Loading...
CESM Minutes 04/03/2026 (Draft) April 3, 2026 1 MINUTES OF THE HEARING OF THE COLLIER COUNTY SPECIAL MAGISTRATE Naples, Florida, April 3, 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 April 3, 2026 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: 9:12am Reconvened: 9:25am 3. Approval of Agenda Ms. Buchillon reported the following changes to the Agenda (listed below as Agenda item numbers): Under Item 7.A – Hearings, the following cases were moved to 6. – Stipulations: 4. CASE NO: CESD20250003695 - Maria E Moreno and Livan Moreno 5. CASE NO: CESD20250006442 - Kenneth G Silay and Barbara J Silay 7. CASE NO: CELU20240012405 - Patrice M Mobley 11. CASE NO: CENA20250009554 - Anita Flores 13. CASE NO: CESD20250003528 - John J Holden and Diana S Holden Under Item 7.A– Hearings, the following cases were withdrawn: 2. CASE NO: CENA20250006470 - Tracey Dewrell and Mara Dewrell 6. CASE NO: CENA20250009785 - Ronald A Block and Cynthia L Block 8. CEVR20250003238 BH NAPLES INVESTMENTS LLC 15. CENA20260000971 WBC CAMBRIA GRANDE VILLAS INC Under Item 8.B – Motion for Imposition of Fines and Liens, the following case were withdrawn: 3. CASE NO: CESD20240000757 - Patricia Dillon Smith and Catherine Alexander Smith Special Magistrate Neale approved the Agenda as modified. April 3, 2026 3 4. Approval of Minutes The minutes of the March 6, 2026 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: CESD20250007287 OWNER: 11750 RIGGS RD LLC OFFICER: Jason Packard VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section 1.04.01(A), and Collier County Code of Laws and Ordinances, Chapter 54,Article VI, Sections 54-184(1), 54-184(1)(c) and 54-184(1)(e). Concrete and dock pilings being stored on site and used as fill in various locations of the property without Collier County Permits and/or Approvals. FOLIO NO: 761000006 PROPERTY ADDRESS: 11750 Riggs Rd, Naples, FL 34114 Amanda Globetti, Attorney and Duane Thomas, 11750 Riggs RD, LLC represented the Respondent and testified permitting issues have delayed abating the violation. Supervisor Collier represented the County and testified other violations on the property have been abated by the Respondent. Special Magistrate Neale GRANTED the Respondent’s Motion for Extension of Compliance Deadline for 30 days. Operational Costs of $111.95 to be paid within 30 days of this hearing. 2. CASE NO: CESD20240002408 OWNER: Jose Luis Loyola OFFICER: Brian Goepfert VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section 10.02.06(B)(1)(a). Roof replacement and an addition have been witnessed without the required permits. FOLIO NO: 81731040002 PROPERTY ADDRESS: 2805 Storter Ave, Naples, FL 34112 Jose Loyola was present and Erlinda Loyola acted as translator and testified the permits have been obtained however there are 16 inspections needed to be completed before the violation is abated. April 3, 2026 4 Officer Goepfert represented the County and testified there has been satisfactory communication with the Respondent during the case. Special Magistrate Neale GRANTED the Respondent’s Motion for Extension of Compliance Deadline to the July 2026 Special Magistrate hearing date. Operational Costs of $111.90 to be paid within 30 days of this hearing. C. Motion for Rehearing None 8. New Business B. Motion for Imposition of Fines and Liens 7. 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 and testified the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6412 Page: 2070 Fine Amount: $250.00/day Duration: 460 days Total Fine Amount: $115,000.00 Unpaid Operational Costs: $113.15 Total to Date: $115,113.15 Gary Carman, Attorney represented the Respondent testifying the other violations on the property have been abated and fines have been paid to the County in the amount of $140,000+/-. He requested consideration be given to a reduction in any fines to be imposed. Director Iandimarino confirmed fines have been paid with some still due in 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 $30,113.15 ($30,000.00 in Fines and $113.15 for Operational Costs). Operational Costs due to April 3, 2026 5 be paid within 30 days of this hearing and the fine amount imposed to be paid within 60 days of this hearing and to become a lien on the property. 8. 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(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 and testified the violation has not been abated amassing fines and costs in the amount of $182,112.85. Gary Carman, Attorney represented the Respondent and testified a March 23rd inspection was scheduled to finish abating the violation however it was cancelled by the County. The activity was rescheduled for today. Special Magistrate Neale CONTINUED the case to the May 2026 Special Magistrate Hearing date with Operational Costs of $112.85 to be paid within 30 days of this hearing. 9. 