Proposed Changes to Land Development Code - Parking

Walton County Small Business Association

If County Commissioners have their way, South Walton business owners will be building a whole lot of new parking lots.


The county's proposal would require the owner of a home larger than 1500 square feet to have two parking spaces, and an additional space for every 500 feet.

The changes would really hit restaurant owners, requiring them to have one parking space for every 100 square feet, and one space for every 2 employees on the largest shift.


Some businesses have been grandfathered-in and would be exempt from the changes.


But if they expand or had to rebuild, they would lose that exemption.


"We have what meets the requirements now and if we have to go with the new ordinance that would mean me I would need about 52 parking spots which doubles the size of my parking lot that I don't have,” Hanie Nasri, General Manager of Marie’s Bistro.


Business owners believe the proposed parking ordinance will hurt existing businesses and keep new businesses from opening in South Walton.


But they say they're most upset because they didn't know anything about the proposal


"It was shocking and disappointing that they weren't even going to let us know, no workshops they weren't going to publicize it on the paper or internet. It was just going to fly under the radar,”. said Louis Petit, Co-owner of Louis Louis Restaurant and Bar


Several formed what they’re calling the Walton County small business association.


They started with five members and have quickly grown to 100.


"We have something going on, let's form an organization and lets move forward and fight the county about this,” said Petit.


The commission will hold a workshop meeting on the issue Tuesday September 17th at 1p.m., and business owners are expected to be there.

I have to ask the obvious question. If you're already pressed for parking exactly where are you expanding to?

Because this is a change to the development code, does it apply only to new development?

I'm not sure about the restaurant/business provision, but rental houses need adequate parking. The large houses are rented by groups of 8, 10, 12, etc. with multiple cars. Many of them only have parking for one car. I wondered how they got them approved with such small parking pads.

BR, it looks like it's for new development only, but if you have to rebuild a legacy structure the new rules would apply.

I believe the proposal includes sale of property as a compliance trigger.

I'm not sure about the restaurant/business provision, but rental houses need adequate parking. The large houses are rented by groups of 8, 10, 12, etc. with multiple cars. Many of them only have parking for one car. I wondered how they got them approved with such small parking pads.

BR, it looks like it's for new development only, but if you have to rebuild a legacy structure the new rules would apply.

You're right -- there are a lot of rental (and non-rental) properties without adequate parking. When they park on the street because of a lack of off-street parking, it turns the street into virtually a one-way street. A lot of businesses are without adequate parking as well. They'd all be in a big mess if the new code applies to them.

I read the code and it mentioned grandfathering.

It's difficult to get a roomful of people to agree on anything, but many small business owners in South Walton are united in opposition to a new proposed parking ordinance.


The proposed ordinance would require all business owners to have a set number of parking spaces at their sites that are calculated using a formula using square footage and number of employees. At present, there are 108 small business owners in South Walton who have come together to oppose the proposal.


"All business people here are concerned about the new parking ordinance and we took responsibility to form a group consisting of small business owners," said William Schissler, owner of Frank's Cash & Carry in Grayton and Freeport . "When you take the number of square feet and employees formula, for me to be in compliance I need 42 parking spaces in Grayton. In Freeport we need 100. I don't have that much land. They say we are grandfathered in. But if a big storm comes through and leaves me with extensive damage I would be required to bring my business into compliance; or if I want to sell.”


Grayton Beach attorney Gary Shipman's practice would also be affected by the ordinance. He is offering his time and expertise pro bono to guide the newly formed group.


Shipman currently has 16 parking spaces for a 4,000-square-foot building. If the ordinance passes Shipman would need 40 spaces. However, he has nowhere to get the extra spaces.


"Other than Publix or Walmart, no one would be in compliance," he said.


Shipman said that when word spread about the proposal, a complaint was registered with the Planning Department, and then a workshop was scheduled.

"There is a groundswell of opposition to this by business owners," he said. "It would be a disaster. No one is saying there is not a parking problem here. But there are other ways to do it.”


