. 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): Item 7A. – Hearings: the following cases were Moved to Item #6 – Stipulations: 13. CASE NO: CENA20250009760 - Norberto Hernandez 18. CASE NO: CELU20250009178 - Remberto Blanco 19. CASE NO: CEV20250003540 - Remberto Blanco 21. CASE NO: CEPM20250007747 - Maira A Campos and Ismael Cid Trujillo Under Item 7A. – Hearings: the following cases were withdrawn: 1. CASE NO: CEEX20250014840 - PR065229 - Dennis Jastrzab and Paula A Zambreno 2. CASE NO: CEEX20250014855 - PR064878 - Michael Theiler and Janet Theiler 8: CASE NO: CELU 20240012052 - RICHARD H EVANS REVOC TRUST 9: CASE NO: CESD20240011310 - Vanessa Fae Fieramosca 11: CASE NO: CEV2025001095 - Jose I Ardon 12: CASE NO: CENA20250012606 - Central Park of Naples 15: CASE NO: CESD20230001722 - CARMEN B PALMISANO REV TRUST AND YVONNE GALLEGOS 16: CASE NO: CEPF20250011605 - GENESIS NAPLES FL LLC 24: CASE NO: CEAC20250002965-06 - Javier Martinez 25: CASE NO: CEAC20250002965-0 - Javier Martinez Under Item 8B - Motion for Imposition of Fines and Liens, the following case were withdrawn: 1: CASE NO: CESD20250000741 - 6158 SEA GRASS LANE LLC 2: CASE NO: CEPM20240001807 - Rebecca J. Matthews 3: CASE NO: CESD20220002913 - Margarita Granados 4. CASE NO: CESD20250000664 - 3861 11TH AVE SW NAPLES LLC 9. CASE NO: CEV20250008399 - Guillermo Lara and Juana Cruz February 6, 2026 Page 3 12. CASE NO: CESD20220000046 - VF 3955 VILLAGE, LLC. Special Magistrate Neale approved the agenda as modified. 4. Approval of Minutes The minutes from January 9, 2026, hearing were approved by Special Magistrate Neale. 5. Motions C. Motion for Rehearing 1. CASE NO: CESD20240001061 OWNER: BUOYANCY LLC OFFICER: Charles Marinos 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). An improved Estates zoned property with a pump house in the rear erected without permits and including electrical and plumbing modifications. FOLIO NO: 45960240004 PROPERTY ADDRESS: 2225 23rd St SW, Naples, FL 34117 Supervisor Holmes and Assistant County Attorney Ronald Tomasko represented the County. Henry Johnson, Attorney representing the Respondent testifying he filed a Motion for Rehearing of the Order issued on January 21, 2026, for the Imposition of Fines in the case. The motion includes filing 4 exhibits in a 3-ring binder on his position. He noted: • According to Section 162.09.2.(b) of the Florida Statute the only items which may be considered when determining the amount of fines to be imposed in a case are the gravity of the violation, any actions taken by the violator to correct the violation and any previous violations committed by the violator. • The Statute does not allow consideration of public Health, Safety and Welfare issues associated with the case. • There was no testimony given in the hearing the violation the electrical components were an attractive nuisance enticing a member of the public to enter the area causing a Health, Safety and Welfare issue. • The Respondent worked diligently to resolve the issues on the property, expended more than $250,000 on the endeavor and many factors abating this violation were outside her control. • With the Statute providing Health, Welfare and Safety cannot be a factor considered in imposing fines, he requested only the Administrative Costs be imposed in the case and the fines be waived. Supervisor Holmes testified the original Executive Summary requesting the Imposition of Fines and Liens prepared by the County stated the violation was not a Health Safety and Welfare issue. Mr. Tomasko opposed reconsideration of the Order as there is no new evidence offered or a change in the law impacting the case. The Special Magistrate reduced the County’s requested February 6, 2026 Page 4 fine amount from $60,000 to $18,000 and if the Motion for Rehearing is granted, the full amount of the original imposition of fines could be requested and argued by the County. Special Magistrate Neale noted he reviewed the 3-ring binder submitted as evidence at the 1/9/26 hearing. Although Health, Safety and Welfare is engrained in the law, the Order was predicated on other factors including the mitigating and aggravating aspects of the violation and the 420 days the Respondent was out of compliance. The fines were substantially reduced from $60,000 to $18,000 (a 70 percent reduction) and the Order did not rely on any Health, Safety and Welfare aspects of the case. Special Magistrate Neale DENIED the Respondent’s Motion for Rehearing. 7. Public Hearings A. Hearings: 22. CASE NO: CELU20250010739 OWNER: AIRPORT AND GLADES LLC OFFICER: Delicia Pulse 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, Sections 54-179 and 54-181. Recurring activity/violation of Prohibited Land Use of living in vehicles, storage of commercial/misc vehicles. Litter on property consisting of but not limited to trash, plastics, paper, etc. FOLIO NO: 34840480005 PROPERTY ADDRESS: 1931 Airport Rd S, Naples, FL 34112 Officer Pulse, Supervisor Collier and Assistant County Tomasko represented the County. Rich Yovanovich represented the Respondent and requested a Motion to Dismiss be considered. He testified: • That the violation in question should not be considered recurring in nature according to Florida Statute 162.06. • The enforcement process for code cases involves a Notice of Violation being issued with time to correct the infraction, if the violation is corrected and recurs within the original time frame to correct, it is deemed recurring. • If it is not corrected in the allotted timeframe, the case may be brought to the Special Magistrate for a hearing and adjudicated. • If a violation is found to exist by the Magistrate and the same violation occurs again within a 5-year time frame, it is deemed recurring. • Any prior violation abated on the property is irrelevant if it was corrected within the timeframe established by the Officer and not adjudicated by the Special Magistrate. Supervisor Collier testified Department policy deems a repeat violation those found recurring on a property within a 5-year timeframe. In this case, the “recurring” violation has been abated, and the County is seeking a finding there was a violation of the Ordinance at the time the Notice of Violation was issued. February 6, 2026 Page 5 Special Magistrate Neale noted Section 162.06 of the statute references the language “if a repeat violation is found” not adjudicated. Mr. Yovanovich contended if the if the original