Port St. Lucie special magistrate sets compliance deadlines, orders fines in building-code hearing

PORT ST. LUCIE, Fla. — Special Magistrate Kelly Rodriguez presided over a Nov. 19, 2025, building-code hearing in Port St. Lucie that reviewed multiple cases of alleged unpermitted commercial and residential work and set compliance deadlines or fines in numerous matters.

The hearing opened at 9:10 a.m. and began with staff reading late abatements and postponements on the agenda. Investigators then introduced individual cases alleging commercial alterations, added walls, electrical and plumbing work, garage conversions and accessory structures performed without required building permits. Investigators repeatedly recommended either limited extensions to obtain permits or certification and imposition of daily fines where compliance had not been achieved.

In Case 32245 (Cameo Corner LLC, 481 Southwest Port Saint Lucie Boulevard), the investigator described interior separations into three tenant spaces without permits and requested an order requiring compliance. Ashley Ledlow, the property manager, said the owner purchased the building in 2022, has engaged an architect and "realistically, at least 90 days" will be needed to assemble required plans and secure permits. The city did not object to 90 days, and Rodriguez granted a 90-day compliance period to obtain building-permit approval and complete required work; staff advised the respondent of the compliance date and the consequences of failure to meet it.

At least three other cases received short extensions to complete plan review and obtain permits: Case 31924 (an accessory pergola at 5385 Northwest Rugby Drive) remained in plan review corrections and staff recommended, and the magistrate granted, a short extension; Case 32042 (311 Northwest Bayshore Boulevard) — where the respondent had entered a prior stipulation and submitted a corrected door permit — was given 30 days to complete plan review; and Case 32035 (1765 Southwest Biltmore Street) involved combined unit spaces with unpermitted electrical and plumbing work and was given 60 days to obtain a building permit approval. Multiple other commercial-interior matters similarly received 60-day compliance windows tied to departmental reviews.

One case drew a different result. In Case 31720 (Gatlin 0.18 LLC, Unit 108, 1214 Southwest Gatlin Boulevard), staff documented a long history of extensions dating back to October 2024. Respondent Eamon Fagusa told the magistrate the business had encountered repeated delays caused by architects and contractors, calling it "a cat and mouse game" as different consultants failed to finish required revisions. Rodriguez noted the case had extended about 13 months and declined to grant another extension. The magistrate found the respondent not in compliance and ordered fines of $100 per day to accrue immediately, plus $510 in investigation costs, until the work is brought into compliance.

For multiple items where respondents failed to appear, magistrate Rodriguez found proper notice had been achieved, ordered 30 days for compliance in several instances and certified fines and lien orders where appropriate; staff said the specific lien amounts are listed on recorded lien orders. The hearing record shows common staff recommendations for daily fines of $25 or $100 depending on the case and administrative investigation costs that are to be added to liens.

Respondents and property managers frequently told the hearing they had engaged architects, engineers and contractors and that permit applications were in plan review or awaiting fire-department review. Several respondents asked for additional time while they completed plan corrections; staff repeatedly urged timely contact with permitting staff and expedited submittals to avoid fines.

The magistrate opened the public-to-be-heard portion of the agenda; no members of the public addressed the board. The hearing was adjourned at 10:15 a.m.

Outcomes at a glance - Case 32245, Cameo Corner LLC (481 SW Port St. Lucie Blvd.): 90 days to obtain building-permit approval; daily fines if not in compliance. Direct quote from property manager Ashley Ledlow: "Realistically, at least 90 days." - Case 31924 (5385 NW Rugby Dr., accessory/pergola): short extension while plan-review corrections are addressed; 30-day timeline mentioned by staff. - Case 32042 (311 NW Bayshore Blvd.): 30 days to complete corrected door permit (respondent submitted correct permit). - Case 32035 (1765 SW Biltmore St.): 60 days to obtain building-permit approval. - Case 31522 (2086 SW Hayworth Ave.): 60 days to complete fire and other departmental reviews. - Case 31720 (1214 SW Gatlin Blvd., Unit 108): magistrate denied further extension and ordered $100 per day in fines plus $510 in investigation costs to accrue immediately. - Multiple nonappearing respondents (items 1,2,3,4,11,12 and certification items 19,22,25,26,28): magistrate found proper notice, ordered 30 days to comply for some items and certified fines/lien orders where indicated.

What happens next Respondents were given explicit compliance dates tied to 30-, 60- or 90-day windows or warned that fines will accrue immediately if compliance is not achieved; staff advised respondents to coordinate with the Building Department and plan-review staff to expedite approvals. Magistrate Rodriguez recorded that lien orders and certification of fines will be recorded where fines are assessed. The hearing record will serve as the basis for lien recordings and any future enforcement proceedings.

(Reporting includes direct quotes from sworn participants at the Nov. 19, 2025 hearing.)