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(12)(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 and testified the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6443 Page: 3595 Fine Amount: $250.00/day Duration: 363 days Total Fine Amount: $90,750.00 April 3, 2026 6 Unpaid Operational Costs: $112.95 Total to Date: $90,862.95 Gary Carman, Attorney represented the Respondent and testified other violations have been abated and fines paid in other cases and requested a reduction in any fines proposed to be imposed.. 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 $18,112.95 ($18,000.00 in Fines and $112.95 for Operational Costs). Operational Costs due to be paid within 30 days of this hearing and the fine amount imposed to be paid within 60 days of this hearing and to become a lien on the property. 6. Stipulations 4. CASE NO: CESD20250003695 OWNER: Maria E Moreno and Livan Moreno 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). Several unpermitted structures. FOLIO NO: 40929720007 PROPERTY ADDRESS: 391 Everglades Blvd S, Naples, FL 34117 Date of Notice of Hearing by Certified Mail: 3/10/26 Date of Property/Courthouse Posting: 3/11/26 Officer Lynch requested the hearing. The Stipulation was entered into by Maria and Livan Moreno on March 31, 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. Obtain all required Collier County Building Permit(s) or Demolition Permit(s), Inspections and Certificate of Completion/Occupancy for the unpermitted accessory structures within 120 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 April 3, 2026 7 5. CASE NO: CESD20250006442 OWNER: Kenneth G Silay and Barbara J Silay 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). Interior renovations of a kitchen including but not limited to: plumbing and electrical work in a multifamily unit without permits. FOLIO NO: 27775001168 PROPERTY ADDRESS: 9175 Celeste Dr Unit 102, Naples, FL 34113 Supervisor Collier requested the hearing. The Stipulation was entered into by Kenneth and Barbara Silway on April 3, 2026. 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 kitchen remodel within 180 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 7. CASE NO: CELU20240012405 OWNER: Patrice M Mobley OFFICER: Doug Williams VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections 1.04.01(A) and 2.02.03. Storage container in the rear of the property and a pallet of solar panels. FOLIO NO: 77213480000 PROPERTY ADDRESS: 157 4th St, Naples, FL 34113 Officer Williams requested the hearing. The Stipulation was entered into by Patrice Mobley on April 3, 2026. Special Magistrate Neale, finding the Notice of Hearing was properly served, found the Respondent GUILTY of the alleged violation and was ordered to: April 3, 2026 8 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 storage of a commercial container, or remove the container within 90 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 11. CASE NO: CENA20250009554 OWNER: Anita Flores OFFICER: Jernell Herard 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, Section 2.02.03. Accumulation of litter on property included but not limited to: chairs, containers, car parts, plastic, etc. FOLIO NO: 30683080006 PROPERTY ADDRESS: 1415 Tangerine St, Immokalee, FL 34142 Date of Notice of Hearing by Certified Mail: 3/11/26 Date of Property/Courthouse Posting: 3/11/26 Officer Herard requested the hearing. The Stipulation was entered into by Anita Flores on April 2, 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. Pay a Civil Penalty of $250.00 for a repeat violation within 30 days of this hearing. 3. 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 $100.00 per day will be imposed each day the violation remains. 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 April 3, 2026 9 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: $361.70 13. CASE NO: CESD20250003528 OWNER: John J Holden and Diana S Holden OFFICER: Courtney Lynch VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section 10.02.06(B)(1)(a). Unpermitted storage containers on an Estates- zone property. FOLIO NO: 40921160005 PROPERTY ADDRESS: 2560 2nd Ave SE, Naples, FL 34117 Date of Notice of Hearing by Certified Mail: 3/12/26 Date of Property/Courthouse Posting: 3/19/26 Officer Lynch requested the hearing. The Stipulation was entered into by John Holden on March 30, 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. Obtain all required Collier County Building Permit(s) or Demolition Permit(s), Inspections and Certificate of Completion/Occupancy for the umpermitted storage containers 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: $111.70 5. Public Hearings A. Hearings 1. CASE NO: CESD20250004720 OWNER: Adam R Roop OFFICER: Thomas Pitura 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 April 3, 2026 10 structure on the Southeast side of the property. FOLIO NO: 75610040003 