Saint Joe 2 final plat recommended for approval; neighbors raise runoff and silt-fencing concerns

City staff recommended approval of the Saint Joe 2 subdivision final plat, telling the commission that required infrastructure inspections had been completed, while residents presented photographic evidence alleging stormwater and sediment from the construction site had traveled onto adjoining properties.

Staff presentation: Deputy director Bushey (staff) and other staff described the final plat as the official, recordable map of the subdivision that outlines boundaries, lot dimensions and legal descriptions. Staff said the final plat is consistent with the conditions set in Ordinance 2021-17 and with Chapter 177, Part 1 of Florida statutes and the city’s land-development regulations. Staff also stated that the water, sewer and storm infrastructure had been inspected and that required public improvements are addressed through a subdivider agreement and surety device.

Applicant response: Dawson Ransom, representing the applicant, confirmed infrastructure had been installed and inspected and said a community development district (CDD) (Ordinance 2023-38) exists for the development, which staff and the applicant said would maintain the common areas. Ransom said the booster pump station that will improve fire flow is not yet connected pending final DEP approval; staff explained that COs (certificates of occupancy) for units will be conditioned on sufficient fire flow and inspection results.

Public comment and concerns: Resident Nancy McKnight presented a series of dated photographs (May 4) showing sand, silt and debris on driveways and in drainage grates downstream from the site. She told the commission that silt fencing was not present before the storm event and that the developer later installed silt fencing after runoff occurred. McKnight said debris had traveled up to half a mile down the hill and into neighbors’ driveways and culverts; she provided a packet of photos to the city and the applicant for the record.

Commission questions and staff responses: Commissioners asked whether required items identified in the original conditions of approval had been submitted (HOA/CCRs, fire hydrants, transportation/traffic analysis and grading plans). Staff and the applicant said a CDD was created by Ordinance 2023-38 and that the CDD supersedes some HOA maintenance obligations, that hydrants and infrastructure inspections are complete, and that the improvement plans and construction/grading plans were on file and reviewed. Staff said a traffic study had been submitted with the zoning application and that county right-of-way permits for Saint Joe Road improvements had been obtained and constructed.

Outstanding items noted in the hearing: staff confirmed the booster pump is installed but not yet operational pending DEP final connection approval; the applicant and staff confirmed as-built grades and the maintenance/warranty surety device have been submitted. Several commissioners asked staff to verify permits and the traffic analysis and to compare the preliminary plan and construction plans to the final plat to ensure consistency; staff agreed to provide the traffic study and other construction plans to commissioners for review.

Action: in the portion of the transcript provided staff recommended approval of the final plat. A formal final-plat approval vote is not recorded in the provided transcript excerpt; the commission engaged in extended questioning and received public comment prior to any recorded action in the excerpt.

Next steps and follow-up suggested at the meeting: staff to provide commission members with the traffic-impact study and construction plans for review; staff and the applicant to confirm DEP approval for the booster pump and any remaining items needed before issuing COs; staff and public-works staff to follow up on erosion-control compliance and confirm whether additional enforcement or remediation is necessary given the May 4 runoff photographs.