Meeting colors

OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Special Magistrate Code Enforcement Hearing - September 3, 2025

City Council & Boards — Wednesday, September 3, 2025

BodyVenice, Florida

SessionCity Council & Boards

DateWednesday, September 3, 2025

StatusFILED

Video Record

0:00 / 52:20

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:16

All right, good morning everyone.

0:18

We're going to call to order the September 3rd, 2025 Special Magistrate Cote Code Enforcement Hearings.

0:25

The first matter is CEBD 2500 245 ACA Investors LLC Inc.

0:33

Has anyone signed up to speak on behalf?

0:35

All right.

0:36

You want to come forward, sir, and sit in the front row?

0:40

And I see some people have just walked in.

0:42

If you intend to speak, please sign in to speak.

0:51

All right, so I'll ask the city to present its case.

0:55

Thank you, Your Honor.

1:02

Good morning, Your Honor.

1:03

I community uh community resource officer and certified code enforcement officer Willie Acosta will present case number CEBD 250245.

1:15

The address of violation is 1316 Ridgewood Avenue.

1:19

The zoning is RSF4 residential single family.

1:25

On July 15th of 2025, an inspection was conducted by community resource officer Acasa of the address following a complaint by the city's uh by the City of Venice Buildings Department for this property.

1:38

I observed the following violations working without permits and unlicensed contracting.

1:43

A violation of Chapter 88, Section 2.2 and Section 4.1 of the building regulation code.

1:50

During the investigation and inspection of the property showed to have contracting of plumbing, electrical, and new windows with no permits were issued for any of this work.

2:02

There was also no uh no licensed contractor at the site performing such work at the time of which the investigation was conducted, which is also in violation of city code.

2:15

A stop work order was issued to the property on July 15th of 2025.

2:20

I photograph the property on the same day, 715 of 2025.

2:26

These photos fairly inaccurately represent the conditions I observed.

2:30

I would like to offer these photographs and documents into evidence as the city's composite exhibit number one.

3:03

Obviously, I cannot see what's gone behind that wall as it's been sheetrocked with new electrical line coming out also uh for the hot water line.

3:14

The other picture indicates new windows with the stickers still on it.

3:17

Unknown who did the work.

3:19

I believe at the time I was told that the windows were already in place prior to their purchasing the property, but I have no proof of that.

3:27

But the windows were installed new.

3:30

No permits were issued for the windows.

3:36

This was a water line placed into one of their rooms.

3:41

I believe it was for the uh laundry room.

3:43

Also new PEX lines placed in.

3:46

No permits issued.

3:51

And the shower, new line, new sheet rock.

3:55

Have no idea what's going on behind there, but when I was taking the photograph, you can see that there was new also PECS water lines placed into the system.

4:04

All the work there was done with no permits and no licensed contractor.

4:14

Who's the owner of the property?

4:18

The owner of the property is listed as ACA Investors LLC, located at 247 Tuscavilla Boulevard in Nokas, Florida.

4:30

You know when they purchased the property.

4:36

Was 2025.

4:39

And you said there was no license contractor at on site when you were there.

4:43

Was there a contractor there?

4:46

Uh the gentleman that I ran into who originally told me he was a contractor at the site who was doing the work, then relented and stated that he was not a contractor, that he was working for another contractor on another license, but could not prove that license or that contractor, and then relented to say that he was just a handyman.

5:07

Then I'll accept the uh exhibits into evidence.

5:10

Is there anything else uh that you want to present, Officer Acosta?

5:14

Yes.

5:14

So subsequently to that violation to that property, the gentleman that was at the property who said he was the contractor was issued a civil citation also listed too.

5:27

The violation of the property was a Christopher N.

5:30

Vallone.

5:31

He resides at 33 Castle Drive Nakomas, Florida.

5:35

He was issued a $3,000 fine, one for working without a permit, which is a $1,500 fine, and the other one was uh issued another $1,500 for uh unlicensed contracting work.

5:48

And is that before me today?

5:50

Yes, sir.

5:51

That's on the uh under the citation appeals, your honor.

5:54

Okay.

5:56

All right.

5:58

All right, anything else?

5:59

That's that's uh sir.