Shipman said he plans to present a petition at the now-scheduled public workshop on Tuesday that would have the signature of more than 1,000 registered voters against it.


“We are trying to get answers,” Schissler said. “People come here and love this place, then they move in and want to change the way things are. Beach life is parties, bars, restaurants, but when new people move here, they want it all stopped."


Schissler is serving as president of the newly formed group called the Walton County Small Business Association, Inc. Marie's Bistro owner Hanie Nasri is the group's vice president, and the treasurer is Louis Petit.


"We felt as small businesses we don't stand a chance so we thought we needed to organize,” said Nasri.


Nasri said the first week there were 10 people at their organizational meeting, then 50, then 103 last week.


"Our mission is to make sure we're not stepped on. We're just very tired," he said. "They would have voted Sept. 10 if we had not done what we did."

Petit said he would also be greatly affected by the parking ordinance. His restaurant Louis Louis consists of 4,000 square feet. Petit said he has maybe 25 parking spaces. If the ordinance passes he would need 40 or more and one parking space for every two employees.


“The guidelines are too stringent," he said.


Cindy Meadows said the proposed ordinance originated in the Planning Department, which gets so many complaints that they wanted to do something about the parking issue.


Meadows said all the County Commissioners looked at the proposal and have hired a consultant to give an assessment of the parking needs and how to accommodate visitors and guests.


"It's become a big issue," she said.

What I heard was Walton COunty says you have to have a certain number of parking spot for every bedroom. And people were building 3 bedroom homes with an office and a den and a sitting area, but after completion its actually becomes a 6br house. Maybe the county is trying to solve a cheating problem.

http://waltoncountysba.org/

WALTON COUNTY SMALL BUSINESS ASSOCIATION


The Walton County Small Business Association is an organization of small business owners in Walton County whose purpose is to serve as a conduit of information concerning issues which impact small businesses in Walton County and to provide a collective voice for the business community. The goal of the Walton County Small Business Association is to strengthen and maintain a sound economic and business environment in Walton County, Florida.

Pres – William Schissler – Franks Cash and Carry
Sec – Paul Vizard – 30A.TV
Tres – Louis Petit – Louis Louis Restaurant
Hanie Nasri – Maries Bistro
Larry Anchors – Real Estate
Cheri Peebles – Monet Monet – Grayt Grounds
3 additions TBA

The Walton County Small Business Association came about after one person found in county proposals, a parking ordinance update that has repercussions far beyond the intended changes. This ordinance was fast tracked for approval without workshops, or any public or business input. It was set for a vote Sept 12th until Public Works postponed until October, pending discussion. A copy of the ordinance is located below in a PDF
WALTON COUNTY PARKING ORDINANCE


This ordinance affects every business in Walton County. The parking requirements are impossible to meet, thus likely making your business a “non conforming business” and as such, non conforming businesses will have no rights to expand, alter, rebuild after disaster, and can have resale consequences. The statement that it does not affect existing businesses is false.


A county meeting is set for 1pm this coming Tuesday 17th Sept at 1pm at the South Walton County Courthouse Annex 31 Coastal Centre Blvd., Santa Rosa Beach.


1. PLEASE PRINT THIS PETITION, HAVE IT SIGNED BY AS MANY WALTON COUNTY REGISTERED VOTERS AS POSSIBLE AND DELIVER TO THE FOLLOWING LOCATIONS/PEOPLE ON OR BEFORE MONDAY 16th SEPT;
PARKING ORDINANCE PETITION IN OPPOSITION


Locations; Dunlap and Shipman 60 Clayton Lane Santa Rosa Beach
Redd’s Fueling Station Blue Mountain Beach
Louis Louis Restaurant 35 Mussett Bayou Rd
Monet Monet – Grayt Grounds Cheri Peebles – Grayton Beach


2. PLEASE ATTEND THIS MEETING, BRING FELLOW BUSINESS OWNERS AND VOICE YOUR OPPOSITION !

I read the code and it mentioned grandfathering.

