DR Horton project on 36 acres on Draper Lake

Discussion in 'Local Government and Groups' started by South Walton Community Council, Feb 28, 2020.

  1. South Walton Community Council

    South Walton Community Council Community Organization

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    SWCC met with Walton County Planning to discuss the Draper Lake Planned Unit Development, a DR Horton project on 36 acres located on the east side of Draper Lake. We learned that Planning has concerns that align with SWCC issues:
    • The project does not qualify as a PUD as it does not meet Comprehensive Plan requirements for innovative design that includes unique design feature adopted to promote compatibility with adjacent residential areas
    • The application does not contain enough detail to evaluate code compliance
    • The proposal requests several unacceptable deviations from development standards, such as zero building setbacks

    View the staff report



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  2. Jim Tucker

    Jim Tucker Beach Fanatic

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    Absolutely not the place to have dense development.
     
  3. J Mac

    J Mac Beach Crab

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    183 Blue Gulf Dr, Santa Rosa Beach, Fl32459
    The next Public meeting is March 4 8:30am. It would be nice if as many people as possible would show up and voice there concerns!!!! This density is on a coastal dune lake. What beach access are these individuals going to visit. Grayton Beach Access? Parking?
     
  4. steel1man

    steel1man Beach Fanatic

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    DRAPER LAKE PUD – STAFF REPORT FOR TRC MTG ON 3/4/2020

    Earlier this week, SWCC met with the Walton County Planning Dept. to discuss the Draper Lake Planned Unit Development (PUD). The Draper Lake PUD is a 36-acre DR Horton project located on the east side of Draper Lake and south side of 30A.

    At this meeting, SWCC learned that the Planning Dept.’s concerns align with SWCC’s issues with this project. Here is a summary:

    • The project does not qualify as a PUD as it does not meet Comprehensive Plan requirements for innovative design that includes unique design feature adopted to promote compatibility with adjacent residential areas

    • The application does not contain enough detail to evaluate code compliance

    • The proposal requests several unacceptable deviations from development standards, such as zero building setbacks

    View the Planning Dept. Staff Report below for more details about this project.


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    SWCC partners with SoWal neighborhoods to preserve our unique ecosystem and natural beauty while ensuring development decisions improve our quality of life.
     
  5. jkmason

    jkmason Beach Lover

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    Where will the meeting take place?
     
  6. South Walton Community Council

    South Walton Community Council Community Organization

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    Draper Lake PUD - Technical Review Committee
    Wednesday, March 04 2020, 8:30AM
    Freeport Business Park Board Room

    Here are some important notes for the upcoming TRC meeting in Freeport:

    1. The public will be allowed to comment
    2. Comments will need to relate to technical aspects of the DRH proposal
    3. Technical concerns included in the Planning staff report (see link below) are all appropriate issues to discuss
    4. Environmental concerns would also be appropriate
    5. Bottom line – the proposal does not meet Comprehensive Plan and Land Development Code requirements
    6. Numbers count – please attend even if you do not plan to speak
    7. You might want to get there early. There are 3 agenda items that will draw a crowd; agenda item 1 (RV park), agenda item 5 (Draper Lake PUD) and agenda item 11 (solar farm)
    A highlighted version of the staff report is available at the link below – highlights indicate important issues that warrant discussion


    View the staff report
     
  7. Sweet Pot Pie

    Sweet Pot Pie Beach Comber

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    How did the meeting go?
     
  8. South Walton Community Council

    South Walton Community Council Community Organization

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    Draper Lake PUD Technical Review Committee Meeting Notes

    Takeaways from Technical Review Committee Meeting 04 Mar 2020

    1. Citizen attendance was significant – standing room only
    2. Public comments were meaningful and impactful
    3. Video is available at link below, agenda item starts at 1 hour, 7 minutes
    4. Planning got a lot of credit for a comprehensive and detailed staff report; staff comments are available at the link below
    5. Planning Director Mac Carpenter stated that the comments he received prior to the meeting were all in opposition, and stated with conviction that he wanted to do the right thing for the community
    6. Agenda item was continued to the 01 Apr TRC meeting, to give the applicant an opportunity to respond to staff comments
    7. Applicant (represented by David Smith, Innerlight Engineering) offered to meet with community representatives prior to the next meeting

    Thanks to everyone who participated; your voices have been heard.


