Citrus County special master orders abatement windows, fines in July 15 code-compliance hearing

Christian Waugh, the Citrus County special master, presided over a marathon code compliance hearing on July 15, 2026, that reviewed roughly 30 property cases — from no-contest cure agreements to contested permit and grandfathering disputes. The hearing produced abatement deadlines and daily fines in multiple instances, one conditional relief order on appeal, and a continuation for a complex evidentiary matter.

Waugh opened the docket with a brief explanation of procedure and appeal rights, then took a mix of no-contest resolutions and contested matters. For no-contest matters where owners agreed to resolve violations, Waugh generally ratified county-recommended cure periods (commonly 30 days) and set daily fines to begin if properties were not brought into compliance.

Notable outcomes

- Holiday Builders Inc. — Site development without a required development order: County staff presented photos showing a 1.06-acre wooded lot in Beverly Hills had been clear-cut without a permit; the county sought $15,000. Waugh cited two prior adjudications involving Holiday Builders and assessed a $2,500 fine for the current violation. (Case 2026737)

- Citrus Craft Homes LLC — Site development corrected after administrative oversight: Attorney Kyle Moses told the hearing the permit fee was outstanding and, once the mailed notice arrived, the fee was paid and a permit issued. Waugh found the company cured the violation quickly and assessed a $2,500 fine as the administrative penalty for the error. (Case 2026912)

- Conex containers / residential "pods" (Gonzales) — Temporary permit pathway: Land development staff explained that storage containers are generally prohibited as residential storage unless tied to an active building permit. The respondent said an owner-builder permit application was imminent; Waugh granted 30 days to either obtain the permit (which would allow the containers during construction) or remove them, with a $100-per-day fine if not resolved. (Case 2026580)

- Fee-reduction appeal (Kayvan Vakayi) — Conditional sustained appeal: Counsel for the homeowner asked for a reduction in fines after cleanup; the county said some administrative costs are not waivable. Waugh issued an order on appeal that will sustain the appeal if an affidavit of compliance and photos are provided within 10 days, but he preserved administrative costs that cannot be waived. (Case 2026370)

- Siglin / In Tune Ministries (multiple properties) — Lease, standing and repeat-violation questions: Several related matters involving properties tied to the late Marlene Siglin produced extended testimony and documentary exhibits, including a residential lease and Sunbiz records for an entity called In Tune Ministries Inc. Waugh admitted the lease evidence for standing, cautioned that Citrus County enforcement can proceed against lessees as well as owners under the code, and granted 14 days to abate one parcel with a $200-per-day fine if not resolved. He noted evidentiary and title questions for other related parcels and reserved further enforcement actions. (Cases 202600580; 202600599 and related)

- Large evidentiary dispute continued — 7958 West Gulf Lake Highway (Grievance over continuous use and grandfathering): A fact-heavy dispute about whether a property has been in continuous commercial use since the 1960s produced conflicting permits, boundary surveys, and business-history printouts. Waugh conditionally admitted exhibits, warned parties he needed time to review grandfathering and historical-use evidence, and issued a formal briefing order. The matter was continued to the September 16 hearing to allow written briefs and documentary clarification. (Continued case: permit/grandfathering dispute)

- Wetlands concern and public comment — Daniels Road / Lake Bradley property: One owner described clearing dead trees and pursuing a log-home plan; several neighbors and residents urged the county to halt work and flagged potential wetlands disturbance, fire risk from planned burning in a dry lake bed, and habitat loss. County staff recommended a $5,000 one-time fine; Waugh assessed $2,500 for the site-modification violation given the record before him and noted that regulatory questions about wetlands or fire permits fall to other agencies. (Case 202600735)

How sanctions were applied

Across the docket Waugh followed a consistent approach: where a property was brought into compliance or the parties reached an agreement, he ratified the cure periods and commonly set a daily fine to begin if a case was not abated (typical cure windows: 7–60 days depending on the case). Where evidence showed a repeated failure to comply, he more often assessed higher daily fines or one-time fines (examples above). Several contested matters were continued for additional evidence or briefing when the historical record was unclear.

Next steps and appeals

Waugh reminded parties of their right to appeal and that a verbatim record is required for appellate review. For one appeal (Vakayi), he provided a narrow, conditional pathway to sustain an appeal if compliance can be proved by affidavit within 10 days; for the 7958 West Gulf Lake Highway dispute, he set a briefing timetable and continued the matter to give both sides time to compile documentary proof on grandfathering and prior use.

The hearing adjourned at 12:13 p.m. The county attorney and code-compliance staff will prepare orders reflecting Waugh’s rulings. Parties subject to fines and abatement deadlines were instructed how to notify county staff that violations have been cured to trigger reinspection.

Actions at a glance (selected; amounts and cure windows reflect Special Master orders or county recommendations as announced at hearing)

- Case 2026653 (Blevins / Clemens): 30 days to cure; $150/day thereafter (order ratified). - Case 2026665 (Frederick): 30 days to cure; $150/day thereafter (order ratified). - Case 2026737 (Holiday Builders Inc.): $2,500 fine assessed for unlawful clear-cutting (order assessed). - Case 2026912 (Citrus Craft Homes LLC): $2,500 fine assessed after prompt cure (order assessed). - Case 2026580 (Gonzales / pods): 30 days to obtain permit or remove containers; $100/day thereafter (order imposed). - Case 2026370 (Vakayi fine appeal): Appeal conditionally sustained upon affidavit of compliance within 10 days except for administrative costs; otherwise appeal denied without prejudice. - Case 202600580 / 202600599 (Siglin / In Tune Ministries related matters): 14 days to abate one parcel; $200/day thereafter; other related cases admitted for evidence and some relief deferred pending further action. - Case continued (7958 West Gulf Lake Highway): Formal briefing order issued; continued to Sept. 16 for written briefs on grandfathering/historical use. - Case 202600735 (Daniels Road / Lake Bradley): $2,500 fine assessed for site modification (county had sought $5,000; Waugh assessed $2,500).

What readers should know

- These hearings enforce Citrus County ordinances and land-development code provisions; the special master’s role is to determine whether code violations occurred and to set cure periods and fines. - Several orders depend on reinspection or submission of affidavits and photographs; some matters (notably the 7958 West Gulf Lake Highway dispute) were continued so the record can be clarified. - Appeals are possible and require a verbatim record; administrative costs and lien procedures were explained for respondents who may later seek release of liens or reductions through county processes.

Reporting note: quotes and outcomes in this article reflect statements and orders made on the record during the July 15, 2026 Citrus County code compliance hearing before Special Master Christian Waugh.