Fight High-Density Developments and Variances on 30-A

[Beach Runner]

If you want 30-A to maintain its ambiance, please attend the meeting tomorrow night. Every digression from "the way it was" sets a precedence for future decisions by the Board of Commissioners. Do we want 30-A to turn into a high-density, commercial corridor like Destin has become? I remember when Destin was a sleepy little fishing village.

Below is the notice for the meeting.

********************************************
Hello everyone,

We are noting an increase in requests for variances from the Land Development Code particularly with regard to setbacks for single family residences. As some of these requested variances may be in your neighborhood we are providing this upcoming agenda to you.

Variances can only be granted for provisions in the Land Development Code. You cannot get a variance from a provision in the Comprehensive Plan. To get a variance, there must be a significant and justifiable reason. Here is a synopsis of the standards that the Board of Adjustment must consider in determining whether to approve a requested variance:

1. Variances must be in harmony with the area and not injurious to the neighborhood or the public
2. A variance cannot be used to establish a use that would otherwise not be permitted
3. There must be proof of unique and special circumstances that dictate a variance is needed
4. There must be proof of unnecessary hardship
5. The granting of the variance must be necessary for the reasonable use of the land
6. The proposed variance will not impair adequate light and air to adjacent property, increase congestion
in public streets, increase fire danger, endanger public safety or substantially diminish adjacent
property values
7. The granting of the variance will not result in a special privilege that is denied to others in the same
area.

For more detailed information, see Section 8.02.02 of the Land Development Code.

You can get more information about these proposed variances from the Planning Department at the courthouse in South Walton. If you are interested in these proposed variances and cannot attend the meeting you can email any concerns to: Joe Johnson at cip289@earthlink.net Mr. Johnson is the Chairperson of the Zoning Board of Adjustments.

Anita Page
Executive Director
South Walton Community Council







Walton County Zoning Board of Adjustments Meeting Agenda
Date and time: May 24, 2007 at 6:00 P.M.
Location: South Walton Courthouse Annex
I) MEETING OPENED

II) MINUTES READ/APPROVED

III) ITEMS TO BE HEARD:

1. EFFIE P. KALOYANNIDES PETITION FOR VARIANCE - Project number 07-005-00002. This is a variance application submitted by Effie P. Kaloyannides, requesting approval of a variance from the Walton County Land Development Code, Section 5.00.03 for a single family residence from 20-foot front yard setback, 15-foot rear yard setback and 7 ½ foot side yard setbacks reduced to a 5.4 foot rear yard setback for the 6 foot by 12 foot proposed addition, a 5.3 foot northern side yard setback for the existing structure and a 6 foot 4 inch front yard setback for the proposed 20 foot by 26 foot proposed addition. This site is located at 77 Flounders Street, Santa Rosa Beach, Florida 32459 (parcel number 12-3S-20-34030-00N-0020).
2. ANDREW CARPENTER VARIANCE - Project number 07-005-00005. This is a variance application submitted by Wayne Homes by Centex, requesting a variance from the Walton County Land Development Code, Section 5.00.03 for a single family residence from a 7 ½ foot side yard setback reduced to a 6 foot 6 inch side yard setback for the existing detached carriage house. The site is located at 477 Wood Beach Drive (parcel number 14-3S-19-25210-00C-0130).
3. HOOD AND LARKIN PETITION FOR VARIANCE - Project number 07-005-00003. This is a petition for variance application submitted by Gregory Hood and Patricia Larkin, requesting a variance from the Walton County Land Development Code, Section 5.00.03 for a single family residence from a 7 ½ foot side yard setback reduced to a 3 foot 1 inch side yard setback for the existing single family home. The site is located at 77 Brown Street, Santa Rosa Beach, Florida (parcel number 24-3S-19-25000-003-0036).

4. DENNIS HEADINGS PETITION FOR VARIANCE - Dennis Heddings is requesting a variance from the Walton County Land Development Code section 5.00.03 single family building setbacks on lot 22 of Lakewood Village Plat I reducing the 20-foot front yard setback to a 3-foot front yard setback and the 7 1/2 foot side yard setback to a 2 foot side yard setback. This site is located on Lakewood Drive adjacent to Cottages of Eastern Lake PUD (parcel number 19-3S-18-16140-00B-0220).

5. DENNIS HEADINGS PETITION FOR VARIANCE - Dennis Heddings is requesting a variance from the Walton County Land Development Code section 5.00.03 single family building setbacks on lot 24 of Lakewood Village Plat I reducing the 15-foot rear yard setback to a 2-foot rear yard setback and the 7 1/2 foot side yard setback to a 3 foot side yard setback. This site is located on Lakewood Drive adjacent to Cottages of Eastern lake PUD (parcel number 19-3S-18-16140-00B-0240).


IV) MEETING ADJOURNED.

