By DOTTY NIST
Eight developments proposed for south Walton County got a nod to move forward from the Walton County Planning Commission on Aug. 13.
This was at the panel’s regular meeting at the South Walton Annex.
Among these were a hotel, condominium units, and retail planned for Gulf Place and the Hardee’s proposed for Santa Rosa Beach. Generating the most discussion at the meeting were the first and next-to-last items taken up by the board members, The Woods Subdivision Phase III and the Artisan Square Planned Unit Development (PUD).
The Woods Subdivision Phase III
The Woods Subdivision Phase III was a request to subdivide and sell 30 single-family lots on 15.5 acres on the south side of East Point Washington Road, about one mile east of CR-283.
Brian Underwood, Walton County senior planner, told the board members that, due to the property’s Conservation Residential (two units per acre) land use category, there would be a 60-percent preservation requirement, resulting in a maximum of 3,350 square feet of total impacted area for each of the 30 lots. He recommended that this requirement be added to the subdivision plat at the time of platting.
Underwood also explained that plans were for the subdivision property to be accessed from the south via East Point Washington Road, with that road, according to plans, to be realigned to correct a 90-degree “dog leg.” Previously there had been plans for access to the subdivision from the north.
Chance Powell, county engineer, commented that the county had been working for a number of years on getting East Point Washington Road, currently a dirt road, improved, and that he would not want to see it improved without realigning dog leg sections in the road.
Long before this development was proposed, Powell said, Walton County Public Works had been working toward bringing this road up to the status of major collector. He said public works would want to abandon the old alignment portion.
The road borders the Eden Gardens State Park property. Powell said he had met with Lew Scruggs of the state Department of Environmental Protection’s (DEP) Office of Park Planning on site about realigning the road.
The next step, Powell commented, would be to stake out the proposed realignment and determine any plant and/or animal species that would need to be relocated.
Representing The Woods Owners’ Association, Tiffany Davis said the owners did not oppose the development but only the name, since these 15 acres were not part of the original subdivision plat.
Scott Jenkins, engineer for the project, responded that the applicant had actually requested a name change for the subdivision.
“OK, we’re happy,” Davis responded.
Attorney John Cottle said he represented the Point Washington Estates Association, which manages and operates The Woods Phase II, which is adjacent to the proposed subdivision. He called for a stop to any attempts to access the proposed subdivision through lot 57 of The Woods Phase II.
This was agreed to by attorney Robert McGill, representing the applicant.
The Woods Phase II homeowner Murray Balkcom raised the issue of whether there would be utility connections through lot 57 as a utility easement.
This was not ruled out, but Jenkins pledged, “We will not overburden the system.”
Balkcom also questioned compatibility of the proposal, since the original The Woods Subdivision was 56 acres in size with only 46 lots.
Balkcom said he was not against development but that he had chosen to live where he does because the lots are a half-acre in size. He complained that in the new subdivision four houses would go behind one lot in his neighborhood.
Planning Commissioner Tom Patton moved for approval with conditions recommended by staff and with the condition of the name change and abandonment of plans to access to the subdivision from the north. His motion was seconded by Planning Commissioner Tom Terrell.
Planning Commissioner David Kramer commented that he could not imagine that the use of the lot as a utility easement would not end up in court.
Patton responded that you either let the people in a subdivision design it or you let the professionals do it. He maintained that the applicant had the right to have a utility easement through a lot.
Patton’s motion for approval carried with Kramer casting the only no vote.
Hardee’s
Most planning commision discussion on the Hardee’s focused on the stormwater basin to the utilized by the restaurant, which is off site on adjacent property.
The 2,474-square-foot restaurant is proposed for construction at 3010 U.S. 98 near the northeast corner of the U.S. 98/CR-393 intersection in Santa Rosa Beach on a 0.66-acre parcel. It is proposed to have a drive-through, which is something of a rarity in south Walton County outside of the Miramar Beach area.
Representing the developer, SCR Associates, Scott Rutherford told the planning commissioners that the owner of the Ace Hardware property just to the west owns the stormwater pond property and that use of the pond by the Hardee’s is deeded, along with an access easement for the restaurant property. Currently the pond is sized just for the Hardee’s, but there are plans to expand it in conjunction with the expansion of the hardware store, he added.
Patton spoke to the need for a master plan for the property with the Hardee’s now being “dropped in.” Wayne Dyess, county director of planning and development services did not disagree but said that this is a parcel-type application within a Village Mixed Use land use area and that the planning department is required by code as written to review the existing application.
Planning Commissioner Lee Perry raised a question about the allowability of restaurant drive-throughs. Kramer responded that drive-throughs are an allowable use in the Village Mixed Use land use category.
According to a staff report on the project, it does not meet transportation concurrency, and a proportional fair share amount of $94,020 will be required.
