CASE NO. CT25-06601 AFFIDAVIT OF VIOLATION AND NOTICE OF HEARING

TO: KISSIMMEE LAND HOLDINGS LLC, a Delaware Limited Liability Company
To: KISSIMMEE LAND HOLDINGS LLC
1 VANDERBILT AVE 26TH FL
NEW YORK, NY 10017

KISSIMMEE LAND HOLDINGS LLC
550 MADISON AVENUE
20TH FLOOR
NEW YORK, NY 10022

KISSIMMEE LAND HOLDINGS LLC
1931 FORTUNE RD
KISSIMMEE, FL 34744

KISSIMMEE LAND HOLDINGS LLC
C/O C T CORPORATION SYSTEM
1200 SOUTH PINE ISLAND
PLANTATION, FL 33324

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 Land Development Code, Chapter 3 – Performance & Siting Standards, Article 3.3.1 – Property Performance Standards, Section 3.3.1 – Residential and Employment Livability, Sub Section C – Fences, Paragraph 5, and (2) Osceola County Code, Chapter 23, Property Maintenance, Article I, Junk, Trash, and Garbage, Section 23-3, Accumulations of Junk, Trash or Garbage

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,
Julio Rios
Code Enforcement Officer

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

The West half (1/2) of the South 700 feet of the West 650 feet of the South half (1/2) of the Southeast quarter (1/4) of Section 13, Township 25 South, Range 29 East, Osceola County, Florida. LESS: Road right of way on South.

AND

That portion of the Northeast 1/4 of the Southwest 1/4 and the Northwest 1/4 of the Southeast 1/4 lying South and West of the Sunshine State Parkway in Section 13, Township 25 South, Range 29 East, Osceola County, Florida, lying North and East of the following described line:

Commencing at the Northwest corner of the SW 1/4 of Section 13, Township 25 South, Range 29 East, Osceola County, Florida, run South 00°00’10” West along the West line of said SW 1/4, 1327.47 feet to the Northwest corner of the SW 1/4 of SW 1/4 of said Section 13; run thence North 89°53’59” East 1981.13 feet to the Southwest corner of the SE 1/4 of the NE 1/4 of the SW 1/4 of said Section 13, being the Point of Beginning of said described line; run thence North 28°24’27” West 981.81 feet to the point of curvature of a 1064.97 foot radius curve to the right having a central angel of 22°17’41”; run thence along the arc of said curve, 414.40 feet (chord bearing North 15°15’36” West chord – 411.79 feet) to the point of tangency; run thence North 04°06’46” West 48.97 feet, more or less, to the North line of the NE 1/4 of the SW 1/4 of the SW 1/4 of said Section 13 and the torminus of the aforesaid described line.

AND

That portion of North 1/2 of the Southwest 1/4 and the ¼ of the Southeast 1/4 of Section 13, Township 25 South, Range 29 East, Osceola County, Florida, being more particularly described as follows:

Begin at the Northwest corner of the Southwest 1/4 of Section 13, Township 25 South, Range 29 East, Osceola County, Florida; thence South 00°00’21” East along the West line of the Southwest 1/4 of said Section, a distance of 666.22 feet to the Northwest corner of lands described in Official Records Book 1803, Page 1387, of the Public Records of Osceola County, Florida; thence North 89°54’41” East along the North line of said lands, a distance of 658.46 feet to the Northeast corner of said lands; thence South 00°05’52” East along the East line of said lands, a distance of 660.68 feet to the Southeast corner of said lands, said point being on the North line of the South 1/2 of the Southwest 1/4 of said Section; thence North 89°54’24” East along said North line, a distance of 1982.58 feet to the Northeast corner of the South 1/2 of the Southwest 1/4 of said Section; thence North 89°46’09” East along the North line of the Southwest 1/4 of the Southeast 1/4 of said Section, a distance of 249.66 feet to a point on the Westerly right of way line of State Road 91 (Florida Turnpike); thence the following two calls along said Westerly right of way line; thence North 38°30’10” West, a distance of 216.66 feet to the point of curvature of a curve concave to the Northeast, having a radius of 7839.44 feet and a central angle of 10°09’54”; thence run along the arc of said curve, a distance of 1390.82 feet (chord bearing = North 33° of 10°09’54”; thence run along the arc of said curve, a distance of 1390.82 feet (chord bearing = North 33° of 10°09’54”; thence run along the arc of said curve, a distance of 1390.82 feet (chord bearing = North 33°26’35” West, chord distance = 1389.01 feet) to a point on the North line of the Southwest 1/4 of said Section and the end of said curve; thence South 89°48’01” West along said North line, a distance of 1991.53 feet to the Point of Beginning.

LESS AND EXCEPT:

That portion of the Northeast 1/4 of the Southwest 1/4 and the Northwest 1/4 of the Southeast 1/4 lying South and West of the Sunshine Parkway in Section 13, Township 25 South, Range 29 East, Osceola County, Florida lying North and East of the following described line:

Commencing at the Northwest corner of the SW 1/4 of Section 13, Township 25 South, Range 29 East, Osceola County, Florida, run South 00°00”10” West along the West line of said SW 1/4, 1327.47 feet to the Northwest corner of the SW 1/4 of SW 1/4 of said Section 13, run thence North 89°53’59” East, 1981.13 feet to the Southwest corner of the SE 1/4 of the NE 1/4 of the SW 1/4 of said Section 13, being the Point of Beginning of said described line; run thence North 28°24’27” West 981.81 feet to the point of curvature of a 1064.97 foot radius curve to the right having a centra angle of 22°17’41”; run thence along the arc of said curve, 414.40 feet (chord bearing North 15°15’36” West chord – 411.79 feet) to the point of tangency; run thence North 04°06’46” West 48.97 feet, more or less, to the North line of the NE 1/4 of the SW 1/4 of said Section 13 and the terminus of aforesaid described line.

Tax Parcel No.:

13-25-29-0000-0125-0000

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.