[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6396737,"mediaKeyId","2095685-018f0b10d94d18ca3e372ff29e9177e0","parentId",2095685,"title","Magistrate affirms orders against vacation rental owner for registration, tax and over-occupancy violations","audioSeconds",542,"startMs",3376050,"endMs",3918385,"viewUrl","/Search/View?dp=1&key=2095685-018f0b10d94d18ca3e372ff29e9177e0&start=3376&end=3918","thumbnailUrl","https://assets.pipeline.soar.com/2095685-018f0b10d94d18ca3e372ff29e9177e0/thumbnail_3376050.jpg","articleUrl","/articles/6396737/Cocoa-Beach/Brevard-County/Florida/Magistrate-affirms-orders-against-vacation-rental-owner-for-registration-tax-and-over-occupancy-violations","mediaUrl","https://secure.pipeline.soar.com/6396737-2c5d4697af5209f43ded4b9e8485518a/orig.mp4?Expires=1770440016&Signature=eO2R4EDMeZAjiNMYpNev4icV~iLcVJXVNHFGfeeQmoGLHV6KDUknj-KUhzlPG-c2yN1ZO4vL1KhE4FhJWKQ92mUZfOzt3UZYFfTFUkl4JIqIBXcJgiUTdaKr3BSadwBoYFK7~REPu8hOUP8k7zDn8H1DLuav2WYKoG6vRIlsAmDXqB45Bp8Gzhg8GboEC3IRHqTzHG10hAmdwVkaZk1E6BU0k-JPrCFdvKzWiUM0OHJtlpLy1vZADI8a0IK264f-3CKwHjrhj7gbck3nIhl8H1f8R4-gCyqVTldA9x0~0rncypTXXqHiYfMYV9UjKOXThFeJvZZxvHsxfXIfTTuH6Q__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Cocoa Beach, FL","date","2025-01-08T00:00:00Z","article","The magistrate affirmed prior findings against Rachel Aragon at a Jan. 8, 2025 hearing, finding noncompliance with the city’s business tax and vacation-rental registration requirements and confirming that the property has returned to an over-occupancy condition.

Miss Crawford presented records showing the property at 645 South Atlantic Avenue is homestead and that the city believes Aragon is operating a vacation rental without a business tax receipt (cited under city code section 13-2) and without required vacation-rental registration (city code section 26.5-21). The city also presented online listings and reviews showing the property advertised capacity in excess of permitted occupancy; the city said over-occupancy previously had been corrected but has recurred.

The magistrate noted the applicable fines under the city code: for failure to obtain a business tax receipt and failure to register a vacation rental the city cited $250-per-day amounts, and the over-occupancy violation carries a $500-per-day fine per the prior order. The magistrate said an order affirming noncompliance and the prior enforcement terms would be entered.

No respondent appeared at the hearing; the city introduced documents and the magistrate stated the prior order’s fine structure would apply to continued noncompliance. An order will be entered to affirm the prior magistrate order, note the repeated over-occupancy violation, and make the respondent subject to the specified fines and collection measures.","mediaType","Video","parentTitle","City of Cocoa Beach - 9:00 AM Special Magistrate - Code Enforcement 2025-01-08","oneSentenceSummary","The magistrate affirmed prior orders finding Rachel Aragon in violation of Cocoa Beach regulations requiring business tax receipt and vacation-rental registration and confirmed over-occupancy as a repeat violation; the owner is subject to fines as set in the prior order.","taxTitle","Cocoa Beach, Brevard County, Florida","taxId",58510,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6396742,"Magistrate gives Beach Street Place LLC seven days to file compliance affidavit for roof work or face $100-a-day fines",902,2459845,3362785,"/Search/View?dp=1&key=2095685-018f0b10d94d18ca3e372ff29e9177e0&start=2459&end=3362","https://assets.pipeline.soar.com/2095685-018f0b10d94d18ca3e372ff29e9177e0/thumbnail_2459845.jpg","/articles/6396742/Cocoa-Beach/Brevard-County/Florida/Magistrate-gives-Beach-Street-Place-LLC-seven-days-to-file-compliance-affidavit-for-roof-work-or-face-100-a-day-fines","https://secure.pipeline.soar.com/6396742-059a31815d0c26dc120ae689b164d5b6/orig.mp4?Expires=1770440016&Signature=bQYdhv1l6zx4Ry3v5RqznDJoPAwJC-6t-AeQNan1uXqHnqc6khoE~FC~U6rZiTFkP6F2edm-C7Jbk6EFzMvtSLK3VuaifNOs5SM89oCfV2HpvtirMNYktTlLgJBaGYS1Xp0VwTQFRyMe7vljM8Nlz5qoGsXDX4X-yzP1sto8DCt6xFRgy5H3rC1W8wZOh4af8SWFoIPstg5dZEMnBRtzDEF0o3LHfW~5VXhOvfazSVfYP7Dv4IKyuoHoLPgKar6oy8bRdLW-25wNioKZ2qithGqfD67GOr9e8R07S6l6L5hxjhS8zqZY~8degHVxTEUewk8eeonW-m5u6nNGN6q38Q__&Key-Pair-Id=KUT5TJCACFTXG","At the Jan. 8, 2025 special magistrate hearing, the magistrate set a seven-day period for Beach Street Place LLC to file an affidavit of compliance demonstrating work on an out-of-compliance roof; failing that, a $100-per-day fine will commence.