No business or residence will be grandfathered, because, if you cant meet the requirements, you become "non conforming"
Once you are a non conforming business or residence, you will not be able to expand, rebuild, remodel, or replace, period.

http://waltoncountysba.org/?page_id=38
some video clips of the workshop

No business or residence will be grandfathered, because, if you cant meet the requirements, you become "non conforming"
Once you are a non conforming business or residence, you will not be able to expand, rebuild, remodel, or replace, period.

That's generally referred to as grandfathering.

Defuniak is going to regret breaking the camel's back and organizing south Walton businesses.

Justice will not be served until those who are unaffected are as outraged as those who are.”
― Benjamin Franklin

FOB..

I have always been told that the government would someday be in the bedrooms .... Is that time here now and what is next ?....the number of visitors ??
The government solution to a problem is usually worse than the problem.
FOB..

Wednesday, October 2, 2013, beginning at 1:00 p.m. Location: South Walton Courthouse Annex


http://www.co.walton.fl.us/civicalerts.aspx?AID=776

ORDINANCE PUBLIC WORKSHOP AGENDA




I. WORKSHOP OPENED:


II. ANNOUNCEMENTS:


III. PROPOSED ORDINANCES:


1. Parking Ordinance – An ordinance of the Board of County Commissioners of Walton County amending Chapter 5.02.02 of the Walton County Land Development Code providing for off-street parking requirements; providing for severability and an effective date.


1:00pm – 1:45 pm Discussion of Residential Parking
1:45 pm – 2:30 pm Discussion of Commercial Parking




2:30 pm – 2:45 pm BREAK




2. Ordinance Amending Land Uses in the LDC - An ordinance of the Board of County Commissioners of Walton County amending Chapter 2.01.02 and 2.01.03 of the Walton County Land Development Code providing for the provision of new land use districts of General Commercial, Industrial, Black Creek Neighborhood Planning Area, Neighborhood Commercial, Low Density Residential, Development of Regional Impact – Mixed Use, Extractive Uses, The Second Town Center and Resort; deleting land use districts of Commercial, Industrial, Private Conservation and Medium Industrial; providing for allowable uses and density allocations; providing for severability and an effective date.
2:45 pm – 3:30 pm Discussion of Additions to Land Uses in the LDC
3:30 pm – 4:15 pm Discussion of Deletions to Land Uses in the LDC


3. Comprehensive Plan Mixed Use Acreage Criteria Ordinance - An ordinance amending Walton County Comprehensive Plan policy L-1.3.4 Small Neighborhood (SN), Comprehensive Plan policy L-1.3.5 Traditional Neighborhood Development (TND), Comprehensive Plan policy L-1.3.6 Coastal Center (CC), Comprehensive Plan policy L-1.3.7 Coastal Center Mixed Use (CCMU) and Comprehensive Plan policy L-1.3.8 Village Mixed Use Center (VMU) to modify the acreage criteria for providing mixed uses in these districts and clarifying the types of uses required; providing for severability and an effective date.
4:15 pm – 5:00 pm Discussion of Mixed Use Acreage Criteria


IV. WORKSHOP ADJOURNED:

I have always been told that the government would someday be in the bedrooms .... Is that time here now and what is next ?....the number of visitors ??
The government solution to a problem is usually worse than the problem.
FOB..

There is actually a state law regarding visitors in rental homes. The total number of people in the home cannot exceed it's sleeping capacity.

Governor Scott said. “We had made it difficult for businesses to do well.

Gov. Scott said the state has cut 2,600 regulations to make it easier for businesses to operate in the state, reduced property taxes and business taxes, and eliminated sales taxes on manufacturing equipment.
It appears to me that Walton Co. is determined to make it more difficult for businesses to do well with more regulations,taxes and fees...
FOB...

That's generally referred to as grandfathering.

No. Non conforming means you LOSE grandfathered.

What I heard was Walton COunty says you have to have a certain number of parking spot for every bedroom. And people were building 3 bedroom homes with an office and a den and a sitting area, but after completion its actually becomes a 6br house. Maybe the county is trying to solve a cheating problem.

