Code Enforcement Special Magistrate Meeting: July 2026
City of Port Orange
7-22 SM Final Agenda
The City of Port Orange Code Enforcement Special Magistrate met on July 22, 2026. Two cases were listed for formal hearing regarding property maintenance violations. Case CEB 26-2264 at 1292 Harms Way, respondent Francis E. Thompson, was cited for violations of Chapter 42, Article II, Sections 42-26 (d) and (h), concerning property cleanliness, including fallen trees, limbs, weeds, grass, undergrowth, and parkage maintenance. Compliance was not met. Case CEB 26-2080 at 1455 Craig Court, respondent Barbara Lambert, was cited for similar violations under Chapter 42, Article II, Sections 42-26 (d) and (h), related to property cleanliness and parkage maintenance. Compliance was not met. The agenda also included an attorney overview and consideration of previous minutes. No public comment or stakeholder sentiment was recorded in the provided text.
- Board:
- Code Enforcement Special Magistrate Meeting
- Date:
- 2026-07-22
- Type:
- Agenda
- Decision:
- Compliance: No for both cases
- Address:
- 1292 Harms Way, 1455 Craig Court
7-22 SM Final Agenda Packet
[1292 Harms Way, 1455 Craig Court; case CEB 26-2264, CEB 26-2080] Code Enforcement Special Magistrate meeting on July 22, 2026, addressed two cases. Case CEB 26-2264 for Francis E. Thompson at 1292 Harms Way was cited for violations of property cleanliness, including uncleared fallen trees/limbs and overgrown weeds/grass exceeding ten inches, and failure to maintain abutting parkages. Compliance was not met. Case CEB 26-2080 for Barbara Lambert at 1455 Craig Court was cited for similar property cleanliness violations, specifically uncleared fallen trees/limbs and overgrown weeds/grass exceeding ten inches, and failure to maintain abutting parkages. Compliance was not met. Both cases were scheduled for formal hearing on July 22, 2026.
- Board:
- Code Enforcement Special Magistrate Meeting
- Date:
- 2026-07-22
- Type:
- Agenda_packet
- Decision:
- Formal hearing scheduled for July 22, 2026 (compliance status not determined in this document).
- Address:
- 1292 Harms Way, 1455 Craig Court
- Applicant:
- Francis E. Thompson, Barbara Lambert
7-8-2026 SM Draft Agenda Packet Updated
[5446 Landis Avenue; case 26-0018] Case CEB 26-0018 involves a violation at 5446 Landis Avenue for improper storage of vehicles and other items, and parking of commercial vehicles on residential property. The respondent is Amanda Elizabeth Weston. The case was first notified on 1/5/2026 and was not in compliance as of the meeting date. The document does not state the decision or any fines imposed for this specific case, but cost sheets indicate mailing costs for a Notice of Violation/Hearing and a Finding of Fact. [5545 S. Williamson Blvd.; case 26-0380] Case CEB 26-0380, involving FL & Z Inc at 5545 S. Williamson Blvd., was cited for violations related to the fire alarm system's maintenance and testing program. The case was initially not in compliance but was recommended for correction by June 25, 2026, with a daily fine of $500.00 if not met. Costs of $63.39 were awarded to the City. The meeting on June 10, 2026, granted the recommendation. [1187 Tracy Drive; case 26-1384] Case CEB 26-1384, with respondent Anthony Elicati, Karen Elicati Baker, and Marion K Elicati at 1187 Tracy Drive, was cited for violations related to the cleanliness of the property and maintenance of improved residential lots. The case was not in compliance as of the meeting date. The document does not state the decision or any fines imposed, but cost sheets indicate mailing costs for a Notice of Violation/Hearing and a Finding of Fact. [1633 Taylor Road #C; case 26-0439] Case CEB 26-0439, involving Elmnic LLC at 1633 Taylor Road #C, was cited for multiple violations including improper exterior structure maintenance, specifically the visibility and size of address numbers, and issues with fire alarm systems, backflow prevention devices, junction box covers, and sprinkler systems. The case was not in compliance. The June 10, 