Code Enforcement Board Regular Meeting - September 2, 2025
Code Enforcement Board Regular Meeting - September 2, 2025
The Code Enforcement Board of Dunedin met on September 2, 2025, at 2:00 PM at City Hall. The meeting covered approval of prior minutes, two old business cases involving property at 2602 Bayshore Boulevard, one new business repeat violation case for transient use at 2685 St. Josephs Drive East, and other administrative items. The meeting adjourned at 2:32 PM.
Consent Calendar
- Approval of Minutes (August 5, 2025): Motion by Mr. Reynolds, second by Ms. Hunt, carried unanimously. The minutes of the August 5, 2025 Code Enforcement Board meeting were approved as submitted.
Public Comments & Testimony
- Citizen Input: No members of the public addressed the board on non-agenda items.
- Testimony Oath: Code Compliance Supervisor Julie Phillips, Inspectors Michelle Gilbert and Rachel Laurel, and all respondents were sworn in.
Discussion Items
- Old Business – Case 24-569 (City vs. Walvekar Florida Properties LLC, 2602 Bayshore Blvd): Violation of IPMC Section 304.6 (Exterior Walls). The case had been extended multiple times; final compliance date was August 26, 2025, with a fine of $250 per day. Code Compliance Supervisor Julie Phillips showed photos documenting the violation from July 2024 to September 2025, noting exposed metal and breaks in the wall. Work had recently started but was not complete. Respondent contractor Cody Vogt (Synergy Property Restoration) cited material delays, heavy rains, and insurance processes. Board members expressed frustration with the lack of progress. Staff recommended accepting the Affidavit of Non-Compliance; liens had been accruing for 7 days.
- Old Business – Case 24-570 (City vs. Walvekar Florida Properties LLC, same address): Violation of IPMC Section 304.9 (Overhang Extensions). Same factual background and discussion as Case 24-569, with the same compliance date and fine structure.
- New Business – Case 25-1707 (City vs. Dean & Suzanne Long, 2685 St. Josephs Dr E): Repeat violation of DCO Section 103-14.8.1 (Transient Uses in Multifamily Zoning Districts without Conditional Use Permit). The property is in MF-15 zoning. The owners had a prior violation in March 2023 (Case 23-898). On August 14-15, 2025, staff found the property advertised on VRBO for short-term rentals (e.g., 7-night bookings) that did not meet the 90-day minimum. Respondent Dean Long admitted to temporarily adjusting settings to allow a booking, which he later canceled. Staff requested a fine of $500 per day for two days (August 14-15, 2025), totaling $1,000. Board discussed that the respondent's separate website still advertised weekly rates. Assistant City Attorney Daiker noted the board is limited in remedies but that alternative enforcement procedures would be presented at the next meeting.
Key Outcomes
- Case 24-569: Motion by Mr. Reynolds, second by Mr. Wielinski, to find the respondent in violation, accept the Affidavit of Non-Compliance, and impose a fine of $250 per day from the compliance date (August 26, 2025) until compliance is met. Carried unanimously (7-0).
- Case 24-570: Motion by Mr. Reynolds, second by Ms. Hunt, identical terms and vote, carried unanimously (7-0).
- Case 25-1707: Motion by Mr. Reynolds, second by Ms. Hunt, to find the respondents in repeat violation, accept the affidavit, and impose a fine of $500 per day from August 14, 2025, not to exceed 20 days, with an order to also remove the weekly rate advertisement from the property's website. Carried 5-2 (Messrs. Gillette, Wielinski, Sweetser, Reynolds, and Ms. Hunt in favor; Mr. Bolduc and Vice-Chair Ballard opposed).
- Other Business: Board member Jeremy Reynolds alerted the public that all City code enforcement officers carry photo ID and wear uniforms, and that the City has no male code enforcement officers, following a social media report of a possible impersonation. The next meeting was set for October 7, 2025.
Meeting Transcript
Before proceeding, I will 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 or 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 the opportunity to present its evidence. Any members of the board, the person 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 second discussed and approved by at least four members of the board. An order will be issued. The order will contain the findings of fact, conclusions of law, affirmative action to be taken. The order will be forwarded to the respondent by certified mail. I'll now call the meeting to order. It is the code enforcement board meeting. Today is September 2nd. It is 2 02 p.m. Uh first item on the agenda. If there are any citizens present that would uh like the opportunity for uh to address the board at this time that are that's not covered on the agenda. Seeing none, I'll move forward to the next item, which is consent agenda, and number one would be the approval of the draft minutes from the August 5th, 2025 meeting. If there are no additions, changes or corrections, I'll entertain a motion to approve as submitted. Jeremy Reynolds, I will move. Need a second. Lisa Hunt, second. I've got a motion and a second. Any further discussion? If not, signal by I'm sorry, well, you say aye, yeah. Aye. Aye. Aye. Aye. Okay. Aye. Aye. Motion carries unanimously. I probably should have started with we do have a quorum here. I we saw that. Okay. Uh testimony oath of staff and public. Staff in public wishing to provide testimony. Please stand. These are the testimony you're about to give in this for the evening security all through and nothing but affidavits of compliance. Uh seeing none, I'll move on to old business and I'll turn it over to uh Julie Phillips. Thank you, board. Julie Phillips, co-compliance inspector for the city of Dunedin. And this is in regards to case 24569 and case 24570 for the property located at 2602 Bay Shore Boulevard. Cases 24569 and 24570 came before the board. Um again on 123, 2024. The owner was present. An extension was requested for the exterior walls and overhang extensions due to recent hurricanes. Uh the board granted the extension till April 13th, 2025.
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