violation was corrected in the timeframe prescribed by the Officer, the case is closed as if it never existed. The Notice of Violation in question today does not cite the case or Ordinance violated for a previous occurrence so it is deficient as it lacks clarity and the case should be dismissed. Supervisor Collier testified the prior violations on the property are public record and may be researched by the Respondent to determine the nature of the reoccurrence. Mr. Yovanovich testified the Respondent should not be required to search public records in order to try to determine which violation the County is relying on for the recurrence. Mr. Tomasko noted the evidence packet for the case cites the prior violations. Mr. Yovanovich testified he only received the evidence packet this morning and has not had time to review the information so he can adequately present his case. If Special Magistrate determines it should not be dismissed, he requests a continuance. Special Magistrate Neale, CONTINUED the case to the March or April 2026 Special Magistrate hearing date (depending on the parties availability in March) to allow time for the parties to conduct discovery. If a party desires, they may provide case law to him to support their position. 20. CASE NO: CEVR20240003016 OWNER: Heriberto Cruz Gutierrez and Celsa Velasco Martinez OFFICER: Jason Packard VIOLATIONS: Collier County Land Development Code, 04-41, as amended, Sections 1.04.01(A), 10.02.06(B)(1)(a), 10.02.06(B)(1)(e) and 3.05.07(C)(3)(b). Clearing of lands over allowed limit with building permit and for area zoned as agricultural with an RFMUO-NRPA-SENDING overlay. FOLIO NO: 397360000 PROPERTY ADDRESS: 4503 Le Buffs Rd, Naples, FL 34114 Date of Notice of Hearing by Certified Mail: 1/12/26 Date of Property/Courthouse Posting: 1/15/26 The Respondent was not present. Officer Packard represented the County and testified: • The Notice of Violation was issued on 8/4/25 following a site visit after a complaint was filed. • He contacted the owner who noted the work was to clear exotics but was informed this activity still requires a permit. • To date, a permit application has not been filed by the landowner. Evidence Entered: Exhibit 1: Property appraiser’s aerial photo of property Exhibit 2: GIS map Exhibits 3 - 8: Historic aerial photos of the property Exhibits 9 - 17: Photos dated 4/1/24 Exhibits 18 - 19: Photos dated 2/5/26 Exhibit 20: Screen shot of Cityview February 6, 2026 Page 6 Exhibit 21: Screen shot of Cityview Exhibit 22: Environmental Determination by County Special Magistrate Neale, finding the Notice of Hearing was properly served, 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 Building Permit(s) or Demolition Permit(s), Inspections and Certificate of Completion/Occupancy to either keep the unpermitted improvement of the property as is or restore the property to its originally permitted condition within 90 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: $111.75 5. Motions B. Motion for Extension of Compliance Deadline 1. 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 of the main structure and one coming off of accessory structure) constructed without permits. FOLIO NO: 761000006 PROPERTY ADDRESS: 11750 Riggs Rd, Naples, FL 34114 Duane Thomas represented the Respondent testifying that the permit is in the inspection phase which is anticipated to be completed on February 9th, 2026. He requested a 30-day continuance to finish abating the violation. Officer Packard represented the County and had no objection to the request. Special Magistrate Neale GRANTED an Extension of Compliance Deadline in the case to the Special Magistrate March 2026 hearing date. 7. Public Hearings (Continued) A. Hearings 4. CASE NO: CEVR20250007491 OWNER: DLBLAL OFFICER: Courtney Lynch VIOLATIONS: Collier County Land Development Code, 04-41, as amended, Section 3.05.01(B). Clearing an excess of the allowable one acre without a vegetation removal permit. February 6, 2026 Page 7 FOLIO NO: 40801200001 PROPERTY ADDRESS: 4235 4th Ave SE, Naples, FL 34117 Manager Mucha and Officer Lynch represented the County. Officer Lynch testified: • The Notice of Violation was issued on 7/8/25 following a site investigation for another case. • After a review of aerial photos it was determined more than 1 acres of land had been cleared on the property. • An Environmental Determination by the County opined a permit was required for the activity. • The owner contacted the County and claimed the clearing was exempted in accordance with the Right to Farm Act and the property is a bona fide agricultural use. • The County disagrees with the assertion as it is Estates zoned property where clearing in excess of an acre is not allowed without a permit. • An email dated 7/25/25 from Jamie Cook, Operations & Regulatory Management Director opines the activity is not a bona fide agricultural use. • The wetlands determination for the property occurred in 2006. • No permits have been filed for the clearing and the violation remains unabated. Evidence Entered: Exhibit 1: County Environmental Determination 6/20/25 Exhibit 2: County email dated 7/25/25 Exhibits 3 - 4: 2024 and 2025 aerial photos of property Amy Thibaut, Attorney represented the Respondent and reserved presentation of her case until the County testified in cases 4, 5, 6 and 7. 5. CASE NO: CEAU20250008161 OWNER: DLBLAL OFFICER: Courtney Lynch VIOLATIONS: Florida Building Code 8th Edition (2023), Chapter 1, Section 105.1, and Collier County Land Development Code, 04-41, as amended, Sections 10.02.06(B)(1)(e) and 10.02.06(B)(1)(e)(i). Estates zoned property with unpermitted fence. FOLIO NO: 40801200001 PROPERTY ADDRESS: 4235 4th Ave SE, Naples, FL 34117 Manager Mucha and Officer Lynch represented the County. Officer Lynch testified: • The Notice of Violation was issued on 7/8/25 following a site investigation for another case. • Research and a review of the aerials determined a fence was constructed on the property without a permit. • A Building Official determination on 6/20/25 opined a permit is required for the fence. • The owner contacted the County and claimed the activity was exempted in accordance with the Right to Farm act and the property is a bona fide agricultural use. • Assistant County Attorney Heidi Ashton-Cicko disagreed with the assertion as it is Estates zoned property. February 6, 2026 Page 8 • No permits have been filed for the clearing and the violation Evidence Entered: Exhibit 1: Building Official Determination 6/20/25 Exhibit 2: Photo dated 5/16/25 Amy Thibaut, Attorney represented the Respondent and reserved presentation of her case until the County testified in cases 4, 5, 6 and 7. 