PROPERTY ADDRESS: 1385 Brookside Dr, Naples, FL 34104 Officer Sweet represented the County and testified: • The Notice of Violation was issued on 5/13/25 following a 5/9/25 site inspection after a complaint was filed. • The site was re-inspected on 6/16/25 and the violation remained and no permit application had been filed. • On 6/20/25 the Respondent communicated he wanted to abate the violation and was investigating the feasibility of obtaining the variance required to permit the shed. • An in house continuance was granted on 2/16/26 however the violation remains unabated. Evidence Entered: Exhibit 1: Photo dated 3/4/25 Exhibit 2: Building Official determination Exhibit 3: Photo dated 6/17/25 Exhibits 4-7: Photos dated 4/2/26 Adam Roop testified • He has been assigned 3 different Code Officers during the case and the original complaint filed was about debris as the property was damaged from Hurricane Ian. • The company who sold him the shed did not notify him a permit may be required and placement of the structure requires issuance of a variance by the County. • The shed is used as an office and learning center for his home schooled children. • The electricity was connected to the shed from a former RV service existing in the location. • There is also an easement issue involved in the matter and he requested 6 months to abate the violation. Director Iandimarino noted the County offered 120 days to abate the violation however the Respondent requested 6 months. 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. Obtain all required Collier County Building Permit(s) or Demolition Permit(s), Inspections and Certificate of Completion/Occupancy for the unpermitted shed April 3, 2026 11 within 120 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. Special Magistrate Neale informed Mr. Roop if he approaches the deadline imposed and the violation has not been abated, he may request and Extension of Compliance Deadline. Total Amount Due: $111.70 9. CASE NO: CESD20250003159 OWNER: 2569 TAMIAMI TRAIL E OFFICER: Brian Goepfert 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/C mini-split installed without required permit. Driveway on west side of building used as parking. Site Plan required for improvements and alterations to parking area. FOLIO NO: 76410800002 PROPERTY ADDRESS: 2569 Tamiami Trail E, Naples, FL 34112 Officer Goepfert represented the County and testified: • The Notice of Violation was issued on August 12, 2025 after a 3/12/25 site visit to the property and investigation by the County. • It was determined an updated site plan was required after parking lot improvements were undertaken on site. • A pre application meeting was held and 3 options were available to abate the violation: restoring the property to its originally permitted condition, constructing a carport structure or obtaining a variance. • A permit for the enlarging the asphalt parking area has been filed by the Respondent however as of today, the violation remains unabated. Evidence Entered: Exhibit 1: Aerial photo dated 2/15/24 Exhibit 2: Aerial photo dated 3/8/25 Exhibit 3: Photo dated 3/24/25 Exhibit 4: Photo dated 2/12/26 April 3, 2026 12 Exhibit 5: Determination of Violation by County Director of Development Review Jamie Cook Edward Wright of 2569 Tamiami Trail E testified: • He acquired the property in 2018 with the building in poor condition and undertook renovations and cleaned up the property. • Sales of RV’s occur at the location and he has addressed a couple concerns raised by the County including placing sod on the side of the building and discontinuing parking in the area and prohibiting parking over a storm drain inlet. • A paved area at the rear of the building was enlarged by 600 to 800 square feet and he didn’t realize any approvals were required as the area in question was a gravel parking lot. • He has engaged an engineer to assist with abating the violation and survey work has been completed. • Constructing a carport is not feasible as it would restrict vehicle access and movement on site. • An application has been filed for converting the gravel area to asphalt paving 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. Obtain all required Collier County approvals necessary to keep the unpermitted improvements of the parking and paving on the property or to restore the property to its originally permitted condition by the July 2026 Special Magistrate hearing date 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 Recessed: 11:06am Reconvened: 11:25am 14. CASE NO: CESD20250004992 OWNER: Kris Kristoff April 3, 2026 13 OFFICER: Donald Joseph 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 garage/storage type structure and a pavilion/barn type structure on property without the required Collier County Permits. FOLIO NO: 1131680505 PROPERTY ADDRESS: 525 Webb Rd, Copeland, FL 34137 Officer