OSCEOLA COUNTY, FLORIDA
CODE ENFORCEMENT & NUISANCE ABATEMENT BOARD
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CASE NO. CT25-06323
AFFIDAVIT OF VIOLATION (NOTIFICATION OF VIOLATION)
OSCEOLA COUNTY, FLORIDA VS BACKLOT APTS LLC, a Delaware limited liability company
* * * * * * * * * * * * * * * * * * * *
TO: BACKLOT APTS LLC, a Delaware limited liability company
To: BACKLOT APARTMENTS LLC
C/O VENGROFF MARK
8440 N TAMIAMI TRL
SARASOTA, FL 34243
BACKLOT APARTMENTS LLC
8600 W IRLO BRONSON MEMORIAL HWY
KISSIMMEE, FL 34747
BACKLOT APARTMENTS LLC
8440 N TAMIAMI TRL
SARASOTA, FL 34243
Pursuant to Chapter 162, Florida Statutes and the Ordinance of Osceola County, Florida, Tiffany Brownlee, under oath makes claim that BACKLOT APTS LLC, a Delaware limited liability company did allow for the following violations to occur:
(1) Osceola County Code, Chapter 23, Property Maintenance, Article I, Junk, Trash, and Garbage, Section 23-3, Accumulations of Junk, Trash or Garbage, which states, No owner, agent, custodian, lessee or occupant of any lot, tract, or parcel of land, improved or unimproved, shall keep, store, accumulate or allow to be kept, stored or accumulated on said property any junk, trash or garbage, other than at disposal sites which are legally licensed and zoned and which fully comply with all federal and state law and regulations. The presence of junk, trash or garbage is hereby declared to be public nuisance which may be abated in accordance with the provisions of this article.
(2) Osceola County Code, Chapter 23 Article IV, West 192 Commercial Minimum Maintenance, Standards Requirements, Section 23-62, Paragraph M Subsection 20, Exterior Walls, which states: All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration.
(3) Osceola County Land Development Code, Chapter 2, Development Processes and Procedures, Article 2.1, Applicability and General Application Procedures, Section 2.1.1, Applicability, Paragraph J, which states, A Land Alteration permit is required for any activity which physically changes or alters the land, including but not limited to the following: excavation, construction of new structures, expansion of existing structures, alteration of existing grades, installation of utilities, roads, stormwater management systems, and septic tanks, bulkheading, land clearing, grubbing, tree cutting, and disposal of solid or liquid waste.
(4) Osceola County Land Development Code, Chapter 3, Performance & Siting Standards, Article 3.1, General Provisions, Section 3.1.2, Restrictions Upon Land Use, Building, and Structures, Sub-Section A-1, Use, which states, No building or structure shall be erected and no existing building shall be moved, altered, or enlarged, nor shall any land, building, structure or premise be used or designed to be used for any purpose or in any manner other than as permitted in the district in which such land, building, structure or premises is or are located. All necessary land use, zoning and/or building permits shall be obtained, except when exempt according to Florida Statues.
(5) Osceola County Land Development Code, Chapter 4 Site Design and Development Standards, Article 4.2 – Conservation / Wetland / Environmental, Section 4.2.2 – Wetland Buffers, Sub Section F Specifications, which states: F. Development within wetlands or wetland buffers shall be limited to construction and activities which shall not be detrimental to the health and function of protected wetlands, such as the following:
1. Clearing and / or construction of walking trails.
2. Construction of timber boardwalks / catwalks for direct access to water bodies, construction of wildlife management shelters, footbridges, observation decks, and similar structures not requiring dredging and / or filling for their placement.
(6) Osceola County Land Development Code, Chapter 4, Site Design and Development Standards, Article 4.7, Transportation Standards, Section 4.7.6, Parking Lot/Structured Parking, Section A, Locations and Specifications of Off-Street Parking Areas, Sub-Section 3, Specifications, Paragraph A, which states, all parking areas, spaces, driving aisles and access points shall be paved and be clearly identifiable by marking, curbing, wheel stops or other alternatives agreed upon by the County Manager. If it can be demonstrated to the satisfaction of the County that alternative parking facility arrangements are necessary based on site constraints and design goals, these may be granted. Alternative parking facilities may include but not be limited to pervious materials, such as gravel, wood chips, or grass surface may be used. For the purpose of this A r t i c l e, paved shall be defined as a durable all-weather surface consisting of an improved smooth surface, including but not limited to concrete, asphalt, brick, or other materials constructed so as to form a continuous, permanent surface.
(7) Osceola County Code, Chapter 4 – Site Designs and Development Standards, Article 4.8 – Landscape, Streetscape, and Treescape, Section 4.8.1 – Applicability, Sub Section B, which states: A development permit, land clearing authorization or tree removal permit is required prior to any activity on the site.
(8) Osceola County Land Development Code Chapter 4, Development Processes and Procedures, Article 4.9.7, Utilities and Service Requirements, Section 4.9.7 / Solid Waste Collection, Paragraph A. Which states: All dumpsters and recycling bins shall be located within designated areas in the principal building or placed within the rear or side of the property meeting the rear or side setback requirements for ancillary structures.