    View the video

    View the staff comments
     
  9. South Walton Community Council

    South Walton Community Council Community Organization

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    As of 5/13/20, we received an email from Stephan Schoen, the Walton County Planning and Development Services Senior Planner, regarding the Draper Lake PUD, DR Horton (DRH) application status for the Technical Review Committee Public Hearing scheduled for Wednesday June 3rd.

    The letter from Schoen read: “We have not received a resubmittal for the subject and you’re right, there will not be a lot of time for a turn around by June 3rd but rest assured, if county staff does not have ample time to review the application, it will not move forward. The engineer of record has indicated that a neighborhood meeting will be held in the very near future though I do not have any details on that. All Public meetings, for the time being, are being held both in person and virtually. The Zoom information is available on the County’s website (co.walton.fl.us).”

    At this point we are still in a holding pattern, but by no means will DR Horton back down. The “engineer of record” is Innerlight Engineering. They are the acting representative for DRH and have performed many of the tasks required on the Draper Lake PUD to submit the application to Walton County.

    SWCC will keep you informed as we learn of any changes in the application status, “a neighborhood meeting”, or new developments with any issues that may arise or come to light in the upcoming week.

    We urge everyone concerned about this development to visit www.SouthWaltonCC.org where you can "Sign Up for Updates" at the bottom of the home page.

    Please feel free to contact Jim Swenerton at jimbopc@gmail.com. Jim is actively involved in the Draper Lake PUD effort and he will try to answer your questions or provide additional information.
     
  10. South Walton Community Council

    South Walton Community Council Community Organization

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    TTENTION: After a phone conversation with a Walton County Planning official on Friday morning, it was expected David Smith/Innerlight Engineering, the representative for DR Horton, would be submitting the revised Draper Lake Planned Unit Development application on late Friday afternoon to the Walton County Planning Department.

    We did not receive verification of this after phone calls and emails were unanswered before closing. If the application review is completed by the Walton County Planning Department, there will be a Technical Review Committee Public Hearing June 3rd - that's less than 12 days away! This is how DR Horton operates.

    It is more urgent than ever for the affected Communities and Neighborhoods to form an alliance defeat this development! For that matter all residents of Walton County that oppose this type of unregulated growth and development.

    If you live in South Walton or one of the affected areas (see map below), please become involved by contacting and organizing your HOA to write a Position on Paper opposing the Draper Lake PUD:

    (Your HOA Name) opposes D R Horton’s application for the Draper Lake Development and strongly urges Walton County not to make any concessions or consider any variances to the applicable Development Code and/or Comp Plan in reviewing and/or considering this project.
    Signed ________________________________________
    Dated __________________________

    We are encouraging EVERYONE that reads this to email Mr. Mac Carpenter, Planning & Development Director for Walton County: carmac@co.walton.fl.us.

    Please click this link for a “Sample Draper Lake PUD Email” that may be used. Add additional comments or concerns but please be respectful to the recipient Mr. Carpenter.

    Neighborhood Alliance Team
    At this time, it would be very beneficial to form a “Neighborhood Alliance Team” with representatives that could speak on behalf of their neighborhood, HOA, or the Community at the upcoming Public Hearing, either in-person, via Zoom, or Call-In. They would need to be concise, well informed, and articulate. They will only have 3 minutes to state the facts and address faults with the application! I suggest that the representatives discuss each issue they will addressing in a meeting beforehand so issues are not repeated, and all the important facts and faults with the application can be presented.

    Please feel free to contact Jim Swenerton at jimbopc@gmail.com. Jim is actively involved in the Draper Lake PUD effort and he will try to answer your questions or provide additional information and help form the “Neighborhood Alliance Team”.

    We urge everyone concerned about this development to visit SouthWaltonCC.org where you can "Sign Up for Updates" at the bottom of the home page.

    Click here for the Draper Lake PUD webpage, including background documents on the project.

    The latest updates can also be found on the SWCC Facebook page.

    If you know of others who may be affected by this development, please forward this email to help get them involved.

    Thank You.
     
  11. South Walton Community Council

    South Walton Community Council Community Organization

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    As of yesterday, 5/27/20, DR Horton / David Smith from Innerlight Engineering have requested that the Technical Review meeting for Draper Lake PUD which had been scheduled for June 3rd has been continued until Wednesday, June 17th.

