Seminole County special magistrate issues continuances, fines and compliance orders at March 13 hearing

The Seminole County Special Magistrate held a code enforcement hearing March 13, 2025, and issued orders ranging from continuances for permit review to daily fines and liens for properties that remain out of compliance.

The most detailed matter involved the property at 202 Jasmine Lane in Longwood, where county staff presented evidence of unpermitted work that included a wood fence with gates, an awning with a pergola and an accessory structure with plumbing and electrical in a drainage easement. Ruth Goldstein, program coordinator for the Seminole County Building Division, said the pool permit (23-5519) and a demolition permit (24-2784) had been issued previously but had expired and required renewal and inspection. Jason Rucker, the county building inspector, testified he had inspected the property and took most of the photos entered into evidence.

The magistrate found the property in violation and set a compliance deadline of June 11, 2025. “And if you do not come into compliance by June 11, there will be a fine of $250 a day imposed,” the Special Magistrate said. The order requires the respondents to obtain the necessary permits and contact the inspector, Jason Rucker, to verify compliance.

Other rulings and continuances at the hearing included: - A 60-day continuance to May 8, 2025, for the permit review in case 24-25CESM for Ahmed and Sakina Nur Mohammed; Megan Zinoski of Planning and Zoning asked the magistrate for additional time while staff coordinates a legal meeting and additional information requests with the county attorney. - Rico Properties (case 23-46CESM) was granted a continuance through Sept. 10, 2025, with a compliance hearing set for Sept. 11 after the company completed most interior and exterior permits but remained engaged in a PD (planned development) amendment and vacate process needed for carports and site work. - For Armando P. Calero, the magistrate ratified prior orders and imposed fines: in case 24-47CESM the magistrate imposed a $250-per-day fine beginning March 12, 2025, and administrative costs of $870.81; in case 24-49CESM the magistrate imposed a $250-per-day fine beginning March 12, 2025, and administrative costs of $561.34. Photographs and officer testimony were entered into the record for 24-49CESM. - Several properties were confirmed in compliance during the hearing and released from further action, including property owners Marquee Longwood LLC (case 24-57CESM) and Cynthia L. Graco and John F. Scaglione (case 24-70CESM). Others were ordered to pay administrative costs within 30 days where recommended by staff. - Case 24-76CESM (Michael S. Chadowan) was continued to June 11, 2025, while the owner works with county staff to resolve septic and permitting issues; the owner reported needing health-department clearance for final septic approval before some permits can be issued. - Annabel Fernandez (case 24-60CESM) was continued to a compliance date of May 7, 2025, to allow a variance process before a fence permit could be issued. - Lillian Dreiberg (case 25-07CESM) was found in violation; the magistrate ratified the prior order and imposed a $250-per-day fine effective March 12, 2025, and administrative costs of $889.82.

Why this matters: The hearing illustrated the range of enforcement tools the county uses — permit review holds, demolition permits, inspections, variances, administrative costs and daily fines — and showed recurring themes that complicate compliance: expired permits that need renewal and inspection, work located in drainage or utility easements, HOA letters that do not specifically authorize certain encroachments, and coordination delays among county divisions and external agencies such as the health department.

County staff directed several respondents to maintain close contact with building and planning staff while they complete permit corrections or attend required county meetings. Megan Zinoski, planning and zoning, said staff were coordinating with the county attorney and multiple internal reviewers to complete some outstanding reviews: “We are gonna respectfully ask for 60 days to complete our review,” she told the magistrate.

The magistrate’s orders carry administrative costs and, where violations persist past each compliance date, daily fines that convert to liens if unpaid. Several owners reported having removed structures or submitted revised plans and asked for more time; the magistrate granted continuances in those cases while imposing fines where the record showed the violations remained and prior compliance periods had elapsed.

Votes at a glance - Case 25-11CESM (Daniel A. Bula Velasquez & Lady E. Gutierrez Ospina; 202 Jasmine Lane, Longwood): Found in violation. Compliance ordered by June 11, 2025; $250/day fine imposed if not complied. Notes: expired pool and demolition permits; plumbing/electrical in drainage easement; fence permit in plan review. Key staff: Ruth Goldstein; Jason Rucker. (Provenance: hearing presentation, staff photos and testimony.) - Case 24-25CESM (Ahmed & Sakina Nur Mohammed; 846 Isle Point, Sanford): Continuance granted to May 8, 2025, to allow county staff and the county attorney to complete review and legal coordination. (Motion by Planning & Zoning staff request.) - Case 23-46CESM (Rico Properties LLP; 2710 Pemberton Drive, Apopka): Partial permits issued; granted continuance to Sept. 10, 2025; compliance hearing Sept. 11, 2025. Note: PD major amendment and vacate process required for carports/site plan. - Case 24-47CESM (Armando P. Calero; 170 E. Third Court, Chuluota): Prior order ratified; $250/day fine effective March 12, 2025; administrative costs $870.81 due within 30 days or recorded as lien. - Case 24-49CESM (Armando P. Calero; same property): Prior order ratified; $250/day fine effective March 12, 2025; administrative costs $561.34 due within 30 days or recorded as lien. - Case 24-57CESM (Marquee Longwood LLC; 855 N. US Hwy 17-92, Longwood): Found in compliance; case closed. - Case 24-70CESM (Cynthia L. Graco & John F. Scaglione; 710 Wine Drive, Sanford): Found in compliance; case closed. - Case 24-71CESM (Mary Beth & Tyler Carlson; 161 Alder Ave, Altamonte Springs): Found in compliance; administrative costs $909.33 imposed and due within 30 days per county recommendation. - Case 24-76CESM (Michael S. Chadowan; 1760 Mullet Lake Park Rd, Geneva): Continued to June 11, 2025, for septic and permit coordination; owner reported septic finalization issues delaying permits. - Case 24-60CESM (Annabel Fernandez; 1982 Longwood Lake Mary Rd): Continued to May 7, 2025, to allow variance/board-of-adjustments process and 15-day appeal period before fence permit issuance. - Case 25-07CESM (Lillian Dreiberg; 109 Champion Ave, Altamonte Springs): Found in violation; prior order ratified; $250/day fine effective March 12, 2025; administrative costs $889.82 due within 30 days.

What’s next: A number of matters were continued to dates between May and September to allow county staff and property owners to complete plan corrections, pursue variances or complete interdepartmental reviews. Where fines and costs were imposed, the magistrate ordered payment within 30 days or recorded as liens against the subject properties.

Reported quotes “And if you do not come into compliance by June 11, there will be a fine of $250 a day imposed,” the Special Magistrate said regarding 202 Jasmine Lane. “We are gonna respectfully ask for 60 days to complete our review,” Megan Zinoski, planning and zoning, told the magistrate while requesting additional time to coordinate staff and county attorney review. “I took the majority of them,” Jason Rucker, the building inspector, said when asked whether the photos entered into evidence were his.

Ending: Owners with outstanding corrections were instructed to remain in contact with Seminole County building and planning staff and to submit any required permits, affidavits or inspection requests before the new compliance dates. Where the magistrate set fines and costs, those amounts must be paid or will be recorded as liens per the orders entered on March 13, 2025.