Commission Votes No On Sunliner Diner – But The Project Ain’t Dead Yet:

In Brief:

🚫 Walton County Planning Commission voted 6–1 to deny the proposed 10,086-square-foot Sunliner Diner in Blue Mountain Beach.
🚗 Traffic, safety, and zoning concerns were cited by residents and commissioners, particularly regarding Jetty Road access and the building’s size.
📜 Developers claim compliance with code, but opponents argue it violates small neighborhood zoning requirements for scale, character, and accessibility.

The Walton County Planning Commission voted 6-1 to deny a proposal to build a 10,086-square-foot 1950s-themed restaurant, the Sunliner Diner, on a 1.77-acre parcel in Blue Mountain Beach. The vote followed an extended public hearing in which residents and commissioners raised concerns about the project’s compatibility with the area, traffic safety, and compliance with the county’s Land Development Code.

The proposed restaurant would be located at the entrance to the Blue Water Landing subdivision and would use Jetty Road as its sole access point. Residents and commissioners said this would create traffic congestion and safety risks due to the road’s connection to a sharp curve on County Road 30A. Concerns were also raised about overflow parking, noise, and the building’s size and design.

Commissioners and residents cited Walton County’s Land Development Code, which governs developments in Small Neighborhood zoning districts. The code states that such projects must be pedestrian in scale and encourage non-vehicular access. Opponents of the project said the Sunliner Diner’s size, scale, and reliance on vehicle traffic violated these standards.

The development team, represented by attorney Stephen Tatum of Matthews & Matthews, argued the restaurant met all legal and planning requirements. Tatum said the diner was consistent with the comprehensive plan and original development order for the Blue Water Landing project. “It meets the scenic corridor requirements. It meets the Land Development Code requirements. It meets the comprehensive plan,” Tatum told the commission. “The project should be able to be built as a matter of right.”

Residents from several nearby subdivisions, including Draper Lake and Highland Park, attended the hearing and presented detailed objections, including safety concerns. Some cited previous county decisions not to allow crosswalks near the Jetty Road intersection due to dangerous traffic conditions. Others referenced past accidents in the area and the high speeds of vehicles and e-bikes.

Barbara Marano, a Draper Lake resident, said the diner violated zoning codes due to its scale, character, and accessibility. “ “It [Sunliner Diner] does not fit the Land Development Code (LDC) for Small Neighborhood zoning district. There are three reasons for this – the same three reasons that were presented by the Interim Planning Director, Stephen Schoen. They are: Scale, Character, and Accessibility.” She then referred to the LDC and she added, “There is no gray area when it comes to the code because the G2 [referenced above in this article] is clear and provides solid parameters that preclude the approval of this development.”

Planning Commissioner Fred Tricker acknowledged the quality of the public input and said the development was incompatible with the area. He also said that increased commercialization, like that seen in Pigeon Forge and Gatlinburg, could harm the community. “Commercialization is not necessarily good for our neighborhoods,” Tricker said, “Compatibility is a big issue, even though that is not a requirement.” Tricker added, “The big issue to me is traffic. I live on 30A and I know what it takes to get out into traffic, whether you are going right or left,” He said, “So I think the County has a fiduciary responsibility for public safety. I think what we are looking at here doesn’t meet the safety requirements.”

Commissioner Kristin Drohan made the motion to deny the application based on the Land Development Code, compatibility, and public safety. The developer may now seek a final decision from a magistrate. A hearing date has not yet been announced.