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OSCEOLA COUNTY, FLORIDA
CODE ENFORCEMENT & NUISANCE ABATEMENT BOARD
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CASE NO. CT25-06758
AFFIDAVIT OF VIOLATION (NOTIFICATION OF VIOLATION)
OSCEOLA COUNTY, FLORIDA VS ACE-DOMA RE, LLC, a Florida limited liability company
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TO: ACE-DOMA RE, LLC, a Florida limited liability company
To: ACE-DOMA RE LLC
8600 COMMODITY CIR STE 131
ORLANDO, FL 32819
ACE-DOMA RE LLC
C/O JUSAKOS YANI
3400 S CRYSTAL LAKE DRIVE
ORLANDO, FL 32806
ACE-DOMA RE LLC
2441 SMITH ST
KISSIMMEE, FL 34744
Pursuant to Chapter 162, Florida Statutes and the Ordinance of Osceola County, Florida, Jose Torres, under oath makes claim that ACE-DOMA RE, LLC, a Florida limited liability company did allow for the following violations to occur:
(1) 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 G. Which States: A Site Development Plan is required in lieu of an Engineering Improvement Plan for all development applications that propose any vertical or horizontal construction. Site Development Plans shall contain all items necessary to demonstrate compliance with the Land Development Code and Osceola County Comprehensive Plan and any Concept Plan, or Conceptual Master Plan should it exist. All Engineering Improvement Plans previously approved prior to the adoption of this Code are considered in effect and will be subject to all the ordinances, rules and regulations outlined herein. An approved SDP is valid for a period of thirty-six (36) months.
(2) 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.
(3) 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.
(4) Osceola County Land Development Code, Chapter 3 – Performance and Siting Standards, Article 3.9 – Industrial Use Siting Standards, Sec. 3.9.1 – Industrial Uses, Subsection D – Outdoor Storage Yard. Which states: The outdoor storage of material shall be permitted as indicated in the Use Tables, subject to the following:
1. Open storage of the stacked materials shall not exceed twenty (20) feet in height. Stacked material over ten
(10) feet in height shall be set back fifty (50’) from the perimeter boundary line.
2. Entire site shall be contained within a solid fence, wall or opaque buffer a minimum of ten (10) feet in height.
3. All hazardous materials shall be included in a building constructed in compliance with State and Federal requirements.
(5) Osceola County Land Development Code, Chapter 4 – Site Design & Development Standards. Article 4. 5 – Stormwater, Section 4.5.4 – Construction Pollution Control. Which states:
A. EROSION CONTROL PLAN. The erosion control plan and details and calculations shall document the measures necessary to limit the transport of sediments outside the limits of the project, to the volume and amount of that exist prior to the commencement of construction. These pre-construction conditions shall be satisfied for the total anticipated construction period. The Control Plan shall be submitted with final engineering plans for the development. Included with this submittal shall be calculations supporting the effectiveness of the proposed plan. Provision must be made to preserve the integrity and capacity of check weirs, sediment basins, slope drains, and grading patterns required to meet this provision throughout the project construction life.
B. STOCKPILING MATERIAL. No excavated material shall be stockpiled in such a manner as to direct runoff directly off the project site or into any adjacent water body or stormwater collection facility.
C. EXPOSED AREA LIMITATION. The surface area of open, raw, erodible soil exposed by clearing and grubbing operations or excavation and filling operations shall not exceed ten (10) acres. This requirement may be waived for large projects with a dust control plan which demonstrates that opening of additional areas will not significantly affect off-site deposit of sediments. This waiver will be by written authorization from the County Manager.
D. INLET PROTECTION. Inlets and catch basins shall be protected from sediment-laden storm runoff until the completion of all construction operations that may contribute to the inlet.
E. TEMPORARY SEEDING AND MULCHING. Areas opened by construction operations that are not anticipated to be dressed and receive final grass treatment within thirty (30) days shall be seeded with a quick growing grass species which will provide an early cover during the season in which it is planted and will not later compete with permanent grassing. Slopes steeper than 4:1 shall receive mulching of approximately two (2) inches loose measure of mulch material cut into the soil of the seeded area to a depth of four (4) inches.
