CEH-10-23-2025-MINS LONGWOOD CODE ENFORCEMENT HEARING
Longwood City Commission Chambers
175 West Warren Avenue
Longwood, Florida
MINUTES
October 23, 2025
9:00 AM
Present: Amy Goodblatt, Special Magistrate
Benjamin Schafer, City Attorney
Also Present: Shelly Brana, Code Enforcement Officer
Juan Lopez, Building Official
Eric Nagowski, Public Works Engineer
Kristin Zack-Bowen, Planner
Samantha Robles, Respondent
Maria Paez Perez, Respondent
1. CALL TO ORDER
Special Magistrate Amy Goodblatt called the meeting to order at 9:00 a.m.
2. APPROVAL OF MINUTES
A. Approve the minutes from the September 25, 2025 hearing.
Special Magistrate Goodblatt approved Minutes from the September 25, 2025 meeting.
3. SPECIAL MAGISTRATE'S EXPLANATION OF PROCEEDINGS
Special Magistrate Goodblatt explained the hearing process for the attendees.
4. ROLL CALL OF SCHEDULED CASES
Special Magistrate Goodblatt did a roll call of the scheduled cases to determine which Respondents
were present.
5. SWEARING IN OF ALL WITNESSES
Special Magistrate Goodblatt swore in all witnesses.
6. PUBLIC HEARING
A. CE25-00173: RH EVERGREEN OWNERCO LLC, 505 E PALMETTO AVE
Violation: LDC, ARTICLE X SECTION 10.1.0 No Permit
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LDC, ARTICLE V, SECTION 5.3.3(A) Fence unsafe or installed improperly
FL NFPA 101, SECTION 7.5.1.1 2021 PFPA CHAPTER 7 Means of Egress
CC, CHAPTER 18 SECTION 18-63 Minimum Property Standards
Shelly Brana, CEO, City of Longwood Code Enforcement Officer, introduced herself and presented
a cost recovery document and photos to the Special Magistrate. The Respondent(s) were not
present.
CEO Brana testified there was black mold/growth in the bathroom and kitchen at the cited
property. The windows are not presently capable of being opened. Development activity in the
form of roof, plumbing and electrical repairs were made without a permit. The fence came into
compliance after expiration of the time to come into compliance but before the hearing.
The Code Enforcement Special Magistrate made inquiry of the CEO.
The Code Enforcement Special Magistrate determined the following pertinent facts exist with respect
to the cited property: The property fails to meet minimum property standards in that there is mold
and fungus growing inside the property. The windows, as a means of egress, are not readily accessible
as they will not open without assistance. Development activity was undertaken without first obtaining
a permit. Service was properly made. Compliance requires the following be done:
a) Remove the black growth and remediate it by using a qualified Mold Removal Specialist and
submit a report from the Specialist showing the black mold/growth has been removed.
b) Fix the windows so they may be opened and closed, or replace them.
c) Obtain a permit from the Longwood Building Division for all work completed without a permit,
fulfill the terms of the permit, and pass all necessary inspections.
The Special Magistrate ordered the Respondent(s) pay an administrative cost of$74.15 within 30 days
of service of the Final Orders. If the Respondent(s) does not comply within 30 days from the date of
service of the Final Orders, they shall pay a fine of$50 per day per violation for each day the
violation(s) continue to exist beyond the date set for compliance.
B. CE25-00199: RICHARD AND LAURA SAMPSON, 817 LONGDALE AVE
Violation: CC, CHAPTER 18 SECTION 18-63 Minimum Property Standards
LDC, ARTICLE X SECTION 10.1.0 No Permit
Shelly Brana, CEO, City of Longwood Code Enforcement Officer, introduced herself and presented
a cost recovery document and photos to the Special Magistrate. The Respondent(s) were not
present.
CEO Brana noted a lab report was introduced into evidence showing mold growth in the
backroom, kitchen, and bathroom of the cited property. Roof repairs were undertaken at the
property without first obtaining a permit.
The Code Enforcement Special Magistrate made inquiry of the CEO.
The Code Enforcement Special Magistrate determined the following pertinent facts exist with respect
to the cited property: The property fails to meet minimum property standards in that it is unsanitary
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due to mold growth in the kitchen, bathroom, and backroom. Roof repairs were undertaken without
first obtaining a permit. Service was properly made. Compliance requires the following be done:
a. Remove the black growth and remediate it by using a qualified Mold Removal Specialist and
submit a report from the Specialist showing the mold has been removed.
b. Obtain a permit from the Longwood Building Division for all work completed without a permit,
fulfill the terms of the permit, and pass all necessary inspections.
The Special Magistrate ordered the Respondent(s) pay an administrative cost of$74.89 within 30 days
of service of the Final Orders. If the Respondent(s) does not comply within 30 days from the date of
service of the Final Orders, they shall pay a fine of$50 per day per violation for each day the
violation(s) continue to exist beyond the date set for compliance.
