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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Dunedin Code Enforcement Board Meeting – November 3, 2026

City Commission & Boards — Tuesday, November 3, 2026

BodyDunedin, Florida

SessionCity Commission & Boards

DateTuesday, November 3, 2026

StatusNEW · FILED

Video Record

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Transcript — Verbatim

Speaker numbers apply only to this recording. Names come from transcript evidence. “Possibly” marks uncertain attribution.

Speaker 1

0:00

Don't see any unfamiliar faces here, but just for the record, please turn off your phones or any other digital devices.

0:06

And when you do come to the microphone to speak, please eat the mic.

0:10

And for the benefit of those who are transcribing our hearing today, please state your name for the record.

0:15

Thanks.

0:20

Yes.

0:20

Ms.

0:20

Ballard will commence the meeting with the call to order.

Unassigned speaker

0:24

Okay,

Speaker 2

0:25

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

0:27

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.

0:35

In order to meet that obligation, all parties or their representatives will be allowed the opportunity to be heard on matters relevant to the alleged violation.

0:43

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

0:50

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

0:54

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

1:01

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

1:07

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.

Unassigned speaker

1:16

The

Speaker 2

1:16

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

1:22

By motion duly made and seconded, discussed and approved by at least four members of the board.

1:26

An order will be issued.

1:27

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

1:33

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

1:36

We can continue.

Speaker 1

1:38

Thank you.

1:39

The next item on the agenda is an opportunity for citizens to address the board for items that are not on the agenda.

1:45

I don't see anybody here who might want to speak.

1:49

The next item on the agenda, moving on to the consent agenda would be the approval of the minutes to last month's meeting.

1:56

They were all circulated to members of the board beforehand.

Speaker 2

2:02

I make a motion.

Speaker 3

2:04

Jeremy Reynolds, I second.

Unassigned speaker

2:07

Thank

Speaker 4

2:08

you, Mr.

2:08

Gillette.

Speaker 3

2:10

Aye.

Speaker 4

2:10

Mr.

2:10

Walinsky?

2:11

Aye.

2:12

Ms.

2:12

Ballard.

2:13

Aye.

Unassigned speaker

2:13

Mr.

Speaker 4

2:14

Sweetser?

Speaker 1

2:14

Aye.

Speaker 4

2:15

Mr.

2:15

Reynolds.

Speaker 1

2:16

Aye.

Speaker 4

2:16

Chair Stone.

Speaker 1

2:19

The motion passes and the minutes are approved.

2:21

The next item on the agenda would be the swearing in of staff and any public who are going to be testifying before the board this afternoon.

Unassigned speaker

2:29

Please raise your hand.

Unassigned speaker

2:31

Please want to testimony or recognition is the truthful years and nothing of the truth.

Unassigned speaker

2:35

I did.

Speaker 1

2:38

We might set an all-time record this afternoon.

2:41

There are no affidavits of compliance on the agenda.

2:44

Is that correct?

Unassigned speaker

2:45

No.

Speaker 1

2:45

Thank you, Ms.

2:46

Phillips.

2:47

Okay, old business.

2:48

Who is speaking to this?

Discussion Breakdown — Share of Meeting

Code Enforcement█████████████████████████████████████████████81%

Procedural███████████19%

Summary of Proceedings

Dunedin Code Enforcement Board Meeting – November 3, 2026

The Code Enforcement Board of Dunedin, Florida, met at 2:00 p.m. on November 3, 2026, at City Hall, 737 Louden Ave. The board approved the prior meeting minutes, heard two code enforcement cases against the owners of 1440 Wildwood Ct, postponed one old-business case, and set its next meeting. No members of the public offered citizen input, and the respondent property owners did not appear. All votes were unanimous.

Consent Calendar

Approved the draft minutes of the Code Enforcement Board meeting of October 6, 2026, by unanimous roll-call vote. The motion was made by Jeremy Reynolds and seconded.

Public Comments & Testimony

No citizen input was offered for non-agenda items.
No respondents appeared in person. Staff and witnesses were sworn in, and both cases proceeded on the testimony and evidence of Code Compliance Inspector Rachel Laurel.

