Lupin Beach - new development in Inlet Beach

The Defuniak Herald ? LUPIN BEACH CONCEPTUAL PUD APPROVED

By DOTTY NIST

“It will be top-notch quality,” Jason Comer said of a new residential development in extreme southeastern Walton County.

Comer, town founder of Alys Beach, and his team of experts went to bat for Lupin Beach on Feb. 23 with the Walton County Board of County Commissioners (BCC); despite opposition they prevailed with BCC approval of their development concept.

Comer works for EBSCO, the Alabama company that developed Alys Beach and that now owns the 6.36-acre Lupin Beach property. He told the commissioners and attendees at the Feb. 23 BCC meeting that the Lupin Beach property was previously owned by his family and was a place where they vacationed throughout his childhood for many years. “I care greatly about this piece of property,” he said on the Inlet Beach-area site.

Gary Vorbeck, a local attorney representing EBSCO, told the commissioners that 50 units would be allowable per county code on the property but that just 20 residences are being proposed. Vorbeck said the applicants are seeking conceptual approval of their development—and that they must then seek approval of some aspects of their proposal from the state Department of Environmental Protection (DEP). Next they plan to return to the county for approval of their detailed plan, Vorbeck explained.

Vorbeck continued that abandonment of several easements on property owned by the applicants was being sought from the county in connection with the conceptual approval.
He explained that Lupin Beach had been in the planning phase for approximately two years, with developers creating a “citizen advisory panel” tasked with studying the property, meeting several times, and making recommendations for the development.
Contrary to rumors, Vorbeck said, Lupin Beach will not destroy the dunes on the beachfront development site but will be “enhancing” the dunes with a project for which they have a permit “in hand.” Lupin Beach is proposing to build some of the homes south of the coastal construction control line (CCCL), he explained, and, for that, they will be seeking permission from the state.

Comer noted that the dune enhancement project is expected to cost between $500,000 and $600,000. He added that neighbors have been allowed to walk across the property to the beach and that EBSCO has agreed to pay for a public dune walkover in that area, right at the county line.

David Smith, a civil engineer and surveyor, noted that the Lupin Beach property encompasses six lots fronting the Gulf of Mexico and two additional lots. He explained that the abandonments being sought are for two unused 33-foot-wide easements in the center of the property that allow for public roadway and utility use, plus another easement on the east end of the property. He said EBSCO is proposing to abandon 18 feet of the eastern easement and construct the public beach access referenced by Comer on the other 15 feet, with the access being maintained by the South Walton Tourist Development Council.

Jim Martelli, another engineer speaking for the developers, explained that two parking spaces are proposed at the beach access, which is to be a neighborhood beach access rather than a regional access. Martelli said the development will be accessed from Walton Magnolia Lane, and that 49 parking spaces are planned for the site. The developers plan to use clustering on the site, he said. They also plan to construct a turnaround at the end of Walton Magnolia Lane, he added….

Read the full story in the March 4, 2010 edition of the Herald Breeze.

This is a welcome relief, after watching development after development go under.

Man Hauled to Jail for Intentionally Blocking Construction on Sand Dunes

A disagreement between a construction company and a neighbor got out of hand Tuesday morning. The man used his vehicle to stop construction on the sand dunes in his South Walton neighborhood. He claims crews were using illegal materials to do their work.

You probably wouldn't want to use the dunes on Walton Magnolia Lane in Santa Rosa Beach on a post card. But, believe it or not, they look like this because of a dune restoration project.

EBSCO industries has been contracted to do the work on private property owned by Alys Beach.

County officials confirm the construction company is within their rights and have the proper permits to be here, but neighbors are still upset.

Beth Barnes is one of them.

"From what I understand, dolomite is being dumped on the beaches, and if I?m not mistaken it's illegal to do that" Barnes says.

And she's right.

Dolomite is limestone sediment supposedly being used at the project's staging area. County officials say it helps protect the dunes against heavy machinery, but according the DEP, the sediment is illegal.

"Dolomite is not approved for placement on the beach. Clean white-dune sand made of silicate quartz from the sand dunes is approved" says Fritz Wettstein, an Environmental Manager at DEP.

EBSCO company officials say they have permission from their site manager.

"We've gone through the county and received approval from the county for the temporary use of the dolomite which is a sedimentary rock. Once we've completed the work, all the dolomite will be removed" says Tom Dodson, Vice President of Sales at Alys Beach.

But that's wasn't good enough for resident Mikhail Parsonnet.

"This morning when I took my husband to work, the dump trucks were backed up. There were about 7 of them, and the neighbor Mike was blocking and barricading them from coming through" recalls Barnes.

Parsonnet refused to move his vehicle, telling the arresting deputy they'd have to tow his car and take him to jail-- which she did.

Parsonnet was released by the afternoon. Officials say they plan to collect sand samples at the site for testing.

This has got to be the ultimate NIMBY story ever.

Dune Restoration Project in Full Compliance of the Law

It all started when a neighbor spotted the use of a product called dolomite, which is strictly prohibited by the Department of Environmental Protection seaward of the Coastal Construction Control Line.

