Memorandum
Date: May 5, 2026
To: The Honorable Lake County Board of Supervisors
From: Mireya G. Turner, Community Development Director
Prepared by: Marcus Beltramo, Code Enforcement Manager
Subject: 11:00 AM - Consideration of Request for Hearing before the Board of Supervisors for: 15595 Graham St, Middletown (APN 024-453-07); Property Owner: Estate of Armand L. Thibodeau / Requestor: Shannon Thibodeau
Executive Summary:
Shannon Thibodeau (Thibodeau), the caretaker of the property made a request for a hearing in front of the Board of Supervisors regarding the issuance of a “Notice of Nuisance and Order to Abate” (NONOTA) and “Notice of Violation” issued against the subject property. (Attachment A - Appeal)
On February 9 - 10, 2026, Lake County Code Enforcement (CE) issued a NONOTA and NOV against the property located at 15595 Graham St, Middletown for violation(s) of the Lake County Code (LCC) pertaining to: open and outdoor storage maintained contrary to zoning performance standards; existence of garbage; unsightly appearance; and existence of inoperable, wrecked, or damaged vehicles or part thereof. (Attachment B)
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:
The property is improved with a residential structure.
Ownership Information as reflected by County Records: On 5/14/1992, interest in the subject property was granted to Armand Thibodeau (deceased). Contact information registered with the Tax Collectors Office reflects property tax information is being sent to the “Care/Of” Shannon Thibodeau on behalf of Armand Thibodeau (information registered with the tax collector’s office does not convey an interest in the subject property).
Zoning Designation: “R1” Single Family District. Purpose: To establish areas for individual residential dwelling units at relatively low densities where the traditional neighborhood character of
single-family units prevail.
Investigation / Fact(s):
Code Enforcement (CE) was made aware of the violations while in the field about large piles of storage items, debris, rubbish piled outside and wrecked or dismantled vehicles on the property. CE compiled evidence by making physical observations of the exterior of the property; research of Department records and other public agency information.
Storage maintained contrary to the zoning performance standards (open view); existence of rubbish; unsightly appearance; wrecked or dismantled vehicles
CE documented the violation(s) observed on the property. Storage of personal items cannot be stored in open view. Rubbish exists in open view, rubbish is defined in the LCC as: waste matter, litter, trash, refuse, debris, dirt, dry grass, dead trees, tin cans, paper, and waste material of every kind, or other unsanitary substance, object or condition which is or when dry may become, a fire hazard, or which is or may become a menace to health, safety or welfare, or which is offensive to the senses. The storage in open view, along with the rubbish, along with the dismantled or wrecked recreational vehicle rise to the level of an unsightly appearance. The property owner claims they taped off the area to make it safe. (Attachment C)
County Witness(es):
Marcus Beltramo, Code Enforcement Manager
Christopher Colen, Code Enforcement Program Coordinator (lead Code Enforcement Officer)
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Recommended Action:
Staff recommends the Board of Supervisors uphold the Notice of Violation and Notice of Nuisance and Order to Abate and direct the property owner to voluntarily abate the nuisance violations within thirty (30) days, if it is not voluntarily abated, Code Enforcement shall abate the violations and all associated costs of the abatement become a charge against the property and placed on the tax rolls as a special assessment.