Wellington special magistrate issues orders in multiple code-enforcement cases; correction deadlines, fines set

Special Magistrate Holly Hahn presided over the Village of Wellington’s code-enforcement hearings on July 17, 2025, issuing orders across multiple cases that require property owners and businesses to correct violations by specified dates or face fines and additional penalties.

The cases covered property-maintenance violations (stained roofs, untrimmed hedges, mechanical equipment not screened), unsecured pool enclosures, and failures to obtain local business-tax receipts for certain rental or business operations. Many respondents were not present; when property owners or representatives did appear they described financial hardship, pending permits or surveys, or steps underway to comply.

Why it matters: Code-enforcement orders set binding correction deadlines, impose daily fines if violations persist and can lead to lien filings or additional hearings. Several items involved public-safety issues (an unsecured pool) and recurring noncompliance where the magistrate assessed fines that begin on an earlier commencement date.

Decisions at a glance

- NOHCC53062024 (13622 Northumberland Circle; Edward and Stephanie Santora): Magistrate found multiple property-maintenance violations (stained/discolored walls and trim, items stored outside, driveway/sidewalk coating differences, hedges/vines encroaching on sidewalk, mechanical equipment not screened). The respondent — Stephanie Santora — described recent health and financial setbacks and said, "I'm doing the best I can." Hahn ordered corrections by Sept. 21, 2025; fines set at $25 per day per violation beginning Sept. 23, 2025; costs of $13.03 assessed; a five‑year cease-and-desist order issued; and a fine-certification hearing set if violations remain.

- NOHCC23712025 (149 Forrester Court; FHS Property Solutions LLC): Code officer reported an unsecured pool with no permit on file; a company representative, David Carrera, said a new barrier was installed but the permit awaits a property survey. Hahn found the violation and ordered correction by Aug. 21, 2025; fines up to $250 per day per violation were announced to begin Aug. 22 if not corrected; $13.03 in costs assessed; five‑year cease-and-desist order entered; and a fine-certification hearing set for Sept. 18, 2025.

- NOHCC17062025 (12742 Buchanan Court; Manuel Melendez): Some items were corrected before the hearing; remaining violations included a stained roof, missing foundation plants and a missing hedge in front of a fence. Melendez requested additional time to follow up; the magistrate ordered corrections by Aug. 21, 2025; fines of $25 per day per violation beginning Aug. 22; $13.03 in costs assessed; five‑year cease-and-desist order; and a Sept. 18 fine-certification hearing if necessary.

- Fine certification: NOHCC34882023 (RMF Wellington Exchange LLC, 3500 Oldhampton Drive): The respondent previously entered a stipulation to correct an expired engineering permit. Counsel Matthew F. Lippardo asked for time to contact the engineering firm; the magistrate noted multiple previous extensions and ordered that fines of $50 per day begin June 20, 2025, continuing until compliance; costs of $46.51 (as stated in the hearing) were assessed; and the magistrate required the attorney to contact code compliance by July 24 with a status update.

- Business-tax cases (chapter 21, article 2): Multiple property owners were ordered to obtain local business-tax receipts for rental or home-based business activity and assessed penalties of 25 percent of the fee plus a $250 penalty and costs of $13.03. Cases decided in that category included: NOHCC49282024 (George & Marjorie Delgado, 2943 Payson Way), NOHCC51272024 (Elan and Maria Gisalter, 14193 Astor Ave), NOHCC52362024 (Leslie Hamilton, 1960 Derby Trail), and others. Magistrate orders required recipients to obtain the tax receipt and pay assessed penalties; each will face the stated penalties if they do not comply.

- Additional property-maintenance orders: The magistrate found violations and set correction deadlines (mostly Aug. 21, 2025) with standard fines of $25 per day per violation, costs generally between $11.65 and $13.03, and five‑year cease‑and‑desist orders for the following matters: NOHCC3822025 (Champy LLC, 1313 Perry Winkle Place), NOHCC6582025 (FKHSFR C1 LP, 11656 Anhinga Drive), NOHCC9352025 (Odalys & Artiomio Garza, 277 Anita Terrace), CCDash1237‑2025 (Tara and Andrew Armadas, 1321 Windcliff Drive), CCDash1259‑2025 (In Plainview 1 LLC, 1292 SX Drive), NOHCC14842025 (The Pick LLC, 14126 Lily Court), NOHCC16282025 (Sarah & Glenn Bernstein, 1204 Creekside Drive), NOHCC19232025 (Rachel Imenu LLC, 1106 Staghorn Street), NOHCC27352025 (Joy and Scott Chiarella, 14765 Paddock Drive), and others. Several of these respondents did not appear at the hearing; the magistrate ordered written findings and follow‑up.

Notable discussion highlights

- Financial hardship and compliance steps: At 13622 Northumberland Circle, Stephanie Santora said she had recently replaced a refrigerator and an air conditioner and had moved to a different job; she asked for additional time. The magistrate acknowledged the hardship but reiterated that code violations must be corrected and confirmed the correction date later set to Sept. 21, 2025.

- Permit and survey delays: At the FHS Property Solutions hearing, David Carrera told the magistrate the company had hired someone to install a new pool barrier but was awaiting a survey needed to pull a permit. Carrera said the permit application was imminent and that the barrier would be replaced; the magistrate set Aug. 21 as the correction deadline and warned of the higher fine rate for pool safety violations.

- Repeat noncompliance and fines: For long-standing site-work/permit violations (RMF Wellington Exchange), the magistrate noted prior stipulations and multiple extensions before assessing a $50-per-day fine beginning June 20, 2025, and requiring more immediate follow-up from counsel.

What happens next

For most cases the magistrate ordered corrections by Aug. 21, 2025, with fines of $25 per day per violation starting Aug. 22 if violations persist. For the pool safety case, fines of up to $250 per day per violation may begin Aug. 22. Costs assessed ranged from $11.65 to about $47 and are due within 30 days of the meeting unless otherwise noted. Magistrate Hahn said written orders will be mailed to property owners with the full findings and instructions to contact the Code Compliance Division when corrections are complete.

The village will schedule fine‑certification hearings for cases that remain unresolved as noted in the orders (commonly Sept. 18 or Aug. 21, 2025).