Miss Crawford summarized the prior order (dated July 10) and told the magistrate the respondent has completed some items (fence repair, stair tread replacement, laundry ramp) but has not provided sealed engineering reports or applied for a roof permit as required by the earlier order. City materials showed unsealed or unsigned documents and a partial contract rather than the engineer’s sealed report the city required to evaluate whether additional strapping or other measures were necessary for the roof.

Building official Jake Castillo told the magistrate he spoke with the on-call respondent (Riley) the morning of the hearing and that Riley said a permit would be submitted imminently. Castillo said he was willing to meet on site with a licensed general contractor to determine whether strapping or additional work is required, but emphasized the matter had been delayed and the city would proceed if compliance was not documented.

The city asked the magistrate to begin daily fines; the magistrate and the respondent (on the phone) agreed to a compromise: if an affidavit of compliance is filed within seven days, the fine will not commence; if no affidavit is filed, the fine will start at $100 per day the day after the seven-day window expires. The magistrate said an order to that effect would be entered.

The respondent participated by phone and the magistrate recorded the exchange as unsworn argument (phone testimony was accepted as argument but not as sworn evidence). The magistrate instructed the parties that documentation (permit application, sealed engineer report or affidavit of compliance) should be provided to the building official and entered into the record to halt fines.","A Cocoa Beach magistrate set a seven-day window for Beach Street Place LLC to file an affidavit of compliance on roof repairs; if no affidavit is filed the city will impose a $100-per-day fine beginning the day after the seven-day period.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6396746,"Homeowner wins lien reduction offer; Cocoa Beach to recoup $2,199.52 in administrative costs via six-month payment plan",1793,655460,2448750,"/Search/View?dp=1&key=2095685-018f0b10d94d18ca3e372ff29e9177e0&start=655&end=2448","https://assets.pipeline.soar.com/2095685-018f0b10d94d18ca3e372ff29e9177e0/thumbnail_655460.jpg","/articles/6396746/Cocoa-Beach/Brevard-County/Florida/Homeowner-wins-lien-reduction-offer-Cocoa-Beach-to-recoup-219952-in-administrative-costs-via-six-month-payment-plan","https://secure.pipeline.soar.com/6396746-139b78d28d9611ecb8099d71a18b7f72/orig.mp4?Expires=1770440016&Signature=Ja3liuM-i4R~X3sw4aExBGcVx8eQ8eAx0ovbJuxKYE~v6~GjbCrhqdv~d9MaDUvzZM3YKkLAG5Lb7hqbALPUgbCfKbCoXWdbGVaw-qk3H77NINDhddbadiS6qnqYUSX3jweB4kKr8xdWvj5FEh1j71XWZK1cElvX0MOcG1LAvNuRBZuzQnbefP7cmlrr9ntX6Flrg-0zIYPQGXsbINtTSRQqQXPbZXNgIIThyfkDrgf3kU2Y~LMA~-KapaBYzSjG-37PBmHk9S8ODITJqh2Y539-rCyU0tWTA-fBy-TzKps-8Qa2Ds~4RPV1X47x0s2rIQZyN1sF6ugSXA1Jox0Bsg__&Key-Pair-Id=KUT5TJCACFTXG","David Derderian, a Cocoa Beach homeowner, appeared at the Jan. 8, 2025 special magistrate session seeking reduction of a municipal lien tied to long-running code-enforcement work on exterior stairs. The city agreed to forgive the lien in its entirety except for administrative costs the city calculated at $2,199.52; the parties agreed to a six-month payment plan starting Feb. 1, 2025.

Derderian described the history as beginning roughly nine years earlier when a neighbor complaint led a prior code officer to cite a rundown stair structure. Derderian said he applied for permits and made repairs and later replaced the stairs; he told the magistrate he suffers from serious health problems and limited income, and said the lien—reported in city materials at about $97,255—was disproportionate to the actual cost of the work.

City representative Miss Crawford told the magistrate the city had calculated “hard costs” (administrative costs) associated with the case at $2,199.52 and asked the magistrate to enter an order forgiving the lien in totality except for those administrative costs. Magistrate Lonnie Greer described that as “a very generous offer” compared with typical reductions and indicated the court commonly requires recouping administrative costs.

