Prepared for: Prepared by:
Acknowledgments
Santa Rosa County Santa Rosa Zoning Santa Rosa County Staff Consulting Team Commissioners Board Members Shawn Ward, AICP, Celeste Werner, AICP, Rob Williamson, Charles Loyed, Planning and Zoning Director Project Manager District 1 District 4 (past) Cynthia Cannon, AICP, Pat Small, AICP Jeremy Reeder, Senior Planner Dave Peich, District 1 Kurt Waldier District 4 Darliene Stanhope, Scott Kemp, Planner III/GIS Coordinator Sam Parker, District 2 District 1 Danny Collins, James Calkins, Planner II Robert A. “Bob” Cole, District 2 Brandi Whitehurst, District 2 Bill Seelmann, Public Information Officer W.D. “Don” Salter, District 3 Sarah Whitfield, The Project Team would like to District 3 Jim Waite, District 3 Public Information Specialist thank members of the public who Lane Lynchard, Colten Wright, Dan Schebler, participated in the development of District 5 District 4 County Administrator the Plan. Don Richards, Chair, Mark Murray, District 5 Assistant County Administrator Special thanks to Cynthia Cannon for her guidance and assistance with the Lonnie Hawkins, preparation of this Plan. District 5
Plan 4 District 4 Master Plan for Santa Rosa County District 4 i Table of Contents
01. Introduction Introduction...... 1-3 What is the Master Plan? ...... 1-3 Why Master Plan Now?...... 1-5 Population Trends...... 1-5 Housing...... 1-6 Tourism...... 1-10 Circulation ...... 1-10 Resiliency...... 1-12
Figures Figure 1-1. District 4 Vicinity...... 1-4
Tables Table 1-1. Total Population 2010 to 2016...... 1-5 Table 1-2. Total Housing Units, 2010 to 2016...... 1-6 Table 1-3. Types of Housing, 2010 to 2016...... 1-7 Table 1-4. Housing Tenure, 2010 to 2016...... 1-7 Table 1-5. Median Home Values and Rents, 2010 to 2016...... 1-8 Table 1-6. Cost-Burden Households, 2010 to 2016...... 1-9 Table 1-7. Santa Rosa County Bed Tax Revenue...... 1-10 Table 1-8. Annual Average Daily Traffic, 2014 to 2017...... 1-11 02. Public Participation Introduction...... 2-3 Project Website...... 2-3 Informational Brochure...... 2-4 Stakeholder Interviews...... 2-4 County Staff Charrette...... 2-6
ii Table of Contents Table of Contents
Public Open Houses...... 2-7 Public Open House 1 ...... 2-7 Public Open House 2...... 2-10 Community Survey ...... 2-11
Tables Table 2-1. Stakeholder Interview Schedule...... 2-5 Table 2-2. Visioning Exercise Responses ...... 2-9 03. Existing Conditions Introduction...... 3-3 Land Use...... 3-6 Existing Land Use...... 3-7 Future Land Use...... 3-14 Zoning...... 3-17 Housing...... 3-21 Housing Types...... 3-21 Housing Costs...... 3-22 Affordability...... 3-23 Future Residential Development ...... 3-24 Transportation...... 3-25 Street and Roadway System...... 3-25 Roadway Functional Classifications...... 3-28 Future Roadway Plans...... 3-29 Bicycle and Pedestrian Network...... 3-31 Public Transportation ...... 3-31 Recreation and Open Space...... 3-32 Recreation ...... 3-32 Open Space...... 3-38
Plan 4 District 4 Master Plan for Santa Rosa County District 4 iii Wastewater and Stormwater Infrastructure ...... 3-38 Wastewater ...... 3-39 Stormwater Infrastructure...... 3-40 Natural Resources ...... 3-42 Wetlands...... 3-42 Floodplains...... 3-44 Coastal Resources...... 3-46
Figures Figure 3-1. Population Density of District 4 in 2000...... 3-4 Figure 3-2. Population Density of District 4 in 2010 ...... 3-5 Figure 3-3. Existing Land Uses in District 4...... 3-8 Figure 3-4. Vacant Lands in District 4...... 3-13 Figure 3-5. Future Land Uses in District 4 ...... 3-15 Figure 3-6. District 4 Zoning ...... 3-19 Figure 3-7. District 4 Circulation System...... 3-26 Figure 3-8. Stormwater Problem Areas in District 4...... 3-41 Figure 3-9. Natural Constraints to Development in District 4...... 3-43 Figure 3-10. Floodzones...... 3-45
Tables Table 3-1. Existing Land Uses in District 4...... 3-7 Table 3-2. District 4 Future Land Uses...... 3-14 Table 3-3. Existing Land Uses in District 4...... 3-17 Table 3-4. Housing Types...... 3-22 Table 3-5. Cost-Burden Households...... 3-24 Table 3-6. Navarre Park Amenities...... 3-33 Table 3-7. Structure Connected to Holley-Navarre Centralized Water System...... 3-39
iv Table of Contents Table of Contents
04. The Plan The Plan: Introduction...... 4-2 Vision...... 4-3 Guiding Principles...... 4-4 Master Plan Goals and Objectives...... 4-6 Land Use (Districtwide) ...... 4-6 Zoning and Master Plan Land Use District Comparison...... 4-8 Transportation (Districtwide) ...... 4-34 Recreation and Open Space (Districtwide)...... 4-40 Character Area Plans...... 4-42 What is a Character Area Plan? ...... 4-42 East Navarre ...... 4-45 Heart of Navarre...... 4-59 Holley...... 4-85 Holley by the Sea...... 4-99 Navarre Beach...... 4-115 Navarre Gateway North ...... 4-133 West Navarre...... 4-151
Figures Figure 4-1. Districtwide Land Use Plan...... 4-7 Figure 4-2. Heart of Navarre Area Zoning Comparison...... 4-10 Figure 4-3. Holley Zoning Comparison...... 4-16 Figure 4-4. Holley by the Sea Zoning Comparison...... 4-20 Figure 4-5. Navarre Gateway North Zoning Comparison...... 4-24 Figure 4-6. Navarre Beach Zoning Comparison...... 4-29 Figure 4-7. Districtwide Transportation Plan...... 4-35 Figure 4-8. Districtwide Parks and Open Space Plan...... 4-41 Figure 4-9. District 4 Character Areas...... 4-43 Figure 4-10. East Navarre Land Use Plan...... 4-46
Plan 4 District 4 Master Plan for Santa Rosa County District 4 v Figure 4-11. East Navarre Transportation Plan...... 4-54 Figure 4-12. East Navarre Recreation and Open Space Plan...... 4-58 Figure 4-13. Heart of Navarre Land Use Plan...... 4-61 Figure 4-14. Heart of Navarre Transportation Plan ...... 4-77 Figure 4-15. Heart of Navarre Recreation and Open Space Plan...... 4-82 Figure 4-16. Holley Land Use Plan...... 4-86 Figure 4-17. Holley Transportation Plan...... 4-96 Figure 4-18. Holley Recreation and Open Space Plan...... 4-98 Figure 4-19. Holley by the Sea Land Use Plan...... 4-100 Figure 4-20. Holley by the Sea Transportation Plan...... 4-109 Figure 4-21. Holley by the Sea Recreation and Open Space Plan ...... 4-113 Figure 4-22. Navarre Beach Land Use Plan...... 4-117 Figure 4-23. Navarre Beach Transportation Plan...... 4-129 Figure 4-24. Navarre Beach Recreation and Open Space Plan ...... 4-132 Figure 4-25. Navarre Gateway North Land Use Plan...... 4-134 Figure 4-26. Navarre Gateway North Transportation Plan...... 4-145 Figure 4-27. Navarre Gateway North Recreation and Open Space Plan ...... 4-149 Figure 4-28. West Navarre Land Use Plan...... 4-152 Figure 4-29. West Navarre Transportation Plan...... 4-161 Figure 4-30. West Navarre Recreation and Open Space Plan...... 4-164
Tables Table 4-1. Comparison of Zoning and Master Plan Land Use Districts - Heart of Navarre...... 4-11 Table 4-2. Comparison of Zoning and Master Plan Land Use Districts - Holley...... 4-17 Table 4-3. Comparison of Zoning and Master Plan Land Use Districts - Holley by the Sea ...... 4-21 Table 4-4. Comparison of Zoning and Master Plan Land Use Districts - Navarre Gateway North. . . 4-25 Table 4-5. Comparison of Zoning and Master Plan Land Use Districts - Navarre Beach...... 4-30 Table 4-6. East Navarre Land Use Districts...... 4-45 Table 4-7. Heart of Navarre Land Use Districts...... 4-60 Table 4-8. Holley Land Use Districts...... 4-85 Table 4-9. Holley by the Sea Land Use Districts...... 4-99
vi Table of Contents Table of Contents
Table 4-10. Navarre Beach Land Use Districts ...... 4-116 Table 4-11. Navarre Gateway North Land Use Districts...... 4-133 Table 4-12. West Navarre Land Use Districts...... 4-151 05. Design Guidelines Purpose and Implementation...... 5-3 Design Principles ...... 5-4 Guiding Principals and Objectives...... 5-6 Glossary of Terms...... 5-9 Public Spaces ...... 5-14 Introduction...... 5-14 Rights-of-Way...... 5-14 Furnishings and Amenities...... 5-19 Wayfinding...... 5-24 Public Art...... 5-27 Landscaping ...... 5-27 Parks and Plazas...... 5-29 Architectural Design...... 5-31 Introduction...... 5-31 Building Orientation...... 5-31 Mass, Form and Articulation...... 5-32 Public Realm Features...... 5-34 Roofs...... 5-34 Doors and Windows ...... 5-35 Site Design...... 5-36 Introduction...... 5-36 Viewsheds ...... 5-36 Parking ...... 5-37 Service Areas...... 5-39
Plan 4 District 4 Master Plan for Santa Rosa County District 4 vii Tables Table 5-1. Sidewalk Zoning Dimension ...... 5-15 Table 5-2. Street / Pedestrian Lighting Guidelines...... 5-21 Table 5-3. Street / Pedestrian Lighting Dimensions ...... 5-22 06. Economic Development Introduction...... 6-3 Economic Development...... 6-4 Rates of Return - Development Scenarios...... 6-4 Multifamily Housing...... 6-5 Commercial Development...... 6-5 Santa Rosa Five-Year Strategic Plan...... 6-8 Recommendations...... 6-9 Public Infrastructure Improvements ...... 6-10 Bicycle Facilities...... 6-11 Traffic Calming Measures...... 6-13 Neighborhood Gateway...... 6-14 Pedestrian Accommodations ...... 6-14 Pedestrian Crossings and Paths...... 6-15 Signals...... 6-17 Parks and Open Space...... 6-18 Acquisition...... 6-18 Park Operations and Management Costs...... 6-18 Parking Garage...... 6-19
viii Table of Contents Table of Contents
Economic Development Sources...... 6-19 Foundations...... 6-20 Equity ...... 6-20 Charitable Donations...... 6-21 Programs ...... 6-21 Grants...... 6-22 Incentives...... 6-25 Assistance ...... 6-28
Tables Table 6-1. Return Potential of Proposed Mixed-use Redevelopment Areas, 2020 - 2045...... 6-6 Table 6-2. Alignment of Economic Development Recommendations with District 4 Master Plan . . . 6-9 07. Implementation Plan Implementation Plan: Introduction...... 7-2 Implementation Plan...... 7-3
Tables Table 7-1. Santa Rosa District 4 Master Plan - Implementation Plan...... 7-4 Appendix (provided under separate cover) Public Open House #1...... A Public Open House #2 ...... B Community Survey ...... C Conceptual Site Plans...... D Public Infrastructure Cost Tables...... E
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x Table of Contents 1.0 Introduction Introduction 1.0 District 4 is a fast-growing Gulf Coast community in Santa Rosa County, Florida, centered on the intersection of US 98 and State Route 87. The Santa Rosa County District 4 Master Plan is a long-range planning document designed to provide guidance to land owners, developers, and decision makers to manage growth and change. This Master Plan covers a broad range of topics to set the framework for District 4’s built and natural environment, including land use, circulation, infrastructure, and environmental protection. The development of this plan sought and consolidated extensive public input and feedback to obtain a united vision for District 4’s future, which will help strengthen the local identify and community pride. This vision, supported by goals and policies, provides for orderly and predictable future development, and will position District 4 for long-term success.
1-2 Introduction 1.0
Introduction Santa Rosa County is located in the Florida “Panhandle,” or northwest portion of the state bordering the Gulf of Mexico and Santa Rosa Sound. It is divided into five administrative districts for administrative purposes, with District 4 encompassing 27 square miles next to Eglin Air Force Base at the County’s southeastern extent as illustrated on Figure 1-1. It includes the unincorporated communities of Navarre, Navarre Beach on Santa Rosa Island, Holley by the Sea, and Holley. District 4 captures the unique history, identity, and resources of coastal Santa Rosa County and is growing rapidly due to its beachfront amenities and relaxed and family-friendly atmosphere.
What is the Master Plan? Initiated by Santa Rosa County to establish a cohesive and shared vision of the future within the community, the Santa Rosa County District 4 Master Plan is a community-based planning document that provides a visionary, long-range road map for growth and development in District 4. The Master Plan considers existing conditions and reflects community aspirations to propose policy and regulatory recommendations and design guidelines to promote sustainable and orderly growth, while preserving the character of District 4 and enhancing the quality of life for all District 4 residents.
As a policy document, the District 4 Master Plan is not a set of enforceable regulations, but can be used to identify consistencies / inconsistencies of future development with the Master Plan Elements, similar to the guidance of the Comprehensive Plan. Implementing the District 4 Master Plan through adoption of recommendations will be necessary to ensure that future development is compliant with the Master Plan and that requisite infrastructure is in place to support it.
The Master Plan considers a broad range of topics, such as land use, housing, transportation and connectivity, natural resources, recreation and open space, as well as public facilities. The Plan also offers action steps for implementation, and an extensive list of funding opportunities and economic incentives that can help District 4 realize its vision for the future.
Plan development has involved collecting and integrating extensive public input and feedback to obtain a unified vision for District 4’s future and, in turn, help strengthen the community’s local identity and sense of pride. This vision, as supported by specific Plan goals, policies, and strategies, provides for the orderly and predictable development that will position District 4 for long-term success.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 1-3 FIGURE 1-1. District 4 Vicinity
1-4 1.0 Introduction Introduction 1.0 Why Master Plan Now? Population Trends
Santa Rosa County had a population of over 163,900 in 2016 and is currently one of the 15 fastest growing counties in Florida. As displayed in Table 1-1, the county’s population has grown over 11% between 2010 and 2016, compared to the statewide average of less than 8% during the same timeframe. Likewise, District 4 had a population of approximately 36,200 in 2016 and accounts for over 25% of the county’s growth between 2010 and 2016.
Table 1-1. Total Population 2010 to 2016
2010 2016 Change % Growth Florida 18,511,620 19,934,451 1,422,831 7.7% Santa Rosa County 147,838 163,903 16,065 11% District 4 32,053 36,221 4,168 13% Source: American Community Survey, 2010 and 2016
This trend is expected to continue through the foreseeable future. The Florida Bureau of Economic and Business Research projects Santa Rosa County’s population will exceed 246,000 in 2045, which represents a 48% increase in 30 years. If District 4 continues to capture 25% of Santa Rosa County’s population growth, District 4 could exceed 20,000 residents by 2045. These growth trends have significant implications for future development, land use, and transportation needs.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 1-5 Housing
Consistent with the population trends, residential facilities in District 4 have increased rapidly since 2010, particularly when compared to the rest of Santa Rosa County. District 4 has approximately 25% of all housing units within the county, including over 50% of the new housing units that were developed between 2010 and 2016. In fact, from 2010 to 2016, housing within District 4 increased at a faster rate than the population ; it increased over 15% compared to an 11% population growth. Table 1-2 shows the housing growth between 2010 and 2016.
Table 1-2. Total Housing Units, 2010 to 2016
2010 2016 Change % Growth Santa Rosa County 63,059 67,603 4,544 7.2% District 4 14,566 16,842 2,276 15.6% Source: American Community Survey, 2010 and 2016
Although most of the housing within District 4 is single-family units, multifamily residential units have experienced the highest growth rate from 2010 to 2016 at 39%, which is more than triple the growth rate of single-family units. This trend is likely to continue due to the limited availability of developable land and the high desirability of the community, as reflected in both the past and the projected population growth rates. Table 1-3 displays the number and percentage of single-family units, multifamily units, and mobile homes within District 4 in 2010 and 2016, as well as corresponding growth rates.
1-6 1.0 Introduction Introduction 1.0
Table 1-3. Types of Housing, 2010 to 2016
2010 2016 Change % Growth Number Percent Number Percent Single-Family Units 10,960 75.2% 12,361 73.4% 1,401 12.8% Multifamily Units 1,972 13.5% 2,741 16.3% 769 39.0% Mobile Homes 1,634 11.2% 1,740 10.3% 106 6.5% Source: American Community Survey, 2010 and 2016
In addition to the increasing multifamily units within District 4, rental properties are becoming more common, increasing by 49% between 2010 and 2016. This suggests many of the multifamily residential developments completed during this period were apartment homes. Table 1-4 shows the owner-occupied housing units compared to renter-occupied housing units in District 4 between 2010 and 2016.
Table 1-4. Housing Tenure, 2010 to 2016
2010 2016 Change % Growth Number Percent Number Percent Owner- 9,184 77.5% 9,867 71.3% 683 7.4% Occupied Renter- 2,667 22.5% 3,973 28.7% 1,306 49.0% Occupied Source: American Community Survey, 2010 and 2016
As desirability and demand for housing in District 4 have increased over the past several years, home values have followed, increasing nearly 18% between 2010 and 2016. The countywide average home values nevertheless decreased 9% during the same time. As a result, home values in District 4 in 2016 were 15% higher than in Santa Rosa County at large.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 1-7 While home values have decreased in Santa Rosa County, rental rates have become more expensive across the county, rising by nearly 15% between 2010 and 2016. This could be, in part, due to the influx of multifamily housing units and rental properties in District 4 influencing countywide averages. Table 1-5 shows the median home values and median gross rent for both District 4 and Santa Rosa County between 2010 and 2016.
Table 1-5. Median Home Values and Rents, 2010 to 2016
2010 2016 Change % Growth Home Values Santa Rosa County $182,300 $165,500 -$16,800 -9.2% District 4 $166,910 $196,422 $29,512 17.7% Rents Santa Rosa County $900 $1,033 $133 14.8% District 4 $1,101 $1,178 $77 7.0% Source: American Community Survey, 2010 and 2016
As home costs and rents increase, housing affordability can become more challenging for residents. Cost-burdened households are defined as households that spend more than 30% of their income on housing. Housing costs have become more affordable for the majority of residents in the county, with the percentage of cost-burdened households decreasing over 11% from 2010 to 2016. This decrease is largely due to less costly homes in Santa Rosa County. As Table 1-6 shows, there was more than a 25% decrease in owner-occupied cost-burden housing units within the county from 2010 and 2016, while renter-occupied cost-burden residential units increased.
1-8 1.0 Introduction Introduction 1.0
Table 1-6. Cost-Burden Households, 2010 to 2016
2010 2016 Change % Growth Number Percent Number Percent Santa Rosa County Owner- 13,324 31.7% 9,942 23.0% -3,382 -25.4% Occupied Renter- 5,425 49.9% 6,655 45.2% 1,230 22.7% Occupied Total 18,749 35.4% 16,597 28.6% -2,152 -11.5% District 4 Owner- 3,489 38.4% 2,581 26.3% -908 -26.0% Occupied Renter- 1,330 56.3% 1,596 42.8% 266 20.0% Occupied Total 4,819 42.1% 4,177 30.8% -642 -13.3% Source: American Community Survey, 2010 and 2016
As a Gulf Coast community, District 4 is a popular location for seasonal or vacation homes. These types of housing units are considered vacant by the U.S. Census Bureau, and are defined as a seasonal, recreational, or occasional use homes. According to the most recent American Community Survey, District 4 had 1,081 seasonal, recreational, or occasional use homes in 2016, which comprises over 6% of the total housing units. In the same year, Santa Rosa County’s average household size was 2.66 people per household. Using this as a multiplier to approximate the number of temporary, seasonal, or nonpermanent residents in District 4 equates to roughly 2,875 people.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 1-9 Tourism
As shown in Table 1-7, Santa Rosa County increased its Bed Tax revenue by nearly 30% over a two-year period: Fiscal Year (FY) 2015 to FY 2017. The Bed Tax is expected to generate over $3 million for the county in FY 2018. According to the most recent economic impact assessment completed in 2012—the Economic Impact of Tourism on Santa Rosa County—visitors to Navarre Beach account for 54% of the county’s Bed Tax revenue. This study also estimated the total economic impact tourism has throughout the county to be $133.2 million in FY 2012, which is a 55% increase from FY 2010.
Table 1-7. Santa Rosa County Bed Tax Revenue
Fiscal Year Total Revenue 2015 $2,175,354 2016 $2,398,948 2017 $2,804,919 Source: Santa Rosa County Tourist Development Tax Collections
Circulation
The main roadways in District 4 include US 98, SR 87, SR 399, and East Bay Boulevard. Consistent with the population growth rate, traffic along these corridors is also increasing. Table 1-8 shows the annual average daily traffic (AADT) counts from 2014 to 2017 that are tracked by the Florida Department of Transportation (FDOT). As expected, traffic on both US 98 and SR 87 has increased since 2014, with traffic on some segments that traverse District 4 having increased by over 20%.
1-10 1.0 Introduction Introduction 1.0
Table 1-8. Annual Average Daily Traffic, 2014 to 2017
Road From To 2014 2015 2016 2017 % Growth US 98 Edgewood Dr. SR 87 35,000 36,000 36,500 42,500 21.4% Whispering Pines US 98 SR 87 41,000 44,500 45,500 42,000 2.4% Blvd. Whispering Pines Okaloosa County US 98 39,500 40,000 43,500 41,500 5.1% Blvd. Line SR 87 Vonnie Tolbert Rd. East Bay Blvd. 10,700 12,900 12,900 13,700 28.0% SR 87 East Bay Blvd. US 98 18,000 19,600 19,600 19,700 9.4% Escambia County SR 399 US 98 10,000 9,500 8,700 10,000 0.0% Line Source: Florida Department of Transportation, 2018
The average daily traffic counts are converted to a Level of Service (LOS), graded A through F, based on roadway design. An LOS rating of A describes the best traffic conditions, with little to no traffic restrictions and complete maneuverability. Conversely, an LOS of F describes the worst conditions, with high traffic, low speeds, and frequent stoppages. According to the Florida-Alabama Transportation Planning Organization Congestion Management Process Plan adopted in 2017, US 98 within District 4 has been operating at a LOS of F since 2015. Traffic along US 98 is expected to continue increasing well into the future. SR 87 and SR 399 are both operating at a LOS of C and are not expected to experience a degraded LOS in the near future.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 1-11 Increases in population and traffic often lead to increases in traffic incidents. The Florida-Alabama Transportation Planning Organization (TPO) Congestion Management Process Plan that was released in 2017 and covers Santa Rosa County, found each of the major roadways in District 4 experienced an increased number of crashes between 2008 and 2013. The US 98 corridor experienced the most crashes per million vehicle-miles traveled (VMT) during that same time period, with over 4.1 crashes per million VMT between SR 87 and Whispering Pines Boulevard and 2.1 to 4.0 crashes per million VMT on other segments.
Traffic conditions on US 98 are particularly important, given US 98 and SR 87 are the only two coastal evacuation routes available to District 4 visitors and residents during emergencies.
Resiliency
As a community bordered by the Gulf of Mexico, Santa Rosa Sound, East Bay, and East Bay River, District 4 is vulnerable to many external threats, such as flooding, hurricanes, and sea level rise. To help protect life and property and minimize damage from natural disasters, Santa Rosa County maintains a Floodplain Management Ordinance, as part of Article 10 in the Land Development Code. This ordinance establishes the minimum standards for developing in flood hazard areas, and is applicable in to all properties within the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRM). Development within flood hazard areas requires a permit from the Floodplain Administrator prior to construction. Additional permits are required from the Florida Department of Environmental Protection for any proposed altering of natural sand dunes and mangrove stands. Generally, no development is permitted within floodways.
Santa Rosa County provides further regulations for coastal management and conservation in Article 12 of the Land Development Code, applicable to shoreline protection zones. There are two shoreline protection zones within District 4, which combined include the area seaward of the mean high water lines along the Gulf of Mexico, Santa Sosa Sound, and East Bay. This article prohibits buildings, and limits vegetation to native, salt-resistant plant species. Development within the shoreline protection zones is limited to minor structures expendable under wind and wave storm forces, such as lifeguard stands, walkways, and seawalls. Additionally, all development is required to maintain erosion control measures to prevent erosion on site.
1-12 1.0 Introduction 2.0 Public Participation Public Participation 2.0 As the Master Plan is a community-driven project for the citizens of District 4, it was important to obtain their input on issues, opportunities, goals, aspirations and vision for District 4.
2-2 Public Participation 2.0 Introduction An essential part of the development of the Santa Rosa District 4 Master Plan is public engagement. Because the Plan ultimately belongs to the District 4 community, broad participation was necessary to shape the development of the Plan. Public engagement was emphasized from the early stages of the planning process, resulting in a Master Plan that is a product of the public input from the community.
The elements of public participation throughout the planning process are described in the following sections.
Project Website www.plan4district4.com
The project website was created at the beginning of the project as an interactive tool for sharing information about the progress of the Master Plan. The website included the opportunity for joining the project email list and for sending comments to the project leadership. This tool was available continuously, as well as updated throughout the duration of the project, thereby allowing residents and interested parties the opportunity to download project documents and meeting materials, take the Community Survey, and view information on upcoming events.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 2-3 Informational Brochure An informational brochure was developed during the project to provide an overview of the project and related processes. Information on the brochure included a description of the Master Plan, the process of developing the Master Plan, information on District 4, and the various ways in which the public could be involved in the planning process. This brochure was available online on the project website and was distributed during the open houses that were held to garner public input.
Stakeholder Interviews Stakeholder interviews were conducted over the span of four days in November 2018. A total of 22 stakeholders representing different county departments and community groups were interviewed, either on a one- on-one basis or in small groups. The purpose of the interviews was to empower local leaders and selected stakeholders through a collaborative and transparent planning process to ensure the outcome of the project reflects the values and identity of the community, as well as to supplement data collection efforts. The interviewed stakeholders and the groups they represent are listed in Table 2-1.
2-4 2.0 Public Participation Public Participation 2.0
Table 2-1. Stakeholder Interview Schedule
Date Organization / Agency Persons Nov 13 Santa Rosa County Board of Commissioners Rob Williamson Santa Rosa County Emergency Management Daniel Hahn, Brad Baker
Santa Rosa County Board of Commissioners Lane Lynchard
Santa Rosa Economic Development and Tourism Julie Morgan, Shannon Ogletree Development Nov 14 Santa Rosa County Public Information Office Brandi Thompson Whitehurst, Sarah Whitfield
Santa Rosa County Public Works Department Stephen L. Furman, Roger A. Blaylock
Navarre Beach Area Chamber Tamara Fountain Home Builders Association of West Florida David Peaden
Navarre Area Board of Realtors Angela Campbell, Mark Miller, Lorie Coogle Nov 15 Santa Rosa County Development Services Shawn Ward, Cynthia R. Cannon, Darliene Stanhope Department Navarre Beach Lease Holders Association Gary Broker, Peter Birckhead
Nov 20 Henry Homes (former Home Builders Association of Edwin Henry West Florida Executive Director)
Plan 4 District 4 Master Plan for Santa Rosa County District 4 2-5 County Staff Charette The County staff charrette was held on November 11, 2017 at 9:30 AM in the County Development Services Building, and a total of 16 county staff members participated. The purposes of the charrette were to: ¡¡ Gain staff input on developing the Vision Statement that would guide the development of the Master Plan; ¡¡ Identify the types of features preferred in the urban environment; ¡¡ Provide a summary of issues and opportunities collected to date; ¡¡ Gain additional input on issues and opportunities; ¡¡ Gain input through a visual preference survey.
The charrette included a presentation and a series of exercises. The first exercise was a rapid response question in which each participant was asked to use one word to describe District 4 at present day and another word to describe how they envision District 4 in the future. Examples of responses include, but were not limited, to the following:
Using one word, how would you describe Using one word, describe how you would like District 4 today? District 4 to be in the future.
¡¡ Challenging ¡¡ Sustainable ¡¡ Crowded ¡¡ Resilient ¡¡ Growing ¡¡ Growing ¡¡ Vibrant
2-6 2.0 Public Participation Public Participation 2.0
The second exercise was a visioning exercise in which staff were able to provide input on the Master Plan vision. The top adjectives that were used for the vision were: vibrant, unique, attractive. The top values were: sustainability and safety. The top assets were: beach access, recreation amenities, and tourist destination.
After staff filled out the vision statement exercise form, they participated in an exercise in which they identified issues and opportunities in District 4 by writing thoughts down on index cards and posting them on the wall under different topics. Examples of responses are shown in Table 2-2.
The last exercise was a visual preference survey. All participants were shown a series of PowerPoint slides, each of which included four photographs depicting one of six broad categories: transportation infrastructures, land use, signage, parks and recreation, outdoor lighting, or the social and cultural environment. For example, the slide representing outdoor lighting included four pictures of different styles of outdoor lighting from around Navarre and elsewhere. Participants were asked to consider the appearance and functionality of the four choices displayed and indicate which style they hope to see in District 4.
Public Open Houses Two public workshops were held during the process of Plan development, in which the public was invited to engage in activities. Input from comments received during these meetings influenced the development of the Master Plan.
Public Open House #1
The first public open house for the Santa Rosa County District 4 Master Plan was held on February 20, 2018 from 5:30 pm to 9:00 pm at the Navarre High School. A total of 169 community members participated.
The purpose of the open house was to introduce the project, to gather public input on issues, opportunities, and goals, and to develop a vision for the future of District 4. After an introductory PowerPoint presentation, attendees worked independently on a series of
Plan 4 District 4 Master Plan for Santa Rosa County District 4 2-7 exercises. A description of the exercises follows, and a full summary of the results are provided in Appendix A.
The first exercise was to a draft vision statement for the Master Plan. Participants were given a form in which they used values, adjectives, and assets to describe their vision.
Another exercise was to envision future growth and development in District 4. Participants did this by using different colored post-it notes that corresponded to different land uses to mark different areas of the district map where they would like to see a specific land use developed. The colors coded for the following land use categories: Single-Family Residential, Multi- Family Residential, Commercial, Employment, Mixed-Use, and Park and Open Space.
In addition to identifying the vision for land use in District 4, participants were given an opportunity to identify future transportation enhancement goals. This was done by placing different colored ribbon representing different transportation facilities on the map.
To visualize where issues and assets exist in District 4, participants placed green and red post-it notes that corresponded to assets and issues, respectively, on areas of the map where they felt those issues and assets pertain in District 4. Participants were also asked to write their comments on the notes.
For additional opportunities to identify issues and opportunities in District 4, participants could join in a brainstorming exercise. For this exercise, participants wrote issues or opportunities on an index card and posted it on a wall under specific topics. These topics included land use, housing, parks and recreation, economic development, transportation, and public services.
The last exercise was a visual preference survey, in which participants were asked 17 survey questions regarding what they would like to see developed in District 4. Categories for this survey included: transportation, land use, signage, parks and recreation, outdoor lighting, and cultural and social events.
2-8 2.0 Public Participation Public Participation 2.0
Table 2-2. Visioning Exercise Responses Issues Opportunities Land Use ¡¡ Large area of undevelopable wetlands ¡¡ Increased elevation maximums ¡¡ Zoning ¡¡ Expand learning center and educational ¡¡ Limited developable vacant lands opportunities ¡¡ Zoning Economic Development ¡¡ Lack of diverse job base ¡¡ Attract millennials ¡¡ Lack of highly trained workforce ¡¡ Lots of available commercial use land ¡¡ Limited potential for economic development ¡¡ Job opportunities for college graduates Natural Environment ¡¡ Turtles ¡¡ Beach development for tourism ¡¡ Wetlands ¡¡ Beautiful beaches ¡¡ Ecological impacts of development ¡¡ Turtle-friendly lighting via Natural Restore Funds; NRDA Parks and Recreation ¡¡ Not enough recreation space for community ¡¡ Expansion of Butterfly House ¡¡ Limited areas for parks and recreation ¡¡ Expansion of Marine Beach Science Center ¡¡ Community Center ¡¡ Attract young families and retirees to use trails, bike paths, parks, and beach access Transportation ¡¡ Widening of US 98 ¡¡ South Santa Rosa Bike/Ped plan ¡¡ Traffic congestion ¡¡ Planned bike/pedestrian facilities ¡¡ Hwy 98 access ¡¡ Bypass Other ¡¡ NIMBY attitudes ¡¡ Military ¡¡ Same ten people who oppose all new development ¡¡ Hurricane Season - built environment corrective actions
Plan 4 District 4 Master Plan for Santa Rosa County District 4 2-9 Public Open House #2
The second public open house for the Santa Rosa County District 4 Master Plan was held on June 11, 2018 from 5:30 pm to 9:00 pm at the Navarre High School. In total, 137 community members participated.
The purpose of this open house was to introduce and garner input on two land use alternatives and associated plans for recreation and open space, vehicular circulation, and bicycle and pedestrian circulation. A summary of the responses from this Open House are in Appendix B.
Participants provided feedback on the alternatives by filling out a comment form and comment cards. The forms included a mix of multiple choice questions and open response questions regarding the different land use alternatives.
Tabletop maps of the alternatives and plans were also provided for participants to write down comments or to draw alternative routes. The feedback collected was used to develop land uses and plans that are supported by existing policies, regulatory recommendations, and design guidelines in the District 4 Master Plan.
2-10 2.0 Public Participation Public Participation 2.0 Community Survey A community survey was developed and distributed to gather additional input from participants who did not attend public open houses or who wanted to provide additional input. The community survey was posted on the project for six weeks. In total, 471 participants completed the survey. This feedback was used to guide the direction of the development of the Santa Rosa County District 4 Master Plan.
The community survey comprised 50 questions and included a mix of multiple choice questions and visual preference questions. The responses to this survey are in Appendix C. The following are highlights from the survey results: ¡¡ 56% stated that new commercial development should be encouraged along all of State Route 87. ¡¡ When asked what kind of enterprise / service would make District 4 a better place to live, the following were the most commonly selected: ¡¡ Casual sit-down restaurants (74%) ¡¡ Entertainment venues (56%) ¡¡ Place to hang out, such as coffee shops and ice cream parlors (54%) ¡¡ 57% stated that the residential rate of growth in District 4 is too fast. ¡¡ When asked what challenges participants see for growth in District 4. The following were the most commonly selected: ¡¡ Traffic congestion (95%) ¡¡ Stormwater (63%) ¡¡ When asked what challenges participants see for creating a vibrant town center in District 4, the following were the most commonly selected responses: ¡¡ Traffic Congestion (84%) ¡¡ Lighting and Sidewalks (49%) ¡¡ Appearance and maintenance of buildings (46%) ¡¡ 78% would support the creation and maintenance of small parks, sitting areas with benches, etc. ¡¡ 57% would support zoning ordinance amendments to change the boundaries of the Town Center District
Plan 4 District 4 Master Plan for Santa Rosa County District 4 2-11 2-12 3.0 Existing Conditions Existing Conditions 3.0 This section examines the existing conditions and recent trends within District 4, such as land use, housing, transportation, open space and recreation, public facilities, and natural resources—all of which have effects on growth, and vice versa.
