Port St. Joe approves annexation and rezoning of 2.5-acre parcel amid county opposition

PORT ST. JOE, Fla. — The Port St. Joe City Commission voted Aug. 5 to annex a 2.5‑acre parcel owned by H and K Gulf Coast Holdings LLC and to change the city’s future land‑use map and zoning for that parcel to high‑density residential (ordinances 6‑18 and 6‑19). The hearing was conducted as a quasi‑judicial proceeding and drew extended testimony from the property owner, a land‑use expert and Gulf County legal staff and public commenters.

The annexation adds Parcel ID 04571‑000R to the city boundary and the commission approved a small‑scale comprehensive‑plan amendment and a rezoning to R‑3 high‑density residential. In explaining the owner’s intent, property owner Kaye Haddock said, “My intent is to be able to put workforce housing there.” Had dock said she owns local businesses and that providing housing close to work would reduce long commutes and turnover among employees.

The change drew sharp objections from Gulf County staff and nearby industrial interests. Gulf County attorney Jeremy Novak presented a written county objection and read sections that cited Florida annexation and comprehensive‑plan statutes and alleged procedural defects in the city’s notice process; county staff also said the parcel is surrounded by longstanding industrial uses and that residential zoning could create land‑use conflicts. A letter from Port St. Joe Holdings/Eastern Shipbuilding, submitted to the record and summarized during the hearing, warned that residential uses adjacent to heavy industrial operations can prompt quality‑of‑life complaints that could limit industrial activity.

Ray Greer, a land‑use planner called by the applicant, testified that the submission is a voluntary annexation and described the parcel as an enclave that the city’s maps surround on all sides. Greer said the site has access to water and sewer and that bringing the parcel into the city would “alleviate that enclave.” He told the commission he has 30 years’ planning experience and has testified as an expert witness on similar matters.

Public commenters were split. Some residents and business owners, including several who said they employ many seasonal workers, supported the owner’s goal of creating local workforce housing. Other members of the public echoed the county’s concerns about placing residential units immediately adjacent to industrial properties and questioned whether the parcel is the appropriate location for dense housing.

The commission closed the public hearing and approved ordinance 6‑18 (annexation) and ordinance 6‑19 (small‑scale future land‑use amendment and corresponding zoning change). The annexation ordinance passed 4‑1; the rezoning ordinance was adopted (tally not specified in the meeting record). The county has notified the city it may pursue conflict‑assessment and mediation per intergovernmental dispute rules and, if unresolved, file a petition for certiorari challenging the ordinances.

What the commission considered

- Parcel: 2.5 acres, Parcel ID 04571‑000R; applicant H and K Gulf Coast Holdings LLC (owner: Kaye Haddock). - Owner’s stated intent: workforce housing to serve employees of local businesses. - Applicant testimony: Ray Greer, land‑use planner (expert witness) testified the annexation is voluntary, the parcel meets statutory criteria for annexation as an enclave, and utilities are adjacent. Quote from Greer: “It is a voluntary annexation.” - County position: Gulf County submitted a formal letter of objection alleging statutory notice deficiencies (reference to Florida statutes governing annexation and notice requirements) and arguing the parcel is surrounded by industrial uses and is not appropriate for high‑density residential. Gulf County indicated it will pursue the conflict‑assessment/mediation process.

Follow‑up and next steps

- Planning and permitting: The annexation and comprehensive‑plan change do not approve a site plan or development permit. Haddock, the owner, and any future developer must return to the planning board or planning staff with detailed plans; any residential proposal will be subject to buffering and other compatibility requirements at site‑plan review. - Dispute process: Gulf County stated it will use the 30‑day conflict‑assessment window and mediation processes available under state interlocal conflict statutes and, if unresolved, may seek judicial review.

Why it matters

The commission’s vote resolves a long‑running local dispute over the future use of a small, centrally located parcel that city proponents say could help with workforce‑housing shortages and county and industrial stakeholders say risks constraining nearby industrial operations. The legal and interlocal dispute between the city and Gulf County creates the prospect of further administrative or court review before any building permits or development proceed.

Sources and record

This article summarizes testimony and public record introduced at the Port St. Joe City Commission quasi‑judicial hearing on Aug. 5, including sworn testimony by Ray Greer and statements by owner Kaye Haddock and Gulf County attorney Jeremy Novak. The city’s ordinances are recorded as ordinance 6‑18 (annexation) and ordinance 6‑19 (small‑scale comprehensive‑plan and zoning change).