Joseph represented the County and testified: • The Notice of Violation was issued on 9/18/25 following a prolonged investigation. • The investigation involved meetings with the owner, review of historic aerial photos, etc. which revealed the pole barn was built in 1985 and the garage was constructed between 1985 and 1989. • The Building Official determined building permits were required for the structures and options to address the issue include obtaining permits for the structures, demolishing the buildings or an Affirmative Defense Claim. • The Respondent chose to assert an Affirmative Defense Claim and the violation remains unabated. Evidence Entered: Exhibit 1: Property Appraiser summary Exhibit 2: Current Property Appraiser aerial photo\ Exhibits 3-4: 1985 and 1989 Property Appraiser aerial photo Exhibit 5: Building Official Determination Kris Kristoff testified: • He purchased the property in 2023 with the structures in place. • Following meetings with the County, he is asserting an Affirmative Defense Claim as permits may have been issued in the 1980’s for the buildings, but County records prior to 1997 are deficient. • He engaged an engineering firm to inspect the structures who opined they were in compliance with the building codes in effect in 1997. Evidence Entered: Composite Exhibit 1: Letters dated 12/16/25 from HPF Associates on the structures. Officer Joseph testified he has reviewed the letters and the buildings conform to setback requirements and did not object to the Respondent’s claim. Special Magistrate Neale, after reviewing the evidence and hearing the testimony DISMISSED the case as it meets the conditions required for the Affirmative Defense Claim for buildings constructed in the County prior to April 1, 1997. April 3, 2026 14 6. New Business B. Motion for Imposition of Fines and Liens 5. CASE NO: CESD20230005146 OWNER: Maria Betancourt-Guizado and Andy J Guerra OFFICER: Cherlson Paul VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections 10.02.06(B)(1)(a) and 10.02.06(B)(1)(e). Structures in rear yard are unpermitted. Lanai and sheds. FOLIO NO: 36382960007 PROPERTY ADDRESS: 2217 52nd Ln SW, Naples, FL 34116 Officer Paul represented the County and testified: • The violation has not been abated amassing fines and costs in the amount of $116,112.30. • The case involves a permit being issued for the work however there was confusion on the requirements to abate the violation. • The permit is still valid and expires on 4/8/26 and the last inspection occurred on 6/23/25 however the work was failed by the inspector. • Indications are financial issues are hindering abating the violation which requires an After the Fact permit being issued by the County. Maria Betancourt Guizado was present and Christina Revolta acted as translator and testified: • Financial issues have delayed abating the violation and the remaining issues involve the lanai area where a fee of $900 was requested by a consultant to provide plans for the permit. • The work was undertaken by a friend of the family and Andy Guerra, the co- owner is a consignor for the financing and was not responsible for the work being undertaken. Special Magistrate Neale noted Mr. Guerra is jointly responsible for any fines and costs imposed on the property and the Respondent should ensure he is informed of the ongoing matter. If the improvements are removed, the violation would be abated. Special Magistrate Neale CONTINUED the case to the May 2026 Special Magistrate Hearing date with fines ceasing to accrue. The Respondent to present a plan to abate the violation at the next hearing and Mr. Guerra to appear. Operational Costs of $112.30 to be paid within 30 days of this hearing. 6. CASE NO: CESD20220002913 OWNER: Margarita Granados April 3, 2026 15 OFFICER: Thomas Pitura 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). Modifications and additions made to the mobile home that require a Collier County Building Permit. FOLIO NO: 293400006 PROPERTY ADDRESS: 237 Polk Pl, Naples, FL 34104 Supervisor Ambach represented the County testifying the violation has not been abated. Special Magistrate Order: No. 6362 Page: 2919 Fine Amount: $100.00/day Duration: 182 days Total Fine Amount: $18,200.00 Unpaid Operational Costs: $112.50 Total to Date: $18,312.50 Margarita Granados was present and Cindy Granados acted as translator. Octavio Sarmiento, Jr. was also present for the Respondent. Ms. Granados testified additional time is required to abate the violation as a new contractor has been engaged and a permit application was filed late last week. Approval by community management is also required as part of the process. Supervisor Ambach testified a review of the file indicates the contractor has been rejected, however he is not sure if that is the prior contractor or most recent one. Indications are there was a correction letter