3-2 Existing Conditions 3.0 Introduction District 4 is a rapidly growing Gulf Coast community in southeast Santa Rosa County, Florida. According to the most recent American Community Survey, the District population grew over 50 percent between 2000 and 2010 US Census data counts and then another 13 percent between the 2010 and 2016 Census data. Figures 3-1 and 3-2 display the population distributions within District 4, per the 2000 and 2010 US Census data counts, respectively. Although these figures show there was an increase in population density across District 4, most of the increase occurred along the water frontages, including along the Gulf of Mexico, Santa Rosa Sound, and East Bay. These waterbodies constitute an iconic feature and major asset to the community, which drives growth.
This section examines the existing conditions and recent trends within District 4, such as land use, housing, transportation, open space and recreation, public facilities, and natural resources—all of which have effects on growth, and vice versa. Evaluating existing conditions and recent trends will help identify needs and solutions to both current and future issues within the community. These planning recommendations are addressed in Chapter 7.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-3 FIGURE 3-1. Population Density of District 4 in 2000
0-2 Persons per Acre
3-10 Persons per Acre
11-15 Persons per Acre
16 or More Persons per Acre
District 4
Street
Military Installation
Water Body
N
0 3,600 Feet Source: US Census, 2000
3-4 3.0 Existing Conditions FIGURE 3-2. Population Density of District 4 in 2010
0-2 Persons per Acre
3-10 Persons per Acre
11-15 Persons per Acre
16 or More Persons per Acre
District 4
Street
Military Installation
Water Body
N
0 3,600 Source: US Census, 2010 Feet
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-5 Land Use District 4 encompasses 17,635 acres, or roughly 28 square miles. However, approximately 2,050 acres (twelve percent) are dedicated rights-of-way for vehicular transportation. In the State of Florida, counties are required to adopt a comprehensive plan and land development code to regulate the types of land uses, density, and intensity of future development within their community.
Santa Rosa County’s Comprehensive Plan was adopted in December 2016 and contains broad goals, objectives, and policies to manage growth and development according to the community’s long-range vision for the future. A major component of the Comprehensive Plan is the Future Land Use Map (FLUM), which features various future land use categories with corresponding development standards, such as permitted types, density, and intensity of use. These categories are located on the FLUM based on compatibility with internal and external factors, such as transportation access, other nearby land uses, and market suitability.
The County’s Land Development Code helps implement the goals, objectives, and policies within the Comprehensive Plan, particularly the FLUM. Related to the future land use categories, the Land Development Code features zoning districts associated with a zoning map that references detailed development regulations for all new development within the County. Code provisions for land development, such as landscaping, design strategies, and open space safeguard the compatible coexistence of residential, commercial, and industrial uses of various densities and intensities within close proximity of one another. Zoning is also an effective tool for preserving the community character and protecting property values from encroachment of nuisances. Zoning does not terminate growth, but instead manages it in orderly and predictable ways to meet the diverse and changing needs of residents, while sustaining economic prosperity.
Assessing the existing land uses, future land uses, and zoning together helps inform the current development climate that is supported by market demand and potential future development, as permitted by the Comprehensive Plan and Land Development Code.
3-6 3.0 Existing Conditions Existing Conditions 3.0
Existing Land Uses
The existing land uses within District 4 that have been identified by Santa Rosa County are shown in Figure 3-3. Although the figure shows 20 distinct land uses, they were grouped into eight broad categories for analysis: ¡¡ Agricultural ¡¡ Institutional ¡¡ Residential ¡¡ Recreation and Open Space ¡¡ Commercial ¡¡ Vacant ¡¡ Industrial ¡¡ Other
The total acreage and percentage of District 4 that each category encompasses are shown in Table 3.1.
Table 3-1. Existing Land Uses in District 4
Land Use Total Acreage Percentage of District 4 Agriculture 230 1% Residential 6,934 39% Commercial 315 2% Industrial 259 1% Institutional 250 1% Vacant 3,850 22% Other 3,776 33% Source: Santa Rosa County, 2017.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-7 FIGURE 3-3. Existing Land Uses in District 4
Agriculture, Homestead (AH)
Condo’s / Townhomes (C/T)
Single Family Residential (SFR) Multi-Family Residential (MFR<5) Multi-Family Residential (MFR>5)
Commercial (COMM)
Office
Mixed Residential/ Commercial (MRC)
Industrial (INDUS)
Agriculture (AG)
Silviculture (SILVICUL)
Institutional (INST)
Public Owned Property (POP) Recreation/ Commercial (REC/COMM) Recreation/ Open Space (REC/OS)
Military (MIL)
Right of Way (ROW)
Utilities
Vacant
Water
District 4
Water Body N
0 3,600 Feet Source: Santa Rosa County, 2017
3-8 3.0 Existing Conditions Existing Conditions 3.0
Agricultural
Agricultural uses are sparse in District 4 and only consist of one percent of the total land area. The largest portions of agricultural uses are located in the northern portion of District 4. The most prominent agricultural use today is the 17-acre Hiawatha Nursery along East Bay Boulevard.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-9 Residential
Residential land uses are the most common in District 4. Residential land uses characterize nearly 40 percent of the total land area, 96 percent of which is dedicated to single-family housing of various types. Most of the higher density housing, such as condominiums and townhomes, are located on Navarre Beach with views of the Gulf of Mexico and Santa Rosa Sound. Other types of housing found within District 4 include manufactured housing and multi-family apartment homes.
Rural Residential Home Low Density Single-Family Neighborhood Medium Density Townhomes
Medium-High Density Apartment Homes High Density Condominiums Manufactured Homes
3-10 3.0 Existing Conditions Existing Conditions 3.0
Commercial
Retail stores, restaurants, and offices are the primary commercial land uses in the area. These types of uses require adequate accessibility and visibility from high-trafficked roadways and are therefore mostly clustered along US 98 near the intersection of SR 87 and SR 399. In total, commercial uses comprise less than two percent of District 4.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-11 Industrial Vacant
Industrial uses are limited in District 4 and primarily Undeveloped land that has not been designated open consist of an active borrow pit and former space is classified as vacant land. Over 20 percent construction and debris solid waste collection facility of District 4 is considered vacant (Figure 3-4). north of the East Bay River and adjacent to Eglin Air Although vacant lands often provide considerable Force Base, as well as the Naval Outlying Landing development opportunities for a community, many Field, or NOLF Holley, south of East Bay Boulevard of these properties in District 4 contain wetlands and west of Avenida De Sol. The federal government that are subject to environmental review prior to decommissioned the airfield at NOLF Holley and development. Any identified negative impacts to has partnered with Gulf Power and Coronal Energy wetlands must also be mitigated, which can become to install a solar farm on 336 acres of property costly to developers. that provides clean energy for the region. In total, industrial uses only comprise one percent of the land Other area within the District. Other land uses include publicly-owned property, rights-of-way, military, unknown, as well as recreation Institutional and open space. The latter are discussed in the Institutional uses generally include schools and Parks and Open Space section later in this chapter. religious organizations. District 4 has 3 schools—West Additional areas in the District are considered Navarre Primary School, West Navarre Intermediate unusable, mostly due to their status as wetlands. School, and Navarre High School—as well as a In total, all land uses that fall in the Other category number of churches throughout the community. The comprise roughly 33 percent of the land area within YMCA at the intersection of High School Boulevard District 4. Most of this 33 percent is used for rights- and Pawnee Drive also constitutes an institutional of-way, which consist of designated roadways and land use. transportation corridors.
3-12 3.0 Existing Conditions FIGURE 3-4. Vacant Lands in District 4
Vacant Residential Property
Built Residential Property
Non-Residential Property
Publicly Owned Property
District 4
Street
Military Installation
Water Body
N
0 3,600 Source: Santa Rosa County, 2017 Feet
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-13 Future Land Use Table 3-2. District 4 Future Land Uses
As stated previously, Maximum Intensity: Total Percentage Maximum Density: Dwelling Floor Area Ratio (FAR) / the Comprehensive Land Use Acreage of District 4 Units per Acre (du/a) Impervious Cover % Plan includes the Agriculture 330 2% 1 du/a NA FLUM and the Single Family Residential 10,456 67% 4 du/a NA associated future land use categories Medium Density Residential 41 0% 10 du/a NA that represent Residential 480 3% 18 du/a NA anticipated Commercial 790 5% NA 1.07 FAR / 85% development Mixed Residential/Commercial 905 6% 30 du/a* 1.07 FAR / 85% expectations, such Industrial 931 6% NA 1.07 FAR / 85% as the type, density, Military 747 5% NA NA and intensity of 448 3% NA NA development as Conservation/Recreation Navarre Beach Low Density envisioned by the 99 1% 4 du/a NA Residential community. There Navarre Beach Medium Density are 16 future land 149 1% 10 du/a NA Residential use categories within Navarre Beach Medium High 4 units per original platted 11 0% NA District 4, as shown Density Residential plot on the District’s Navarre Beach High Density 39 0% 30 du/a NA FLUM (Figure 3-5) Residential and summarized in Navarre Beach Commercial 32 0% 30 du/a NA Table 3.2. Navarre Beach Mixed 47 0% 30 du/a** NA Residential/Commercial Navarre Beach Utilities 19 0% NA NA *10 du/a within the Navarre Town Center Area. **18 du/a outside the Commercial Core Area as shown in the 2001 Navarre Beach Master Plan.
3-14 3.0 Existing Conditions FIGURE 3-5. Future Land Uses in District 4
Agriculture (AG)
Single Family Residential (SFR) Medium Density Residential (MDR)
Residential (RES)
Commercial (COMM)
Conservation/ Recreation (CON/REC)
Industrial (INDUS)
Military (MIL)
Mixed Residential Commercial (MRC) Navarre Beach Commercial (NBCOMM) Navarre Beach Low Density Residential (NBLDR) Navarre Beach Medium Density Residential (NBMDR) Navarre Beach Medium High Density Residential (NBMHDR) Navarre Beach High Density Residential (NBHDR) Navarre Beach Mixed Residential Commericla (NBMRC)
Navarre Beach Utilities (NBU)
Water
District 4
Parcel
Street
Water Body
N
0 3,600 Source: Santa Rosa County, 2017 Feet
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-15 According to the Comprehensive Plan, Navarre Beach has a unique set of future land use categories, as adopted in the 2001 Navarre Beach Master Plan. These categories are identified as such within the Navarre Beach Zoning Overlay District on the FLUM. The two most common future land use categories on Navarre Beach are the Medium Density Residential and Low Density Residential, which respectively account for 38 percent and 25 percent of future uses on Navarre Beach.
Similarly, residential future land use categories also dominate the landscape north of Santa Rosa Sound, encompassing over 70 percent of the total area. The Single Family Residential category is the most common, comprising 95 percent of the residential future land use and 67 percent of the total land area within District 4. The Residential future land use category, which provides for the highest density of housing units north of the Santa Rosa Sound, is primarily located in close proximity to US 98.
Residential uses are also permitted within the Agricultural future land use category. However, this category is limited to only two percent of District 4, located in the northeast portion of Holley adjacent to Eglin AFB. As District 4 continues to grow and develop, the Agricultural category will likely continue to diminish, due to land value and limited land availability for development elsewhere.
The Commercial and Mixed Residential / Commercial are the next two largest future land use categories, accounting for five percent and six percent, respectively, of the uses in District 4. These land use zones are mostly located along the major roadways, including US 98 and SR 87. Some smaller areas along SR 399 and East Bay Boulevard are also designated Commercial and Mixed Residential / Commercial.
The Industrial future land use category has been assigned to approximately 930 acres, but, as previously noted, is mostly limited to the former yard waste collection facility and the NOLF Holley. It currently hosts a solar energy farm under an agreement with Gulf Power.
Although Eglin AFB is outside of District 4, some military operations are conducted within the District. These areas are depicted on the FLUM as the Military future land use category, the largest of which is found on the western portion of Santa Rosa Island.
Lastly, the Conservation/Recreation category is important to preserve the natural environment and provide recreational opportunities that contribute to and enhance the quality of life in District 4. Santa Rosa County’s 2016 Comprehensive Plan designates approximately 450 acres to the Conservation/Recreation future land use category, a large portion of which is located on Navarre Beach.
3-16 3.0 Existing Conditions Existing Conditions 3.0
Zoning
Santa Rosa County’s Land Development Code contains the regulatory zoning districts and associated Zoning Map that implements the County’s Comprehensive Plan. There are 26 zoning districts within District 4 and the Heart of Navarre Overlay District. Similar to the future land uses, Navarre Beach also maintains its own individual zoning districts. Table 3.3 summarizes the total acreage in each zoning district and the percentage of District 4 each constitues, as depicted on the Zoning Map (Figure 3-6).
Table 3-3. Existing Land Uses in District 4
Zoning District Total Acreage Percentage of District 4
Rural Residential Agricultural (AG-RR) 359 2%
Single Family Residential (R-1) 8,408 54%
Single Family Residential (R-1A) 217 1%
Mixed Residential Subdivision (R-1M) 1,920 12%
Medium Density Residential (R-2) 448 3%
Medium Density Mixed Residential (R-2M) 189 1%
Medium High Density Residential (R-3) 25 0%
Neighborhood Commercial (NC) 12 0%
Highway Commercial Development (HCD) 744 5%
Planned Business District (PBD) 134 1%
Restricted Industrial District (M-1) 873 6%
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-17 Table 3-3. Existing Land Uses in District 4
Zoning District Total Acreage Percentage of District 4
General Industrial District (M-2) 7 0%
Military Installation District (MIL) 728 5%
Planned Unit Development (PUD) 726 5%
Town Center Core (TC-1) 43 0%
Passive Park (P-1) 1 0%
Active Park (P-2) 27 0%
Navarre Beach Single Family (NB-SF) 99 1%
Navarre Beach Medium Density (NB-MD) 145 1%
Navarre Beach Medium High Density (NB-MHD) 11 0%
Navarre Beach High Density (NB-HD) 47 0%
Navarre Beach Commercial (NB-C) 31 0%
Navarre Beach Planned Mixed Use Development (NB- 26 0% PMUD)
Navarre Beach Hotel (NB-H) 26 0%
Navarre Beach Utilities (NB-U) 9 0%
Navarre Beach Parks, public access, and wetlands (NB- 261 2% CON/REC)
Heart of Navarre Overlay District* 157 1%
*The Heart of Navarre Overlay District covers zoning districts already in the table
3-18 3.0 Existing Conditions FIGURE 3-6. District 4 Zoning
AG-RR P2
HCD P2-HON
HCD-HON PBD
HNB PUD
M1 R1
M1-APZ R1-APZ or CZ or CZ
M1-HON R1-HON
M2 R1A
MIL R1A-HON
NB-C R1M
R1M-APZ NB-CON/REC or CZ
NB-HD R1M-HON
NB-MD R2
R2-APZ NB-MHD or CZ
NB-PMHD R2M-HON
NB-SF R2M
NB-U R3
NC TC1-HON
NC-HON Water
P1-HON District 4
Water Body
Parcel N Street
0 3,600 Source: Santa Rosa County, 2017 Feet
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-19 District 4 is primarily zoned for low-density, single family residential development. The two largest zoning districts in the community, R-1 and R-1M, cover over 65 percent of the total land area and only allow up to four dwelling units per acre. The medium and high density residential zoning districts (R-2, R-2M, and R-3), which support multifamily housing between 10 and 18 dwelling units per acre, only include 4 percent of District 4. These higher density residential zoning districts are primarily located close to US 98.
Commercial uses are provided for three zoning districts—NC, HCD, and PBD—and include approximately six percent of District 4. These zoning districts are located almost exclusively along US 98 and SR 87, as well as East Bay Boulevard between SR 87 and Avenida De Sol. Being located along these major roadways means commercial properties are both highly visible and easily accessible from across the region.
Industrial zoning largely consists of two large clusters in District 4, including the former yard waste collection facility north of the East Bay River and the new solar energy farm (formerly NOLF Holley). There are a few other small industrial zones sparsely located throughout District 4.
Since NOLF Holley was rezoned for industrial uses, the only remaining Military zoning district in District 4 is the section on Santa Rosa Island used for testing and training. Although the area is just east of the Navarre Beach Sea Turtle Conservation Center and Navarre Beach Marine Science Station, as well as popular recreational facilities, it is off-limits to the public.
The PUD zoning district is intended to encourage creative, flexible, and innovative land uses that foster a cohesive community, which is not possible with the strict application of traditional zoning districts. Due to the nature of this zoning district, a developer must obtain a zoning change to undertake a PUD project. Once approved, the area zoned PUD is regulated by the adopted plan. The Whispering Pines community is an example of a PUD in District 4, as shown on the Zoning Map (Figure 3-6).
The majority of Navarre Beach—261 acres—is zoned NB-CON / REC for conservation and recreational uses. This acreage accounts for a large portion of the water frontage along the Gulf of Mexico and Santa Rosa Sound, ensuring public beach access. Most of the higher density and intensity uses on Navarre Beach are between Arkansas Street and the Navarre Beach Causeway, including the NB-HD, NB-PMUD, NB-C, and NB-H zoning districts. These districts support up to 30 dwelling units per acre, as well as hotels and commercial establishments. West of Arkansas Street consists of lower density residential uses, including the NB-SF and NB-MD zoning districts.
3-20 3.0 Existing Conditions Existing Conditions 3.0
The Heart of Navarre Overlay District was adopted in the 2004 Navarre Town Center Plan, and establishes additional development regulations for the underlying zoning districts. This overlay district limits industrial uses, storage uses, auto sales, auto services, pawn shops, and marine sales to conditional uses. Additionally, the Heart of Navarre Overlay District provides for more stringent design and performance standards for development, including building heights, materials, parking, landscaping, and viewsheds.
Housing The quality, diversity, and affordability of housing are some of the primary factors that support residents from various social and economic backgrounds. This is especially true in District 4, which is considered a bedroom community. According to 2015 U.S. Census data, roughly one third of its residents commute to other municipalities for work.
Housing development in District 4 has rapidly increased over the past several years. Between 2010 and 2016, District 4 increased the total number of housing units by 15 percent, adding 2,276 new housing units to the community. This increase constituted more than half of the total housing units countywide during the same timeframe, indicating District 4 is the fastest growing community within Santa Rosa County.
Housing Types
In 2016, over 73 percent of the total housing stock in District 4 was comprised of single-family units; an additional 16 percent were multifamily units and 10 percent were mobile homes. Since 2010, the number of multifamily housing units has increased more rapidly than single-family housing units, with multifamily units increasing by 39 percent and single-family units increasing by nearly 13 percent. Conversely, Santa Rosa County as a whole has experienced more growth in single-family units (approximately nine percent) between 2010 and 2016 than multifamily units (approximately six percent), as shown in Table 3-4.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-21 Table 3-4. Housing Types
District 4 2010 2016 Change % Growth Single-Family 10,960 75.2% 12,361 73.4% 1,401 12.8% Units Multifamily 1,972 13.5% 2,741 16.3% 769 39.0% Units Mobile Homes 1,634 11.2% 1,740 10.3% 106 6.5% Santa Rosa County 2010 2016 Change % Growth Single-Family 48174 76.4% 52702 78.0% 4,528 9.4% Units Multifamily 6631 10.5% 6995 10.3% 364 5.5% Units Mobile Homes 8254 13.1% 7906 11.7% (348) -4.2% Source: American Community Survey 2010 & 2016.
Housing Costs
As residential development continues in District 4, housing values have continued to increase as well. Between 2010 and 2016, housing values in District 4 increased by over 17 percent to a median home value of $196,422. Conversely, median home values across Santa Rosa County decreased nine percent to $165,500 during the same time period. These changes indicate land in District 4 is becoming more valuable, independent of the rest of the county. Although District 4 homeowners are now benefitting from a larger return on their investment, if home and property values continue to increase, it will be more difficult for individuals and families with low and moderate incomes to purchase property in the immediate area.
3-22 3.0 Existing Conditions Existing Conditions 3.0
Not only is it becoming more costly to purchase a home in District 4, rental rates are also increasing, but not as rapidly as median home values. Between 2010 and 2016, the median gross rent in District 4 increased by $77 (seven percent), while it increased an average of $133 (15 percent) countywide. Unlike other areas within Santa Rosa County, home values within District 4 have increased, while maintaining relatively low rental rates. However, as the District continues to grow and housing prices continue to rise, it will become even more important to provide affordable housing options for low- and moderate-income residents. Providing affordable housing will help ensure working individuals and families remain in the community as it continues to grow and develop.
Affordability
Housing affordability is an important factor in creating an inclusive, equitable community as well as an important determinant of the future viability of a community and the economic well-being of its residents. Households are considered a cost-burden if the householder is paying 30 percent or more of their income on housing costs, such as rent or mortgage payments. While some households are capable of paying more for housing than others, the 30 percent threshold is established by the US Census Bureau and provides a broad indicator of housing affordability within a community.
Despite housing values in District 4 having increased between 2010 and 2016, as shown in Table 3-5, the number of cost-burdened households has actually decreased by 13 percent in that time period. However, over 30 percent of District households are still characterized as cost-burdened, 26 percent of which are homeowners and 43 percent are tenants. The number of cost-burdened households between 2010 and 2016 also decreased at a similar rate in Santa Rosa County as a whole.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-23 Table 3-5. Cost-Burden Households District 4 Cost Burden 2010 2016 Change % Growth Households Owner- 3,489 38.4% 2,581 26.3% (908) -26.0% Occupied Renter- 1,330 56.3% 1,596 42.8% 266 20.0% Occupied Total 4,819 42.1% 4,177 30.8% (642) -13.3% Santa Rosa County Cost Burden 2010 2016 Change % Growth Households Owner- 13,324 31.7% 9,942 23.0% (3,382) -25.4% Occupied Renter- 5,425 49.9% 6,655 45.2% 1,230 22.7% Occupied Total 18,749 35.4% 16,597 28.6% (2,152) -11.5% Source: American Community Survey 2010 & 2016.
Future Residential Development
Future residential land uses will be determined by the physical geography of the district, as well as input from the community. Throughout the planning process, two community open houses were conducted so that residents could offer input on what types of housing should be developed and where it should be located in the District.
At the community open house, there was general consensus that the planning and development of single-family housing in lots which are currently vacant should continue. Such opportunities for single-family residences were identified on the east side of US 87, in the Heart of Navarre, and on the south side of Leisure Street, between Citrus Drive and Pepper Drive. These areas are all currently zoned for residential uses.
3-24 3.0 Existing Conditions Existing Conditions 3.0
Participants also indicated that interconnected, quality neighborhoods are needed in order to build a sense of community. Additionally, there was some support for multi-family residential and mixed-use housing, as well as affordable/workforce housing.
Transportation A modern, safe, and efficient transportation network is vital infrastructure for community members to move about their daily lives and is essential to the economic growth and overall quality of life in a community. A community’s circulation system should enhance mobility by integrating various transportation modes and the infrastructure for them, including roads for vehicles, bicycle paths, trails, and sidewalks. An integrated transportation circulation system that serves all segments of the population will support economic growth, as well as public health and safety and residents’ sense of community.
In Santa Rosa County, District 4 transportation issues are readily apparent to residents due to time spent traveling. Traffic congestion, poor road conditions, non-through streets, and safety hazards are all daily challenges. As population growth in District 4 is expected to continue for the foreseeable future, a certain amount of transportation issues cannot be avoided. This section examines the street and roadway system, as well as alternative transportation infrastructure, including bicycle and pedestrian facilities.
Street and Roadway System
The existing street system in District 4 is dominated by two major highways: the east-west aligned US 98 and the north-south aligned SR 87. Nearly all local traffic within District 4 flows into and from these two roadways, and there are few to no alternatives to avoid using US 98 and SR 87 when traveling within District 4 or to a regional destination outside of District 4. Additionally, State Route 399 is the District’s primary roadway across the Santa Rosa Sound and through Santa Rosa Island. District 4’s complete roadway system is represented in Figure 3-7.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-25 FIGURE 3-7. District 4 Circulation System
Highway
Street
Trail
Sidewalks
Community Access Road Study Area
Proposed US 98 FDOT Improvements
District 4
N
0 3,600 Feet Source: Santa Rosa County, 2017
3-26 3.0 Existing Conditions Existing Conditions 3.0
US 98 is a major, four-lane, divided highway that connects District 4 to the greater region, including Gulf Breeze and Pensacola to the west and Fort Walton Beach and Destin to the east. According to the Florida-Alabama Transportation Planning Organization Congestion Management Process Plan adopted in 2017, average annual daily trips (AADT) along US 98 within District 4 increased every year between 2012 and 2016, surpassing the maximum suggested volume of traffic of 39,800 AADT in 2015. This has resulted in a Level of Service (LOS) of F along the roadway, whereas the Florida Department of Transportation (FDOT) standard LOS for urbanized areas is D. Traffic along US 98 is expected to continue increasing well into the future.
SR 87 is a regional, four-lane, divided highway through District 4 that connects US 98 to Interstate 10 near Milton, Florida. This roadway is not as congested as US 98, receiving a LOS of C in 2016 based on 16,250 AADT, which is less than half the maximum suggested volume of traffic of 39,800 AADT for this road. According to the Florida-Alabama Transportation Planning Organization Congestion Management Process Plan, SR 87 is not expected to see a LOS reduction in the near future.
SR 399 is a two-lane, undivided highway on Santa Rosa Island and includes Navarre Beach Causeway. As of 2016, this roadway was only used at half capacity, with a LOS of C. However, traffic is expected to increase in the near future as the population and popularity of District 4 and Navarre Beach increase.
Navarre Beach Causeway
The Navarre Beach Causeway is an approximately 1.5-mile road that crosses the Santa Rosa Sound, connecting the Heart of Navarre to Santa Rosa Island. This causeway consists of three segments—two bridges and a central strip of land that was artificially constructed in the Santa Rosa Sound for the Causeway. The first bridge connects the southern tip of the Heart of Navarre to the northern tip of the manmade land strip in the Santa Rosa Sound. The second bridge connects the southern tip of the manmade land strip to the northern portion of Santa Rosa Island. Both bridges were constructed by FDOT in 1960, then later transferred to the Santa Rosa County Highway Agency to maintain. However, due to the age of the bridges, FDOT has determined both are functionally obsolete, meaning they do not meet the State’s current roadway design standards. Additionally, the Navarre Beach Causeway is not conducive to bicycling and pedestrian travel due to the narrow width, despite the barrier separating the sidewalks from vehicular traffic.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-27 The manmade land strip in the Santa Rosa Sound that connects both bridges also supports a protected nesting habitat for Black Skimmers and Least Terns, forcing a reduction in the vehicular speed limit. With the combination of these burdening conditions, there is potential for an enhanced and / or replaced causeway between the Heart of Navarre and Santa Rosa Island that would support higher rates of vehicular traffic, as well as provide sufficient bicycle and pedestrian access.
Roadway Functional Classifications
According to the United States Department of Transportation’s Federal Highway Administration (USDOT FHWA), the functional classification of a roadway is defined by the role that a particular roadway plays in facilitating traffic flow throughout the overall road network. Roadways are assigned to one of several possible functional classifications within a hierarchy according to the character of travel service each roadway provides, relative to access to property and travel mobility. The roadway functional classifications within District 4 are described in the following paragraphs.
Principal Arterial
Principal arterials are roadways that carry a high volume of the total urban traffic throughout the region, generally to commercial and employment destinations. These roadways carry a large percentage of local and regional traffic through District 4 at higher speeds and with reduced access points to protect traffic flow. The only principal arterial within the District is US 98.
Minor Arterial
Minor arterials are roadways that provide a high degree of access to properties and other destinations throughout the District at the expense of high mobility. These roads have high to medium traffic volumes and carry a moderate proportion of the total urban traffic. Examples of minor arterials in District 4 are SR 87 and Gulf Boulevard.
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Collector
Collector roadways are medium- to low-volume roadways within larger neighborhoods and commercial districts. Collectors prioritize access to property over mobility; as such, speed limits are generally low. These roadways provide convenient traffic movement within residential, commercial, and industrial areas and funnel traffic to arterial roadways. Examples of collector streets within District 4 include East Bay Boulevard, High School Boulevard, and Edgewood Drive.
Local
Local roadways are residential streets with frequent access points to residences and businesses and require a reduction in vehicular speed. Local roads provide access to roadways with higher classifications like collectors and minor arterials.
Future Roadway Plans
Both FDOT and Santa Rosa County are seeking ways to improve circulation and connectivity within District 4, primarily along US 98. Some of the proposed projects to improve connectivity and circulation in District 4 follow.
US 98 Widening
To improve traffic flow and reduce congestion along US 98, FDOT is considering expanding the highway from four lanes to six lanes through Santa Rosa County and Okaloosa County. Through District 4, FDOT is proposing an elevated highway with interchanges SR 87 and SR 399, which will require frontage roads on both sides to service existing businesses and future businesses. FDOT is still in the planning process, and no decisions have been made to date. FDOT continues to work closely with community members to receive their feedback on alleviating traffic congestion along US 98. The widening of US 98 will add bicycle and pedestrian facilities such as sidewalks and bike lanes so that the segments are consistent with FDOT design standards for an urbanized area.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-29 Navarre Community Access Road
The Board of County Commissioners (BOCC) recently approved the development of a Navarre Community Access Road Feasibility Study for a local alternative route for US 98. As of October 2018, Santa Rosa County and Volkert, Inc. are conducting a corridor feasibility study for developing an east-west corridor north of US 98 through District 4. The feasibility study is scheduled to be completed May 2019. A Community Access Road would help District 4 residents avoid traveling on US 98 for local trips. Chapter 4 proposes a conceptual alignment for the Community Access Road to show one possibility of how this road could be integrated with the existing road network and a safe bicycle and pedestrian network, and how it can create opportunities for new land uses and development at key intersections such as SR 87. Once the Community Access Road Feasibility Study has been completed and a preferred alignment determined, the District 4 Master Plan should be updated to reflect its alignment.
While the Community Access Road will address opportunities for a new east-west corridor at the south end of District 4, existing roads in the northern portion of District 4 can also assist with providing east-west connectivity. These roads include Edgewood Drive, East Bay Boulevard, High School Boulevard, Deer Lane and Panhandle Trail. Many of these routes are currently used by residents as a by-pass to US 98. Because they traverse residential neighborhoods and have only partial bicycle and pedestrian infrastructure, safety for all modes of transportation and the impact on residents’ quality of life are critical. Improvements to these roadways were carefully considered by planners and engineers in the development of the Master Plan and are reflected on the Transportation Maps and in the Plan discussion in Chapter 4.
Northwest Florida Bypass
In 2011, the Northwest Florida Transportation Corridor Authority (NFTCA) and FDOT created four alternatives for a Northwest Florida Bypass route that originates at SR 87 in District 4 and travels east through Eglin Air Force Base to Niceville. This bypass corridor would help to alleviate some traffic on US 98 by providing an alternative route to District 4 residents traveling to and from Eglin AFB, Hurlburt Field, and Niceville. However, the Bypass from SR 87 to Hurlburt Field was deemed as not cost feasible due to environmental factors.
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Bicycle and Pedestrian Network
A multimodal transportation network includes facilities for walking and bicycling. Not only are walking and bicycling forms of recreation, they are also viable alternate modes of transportation when sufficient facilities are available. Additionally, walking and bicycling promote healthier lifestyles when there are safe and accessible facilities.
District 4 currently has minimal bicycle and pedestrian infrastructure in place. There is one 3.5-mile multi-use path along the north side of Gulf Boulevard on Santa Rosa Island and on-street unprotected bike lanes along US 98 and SR 87. There is a 10 mile multiuse path on the north side of East Bay Boulevard that connects US 98 to SR 87. The Navarre Beach Causeway contains a narrow, protected path along each side of the bridge, but it may not be wide enough for most bicyclists. Additionally, District neighborhoods contain limited sidewalks.
Santa Rosa County completed the South Santa Rosa Bicycle-Pedestrian Plan in 2015, which includes District 4. This plan identifies bicycle and pedestrian infrastructure enhancements to improve connectivity and safety, primarily along the US 98 corridor.
Public Transportation
Santa Rosa County does not currently operate a fixed-route public transportation system. The County conducted a two-year trial of a fixed-route system called Santa Rosa Transit in 2010, but did not have sufficient ridership to continue after 2012. The development of a transit system could help reduce the dependence of individual vehicular ridership and improve congestion along US 98.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-31 Recreation and Open Space Recreation and open space is an important foundation of a healthy community. They facilitate healthy living and provide spaces for community gatherings. Recreation and open spaces include parks, recreational facilities, multi-use paths, public beaches, and preserves.
In total, District 4 has about 450 acres of open space, which constitutes approximately three percent of the District. Open spaces include six public parks and preserves. This equals approximately 18 acres of open space per 1,000 residents.
Recreation
Recreation space in District 4 is comprised of parks, recreational facilities, and multi-use paths. Descriptions of each type of recreation space are provided below.
Parks
There are ten existing parks in Navarre, four of which are located on Navarre and two of which are located on Navarre Beach. These parks are: ¡¡ Holley Ball Park; ¡¡ Navarre Dog Park; ¡¡ Holley Boat Ramp ¡¡ Navarre Park and Children’s Park; ¡¡ East River Boat Ramp ¡¡ Navarre Beach Boat Ramp; ¡¡ Navarre Youth Sports Association (NYSA) Parks; ¡¡ Navarre Beach Marine Park; ¡¡ Navarre Soccer Complex; ¡¡ West Navarre Park;
Each park provides an array of recreational amenities, which are listed in Table 3.6 and further described in the following sections.
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Table 3-6. Navarre Park Amenities
Navarre Holley Ball Navarre NYSA Navarre Navarre Navarre Holley East River West Park Park Soccer Park Marine Dog Park Beach Boat Ramp Boat Ramp Navarre Complex Park Boat Ramp Park Baseball Field Basketball Court Batting Cages Boat Ramp Benches Bleachers Community Center Concession Stand Lighting Gymnasium Parking Pavilions Picnic Tables Pier Playground Restrooms Soccer Field Tee Ball Fields Trails Water Fountains
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-33 Holley Ball Park
The Holley Ball Park is located in the Holley neighborhood off of SR 87 and Bob Tolbert Road. The park is three acres and has a playground and a fenced-in baseball field with field lighting.
Holley Boat Ramp
Holley Boat Ramp is located at the end of Live Oak Street and consists of a boat ramp, picnic tables, and a pier.
East River Boat Ramp
East River Boat Ramp is located adjacent to SR 87 on the northwest side, and offers a boat ramp and pier.
Navarre Youth Sports Association Parks
The Navarre Youth Sports Association (NYSA) has a park and recreational activities and programs for youth in Navarre. The park is 342 acres. The park is run by volunteers from members of the community and requires a membership fee to gain access to the recreational facilities. The park includes baseball fields, a football field, and a recreation center, which is used for gymnastics, basketball, and other sports and community events. The NYSA park is located on the northwest corner of High School Boulevard and Pawnee Drive.
