Seminole County magistrate sets compliance deadlines, fines and continuances after code-enforcement hearing

Seminole County Special Magistrate Sherry Sutton on Feb. 13 presided over a lengthy code-enforcement docket and issued a mix of continuances, compliance deadlines and financial orders for roughly a dozen property cases across the county.

The hearing produced two types of outcomes: (1) extensions to allow property owners to complete permits, engineering or variance processes, and (2) orders setting compliance deadlines with administrative costs or daily fines if work is not completed. The magistrate scheduled follow-up compliance hearings on specific dates ranging from March through June and recorded administrative cost amounts and recommended liens in several cases.

Why it matters: Seminole County code-enforcement orders can lead to daily fines or liens that attach to property; the hearing touched on zoning, building-permit and drainage disputes and revealed recurring implementation issues—unfiled permits, stalled contractor work and conflicts between county rules and homeowners association (HOA) restrictions.

Most significant orders

- 2064 Shady Lane (case 2431CESM): Sutton continued the compliance process and set a compliance date of June 11, 2025, with a compliance hearing on June 12, 2025, at 1:30 p.m. The inspector reported accessory structures and storage on a vacant parcel in apparent violation of Seminole County Land Development Code chapter 30 part 17, section 30.302. (Officer Hill, Seminole County Sheriff's Office; Megan Zinoski, Planning and Zoning; owner representative Mark Jones.)

- 3468 E. SR 436 / B and B Land Holdings (case 2277CESM): Inspector Jason Rucker reported outstanding administrative costs totaling $1,472.94 and recommended a lien accruing at $50 per day back to Jan. 12, 2025. The magistrate extended the compliance date to May 7, 2025, with a compliance hearing on May 8, 2025, to allow permit/engineering work to proceed (mover: county presentation; respondents requested 90 days).

- 4454 Radio Avenue (case 2502CESM, Hiram Fuller): The magistrate found the structure remained unpermitted and set a compliance date of June 11, 2025, with a compliance hearing on June 12. The magistrate warned a $100-per-day penalty would be imposed if the property was not brought into compliance by that date. Inspector Jason Rucker presented the case and noted earlier inspections and notices.

- 346 Jones Avenue (case 2426CESM, Close Compos/Day America LLC): The property owners have applied for a special exception and were scheduled for public hearings (planning commission April 2; Board of County Commissioners May 1). The magistrate continued the compliance date to June 11, 2025, with a compliance hearing on June 12 to allow the entitlement and permitting process to complete.

- 1824 Lake Street / (referred to as 1815 Larkin Ave. in filings) (case 2508CESM): Inspector Rucker reported installed mini-split HVAC units, a well canopy, doors and a rear deck without required permits. The magistrate ordered compliance by April 9, 2025, with a compliance hearing on April 10, 2025; a $250-per-day penalty was set if work is not completed.

- 109 Champion Avenue (case 2507CESM): The magistrate found the property in violation for unpermitted mechanical/electrical/plumbing additions and ordered correction by March 12, 2025, with a compliance hearing on March 13, 2025; a $250-per-day penalty was set to begin after the compliance date.

Other actions and costs

- Case 2336 (Patrick McCarthy, 400 E. Hillcrest St.): The county sought administrative costs of $911.75. The magistrate reduced the assessed costs to $457 and ordered payment within 120 days; a lien would be recorded if not paid.

- Case 2277 (B and B Land Holdings): Inspector Rucker requested a lien retroactive to Jan. 12, 2025, accruing at $50 per day; magistrate provided a 90-day extension to May 7/8 to allow drainage and engineering reviews to proceed.

- Case 2425 (lot in Lake Forest / retaining wall dispute): The magistrate continued the case 30 days (compliance hearing March 13) to allow county review of engineered drainage analyses and to clarify the relationship between county permitting and HOA approvals; staff and the owner’s counsel discussed whether a county review could be opened while the HOA process remained unresolved.

- Case 2453 (3314 Curtis Drive): The inspector reported compliance; the magistrate ordered reduced costs of $558 to be paid within 30 days.

- Case 2462 (Mount Zion Missionary Baptist Church shelter): The magistrate continued the matter to April 9 (hearing April 10) and asked the respondents to secure a contractor/design professional and to meet with county staff to resolve outstanding plan-review comments.