The violation exists on property located at 8600 W Irlo Bronson Memorial Hwy, Kissimmee, Osceola County, Florida; District 1. Property described as: See "Exhibit [A]", attached hereto and made a part hereof by this reference.
Date of Affidavit of Violation: July 03, 2026
Date Violator previously notified of violation: December 30, 2025
I do hereby swear that the above facts are true to the best of my knowledge.
Affiant, Tiffany Brownlee
STATE OF FLORIDA
COUNTY OF OSCEOLA
OSCEOLA COUNTY, FLORIDA
CODE ENFORCEMENT & NUISANCE ABATEMENT BOARD
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CASE NO. CT25-06323
NOTICE OF HEARING
OSCEOLA COUNTY, FLORIDA VS BACKLOT APTS LLC, a Delaware limited liability company
* * * * * * * * * * * * * * * * * * * *
TO: BACKLOT APTS LLC, a Delaware limited liability company
To: BACKLOT APARTMENTS LLC
C/O VENGROFF MARK
8440 N TAMIAMI TRL
SARASOTA, FL 34243
BACKLOT APARTMENTS LLC
8600 W IRLO BRONSON MEMORIAL HWY
KISSIMMEE, FL 34747
BACKLOT APARTMENTS LLC
8440 N TAMIAMI TRL
SARASOTA, FL 34243
Dear Property Owner/Tenant
The Code Enforcement & Nuisance Abatement Board was created pursuant to Florida Statutes, Chapter 162 and Osceola County Ordinance No. 86-1 , as amended by Ordinance No. 99-15. The purpose of this Board is to facilitate the enforcement of certain codes and ordinances of the County of Osceola by creating a board of seven (7) citizens who may quickly and fairly render decisions concerning violations of these codes.
(1) Osceola County Code, Chapter 23, Property Maintenance, Article I, Junk, Trash, and Garbage, Section 23-3, Accumulations of Junk, Trash or Garbage, (2) Osceola County Code, Chapter 23 Article IV, West 192 Commercial Minimum Maintenance, Standards Requirements, Section 23-62, Paragraph M Subsection 20, Exterior Walls, (3) Osceola County Land Development Code, Chapter 2, Development Processes and Procedures, Article 2.1, Applicability and General Application Procedures, Section 2.1.1, Applicability, Paragraph J, (4) Osceola County Land Development Code, Chapter 3, Performance & Siting Standards, Article 3.1, General Provisions, Section 3.1.2, Restrictions Upon Land Use, Building, and Structures, Sub-Section A-1, Use, (5) Osceola County Land Development Code, Chapter 4 Site Design and Development Standards, Article 4.2 – Conservation / Wetland / Environmental, Section 4.2.2 – Wetland Buffers, Sub Section F Specifications, (6) Osceola County Land Development Code, Chapter 4, Site Design and Development Standards, Article 4.7, Transportation Standards, Section 4.7.6, Parking Lot/Structured Parking, Section A, Locations and Specifications of Off-Street Parking Areas, Sub-Section 3, Specifications, Paragraph A, (7) Osceola County Code, Chapter 4 – Site Designs and Development Standards, Article 4.8 – Landscape, Streetscape, and Treescape, Section 4.8.1 – Applicability, Sub Section B, and (8) Osceola County Land Development Code Chapter 4, Development Processes and Procedures, Article 4.9.7, Utilities and Service Requirements, Section 4.9.7 / Solid Waste Collection, Paragraph A
HEARING DATE: 15 day of July 2026
HEARING TIME: 3:00 PM
HEARING LOCATION: County Administration Building
Commission Chambers (4th Floor)
1 Courthouse Square, Kissimmee, FL
If you choose to admit to the violation, the Code Enforcement & Nuisance Abatement Board has authorized the enforcement staff to enter into consent orders regarding these violations. This would give you an opportunity to negotiate the time for compliance and the amount of fine for the violation, subject to approval by the Code Enforcement & Nuisance Abatement Board. If you wish to enter into a consent order, please call (407) 742-0400 to schedule an appointment with the Code Enforcement Officer who issued the violation. You have until 3:00 p.m. the Friday before the hearing to do this.
If you do not enter into a consent order, come prepared to have your case heard by the Code Enforcement & Nuisance Abatement Board on the above-mentioned date. Should you be found to be in violation, also be prepared to present evidence concerning the amount of time necessary to correct the violation. In the event the Code Enforcement & Nuisance Abatement Board finds you in violation, they have the power by law to levy fines of up to $250.00 per day for a first violation, and up to $500.00 per day for a repeat violation, against you and your property for every day that any violation continues beyond the compliance date set in an order issued by the Board.
Should you desire, you have the right to obtain an attorney, at your own expense, to represent you before the Board. You will also have the opportunity to present witnesses as well as question the witnesses against you prior to the Board making a determination. If the violation is corrected and then recurs, the case shall be presented to the Code Enforcement & Nuisance Abatement Board even if the violation has been corrected prior to the hearing.
