Drive through restaurants / scenic corridor issues

[SoWalSally]

Here is a synopsis of two proposed Ordinances to the Land Development Code scheduled for a hearing at the Planning Commission meeting this Thursday. The PC meets at the South Walton Annex courthouse at 5 PM. This is the first of two hearings to get public input on the proposed Ordinances. I have also included the entire PC agenda at the bottom of this email. If any of the proposed developments may impact you, I strongly encourage you to attend the meeting to hear whats going on and provide your input.

If you have questions or wish to comment on either of these two proposed Ordinances before the Planning Commission, you can contact Melissa Ward at the Planning Department. Her phone is 267-1955 and her email is warmelissa@co.walton.fl.us . She invites public input before the first public hearing.

Ordinance Amending Current Law to Allow Drive-Through Restaurants in the Coastal Center Land Use.

Currently, drive through facilities such as fast food restaurants are only allowed in the Coastal Center Mixed Use Land use. The Coastal Center Mixed Use area is generally north and south of Hwy 98 in the Silver Sands area. Drive -through restaurants are currently prohibited in the Coastal Center land use.

The Coastal Center land use is a rather large area which extends off and on from Mack Bayou west to the county line. If you are uncertain of your land use, you can go to the Planning Department at the South Walton Courthouse Annex and see where your property is in relation to this proposal. (NOTE: The Ordinance is confusing in that it also seems to cover drive-through restaurants on Hwy 331. We are unaware of any Coastal Center land use on Hwy 331. We are researching to clarify this question).

This proposal would remove the current prohibition against drive-through restaurants in the Coastal Center Land use.

Proposed Section 6(D) requires that the drive-throughs on Hwy 98 or 331 be located behind the main structure and at the furtherest point from the road. The facilities must also provide a landscape buffer from the scenic corridor as currently required in the Land Development Code.

One Unanswered Question: Section 6(D) only applies to drive-through facilities located on Hwy 98 and 331. The proposed ordinance, however, does not restrict the location of fast food restaurants with drive-throughs to Hwy 98 in the Coastal Center land use. Will fast food restaurants with drive-throughs, for example, be allowed in the Coastal Center on secondary roads? If so, will there be any special setbacks or buffers required, particularly if they are adjacent to a single family neighborhood?

As this proposed Ordinance will allow a large expansion of locations for fast food restaurants and other drive-through facilities in the Coastal Center land use, we strongly encourage those who live from Mack Bayou west to review this ordinance and communicate any questions, concerns or suggestions to the Planning Commission or to Melissa Ward of the Planning Department.

Ordinance Amending Current Law Relating to Scenic Corridor Design Standards

This proposed ordinance applies to businesses located on Hwy 98 and 331. Those businesses are currently subject to the Scenic Corridor Guidelines set forth in Section 13.02.01 of the Land Development Code. This proposal will amend that section in the following ways:


Walton County Design Review Board approval will be required to repaint the exterior of an existing building in the scenic corridor.


2. Off-site model homes will be prohibited in the Scenic Corridor.

3. New development will be required to submit color drawings. Section 2 (3) of the proposed ordinance establishes more definitive requirements for colors. Here is a synopsis of the proposed new rules:

a. Building materials and color selection shall achieve visual order through consistent use of
compatible color palettes.

b. Building color should reinforce the style of the building

c. The color shall complement the design and not be so extreme that the color competes with the building
for attention

d. Colors shall be earth tones or pastels with a minimum light reflective value of 70. (Other colors may
be allowed as accent)

e. The use of color to attract attention to the business from a distance is discouraged.

4. A definition for “Light Reflective Value” is provided. Basically, its a numerical rating assigned by a paint manufacturer to each color they make.

I hope this information is helpful to you.

Anita Page
Executive Director
South Walton Community Council, Inc.

PLANNING COMMISSION MEETING AGENDA
Date and Time: Thursday, March 8, 2007, beginning at 5:00 p.m.
Location: South Walton County Courthouse Annex


I. MEETING OPENED

II. MINUTES READ/APPROVED

III. ANNOUNCEMENTS

IV. LEGISLATIVE ITEMS TO BE HEARD:

1. PROPORTIONATE FAIR SHARE ORDINANCE - An ordinance amending chapter III and Appendix C-3 of the Walton County Land Development Code to provide for the expiration of certificates of concurrency and to adjust the methodology for determining the roads impacted by development; providing for severability; providing for repeal of conflicting provisions, and providing an effective date.

2. SCENIC CORRIDOR DESIGN STANDARDS ORDINANCE - An ordinance amending Chapter 13 of the Walton County Land Development Code by amending section 13.02.01, the U.S. 98 and U.S. 331 scenic corridor design standards; amending section 13.02.03, architecture; amending glossary of terms; providing for intent and purpose; enforcement and penalties; interpretation, authority; severability; repeal of conflicting provisions and an effective date.

3. ORDINANCE PERMITTING DRIVE-THROUGH FACILITIES IN COASTAL CENTER - An ordinance amending the Walton County Land Development Code section 2.01.03(M) regulating drive-through facilities in coastal center land use district; providing for severability, repealing all provisions in conflict herewith and providing for an effective date.

