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Residents press council on Terrace Oaks Plaza noise, odors and housing conditions; staff says state and local roles differ
Summary
Several residents urged the council on May 5 to address loud outdoor music and alleged toxic odors at Terrace Oaks Plaza and raised habitability concerns at a large multifamily complex; code compliance said Environmental Protection Commission and staff investigated earlier complaints and will follow up, while the city attorney explained sanitation enforcement is largely preempted to state agencies except where Florida Building Code or Fire Prevention Code apply.
During the public-comment portion of the May 5 meeting, Normandy Piccolo and other Victoria Terrace residents told council that loud outdoor music from Suite 22 and persistent toxic odors from Suite 24 at Terrace Oaks Plaza were disrupting sleep and causing health symptoms. Piccolo said she had contacted code enforcement and the Environmental Protection Commission and alleged that used coals were being dumped and soaked in chemicals behind the plaza.
Code Compliance Director Jack Shanks said staff followed up, spoke with the Environmental Protection Commission inspector who had visited the site, and observed evidence of previous coal dumping; he added he had not seen repeated dumping on subsequent visits and would recheck and coordinate further enforcement if new evidence appears.
Separately, council discussed prior public complaints about habitability and sanitation at a large multifamily property. The city manager and staff said the city inspected the property, found that owners were undertaking infrastructure work (piping and valves) to address water and plumbing issues, and that code staff will assist residents and refer sanitation or habitability issues to the state Division of Hotels and Restaurants (DBPR) when those matters fall under state preemption.
City Attorney and staff clarified the legal framework: while the state preempts many sanitation and habitability regulations under Fla. Stat. §509.032 (DBPR/public lodging rules), local officials retain authority to enforce the Florida Building Code and Florida Fire Prevention Code. The council asked staff to research how other jurisdictions handle multifamily inspection and to report back.
What happens next: Code compliance will continue follow-up inspections at Terrace Oaks Plaza, coordinate with the Environmental Protection Commission and DBPR where appropriate, and staff will research municipal inspection authority and peer-city practices for multifamily habitability enforcement.