Navarre Soccer Complex
The NYSA also includes the Navarre Soccer Complex, which is located off Military Trail, east of Panhandle Trail. The park is 30 acres and provides five soccer fields. Other facilities at the soccer complex include restrooms, picnic tables, bleachers, and a small playground.
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Navarre Dog Park
The Navarre Dog Park is located on High School Boulevard. The park is split into two smaller areas to separate large dogs (over 26 pounds) from small dogs. The large dog park is located on the south side of High School Boulevard and includes a fenced enclosure for off-leash dogs, as well as a shaded pavilion with benches. This park is 0.33 acres. For smaller dogs, there is another park on the north side of High School Boulevard that is 0.1 acres. This park includes benches, garbage cans, and parking.
Navarre Park and Children’s Park
The Navarre Park and Children’s Park are located on the southwest corner of the intersection of US 98 and the Navarre Beach Causeway along the Santa Rosa Sound. The combined space is five acres and is maintained by the Board of County Commissioners. Navarre Park has many amenities, including a Santa Rosa County visitor’s center, the Panhandle Butterfly House, and a splash pad. The park is also home to a memorial for MOJO 69. Pavilions and picnic tables at Navarre Park
Facilities include public restrooms, pavilions with picnic tables, and a parking lot that stretches the length of both parks. The parking lot includes allotted spaces for park-and-ride purposes. The two parks are connected by a brick walkway that is located along the Santa Rosa Sound. The walkway also connects to a pier that extends into the Sound. Although swimming in this area is allowed, there is no life guard on duty.
The Children’s Park includes a swing set and two separate areas for different age groups. One side has play facilities appropriate for children aged two to five, while the other is appropriate for children aged five to twelve.
Children’s Park
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-35 Navarre Beach Boat Ramp
Navarre Beach Boat Ramp is located on the northwest corner of the Navarre Beach Causeway and Gulf Boulevard. Amenities include a boat ramp, parking, and pier. The park is located adjacent to Juana’s Pagodas, which offers recreational rentals and other facilities.
Navarre Beach Marine Park
This park is located opposite of Sound Side Park on the northeast corner of the Navarre Beach Causeway and Gulf Boulevard. The park is run by Santa Rosa County. The focus of the park is marine education and provides Navarre Beach Boat Ramp access to the Navarre Beach Marine Science Station and the Navarre Beach Sea Turtle Conservation Center where visitors can learn about the marine environment and conservation efforts. In addition to the educational centers, visitors can explore marine life through the Navarre Beach Marine Sanctuary Snorkel Reef. Amenities at the park include covered picnic tables and paved parking.
West Navarre Park
West Navarre Park is a right-of-way park at the end of Navarre Beach Marine Park Blue Tip Drive. It provides public access to the water, but does not provide a boat ramp.
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Recreational Facilities
Although not county-run, the YMCA provides recreational opportunities for the community. The facility is located on the southwest corner of High School Boulevard and Pawnee Drive. In addition to indoor fitness facilities, there is an outdoor swimming pool.
Multi-Use Paths
Multi-use paths are located throughout Navarre to provide connectivity for pedestrians and bicyclist. There is a striped bike lane on SR 87 that extends north through Holley and beyond District 4. In addition to the bike lane on this portion of SR 87, there are also sidewalks on the west and east side of the road, allowing for multiple modes of connectivity. This bike path is connected to the path on East Bay Boulevard. This pedestrian path is located on the north side of East Bay Boulevard; however, there is no bike lane on this street. For the majority of the length of this path, there is vegetation that separates the path from the roadway; however, there are areas where the path abuts the roadway. At these locales, there are reflective posts to inform drivers of the path.
There are also striped bike lanes on US 98 on the north and south side of the highway. Although there is a bicycle lane on the highway, there are no sidewalks, making it unsafe for pedestrian connectivity. The bicycle path connects to the entrance of the Navarre Beach Causeway. Before the road transitions onto the causeway, there is a sign indicating to drivers they share the road with bicyclists, even though there is no marked bicycle lane. There are portions of the causeway that include a bicycle lane; however, these segments are not connected to one another. On Navarre Beach, there are bicycle lanes along the Causeway and a pedestrian and bicycle path along the north side of Gulf Boulevard. This path is separated from the roadway by a sand buffer.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-37 Public Beach Access
In addition to the parks and recreational facilities, District 4 open space includes beaches. The public portion of Navarre Beach along the Gulf of Mexico, west of Navarre Marine Beach Park, is 27 acres. It is accessible from the Causeway on the Sound end of Navarre Beach, with two access points on the east side of Navarre Beach Causeway and eight on the west side. An additional beach access point is currently being developed east of the Causeway. Beach access is easily gained from parking lots and by stairways that cross over the sand dunes.
The Navarre Beach Fishing Pier is near one of the beach access points and is used by local fisherman and visitors. The wooden pier is 1,545 feet long and is ADA accessible. The pier has low-level lighting for nighttime visibility. The end of the pier is octagonally shaped so that multiple people can fish at the same time. This area of the pier also includes benches for seating.
Open Space
Open Space exists in District 4 in the form of wetlands and sand dunes. While these open spaces are not developed, these areas contribute to the overall character of the District. In addition, while these areas do not have recreational facilities, some areas may be suitable for passive recreational use. For example, the sand dunes on the south side of Navarre Beach are used for access to the beach.
Wastewater and Stormwater Infrastructure Wastewater and stormwater infrastructure in Santa Rosa County are critical for reducing contamination and flooding as growth and development occur in District 4.
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Wastewater
Due to high water tables and soil conditions in District 4, the absorption rate necessary for effective and safe septic tanks cannot be met. Most areas are consequently ill-suited for onsite septic tank systems and, where possible, should utilize a centralized sewer system. As of 2016, approximately half of the existing single-family homes in the county were using on-site sewer systems, and individual homes needing building permits are required to connect to a centralized system if the centralized system is available to the house. Additionally, the county requires new platted residential subdivisions to connect to a central sewer if a centralized system is located within a half mile of the subdivision.
It is a County policy that centralized systems for residential developments must provide a level of service of 90 gallons per capita per day, meaning wastewater treatment facilities must be able to treat 90 gallons of influent per person per day. District 4 is split between two sewer franchise areas, each with its own wastewater treatment facility. The area north of the Santa Rosa Sound is within the Holley-Navarre sewer franchise area and is serviced by the wastewater treatment facility located along Pepper Drive just south of NOLF Holley. This facility is owned and operated by Holley Navarre Water System. The area south of the Santa Rosa Sound is within the Navarre Beach sewer franchise area and is serviced by the wastewater treatment facility north of Gulf Boulevard and east of Arkansas Street.
As noted in the Santa Rosa County Table 3-7. Structure Connected to Holley-Navarre Centralized Water System Comprehensive Plan, approximately 51 Structure Type Structure Count percent of residential homes within the Commercial 561 Holley-Navarre sewer franchise area and Community Facilities 114 100 percent of residential homes in the Navarre Beach sewer franchise area are Multi-Family Residential 1,383 connected to a centralized wastewater Single-Family Residential 14,205 treatment facility. Table 3.7 lists the Commercial Connections 346 number of existing structures that are Residential Connections 7,275 connected to the Holley-Navarre central Total 23,884 system. Source: Santa Rosa County 2040 Comprehensive Plan, 2016.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-39 Stormwater Infrastructure
Santa Rosa County falls within the Pensacola Bay System, a watershed that includes five interconnected estuaries, including East Bay and the Santa Rosa Sound. This system discharges into the Gulf of Mexico through Pensacola Bay. In 2018, Santa Rosa and Escambia Counties were granted an EPA grant to establish an Estuary Program for the Pensacola-Perdido Bay watersheds.
Stormwater runoff can be affected by a large number of variables, including climate, soils, geology, topography, vegetative cover, and land use. Land use affects the manner in which runoff flows, the quantity and quality of runoff, and the water bodies that receive it. Stormwater runoff that is transported elsewhere to be discharged collects pollutants such as fertilizers, pesticides, and oils that can impact aquatic habitats and contaminate potable water sources.
In undeveloped areas, stormwater is typically managed through the natural hydrological cycle—through percolation and evaporation. However, urbanization and particularly impervious surfaces (paved areas) can impact these natural processes and their ability to efficiently reduce stormwater flows and pooling. Therefore, in order to prevent flooding, drainage issues, and water pollution, stormwater must be managed in ways over- and-above the natural hydrological cycle. Development techniques, such as green infrastructure and low-impact development can help mimic the natural hydrological cycle by reducing impervious surfaces and allowing stormwater runoff to recharge back into the watershed onsite.
In District 4, the major flooding source is storm surge along the Santa Rosa Sound and East Bay. According the Santa Rosa County Comprehensive Plan, there are areas in District 4 that are identified as stormwater problem areas, meaning these areas experience frequent flooding and drainage issues (Figure 3-8).
3-40 3.0 Existing Conditions FIGURE 3-8. Stormwater Problem Areas in District 4
Stormwater Problem Area
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Military Installation
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Source: Santa Rosa County, 2017 0 3,600 Feet
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-41 Natural Resources Preserving the natural environment and the resources it provides is integral to community sustainability. Natural resources include geological formations, water bodies, wetlands, and floodplains, biomes such as forests, deserts, and coastlines, as well as the atmosphere. In many cases, natural resources have shaped—and will continue to shape—the history and unique character of communities and people living in them. Many natural resources also provide recreational opportunities for residents and have a significant impact on local economies by attracting tourists to an area. Most importantly, natural resources provide many essential needs, including potable water, clean air, local foods, building materials, and buffers against the effects of natural disasters.
Development that negatively impacts natural resources not only undermines good environmental stewardship, but may also impact air and water quality and so human health, welfare, and safety. Additionally, urban areas expand into resource areas, residents may become increasingly vulnerable to resource impacts, such as storm surges. It is critical that planners identify natural resources in their communities and how to sustain and enhance District 4 is flush with natural them while protecting the built environment. More specifically, development needs to be restricted or managed resources, including wetlands, in areas where it could damage natural resources and in areas where human vulnerability could be high. floodplains, vast coastal resources, and the biodiversity therein. Wetlands
Wetlands are natural areas that have a water table within six inches of the ground surface for at least three months of the year. They help stabilize and maintain groundwater levels, while coastal wetlands act as a permeable barrier that slows waves and surge action to reduce flooding during storm events. Wetlands also help filter pollutants from runoff, which enhances overall water quality. Wetlands cannot be developed without lowering the water table and reducing or eliminating the benefits they provide. Approximately one third of District 4 is designated wetland, resulting in significant tracts of undevelopable lands (Figure 3-9).
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0 3,600 Source: Santa Rosa County, 2017 Feet
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-43 Floodplains
Floodplains are low-lying areas adjacent to waterways that capture excessive water flows and are thereby subject to extreme flooding. Areas that are determined by the Federal Emergency Management Agency (FEMA) to have a one percent chance of a major flood event in any given year are defined as 100-year floodplains. Development within floodplains is susceptible to flood damage and thereby adversely affect water quality. Debris and other pollutants from human activities are washed into the low-lying areas and ultimately enter the larger water system as flood waters recede. As shown in Figure 3-10, approximately 18 percent of District 4 falls within a 100-year floodplain, including along the East Bay and East Bay River. All of Santa Rosa Island is designated a 100-year floodplain.
Photo courtesy of Navarre Press
3-44 3.0 Existing Conditions FIGURE 3-10. Floodzones
Wave Velocity Floodzone (VE)
100 Year Floodzone (A, AE)
500 Year Floodzone (.2% Chance)
Parcel
District 4
Street
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Water Body
N
0 3,600 Source: Santa Rosa County, 2017 Feet
Plan 4 District 4 Master Plan for Santa Rosa County District 4 3-45 Coastal Resources
Coastal resources include intertidal zones, estuaries, coastal wetlands, and the diverse marine life they support. Coastal resources can also include sand dunes that protect both the natural and built environments from wind and water erosion and storm impacts. Development along coastlines is nonetheless extremely vulnerable to storm damage and can also have a significant affect on the quality of marine habitats.
District 4 has over seven miles of coastline along the Gulf of Mexico, including Santa Rosa Island, which is critical for sheltering the region from tropical storms emerging from the Gulf. The county has identified areas along the Gulf and of varying distances extending back from it as Coastal High Hazard Areas in order to guide appropriate development and protect the coastal resources vital to the area. Current land uses in these vulnerable zones include three miles of undeveloped coastline on Santa Rosa Island that belongs to Eglin Air Force Base, residential areas, a public marina and fishing pier, as well as the Navarre Beach Marine Science Station and Navarre Beach Sea Turtle Conservation Center that help manage critical habitat for sea turtles and other endangered wildlife.
3-46 3.0 Existing Conditions 4.0 The Plan The Plan: Introduction 4.0 The Plan for District 4 is a framework for decisions that affect the physical, social, and economic environment of the community. It guides the development of the community over the next 20 plus years and provides vision, direction, and a defined achievable future for the community by establishing specific goals and objectives for land use, transportation, parks and open space, community appearance and design, housing and neighborhoods, jobs and economic vitality. The Plan is comprised of 5 key components:
¡¡ Vision
¡¡ Land Use Districts
¡¡ Transportation
¡¡ Parks and Open Space Plan
¡¡ Character Areas
4-2 The Plan 4.0
Vision
Each person has a vision of what District 4 should be like in the future. Although the visions may be different, they share common qualities and reference points. The passage of time inevitably brings changes. District 4 today differs from the community it was 20 or 50 years ago and is different now than the community it will be in 20 or 50 years. One of The Plan’s goals is to retain the most important characteristics of the community in the face of changes we cannot control and manage as well as possible, those forces we can control.
Unanimous agreement about the future is not the goal of the Master Plan. Rather it strives to create balance and blending of opinions to form a community that collectively manages change. Only then can we retain the community’s unique characteristics and still welcome the future. The Vision reflects the input from the public participation process. The citizens mentioned their community is rich in assets that are focused on the accessibility to the pristine emerald beach shorelines and the natural and man-made recreational amenities. These assets provide the foundation for a high quality of life for both the citizens and tourists of District 4. The citizens also emphasized that in the future it is important for their community to have a number of specific characteristics.:
¡¡ Vibrant ¡¡ Attractive ¡¡ Sustainable ¡¡ Unique ¡¡ Safe
The Vision
District 4 is a vibrant community that is an attractive and safe place to live, work, and play for both residents and tourists. It treasures its rich emerald beaches, natural environment and recreational amenities, provides a high quality of life and sense of community, and celebrates the community’s unique characteristics.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-3 Guiding Principles
District 4’s ‘Guiding Principles’ reflect the values of community residents expressed through the Master Plan outreach process, combined with sound planning practices. Listed in random order, they serve as touchstones for the District’s planning decisions.
¡¡ We will promote a sustainable community that provides a full-service community to include quality education, medical services, public services, and recreational opportunities to ensure the needs of future generations.
¡¡ We will strive to be environmental stewards that preserve the beauty of our natural environment and promote environmental health, while lessening the adverse effects of growth.
¡¡ We value open space as an integral part of our community and will take advantage of opportunities for its enhancement and expansion.
¡¡ We will seek opportunities to promote community events and cultural venues and experiences.
¡¡ Our community’s health will be enhanced by embracing an active lifestyle.
¡¡ Architectural and land use design is fundamental to our identity. As our community grows, we will give special attention to promoting high quality residential and commercial development that reflects aesthetic excellence.
¡¡ We will preserve the strengths of our existing neighborhoods while providing a wide range of attractive housing choices that will allow people to live in District 4 throughout their lives and that are protected from noise, traffic, and other impacts of non-residential development.
¡¡ We will encourage the development of neighborhood open space and neighborhood commercial goods and services to minimize motorized travel and provide walkable communities.
4-4 4.0 The Plan The Plan 4.0
¡¡ The long-term economic prosperity and well-being of District 4 is fundamental to its future. Therefore, we will encourage a variety of employment opportunities, and promote unique, local businesses.
¡¡ Pride and Respect is grown organically. We will create through compatible development standards, a community that residents take pride in, while welcoming and respecting the importance of tourist to our economy.
¡¡ We will promote multi-modal transportation systems (roadways, bikeways, walkways and public transportation) that are safe, and which emphasize local and regional connections, while considering neighborhood impacts.
¡¡ We will promote a healthy community through encouraging land use decisions that avoid or minimize negative health impacts and improve opportunities for residents and businesses to lead healthy, active lives.
¡¡ We will invest wisely into the ongoing maintenance and improvements to existing infrastructure, including utilities and the transportation network. We will ensure that new development minimizes the demands placed on the District 4’s existing infrastructure.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-5 Master Plan Goals and Objectives
Master Plan goals describe District 4’s vision for the future and the objectives describe how District 4 can achieve the goals. The Master Plan goals and objectives take into account public input and current demographic and economic data. Action items will be presented in the Implementation Chapter at the end of this Plan.
Land Use (Districtwide)
The District 4 Land Use Plan, illustrated on the following map (Figure 4-1), supports a community that will have land uses that complement each other aesthetically, socially, and economically and that will be designed to enhance quality of life, preserve a hometown feeling, and ensure long-term prosperity. The District will be a community with traditional form, with a mix of rural to urban neighborhoods along major highway corridors, the Emerald coast, and natural forest lands.
4-6 4.0 The Plan FIGURE 4-1. Districtwide Land Use Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-7 Zoning and Master Plan Land Use District Comparison
Development in District 4 is currently controlled through a series of zoning regulations established by districts. The zoning districts establish the allowable uses and other development standards such as the residential density (how many units can be constructed on a lot or per acre), building height, maximum development coverage of a lot or parcel (either for a building or for all development) including the amount of land required to be set aside for open space, and maximum impervious area (the amount of built area that impedes or prevents the natural infiltration of water into the soil) such as buildings, parking lots, driveways and sidewalks, patios, etc. The Land Development Code may also include other development requirements and conditions such as parking and landscape buffering that may apply to a zoning district or specific uses.
The Master Plan Land Use Districts contain some of these same standards such as uses, density, maximum building height, maximum parcel coverage and maximum impervious area. Additionally, standards for non- residential intensity are also provided, expressed as floor area ratio or FAR, that inform how much of a non- residential building may cover a parcel. Floor Area Ratio is used to describe the intensity of use on a parcel and not the building height or parcel coverage; however, building height and parcel coverage standards are critical for determining the building arrangement and form. The FAR includes habitable structures but does not include the area within parking lots or parking structures. An example, a parcel with an FAR of 0.3 generally might have a range between a one-story building with 30% lot coverage to a three-story building with a 10% lot coverage. The graphic below shows the possible development arrangements using the same FAR.
Site Coverage Building Height
4-8 4.0 The Plan The Plan 4.0
Because the Master Plan is designed to respect the overall land use and established development pattern in District 4, opportunities to achieve a new desired pattern of development are targeted to specific locations according to the Master Plan Land Use Districts:
¡¡ Intersections of US 98, SR 87 and the Navarre Causeway (referred to as the Heart of Navarre area)
¡¡ Intersection of US 98 and Sunrise Drive and area to the immediate east (referred to as the Holley by the Sea area)
¡¡ Intersections of SR 87, East Bay Boulevard and High School Boulevard (referred to as the Navarre Gateway North Area)
¡¡ Along a compact area of SR 87 in Holley (referred to as the Holley area)
¡¡ The Sound-side of Navarre Beach (referred to as the Navarre Beach area)
To provide a comparison between the current county Zoning Districts and the Master Plan Land Use Districts for each area reflective of the public input received (see Chapter 2), the following maps and tables show:
¡¡ The current Zoning Districts in these geographic targeted areas and a summary of their respective zoning regulations;
¡¡ The Master Plan Land Use Districts these areas are assigned to; and
¡¡ A summary of the development standards for the assigned Master Plan Land Use Districts.
It should be noted that the Master Plan Land Use Districts are intended to add more specificity to the land uses that are currently within the County’s Zoning Districts to encourage development that promotes walkability and mixed uses. Uses and development standards in the Master Plan can be used to modify or supplement the County Zoning Districts to achieve the development intent of the District 4 Master Plan.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-9 FIGURE 4-2. Heart of Navarre Zoning Comparison
4-10 4.0 The Plan The Plan 4.0
Table 4-1. Comparison of Zoning and Master Plan Land Use Districts - Heart of Navarre Zoning District Converts to Master Plan Land Use Districts (R1) Single Family Zoning District Urban Mixed-Use Urban Mixed-Use District – Heart of (R1-HON) Single Family – Heart of Navarre Zoning District - Heart of Navarre Navarre Uses: Uses: ¡¡ Detached single-family residential structures Urban ¡¡ Multi-family residential units ¡¡ Group homes Transitional ¡¡ Retail shops ¡¡ Accessory structures and facilities Mixed-Use ¡¡ Restaurants Density: Maximum 4 units per acre District - Heart of ¡¡ Professional and personal services Intensity: N/A Navarre Building Height: Maximum 35 feet ¡¡ Professional offices ¡¡ Entertainment commercial Maximum Parcel Coverage: Governed by setbacks venues Maximum Impervious Area: N/A ¡¡ Neighborhood-serving (R2M) Mixed Residential Subdivision Zoning District Urban Village commercial uses (R2M-HON) Mixed Residential Subdivision – Heart of Navarre Zoning Overlay District Mixed-Use ¡¡ Research and development ¡¡ Institutional uses District - Holley ¡¡ Hotels Uses: by the Sea ¡¡ Urban Park ¡¡ Detached single family ¡¡ Accessory uses and structures ¡¡ Zero lot line Urban Village ¡¡ Patio homes Density: Maximum 30 dwelling units Transitional per acre ¡¡ Cluster homes Mixed-Use ¡¡ Group homes Intensity: Maximum 0.50 FAR ¡¡ Individual mobile homes located on individual owned lots of record District - Holley Building Height: Maximum 100 feet ¡¡ Mobile home parks by the Sea Maximum Parcel Coverage: 85% ¡¡ Duplexes Maximum Impervious Area: 75% ¡¡ Multiple family dwelling structures and facilities Density: Maximum 10 dwellings per acre Urban Transitional Mixed-Use Intensity: N/A District – Holley by the Sea Building Height: Maximum 35 feet Maximum Parcel Coverage: Governed by setbacks Uses: ¡¡ Townhomes Maximum Impervious Area: N/A ¡¡ Multifamily residential ¡¡ Live-work residential units ¡¡ Neighborhood-serving commercial ¡¡ Restaurants ¡¡ Professional offices ¡¡ Accessory uses and structures Density: 12-18 dwelling units per acre Intensity: Maximum 0.10 FAR Building Height: Maximum 60 feet Maximum Parcel Coverage: 85% Maximum Impervious Area: 75%
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-11 Table 4-1. Comparison of Zoning and Master Plan Land Use Districts - Heart of Navarre Zoning District Converts to Master Plan Land Use Districts (HCD) Highway Commercial Development Zoning Urban Mixed-Use Entertainment Commercial District – Heart of Uses: Navarre Uses: ¡¡ Community facilities limited to public and private not-for-profit clubs, cultural and ¡¡ Open-air markets civic activities; places of worship, and child care services Urban ¡¡ Boutique Restaurants and ¡¡ Commercial activities limited to and subject to additional conditions in the Land Transitional Eateries Development Code: Mixed-Use ¡¡ Breweries and Distilleries a. Business and professional offices, financial and banking, medical services and ¡¡ Bars personal services District – Heart of ¡¡ Cinemas b. Indoor commercial amusement activities Navarre ¡¡ Attractions c. Restricted sales; general or specialized retail sales and services ¡¡ Hotels and Motels d. Funeral homes Medical ¡¡ Accessory uses and structures e. Restaurants with or without drive-thru facilities Innovation Hub Density: N/A f. Parking garages or lots Intensity: Maximum 0.30 FAR g. Trade services and repair, contained in an enclosed building Maximum 100 feet h. Automobile maintenance, garages and gas stations Building Height: j. Veterinary services located in a fully enclosed, soundproof building Maximum Parcel Coverage: 85% k. Wholesale trades and services contained in an enclosed building Maximum Impervious Area: 75% l. Travel trailer parks and campgrounds under one ownership, with service buildings that include space and separation for a park manager’s office and Medical Innovation Hub storage of maintenance equipment and supplies, and space for self-service (Commercial/ Employment District) laundry facilities provided that such uses are restricted for use to paying park users only. Uses: m. Self-storage facilities ¡¡ Medical related facilities n. Retail and wholesale bakeries ¡¡ Medical related research and o. Retail nurseries. development p. Nursing homes ¡¡ Retail shops q. Hotels and motels ¡¡ Restaurant r. Special Residential Facilities ¡¡ Professional and personal ¡¡ Accessory uses or structures to any principal use permitted in the district. services ¡¡ Mobile homes are prohibited in this district except where being offered as a ¡¡ Professional offices product for sale at a licensed mobile home sales facility. ¡¡ Business parks Density: N/A ¡¡ Neighborhood-serving Intensity: N/A commercial Building Height: Maximum 50 feet above the finished floor elevation or 2 ½ stories, ¡¡ Hotels and motels whichever is less ¡¡ Government Facilities Maximum Parcel Coverage: 15% set aside for open landscaped area except 25% set ¡¡ Accessory uses and structures aside for hotels, motels, guest houses and other transient quarters Density: 12-18 dwelling units per acre Maximum Impervious Area: N/A Intensity: Maximum 0.10 FAR Building Height: Same as Zoning District Maximum Parcel Coverage: Same as Zoning District Maximum Impervious Area: N/A
4-12 4.0 The Plan The Plan 4.0
Table 4-1. Comparison of Zoning and Master Plan Land Use Districts - Heart of Navarre Zoning District Converts to Master Plan Land Use Districts (HCD-HON) Highway Commercial Development – Heart of Navarre Zoning Overlay Urban Mixed-Use Parks, Recreation, and Open Space District District – Heart of District Navarre Uses: All uses in the (HCD) Highway Commercial Development Zoning District with the Uses: following exceptions, permitted with Conditional Use Approval: Urban ¡¡ Ball courts ¡¡ Industrial uses Transitional ¡¡ Ball fields ¡¡ Storage uses Mixed-Use ¡¡ Boat dock ¡¡ Auto sales District – Heart of ¡¡ County Club ¡¡ Golf course ¡¡ Auto service Navarre ¡¡ Pawn shops ¡¡ Open space ¡¡ Marine sales ¡¡ Paths / Trails Entertainment Density: N/A ¡¡ Public park Commercial Intensity: N/A ¡¡ Swimming pool District Building Height: South of Laredo/Fortworth - 75 feet for commercial and multi- ¡¡ Track and field facilities family, except within the Town Center District South of US 98 between the eastern ¡¡ Walkways Medical Density: N/A boundary of Parcel Number 21-2S-26-0780-00A04-0000 and the eastern Innovation Hub boundary of Parcel Numbers 20-2S-26-0000-02100-0000; 20-2S-26-0000- Intensity: N/A 02102-0000; and 20-2S-26-0292-00000-0130 the building height limit shall be Building Height: N/A 100 feet for commercial and multi-family buildings Maximum Parcel Coverage: N/A Maximum Parcel Coverage: Rezonings to a higher density require: 15% set aside for Maximum Impervious Area: N/A usable open space, or 15% set aside elsewhere in Navarre, or paying a mitigation fee for property acquisition within the HON Overlay District equal to 5% of the appraised value of the property to be rezoned Maximum Impervious Area: N/A
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-13 Table 4-1. Comparison of Zoning and Master Plan Land Use Districts - Heart of Navarre Zoning District Converts to (NC-HON) Neighborhood Commercial – Heart of Navarre Zoning Overlay District Urban Transitional Uses: Mixed-Use ¡¡ Community facilities limited to public and private not-for-profit clubs, cultural and District – Heart of civic activities, places of worship, and childcare services Navarre ¡¡ Commercial activities limited to: a. Business and professional offices, financial and banking, medical services, and personal services b. Restricted sales; general or specialized retail centers less than 3,000 square feet in total building area c. Bed and breakfast establishments d. Live/work uses for artisans, professionals, and service providers e. Neighborhood eateries, cafes, and deli’s less than 1,000 square feet in total building area not including high turnover sit down restaurants or fast food restaurants with drive through windows f. Child day care centers ¡¡ Second story residential uses above shops and/or offices, to the extent that onsite parking or off-site parking can be shared with other uses ¡¡ Accessory uses or structures to any principle use permitted in the district. ¡¡ Permitted uses with conditional use approval a. Industrial uses b. Storage uses c. Auto sales d. Auto service e. Pawn shops f. Marine sales ¡¡ Prohibited uses include: Residential uses on the ground floors of buildings and mobile homes Density: Required maximum of 8 units per acre Intensity: N/A Building Height: South of Laredo/Fortworth - 75 feet for commercial and multi- family, except within the Town Center District South of US 98 between the eastern boundary of Parcel Number 21-2S-26-0780-00A04-0000 and the eastern boundary of Parcel Numbers 20-2S-26-0000-02100-0000; 20-2S-26-0000- 02102-0000; and 20-2S-26-0292-00000-0130 the building height limit shall be 100 feet for commercial and multi-family buildings Maximum Parcel Coverage: Rezonings to a higher density require: 15% set aside for usable open space, or 15% set aside elsewhere in Navarre, or paying a mitigation fee for property acquisition within the HON Overlay District equal to 5% of the appraised value of the property to be rezoned Maximum Impervious Area: 85%
4-14 4.0 The Plan The Plan 4.0
Table 4-1. Comparison of Zoning and Master Plan Land Use Districts - Heart of Navarre Zoning District Converts to (P2-HON) Active Park - Heart of Navarre Zoning Overlay District Parks, Recreation and Open Space Uses: On lands to be conserved and protected such as open space, estuarine areas, District public and quasi-public lands, spoil sites, and the like, uses shall be limited to walkways, paths, sanitary facilities, refuse containers and similar uses.
