A divided Flagler County Commission approved the request by a future Mexican restaurant in the Hammock to provide fewer parking spaces than required by code.
Commission Chair Leann Pennington and Commissioners Kim Carney and Pam Richardson voted for the allowance. Commissioners Andy Dance and Greg Hansen voted against. Hansen and Dance have been on the commission a combined 16 years between them, and have been on the receiving end of complaints by Hammock residents overflowing their parking for lack of assigned spaces.
Pennington, Carney and Richardson have been on the commission fewer years but Pennington spoke of other restaurants–she mentioned The Shape of Water–overflowing with parking. Richardson was also aware of issues, and said “this is a bigger step than just this location.” (The county is preparing legal action against The Shape of Water.)
The new restaurant will be called Modern Mexx at State Road A1A near Milwaukee Avenue, where Fusion 386 used to be. It is co-owned by Mike Goodman (a county planning board member) and Bruce Garrison. Goodman is an owner of Bronx House Pizza and Captain’s BBQ at Bings Landing, the county park, both in the Hammock. Bronx House Pizza had its issues with parking until it resolved them after buying four lots for overflow parking.
In mid-March when Goodman and an associate first appeared before the commission, the commission tabled the request and asked for more clarity on a number of issues, among them the size of the restaurant, its staffing ratio, which commissioners did not believe, and what else the restaurant could do to comply with the parking requirement.
The seating area was scaled down from 1,800 square feet to 1,500, still seating 92 people, the bar included. The restaurant would have a full liquor license. Staffing was increased from the less than credible five employees to nine. Two parking spaces were added, but the request remained for a six-space reduction, from 39 spaces to 33 spaces. Alternately, the owners would move the parking area 29 feet farther back from State Road A1A, but would take out an old tree to do that.
That’s what the discussion revolved around: the tree. The owners could take it out and not have to appear before the commission. The tree is not considered historic. They could remove the tree on their own, without special permission. They just don’t want to do that.
They have an agreement with nearby Debra Jean’s Cafe (at 5927 SRA1A) to use the parking lot there since Debra Jean’s closes in late afternoon.
“Our code is outdated compared to other local jurisdictions,” Chuck Merenda, the acting growth management director, told commissioners. Other jurisdictions would allow leased parking, for example, and would accept parking studies that diverge from the local code. “We don’t allow any of that in our code, and I believe they do have leased parking next door, but we don’t count that as parking spaces.”
To Pennington, protecting the tree counted in the owners’ favor, as did the parking at the coffee shop. “They’re trying to do the right thing,” she said.
“What happened to that 300 square feet?” Hansen asked Bruno DeFabio, the restaurant operator of that diminished floor space.
DeFabio wasn’t precise, speaking of “different things that we’re looking at,” from sanitation to recycling to a special sort of oven that would make the space more “efficient.” Half the back of the house will be dedicated to the kitchen and “back of the house,” as opposed to the usual 33 percent. That can’t be converted to seating in the future.
“I ask that because we’ve been burned a couple times by approving parking for X number of square feet,” Hansen said, “and as soon as the restaurant opens and gets going, they expand their seating without consideration to the parking, and then we have a parking problem. So I understand. I don’t want to see that happen with this restaurant.”
DeFabio said it won’t. Rob Merrill, the Cobb Cole attorney now representing the owners, seconded him, assuring the commissioners that the building plan will show that layout. Dance was still not confident that the parking layout would result in the sufficient number of spaces, even as now proposed.
Residents were sharply opposed to granting the parking allowance, among them the Hammock Community Association and Scenic A1A Pride. Dennis Clark of Scenic A1A scoffed at the claim that trees were being preserved, saying almost a dozen are being removed, while the planned 3,000 square foot building would call for 49 parking spaces. Several others spoke in opposition, among them Lynne Bravo Rosewater, a psychologist, who said–in reference to Bronx House–that “the best prediction of future behavior is past behavior.”
The commission will not review the site plan. That’s reviewed administratively only.
“My fear is that we’re not getting an accurate representation here of what’s ultimately going to be built,” Dance said, prefacing his motion to turn down the requested exception. His motion was rejected, 3-2, before the motion to approve the exception passed, with a request to preserve the tree. “I’d rather have the tree gone and have more parking,” Carney said.
There is still a chase the owners will yet again appear before the commission once the plan is further ahead.
Earlier, DeFabio, the restaurant operator, had described what’s ahead: “Modern Mex is a refined, full service Mexican restaurant built on discipline, simplicity and execution. It’s not a high volume concept. It’s not a fast turnover restaurant or a traditional large menu operation where you might see combo plate concepts. We’re not offering dozens of combinations designed for speed and volume. We are not building something that relies on constant turnover to succeed. Instead, we are focused on a tight, curated menu built around quality, consistency and control. That means scratch prepared items using high quality ingredients, a deliberately limited number of dishes so that each item can be executed properly every time it’s going to be a menu that is built around composed plates that reflect a more modern and elevated approach. So, not to say anything bad about Salsa’s or those type of Mexican restaurants, but that’s not what we’re getting here. We’re intentionally avoiding menu bloat, because larger menus don’t create better restaurants. They create inconsistency, and inconsistency can lead to operational stress, slower service and a worse guest experience.”