6. CASE NO: CESD20250007493 OWNER: DLBLAL 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). Estates-zoned property with unpermitted horse stable and shed. Permit PRSPL20230932391 for above ground pool not finaled. FOLIO NO: 40801200001 PROPERTY ADDRESS: 4235 4th Ave SE, Naples, FL 34117 Manager Mucha and Officer Lynch represented the County. Officer Lynch testified: • The Notice of Violation was issued on 7/8/25 following a site investigation for another case. • Research and a review of the aerials determined a swimming pool, horse stable and shed was constructed on the property without a permit. • A Building Official determination on 6/20/25 opined a permit is required for the fence. • The owner contacted the County and claimed the activity was exempted in accordance with the Right to Farm Act and the property is a bona fide agricultural use. • Assistant County Attorney Heidi Ashton-Cicko disagreed with the assertion as it is Estates zoned property. • The swimming pool Certificate of Completion was issued on 12/19/25 however no permit applications have been filed for the stable and shed and this portion of the violation remains unabated. Evidence Entered: Exhibit 1: Building Official Determination 6/20/25 Exhibits 2-3: 2024 and 2025 aerial photos Exhibits 4-5: Photos dated 5/16/25 Amy Thibaut, Attorney represented the Respondent and reserved presentation of her case until the County testified in cases 4, 5, 6 and 7. 7. CASE NO: CEA20250005914 OWNER: DLBLAL OFFICER: Courtney Lynch VIOLATIONS: Collier County Land Development Code, 04-41, as amended, Section 4.02.07. Estates-Zoned property consisting of 2.5 acres that has an excess of the permissible number of horses which is 2 per acre. FOLIO NO: 40801200001 February 6, 2026 Page 9 PROPERTY ADDRESS: 4235 4th Ave SE, Naples, FL 34117 Manager Mucha and Officer Lynch represented the County. Officer Lynch testified: • The Notice of Violation was issued on 7/8/25 following a site investigation to address a complaint from the Board of County Commissioner’s office on 5/14/25. • Following the complaint, a drive by inspection was undertaken where more than 5 horses were observed on the property. • The officers attempted to gain access to the site and contacted the owner via telephone and access was denied as they were informed the property is classified as agriculture and a bona fide agricultural use. • Following the interaction, the owner contacted Assistant County Attorney’s office for discussion on the matter and claimed the activity was exempted in accordance with the Right to Farm Act and the property is a bona fide agricultural use. • Assistant County Attorney Heidi Ashton-Cicko disagreed with the assertion as it is Estates zoned property. • On 2/4/26 it was determined there were lease agreements executed on 2 adjacent properties for horse activity. • The violation remains unabated. Evidence Entered: Exhibit 1-2: Zoning Determination Exhibit 2: Lease agreement Amy Thibaut, Attorney presented the PowerPoint “Papi Rai Ranch Code Enforcement Hearing, February 4, 2026” and testified: • The property is 2.5 acres in size and located in the Estates zoning district which provides for agricultural use in accordance with Land Development Code Section 2.02.02. • The operation began in 2023 and for the years 2024 and 2025, the Property Appraiser classified the parcel as a bona fide agricultural use. • Florida Statute 193.461 and Florida Supreme Court case Schultz vs. PGI Partners, LLC (The issue presented by the conflicting decisions is whether zoned use of land is, as a matter of law, determinative of the actual, good faith agricultural use of the land for ad valorem tax assessment purposes under article VII, section 4(a) of the Florida Constitution and section 193.461(3)(b), Florida Statutes (1993). The Fifth District Court of Appeal held below that when determining the actual, good faith use of the land for tax purposes, the zoned use is but one factor that an assessor or reviewing court may consider along with the other specified factors provided in section 193.461(3)(b)1– 7, Florida Statutes (1993), and that zoning alone is not determinative as a matter of law) provides the standards for qualifying lands as bona fide agricultural use and zoning is not a sole determining factor. • The Right to Farm Act, FSA 823.14.6 states local governments cannot adopt policies restricting a bona fide agricultural use on classified agricultural land. • The Agricultural Lands and Practice Act adopted in 2003 and amended in 2011 provides a governmental entity may not exercise any of its powers to adopt or enforce any ordinance, resolution, regulation, rule, or policy to prohibit, restrict, regulate, or otherwise limit an activity of a bona fide farm operation. February 6, 2026 Page 10 • FSA 604.50 exempts nonresidential farm buildings from the Florida Building and local codes. • As backup, the Florida Attorney General Opinion 2013-01 also opined FSA 604.50 exempts nonresidential farm buildings, farm fences, and farm signs from land development regulations adopted by the Town of Loxahatchee Groves. • The property has been classified a bona fide agricultural use by the Property Appraiser and subject to the Right to Farm Act and Agricultural Lands and Practice Act which prevent enforcement of local rules for the agricultural use on the parcel. Ms. Thibaut’s response to the individual cases: 4. CASE NO: CEVR20250007491 OWNER: DLBLAL OFFICER: Courtney Lynch VIOLATIONS: Collier County Land Development Code, 04-41, as amended, Section 3.05.01(B). Clearing an excess of the allowable one acre without a vegetation removal permit. FOLIO NO: 40801200001 PROPERTY ADDRESS: 4235 4th Ave SE, Naples, FL 34117 Ms. Thibaut testified the property is not in violation of the referenced Ordinance in accordance with the standards of LDC Section 3.05.01 and the Right to Farm Act and Agricultural Lands and Practice Act. Respondent Evidence Entered: Exhibit 1: PowerPoint presentation Exhibit 2: AGO opinion 2013-01 5. CASE NO: CEAU20250008161 OWNER: DLBLAL OFFICER: Courtney Lynch VIOLATIONS: Florida Building Code 8th Edition (2023), Chapter 1, Section 105.1, and Collier County Land Development Code, 