Dunedin Code Enforcement Board Meeting - July 1, 2025
Dunedin Code Enforcement Board Meeting - July 1, 2025
The Dunedin Code Enforcement Board held its regular meeting on July 1, 2025, at 2:03 PM in City Hall. The board addressed consent agenda, affidavits of compliance, old business, and new business, including cases involving building permits, property maintenance, and short-term rental violations. The meeting adjourned at 3:44 PM.
Consent Calendar
- Approval of Minutes: The board unanimously approved the minutes of the June 3, 2025 meeting.
Affidavits of Compliance
- Cases 20-415, 21-63, 25-1030 (John K Harkin, 2482 Trade Winds Drive): The board accepted affidavits of compliance for all three cases after new ownership brought the property into compliance. Motions passed unanimously.
Old Business
- Case 24-966 (Julie & Phyllis Williams, 50 Squire Court): The property remained in violation of building code and property maintenance codes after the June 6, 2025 compliance deadline. The board imposed a fine of $250 per day per violation (total $1,000 per day) commencing June 9, 2025, capped at 20 days ($20,000 lien). Motion passed unanimously. The respondent requested an extension citing legal difficulties, but the board noted no permit or contractor estimates had been obtained.
- Case 25-1290 (Judith C Laine, 2016 Woodward Avenue): The property failed to correct offensive accumulation by the June 17, 2025 deadline but came into compliance by June 30, 2025. The board accepted both the affidavit of noncompliance and the affidavit of compliance. Motions passed unanimously.
New Business
- Case 25-1267 (Nhiel & Rosemarie Dela Torre, 1120 Idlewild Drive N): The respondents performed extensive renovations without a building permit, including work after a stop work order was posted. Board discussions centered on reasonable time to comply. An initial motion to allow compliance by July 31, 2025 with a $250/day fine failed 4-3. A subsequent motion requiring compliance by July 15, 2025 with the same fine passed 5-2. Several neighbors testified about ongoing nighttime work and concerns about the property becoming a rooming house.
- Case 25-1416 (Applby Properties LLC, 2616 Woodette Dr Unit #1): The property was advertised on Airbnb for short-term rentals under 90 days, a violation of transient use prohibitions. The owner changed the listing to 90 days, bringing it into compliance. The board issued a declaration of violation, warning that a repeat violation within 5 years could incur a $500/day fine. Motion passed unanimously.
- Case 25-1427 (2002 Fruitridge Street LLC, 3040 Belcher Road): This repeat violation involved the same short-term rental prohibition. The property had a prior violation in 2023. The board imposed a $500/day fine for June 2, 3, and 5, 2025, totaling $1,500. Motion passed 6-1. The property manager acknowledged a software glitch and said the listing was corrected.
Public Comments & Testimony
- Case 25-1267: Neighbors Kelly Foy, Thomas Foy, Kelly Laird, and Mary McAliney of Idlewild Drive expressed concerns about work continuing after a stop work order, nighttime activity, and the potential conversion of the home into a rooming house. They also raised issues about unlicensed contractors and lack of permits for a related property on St. Andrews Drive.
Key Outcomes
- Fines Levied:
- Case 24-966: $1,000/day ($250 per violation, 4 violations) starting June 9, 2025, capped at 20 days.
- Case 25-1427: $500/day for three days (June 2, 3, 5, 2025) totaling $1,500.
- Compliance Orders:
- Case 25-1267: Must obtain a building permit by July 15, 2025, or face a $250/day fine.
- Case 25-1416: Declaration of violation with 5-year repeat offender warning.
- Next Meeting: August 5, 2025.
- Board Direction: Staff and attorney to research additional enforcement options, including notification to short-term rental platforms and application of the city's public nuisance ordinance, and report back at the next meeting.
Meeting Transcript
Second, if you're going to be speaking. Everything here is recorded. And these mics work best when you really come up and kiss them. If you sit back here and talk. This the stenographers are not going to be able to hear your voices. And along those lines, I'd also say that if you are going to be speaking, if you state your name first before you begin speaking, that does make it easier for the people who are transcribing the audio record. Catherine, are you ready? Okay. Jeremy, do you want to read the call to order? Yes, I'm going to call the orderly meeting of the Deakin Code Enforcement Board. I have no special announcements, statement of purpose. Before proceeding, I will set forth the purpose for 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 representatives 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 opportunity to present its evidence. Any members of the board, the person presenting the city's case or the city attorney may question any witness before the board. The respondent and 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 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, conclusions, conclusions of law, and affirmative action to be taken. The order will be forwarded to the respondent by certified mail. We'll now continue with our hearings. Thank you. So we have more people here in the room than we customarily do. Um the first item on the agenda uh is an opportunity for members of the public to share any concerns with the board for items that are not on the agenda. Is there anyone here who has something they want to share with us? I'm assuming that the group here are spectators and no, they're for a case. They're for a case. Oh boy, it's gonna be a long afternoon. Okay. Um consent agenda, the first item on the agenda is approval of the minutes from last month's meeting. Um I'll entertain a motion. First giving board members an opportunity to offer any corrections or edits. Jamie Ballard, I move to accept the minutes for the June 3rd, uh, 2025 meeting. Jeremy Reynolds, I'll second. Thank you. Do a roll call. Do you want to do a roll call? Mr. I'll say hi. Okay. We'll just do it by motion then. So all those in favor of accepting the minutes from last month's meeting? Hi, that's right. All those in favor, we're fine. Okay, folks who are gonna be testifying, um, please stand. That would include city. Anyone who plans on speaking before us needs to be sworn in.
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