City of Sarasota magistrate hears code-compliance docket; fines, continuances, and dismissals issued

Special Magistrate Richard Ellis presided over a code-compliance docket for the City of Sarasota on Aug. 21, 2025, hearing more than a dozen property cases involving building permits, overgrowth, debris, illegal signs and unpermitted vacation-rental activity. City staff (identified in the record as "Miss Kennedy") presented the city's position on each case and respondents or their agents gave updates or agreed to compliance timelines.

Many cases were closed after city inspections showed correction. Where violations remained or permits were incomplete, Ellis generally continued matters to give respondents time to secure permits, complete inspections or remove debris. In several cases the magistrate vacated prior larger fines and entered new one-day civil fines plus inspection costs; in others the city sought only costs or no fines at all. One matter was dismissed because the city failed to serve required notice.

The docket covered two broad categories: (1) hurricane-related repairs that require after‑the‑fact building permits under Florida Building Code 105.1, and (2) city-code violations such as accumulation of junk (City Code 16-47), overgrowth (16-49(b)/(c)), zoning trees/rights-of-way (City Zoning Code 7-313/7-316/7-325) and unpermitted signs or vacation-rental registrations (City Code 7-107; 34.5-19(a)). The magistrate repeatedly emphasized that compliance often ends proceedings but warned respondents that repeat violations within five years can trigger much larger daily fines under the city's repeat‑violator provisions.

Votes at a glance (selected docket items and magistrate rulings)

- City of Sarasota v. Teresa Chestnut (Case 202500538): Violation of City Code 16-47 (accumulation of junk). City inspection found correction on July 15, 2025. Magistrate Ellis vacated prior orders and imposed a one-day civil fine of $500 and city costs of $4.65. (Outcome: fine imposed; prior orders vacated.)

- City of Sarasota v. 351-353 St. Armands Circle LLC / Mark Anderson (Case 202500258): Violation of Florida Building Code 105.1 (hurricane-related drywall repairs exceeding threshold without permit). Respondent working with contractor; no permit in system at hearing. Case continued to Oct. 9, 2025 at 3:00 p.m. to allow permit application/inspection. (Outcome: continued.)

- City of Sarasota v. Ford Properties of Sarasota LLC / Andrew Ford (Case 202500567): FBC 105.1 (electrical work after fire). City records show permit issued and closed Aug. 19, 2025. Magistrate vacated prior large fine and instead imposed a one-day fine of $100 and costs of $3.90. (Outcome: fine and costs imposed; prior order vacated.)

- City of Sarasota v. (St. Armands) — Leslie McLaren (hurricane repairs): Permit issued March 17; electrical final passed Aug. 20 but a building final still required. Case continued to Sept. 25, 2025 at 10:15 a.m. for final inspection. (Outcome: continued.)

- City of Sarasota v. 380 A & B St. Armands Circle LLC (Case 202500253): FBC 105.1 for interior renovation; permit issued Feb. 18 but no inspections recorded. Case continued to Sept. 25, 2025 at 10:45 a.m.; representatives required to attend. (Outcome: continued.)

- City of Sarasota v. Calvin Bryant (Case 202500761): Multiple violations (overgrowth, junk, trees overhanging right-of-way). Magistrate found violations continuing and required Bryant's attendance at next hearing; case continued to Sept. 18, 2025 at 10:15 a.m. (Outcome: continued.)

- City of Sarasota v. Edward R. Farley III (Cases 202500228 and 202501121): Case 202500228 (inoperable/unlicensed vehicle) was corrected as of July 28; the city presented a final affidavit showing the civil fine continued to run and sought $13,400 in fines and inspection costs; based on the affidavit Ellis imposed a civil fine of $13,400 and costs of $6.90 (transcript figures). Case 202501121 (overgrowth, trees over right-of-way) remained out of compliance; magistrate admitted exhibits and imposed a running fine at $100/day to continue until compliance and costs of $3.90 to date; respondent or representative required to attend next hearing on Oct. 9, 2025 at 9:15 a.m. (Outcome: one case closed with assessed fine; the other continued with daily fine running.)

- City of Sarasota v. Medina/Butrago Trust (Case 202500445): Vacation-rental registration violations (City Code 34.5-19(a)(1) and (2)). City inspection showed compliance on Aug. 12, 2025. Magistrate assessed a one-day fine of $100 and costs of $6.15. (Outcome: fine and costs imposed.)

- City of Sarasota v. NXT Acquisitions Corp. / Taylor Wilson (Case 202500589): Multiple standard-housing and zoning violations (roof, soffit, windows, exterior walls, accumulation of junk, boat in front yard). Respondent reported cleanup crews and submitted MEP plans and a building-permit application; case continued to Oct. 16, 2025 at 11:15 a.m. (Outcome: continued.)

- City of Sarasota v. Apex Capital Mortgage Corp. (Cases 202500875 and 202500876): Two vacant-lot/overgrowth/junk matters; inspections showed correction on Aug. 19 and Aug. 21. City sought a modest resolution; magistrate imposed a one-day fine of $100 and costs of $4.65 for Case 202500875 and no fines or costs on 202500876. (Outcome: fines/costs where recommended; cases closed.)