Old Business

Case 26-813 (City vs Realty Income Properties 13 LLC, 1804 Main Street) was postponed to the December 1, 2026 hearing.

Discussion Items

Case 26-981 – City vs Robert E. Gibson Jr. and Pamela A. Gibson (1440 Wildwood Ct). Inspector Rachel Laurel presented records and photographs showing two violations: DCO Sec. 34-31 (excessive growth of weeds, grasses, or turf over 10 inches) and DCO Sec. 105-27.1.1.1(a)(4) (right-of-way standards requiring vegetation to be trimmed to the edge of sidewalks/streets and an 8-foot clearance above sidewalks). A notice of violation was posted and sent by certified mail on September 18, 2026, with a compliance date of September 28, 2026. The certified mail was returned on October 21, 2026 at 3:24 p.m. The notice of hearing was posted and sent on October 21, 2026, and delivered on October 23, 2026 at 4:27 p.m. Inspections showed the front yard was mowed by October 20, but the backyard remained overgrown on November 2. Inspector Laurel said Robert Gibson told her he lacked a lawn mower and could not afford to hire someone, could not attend for health reasons, and was arranging to have the backyard mowed; she also said he agreed with the recommended compliance timeframe.
Case 26-982 – City vs Robert E. Gibson Jr. and Pamela A. Gibson (1440 Wildwood Ct). Inspector Laurel testified to a violation of IPMC Sec. 302.7 (accessory structures) for a missing section and post of the rear fence. The notice of violation was posted and sent on September 18, 2026, with a compliance date of October 18, 2026. The certified mail was returned October 21, 2026 at 3:24 p.m., and the notice of hearing was delivered October 23, 2026 at 4:27 p.m. Reinspections on October 21 and November 2 showed the fence section still missing. The inspector said the owner could not afford the fence post until his Social Security check arrived on November 5 and planned to hire someone to repair the fence. When a board member asked about permits, Inspector Laurel said the IPMC section is the section used and that only a fence post needed replacing, so no permit was required.

Key Outcomes

Case 26-981 (DCO Sec. 34-31): The board found the Gibsons in violation and ordered compliance by November 13, 2026 – mowing the back lawn and contacting the Code Compliance Office for inspection – or a fine of up to $250 per day per violation. The motion passed unanimously.
Case 26-981 (DCO Sec. 105-27.1.1.1(a)(4)): The board found the violation was not corrected by the September 28, 2026 compliance date, but that the property had come into compliance by November 2, 2026; no fines were assessed. As first-time violators, a similar violation within five years could result in an immediate fine of up to $500 per day. The motion passed unanimously.
Case 26-982 (IPMC Sec. 302.7): The board found the Gibsons in violation for the missing fence section and ordered compliance by December 3, 2026, or a fine of up to $250 per day. The motion passed unanimously.
The next regular Code Enforcement Board meeting was set for December 1, 2026 at 2:00 p.m. The board adjourned at approximately 3:25 p.m.

Meeting Transcript

Don't see any unfamiliar faces here, but just for the record, please turn off your phones or any other digital devices. And when you do come to the microphone to speak, please eat the mic. And for the benefit of those who are transcribing our hearing today, please state your name for the record. Thanks. Yes. Ms. Ballard will commence the meeting with the call to order. Okay, 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 that obligation, all parties or their representatives 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 and 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 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 the finding of fact, conclusions of law, affirmative action to be taken. The order will be forwarded to the respondent by certified mail. We can continue. Thank you. The next item on the agenda is an opportunity for citizens to address the board for items that are not on the agenda. I don't see anybody here who might want to speak. The next item on the agenda, moving on to the consent agenda would be the approval of the minutes to last month's meeting. They were all circulated to members of the board beforehand. I make a motion. Jeremy Reynolds, I second. Thank you, Mr. Gillette. Aye. Mr. Walinsky? Aye. Ms. Ballard. Aye. Mr. Sweetser? Aye. Mr. Reynolds. Aye. Chair Stone. The motion passes and the minutes are approved. The next item on the agenda would be the swearing in of staff and any public who are going to be testifying before the board this afternoon. Please raise your hand.

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