[{"_1":2,"_98":-5,"_99":-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",[32,74,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_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":67,"_71":72,"_73":72},"mediaId",6457386,"mediaKeyId","5874425-756b64927cb3ba0daa29aeb4e6fd09a9","parentId",5874425,"title","Special magistrate admits certificate of compliance for ACA Investors LLC, case closed with repeat-violation warning","audioSeconds",0,"startMs",616000,"endMs","viewUrl","/Search/View?dp=1&key=5874425-756b64927cb3ba0daa29aeb4e6fd09a9&start=616&end=616","thumbnailUrl","https://assets.pipeline.soar.com/5874425-756b64927cb3ba0daa29aeb4e6fd09a9/thumbnail_616000.jpg","articleUrl","/articles/6457386/Venice/Sarasota-County/Florida/Special-magistrate-admits-certificate-of-compliance-for-ACA-Investors-LLC-case-closed-with-repeat-violation-warning","mediaUrl","https://secure.pipeline.soar.com/6457386-28616d6617c763509df3f44804741aee/orig.mp4?Expires=1774911957&Signature=hb60BswdlllTtReKyyTik3uoeup2AOp5RJuf1pll7uZZbncnQKijZH8QHgtDDqOn-9aZBIoTcenjYCxPk91YfRWChhAQ-an~E9BTXJKxnbCwThN4P1LS6sO0JmZBLvBj834eBCBRU3EAtmFp3IaTcQjABqs24SgpqwZopGjjxmXPB2HG5RzM3QyR1FZqhYmyxrQ0yyEaVFjR-y7RNLd6PBerm3~FsfGkihPjRWKdhs2TsTOj3ty1SdwxZpXw6jkgBI~RcY8L2-8I1ZYVPTskIB4aRtDDy~w8vyQzqPVmWWqmc5Mg4KJ3e8~HvcEYyTrUsv31zyRQFOEg2fUOWaOvZA__&Key-Pair-Id=KUT5TJCACFTXG","author","Venice","date","2025-10-01T00:00:00Z","article","The City of Venice special magistrate hearing on Oct. 1, 2025, admitted a certificate of compliance for case CEBD25-00245, filed against ACA Investors LLC, and closed the matter after city staff said the property was brought into compliance.

A city representative told the magistrate, “The property was brought into compliance as of yesterday. I wanna enter into evidence the affidavit of compliance written by CRO Acosta and request that the case be closed.” The magistrate admitted the certificate of compliance into evidence and found the respondent compliant with the administrative order entered Sept. 5, 2025.

The magistrate placed ACA Investors LLC on notice that future violations of the city code—cited in the hearing as chapter 88 building regulations, section 2.2.0.1 (permits required), and chapter 88 building regulations 7 section 4.1.0.2 (unlawful acts)—would cause the respondent to be deemed a repeat violator and subject to fines up to $500 per day for each new violation beginning on the date the violation occurs.

