The Walton County Board of County Commissioners (BCC) voted 3-2 in favor of granting final approval to the controversial 24-story, 246-unit Echelon condominium tower in Miramar Beach, overruling the Walton County Planning Commission’s recommendation to deny the project. The final decision, which was made despite a year-long battle with Scenic 98 residents over heavy traffic, overcrowding, and potential tourism decline, gives the go-ahead for the Major Development by H and S, LLC.
The Echelon project, located at 100 Seascape Drive, gained approval largely due to its twenty-five-year-old “grandfathered status,” which exempts it from newer height restrictions. This history, combined with the Land Development Code (LDC) requirements being technically met, led County Attorney Clay Adkinson to caution that appellate litigation was expected regardless of the vote. Dissenting Commissioners Dan Curry and Donna Johns argued that the massive development was not in the best interest of the community’s safety and well-being. At the same time, proponents of the approval, including Chair Brad Drake, Commissioner Danny Glidewell, and Commissioner Tony Anderson, secured the motion to approve the Final Order.
The Walton County Board of County Commissioners is the ultimate decision-maker for Planning and Development in the County. Over the last year, a proposed 246-unit (24-story) condominium tower development has been at the center of a robust battle between the developer, H and S, LLC, and residents of Scenic 98 in Miramar Beach. With a very congested two-lane road providing the primary access for residents and tourists to this very popular stretch of Emerald Coast Beach.
Mid Bay News reported back in July that the Walton County Planning Commission voted to recommend “denying the proposed 24-story” project. Although the BCC appoints the Planning Commission, its recommendation ultimately did not carry enough weight to address the continued (and future) issues of heavy traffic, overcrowding, and potential tourism decline. Many homeowners gathered at the BCC meeting last week. Still, they were not permitted to speak on the Echelon development because the County Attorney, Clay Adkinson, stated that public comment was closed with the conclusion of the Quasi-Judicial Magistrate Hearing, during which the judge issued a formal decision supporting Echelon.
The Echelon condominium tower will be located at 100 Seascape Drive in Miramar Beach.
The development order was approved a quarter-century ago and received grandfathered status as a result. This status means the newer height restrictions do not apply to the Echelon development.
Bottom line, homeowners in the area, especially those who travel in that area, believe that those leaving their homes and seeking to make a left or right onto Scenic 98 will encounter a traffic nightmare, not just during peak tourist season.
In July, 2025, Cheryl Teel, a retired professional and resident of Miramar Beach, told the Planning Commission, “We can’t get out of our homes…Drive down there [to Miramar Beach on Scenic Gulf Drive]. Come visit us. See what it is like on a Tuesday. That is even a 40-minute wait. It is not good.”
Commissioner Fred Tricker, a former member of the Planning Commission, passed away after the Planning Commission voted not to recommend moving forward with the Echelon. Tricker said “If I was [sic] the property owner, I would be very concerned about the things I have heard here tonight – about the problem of selling homes and the problem of renting homes. And then you’re going to pile a ‘big-ole’ 24-story condo right in the middle of all that? I would be very concerned about doing that. I don’t think it is in the public interest [especially] from a public safety point of view.”
The Echelon was listed among the “Consent Agenda” items for the BCC meeting. Commissioner Donna Johns (District 4) recommended bringing this issue to the regular agenda, meaning it would be discussed (and, in this case, debated) at the regular meeting.
When it came time for the BCC to decide on the “Final Order” or approval for the Echelon project, Director of the Planning Department, Stephen Schoen, came forward to address the Commissioners. With a few brief comments, Commissioner Dan Curry (District 1) made a motion to reject the magistrate’s decision. With his motion, Curry provided actual references and directed the other Commissioners to the items marked in their individual packets.
Commissioner Donna Johns stated, “The magistrate did find that all the evidence was overwhelming – the height, mass scale, and density of the project…This is a humongous, I mean, a massive development. And I live close to that area, and I know what the traffic is like, and I know that we can’t say things about the traffic, but I can tell you that the way that gate to go in and out of there onto Scenic 98 doesn’t give [residents and visitors] much room…The road [with the Echelon development constructed] would be backed up constantly…I believe from our Land Development Code, this is not in the best interest of the safety and well-being of the residents of the community.”
With many residents in the audience, the Chair, Commissioner Brad Drake (District 3), sought confirmation from Adkinson that citizens with concerns and present for the Echelon decision were not entitled to speak at this meeting. Adkinson said, “The reason why you don’t take it up here again [is because] all evidence is closed. All public comment has been taken at multiple stages.” Commissioner Curry quickly asked, “Could that ordinance change?” Adkinson responded that the ordinance could be amended accordingly, but that the commission must take the proper steps to move in that direction.
Commissioner Danny Glidewell (District 2) asked the Planning Director, “Mr. Schoen, in your opinion, does this project [Echelon] meet the Land Development Code [requirements]? Schoen’s response: “Yes, sir.” From there, Glidewell sought clarification from the Planning Director regarding the “vested rights” of the developer, H and S, LLC. Schoen indicated, “This condo, I believe, was approved in 2008, if not earlier than that. There were some additions and some amendments after that.” The Planning Director addressed a proposed change to 32 single-family homes, followed by a return to the condo structure, which is now, within a matter of time, on the rise. Schoen added, “Traffic is vested for the number of dwellings.”
After Kelly Schultz, Walton County Planning Manager, answered questions and provided details on the long history of this property and the proposed development stages. There was apparent concern that the questions she was answering (for the BCC) might be considered potential new evidence in the case. The County Attorney cautioned her to “tread lightly” as to avoid issues [by introducing new evidence] that should have been completely dealt with at the magistrate hearing or before.
Echelon will destroy ‘Quality of Life’ for Our Citizens.
Commissioner Johns then asked, “Another question, in our Land Development Code – do you know how long it has been in the ‘code’ that we take into consideration the safety and well-being of the community?” Schultz responded, “That’s one of the purposes of zoning.” Johns quickly replied, “Absolutely, so that’s the thing that I think is a very valid point – to deny this. [meaning to deny the approval of the Final Order for the Echelon] Because of the safety and well-being [of residents]…I can tell you, in my opinion, being in that area as much as I am, it will be a nightmare.” Johns went on to say that the Echelon renderings are beautiful, and she “would love to see it [Echelon] somewhere, but where it is is just massive. It will destroy the quality of life of our citizens, and that’s just not right.”
Commissioner Glidewell then asked the County Attorney if the developer could sue the County for denying a property owner final approval on the project. “Anybody can always sue for anything they want. If this project is granted or denied, I do expect appellate litigation to follow in either scenario, and commensurate litigation that may well occur in those issues.”
Pro Communi Bono
St. Francis De Sales, Ora Pro Nobis!
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