Lands to be used for recreational purposes may be used as permitted above plus one or more of the following specified uses, subject to the requirements of the Land Development Code: ¡¡ Archery range ¡¡ Fishing pier ¡¡ Softball field ¡¡ Auditorium ¡¡ Football field ¡¡ Tennis courts ¡¡ Baseball fields ¡¡ Horseshoe pitching ¡¡ Stadium and bleachers ¡¡ Basketball courts courts ¡¡ Track and field ¡¡ Bathing beach ¡¡ Golf course or driving facilities ¡¡ Benches range ¡¡ Social, athletic, ¡¡ Bicycle path ¡¡ Miniature golf courses neighborhood ¡¡ Boat anchorage ¡¡ Handball/Racquetball ¡¡ Zoo or Community ¡¡ Boat dock courts Club or Center ¡¡ Boat launching ramp ¡¡ Picnic tables ¡¡ Water oriented ¡¡ Botanical garden ¡¡ Lawn bowling recreational uses ¡¡ Bridle trails ¡¡ Recreational vehicles (boating, diving, ¡¡ Cabanas and RV parks fishing, swimming, ¡¡ Cemeteries ¡¡ Outdoor rifle and surfing, wading, water ¡¡ Charter boat dock pistol range skiing) ¡¡ Concession stands ¡¡ Shuffleboard courts ¡¡ Yacht Club ¡¡ Cooking grills ¡¡ Public park ¡¡ Country Club ¡¡ Soccer field ¡¡ Excursion/Charter ¡¡ Rifle and pistol range boat dock ¡¡ Swimming pool Density: N/A Intensity: N/A Building Height: N/A Maximum Parcel Coverage: N/A Maximum Impervious Area: N/A
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-15 FIGURE 4-3. Holley Zoning Comparison
0 1,000 Feet
4-16 4.0 The Plan The Plan 4.0
Table 4-2. Comparison of Zoning and Master Plan Land Use Districts - Holley Zoning District Converts to Master Plan Land Use Districts (R1) Single Family Zoning District Urban Village Urban Village Mixed-Use District – Mixed-Use Holley Uses: District - Holley ¡¡ Detached single-family residential structures Uses: ¡¡ Group homes ¡¡ Townhomes ¡¡ Accessory structures and facilities ¡¡ Multifamily residential Density: Maximum 4 units per acre ¡¡ Retail shops Intensity: N/A ¡¡ Restaurants Building Height: Maximum 35 feet ¡¡ Neighborhood-serving Maximum Parcel Coverage: Governed by setbacks commercial ¡¡ Professional and personal Maximum Impervious Area: N/A services (R1M) Mixed Residential Subdivision Zoning District Urban Village ¡¡ Professional offices Mixed-Use ¡¡ Bed & Breakfast Uses: District - Holley ¡¡ Accessory uses and structures ¡¡ Individual mobile homes located on individually owned lots of record Density: Maximum 14 dwelling units ¡¡ Single family residential structures per acre ¡¡ Group homes Intensity: Maximum 0.20 FAR ¡¡ Accessory structures and facilities Building Height: Same as Zoning Density: Maximum 4 dwellings per acre District Intensity: N/A Maximum Parcel Coverage: N/A Building Height: Maximum 35 feet Maximum Impervious Area: N/A Maximum Parcel Coverage: Governed by setbacks Maximum Impervious Area: N/A
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-17 Table 4-2. Comparison of Zoning and Master Plan Land Use Districts - Holley Zoning District Converts to (HCD) Highway Commercial Development Zoning Urban Village Mixed-Use Uses: District - Holley ¡¡ Community facilities limited to public and private not-for-profit clubs, cultural and civic activities; places of worship, and child care services ¡¡ Commercial activities limited to and subject to additional conditions in the Land Development Code: a. Business and professional offices, financial and banking, medical services and personal services b. Indoor commercial amusement activities c. Restricted sales; general or specialized retail sales and services d. Funeral homes e. Restaurants with or without drive-thru facilities f. Parking garages or lots g. Trade services and repair, contained in an enclosed building h. Automobile maintenance, garages and gas stations j. Veterinary services located in a fully enclosed, soundproof building k. Wholesale trades and services contained in an enclosed building l. Travel trailer parks and campgrounds under one ownership, with service buildings that include space and separation for a park manager’s office and storage of maintenance equipment and supplies, and space for self-service laundry facilities provided that such uses are restricted for use to paying park users only. m. Self-storage facilities n. Retail and wholesale bakeries o. Retail nurseries. p. Nursing homes q. Hotels and motels r. Special Residential Facilities ¡¡ Accessory uses or structures to any principal use permitted in the district. ¡¡ Mobile homes are prohibited in this district except where being offered as a product for sale at a licensed mobile home sales facility. Density: N/A Intensity: N/A Building Height: Maximum 50 feet above the finished floor elevation or 2 ½ stories, whichever is less Maximum Parcel Coverage: 15% set aside for open landscaped area except 25% set aside for hotels, motels, guest houses and other transient quarters Maximum Impervious Area: N/A
4-18 4.0 The Plan The Plan 4.0
Table 4-2. Comparison of Zoning and Master Plan Land Use Districts - Holley Zoning District Converts to (M1) Restricted Industrial Zoning District Urban Village Mixed-Use Uses: District - Holley ¡¡ All uses permitted in Commerce and Technology Park District (C/T) ¡¡ Community facilities limited to public and private utilities ¡¡ Commercial activities limited to: a. Business and professional offices b. Indoor commercial amusement activities c. Restricted sales and services; general retail sales services d. Plant nurseries and landscape services e. Trade services and repair f. Vehicular service and maintenance subject to additional requirements in the Land Development Code g. Veterinary medical services located in a fully enclosed, soundproofed building h. Boarding of domestic dogs and cats provided such activity is located no closer than one thousand (1,000) feet to a residential district except if such facility is within a fully enclosed, soundproofed building i. Restaurants j. Wholesale trades and services ¡¡ Limited Impact Industrial activities such as: a. Wholesaling, warehousing, furniture store with warehousing, storage or distribution activities and similar uses b. Light manufacturing, fabricating, processing, packaging, assembling of components and similar activities c. Automotive and other mechanical repairs and services within an enclosed building d. Service establishment such as auto or heavy machinery or equipment rental, laundry or dry cleaning, home equipment rental and similar activities e. Lumber yard, truss manufacturing, storage of construction materials, storage yard or building ¡¡ Private training facility and vocational schools within enclosed buildings ¡¡ Accessory uses or structures to any principal use permitted in the district Density: 1 dwelling unit for security purposes Intensity: N/A Building Height: Maximum 50 feet Maximum Parcel Coverage: Minimum 15% set aside for open landscaped area Maximum Impervious Area: N/A
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-19 FIGURE 4-4. Holley by the Sea Zoning Comparison
0 1,000 Feet
4-20 4.0 The Plan The Plan 4.0
Table 4-3. Comparison of Zoning and Master Plan Land Use Districts - Holley by the Sea Zoning District Converts to Master Plan Land Use Districts (R1) Single Family Zoning District Urban Village Urban Village Mixed-Use District – Mixed-Use Holley by the Sea Uses: District - Holley ¡¡ Detached single-family residential structures by the Sea Uses: ¡¡ Group homes ¡¡ Townhomes ¡¡ Accessory structures and facilities Urban Village ¡¡ Multifamily residential Density: Maximum 4 units per acre Transitional ¡¡ Retail shops Intensity: N/A Mixed-Use ¡¡ Restaurants ¡¡ Neighborhood-serving Building Height: Maximum 35 feet District - Holley Maximum Parcel Coverage: Governed by setbacks commercial by the Sea ¡¡ Professional and personal Maximum Impervious Area: N/A services (R1M) Mixed Residential Subdivision Zoning District Urban Village ¡¡ Professional offices Mixed-Use ¡¡ Bed & Breakfast Uses: District - Holley ¡¡ Accessory uses and structures ¡¡ Individual mobile homes located on individually owned lots of record by the Sea Density: Maximum 14 dwelling units ¡¡ Single family residential structures per acre ¡¡ Group homes Urban Village Intensity: Maximum 0.20 FAR ¡¡ Accessory structures and facilities Transitional Building Height: Same as Zoning Density: Maximum 4 dwellings per acre Mixed-Use District Intensity: N/A District - Holley Maximum Parcel Coverage: N/A Building Height: Maximum 35 feet by the Sea Maximum Impervious Area: N/A Maximum Parcel Coverage: Governed by setbacks Maximum Impervious Area: N/A Urban Village Transitional Mixed-Use District – Holley by the Sea
Uses: ¡¡ Duplexes ¡¡ Townhomes ¡¡ Multifamily residential ¡¡ Live-work residential units ¡¡ Accessory uses and structures Density: Maximum 12 dwelling units per acre Intensity: Maximum 0.10 FAR Building Height: Same as Zoning District Maximum Parcel Coverage: N/A Maximum Impervious Area: N/A
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-21 Table 4-3. Comparison of Zoning and Master Plan Land Use Districts - Holley by the Sea Zoning District Converts to (HCD) Highway Commercial Development Zoning Urban Village Mixed-Use Uses: District - Navarre ¡¡ Community facilities limited to public and private not-for-profit clubs, cultural and Gateway North civic activities; places of worship, and child care services ¡¡ Commercial activities limited to and subject to additional conditions in the Land Urban Village Development Code: Transitional a. Business and professional offices, financial and banking, medical services and personal services Mixed-Use b. Indoor commercial amusement activities District - Navarre c. Restricted sales; general or specialized retail sales and services Gateway North d. Funeral homes e. Restaurants with or without drive-thru facilities f. Parking garages or lots g. Trade services and repair, contained in an enclosed building h. Automobile maintenance, garages and gas stations j. Veterinary services located in a fully enclosed, soundproof building k. Wholesale trades and services contained in an enclosed building l. Travel trailer parks and campgrounds under one ownership, with service buildings that include space and separation for a park manager’s office and storage of maintenance equipment and supplies, and space for self-service laundry facilities provided that such uses are restricted for use to paying park users only. m. Self-storage facilities n. Retail and wholesale bakeries o. Retail nurseries. p. Nursing homes q. Hotels and motels r. Special Residential Facilities ¡¡ Accessory uses or structures to any principal use permitted in the district. ¡¡ Mobile homes are prohibited in this district except where being offered as a product for sale at a licensed mobile home sales facility. Density: N/A Intensity: N/A Building Height: Maximum 50 feet above the finished floor elevation or 2 ½ stories, whichever is less Maximum Parcel Coverage: 15% set aside for open landscaped area except 25% set aside for hotels, motels, guest houses and other transient quarters Maximum Impervious Area: N/A
4-22 4.0 The Plan The Plan 4.0
Table 4-3. Comparison of Zoning and Master Plan Land Use Districts - Holley by the Sea Zoning District Converts to (PBD) Planned Business Zoning District Urban Village Mixed-Use Uses: District - Holley ¡¡ Single-family detached dwellings by the Sea ¡¡ Single-family attached dwellings ¡¡ Two-family dwellings ¡¡ Multiple-family dwellings ¡¡ Churches ¡¡ Schools ¡¡ Community or club buildings and similar public and semi-public facilities. ¡¡ Commercial uses ¡¡ Retail uses ¡¡ Offices ¡¡ Clinics ¡¡ Professional uses Density: As established by the Planning Director with a maximum of 150% of the highest permitted density of any residential district, to a maximum of 30 units per acre Intensity: N/A Building Height: Maximum 50 feet Maximum Parcel Coverage: Governed by setbacks Maximum Impervious Area: N/A
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-23 FIGURE 4-5. Navarre Gateway North Zoning Comparison
4-24 4.0 The Plan The Plan 4.0
Table 4-4. Comparison of Zoning and Master Plan Land Use Districts - Navarre Gateway North Zoning District Converts to Master Plan Land Use Districts (AG-RR) Agriculture – Rural Residential Zoning Urban Village Urban Village Mixed-Use District – Transitional Navarre Gateway North Uses: Mixed-Use ¡¡ Detached single family residential structures District - Navarre Uses: ¡¡ Mobile homes Gateway North ¡¡ Townhomes ¡¡ Accessory structures and facilities and uses used expressly for activities conducted ¡¡ Multifamily residential in connection with farming operations, commercial and non-commercial ¡¡ Retail shops agriculture, poultry, horse and live-stock raising ¡¡ Restaurants Density: Maximum 1 dwelling per acre ¡¡ Neighborhood-serving Intensity: N/A commercial Building Height: Maximum 35 feet ¡¡ Professional and personal Maximum Parcel Coverage: Governed by setbacks services ¡¡ Professional offices Maximum Impervious Area: N/A ¡¡ Bed & Breakfast (R1) Single Family Zoning District Urban Village ¡¡ Accessory uses and structures Mixed-Use Density: Maximum 14 dwelling units Uses: District - Navarre per acre ¡¡ Detached single-family residential structures Gateway North Intensity: Maximum 0.20 FAR ¡¡ Group homes Building Height: Same as Zoning ¡¡ Accessory structures and facilities Urban Village District Density: Maximum 4 units per acre Transitional Maximum Parcel Coverage: N/A Intensity: N/A Mixed-Use Maximum Impervious Area: N/A Building Height: Maximum 35 feet District - Navarre Maximum Parcel Coverage: Governed by setbacks Gateway North Maximum Impervious Area: N/A Urban Village Transitional Mixed-Use District – Navarre Gateway North (R1M) Mixed Residential Subdivision Zoning District Urban Village (R1M-HON) Single Family – Heart of Navarre Zoning Overlay District Mixed-Use Uses: District - Navarre ¡¡ Duplexes Uses: Gateway North ¡¡ Townhomes ¡¡ Individual mobile homes located on individually owned lots of record ¡¡ Multifamily residential ¡¡ Single family residential structures Urban Village ¡¡ Live-work residential units ¡¡ Group homes Transitional ¡¡ Accessory uses and structures ¡¡ Accessory structures and facilities Mixed-Use Density: Maximum 12 dwelling units Density: Maximum 4 dwellings per acre District - Navarre per acre Intensity: N/A Gateway North Intensity: Maximum 0.10 FAR Building Height: Maximum 35 feet Building Height: Same as Zoning Maximum Parcel Coverage: Governed by setbacks District Maximum Impervious Area: N/A Maximum Parcel Coverage: N/A Maximum Impervious Area: N/A
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-25 Table 4-4. Comparison of Zoning and Master Plan Land Use Districts - Navarre Gateway North Zoning District Converts to (HCD) Highway Commercial Development Zoning Urban Village Mixed-Use Uses: District - Navarre ¡¡ Community facilities limited to public and private not-for-profit clubs, cultural and Gateway North civic activities; places of worship, and child care services ¡¡ Commercial activities limited to and subject to additional conditions in the Land Urban Village Development Code: Transitional a. Business and professional offices, financial and banking, medical services and personal services Mixed-Use b. Indoor commercial amusement activities District - Navarre c. Restricted sales; general or specialized retail sales and services Gateway North d. Funeral homes e. Restaurants with or without drive-thru facilities f. Parking garages or lots g. Trade services and repair, contained in an enclosed building h. Automobile maintenance, garages and gas stations j. Veterinary services located in a fully enclosed, soundproof building k. Wholesale trades and services contained in an enclosed building l. Travel trailer parks and campgrounds under one ownership, with service buildings that include space and separation for a park manager’s office and storage of maintenance equipment and supplies, and space for self-service laundry facilities provided that such uses are restricted for use to paying park users only. m. Self-storage facilities n. Retail and wholesale bakeries o. Retail nurseries. p. Nursing homes q. Hotels and motels r. Special Residential Facilities ¡¡ Accessory uses or structures to any principal use permitted in the district. ¡¡ Mobile homes are prohibited in this district except where being offered as a product for sale at a licensed mobile home sales facility. Density: N/A Intensity: N/A Building Height: Maximum 50 feet above the finished floor elevation or 2 ½ stories, whichever is less Maximum Parcel Coverage: 15% set aside for open landscaped area except 25% set aside for hotels, motels, guest houses and other transient quarters Maximum Impervious Area: N/A
4-26 4.0 The Plan The Plan 4.0
Table 4-4. Comparison of Zoning and Master Plan Land Use Districts - Navarre Gateway North Zoning District Converts to (HCD-HON) Highway Commercial Development – Heart of Navarre Zoning Overlay Urban Village District Mixed-Use District - Navarre Uses: All uses in the (HCD) Highway Commercial Development Zoning District with the Gateway North following exceptions, permitted with conditional use approval: ¡¡ Industrial uses Urban Village ¡¡ Storage uses Transitional ¡¡ Auto sales Mixed-Use ¡¡ Auto service District - Navarre ¡¡ Pawn shops Gateway North ¡¡ Marine sales Density: N/A Intensity: N/A Building Height: South of Laredo/Fortworth - 75 feet for commercial and multi- family, except within the Town Center District South of US 98 between the eastern boundary of Parcel Number 21-2S-26-0780-00A04-0000 and the eastern boundary of Parcel Numbers 20-2S-26-0000-02100-0000; 20-2S-26-0000- 02102-0000; and 20-2S-26-0292-00000-0130 the building height limit shall be 100 feet for commercial and multi-family buildings Maximum Parcel Coverage: Rezonings to a higher density require: 15% set aside for usable open space, or 15% set aside elsewhere in Navarre, or paying a mitigation fee for property acquisition within the HON Overlay District equal to 5% of the appraised value of the property to be rezoned Maximum Impervious Area: N/A
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-27 Table 4-4. Comparison of Zoning and Master Plan Land Use Districts - Navarre Gateway North Zoning District Converts to (M1) Restricted Industrial Zoning District Urban Village Mixed-Use Uses: District - Navarre ¡¡ All uses permitted in Commerce and Technology Park District (C/T) Gateway North ¡¡ Community facilities limited to public and private utilities ¡¡ Commercial activities limited to: a. Business and professional offices b. Indoor commercial amusement activities c. Restricted sales and services; general retail sales services d. Plant nurseries and landscape services e. Trade services and repair f. Vehicular service and maintenance subject to additional requirements in the Land Development Code g. Veterinary medical services located in a fully enclosed, soundproofed building h. Boarding of domestic dogs and cats provided such activity is located no closer than one thousand (1,000) feet to a residential district except if such facility is within a fully enclosed, soundproofed building i. Restaurants j. Wholesale trades and services ¡¡ Limited Impact Industrial activities such as: a. Wholesaling, warehousing, furniture store with warehousing, storage or distribution activities and similar uses b. Light manufacturing, fabricating, processing, packaging, assembling of components and similar activities c. Automotive and other mechanical repairs and services within an enclosed building d. Service establishment such as auto or heavy machinery or equipment rental, laundry or dry cleaning, home equipment rental and similar activities e. Lumber yard, truss manufacturing, storage of construction materials, storage yard or building ¡¡ Private training facility and vocational schools within enclosed buildings ¡¡ Accessory uses or structures to any principal use permitted in the district Density: 1 dwelling unit for security purposes Intensity: N/A Building Height: Maximum 50 feet Maximum Parcel Coverage: Minimum 15% set aside for open landscaped area Maximum Impervious Area: N/A
4-28 4.0 The Plan FIGURE 4-6. Navarre Beach Zoning Comparison
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-29 Table 4-5. Comparison of Zoning and Master Plan Land Use Districts - Navarre Beach Zoning District Converts to Master Plan Land Use Districts (NB-MD) Navarre Beach Medium Density Zoning District Parks, Entertainment Commercial District Recreation, Uses: and Open Uses: ¡¡ Single-family, two-family, and multi-family residential units with no more than 4 Space District ¡¡ Open-air markets dwelling units per platted lot and no more than 10 dwelling units per acre ¡¡ Boutique Restaurants and ¡¡ Home Occupations Eateries ¡¡ Public utility and service structures including but not limited to water, sewer, fire and ¡¡ Breweries and Distilleries police uses ¡¡ Bars ¡¡ Public parks and recreational areas ¡¡ Cinemas ¡¡ Buildings used exclusively by federal, state or county government for public uses ¡¡ Attractions ¡¡ Group homes ¡¡ Hotels and Motels ¡¡ Accessory structures and facilities ¡¡ Accessory uses and structures Density: Maximum 10 units per acre Density: N/A Intensity: N/A Intensity: Maximum 0.30 FAR Building Height: Maximum 3 habitable stories plus one additional story for parking Building Height: Maximum 100 feet Maximum Parcel Coverage: Maximum Parcel Coverage: 85% 25% of lot area; all multi-family residential (5 or more units) properties shall devote at Maximum Impervious Area: 75% least 20% of the parcel to landscaped open space Maximum Impervious Area: 80% of lot area (NB-HD) Navarre Beach High Density Zoning Entertainment Commercial Parks, Recreation, and Open Space Uses: District ¡¡ Single-family, two-family, and multi-family residential units with no more than 4 District dwelling units per platted lot and no more than 30 dwelling units per acre ¡¡ Home Occupations Uses: ¡¡ Public utility and service structures including but not limited to water, sewer, fire and ¡¡ Ball courts police uses ¡¡ Ball fields ¡¡ Public parks and recreational areas ¡¡ Boat dock ¡¡ Buildings used exclusively by federal, state or county government for public uses ¡¡ County Club Density: Maximum 30 units per acre ¡¡ Golf course ¡¡ Open space Intensity: N/A ¡¡ Paths / Trails Building Height: Maximum 16 habitable stories plus 1 additional story for parking ¡¡ Public park Maximum Parcel Coverage: ¡¡ Swimming pool For buildings: ¡¡ Track and field facilities ¡¡ 1-4 stories - 25% of lot area ¡¡ Walkways ¡¡ 5-7 stories - 23% of lot area Density: N/A ¡¡ 8-9 stories - 21% of lot area Intensity: N/A ¡¡ Over 9 stories - 19% of lot area Building Height: N/A All multi-family residential (5 or more units) properties shall devote at least 20% of the Maximum Parcel Coverage: N/A parcel to landscaped open space Maximum Impervious Area: N/A Maximum Impervious Area: 80% of lot area
4-30 4.0 The Plan The Plan 4.0
Table 4-5. Comparison of Zoning and Master Plan Land Use Districts - Navarre Beach Zoning District Converts to (NB-PMUD) Navarre Beach Planned Mixed-Use Development Entertainment Commercial Uses: District ¡¡ Single-family, two-family, and multi-family residential units with no more than 4 dwelling units per platted lot and no more than 30 dwelling units per acre ¡¡ Home Occupations. ¡¡ Public utility and service structures including but not limited to water, sewer, fire and police uses ¡¡ Public parks and recreational areas ¡¡ Buildings used exclusively by federal, state or county government for public uses ¡¡ Any retail business, provided that the products are displayed and sold on the premises ¡¡ Personal service establishments, restaurants, lounges, financial institutions, commercial amusements establishments, professional and business offices, etc. ¡¡ Shopping centers ¡¡ Indoor theaters ¡¡ Commercial piers and marinas ¡¡ Hotels and motels ¡¡ Recreation and parking uses Density: Maximum 30 units per acre Intensity: N/A Building Height: Maximum 16 habitable stories plus 1 additional story for parking Maximum Parcel Coverage: 30% of lot area Maximum Impervious Area: 80% of lot area
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-31 Land Use Goals Land Use Objectives
Goal LU-1. LU1-A. Growth shall be Strengthen the identity of District 4 by encouraging a balance of land uses that supports a high quality of appropriately directed life and contributes to the hometown character of our community. and site-planned to sustain our community’s LU1-B. needs as we grow. Ensure that growth occurs in a manner that balances the pace of development with the ability of the County to provide District 4 the quality services and capital improvements, such as utilities, transportation, parks and open space, and police protection.
LU1-C. Ensure adequate opportunities for future expansion of our economic base in appropriate locations in the community.
LU1-D. Encourage a concentrated mix of land uses in targeted areas to create new destinations for residents and tourists that promote a range of uses and activities for all age groups.
LU1-E. Foster the development of centers of innovation and technology that leverage existing assets, such as the Baptist Medical Park.
Goal LU-1. LU1-F. (continued) Increase the amount of open space using the Parks and Open Space goals and objectives (see below), which emphasize supporting a regional network that connects the community and provides a separation buffer from neighboring, non-compatible development, while maintaining the viability and connectivity of the natural ecosystem. LU1-G. Develop land use patterns that are compatible with and support a variety of transportation opportunities and / or choices.
4-32 4.0 The Plan East Navarre Character Area The Plan 4.0
Land Use Goals Land Use Objectives
LU1-H. Sensitively integrate the built and natural environments in order to protect the native landscape and topographical features naturally occurring throughout our community.
LU1-I. Encourage land uses that create a sense of community among those who work, live, and play in the same neighborhoods, where appropriate.
LU1-J. Ensure that parks and open space are dedicated and made available to meet the needs of the community today and into the future.
LU1-K. Continue to review and enforce our Land Development Code to assure that it is fair, consistent, and understandable.
LU1-L. Guide commercial and light industrial development to appropriate locations by amending the Land Development Code to prohibit self-storage, mini warehouses, outdoor storage and related storage uses, and non-aesthetic commercial uses within mixed use and entertainment / commercial districts.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-33 East Navarre Character Area
Transportation (Districtwide)
District 4 is an auto-oriented community, with the car serving as the primary form of transportation. Nevertheless, we cannot rely on ‘building our way out’ of our transportation problems–in other words, more roads and traffic lanes will not solve our transportation problems. Land use and transportation plans need to incorporate multimodal opportunities now and in the future. Undoubtedly, the automobile will remain an important way to travel. However, alternatives to the automobile that are efficient, accessible, and comfortable can challenge the reliance on the automobile and help reduce congestion on our streets.
The District 4’s Transportation Plan, illustrated on the following map (Figure 4-7), supports a community that will develop and sustain a safe, convenient, and efficient transportation system incorporating and integrating various modes of travel, including driving, biking, walking, and sharing rides via public transportation.
Transportation Goals Transportation Objectives
Goal T1. T1-A. The County will Consider the District 4 Transportation Plan goals and objectives when planning, designing, or reviewing any implement the District 4 new transportation project or land use application. Transportation Plan. T1-B. Implement the strategies of the District 4 Transportation Plan.
Goal T2. T2-A. The County will plan for Continue to review and update, when necessary, District 4’s roadway standards and ensure their District 4 transportation implementation to create an efficient and safe transportation system. and land use in an integrated, safe, and T2.B. efficient manner. Ensure that the transportation systems that serve potential developments are adequate.
T2-C. When transportation improvements are necessary to serve developments, the property owners / developers shall be financially responsible for their fair portion of the improvements.
4-34 4.0 The Plan FIGURE 4-7. Districtwide Transportation Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-35 Transportation Goals Transportation Objectives
Goal T2. T2.D. (Continued) The County will ensure that District 4 transportation infrastructure for pedestrians, bicyclists, and automobile drivers is adequate throughout District 4.
Goal T3. T3-A. The County will ensure Provide alternative roadway connections throughout the District 4 to keep pace with the demand for connectivity and mobility and to moderate congestion on our major thoroughfares. adequate circulation throughout District 4 T3-B. with connections to Work with the State and adjacent counties and local jurisdictions to ensure connections to the the regional roadway regional network. network T3-C. Require new developments that are located along existing and proposed roadways to dedicate adequate rights-of-way. T3-D. Actively support the State’s development of alternative routes to help moderate traffic congestion along US 98. T3-E. Plan to develop a new Navarre Beach Bridge that connects Navarre Beach with the Heart of Navarre and enhances the overall flow of traffic through District 4.
T3-F. Moderate traffic congestion by seeking new technologies that allow District 4 to use existing infrastructure more efficiently.
4-36 4.0 The Plan East Navarre Character Area The Plan 4.0
Transportation Goals Transportation Objectives
Goal T4. T4-A. Promote, encourage Continue to work with regional and state agencies and neighboring jurisdictions to develop a Bus Rapid and actively participate Transit (BRT) system along Interstate 98 to Hurlburt AFB, Eglin AFB, other employment activity hubs and in the development tourist destinations within the region. of a public-private transit service that T4-B. serves the local needs Work with the Florida-Alabama Transportation Planning Organization and Escambia and Okaloosa Counties of our community, our Transit to establish adequate bus service to meet the needs of those who live in District 4 and those who prosperous tourist commute outside of District 4. economy as well as provides safe and T4-C. convenient access to Continue to work with the Tri-County Community Council to establish services that meet immediate the regional public community needs, such as Transportation Disadvantaged. transportation system. T4-D. Ensure that bus stops are properly located and encourage the development of quality bus shelters that provide appropriate amenities for bus riders and pedestrians. T4-E. Work with the Florida-Alabama Transportation Planning Organization to ensure Park-n-Rides and transit centers are properly located, easily accessible, sufficiently sized, and include appropriate amenities (e.g., parking, pedestrian shelter, and pedestrian / cyclist amenities). T4-F. Integrate transit improvements and pedestrian access to transit stops into new and existing development.
T4-G. Incentivize private business to fund a District 4 circulator that provides transit service to the Heart of Navarre and Navarre Beach for both residents and tourists.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-37 East Navarre Character Area
Transportation Goals Transportation Objectives
Goal T5. T5-A. Provide an Develop and Implement strategies for a ‘Bike and Pedestrian Plan.’ interconnected system of bikeways, walkways T5-B. and trails at the local Enhance street standards to adequately allow for non-driving modes of transportation. and regional levels to encourage non-driving modes of transportation.
Goal T6. T6-A. Work with the Florida In coordination with FL-AL TPO and FDOT, Santa Rosa County will adopt and implement a Regional Department of Intelligent Transportation System (ITS) and Active Transportation Management System *ATMS) for signal Transportation (FDOT) coordination between Okaloosa and Escambia Counties. to minimize the negative impacts from, and T6-B. maximize the economic Develop and implement a District Wide Access Management Plan. viability of, US 98 in our community. T6-C. Work with FDOT to enhance pedestrian safety, improve aesthetics and balance access needs along US 98.
4-38 4.0 The Plan East Navarre Character Area The Plan 4.0
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Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-39 Recreation and Open Space (Districtwide)
Open space, trails, parks, and recreation areas are fundamental to and hallmarks of the District 4 lifestyle. Residents consistently support and demand more opportunities for open space and options for active recreation.
The District 4 Recreation and Open Space Plan, illustrated on the following map (Figure 4-8), will support a community that will respect, manage, and actively seek-out natural open space resources and recreational amenities in ways that sustain and protect the natural environment while providing recreational opportunities and unobstructed views. As such District 4 will sustain a balanced system of open lands, recreational spaces, and parks, including natural areas and trail systems.
Recreation and Open Recreation and Open Space Goals and Objectives Space Goals
Goal R1. R1-A. Provide adequate Implement the goals and objectives of the Recreation and Open Space Plan. parks and recreational facilities and programs R1-B. to serve the diverse and Provide interconnected open space that is integrated into the community, and preserve and protect valued changing needs of our open lands, such as natural areas and community separators. community.
4-40 4.0 The Plan FIGURE 4-8. Districtwide Recreation and Open Space Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-41 Character Area Plans
District 4 is comprised of several areas, each with unique characteristics and distinct ‘personalities.’ They nonetheless reflect the same community values and guiding principles that integrate and unify District 4 and that provide residents a sense of place. As the District grows, it is important that these areas preserve and enhance the community identify that binds residents and businesses to it. The Plan achieves this goal through the detailed planning and design of seven (7) Character Areas, as shown on the following map (Figure 4-9). These areas range from rural, low-density residential areas to near fully-developed, mixed-use, urban developments. In many cases, the Character Areas have different types and numbers of natural resources, open spaces, and recreational opportunities; in other cases, they share traits and amenities.
What Is a Character Area Plan?
A Character Area Plan is a way of simplifying the Master Plan components to a manageable neighborhood scale while conveying the vision and goals of a specific area to create positive change. Each area plan is firmly rooted in placemaking and planning principles. The plans help define and achieve the types of land uses that would be most appreciated in each area, the desired degree of connectivity within and across areas, and a superior quality of life anchored in iconic beaches and other amenities, including affordable housing options, inviting public spaces, and aesthetic streetscapes. The Purpose of Character Plans is to define, maintain, or enhance a desired “character” of an area. “Character” can be thought of as the look, feel, and history of a place–those factors which set it apart from other areas. For planning purposes, the character of an area is first identified through a number of factors, such as the topographic setting, the age and style of housing, street patterns, predominant landscaping patterns, land use patterns, any unifying open spaces, major barriers, boundary markers on the on the edgesof an area, and other similar factors.
The seven Character Areas include: East Navarre, Heart of Navarre, Holley, Holley by the Sea, Navarre Beach, Navarre Gateway North, and Navarre West. Each Character Area is defined in more detail in the following sections.
4-42 4.0 The Plan FIGURE 4-9. District 4 Character Areas
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-43 Character Areas ¡¡ East Navarre
¡¡ Heart of Navarre
¡¡ Holley
¡¡ Holley by the Sea
¡¡ Navarre Beach
¡¡ Navarre Gateway North
¡¡ Navarre West
4-44 East Navarre Character Area The Plan 4.0
Overview
The East Navarre Character Area comprises 3,120 acres located along the eastern boundary of District 4. The area is bound by Ortega Street to the west, Rosewood Drive to the east, and District 4 boundary to the north, and Santa Rosa Sound to the south.
East Navarre is generally characterized by single-family residential neighborhoods, as well as commercial development along the US 98 corridor at the south end of East Navarre. Other factors that contribute to the overall character of the area is the presence of open space, such as wetlands, and recreational opportunities.
Land Use Plan Table 4-6. East Navarre Land Use Districts Land use in the East Navarre Character Area is largely Percent of Land Use District Acres comprised of low density residential uses, as well as total area commercial uses and limited industrial uses, which are Low Density Residential 2,409 77% generally clustered along the US 98 corridor. Medium Density 35 1% Residential The land use districts within the Character Area are Medium-High Density 279 9% shown on Figure 4-10. Table 4-6 lists the total acreage Residential in each use district and the percentage of East Commercial / Employment 255 8% Navarre that acreage constitutes. Industrial / Utilities 24 1% Park Parks & Recreation 66 2% Open Space 52 2% Total 3,120 100%
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-45 FIGURE 4-10. East Navarre Land Use Plan
4-46 4.0 The Plan East Navarre Character Area The Plan 4.0
The following is an explanation of the land uses within the character area, including the definition of each land use, their locations, an explanation of the types of uses that are supported, and development standards for intensity and density for each land use.
Low Density Residential District
The Low Density Residential District supports single-family residential development. This is the primary land use district in the Heart of Navarre consistent with the pattern and type of development currently existing in this character area. In total, there are 2,409 acres designated Low Density Residential or 77 percent of the total land area within East Navarre, constituting most of the land area north of US 98. Low Density Residential is also located south of US 98, generally extending from US 98 to the Santa Rosa Sound.
The uses within this district include detached single-family residential homes, group homes, community parks, and accessory uses and structures. The development standards for Low Density Residential are as below:
Development Standards Density 1 to 4 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Group home ¡¡ Accessory uses and residential ¡¡ Community parks structures
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-47 East Navarre Character Area
Medium Density Residential District
The Medium Density Residential District supports residential development ranging from single-family detached units to triplex residences. This district is located south of US 98. The parcels generally extend from US 98 south to the Santa Rosa Sound. In total, there are 35 acres designated Medium Density Residential or one percent of the total land area within East Navarre. Uses within the Medium Density Residential District include single-family detached homes and higher density residential uses such as cluster homes, duplexes, triplexes, group homes, and accessory uses and structures. The development standards for the Medium Density Residential District follow.
Development Standards Density Maximum 10 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Duplexes ¡¡ Accessory uses and residential ¡¡ Triplexes structures ¡¡ Cluster homes ¡¡ Group homes
4-48 4.0 The Plan East Navarre Character Area The Plan 4.0
Medium-High Density Residential District
The Medium-High Density Residential District supports residential development ranging from single-family detached units to attached multi-family units. Due to the higher densities, this land use district is located along the US 98 corridor where urban services and facilities are accessible. Generally, the Medium-High Density Residential uses are buffered from US 98 by the Commercial / Employment District. This district also serves as a buffer between the Commercial / Employment District and Low-Density Residential District. The In total, there are 279 acres, or nine percent of the total land area of East Navarre designated Medium-High Density Residential. The uses within the Medium-High Density Residential District include residential units that range from lower density uses, such as single-family residential dwellings and duplexes, to multi-family residential uses, such as condominiums, garden apartments, and apartment complexes.
The development standards for Medium-High Density Residential are as follows.
Development Standards Density Maximum 18 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Group homes ¡¡ Cluster homes homes ¡¡ Multi-family residential ¡¡ Accessory uses and ¡¡ Duplexes units structures
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-49 East Navarre Character Area
Commercial / Employment District
The Commercial / Employment District supports all uses that are commercial in nature and provides employment opportunities for District 4. This district is located along the US 98 corridor throughout East Navarre. The majority of the Commercial / Employment uses are located on the north side of US 98, although there are small scattered pockets of this district on the south side of the highway. In total, there are 255 acres, or eight percent of the Character Area, designated Commercial / Employment in East Navarre. The land uses within the Commercial / Employment District include retail, neighborhood serving commercial uses, such banks and personal and professional services, professional offices, hotels, business parks, and medical facilities.
Existing medical facilities in the area include Baptist Hospital and medical professional offices on the north side of US 98. A Medical Innovation Hub is designated in the area from Ortega Street to Fountain View Drive on the north side of US 98 in the vicinity of Baptist Hospital. This district is intended to build on synergies with Baptist Hospital to create an incubator and accelerator area for medical related research and development and technical corporations. This area is envisioned to form a dynamic medical community where partnerships can form, collaboration can occur, and dynamic employment opportunities will be created. The Hub is intended to create sustained, year-round employment for the medical sector.
The development standards for Commercial / Employment are as follows.
Development Standards Density N/A Intensity Maximum 1.0 FAR Uses ¡¡ Retail shops ¡¡ Business parks ¡¡ Medical related ¡¡ Restaurant ¡¡ Neighborhood-serving research and ¡¡ Professional and commercial development personal services ¡¡ Medical related ¡¡ Hotels and motels ¡¡ Professional offices facilities
4-50 4.0 The Plan East Navarre Character Area The Plan 4.0
Industrial / Utilities District
The Industrial / Utilities District supports industrial uses, such as manufacturing and warehousing, as well as public and private utilities. Industrial / Utilities District uses are located in four areas: south of US 98 west of Fox Den Drive, north of US 98 on Whispering Pines Boulevard, south of US 98 east of Whispering Pines Boulevard, and east of Calle De Cantabria. The property located on Whispering Pines Boulevard is currently the location of the Navarre Water System Tower. The other three locations are vacant. In total, Industrial / Utilities uses comprise 24 acres, or one percent of the total land area in the East Navarre Character Area.
The development standards for the Industrial / Utilities District are as follows.
Development Standards Density One (1) dwelling unit for security purposes Intensity N/A Uses ¡¡ Manufacturing ¡¡ Alternative energy ¡¡ Truck or bus terminal ¡¡ Fabrication development facilities ¡¡ Assembly ¡¡ Salvage yards ¡¡ Utilities ¡¡ Research and ¡¡ Vehicular service and development maintenance
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-51 East Navarre Character Area
Parks and Recreation District
The Parks and Recreation District supports active and / or passive recreational uses. Passive uses are for areas that are to be conserved or protected, such as estuarine areas and cemeteries, and support limited public access and use. Active uses include recreational uses where participants are actively engaged in an activity or are spectators for such activity.
The Parks and Recreation District comprises 66 acres, or two percent of the total land area in the East Navarre Character Area. There are two areas designated Parks and Recreation: one area located off Pawnee Drive, which is currently a recreational area with baseball fields, and one area located on the north side of Sunset Drive, which is currently developed with ball fields. Both areas are surrounded by Low Density Residential District uses, providing the residential community with recreational opportunities.
The development standards for Parks and Recreation uses are as follows.
Development Standards Density N/A Intensity N/A Uses ¡¡ Ball courts ¡¡ County Club ¡¡ Public park ¡¡ Ball fields ¡¡ Golf course ¡¡ Swimming pool ¡¡ Boat dock ¡¡ Open space ¡¡ Track and field facilities ¡¡ Cemeteries ¡¡ Paths / Trails ¡¡ Walkways
Open Space District
There is one area designated Open Space within East Navarre. This area, consisting of wetlands, is located in the central portion of East Navarre abutting the Parks and Recreation and Low Density Residential Districts. The Open Space District comprises 52 acres, or two percent of the total land area in East Navarre.
