By DOTTY NIST
South Walton Annex- A bed and breakfast proposed for Inlet Beach that had attracted community opposition failed to obtain final approval on June 21.
The decision took place at the Walton County Board of County Commissioners (BCC) special meeting for development proposals on that date at the South Walton Annex.
Summer House Bed and Breakfast came before the BCC with a unanimous favorable recommendation from the Walton County Planning Commission, but with two of the planning board members observing that it was “a stretch” to call the large building in which the business would be located a “house”—and the planning commission chairman stating that the definition of bed and breakfast should be tightened up in the Walton County Land Development Code.
The proposal also came before the county commission with a recommendation for approval from county staff.
It consisted of a three-story, 13,130-square-foot building to be constructed on a 0.65-acre lot on U.S. 98 in Inlet Beach. The lot, located on the north side of U.S. 98 and across the highway from Walton Rose Lane, currently houses a gravel parking lot and several Katrina-type cottages which would be replaced by the bed and breakfast.
According to the proposal, the bottom floor would consist of parking and there would be 25 guest rooms. The land use classification for the property is Neighborhood Infill according to the Walton County Land Development Code (LDC) and Neighborhood Commercial according to the Inlet Beach Neighborhood Plan, which is contained in the Walton County Comprehensive Plan (CP).
Walton County Planning Manager Mac Carpenter addressed an objection brought up at the planning commission meeting that the Florida Department of Business & Professional Regulation only licenses establishments as bed and breakfasts if they have up to 15 rooms, and that they are licensed as hotels if they have more than 15 rooms.
Carpenter emphasized that the LDC and the CP, with the neighborhood plan as a component, contain the requirements with which the proposal must comply.
“We believe it does,” he said.
An attorney representing the applicant also submitted a legal opinion that the state’s 15-unit rule would not apply. “The rules are independent,” he said, adding that the state does not focus on the land use aspect.
According to a staff report presented at the BCC meeting, staff concurred with a compatibility analysis furnished by the applicant stating that the proposed 25 rooms is “far below the maximum allowed rooms per the Walton County Land Development Code.”
“Additionally, the size and scale of the structure and its lush landscaping will feel like a residential home within a community rather than a hotel facing a major arterial roadway,” the report continued, referencing the compatibility report.
Scott Jenkins, an engineer representing applicant Rita Bottems, commented that, at 28 spaces, the parking provided met the requirement of 27.5 spaces. He also explained that over 20 percent of gross square footage would be common space.
Seven citizens, including a number of Inlet Beach residents, spoke in opposition to the bed and breakfast proposal, although a couple indicated that they were not opposed to a bed and breakfast but just the size of the business.
Shane Odom, president of the Historic Inlet Beach Neighborhood Association, observed that it seemed the applicant had found a “gray area” or “gap” between the CP and the neighborhood plan to squeeze in the proposal.
Inlet Beach resident Betty Letcher said it would be “great” for the proposal to be brought back with 10 or 15 rooms maximum. She suggested that it be brought back to what a bed and breakfast “really is.”
Adjacent resident Adam Ware complained that this would be the tallest structure in Inlet Beach. He also warned that the 50 or so people staying in the facility could overcrowd the already-crowded Inlet Beach Regional Beach Access. “Just cut it in half,” he urged, speaking of the proposal.
District 1 Commissioner Bill Chapman asked if there was not a multi-story hotel under construction “on the corner.” Carpenter responded that this was correct. The hotel is under construction at the southwest corner of the eastern U.S. 98/CR-30A intersection.
David Smith objected that, with the Summer House proposal, the applicant was trying to put a hotel on property “it doesn’t fit on.”
To this Jenkins responded that the allowable impervious surface ratio is .60, while just .50 is proposed.
A motion for approval by Chapman did not receive a second and died.
A motion to deny by District 5 Commissioner Cindy Meadows received a 2-2 vote, with Meadows and District 3 Commissioner Bill Imfeld voting in favor and Chapman and District 2 Commissioner Cecilia Jones voting no. County Commission Chair Sara Comander was not present.
Per rules adopted by the BCC, a tie vote results in failure of the proposal, whether the motion is to approve or deny.