V. QUASI-JUDICIAL ITEMS TO BE HEARD:

4. MARATHON VILLAGE – Project number 06-001-00031. This is a major development application submitted by Marathon Group, LLC consisting of 175,859 square feet of retail on 6.68 acres with future land use designations of coastal center and NPA-infill. The project is located on the south side of U.S. Highway 98, east of Ellis Road and west of North Holiday Road (parcel identification numbers 30-2S-21-42290-000-0120, 30-2S-21-42290-000-0121, 30-2S-21-42290-000-0130, 30-2S-21-42290-000-0371 30-2S-21-42290-000-0150, 30-2S-21-42000-001-0000, 30-2S-21-42000-001-0030, 30-2S-21-42000-001-0040).

5. THE GROVES – Project number 05-001-00135. This is a major development application submitted by Sanford, Bell, & Associates consisting of 50 condominium units on 9.75 acres with a future land use designation of NPA/infill. The project is located on the west side of CR 393 approximately ½ mile south of US 98 (parcel number 34-2S-20-33270-006-0000).

6. ALAQUA VALLEY COMMERCIAL PARK – Project number 06-001-00111. This is a major application submitted by Jenkins, Stanford, and Associates, Agent and Charity Commercial Park, LLC, owner, consisting of 16 office/warehouses on 22.93 +/- acres with a future land use designation of industrial. The project is located on the west side of Indian Creek Road (parcel number(s) 26-2N-19-18000-007-0000, 26-2N-19-18000-005-0000, and 26-2N-19-18000-007-0010.)

VI. MEETING ADJOURNED

[Beach Runner]

I'm going to be like Scarlett -- I'll just think about this tomorrow. This is too disturbing to deal with right now.

[rapunzel]

Why? Who wants this? Bad. Bad. Bad.

[mf]

panama city here we come. this is gross and i'm wondering what corrupt official is being paid off to accomodate this.

[kurt]

I always saw this as inevitable. You can only control chains so far before they sue and they usually win. Especially against small Government. Seems the best you can do is impose some scenic guidelines as has been done here and in other scenic communities.

[InletBchDweller]

very true, I have seen many McDonalds that conform with the other structures in areas that are controlled such as ours. Unfortunately the $$ they have for lawyers is bottomless......

I always saw this as inevitable. You can only control chains so far before they sue and they usually win. Especially against small Government. Seems the best you can do is impose some scenic guidelines as has been done here and in other scenic communities.

[ShallowsNole]

It's amazing. The two forums I read the most are at totally opposite ends of the spectrum when it comes to the scenic corridor issues.

Of course, I [I]live[I] in SoWal...

[florida girl]

It's amazing. The two forums I read the most are at totally opposite ends of the spectrum when it comes to the scenic corridor issues.

Of course, I [I]live[I] in SoWal...

Agreed. That's why nothing much gets done down here, nobody can agree on anything!

[Paula]

The response to allowing drive through restaurants near 30A is (if it's still possible) "just say no".

When are more of our SoWallers going to run for office? Daddy-O?

[rapunzel]

Is there a chain threatening to sue if they aren't allowed in? How can that be? It's just a matter of zoning. Is there a chain threatening to sue? I would love to know what is prompting the Planning Commission to raise this issue at this time. There must be a catalyst...

[kurt]

Is there a chain threatening to sue if they aren't allowed in? How can that be? It's just a matter of zoning. Is there a chain threatening to sue? I would love to know what is prompting the Planning Commission to raise this issue at this time. There must be a catalyst...

I'm just guessing but I doubt they would even need to be threatened. The writing is on the wall. I wouldn't be suprised if they have a couple of requests pending approval.

[Indigo Jill]

My yoga studio is located on 331 - if we get a fast food neighbor, I will be crushed.

I suppose this type of thing is inevitable, though, folks. Look at how well Starbucks in WaterColor and Rosemary are doing? Or at SilverSands for that matter (with the new drive through). A fast food restaurant on 98 or 331 would make a KILLING - the money potential is too great to ignore and we'll probably see several spring up in the future.

[InletBchDweller]

My yoga studio is located on 331 - if we get a fast food neighbor, I will be crushed.

I suppose this type of thing is inevitable, though, folks. Look at how well Starbucks in WaterColor and Rosemary are doing? Or at SilverSands for that matter (with the new drive through). A fast food restaurant on 98 or 331 would make a KILLING - the money potential is too great to ignore and we'll probably see several spring up in the future.

Yes, a killing they would make. It is hard to find fast affordable food to go around here between soccer, dance and the other activities. And drive throughs are convienient for parents with kids in car seats b/c you have to take them out, stand in line, buckle back in, I dont know how moms with a bunch of little ones do it....

[ShallowsNole]

Continuing IBD's thoughts, there are a lot of working folks (think county/331) who have major scheduling issues, not to mention spending two hours' net salary, if they forget to bring leftovers or a frozen dinner for lunch. Since most live over 30 miles away, running back home is NOT an option.

I agree that 30-A (or old Point Washington ) is not the place for fast-food chains, but I see nothing wrong with having them on 98.