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Planning board approves rezoning for 3.5-acre parcel at Highway 98 and Long Avenue amid notice and drainage objections
Summary
The Port St. Joe Planning & Development Review Board approved Ordinance 630 on June 2 to reclassify a 3.5-acre parcel owned by Ralph Rish from residential R-1 to commercial C for a proposed telecommunications facility, despite public commenters questioning meeting notice under the Florida Sunshine Law and raising drainage and compatibility concerns.
The Port St. Joe Planning & Development Review Board voted June 2 to approve Ordinance 630, a small-scale land-use amendment that rezones a 3.5-acre parcel at the northeast corner of Highway 98 and Long Avenue from residential R-1 to commercial C.
Ray, who identified himself as an advocate’s representative for the applicant, told the board the site is intended for two roughly 3,500-square-foot buildings to be used as a telecommunications center and described commercial zoning as more appropriate for the busy intersection. "From a land-use standpoint, going from residential to commercial is completely compatible," Ray said, adding he had a partial interest in the parcel.
The request drew extended public comment centered on two themes: whether the board had properly posted notice of the meeting and whether commercial use would be compatible with existing drainage and neighboring residences. Multiple speakers said they learned of the agenda only from a newspaper notice and not from the city’s website. One commenter cited the Florida Sunshine Law, referring to a statute number in the hearing record, and argued that a missing posted agenda could make votes procedurally improper. Staff responded that the meeting had been noticed and that the board was in compliance with state law.
Residents also raised technical and neighborhood concerns. A commenter asked, "Where's the water going to go?" and another noted the adjacent holding pond has existed for decades, saying, "That pond's been there 70 years." Branch, who identified themself as a lifelong Port St. Joe resident, said they wanted the applicant to succeed but urged the board to be transparent and ensure neighbors receive notice before land-use changes.
After public comment, the chair called the question and the board recorded the motion as passing; the transcript notes the chair abstained and indicates the rezoning was approved. The record does not provide a complete roll-call tally in the transcript.
Next steps, as discussed by staff, will depend on site plans and permit approvals: the board approved a future land-use and zoning change but did not grant development permits. Staff and the applicant will have to address stormwater and site-specific compatibility when a formal site plan and permit applications are filed.
