Walton County hearing hears testimony that proposed Johnson RV Park meets land‑use standards; resident urges denial over permits and compatibility

Special Magistrate Suzanne Van Wyck heard evidence April 30, 2026, on MAJ25‑000037, an application to develop a 6.1‑acre Johnson RV Park with 44 RV pads, an office, laundry, restrooms and recreational amenities.

In sworn testimony, Walton County senior planner Bob Beranti said the application, filed March 28, 2025, had been reviewed by county disciplines, conditionally approved by the technical review committee, and recommended by the planning commission. Beranti testified the site’s rural‑village zoning allows RV parks as a low‑intensity commercial or functional‑agricultural use and that outstanding code cases that had delayed scheduling were closed. He said the project’s impervious‑surface and floor‑area ratio figures fall within county limits and that traffic and stormwater reviews did not find significant off‑site impacts.

The applicant’s planner, Melissa Ward of Dunlap and Chipman, testified that her planner’s report (admitted into evidence) concluded the proposal is consistent with the Walton County comprehensive plan and land development code. Ward described an existing man‑made pond of about one‑third acre that the plan would retain, said the application proposes about 86,992 square feet of impervious surface (roughly 33% of the site, below the 60% maximum) and that the proposed floor area is well under the 50% FAR maximum. Her report also outlined parking counts, buffer and landscaping plans to meet northern buffer requirements and noted a Freeport utilities letter confirming water and sewer availability.

Civil engineer Ross Binkley testified that he prepared the site plan and stormwater design, describing two dry retention ponds sized to county standards, an access on McDaniels Fish Camp Road, internal circulation for RV access, and parking and amenity layouts. He said the county’s licensed engineers reviewed and approved the engineering elements and that the existing fish pond is not being used for stormwater retention.

During public comment, resident Kathleen Cornelison said she lives near the site and submitted photographs and filings. She told the magistrate she believes an existing single‑family structure shown in some materials had been removed in 2025 and that she was told by building‑code staff at different times that a demolition permit both was and was not required. Cornelison said she had filed code complaints and that she could not find a DEP septic‑abandonment permit on file for the property. She urged the magistrate to deny final order approval or, if the magistrate could not, to continue the matter and require corrected plans and proof of all required permits, including demolition and septic abandonment. “I hope and pray that you will deny the request for final order approval,” she said.

Applicant counsel replied that evidence in the hearing record demonstrates compliance with the land development code and comprehensive plan, and noted that some public‑comment matters are not formal evidence. Counsel also stated that when a property connects to public sewer the septic tanks are typically crushed as a condition of connection and argued that the record showed the required reviews and approvals had been completed.

No final decision was issued at the hearing. Magistrate Van Wyck stated she will issue a written recommendation to the Walton County Board of County Commissioners within 20 days. The record shows the Holiday Inn Express matter listed earlier on the agenda was continued to the magistrate date in May.