Charlotte County magistrate issues fines, compliance orders across two dozen properties

The Charlotte County Special Magistrate on Oct. 1, 2025 issued compliance orders and fines against multiple property owners after finding code violations ranging from unpermitted construction to junk-like conditions and unmaintained pools.

The magistrate opened the hearing by explaining the two-section format — consent matters where the only question is whether violations have been corrected, followed by new cases heard in a relaxed evidentiary format — and proceeded to approve the consent items and hear new-business cases. The hearing produced orders requiring owners either to cure violations within 15–30 days or face daily fines, with repeat zoning violations also triggering two-year cease-and-desist orders and potential abatement costs.

Why this matters: The orders convert unresolved property maintenance and permitting issues into enforceable compliance deadlines and, where owners fail to act, liens, fines and abatement costs. Several properties were subject to ongoing permit reviews; others were assessed immediate monetary penalties that may become liens if unpaid.

Key outcomes and selected details

- The magistrate issued a $70 one-day fine to the owner listed in case COD2400589 (742 S. Ellicott Circle) after the county reported the violation remained at the time of reinspection. Officer Paul Davis testified to the outstanding prohibited-use and junk-like conditions and that this was the “third ANC” for the address; the magistrate ordered payment of $70.

- In COD2301923 (21496 Holdern Avenue, listed owner Genzen Inc./Jensen), County testimony said a demolition permit was in review and some junk had been removed, but the prohibited use remained. The magistrate assessed a third-ANC fine of $270 and imposed a two-year cease-and-desist, while noting the department would reinspect and not levy further fines if permits and remediation proceed.

- In COD2300009 (1067 Riggs Street), respondent Kevin (surname recorded in county files as Cooper) told the magistrate he had serious health issues and could not pay immediately; the magistrate nevertheless issued the third-ANC $70 fine and warned unpaid fines become liens on the property.

- The magistrate assessed abatement costs totaling $6,066.90 and a $70 fine for each of two adjacent properties owned by Randall and Trixie Dumas (COD2400955 and COD2400971), finding prohibited use and junk-like conditions remained after abatement efforts.

- Several cases involving unpermitted work or permits-in-review were continued only insofar as the orders gave owners a compliance window and required reinspection (for example, COD2301923 and multiple permit-related entries); the magistrate repeatedly noted that active, valid permits and verified corrective work could prevent further fines.

- Typical penalty terms across cases: owners were given 15 or 30 days from the date of the order to bring properties into compliance; thereafter daily fines commonly ranged from $50 to $100 per day, with some one-day fines or larger daily fines (for example, COD2301923’s $270 assessment for third-ANC). Repeat zoning violations often carried a two-year cease-and-desist order and possible abatement with costs added to fines.

County testimony and procedural notes

Charlotte County code officers repeatedly offered photographs as evidence (admitted into the record as county composite exhibits). Officers who testified by name included Paul Davis, Matt Greenwood, Valerie Pinell, JC Mansfield, Yvette Fader, Gloria Wahlberg, John Brown, Wendy Wells and others; they described inspections and final reinspections (many dated in September 2025) that found violations still present.

On the record, the Special Magistrate summarized enforcement mechanics and consequences: “The order is that you're found in violation of the cited code sections. You have 15 days from the date of the order to bring the property into compliance or thereafter a fine of [the stated amount] for each day the violation continues to exist,” and noted cease-and-desist or abatement could follow for repeat violations.

Notable individual circumstances

- Respondent Kevin (Riggs Street) described health and employment problems as reasons for delay; the magistrate nevertheless issued the fine and warned of lien procedures if unpaid.

- For a case involving an application that county staff said had been canceled and then resubmitted, the property owner and counsel said permit material was in review; the magistrate emphasized that a permit that ultimately meets zoning and building requirements would be the county’s mechanism to close the violation.

