Dunedin Code Enforcement Board Regular Meeting – March 3, 2026
Dunedin Code Enforcement Board Regular Meeting – March 3, 2026
The Code Enforcement Board met on March 3, 2026, at 2:13 p.m. at City Hall, 737 Louden Avenue, to address a consent agenda item and one enforcement case. The meeting was adjourned at 3:31 p.m.
Consent Calendar
- Approval of Minutes (February 3, 2026): A motion to approve the draft minutes as written was made by Dan Bolduc, seconded by Walter Sweetser, and carried unanimously.
Public Comments & Testimony
- No citizen input was provided for items not on the agenda.
- During the enforcement hearing, Phil Stone (335 Buena Vista Drive S.), the complainant, provided photographic evidence taken on January 12, 2026, and March 2, 2026, showing offensive accumulation and multiple commercial trailers on the subject property. He noted that conditions had not changed. He objected to being limited to three minutes as a member of the public, asserting his status as the complainant.
Discussion Items
- Case 25-2138 – City vs. David M. Ritter (1776 Pasadena Drive):
- Chair Phil Stone recused himself due to a conflict of interest. Dan Bolduc was elected acting chair by a 5-0 vote.
- Code Compliance Supervisor Julie Phillips presented the case, alleging violations of Dunedin Code of Ordinances Section 34-1 (Offensive Accumulation) and supporting International Property Maintenance Code Section 302.8 (Motor Vehicles). A third citation (DCO 105-27.1.1.1) was withdrawn as an error.
- Violations included accumulation of personal property (car parts, cushions, wood, tires, etc.) visible from the street or adjacent property, and an unlicensed/inoperative vehicle in the backyard. A Notice of Violation was posted on December 17, 2025, with a compliance date of January 3, 2026, but compliance was not achieved. Multiple reinspections through March 2, 2026, showed continued violations.
- Respondent David Ritter argued that photographs taken from a neighbor's property violated his Fourth Amendment rights, that his property was homesteaded and could not be fined, and that the items were personal property he had a right to keep. He sought to introduce a 30-minute video about the neighbor (Phil Stone), which Board members deemed irrelevant after viewing approximately 51 seconds. A motion to find the video not relevant passed 4-0.
- Ritter stated he had existing liens ($5,400 from a 2018 front-yard parking case and a previous lien from 2005 that had lapsed). He claimed the City had already assessed $700,000 in fines against his homesteaded property.
- Board members noted that, while some items could be considered yard art, the majority constituted junk and code violations. Staff recommended a compliance deadline of April 3, 2026, with a fine of $250 per day for non-compliance.
Key Outcomes
- Case 25-2138 – David M. Ritter: The Board found the respondent in violation of DCO Section 34-1 and IPMC Section 302.8. A motion by Matthew Wielinski, seconded by Lisa Hunt, ordered compliance by April 3, 2026, with a daily fine of $250 if not in compliance. The vote was 4-0 (Bolduc, Wielinski, Sweetser, Hunt; Stone recused). Ritter was directed to contact Code Compliance for reinspection.
- Next Meeting: The Board set the next regular meeting for April 7, 2026, at 2:00 p.m.
Meeting Transcript
Arrive. In the meantime, please silence your phones, put them on mute or vibrate. And if you've not been here before and you haven't heard my spiel, uh when you come to speak, please state your name and keep your mouth close to the microphone so the people transcribing the hearing are able to clearly understand you. Thanks. Okay. We're going to get started now. It is now 2 13. This is the March 3rd, 2026 meeting of the Dundee and Code Enforcement Board. Uh for those of you who arrive late, please silence or mute your cell phones. And if you are going to be speaking, please speak as I am with your mouth close to the mic, and for the sake of the transcriber state your name. We're going to have a call to order. Mr. Baldock. I now call to order this meeting of the Dunedin Code Enforcement Board for March third, twenty twenty-six. 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, 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. 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 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, and 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. The next item on the agenda is citizen input. This is an opportunity for people who are here from the public to address the board on matters that are not on the agenda. I see two folks in the room here. Do either of you want to speak? No. Okay. Okay. The next item on the agenda is a consent agenda. It would be the approval of a minutes draft minutes of our last meeting in February 2026. I'll entertain a motion. I'll motion Dan Baldock. Second, Walter Sweetser. Thank you. Mr. Boldock? Aye. Mr. Walinsky. Aye. Mr. Sweetser. Aye.
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