On February 20, 2026, Lake County Code Enforcement (CE) issued a NONOTA against the properties located at 4258 Lakeshore Blvd, Lakeport, CA and 4270 Lakeshore Blvd, Lakeport, CA for violation(s) of the Lake County Code (LCC) pertaining to: (1) use of land, buildings, and premises operated, maintained, contrary to the Lake County Zoning Ordinance and/or Chapter 5 building regulations; (2) unpermitted structures; (3) existence of inoperable, dismantled, or wrecked vehicles; and (4) items causing an unsightly appearance or creates other potential health hazards or public nuisance.
The hearing request is being made pursuant to LCC Chapter 13, Article I, Section 13-7.1 - A hearing before the Board of Supervisors regarding a Notice of Nuisance and Order to Abate may be requested by filing a written request for a hearing with the Lake County Community Development Department within twenty-one (21) days of service of the Notice of Nuisance and Order to Abate. When a hearing is requested as provided for in the Notice of Nuisance and Order to Abate, the Board shall proceed to hear the testimony of the Enforcement Official, his/her assistants or deputies, the testimony of the owner or his/her representatives, and the testimony of other competent persons concerning the conditions constituting such nuisance, the estimated cost of abatement, and other matters which the Board may deem pertinent. Any person affected may be present at such hearing, may be represented by counsel, may present testimony, and may cross-examine the Enforcement Official, and other witnesses. The hearing may be continued from time to time.
Property / Background Information:
4258 Lakeshore Blvd - is a vacant, unimproved lot. (Exhibit B - Property Map)
Ownership Information as reflected by County Records: Steve Wratislaw - 50%; Wratislaw Revocable Trust 2007 - 50%. County records reflect on 12/29/2000 a Grant Deed was recorded granting interest in the property to Wratislaw; on 5/9/2003 an Interspousal Grant Deed was recorded granting interest to Victoria Wratislaw & Steve Wratislaw; on 3/7/2007 a Quitclaim Deed was recorded releasing and forever quitclaiming interest to Victoria L. Wratislaw, Trustee of the Victoria L. Wratislaw Revocable Trust of 2007. Code Enforcement has not been able to locate or make contact Victoria Wratislaw based on the information listed with County records and she was not present during any site visits.
Land Use: Operations for a pile driving and general engineering business; storage of items and materials related and unrelated to the business operations.
Zoning Designation: “R1” Single Family Residential; Primary Purpose: to establish areas for individual residential dwelling units at relatively low densities where the traditional neighborhood character of single-family units prevail.
Lot Size: Approximately 0.72 acres in size.
Building Permit Information: On 11/8/2013, a “Notice of Non-compliance” was recorded for failure to complete building permit #02-03-1329, to replace pilings. (Exhibit C - Notice of Non-compliance)
4270 Lakeshore Blvd - is mostly a vacant lot, with an unpermitted improvement / structure (constructed sometime in 2022, 2023) (Exhibit B - Property Map)
Ownership Information as reflected by County Records: Steve Wratislaw - 50%; Wratislaw Revocable Trust 2007 - 50%. County records reflect a Grant Deed was recorded on 12/29/2000 with interest in the property being granted to Wratislaw; on 5/9/2003 an Interspousal Grant Deed was recorded granting interest to Victoria Wratislaw & Steve Wratislaw; on 3/7/2007 a Quitclaim Deed was recorded releasing and forever quitclaiming interest to Victoria L. Wratislaw, Trustee of the Victoria L. Wratislaw Revocable Trust of 2007. Code Enforcement has not been able to locate or make contact Victoria Wratislaw based on the information listed with County records and she was not present during any site visits.
Land Use: Operations for pile driving and general engineering business; storage of items and materials related and unrelated to the business operations.
Zoning Designation: “CR” Commercial Resort District; Primary Purpose: To provide for tourist recreational development in areas of unique scenic and recreational value, while providing for maximum conservation of the resources of the parcel.
Lot size: Approximately 1.57 acres.
Building Permit Information: A diligent search of Department records was conducted; no building permits could be identified or located as having been issued for this property since 2000.