04-41, as amended, Sections 10.02.06(B)(1)(e) and 10.02.06(B)(1)(e)(i). Estates zoned property with unpermitted fence. FOLIO NO: 40801200001 PROPERTY ADDRESS: 4235 4th Ave SE, Naples, FL 34117 Ms. Thibaut testified the property is not in violation of the referenced Ordinance in accordance with the standards of FSA 604.50 Respondent Evidence Entered: Exhibit 1: PowerPoint presentation Exhibit 2: AGO opinion 2013-01 6. CASE NO: CESD20250007493 OWNER: DLBLAL OFFICER: Courtney Lynch VIOLATIONS: Collier County Land Development Code, 04-41, as amended, Sections February 6, 2026 Page 11 10.02.06(B)(1)(a) and 10.02.06(B)(1)(e)(i). Estates-zoned property with unpermitted horse stable and shed. Permit PRSPL20230932391 for above ground pool not finaled. FOLIO NO: 40801200001 PROPERTY ADDRESS: 4235 4th Ave SE, Naples, FL 34117 Ms. Thibaut testified the property is not in violation of the referenced Ordinance in accordance with the standards of FSA 604.50 and 193.461. Respondent Evidence Entered: Exhibit 1: PowerPoint presentation Exhibit 2: AGO opinion 2013-01 7. CASE NO: CEA20250005914 OWNER: DLBLAL OFFICER: Courtney Lynch VIOLATIONS: Collier County Land Development Code, 04-41, as amended, Section 4.02.07. Estates-Zoned property consisting of 2.5 acres that has an excess of the permissible number of horses which is 2 per acre. FOLIO NO: 40801200001 PROPERTY ADDRESS: 4235 4th Ave SE, Naples, FL 34117 Ms. Thibaut testified the property is not in violation of the referenced Ordinance in accordance with the standards of Right to Farm Act and Agricultural Lands and Practice Act. Additionally, with the leases for the activity granted for the adjacent properties, the total land area under control of the Respondent is 7.73 acres allowing 15 horses. Respondent Evidence Entered: Exhibit 1: PowerPoint presentation Exhibit 2: AGO opinion 2013-01 Assistant County Attorney Cisko testified: • The Rural Agricultural District permits commercial farming on 20 acres or larger lots. • The property in question is 2.5-acre lot in the Estates zoning District where the purpose is to provide for low density residential housing with limited agricultural use. • The principal use on the property must be single family residential to allow for agricultural activity which provides for a maximum of 2 horses per acre and commercial agricultural use is not permitted. • The Right to Farm Act is designed to protect existing commercial farm uses. • The purpose of the Property Appraiser is classifying land for taxation and the issue for the County in this case is uses allowed under the zoning regulations. She closed stating a commercial use is not allowed in the zoning district and the Right to Farm Act does not apply to the property in question. During discussion with the Special Magistrate and intensity of potential agricultural uses in the Estates zone Ms. Thibaut noted under a nuisance case, the County could consider initiating an enforcement action where the bona fide agricultural use on a property increased substantially. County Witnesses February 6, 2026 Page 12 Parker Klopf, Planner III testified the Estates zoning district is limited to semi-rural residential development with horses kept at a maximum of 2 per acre. Craig Brown, Manager, Environmental Services testified on the vegetation clearing aspects of the case noting a residential building permit allows for clearing up to 1 acre on the property. Any additional clearing requires a Vegetation Removal Permit. Other factors include permits required for clearing of protected wetlands on a site where the State of Florida or other agencies may be involved in the activity. During questions by Ms. Thibaut, Mr. Brown testified the amount of clearing acreage was based on a review of aerial photographs and no physical measurements were taken. The wetlands determination reference by the County was issued in 2006 and under State guidelines expires after 5 years, however the County does not abide by the standard for their timeframe and reviews the history of the property when a determination may be required. Ms. Thibaut closed stating the use on the property is allowed based on the Property Appraisers classification as bona fide agricultural which subjects the parcel to the Right to Farm and Agricultural Land & Practices Acts. The intent of the zoning ordinance and the regulations set for forth therein are mute for the cases. Additionally, the Notice of Violation (for Case 4) does not allege a wetlands violation, rather a vegetation clearing issue. She requested the Special Magistrate to find no violations exist for the cases. Special Magistrate Neale CONTINUED the cases to the March 2026 Special Magistrate hearing date to review the case information provided. The parties to submit a summary of their position in the case no later than 10 days before the aforementioned hearing date. Operational Costs in the amount of $446.80 payable within 30 days of this hearing. Recessed: 11:59 a.m. Reconvened: 1:00 p.m. 8. New Business B. Motion for Imposition of Fines and Liens 6. 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 Officer Guttam represented the County testifying the violation has not been abated amassing fines and costs in the amount of $11,311.75. Sean Whaley, Attorney represented the Respondent testifying squatters on the property delayed abating the violation. It took a substantial amount of time to remove them as they were affiliated with a gang. The eviction was finalized on 1/28/26 and requested 30 days to abate the violation. Director Iandimarino had no objection to the Continuance if the Operational Costs were paid. February 6, 2026 Page 13 Special Magistrate Neale CONTINUED the case to the Special Magistrate March 2026 hearing date with fines ceasing to accrue. Operational Costs in the amount of $111.75 to be paid within 30 days of this hearing. 7. 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, grate, plywood, grill, etc. FOLIO NO: 51692280009 PROPERTY ADDRESS: 2195 Palm St, Naples, FL 34112 Officer Guttam represented the County testifying the violation has not been abated amassing fines and costs in the amount of $11,311.80. Sean Whaley, Attorney represented the Respondent testifying squatters on the property delayed abating the violation. It took a substantial amount of time to remove them as they were affiliated with a gang. The eviction was finalized on 1/28/26 and requested 30 days to abate the violation. Director Iandimarino had no objection to the Continuance if the Operational Costs were paid. Special Magistrate Neale CONTINUED the case to the Special Magistrate March 2026 hearing date with fines ceasing to accrue. Operational Costs in the amount of $111.80 to be paid within 30 days of this hearing. 