2026 meeting minutes indicate this case was continued to July 8, 2026. Cost sheets show mailing costs for a Notice of Violation and a Finding of Fact. [5090 Isabelle Avenue; case 25-3123] Case CEB 25-3123, involving LRHOMEVEST, LLC at 5090 Isabelle Avenue, was cited for violations related to protective treatment of exterior structures. The case was in compliance as of the meeting date. The document does not state the decision, but cost sheets indicate mailing costs for a Notice of Violation/Hearing. [4309 Ridgewood Ave.; case 26-0280] Case CEB 26-0280, involving Matthew Hill at 4309 Ridgewood Ave., was cited for failure to obtain a building permit and for issues with fence maintenance (missing boards, pickets, or posts). The case was not in compliance. The document does not state the decision or any fines imposed, but cost sheets indicate mailing costs for a Notice of Violation/Hearing and a Finding of Fact. [5784 Tayor Branch Rd.; case 26-0942] Case CEB 26-0942, involving BCL-CRE 3 LLC at 5784 Tayor Branch Rd., was cited for violations related to garbage, junk, and undergrowth. The case was not in compliance. The document does not state the decision or any fines imposed, but cost sheets indicate mailing costs for a Notice of Violation/Hearing and a Finding of Fact. [504 Hamlet Drive; case 26-0934] Case CEB 26-0934, involving Ronald J. Devito at 504 Hamlet Drive, was cited for improper covering of disabled or abandoned vehicles on residentially-zoned private property. The case was not in compliance. The document does not state the decision or any fines imposed, but cost sheets indicate mailing costs for a Notice of Violation/Hearing and a Finding of Fact. [5990 Hensel Road; case 26-0669] Case CEB 26-0669, involving Christina Kay Price at 5990 Hensel Road, was cited for failure to obtain a tree removal permit. The case was in compliance as of the meeting date. The document does not state the decision, but cost sheets indicate mailing costs for a Notice of Hearing. [111 Abby Lane; case 26-1012] Case CEB 26-1012, involving William A. Busi at 111 Abby Lane, was cited for violations related to the cleanliness of property and maintenance of improved residential lots. The case was not in compliance. The document does not state the final decision, but cost sheets indicate mailing costs for a Notice of Hearing, Finding of Fact, and Order Imposing Fine/Lien. [721 Horseman Dr.; case 25-3047] Case CEB 25-3047, involving Sanchez Alberto Fuentes at 721 Horseman Dr., was cited for failure to obtain a building permit and for restrictions on disabled or abandoned vehicles. The case was not in compliance. The document does not state the final decision, but cost sheets indicate mailing costs for a Notice of Hearing, Finding of Fact, and Order Imposing Fine/Lien. [5348 Landis Ave.; case 26-0926] Case CEB 26-0926, involving Ryan Veilleux at 5348 Landis Ave., was cited for failure to obtain a building permit, violations related to property cleanliness (weeds, grass, undergrowth, garbage, waste, trash, debris, junk), and issues with accessory structures. The case was not in compliance. The June 10, 2026 meeting minutes indicate the property owner had until June 25, 2026, to apply for permits (mobile home replacement, electrical, plumbing, sewer, etc.), remove the mobile home if permits were not applied for, and maintain the yard. A daily fine of $100.00 per day was to be imposed if not brought into compliance. Costs of $120.06 were associated with this case. The agenda lists this case for July 8, 2026. [5961 Ridgewood Avenue; case 26-0990] Case CEB 26-0990, involving Ponce Inlet 4940 LLC at 5961 Ridgewood Avenue, was cited for violations related to solid waste, property cleanliness, and outside storage of equipment and materials. The case was in compliance as of the meeting date. The case was dismissed.
- Board:
- Code Enforcement Special Magistrate Meeting
- Date:
- 2026-07-08
- Type:
- Agenda_packet
- Decision:
- Approved recommendation for compliance by June 25, 2026, with $500 daily fine and $63.39 costs awarded to the City.