Tax Assessor Information: Neither of the unpermitted structures are being assessed on the County tax rolls. The property is being assessed for the value of a parking lot. (Per County Assessor’s Office)
Historical condition of the property: Time lapse Imagery of both properties from 2005 to present, reflect violations have been existing, been continuous, and have proliferated since Wratislaw was noticed in 2006. (Exhibit D - Google Earth Imagery years 2005, 2009, 2010, 2011, 2013, 2017, 2018, 2202, 2023)
Steve Wratislaw - Wratislaw is a licensed contractor with the California Contractors State Licensing Board. The license reflects he can perform: A - General Engineering; C57 - Well Drilling; and C60 - Welding. (Exhibit E - CSLB License information)
Past Code Enforcement actions (both subject properties)-
4258 Lakeshore Blvd - On 2/21/2006, a “Notice of Nuisance” was issued and recorded against the property for violations of: Public nuisance vehicles and boats, open and outdoor storage of construction materials and equipment, expired permit for piling replacement; and unpermitted construction business and vehicle sales. In June 2011, a release was recorded for this “Notice of Nuisance”. (Exhibit F - 2006 Notice of Nuisance)
4270 Lakeshore Blvd - On 2/21/2006, a “Notice of Nuisance” was issued and recorded against the property for violations of: Public nuisance vehicles and boats, open and outdoor storage of construction materials and equipment, expired permit for piling replacement; and unpermitted construction business and vehicle sales. In June 2011, a release was recorded for this “Notice of Nuisance”. (Exhibit G - 2006 Notice of Nuisance)
4270 Lakeshore Blvd - In May 2015, a NONOTA was issued for violations of:
“…excessive outdoor storage in violation of the State of California Health and Safety Code Section 17920.3. Your property is within the Resort Commercial zoning district, which does not allow excessive open and outdoor storage or contractor’s equipment storage yards. The operation of scrap yard and/or storage yard, excessive open and outdoor storage of non-operative vehicles, recreational vehicles, contractor’s equipment, automotive parts, scrap metal, scrap wood, and other miscellaneous debris, and storage of garbage/debris in a utility trailer/container is resulting in violations of the Lake County Code.” (Exhibit H - 2015 Notice of Nuisance and Order to Abate and Site Photos)
In November 1998, Wratislaw was a tenant in a property located in the unincorporated area of the County that was noticed for having code violations. A hearing was brought in front of the Board of Supervisors. Minutes were taken documenting the investigation, the violations, and Wratislaw’s involvement and conduct during the code enforcement process: (Exhibit I - County documents)
“This case was opened on August 26, 1996, from a complaint received of possible grading, junk and abandoned vehicles. On September 26, 1996, a site visit was conducted by the County grading inspector and determined. that the grading at that time was minimal, but the other conditions described in the complaint were verified. A site visit was conducted on July 20, 1998, and a Notice of Violation for inoperable vehicles, equipment, open and outdoor storage of junk and hazardous materials (transit pipe) was sent to the property owner. On July 31, 1998, the tenant (Mr. Wratislaw) of the property came to the office and said he would clean up the problem. Another complaint was submitted on September 9, 1998, describing even more junk and equipment on the property. A site visit was conducted on September 17, 1998, and eleven vehicles were red tagged as inoperable, abandoned or a public nuisance. Additional violations included but were not limited to a large garbage and trash pit, a travel trailer stuffed with garbage, an abandoned mobile home, building and construction materials, tools, junk and construction equipment including a derrick ( crane), caterpillar type tractor, a loader, construction trailers ( flatbed), steel holding tank, large drainage pipe (transite and plastic), wooden pallets, plastic buckets, concrete blocks and plastic crates. An Abandoned Vehicle Abatement letter was sent on September 24, 1998, and a Notice of Nuisance was sent to the property owners and the property was posted on October 7, 1998. At this time complaints were still coming in for the same violations. The occupant came into the Code Compliance Office on October 10, 1998, and guaranteed that the property would be cleaned up within two weeks. On October 30, 1998, a site visit was conducted and a Notice to Abate was posted at the property and sent to the property owners, who at this time have not responded, nor has the tenant contacted Code Compliance. During the site visit it appeared that Mr. Wratislaw had started some of the cleanup and some trash and debris appeared to have been removed. Mr. Wratislaw was told at that time, that any and all dump receipts would be required to verify compliance and any hazardous materials such as transite pipe could be properly disposed of at the County landfill.”
Investigation / Fact(s):
On October 14, 2022, Wratislaw gave permission and consent for CE to perform an inspection of both subject properties (Exhibit J - Photos). At the time, CE had several verbal conversations in which Wratislaw was made aware of the violation(s) existing on the property and the corrective actions required to be taken to bring both subject properties into compliance. At the time Code Enforcement determined it did not possess the funds and/or resources to practically abate the existing violation(s). To address the lack of funds and resources to bring the property into compliance, in 2024, Code Enforcement applied for and received grant funds from Cal-Recycle specifically to abate the code violation(s) existing on both subject properties.
On July 31, 2025, Wratislaw allowed a limited site inspection for 4270 Lakeshore Blvd and allowed for a drone survey of both subject properties. At this inspection, Code Enforcement communicated and explained what violation(s) existed, the corrective actions required to bring the property into compliance, and time frame for compliance. (Exhibit K - Drone Map).
On February 20, 2026, a NONOTA was issued against the property for violation(s) of the LCC. (Exhibit L - NONOTA dated 2/20/2026. The following is a summary of the violation(s):
Use of Land, Buildings, premises established, operated or maintained contrary to the provisions of the Lake County Zoning Ordinance, Chapter 21
(4258 Lakeshore Blvd)
The property is zoned “R1” Single Family Residential. The primary purpose of the zoning designation is to establish areas for individual residential dwelling units at relatively low densities where the traditional neighborhood character of single-family units prevail.
