Long Point Development Plan Turned Down by Commission

By Dale Kingon

Times Staff Writer

The developers from Long Point, LLC made a last effort on Dec. 14 to get approval from the Carrabelle Commission to proceed with their project, Long Point Phase II.

"We are coming to you to ask for approval or denial so that we can get some finality," said Michael Donaldson, a shareholder with the Carlton Fields law firm in Tallahassee, who represented the developers.

After much debate and some verbal sparing with Dan Cox, the city's attorney, Donaldson got his answer. By a four to one vote commissioners and Mayor Mel Kelly said they did not approve of the proposed project the way it was presented.

For several months developers have tried to get their project approved so they can begin developing a 114 acre tract of land that juts out into the Carrabelle River. Developers have already been approved for work on Phase I.

Both the Planning and Zoning board and commissioners have been skeptical of the project as the proposed building site is on land that routinely floods, even without a serious storm event.

Developers have argued that they only want to build on 17.23 acres of uplands on the site and they received rezoning approval on Sept. 2005, designating the area as residential and not agricultural.

Donaldson first presented the project as a 108-unit development, noting they were planning on putting far fewer than the 172 units they felt they were entitled to. Carrabelle city administrator, John McInnis, said the current comprehensive plan allows a maximum of 15 units per acre in that residential zone.

The city is awaiting approval of its newly submitted comprehensive plan that could go into effect before the new year. Under that plan the proposed site would be subject to a maximum density of two units per acre.

After being sent back to the Planning and Zoning board for a third time, because of density and other issues commissioners had expressed, developers proposed scaling down the development to 40 units.

Donaldson pointed out to commissioners that the 40 units is a mere 23 percent of the maximum allowed under the current comprehensive plan. It also works out to 2.23 units per acre, .23 units more than will be allowed under the new comprehensive plan.

"For every unit that comes off there is a significant financial loss for the developer," said Donaldson. "As this project is proposed it is in compliance with today's comprehensive plan."

Donaldson indicated during his presentation that should he be unsuccessful in getting approval for the project he would more than likely be forced to litigate against the city. Should that happen, Commissioner Richard Sands said the developers would probably try to get the maximum number of units possible.

Commissioners and developers have butted heads over many points about the project, not the least of which are the potential flooding hazards and the impact building a road on the west bank of the river could have on existing properties, particularly the potential for flooding.

Commissioner Philip Rankin was the only one to vote for the development's approval while the mayor joined commissioners Ray Tyre, Gathana Parmenas and Sands in voting for denial.