No public speakers appeared for this case and no further testimony was taken. The magistrate closed the case after admitting the affidavit of compliance.","mediaType","Video","parentTitle","Special Magistrate for Code Enforcement on 2025-10-01 10:00 AM","oneSentenceSummary","The City of Venice special magistrate admitted a certificate of compliance for ACA Investors LLC and closed the code-enforcement case while warning that future violations would be treated as repeat offenses subject to fines.","taxTitle","Venice, Sarasota County, Florida","taxId",56285,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_46":80,"_48":81,"_50":82,"_52":83,"_54":55,"_56":57,"_58":84,"_60":61,"_62":63,"_64":85,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6457377,"City finds 409 Menendez (Athens Town Homes) previously in violation; owner corrected conditions before hearing",274,710000,984000,"/Search/View?dp=1&key=5874425-756b64927cb3ba0daa29aeb4e6fd09a9&start=710&end=984","https://assets.pipeline.soar.com/5874425-756b64927cb3ba0daa29aeb4e6fd09a9/thumbnail_710000.jpg","/articles/6457377/Venice/Sarasota-County/Florida/City-finds-409-Menendez-Athens-Town-Homes-previously-in-violation-owner-corrected-conditions-before-hearing","https://secure.pipeline.soar.com/6457377-6e49f8b805727b1e6bca0a77ded9dfd1/orig.mp4?Expires=1774911957&Signature=byTXS2SgfQ-MO2h4vCPRWulALF0gkmlsRQvbbsVDWDD6n0khJi1sda0~JJlTj4defyPyXzpKpYVURmDNTF7th5NNDsklwmWV5neaOTxQ8A7dXsJEk1KrewK2ClYzevQWeYgnFXzxW9TiJj10I6gz9Y37zwc963Ju0idu~0NwtC8h6cH9nLE9bldraP1EUh-aNbC1YnCuvNTQMPfzP6tIrv8ooiPcBhzzD2fRwJcmOSV8bofqGeRFTuphVgzVgIzkoPyf1iRfmXrG0~XzxyUxZu6yz3QnneuJTlGqM2wZzauEGvsVqycC7ljmRd1Goa09a0NgVrIJCD8nQX4WUEiM4A__&Key-Pair-Id=KUT5TJCACFTXG","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.","Code enforcement found that violations at 409 Menendez (Athens Town Homes) had been corrected before the Oct. 1 hearing; the magistrate found a prior violation but admitted photographs and issued a repeat-violator warning.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_46":92,"_48":93,"_50":94,"_52":95,"_54":55,"_56":57,"_58":96,"_60":61,"_62":63,"_64":97,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6457382,"Magistrate orders Neary heirs to transfer title and obtain permits by Jan. 6, 2026, or face fines",421,198000,619000,"/Search/View?dp=1&key=5874425-756b64927cb3ba0daa29aeb4e6fd09a9&start=198&end=619","https://assets.pipeline.soar.com/5874425-756b64927cb3ba0daa29aeb4e6fd09a9/thumbnail_198000.jpg","/articles/6457382/Venice/Sarasota-County/Florida/Magistrate-orders-Neary-heirs-to-transfer-title-and-obtain-permits-by-Jan-6-2026-or-face-fines","https://secure.pipeline.soar.com/6457382-a499259b50b72ca7ad84270db21c21d3/orig.mp4?Expires=1774911957&Signature=CPLAeOWa566-yP1Xt2Ry1zFDJkeZcrbkdm8PsQq6vpXiZ34nXEcbxNBGILt9TCGOFzDX0pXGeFRhLFvkf3QPUMTzElxhxkwvDg1oqgN5NBMU6efMGUOcDgpsLjy8TxSf5SMv4fj6HgHeBu2aMQIuJLcRFBQU9zlHyLGU-j7FXxiIeZqtHyLaWEeqyN~thSgXnt3KlUj-uwjTXG6rVlDfixocyYJizHd5yCbCRszg-nbD7VwumuyB7v2zZAlNVADcCl-0GRqsfZUIBDoCo1V870p~ecJ4XLIPt3S4U1HVISbLgMB8elsrn-zgK7dYlcPcRHMSY4sA~1TaREBtrk0zsg__&Key-Pair-Id=KUT5TJCACFTXG","The City of Venice special magistrate found the respondent in violation of local building regulations for the property at 490 Groveland Avenue and ordered that title be transferred to the heirs and permits be obtained to either repair or demolish the structure by Jan. 6, 2026.

Kimberly Brown, a certified code enforcement officer for the city, testified about the condition of the property. Brown said she inspected the site on Oct. 25, 2024, and that photographs she took on that date “fairly and accurately represent the depiction of what I observe.” Brown described a hole in the roof “exposing rafters and plywood at the north end,” a collapsed front porch and eaves on the east end, missing siding exposing insulation, and a tarp covering the hole when she followed up later. Brown also testified that building inspector Paul Rakes had reported the house was in severe disrepair and that his supervisor planned to notify the city attorney for approval to condemn the residence.

The magistrate noted the property had been placed into probate; city staff said probate had not been opened until Aug. 12, 2025, and that the city sent notice to all named potential heirs. Michael Neary appeared at the hearing and identified himself in court. The city requested a 120-day period for the family to finish probate and obtain permits; the magistrate’s order sets Jan. 6, 2026, as the date by which title must be transferred to the heirs and permits must be obtained to either repair or demolish the structure. The magistrate clarified that the permit requirement could include a demolition permit.

If the violation is not corrected by Jan. 6, 2026, the magistrate said a fine of up to $250 per day may be imposed for each day the violation continues beyond that date. The case will be reviewed at a special magistrate hearing on Jan. 7, 2026, at 10 a.m. to determine compliance and whether fines should be imposed. Questions about the order were invited at the hearing; the magistrate confirmed the permit deadline and that demolition was an allowable remedy under the order.","The special magistrate found the respondent in violation for an unsafe structure at 490 Groveland Ave. He ordered title transferred to heirs and permits obtained for repair or demolition by Jan. 6, 2026, or potential fines up to $250 per day.","actionData","errors"]

Article not found

Special magistrate admits certificate of compliance for ACA Investors LLC, case closed with repeat-violation warning

City finds 409 Menendez (Athens Town Homes) previously in violation; owner corrected conditions before hearing

Magistrate orders Neary heirs to transfer title and obtain permits by Jan. 6, 2026, or face fines