Dunedin Code Enforcement Board Meeting Summary – February 3, 2026
Dunedin Code Enforcement Board Meeting – February 3, 2026
The Dunedin Code Enforcement Board met at City Hall, 737 Louden Ave., in Dunedin, Florida, on February 3, 2026, beginning at 2:00 p.m. Chair Phil Stone presided, with Vice-Chair Jaime Ballard and members Jason Gillette, Dan Bolduc, Walter Sweetser, and Jeremy Reynolds voting. (The minutes also list Matthew Wielinski as present and as excused; vote tallies reflect six voting members.) Also present were Assistant City Attorney Laura Carrera, Code Compliance Supervisor Julie Phillips, Code Compliance Inspectors Michelle Gilbert and Rachel Laurel, and a Sheriff's deputy. The board approved minutes, accepted an affidavit of compliance, heard four new enforcement cases, and set the next meeting date.
Consent Calendar
- The board unanimously approved the draft minutes of the January 6, 2026, Code Enforcement Board meeting, as amended to correct a typo on page 6.
Public Comments & Testimony
- No citizen input was offered. Staff and public witnesses were sworn before testimony.
Affidavit of Compliance
- Case 24-570 (agenda) / 25-570 (minutes heading), City vs. Walvekar Properties LLC / Walvekar Florida Properties LLC, 2602 Bayshore Blvd.: Supervisor Phillips reported that the IPMC Section 304.9 overhang extension violation was corrected. The minutes state the inspection occurred on January 27, 2026, while the transcript references January 7 and January 23 photographs. The board unanimously accepted the Affidavit of Compliance.
New Business
Case 25-2068: City vs. Bennis Properties LLC, 620 Dexter Drive
- Inspector Gilbert presented evidence of two violations: Florida Building Code Section 105.1 (permits required) and Section 115.3 (stop work order/unlawful continuance). A stop work order was issued November 18, 2025; the Notice of Violation was sent November 24, 2025, with a December 18, 2025 compliance date; the Notice of Hearing was sent January 7, 2026.
- The home had been gutted, walls removed, plumbing and electrical work exposed, and a rear wall temporarily supported by a post.
- Respondent Phillip Bennis appeared, acknowledged the violation, said he was an inexperienced home flipper, stated much of the damage pre-existed his purchase, said he had hired an unlicensed plumber, and said engineering drawings were complete but the contractor had not yet submitted the permit application.
- Board discussion addressed structural concerns, the City's one-permit system, and unlicensed contractor jurisdiction.
- Motion by Mr. Bolduc, seconded by Vice-Chair Ballard, amended to specify the fine as per day per violation, carried unanimously. The Board ordered compliance by February 24, 2026, or a fine of $250.00 per day per violation. Compliance was defined as issuance of the permit, and the respondent was ordered to contact Code Compliance for reinspection.
Case 25-1955: City vs. Julie and Phyllis Williams, 50 Squire Ct.
- No respondent appeared. Inspector Gilbert presented the violation of International Property Maintenance Code Section 501.2 (plumbing facilities and fixtures).
- The Notice of Violation was sent/posted/emailed December 2, 2025, with a December 12, 2025 compliance date; the Notice of Hearing was sent January 15, 2026. Water and sewer service had been off since August 2025 for non-payment, and Utility Billing was preparing to lien the property for $573.91 owed since May 2025.
- An email from owner Phyllis Williams stated she would not attend the hearing and would no longer help her daughter with the house; the daughter reportedly still resides there.
- The Board discussed notice sufficiency; Assistant City Attorney Carrera opined notice was sufficient because the property is homesteaded, posted, and the owner corresponded by email.
- Motion by Vice-Chair Ballard, seconded by Mr. Reynolds, carried unanimously. The Board ordered compliance by February 23, 2026, or a fine of $250.00 per day, and the respondents were ordered to contact Code Compliance for reinspection.
Case 25-2135: City vs. Eric Dore, 2438 Baywood Drive W.
