The Walton County Technical Review Committee (T.R.C.) met on November 1, 2023, to discuss several development requests in the county. At this meeting, two minor development requests for properties in Miramar Beach and Inlet Beach were approved, and a Design Review Board consideration for a proposed Santa Rosa Beach AutoZone. Additionally, a significant proposal by Crest Bay Developments for a single-family subdivision gained the committee’s approval.
At the Walton County Technical Review Committee’s (T.R.C.) November 1 meeting at Freeport Commons, several notable requests were taken up with success. Of these, two minor development subdivisions in Miramar Beach and Inlet Beach have been advanced to be considered for development order issuance by the county planning director, and a Santa Rosa Beach AutoZone has moved forward to Design Review Board consideration. These wins are an encouraging sign of progress in the area.
Project Request Overview
The proposed project request includes 19 single-family lots and infrastructure on five acres. The property is located near the bay, east of Ponce de Leon Street and west of South Shore Drive in Miramar Beach, which is in a Residential future land use area and a Neighborhood Infill zoning district. During the presentation, Tim Brown highlighted a critical Walton County Public Works reviewer comment that the proposed drainage easement on the plans should be located outside the public easement. He also noted that the Walton County Land Development Code (L.D.C.) states that if there is a road between a project and adjacent property, no buffer is required. Staff is currently looking into this issue.
Tim Brown of Walton County Planning and Development Services presented an exciting project request submitted by Bill Pope on behalf of Crest Bay Development, L.L.C., for 19 single-family lots and infrastructure on five acres. This property is located near the bay, east of Ponce de Leon Street, and west of South Shore Drive in Miramar Beach, which is in a Residential future land use area and a Neighborhood Infill zoning district. During the presentation, Brown highlighted a critical Walton County Public Works reviewer comment that the proposed drainage easement on the plans should be located outside the public easement. He also noted that the Walton County Land Development Code (L.D.C.) states that if there is a road between a project and adjacent property, no buffer is required. Staff is currently looking into this issue.
Moreover, David Campbell, an engineer representing the applicant, explained that since the access and utility easement is on the south and east property lines, his opinion was that no buffer would be necessary. Brown thanked residents for their input, emphasizing that a site visit would be conducted to address their concerns.
Certified land use planner Allara Mills-Gutcher spoke confidently, affirming that the development was compatible with surrounding developments and consistent with the comprehensive plan. Mills-Gutcher went on to explain that due to the proposed density of 3.8 units per acre being well under that of some existing developments in the area, it was challenging to find that the project was not compatible. She also highlighted a table in the analysis detailing the characteristics of the proposed development, which she asserted were similar enough to determine its compatibility. Finally, Mills-Gutcher stated that a quarter-mile radius had been evaluated for platted subdivisions and the properties immediately adjacent to the project site.
She concluded that the project met the compatibility requirements of the Walton County Land Development Code.
Minor Development Project Moves Forward to Consideration
At the meeting, Walton Palm Estates was determined to be a minor development project and moved forward to consideration of development order issuance with all aye votes. Introducing the project, Tim Brown noted that the property’s density (5.43 units per acre) would be evaluated based on the surrounding area, where up to eight units per acre are allowed. With a flood elevation of seven feet above sea level, Campbell explained that an effort had been made to get water to drain to the center of the site. It is believed that this project will be a great benefit to the general area, stormwater-wise.
Successful Resolution of Outstanding Reviewer Comments
Engineer Robert Carroll proudly represented the applicants and agreed to revise the compatibility analysis to ensure that the requested density within a quarter mile of the project site would be much less than that of the surrounding area, including new developments under construction. Bradley also strongly advocated for the properties closest to the site to receive the most attention on the compatibility analysis. With these revisions and the successful resolution of any other outstanding reviewer comments, the AutoZone Santa Rosa Beach project was advanced with great enthusiasm on November 1. The property is in an Industrial future land use area, and a Light Industrial zoning district, and Tim Brown highlighted some technical issues, including plans by the applicants to fill in an existing mosquito control ditch and replace it with pipes for the water. South Walton Mosquito Control District (SWMCD) had signed off on these plans, eliminating the 25-foot wetland buffer.
These facts were carefully considered, and the Design Review Board (D.R.B.) confidently approved this development order to advance.
The D.R.B. has voted to advance the Watersound Origins Phase 5 – Naturewalk Phase 4 Plat, consisting of the platting of 76 single-family lots and infrastructure on 23.37 acres located 1.4 miles north of the U.S. 98/Watersound Parkway North intersection in southeastern Walton County; and the Kaiya Beach Resort Phase 2 Plat, consisting of the platting of three single-family lots, five multi-family lots, preservation/common area, and infrastructure on 2.47 acres at 25 Kaiya Avenue within the southeastern Walton County Kaiya development to the Walton County Board of County Commissioners (B.C.C.) for final consideration. This is in addition to the McDonald’s Rezoning request which seeks to change 1.49 acres on the south side of U.S. 98, across from West Hewett Road in Miramar Beach from Village Mixed Use (V.M.U.) to Coastal Center Mixed Use or a lesser zoning district, to allow for a drive-through.
Agenda Items
The November 15 T.R.C. meeting was continued with the following agenda items: Inlet Vue Subdivision and the 3 Sons B.B.Q. Minor Scale Amendment (S.S.A.). After some deliberation, Arcadia at Hwy. 20 was also added to the agenda. More agenda items were requested to be carried forward to the December 6 T.R.C. meeting, such as Cypress Lake S.S.A. with Rezoning, Satinwood Subdivision, and Villages of Santa Rosa Plat. Thompson Woods Phase 2, after some discussion, was also included in the December 6 T.R.C. meeting’s agenda.
The November 1 meeting of the T.R.C. provided some presenters and applicants an incredible opportunity to move forward in developing and allowing new projects to enter Walton County’s area. With property near the bay in Miramar being advanced based upon staff suggesting that the proposed drainage easement should be located outside the public easement, there will now be solid progress for Crest Bay Development, L.L.C.’s 19 single-family subsidisions. Likewise, due to the lengthy information given by David Campbell and Stafford to appease resident concerns, the Santa Rosa Beach AutoZone is expected to receive Design Review Board consideration shortly after. These points are progressing favorably within Walton County and serve as thought-provoking information for future applications or requests.
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