issued on 2/3/26 without a response by the owner. Mr. Sarmiento, Jr. testified: • He is a consultant on the project and permits were issued for a carport however during the inspection for the Certificate of Occupancy, the inspector witnessed an unapproved extension to the carport as part of the work so the permit could not be finalized. • They are now in the process of engaging a new contractor and engineers and architects are working on the project. • He confirmed the work also requires approval by the community. Supervisor Ambach confirmed the inspector visited the site to finalize the permit on 9/14/25 and observed the extension which required the additional permitting. Director Iandimarino requested the fines be imposed and noted the Respondent could seek a reduction of any fines imposed from the Board of County Commissioners. April 3, 2026 16 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 $12,112.50 ($12,000.00 in Fines and $112.50 for Operational Costs). Operational Costs due to be paid within 30 days of this hearing and the fine amount imposed to be paid within 180 days of this hearing and to become a lien on the property with fines continuing to accrue. Special Magistrate Neale noted the Board of County Commissioners has a Code Lien Relief process whereby if certain conditions are met (violation abated, property taxes current, etc.) the amount of the fine imposed may be 10 percent of the assessed valued of the property. Given the potential assessed value, the cost of the fine may be potentially reduced to $1,000 if the violation is abated. 10. CASE NO: CEPF20250004823 OWNER: Corey Gustavus OFFICER: Jason Packard VIOLATIONS: The Florida Building Code 8th Edition (2023), Chapter 1, Part 2, Section 109.1, and Collier County Land Development Code 04-41, as amended, Section 10.02.06(B)(1)(a). Permit PRBD20170204532 has expired with fees due. FOLIO NO: 00422240008 PROPERTY ADDRESS: 6192 Whitaker Rd, Naples, FL 34112 Supervisor Collier represented the County and testified the violation has not been abated amassing fines and costs in the amount of $23,511.90. Corey Gustavus testified: • He has paid $20,000 in Impact Fees and other charges to the County however discovered 2 outstanding permits with costs owed. • One permit is for the swimming pool and spa and the other for work in the Right-of-Way. • The pool permit has been finalized and a small amount of vegetation needs removing in the right-of-way to close out the permit. He requested additional time to abate the violation. Special Magistrate Neale CONTINUED the case to the May 2026 Special Magistrate Hearing date with Operational Costs of $112.85 to be paid within 30 days of this hearing and fines ceasing to accrue. 12. CASE NO: CESD20230009382 OWNER: Mimose Erneus April 3, 2026 17 OFFICER: Cherlson Paul 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 additions to home, to include enclosure of screened in lanai with addition of A/C to now enclosed lanai. Building of unpermitted additions on rear of residence. FOLIO NO: 36310840005 PROPERTY ADDRESS: 5437 23rd Ct SW, Naples, FL 34116 Officer Paul represented the County testifying the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6324 Page: 2901 Fine Amount: $200.00/day Duration: 569 days Total Fine Amount: $113,800.00 Unpaid Operational Costs: $111.80 Total to Date: $113,911.80 Mimose Erneus testified: • There were communications issues as 3 code enforcement officers have been involved in the case. • During the process she sought to obtain an Extension of Compliance Deadline however messages left with Code Enforcement Officers went unreturned. • When she spoke with permit official about the necessity of an extension, she was informed it wasn’t necessary. Discussion with the Special Magistrate ensued between the parties noting the Code Enforcement Officers were not present to refute her testimony, nor could phone records be produced by the County. Additionally, when permit officials notified her an extension was not necessary, there may have been confusion as they were most likely under the impression the request was regarding the permit which was active, not the code case. The permit was finalized on 10/22/25 ant it is unclear why issuance of the Certificate of Occupancy was delayed. 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 $1,111.80 ($1,000.00 in Fines and $111.80 for Operational Costs). Operational Costs due to be paid within 30 days of this hearing and the fine amount imposed to be paid within 90 days of this hearing and to become a lien on the property. 