Dunedin Code Enforcement Board Meeting – September 1, 2026
Dunedin Code Enforcement Board Meeting – September 1, 2026
The Dunedin Code Enforcement Board met on September 1, 2026, at City Hall, 737 Louden Ave., with Chair Phil Stone presiding. The meeting was noticed for 2:00 p.m. and adjourned at 4:21 p.m. The board heard staff testimony and public comments, continued one compliance case, assessed fines in another, and issued compliance orders for properties on Friar Tuck Lane, Lady Marion Lane, Mary Jane Lane, and Squire Court.
Consent Calendar
- The board approved the draft minutes of the August 11, 2026 Code Enforcement Board meeting by unanimous roll-call vote. Motion by Jamie Ballard; second by Jeremy Reynolds.
Public Comments & Testimony
- No citizen input was offered for non-agenda items at the start of the meeting.
- For the Williams property at 50 Squire Ct., six neighbors spoke or submitted written statements. Julie Church (45 Squire Ct.) said the property had lacked electricity/water for about a year, had been used as an encampment, had accumulated debris, had code enforcement liens reportedly exceeding $25,000, was reportedly delinquent on property taxes for 2024–25, and was associated with an unleashed dog attack on a neighbor’s dog. She requested a clear compliance plan and continued enforcement. Another neighbor at 65 Squire Ct. said the problems had continued for two years, described the occupant as having mental health and substance abuse issues, and suggested liens or demolition. A resident at 4D Squire Ct. reported rodent problems, frequent law-enforcement activity, and safety fears. Bill Cook (60 Squire Ct.) and Wendy Allers (55 Squire Ct.) asked for stronger, active enforcement; Allers cited fear as a single woman living alone. Jinx Harris (35 Squire Ct.) echoed those concerns.
Discussion Items
Affidavits of Compliance
- Case 26-410 (Suncoast Third Trust, 53 Highland Ave.): Staff asked to continue the case to October 6, 2026, because an eviction had caused belongings to return to the property and cleanup was still pending. The board continued the case.
- Case 26-192 (Peter Karoub, 1396 Overcash Dr.): Inspector Rachel Laurel testified that a dilapidated fence violation was ordered corrected by July 2, 2026, with a $150/day fine, and remained uncorrected on July 6. The fence was repaired by August 18, 2026, after the compliance date. The board imposed the $150/day fine, capped at 20 days, for a total fine of $3,000.
New Business
- Case 26-616 (George S. Bella / Schwalm Holdings LLC, referred to as Schwam Holdings LLC in the transcript, 1141 Friar Tuck Ln.): The city showed a deteriorating fence held up with a 2x4, with rotted and missing boards, and no corrective action through September 1. Bella cited pending litigation, health problems, and inability to pay. The board ordered the fence repaired or removed by November 1, 2026, with a $150/day fine if not in compliance. Motion by Reynolds; second by Ballard.
- Case 26-617 (same property): The city showed a vehicle repeatedly parked on an unapproved grass/dirt surface in the front yard. Bella said the vehicle was not his and was expected to be sold. The board ordered the vehicle removed by September 15, 2026, with a $150/day fine if not in compliance. Motion by Walinsky.
- Case 26-618 (same property): The city showed tarps on a roof that had been damaged in prior hurricanes and was not repaired. The inspector recommended treating the roof violation as major. The board ordered roof and drainage repairs by November 1, 2026, with a $250/day fine if not in compliance. Motion by Reynolds; second by Walinsky.
- Case 26-620 (Suncoast First Trust, 1341 Lady Marion Ln.): The city documented roof tarps, holes in the front porch ceiling, water intrusion, and deteriorated exterior walls. Trustee James Ficken said he had no money and was waiting for an eviction cleanup to generate rental income. The board ordered the roof/drainage and exterior-wall violations corrected by November 1, 2026, with a $250/day fine per violation if not in compliance. Motion by Reynolds; second by Ballard.