[Busta Hustle]

Preventing high density is I'm afraid like getting the horse back in the barn. These variances apply to one lot at a time. The real culprit to high density is neighborhood infill and lots splits which in effect change the number of dwellings allowed on a parcel. For example and in most cases lots along 30-A have been approved for up to 8 or 10 units per acre or more. About half the total parcels in walton are in south walton and that number has doubled since 2001 thanks to lot splits approved by your county commissioners. Please ask them how many units are already approved to be built by their development orders.Then you'll really get a since of what high density looks like.

[Beach Runner]

Preventing high density is I'm afraid like getting the horse back in the barn. These variances apply to one lot at a time. The real culprit to high density is neighborhood infill and lots splits which in effect change the number of dwellings allowed on a parcel. For example and in most cases lots along 30-A have been approved for up to 8 or 10 units per acre or more. About half the total parcels in walton are in south walton and that number has doubled since 2001 thanks to lot splits approved by your county commissioners. Please ask them how many units are already approved to be built by their development orders.Then you'll really get a since of what high density looks like.

The problem is that they allow 8-10 units per acre, but in the case of beachfront properties, a large percentage of that "acre" is either under water at high tide or at a huge drop down to the beach level, clearly property that can't be built upon. That is *so* not right. At the most, the "acre" should be replaced by "buildable acre." I say "at the most" because 8-10 units per buildable acre pretty much changes the ambiance of 30-A as we know it (except for big places like One Seagrove Place that were grandfathered in).

It's a scam. If it continues, goodbye 30-A, hello Destin. If the Destin ambiance is what you like, you should be happy.

[scooterbug44]

Every little bit helps! Just because the horse is out of the barn doesn't mean we should allow the rest of the livestock to wander!

#2 is the only one I think should pass - it's for an existing structure that is asking for a 12" difference.

#4 and #5 are just ridiculous requests!

[Busta Hustle]

i appreciate everyone's comments as well as your commitment to sanity along 30-A. Anita Page is incredible in her knowledge of the law and would make a terrific county attorney. I have been to many commisioner meetings on taxes and density issues. i do not think I have ever seen a small or large land use change denied, although probably a few have been.
i am always amazed that there is not rage about that and also an almost 300% increase in taxes received by local gov. over the past 4 or 5 years. Good luck tomorrow and try to drag one of those horses or chickens back into the barn...

[scooterbug44]

It's amazing isn't it? Almost like the people reviewing the variances and large developments had gotten lots of campaign contributions from developers......

[seacrestkristi]

Puhleeez, say it ain't so???

[beachmouse]

Not all of the tax increase was a bad thing. In the late 90s, Walton County deputities were starting out in something like the $18-$21K a year range, and during the winter, they'd have maybe one police car covering all of the US 98 corridor at night.

[Beach Runner]

Sorry if I offended anyone by starting this thread. I have strong feelings about keeping 30-A the way it was when we first bought property here in 2001, i.e., the reasons we thought this place was so special. I understand if some of you disagree with me. There's a lot of money to be made by creating high-density developments. In my humble opinion, this ruins the charm of 30-A. If you disagree, I am sorry that I offended you. I remember when "big signs" made people mad on 30-A. A "big development" is one heck-of-a-lot worse than a big sign.

Whatever happens will happen. I will do whatever I can to maintain the mantra of 30-A that existed when we first bought property here, but the mighty dollar rules.

[Chickpea]

Sorry if I offended anyone by starting this thread. I have strong feelings about keeping 30-A the way it was when we first bought property here in 2001, i.e., the reasons we thought this place was so special. I understand if some of you disagree with me. There's a lot of money to be made by creating high-density developments. In my humble opinion, this ruins the charm of 30-A. If you disagree, I am sorry that I offended you. I remember when "big signs" made people mad on 30-A. A "big development" is one heck-of-a-lot worse than a big sign.

Whatever happens will happen. I will do whatever I can to maintain the mantra of 30-A that existed when we first bought property here, but the mighty dollar rules.

Beachrunner,
Do not worry about offending anyone - you have been unfailingly polite in your posts and that is a good thing.
I have not read in depth what you have written and posted but I would like to just add that as an architect and planner I deal with issues of density all the time. It is never a simple argument. I completely understand and respect the vehemence towards which people feel about this subject but there can be nuances.
To me what makes the 30A corridor so attractive and unique is the fact that there is currently about 35-40% deeded to conservation and preservation (hopefully in perpetuity). However, to keep this from remaining unchanged, as population and development become inevitable, it makes sense to me to be start a conversation about higher densities in pockets of area. I personally would rather see this than see lower densities spread out and start carving away at our conservation areas.

Development as I see it is inevitable, regrettable as this may be to some. So let's start conversations about smart ways of handling this.
Thanks

[Beach Runner]

Beachrunner,
Do not worry about offending anyone - you have been unfailingly polite in your posts and that is a good thing.

Thank you. I know that there are as many opinions as there are people, so I am certain that there are those who strongly disagree with me. It's just that we have fallen in love with this area and hate to see it lose the charm as we perceive it.

