[{"_1":2,"_94":-5,"_95":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,84],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":-5,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},"mediaId",6532443,"mediaKeyId","5484246-360aa7379bc5f133fcb0e74aff9fd92a","parentId",5484246,"title","Dade City commission approves Saint Joe No. 2 final plat despite residents' runoff concerns","audioSeconds",3408,"startMs",80,"endMs",3409000,"viewUrl","/Search/View?dp=1&key=5484246-360aa7379bc5f133fcb0e74aff9fd92a&start=0&end=3409","thumbnailUrl","https://d352y6ypj4mjo3.cloudfront.net/AudioPlaceholder.png","articleUrl","/articles/6532443/Dade-City/Pasco-County/Florida/Dade-City-commission-approves-Saint-Joe-No-2-final-plat-despite-residents-runoff-concerns","mediaUrl","author","Dade City","date","2025-05-27T00:00:00Z","article","Dade City commissioners approved the final plat for the Saint Joe No. 2 subdivision by a 3–2 roll call vote after residents urged the commission to delay action over repeated construction-related stormwater runoff.

The vote was taken after more than an hour of public comment and staff and developer testimony about temporary erosion-control failures during recent heavy rains. The measure passed with Commissioners Shive, Church and Mayor Black voting yes and Commissioner Cosentino and Mayor Pro Tem Woodard voting no.

Neighbors said runoff associated with the Summit View/Saint Joe development has occurred repeatedly during construction and that sediment, clay and debris crossed Saint Joe Road into private yards. Mary McKnight, a resident at 36210 Saint Joe Road, told the commission she has lived in the area 50 years and that she had “never seen this kind of runoff,” and that photographs presented showed conditions she said did not approximate predevelopment flows as required by the city land-development regulations, LDR 6.7 0.4. “It seems to me that the LDRs have been violated and is not in compliance,” McKnight said.

Margaret Woods, a resident at 36332 Saint Joe Road, described a May storm that she said sent about 6 inches of water across Saint Joe Road and into yards and garages. She said the development removed at least 20 feet of hill and left nearby homes downslope at greater risk. “If that water stormwater management is not done well we are all going to be having floodwaters coming into our property,” Woods said.

The applicant’s representative, Mr. Branson, acknowledged there were runoff events during construction but said the period pictured largely predated installation of sod in the roadside strips and that contractors and regulators acted quickly to address the specific failures. “That was resolved within a couple days. The sod’s in, so that should rectify that issue,” Branson told the commission, adding that site ponds are sized to capture post-development flows and that “the predevelopment flow is going to do what it does.” He said contractors and the site complied with the applicable Stormwater Pollution Prevention Plan (SWPPP) and related permits to the extent required and that regulators, including the agency noted in project records, “concur” the project complied with requirements.

City planning staff said they inspected the site after the May 4 photos were presented and confirmed that sod and other erosion-control measures had been installed. Planning staffer Ralston told the commission that Public Works Director Will Toner and she inspected the sodded areas and seeding on the lots and reported everything “was in place” by that Friday. Ralston also said the sloped lots had been seeded and hayed and that additional seed and hay had been applied adjacent to Saint Joe Road.

Commissioners and staff discussed the difference between the LDR language addressing post-development stormwater and the portion that applies while construction is underway. Commissioner Church asked whether LDR 6.7 0.4’s requirement that post-development runoff rates and pollutant loads “not exceed predevelopment conditions” also requires measures during construction; residents argued the regulation’s language about “while development is underway” supports their concern. City Attorney Brackens and staff told the commission that to deny or postpone approval of the final plat the commission would need competent, substantial evidence that the plat does not meet the specific criteria set out in the land-development regulations and in Chapter 177 of the Florida Statutes, which governs final plat review.

Several commissioners pressed staff and the applicant for concrete next steps. The commission received testimony that the city’s building official has stop-work authority for code violations and that the city can issue a stop-work order if a code violation is found and not remedied. Commissioners directed staff to increase site inspections after heavy rain events and to report back to the commission; staff indicated they would inspect the site following significant rain and that enforcement action is available if violations continue. Mr. Branson committed to place additional sod on slopes along Saint Joe Road and to work with residents to stabilize problem areas.

The formal action recorded in the meeting was the approval of the final plat for Saint Joe No. 2. The roll-call vote recorded Commissioner Shive — yes; Commissioner Church — yes; Mayor Black — yes; Commissioner Cosentino — nay; Mayor Pro Tem Woodard — nay. The commission’s decision was based on the staff report and staff testimony that the final plat met the conditions of approval; commissioners noted the record of public complaints and asked staff to remain vigilant about enforcement.

Residents said the remedies offered—sodding, extra inspections and cleanup—may not be sufficient and asked the commission to consider tabling final action until staff could demonstrate compliance with the LDRs during construction. Commissioners repeatedly emphasized the limited legal standard for denying a final plat and the need for competent substantial evidence linking the plat to specific LDR violations.

Next steps announced at the meeting included: staff follow-up inspections of the Saint Joe No. 2 site after significant rain events; staff confirmation in writing that required environmental and landscape plans (including the habitat study and the landscape plan referenced in the development order) are on file; staff monitoring of sod establishment on slopes and an offer from the applicant to add extra sod where necessary. Staff also told the commission it will enforce the code where it finds violations and may issue stop-work orders if warranted.

