Commission upholds PZB approval for Inlet Drive retaining wall, denying appeal from adjacent homeowners

The Saint Augustine City Commission on Jan. 12 voted to deny an appeal from the Henderson‑Raymond family and affirmed the Planning and Zoning Board’s approval for a retaining wall and associated resilience work along Inlet Drive in Davis Shores.

The project, submitted by the city and presented to the PZB in October 2025, proposes roughly 692 linear feet of precast segmented concrete retaining wall landward of the existing seawall, replacement of two curb inlets to improve stormwater maintenance, and living‑shoreline elements intended to reduce storm surge and erosion. Staff said the design is complete, necessary easements have been secured and federal and state permit verifications are in hand.

“This retaining wall is necessary to reduce the impacts from storm surge and erosion,” Planning and Building Director Amy Skinner told the commission, summarizing staff’s findings that the proposal met the development criteria for conservation overlay zones and that public notice and engagement requirements had been executed.

The appellants, represented by attorney James Whitehouse, argued that certified notice of the PZB hearing was returned undelivered and that the board had not adequately considered impacts to a scenic vista and customary public access at the site. Whitehouse also said some project details had changed over many months and urged the commission to require design revisions, including lowering wall height and removing a pointed cap that he said increased the wall’s visual impact.

Residents who live on Inlet Drive largely urged the commission to move forward. “This project is designed to protect the lives and homes of residents of this city,” said resident Foster Thorpe, who described repeated flooding and safety hazards in the neighborhood. Several neighbors said the existing, deteriorated structures have already allowed water to breach the roadway in non‑hurricane conditions.

After questions from commissioners about notice, standing and whether the appeal should be decided on the record or reopened for additional evidence, the commission declined to accept new testimony for an on‑the‑spot modification and proceeded to consider the appeal on the record. Commissioners concluded the PZB had followed required procedures and that the record contained competent, substantial evidence supporting the approval.

A motion to uphold the PZB decision passed on a roll call vote. The clerk recorded affirmative votes and the appeal was denied; commissioners noted that concerns about public access or future design phases could be addressed through separate processes but would not halt the current resilience work.

The city plans the Inlet Drive work as a resilience project tied to a grant and staff said construction is ready to proceed once remaining administrative steps are completed. The commission’s decision preserves the PZB approval but leaves open the opportunity for the community and city to discuss additional public‑access options as a later project.

Outcome and next step: the commission denied the appeal and the PZB approval stands; staff will proceed with the project planning steps already in the record.