CASE NO. CT26-03746 AFFIDAVIT OF VIOLATION AND NOTICE OF HEARING

TO: RAYAN AND ASSOCIATES, INC., a Florida corporation
To: RAYAN & ASSOCIATES INC
933 LEE RD STE 400
ORLANDO, FL 32810-5586

RAYAN & ASSOCIATES INC
7620 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 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.

(2) Osceola County Code Chapter 23, Article IV, West 192 Commercial Minimum Maintenance Standards Requirements, Section 23-64 – Mechanical and Electrical Requirements, Paragraph D – Electrical Facilities, Subparagraph 3 – Electrical System Hazards. Which states: Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration or damage, or for similar reasons, the county manager or designee shall require the defects to be corrected to eliminate the hazard.

(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 3.17 - Outdoor Sign Standards, 3.17.5 Other Provisions, Paragraph F. Which states: All signs shall be properly maintained. Exposed surfaces shall be clean and paid thereon shall not be peeling or flaked. Signs shall be structurally sound, kept in a vertical, upright position at all times. Defective parts shall be replaced, landscaping shall be in good condition, and no rubbish which could constitute a fire or health hazard shall be allowed under or near a sign. Signs not maintained in accordance with the above provisions shall be in violation of these regulations.

(5) 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.

(6) Osceola County Land Development Code, Chapter 3 - Performance and Siting Standards, Article 3.17 - Outdoor Sign Standards, 3.17.7 – Signs Allowed Which Require Permits, Paragraph L – Wall Signs. Which States: Shall be permitted as follows:
1. Shall be allowed a combined surface area of one (1) square foot of wall signage allowed per linear foot of building length measured along any public or private use road, excluding parking lots or driveways. Where a building incorporates the use of a canopy, the frontage shall be measured along the main structure, not the canopy, whether attached or unattached. Wall signage shall not count against the display area for signage allowed for the site.
2. Up to a total of four (4) wall signs will be allowed per business, provided that the total area of wall signs on any one wall shall not exceed an area equal to one (1) square foot for each linear foot of width for that wall, and provided that the overall wall signage for the building does not exceed the total square footage allowed.
3. The surface area of any single wall sign shall be inclusive of an entire word or idea.
4. Lighting or luminous tubing which meets the definition of a sign shall be regulated as wall signs except where such lighting is used solely as an architectural feature.
5. Wall signs shall be allowed on the parapet of a building, provided the top of the sign shall not extend more than three (3) feet above the point where the exterior wall intersects with the roof.
6. Wall signage within a building which has an interior courtyard may be addressed as stated in other provisions of these regulations; or, if permitted by the owner of the building, a single cabinet style wall sign with interchangeable sign faces may be permitted on an exterior wall. A space must be provided for each business within the courtyard, and each sign face may accommodate up to fifty (50) percent of the allowable wall signage for each business located within the courtyard. The remaining fifty (50) percent would be permitted only on the wall of the building where the business is actually located.
7. Signs which are permitted on secondary or incidental structures to the primary structure shall count against the allowable number and against the square footage of wall signs allowed for the site.

(7) 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.

(8) Osceola County Land Development Code, Chapter 3 - Performance and Siting Standards, Article 3.17 - Outdoor Sign Standards, 3.17.9 – Special area requirements, Paragraph C - West U.S. 192 Development Authority Corridor, Section 6. Prohibited Signs. Which states: Prohibited signs are listed as follows:
a. Pole or pylon signs, except as provided for in Section 3.14.9(C)(3)(b)(viii).
b. Banner signs, except during special events. Banner signs shall comply with this Chapter, Section 3.14.7.K, Temporary signs in regard to size and placement location.
c. Cold air inflatable balloons.
d. Feather banner signs.
e. Human signs.
f. Mobile or Portable signs, except as provided for in Chapter 4, Section 4.7.6(A)(3)(j) of this Code.

(9) 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, Sub Section A – Specifications, Paragraph 2. Which states: Parking Spaces. Minimum dimensional requirements for standard parking spaces are as shown in Figure 4.7.6 below. Handicapped parking spaces shall be in conformity with applicable State and Federal ADA regulations.

(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.

(12) Osceola County Land Development Code, Chapter 4 Site Design and Development Standards, Transportation Standards, Section 4.7.11 Street Lighting and Development Lighting, Paragraph B. Site Lighting, Subsection 1. Which states: Site lighting. 1.Exterior site lighting shall be designed so as not to allow lighting to bleed over to adjacent properties or right-of-way (photometrics at 0.0 or minimum recordable by instrument at property lines) and to prevent direct view of light source or lens from adjacent property boundaries. However, when approved as part of an overall site lighting plan during the SDP review process, direct view of a light source may be permitted, provided the light source utilizes prismatic lens, frosted or amber globe, diffuser or shield, bulb coating, low wattage, or other means of reducing intensity of the light beyond the light source. Photometric testing and report indicating compliance with these requirements shall be required prior to issuance of Certificate of Completion or Certificate of Occupancy for the project.

The violation exists on property located at 7620 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

TO: RAYAN AND ASSOCIATES, INC., a Florida corporation
To: RAYAN & ASSOCIATES INC
933 LEE RD STE 400
ORLANDO, FL 32810-5586

RAYAN & ASSOCIATES INC
7620 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 23, Article IV – West 192 Commercial Minimum Maintenance, Section 23-62 – General Requirements, Paragraph M – Standards, Subparagraph 20 – Exterior Walls, (2) Osceola County Code Chapter 23, Article IV, West 192 Commercial Minimum Maintenance Standards Requirements, Section 23-64 – Mechanical and Electrical Requirements, Paragraph D – Electrical Facilities, Subparagraph 3 – Electrical System Hazards, (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 3.17 - Outdoor Sign Standards, 3.17.5 Other Provisions, Paragraph F, (5) 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, (6) Osceola County Land Development Code, Chapter 3 - Performance and Siting Standards, Article 3.17 - Outdoor Sign Standards, 3.17.7 – Signs Allowed Which Require Permits, Paragraph L – Wall Signs, (7) 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, (8) Osceola County Land Development Code, Chapter 3 - Performance and Siting Standards, Article 3.17 - Outdoor Sign Standards, 3.17.9 – Special area requirements, Paragraph C - West U.S. 192 Development Authority Corridor, Section 6. Prohibited Signs, (9) 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, Sub Section A – Specifications, Paragraph 2, (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, (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, and (12) Osceola County Land Development Code, Chapter 4 Site Design and Development Standards, Transportation Standards, Section 4.7.11 Street Lighting and Development Lighting, Paragraph B. Site Lighting, Subsection 1.

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 46⁰11’17” 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-0026

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.