The City of Venice special magistrate found that the property at 409 Menendez Street, known as Athens Town Homes, had been in violation for offensive accumulation and tall grass, but that the owner corrected the violations before the Oct. 1 hearing.

David Lipker, a certified code enforcement officer for the city, testified that on Aug. 6, 2025, he received a citizen complaint about weeds, tall grass and open storage of building materials at the property. Lipker said he observed grass measuring over 12 inches in several places, piles of ceramic roof tiles, bags of potting soil and mulch left open to the elements, loose wood including a 2x6 and a ladder in landscape beds, and other weathered materials. Lipker said he spoke with the owner, Angelo, who acknowledged the problems and requested 30 days to correct them. Lipker documented the conditions with photographs and offered them into evidence.

Lipker reported a follow-up inspection on Sept. 30 found the grass and previously listed items remedied and that the property was in compliance. The magistrate found the respondent had violated chapter 34, section 34-81 (offensive accumulation), but that the violation was corrected prior to the hearing. The magistrate admitted the photographs into evidence and warned that future violations could lead to repeat-violator status and fines up to $500 per day for each new violation.