Pursuant to Article 10 of the zoning ordinance pertaining to the “R1” zoning designation, storage of any items on the property are considered to be an accessory use, an accessory use is considered to be a secondary or subordinate use / purpose to the beforementioned primary purpose and cannot occur or exist until the primary purpose has been met.
CE conducted an investigation to compile evidence including but not limited to physical observations, statements made by Wratislaw, public information, review of Department and other public agency information, and aerial imagery. Based on the statements of Wratislaw it was determined: the current use of the property is to operate his pile driving and general engineering business and for storage, including heavy equipment and materials connected to the business. Based on the evidence it was determined that not all storage occurring on the property is related to the current use, and is personal in nature or personal storage. Based on physical observations the storage of inoperable, dismantled, and wrecked motor vehicles and boats and parts thereof exist on the property. Based on physical observations no primary residence was determined to exist on the property. (Exhibit M - Site Photos)
It is the determination of this Department that Wratislaw’s current business use of the land to operate a pile driving and general engineering and for related storage is contrary to the “R1” zoning designation due to the fact the primary purpose of the zoning designation first allows for a residential structure to be situated on the property. Because Wratislaw’s business use is not consistent with the purpose of the “R1” zoning designation and because there is no residential structure existing on the property , the storage of any items whether of a personal or business nature cannot occur, including storage and/or existence of inoperable, dismantled, and wrecked motor vehicles and boats and parts thereof on the property.
(4270 Lakeshore Blvd)
The property is zoned “CR” Resort Commercial which the primary purpose of the zoning designation is to provide for tourist recreational development in areas of unique scenic and recreational value, while providing for maximum conservation of the resources of the parcel.
Pursuant to Article 17 of the zoning ordinance pertaining to the “CR” zoning designation, storage of any items on the property are considered to be an accessory use, an accessory use is considered to be a secondary or subordinate use / purpose to the beforementioned primary purpose and cannot occur or exist until the primary purpose has been met.
Lake County Zoning Ordinance Section 17.15 - sets forth the criteria for property setbacks. Typically, the zoning ordinance does not allow placement of a structure in the setbacks of a property.
(a) Front yard: Twenty (20) feet from lot line, or forty-five (45) feet from centerline of roadway, whichever is greater. Yards abutting streets are front yards.
(d) Accessory structures: The above setbacks shall apply.
CE conducted an investigation to compile evidence including but not limited to physical observations, statements made by Wratislaw, research of public information, review of Department and other public agency information, and aerial imagery. Based on the evidence it was determined: (1) that the current use of the property is to operate his pile driving and general engineering business and for storage related to that use, including heavy equipment; (2) not all storage was connected to the business use, other storage was deemed to be personal in nature or personal storage; based on physical observations there is the storage and/or existence of inoperable, dismantled, and wrecked motor vehicles and boats and parts thereof on the property; and based on physical observations there is a metal structure located in the front setbacks of the property. (Exhibit M - Site Photos)
It is the determination of the Department that Wratislaw’s current business use of the land to operate his pile driving and general engineering business and the storage of any items related to the business use is contrary and/or inconsistent to the zoning ordinance and not allowed; the storage of any personal items is contrary to the zoning ordinance; the storage of inoperable, dismantled, and wrecked motor vehicles and boats and parts thereof is contrary to the zoning ordinance; and the location of the metal building in the front property setbacks without first obtaining a zoning clearance is contrary to the zoning ordinance. (Exhibit M - Site Photos)
Construction performed without first obtaining the required building permit
(4270 Lakeshore Blvd)
A metal building was erected and/or constructed without first obtaining the proper building permit(s). (Exhibit N - Photos of Structure)
Code Enforcement observed on the property, a metal structure. After conducting research into the structure, it was determined that the structure was placed on the property sometime after 2023 and has been on the property since 4/2025 (Exhibit O - Google Earth imagery). A search of Department records going back to 2000 for this property could not locate any building permits having been issued. A search of County tax assessment records returned that no structures were currently being assessed on the tax rolls.
Existence of dismantled, wrecked, or inoperable motor vehicles, boats, recreational vehicles, trailers, campers and parts thereof.
(4258 and 4270 Lakeshore Blvd)
Located and existing on both properties are inoperable, dismantled, wrecked motor vehicles, boats, recreational vehicles and parts thereof in violation of the county public nuisance code. (Exhibit P - Site Photos)
Items causing unsightly appearance from public-right-of way or sites of neighboring properties or which creates a potential health hazard or public nuisance
(4258 and 4270 Lakeshore Blvd)
The property has an excessive amount of storage and non-compliant storage of vehicles, boats, recreational vehicles, heavy equipment, and miscellaneous items that reasonably create an unsightly appearance. In addition, the contrary uses of the land or premises reasonably causes an unsightly appearance visible from public areas. (Exhibit Q - Site Photos)
County Witness(es):
Marcus Beltramo, Code Enforcement Manager
Christopher Colen, Code Enforcement Program Coordinator (lead Code Enforcement Officer)
Norman Valdez, Code Enforcement Program Coordinator
Shannon Walker-Smith, Deputy Administrator
Mireya Turner, Director of the Community Development Department / Planning Director