The commission’s approval allows the developer to proceed with the final plat process; residents and several commissioners said they expected continued oversight and, if needed, enforcement action to address runoff issues raised in public comment.","mediaType","Audio","parentTitle","City Commission Meeting 05-27-2025 Part 2","oneSentenceSummary","Dade City commissioners approved the final plat for the Saint Joe No. 2 subdivision by a 3–2 vote despite extended public testimony that recent construction-related runoff violated local stormwater rules.","taxTitle","Dade City, Pasco County, Florida","taxId",54287,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":50,"_51":81,"_53":-5,"_54":55,"_56":57,"_58":82,"_60":61,"_62":63,"_64":83,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6532439,"Commission grants motion to reconsider Evans rezoning denial; rehearing to be re-noticed",407,2889210,3297000,"/Search/View?dp=1&key=5484246-360aa7379bc5f133fcb0e74aff9fd92a&start=2889&end=3297","/articles/6532439/Dade-City/Pasco-County/Florida/Commission-grants-motion-to-reconsider-Evans-rezoning-denial-rehearing-to-be-re-noticed","The Dade City Commission voted 4–1 to reconsider its May 13 denial of an ordinance to rezone a property associated with the Evans rezoning matter, a procedural step the city attorney said is needed so the commission can receive additional legal analysis and factual presentations.

City Attorney Mister Brackens asked the commission to permit a motion for reconsideration of the denial on the grounds that the record and staff presentations did not include a full explanation of the legal analysis applicable to the applicant’s changed rezoning request. Brackens explained that under Robert’s Rules the motion for reconsideration must be made by a commissioner who voted with the prevailing side and must occur at that meeting or the next session; under Florida law a zoning change requires re-noticing and cannot be decided the same night. If the motion passes, the item must be re-posted and can be heard at a later meeting (staff indicated June 10 as a possible date if the motion is approved).

Commissioner Church made the motion to reconsider and Commissioner Cosentino seconded. Commissioners who voted yes said they wanted to ensure the commission had a full legal briefing and the complete factual record before making a final decision; Mayor Pro Tem Woodard voted against the motion. The motion passed 4–1.

City Attorney Brackens said the reconsideration would allow staff and counsel to present a fuller legal explanation related to a change in the applicant’s requested zoning category and to reduce the risk of costly litigation.

Because the item constitutes a zoning change, Brackens said it must be re-noticed to the public under Florida law; staff said if the commission votes to reconsider tonight property posting can begin the following day and the item can return for hearing on the advertised date.","Following advice from the city attorney, the commission voted 4–1 to reconsider the May 13 denial of the Evans rezoning application; the item must be re-noticed and can be scheduled for a future hearing after public posting.",{"_33":85,"_35":36,"_37":38,"_39":86,"_41":87,"_43":88,"_45":89,"_47":90,"_49":50,"_51":91,"_53":-5,"_54":55,"_56":57,"_58":92,"_60":61,"_62":63,"_64":93,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6532441,"City staff authorized to pursue negotiations for downtown parking lot from private owner",430,3249890,3680000,"/Search/View?dp=1&key=5484246-360aa7379bc5f133fcb0e74aff9fd92a&start=3249&end=3680","/articles/6532441/Dade-City/Pasco-County/Florida/City-staff-authorized-to-pursue-negotiations-for-downtown-parking-lot-from-private-owner","City staff were directed by consensus to pursue negotiations to acquire two privately owned downtown parcels that together contain 78 parking spaces, city staff said during the meeting.

Miss Van Ervin, a city staffer, asked the commission to authorize the city manager to enter negotiations with Highlands 14313 LLC, owned by Larry Guilford, to purchase the two parcels. Van Ervin said the parcels already contain developed parking, including lighting, landscaping and perimeter fencing, and that the lots contain 76 standard spaces and two designated handicap spaces. The parcels are located within the block bounded by Medill Avenue, Seventh Street, Robinson Avenue and Sixth Street, a staff memo said.

Owner Larry Guilford told the commission the lot was built as a developed parking area—including striping, lighting and two entrances—and that the site includes an on-site stormwater retention system approved by the relevant permitting agency. Guilford said he had been approached about a sale and offered the city a first opportunity to consider acquisition.

Commissioners expressed support for staff to pursue the matter further, noting the lot’s proximity to recent alleyway and CRA (community redevelopment) improvements and that additional public parking in the downtown core would support events and the walking-oriented revamp of the area. Commissioner Shive said the property “is an opportunity we really can’t miss,” and staff said the CRA budget could be an appropriate funding source.

Staff said the next steps would include authorizing an independent property appraisal and returning a final offer and contract to the commission for approval. The commission gave staff direction to proceed; no formal roll-call vote was taken, and staff said a final offer would be brought back for commission approval.","City commissioners agreed by consensus to direct the city manager to enter negotiations to buy two parcels containing 78 downtown parking spaces from Highlands 14313 LLC, owned by Larry Guilford; staff will obtain an independent appraisal and return a final offer to the commission.","actionData","errors"]

Article not found

Dade City commission approves Saint Joe No. 2 final plat despite residents' runoff concerns

Commission grants motion to reconsider Evans rezoning denial; rehearing to be re-noticed

City staff authorized to pursue negotiations for downtown parking lot from private owner