C. CE25-00219 & CE25-00220: MD ASSOC LLC, 450 W SR 434
VIOLATION: CC, CHAPTER 74 SECTION 74-38 Stormwater maintenance
LDC, ARTICLE X SECTION 10.1.0 No Permit
Shelly Brana, CEO, City of Longwood Code Enforcement Officer, introduced herself and presented
a cost recovery document and photos to the Special Magistrate. The Respondent(s) were present.
CEO Brana testified that an A/C unit was installed without first obtaining the necessary permit.
The stormwater system is not in compliance with the permitted design standards due to
overgrowth. As a result, it is not performing its intended use, to collect and absorb water.
The Respondent, Samantha Robles, Director of Marketing, testified that there have been changes
in the company recently. She was unaware the retention pond was part of the property, noting
the Property Owner cleared out the wrong property. The respondent's representative testified
that there was a delinquency noted that the individual who applied for the permit who was not
the owner. She will need 30 days to come into compliance.
The Code Enforcement Special Magistrate made inquiry of the Code Enforcement Officer and the
respondent. Service was properly made.
The Code Enforcement Special Magistrate determined the following pertinent facts exist with
respect to the cited property: An A/C unit was installed at the cited property without first
obtaining the necessary permit. The retention pond is overgrown with vegetation such that it may
not be used for its intended purpose according to its permitted design standards. Compliance
requires the following be done:
a. Pull a permit for the A/C unit that was installed, comply with its terms, and pass all
necessary inspections.
b. Clean up the retention pond and restore it to the design standards in its original permit.
The Special Magistrate ordered the Respondent(s) pay an administrative cost of$85.60 within 30
days of service of the Final Orders. If the Respondent(s) does not comply within 30 days from the
date of service of the Final Orders, they shall pay a fine of$50 per day per violation for each day
the violation(s) continues to exist beyond the date set for compliance.
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D. CE25-00297: PAEZ PEREZ, MARIA N ENH LIFE EST, 1083 CRUMPET CT
VIOLATION: LDC, ARTICLE III SECTION 3.2.0 Maximum Impervious Surface Ratio Per Lot
Shelly Brana, CEO, City of Longwood Code Enforcement Officer, introduced herself and presented
a cost recovery document and photos to the Special Magistrate. The Respondent(s) were present.
CEO Brana testified that the Respondent was served with a Final Order finding a violation of the
same Code Section on May 27, 2025. Subsequent to service of the Final Orders, the Respondent
added pavers and astroturf to the cited property in excess of the impervious surface ration of
70%. The city observed the astroturf and the pavers being installed on October 16, 2025. The
Respondent was warned multiple times by the city in both English and Spanish languages. Service
was properly made.
Kristin Zack-Bowen, City Planner who reviewed the permit, testified she and colleagues explained
what was allowed and what was not to the Respondent. The approved site plan was introduced
into evidence. Carlos Rosales, Senior Administrative Coordinator with the City's Community
Development Department with the Respondent's neighbor translated the findings from English to
Spanish to the Respondent.
Eric Nagowski, City Engineer, testified that everything the Respondent said was in English. He was
never asked about the installation of the astroturf and thus never approved the use of astroturf.
The Respondent Property Owner, Maria Paez Perez, testified and asked why the city did not
discuss the astroturf with her. She said she needed the astroturf because of her total hip
replacement. She asked the city if she could install the astroturf and she said the city "waved her
off". Ms. Paez Perez did not present any evidence or request to substantiate her medical need for
astroturf to the city before or after this Hearing.
The Code Enforcement Special Magistrate made inquiry of the CEO and the Respondent.
The Code Enforcement Special Magistrate determined the following pertinent facts exist with
respect to the cited property: The Respondent was previously found in violation of the same Code
Section on May 23, 2025. Subsequent to issuance of the last Final Order, the Respondent installed
pavers and astroturf in excess of the 70% ratio in her permit. The violation was first observed on
October 16, 2025.
The Special Magistrate ordered the Respondent shall maintain full compliance with all City of
Longwood Ordinances and Regulations. She then noted that the Respondent violated the
Longwood Development Code (LDC) Art. III, Section 3.2.0, as a Repeat Offender. Compliance
requires the following be done:
a. Remove all pavers and astroturf not allowed in the Respondent's permit.
The Respondent is to pay administrative costs of$46.40 within 30 days of the service of the Final
Orders. Respondent shall pay a fine of$500 within 30 days of service of the Final Orders.
7. REPORTS-CASE UPDATES. None.
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8. UNFINISHED BUSINESS. None.
9. OLD BUSINESS. None.
10. NEW BUSINESS.
A. CE25-00068: AIDA FIGUEROA, 909 WOODGATE TRL
ORDER TO IMPOSE LIEN FOR NON-COMPLIANCE
Removed from hearing
B. Confirm a date and time for the next Special Magistrate Hearing.
It was discussed and confirmed the next Special Magistrate Hearing will be held on December 5,
2025 at 9:00 a.m.
11. ADJOURN
Special Magistrate Goodblatt adjourned the meeting at 10:09 a.m.
Amy o blatt, Specia agistrate Shelly C. Bra o e Compliance Officer
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