Dunedin Code Enforcement Board Meeting - April 1, 2025
Dunedin Code Enforcement Board Meeting - April 1, 2025
The Dunedin Code Enforcement Board held a regular meeting on April 1, 2025, at City Hall, 737 Louden Ave., beginning at 2:00 PM and adjourning at 3:06 PM. The board considered four affidavits of compliance, one case of old business involving a continued violation, and two new business cases including a property with multiple code violations and a short-term rental violation. All consent items were approved unanimously, and the board issued orders with fines and compliance deadlines for the contested cases.
Consent Calendar
- Approval of Minutes (February 4, 2025): Moved by Mr. Reynolds, seconded by Mr. Gillette, and carried unanimously.
- Case 24-246 (101 Diane Drive): Affidavit of Compliance accepted unanimously after violation corrected on February 20, 2025 (original compliance deadline May 4, 2025; fine $250/day).
- Case 24-315 (2602 Bayshore Blvd): Affidavit of Compliance accepted unanimously after violation corrected on February 17, 2025 (original deadline February 14, 2025; fine $250/day).
- Case 24-865 (1750 Pinehurst Road): Affidavit of Compliance accepted unanimously after violation corrected on February 18, 2025 (original deadline February 18, 2025; fine $150/day).
- Case 24-666 (1018 New York Ave): Affidavit of Compliance accepted unanimously after violation corrected on February 27, 2025 (original deadline March 4, 2025; fine $250/day).
Public Comments & Testimony
- No citizen input was offered for items not on the agenda.
- For Case 24-754, a letter from complainant Nick Brozovich (1950 Canadiana Court) was read into the record expressing frustration that the violation at 1940 Canadiana Court had persisted for seven months and that the offender was taking advantage of the board's leniency.
Discussion Items
- Old Business – Case 24-754 (1940 Canadiana Court): The property remained in violation of Dunedin Code sections 34-1 (offensive accumulation), 34-32 (premises kept clean), and IPMC 302.8 (motor vehicles). Staff recommended accepting the Affidavit of Non-Compliance. Respondent Steve Miller (representing father Robert H. Miller Jr., who has Alzheimer's) stated he had been working on the property but faced challenges including caring for disabled parents, a fractured arm from a car accident, and damage from two hurricanes. The board noted the compliance date had been extended to March 4, 2025, and the property was still not in compliance as of inspection on March 12, 2025. After debate, the board voted 5-2 to accept the Affidavit of Non-Compliance and impose a fine of $250 per day from March 4, 2025, until compliance. (Voting nay: Ms. Hunt and Mr. Reynolds.)
- New Business – Case 24-966 (50 Squire Court): The property was cited for four violations: Florida Building Code §105.1 (permits required), IPMC §304.13 (exterior structure windows/doors), IPMC §304.13.1 (broken glazing), and IPMC §601.2 (mechanical/electrical requirements). Staff reported that the house lacked water and electricity, windows had been replaced without permits, and transients were staying in sheds. Respondent Phyllis Williams (mother and co-owner) stated she was trying to have her daughter Julie’s name removed from the deed to sell the house. She was unaware permits were needed for window replacement. Staff recommended a compliance deadline of June 6, 2025, with a fine of $250 per day per violation (total $1,000/day) if not met. The board voted unanimously to adopt that order.
- New Business – Case 25-1135 (2855 Long Putt Ct): The property was found in violation of Dunedin Code §103-14.4 (transient uses prohibited in residential zoning) for short-term rentals on Airbnb. Staff reported that the property had been listed and booked for stays under 90 days. The respondent (via representative) corrected the listing to meet the 90-day minimum after the compliance date of March 16, 2025. The board voted unanimously to issue a Declaration of Violation, noting that any future violation within five years would be considered a repeat violation subject to a fine up to $500 per day.
Key Outcomes
- Consent agenda items approved unanimously (four affidavits of compliance).
- Case 24-754: Affidavit of Non-Compliance accepted; fine of $250/day from March 4, 2025, imposed (vote 5-2).
- Case 24-966: Respondent found in violation; compliance required by June 6, 2025; fine of $250/day per violation (4 violations, total $1,000/day) if not met (vote 7-0).
- Case 25-1135: Declaration of Violation issued; property now in compliance; future repeat violation within five years may result in a fine up to $500/day (vote 7-0).
- Next meeting: Scheduled for May 6, 2025, at 2:00 PM.
Meeting Transcript
As I do every month, remind you, please turn off or silence your digital devices. Dan, do you want to read the purposes, please? I'll now call to order this meeting of the Dunedin Code Enforcement Board for April 1st, 2025. Before proceeding, I'll set forth the purpose of this board. The Code Enforcement Board is charged with conducting hearings to determine whether a violation of the codes and ordinances of the City of Dunedin has occurred. In order to meet that obligation, all parties and the representative will be allowed the opportunity to be heard on matters relevant to the alleged violation. All witnesses offering testimony or presenting evidence will be required to swear or affirm that the testimony they offer is the truth. The city through its staff will present its evidence of the alleged violation. After the city has completed its presentation, the respondent shall be afforded the opportunity to present its evidence. Any members of the board, the persons presenting the city's case, or the city attorney may question any witnesses before the board. The respondent or his or her representative shall also be permitted to question any of the witnesses before the board and present brief opening and closing statements if so desired. The board will then openly deliberate considering only the evidence presented, the law, and common knowledge. By motion duly made and seconded, discussed and approved by at least four members of the board. An order will be issued. The order will contain findings of fact, conclusion of law, affirmative action to be taken. The order will be forwarded to the respondent by certified mail. We will now continue with our hearings. Thank you. Thank you. Um do we have anybody here in the room who wishes to speak about an item that is not on the agenda? Ma'am, do you want to come on in? This is a meeting of the code enforcement board. Is that what you're here for? Yes. Do you have a case on before us today? Yeah. You do. Okay. Okay. Well, we're just getting started, so have a seat and we'll call on your case in just a moment. Um so no one else is here. Everybody else looks familiar. The first item on the agenda, approval of the draft minutes of our February meeting. We did not meet in March. Um they were sent to members of the board by email. Uh are there any corrections or edits that need to be made? If not. Excuse me, it was a February meeting. We didn't have a March meeting. That's what I said. February 4th. That's what I said. You said March. And I said we didn't meet in March. These are February minutes that we're referring to. Thank you. Okay, do I have a motion to approve? Jeremy Reynolds so moved. Thank you. A second, please.
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