4-52 4.0 The Plan East Navarre Character Area The Plan 4.0
Transportation
Transportation in the East Navarre Character Area was developed to ensure connectivity between land uses and destinations in the community. The transportation network, which is shown on Figure 4-11, includes the roadway network and the bicycle and pedestrian network.
Roadway Network
The primary roadway network in East Navarre is anchored by US 98 that runs east-west along the southern end of the character area. The highway provides connectivity to the remainder of District 4 to the west, to communities outside Santa Rosa County, and to Hurlburt Field in Okaloosa County to the east. Existing roads can provide a network for east-west community access through East Navarre to reduce reliance on US 98 as shown on Figure 4-11. Multiple north-south roadways provide connections directly to US 98 from the north, including:
¡¡ Ortega Street ¡¡ Fox Den Drive ¡¡ Orion Parker Drive ¡¡ Pawnee Drive ¡¡ Whispering Pines ¡¡ Calle de Cantabria ¡¡ Panhandle Trail Boulevard ¡¡ Rosewood Drive
Major east-west roadways that provide access within the character area include:
¡¡ East River Drive ¡¡ Sunset Drive ¡¡ Parker Plaza Drive ¡¡ Deer Lane ¡¡ Quail Roost Drive ¡¡ Pouder Lane ¡¡ Timber Lane
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-53 FIGURE 4-11. East Navarre Transportation Plan
4-54 4.0 The Plan East Navarre Character Area The Plan 4.0
One of the challenges to improving traffic flow along US 98 is the number of individual access points to developments along the roadway, which contributes to the slowing of traffic as vehicles depart or enter the roadway. The consolidation of access points to individual developments through shared driveways can improve traffic flow and safety.
Intersection improvements along US 98 and other primary roadways are also part of the transportation plan for East Navarre. These improvements include signalization, traffic calming roundabouts, and pedestrian crossings at key intersections.
New pedestrian crossings are planned for two US 98 intersections, including Ortega Street and Fox Den Drive, which is the location of a new park and ride facility. Other new pedestrian crossings include at the intersection of Pawnee Drive and Sunset Drive and at the intersection of Panhandle Trail and Sunset Drive.
A new community gateway is proposed at the eastern end of District 4 on US 98 to provide a visual cue to travelers that they have arrived. The gateway comprises signage, lighting, and landscaping to provide a cohesive, branded entry to District 4.
To facilitate connections throughout East Navarre without utilizing US 98, existing roadways can serve as community access roads. These roads shown on Figure 4-11 provide access to other local streets and connections to US 98.
A new surface parking lot park and ride facility is proposed at the intersection of US 98 and Fox Den Drive. This location is strategic since it is the easternmost terminus of the Fox Den Drive Community Access Road with US 98 and is the intersect of the multi-use paths on US 98 and Fox Den Drive. The park and ride provides an opportunity for residents employed outside District 4 to rideshare. Encouraging commuters to rideshare can reduce the number of vehicles on US 98. The park and ride facility should be integrated as a transit stop for the new transit line. This facility should be designed with open-sided, covered parking that will shade drivers and encourage day-time usage. The roof of the covered parking structure can be developed as a green roof or solar collector to power the lighting at the facility.
A new transit line is proposed along US 98 that will connect the Heart of Navarre, Navarre Beach, and destinations east of Santa Rosa County, including Hurlburt Field and Destin. The roadway and proposed transit network will provide connectivity throughout the district; however, for last-mile connections and recreational uses, improvements are proposed to the bicycle and pedestrian network.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-55 East Navarre Character Area
Bicycle and Pedestrian Network
The proposed bicycle and pedestrian network in East Navarre is made up of sidewalks and multi-use paths. Currently, the sidewalk network in East Navarre is incomplete and there are no multi-use paths. While there are sidewalks that exist within some residential neighborhoods, there is an overall lack of pedestrian connectivity to major roadways and destinations, such as parks and retail. New sidewalks that will create a connected network throughout the area are proposed for a number of streets, including:
¡¡ East River Drive ¡¡ Military Drive ¡¡ Brand Court ¡¡ Pouder Lane alignment ¡¡ Quail Roost Drive ¡¡ Pawnee Drive
These new sidewalks will connect to multi-use paths proposed along key roads. Additionally, a new separated multi-use path on the north side of US 98 will provide pedestrian and bicycle access to connect East Navarre residential neighborhoods with destinations along US 98.
4-56 4.0 The Plan East Navarre Character Area The Plan 4.0
Recreation and Open Space
At present, there are four recreational facilities that support East Navarre:
¡¡ Navarre Youth Sports Association Park
¡¡ Navarre Soccer Complex
¡¡ Navarre Dog Park
¡¡ YMCA
There are two proposed recreational facilities in East Navarre: a community park located on the western boundary of East Navarre, north of US 98 and west of Pawnee Drive and a second community park located directly north of US 98, east of Whispering Pines Boulevard. The existing and proposed recreational facilities are shown on Figure 4-12.
The proposed community parks are connected to multi-use paths. Multi-use paths serve as recreational opportunities, in addition to providing connectivity. The multi-use paths can be used by those participating in different modes of active transportation, such as bicycling, jogging, and walking.
In addition to recreational facilities, one area was designated Open Space, which is further described in the Land Use section of this character area description. While the area is currently comprised of wetlands, a sidewalk that would connect directly to the Navarre Soccer Complex has been proposed through part of the open space. Other wooden nature trail paths could also be constructed on wetlands in the future to provide additional passive recreational opportunities in the area.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-57 FIGURE 4-12. East Navarre Recreation and Open Space Plan
4-58 4.0 The Plan Heart of Navarre Character Area The Plan 4.0
Overview
The Heart of Navarre Character Area includes approximately 1,500 acres in the south-central portion of District 4. The Heart of Navarre is generally bounded by William’s Creek to the west, the former Naval Outlying Landing Field Holley and Nevada Street to the north, Ortega Boulevard to the east, and by Santa Rosa Sound to the south. The Heart of Navarre contains the two most prominent traffic intersections in District 4–the intersection of US 98 and SR 87 and the intersection of US 98 and the Navarre Causeway, which functions as the gateway to Navarre Beach.
The Heart of Navarre is predominantly characterized by two different areas: single family residential neighborhoods and commercial uses along US 98 and SR 87. As the heart of Navarre, many of the community amenities and local institutions are situated within this character area including, the Navarre Children’s Park, Panhandle Butterfly House, and several one-of-a-kind restaurants and business establishments along the US 98 corridor. This corridor is flanked by a Publix grocery store to the west and a Winn Dixie grocery store and smaller chain hotels to the east. The intersection of US 98 and SR 87 is designed to maximize automobile throughput, as reflected by limited commercial development where the roads meet. An increasing number of community-serving commercial establishments, including restaurants, banks, realtors, pharmacies, an auto parts shop, and hardware store can be accessed when traveling east or west. A few commercial establishments separated by undeveloped parcels are located north of the intersection.
The area between US 98 and the northern edge of Santa Rosa Sound is characterized by a mix of residential uses, including single-family residential homes and townhouses interspersed with a variety of commercial businesses. With the exception of the Navarre Children’s Park, there is limited public access to the shoreline in this character area.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-59 Heart of Navarre Character Area
Land Use Plan Table 4-7. Heart of Navarre Land Use Districts Land use in the Heart of Navarre generally consists of Percent of Land Use Acres two types–Low Density Residential uses characterized total area by the established neighborhoods only a block or Low Density Residential 1,116 74% two removed from both US 98 and SR 87 and mixed Medium-High Density 4 <1% commercial and residential uses. The latter is found in Residential two districts–an Urban Mixed-Use District and Urban Urban Mixed-Use 112 7% Transitional Mixed-Use District that are located along Urban Transitional Mixed- 111 7% the US 98 and SR 87 corridors. An area designated Use Entertainment Commercial at the northwest corner Mixed Residential and 3 <1% Commercial of the US 98 and SR 87 intersection is intended to function as an extension of these mixed-use districts. Entertainment Commercial 42 2% Smaller pockets of other uses, including Commercial / Commercial / Employment 64 4% Employment and Institutional are also part of the land Institutional 40 2% use plan for the Heart of Navarre Character Area. Parks & Recreation 7 <1% Open Space 1 <1% The Heart of Navarre Character Area is intended to Total 1,500 100% serve as a vibrant activity center and destination spot for District 4, with a mix of uses and opportunities to serve both local residents and tourists. It was designed to draw and sustain a visitor population that would otherwise take advanatage of District 4’s natural resources but stay in areas outside District 4.
The land use districts for the Heart of Navarre are shown on Figure 4-13. Table 4-7 lists the total acresin each land use categr=ory and the percentage of District 4 land holdings that acreage consitutes.
An explanation of the land use districts within the Heart of Navarre Character Area follows, including the name of each land use, their locations, and their corresponding development standards.
4-60 4.0 The Plan FIGURE 4-13. Heart of Navarre Land Use Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-61 Heart of Navarre Character Area
Low Density Residential District
The Low Density Residential District supports single-family residential development. This is the primary land use district in the Heart of Navarre, consistent with the pattern and type of development currently existing in this character area. The Low Density Residential District comprises 1,116 acres, or 74 percent of the total land area within the Heart of Navarre, located outside the US 98 and SR 87 corridors. The uses within this district include detached single-family residential homes, group homes, community parks and accessory uses and structures.
The development standards for the Low Density Residential District are listed below.
Development Standards Density 1 to 4 dwelling units per acre Intensity N/A Maximum Building Height 35 feet Uses ¡¡ Detached single-family ¡¡ Community parks ¡¡ Senior housing and homes ¡¡ Accessory uses and assisted living ¡¡ Group homes structures
4-62 4.0 The Plan Heart of Navarre Character Area The Plan 4.0
Medium-High Density Residential District
The Medium-High Density Residential District supports residential development ranging from single-family, detached units to attached, multi-family units. This district comprises four acres, or less than one percent of the total land area within the Heart of Navarre Character Area. There is one small area within this district located south of US 98 along Santa Rosa Sound. The uses within the Medium-High Density Residential District include lower density uses such as single-family residential dwellings, and duplexes, as well as multi-family residential structures, such as condominiums, garden apartments, and apartment complexes.
The development standards for the Medium-High Density Residential District are listed below.
Development Standards Density Maximum 18 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Cluster homes ¡¡ Senior housing and homes ¡¡ Group homes assisted living ¡¡ Duplexes ¡¡ Accessory uses and ¡¡ Multi-family residential structures units
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-63 Heart of Navarre Character Area
Urban Mixed-Use District
The Urban Mixed-Use District encompasses the area surrounding the intersection of US 98 and SR 87 and comprises 112 acres, or seven percent of the total land area within the Heart of Navarre Character Area. This District is intended to provide a concentrated area of vertically mixed commercial and residential development, with commercial activities on the ground floor to activate public spaces along sidewalks and plazas and higher floors containing multi-family residential units and offices to support a walkable, live-work-play community for District 4.
The development standards for the Urban Mixed-Use District are as follows.
Development Standards Density Up to 30 dwelling units per acre Intensity Maximum 0.5 FAR Building Height 100 feet Maximum Parcel Coverage 85% Maximum Impervious Area 75% Uses ¡¡ Retail shops ¡¡ Neighborhood-serving ¡¡ Multi-family residential ¡¡ Restaurants commercial uses units ¡¡ Professional and ¡¡ Research and ¡¡ Urban Park personal services development ¡¡ Accessory uses and ¡¡ Professional offices ¡¡ Institutional uses structures ¡¡ Entertainment ¡¡ Hotels commercial venues
4-64 4.0 The Plan Heart of Navarre Character Area The Plan 4.0
The Urban Mixed-Use area is intended to provide developers a level of flexibility to create a desirable and marketable mix of uses, with an emphasis on the public realm. To promote a pedestrian- friendly environment, features such as public plazas that encourage people to congregate and wider sidewalks that accommodate outdoor seating for public and commercial uses (e.g., café seating) should be emphasized. Public infrastructure should also include lighting, seating, and landscaping to encourage pedestrian activity.
Because site design is critical to a successful pedestrian environment, many of the standards in Chapter 5, Design Guidelines, are applicable to this district. Additional development standards should be considered for reduced or maximum building Examples of urban mixed- setbacks and parking in the rear of buildings that use pedestrian-oriented encourages shared use of the street environment by and pedestrian-scale development. both pedestrians and vehicles.
A conceptual site plan and rendering of development in the Urban Mixed-Use District is provided on the following pages to illustrate how development could be realized within this area.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-65 Heart of Navarre Character Area
Urban Transitional Mixed-Use District
The Urban Transitional Mixed-Use District is primarily located on either side of US 98 and within a small area between SR 87 and Presidio Street. This district comprises 111 acres, or seven percent of the total land area within the Heart of Navarre Character Area. This District includes local shops, restaurants, and offices that are within a walkable distance to the amenities in the Urban Mixed- Use District and support District 4 residents. Uses within this district include neighborhood-serving commercial uses, professional offices, and residential uses The residential developments include multi-family residential units that serve as a transition between the higher intensity urban setting and nearby single-family residential neighborhoods.
The development standards for the Urban Transitional Mixed-Use District are listed below
Development Standards Density 12 to 18 dwelling units per acre Intensity Maximum 0.2 FAR Building Height 60 feet Maximum Parcel Coverage 85% Maximum Impervious Area 75% Uses ¡¡ Restaurants ¡¡ Multifamily residential ¡¡ Professional offices ¡¡ Townhomes ¡¡ Neighborhood-serving ¡¡ Accessory uses and commercial structures ¡¡ Live-work residential units
Examples of urban transitional mixed-use development .
4-66 4.0 The Plan Heart of Navarre Character Area The Plan 4.0
Entertainment Commercial District
The Entertainment Commercial District is located at the northwest corner of the US 98 and SR 87 intersection and comprises 42 acres, or two percent of the total land area in the Heart of Navarre Character Area. This district is a high-intensity commercial node that concentrates entertainment uses in a single complex or in close proximity to create a centralized entertainment activity hub. Clustering commercial entertainment uses together in a pedestrian-oriented environment with plazas and amenities such as seating, lighting, and landscaping will provide an inviting environment that attracts residents and visitors from the adjacent Urban Mixed-Use District, from other areas of District 4, and from outside Santa Rosa County.
The development standards for the Entertainment Commercial District are listed below
Development Standards Density N/A Intensity Maximum 0.3 FAR Building Height 100 feet Maximum Parcel Coverage 85% Maximum Impervious Area 75% Uses ¡¡ Open-air markets ¡¡ Cinemas ¡¡ Boutique restaurants and ¡¡ Attractions Eateries ¡¡ Hotels and motels ¡¡ Breweries and distilleries ¡¡ Accessory uses and ¡¡ Bars structures
Examples of Entertainment Commercial Districts in Norfolk, VA and Glendale, AZ .
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-67 Heart of Navarre Character Area
Mixed Residential & Commercial District
The Mixed Residential & Commercial District supports residential and commercial uses intermixed on adjacent parcels providing direct access between residential and commercial uses. This District provides a buffer between more intense mixed-use districts, such as Urban Village Transitional Mixed-Use and established single-family residential neighborhoods. Unlike the Mixed-Use districts, residential and commercial uses are not collocated on a single parcel.
This district comprises three acres, or less than one percent of the total land area within the Heart of Navarre Character Area. There is one additional small area within the Mixed Residential and Commercial District located south of US 98 at the east end of Pompano Street. This area is immediately adjacent to the Urban Transitional Mixed-Use District along the Santa Rosa Sound and comprises approximately three acres, or less than one percent of the land area in the character area.
The development standards for the Mixed Residential and Commercial District follow.
Development Standards Density Maximum 18 dwelling units per acre Intensity 0.1 FAR Uses ¡¡ Detached single-family ¡¡ Retail shops ¡¡ Medical related homes ¡¡ Restaurant facilities ¡¡ Cluster homes ¡¡ Professional and ¡¡ Hotels and motels ¡¡ Duplexes personal services ¡¡ Accessory uses and ¡¡ Group homes ¡¡ Professional offices structures ¡¡ Multi-family residential ¡¡ Neighborhood-serving units commercial
4-68 4.0 The Plan Heart of Navarre Character Area The Plan 4.0
Commercial / Employment District
The Commercial / Employment District supports all uses that are commercial in nature and provides employment opportunities for District 4. The Commercial / Employment District is located along the SR 87 corridor, north of the Urban Mixed-Use and Urban Transitional Mixed-Use Districts and between Laredo and Nevada Streets. Additionally, there are small pockets designated Commercial / Employment on the periphery of the Entertainment Commercial District west of SR 87 and the Urban Transitional Mixed-Use District east of SR 87. These areas are designated Commercial / Employment to support the existing commercial uses on these parcels. The Commercial / Employment District comprises 64 acres, or four percent of the total land within the Heart of Navarre Character Area.
The land uses within the Commercial / Employment District include retail, neighborhood-serving commercial uses, such banks, personal and professional services, professional offices, and hotels, as well as business parks and medical facilities.
The development standards for Commercial / Employment follow.
Development Standards: Density N/A Intensity Maximum 1.0 FAR Uses ¡¡ Retail shops ¡¡ Business parks ¡¡ Hotels and motels ¡¡ Restaurant ¡¡ Neighborhood-serving ¡¡ Government facilities ¡¡ Professional and commercial ¡¡ Accessory uses and personal services ¡¡ Medical related structures ¡¡ Professional offices facilities
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-69 Heart of Navarre Character Area
Institutional District
The Institutional District supports educational uses that serve the community and can be public or private. This District comprises 40 acres, or two percent of the total land area in the Heart of Navarre Character Area. The 40 acres of Institutional District is currently a single parcel and the site of the Holley-Navarre Middle School.
Development Standards Density N/A Intensity N/A Uses ¡¡ Educational institutions, public or private
Parks and Recreation District
The Parks and Recreation District supports active and / or passive recreational uses. Passive uses can occur in areas that are to be conserved or protected, such as estuarine areas and cemeteries, and support limited public access and use. Active uses include recreational uses where participants are actively engaged in an activity or are spectators of such activity.
The Parks and Recreation District comprises seven acres, or less than one percent of the total land area within the Heart of Navarre Character Area. This district is situated at the southwest corner of the intersection of US 98 and the Navarre Beach Causeway, where the Navarre Children’s Park, Panhandle Butterfly House, and Santa Rosa County Visitor Information Center are located.
4-70 4.0 The Plan Heart of Navarre Character Area The Plan 4.0
The development standards for Existing Park are as follows.
Development Standards: Density N/A Intensity N/A Uses ¡¡ Ball courts ¡¡ County Club ¡¡ Public park ¡¡ Ball fields ¡¡ Golf course ¡¡ Swimming pool ¡¡ Boat dock ¡¡ Open space ¡¡ Track and field facilities ¡¡ Cemeteries ¡¡ Paths / trails ¡¡ Walkways
Open Space District
The Open Space District consists of undeveloped natural areas suitable for conservation or other low impact uses. These areas may be publicly owned or privately owned with a deed restriction limiting the type of development that can occur on a specific parcel. There are three small areas that constitute the Open Space District, with a total area of one acre, or less than one percent of the total land area in the Heart of Navarre Character Area. These three areas are interspersed within the Low Density Residential District south of US 98.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-71 Heart of Navarre Character Area
Uses Within the US 98 Right-Of-Way
Although not a Land Use District, the US 98 Right-Of-Way under the proposed Florida Department of Transportation US 98 Flyover will create a median strip between the east and west at-grade travel lanes of US 98. While typically under-used or ignored, these are areas can also serve unique functions and provide a pedestrian “bridge” which can connect the north and south sides of US 98.
Several communities have developed innovate approaches to activate and make functional these types of spaces, and these approaches can be considered for US 98. The use of this area not only provides a connection between the north and south sides of the US 98, but also supports a functional value of the space and can serve as its own destination. Although the design and configuration / spacing of support beams and the median width will ultimately determine the functionality of this space, following are some options to consider.
Destination local farmer’s market or flea market
Farmer’s Market in Baltimore, MD. Freeway Flea Market in Wallace, ID.
4-72 4.0 The Plan Heart of Navarre Character Area The Plan 4.0
Destination underpass park / garden
King’s Circle Flyover Garden in Mumbai, India. Proposal by Triptyque Architecture for hanging garden with air-filtering plants in São Paulo, Brazil. Destination food market
Underpass Park, Toronto, Canada. Proposal by Buro Koray Duman Architects, New York.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-73 Heart of Navarre Character Area
Destination recreation zone
Proposal by Buro Koray Duman Architects, New York. Climbing wall, Melbourne, Australia.
Destination skate park
Gardens Skate Park, Cape Town, South Africa. Underpass Park, Toronto, Canada.
4-74 4.0 The Plan Heart of Navarre Character Area The Plan 4.0
Destination entertainment venue
Movie event, Assemble, England. Underpass Park, Toronto, Canada.
Destination arts park
Underpass Park, Toronto, Canada. Ballroom Luminoso, JB Public Art Installation, I-35 Freeway, San Antonio, TX.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-75 Heart of Navarre Character Area
Transportation
Transportation planning in the Heart of Navarre Character Area focuses on three main components: improving the intersections of US 98 and SR 87 and of US 98 and the Navarre Beach Causeway, providing vehicular connectivity between the areas east and west of SR 87 without depending on US 98, and providing a cohesive network of pathways for bicycles and pedestrian throughout the Heart of Navarre. The transportation network in the Heart of Navarre is shown in Figure 4-14 and includes the roadway and pathway networks and improvements that achieve a complete and safe transportation system.
Roadway Network
The roadway network in the Heart of Navarre is dominated by US 98, which runs east-west along the southern edge of the character area, by SR 87, which runs north-south through the character area, and by the conceptual alignment of the future Community Access Road, which runs east-west through the Heart of Navarre. Traffic congestion is a major issue along US 98 and particularly in this character area where it is exacerbated by traffic bound for Navarre Beach. Traffic from the north on SR 87 must use US 98 to access the Navarre Beach Causeway. The Florida Department of Transportation (FDOT) is in the preliminary stages of a study of improvements from the section west of the US 98-SR 87 intersection to the section east of the US 98-Navarre Causeway intersection. Two improvements are currently being contemplated by FDOT: the US 98 Flyover and two traffic roundabouts at the Causeway intersection. The flyover will eliminate the need for through traffic along US 98 to share the same roadway as local traffic. As the plan is currently envisioned, local traffic wanting to access the Causeway will be funneled around the roundabout and thereby increase throughput above levels that traditional signalized intersections can support. Though the plans are preliminary-no decision has been made on a particular alignment or configuration of intersections-the Master Plan assumes that some type of improvement will be made in the future that will affect the traffic pattern and development potential within the immediate area. The Master Plan acknowledges eventuality by providing long-term, best-case scenario options for land use and development in the affected area.
4-76 4.0 The Plan FIGURE 4-14. Heart of Navarre Transportation Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-77 Heart of Navarre Character Area
The long-term disposition of US 98 with the flyover assumes all traffic travelling under the flyover will be local. Because a portion of the current traffic congestion is attributable to beach-bound traffic that must use US 98 and the Navarre Causeway, the future FDOT improvements aim to improve access to the Causeway via the new roundabouts. These are illustrated in the conceptual FDOT rendering below. Because the current Causeway bridge is categorized as functionally obsolete but not structurally deficient, the long-term plan is to construct a new bridge connecting the Heart of Navarre with Navarre Beach. The Master Plan identifies the location of this bridge as an extension of SR 87, south of US 98. Relocating Navarree Beach access to this location will eliminate a portion of the traffic coming from the north that is currently required to travel US 98 to cross the Navarre Causeway. The net result would have a positive impact on the US 98 level of service. The new bridge could be designed as a focal point and landmark feature to celebrate the relationship between the Heart of Navarre and Navarre Beach and be appropriately designed to accommodate bicycle and pedestrian traffic that is not supported by the current Navarre Causeway bridges. Once a new bridge is constructed and operational, consideration should be given to the viability of converting the Navarre Causeway into a bicycle and pedestrian-only facility that can provide access to Navarre Beach and incorporate other types of activities, such as eco-tourism ventures and launch areas, blueway trailheads, and fishing piers.
Conceptual FDOT Rendering of Future US 98 and Navarre Causeway Intersection.
4-78 4.0 The Plan Heart of Navarre Character Area The Plan 4.0
The conceptual alignment of the future Community Access Road intersects SR 87, where intersection improvements are proposed to control traffic and provide safe bicycle and pedestrian crossings. The following is a summary of where pedestrian improvements are being proposed. ¡¡ US 98 and Navarre School Road ¡¡ US 98 at the Navarre Square entrance ¡¡ US 98 and Andorra Street ¡¡ SR 87 and Escola Street ¡¡ US 98 and Navarre Beach Causeway
New pedestrian crossings are recommended along US 98, SR 87 and the conceptual alignment of the future Community Access Road at the following locations: ¡¡ US 98 and SR 87 ¡¡ Conceptual alignment of the future Community ¡¡ US 98 and the Entertainment Commercial Access Road and Avenida de Sol District ¡¡ Conceptual alignment of the future Community ¡¡ US 98 and the Navarre Children’s Park Access Road and Andorra Street ¡¡ US 98 and Ortega Street ¡¡ Conceptual alignment of the future Community Access Road and Salamanca Street ¡¡ SR 87 and the conceptual alignment of the future Community Access Road ¡¡ Conceptual alignment of the future Community Access Road and Ortega Street ¡¡ SR 87 and Laredo Street
In addition to improvements that support the mobility of personal vehicles, a transit line is proposed along US 98-from the east to the Shoppes of Navarre-and also along the Navarre Causeway to Navarre Beach. In addition to serving visitors from parts east of the Heart of Navarre Character Area and District 4, a transit line can also connect the new resident population and visitors from developments within the Entertainment Commercial District and mixed-use districts with Navarre Beach.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-79 Heart of Navarre Character Area
Bicycle and Pedestrian Network
The bicycle and pedestrian network in the Heart of Navarre is comprised of sidewalks and multi-use paths. With the exception of SR 87, Avenida del Sol, portions of Andorra Street, Escola Street, and Las Vegas Trail, and areas of Harrington Drive and Corsica Boulevard adjacent to new divisions, there is no contiguous network of sidewalks in the Heart of Navarre. A striped bike path is shared with travel lanes along US 98 and SR 87, but these routes are frequently bisected by turning lanes and driveway access points that undermine user safety.
New sidewalks are proposed throughout the area to provide access to multiple routes and improve connectivity, more generally. New sidewalks will have a grid configuration, as proposed for the following streets. ¡¡ Navarre School Road ¡¡ Barrancas Street ¡¡ Trail along William’s Creek ¡¡ Escola Street ¡¡ Olivera Street between the conceptual alignment of the future ¡ ¡ ¡ Torres Street ¡ Laredo Street Community Access Road ¡¡ Las Vegas Trail ¡¡ Presidio Street and US 98 ¡¡ Salamanca Street ¡¡ Granada Street
These new sidewalks will connect to multi-use paths and provide access to community destinations in the Heart of Navarre Character Area. Improvements to the bike path along SR 87 are proposed to provide greater separation from vehicles using physical barriers. New multi-use paths are also located along the north side US 98, Andorra Street, and the conceptual alignment of the future Community Access Road.
There is an existing boardwalk along the Santa Rosa Sound which connects the Navarre Children’s Park on the west side of the Navarre Causeway with the property on the east side of the Causeway. To provide amenity and improve public shoreline access, an extension of the boardwalk is proposed from the Navarre Children’s Park west along the shoreline the Urban Transitional Mixed-Use District.
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Recreation and Open Space
There is one developed park facility in the Heart of Navarre Character Area–the Navarre Children’s Park–located at the southwest corner of the intersection of US 98 and the Navarre Causeway. This facility provides a range of community amenities, including play areas, splash pad, basketball courts, a butterfly house, fishing pier, pavilion, boardwalk, and seating areas.
There are two new parks in the Master Plan, including one urban park in the northeast corner of the intersection of US 98 and SR 87 and one community park at the northwest corner of the intersection of the conceptual alignment of the future Community Access Road and Avenida de Sol. These facilities are identified on Figure 4-15.
The urban park use is unique to the Urban Mixed-Use District. This use is intended to provide a centralized community gathering place for District 4, with a range of activities for all age groups. The urban park is intended to provide passive, leisurely activities among relaxing spaces and visual breaks from the built environment. Activities and amenities within the urban park should include seating areas, gathering places, water features, monuments, shade pavilions, grass lawns, trees, a community garden, dog park, and an amphitheater. Mobile food vendors can also provide added amenities for daily park visitors and during community events.
Example of Urban Parks with a range of facilities and activities.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-81 FIGURE 4-15. Heart of Navarre Recreation and Open Space Plan
4-82 4.0 Character Area Plans Heart of Navarre Character Area The Plan 4.0
The urban park is located at the eastern corner of the intersection of US 98 and SR 87. The park should be no smaller than 5 acres to accommodate the full range of community activities that are envisioned. To provide welcoming access to the surrounding residential neighborhood, identifiable pedestrian gateways should be incorporated into the urban park design, including for the adjacent Urban Transitional Mixed Use District to the east.
Parking will need to be provided to accommodate daily and peak user demand during community events and to ensure public parking does not spill over and become an issue for the surrounding residential neighborhood. Rather than one large surface parking lot, smaller surface parking lots should be dispersed throughout the periphery of the park to improve walkability and reduce the stormwater impact. Additionally, pervious materials should also be used to further reduce stormwater impacts.
Although more costly, a parking garage would reduce the amount of land area parking consumes, allowing for more park space for stormwater management. However, if a parking garage is developed, it should be designed to blend with the scale of surrounding development to reduce the visual impact.
The proposed community park is connected to the bicycle and pedestrian network, via the multi-use path on the conceptual alignment of the future Community Access Road. The path can also serve as a linear recreational facility for bicycling, jogging, and walking.
Example of Urban Parks with a range of facilities and activities.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-83 4-84 Holley Character Area The Plan 4.0
Overview
The Holley Character Area captures approximately 2,000 acres in the northernmost portion of District 4. It is generally bounded by Eglin Air Force Base to the north and east and by East Bay to the south and west. The Bay geographically separates the character area from the rest of District 4.
Holley is characterized by low density single family residential development, with a concentration of agricultural uses in the northern portion east of SR 87 and industrial uses in the eastern portion north of SR 87. The primary transportation corridor is SR 87, which has small pockets of commercial development adjacent to it.
Land Use Plan Table 4-8. Holley Land Use Districts There are eight land use districts in the Holley Percent of Land Use District Acres Character Area. Low Density Residential, Agriculture total area and Industrial / Utilities Districts are the largest. Agriculture 328 16% A mixed-use village is proposed along SR 87 to Low Density Residential 1,321 65% complement the commercial uses in Holley. The Medium-High Density 3 <1% industrial area in the eastern portion primarily Residential consists of land excavation activities and is among Urban Village Mixed Use 38 2% the largest Industrial districts in District 4. Commercial / Employment 49 2% Table 4-8 lists the total acreage of each land use Industrial / Utilities 261 3% district and the percentage of the character area that Park Parks & Recreation 3 <1% acreage constitutes. Land use districts in Holley are Open Space 20 1% shown on Figure 4-16. Total 2,023 100%
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-85 FIGURE 4-16. Holley Land Use Plan
4-86 4.0 The Plan Holley Character Area The Plan 4.0
Agriculture District
The Agriculture District supports low density residential development. This district is predominantly on the east side of SR 87, north of Forester Road. There are also two parcels within the Agriculture District west of SR 87, along Nelson Street.
The Agriculture District comprises 328 acres or 16 percent of the land within the Holley Character Area.
The development standards for the Agriculture District are as follows.
Development Standards Density 1 dwelling unit per 5 acres Intensity N/A Uses ¡¡ Detached single-family ¡¡ Group homes of 6 or ¡¡ Accessory uses and homes fewer structures related to ¡¡ Mobile homes agriculture
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-87 Holley Character Area
Low Density Residential District
The Low Density Residential District supports single-family residential development, community parks, and group homes. This is the largest district in the Holley Character Area, comprising 1,321 acres or 65 percent of the total land area in Holley. This land use is mostly concentrated west and south of SR 87. Existing Low Density Residential development is located between Nelson Street and Holley Point Road.
The development standards for Low Density Residential District are below.
Development Standards Density 1 to 4 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Group homes ¡¡ Accessory uses and homes ¡¡ Community parks structures
4-88 4.0 The Plan Holley Character Area The Plan 4.0
Medium-High Density Residential District
The Medium-High Density Residential District supports residential development ranging from single-family detached units to attached multi-family units. There are three acres, or less than one percent of the total character area, designated Medium-High Density Residential.
The Medium-High Density Residential District is located in three areas: between SR 87 and Holley Point Road, at the corner of Nelda Road and River Road, and within the industrial area on River Road. Uses within the Medium-High Density Residential District include lower density uses, such as single-family residential dwellings and duplexes, as well as multi-family residential structures, such as condominiums, garden apartments, and apartment complexes.
The development standards for the Medium-High Density Residential District follow.
Development Standards Density Maximum 18 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Cluster homes ¡¡ Accessory uses and homes ¡¡ Multi-family residential structures ¡¡ Duplexes units ¡¡ Group homes
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-89 Holley Character Area
Urban Village Mixed Use District
The Urban Village Mixed Use District is centrally located in the Holley Character Area along SR 87. This district creates a small-scale village center, primarily for residents north of East Bay and the East Bay River. This area currently consists in mostly rural development, with a central Tom Thumb convenience store and Shell Gas Station, a few scattered single-family residential homes, and a church. Abutting this district on the north side of SR 87 is the new Heritage Oaks single-family residential subdivision. This district will mostly have one- to two-story structures housing locally-owned shops. Fresh produce from area farms will be available. The Urban Village Mixed Use District comprises 38 acres, or two percent of the total land area in Holley.
The development standards for the Urban Village Mixed Use District are as follows.
Development Standards Density 12 dwelling units per acre Intensity 0.20 FAR Building Height 60 feet Maximum Parcel Coverage 85% Maximum Impervious Area 75% Uses ¡¡ Duplexes ¡¡ Multifamily residential ¡¡ Neighborhood-serving ¡¡ Townhomes ¡¡ Accessory uses and commercial ¡¡ Live-work residential structures ¡¡ Accessory uses and units ¡¡ Restaurants structures
4-90 4.0 The Plan Holley Character Area The Plan 4.0
The Urban Village Mixed Use District is intended to allow developers flexibility in creating a desirable and marketable mix of uses, with an emphasis on the public realm. To promote a pedestrian environment, features such as public plazas that encourage the congregation of people, wider sidewalks to accommodate activity spaces, outdoor seating as part of the public realm, and development of commercial establishments such as restaurants, convenience retail, and personal services are important. Public infrastructure should include lighting, seating, and landscaping to encourage pedestrian activity.
Because site design is critical to a successful pedestrian environment, many of the standards in Chapter 5 – Design Guidelines are applicable to this district. Additional development standards should be considered for reduced building setbacks and parking in the rear of buildings to encourage shared use of the street environment for both pedestrians and vehicles.