If you choose to have someone represent you other than an attorney, you must provide a letter of authorization which contains the name of the individual who will be representing your interest. Additionally, in order for the Code Enforcement & Nuisance Abatement Board to consider the testimony of the individual, the letter must be signed by you and notarized.
Respectfully,
Tiffany Brownlee
Code Enforcement Officer II
It shall be the responsibility of the Respondent to provide an interpreter if translation is required.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Osceola County Zoning Department at 1 Courthouse Square, Suite 1100, Kissimmee, Florida, 34741 at (407) 742-0400, at least seven (7) days before your scheduled appearance, or immediately upon receiving this notification if the time before the scheduled appearance is less than 7 days.
Any person wishing to appeal any decision made by the Board with respect to any matter considered at such meeting or hearing will need a record of the proceeding, and for such purposes, 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.
Americans with Disabilities Act (ADA) & Title VI Assistance
The Osceola Board of County Commissioners ensures meaningful access to County programs, services, and activities to comply with Civil Rights Title VI and Title II of the Americans with Disabilities Act. Individuals with disabilities requiring accommodations (i.e., sign language interpreter or materials in accessible format) or individuals with Limited English Proficiency requiring language interpreters to participate in County sponsored meetings, please contact the County's ADA/Title VI Coordinator, at (407) 742-1200 (TTY Users Dial:711 for the Florida Relay System) or ADA.Coordinator@osceola.org, at least four (4) days prior to the meeting or event.
Ley de Estadounidenses con Discapacidades (ADA) y Asistencia del Título V
La Junta de Comisionados del Condado Osceola garantiza un acceso significativo a los programas, servicios y actividades del Condado para cumplir con los Derechos Civiles Titulo VI y Título II de la Ley de Estadounidenses con Discapacidades. Las personas con discapacidades que requieran adaptaciones ( es decir, intérprete de lenguaje de señas o materiales en formato accesible) o las personas con dominio limitado del inglés que requieran intérpretes de idiomas para participar en reuniones patrocinadas por el condado, comuníquese con el coordinador de ADA/Título VI del condado al (407) 742-1200 (Usuarios de TTY marcar: 711 para el Sistema de retransmisión de Florida) o ADA.Coordinator@osceola.org , al menos cuatro (4) días antes de la reunión o evento.
Any person wishing to appeal any decision made by the Board with respect to any matter considered at such meeting or hearing will need a record of the proceeding, and for such purposes, 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.
EXHIBITS
Parcel 1:
From the Northwest corner of the Northeast 1/4 of Section 5, Township 25 South, Range 27 East, Osceola County, Florida, run South 00 degrees 50 minutes 48 seconds East, 100.0 feet to the Point of Beginning, said point being on the South right of way line of State Road No. 530 (U.S. Highway No. 192); continue South 00 degrees 50 minutes 48 seconds East, along the West line of said Northeast 1/4, 1090.0 feet; run thence North 88 degrees 30 minutes 48 seconds East, parallel to the aforesaid right of way line, 330.0 feet; run thence North 00 degrees 50 minutes 48 seconds West, 890.0 feet; run thence South 88 degrees 30 minutes 48 seconds West, 150.0 feet; run thence North 00 degrees 50 minutes 48 seconds West, 150.0 feet; run thence North 00 degrees 50 minutes 48 seconds West, 200.00 feet to the South right of way line of State Road No. 530; run thence South 88 degrees 30 minutes 48 seconds West, 180.0 feet to the Point of Beginning.
Parcel 2:
From the Northwest corner of the Northeast 1/4 of Section 5, Township 25 South, Range 27 East, Osceola County, Florida, run South 00 degrees 50 minutes 48 seconds East, along the West line of said Northeast 1/4, 100.00 feet to the South Right of Way line of State Road No. 530 (U.S. Highway No. 192); run thence North 88 degrees 30 minutes 48 seconds East, along said right of way line, 180.0 feet to the Point of Beginning; continue North 88 degrees 30 minutes 48 seconds East, 150.0 feet; run thence North 00 degrees 50 minutes 48 seconds East, 200.0 feet to the Point of Beginning.
Parcel 3:
From the Northwest corner of the Northeast 1/4 of Section 5, Township 25 South, Range 27 East, Osceola County, Florida, run South 00 degrees 50 minutes 48 seconds East, along the West line of said Northeast 1/4, 1,190.0 feet to the Point of Beginning; continue South 00 degrees 50 minutes 48 seconds East, 1,343.26 feet to a point 100.0 feet North of the Southwest corner of said Northeast 1/4, run thence North 88 degrees 39 minutes 33 seconds East, parallel to the South line of said Northeast 1/4, 330.0 feet; run thence North 00 degrees 50 minutes 48 seconds West, 1,343.89 feet to a point 1,090.0 feet South of the South right of way line of State Road No. 530; run thence South 88 degrees 30 minutes 48 seconds West, parallel to said right of way line; 330.0 feet to the Point of Beginning.
Tax Parcel No.:
05-25-27-0000-0025-0000
You may request a copy of the signed & notarized version of this notice from the Code Enforcement Office at 1 Courthouse Square, Kissimmee, FL 34741.