By DOTTY NIST
A conceptual plan for a 275-acre subdivision straddling CR-3280 north of the bay has received final approval.
The Walton County Board of County Commissioners (BCC) voted unanimously on July 28 to approve the conceptual plan for Natureview, a subdivision to consist of 793 single-family homes and infrastructure.
This was at the BCC land use meeting on that date at the South Walton Annex.
The 275-acres property is located on the north and south side of CR-3280, approximately five miles south of the Hwy. 20/CR-3280 intersection.
Introducing the project, Stephen Schoen of Walton County Planning and Development Services discussed the density, 2.87 units per acre, well below the allowable density of four units per acre. He indicated that, while submittal requirements are limited for stormwater design for conceptual plans, the plans show a number of ponds throughout the site and both stormwater detention and retention have been developed to meet standards.
Schoen also explained that traffic capacity exists on CR-3280 and that the project meets traffic concurrency without a requirement for payment of a proportionate fair share fee for traffic mitigation.
He brought up deviations requested by the applicant for the PUD, including reduction of side yard setbacks on approximately 2/3 of the lots from 7 1/2 feet to five feet, allowing future phases to be reviewed through the minor development process (coming before Walton County Technical Review Committee as the only county board review), and elimination of “street tree” street frontage planting requirements along CR-3280.
Additional deviation requests included allowing setbacks to be measured from the property line rather than the CR-3280 right-of-way protection zone line—and exemption from the requirement to provide sidewalks in some small interior sections bordering ponds plus all along CR-3280 bordering the development property.
A deviation was also requested providing for an 80-foot-wide right-of-way protection zone along CR-3280 rather than the 130 feet that would be required for the road as a Major Collector roadway as viewed by staff.
Right-of-way protection zones involve setbacks and limitations on structures. These zones are intended to protect right-of-way needed for future transportation improvements and provide a protected area when an easement or right-of-way is less than the minimum required by code for the road classification.
Schoen also spoke about the expansive trail system that was being proposed for the development that is to be open to the public and that is to connect with Northwest Florida Water Management District (NWFWMD) lands abutting the property to the east and south, along with space being provided for a Walton County Sheriff’s Office (WCSO) substation, among other public benefits.
Jay Odom, the project applicant and developer and also developer for Hammock Bay in Freeport, addressed the commissioners. He pointed out that the only neighbors of the Natureview property are the NWFWMD and the Nokuse Plantation preservation area, which are properties out of public use that can never be developed. “We’ve worked with them,” he said of the neighboring properties.
Odom continued that 95 of Natureview’s over 275 acres would remain as green space, adding that Natureview would contain over 11 miles of sidewalks running through the property.
His request included an exemption from the sidewalks that would normally be required to be placed along CR-3280. Reasons given were the 55-mile-per-hour speed limit on that road and associated user safety concerns plus existing ditches along CR-3280 on both sides of the road that would make sidewalk construction difficult. Odom pointed out that his plans called for sidewalks running through the site along the length of CR-3280 but within the interior of the property.
He noted that lots for the subdivision would be in a range of five different sizes to allow for builders to construct a range of types of houses, with the goal of affordability and “attainable” housing.
Odom explained that the development would be geared to “nice, clean, simple houses,” with nice amenities, “and a nice place to live surrounded by nature.”
He outlined public benefits of the project, including public restrooms to be built as part of the development that would be available for use of people accessing the trail system and the adjacent NWFWMD lands. Odom said that after construction the restrooms could potentially be deeded to Walton County.
Working with Nokuse Plantation, he explained, there had been an agreement for Natureview to be certified as a BearWise community meeting associated requirements, including bear proof trash cans and limitations on bird feeders, a bear attractant.
Discussing other public benefits, he said he had agreed to donate $100,000 to ongoing construction at Freeport Elementary School upon issuance of the project development order and institute a $2.50-per-month fee per home, with the latter funds to go to Nokuse Plantation to help with their mission. In addition, Odom said five lots would be donated to a local Homes for Heroes Program and that construction oversight would be provided on homes to be constructed on those lots, with the homes to go to local heroes such as WCSO personnel, first responders, and military members.
“Then,” Odom said, “we’ve also extended the water and sewer almost…10,000 feet out to the property so the people along that route can have the ability to tie into that and get off the septic tanks.” He also displayed renderings of stops that would be constructed for GoWal public transit as part of the project.
Odom showed renderings for a five-acre community site featuring the clubhouse, pool, and pickleball, basketball, and tennis courts. All sidewalks and trails, he noted, would feed into this amenity area so that no vehicle would be needed to access anyplace in the neighborhood. There are to be pocket parks within the development property as well, plus over 2,000 street trees within the project interior.
Discussing the right-of-way protection zone issue, Odom said the plans had met the 80-foot-wide right-of-way protection zone requirements and that the larger 130-foot-wide zone had been asked for by staff later in the process.
In response to a question, he agreed to a maintenance agreement for brick pavers used in the project. He also confirmed that agreements were in place for water and sewer to be provided by the city of Freeport.
While very complimentary about the project, the commissioners voiced concerns about the deviations, particularly the one related to the right-of-way protection zone and the proposed sidewalk exemption.
The Walton County Land Development Code (LDC) provides for what is known as a sidewalk buy-out, whereby developers are able to pay into a sidewalk fund rather than constructing sidewalks as would otherwise be required as part of their developments. Moneys in the fund are then available to be used by the county for sidewalk construction as needed.
However the current BCC has approved few sidewalk buy-outs.
Odom had proposed an exemption from both sidewalk construction and buy-out, but the consensus of the BCC was that this would not be fair due to the fact that other developers had been held to these requirements.
After some discussion, Odom said he would agree to a sidewalk buy-out and indicated that he would be agreeable to the smaller 80-foot-wide right-of-way protection zone as well. This was despite him having made the argument that these zone requirements represented a “taking.”
District 2 Commissioner Danny Glidewell commented that he did not like buy-outs, but he said that under the circumstances he would “hold my nose and take it.”
He moved for approval of the conceptual plan as proposed but with the conditions of a sidewalk buy-out in the requested areas plus the 80-foot-wide right-of-way protection zone. The motion was seconded.
Speaking in favor of the proposal was Barbara Morano, South Walton Community Council (SWCC) board member, on behalf of the organization. Morano observed that the SWCC does not usually comment on north end projects but that the organization strongly supports Natureview “because of its attainable housing.” She also voiced agreement that the interior sidewalks that were proposed would be safer than sidewalks along CR-3280.
“I think we’re going to look forward to just a great product,” Morano said.
With no other public comment forthcoming, Glidewell’s motion was approved unanimously.