Charlotte County magistrate issues fines, compliance deadlines and repeat-violation orders after Feb. 4 hearing

The Charlotte County Special Master found multiple properties in violation of county code and ordered compliance deadlines, daily fines and multi-year cease-and-desist orders at a special magistrate hearing on Feb. 4, 2026.

The hearing opened at 9 a.m. with the magistrate swearing in witnesses and explaining that the morning would cover consent affidavits and noncompliance cases followed by new-business alphabetic docket items. Officers from the county’s Code Compliance unit presented reinspections and photographic evidence across dozens of properties. The magistrate repeatedly granted 15–30 day periods to bring properties into compliance and imposed daily fines ranging from $50 to $100 for continuing violations, plus multi-year cease-and-desist orders for repeat offenders.

Several cases drew extended discussion. In a commercial-yard case at 12860/12864 Wilmington Boulevard, officer Gloria Wahlberg testified she found “outside storage of miscellaneous debris, trucks, trailers, and equipment remaining on the property” after a reinspection; the magistrate said, “I’m going to find that the county has proven the case and, entered the fine of $120.”

At 15460 Olive Circle, the owner Joyce Bridal told the magistrate she believed licensed box trucks and trailers could be kept on the vacant lot and said, “I didn't find anything in any of the code for Charlotte County that said I couldn't put a truck on there,” while the county officer said storage on a vacant lot is a prohibited use; the magistrate ruled the property remained out of compliance and ordered a $70 fine (first ANC).

A new-business case at 6021 George Road (AA Investment Company LLC) involved two manufactured homes installed without permits and later additional chicken coops. Owner representative Javier Bustamante said permits had been filed and argued a state statute might exempt nonresidential farm buildings from certain building-code requirements, “essentially saying that any structure that's used, that's a non residential farm building is exempt from the Florida building code and any county or municipal code or fee.” The county’s zoning official, Sean Cullen, stated the property lacked the agricultural classification required for that exemption; the magistrate left the 30-day compliance period in place and warned of $100-per-day fines thereafter.

At 4000 North Beach Road, property representatives described storm damage and emergency repairs to a seawall and balcony and said they were pursuing engineering certification and contractor permits; the magistrate granted 30 days to secure permits and said fines could be abated if permits and work progressed and inspections showed compliance.

Throughout the hearing many respondents cited hurricane damage, delayed insurance payments or contractor/engineering hold-ups as reasons for incomplete repairs. The magistrate repeatedly advised parties to work with county inspectors outside the hearing and described the abatement/abatement-abatement process and the option to seek abatement of fines after documented compliance.

Orders issued at the hearing included one-day and multi-day fines (examples below), 15–30 day compliance deadlines, and 2–5 year repeat-violation cease-and-desist orders in cases the magistrate designated recurring. The magistrate admitted photographic exhibits in numerous matters and noted the county will re-inspect to confirm compliance.

Orders and notable outcomes included: the $120 fine in case COD250083O (Wilmington Blvd) after Officer Wahlberg’s reinspection; a $70 first-ANC fine for COD2401649 (Olive Circle); a $340 seventh-ANC fine for COD2102019 (Starlight Lane) for high grass and associated abatement costs; and 30-day compliance windows with $100/day penalties for new-business permit-related cases including COD2501565 (6021 George Road) and COD2500700 (4000 North Beach Road). Several cases were handled by affidavit and photographic evidence without respondents present; in those instances the magistrate issued standard compliance periods and fines or cease-and-desist orders.

The magistrate scheduled the next hearing for March 4, 2026 at 9 a.m. and adjourned after issuing the orders. County staff and officers were repeatedly directed to work with respondents on permitting and inspections and to explain the abatement and fine-abatement processes outside court.