Examples of urban village mixed-use pedestrian-oriented and pedestrian-scale development.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-91 Holley Character Area
Commercial / Employment District
The Commercial / Employment District supports all uses that are commercial in nature and provide employment opportunities for District 4. In Holley, Commercial / Employment District land is scattered along SR 87. This district comprises 49 acres, or two percent of the total land area in the Holley Character Area. The commerce and employment opportunities that currently exist include retail and food services (restaurants), as well as some personal services. Along SR 87, between Five Forks Road and River Road, there are some forested vacant properties within the Commercial / Employment District that provide opportunities for future development. Land uses that would be included in this district include retail stores, neighborhood-serving commercial uses such banks, personal and professional services, and professional offices, as well as business parks and medical facilities.
The development standards for the Commercial / Employment District are presented below.
Development Standards Density N/A Intensity Maximum 1.0 FAR Uses ¡¡ Retail shops ¡¡ Business parks ¡¡ Hotels and motels ¡¡ Restaurant ¡¡ Neighborhood-serving ¡¡ Accessory uses and ¡¡ Professional and commercial structures personal services ¡¡ Medical related ¡¡ Professional offices facilities
4-92 4.0 The Plan Holley Character Area The Plan 4.0
Industrial / Utilities District
The Industrial / Utilities District supports industrial uses such as manufacturing and warehousing, as well as public and private utilities. In total, the Industrial / Utilities District comprises 261, acres or 13 percent of the total land area in the Holley Character Area. Industrial uses are located on north side of SR 87 along Five Forks Road and River Road and include a construction excavation site. An additional parcel within this district is located on the south side of SR 87 between Holley Point Road and Grady Tolbert Road and is currently developed as a warehousing business.
The development standards for the Industrial / Utilities District are listed below.
Development Standards Density One (1) dwelling unit for security purposes Intensity N/A Uses ¡¡ Utilities Development ¡¡ Truck or bus terminal ¡¡ Manufacturing ¡¡ Alternative energy facilities ¡¡ Fabrication development ¡¡ Salvage yards ¡¡ Assembly ¡¡ Vehicular Service and ¡¡ Accessory uses and ¡¡ Research and Maintenance structures
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-93 Holley Character Area
Parks and Recreation District
The Parks and Recreation District supports active and / or passive recreational uses. Passive uses well-suited are for areas that are to be conserved or protected, such as estuarine areas and cemeteries that allow only limited public access and use. Active uses include recreational uses in which participants are actively engaged in an activity or are spectators for such activity.
Within Holley, the Parks and Recreation District comprises one parcel located on the north side of SR 87 on Bob Tolbert Road. It has been redeveloped into the Holley Ball Park. This parcel comprises three acres, or less than one percent of the land in the Holley Character Area. The Holley Ball Park is the only public recreation facility in Holley.
The development standards for the Parks and Recreation District are as follows.
Development Standards Density N/A Intensity N/A Uses ¡¡ Ball courts ¡¡ County Club ¡¡ Public park ¡¡ Ball fields ¡¡ Golf course ¡¡ Swimming pool ¡¡ Boat dock ¡¡ Open space ¡¡ Cemeteries ¡¡ Paths / Trails
Open Space District
The Open Space District consists of undeveloped natural areas suitable for conservation or other low impact uses. These areas may be publicly owned or privately owned with a deed restriction limiting the type of development that can occur on a specific parcel. Although there is much undeveloped land in Holley, most of these properties are within the Low Density Residential District or other districts discussed in this section. The Open Space District accounts for roughly 20 acres, or one percent of the land area in the Holley Character Area. The land within the Open Space District is located east of Turquoise Drive along Poplar Creek and south of SR 87 on Cloptons Circle.
4-94 4.0 The Plan Holley Character Area The Plan 4.0
Transportation
Transportation concerns and opportunities in the Holley Character Area focus on three main components: the continued utilization of SR 87 to as a regional connector and spur of future economic growth, the improvement of bicycle and pedestrian circulation along SR 87, and the construction of a new pedestrian crosswalk across SR 87 in the Urban Village Mixed Use District. Transportation in the Holley Character Area in anchored by SR 87, which serves as the primary transportation route, supplemented by local roads. Existing pedestrian and bicycle facilities generally follow the alignment of SR 87, providing multi-modal connectivity along the corridor. The transportation network in Holley is shown on Figure 4-17 and includes the roadway and the bicycle and pedestrian networks and improvements that comprise a complete and safe travel environment.
Roadway Network
The existing roadway network in Holley is centered on the SR 87 corridor, which bisects the character area. There are various roadways that connect to the highway, providing both local and regional connectivity. There are siz primary roadways in the Holley Character Areathat connect to SR 87.
¡¡ Gordon Evans Road ¡¡ Holley Point Road ¡¡ Nelson Street ¡¡ Wells Beach Road ¡¡ Main Street ¡¡ River Road
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-95 FIGURE 4-17. Holley Transportation Plan
4-96 4.0 The Plan Holley Character Area The Plan 4.0
Bicycle and Pedestrian Network
There is an existing sidewalk on both sides of SR 87 throughout Holley. At the north end of the character area, the sidewalk loops onto Burton Circle and George Lane. There are no other sidewalks in this character area. Because the local roads are relatively rural with infrequent vehicle traffic and a posted speed limit of 20 MPH, bicycle and pedestrian travel on neighborhood roads is safely accommodated.
There is an existing striped bicycle lane that extends the entirety of SR 87 on both sides of the highway. This bicycle lane has been identified as needing enhancements to increase safety and accommodate a multi-use path that would facilitate access and use. Shared use of Nelson Street by car and bicyclist.
There are no pedestrian crossings across SR 87 in the Holley Character Area. A new pedestrian crossing is proposed on US 87 between Grady Tolbert Road and Nelson Street. The new pedestrian crossing will provide access to both sides of SR 87 at the center of the Urban Village Mixed Use District to promote enhanced safe pedestrian circulation.
Parks and Recreation
The Holley Ball Park is the only park and recreation facility in Holley. The park covers approximately three acres and consists of a baseball field and jungle gym. Expansion of the park is proposed in order to accommodate additional recreational opportunities. The recreational facilities in the character area are shown on Figure 4-18.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-97 FIGURE 4-18. Holley Recreation and Open Space Plan
4-98 4.0 The Plan Holley by the Sea Character Area The Plan 4.0
Overview
The Holley by the Sea Character Area includes 3,285 acres along the western boundary of District 4. The area is generally bounded by the District 4 boundary to the west, Citrus Drive / Alfred Boulevard to the east, the East Bay to the north, and US 98 to the south. The Holley by the Sea Character Area is characterized by existing single-family residential neighborhoods and non-residential land uses along US 98. At the north end of Holley by the Sea is a P.G.A. golf-course designed around a single-family residential subdivision. Several subdivisions within this character area are part of the Holley by the Sea Improvement Association that maintains common areas and recreational amenities for its resident members.
Wetlands are the predominant natural resource in the central portion of Holley by the Sea, overlaid with single-family residential development. Large sections of these wetlands are owned by the Holley by the Sea Improvement Association.
Land Use Plan Table 4-9. Holley by the Sea Land Use Districts Percent of Land Use District Acres Land use in the Holley by the Sea Character Area total area is mostly comprised of single-family residential Low Density Residential 3,153 95% subdivisions, with limited multi-family residential at Medium Density 6 <1% the northern and southern extents along US 98 and Residential on isolated parcels north of East Bay Boulevard. Medium-High Density 30 1% Mixed residential and commercial uses, commercial Residential uses, and Institutional uses are located along the Urban Village Mixed-Use 31 1% District northern side of US 98. Urban Village Transitional 15 <1% Mixed-District The land use districts for the Holley by the Sea Character Area are shown on Figure 4-19. Table 4-9 Commercial / Employment 5 <1% lists the total acreage that is captured in each district, Institutional 37 1% as well as the percentage of the character area that Open Space 8 <1% acreage comprises. Total 3,285 100%
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-99 FIGURE 4-19. Holley by the Sea Land Use Plan
4-100 4.0 The Plan Holley by the Sea Character Area The Plan 4.0
The following is an explanation of the land use districts within the Holley by the Sea Character Area, including the land uses, location, and development standards for each district.
Low Density Residential District
The Low Density Residential District supports single-family residential development. This is the predominant district in the Holley by the Sea Character Area, comprising 3,153 acres, or 95 percent of the total land area within this character area. This land use district accounts for most of the land area north of US 98. The uses within this district include detached single-family residential homes, group homes, community parks, and accessory uses and structures.
The development standards for the Low Density Residential District follow.
Development Standards Density 1 to 4 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Group homes ¡¡ Accessory uses and homes ¡¡ Community parks structures
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-101 Holley by the Sea Character Area
Medium Density Residential District
The Medium Density Residential District supports residential development ranging from single-family detached units to different kinds of multi-family residences. This land use district comprises six acres north of US 98 between the Urban Village Mixed-Use and Institutional districts.
Specific uses within the Medium Density Residential District include single-family detached homes and higher density residential uses such as cluster homes, duplexes, triplexes, group homes, and accessory uses and structures.
The development standards for Medium Density Residential are as follows.
Development Standards Density Maximum 10 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Duplexes ¡¡ Accessory uses and residential ¡¡ Triplexes structures ¡¡ Cluster homes ¡¡ Group homes
4-102 4.0 The Plan Holley by the Sea Character Area The Plan 4.0
Medium-High Density Residential District
The Medium-High Density Residential District supports residential development ranging from single-family detached units to attached multi-family units. This district is located along the north side of US 98 between the western District 4 boundary and Sunrise Drive. The Medium-High Density Residential District provides a buffer between US 98 and the single-family residential subdivision to the north.
The uses within the Medium-High Density Residential District include lower density uses, such as single-family residential dwellings and duplexes, as well as multi-family residential structures, such as condominiums, garden apartments, and apartment complexes.
The development standards for Medium-High Density Residential follow.
Development Standards Density Maximum 18 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Cluster homes ¡¡ Group homes homes ¡¡ Multi-family residential ¡¡ Accessory uses and ¡¡ Duplexes units structures
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-103 Holley by the Sea Character Area
Urban Village Mixed-Use – Holley by the Sea District
The Urban Village Mixed-Use – Holley by the Sea District is located along the north side of US 98 between Sunrise Drive and Serosa Drive. This district supports an area of neighborhood serving commercial area along US 98. This area currently consists in a variety of free-standing commercial businesses, including a fast food restaurant, a dance studio, a veterinary clinic, an auto yard, and a self-storage business. There are also two large undeveloped lots.
Development Standards Density 14 dwelling units per acre Intensity 0.2 FAR Uses ¡¡ Retail shops ¡¡ Professional offices ¡¡ Townhomes ¡¡ Restaurants ¡¡ Neighborhood-serving ¡¡ Bed & Breakfast ¡¡ Professional and commercial ¡¡ Accessory uses and personal services ¡¡ Multifamily residential structures
Examples of urban village mixed-use pedestrian-oriented and pedestrian-scale development.
4-104 4.0 The Plan Holley by the Sea Character Area The Plan 4.0
Urban Village Transitional Mixed-Use – Holley by the Sea District
The Urban Village Transitional Mixed-Use – Holley by the Sea District is located along the north side of US 98, west of the Mixed-Use District. This district comprises 15 acres, or less than one percent of the total land area within the Holley by the Sea Character Area and provides additional residential density to support the commercial uses in the adjacent Urban Village Mixed-Use – Holley by the Sea District. It also serves as a transition from the higher intensity urban development to the surrounding adjacent single-family residential neighborhoods.
Development Standards Density 12 dwelling units per acre Intensity 0.1 FAR Uses ¡¡ Live-work residential ¡¡ Accessory uses and units structures ¡¡ Multifamily residential ¡¡ Duplexes ¡¡ Townhomes
Examples of urban village transitional mixed-use development.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-105 Holley by the Sea Character Area
Commercial / Employment District
Commercial / Employment districts support all uses that are commercial in nature and can provide employment opportunities for District 4. A small Commercial / Employment District is planned north of US 98 and comprises five acres or less than one percent of the Holley by the Sea Character Area.
Land uses that are supported within the Commercial / Employment District include retail stores, restaurants, and hotels, neighborhood-serving commercial uses, such as banks, personal and professional services, and professional offices, as well as business parks and medical facilities.
The development standards for Commercial / Employment are presented below.
Development Standards Density N/A Intensity 1.0 FAR Uses ¡¡ Retail shops ¡¡ Business parks ¡¡ Hotels and motels ¡¡ Restaurants ¡¡ Neighborhood-serving ¡¡ Government facilities ¡¡ Professional and commercial ¡¡ Accessory uses and personal services ¡¡ Medical related structures ¡¡ Professional offices facilities
4-106 4.0 The Plan Holley by the Sea Character Area The Plan 4.0
Institutional District
The Institutional District supports educational uses that serve the community and can be public or private. This district comprises 37 acres or 1 percent of the total land area in the Holley by the Sea Character Area. The 37 acres designated Institutional is a single parcel and the site of the West Navarre Intermediate School.
The development standards for the Institutional District follow.
Development Standards Density N/A Intensity N/A Uses ¡¡ Educational institutions, public or private
Open Space District
The Open Space District consists of undeveloped natural areas suitable for conservation or other low impact uses. These areas may be publicly owned or privately owned with a deed restriction limiting the type of development that can occur on a specific parcel. There are several small scattered areas comprising the Open Space District in the Holley by the Sea Character Area, accounting for a total of eight acres, or less than one percent of the total land in this character area.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-107 Holley by the Sea Character Area
Transportation
Transportation in the Holley by the Sea Character Area was developed to maximize connectivity between land uses and destinations in the community. Transportation development in the Holley by the Sea Character Area focuses on two main components: connecting Edgewood Drive to the conceptual alignment of the future Community Access Road to provide vehicular cross-connectivity between Holley by the Sea and District 4. The connection would also provide a cohesive network for bicycles and pedestrians throughout the Holley by the Sea Character Area, allowing access to key destinations in a safe and secure travel environment. The transportation network in the Holley by the Sea Character Area is shown on Figure 4-20 and includes the roadway and the bicycle and pedestrian networks and improvements needed to achieve a complete and safe transportation system.
Roadway Network
The roadway network in Holley by the Sea comprises four primary roadways: US 98, which runs east-west at the southern end of the character area; East Bay Boulevard, which runs east-west at the northern end of the character area; Edgewood Drive running north-south and the western boundary of the character area; and the conceptual alignment of the future Community Access Road. Because of the pattern of development in Holley by the Sea and the wetlands in the central portion of this character area, only Edgewood Drive provides direct access to East Bay Boulevard and, in turn, to US 98. Several local roads provide access directly to East Bay Boulevard, Edgewood Drive, US 98 and the conceptual alignment of the future Community Access Road.
One of the challenges to improving traffic flow along US 98 is the number of individual access points to developments along the roadway which contributes to the slowing of traffic as vehicles depart or enter the developments. The consolidation of access points through shared driveways can improve traffic flow and safety.
To facilitate major connections throughout Holley by the Sea without utilizing US 98, a new Community Access Road is proposed and a conceptual alignment is shown on the Holley by the Sea Character Area Transportation Map.
4-108 4.0 The Plan FIGURE 4-20. Holley by the Sea Transportation Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-109 Holley by the Sea Character Area
Intersection improvements along US 98 and other primary roadways are also part of the transportation plan for Holley by the Sea. Two new signalized intersections are proposed at Edgewood Drive and the conceptual alignment of the future Community Access Road and at Edgewood Drive and East Bay Boulevard. The latter intersection will become increasingly important once the proposed school is constructed west of District 4 on East Bay Boulevard.
Two new traffic-calming roundabouts are also proposed at the intersections of the conceptual alignment of the future Community Access Road at Sunrise Drive and at Citrus Drive. Pedestrian crossing improvements at existing intersections include US 98 at Edgewood Drive and US 98 at Sunrise Drive.
New pedestrian crossings are proposed at several traffic intersections:
¡¡ Edgewood Drive at East Bay Boulevard (in conjunction with the new signalized intersection)
¡¡ Edgewood Drive at Leisure Street (in conjunction with the new signalized intersection)
¡¡ East Bay Boulevard at Via Conquistadores
¡¡ East Bay Boulevard at P.G.A. Boulevard
¡¡ Conceptual alignment of the future Community Access Road at Sunrise Drive (in conjunction with the new traffic calming roundabout)
¡¡ Conceptual alignment of the future Community Access Road at Basswood Drive
¡¡ Conceptual alignment of the future Community Access Road at Citrus Drive (in conjunction with the new traffic calming roundabout)
A new community gateway is proposed at the western end of District 4 on US 98 to provide a visual cue to travelers that they have arrived. The gateway comprises signage, lighting, and landscaping to provide a cohesive, branded entry to District 4.
4-110 4.0 The Plan Holley by the Sea Character Area The Plan 4.0
A new park and ride surface parking lot facility is proposed at the intersection of US 98, just east of Sunrise Drive on the north side of US 98. This location is strategic since it is within the Urban Village Mixed-Use District where commercial services can be accessed by commuters. The park and ride provides an opportunity for residents employed outside District 4 to rideshare, which can reduce the number of vehicles on US 98. This facility should be designed with open-sided, covered parking that will shade drivers and encourage day-time usage. The roof of the covered parking structure can be developed as a green roof or solar collector to power the lighting at the facility.
Bicycle and Pedestrian Network
The bicycle and pedestrian network in Holley by the Sea comprises sidewalks and multi-use paths. There is no existing sidewalk network in Holley by the Sea, only a sidewalk running north from US 98 up Sunrise Drive to Valley Road and a small segment running south from East Bay Boulevard on P.G.A. Boulevard. The sidewalk on Sunrise Drive is a striped portion of the roadway pavement that is separated from vehicular traffic by flexible delineators in some places. Because there is an overall lack of pedestrian connectivity to major roadways and destinations, such as parks and commercial areas, new sidewalks are proposed throughout the Holley by the Sea Character Area to create a connected network. New sidewalks are proposed on the following streets:
¡¡ Desoto Road ¡¡ Sherwood Drive ¡¡ Masters Road ¡¡ Codell Street ¡¡ Cove Road ¡¡ PGA Boulevard ¡¡ Bellingham Street ¡¡ Basswood Drive ¡¡ Summit Drive
These new sidewalks will connect to multi-use paths that are proposed along US 98, Edgewood Drive, and the conceptual alignment of the future Community Access Road. In addition, there is a gap in the existing multi-use path on East Bay Boulevard. Improvements to fill in this gap will be necessary to provide a complete network.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-111 Holley by the Sea Character Area
Recreation and Open Space
There are three new community parks connected by new sidewalks and multi-use paths within the Holley by the Sea Character Area. The first is a community park located on the western boundary of Holley by the Sea, south of East Bay Boulevard and west of Edgewood Drive. A second new community park is located in the vicinity of Cove Road and Summit Drive. A third new community park is located in the vicinity of Gandy Drive and Holley Drive. These recreational facilities are shown on Figure 4-21. It is important to note that parcels may be owned by the Holley by the Sea Improvement Association and park development will need to be coordinated with Santa Rosa County.
The proposed community park near the intersection of East Bay Boulevard and Edgewood Drive is connected to the bicycle and pedestrian network via a multi-use path, which can also serve as a linear recreation facility for bicycling, jogging, and walking.
4-112 4.0 The Plan FIGURE 4-21. Holley by the Sea Recreation and Open Space Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-113 4-114 Navarre Beach Character Area The Plan 4.0
Overview
Navarre Beach is part of the Emerald Coast−one-hundred miles of beaches, islands and peninsulas stretching from Pensacola to the west to Panama City Beach to the east. It is the southernmost part of District 4 and geographically separated from the rest of the District by the Santa Rosa Sound. Navarre Beach consists of a four-mile section of Santa Rosa Island, which is a barrier island that separates mainland Santa Rosa County from the Gulf of Mexico. The island serves as a significant regional tourist destination, with increasing numbers drawn to its laid-back family atmosphere. Because of the few commercial amenities on Navarre Beach, the Navarre Beach Character Area development plan fosters expansion of the beach as a vibrant and diverse activity center focused on tourism and related commercial uses.
The Navarre Beach Character Area forms the southern limit of the Santa Rosa Sound, and access to the remainder of District 4 is via the Navarre Beach Causeway near the center of Navarre Beach. Navarre Beach is bound to the north by the Santa Rosa Sound, to the south by the Gulf of Mexico, to the east by Eglin Air Force Base property, and to the west by Gulf Islands National Seashore. The part of the island owned by the military is used for testing and training and is not accessible to the public.
Navarre Beach is characterized different densities of residential developments, parks and recreation areas, commercial, and open space.
Lease Ownership and Provisions
The United States government controls the sections of Santa Rosa Island immediately east and west of Navarre Beach. Escambia County had owned and controlled Navarre Beach upon acquiring it from the federal government following World War II. In 1956, Santa Rosa County executed a lease with Escambia County to, among other things, administer the area and issue leases to private interests for development purposes. In 1991, Santa Rosa County acquired jurisdiction over Navarre Beach, pursuant to an Act of the Florida Legislature.
Individual parcels are still available for development and use by private interests through leases with Santa Rosa County. Each lease is individually negotiated between the County government and the developer or lessee
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-115 Navarre Beach Character Area
and may differ with reference to the initial lease purchase fee, yearly lease payments, required infrastructure improvements impact fees, lease transfer fees, and other terms and conditions. In general, the initial purchase fee is equal to the market value of the land and is paid prior to development. Annual payments are either fixed or calculated at a variable rate and paid after the construction is complete.
Because all of the land on Navarre Beach is publicly owned, development occurs through the transfer of long- term leaseholds to individual lessees. All leases are negotiated and approved by the Santa Rosa County Board of County Commissioners (BOCC). Currently, there are approximately 2,000 leases in effect, accounting for approximately 341 acres, or 56 percent of the land area of Navarre Beach.
Table 4-10. Navarre Beach Land Use Districts Land Use Plan Percent of Land Use District Acres Navarre Beach has been developed as a beach resort area featuring single- total area and multi-family residential units, condominiums, a hotel and a few supportive Low Density Residential 99 15% commercial businesses. Because Navarre Beach has historically been allowed the Medium Density 113 17% highest densities within District 4, development has produced residential towers Residential clustered along the beach. These towers serve as visual landmarks and are the Medium-High Density 11 2% most prominent landscape feature of District 4. Residential High-Density Residential 39 6% There are ten land use districts in the Navarre Beach Character Area, the largest Mixed-Residential & 17 2% being the Parks and Recreation District, followed by the Open Space District, Commercial Medium Density Residential District, and Low Density Residential District. Other Entertainment 30 4% districts include a mix of additional residential, as well as commercial and industrial Commercial uses. Land use in the Navarre Beach is intended to provide a diverse mix of Commercial / Employment 31 5% residential land uses, including single-family residential, multi-family residential, Utilities (Navarre Beach) 18 3% condominiums and townhouses (attached single-family residential), as well Park Parks & Recreation 189 29% as transient accommodations for visitors, such as hotels, motels, resorts and Open Space 113 17% commercial uses. Total 659 100% The land use districts for Navarre Beach are shown on Figure 4-22. Table 4-10 lists the total acres and percent of acres for each land use district found in this character area.
4-116 4.0 The Plan FIGURE 4-22. Navarre Beach Land Use Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-117 Navarre Beach Character Area
The following is an explanation of the land use districts within the Navarre Beach Character Area, including the land uses, location, and development standards for each district.
Low Density Residential District
The Low Density Residential District supports single-family residential development. This is the second largest residential land use designation in terms of acreage in Navarre Beach and comprises 99 acres, or 15 percent of the total land area within Navarre Beach. It is located on the north and south sides of Gulf Boulevard, in the western portion of the character area. Uses in the Low Density Residential District include detached single- family residential homes and associated accessory structures, as well as group homes and community parks.
The development standards for the Low Density Residential District are as follows.
Development Standards Density 1 to 4 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Group home ¡¡ Accessory uses and homes ¡¡ Community Parks structures
4-118 4.0 The Plan Navarre Beach Character Area The Plan 4.0
Medium Density Residential District
The Medium Density Residential District supports residential development ranging from single-family detached units to different types of multi-family residences. This district comprises 113 acres, or 17 percent of the total land area within the Navarre Beach Character Area. It is primarily located on the northern side of the character area, facing the Santa Rosa Sound. Uses within the Medium Density Residential District include detached single-family homes and higher density residential uses, such as cluster homes, duplexes, triplexes, group homes, as well as accessory uses and structures.
The development standards for the Medium Density Residential District follows.
Development Standards Density Maximum 10 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Duplexes ¡¡ Accessory uses and homes ¡¡ Triplexes structures ¡¡ Cluster homes ¡¡ Group homes
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-119 Navarre Beach Character Area
Medium-High Density Residential District
The Medium-High Density Residential District supports residential development ranging from single-family detached units to attached multi-family units. The district comprises 11 acres, or two percent of the total land area within the Navarre Beach Character Area. The district is located in one area along the south side of Gulf Boulevard, facing the Gulf of Mexico. The uses within the Medium-High Density Residential District include detached single-family residential dwellings, duplexes, and other multi-family residential structures, such as condominiums, garden apartments, and apartment complexes.
The development standards for the Medium-High Density Residential District are below.
Development Standards Density Maximum 18 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Cluster homes ¡¡ Group homes homes ¡¡ Multi-family residential ¡¡ Accessory uses and ¡¡ Duplexes units structures
4-120 4.0 The Plan Navarre Beach Character Area The Plan 4.0
High Density Residential District
The High Density Residential District supports residential development ranging from single-family residential dwellings to multi-family residential dwellings, such as condominiums and apartment complexes. The district comprises 39 acres, or six percent of the total land area within the Navarre Beach Character Area. This acreage is on Gulf Boulevard, between SR 99 and Arkansas Street. The uses within the High Density Residential District include the same uses as the Medium-High Residential District but at higher densities.
The development standards for the High Density Residential District are presented below.
Development Standards Density Maximum 30 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Group homes ¡¡ Cluster homes homes ¡¡ Multi-family residential ¡¡ Accessory uses and ¡¡ Duplexes units structures
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-121 Navarre Beach Character Area
Mixed Residential and Commercial District
The Mixed Residential and Commercial District supports residential and commercial uses intermixed on adjacent parcels. The mixed distribution encourages integration of residential and commercial uses. Unlike the Mixed-Use districts, residential and commercial uses are not collocated on a single parcel.
This district includes 17 acres, or two percent of the total land area within the Navarre Beach Character Area and comprises in one area south of Gulf Boulevard and west of the Navarre Beach Causeway. This area is immediately adjacent to High Density Residential areas and Commercial / Employment District parcels.
The development standards for the Mixed Residential and Commercial District are as follows.
Development Standards Density Maximum 18 dwelling units per acre Intensity 0.1 FAR Uses ¡¡ Detached single-family ¡¡ Multi-family residential ¡¡ Professional offices homes units ¡¡ Neighborhood-serving ¡¡ Cluster homes ¡¡ Retail shops commercial ¡¡ Duplexes ¡¡ Restaurant ¡¡ Hotels and motels ¡¡ Group homes ¡¡ Professional and ¡¡ Accessory uses and personal services structures
4-122 4.0 The Plan Navarre Beach Character Area The Plan 4.0
Entertainment Commercial District
The Entertainment Commercial District is located along the north side of Gulf Boulevard between the Navarre Beach water and sewer facility and Paradise Pint Drive. It comprises 30 acres, or four percent of the total land area in the Navarre Beach Character Area. This District is a high-intensity commercial node that concentrates entertainment uses in a single complex, or in close in close proximity in order to create a centralized entertainment activity hub. Clustering commercial entertainment uses together in a pedestrian-oriented environment with plazas and amenities such as seating, lighting, and landscaping will provide an inviting environment that attract Navarre Beach residents, as well as residents and visitors from other areas of District 4 and from outside Santa Rosa County. The anchor for this district is the proposed Discovery Center– a publicly accessible destination venue that promotes awareness and conservation of coastal Florida marine ecosystems through teaching stations, boardwalks, an outdoor event area, discovery pavilion, freshwater pond habitat, outdoor amphitheater, seasonal kiosks sky gazer platform, intertidal exploration areas, marine station pier, near shore habitat research area, and a kayak outpost. As the anchor, the Discovery Center design should become the basis for future publicly funded structures on Navarre Beach to maintain a cohesive character.
The development standards for the Entertainment Commercial District are presented below.
Development Standards Density N/A Intensity 0.3 FAR Building Height 100 feet Maximum Parcel Coverage 85% Maximum Impervious Area 75% Uses ¡¡ Open-air markets ¡¡ Breweries and ¡¡ Hotels and motels ¡¡ Boutique restaurants distilleries ¡¡ Accessory uses and and eateries ¡¡ Cinemas structures ¡¡ Bars ¡¡ Attractions
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-123 Navarre Beach Character Area
Examples of Entertainment Commercial Districts in Monterey Ba, CA, Biloxi, MS and Venice Beach, FL.
Source: Rhinopias, Wikimedia Commons
Source: Yelp Source: Sharky’s on the Pier
4-124 4.0 The Plan Navarre Beach Character Area The Plan 4.0
Commercial / Employment District
Commercial / Employment Districts support all uses that are commercial in nature and can provide employment opportunities for District 4. Commercial / Employment uses are planned for scattered locations along the north and south side of Gulf Boulevard in the central portion of Navarre Beach. There are 31 acres, or five percent of the total land area in Navarre Beach within this Commercial / Employment District.
The land uses within the Commercial / Employment District include retail stores, restaurants, hotels, neighborhood-serving commercial uses, such banks, personal and professional services, and professional offices.
The development standards the for Commercial / Employment District are as follows.
Development Standards Density N/A Intensity Maximum 1.0 FAR Uses ¡¡ Retail shops ¡¡ Business parks ¡¡ Restaurant ¡¡ Neighborhood-serving ¡¡ Professional and commercial personal services ¡¡ Hotels and motels ¡¡ Professional offices
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-125 Navarre Beach Character Area
Utilities District
The Utilities District supports public utility and service structures and is located in the central portion of Navarre Beach on the north side of Gulf Boulevard. The Navarre Beach Water and Sewer waste treatment plant is located on this parcel. In total, the Utilities District comprises 18 acres, or three percent of the total land area in the Navarre Beach Character Area.
The development standards for the Utilities District are as follows:
Development Standards Density One (1) dwelling unit for security purposes Intensity N/A Uses ¡¡ Public utility and ¡¡ Public parks and ¡¡ Buildings used service structures recreational areas exclusively by including but not federal, state or local limited to water, sewer, government for public file and police uses uses
4-126 4.0 The Plan Navarre Beach Character Area The Plan 4.0
Parks and Recreation District
The Parks and Recreation District supports active and / or passive recreational uses. Passive uses are well-suited to areas that are to be conserved or protected, such as estuarine areas and cemeteries that allow limited public access and use. Active uses include recreational uses in which participants are actively engaged in an activity or are spectators of such activity. The Parks and Recreation District comprises 189 acres, or 24 percent of the total land area within Navarre Beach. This area includes the beach dunes along the southern side of Navarre Beach from Arkansas Street to the western boundary of District 4 and at the intersection of Gulf Boulevard and the Navarre Causeway, which includes the Navarre Beach Pier, Navarre Beach Marine Park, and Sound Side Park.
The development standards for the Parks and Recreation District below.
Development Standards: Density N/A Intensity N/A Uses ¡¡ Ball courts ¡¡ Golf course ¡¡ Swimming pool ¡¡ Ball fields ¡¡ Open space ¡¡ Track and field facilities ¡¡ Boat dock ¡¡ Paths / Trails ¡¡ Walkways ¡¡ County Club ¡¡ Public park
Open Space District
The Open Space District consists of undeveloped natural areas suitable for conservation or other low impact uses. These areas may be publicly owned or privately owned with a deed restriction limiting the type of development that can occur on a specific parcel. There are two major Open Space Districts which comprise sand dunes along the north side of White Sands Boulevard, as well as other smaller scattered shoreline sites with sand dunes. These areas comprise 113 acres, or 17 percent of the total land area of the Navarre Beach Character Area.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-127 Navarre Beach Character Area
Transportation
Transportation planning in the Navarre Beach Character Area focuses on three main components: Gulf Boulevard, the Navarre Beach Causeway and the connectivity it provides for vehicles and bicyclists traveling to and from the rest of District 4, and a bicycle and pedestrian network linking residential areas to various destinations. The transportation network in Navarre Beach is shown on Figure 4-29 and includes the vehicle, bicycle, and pedestrian networks and improvements tthat constitute a complete and safe transportation network.
Roadway Network
The roadway network in Navarre Beach follows the linear east-west geography of Santa Rosa Island and the primary access point to Navarre Beach from the Navarre Causeway as illustrated on Figure 4-23.
There are few roads in Navarre Beach due to its linear geography. The most sginificant roadway in Navarre Beach is Gulf Boulevard, followed by White Sands Boulevard, both of which are east-west oriented. Gulf Boulevard extends from the western border of the character area into the Navarre Beach Marine Park. White Sands Boulevard, a block north of Gulf Boulevard and runs parallel to it, runs from Arkansas Street to the western boundary of District 4.
Two traffic roundabouts facilitate vehicular access from other parts of District 4 across the Santa Rosa Sound. The first roundabout replaces the existing 4-way stop at Gulf Boulevard and the Navarre Causeway. This roundabout is intended to work in conjunction with the roundabout proposed for the other northern terminus of the Navarre Causeway at US 98 to improve traffic flow for vehicles entering or leaving Gulf Boulevard. Because the roundabout that will replace the existing 4-way stop will only increase access in tandem with the northern roundabout, the two improvements should be constructed concurrently.
The second roundabout is part of the long-term transportation infrastructure plan to construct a new replacement bridge for the aging Navarre Causeway. The roundabout is proposed for the southern terminus of the new bridge extending from the utility property owned by Santa Rosa County on SR 87. The roundabout site is adjacent to the proposed Entertainment Commercial District and Discovery Center and will improve the visibility of and access to this destination activity area without the need to traverse Navarre Beach and potentially increase traffic problems on Gulf Boulevard.
4-128 4.0 The Plan FIGURE 4-23. Navarre Beach Transportation Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-129 Navarre Beach Character Area
Most of the roadways in Navarre Beach will be served by transit, which will connect to the Heart of Navarre Character Area via the Navarre Beach Causeway. In Navarre Beach, the transit line will extend along Gulf Boulevard from the Navarre Beach Causeway to the western-most beach access point. The transit line will provide connections to the ten public beach access points along Gulf Boulevard, the Entertainment Commercial District, local hotels, and the park facilities at the eastern end of Navarre Beach. A dedicated transit lane should be considered to facilitate travel.
Bicycle and Pedestrian Network
The bicycle and pedestrian network in Navarre Beach consists of a new sidewalk and an enhanced multi-use path network. While there are no sidewalks on Navarre Beach, there is an existing multi-use path running parallel to Gulf Boulevard on the north side. This path can accommodate both pedestrians and bicyclists, though the two modes are not separated by striping. Improvements are planned to the multi-use path, including increasing its width and providing amenities such as seating and shade structures.
To complete the bicycle and pedestrian network in Navarre Beach, new sidewalks are proposed in a loop configuration linking Gulf Boulevard, Arkansas Street, and the western extent of Navarre Beach. A new sidewalk is proposed on the south side of Gulf Boulevard from the Navarre Pier. On White Sands Boulevard a new hybrid sidewalk and multi-use path is proposed along the north side of the street. Because the White Sands Boulevard right-of-way on the south side of the road is only about 20 feet wide from the pavement edge to property lines and contains several developed properties, driveways, and power poles, it is not conducive to a sidewalk or multi-use path. While the north side is of similar width, there are fewer developed properties and some very large parcels that are owned by Santa Rosa County. A hybrid path is proposed that would include a multi-use path on county-owned property and taper to a sidewalk where it crosses private property.
