No longer on display. Expired on
October 31, 2026, 12:00 AM
OSCEOLA COUNTY, FLORIDA
CODE ENFORCEMENT & NUISANCE ABATEMENT BOARD
****************************
CASE NO. CT26-03665
AFFIDAVIT OF VIOLATION (NOTIFICATION OF VIOLATION)
OSCEOLA COUNTY, FLORIDA VS RAYAN AND ASSOCIATES, INC., a Florida corporation
* * * * * * * * * * * * * * * * * * * *
TO: RAYAN AND ASSOCIATES, INC., a Florida corporation
To: RAYAN & ASSOCIATES INC __
C/O BASIL RAYAN
933 LEE RD STE 400
ORLANDO, FL 32810-5586
RAYAN & ASSOCIATES INC __
7618 W IRLO BRONSON MEMORIAL HWY
KISSIMMEE, FL 34747
RAYAN & ASSOCIATES INC _
C/O BASIL RAYAN
933 LEE RD STE 400
ORLANDO, FL 32810-5586
Pursuant to Chapter 162, Florida Statutes and the Ordinance of Osceola County, Florida, Tiffany Brownlee, under oath makes claim that RAYAN AND ASSOCIATES, INC., a Florida corporation did allow for the following violations to occur:
(1) Osceola County Code, Chapter 14, Miscellaneous Provisions and Offenses, Article V, Section 14.90, Prohibitions against graffiti, as referenced by Osceola County Ordinance #10-39, to occur, which states: No owner, agent, custodian, lessee, occupant, or the like, of any lot, tract or parcel of land, whether improved or unimproved, hereinafter referred to as “Real Property”, shall keep, allow the presence of or fail to remedy unauthorized writing, painting, marking, marring, drawing, etching or defacing, of any type of inscription, herein referred to as “Graffiti”, which has been placed, posted or positioned, on Real Property, and/or any improvements or personal property located on or affixed to said Real Property.
(2) 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.
(3) Osceola County Code, Chapter 23, Property Maintenance, Article IV, West 192 Commercial Minimum Maintenance, Section 23-62, General Requirements, Sub-Section M, Standards, Paragraph 1, Maintenance, which states, All landscaping and vegetation shall be maintained in a healthy growing condition so as to present a neat and orderly appearance at least equal to the original installation and shall be free from disease, pests, weeds, invasive/exotic plants identified by the Florida Exotic Pest Plant Council, refuse and debris at all times.
(4) Osceola County Code, Chapter 23 Article IV, Section 23-62, West 192 Commercial Minimum Maintenance, General Requirements, Section M., Standards, Subsection 16, Protective Treatment. Which States, all exterior surfaces, including but not limited to, doors, door and window frames, cornices; porches, trim, balconies, decks and fences, shall be maintained in good condition. Exterior wood surfaces, other than decay resistant woods, shall be protected from the elements and decay by painting or other protective covering or treatment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. All siding and masonry joints, as well as those between the building envelope and the perimeter of windows, doors and skylights, shall be maintained weather resistant and water tight. All metal surfaces subject to rust or corrosion shall be coated on inhibit such rust and corrosion, and all surfaces with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion. Oxidization stains shall be removed from exterior surfaces. Surfaces designed for stabilization by oxidation are exempt from the requirement.
(5) Osceola County Code Chapter 23, Article IV – West 192 Commercial Minimum Maintenance, Section 23-62 – General Requirements, Paragraph M – Standards, Subparagraph 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.
(6) Osceola County Code Chapter 23, Article IV, West 192 Commercial Minimum Maintenance Standards Requirements, Section 23-62, Paragraph M, Subparagraph 21 – Roofs and Drainage, Referenced Ordinance #12-42. Which states: The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance.
(7) 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.
(8) Osceola County Land Development Code, Chapter 3 - Performance and Siting Standards, Article 3.17 - Outdoor Sign Standards, Section 3.17.7 – Signs Allowed Which Require Permits, Paragraph G- Monument Signs. Which states: G Monument Signs. Shall be permitted as follows:
1. In sign zones A, B, D and F, a monument sign structure up to two hundred (200) square feet may be erected, with a maximum height of twenty (20) feet.
2. In sign zone C, a monument sign structure up to sixty-four (64) square feet may be erected, with a maximum height of eight (8) feet.
3. All freestanding monument signs shall maintain a peripheral spacing of fifty (50) feet between sign structures.
4. Monument signs in all zones shall maintain a minimum ten (10) feet setback from right-of-way. However, a reduction in the minimum setbacks may be approved by the County Manager based on site distance criteria.