- Address:
- 5446 Landis Avenue
- Applicant:
- FL & Z Inc
7-8-2026 SM Draft Agenda Updated
[5446 Landis Avenue, 5545 S. Williamson Blvd., 1187 Tracy Drive, 1633 Taylor Road #C, 5090 Isabelle Avenue, 4309 Ridgewood Ave., 5784 Tayor Branch Rd., 504 Hamlet Drive, 5990 Hensel Road, 111 Abby Lane, 721 Horseman Dr., 5348 Landis Ave.; case CEB 26-0018, CEB 26-0380, CEB 26-1384, CEB 26-0439, CEB 25-3123, CEB 26-0280, CEB 26-0942, CEB 26-0934, CEB 26-0669, CEB 26-1012, CEB 25-3047, CEB 26-0926] Case CEB 26-0018 involves a violation at 5446 Landis Avenue for improper storage of vehicles and junk, specifically citing violations of Chapter 42 (Nuisances) and Chapter 70 (Traffic) of the City of Port Orange Code of Ordinances. The respondent is Amanda Elizabeth Weston. The case was first notified on 1/5/2026, and compliance was not met. Case CEB 26-0380 at 5545 S. Williamson Blvd. with respondent FL & Z Inc. was cited for violations related to fire alarm system maintenance and testing (Florida Fire Prevention Code NFPA 01 2021). This case achieved compliance. Case CEB 26-1384 at 1187 Tracy Drive, with respondents Anthony Elicati, Karen Elicati Baker, and Marion K Elicati, was cited for property cleanliness and maintenance violations under Chapter 42, Article II, Section 42-26(d). Compliance was not met. Case CEB 26-0439 at 1633 Taylor Road #C, with respondent Elmnic LLC, involves multiple violations including exterior structure requirements (International Property Maintenance Code Section 304.3), fire alarm system maintenance (NFPA 01 2021), backflow prevention device maintenance (NFPA 25), panelboard/switchboard covers (NFPA 01 2021), and sprinkler system inspection/testing (NFPA 25). Compliance was not met. Case CEB 25-3123 at 5090 Isabelle Avenue, with respondent LRHOMEVEST, LLC, was cited for exterior structure protective treatment violations (International Property Maintenance Code Section 304.2). This case achieved compliance. Case CEB 26-0280 at 4309 Ridgewood Ave., with respondent Matthew Hill, involves failure to obtain a building permit (Florida Building Code Section 105.1) and fence maintenance issues (City of Port Orange Land Development Code Section 16(b)(4)(d)). Compliance was not met. Case CEB 26-0942 at 5784 Tayor Branch Rd., with respondent BCL-CRE 3 LLC, is cited for violations related to garbage, junk, and undergrowth (Chapter 42, Article II, Sections 42-33(E)(1) and 42-33(D)(1)). Compliance was not met. Case CEB 26-0934 at 504 Hamlet Drive, with respondent Ronald J. Devito, involves improper covering of a disabled or abandoned vehicle on residential property (Chapter 70, Article II, Section 70-49(c)(2)). Compliance was not met. Case CEB 26-0669 at 5990 Hensel Road, with respondent Christina Kay Price, was cited for failure to obtain a tree removal permit (City of Port Orange Land Development Code Chapter 9, Article 2, Section 10(A)). This case achieved compliance. Case CEB 26-1012 at 111 Abby Lane, with respondent William A. Busi, is cited for maintenance of improved residential lots (Chapter 42, Article II, Section 42-26(d)). Compliance was not met. Case CEB 25-3047 at 721 Horseman Dr., with respondent Sanchez Alberto Fuentes, involves failure to obtain a building permit (Florida Building Code Section 105.1) and restrictions on disabled or abandoned vehicles (Chapter 70, Article 2, Section 70-49(C)(1)(A)). Compliance was not met. Case CEB 26-0926 at 5348 Landis Ave., with respondent Ryan Veilleux, has multiple violations including failure to obtain a building permit (Florida Building Code Section 105.1), property cleanliness (Chapter 42, Article II, Section 42-26(d) and (f)), and accessory structure regulations (City of Port Orange Land Development Code Chapter 16, Section 1(B)). Compliance was not met.
- Board:
- Code Enforcement Special Magistrate Meeting
- Date:
- 2026-07-08
- Type:
- Agenda
- Decision:
- Compliance status varies: CEB 26-0380, CEB 25-3123, and CEB 26-0669 achieved compliance. The remaining cases (CEB 26-0018, CEB 26-1384, CEB 26-0439, CEB 26-0280, CEB 26-0942, CEB 26-0934, CEB 26-1012, CEB 25-3047, CEB 26-0926) did not meet compliance.
- Address:
- 5446 Landis Avenue, 5545 S. Williamson Blvd., 1187 Tracy Drive, 1633 Taylor Road #C, 5090 Isabelle Avenue, 4309 Ridgewood Ave., 5784 Tayor Branch Rd., 504 Hamlet Drive, 5990 Hensel Road, 111 Abby Lane, 721 Horseman Dr., 5348 Landis Ave.