To facilitate pedestrian connectivity across Gulf Boulevard, two new pedestrian crossings at the locations of the new traffic roundabouts are proposed.
4-130 4.0 The Plan Navarre Beach Character Area The Plan 4.0
Parks and Recreation
At present, there are four recreational areas in Navarre Beach:
¡¡ Navarre Beach and the public beach access points are located along the southern shoreline between Gulf Boulevard and the shoreline and contain small parking areas and pedestrian bridges over the sand dunes that minimize impacts to them.
¡¡ Sound Side Park is located outside the northwest corner of the Navarre Beach Causeway and Gulf Boulevard intersection. It provides beach access, a boat ramp, picnic areas, restaurants, and sand volleyball courts.
¡¡ Navarre Beach Marine Park is located outside the northeastern corner of the Navarre Beach Causeway and Gulf Boulevard intersection. It contains a variety of amenities, including the Navarre Beach Marine Science Station, Navarre Beach Sea Turtle Conservation Center, covered picnic tables, beach access, and kayak and paddle board rentals.
¡¡ Navarre Beach Pier is the longest pier in Florida and a public facility located on the south side of the of the Navarre Beach Causeway and Gulf Boulevard intersection. The Pier provides fishing opportunities along its 1,545-foot length and offers a bait and tackle shop and outdoor restaurant.
Although there are no new park facilities planned, emphasis has been placed on enhancing access to the beach through public transit and a complete bicycle and pedestrian path network. Additional emphasis has been placed on protecting the shoreline as a natural resource and stabilizing force against from storm surges.
The existing recreational facilities and proposed multi-use paths and sidewalks are shown on Figure 4-24.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-131 FIGURE 4-24. Navarre Beach Recreation and Open Space Plan
4-132 4.0 The Plan Navarre Gateway North Character Area The Plan 4.0
Overview
The Navarre Gateway North Character Area is 1,472 acres bound by Avenida De Sol to the west, Pawnee Drive to the east, the East Bay to the north, and Nevada Street to the south. This Character Area is generally characterized by established single-family residential neighborhoods and scattered commercial development along SR 87 and East Bay Boulevard. The central portion of Navarre Gateway and the northern boundary are predominantly wetlands, which also border the East Bay. Navarre Gateway also includes Navarre High School, which is located within the residential neighborhood east of SR 87.
Land Use Plan Table 4-11. Navarre Gateway North Land Use Districts Percent of Land Use District Acres There are nine land use districts in Navarre Gateway total area North, including the Low Density Residential District, Low Density Residential 1,176 80% Urban Village Mixed-Use District and Urban Village Medium Density 6 <1% Transitional Mixed-Use District. While Low-Density Residential Residential is located throughout Navarre Gateway Medium-High Density 21 1% North, the mixed uses are located along SR 87 and Residential portions of East Bay Boulevard. Urban Village Mixed-Use 93 6% District Land uses are shown on Figure 4-25. Table 4-11 lists Urban Village Transitional 80 5% the total acreage of each district and the percentage Mixed-Use District of the character area it constitutes. Commercial / Employment 49 3% Institutional 40 3% Parks and Recreation 7 <1% Total 1,472 100%
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-133 FIGURE 4-25. Navarre Gateway North Land Use Plan
Agriculture Agriculture Agriculture Low Density Residential Low Density Residential Low Density Residential Sand Pine Dr Sand Pine Dr Medium Density Sand Pine Dr Medium Density ResidentialMedium Density Residential Residential Medium-High Medium-High DensityMedium-High Residential Density Residential Density Residential High Density Residential High Density Residential High Density Residential Mixed Residential Mixed Residential East Bay Blvd &Mixed Commercial Residential East Bay Blvd & Commercial East Bay Blvd & Commercial Turkey Blu Rd Commercial / Turkey Blu Rd Commercial / Turkey Blu Rd EmploymentCommercial / Employment Employment Industrial / Utilities Industrial / Utilities Industrial / Utilities Molina St Institutional Molina St Institutional Molina St Institutional Open Space Open Space Open Space
Avenida De Sol
Avenida De Sol
Andora St
Andora St
Salamanca St
Turkey Creek Dr Salamanca St Avenida De Sol Parks & Recreation Turkey Creek Dr
Andora St Parks & Recreation Salamanca St Turkey Creek Dr Parks & Recreation Mixed Use Bay River Rd Bay River Rd Mixed Use Seguro St Bay River Rd Mixed Use Urban Mixed Use Seguro St Urban Mixed Use Seguro St Urban Mixed Use
Lincoln Rd Transitional Mixed Use Lincoln Rd Transitional Mixed Use Lincoln Rd Transitional Mixed Use Urban Village Mixed Use Urban Village Mixed Use Urban Village Mixed Use Urban Village Urban Village TransitionalUrban Village Mixed Use Transitional Mixed Use Verano St Transitional Mixed Use High School Blvd Verano St High School Blvd Verano St High School Blvd
Deer Ln Ortega St Deer Ln Deer Ln Ortega St Ortega St
Nevada St Frontera St SR 87 Nevada St Frontera St Nevada St Frontera St SR 87 SR 87 N N N
Pawnee Dr
Pawnee Dr
Pawnee Dr 0 1,000 2,000 0 1,000 2,000Feet 0 1,000 2,000 Feet Feet
4-134 4.0 The Plan Navarre Gateway North Character Area The Plan 4.0
The following is an explanation of the land use districts within the Navarre Gateway North Character Area, including the land uses, location, and development standards for each district.
Low Density Residential District
The Low Density Residential District supports single-family residential development. This is the primary land use district in Navarre Gateway North, consistent with the pattern and type of development currently existing in this character area. This district is located both east and west of SR 87, but is generally buffered from SR 87 by mixed-use and commercial districts. The Low Density Residential District comprises 1,176 acres, or 80 percent of the total land area within Navarre Gateway North. Uses within this district include detached single-family residential homes, group homes, community parks, and accessory uses and structures.
The development standards for Low Density Residential are as follows.
Development Standards Density 1 to 4 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Group homes ¡¡ Accessory uses and homes ¡¡ Community parks structures
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-135 Navarre Gateway North Character Area
Medium Density Residential District
The Medium Density Residential District supports residential development ranging from single-family detached units to various multi-family residences. This land use district comprises six acres, or less than one percent of the total land area in this district. This area is located northwest of the SR 87 and East Bay Boulevard intersection and is bordered by Urban Village Mixed-Use and Low Density Residential Districts. Uses within the Medium Density Residential District include single-family detached homes and higher density residential uses such as cluster homes, duplexes, triplexes, group homes, and accessory uses and structures.
The development standards for the Medium Density Residential District are presented below.
Development Standards Density 10 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Duplexes ¡¡ Accessory uses and residential ¡¡ Triplexes structures ¡¡ Cluster homes ¡¡ Group homes
4-136 4.0 The Plan Navarre Gateway North Character Area The Plan 4.0
Medium-High Density Residential District
The Medium-High Density Residential District supports residential development ranging from single-family detached units to attached multi-family units. The Medium-High Density Residential is located in one area in Navarre Gateway North comprising 21 acres, or one percent of the total land area in Navarre Gateway North. This area currently includes densely developed detached single-family homes. Uses within the Medium-High Density Residential District include lower density uses, such as single-family residential dwellings and duplexes, as well as multi-family residential structures, such as condominiums, garden apartments, and apartment complexes.
The development standards for the Medium-High Density Residential District are below.
Development Standards Density Maximum 18 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Cluster homes ¡¡ Accessory uses and homes ¡¡ Group homes structures ¡¡ Duplexes ¡¡ Multi-family residential units
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-137 Navarre Gateway North Character Area
Urban Village Mixed Use District
The Urban Village Mixed-Use – Navarre Gateway District is located along SR 87 and extends east along East Bay Boulevard. This district comprises 93 acres, or six percent of the total land area within the Navarre Gateway North Character Area. This district features a mix of vertically separated commercial and multifamily development within the same building. This area contains many undeveloped and underutilized properties along both SR 87 and East Bay Boulevard. However, much of the vacant land is wetlands and should remain undisturbed. Development surrounding wetlands should be oriented to acknowledge and celebrate its value as a natural community resource.
The development standards for the Urban Village Mixed-Use – Gateway North District are below.
Development Standards Density 20 dwelling units per acre Intensity 0.20 FAR Building Height 100 feet Maximum Parcel Coverage 85% Maximum Impervious Area 75% Uses ¡¡ Retail shops ¡¡ Professional offices ¡¡ Multi-family residential ¡¡ Restaurants ¡¡ Neighborhood-serving units ¡¡ Professional and commercial ¡¡ Accessory uses and personal services structures
4-138 4.0 The Plan Navarre Gateway North Character Area The Plan 4.0
The Urban Village Mixed-Use area is intended to provide developer flexibility in designing a desired and marketable mix of uses, with an emphasis on the public realm. To promote a pedestrian environment, public features such as plazas that encourage the congregation of people and wider sidewalks that accommodate outdoor seating for commercial establishments (restaurants and bars) should be incorporated in the public realm. Public infrastructure should include lighting, seating, and landscaping to encourage pedestrian activity.
Because site design is critical to a successful pedestrian environment, many of the standards in Chapter 5, Design Guidelines, are applicable to this district. Additional development standards should be considered for reduced or maximum building setbacks and parking in the rear of buildings that encourages shared use of the street environment for both pedestrians and vehicles.
Examples of urban village mixed-use pedestrian-oriented and pedestrian-scale development.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-139 Navarre Gateway North Character Area
Urban Village Transitional Mixed-Use – Gateway North District
The Urban Village Transitional Mixed-Use District is located in three areas: along the east and west sides of SR 87 north of East Bay Boulevard, along Frontera Street between Nevada and Seguro Streets, and southwest of the SR 87 and East Bay Boulevard intersection. The Urban Village Transitional Mixed-Use abuts the Urban Village Mixed-Use – Gateway North District, providing a transition between the higher intensity mixed-use district and surrounding detached single-family residential neighborhoods. This district comprises 80 acres, or five percent of the total land area within the Navarre Gateway North Character Area.
This District contains local shops, restaurants, and offices that support District 4 residents and that are within a walking distance to the amenities in the Urban Village Mixed-Use District. Uses within this district include neighborhood-serving commercial uses, professional offices, and residential uses, including multi-family residential units which will help transition from a higher intensity urban setting to the surrounding adjacent single-family residential neighborhoods.
Development Standards Density 14 dwellings per acre Intensity 0.01 FAR Uses ¡¡ Restaurants ¡¡ Live-work ¡¡ Multifamily ¡¡ Professional residential residential offices units ¡¡ Townhomes ¡¡ Duplexes
Examples of urban transitional mixed-use development.
4-140 4.0 The Plan Navarre Gateway North Character Area The Plan 4.0
Commercial / Employment District
The Commercial / Employment District supports all uses that are commercial in nature and provides employment opportunities for District 4. In Navarre Gateway North, the Commercial / Employment District is located along SR 87 and East Bay Boulevard, with two small areas on Turkey Bluff Road and High School Boulevard. Many of these lots are currently undeveloped, although there is some scattered existing commercial development along East Bay Boulevard. This district comprises 49 acres or three percent of the total land area within the Navarre Gateway North Character Area.
The land uses within the Commercial / Employment District include retail stores, restaurants and hotels, neighborhood-serving commercial uses, such as banks, personal and professional services, and professional offices, as well as business parks and medical facilities.
The development standards for Commercial / Employment are presented below.
Development Standards Density N/A Intensity 1.0 FAR Uses ¡¡ Retail shops ¡¡ Neighborhood-serving ¡¡ Accessory uses and ¡¡ Restaurant commercial structures ¡¡ Professional and ¡¡ Medical related personal services facilities ¡¡ Professional offices ¡¡ Hotels and motels ¡¡ Business parks ¡¡ Government facilities
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-141 Navarre Gateway North Character Area
Institutional District
The Institutional District supports educational uses that serve the community and can be public or private. This District comprises 40 acres, or three percent of the total land area of the Navarre Gateway North Character Area. The 40 acres of Institutional District is currently a single parcel and the site of the Navarre High School.
Development Standards Density N/A Intensity N/A Uses ¡¡ Educational institutions, public or private
4-142 4.0 The Plan Navarre Gateway North Character Area The Plan 4.0
Parks and Recreation District
The Parks and Recreation District supports active and / or passive recreational uses. Passive uses are well- suited to areas that are to be conserved or protected, such as estuarine areas and cemeteries that support limited public access and use. Active uses include recreational uses in which participants are actively engaged in an activity or are spectators of such activity.
The Parks and Recreation District comprises seven acres, or less than one percent of the total land area within the Navarre Gateway North Character Area. This district is situated east of Navarre High School along Lincoln Road. The site is currently undeveloped and abuts the existing Navarre Youth Sports Association baseball fields.
The development standards for the Parks and Recreation District are as follows.
Development Standards Density N/A Intensity N/A Uses ¡¡ Ball courts ¡¡ County club ¡¡ Public park ¡¡ Ball fields ¡¡ Golf course ¡¡ Swimming pool ¡¡ Boat dock ¡¡ Open space ¡¡ Track and field facilities ¡¡ Cemeteries ¡¡ Paths / Trails ¡¡ Walkways
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-143 Navarre Gateway North Character Area
Transportation
Transportation in Navarre Gateway is anchored by SR 87, which runs north-south; by East Bay Boulevard, which runs east-west west of SR 87; and High School Boulevard, which runs east-west east of SR 87. These three routes can provide east-west community access across the northern portion of District 4. A new pedestrian and multimodal network will enhance access to destinations throughout the Navarre Gateway North. The transportation network in Navarre Gateway is shown on Figure 4-26.
Roadway Network
The roadway network in Navarre Gateway is generally centered on SR 87, which provides a centralized point of articulation for movement throughout Navarre Gateway North. Residents in Navarre Gateway North have access to SR 87 from the following east-west running roadways:
¡¡ East Bay Boulevard ¡¡ Turkey Bluff Road ¡¡ Molina Street ¡¡ Bay River Road ¡¡ Seguro Street ¡¡ High School Boulevard ¡¡ Nevada Street
Intersection improvements along SR 87 and East Bay Boulevard are also part of the transportation plan for Navarre Gateway North. One new signalized intersection is proposed at East Bay Boulevard and Andorra Street where two multi-use paths intersect.
4-144 4.0 The Plan FIGURE 4-26. Navarre Gateway North Transportation Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-145 Navarre Gateway North Character Area
Three intersections where enhancements can be made to improve bicycle and pedestrian safety have been targeted for improvements:
¡¡ SR 87 at East Bay Boulevard ¡¡ East Bay Boulevard at Avenida de Sol ¡¡ SR 87 at High School Boulevard
New pedestrian crossings are proposed at four traffic intersections:
¡¡ SR 87 at Nevada Street ¡¡ East Bay Boulevard at Salamanca Street ¡¡ SR 87 at Seguro Street ¡¡ East Bay Boulevard at Andorra Street
A new community gateway is proposed at the northern end of the Navarre Gateway North on SR 87 to provide a visual cue to travelers that they have arrived at District 4. The gateway comprises signage, lighting, and landscaping to provide a cohesive branded entry into District 4.
A new park and ride surface parking lot facility is proposed at the intersection of SR 87 and East Bay Boulevard. This location is strategic since it is within the Urban Village Mixed-Use District where commercial services can be supported by commuters. The park and ride provides an opportunity for residents employed outside District 4, such as at Eglin Air Force Base, to rideshare. Encouraging commuters to rideshare can reduce the number of origin and destination vehicle trips along SR 87. This facility should be designed with open-sided covered parking that will provide shade and encourage day-time usage. The roof of the covered parking structure can be developed as a green roof or a solar collector to power the lighting at the facility.
4-146 4.0 The Plan Navarre Gateway North Character Area The Plan 4.0
Bicycle and Pedestrian Network
The bicycle and pedestrian network in Navarre Gateway North comprises sidewalks and multi-use paths. There is a limited sidewalk network in Navarre Gateway North, with existing multi-use paths on SR 87 and East Bay Boulevard only.
The sidewalk network in Navarre Gateway North is on the following roads:
¡¡ SR 87 ¡¡ Andorra Street ¡¡ East Bay Boulevard ¡¡ Duncan Ridge Drive ¡¡ High School Boulevard ¡¡ Island Drive ¡¡ Avenida del Sol
New sidewalks on the following roads connect to the existing multi-use paths on SR 87 and East Bay Boulevard:
¡¡ Salamanca Street ¡¡ Molina Street ¡¡ Lincoln Road ¡¡ Seguro Street ¡¡ Turkey Bluff Road ¡¡ Verano Street
Multi-use paths will allow for pedestrian and bicyclist use along major roadways, including SR 87, East Bay Boulevard, and High School Boulevard. East Bay Boulevard has an existing multi-use path, but an additional path is proposed for High School Boulevard. These two paths will be connected by the existing on-street striped bike lanes and sidewalks on both east and west sides of SR 87.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-147 Navarre Gateway North Character Area
Parks and Recreation
There are three existing park facilities in the Navarre Gateway North Character Area, all located on High School Boulevard at the eastern boundary of Navarre Gateway North: the Navarre Youth Sports Association Park, the Navarre Dog Park, and the ball fields at the Navarre High School. These facilities are connected to a new sidewalk on Lincoln Road to the north and by the new multi-use path on High School Boulevard. The path can also serve as a linear recreation facility for bicycling, jogging, and walking.
The existing and proposed recreational facilities, which include parks and multi-use paths, are shown on Figure 4-27.
4-148 4.0 The Plan FIGURE 4-27. Navarre Gateway North Recreation and Open Space
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-149 4-150 West Navarre Character Area The Plan 4.0
Overview
The West Navarre Character Area is approximately 2,000 acres, roughly bound by Citrus Drive to the west, Avenida De Sol to the east, East Bay to the north, and US 98 to the south.
West Navarre is generally characterized by established single-family residential subdivisions and limited commercial development along US 98 at the south end of West Navarre. The central portion of West Navarre is predominantly wetlands, though subdivided into single-family residential building lots.
Wetlands are the predominant natural resource in the central portion of West Navarre, overlaid with single- family residential development. The south end is predominantly built out with single-family residential. The West Navarre Primary School is located at southern end of West Navarre.
The east central portion of West Navarre abuts the former Naval Outlying Landing Field (NOLF) Holley property owned by the federal government. Military use of this facility has been deactivated and the northern portion of the property has been converted to a solar farm.
Table 4-12. West Navarre Land Use Districts Percent of Land Use District Acres Land Use Plan total area There are eight land use districts in the West Navarre Low Density Residential 1,731 83% Character Area spanning residential, mixed-use Medium-High Density 115 6% Residential residential and commercial, commercial, institutional, 37 2% and industrial uses. The predominant land use district Urban Transitional Mixed- Use is Low Density Residential, which comprises more Mixed Residential & 72 3% than 80 percent of the land area in West Navarre. Commercial Commercial / Employment 31 1% Land uses are shown on Figure 4-28. Table 4-12 lists the acreage in each district and the percentage of Institutional 20 1% District 4 lands that acreage constitutes.. Industrial / Utilities 18 1% Open Space 69 3% Total 2,093 14%
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-151 FIGURE 4-28. West Navarre Land Use Plan
4-152 4.0 Character Area Plans West Navarre Character Area The Plan 4.0
The following is an explanation of the land use districts within the West Navarre Character Area, including the land uses, location, and development standards for each district.
Low Density Residential District
The Low Density Residential District supports single-family residential development. This district is the most prominent in the West Navarre Character Area, comprising 1,731 acres or 83 percent of the total land area. This land use comprises most of the land area north of Sandstone Street to East Bay. The uses within this district include detached single-family residential homes, group homes, community parks, and accessory uses and structures.
The development standards for Low Density Residential District follow.
Development Standards Density 1 to 4 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Group homes ¡¡ Accessory uses and residential units ¡¡ Community parks structures
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-153 West Navarre Character Area
Medium-High Density Residential District
The Medium-High Density Residential District supports residential development ranging from single-family detached units to attached multi-family units. The Medium-High Density Residential District is concentrated in three areas, including an area north of East Bay Boulevard where parcels generally extend from the road to East Bay. The other concentrated portion of this district located is in the south east portion of West Navarre, east of Resort Street. While currently undeveloped, this area can accommodate future residential development. A third area designated Medium-High Density Residential is located north of Alfred Boulevard and is currently developed with detached single-family housing.
Uses within the Medium-High Density Residential District include lower density uses such as single-family residential dwellings and duplexes, as well as multi-family residential structures, such as condominiums, garden apartments, and apartment complexes.
The development standards for Medium-High Density Residential are as follows.
Development Standards Density Maximum 18 dwelling units per acre Intensity N/A Uses ¡¡ Detached single-family ¡¡ Duplexes ¡¡ Group homes residential ¡¡ Multi-family residential ¡¡ Accessory uses and ¡¡ Cluster homes units structures
4-154 4.0 The Plan West Navarre Character Area The Plan 4.0
Urban Village Transitional Mixed-Use District
The Urban Village Transitional Mixed-Use is located along the north side of US 98, east of the Urban Village Mixed-Use District in the Holley by the Sea Character Area. This District supports residential uses, including multi-family residential units, to provide additional densities that can support the adjacent to Urban Village Mixed-Use District in Holley by the Sea and transition from a higher intensity urban development to the surrounding adjacent single-family residential neighborhoods.
A large portion of this area is given over to the Walmart along US 98. Much of the remaining area is undeveloped wetlands.
This area appears on the notional site plan for the Urban Village Mixed-Use and Urban Village Transitional Mixed-Use districts in the Holley by the Sea Urban Village Mixed Use section.
Development Standards Density 12 dwelling units per acre Intensity 0.1 FAR Building Height 60 Ft Maximum Parcel Coverage 85% Maximum Impervious Area 75% Uses ¡¡ Duplexes ¡¡ Townhomes ¡¡ Accessory uses and ¡¡ Live-work residential ¡¡ Multi-family residential structures units units
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-155 West Navarre Character Area
Mixed Residential and Commercial District
The Mixed Residential and Commercial District supports residential and commercial uses intermixed on adjacent parcels. The distribution encourages inter-mingling between residential and commercial uses. This District also provides a buffer between more intense mixed-use districts, such as the Urban Transitional Mixed- Use, and established single-family residential neighborhoods. Unlike the Mixed-Use districts, residential and commercial uses are not collocated on a single parcel.
The Mixed Residential and Commercial District is located along the north side of US 98 between Hawthorne Drive and the eastern boundary of West Navarre. At present, there is a mix of single-family residences and retail and restaurants, as well as some vacant properties. This district comprises 72 acres, or three percent of the total land area within the West Navarre Character Area.
The development standards for Mixed Residential and Commercial are presented below.
Development Standards Density N/A Intensity Maximum 1.0 FAR Uses ¡¡ Detached single-family ¡¡ Restaurant ¡¡ Hotels and motels homes ¡¡ Professional and ¡¡ Accessory uses and ¡¡ Cluster homes personal services structures ¡¡ Duplexes ¡¡ Professional offices ¡¡ Hotels and motels ¡¡ Group homes ¡¡ Neighborhood-serving ¡¡ Multi-family residential commercial units ¡¡ Medical related ¡¡ Retail shops facilities
4-156 4.0 The Plan West Navarre Character Area The Plan 4.0
Commercial / Employment District
The Commercial / Employment District supports all uses that are commercial in nature and provides employment opportunities for District 4. The Commercial / Employment District is primarily located along East Bay Boulevard, west of Penn Street. Existing commercial uses in this area include a nursey. There is one parcel of Commercial / Employment located near the southern boundary of West Navarre and east of Resort Street that has a funeral home. Commercial / Employment uses support the neighboring resident population within the character area. In total, there are 31 acres of Commercial / Employment land use areas that comprise a little over one percent of the total land area in the District. Although there is not much Commercial / Employment in West Navarre, additional commercial services are provided through the Mixed Residential / Commercial land use, which is described within this land use section.
The land uses within the Commercial / Employment District include retail stores, restaurants, hotels, neighborhood-serving commercial uses, such as banks, personal and professional services, professional offices, and business parks and medical facilities.
The development standards for Commercial / Employment are as follows.
Development Standards Density N/A Intensity 1.0 FAR Uses ¡¡ Retail shops ¡¡ Business parks ¡¡ Hotels and motels ¡¡ Restaurant ¡¡ Neighborhood-serving ¡¡ Government facilities ¡¡ Professional and commercial ¡¡ Accessory uses and personal services ¡¡ Medical related structures ¡¡ Professional offices facilities
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-157 West Navarre Character Area
Institutional District
The Institutional District supports educational uses that serve the community and can be public or private. Within West Navarre, there is one parcel designated Institutional, which is the site of the West Navarre Primary School. In total, this district comprises 20 acres, or one percent of the total land area in the West Navarre Character Area.
The development standards for Institutional are as follows:
Development Standards Density N/A Intensity N/A Uses ¡¡ Educational institutions, public or private
4-158 4.0 The Plan West Navarre Character Area The Plan 4.0
Industrial / Utilities District
The Industrial / Utilities District supports industrial uses, such as manufacturing and warehousing, as well as public and private utilities. There are three areas designated Industrial / Utilities in this character area, all of which border the former NOLF Holley. The northern most area is located northwest of the former NOLF Holley, south of East Bay Boulevard. This area is currently the site of water system utilities. The other two areas are both extensions of the former NOLF Holley and are vacant. The Industrial / Utilities District comprises 18 acres, or less than one percent of the total land area in the West Navarre Character Area.
The development standards for Industrial / Utilities are as follows.
Development Standards Density One (1) dwelling unit for security purposes Intensity N/A Uses ¡¡ Manufacturing ¡¡ Alternative energy ¡¡ Truck or bus terminal ¡¡ Research and development facilities Development ¡¡ Fabrication ¡¡ Salvage yards ¡¡ Assembly ¡¡ Vehicular Service and ¡¡ Utilities Maintenance
Open Space District
The Open Space District consists of undeveloped natural areas suitable for conservation or other low impact uses. These areas may be publicly owned or privately owned with a deed restriction limiting the type of development that can occur on a specific parcel. The Open Space District is scattered throughout West Navarre. Areas within this district border the former NOLF Holley and are currently wetland. Other areas include parcels along Manatee Street, south of Frankfort Street; undeveloped land west of West Navarre Primary School; and a few smaller parcels of undeveloped wetland scattered throughout the single-family neighborhoods. The Open Space District comprises 69 acres, or three percent of the land area within the West Navarre Character Area.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-159 West Navarre Character Area
Transportation
Transportation in the West Navarre Character Area was developed to provide connectivity between land uses and destinations in the community through roadways and bicycle and pedestrian facilities. The transportation network in East Navarre, shown in Figure 4-29, includes the roadway network and the bicycle and pedestrian network.
Roadway Network
The primary roadway network in West Navarre consists of the east-west oriented US 98 and East Bay Boulevard at the south and north ends of West Navarre, respectively. There are no direct roads connecting the northern and southern portions of West Navarre.
Major north-south oriented streets include: ¡¡ Citrus Drive ¡¡ Hemlock Drive ¡¡ Resort Street ¡¡ Hawthorne Drive ¡¡ Coral Street ¡¡ Bayou Drive ¡¡ Pepper Drive
Major east-west roadways that provide access throughout the character area include:
¡¡ East Bay Boulevard ¡¡ Leisure Street ¡¡ US 98 ¡¡ Brewster Street ¡¡ Manatee Street ¡¡ Treasure Street ¡¡ Sandstone Street
To facilitate additional east-west access through West Navarre, a new Community Access Road is proposed. The alignment of this road will be dependent on the outcome of the Community Access Road Feasibility Study. A conceptual future alignment is shown on Figure 4-29 to show how it could be configured and integrated within West Navarre. This corridor would serve residents that live between East Bay Boulevard and US 98. Additionally, East Bay Boulevard can also provide east-west community access across the northern portion of District 4.
4-160 4.0 The Plan FIGURE 4-29. West Navarre Transportation Plan
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-161 West Navarre Character Area
Bicycle and Pedestrian Network
To improve multimodal access throughout West Navarre, a series of new multi-use paths and sidewalks for bicyclists and pedestrians are proposed. In addition to the existing east-west multi-use path along East Bay Boulevard, two east-west multi-use paths are proposed: one along US 98 and one along the conceptual alignment of the future Community Access Road. To facilitate safe access at primary intersections where the multi-use paths terminate or cross vehicular traffic, new pedestrian crossings are proposed along these paths. Proposed pedestrian crossing are located at the following intersections:
¡¡ East Bay Boulevard and Gable Lake Road ¡¡ Conceptual alignment of the future ¡¡ East Bay Boulevard and Bayclub Drive Community Access Road and Hemlock Drive ¡¡ Conceptual alignment of the future Community Access Road and Citrus ¡¡ Conceptual alignment of the future Drive Community Access Road and Smallwood Drive
One existing intersection at US 98 and Coral Street is targeted for improvements.
A series of new sidewalks will complete the bicycle and pedestrian network in West Navarre. The new sidewalks provide pedestrian connections to the multi-use paths, as well as to other community destinations in the area, such as West Navarre Primary School and the future community park. There are currently only sidewalks in three residential subdivisions—two located north of East Bay Boulevard on Grand Bay Boulevard and Stormy Circle and one north of US 98 on Autumn Trace Boulevard and Harvest Circle. New sidewalks are proposed along the following roadways:
¡¡ Brewster Street ¡¡ Sandstone Street ¡¡ Coral Street ¡¡ Smallwood Drive ¡¡ Hemlock Drive ¡¡ Treasure Street ¡¡ Roxford Street
4-162 4.0 The Plan West Navarre Character Area The Plan 4.0
Recreation and Open Space
There are no existing recreational facilities within West Navarre, although there are undeveloped areas within the Open Space District. A new community park is proposed north of Rexford Street, adjacent to the former NOLF Holley. This community park will be connected to the surrounding neighborhood and East Bay Boulevard via a proposed sidewalk.
Additional recreational opportunities in West Navarre will be provided through the existing and proposed multi- use paths. These paths support active transportation and provide connections to other community parks in District 4. The recreational facilities in West Navarre are shown on Figure 4-30.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 4-163 FIGURE 4-30. West Navarre Recreation and Open Space Plan
4-164 4.0 Character Area Plans 5.0 Design Guidelines 5.0 Design Guidelines The District 4 Design Guidelines provide land owners and developers with guidance on the types and quality of design expected within the District. The Design Guidelines will be used to influence new development and redevelopment projects in a manner that enhances the aesthetics and overall sense of place. These guidelines were created for use by the community, land developers, and County staff who have design review responsibilities for development projects within the County.
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5.1 Purpose and Implementation In general, Design Guidelines provide guidance that helps to shape the form and function of community development, and can be used to promote: ¡¡ Environmental conservation, protection, and sustainability; ¡¡ Healthy lifestyles through the provision of safe and attractive pedestrian amenities; and ¡¡ Quality standards for buildings and infrastructure.
The goal of these Design Guidelines is to provide a blueprint for development that will instill a sense of civic pride throughout the community by emphasizing the District 4 identity, creating a safe and connected urban environment for all residents and visitors, safeguarding valuable natural assets, such as viewsheds and environmentally sensitive areas, and by fostering a vibrant community. The Design Guidelines provide a framework for the built environment that is flexible enough to allow for development creativity, while still adhering to the desired character of the community. The design objectives provide the link between policy and the built and natural environments. These guidelines are meant to define the look, feel, and context of the built environment, while creating connections and transitions between buildings, transportation infrastructure, and public spaces.
These guidelines are designed to be used in tandem with the District 4 Master Plan during the design review and approval process for development and redevelopment proposals. These Design Guidelines are not intended to be a rigid, inflexible set of standards. Rather, they are guidelines that seek to improve the efficiency of design review and help to streamline the development process.
This document includes graphics for the purpose of illustration and simplification. The images used to illustrate compliance with the standards should be reviewed in the context of the specific guidelines with which the image is associated and not necessarily in relation to all the guidelines in this document. To the extent that there is any inconsistency between the narrative description of the guidelines and graphic illustrations of them, the text should be considered definitive.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-3 5.1.1 Design Principles
Design principles are used to describe the general look and feel of structures to obtain the urban form that is desired for a given place. Such principles are embedded in the Design Guidelines in various combinations to help formulate a greater sense of place within District 4. There are three design principles that are identified in this document: ¡¡ Mass ¡¡ Detail ¡¡ Scale and Proportion
Mass
Mass describes the overall three-dimensional size of a building or structure. Variances in massing can alter pedestrians’ perceptions and emotions in the public realm, making mass an important consideration when designing and developing structures along streetscapes and pedestrian paths.
Large uninterrupted portions of structures create a large mass, which can feel imposing to pedestrians. Massing can be broken down into smaller pieces so that buildings are less imposing and more pedestrian-friendly along a streetscape, while yet rretaining the same amount of floor space as more traditional designs.
Example of building massing. Features are simplified to their most basic form. This helps explain the basic size and shape of the structure and how it relates to the land.
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Detail
Architectural detail is created through small but prominent features on façades that contribute to and help define a structure’s overall character. These details contribute to the visual interest, character, and feel of a development. Such details can include articulation, balconies, columns, tile bands, and other features which are incorporated onto building façades to create visual breaks in blank walls.
Scale and Proportion
A structure’s scale and proportion relative to adjacent developments and pedestrians are integral in establishing comfortable pedestrian interactions in public spaces. Retaining a consistent vertical scale across a streetscape creates a more harmonious pedestrian experience.
Similar to massing, large-scale developments should use building forms that appear smaller than their actual scale by incorporating certain design methods identified in these Design Guidelines.
Architectural elements that relate to the human scale are inviting and should be incorporated into pedestrian level architecture, as well as at the base of larger massive structures (i.e. parking garages and Highrise towers should Large, medium, and small elements can make an interesting visual palette in the urban have base elements. environment; orientation, separation, and repetition are also important design considerations.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-5 5.1.2 Guiding Principals and Objectives
The Design Guidelines were developed to support the Vision and Guiding Principles defined in the District 4 Master Plan.
District 4 Master Plan Guiding Principles ¡¡ Develop mixed-use centers to intensify development in targeted areas in District 4. ¡¡ Preserve, enhance, and educate the public about history and tourism opportunities. ¡¡ Develop appropriate urban design standards. ¡¡ Create a multimodal circulation system and enhance connectivity throughout District 4. ¡¡ Use the shoreline’s valuable resources to their full potential. ¡¡ Establish a vibrant community core. ¡¡ Encourage a variety of housing types to accommodate residential growth. ¡¡ Promote economic growth.
In developing the Santa Rosa County District 4 Design Guidelines, a set of four objectives were established. 1. Pedestrian Experience 2. Mobility 3. Environmental Protection 4. Urban Design Standards
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Providing paths and destinations that OBJECTIVE 1: Pedestrian Experience accommodate pedestrians and cyclists and that are ADA compliant are tenets Promote design that encourages and enhances pedestrian activity. of multi-modal universal design.