13. CASE NO: CEPM20250004543 OWNER: HOLE IN ONE FAIRWAY LLC April 3, 2026 18 OFFICER: Paula Lawrence VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Sections 22-228(1), 22-231(11), 22-240(1)(i), 22- 240(1)(j), 22-240(1)(n)(3) and 22-240(2)(i). Vacant commercial property not being properly maintained: damages to the plastic cover on the pylon sign, leaning parking lot light pole, missing cover on both light poles with exposed wires, missing lighting fixtures in the front of the store, exposed wires throughout the structure, unsecured soffit, appearance of microbial growth on the storefront apron and fascia around the building, damaged junction box located in the parking lot, exterior outlet and junction box located on the exterior wall, outlet without a cover and both not properly capped. Graffiti and damage to the dumpster enclosure and damage to the wooden fence. FOLIO NO: 36444600001 PROPERTY ADDRESS: 4820 Golden Gate Pkwy, Naples, FL 34116 Officer Lawrence represented the County and testified the violation has not been abated amassing fines and costs in the amount of $15,611.85. Cullen Stack represented the Respondent testifying: • The property was the subject of trespass and nefarious activity and the owners is in the process of dealing with the violation. • Activities include obtaining a trespass order for the Collier County Sheriff’s Department and measures to address the condition of the property including pressure washing and cleanup. Special Magistrate Neale noted the owner executed a Stipulation to abate the violation within 120 days (by 1/31/26). Mr. Stack noted a tenant was in place to open a restaurant however the deal fell through and a new tenant is in place. The situation contributed to delays in abating the violation. Special Magistrate Neale CONTINUED the case to the May 2026 Special Magistrate Hearing date with fines continuing to accrue. Operational Costs of $111.85 to be paid within 30 days of this hearing. 14. CASE NO: CESD20240011772 OWNER: Ernesto M Castillo OFFICER: Brian Owen 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 electrical post/outlet installed in the back of the property prior to obtaining a Collier County Building Permit. April 3, 2026 19 FOLIO NO: 38503320000 PROPERTY ADDRESS: 181 33rd Ave NE, Naples, FL 34120 Officer Owen represented the County and testified the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6533 Page: 3834 Fine Amount: $200.00/day Duration: 48 days Total Fine Amount: $9,600.00 Unpaid Operational Costs: $111.85 Total to Date: $9,711.85 Marilyn Castillo represented the Respondent testifying health issues including spending 38 days in Miami for her daughter’s heart surgery, an appendix operation for Mr. Castillo and a death in the family delayed abating 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 $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. 15. CASE NO: CEVR20220010806 OWNER: GOEMAERE AND WU LAND TRUST OFFICER: Jason Packard VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections 3.05.01(B), 3.05.07(C)(3)(b), 3.05.07(F)(3)(a) and 3.02.07(F)(3)(g)(i)(b). Trees and vegetation removed from lot and fill brought into lot without issuance of appropriate Collier County permits or other approvals. FOLIO NO: 437560003 PROPERTY ADDRESS: 306 Sabal Palm Rd, Naples, FL 34114 Supervisor Collier represented the County and testified the violation has been abated, but not in the prescribed timeframe. Special Magistrate Order: No. 6378 Page: 3151 Fine Amount: $100.00/day Duration: 60 days Total Fine Amount: $6,000.00 Unpaid Operational Costs: $112.50 Total to Date: $6,112.50 Luc Goemaere and Liping Wu testified the case involved wetland issues with the South Florida Water Management District who dismissed his case based on the April 3, 2026 20 property’s bona fide agricultural use and the County’s cannot enforce the clearing on the property based on recent developments in legal cases. Special Magistrate Neale noted they entered into a Stipulation acknowledging the violation and didn’t raise the Right to Farm issues at the time of the original hearing. Mr. Goemaere testified he didn’t understand the ramifications of signing the Stipulation and the circumstances which would evolve in the case when he executed the Stipulation. 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 $3,112.50 ($3,000.00 in Fines and $112.50 for Operational Costs). Said amount to be paid within 30 days and to become a lien on the property. Recessed: 1:43pm Reconvened: 1:53pm 7. Public Hearings B. Hearings 3. CASE NO: CEV20250008470 OWNER: Randi L Willie OFFICER: Cherlson Paul VIOLATIONS: Collier County Land Development Code 04-41, as amended, Section 4.05.03(A), and Collier County Code of Laws and Ordinances, Chapter 130, Article III, Section 130-95. Unlicensed and/or inoperable vehicle(s) parked on the grass. FOLIO NO: 36373160007 PROPERTY ADDRESS: 2231 54th St SW, Naples, FL 34116 Date of Notice of Hearing by Certified Mail: 3/12/26 Date of Property/Courthouse Posting: 3/19/26 The Respondent was not present. Officer Paul represented the County and testified the Notice of Violation was issued on 12/30/25 following a site visits in July of the year. There has been no response by the Respondent from communications initiated by the County. Evidence Entered: Exhibits 1-2: Photos dated 9/9/25 Exhibit 3: Photo dated 7/21/25 Exhibit 4: Photo dated 1/12/26 Exhibit 5: Photo dated 3/3/26 Exhibits 6-7: Photos dated 4/2/26 April 3, 2026 21 Special Magistrate Neale, finding the Notice of Hearing was properly served, and 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. Repairing and affixing a current 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 $50.00 will be imposed for each day any violation continues. 