6:00

All right, is there anyone present on behalf of AC Investors LLC?

6:04

And your name, please.

Discussion Breakdown — Share of Meeting

Building Regulations█████████████████████████████████████████████53%

Procedural████████████████████████28%

Customer Service Improvement████████9%

Parking Enforcement███████8%

Public Safety██2%

Summary of Proceedings

Special Magistrate Code Enforcement Hearing - September 3, 2025

The City of Venice Special Magistrate for Code Enforcement met on Wednesday, September 3, 2025, at 10:00 a.m. in Council Chambers. The docket included two code enforcement cases and three citation/parking citation appeals. Where the transcript and agenda differ on case numbers or spellings, the variations are noted below.

Public Comments & Testimony

A woman identifying herself as power of attorney for a homeowner at 1353 Lucaya Avenue said a complaint she filed had been scheduled for today but was removed from the calendar. The special magistrate replied that the matter was not before the current hearing.

Discussion Items

CEBD25-002 ACA Investors LLC, Inc. (agenda number; announced as CEBD25-00245)

Code Enforcement Officer Acosta testified that an inspection on July 15, 2025, at 1316 Ridgewood Avenue found plumbing, electrical, and new window work done without permits and without a licensed contractor on site. A stop work order was issued that day.
Two representatives of the LLC explained that they intended to renovate the house as homeowners, made a last-minute decision to buy it through the LLC, and later learned that disqualified them from the homeowner exception. They said they were working with an engineer and a licensed contractor and planned to apply for permits.
The city responded that permits would have been required regardless of ownership, although the unlicensed-contracting allegation may have been treated differently if an individual owner had been doing the work.
The special magistrate found the respondent in violation of Chapter 88, Sections 2.2.2 and 4.1.2. The respondent must apply for and obtain permits and use a licensed contractor by September 30, 2025, or face fines of up to $250 per day. The case was continued to October 1, 2025.

CEBD24-005 Mildred H. Neary (agenda lists Mildrid; transcript corrected to CEBD24-00524)

Code Enforcement Officer Kimberly Brown testified that a complaint led to an inspection on October 25, 2024, showing a hole in the roof, collapsed front eaves and porch, and siding pulled away from the building. On December 13, 2024, building inspector Paul Rakes described the house as in severe disrepair and an unsafe structure.
The property remains recorded to Mildred Neary, who died in 2015; her husband died in 1998. No probate had been opened until August 12, 2025.
Michael Neary, the son, said he did not receive certified notices and only learned of the case from the posted notice. He said he is pursuing probate and expects it to move quickly after a niece was added to the filing, but no personal representative had been appointed.
The city said no permits had been applied for. The special magistrate continued the case to October 1, 2025, so the estate can appoint a personal representative with authority to act.

Citation Appeal CEEN25-001 Jessie Dewayne Connor

Code Enforcement Supervisor Jim Davis announced a settlement: the city agreed to dismiss two citations in exchange for a $1,000 civil penalty plus the contested case fee and recording fee if not paid within 10 days. The special magistrate entered the agreed order.

Citation Appeal CIVI25-00245 Christopher N. Varone (transcript spells Vallone)

Officer Acosta testified that Mr. Varone was the person found doing unpermitted work at 1316 Ridgewood Avenue and that he had said he did plumbing and electrical work and later described himself as a handyman. Varone received two citations, each carrying a $1,500 penalty, for a $3,000 uncontested total.
A representative speaking for Mr. Varone said Varone was his partner; that he had 35 years of contracting experience in New York; that the company had filed with Florida DBPR and was pursuing Florida licensing; and that they were not trying to hide the work or deny payment.
The special magistrate found Mr. Varone in violation of Chapter 88, Sections 2.2.2 and 4.1.2, and assessed a $2,500 civil penalty for each violation, for a total of $5,000, plus the $25 appeal filing fee, contested case fee, and recording fee if not paid within 10 days.

