OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Dunedin Code Enforcement Board Regular Meeting – May 5, 2026

City Commission & Boards — Tuesday, May 5, 2026
BodyDunedin, Florida
SessionCity Commission & Boards
DateTuesday, May 5, 2026
StatusFILED
Video Record
0:00 / 1:09:27

Transcript — Verbatim
0:00

Please silence your cell phones or other digital devices.

0:03

And also we make an audio recording.

0:06

So when you come and speak to the mic, state your name first, and you have to get up close to the microphone.

0:11

If you sit back here and talk, it's not going to pick it up.

0:15

So you really have to come close.

0:21

Catherine, do you want to invite some of the alternates here or how do you want to do this?

1:02

Okay.

1:02

The first item on the agenda is citizen input.

1:05

This is an opportunity for people to adjust the board on matters that are not on the agenda.

1:10

Is there anyone here who wants to speak to the board?

1:13

No?

1:14

Okay.

1:15

The next item is approving the minutes to our last meeting held on April 7th.

1:21

The minutes were attached to the agenda that was sent to all the board members ahead of time.

1:26

Jamie Ballard so move.

1:28

Jeremy Reynolds, I second.

1:32

That was quick.

1:34

Right.

1:34

Thank you, Mr.

1:35

Gillette.

1:36

Aye.

1:37

Mr.

1:37

Walinski?

1:38

Aye.

1:39

Ms.

1:39

Hunt.

1:40

Aye.

1:40

Ms.

1:41

Ballard?

1:42

Aye.

1:42

Mr.

1:42

Reynolds.

1:43

Aye.

1:44

Mr.

1:44

Alexander.

1:45

Aye.

1:47

Aye.

1:48

The motion passes.

1:50

Co-chair will uh read the call to order.

1:56

Statement of purpose.

1:57

Uh before proceeding, I will set forth the purpose of this board.

2:01

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.

2:09

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.

2:17

All witnesses offering testimony or presenting evidence will be required to swear or affirm that the testimony they offer is the truth.

2:25

The city, through its staff, will present its evidence of the alleged violation.

2:30

After the city has completed its presentation, the respondent shall be afforded the opportunity to present its evidence.

2:36

Any members of the board, the person presenting the city's case, or the city attorney may question any witness before the board.

2:44

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.

2:53

The board will then openly deliberate, considering only the evidence presented and the law and common knowledge.

2:59

By motion duly made and seconded seconded, the discussion approved by at least four members of the board, an order will be issued.

3:06

The order will contain findings of fact, conclusions of law, affirmative action to be taken.

3:12

The order will be forwarded to the respondent by certified mail.

3:15

We will now continue with our hearings.

3:41

We have one, case number 25-2172.

3:45

Who is speaking to that?

3:46

I am.

3:48

Okay.

3:49

Good afternoon, board.

3:51

I am Rachel Laurel, City of Dunedin Co-compliance Inspector, testifying in reference to case number 25-2172.

4:00

The property is located at 1518 Fairway Drive in Dunedin, Florida.

Discussion Breakdown — Share of Meeting
Code Enforcement█████████████████████████████████████████████75%
Procedural█████████████21%
Transportation Safety█2%
Pending Litigation█2%
Summary of Proceedings

Code Enforcement Board Regular Meeting – May 5, 2026

The Dunedin Code Enforcement Board met on May 5, 2026, at 2:00 PM at City Hall (737 Louden Ave.) to hear cases regarding code violations. The meeting covered consent agenda approval, affidavits of compliance, old business, new business, and other business. The board issued fines, declared violations, and set future compliance deadlines. The meeting adjourned at 3:09 PM.

Consent Calendar

  • Approval of Minutes: The board unanimously approved the draft minutes from the April 7, 2026, Code Enforcement Board Meeting. (Motion by Vice-Chair Ballard, second by Mr. Reynolds; passed 7–0.)

Affidavits of Compliance

  • Case 25-2172 (Hubner, 1518 Fairway Drive): Code Compliance Inspector Rachel Laurel reported that the violation of DCO Sec. 34-31 (excessive weeds/grass) was corrected by the April 21, 2026, deadline. The board accepted the affidavit of compliance and found the respondent in compliance. (Motion by Mr. Wielinski, second by Vice-Chair Ballard; passed 7–0.)

Old Business

  • Case 25-2138 (Ritter, 1776 Pasadena Dr.): The respondent was not present. Chair Stone recused himself; Vice-Chair Ballard presided. Code Compliance Supervisor Julie Phillips presented evidence of continued violations of DCO Sec. 34-1 (offensive accumulation) and IPMC Sec. 302.8 (motor vehicles) after the March 3, 2026, compliance deadline of April 3. Photos showed items still present. The board found the violation severe and imposed a fine of $250.00 per day from April 8, 2026, until compliance. (Motion by Mr. Wielinski, second by Mr. Reynolds; passed 6–0, Chair Stone recused.)
  • Case 25-2117 (Hubner, 1518 Fairway Drive): Inspector Laurel reported that the violations of DCO Sec. 34-1(A) and 34-32 (offensive accumulation) were not corrected by the April 21, 2026, deadline. A photo taken May 4, 2026, showed continued accumulation. The board declared the violation severe and imposed a fine of $250.00 per day from April 21, 2026, until compliance. (Motion by Vice-Chair Ballard, second by Mr. Reynolds; passed 7–0.)