[spinDrAtl]

This is just a question related to the topic. My understanding is that there is a 4 story height limit in Walton. It appears that the new beachfront structure going in at Inlet Beach is at least 5 stores. This is the tall white one just east of Rosemary and is inside a small walled off development that I think will contain 4 structures. Anyone know about this development? Thanks.

[Smiling JOe]

Not all of the tax increase was a bad thing. In the late 90s, Walton County deputities were starting out in something like the $18-$21K a year range, and during the winter, they'd have maybe one police car covering all of the US 98 corridor at night.

Beachmouse, I think only a small handfull of people would disagree with you on that. Most of us will gladly pay taxes so that our Fire Dpt and Sheriff's office has the funds to do their jobs, and that includes paying salaries and wages. However, that is only a small drop in the bucket as a percentage of the money which is spent frivously behind the big curtain.

[Smiling JOe]

This is just a question related to the topic. My understanding is that there is a 4 story height limit in Walton. It appears that the new beachfront structure going in at Inlet Beach is at least 5 stores. This is the tall white one just east of Rosemary and is inside a small walled off development that I think will contain 4 structures. Anyone know about this development? Thanks.

Maybe the bottom level is a parking deck. Sanctuary by the Sea, at Big Redfish, is also five stories, but Uncle Timmy says that there the 4 story/50'ft rule is bent if there is a parking level on the ground floor. I'm not sure of all of the details on that variance from the rule, but Uncle Timmy can tell you.

[scooterbug44]

I think developements that are high density because of many small buildings clsoe together are great and add to the character of 30a. The giant monoliths are what make it like Destin.

Phooey on the 4 stories plus a parking level loophole. 50' is 50', so they'd better have some low ceilings and a flat roof!

[Bob]

Not all of the tax increase was a bad thing. In the late 90s, Walton County deputities were starting out in something like the $18-$21K a year range, and during the winter, they'd have maybe one police car covering all of the US 98 corridor at night.

Give me some valid reasons why my tax bill should rise sixfold in three years and I'll listen to your late 90's stories.

[seacrestkristi]

Did someone say earlier in this thread that the folks approving variances are being paid or 'wined and dined' by developers to do so?

[Beach Runner]

I think developements that are high density because of many small buildings clsoe together are great and add to the character of 30a. The giant monoliths are what make it like Destin.

Phooey on the 4 stories plus a parking level loophole. 50' is 50', so they'd better have some low ceilings and a flat roof!

First paragraph: You're right about the monoliths. But what impressed us when we first saw this area was the large percentage of low-density, single-family dwellings. Personally I'd like for it to stay that way, especially south of 30-A so that big and/or dense structures don't block the view of the water for everyone else. At minimum I believe in the rule that a new development should be compatible in density to the neighborhood surrounding it.

Second paragraph: Totally agree.

[scooterbug44]

Did someone say earlier in this thread that the folks approving variances are being paid or 'wined and dined' by developers to do so?

No, I commented on the amount of campaign $$ locals officals get from developers and the like.

[Beach Runner]

Did someone say earlier in this thread that the folks approving variances are being paid or 'wined and dined' by developers to do so?

You *so* know that happens. Money is power.

[Beach Runner]

We went to our first Planning Commission meeting last night. We came out with a positive impression and learned a lot about the members' manner of thinking. It was very interesting.

[BFinBR]

As a fairly complete outsider (we've been vacationing in S. Walton for almost 20 years, and hope to buy one of these days) with no dog in this fight, the lesson here is that people here need to get involved, not just by attending meetings, but by financially supporting candidates -- even from other districts -- who want to preserve the character of South Walton. If the developers all essentially elect candidates who support more development at any cost, you can't expect those leopards to change their spots when these issues arise in your particular neighborhood. JMO.

[Beach Runner]

It's disheartening for me to think that one must essentially pay off a public figure for him or her to do the right thing.

[BFinBR]

It's disheartening for me to think that one must essentially pay off a public figure for him or her to do the right thing.
Today 06:24 PM


With all due respect, there is a significant difference between "paying off a public figure to do the right thing" and helping (in all ways, including supporting campaign expenses) to elect public figures whose philosophy you agree with.

For all of the veiled accusations of corruption among public figures (here and in the world at large), the fact is that 99.9999999% of the time those folks do what they think is best, whether you agree with them or not. The trick is to find, and support, the people whose idea of what's best corresponds to your own. That's not corruption; that's representative democracy.

[scooterbug44]

Giving $ to a candidate whose ideas you believe in is respresentative democracy and something I hope everyone does.

Donating to both candidates so that no matter who wins you supported them and they "owe" you is not.

Subverting (or outright violating) the election laws by donating the maximum allowed amount through a variety of venues/companies (some created just for the elections) is not.

Banding together w/ other developers to fraudulantly influence elections in your favor is not.