    At this point DR Horton / Innerlight Engineering have not re-submitted the revised Draper Lake PUD application to the Walton County Planning Department. We will continue to keep you informed as we learn more.

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    Please email your views on the project to Mr. Mac Carpenter, Planning & Development Director for Walton County: carmac@co.walton.fl.us. Sample email here.

    If you are interested in joining the “Neighborhood Alliance Team”, please contact us. This group includes individuals willing to speak on behalf of their neighborhood, HOA, or the Community at upcoming hearings.

    Email us: info@southwaltoncc.org with ideas or questions.

    Email signup: Visit SouthWaltonCC.org to "Sign Up for Updates" at the bottom of the home page.

    Project webpage: Draper Lake PUD webpage, including background document.

    Support the project: Support this initiative by Donating to Draper Lake project. Scroll to bottom of page.

    Facebook updates: SWCC Facebook page.

    If you know of others who may be affected by this development, please forward this email to them.

    Thank You.
     
  12. South Walton Community Council

    South Walton Community Council Community Organization

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    South Walton Community Council needs your support to call in to a zoom meeting this Monday, June 8 from 3:00-6:00.

    The Zoom meeting information is:

    Link: zoom.us/j/97102058774
    Phone: 1 312 626-6799 meeting ID: 971 0205 8774
    This is your chance to share your concerns and objections to density, incompatibility with adjacent neighborhoods, and number of variances requested.
    Draper Lake is an environmentally sensitive area. There must be no impact to wetlands.

    Plan to attend the meeting Your Voice counts and write your objections to: Steven Schoen schstephen@co.walton.fl.us regarding this new submittal.

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    Email us: info@southwaltoncc.org with ideas or questions.

    Email signup: Visit SouthWaltonCC.org to "Sign Up for Updates" at the bottom of the home page.

    Project webpage: Draper Lake PUD webpage, including background document.

    Support the project: Support this initiative by Donating to Draper Lake project. Scroll to bottom of page.

    Facebook updates: SWCC Facebook page.

    If you know of others who may be affected by this development, please forward this email to them.

    Thank You.
     
  13. South Walton Community Council

    South Walton Community Council Community Organization

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    Walton County Planning staff has requested a continuance of the Draper Lake project review to the July 15, 2020 Technical Review Committee Meeting. The Draper Lake project will not be discussed in tomorrow's (June 17) TRC Meeting.

    Any objections to this project can be sent to Stephen Schoen at schstephen@co.walton.fl.us

    By way of background, the Walton County Technical Review Committee (TRC) provides initial review of technical details on a project after it is submitted. Members review the plans, then submit their comments or concerns for discussion at the meeting. Then a vote is taken as to whether the project is ready to move forward to the next step, or if it needs substantial changes and is to come back to the TRC for re-review.

    The following members make up the Committee: Mac Carpenter, Stephen Schoen, Kristen Shell and the following representatives:

    1. Dewberry Representative

    2. Emergency Management Representative

    3. Health Department Representative

    4. Mosquito Control Representative

    5. North Walton Fire Representative

    6. Public Works Representative

    7. South Walton Fire Representative

    More information on zoom and phone in numbers will be provided for the July 15 meeting when it becomes available.

    --------------------------

    Email us: info@southwaltoncc.org with ideas or questions.

    Email signup: Visit SouthWaltonCC.org to "Sign Up for Updates" at the bottom of the home page.

    Project webpage: Draper Lake PUD webpage, including background document.

    Support the project: Support this initiative by Donating to Draper Lake project. Scroll to bottom of the webpage for donation form.

    Facebook updates: SWCC Facebook page.

    If you know of others who may be affected by this development, please forward this email to them.

    Thank You.
     
  14. Duchess

    Duchess Beach Lover

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    Good grief! How many times are they going to reschedule this? I hope this is a sign that they are re-evaluating their project,
    but I have nothing to support that. Let's keep up on this so we can continue to show our disapproval of this proposed development.
     
  15. South Walton Community Council

    South Walton Community Council Community Organization

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    The Walton County Technical Review Committee meeting on the Draper Lake project review has been rescheduled for Wednesday, August 5, 2020.

