Fort Walton Beach Council agenda — 02-27-2007 workshop agenda — reading text

Terminal at Eglin Air Force Base and links the county with hubs at Memphis, Nashville, Orlando, and Atlanta. The Intercoastal Waterway courses through Santa Rosa Sound and Choctawhatchee Bay. General aviation facilities are located in Crestview and in Destin. 3. 1. 4 Development Eglin Air Force Base has virtually split the county into two separate economic areas. The landmass north of the base is a scattered group of small parcels mixed new residential 8 I.~ , ;> J' f' II "_ 0' j - 11 9lp P,~~!: h, C;;'~/~g 7!:cTce  Northwest Florida Fair Grounds - Land developments. The landmass south of the base is compressed into high density usage along the Gulf of Mexico with mixed density commercial and residential usage inland. Recent trends in the county evidence the disparity in land values north and south of Eglin Air Force Base. A growing number of employees commute from Crestview and the north county to Eglin and the southern end of the county as land values and housing costs force them to commute the distance, rent, or compromise with their budgets. The Crestview area is notable due to the significant recent growth and development in residential and commercial land usage. The area from Destin to the Walton County line has built out in the several years with most new development as infill or by demolition of the past existing structures and construction of new housing units. The Kelly and Henderson family holdings in the Destin area are the only large tracts of undeveloped waterfront remaining in the southern part of the county. The Kelly tract has been deeded to Okaloosa Community Collage for the study of the Choctawhatchee Bay, however the college is attempting to sell the tract for development into a residential subdivision, there is currently a court challenge to this sale. Smaller tracts of land north of the and the sound are rapidly building out in a variety of housing. Older developed areas bay are transitioning to higher density usage throughout the south county. Okaloosa County exhibits the usual signs of problems involved in rapidly growing areas. Government fragmentation, strip zoning ( grandfathered after years of no zoning), delayed utilities, and unplanned, responses to public needs for capital improvements, overloading sprawling, real estate developments are typical. 3. 1. 5 Summary Okaloosa County is projected to continue to grow at a moderate rate, fluctuating between national trends and record boom areas, checked and stabilized by the impact of the military presence, and limited by the ability of governments, utilities, and local resources to respond to public needs. r~~, __~/-~" /' 9 i."';, ,.: ;~~~'_ ( .." If--. Ii-. ztp P ?/ h,'! f~g l;!; l;/;; rce  Northwest Florida Fair Grounds - Land 3. 1. 6 Regional Map J ,. f....- f x f i f 1 l t 1 y. I i .....~ t I I j F I j mi 012345679 D8te Zoom 9- 0 Figure 1 Regional Map 3. 2 Neighborhood Analysis 3. 2. 1 Delineation To the north by Eglin Air Force Base, easterly by Gamier Bayou and southerly by Racetrack road and westerly by Beal Parkway . 3. 2. 2 Government Walton Okaloosa County is the dominant governmental entity in the area. The City of Fort as well as Beach has an island of annexed property mostly encompassing the subject property Fort Walton Beach has a the nearby municipal golfcourse and other use properties. public council- manager form of government. 3. 2. 3 Transportation Lewis Turner Blvd link the neighborhood with Crestview to the northwest, and Beal Pkwy links the to points south to include the contiguous areas of the City of Fort neighborhood Walton Beach. The Destin Airport, operated by Okaloosa County, has a 5, 000 foot paved and lighted maintenance and fueling. It is used by a large runway, transient parking, and full service o,~-~~ 10 iirf; o.' qpP,~~,~;!f~ gl;!, rce  Northwest Florida Fair Grounds - Land number of area visitors and out- of-town condo owners. Scheduled passenger service is provided at the county terminal on Eglin Air Force Base with links to the southeastern U.S. hubs. 3. 2. 4 Schools The area is served by the Okaloosa County School System. The secondary schools are commonly regarded as among the best in the state. Okaloosa- Walton College in Niceville offers degrees in a variety of subjects, and has classes in Fort Walton Beach at several locations including the U.W.F. campus. The University of West Florida has a new campus northwest of the neighborhood and offers Bachelors and Graduate degrees. Other universities offer extension classes in Fort Walton Beach and on the military bases. 3. 2. 5 Economy The primary employment and economic activity is centered around the U.S. Air Force installations at Eglin AFB, and Hurlburt Field. Main civilian economic activities in the area center on tourism, retailing, construction, and service industries. Commercial retail activity is generally scattered around the area. The Santa Rosa Mall, a regional shopping center, is located south of the neighborhood in Mary Esther. 3. 2.6 Recreation Fort Walton Beach maintains several recreational parks, tennis courts, and a golf course nearby. Other private facilities are open to the public. State and federal parks provide bay and gulf-front access and amenities. Charter boat and party boat fishing is available from several marinas on the south side of Highway 98 on the Destin harbor/ lagoon. Sailboat, powerboat, and jet ski rentals are available in Fort Walton Beach and Destin. Other recreational activities include miniature golf, movie theaters, water slides, bungee jumping, and dune buggy rentals. 3. 2. 7 Housing A variety of housing is available in all price ranges, sizes, and types. The waterfront is the location for mostly higher priced detached dwellings. Very little vacant waterfront remains available for development. Some improved properties have been purchased for tear down. There is a shortage of moderately priced single family housing in neighborhood. There is little available land and recent new construction has been high density rental housing. 11 f' J/ a ol4r-'/ Ii __ ..- . - 9Lp l:). p !/ c;; S,f; rce J/ i, ~ Ei;;  Northwest Florida Fair Grounds - Land 3. 2. 8 Predominant Development Development in the neighborhood is mostly residential with large tracts set aside as the municipal golf course and other governmental or educational use. 3. 2. 9 Taxes and Assessments Assessments and ad valorem have not been an impediment to the development of surrounding land. It is common for ad-valorem tax assessments to be lower than the actual market value of property in Okaloosa County. 3. 2. 10 Zoning and Restrictions The Fort Walton Beach Development Code as amended December 2006 governs all construction within the city limits. The neighborhood is predominantly zoned with a combination of commercial, residential, special use zoning as unincorporated Okaloosa County. 3. 2. 11 Building Codes the City of Fort Any development of the site is subject to existing building codes enforced by Walton Beach Building Department. 3. 2. 12 Environmental Regulations The subject is subject to federal and state environmental regulations regarding sensitive lands