Special Master finds multiple South Daytona properties in code violations, sets deadlines and fines

Special Master Matthew Branz found multiple properties in South Daytona in violation of local land-development and property-maintenance codes during a May 14, 2026 Special Master Code Enforcement hearing and issued orders setting compliance deadlines, daily fines and administrative fees.

Branz opened the quasi-judicial proceeding and said “formal rules of evidence do not apply, but fundamental due process will be observed”; he also noted that testimony was under oath and that there is no public-comment portion of these proceedings. Deputy City Clerk Becky Witte executed oaths for city officials, respondents and witnesses.

Code Compliance Officer Ben Elkington presented a series of cases involving parking, structural maintenance, fire-protection systems and sign upkeep. In two adjacent Pope Avenue cases — Case 26-000083 (Daniel Harper, 2130 Pope Ave.) and Case 26-000084 (Ramirez Real Estate LLC, 2140 Pope Ave.) — Elkington alleged vehicles were being parked on front lawns in violation of City of South Daytona Land Development Regulations Section 7.5(B)(10)(g)(4). Witness Sherry Clifton testified in both matters. The Special Master found both properties in violation but recorded that each property was in compliance at the date of the hearing despite missing earlier compliance deadlines.

In Case 26-000086 (David Vaughn, 148 Coral Circle), Community Development Director Josh McEnany presented a minimum-standards violation under South Daytona Code Section 5-217(7). Vaughn requested a continuance, which Branz denied; Building Official John Boden said repairs could take about three weeks depending on scope. Branz ordered correction by July 2, 2026 at 4:00 p.m. and stated a $250 per day fine would begin for each day the violation continues past that date, plus a $125 administrative fee. A compliance hearing was scheduled for July 9, 2026.

Case 26-000092 (Mark J. and Lowell T. Vaughn, 2632 Yale Road) addressed unsafe-structure violations under the International Property Maintenance Code (IPMC 109.1.1). Mark Vaughn and his mother Ruth Vaughn testified; Chief Building Official John Boden provided permit and timing guidance. The Special Master ordered correction by September 9, 2026 at 4:00 p.m., with a $250 per day fine and $125 administrative fee for continued noncompliance. A compliance hearing was scheduled for September 10, 2026.

Old-business Case 26-000064 (Robert Abidin, 1976 Big Oak Drive) remained out of compliance past a May 13, 2026 deadline. Branz found multiple IPMC and city-code violations and ordered fines of $250 per day beginning May 14, 2026 plus a $125 administrative fee until the property is brought into compliance.

Commercial property ORF VII Sunshine Plaza LLC faced two matters. In new-business Case 26-000099 (2400 S. Ridgewood Ave.), Elkington presented violations including chronic-nuisance and fire-protection defects; Fire Marshal Paul Nelson testified and emails from Fire Commander Don Howard and the property manager were submitted. The property was found in violation but the Special Master recorded it as in compliance at the hearing and imposed a $125 administrative fee; he warned that repeat violations within five years could prompt a Repeat Violation Order. In old-business Case 26-000068, the same entity’s sign-maintenance violations remained outstanding; Branz ordered fines of $100 per day beginning May 8, 2026 plus a $125 administrative fee until compliance.

In Case 26-000079 (Michael and Tricia Stramondo, 2075 Oak Meadow Circle) staff reported the property had achieved compliance for water-system requirements but remained out of compliance for windows and frames (IPMC 304.13). The Special Master ordered fines of $150 per day beginning May 8, 2026 plus a $125 administrative fee.

Finally, new-business Case 26-000022 (Premiere Care Group, Inc., 829 Carey Drive) involved roof and drainage deficiencies (IPMC 304.7). The respondent submitted an email requesting a continuance, which Branz denied. The Special Master ordered correction by June 2, 2026 at 4:00 p.m.; a $100 per day fine and a $125 administrative fee will apply for continued noncompliance. A return hearing was set for June 18, 2026.

The hearing adjourned at 12:03 p.m.; the Special Master set the next hearing for June 18, 2026 and the minutes of the May 14 hearing were approved at the June 18 session.

These orders specify compliance dates, daily fines and administrative fees but do not impose immediate liens in every case; the transcript records when fines begin, the fee amounts and scheduled compliance hearings where staff and the Special Master will review progress.