- Inspector Laurel presented a Declaration of Violation case for Dunedin Code of Ordinances Section 105-27.1.1.1(F)(1) and (5), involving a large boat trailer parked in the front yard and street near a fire hydrant from December 3, 2025, until January 21, 2026.
- The Notice of Violation was posted December 11, 2025, with a December 29, 2025 compliance date; certified mail was returned December 24, 2025. The trailer was removed on January 21, 2026, the day the Notice of Hearing was posted.
- Staff requested a Declaration of Violation with repeat-violation fines of up to $500.00 per day.
- The first motion (Declaration, no fines, $500.00 repeat fine) failed 3-3; some members cited lack of communication with the owner, uncertainty about trailer ownership because it was untagged, and concern about inadequate notice.
- A motion to dismiss for lack of notice failed 3-3. A third motion (Declaration, no fines, repeat fine up to $100.00 per day) carried unanimously.
Case 25-2099: City vs. Ice & Cream 3 LLC, 828 Highland Avenue.
- Inspector Gilbert sought a Declaration of Violation for Florida Building Code Section 105.1 (permits required). A previous tenant had built an unpermitted bar and seating area inside a garage; a 2024 after-the-fact permit was voided. The property owner later obtained a demolition permit issued January 26, 2026, to restore the garage.
- The Notice of Violation was sent November 24, 2025, with a December 23, 2025 compliance date; certified delivery was confirmed December 3, 2025. The Notice of Hearing was sent January 21, 2026.
- Board discussion noted the owner, not the tenant, is responsible for permit compliance, and the property was currently in compliance.
- Motion by Mr. Bolduc, seconded by Vice-Chair Ballard, carried unanimously: Declaration of Violation, no fines, and repeat-violation fines of up to $100.00 per day.
Other Business
- Chair Stone read from the 2014 City Commission ordinance providing that failure to correct code violations by the time ordered by the Board constitutes a pattern of nuisance activity. Assistant City Attorney Carrera agreed to add that point to the memorandum and to meet internally about options.
- The Board set its next meeting for March 3, 2026. The meeting adjourned at 3:24 p.m. per the minutes and 3:25 p.m. per the transcript.
Key Outcomes
- Minutes approved as amended; Affidavit of Compliance accepted.
- Bennis Properties LLC: compliance deadline February 24, 2026, with $250.00/day/violation fine.
- Williams: compliance deadline February 23, 2026, with $250.00/day fine.
- Dore: Declaration of Violation issued; no fines; repeat violation within five years subject to up to $100.00/day.
- Ice & Cream 3 LLC: Declaration of Violation issued; no fines; repeat violation within five years subject to up to $100.00/day.
- Next meeting: March 3, 2026.
Meeting Transcript
I would ask you to silence or mute your cell phones or any other digital devices. Welcome to the February 3rd meeting of the Dundeedon Code Enforcement Board. If this is your first time here, our meetings are recorded digitally, and it's important that when you come to speak, you state your name and you keep your mouth close to the microphone. That makes it easier for the people who are doing the stenography transcription to do their job. Ms. Ballard, would you read the call to order, please? Yes. Under the statement of purpose. 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 code or codes and ordinances of the City of Dunedin has occurred. In order to meet that obligation, all parties or their 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. The respondent may be represented by an attorney or some other representative. If the respondent presents photographs or written materials as evidence, they may be submitted to the board secretary for inclusion in the case. 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 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 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. Do we have anybody here on a matter that is not on the agenda? This is the opportunity for the public to address the board. If not, we will go forward. The first item on the agenda is the consent agenda. Approval of the meeting minutes from January 6, 2026. I personally caught one typo. Do other board members have any comments? No? Okay. On the third line on page six. Um I serve as chair, but vice chair uh is Jamie Ballard. Catherine, you'll make that change. Okay, thanks. Uh any other comments? Corrections? Amendments to the minutes? Okay. I'll entertain a motion to accept them. Jamie Ballard, I move. Jeremy Reynolds, I second. Thank you. Thank you, Mr. Gillette. Aye. Mr. Bulldock?
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