Walton County Sheriff's deputies arrested 65-year-old Mike Parsonnet after he used his vehicle to block crews from gaining access to the beach.

As it turns out EBSCO, which hired G-A-C crews to perform the work, had all of the proper permits from both the county and the Department of Environmental Protection.

While crews were using dolomite, it was only placed at the staging area which was landward of the coastal control line.

"That's where the county approved the use of dolomite for just that. So this was well north of the coastal control line and nothing to do with the dune enhancement. There was no dolomite whatsoever used on the beach or in the dune enhancement project which was approved" says Tom Dodson, Vice President of Sales for Alys Beach.

Crews used the material to protect the county roadway and stabilize the heavy machinery. After the work was completed last Wednesday, the crews removed the dolomite.

There were reports DEP forced EBSCO to remove the material but that was not the case. After conducting a November 19th on-site inspection, DEP issued a statement saying:

"The placed sand was found to be compatible with the native sand on the beach and dune system and there was no apparent evidence of incompatible or unauthorized material being placed seaward of the CCCL."

Officials with Alys beach, which is owned by EBSCO, say the project was completed in full compliance of the law

"As long as we're doing what we know we're approved to do, we feel comfortable with it. We can't control what an individual feels or says, but we just know that if we are to be challenged we have all the proper approvals in hand" says Dodson.

This has got to be the ultimate NIMBY story ever.

NIMBY is funding wind farms in central Indiana, but blocking them off of Nantucket.

I'm thinking this guy would oppose dumping dolomite in your backyard too......

NIMBY is funding wind farms in central Indiana, but blocking them off of Nantucket.

I'm thinking this guy would oppose dumping dolomite in your backyard too......

I can't believe I'm only at 173 posts. Seems like I've been doing this forever......;-)

NIMBY is funding wind farms in central Indiana, but blocking them off of Nantucket.

I'm thinking this guy would oppose dumping dolomite in your backyard too......

I'm sure this doesn't stem from the actual development going in.

Turns out he was wrong, but then I'm not surprised that someone who's retired on disability and doesn't have any land planning, engineering, or survey experience was. I'm curious if he even attempted to calmly ask the crews that were doing the work what was the substance and where exactly they were using it.

Lupin Beach

Just wondering what's happening with the Lupin Beach Development? The hubby and I did not stay at Inlet Beach this past summer at our usual spot but did drive down there and saw that the road looked like it had been cleared over to Lupin Beach. Have been looking online in Inlet Beach and looked at a spot at the end of Walton Magnolia but the side deck faces the beach but it's not beach front. Saw a new looking long walkover to the south, any homes been built there yet? I have read that many residents are unhappy about the increase in traffic it will cause. Probably will be the end of it being a quiet area of the beach.

Do a forum search on Lupin Beach. There was an explanation back in 12/10

Tsutcli, already saw that. Remember when it was posted. When I was web searching VRBO in Inlet Beach the place I started to reserve was down at the end by where Lupin Beach will be. I noticed a new looking walkover that I knew wasn't for the place I was looking at.

And Dotty Nist at Beach Breeze - http://defuniakherald.com/?p=5635



Detailed plans for 20 single-family units have been conditionally approved to move foward in connection with the Inlet Beach development known as Lupin Beach.


The approval took place at the Walton County Technical Review Committee (TRC) regular meeting on Sept. 5 at the South Walton Annex.


The 6.36-acre Lupin Beach property is located south of U.S. 98 and Walton Magnolia Lane, adjacent and to the west of the Walton/Bay County line. The property includes more than 700 feet of beachfront.


The Walton County Board of County Commissioners (BCC) had granted approval for Lupin Beach in 2010 as a 20-unit conceptual planned unit (PUD) development. As part of that approval, developer EBSCO Gulf Coast Development, Inc., had agreed to pay for a public dune walkover along the county line, in an area where residents had been accustomed to accessing the beach. The walkover has been constructed.


At the TRC meeting, residents in attendance asked if the detailed plans being considered for approval would go before the county commission.


TRC member Mac Carpenter of Walton County Planning and Development Services responded that at this time the plans were being processed as a minor development order application. Minor development proposals generally are not required to undergo consideration by the Walton County Planning Commission and BCC.


Carpenter said that historically, and certainly during the five years he had been working for the county, detailed plans for approved conceptual PUDs had been treated as minor developments.


Anita Page commented that it had been clear that the approval by the BCC was a conceptual approval only and that concerns of neighbors of the development needed to be resolved.


“This has been a very public project,” countered Jim Martelli, and engineer representing EBSCO. Martelli said the BCC approval had included specific site plans for the development featuring building footprints—and that the site plans for the current application are identical to those site plans.


“We followed the code, we followed the Comprehensive Plan. We followed up with technical submittal. We have nothing to hide; we are very proud of this project,” Martelli added.


Heather Whitmore, county planner and TRC member, noted that county staff had reviewed EBSCO’s technical submittal, and had found that it met the requirements of the Walton County Comprehensive Plan and Land Development Code, with the exception of several conditions to be addressed.