    Please visit the SWCC Draper Lake webpage for the latest documents related to the project, including:

    • Walton County Continuance Memo
    • Technical Review Committee Staff Report dated July 15
    • Coastal Dunes Lakes Advisory Board letter

    Any objections or comments about this project can be sent to Stephen Schoen at schstephen@co.walton.fl.us

    --------------------------

    By way of background, the Technical Review Committee (TRC) provides an initial review of the technical details pertaining to a submitted project. TRC members review the plans and submit their comments or concerns for discussion at the TRC meeting. At the meeting a vote is taken as to whether the project is ready to move forward to the next step. If it’s deemed by the TRC that the project requires substantial changes, the project then will be re-reviewed at a later TRC meeting.

    The following members make up the TRC:

    1. Dewberry Representative
    2. Emergency Management Representative
    3. Health Department Representative
    4. Mosquito Control Representative
    5. North Walton Fire Representative
    6. Planning Department Representative
    7. Public Works Representative
    8. South Walton Fire Representative

    More information on zoom and phone in numbers will be provided when it becomes available.

    --------------------------

    Email us: info@southwaltoncc.org with ideas or questions.

    Email signup: Visit SouthWaltonCC.org to "Sign Up for Updates" at the bottom of the home page.

    Project webpage: Draper Lake PUD webpage, including background document.

    Support the project: Support this initiative by Donating to Draper Lake project. Scroll to bottom of the webpage for donation form.

    Facebook updates: SWCC Facebook page.

    If you know of others who may be affected by this development, please forward this email to them.

    Thank You.
     
  16. South Walton Community Council

    South Walton Community Council Community Organization

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    Draper Lake PUD - Project Update
    [​IMG]
    TRC Meeting
    Wednesday, 5 Aug 2020

    Please use this link to join the meeting.

    Join our Cloud HD Video Meeting

    Telephone:
    US: +1 312 626 6799 or +1 929 205 6099 or +1 301 715 8592 or +1 346 248 7799 or +1 669 900 6833 or +1 253 215 8782

    Webinar ID: 848 7269 0363

    Please note that with social distancing, space will be limited and you may not be able to physically get into the room to attend this meeting. You will have your temp checked and asked to wear a mask.

    That is why the ZOOM meeting may be a better choice. I believe you will be given three minutes to state your objections. Strength is in our numbers.

    All related documents are on our website at www.southwaltoncc.org.

    South Walton Community Council - SWCC Opposes Draper Lake PUD

    South Walton Community Council will be discussing more specific concerns at the Planning Commission since we know the TRC will conditionally pass this project based on the zoning of Small Neighborhood and Mixed Use.

    However, please use the following objections based on the staff report:

    Talking Points:

    1. Environmentally sensitive lands (Coastal Dune Lake Advisory letter stating this project should not be approved. In Public Comments).
    2. Must be a MAJOR development order, not MINOR.
    3. Setback requirements have been removed.
    4. Triplex is not an unique design.
    5. Commercial space must be figured on total site area.
    6. Interior planting must not be waived.
    7. Incompatibility with adjacent areas, the surrounding neighborhood, the adjacent neighborhood and the physical relationship of the four neighborhoods on the lake.
    8. Parking is inadequate for multi-family rental community as well as commercial space.
    9. Minimum setbacks for primary structures must not be reduced.
    10. 138 family units on less than 10 acres will add at least 1,000 people to 30A without the adequate infrastructure. Traffic analysis based on document from mid-year 2000.
    11. Residential based on 35.19 acres which has an environmentally sensitive areas.
    12. 138 units (46 triplexes) on less than 10 acres is not a “small neighborhood” concept and Horton has purposely manipulated the spirit and intent of the code for their profitability.

    Any Deviations (Variances) from the Land Development Code Requested with PUD must not be granted. See Deviations attachment on our webpage.

    DR Horton has essentially used the PUD overlay on a sensitive area without providing a more creative approach that would result in a development that is superior to what could be obtained through the ordinary. A triplex unit that has been duplicated 400 times down the road is not a unique feature of quality design. Profitability is the only motive for this design.

    Horton would have difficulties seeking to develop this property with the abundance of wetlands, proximity to the Coastal Dune lake and the extent of the scrub habitat. Using this particular 36 acre unique parcel to cluster 138 units on less than 10 acres does not qualify for a Planned Unit Development and all variances must be opposed.

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