New Business

  • Case 25-2211 (Summit 1681 Main St LLC / Delco’s Steaks & Hoagies, LLC, 1701 Main Street): Inspector Michelle Gilbert explained that the tenant, Delco’s Hoagies, lacked a required Business Tax Receipt (BTR). The notice of violation was sent January 12, 2026, with a compliance date of February 12, 2026. Despite multiple requests, the tenant failed to register with the state until May 4, 2026, when payment was made. The board found the tenant, Delco’s Steaks & Hoagies, LLC (corrected from the agenda’s listing of Summit 1681 Main St LLC), in violation but noted it came into compliance before the hearing. No fines were assessed. A future violation within five years would incur an immediate fine of up to $500 per day. (Motion by Vice-Chair Ballard, second by Ms. Hunt; passed 6–1, Mr. Reynolds dissenting.)
  • Case 26-316 (Daniels/Cusato, 2490 Bayshore Blvd.): Inspector Laurel presented a motor vehicle violation (IPMC Sec. 302.8) concerning an unlicensed Volkswagen Beetle. Respondent Jennifer Cusato appeared and stated the vehicle is operable but had no current tag; she offered to move it. The board rejected a motion for a $250/day fine (failed 2–5) and approved a substitute motion ordering compliance by May 19, 2026, with a $150/day fine if not met. (Motion by Vice-Chair Ballard, second by Ms. Hunt; passed 5–2, Messrs. Wielinski and Reynolds dissenting.)
  • Case 26-317 (Daniels/Cusato, same property): Inspector Laurel documented an excessive weed/grass violation (DCO Sec. 34-31). The property was mowed after the April 11, 2026, compliance date but before the hearing. The board declared a violation but assessed no fines. A future violation within five years would incur an immediate fine of up to $500 per day. (Motion by Vice-Chair Ballard, second by Ms. Hunt; passed 7–0.)

Public Comments & Testimony

  • Jennifer Cusato (respondent in Cases 26-316 and 26-317): During the hearings, Ms. Cusato testified that her vehicle is operable and that she was unaware of the compliance deadlines. She expressed frustration with the inspector’s characterization and stated she would remove the vehicle. She also confirmed the grass had been cut. The board allowed her extra time to speak.

Other Business

  • Board Member Comments: Mr. Wielinski inquired about a prior case (25-1725, 2490 Trade Winds Drive) involving a $20,000 lien. Assistant City Attorney Laura Carrera explained that foreclosure proceedings may be initiated after a minimum three-month waiting period, with discretion by the City Manager. She agreed to provide an update by the next meeting.
  • Next Meeting: The board set the next regular meeting for June 2, 2026.

Key Outcomes

  • Consent agenda approved (unanimous).
  • Case 25-2172: Compliance accepted.
  • Case 25-2138: Non-compliance affirmed; $250/day fine from April 8, 2026.
  • Case 25-2117: Non-compliance affirmed; $250/day fine from April 21, 2026.
  • Case 25-2211: Violation declared but no fine; future $500/day if repeated within five years.
  • Case 26-316: Violation declared; compliance by May 19, 2026, or $150/day fine.
  • Case 26-317: Violation declared but no fine; future $500/day if repeated within five years.
  • Next meeting: June 2, 2026.

Meeting Transcript

Please silence your cell phones or other digital devices. And also we make an audio recording. So when you come and speak to the mic, state your name first, and you have to get up close to the microphone. If you sit back here and talk, it's not going to pick it up. So you really have to come close. Catherine, do you want to invite some of the alternates here or how do you want to do this? Okay. The first item on the agenda is citizen input. This is an opportunity for people to adjust the board on matters that are not on the agenda. Is there anyone here who wants to speak to the board? No? Okay. The next item is approving the minutes to our last meeting held on April 7th. The minutes were attached to the agenda that was sent to all the board members ahead of time. Jamie Ballard so move. Jeremy Reynolds, I second. That was quick. Right. Thank you, Mr. Gillette. Aye. Mr. Walinski? Aye. Ms. Hunt. Aye. Ms. Ballard? Aye. Mr. Reynolds. Aye. Mr. Alexander. Aye. Aye. The motion passes. Co-chair will uh read the call to order. Statement of purpose. Uh 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. 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 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 and the law and common knowledge. By motion duly made and seconded seconded, the discussion approved by at least four members of the board, an order will be issued.

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