F. TEMPORARY GRASSING. The seed or seeded and mulched area shall be rolled and watered to assure optimum growing conditions for the establishment of a good grass cover. Page 4 of 5 Case: CT25-06758 March 10, 2026
G. TEMPORARY REGRASSING. If, after fourteen (14) days the temporary grass areas have not attained a minimum of seventy-five percent (75%) good grass cover, the area will be reworked and additional seed applied sufficiently to establish the desired vegetative cover.
H. MAINTENANCE. All features of the project designed and constructed to prevent erosion and sediment shall be maintained during the project construction life, so as to function as they were originally designed and constructed. By allowing for excavated stockpile materials to come into direct contact into adjacent bodies of water.
(6) Osceola County Code of Ordinances, Chapter 9, Environmental Control and Preservation, Article VIII, Non-Stormwater Discharges, Section 9-193, Prohibition of Illicit Discharge, Paragraph A. Reference Ordinance 08-28. Which states: (a) No person shall directly or indirectly cause an illicit discharge to enter the stormwater system. Categories of illicit discharge include, but are not limited to the following:
1) Petroleum products including, but not limited to oil, gasoline, and grease;
2) Solid waste or sanitary sewage;
3) Chemicals including, but not limited to fertilizers and pesticides;
4) Paints, solvents, or degreasers;
5) Concrete slurry;
6) Laundry waste and soaps;
7) Antifreeze and other automotive products;
8) Soils;
9) Leaves, branches, and other yards/landscaping waster;
10) Construction material;
11) Toxic or poisonous solids or liquids; and
12) Solids or suspended solids in such quantities or of such sizes capable of causing interference or obstruction of flow in the stormwater system.
(7) Osceola County Code, Chapter 13 - Licenses, Taxation and Miscellaneous Business Regulations, Article II - Local Business Tax Receipt, Section 13-26 - Local Business Tax Receipts Required, Reference Ordinance # 95-10. Which states: No person shall engage or manage any business, profession or occupation within Osceola County, for which a local business tax receipt is required by this article, unless an appropriate local business tax receipt shall have been procured from the tax collector, as provided by this article, or unless such business, profession or occupation is exempt pursuant to this article or law. The receipt shall be issued to each person upon receipt by the tax collector of the appropriate local business tax, and satisfaction of any other applicable conditions prescribed pursuant to federal and state law and this article, and any other applicable ordinances or resolutions.
(8) 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.
The violation exists on property located at 2441 Smith St, Kissimmee, Osceola County, Florida; District 4. 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: March 10, 2026
I do hereby swear that the above facts are true to the best of my knowledge.
Affiant, Jose Torres
STATE OF FLORIDA
COUNTY OF OSCEOLA
OSCEOLA COUNTY, FLORIDA
CODE ENFORCEMENT & NUISANCE ABATEMENT BOARD
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CASE NO. CT25-06758
NOTICE OF HEARING
OSCEOLA COUNTY, FLORIDA VS ACE-DOMA RE, LLC, a Florida limited liability company
* * * * * * * * * * * * * * * * * * * *
TO: ACE-DOMA RE, LLC, a Florida limited liability company
To: ACE-DOMA RE LLC
8600 COMMODITY CIR STE 131
ORLANDO, FL 32819
ACE-DOMA RE LLC
C/O JUSAKOS YANI
3400 S CRYSTAL LAKE DRIVE
ORLANDO, FL 32806
ACE-DOMA RE LLC
2441 SMITH ST
KISSIMMEE, FL 34744