8. 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 Officer Guttam represented the County testifying the violation has been abated but not in the prescribed timeframe amassing fines and costs in the amount of $5,311.80. Sean Whaley, Attorney represented the Respondent testifying squatters on the property delayed abating the violation. It took a substantial amount of time to remove them as they were affiliated with a gang. The eviction was finalized on 1/28/26 and requested 30 days to abate the violation. Director Iandimarino had no objection to the Continuance if the Operational Costs were paid. February 6, 2026 Page 14 Special Magistrate Neale CONTINUED the case to the Special Magistrate March 2026 hearing date with fines ceasing to accrue. Operational Costs in the amount of $111.80 to be paid within 30 days of this hearing. 13. 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 damage 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 been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6433 Page: 3633 Fine Amount: $250.00/day Duration: 148 days Total Fine Amount: $37,000.00 Unpaid Operational Costs: $112.10 Total to Date: $37,112.10 Lloyd Bowein requested the fines be waived in the case and testified: • The damage to the property occurred when a tenant’s car crashed into the building. • Flooding from Hurricane Ian subsequently damaged the property too. • Originally, he engaged contractors to repair the damage however in the end determined tearing down the building was the most viable option for the property. Officer Musse noted Mr. Bowein was always in communication regarding the status of 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 of $5,112.10 ($5,000.00 in Fines and $112.10 for Operational Costs). Said amount to be paid within 30 days of this hearing and to become a lien on the property. 14. 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 February 6, 2026 Page 15 Officer Musse represented the County testifying the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6478 Page: 2083 Fine Amount: $100.00/day Duration: 151 days Total Fine Amount: $15,100.00 Unpaid Operational Costs: $111.90 Total to Date: $15,211.90 Logan Wardlow, Attorney represented the Respondent testifying he filed a Motion for a reduction of fines with the Magistrate. He testified permitting delayed abating the violation due to property management issues. Evidence Entered: Exhibit 1: Permit Application Status Special Magistrate Neale noted property management issues were not the fault of the County. 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 $3,111.90 ($3,000.00 in Fines and $111.90 for Operational Costs). Said amount to be paid within 30 days of this hearing and to become a lien on the property. 16. 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 $115,113.00. Gary Carmen, Attorney represented the Respondent testifying he was notified the work has been completed and they are awaiting inspections by the Fire Marshal scheduled for February 9th. He requested a 30-day continuance in the case. Officer Musse had no objection to the request. Special Magistrate Neale CONTINUED the case to the Special Magistrate March 2026 hearing date with fines ceasing to accrue. Operational Costs in the amount of $113.00 to be paid within 30 days of this hearing. 17. CASE NO: CEPM20250000627 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)(c). Damages to the roof that is causing February 6, 2026 Page 16 water intrusion into the unit as mentioned in the report completed by Roofing Services LLC. FOLIO NO: 35830040001 PROPERTY ADDRESS: 4215 Heritage Cir Unit 201, Naples, FL 34116 Officer Musse represented the County testifying the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6498 Page: 3930 Fine Amount: $250.00/day Duration: 66 days Total Fine Amount: $16,500.00 Unpaid Operational Costs: $111.70 Total to Date: $16,611.70 Gary Carmen, Attorney represented the Respondent testifying the violation was abated as soon as possible and fines have been paid which were imposed for other cases. . 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 $10,111.70 ($10,000.00 in Fines and $111.70 for Operational Costs). Said amount to be paid within 30 days of this hearing and to become a lien on the property. 18. 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)(p) and 22-231(i). Leak coming from the 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 in the amount of $84,112.80. There is a permit on file which is ready to be issued. Gary Carmen, Attorney represented the Respondent testifying the contractor will be picking up the permit and requested 30 days to finish abating the violation. Special Magistrate Neale CONTINUED the case to the Special Magistrate March 2026 hearing date with fines continuing to accrue. Operational Costs in the amount of $112.80 to be paid within 30 days of this hearing. 19. 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(12)(c), 22-231(12)(n), 22- February 6, 2026 Page 17 231(12)(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. 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 $182,112.65. Gary Carmen, Attorney represented the Respondent testifying the only issues remaining were the installation of 6 light poles. The work occurred however today it was determined they need to be removed and replaced as they are only rated to winds of 100mph and the County requires the fixtures to withstand 150mph. The new poles have been ordered and are in stock. He requested additional time to abate the violation. Special Magistrate Neale CONTINUED the case to the Special Magistrate April 2026 hearing date with fines ceasing to accrue. Operational Costs in the amount of $112.65 to be paid within 30 days of this hearing. 5. Motions A. Motion for Continuance of Imposition of Fines and Liens 1. 