These included: the developer obtaining a Coastal Construction Control Line (CCCL) permit before beginning any construction seaward of the CCCL; the payment upon development order issuance of $18,690 to the Proportionate Fair Share Program; and the naming of streets to the satisfaction of 911 addressing/mapping before recording of the plat for the development.


Alan Ficarra countered that, even if the detailed plan was the same as the one submitted at the time of conceptual approval, there had been no serious review of the plan at that time. This was because the public had been told that future plans for the development would go before the BCC, he said. “They said it could all change,” he recalled.


Mike Parsonnet recalled that seven residents had questioned the development at the time of the BCC approval. “This was a done deal,” be complained.


County planner Renee Bradley asked if going before the BCC had been a condition in the conceptual PUD approval.


Carpenter responded that there was no such condition in the BCC’s final order approving the conceptual PUD.
Page asked if lots would be platted and homes constructed south of the CCCL. Martelli answered yes, but that no new lots would be platted south of the CCCL.


Some lots had already been existence on the property, on which several homes had at one time been located….
Read the full story in the Sept. 13, 2012 edition of the Herald Breeze.

Decision delayed til December

Those who waited two and a half hours to discuss the Lupin Beach development with their commissioners went away from Tuesday’s BCC meeting without closure.


Further discussion of the development was delayed until December’s South Walton-located BCC meeting, and the next time, it will be brought before three new commissioners.


The sitting commissioners initially approved plans for the development in 2010, then sent the plans for the 20-home Lupin Beach neighborhood off Walton Magnolia Lane in Inlet Beach to the planning commission.


On Oct. 11 of this year, the Walton County Planning Board approved the technical aspects of the project, including roadways and utilities, and told those in opposition to bring up their complaints with the commissioners Nov. 13. Now the date to dissent will be Dec. 11.


The developer of this plot is Alys Beach town planner Jason Comer, whose family has for decades owned the 6.36-acre plot. Comer remembers visiting when the his family owned what is now Camp Helen State Park and the whole Inlet Beach area was a mere six or seven houses. One of the houses the family visited still stands on the beachfront land, and is known by the name “Lupin.”


Neighbors say the development violates Florida and county measures to protect the primary dunes, which have kept existing structures undamaged through past hurricanes.


The Lupin Beach discussion will continue next month on Dec. 11 during a quasi-judicial session following the regularly scheduled BCC meeting at 4 p.m. at the South Walton Courthouse Annex.

http://www.waltonsun.com/news/fate-of-lupin-beach-delayed-until-december-1.50223?tc=cr

Inlet Beach residents worried about impact of 2 developments

In 2010 and again in 2012, the Walton County Commission voted to allow development on the tract of beach extending west along Walton Magnolia Lane from the border of Camp Helen State Park.

The development was approved twice by a slim commission majority over objections from Walton Magnolia residents. Bill Chapman is the only county commissioner still on the board to have voted to approve the project in 2012. Larry Jones, the county administrator, was a county commissioner in 2010 and voted in favor of development.

Ebsco Industries, which developed Alys Beach, is overseeing the residential construction. The beachfront acreage has been owned for years by the Comer family, which once also owned the land where Camp Helen State Park now sits.

Efforts to reach an Ebsco official for comment were not successful.

Carpenter said that when the commission approved the construction of 20 homes on Walton Magnolia Lane, plans called for single-family structures of a moderate size.

That was before VRBO and AirBNB.

The homes that have thus far been built are huge and are being marketed as vacation rentals — single-family homes built with the expectation of housing many people.

One of them, a four-bed, four-bath home with a private pool advertised by 30A Escapes sleeps up to 16.

Neighbors like Mitchell, and Jaffe, as president of the neighborhood association, have many concerns about the ongoing development.

The road itself is barely wide enough for two cars to pass one another, and at this time there is only one entrance and exit to the neighborhood.

Mitchell said the road has consistently flooded during heavy rainfall, and last July 4 it was underwater to an extent that he couldn’t get his truck through for three days.

“They’re going to have to improve that road. It’s crowded now, and there’s never been a major storm that didn’t wash out that intersection at the top of the street,” Mitchell said. “With all these new houses, not to mention the big ones, there’s going to be a lot of traffic and a lot of people staying there. If we have a crisis ... .

Carpenter said the developers have plans to improve Walton Magnolia Lane by putting down an additional inch of asphalt, and a common area at the lowest point of the road will be equipped with a permeable concrete successfully used at Rosemary Beach that will absorb all of the runoff in the neighborhood.

“All of the water that comes to that lot now will still come to that lot, which is subject to flooding, but it will be temporary. And it’s not pushing the water to anywhere else, but instead actually taking the water from the other lots,” Carpenter said.

Last week, as work was getting under way to put homes on five lots at the eastern end of Walton Magnolia Lane, a crane took down small cottage that had stood on top of a long, untouched dune.

The Lupin House, as it was known, had been constructed in the late ’60s or ’70s, according to news accounts. It belonged to the Comer family, which was involved in planning the new development.

The demolition was a final gut punch to longtime residents as the inevitable development of the last stretch of pristine beach got under way.

“I’m just sorry to see it happen,” said Scott Franzen, who lives in a town home complex at the edge of the development. “To me, this is the one last beautiful place in Florida.”