Dunedin Code Enforcement Board Meeting – July 7, 2026

The Dunedin Code Enforcement Board held its regular meeting on July 7, 2026, beginning at 2:00 p.m. in City Hall, 737 Louden Ave., Dunedin. Vice-Chair Jaime Ballard chaired in place of absent Chair Phil Stone. Board members present were Terry Sweetser, Dan Bolduc, Jeremy Reynolds, and Alternates Lisa Hunt and Chris Alexander; Members Matt Wielinski and Jason Gillette were excused. Staff present included Assistant City Attorney Laura Carrera, Secretary Katherine Lachcik, Code Compliance Supervisor Julie Phillips, Inspectors Michelle Gilbert and Rachel Laurel, and a Pinellas County Sheriff's deputy. After the oath was administered to staff and public wishing to testify, no affidavits of compliance or old business were reported. After approving the prior minutes, the board heard three code enforcement cases involving a stored trailer and unregistered vehicle at 1670 Country Lane and offensive accumulation at 53 Highland Avenue. The meeting adjourned at 3:05 p.m.

Consent Calendar

• Approved the draft minutes of the June 2, 2026 Code Enforcement Board meeting as submitted, 6-0 (motion by Jeremy Reynolds, second by Lisa Hunt).

Public Comments & Testimony

• Citizen Input: none.
• Sheila Heiman, neighbor at 47 Highland Avenue, described an ongoing pattern of accumulating belongings at 53 Highland Avenue, increased police activity in the neighborhood, and a backyard fire that she feared endangered the neighborhood. She said another refrigerator and debris remained in the yard and believed the eviction process could have been started sooner.
• Melissa Lazio, tenant at 53 Highland Avenue, said the house had been empty for 19 years and that she had an agreement with the landlord to clean and repair it. She described her son's health problems and hospitalization, loss of income, closure of storage units, and alleged that Mr. Ficken struck her and her child and broke her fence with an axe.
• Mr. Ficken replied that most of the tenant's comments were irrelevant and 'almost all lies.' The tenant spoke as public comment, not as a sworn witness, so this rebuttal was limited.

Discussion Items

Case 26-385 – City v. Michael A. Lara, 1670 Country Lane Inspector Rachel Laurel presented the city's case. The property is a single-family home in the R-100 district. The city alleged that a utility trailer was parked or stored in the front yard in violation of DCO Section 105-27.1.1.1(f)(1)&(5), which restricts utility trailers, boats, RVs and other recreational equipment in front yards and between setbacks unless screened. A Notice of Violation was posted and mailed April 29, 2026, with a compliance date of May 10, 2026; the certified mail was signed for on May 1, 2026 at 11:09 a.m. A Notice of Hearing was posted and mailed June 17, 2026 and signed for on June 22, 2026 at 11:43 a.m. Reinspections on April 16, April 28, May 11, May 18, June 1, and July 6, 2026 found the trailer still on the driveway. The owner called the office on the hearing date, said he could not attend, but stated he intended to comply. Staff requested a compliance date of July 21, 2026 and a $150-per-day fine, characterizing the violation as minor.

Case 26-432 – City v. Michael A. Lara, 1670 Country Lane Inspector Laurel also presented this case, alleging that an unregistered or inoperative motor vehicle was parked or stored on the driveway in violation of IPMC Section 302.8. The same notice dates and certified-mail signatures applied as in Case 26-385. Reinspections from April 16 through July 6, 2026 found the vehicle unregistered and stored on the driveway. The owner said he was sick and waiting for government paperwork to register the vehicle. Board Member Hunt noted the vehicle might qualify for a $21 antique or historical registration; Inspector Laurel said Mr. Lara, as a registered veteran, could legally register it. Member Alexander asked whether the board could consider combining this case with the trailer case because a $150/day fine was already set in Case 26-385; Attorney Carrera said the cases are separate but the board could impose a lower fine because there is no minimum. The minutes record staff recommending compliance by July 21, 2026 and a $150/day fine; the transcript contains apparent transcription errors in the staff recommendation ('15 dollars per day' and a July 24 date). The board's adopted motion set a lower $50/day fine.

Case 26-410 – City v. Suncoast Third Trust/Clearwater Res Trust/Ficken, James R. TRE, 53 Highland Avenue Inspector Michelle Gilbert presented evidence of offensive accumulation under DCO Sections 34-1(a) and 34-32. The property is a single-family residence in the R-60 district. A complainant's photos from April 23, 2026 showed a refrigerator, indoor furniture, mattresses, and other items in the front and back yards. The city posted and mailed a Notice of Violation on May 5 or May 6, 2026 (the minutes and transcript differ on the date), with a compliance date of May 15, 2026; certified mail to the rental property was delivered May 8, 2026, while mail to the homestead property was returned unclaimed June 2, 2026. A Notice of Hearing was posted and mailed June 17, 2026, with delivery attempts at both addresses on June 20, 2026. Inspections from April 24 through July 2, 2026 documented continuing accumulation and new items arriving. The tenant repeatedly denied access to the rear yard. After a June 23 attempt was postponed due to incorrect paperwork, a Notice of Intent was posted June 23 at 1:55 p.m., and the rear yard was inspected with the Sheriff's Department present on June 24 at 2:00 p.m. The gate had been nailed or screwed shut, blocking egress, and the yard contained large piles, tarped furniture, and a fire pit stocked with debris. A refrigerator was removed only after the inspector emailed the owner warning of a civil citation. On July 2, 2026, offensive accumulation remained.

Respondent James R. Ficken, trustee, said he was caught in the middle, had worked with code compliance, and had begun eviction proceedings. He said a seven-day lease cure notice had expired, the tenant had made roughly 30-50% progress, and he expected to file an eviction complaint. He asked the board for about four weeks to complete the eviction process. He said the tenant had been in place since mid-February 2026, that he first learned of the situation in late April or early May, and that he had filed an earlier eviction. Board Member Hunt noted his cure notice was dated June 26, 2026. The inspector testified there were no prior violations on the property of which she was aware.

Staff recommended compliance by July 28, 2026 and, because the violations were major, a fine of $250 per day per violation.

Key Outcomes

• Case 26-385: Motion by Reynolds, seconded by Hunt, found Michael A. Lara in violation of DCO Section 105-27.1.1.1(f)(1)&(5). Ordered compliance by storing the trailer appropriately on or before July 21, 2026; if not in compliance, a fine of $150 per day until compliance. The respondent was ordered to contact Code Compliance for reinspection. Vote: 6-0.
• Case 26-432: Motion by Reynolds, seconded by Alexander, found Michael A. Lara in violation of IPMC Section 302.8. Ordered the vehicle registered/licensed or removed from the property on or before July 21, 2026; if not in compliance, a fine of $50 per day until compliance. The respondent was ordered to contact Code Compliance for reinspection. Vote: 6-0.
• Case 26-410: Motion by Reynolds, seconded by Sweetser, found Suncoast Third Trust/Clearwater Res Trust/Ficken, James R. TRE in violation of DCO Sections 34-1(a) and 34-32. Ordered removal of all offensive accumulation and debris on or before July 28, 2026; if not in compliance, a fine of $250 per day per violation until compliance. The respondent was ordered to contact Code Compliance for reinspection. Vote: 6-0.
• There were no board member, city attorney, or city staff comments under Other Business.
• The board set its next meeting for August 4, 2026 and adjourned at 3:05 p.m.