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. FOLIO NO: 37994600000 PROPERTY ADDRESS: 3861 11th Ave SW, Naples, FL 34117 Gerardo Ramirez and Rico Torres represented the Respondent. Mr. Torres testified the work to abate the violation is ongoing and they are awaiting inspections. They requested additional time to abate the violation. Supervisor Holmes represented the County and testified the permit is valid until 6/11/26 and had no objection to the request. Special Magistrate CONTINUED the case to the June 2026 Special Magistrate hearing date with fines continuing to accrue. Operational Costs in the amount of $112.10 to be paid within 30 days of this hearing. 8. New Business (continued) B. Motion of Imposition of Fines and Liens 5. CASE NO: CEVR20250001140 OWNER: Gerardo Ramirez Aguilar OFFICER: Bradley Holmes VIOLATIONS: Collier County Land Development Code, 04-41, as amended, Sections February 6, 2026 Page 18 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 E, Naples, FL 34120 Officer Ashby represented the County testifying the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6464 Page: 1515 Fine Amount: $250.00/day Duration: 128 days Total Fine Amount: $32,000.00 Unpaid Operational Costs: $112.15 Total to Date: $32,112.15 Gerardo Ramirez was present, and Rico Torres represented the Respondent and testified they applied for permits immediately following the original hearing in March of 2025 however there were issues uploading the application to the County’s portal and were unaware it wasn’t received by Staff. This setback delayed the permit application for 3 months and involved merging 2 lots together allowing for the amount of area cleared conforming to County regulations. 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 $1,112.15 ($1,000.00 in Fines and $112.15 for Operational Costs). Said amount to be paid within 30 days of this hearing and to become a lien on the property. 6. Stipulations 13. CASE NO: CENA20250009760 OWNER: Norberto Hernandez OFFICER: Brian Owen 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, Sections 54-179 and 54-181. Large piles of vegetative debris being stored on this unimproved property. FOLIO NO: 109600000 PROPERTY ADDRESS: 1264 Wild Turkey Dr, Naples, FL 34120 Date of Notice of Hearing by Certified Mail: 11/5/25 Date of Property/Courthouse Posting: 11/13/25 Officer Owen requested the hearing. The Stipulation was entered into by Norberto Hernandez on February 4, 2026. Special Magistrate Neale, finding the Notice of Hearing was properly served, 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 February 6, 2026 Page 19 enclosed structure within 90 days of this hearing or a fine of $100.00 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 18. CASE NO: CELU20250009178 OWNER: Remberto Blanco OFFICER: Jeremiah Matos 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 130, Article III, Section 130-96(a). RV that appeared to be occupied with storage inside. FOLIO NO: 40926000005 PROPERTY ADDRESS: 2871 2nd Ave SE, Naples, FL 34117 Date of Notice of Hearing by Certified Mail: 1/13/26 Date of Property/Courthouse Posting: 1/13/26 Officer Ramirez requested the hearing. The Stipulation was entered into by Remberto Blanco on February 6, 2026. Special Magistrate Neale, finding the Notice of Hearing was properly served, 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. Cease using the recreational vehicle for living, sleeping or housekeeping purposes within 30 days of this hearing or a fine of $250.00 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 19. CASE NO: CEV20250003540 OWNER: Remberto Blanco OFFICER: Jeremiah Matos VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 130, Article III, Section 130-95. Multiple unlicensed and inoperable vehicles. FOLIO NO: 40926000005 PROPERTY ADDRESS: 2871 2nd Ave SE, Naples, FL 34117 Date of Notice of Hearing by Certified Mail: 1/13/26 February 6, 2026 Page 20 Date of Property/Courthouse Posting: 1/13/26 Officer Ramirez requested the hearing. The Stipulation was entered into by Remberto Blanco on February 6, 2026. Special Magistrate Neale, finding the Notice of Violation was properly served, 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. Repair and affix a current 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 30 days of this hearing or a fine of $100.00 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 21. CASE NO: CEPM20250007747 OWNER: Maira A Campos and Ismael Cid Trujillo OFFICER: Joseph Mucha VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Sections 22-228(1), 22-231(12)(b) and 22-231(12)(c). A mobile home on the property is being maintained in a dilapidated and unsafe condition. FOLIO NO: 81320760007 PROPERTY ADDRESS: 2023 Immokalee Dr, Immokalee, FL 34142 Date of Notice of Hearing by Certified Mail: 1/12/26 Date of Property/Courthouse Posting: 1/21/26 Officer Ramirez requested the hearing. The Stipulation was entered into by Maira Campos on February 5, 2026. Special Magistrate Neale, finding the Notice was properly served, 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 repair or removal of the mobile home within 60 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: $111.70 February 6, 2026 Page 21 Recessed: 2:25 p.m. Reconvened: 2:35 p.m. 7. Public Hearings (continued) A. Hearings 14. CASE NO: CEPM20240010017 OWNER: CRAIGS FAMILY TRUST OFFICER: Jonathan Musse VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Section 22-228(1). Damaged wooden dock. FOLIO NO: 31155005408 PROPERTY ADDRESS: 41 Aquamarine Ave, Naples, FL 34114 Charles Craigs represented the Trust and is a Member. Officer Musse represented the County and testified: • The Notice of Violation was issued on 11/6/24 following a site visit Mr. Craigs’ sister informed him the dock would be demolished. • On 12/19/24, the dock was rebuilt however on 12/27/24 it was determined a permit was required for the work. • Mr. Craigs’ sister indicated she paid $9,400 for the work and would contact the contractor on the issue. • It was determined the contractor who performed the work did not have the proper licensing for the scope of work completed and he was issued a Citation by the County. • The owners attempted to obtain an owner build permit but could not as the property is in the name of a trust. • Ms. Craigs notified him her brother, Charles, would be assisting in the matter and a letter was submitted by the respondent on the matter. • A new contractor was recently engaged and there is a permit application on file with the County as of 2/3/26. Evidence Entered: Exhibits 1-5: Photos dated 10/18/24 Exhibits 6-9: Photos dated 12/19/24 Exhibit 10: Letter from Respondent Mr. Charles Craigs confirmed the testimony and requested a 60-day continuance in the case. 