Molino residents protest proposed 1,500-acre development. Why they don't want it.

So many people wanted to be heard at Escambia County’s planning board meeting Thursday morning that they lined up for nearly an hour just to sign up to speak. The meeting itself lasted nearly seven hours.

At least a 100 people packed into the room to show their solidarity against a large-scale, mixed-use development proposed for Molino.

The St. Petersburg based development firm, Exit 3 Investments LLC, bought the land west of U.S. Highway 29 and south of Barrineau Park Road in 2013. Their Woodland Park plan develops nearly 1,500 acres and includes 2,065 single family lots and 2,356 townhomes and apartments.

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It also includes nearly 100 acres of commercial development, as well as land for public use like a fire station and a new K-8 school. There are also plans to contribute to infrastructure like water and sewer, and the firm said it’s partnering with Escambia County to build a road, Woodland Parkway, that would extend from Mathison Road to Quintette Road.

Although many residents don't want to see what some called a "city" coming to the community, the plan is underway. The county has already approved the development order for phase 1 of the project and has full engineering plans for phase 2 ready to go.

Escambia County's Sector Plan, the county’s long-range plan that guides growth and development in the area, was approved in 2011 and includes a new town center in Molino. The developer has been working with county staff for years to realize the concept and address other issues needed for a project this size, such as infrastructure.

At the planning board hearing, Exit 3 Investments asked the county for several zoning variances to allow higher residential densities and to let them opt out of the Sector Plan that would prevent the higher density they request.

Those requests went before the planning board Thursday. Dozens of people who live in the area, seemingly unaware of the large development project until recently, spoke out against it, opposing the developer’s rezoning and opt-out requests.

Barrineau Park resident Bonnie Exner helped organize a recent community meeting about the proposed development and encouraged those who oppose it to speak before the planning board.

“Growth is inevitable,” said Exner. “All we ask for is controlled growth with infrastructure in place to handle that growth.”

But for a few exceptions, county staff found that the zoning requests are consistent with the comprehensive plan and the county’s development code.

“The Applicant has carefully designed the project to minimize the impact on the local environment and community,” staff wrote in reference to one of the requests. “By opting for a lower density, the Applicant aims to create a more spacious and sustainable living environment that promotes a sense of openness, encourages green spaces and respects the existing character of the area. The decision to go well below the mandated density limits reflects a dedication to creating a development that prioritizes the well-being and satisfaction of both current and future residents.”

The exceptions staff found is that one proposed amendment to the high-density residential use is not consistent with the land development code on the side of the property that is adjacent to land zoned for agricultural use.

Staff also found that the proposed high-density residential zone isn’t compatible with surrounding uses because it makes for a greater dwelling unit density for a residential neighborhood development within urban areas – not adjoining an agriculture zone.

Most residents who spoke said they thought the development would change their quiet, rural community and not for the better.

“I have not had to worry about crime but will need to worry about it if this rezoning goes through,” said Maria Smith. “Country living is peaceful and calming in a stressful world.”

Another speaker, Melissa Russell, said, “There’s nowhere else in this county that is now considered country. A place where life is peaceful, quiet, full of nature. Animals you can watch from your back porch. To allow the rezoning will turn our country to the city.”

“Up there in Molino we’ve got everything we need,” said Ben Cartwright. “Gas stations, we got food markets, and we got peaceful living. That’s what people in this community want, but they don’t want all this.”

Developer Fred Hemmer, with Hemmer Consulting, was at the meeting on behalf of the Woodland Park project. In light of residents’ concerns he withdrew the rezoning request for nearly 600 apartments they were planning to build as part of the development.

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“There’s a lot of objection to this … so with that we have decided not to pursue the rezoning of that northeast corner with the apartments, which I think was the largest complaint with everybody,” Hemmer said.

Despite the concession, residents continued to line up in protest of the project for hours. Ultimately, the developer pulled all rezoning requests, as well as one of the opt out requests.

The planning board voted to recommend denying the developer's remaining two opt out requests.

However, those decisions won't derail plans for the development. The development itself is still moving forward and those two phases of the plan will now proceed to the county's engineering department under the Sector Plan.

Hemmer, who recently attended a meeting with residents about the Woodland Park project, said he tried to explain that the proposed development is in line with the county's plans, but the message didn't seem to get through.

"We listened for two hours and I think it was clear that a lot of people didn't realize the impact of the Sector Plan and that these densities and uses were already in place," Hemmer said. "I just think that's too bad. It should have been done and I wish everybody had known that. We tried to explain that, but I don't know if it was, well, heard."

Still, planning board members commended residents on the turnout.

“Whether you were for it or against it, it was great to see your involvement and to stick with it all day long,” said planning board chair Walker Wilson. “I’d like to thank the applicant for going through this process as well. It seems like this didn’t go your way today and again your fight’s not over just yet, but either way it’s a great showing for this community.”

The Escambia Board of County Commissioners will make the final decision on the rezoning and opt-out requests. It’s expected to be on the agenda for the commission’s Aug. 3 meeting, at 5:30 p.m., in the Ernie Lee Magaha Government Building, 221 Palafox Place.

This article originally appeared on Pensacola News Journal: Molino residents fight Woodland Park mixed-use development off US 29