PANAMA CITY — A beachfront community of up to 195 homes could be allowed in the flight path of Tyndall Air Force Base after the Bay County Commission on Tuesday approved of a land-use plan amendment.
The commission approved the request by Sugar Sands Partners to make a large-scale amendment to its comprehensive land-use plan for 165 acres, with as much as 1,400 feet of prime Gulf-front property on both sides of U.S. 98, between the western city limits of Mexico Beach and the southeastern portion of Tyndall Air Force Base, including the entrance to Crooked Island Beach.
The commission voted to transmit the proposed large-scale Comprehensive Plan map and text amendment to the state Department of Economic Opportunity for analysis. The request is to change the designation in the plan from an Agriculture and Agriculture Timberland to a Conservation/Habitation and Mixed Use category.
The text amendment would allow the developer to build a maximum of 195 residential units in the Conservation/Habitation area. Currently, only 16 residential units are allowed to be built on the property on the north and south side of U.S. 98. A maximum of 50,000 square feet of non-residential uses would be allowed in the Mixed Use area north of U.S. 98, which is not allowed now.
Tyndall community planner Marion Cook presented county commissioners with a letter outlining base Col. Derek C. France’s concerns about the project.
Project manager Ray Greer said for several months the developer has been working with the base to address its concerns, adding stipulations in its plan such as environmental standards to protect shoreline birds.
County Commissioner Mike Thomas questioned whether the Air Force had offered to purchase the property, but Cook said because the property is not in the 3,000-foot area at the end of the runway where most crashes occur, the Air Force is not allowed to purchase the property.
County Commissioner George Gainer, whose district includes the property, said he wished he could have sat down with developers and looked at their plans before this vote came up. But he said he liked what he sees.
“I had hoped it would evolve into something like” this, he said.
Cook said after the meeting the verdict is out on whether the base supports the project, as it depends on whether the developers in future approvals before Bay County go along with France’s recommendations. She said the County Commission still would need to approve an ordinance for the project to move forward.
“Not a strong supporter or detractor” of the project,” she said. “If you are going to do it, then these are the steps you need to take,” she said.
The project would be built directly adjacent to the base on the eastern boundary.
“Traditionally property development adversely impacts military installations through light pollution, construction height, construction density, radio frequency interference, environmental impacts and the lack of noise level reduction in building requirements,” France states in his letter. “Disapproving the amendment and leaving the zoning as it is provides the best protection for the Tyndall mission; however, we provide the following inputs for your consideration if the change is approved.”
Several of France’s recommendations to make the project more acceptable to Tyndall were incorporated in the Sugar Sands request.
The proposed amendment requires:
- A maximum building height of 48 feet.
- All buildings, structures and homes have enhanced noise and vibration standards because the community is so close to the base.
- Real estate disclosure notices about the jet noise.
- Coordination with Tyndall Air Force Base on future development.
CountyCommissionChairman Guy Tunnell said after the meeting that he liked the way base officials and the developer worked together on this project.
“I think in years past there have been some really grandiose projects planned for that property that is sandwiched between Tyndall and the city of Mexico Beach, and a lot of them obviously for one reason or another didn’t work out,” Tunnell said. “This has been going on for the last 20, 25 years, maybe longer that I’m aware of.”
The applicant in the amendment, Brent Faison, said there is no time frame for the homes being built and he had no comment about the price ranges of the homes.
Commissioners Tuesday also:
- Approved a rezoning that would allow a proposed 40-unit apartment and townhome development at the intersection of Joan Avenue and Houston Street on Panama City Beach.
- Watched a new promotional video funded by the Bay County Tourist Development Council that is promoting the county to visitors and companies. --- VIDEO: DESTINATION BAY»»
- Voted to increase the compensation for the cremation of indigents weighing more than 400 pounds from $750 to $1,000 because the bodies need to be transported out of the area.
- Voted to change its policy so employees can donate unused, paid sick time to fellow employees with long-term illnesses or injuries that need help. The new policy would allow employees to donate up to 16 hours and the total donated hours could not exceed 320 hours.
- Voted to adopt a resolution formally declaring the Sand Hills area by State 20 and State 77 as a community on the urging of 12-year-old Ben Baker. Signs will be posted in the community.
- Voted to change its land development regulations that would require all signs be set back 75 feet from the south side of Back Beach Road, Front Beach Road and Thomas Drive. The current code only applies to mechanically or electronically operated alternative face signs.
- Voted to allow residents who live along North Kirkwell Avenue to tax themselves to pave the dirt road as part of a “participating paving project.”