There certainly are some problems in that area and with parking in general, mostly during tourist season. These proposed ordinances for parking and also even scarier outdoor event ordinance are broad strokes county wide that do not resolve the problems they aim to fix. They do devastate the smaller businesses in areas that don't have exemptions such as Seaside, Alys, etc and that appears to be the goal. If these pass as is, south Walton will not have the artists, musicians, places to eat and stay unless you want resorts and only resorts. Destroying the very thing most people come here to enjoy and get away from a rat race not join one on vacation

The parking issue is back.
From a recent email sent by Larry Anchors, President Walton County Small Business Association......


Good morning:

I am writing to share two pieces of important information.

First, I am pleased to report that the Walton County Small Business Association's platform was overwhelmingly adopted by our membership. I will send a separate e-mail with more information about the platform and about our goals and plans.

But today, the WCSBA needs your help once again.

We need you to contact the Walton County Board of County Commissioners (BCC) and the Planning Department, and send a message that you oppose the county's proposed new parking ordinance.

Here's what's going on:

In an attempt to crack down on short term rental homes that do not provide enough parking for tourists (so-called "monster houses"), county staff recently developed a proposed ordinance that would apply to every single house and every single business in Walton County.

You can read the proposed ordinance by opening the attachment.

This proposal goes far beyond just dealing with "monster houses." It impacts virtually every house and every business in Walton County.

Here are just a few examples of what this parking ordinance -- if it is not significantly revised -- could do:

--- If you build a new home that is 2,100 square feet, on a half acre lot or less, you would need to provide four off-street parking spaces at your home. And, at least two of these spots need to be separate from a driveway. It doesn't matter if you only have one car; you need four spots. The larger the house, the more spots you need, even if you don't rent your home out to short-term guests.

--- For existing homeowners, it could be very difficult to sell any home that does not conform to these proposed rules, because any buyer would be significantly limited to what he or she could build on that property.

--- Restaurants, and many other small businesses in Walton County would immediately not conform to this code. That means, that in addition to preventing most businesses from expanding, businesses would be severely restricted in making any alterations to their existing structures and/or be unable to change the design of their structure in the event of a devastating storm.

--- Homeowners and businesses who live North of the Bay would be required to adhere to these rules, too, even though some communities that experience the biggest traffic and parking challenges (like Seaside and Watercolor) would be exempt.

Here's the good news: thanks to efforts by the WCSBA, the commissioners yesterday asked county staff to revise the proposal.

Now, here's what you can do:

First, sign this petition on change.org to let county leaders know that you are deeply concerned about the county's ordinance. Then, post the petition to Facebook (link: http://bit.ly/1RgdQY1) and send it to your employees, family, and friends to sign, as well.

Second, please directly contact the Walton County Planning office, and director Wayne Dyess, at dyewayne@co.walton.fl.us, with this message:

I am writing to encourage you to revise and improve the proposed parking ordinance. As a small business owner in Walton County, and as a resident with employees who also live here, I am seriously concerned about the impact that this proposed ordinance will have on businesses and homes. I encourage you to propose an ordinance that applies narrowly to short term rental homes ONLY, and does not impact our businesses and our families. The existing ordinance, as presented, has the potential to completely upend our local economy. I respectfully urge you to present a narrowly-crafted ordinance to the BCC and to end the uncertainty that has surrounding parking regulations in Walton County for far too long.

* * *

As always, please be respectful and courteous in your e-mails to county staff.

Finally, please know that the WCSBA will lead the fight to defeat this ordinance if it is not dramatically improved.

It is not a time to panic.

It is a time to get engaged (or more engaged!) and get involved. We need your leadership now more than ever.


Sincerely,
Larry Anchors
President

You bring up some great points about this!

First, you claim that "existing homeowners" will have difficulty selling their home? Because the new rule will limit what they can build? If there's a home, what makes you assume someone will tear it down? Bit of a scare tactic no?

