Dade City planning board recommends approval of Highland Trails Phase 1 final plat amid neighbors' flooding complaints

The Dade City Planning Board voted to recommend the Highland Trails Phase 1 final plat to the City Commission on a majority vote after hearing several affected neighbors complain that recent site work has increased runoff onto adjacent properties.

The final plat before the board would create 171 single-family lots, an amenities center lot and a retention pond with access off Clinton Avenue; staff said the proposal is consistent with the site's PDH-1 zoning (ordinance 2005-0904), the city's land development regulations and Florida Statute chapter 177. "At this time, staff recommends approval to the city commission of Highland Trails phase 1 final plat as presented," City planner Catherine Ralston told the board.

Why it matters: Approval of a final plat clears the way for the developer to record lots and later apply for building permits; affected neighbors said construction activity and recent grading have already caused flooding and property damage. Board action on a final plat is advisory to the City Commission.

Board deliberations and vote Staff summarized the plat and corrections to the staff report, including the correct unit counts (phase 1: 171 units; total project: 684 units), and noted the plat's substantial conformance with the approved 2005 preliminary plan. Ryan McCaffrey, representing the applicant and working for Hamilton Engineering and Surveying, told the board the developer has a current Environmental Resource Permit (ERP) from the water management district and that a performance bond will be posted for public improvements.

Residents who live adjacent to the site told the board they have experienced new, severe runoff since the developer began moving material on the property. Henry Wickett, who said he lives at 38646 Clinton Avenue, described water damage to a neighbor's fence and said water now reaches the footers of his home after a recent storm. "The mud comes through those pipes so hard. It took down Prince's silk fence and floods his property," Wickett said during the hearing.

Board legal counsel and staff response Board attorney William Brackens and city staff explained how construction and stormwater complaints are handled. Brackens told residents the video evidence they described could be submitted to staff and would be accepted as evidence for subsequent proceedings including the City Commission hearing. "If you send that video to one of these staff members, you can request that it be placed in the evidence for the city commission meeting," Brackens said.

McCaffrey, the applicant's representative, described performance securities and maintenance arrangements: a 125% performance bond covering infrastructure costs has been prepared and common areas and roads will be maintained by the Highland Trails Community Development District (an existing CDD established by city ordinance in 2020). He also confirmed the city will eventually accept water and sewer utilities; other common-area maintenance would remain with the CDD. McCaffrey said the applicant has submitted the ERP and will work with Southwest Florida Water Management District (SWFWMD) — referred to at the hearing as "Swift Mud" — and county staff on any outstanding construction-phase stormwater matters. "We're going to be working with Swift Mud staff, with county staff, and him to make sure that we're maintaining the predeveloped and postdeveloped conditions as required by Florida Statutes," McCaffrey said.

Affected parties sought immediate remedial action and inspections; staff arranged to have Public Works and the building official follow up. Ralston told affected residents staff would get contact information from them and arrange an on-site inspection: "We'll get your phone number and all of so we can set up a time to come out and check and call you as well."

Vote and next steps A member moved to recommend approval of the Highland Trails Phase 1 final plat to the City Commission; a second was recorded and the board took a roll call. The roll-call votes were recorded on the transcript (see actions[]), and the chair advised the vote will be forwarded as the board's recommendation; the City Commission will take the final action. Residents were advised they may submit evidence (such as video) to staff in advance of the City Commission hearing so it becomes part of the public record.

Tapered details Staff and the applicant stressed routine procedural steps remain: a subdivider's agreement must be executed, performance bonds and maintenance guarantees finalized, and construction-plans reviews completed before major vertical construction. City staff said those construction documents will be reviewed by third-party civil engineering consultants and by SWFWMD as required by state law.

For affected residents, staff encouraged continued contact and explained the planning board's recommendation is advisory — the City Commission will make the final decision.