- City of Sarasota v. Mirna and Sun LLC / ABLE Landscaping (tree removal) (new case): Zoning Code 7-316 and 7-325 — two Laurel Oaks removed without permit. City inspection showed correction on June 10; magistrate imposed one-day fine of $100 and costs of $3.90. (Outcome: fine and costs imposed.)

- City of Sarasota v. Lisonbee Jean Cole (Case 202500950): Carport replaced without permit; permit issued Aug. 19, inspections scheduled. Case continued to Aug. 28, 2025 at 1:45 p.m. to allow final inspection. (Outcome: continued.)

- City of Sarasota v. (Sign) — property at 202901 N. Tamiami Trail (T. Lovell Jr. LLC; case reflected in record): Zoning Code 7-107 (sign without permit). Violation corrected Aug. 20, 2025. Magistrate imposed a one-day fine of $100 and costs of $3.90. (Outcome: fine and costs imposed.)

- City of Sarasota v. Germaine/Maurice Vaughn et al. (Case 202500319): Accumulation of junk and overgrowth corrected on Aug. 19–20, 2025. City sought only city costs of $6.90; magistrate imposed costs and no civil fine. (Outcome: costs imposed; no fine.)

- City of Sarasota v. ZZAG LLC (Case 202400278): Continued housing-code and FBC 105.1 matters; permit issued in April but only framing or partial inspections recorded; case continued to Sept. 25, 2025 at 11:15 a.m. (Outcome: continued.)

- City of Sarasota v. Marcus V. Franz (Case 202500155): After‑the‑fact permit matter with remaining electrical reinspection needed. Case continued to Oct. 9, 2025 at 10:30 a.m. (Outcome: continued.)

- City of Sarasota v. Elevate 1400 N. Tamiami Trail LLC (Case 202500909): Vacant‑lot overgrowth and junk; respondent agreed to remove debris and cut overgrowth and to complete cleanup by Sept. 11, 2025; matter continued to Sept. 11, 2025 at 3:15 p.m. (Outcome: continued.)

- City of Sarasota v. MRF Holdings LLC (Case 202500596): After‑the‑fact porch enclosure and related work; plan corrections pending from respondent's drafting firm. Case continued to Oct. 2, 2025 at 8:30 a.m. to allow plan resubmission and permit processing. (Outcome: continued.)

- City of Sarasota v. Crown Castle GT Co. LLC (Case 202500261): Accumulation of junk (mattress/pallet at curb) — respondent escalated cleanup; case continued to Aug. 20, 2025 at 9:00 a.m. to confirm removal. (Outcome: continued.)

- City of Sarasota v. JBCC Development LLC: Case dismissed at hearing because the city lacked adequate proof of service and posting; city will refile if appropriate. (Outcome: dismissed for defective service.)

- City of Sarasota v. Schumalo Family LLC (Cases 202500266 and 202500264): Hurricane damage repaired; inspections showed correction July 23 and Aug. 20, 2025. City recommended no fines or costs given hurricane circumstances; magistrate entered no fine / no cost on both cases. (Outcome: no fine / no cost.)

- City of Sarasota v. Schaefer Grama Vincent Inc. / Howell Construction (Case 202500256): Hurricane-related drywall replacement; permit issued June 3 and near completion; case continued to Sept. 25, 2025 at 8:45 a.m. for final inspection. (Outcome: continued.)

- City of Sarasota v. Edward L. and Colleen J. Swartzendruber (Case 202400665): After‑the‑fact conversion of a shed into living space and alleged second dwelling unit under City Zoning Code 6-202(b). City indicated signed and sealed engineered as-built plans were now required; magistrate warned respondent that doing nothing was not an option, noted an affidavit showing potential fines to date (transcript cited ~ $46,900), and continued the matter to Sept. 25, 2025 at 2:30 p.m. with instructions to consult the building official and consider the board-of-rules-and-appeals process if needed. (Outcome: continued; warning of escalating fines.)

Magistrate Ellis repeatedly told respondents that correcting the condition or obtaining and closing the required permits brings matters to a close, while failure to act may result in running daily fines or other enforcement steps. The city repeatedly sought modest one-day fines and reimbursement of inspection costs so taxpayers do not absorb enforcement expenses; the magistrate generally followed the city's recommendations when compliance or mitigating circumstances (notably hurricane repairs) were shown.

The magistrate scheduled follow-up hearings in September and October to allow permit closures and final inspections, and he dismissed one matter for inadequate service. Parties directed to file or email evidence and affidavits as noted in the hearing record will receive written orders and invoices by email.

Magistrate Ellis: “I want to give you an opportunity to finish this up, but there is a limit to how long I can keep continuing these.” (direct quote from the hearing.)

A written order summarizing each case and the magistrate's rulings will be emailed to respondents and their representatives.