- Applicant:
- Amanda Elizabeth Weston, FL & Z Inc, Anthony Elicati, Karen Elicati Baker, Marion Elicati, Elmnic LLC, LRHOMEVEST, LLC, Matthew Hill, BCL-CRE 3 LLC, Ronald J. Devito, Christina Kay Price, William A. Busi, Sanchez Alberto Fuentes, Ryan Veilleux
7/8/2025 Signed Minutes
[5446 Landis Avenue; case 26-0018] CEB Case No. 26-0018: Amanda Elizabeth Weston at 5446 Landis Avenue was found in violation of city ordinances regarding garbage, junk, undergrowth, storage of vehicles, and restrictions on abandoned or disabled vehicles. The property owner has until July 15, 2026, to have only one commercial vehicle remaining on the property, properly registered and covered, and all outside stored items must be removed and stored inside an enclosed building. A daily fine of $100.00 per day will be imposed if not brought into compliance. Costs of $59.63 were awarded to the City. [5545 S. Williamson Blvd.; case 26-0380] CEB Case No. 26-0380: FL & Z Inc at 5545 S. Williamson Blvd. was cited for violation of the Florida Fire prevention Code regarding the fire alarm system maintenance and testing program. The case was dismissed as it is in compliance. [1187 Tracy Drive; case 26-1384] CEB Case No. 26-1384: Anthony Elicati, Karen Elicati Baker, and Marion K Elicati at 1187 Tracy Drive were found in violation of city ordinances regarding garbage, junk, undergrowth, and property cleanliness. The property owners must cut and maintain the yard and right of way to under 10 inches by July 22, 2026. A daily fine of $50.00 per day will be imposed if not brought into compliance. Costs of $120.39 were awarded to the City. [1633 Taylor Road #C; case 26-0439] CEB Case No. 26-0439: Elmnic LLC at 1633 Taylor Road #C was found in violation of city ordinances and the International Property Maintenance Code regarding address numbers, fire alarm system, sprinkler system, backflow prevention devices, panelboard covers, and switchboard covers. The property owner has until July 24, 2026, to correct these violations. A daily fine of $1000.00 per day will be imposed if not brought into compliance. Costs of $95.81 were awarded to the City. [5090 Isabelle Avenue; case 25-3123] CEB Case No. 25-3123: LRHOMEVEST, LLC at 5090 Isabelle Avenue was found to be in compliance. [5784 Tayor Branch Rd.; case 26-0942] CEB Case No. 26-0942: BCL-CRE 3 LLC at 5784 Tayor Branch Rd. was cited for violation of city ordinances regarding garbage, junk, and undergrowth. The case was dismissed as it is in compliance. [504 Hamlet Drive; case 26-0934] CEB Case No. 26-0934: Ronald J. Devito at 504 Hamlet Drive was cited for violation of city ordinances regarding restrictions on abandoned or disabled vehicles. The case was dismissed as it is in compliance. [5990 Hensel Road; case 26-0968] CEB Case No. 26-0968: Christina Kay Price at 5990 Hensel Road was cited for violation of city ordinances regarding tree removal permits. The case was dismissed as it is in compliance. [111 Abby Lane; case 26-1012] CEB Case No. 26-1012: William A. Busi at 111 Abby Lane was found in non-compliance for failing to cut and maintain grass and weeds to under 10 inches, as previously ordered. A daily fine of $100.00 will be imposed starting May 30, 2026, through June 2, 2026, totaling $400.00. Abatement costs of $475.00 and mailing/recording costs of $110.46 were awarded, resulting in a lien of $985.46. [721 Horseman Dr.; case 25-3047] CEB Case No. 25-3047: Sanchez Alberto Fuentes at 721 Horseman Dr. was found in non-compliance for failure to obtain a building permit and restrictions on disabled or abandoned vehicles. A daily fine of $100.00 will be imposed beginning June 17, 2026, until compliance is met. Mailing and recording costs of $120.06 were awarded. [5348 Landis Ave.; case 26-0926] CEB Case No. 26-0926: Ryan Veilleux at 5348 Landis Ave. was found in non-compliance for failure to obtain a building permit, and for violations related to garbage, junk, undergrowth, maintenance of improved residential lots, and accessory uses and structures. A daily fine of $100.00 will be imposed beginning June 26, 2026, until compliance is met. Mailing and recording costs of $120.06 were awarded. [4309 Ridgewood Ave.; case 26-0280] CEB Case No. 26-0280: Matthew Hill at 4309 Ridgewood Ave. was found in violation of the Florida Building Code for failure to obtain a building permit, and for missing boards, pickets, or posts on fences and walls. The property owner has until July 30, 2026, to apply for and obtain the necessary permits and replace missing fence materials. A daily fine of $250.00 per day will be imposed if not brought into compliance. Costs of $50.03 were awarded to the City.
- Board:
- Code Enforcement Special Magistrate Meeting
- Date:
- 2026-07-08
- Type:
- Minutes
- Decision:
- Found in violation, ordered to comply by July 15, 2026, with daily fine of $100.00
- Address:
- 5446 Landis Avenue
- Applicant:
- Amanda Elizabeth Weston
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