2). The homeowners and businesses North of the Bay will have to follow the rules too. Based on that statement, I'll be looking forward to all homeowners North of the Bay having to follow the Sheriff Departments standard operating procedures for proving private property ownership in the case of trespass violations.

All homeowners up that way better get a new survey, GPS Mark your property lines, etc. All need to play by the rules throughout Walton County.

While it appears some changes may be necessary, the tie in between homeowners and small businesses is not a direct link and is an attempt to generate numbers of panicked homeowners to call / email the BCC.

Parking is one of the largest problems we face here. Restaurants busting at the seems during peak season need to come up with new ways to deal with their "success". Who's going to pay for all the damage to the bike path along 30a, near Stinkys? That's all due to restaurant parking driving back and forth over the pavement there?

As for rental homes, Occupancy Rules will solve that. Why don't we have occupancy rules and does the Small Business group support that?

You bring up some great points about this!

First, you claim that "existing homeowners" will have difficulty selling their home? Because the new rule will limit what they can build? If there's a home, what makes you assume someone will tear it down? Bit of a scare tactic no?
.....

I guess when you said "You bring up some great points about this!", that the the word "You" is rhetorical as I am not Larry Anchors, the email author.

I do think that parking is an issue - nobody in their right mind would disagree. But the county should not make a bad situation worse.

I would hope everyone would stay focused on the real problem at hand. And that is the county can force businesses AND homeowners to adhere to the new codes (if adopted) if the property is forced to rebuild. I can certainly understand preventing a business with marginal parking the ability to expand as the expansion would only worsen the situation.

But let's say a fire or hurricane forces the rebuilding of a structure. Then one loses the "grandfather" protection even if you build an identically sized building. In my opinion, the grandfather protection should permanently remain in place in a rebuild situation as well as in the sale of the property.


Actually it must remain in effect.


If a condo association has X existing parking spaces and the building is damaged during a hurricane which requires a rebuild, the new codes could easily require an additional Y parking spaces. That may or may not be possible depending on available land.

It would be difficult for the county to tell the condo owners that they cannot rebuild because they are short 4 spaces. Try explaining that to a mortgage company. And if the county grants an exception in one situation then they would be expected to grant exceptions to others.

Multiply this by many after a financially and emotionally stressful event such as a hurricane, and WE (property owners, mortgage companies, business owners and the county) have a real problem.

Hopefully, the county will realize this, avoid future unnecessary lawsuits and incorporate verbiage to address this very real situation.

I agree w u 100% on the grandfather issue.

The new requirements should be for future projects.

Local 30a restaurants (most are part of Larry's group), need to solve their own parking problems.

Many "spots" are taken each day by staff. Some park regularly on the R O W. That takes up parking for people wanting to go to the beach, like a mom and her kids from Freeport or DFS.

It's a mess for sure.

Perhaps all the restaurants need to go in and purchase a large off site lot. They can partner up with John Fitch of Sunshine Shuttle and have some transportation. At the cost to the businesses, not the tax payers.

As for rental houses, lets not forget Anchors has a vested interest in that as his business is vacation rentals.

Does anyone know if his group supports occupancy limits on vacation rentals or are they in favor of continuing the "four bedroom, three bath that sleeps 30 and has four parking spots" mentality?

So, let's just use One Seagrove Place and Beachcrest Condos as examples. BTW, I have no interest whatsoever in these.

I count approximately 128 2br units at One Seagrove Place. I count less than 165 parking spots based on satellite image. According to the proposed parking rules, they would be required to have 256 spaces (2 x 2br units). That's a shortage of about 91 spaces or 37% .

Beachcrest condos has 60 2br units (I believe) which would require 120 parking places. I count only about 95 parking spaces - a shortage of 25 spaces or about 21%.

It is very evident that MANY MANY existing condos and homes will not be able to meet the new codes. I'm not even thinking about the many existing businesses where people's livelihoods depend on cooperation with the county, not antagonism in the event of a hurricane or other disaster.

So why in the world would the county even think about opening this Pandora's box in regards to "temporary grandfathering"?