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 replacement of the wooden dock within 120 days of this hearing or a fine of $100.00 per day will be imposed until the violation has been abated. February 6, 2026 Page 22 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 23. CASE NO: CELU20260000203 OWNER: 6158 SEA GRASS LANE LLC OFFICER: Jeff Letourneau VIOLATIONS: Collier County Land Development Code, 04-41, as amended, Section 2.02.03, and Collier County Code of Laws and Ordinances, Article IV, Section 126-111(b). The advertising for a spa type business for this property. No Business Tax Receipt for any business has been obtained for this property. FOLIO NO: 38222520000 PROPERTY ADDRESS: 6158 Sea Grass Ln, Naples, FL 34116 Dan Schmitt represented the Respondent and requested the case be dismissed as the Notice of Violation identifies the case as recurring and he corrected the prior violation in the timeframe prescribed by the Officer and the case was closed by the County without the necessity of adjudication. Special Magistrate Neale noted the violation does not have to be adjudicated to meet the definition of recurring if identified by the Officer another time. Special Magistrate Neale found the violation meets the definition of “recurring.” Mr. Schmitt noted he has several other code cases with the County and provided a brief overview of them and requested they be consolidated for a hearing. Special Magistrate Neale noted the only case before him today is this case and the other ones cannot be discussed nor are relevant to today’s proceedings. Manager Letourneau represented the County and testified: • The case involves a recurring violation for advertising a business activity on the property. • The Notice of Violation was issued on 1/8/26 following and email he received on 1/5/26 from the Board of County Commissioner’s office on a business being operated on the property. • Research identified an internet link to schedule personal attendance at a breathing workshop on the property. It contained a means to provide payment for the activity as a “donation” however you could not schedule the event without proceeding through the donation portal. • He notified the Respondent who had the advertising removed from the internet. • A business tax receipt is not on file for the operation on the property. February 6, 2026 Page 23 Evidence Entered: Exhibit 1: Prior Notice of Violation 3/14/25 Exhibits 2-5: Internet screenshots of advertising. Exhibit 6: Zoning Determination Exhibit 7: Email of Complaint Exhibits 8-13: Screenshots of advertising Exhibit 14: Email from Dan Schmitt Mr. Schmitt provided an email dated 2/5/26 from Tania Savolle who provides the service outlining the proposed activity on site which is “offered as a gift to the community” and donations are not required for participation. He testified: • He has no affiliation with her business and is not associated with creating the content for the internet advertising posted by Ms. Savolle. • He equated the service to holding an “Avon” or “Tupperware” style party at the residence and queried if this activity is a violation of the County Code. • He derives no income from the service which occurs approximately twice quarterly. • The service provided is voluntary and not open to the public, only known individuals similar to the Avon or Tupperware party Director Iandimarino noted if a complaint was filed regarding Tupperware or Avon type parties being held in a residential area, it would be investigated by Code Enforcement. Manager Letourneau reported the property is Estates zoned and in accordance with the Land Development Code Section 2.02.03 businesses are not permitted. Mr. Schmitt testified: • He does not reside on the premise, it is leased to tenants. • The property is titled in a 501C3 non-profit with tax exempt status. Special Magistrate Neale took the case UNDER ADVISEMENT and reported he will issue a decision in the case within 14 business days. Operational Costs in the amount of $111.70 to be paid within 30 days of this hearing. 8. New Business (continued) B. Motion for Imposition of Fines and Liens 10. CASE NO: CEPM20250006212 OWNER: VF 3955 VILLAGE 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(15). Pool that is green, stagnant, and not properly maintained, missing wooden planks on the pool barrier, and windows that are screwed shut and do not properly open and close. FOLIO NO: 39203960002 PROPERTY ADDRESS: 1130 Golden Gate Blvd E, Naples, FL 34117 Officer Musse represented the County and testified the violation has not been abated amassing fines and costs in the amount of $9,111.90. A permit is on file for replacing the windows, February 6, 2026 Page 24 Evidence Entered: Exhibit 1-4: Photos dated 1/16/26. Aleksandr Maleka represented the Respondent and testified a contractor has been engaged and the materials are on site. As soon as the permit is issued, the work to abate the violation will be completed. Special Magistrate CONTINUED the case to the May 2026 Special Magistrate hearing date with fines continuing to accrue. Operational Costs in the amount of $111.90 to be paid within 30 days of this hearing. 11. CASE NO: CESD20230001030 OWNER: ELEANOR S FIERMONTI LIV TRUST OFFICER: Delicia Pulse 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). Shade structure in the rear of the property erected prior to obtaining a Collier County Building Permit. FOLIO NO: 39022720009 PROPERTY ADDRESS: 4140 54th Ave NE, Naples, FL 34120 Officer Pulse represented the County testifying the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6500 Page: 1128 Fine Amount: $200.00/day Duration: 38 days Total Fine Amount: $7,600.00 Unpaid Operational Costs: $111.75 Total to Date: $7,711.75 Eleanor Fiermonti was present and testified the structure was removed and the violation has been abated. She requested the fines be waived. Special Magistrate Neale, after considering the factors in the case, DENIED the County’s Motion for Imposition of Fines and Liens. 