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Special Master orders compliance deadlines and fines in South Daytona code-enforcement hearing
Summary
At a May 14 Special Master hearing, South Daytona officials found multiple properties in violation of city codes — from front-yard parking to unsafe structures and fire-protection maintenance — ordering deadlines, administrative fees and daily fines for continued noncompliance.
Special Master Matthew Branz on May 14 ordered multiple property owners in South Daytona to correct code violations, setting specific compliance deadlines and assessing administrative fees and per-day fines for continued noncompliance.
The hearing, held at City Council Chambers, followed presentations by Community Development staff and the city’s code compliance officers. Ben Elkinton presented the majority of cases; Josh McEnany and Fire Marshal Paul Nelson provided testimony on selected matters. Deputy City Clerk Becky Witte administered the required oaths and Branz reminded attendees the proceedings are quasi-judicial and that there is no public-comment period during these hearings.
Why this matters: the orders address a mix of public-safety and neighborhood-quality problems — unsafe structures, roof and drainage defects, chronic nuisance and failures to maintain required fire-protection systems — and impose time-bound requirements and escalating financial penalties meant to prompt repairs.
Orders and key deadlines
• Case 26-000083 (2130 Pope Avenue, owner Daniel Harper): Alleged motor-vehicle parking on the front lawn under City of South Daytona Land Development Regulations 7.5(B)(10)(g)(4). The Special Master found the property in violation, noted the owner missed a March 23, 2026 compliance date, and recorded that the property was in compliance at the date of the hearing.
• Case 26-000084 (2140 Pope Avenue, owner Ramierz Real Estate LLC): Same front-yard parking violation alleged; Sherry Clifton testified. The Special Master found the property in violation, noted the March 27, 2026 compliance date was missed, and the property was in compliance at the hearing date.
• Case 26-000086 (148 Coral Circle, owner David M. Vaughn): Alleged failure to meet minimum standards (Code of Ordinances §5-217(7)). Special Master Branz denied a continuance request. Branz ordered correction by July 2, 2026 at 4:00 p.m.; failure to comply thereafter will result in a $250-per-day fine plus a $125 administrative fee. A compliance hearing is set for July 9, 2026.
• Case 26-000092 (2632 Yale Road, owners Mark J. and Lowell T. Vaughn): Found in violation under the International Property Maintenance Code (unsafe structure, IPMC 109.1.1). Branz ordered correction by September 9, 2026 at 4:00 p.m.; continued noncompliance carries a $250-per-day fine plus a $125 administrative fee. A compliance hearing is set for September 10, 2026.
• Case 26-000064 (1976 Big Oak Drive, owner Robert Abidin): Old-business status; the property remains out of compliance past prior deadlines. The Special Master found ongoing violations and imposed fines of $250 per day beginning May 14, 2026; a $125 administrative fee was also assessed.
• Case 26-000099 (2400 S. Ridgewood Avenue, ORF VII Sunshine Plaza LLC): Allegations included chronic nuisance and failures in fire-protection inspection, testing and maintenance (IPMC 704.1 and 704.1.3). Fire Marshal Paul Nelson testified and emails from Fire Commander Don Howard and the property manager were submitted. The Special Master found prior noncompliance but recorded the property was in compliance as of the hearing; he assessed a $125 administrative fee and warned that a repeat violation within five years could trigger a Repeat Violation Order and fines.
• Case 26-000068 (2400 S. Ridgewood Avenue, ORF VII Sunshine Plaza LLC — sign maintenance): Previously found out of compliance; Special Master Branz ordered fines of $100 per day beginning May 8, 2026 and a $125 administrative fee until corrected.
• Case 26-000079 (2075 Oak Meadow Circle, Michael W. & Tricia A. Stramondo): Staff reported partial compliance (water-system repairs completed), but windows and frames remained deficient (IPMC 304.13). The Special Master ordered $150-per-day fines beginning May 8, 2026 plus a $125 administrative fee until the deficiency is corrected.
• Case 26-000022 (829 Carey Drive, Premiere Care Group, Inc.): Alleged roof and drainage violations under IPMC 304.7. A requested continuance by email was denied. The Special Master ordered correction by June 2, 2026 at 4:00 p.m.; ongoing failure to comply will result in $100-per-day fines and a $125 administrative fee. A compliance hearing is set for June 18, 2026.
Process notes and evidence: several cases included witness testimony (for example, neighbor Sherry Clifton in two Pope Avenue cases), and staff introduced building-official timelines for expected repairs. In at least one case respondent-submitted photos were reviewed but not entered into evidence. In the ORF VII fire-protection matter, emails from the fire commander and a property manager were submitted to the record.
What comes next: the Special Master set future compliance-check hearings where required (June 18, July 9 and September 10, 2026) and adjourned the hearing at 12:03 p.m. on May 14. The minutes of the May 14 hearing were approved at the June 18, 2026 hearing.
Attribution: Code compliance cases were presented primarily by Ben Elkinton and Josh McEnany; testimony and technical input were provided by Chief Building Official John Boden and Fire Marshal Paul Nelson. Special Master Matthew Branz presided and issued the orders described above.