HayRide says
Your worried about a TREE after what the construction companies have done to this area. Oh good one
Jim says
Commissioners for sale, could care less what residents want. These commissioners need to go and have their finances audited. Clearly their vote goes to the highest bidder.
Elmo says
So the restaurant owners had the right to tear down the tree so the commission saved it. I’m okay with this decision.
Oh brother says
Hmmm… and this owner AND county board member (no conflict of interest there)
has had issues with his other 2 restaurants. Just saying.
” It is co-owned by Mike Goodman (a county planning board member) and Bruce Garrison. Goodman is an owner of Bronx House Pizza and Captain’s BBQ at Bings Landing, the county park, both in the Hammock. Bronx House Pizza had its issues with parking until it resolved them after buying four lots for overflow parking “.
Laurel says
Actually, no one is using the vacant land supposed to be used for parking. If you turn onto 17th Road, off A1A, and be real careful when you do, you’ll see cars parked, both perpendicular and parallel, on both sides of the road, narrowing the road to one vehicle passage. If there’s another vehicle there or people walking around when you turn, good luck! Meanwhile, all the employees could park in the vacant lot purchased by Bronx Pizza, but they don’t. Cars for Freida’s are all over the road as well, parking right up to, and under, the stop sign for A1A. Also, food trucks unloading park there as well. One person told my husband he thought that 17th road was the parking lot for the restaurants. It is, and the county doesn’t care how dangerous it is. Just more approvals for inadequate parking.
Laurel says
What did I just tell y’all? Goodman’s butt must be sore from all the county kissing. Show all these commissions the door! We can never have sanity with the current administration.
Just another place to boycott, and another live oak in the Hammock to come down. The only green around here that is worshipped is money. You can’t take it with you, but you can sure leave a legacy.
Thanks commissioners for once again ignoring the residents.
Long time Flagler voter says
Pennington’s re-election signs read, “KEEP Pennington”.
I’m not voting for her. In fact, I didn’t vote for her the first time. What has she done actually that would warrant voting for her again. What has she done in the last four years that would warrant her campaign slogan, “KEEP Pennington”?
She voted against the resident’s wishes (as usual).
Don’t vote for her again.
Double take says
Her signs should say “KEEP PENNINGTON OUT OF THE COMMISSION “ !
Nothing to see here.... says
Not surprised since the other owner is a Realtor buddy of 2 of the Realtor commissioners and the other commissioner’s campaign is heavily supported by the other owner. I mean, who cares what the neighbors in the Hammock think as long as you’re taking care of your own. Unreal.
Ron says
I am always amazed how residents complain about removing trees. How many trees were removed to build their communities or homes.
This nonsense must stop! I say let them removed the tree and build a beautiful upscale restaurant with fantastic landscaping.
We need businesses like this in Palm Coast!
Laurel says
1.) It’s a maritime hammock, made up mainly of live oaks, it’s own flora and fauna, and microclimate. As a barrier island, those oaks help to protect your mainland.
2.) It’s not Palm Coast.
3.) It’s always sad that there are people who prefer to tear down nature to make more money. Greed over green.
Ron says
Just a correction. You do live in Palm Coast. Not the City of Palm Coast. Flagler county is located in Palm Coast. In addition to Marineland , Flagler Beach, Bunnell and so on.
Laurel says
Ron:
Just a correction. I do not live in Palm Coast. The Hammock is a county pocket, we are not within the city limits, neither is Marineland, which has its own municipality as does Flagler Beach, Bunnell and so on. Flagler County is not located in Palm Coast, Palm Coast is located in Flagler County. God knows how you got there.
FlaglerLive says
It’s exclusively a zip code thing: the Hammock is 32137, the Hammock Beach area is 32164, both being Palm Coast zip codes. It does not mean the areas are “in” Palm Coast.
Laurel says
The zip code has nothing to do with city limits.
At no time do the city limits of Palm Coast go east over the Matanzas River. The Hammock is governed by the county, not by the city. It is very common, all over Florida, that the closest city name will be assigned to county addresses outside the city limits for postal purposes only. Some people here sign their return addresses as “Hammock, FL.”
Stating that it is exclusively a zip code thing, and adding an example, further confuses some as to what is what. Many Palm Coast residents think the Hammock is in Palm Coast, and the real estate people further promote that false identity. I remember trying to tell a man that he didn’t live in Palm Coast when he was confused why he couldn’t vote for Palm Coast issues, as the Palm Coast issues were not on his ballot.
Larry says
Sounds like it’s going to be overpriced
Double take says
If Mike Goodman is involved the project is as good as done.
The Hammock crusaders can cry and scream all they want to no avail. The fact of the matter is the county commission has of the last 10 years has always been unusually accommodating to developers.
But remember Hammock suckers you were the people who voted for these “Champions of the little guy” !
Laurel says
Nope, not all of us. Many were newbies who not knowing anything about the area and the candidates just voted for the “R.”