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 2 Development Processes and Procedures, Article 2.1 Applicability and General Application Procedures, Section 2.1.1 Applicability, Paragraph G, (2) 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, (3) 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, (4) Osceola County Land Development Code, Chapter 3 – Performance and Siting Standards, Article 3.9 – Industrial Use Siting Standards, Sec. 3.9.1 – Industrial Uses, Subsection D – Outdoor Storage Yard, (5) Osceola County Land Development Code, Chapter 4 – Site Design & Development Standards. Article 4. 5 – Stormwater, Section 4.5.4 – Construction Pollution Control, (6) Osceola County Code of Ordinances, Chapter 9, Environmental Control and Preservation, Article VIII, Non-Stormwater Discharges, Section 9-193, Prohibition of Illicit Discharge, Paragraph A. Reference Ordinance 08-28, (7) Osceola County Code, Chapter 13 - Licenses, Taxation and Miscellaneous Business Regulations, Article II - Local Business Tax Receipt, Section 13-26 - Local Business Tax Receipts Required, Reference Ordinance # 95-10, and (8) 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,
Jose Torres
Code Enforcement Supervisor
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 A
A parcel of land being a portion of the Northeast 1/4 of Section 15, Township 25 South, Range 29 East, Osceola County, Florida, and that part of Lots l, 2, 3, and 4, Block 5, and Lots l, 2, 3, and 4, Block 6 and Vacated Zuhars street, NORTH KISSIMMEE ADDITION as recorded in Plat Book 1, Page 103, lying East of the East Right of Way line of Smith Street; being bounded on the North by the plat of W.E. ALLENS ADDITION TO KISSIMMEE CITY, as recorded in Plat Book l, Page 83 and bounded on the East by the Sunrail Railroad West Right of Way line, and bounded on the South by the North line of GILCHRIST 2ND ADDITION as recorded in Plat Book 1, Page 65, and bounded on the West by the East Right of Way line of Smith Street as recorded in Official Records Book 514, Page 104, all of the Public Records of Osceola County, Florida, and being more particularly described as follows:
Begin at the intersection of the south line of said W.E. ALLENS ADDITION TO KISSIMMEE CITY with the West Right of Way line of the Sunrail Railroad; thence run S12020'51 "W along said West Right of Way line, a distance of 556.74 feet to a point on the North line of said GILCHRIST 2ND ADDITION; thence run N890 57'08"W along said North line, a distance of 879.13 feet to a point on the East Right of Way line of aforesaid Smith Street, said point being a point on a non-tangent curve, concave to the West, having a Radius of 1 ,462.69 feet and a Central Angle of 040 53'01 "; thence along said East Right of Way line the following four (4) courses and distances; thence run Northerly, along the Arc of said curve, a distance of 124.68 feet (Chord Bearing = N04041 '03 "W, Chord = 124.64 feet) to the Point of Tangency thereof; thence run N07007'34"W, a distance of 248.08 feet to the Point of Curvature of a curve, concave to the East, having a Radius of 1,402.69 feet and a Central Angle of 070 0254"; thence run Northerly, along the Arc of said curve, a distance of 172.55 feet (Chord Bearing = N03 0 36'07"W, Chord = 172.45 feet) to the Point of Tangency thereof; thence run N000 04'35"E, a distance of 2.66 feet to a point on the aforesaid South line of W.E. ALLENS ADDITION TO KISSINMEE CITY; thence departing said East right of way line, run S89053'24"E along said South line, a distance of 1,049.96 feet to the Point of Beginning.
PARCEL B
Lots 1 through 20, inclusive, Lots 23 through 28, inclusive, Lots 33 through 37, inclusive, Lots 44 through 47, inclusive, Lots 54 through 56, inclusive and Lot 63, GILCHRIST 2 OND ADDITION, according to the plat thereof, as recorded in Plat Book l, Page 65, Public Records of Osceola County, Florida.
LESS AND EXCEPT that portion conveyed to Osceola County in Quit-Claim Deed recorded in Official Records Book 264, Page 645, Public Records of Osceola County, Florida, being the West 20 feet of Lots 23, 28 and 33, of said GILCHRIST 2 OND ADDITION.
ALSO LESS AND EXCEPT that portion conveyed to Osceola County in Right Of Way Deed recorded in Official Records Book 514, Page 104, Public Records of Osceola County, Florida, being a portion of Lots l, 10, 11 and 20, of said GILCHRIST 2 OND ADDITION.
Tax Parcel No.:
15-25-29-0000-0020-0000
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.