- Case 26-590 (Michael and Tricia McDonald, 1082 Mary Jane Ln.): The city documented utility trailers and a boat stored in front and side yards without a six-foot privacy fence, including a trailer parked in the street. The board ordered the trailers, boats, and recreational vehicles removed or properly stored by September 15, 2026, with a $150/day fine if not in compliance. Motion by Reynolds.
- Case 26-804 (Julie and Phyllis Williams, 50 Squire Ct.): The city documented a visitor’s boat and camper in the driveway and blocking the sidewalk. The respondents were not present. The violation was corrected by August 31, after the August 17 compliance date but before the hearing. The board issued a declaration of violation with no fine, and ordered that any repeat of the same code section within five years would be subject to an immediate $500/day fine. Motion by Walinsky; second by Reynolds.
- Case 26-805 (Julie and Phyllis Williams, 50 Squire Ct.): The city documented extensive offensive accumulation of personal items, building materials, appliances, garbage, and debris in the yard, driveway, and right-of-way. The respondents were not present. The board ordered the premises cleaned by September 10, 2026, with a $250/day fine per violation if not in compliance. Motion by Reynolds.
Other Business – 50 Squire Ct. and Next Steps
- Board members and counsel acknowledged that the Williams property had generated repeated enforcement cases and outstanding liens. Counsel explained that the property is homesteaded, so code-enforcement liens cannot be foreclosed while it retains homestead protection; remedies outside the board’s authority include a chronic-nuisance declaration by the city manager, a positive injunction by city administration, or a county tax-deed sale for delinquent taxes. Counsel said he would bring the matter to the city attorney and city administration.
- Board Member Walinsky requested monthly updates on accumulated fines, recorded liens, and city-manager foreclosure actions. Staff said they would provide the outstanding-liens list and related updates.
- The board set its next meeting for October 6, 2026.
Key Outcomes
- Approved the August 11, 2026 meeting minutes.
- Continued Case 26-410 to October 6, 2026.
- Imposed a $3,000 fine in Case 26-192 ($150/day, capped at 20 days).
- Ordered compliance deadlines and prospective daily fines in Cases 26-616, 26-617, 26-618, 26-620, 26-590, and 26-805; these orders required respondents to contact the code compliance office for reinspection.
- Issued a declaration of violation without a current fine in Case 26-804, with a five-year repeat-violation penalty of $500/day.
- Set the next Code Enforcement Board hearing for October 6, 2026, and adjourned at 4:21 p.m.
Meeting Transcript
And we're about ready to get started. If this is your first time here or if it's been a while since you were last here, please remember to silence your phone or any other electronic devices and noisemakers that you have. My name is Phil Stone. I am chair of the Code Enforcement Board. A couple of housekeeping matters. If you are going to be speaking, look at me. You have to keep your mouth close to the microphone. Our meetings are transcribed, and it helps the stenographers when you do that. Also, if you are going to be speaking, please state your name first so they know who you are and the record is accurate. Phil. Hi. Could I make a comment before we start? Absolutely. You have to say your name first. Willinsky. I'd like to apologize to the board and to the City of Dudend officials for my absentee last month. My unexcused absentee last month. I had actually called Captain the following day, and my excuse was, which was no excuse, was I have been reading a lot of novels lately, and I got one in the mail that day, and I sat down in my chair and read it. And I just went forgot about the meeting. So sorry about that. That's it. Okay. Well, we appreciate your apology. We're going to start with the call to order. Okay. 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 codes and ordinances of the City of Dunedin has occurred. In order to meet the obligations, all parties or the 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, then speak they will 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 board will then openly deliberate considering only the evidence presented, the law, and common knowledge. By motion duly made and seconded, the uh 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. The next item on the agenda is citizen input. This is an opportunity for people to speak on items that are not on the agenda. Is there anyone here who has something to bring before the board? I hear nobody. The next item on the agenda is the consent agenda, the approval of the minutes from our last meeting in August. Jamie Ballard, I move to accept the minutes as presented. Jeremy Reynolds, I second. Thank you. Thank you, Mr.
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