Dade City planning board recommends Saint Joe 2 final plat after erosion and inspection debate

The Dade City Planning Board voted 5-2 to recommend approval of the final plat for Saint Joe 2, a planned residential subdivision that staff said is in substantial conformance with prior approvals and state platting law. The board's discussion focused heavily on erosion control and failed silt fences at the construction site; members asked staff and the applicant about inspection timing, SwiftMud (Southwest Florida Water Management District) reviews, and maintenance guarantees.

Staff presented the final-plat report and recommended the planning board forward the plat to the city commission. Staff said the subject property was annexed into the city through ordinance 20 20 24 and related ordinances (20 21 13, 20 21 16 and 20 21 17) and that the site received a utility service agreement through ordinance 20 23 10. The property's future land-use designation is Medium Density Residential and it is zoned PDR (Planned Development Residential). The staff report said the plat is consistent with the conditions of approval in ordinance 20 21 17, with Florida Statute 177 (Part I) and with the city's land development regulations, and that a third-party reviewer found the submittal met plat standards. Steph (city planning staff) summarized: "The final plat approval is the last step of the applicant's need to complete prior to the vertical construction."

Staff said public notice boards were posted and mailed notice to adjacent owners on April 23. The packet included construction plans and a third-party review; staff noted a scrivener's error in the staff report referencing an earlier plat name and corrected it on the record.

Board members raised concerns about active erosion, failing silt fences and sediment washing onto roadways and adjacent properties after recent heavy rains. One member said they had photos showing silt fence failure and that the images had been provided to staff before the meeting; the attorney explained that evidence the board wishes to consider that was not given to the applicant in advance must be provided through the ex parte procedure so the applicant has due-process notice. City attorney Brackens told the board that SwiftMud had issued permits and that, as a general rule, advisory boards cannot disregard another agency's permit approvals: "They have the permit approved by SwiftMud. Mhmm. So there's there's there's no regulation or statute that I'm aware of that provides for another body, another governing body or advisory board to disregard a permit..." (paraphrase in discussion).

The applicant and counsel were present and described construction and stabilization plans. The applicant noted conveyance structures and ponds had been constructed and inspected and said they had a warranty and maintenance obligations: "...there is a maintenance guarantee. So if there's failure of conveyance instrument of pipe, of an inlet, if the inlet's clogged, you know, those kind of things. Number 1, you know, we have a warranty with the site contractor. And number 2, it's a community development district for which we have an obligation to maintain the common elements and and those kind of things." The applicant's representative also told the board the developer would be willing to meet with staff on site to review erosion-control measures; when asked, the applicant said, "Totally not. We'd be happy to do it."

Board members asked for details about what improvements must be completed before final plat or before vertical construction (building). Staff and counsel explained the distinction: certain horizontal infrastructure (roads, water, sewer, stormwater conveyance) must be constructed or guaranteed before final acceptance or before issuance of certificates of occupancy, but the code allows some horizontal construction and final plats to proceed when plans are approved and appropriate performance or maintenance bonds are in place. Staff cited LDR Article 6 and section 6.7.0.4, and noted SWFWMD inspection records: SWFWMD inspections were documented, with the most recent inspection noted in the packet as March 12, 2025, and the SWFWMD permit originally dated/mailed in 2022.

After discussion, the board voted to recommend approval of the Saint Joe 2 final plat to the city commission. Roll-call votes recorded Simon Nay; McKean Chaff Nay; Barker Aye; Levings Aye; Ferguson Aye; Stout Aye; Hanley Aye (tally 5-2). No final city-commission action was taken at the planning-board meeting; the planning board forwarded its recommendation to the commission.

Separately, a motion requesting that staff meet the developer at the site to review current stormwater/erosion-control conditions before the city commission hearing was made and seconded during the meeting but later withdrawn by the maker after discussion about due process and the board's role. City staff and the applicant did agree, on the record, that staff or representatives could meet with the applicant voluntarily to review erosion-control measures.

Background and next steps: the staff report tied the final plat to prior ordinances that annexed and rezoned the property and to a utility service agreement. Staff said a final plat is the recordable map certified by a registered land surveyor and that final-plat approval is typically the last formal step before vertical construction begins; the city retains the right to inspect and require correction of stormwater and drainage work up to acceptance and through a one-year maintenance period following dedication. The planning board's recommendation (5-2) sends the plat to the city commission for final action; any additional conditions or staff reports requested by the commission would be considered at that hearing.