The report also states that a southbound left turn traffic signal is warranted at the U.S. 98/CR-393 intersection and that “additional site modifications may be forthcoming in regards to comments and/or requests from FDOT (Florida Department of Transportation) in regard to the proposed access points along U.S. 98.”
Kramer moved for approval of the project with the condition that the planning department and legal department see and approve the stormwater plan and related agreement, along with the access agreement between the property owner and adjacent property owner. He included an additional comment encouraging that a southbound left-hand turn lane from CR-393 onto U.S. 98 be researched and that proportionate fair share funds from the project be used for a warrant study for the turn lane.
The motion was seconded and approved with Terrell casting the only no vote.
Gulf Place Lots 19 and 20
Requested in connection with the Gulf Place Lots 19 and 20 proposal were a 50-unit hotel, 40 multifamily condo/townhome units, and 2,500 square feet of retail space, all on 2.2 acres within the Gulf Place Planned Unit Development (PUD) , north of CR-30A and adjacent to the west side of CR-393 South.
Underwood noted that Gulf Place had been approved as a four-phase master plan project in 1995.
According to the staff report for the project: “A determination by Wayne Dyess, Director of Planning and Development Services, dated April 23, 2013, confirmed that entitlements remaining for Parcel 19 of the PUD master plan include a total of 40 residential units. The determination also stated that unbuilt commercial intensity remaining for Parcel 20 includes approximately 26,000 square feet. The proposed development site is currently partially developed, containing an existing bank and asphalt parking areas within the southeast corner of Parcel 19.”
Underwood said the planning department had received a petition in opposition to the proposal signed by 184 petitioners as of the day of the meeting.
Parking, Underwood noted, has been a concern expressed. He told the board members that 134 parking spaces are to be provided within lots 19 and 20 as part of the project, with an additional nine shared parking spaces to be provided outside of Lots 19 and 20 but within the PUD. plus eight spaces along the CR-393 right-of-way.
Tallahassee attorney David Theriaque presented the planning commissioners with written materials, plans and drawings for the proposal.
Jamie Eubanks, an engineering representative for the project, commented that due to complaints about stormwater in the area, the county had required design of the project site for a 100-year storm event. He said exfiltration to retain stormwater for a 100-year event had been designed below the parking area.
The developer, Eubanks continued, has agreed to make stormwater improvements on the Trustmark Bank site at the southeast corner of the property. There is an existing exfiltration system on the site, which will receive capacity enhancement through the use of a small stormwater basin, he explained, in order to resolve an issue with water discharge to the nearby Artists at Gulf Place artists’ colony.
Patton asked about amenities associated with the hotel. “In this case, absolutely none,” Eubanks responded. He said the hotel would consist of rooms and a lobby.
Sherry Carter, an owner at Gulf Place since 2006 and a realtor, referred to the hotel as a “motel” and complained that motels on CR-30A would be destructive to “the integrity” of what currently exists on the county roadway.
Carter observed that Ed Walline Park is the busiest beach access park on CR-30A. Putting an additional 150 to 200 people on the beach at CR-393 and CR-30A will result in no room being left on the beach, she warned.
Carter also expressed concern about flooding at Gulf Place, noting that two gulffront homes had flooded there last year, and about parking problems. She confirmed with the planners that the code parking requirement for hotels and motels is 1.1 spaces per room
Kramer spoke in favor of the county looking a multi-story parking structures.
Patton observed that Gulf Place had been approved previously for this development and that vested rights exist. “I think it’s a darn good-looking project,” he said. He also gave the engineering team high marks for their efforts to not only prevent the development from adding to stormwater issues but to solve existing problems.
“They have gone the extra mile,” Terrell agreed.
The board members voted in favor of the proposal with all aye votes.
Artisan Square PUD
Bringing out a group of interested Point Washington residents was the Artisan Square PUD, consisting of five residential lots and 15,456 square feet of commercial and restaurant use proposed for a 3.024-acre site at the northeast corner of CR-395 and Eden Drive.
The property is in a Traditional Neighborhood Development (TND) land use category.
Developer Onno Horn was requesting a waiver of the requirement for multi-family use due to the small size of the development parcel.
A number of deviations from code requirements were requested in connection with the proposal. These included: a deviation for 19.94 percent of the neighborhood area to be designated for public use rather than the required five percent minimum; a deviation to allow 53-percent workplace uses rather than the required maximum of 25 percent; a deviation to allow a maximum of 50.89 percent for the commercial center rather than the required maximum of 20 percent; a deviation to use existing frontage streets, CR-395 and Eden Drive, and 10-foot sidewalks in the commercial center area rather than developing front streets with parallel parking for commercial center areas; a deviation to provide for limited special events to be reviewed on a case-by-case basis; a deviation for a reduction of residential front yard setback from 20 feet to 15 feet; a deviation from the Point Washington Neighborhood Plan’s more stringent restaurant parking standards in favor of Walton County Land Development Code standards; and a deviation to allow parallel parking in the CR-393 and Eden Drive right-of-ways.