3. Removing vehicles parked in the grass to a stabilized subsurface base or plastic grid stabilization system covered by surface areas made of concrete, crushed stone, crushed shells, asphalt, pavers or turf parking system specifically designed for parking of automobiles not to exceed 40 percent of the front yard for parking within 7 days of this hearing or a fine of $50.00 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: $111.70 10. CASE NO: CEPM20250013807 OWNER: Howard Winston Young Jr 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(19) and 22-231(20). Unsanitary conditions, pest infestation, damage to the kitchen cabinets, appearance of microbial growth on the interior A/C vents, ceiling and walls, missing smoke detector, missing exhaust fan in the guest bathroom, damage to the interior wall and ceiling and damage to the guest bathroom vanity. FOLIO NO: 74862280007 PROPERTY ADDRESS: 1340 Green Valley Cir #1601, Naples, FL 34104 Date of Notice of Hearing by Certified Mail: 3/10/26 Date of Property/Courthouse Posting: 3/15/26 April 3, 2026 22 The Respondent was not present. Officer Musse represented the County and testified the case began as a complaint filed by a tenant being requested to vacate the premise and the Notice of Violation was issued following a site inspection on 11/22/25. The violation remains unabated. Evidence Entered: Exhibits 1-19: Photos from Realtor.com in 2021 Exhibits 20-44: Photos dated 12/2/25 Exhibits 45-46: Videos dated 1/12/26 Special Magistrate Neale, finding the Notice of Hearing was properly served, and considering 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. Obtain all required Collier County Building Permit(s) or Demolition Permit(s), Inspections and Certificate of Completion for the repair and/or replacement of the kitchen, cabinets, guest bathroom vanity, interior walls and ceiling to be in compliance with the property maintenance code within 7 days of this hearing or a fine of $200.00 per day will be imposed until the violation has been abated. 3. Must comply with all property maintenance requirements by hiring a licensed exterminator to treat the unit for an active pest infestation and by cleaning the dwelling so that it is sanitized, and free from the appearance of microbial growth and shall be regularly maintained within 7 days of this hearing or a fine of $250.00 a 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: $111.70 12. CASE NO: CENA20250010321 OWNER: THOMAS A JOHNS JR EST AND TAMMY LEE JOHNS COMBS 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 and litter including but not limited to: vehicles in various states of repair, vessels, construction debris, concrete, wood, empty plastic planters, plastic totes, tires, sinks, roofing April 3, 2026 23 material, golf carts, ladders, inoperable atv, tree stand, mattresses, windows, fence panels, washer/dryer and a bathtub. FOLIO NO: 435560005 PROPERTY ADDRESS: 6911 Johns Rd, Naples, FL 34114 Date of Notice of Hearing by Certified Mail: 3/12/26 Date of Property/Courthouse Posting: 3/12/26 The Respondent was not present. Supervisor Collier represented the County and testified the Notice of Violation was issued on 9/11/25 following a site visit due to a complaint filed by the neighbor. There has been no communication from the Respondent and the violation remains unabated. Evidence Entered: Exhibit 1: Aerial photo of property Exhibits 2-6: Photos dated 9/9/25 Exhibits 7-10: Photos dated 4/2/26 Special Magistrate Neale, finding the Notice of Hearing was properly served, and considering 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. 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 $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 C. Emergency Cases None 8. New Business A. Motion for Reduction/Abatement of Fines None B. Motion for Imposition of Fines and Liens 1. CASE NO: CESD20230007546 April 3, 2026 24 OWNER: LEANDROS INVESTMENTS LLC OFFICER: Charles Marinos VIOLATIONS: Collier County Land Development Code 04-41, as amended, Sections 10.02.06(B)(1)(a) and 10.02.06(B)(1)(e). Electrical work done in kitchen without permits. Permits needed for recessed can lights in ceiling of kitchen area. FOLIO NO: 36661000002 PROPERTY ADDRESS: 4660 1st Ave NW, Naples, FL 34119 Date of Notice of Hearing by Certified Mail: 3/11/26 Date of Property/Courthouse Posting: 3/12/26 The Respondent was not present. Officer Marinos represented the County and testified the violation has been abated but not in the prescribed timeframe. Special Magistrate Order: No. 6533 Page: 3859 Fine Amount: $200.00/day Duration: 7 days Total Fine Amount: $1,400.00 Unpaid Operational Costs: $223.50 Total to Date: $1,623.50 Special Magistrate Neale, finding the Notice of Hearing was properly served and after considering the factors of the case, GRANTED the County’s Motion for Imposition of Fines and Liens in the amount of $1,623.50. Said amount to be paid within 30 days of this hearing and to become a lien on the property. 