Rezoning requested for a 16 acre parcel located adjacent to the Golf Garden parcel in Miramar Beach
The Jones Rezoning proposal goes before the Planning Commission on Thursday, October 8. SWCC opposes this plan based on a residential density that is not appropriate for an area full of wetlands.
Here is the background:
· Property area 16.14 acres
· Wetland area 10.33 acres
· Upland (buildable) area 5.84 acres
· Current zoning Residential Preservation
· Current entitlement 2 dwellings (one dwelling per parcel)
· Proposed zoning Low Density Residential 4:1 (4 dwellings per acre)
· Proposed entitlement 46 dwellings
· Increased density 23x (2 to 46)
Language in the Land Development Code allows developers to “transfer” density from wetlands to upland portions of the property and “cluster” housing to minimize wetland impacts. The problem with the Jones proposal is that the resulting density is not appropriate for a low-lying floodplain area.
The question is – why 4:1? Why not Low Density Residential 2:1? Or better yet why not Conservation Residential 2:1. Or even better Conservation Residential 1:1. Why does the county think that the 4:1 proposal is reasonable given that there has been no engineering evaluation of the stormwater impact of such high density on surrounding properties?
SWCC recommends denial of this proposal, with a directive that the applicant perform the engineering design to support a DO (Development Order) application. The rezoning application can be processed concurrently with a DO application. There is no justification for premature rezoning.
We have seen this before with the Forman LSA project – same scenario – floodplain area full of wetlands approved for 4:1 residential with no engineering to support the application. Now the developer is trying to sell the property to Walton County at an inflated 4:1 price.
That is what this is all about – increasing property values dramatically with very little effort. But what is the cost to taxpayers in terms of flooding, water quality and traffic congestion?
Please let the BCC commissioners know your position.
View the staff report >
The Jones Rezoning proposal goes before the Planning Commission on Thursday, October 8. SWCC opposes this plan based on a residential density that is not appropriate for an area full of wetlands.
Here is the background:
· Property area 16.14 acres
· Wetland area 10.33 acres
· Upland (buildable) area 5.84 acres
· Current zoning Residential Preservation
· Current entitlement 2 dwellings (one dwelling per parcel)
· Proposed zoning Low Density Residential 4:1 (4 dwellings per acre)
· Proposed entitlement 46 dwellings
· Increased density 23x (2 to 46)
Language in the Land Development Code allows developers to “transfer” density from wetlands to upland portions of the property and “cluster” housing to minimize wetland impacts. The problem with the Jones proposal is that the resulting density is not appropriate for a low-lying floodplain area.
The question is – why 4:1? Why not Low Density Residential 2:1? Or better yet why not Conservation Residential 2:1. Or even better Conservation Residential 1:1. Why does the county think that the 4:1 proposal is reasonable given that there has been no engineering evaluation of the stormwater impact of such high density on surrounding properties?
SWCC recommends denial of this proposal, with a directive that the applicant perform the engineering design to support a DO (Development Order) application. The rezoning application can be processed concurrently with a DO application. There is no justification for premature rezoning.
We have seen this before with the Forman LSA project – same scenario – floodplain area full of wetlands approved for 4:1 residential with no engineering to support the application. Now the developer is trying to sell the property to Walton County at an inflated 4:1 price.
That is what this is all about – increasing property values dramatically with very little effort. But what is the cost to taxpayers in terms of flooding, water quality and traffic congestion?
Please let the BCC commissioners know your position.
View the staff report >