15. CASE NO: CESD20240009040 OWNER: Yissel Ortega Aliaga and Sergio Raul Ortega OFFICER: Delicia Pulse 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). A shed in the back of the property constructed prior to obtaining a permit. FOLIO NO: 39601080005 PROPERTY ADDRESS: 1385 47th Ave NE, Naples, FL 34120 Officer Pulse represented the County testifying the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6443 Page: 3682 Fine Amount: $200.00/day February 6, 2026 Page 25 Duration: 208 days Total Fine Amount: $41,600.00 Unpaid Operational Costs: $111,85 Total to Date: $41,711.85 Yissel Ortega testified: • They purchased the property and didn’t know the shed was unpermitted. • They contacted the previous owner for information on the structure but they were non responsive. • They contacted the original Officer Mr. Cooper for an extension of time in May of 2025 but later realized they had the wrong email address. • They also called Mr. Cooper during the time period for abating the violation and left messages without a response. • The violation was abated in August and thought the case was closed until Officer Pulse contacted them. Officer Pulse testified after she got involved with the case she was able to have the permit closed out and there was some confusion over the email address utilized to contact Mr. Cooper. 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 $111.85 for the Operational Costs due in the case. Said amount to be paid within 30 days of this hearing and to become a lien on the property. 7. Public Hearings (continued) A. Hearings 10. CASE NO: CEPM20240011353 OWNER: COLLIER COUNTY HOUSING ALTERNATIVE INC OFFICER: Jonathan Musse VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Sections 22-228(1), 22-231(12)(p), 22-231(12)(o) and 22-231(12)(c). Water damages to the ceiling, interior walls and interior door. Loose flooring in the bathroom and damages to the roof causing water intrusion. FOLIO NO: 67491560008 PROPERTY ADDRESS: 4121 Thomasson Ln, Naples, FL 34112 Officer Musse represented the County and testified: • On 12/18/24 he met with complainant on a roof issue. • He was notified the owner was waiting to determine if the roof could be repaired or replacement was necessary. • By 3/12/25 the unit was unoccupied and the tenant had been relocated. • On 4/4/25 the case was continued by the Special Magistrate as it was determined the roof needed to be replaced. • On 10/10/25 a $1M grant was procured for work on the building and the unit will be totally renovated and roof replaced. • No permits have been filed as the Respondent is waiting for grant funding. February 6, 2026 Page 26 Evidence Entered: Exhibits 1-6: Photos dated 12/2/24 Exhibits 7-10: Photo dated 3/12/25 Exhibit 11: Email dated 1/22/26 Melissa Larkin-Skinner, Community Assisted and Support Living, Inc. represented the Respondent and testified: • The grant to fund the work initiated in February of 2025. • They are awaiting the grant administrator to finish the environmental studies required for the funding. • They are hopeful the environmental studies will be completed in March so the roof work may begin in June and completed by December. Director Iandimarino recommended a 360-day continuance be granted for the case. 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. Obtain all required Collier County Building Permit(s) or Demolition Permit(s), Inspections and Certificate of Completion for the repairs to the interior walls, ceiling, doors, flooring and roof to bring the property into compliance with the requirements of the Collier County Property Maintenance Code by the February 2027 Special Magistrate hearing date or a fine of $100.00 per day will be imposed until the violation has been abated. 3. Unit must remain unoccupied 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: $111.80 3. CASE NO: CENA20250013520 OWNER: Robert P Pekar OFFICER: Thomas Pitura VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 54, Article VI, Section 54-181, and Collier County Land Development Code 04-41, as amended, Section 2.02.03. Accumulation of litter and outside storage to include but not limited to tires, gas cans, clothing, furniture, construction and aluminum materials. FOLIO NO: 29780720005 PROPERTY ADDRESS: 1034 Highlands Dr, Naples, FL 34103 Date of Notice of Hearing by Certified Mail: 1/14/26 Date of Property/Courthouse Posting: 1/15/26 The Respondent was not present. February 6, 2026 Page 27 Officer Pitura represented the County and testified the Notice of Violation was issued on 12/1/25 following a site inspection on 11/21/25. There has been some progress made however the violation remains unabated. Evidence Entered: Exhibit 1: Photo dated 11/21/25 Exhibits 2-4: Photos dated 12/1/25 Exhibit 5: Photo dated 2/5/26 Exhibit 6: Aerial photo of property Special Magistrate Neale, finding the Notice of Hearing was properly served, 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 outside storage from the property to as site intended for final disposal or store items within a completely enclosed structure 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 17. CASE NO: CESD20230004008 OWNER: Gail Steffen 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). Repair and/or replaced the damaged wooden dock without a valid Collier County permit. FOLIO NO: 70010480006 PROPERTY ADDRESS: 218 Riverwood Rd, Naples, FL 34114 Date of Notice of Hearing by Certified Mail: 1/12/26 Date of Property/Courthouse Posting: 1/15/26 The Respondent was not present. Officer Musse represented the County and testified: • The case was initiated after photos were sent in to the office on 6/27/23 by a member of the public. • A permit for the work was issued on 12/11/23 and the Respondent notified him it would be awhile before it was completed. • The case remained open and the Notice of Violation was issued on 11/13/24. • The work was undertaken and inspections were completed on 10/27/25 however the Certificate of Completion is on hold for a spot survey. February 6, 2026 Page 28 • Ms. Steffen provided an email on 2/4/26 notifying him a surveyor has been engaged to perform the work Evidence Entered: Exhibit 1: Photo dated 7/20/24 Exhibits 2-7: Photos dated 11/13/24 Special Magistrate Neale, finding the Notice of Hearing was properly served, 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 for the dock within 60 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 B. Emergency Cases None 8. New Business A. Motion for Reduction/Abatement of Fines None 9. Old Business A. Motion of Amend Previously Issued Order None B. Motion to Rescind Previously Issued Order None 10. 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. February 6, 2026 Page 29 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. 11. Reports None 12. Next Meeting Date - March 6, 2026, at 9:00 a.m. 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 ________.