2. 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: 3/11/26 Date of Property/Courthouse Posting: 3/11/26 The Respondent was not present. Supervisor Ambach represented the County and testified the violation has not been abated and the property is the subject of repeat violations. April 3, 2026 25 Special Magistrate Order: No. 6563 Page: 520 Fine Amount: $100.00/day Duration: 26 days Total Fine Amount: $2,600.00 Unpaid Operational Costs: $223.50 Total to Date: $2,823.50 Special Magistrate Neale, finding the Notice of Hearing was properly served and after considering the factors of the case, GRANTED the County’s Motion for Imposition of Fines and Liens in the amount of $2,823.50. Said amount to be paid within 30 days of this hearing and to become a lien on the property with fines continuing to accrue. 4. CASE NO: CESD20240005208 OWNER: John C Rogers and Susan H Alexander 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). Renovations including but not limited to: concreting/enclosing windows and doors throughout property and installation of a new A/C system without appropriate Collier County Permits and/or approvals. FOLIO NO: 52342240000 PROPERTY ADDRESS: 14 Hawk St, Naples, FL 34113 Date of Notice of Hearing by Certified Mail: 3/11/26 Date of Property/Courthouse Posting: 3/15/26 The Respondent was not present. Supervisor Collier represented the County and testified the violation has not been abated and the owner indicated he may hire a contractor and demolish the structure. Special Magistrate Order: No. 6500 Page: 1011 Fine Amount: $200.00/day Duration: 28 days Total Fine Amount: $5,600.00 Unpaid Operational Costs: $111.95 Total to Date: $5,711.95 Special Magistrate Neale, finding the Notice of Hearing was properly served and after considering the factors of the case, GRANTED the County’s Motion for Imposition of Fines and Liens in the amount of $5,711.90. Said amount to be paid within 30 days of this hearing and to become a lien on the property with fines continuing to accrue. April 3, 2026 26 11. CASE NO: CEPM20240008629 OWNER: Edward J Skibicki Jr and Kristen Skibicki OFFICER: Jonathan Musse VIOLATIONS: Collier County Code of Laws and Ordinances, Chapter 22, Article VI, Sections 22-228(1) and 22-231(19), and The 2023 Florida Building Code, 8th Edition, Chapter 4, Sections 454.2.17.1 through 454.2.17.3. Missing and/or ripped screen panels from the pool enclosure, appearance of microbial growth on the exterior wall and overgrown vegetation on the pool deck and on the pool cover. FOLIO NO: 25117504160 PROPERTY ADDRESS: 6477 Caldecott Dr, Naples, FL 34113 Date of Notice of Hearing by Certified Mail: 3/11/26 Date of Property/Courthouse Posting: 3/15/26 The Respondent was not present. Officer Musse represented the County and testified the violation has not been abated and the property is unoccupied, subject to a previous foreclosure and there has been no response from the owner. Special Magistrate Order: No. 6550 Page: 1677 Fine Amount: $250.00/day Duration: 54 days Total Fine Amount: $5,600.00 Unpaid Operational Costs: $223.55 Total to Date: $13,723.55 Special Magistrate Neale, finding the Notice of Hearing was properly served and after considering the factors of the case, GRANTED the County’s Motion for Imposition of Fines and Liens in the amount of $13,723.55. Said amount to be paid within 30 days of this hearing and to become a lien on the property with fines continuing to accrue. 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 April 3, 2026 27 None B. Request to Forward Cases to the County Attorney’s Office as Referenced in the Submitted Executive Summary None C. Request for Special Magistrate to Impose DAS Citation Liens on Cases Referenced in Executive Summary None 11. Reports None 12. Next Meeting Date – May 1, 2026 at 9:00am April 3, 2026 28 There being no further business for the good of the County, the Hearing was adjourned by Order of the Special Magistrate at 3:00PM. COLLIER COUNTY SPECIAL MAGISTRATE HEARING ________________________________ Patrick H. Neale, Special Magistrate The Minutes were approved by the Special Magistrate on _________________________, as presented ____, or as amended ________.