The parties reached a working agreement on record: the homeowner will pay $2,199.52 in six equal monthly installments of $366.59 beginning Feb. 1, 2025. The magistrate explained that if the homeowner fails to make the payments as agreed the city’s prior lien calculation would be reactivated and any forgiveness would be voided, leaving the original lien balance in place (the lien amount shown in the city’s materials was approximately $97,255). Magistrate Greer said an order reflecting the settlement would be entered.

The city representative and the magistrate emphasized the city’s willingness to limit the amount to administrative costs rather than retaining the full accrued daily fines. Derderian said he would need installment payments because he is on full Social Security disability and cannot pay a lump sum.

An order consistent with the hearing record will be entered by the magistrate specifying the reduced balance and the installment schedule; the city will monitor compliance with the payment plan.","After a lengthy presentation, a Cocoa Beach homeowner, David Derderian, and the city reached agreement at the Jan. 8 special magistrate hearing to forgive a long-running lien in exchange for payment of city administrative costs totaling $2,199.52, payable in six monthly installments starting Feb. 1.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6396751,"Magistrate orders Deans to obtain permit and move shed at 412 Banana River Boulevard or face $50-a-day fines",322,153931,476065,"/Search/View?dp=1&key=2095685-018f0b10d94d18ca3e372ff29e9177e0&start=153&end=476","https://assets.pipeline.soar.com/2095685-018f0b10d94d18ca3e372ff29e9177e0/thumbnail_153931.jpg","/articles/6396751/Cocoa-Beach/Brevard-County/Florida/Magistrate-orders-Deans-to-obtain-permit-and-move-shed-at-412-Banana-River-Boulevard-or-face-50-a-day-fines","https://secure.pipeline.soar.com/6396751-a447be5edd63a4290a02d417375bb06b/orig.mp4?Expires=1770440016&Signature=gleUY00axrNVrDKB~hP8eGTIPi~lRLMva8LrzUpWbbYh6NAzNr5UvKdHiyHGxQqlBcoKa214wYjA6uLEUV8ZyXVDlxDyKGc141Dv~Vt-o90cscLQmqviz09K2jw-1ywZFgS1SBgvMDRUu2aKbxslmMoaGTHiwsRwjj8~TvmXIOBpBziqlVRfHS9L1Eq9qORPbQccc7wKdqow4H7QkJ8a1JgBfhRu6sx3Lg5-7LifEfaEtUuJqg~Hb~R6dMqYzxB8RQFzqqUew7NXDWM~ZIsO3L80IIonGcb121xMv6cQ6SrdDCX4ZC7EdQOH0PRcDa5RJzs5GRDQkw-VeqACwi8FPw__&Key-Pair-Id=KUT5TJCACFTXG","Special Magistrate Lonnie Greer found Donabelle Dean and John Dean in violation of Cocoa Beach code on Jan. 8, 2025, after the city presented evidence that a shed on the property at 412 Banana River Boulevard lacked the required permit and encroached on required setbacks.

The magistrate’s order requires the respondents to apply for the correct permit and reposition the shed to meet setback requirements within 10 days; Greer said that failure to comply will trigger a daily fine of $50 for each violation until resolved. The city had previously issued a $100 citation and a notice of violation after several attempts to secure compliance.

City representative Miss Crawford told the hearing the shed was first observed Oct. 21, 2024; a courtesy letter was sent Oct. 22 and a formal notice and citation followed after no permit was pulled by Nov. 25 and Dec. 9, respectively. Crawford said site visits showed the shed placed directly on the property line and not secured to a concrete pad.

Greer noted the city’s presentation and, because neither respondent appeared after multiple calls of the case, made a finding of code violations under the sections cited by the city and entered the compliance deadline and fines. The magistrate specified the $50-per-day fines apply to each violation separately, not as a single combined daily amount.

The city clerk and code enforcement personnel were in the hearing record; the city manager briefly entered the room during the Deans’ case. No respondent testimony or sworn statement was received at the hearing.

The order will be entered and remain on the public record; the city may pursue collection of daily fines that accrue if the respondents do not take the steps required in the order.","Cocoa Beach Special Magistrate Lonnie Greer found Donabelle and John Dean in violation of city code for an unpermitted accessory structure and setbacks at 412 Banana River Boulevard and ordered them to obtain a permit and remedy the setback violations within 10 days or incur a $50-per-day fine for each violation.","actionData","errors"]

Article not found

Magistrate affirms orders against vacation rental owner for registration, tax and over-occupancy violations

Magistrate gives Beach Street Place LLC seven days to file compliance affidavit for roof work or face $100-a-day fines

Homeowner wins lien reduction offer; Cocoa Beach to recoup $2,199.52 in administrative costs via six-month payment plan

Magistrate orders Deans to obtain permit and move shed at 412 Banana River Boulevard or face $50-a-day fines