Votes at a glance (case, address, primary violation, outcome)

- COD2400589 — 742 S. Ellicott Circle (Jorge/George Simon) — prohibited commercial vehicle; third-ANC one-day fine $70 — order issued. - COD2301923 — 21496 Holdern Avenue (Genzen Inc / Jensen) — work without permits, junk-like conditions, prohibited use; third-ANC $270 — order issued; demo permit reported in review. - COD2402002 — 7373 Sweden Blvd (Edgar Alejo) — prohibited use, junk-like conditions; first ANC $70 — order issued; reinspection scheduled. - COD2300009 — 1067 Riggs St (Kevin / Cooper) — prohibited use, unpermitted fence/expired permit; third-ANC $70 — order issued; magistrate noted lien possibility. - COD2501110 — 18369 Hotlet Circle (Daniel & Jacqueline Janicki) — outside storage/junk-like conditions; 15-day compliance window; $250/day after deadline and abatement authority noted. - COD2402316 — 16095 Aurelia Drive (Nubel Hernandez Lazo & Yamara) — accessory structure without permit, outside storage; 30 days to comply or $50/day; building-permit process explained on record. - COD2501546 — 5169 Dalewood Dr (Richard Coronado) — outside storage/junk-like conditions; 15 days to comply or $100/day; two-year cease-and-desist for repeat zoning violations. - COD2402004 — 7630 Sawyer Circle (Gulf Coast Warehousing LLC) — required landscaping not installed, landscape permit expired; 30 days to comply or $100/day — order issued in respondent’s absence. - COD2400955 & COD2400971 — 12294 Clarendon Ave & 12285 Gulfstream Blvd (Randall & Trixie Dumas) — prohibited use, junk-like conditions, improper vehicle storage; first ANC $70 plus gate abatement costs; abatement costs $6,066.90 assessed per property — orders issued. - COD2401990 — 6030 Rum Cove (Gupta) — unpermitted gazebo/deck/electric; 30 days to comply or $50/day — order issued. - COD2500646 — 2050 Maryland Ave (Christine Mammalas) — outside storage/junk-like conditions, unlicensed/unoperable vehicles; 15 days to comply or $50/day; two-year cease-and-desist — order issued. - COD2501474 — 3911 Conway Blvd (Kip Melody Harper) — pool in disrepair and stagnant water; 30 days to comply or $50/day — order issued. - COD2501312 — 2525 Starlight Lane (JB Jones Jr) — exterior IPMC violations; 30 days to comply or $50/day — order issued. - COD2501325 — 3397 Edge Hill Terrace (William Stewart) — roof and IPMC violations; 30 days to comply or $50/day — order issued. - COD2501326 — 22323 Hernando Ave (Christine Adams) — roof and exterior IPMC violations; 30 days to comply or $50/day — order issued. - COD2500766 — 17450 Whitewater Ct (David Mack & Melissa Langer) — fill/earth-moving without permit; 30 days to comply or $50/day — order issued. - COD2400987 — 13511 Santa Rosa Ave (Christopher Masterson) — roof and window disrepair; 30 days to comply or $50/day — order issued (county noted counsel had declined to appear). - COD2500649 — 15504 Greenwood Ave (Omari/Ormer Investments LLC) — outside storage and debris; 15 days to comply or $100/day; two-year cease-and-desist — order issued. - COD2501020 — 10593 Ayer Road (Michael Jeffrey Land) — clearing undeveloped lot without permit and storage of materials/vehicles; 30 days to comply or $50/day; two-year cease-and-desist — order issued. - COD2501085 & COD251249 (adjacent lots) — Andrew James Development LLC (8616 Agate St and adjacent lot) — storage of construction equipment/pallets on undeveloped lots; 15 days to comply or $100/day; two-year cease-and-desist — orders issued. - COD2501494 — 7578 Silage Circle (Jill Donahue) — interior remodel without required permit; 30 days to comply or $50/day — order issued; permit in review per county testimony. - COD2501379 — 610 Burning Tree Ln (Amit Ozturk) — fence not maintained, missing panels, junk-like condition; 30 days to comply or $50/day — order issued. - COD2402062 — 6107 Grandeur St (Tyler Wampler) — outside storage of commercial equipment and unpermitted culvert; owner obtained after‑the‑fact permit for garage and culvert but commercial storage remains; 15 days to comply or $50/day; two‑year cease-and-desist — order issued. - COD2501472 — 10513 Ocean Spray Blvd (Thomas Bedovanak & Sandra Walder) — boat/trailer in disrepair, outside storage and prohibited use; 15 days to comply or $50/day; two-year cease-and-desist — order issued.

What happened next

The magistrate concluded the docket and set the next meeting date for Nov. 5, 2025, at 9 a.m. The county will reinspect properties where owners have been given compliance windows; owners who fail to cure violations may face daily fines, liens and abatement actions.

Sources and attribution

This article is based on testimony and admitted exhibits presented during the Charlotte County Special Magistrate hearing. Direct quotes and attributions come from the hearing record and the officers and magistrate who spoke during the session.