5. Entire sign structure must be no more than fifty (50) percent larger than the total square foot of the copy area of the sign (e.g., two hundred (200) square feet = three hundred (300) square feet maximum overall structure size). Artistic enhancements shall be counted against the allowance for display area.
6. In sign zone E, monument sign structures up to four hundred (400) square feet may be erected, with a maximum height of fifty (50) feet, in conformance with the following site development standards.
(9) Osceola County Land Development Code, Chapter 3 - Performance and Siting Standards, Article 3.17 - Outdoor Sign Standards, Section 3.17.9 – Special Area Requirements, Paragraph 5 – Window Signs. Which States: a. Window signs may not exceed more than twenty-five (25) percent of the window area on which the sign is attached or affixed.
(10) 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, Paragraph 4A Specifications. 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.
(11) Osceola County Land Development Code, Chapter 4 Site Design and Development Standards, 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 7618 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: October 01, 2026
Date Violator previously notified of violation: June 25, 2026
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
****************************
CASE NO. CT26-03665
NOTICE OF HEARING
OSCEOLA COUNTY, FLORIDA VS RAYAN AND ASSOCIATES, INC., a Florida corporation
* * * * * * * * * * * * * * * * * * * *
TO: RAYAN AND ASSOCIATES, INC., a Florida corporation
To: RAYAN & ASSOCIATES INC __
C/O BASIL RAYAN
933 LEE RD STE 400
ORLANDO, FL 32810-5586
RAYAN & ASSOCIATES INC __
7618 W IRLO BRONSON MEMORIAL HWY
KISSIMMEE, FL 34747
RAYAN & ASSOCIATES INC _
C/O BASIL RAYAN
933 LEE RD STE 400
ORLANDO, FL 32810-5586
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 14, Miscellaneous Provisions and Offenses, Article V, Section 14.90, Prohibitions against graffiti, as referenced by Osceola County Ordinance #10-39, (2) Osceola County Code, Chapter 23, Property Maintenance, Article I, Junk, Trash, and Garbage, Section 23-3, Accumulations of Junk, Trash or Garbage, (3) Osceola County Code, Chapter 23, Property Maintenance, Article IV, West 192 Commercial Minimum Maintenance, Section 23-62, General Requirements, Sub-Section M, Standards, Paragraph 1, Maintenance, (4) Osceola County Code, Chapter 23 Article IV, Section 23-62, West 192 Commercial Minimum Maintenance, General Requirements, Section M., Standards, Subsection 16, Protective Treatment, (5) Osceola County Code Chapter 23, Article IV – West 192 Commercial Minimum Maintenance, Section 23-62 – General Requirements, Paragraph M – Standards, Subparagraph 20 – Exterior Walls, (6) Osceola County Code Chapter 23, Article IV, West 192 Commercial Minimum Maintenance Standards Requirements, Section 23-62, Paragraph M, Subparagraph 21 – Roofs and Drainage, Referenced Ordinance #12-42, (7) 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, (8) Osceola County Land Development Code, Chapter 3 - Performance and Siting Standards, Article 3.17 - Outdoor Sign Standards, Section 3.17.7 – Signs Allowed Which Require Permits, Paragraph G- Monument Signs, (9) Osceola County Land Development Code, Chapter 3 - Performance and Siting Standards, Article 3.17 - Outdoor Sign Standards, Section 3.17.9 – Special Area Requirements, Paragraph 5 – Window Signs, (10) 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, Paragraph 4A Specifications, and (11) Osceola County Land Development Code, Chapter 4 Site Design and Development Standards, Article 4.9.7 Utilities and Service Requirements, Section 4.9.7/Solid Waste Collection, Paragraph A
HEARING DATE: 21 day of October 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
From the Southeast corner of Section 3, Township 25 South, Range 27 East, run thence along the East line of said Section 3, North 00⁰02’00” East 640.78 feet to the Southwesterly right of way line of U.S. Highway No. 192; (State Road 530); run thence along said Southwesterly right of way line North 46⁰11’17” West 276.49 feet to a point of beginning; run thence South 43⁰48’43” West 175.00 feet; thence North 46⁰11’17” West 200.0 feet; thence North 43⁰48’43” East 175 feet to the aforesaid Southwesterly right of way line of U.S. Highway No. 192 (State Road 530); thence South 46⁰1117” East along the aforesaid Southwesterly right of way line 200.0 feet to the point of beginning; being a portion of Lot 2, Block D, FLORIDA FRUIT AND TRUCKLAND COMPANY’S SUBDIVISION of Section 3, Township 25 South, Range 27 East, as recorded in Plat Book B, page 68, of the public records of Osceola County, Florida.
Tax Parcel No.
03-25-27-3160-000D-0025
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.