Parking Citation - Martha Haines (agenda spelling; transcript spells Haynes)

Officer Kimberly Brown testified that on April 19, 2025, at 1:36 p.m., at Grazier Park, 740 Barcelona Avenue, she cited a 2017 Silver Lexus ES 350 partially parked on the driveway apron within 10 feet of a driveway. Officer Brown identified this as a violation of city code Section 70-314 and also referred to Florida Statute 316.
Ms. Haines testified she was 14 feet 8 inches from the ingress/egress point, was not blocking access, and said a Venice police officer, a clerk, and an attorney each told her they would contest the citation if it were theirs.
Officer Brown explained that parking on the concrete apron is prohibited regardless of the adjacent curb, hedge, sidewalk, or lack of a sign.
The special magistrate found her in violation and ordered that she forfeit the $25 appeal filing fee and pay a $25 civil penalty plus the recording fee if not paid within 10 days.

Key Outcomes

ACA Investors LLC must correct the Ridgewood Avenue violations by September 30, 2025, using permits and a licensed contractor, with potential fines of up to $250 per day.
The Neary property case was continued to October 1, 2025, pending appointment of a personal representative.
Connor's two citations will be dismissed after payment of $1,000 plus fees.
Varone was ordered to pay $5,000 in penalties plus fees.
The parking citation was upheld, with a $25 penalty plus fees.
The next special magistrate hearing is scheduled for October 1, 2025, at 10:00 a.m.

Meeting Transcript

All right, good morning everyone. We're going to call to order the September 3rd, 2025 Special Magistrate Cote Code Enforcement Hearings. The first matter is CEBD 2500 245 ACA Investors LLC Inc. Has anyone signed up to speak on behalf? All right. You want to come forward, sir, and sit in the front row? And I see some people have just walked in. If you intend to speak, please sign in to speak. All right, so I'll ask the city to present its case. Thank you, Your Honor. Good morning, Your Honor. I community uh community resource officer and certified code enforcement officer Willie Acosta will present case number CEBD 250245. The address of violation is 1316 Ridgewood Avenue. The zoning is RSF4 residential single family. On July 15th of 2025, an inspection was conducted by community resource officer Acasa of the address following a complaint by the city's uh by the City of Venice Buildings Department for this property. I observed the following violations working without permits and unlicensed contracting. A violation of Chapter 88, Section 2.2 and Section 4.1 of the building regulation code. During the investigation and inspection of the property showed to have contracting of plumbing, electrical, and new windows with no permits were issued for any of this work. There was also no uh no licensed contractor at the site performing such work at the time of which the investigation was conducted, which is also in violation of city code. A stop work order was issued to the property on July 15th of 2025. I photograph the property on the same day, 715 of 2025. These photos fairly inaccurately represent the conditions I observed. I would like to offer these photographs and documents into evidence as the city's composite exhibit number one. Obviously, I cannot see what's gone behind that wall as it's been sheetrocked with new electrical line coming out also uh for the hot water line. The other picture indicates new windows with the stickers still on it. Unknown who did the work. I believe at the time I was told that the windows were already in place prior to their purchasing the property, but I have no proof of that. But the windows were installed new. No permits were issued for the windows. This was a water line placed into one of their rooms. I believe it was for the uh laundry room. Also new PEX lines placed in. No permits issued. And the shower, new line, new sheet rock. Have no idea what's going on behind there, but when I was taking the photograph, you can see that there was new also PECS water lines placed into the system. All the work there was done with no permits and no licensed contractor. Who's the owner of the property? The owner of the property is listed as ACA Investors LLC, located at 247 Tuscavilla Boulevard in Nokas, Florida. You know when they purchased the property. Was 2025. And you said there was no license contractor at on site when you were there. Was there a contractor there? Uh the gentleman that I ran into who originally told me he was a contractor at the site who was doing the work, then relented and stated that he was not a contractor, that he was working for another contractor on another license, but could not prove that license or that contractor, and then relented to say that he was just a handyman. Then I'll accept the uh exhibits into evidence. Is there anything else uh that you want to present, Officer Acosta? Yes. So subsequently to that violation to that property, the gentleman that was at the property who said he was the contractor was issued a civil citation also listed too. The violation of the property was a Christopher N. Vallone. He resides at 33 Castle Drive Nakomas, Florida.

SUMMARIZED BY OPENPUBLICA AI

TRANSCRIPT VIA PUBLIC VIDEO
openpublica.com