Hearing themes and follow-up directions

Magistrate Sutton repeatedly instructed property owners to maintain frequent contact with County inspector Jason Rucker and county plan reviewers, and she set concrete compliance dates rather than open-ended continuances. Several respondents told the magistrate they faced contractor delays or difficulty obtaining engineered plans; in multiple cases staff recommended or the magistrate imposed short continuances to allow those permit or variance workflows to proceed.

One recurring procedural dispute emerged in the Lake Forest retaining-wall matter: county staff said the presence of a combined conservation/drainage easement and covenants created a practical requirement for HOA concurrence before county permitting could be finalized; respondents’ counsel said the owner had submitted an engineering drainage analysis and requested the county open a formal review while the HOA issue was resolved. Magistrate Sutton continued that case 30 days to let staff and the owner pursue review and to return with a clearer path.

Votes at a glance (formal orders from Feb. 13 hearing)

- 2431CESM (2064 Shady Lane, Geneva): compliance by June 11, 2025; compliance hearing June 12, 2025, 1:30 p.m.; recommended citation: Seminole County Land Development Code ch. 30 pt. 17 §30.302 (storage/accessory structures on vacant parcel). Inspector: Officer Hill. Outcome: continued for permit/variance process.

- 2277CESM (3468 E. SR 436, Apopka / B and B Land Holdings): administrative costs $1,472.94 reported; recommended lien retroactive to Jan. 12, 2025, accruing $50/day; compliance date extended to May 7, 2025; hearing May 8, 2025. Inspector: Jason Rucker. Outcome: continued.

- 2502CESM (4454 Radio Avenue / Hiram Fuller): compliance by June 11, 2025; hearing June 12, 2025; potential penalty $100/day after compliance date. Inspector: Jason Rucker. Outcome: continued with firm deadline.

- 2425CESM (Lake Forest retaining wall / Nuromed): continued 30 days; compliance hearing March 13, 2025; county to review engineering drainage analysis and confirm whether permit can be opened despite HOA objections. Staff: Sarah Hartung (Development Services Natural Resources). Outcome: continued for formal review.

- 2508CESM (1824 Lake Street / 1815 Larkin Ave. filing): compliance by April 9, 2025; hearing April 10, 2025; $250/day penalty after compliance date. Inspector: Jason Rucker; respondent reported multiple permit submissions under review. Outcome: continued with deadline.

- 2336CESM (400 E. Hillcrest / Patrick McCarthy): county costs $911.75 reported; magistrate reduced payable costs to $457, payable within 120 days; lien to be recorded if unpaid. Inspector: Jason Rucker. Outcome: costs imposed with payment schedule.

- 2507CESM (109 Champion Ave. / Lillian Dreibert): compliance by March 12, 2025; hearing March 13, 2025; $250/day penalty after compliance date. Inspector: Jason Rucker. Outcome: continued with deadline.

- 2453CESM (3314 Curtis Drive): inspector filed affidavit of compliance; administrative costs ordered $558 payable in 30 days. Inspector: Jason Rucker. Outcome: compliance acknowledged; costs assessed.

- 2462CESM (2001 Sipes Ave. / Mount Zion Missionary Baptist Church): continued to April 9, 2025; hearing April 10, 2025; staff asked respondent to retain a contractor/design professional and meet with county plan reviewers. Inspector: Jason Rucker. Outcome: continued.

- 2426CESM (345 Jones Ave. / Close Compo / Day America LLC): respondents pursuing special-exception and planned-development approvals (planning commission April 2; BCC May 1); compliance continued to June 11, 2025 (hearing June 12). Inspector: Jason Rucker. Outcome: continued pending entitlement process.

What to watch next

Magistrate Sutton set a series of near-term compliance hearings (March 13, April 10, May 8, June 12). Cases where respondents said they had new contractors or engineers but incomplete plan submissions were continued rather than immediately fined, while cases with longer histories and returned mailings drew firmer deadlines or cost assessments.

Magistrate’s instruction to respondents was consistent: open formal permits when instructed by county staff, respond promptly to plan-review comments, and keep inspectors informed. Several cases that remain active will return for the March and April dockets.

Ending

The special magistrate accepted minutes from the Jan. 9, 2025 meeting and confirmed the next special-magistrate docket for March 13, 2025. The hearing adjourned after the scheduled cases were completed.