John Henderson, engineer of record for the project and a representative of the applicant, explained that in meetings with the community a restaurant and gathering area had been what residents had said they wanted most. He described the planned restaurant as similar to Red Bay Grocery.
Henderson said the parallel parking spaces in the CR-393 and Eden Drive right-of-ways had been a suggestion from the community to provide traffic calming.
He said the big oak trees on the property would be preserved and that there would be nice outdoor seating.
Pat Blackshear of Blackshear Planning, who had prepared a compatibility analysis for the proposal, said the project was in response to the neighborhood’s desire for a great place to walk and bike to or to stop at for a sandwich or cup of coffee. She stated that special events on the site would be coordinated with the neighborhood and that the neighborhood association would assist the developer in implementing the PUD documents.
A number of Point Washington residents addressed the planning commissioners. The first of those, Marge Crawford, spoke as a member and representative of the neighborhood association, known as the Historic Point Washington Association (HPWA). Crawford said she lives across the road from the development property.
She disagreed with the plans for parallel parking and asked that the neighborhood plan’s requirements for restaurant parking be met. She expressed concern about music associated with the special events, saying that music accompanying weddings at nearby Eden Gardens State Park was a problem at times in the neighborhood.
Crawford was appreciative of the developer asking HPWA members to be on his review board and that he had changed the design of his buildings to conform with the pattern book adopted by the neighborhood association. She pledged that the neighborhood would work with the developer if he met county requirements.
Point Washington resident Ty Sims told the planning commissioners that HPWA does not represent everyone in the neighborhood and that quite a few people who could not attend the planning commission meeting “are not happy one bit.”
He expressed concern with the intensity of what was planned for the small parcel. Nothing is binding, Sims continued, that the developer has to implement review of the development by the HPWA.
Sims warned that the development would create traffic problems in the small area where there are already two schools and two churches. He said he was not against development but that “it needs to conform more to what is existing and in place.”
Cindy McDavis, a resident who said she would be closing on an Eden Drive property in a week, said she loved the quiet and nature aspect of the area. She liked the general store/coffee house plans that were presented but worried what kind of business might occupy the property if the current owner decided to sell.
James Foley, HPWA president, said the first time the development team showed up to talk with the group “we ran them off.” The second time HPWA showed them the pattern book, and they agreed to follow it, he said.
Foley commented that in former years Point Washington had had a grocery store, three sawmills and a school and was a “functioning Southern hammock.”
He said he was not endorsing the development but that “we want a working community with a store.” He credited the applicant for agreeing that HPWA would be the design review board for his development.
Eden Drive resident Nancy Gross, a 10-year resident of the community, said she liked the idea of the development but that it was “too dense.” She called for the elimination of the parking on Eden Drive due to the narrowness of the road. Gross also called for the requirement for the developer to work with HPWA to be “put down on paper.”
Henderson agreed for the parallel parking and a stop sign to be eliminated. “We can do without that right now,” he said.
He added that less than four units per acre were proposed, that the development meets traffic concurrency, and that, in the way of outdoor events, concerts were not envisioned but instead possibly art shows with music.
While a change in use might be possible in the future, this would still be a community development and would not last unless supported by the community, Henderson continued.
Patton called for the entertainment deviation to be clarified. Kramer said he was having trouble understanding why the workplace use and commercial use would need to be doubled from code requirements.
Dyess commented on the intent of the TND land use category as providing for a compact center with diverse uses.
After some board discussion, Patton moved for approval with the requested deviations except for the one pertaining to entertainment and the front setback reduction. The motion was approved with all aye votes.
Other action
Also approved in other action at the Aug. 13 meeting were: Resurrection Church Parish Life Center, a 14,800-square-foot addition to the existing 16,548-square-foot Resurrection Church and parish at 251 Miramar Beach Drive in Miramar Beach; Rosemary Beach Parcel A Mixed Use Building, 5896 square feet of retail and five condominium units on 0.32 acre at the southeast corner of CR-30A and New Providence Lane in Rosemary Beach; and Stock & Trade Design Center, part of the still-vacant Commerce Park PUD which was approved in 2005, consisting of a 57,347-square-foot furniture store on 2.41 acres on the north side of U.S. 98, 1,100 feet west of Veterans Road.
Also conditionally approved was Miramar Beach Mattress Firm, a 5,700-square-foot commercial building proposed for 1.75 acres at the northwest corner of the U.S. 98/Ponce de Leon Street intersection. The approval was contingent on final approval by the Walton County Scenic Corridor Design Review Board (DRB) at its second hearing on the proposal, as the DRB members had directed a number of aesthetics-related changes to the plans.
The Seagrove Village Market proposal was continued to the Sept. 10 planning commission meeting.
Planning commission recommendations are provided to the Walton County Board of County Commissioners (BCC), which has the responsibility for making final determinations on land use proposals in public session.