Most iconic and historic places are best experienced by walking. Designing first and foremost for the pedestrian ensures that all new development supports a pedestrian friendly environment and encourages an active, healthy lifestyle. The Design Guidelines seek to encourage pedestrian activity and accessibility along all streets through enhanced pedestrian facilities that improve connectivity, safety, and comfort.
OBJECTIVE 2: Mobility
Provide roadway, sidewalk, public transit, biking and mutli-use path standards that promote a multi-modal community.
Creating a well-connected, multi-modal circulation system was identified as a Guiding Principle of the District 4 Master Plan. The Design Guidelines support the Master Plan by providing roadway, sidewalk, public transit, biking, and multi-use path standards that promote a multi-modal community. Enhancing the flow of all transportation systems is essential for creating inclusive, accessible places and for limiting conflicts between pedestrians, bicyclists, and vehicles. The Design Guidelines set standards that encourage the use of alternative modes of transportation by implementing best practices for transportation design.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-7 OBJECTIVE 3: Environmental Protection
Continue to protect natural resources as District 4 develops to support a resilient and eco-friendly community.
The natural environment is one of the community’s greatest assets. Navarre Beach is a major destination for the community and contains many sensitive ecosystems. Balancing development with environmental protection is critical for the growth and enhancement of Navarre Beach. However, as a Gulf Coast community, Santa Rosa County, and specifically District 4, is susceptible to severe weather conditions, such as flooding, tropical storms, and hurricanes. Establishing guidelines so that developments are proactive in mitigating the impacts of severe weather will enhance the community’s long-term resiliency.
OBJECTIVE 4: Urban Design Standards
Standardize urban design elements to foster vibrancy and maintain uniformity.
Urban design is critical for creating attractive places for residents and visitors to walk, shop, and engage with each other in the spaces they inhabit. The unified and comprehensive approach to the design of a community, including buildings, circulation systems, and public spaces, enhances the overall sense of place. The Design Guidelines seek to implement the vision of the District 4 Master Plan by setting standards for urban design elements such as building orientation, architectural details, and features in the public realm.
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5.1.3 Glossary of Terms
This glossary of terms describes certain features and elements in the Design Guidelines in further detail.
Amphitheatre: an open-air venue used for entertainment and performances
Amenity Zone: a location for landscaping, furnishings, and amenities. This zone supports enhancements to the sidewalk and helps provide comfort and safety to pedestrians
Americans with Disabilities Act of 1990 (ADA): a broad civil rights law that protects individuals from discrimination based on disability. This law ensures that all public spaces are designed to be accessible to all members of the community, including those with disabilities
Arcade: an extension of a building façade over a sidewalk or Walking Zone and supported by columns or arches. This extension provides a covered walkway for pedestrians to protect against adverse weather
Art: original works created by an individual or design team for the purpose of controlling an aesthetic outcome
Art, Public: art that is located on public property and / or integrated into construction projects that are accessible to the public
Articulation: a change in depth along building façades
Awning: a roof-like cover extending out from the side of a façade to provide protection from the weather and / or add a decorative element. Awnings can be made of fabric, metal, fiberglass, or concrete. Awnings differ from arcades in that they lack supporting columns
Bicycle Facilities: facilities characterized by various features that support bicyclists’ needs and encourage bicycle use. The facilities include, but are not limited to bicycle parking, lockers, lanes, and paths
Bike Box: a designated area for bicyclists turning left at intersections with traffic lights. Bike boxes are located at the front of traffic lanes on shared roadways to give bicycles a head start over vehicles on shared roadways
Bike Lane: a marked portion of the street reserved for bicyclists
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-9 Bikeway: bicycle lanes, bicycle paths, and signed bicycle routes are included in bikeways
Build-to Zone: a linear area located along the edge of a right-of-way where a building’s front façade should be located. The width varies among land uses as defined in the Zoning Code
Bulb-out: an extension of the curb into the street, typically where on-street parking exists
Cornice: a horizontal decorative element that crowns a building or building element, such as windows and doors
Courtyard: an outdoor open space that is completely, or nearly completely, enclosed by a building or group of buildings
Curb Zone: a pedestrian waiting area and access point to on-street parking. This zone is the last buffer between sidewalk and roadway
Curb Ramps: ramps that provide access between the sidewalk and roadway for people using wheelchairs, strollers, walkers, crutches, handcarts, or bicycles and for people who have mobility impairments that make it difficult to step up and down the curbs
Cycle Track: a bike lane separated by some sort of buffer, such as a curb, landscaped median, or on-street parking, that supports two-way bike traffic
Façade: a single side of a building from floor to roof. In most cases, the façade is considered the front of a building and is typically the ornamented side facing the street
Floor Area Ratio (FAR): the ratio between the total floor area of a building and the total area of the lot on which it is located
Frontage Zone: a space for outdoor dining and congregating with furnishings and amenities. This zone assists in creating an engaging environment and helps keep “eyes on the street”
Gateway: a sign, landscape feature, or geometric landmark that indicates arrival at a place; any physical element that creates a sense of arrival or departure can be called a neighborhood gateway
Greenway (landscape): a linear chain of open space reserves or a recreational corridor
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Landscaped Buffer: a landscaped area that is used to separate different land uses from each other or a single land use from a right-of-way and lessens the effects of one land use on the other
Loading Zones: areas of commercial properties where goods are delivered by truck
Mixed-Use: a type of development that encourages and accommodates a variety of community activities, uses, and services in close proximity with one another. Mixed-use developments blend residential, commercial, cultural, institutional, and / or industrial uses. Mixed-use spaces promote walkability by promoting pedestrian connections and add to the vibrancy of an area
Multi-Modal Transportation: use of different modes of transportation in a given area, including walking, cycling, driving, and using public transit
Multi-Use Paths: designated non-vehicular paths separated from roadways that support both bicycling and walking
Native Vegetation: any species of plant life that is indigenous to an area. In the case of District 4, native vegetation includes grasses, shrubs, and trees that are indigenous to the Gulf Coast
Park: a natural, semi-natural, or planted space set aside for human enjoyment and recreation or for the protection of wildlife or natural habitats. Parks consist of grassy areas, rocks, soil, and trees, but may also contain buildings and other built features such as monuments, fountains or playground structures
Parking Garage: a building designed for parking cars and with a number of floors or levels; essentially an indoor, stacked parking lot. Parking structures may be heated if they are enclosed
Pedestrian Islands: safe pedestrian waiting areas located along crosswalks and between roadways where pedestrians can wait for traffic to pass; often located on roadway medians to reduce the number of lanes people must cross to reach safety
Pedestrian Accommodations: infrastructure that enhances the pedestrian environment; may include improving pedestrian safety, mobility, and/or access
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-11 Pedestrian Crossings: any enhanced feature that increases pedestrian access and safety when interfacing with traffic, including sidewalks, cross walks, and overpasses
Pedestrian Paths: pedestrian paths or multi-use paths that can be paved and / or unpaved and that are used for both recreation and transportation purposes; often accommodate pedestrians and bicyclists
Pedestrian Overpasses: structures completely separating pedestrians from vehicular traffic and providing safe pedestrian accommodation over often impassable barriers, such as arterial streets and highways
Plaza: an open urban public space, such as a community or town square
Public Space: an area left open for the use of the public, such as a piazza, plaza, park, or courtyard
Raised Crossing: a feature that is similar to a raised intersection but only the width of a crosswalk that encourages motorists to yield to pedestrians
Right-of-Way (ROW): a transportation easement provided for roadways, sidewalks, and other necessary pathways throughout a community
Roof, Flat: a horizontal roof with a pitch or slope that can be easily walked on
Roof, Gable: a pitched roof with two sloping planes that meet at a center peak and terminate with a gable at each end
Roof, Hip: a roof that slopes downward to meet the building walls on all sides and typically has a fairly gentle slope
Roof, Mansard: a roof that has four sloping sides that become steeper halfway down the roof
Rooftop Terrace: an accessible and habitable outdoor space located atop a flat roof
Roundabout: a circular intersection designed to eliminate left turns by requiring traffic to exit to the right of its centerpoint
Setback: the distance a building is required to be from its property boundaries, per zoning ordinances
Shared Parking: a strategy that permits nearby complimentary land uses to share parking spaces, which reduces the maximum number of parking spaces required for development
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Sharrow: a street marking placed in the travel lane to indicate where people should preferably cycle
Signs: any structure, placard, announcement, or demonstration used to disseminate instructions or information regarding direction, identification, places, or products
Signals: traffic control devices for both pedestrians’ and bicyclists’ safety, including the Rectangular Rapid Flash Beacon and the Pedestrian Hybrid Beacon, formerly known as a High Intensity Activated Crosswalk (HAWK) signal
Streetscape: all elements located within the public right-of-way that form a street’s character, including street furniture, lighting, landscaping, paving, and the adjoining buildings
Street Furniture: trees, benches, bus shelters, newspaper racks, kiosks, and other pedestrian amenities
Storefront: the ground-floor façade of a commercial building that faces the sidewalk
Stormwater Retention Basin: an area that collects stormwater runoff to prevent flooding
Traffic Calming: a method of using design elements to reduce vehicular speed along streets and improve pedestrian safety
Traffic Circle: anything from small mini-circles to large roundabouts that direct traffic in a circular pattern
Urban Open Space: protected or conserved land within urban areas, on which development is indefinitely set aside
Viewshed: the geographic area that can be seen from a specific location; includes all surrounding points that are in line-of-site from that location
Walking Zone: a pedestrian walking area; this zone helps facilitate the movement of pedestrians from one point to another
Wayfinding:all of the ways in which people orient themselves in physical space and navigate from place to place
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-13 5.2 Public Spaces
5.2.1 Introduction
For the purpose of this section, public spaces are defined as spaces within District 4, such as parks, plazas, and streets, that are available for public use. Oftentimes, public spaces are iconic of a community’s identity, like Navarre Beach. Such places offer space for social gatherings and activities, as well as foster community pride and a strong sense of place.
It is important to provide guidance for the design of public spaces to ensure accessibility for all residents and visitors and to make sure that the design reflects District 4’s character, views, and values. Components of public space that are described in this chapter are rights-of-way, furnishings and amenities, landscaping, parks and plazas, and safety.
5.2.2 Rights-of-Way
The term right-of-way (ROW) is used to describe land that is owned or held as an easement to land that allows movement or use by the public over the land. A typical ROW is used to allocate lands for public streets, but they can also be used to support some public multi-use paths and utility corridors. The Design Guidelines provide guidance on how rights-of-way should look and function. This section covers design standards for streets, sidewalks, bike lanes, multi-use paths, and public transit.
5.2.2.1 Streets
a. Roadways with intersections occurring at odd angles should have directional overhead signage to prevent turning into the wrong lanes.
b. Existing medians should be landscaped with native vegetation, where feasible, and adhere to Section 2.6.
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5.2.2.2 Sidewalk Zone a. Sidewalks should be located along both sides of all streets, wherever feasible without compromising safety. b. Along commercial corridors, sidewalks should be organized into four Sidewalk Zones—the Curb Zone, Amenity Zone, Walking Zone, and Frontage Zone. c. The Walking Zone should maintain a vertical clearance height of nine feet. The vertical clearance height should be clear of hanging tree branches, awnings, etc. Projecting signs may hang below nine feet, but should not hang below seven feet. d. Sidewalk Zones should adhere to the guidelines outlined in Table 5-1. e. Landscape buffers containing shrubs and other smaller plants are encouraged along sidewalks in the Amenity Zone, where feasible, for both aesthetic and functional purposes. Such landscaping should be used to create rain gardens located periodically along the street and at bulb-outs to help better retain stormwater. The Sidewalk Zones organize various activities that occur on sidewalks. f. The Amenity Zone should contain street trees that adhere to Section 2.6. Trees should be placed within a landscaped strip, tree grate, or planter box with enough space to grow and thrive. Up to two tree species may be used for each street segment. Table 5-1. Sidewalk Zoning Dimension g. Street trees should be placed in regular intervals between 15 feet and 30 feet Measure Type of Intersection apart, depending on tree canopy size. Curb Zone If on-street parking is present, 18 – 24 inches h. All paving and walkways should have a level surface, vbe oid of tripping Amenity Zone 2-foot minimum hazards, and be designed as slip resistant. Walking Zone 4-foot minimum Frontage Zone Up to 50% of sidewalk, so long as Walking Zone maintains 4-foot minimum dimension
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-15 5.2.2.3 Pedestrian Safety
a. Bulb-outs should be placed between every seven on-street parking spaces and at intersections to decrease the distance pedestrians must travel to reach a safe point of crossing, to protect parked cars, and to act as traffic calming devices. Bulb-outs should be at least the width of an on-street parking space in order to protect parked cars from cars turning onto the street.
b. All intersections should contain demarcated or texturized crosswalks with pedestrian crossing signs. Crosswalks at intersections should incorporate material or textural changes—such as poured concrete with a brick impression that is stained a natural brick color.
c. Other traffic calming measures should be incorporated at intersections where feasible, including pedestrian islands, raised crosswalks, and other devices.
d. All streets and other public spaces and access points should be ADA compliant.
e. Intersections should be well-lit at all times of the day. See Section 5.2.3.5.
Bulb-outs, pedestrian islands, and textured crosswalks enhance the pedestrian environment and make street crossing easier and safer.
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5.2.2.4 Bike Facilities 1 2 a. Bike lanes should be incorporated along all major roadways, and inclusion along all minor roadways is encouraged where feasible. Local roads should include sharrows. b. Bike lanes along major roads should be clearly marked, separated, and buffered from drive lanes. Possibilities include: 3 4 1. On-street parking (parallel parking only);
2. Striped two- to three-foot buffers;
3. Landscaped medians;
4. Raised cycle tracks—extended sidewalk that function as multiuse paths; Buffered bike lanes increase safety for bicyclists, pedestrians, and motorists. c. Raised cycle tracks should contain a two- foot landscaped buffer between bicycle and pedestrian lanes and have clear signage separating the lanes. d. Narrow residential streets should incorporate sharrow lane designations.
A simple sharrow stencil can be easily applied to roadways to caution drivers of bicyclists.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-17 5.2.2.5 Multi-Use Paths
Multi-modal paths encourage The locations of proposed multi-use paths in District 4 should be alternative transportation developed following these guidelines: methods (walking, biking, skating, etc), which in turn encourage healthier lifestyles and a. Multi-use paths should be designed with pedestrian amenities and reduce traffic. lighting for user convenience and safety, in compliance with Section 5.2.3.5.
b. Multi-use paths should provide connections to transit stops and stations where these facilities exist.
c. Multi-use paths should be looped and interconnected when feasible.
d. Multi-use paths should be clearly identified with signage every 300 to 500 feet in accordance with Section 5.2.4.
e. Multi-use paths should have adequate access points from sidewalks, bikeway systems, and public parking areas.
5.2.2.6 Transit
Sheltered bicycle parking at a. Stations should be standalone structures designed to represent Santa businesses encourage bicycle use. Rosa’s character and with the following amenities: ¡¡ Sheltered bicycle ¡¡ Ticket sales parking ¡¡ Public Restrooms ¡¡ A park-and-ride facility ¡¡ Service information ¡¡ Pedestrian drop-off ¡¡ Drinking fountains zone ¡¡ Covered waiting areas
b. Benches, trash / recycle receptacles, and bike racks should be present at every transit stop.
5-18 5.0 Design Guidelines Design Guidelines 5.0 c. Transit stops should have an overhead shelter and surrounding walls to protect riders from inclement weather. d. Shelters should be at least four feed deep with a roof that may extend over the Curb Zone. Transit shelters should be at least eight feet tall and at least 12 feet wide. e. Transit stops and stations should be highly visible and well-lit between dusk and dawn. f. Transit stops should display information about the transit schedule, routes, connections, and attractions located near each stop. g. Transit shelters should be placed in the Amenity Zone along sidewalks that are at least 12 feet wide or placed in lieu of on-street parking. Transit stops may extend into the Walking Zone, only if the remaining sidewalk is still wide enough to accommodate a six- to eight-foot Walking Zone. h. Transit stops and stations that feature local public art to increase their attractiveness should be encouraged.
5.2.3 Furnishings and Amenities Furnishings and amenities are features that create a comfortable environment and provide conveniences for those using or visiting an area. This section includes guidelines for benches, bike racks, trash and recycle receptacles, lighting, wayfinding tools, and public art. a. Street furniture and amenities should be located in active pedestrian areas, including intersections, building entrances, transit stations and stops, and public parks, plazas, and open spaces. Such street furniture and amenities along the sidewalk should be placed within the Amenity Zone or Frontage Zone, ensuring a clear path for pedestrians in the Walking Zone. b. Amenities should have a consistent design within developments and districts.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-19 5.2.3.1 Benches
a. Benches should be placed every 300 feet along all sidewalks of major and minor roadways and in areas that are highly visible from streets.
Street furnishings should b. Benches should be located in well-lit areas, near streetlights or be selected for durable, maintenance free materials and pedestrian lighting, and preferably in parklets near trees or shade construction. structures.
5.2.3.3 Bike Racks
a. Bike racks should be able to accommodate a typical 6.5-foot-long bicycle while keeping the Walking Zone clear. Bike racks should also be at least two feet from the curb to avoid bicycles encroaching onto the street. Ideal locations for bicycle racks are in curb extensions and bulb-outs where the Amenity Zone is extended.
b. On sidewalks with adequate widths, bike racks should be placed perpendicular to the curb; otherwise, angled parking can be used to reduce space requirements.
c. Bike racks should be strategically located in areas that are highly visible from the street, windows, and doors and should have sufficient lighting.
d. Bike racks should be located near schools, libraries, and other public buildings, as well as transit stations / stops, parks, and in major commercial areas.
5.2.3.4 Trash and Recycling Receptacles
a. Trash and recycle receptacles should be placed together every 300 feet along major pedestrian streets and intersections, near major civic buildings, transit stations and stops, and near other areas of high pedestrian activity. Choosing a theme (materials, scale, color) provides a unifying elements in the urban landscape that establishes character. (Example design: Coda Street Furniture by Woodhouse) b. Trash and recycling receptacles should have removable bins placed inside a base made of concrete to facilitate liner replacement.
5-20 5.0 Design Guidelines Design Guidelines 5.0 c. Trash and recycle bins should have removable lids with spring-loaded doors to prevent rain and wildlife from entering the receptacles. Lids should be able to lock onto the base.
5.2.3.5 Lighting Example of animal proof a. All public ROWs, paths, and parking lots should be well-lit with street lights trash receptacle. and pedestrian-scale lighting. Extra lighting in potential problem areas, such as arcades, intersections, entrances / exits, and stairs should be provided. Table 5-2. Street / Pedestrian Lighting Guidelines Illuminance standards for street / pedestrian lighting should follow guidelines Type Footcandles (FC) outlined in Table 5-2. Roadways 1. All intersections should have at least one street light, and major Highway (Major & Minor) 1.1 – 1.5 intersections should have at least two. Collector 0.8 - 1.0 Local 0.4 – 0.7 2. Traditional street lights should be spaced between 100 feet and 120 feet Intersections apart. Traditional street lights without a second lower arm for pedestrian Highway / Highway 2.6 – 3.4 lighting should be spaced between 125 feet and 175 feet apart and in a Highway / Collector 2.2 – 2.9 staggered pattern along opposite sides of the street to ensure adequate, equal lighting of all open spaces. Highway / Local 2.0 – 2.6 Collector / Collector 1.8 – 2.4 3. Light fixture features (e.g., pole, luminary, arm, and color) should be chosen Collector / Local 1.0 – 2.1 from a specified catalog of components and should remain consistent Local / Local 0.8 – 1.4 throughout a district. Dimensions for street and pedestrian lighting should Pedestrian / Bike Paths follow guidelines outlined in Table 5-3. Commercial Sidewalks 1.0 – 2.0 4. Street lights should be shielded and / or recessed to direct lighting Public Sidewalks 0.5 – 1.0 downwards and reduce upwards glare. Residential Sidewalks 0.2 – 0.5 Multi-Use Paths 0.5 – 1.7 5. All street lights should support an armature suitable for hanging banners. Parking Such armatures should be spring loaded. Armatures and banners should be 0.6 – 1.3 elevated over seven feet from the ground plane and should not extend over Surface Parking the street. Structured Parking 0.5 – 1.0
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-21 Table 5-3. Street / Pedestrian Lighting Dimensions Lighting Feature Dimension 4 - Traditional Street Light A Concrete Pole Height 20’ Luminaire Type Pendulant B Arm Extention Length 6’ Secondary Pedestrian C 3’ Arm Extension Length 3 - District (Historic) Street Lighting D Concrete Pole Height 15’ E Luminaire Type Globe 2 - Pedestrian Light F Concrete Pole Height 10’ E Luminaire Type Globe 1 - Bollard Walkway Lighting Standard Bollard G 3.5’ Height H Standard Planter 3.5’ Height
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6. Flashing pavement lights should be considered at crosswalks to enhance pedestrian safety at night.
7. Street lights should be powered by solar panels where applicable and feasible.
5.2.3.6 Pedestrian Lighting a. Pedestrian light fixtures should be placed along pedestrian paths, plazas, and other public spaces. b. Pedestrian lights in areas without street lights should be spaced between 50 feet and 100 feet. Placement should take into consideration vegetation and other obstructions that can block light. Bollard lighting is an acceptable alternative to pedestrian lighting, where appropriate. c. LED bulbs should be used for all pedestrian lighting in the public realm. d. Pedestrian lighting in the form of wall mounted fixtures should be prohibited in public spaces. e. Uplighting should be used highlight significant cultural elements in the streetscape but should not be used as the primary pedestrian light source. f. Pedestrian lighting should be shielded to direct light downward, reduce glare and light pollution, and confine light within the site’s boundary.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-23 5.2.4 Wayfinding
Wayfinding signage helps direct people to places. It is an essential element of circulation systems, that support connectivity and improves user experience. Wayfinding tools include:
Wayfinding elements, in concert with street furnishings, contribute to the overall impression and character of an urban environment (Example: City of Toronto Wayfinding Signage).
Gateway signage can be at grade or elevated, can be made 5.2.4.1 Major Gateways of landscape elements or be structural, or a mox. Materials Major gateways should be a combination of landscape elements and should compliment nearby structural / artistic signage at district entrances. Such major gateways buildings, street furnishing, and lighting. should represent Santa Rosa’s character.
5.2.4.2 Minor Gateways
Minor gateways should replicate major gateways, but smaller, and should serve the same purpose as major gateways. They should be located at other entryways into districts from less heavily trafficked streets or multi- modal pathways.
5.2.4.3 Street Signs
a. Street signs should be attached to traffic lights and stop signs at intersections where applicable and made of aluminum with reflective vinyl lettering.
5-24 5.0 Design Guidelines Design Guidelines 5.0 b. Street signs that display the name of a street must hang down from an arm of an aluminum pole and be secured to the arm with hinges to minimize pressure from high winds. The total height of the pole and sign should be 18 feet. c. If an intersection does not have a traffic light, street signs should be mounted to an aluminum pole that is at least nine feet high. The aluminum pole should include signs for both intersecting streets. The bottom of the street signs should be at least eight feet from the sidewalk surface.
5.2.4.4 Banners a. Banners should be hung on light poles within the districts and should display announcements for events, festivals, and programs. b. Banners should be attached with spring-loaded brackets to reduce pressure from high winds on both traditional and historic street lights. c. Banner material should be resistant to extreme weather, such as heavy moisture and intense sunshine. d. Banners should have designs that are consistent with the character of the district in which they are located. e. Banners should be available at a pedestrian scale and at a vehicular scale. f. The bottom of banners should be at least eight feet above sidewalk surfaces. If a banner extends over a roadway, the bottom of the banner should be at least 14 feet from the roadway surface. Banners on light poles notify residents and visitors of events
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-25 5.2.4.5 Directional Signs
Directional signs guide residents and visitors along designated paths throughout District 4, such as bike lanes and multi-use paths. The Directional Sign section of the on Design Guidelines focuses on sign standards for both bike network signs and multi-use path network signs and markers.
5.2.4.6 Bike Network Signs
a. Bike network signs should be located along bike lanes and display the following information: ¡¡ Nearby destinations that are accessible via the bike network ¡¡ The distance and directions to destinations
b. Bike network signs should be mounted on existing infrastructure such as street lights.
c. The bike network signs should receive their own branding and be of different design than other signs within Santa Rosa.
d. Bike network signs should be six feet tall if mounted on a free-standing aluminum pole. They may be taller if mounted on existing infrastructure, but not lower than six feet.
e. Bike network signs should be coated with a retroreflective material, as to reduce glare and reflections.
f. Bike network signs should be placed every 300 feet along the bike lane.
5.2.4.7 Multi-Modal Path Network and Marker Signs
a. Multi-use path network signs should be placed at the beginning and end of multi-use paths and should point out key natural features along the path, provide a brief history of the area, or denote environmental features.
b. Multi-use path network signs should be of unique design and be different than other signs within Santa Rosa.
c. Multi-use path network signs should be five to six feet tall and may be mounted alongside standalone bike signs.
5-26 5.0 Design Guidelines Design Guidelines 5.0 d. Path network signs should be placed every 300 feet and should display the names of the paths and the direction to attractions along the path. 5.2.5 Public Art a. Public art should be cohesive with the surrounding environment and should not block windows or entranceways, create blind spots in the built environment, nor interrupt the regular flow of pedestrian movement. b. Public art should express Santa Rosa County’s rich history and environment. Local residents and schools should be encouraged to participate in the creation of public art. c. Art pieces do not always have to be the primary focal point when incorporated into a public area environment.
5.2.6 Landscaping
This section identifies the plants that are appropriate for use in District 4. Identifying appropriate landscape materials that will aid in upholding a complementary aesthetic look throughout the community and help guide the use of native plants in landscaping. This section covers pavers, walls, and fences.
5.2.6.1 Vegetation a. New developments are encouraged to retain as much of the existing, native vegetation on the property as possible. Any native vegetation that is removed should be replanted / relocated. All invasive species should be eliminated from the project site with new construction or renovation. b. New developments that require tree removal should replace / replant removed trees on-site, if feasible. Trees that cannot be replanted on-site should be placed elsewhere within District 4. c. All landscaping should consist only of plant species that are native to Florida and that are suitable for the type of soil and climate at the site.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-27 d. Streetscape vegetation should not be used if it bears fruit or has thorns.
e. No more than two species of street trees should be used on a single block segment.
f. Street trees should be planted at the same time along an entire block segment.
5.2.6.2 Paving a. Paving for sidewalks, roadways, and multi-use paths should be firm, stable, slip resistant, and easily traversed by those with varying abilities.
b. Porous, permeable materials are encouraged for all pavement needs to enhance stormwater drainage. c. Stamped concrete pavers with a natural colored stain should be used for all crosswalks across major roads and commercial corridors.
d. Grass pavers are encouraged for surface parking lots.
5.2.6.3 Walls & Fences a. Walls and fences located in the required front yard setback as specified in the Land Development Code should not exceed 36 inches in height. Such fences may be increased to a maximum height of 42 inches, if the material extending beyond 36 inches is an open material, such as wrought iron or vinyl rail.
b. Fence materials should be durable and consistent with abutting fences. c. PVC, wire mesh, and chain link walls or fences are prohibited for mixed-use, residential, and commercial designated properties.
d. Such walls and fences that face the public right-of-way should be decoratively treated and compliment the material, color, scale, detail, and general architecture of adjacent buildings.
e. Walls should incorporate seating and landscaping in their designs when located near an active pedestrian path, sidewalk, or public open space.
f. Long walls and fences should utilize staggers, offsets, or pockets every 50 feet to break-up long, linear features.
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5.2.7 Parks and Plazas
This section provides guidance for parks and plazas to retain District 4’s character and open feel as it continues to be developed. This section also ensures all public parks and plazas are open and accessible to the community. a. Landscaping in parks and plazas should adhere to Section 5.2.6. b. Parks and plazas should have programmable space for events, activities, and gatherings. c. Stormwater retention basins should be incorporated into public parks and plazas as part of their landscape design. d. Parks and plazas should connect to pedestrian and bicycle paths whenever possible.
5.2.7.1 Parks a. Parks should provide for different levels of Parks should not be over-designed; sometimes simple greenspace is recreation, such as active and passive recreational enough in an urban environment activities. to encourage passive and active recreation. b. Parks should generally be designed to minimize impervious surfaces. c. Parks should provide sufficient access for all members of the community. d. Structures at parks, such as recreational centers and restroom facilities, should incorporate rooftop solar panels or vegetated roofs.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-29 5.2.7.2 Plazas
a. Plazas should be flush with the adjoining sidewalk sand not be blocked by landscaping, walls, fences, parking, etc.
b. Native vegetation, such as trees, shrubs, and grass lawns, should be provided to soften the built environment but not restrict visibility from Plazas provide hardscape the street. and can be passive (simple material difference) or active c. Plazas should have connections to other (integrated activity like bocce pedestrian networks, such as multi-use paths, or large scale chess or benches and tables for rest). sidewalks, and building entrances.
d. Plazas should incorporate sufficient lighting throughout to promote a safe environment at all hours.
e. Plazas should include amenities for comfort such as water fountains, shade structures, and ample seating.
f. Plazas should receive regular maintenance from the property owner, including trash removal, landscaping, and damage repair.
g. Plazas should reflect and balance the aesthetics Integrating activities in public and appearances of surrounding structures spaces activates those spaces and encourages participation. through material choices and landscaping.
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5.3 Architectural Design
5.3.1 Introduction
This section provides guidelines for the form and appearance of buildings (public and private), as well as how buildings relate to each other and surrounding areas. Included are guidelines for building orientation, mass, form, articulation, public realm features, building styles, roofs, and doors and windows.
5.3.2 Building Orientation
Building orientation refers to the way in which a structure sits on a property and can impact the integration of new and existing developments. Ensuring all new buildings are compatible with existing developments and support a pedestrian friendly experience along streets and multi-use paths is essential.
5.3.2.1 General a. Buildings should maximize street frontage, with a minimum of 50 percent of the structure’s front façade within the Build-to Zone. b. Properties adjacent to multi-use paths should consider secondary frontage along the path’s ROW. c. Loading zones should not be located along a public roadway or multi-use path. d. If the building form creates a significant enclave or void along the street (L-shaped and U-shaped buildings), the open area should become public or semipublic open space, such as a plaza or courtyard. Maximized street frontages enhance the pedestrian realm by creating a more visually engaging environment.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-31 5.3.3 Mass, Form and Articulation
Establishing mass, form, and articulation standards for each building is important to create developments throughout the community that are cohesive and that support Santa Rosa’s identity and vision. However, these guidelines are flexible enough to permit design freedom.
a. Site configuration and design should be influenced by and proportional to the form and design of adjacent properties, and new buildings should be evaluated for consistency.
b. Structures should be of similar height in relation to the adjacent properties. Buildings that have more stories than neighboring properties should have the upper floors stepped back, as to not overpower the neighboring structures.
A
Corner lot articulation, whether it is through an extending architectural feature or recessed public plaza, can help enhance the built environment.
5-32 5.0 Design Guidelines Design Guidelines 5.0 c. A building’s principal entryway should be directly accessible from the primary street. Buildings on corner lots should have an entryway oriented toward the intersection (A). d. Building façades should differ from other nearby structures, while retaining similar patterns and architectural features. e. Building façades should be articulated both horizontally and vertically to avoid box-like structures and blank walls. f. Ground-floor storefronts should appear to be smaller in scale than the overall building by breaking up the structure’s massing and by using strategic articulation and other ground-level architectural details (B). g. Buildings with heights greater than 50 feet should be divided into three smaller components: a base, a middle, and a top. ¡¡ Base – Should incorporate features and amenities in Sections 2.3 and 2.5 and should be one- to two- stories or 25 feet tall. ¡¡ Middle – May incorporate unique window treatments and should serve as the main, identifiable body of the building. ¡¡ Top – Should be stepped back to create visual interest and should appear less bulky than the base and middle. Varied roof lines and cornices are recommended. h. For buildings over 50,000 square feet, developers should consider including semiprivate and / or private interior courtyards for increased natural lighting within the structure’s core. This also creates a semiprivate outdoor gathering space B for residents. Articulation helps breakup a street wall into a more human scale form, creating a more exciting and comfortable pedestrian experience.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-33 5.3.4 Public Realm Features
Certain building features have greater influences on the public realm when they are included along sidewalks, street ROWs, and multi-use paths. Providing appropriate features and amenities along these spaces support an exciting and more comfortable pedestrian experience.
a. Ground floor commercial and office buildings should include awnings over windows if they are exposed to direct sunlight. Awnings should be at least nine feet above the ground and extend three to six feet from the façade over the public space.
b. Mixed-use buildings may incorporate covered walkways that encroach upon the Frontage and Walking Zones beyond the setback requirement and property line. The covered walkways should provide pedestrians with shade from the sun Awnings provide protection from the sun through shaded areas, which promotes a walkable environment. and protection from inclement weather. They may include arcades, galleries or other protective designs.
c. Rooftop terraces should be incorporated into buildings to provide additional levels of activity, private and / or intimate outdoor spaces, and unique spaces with iconic viewsheds. Specific uses that could benefit from incorporating rooftop terraces include, but are not limited to, hotels, restaurants, and residential units.
5.3.5 Roofs
Roofs come in many different forms and are one of the prominent features on buildings. The following guidance is established to create cohesiveness among rooflines, as well as to create usable spaces and stormwater mitigation.
5-34 5.0 Design Guidelines Design Guidelines 5.0 a. Similar to variations in articulation and massing, rooflines should also provide variations and visual breaks. b. Solar panels are encouraged atop roofs, if the design does not produce glare on adjacent properties or public spaces. c. Green or vegetated roofs are encouraged for new development, where feasible. Such roofs assist in retaining stormwater, growing local produce, and creating unique spaces in traditionally unused portions of structures.
5.3.6 Doors and Windows
Doors and windows are a defining and prominent feature in all buildings and can have significant effects on aesthetics, building performance, and the pedestrian experience. Establishing standards and guidelines for doors and windows is essential to support the community’s character, pedestrian safety, and sustainable structures. a. Doors and main entryways into buildings should be prominent and well-lit. b. Storefront windows should be five feet tall, at a minimum, with the bottom of the window no more than three feet above the sidewalk. c. New construction should have strategically-designed and placed windows to maximize indirect sunlight and passive solar heating. ¡¡ North-facing exterior walls should maximize window openings for indirect sunlight. ¡¡ South-facing exterior walls should include sun shading mechanisms over windows to block and / or diffuse direct sunlight. ¡¡ East-facing exterior walls should maximize window openings for early morning sunlight. ¡¡ West-facing exterior walls should include sun shading mechanisms over any opening or window to block or filter afternoon sun. d. Dark, reflective, and otherwise mirrored glass should be prohibited for use on storefront windows.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-35 5.4 Site Design
5.4.1 Introduction
The way in which private developments relate to the public realm contributes to District 4’s character and identity. Establishing guidelines for site design is important for ensuring all sites help fulfil the District 4 Master Plan Vision. These guidelines address issues related to specific components of developments, such as viewsheds, parking, and service areas.
5.4.2 Viewsheds
District 4’s location along the Santa Rosa Sound and Gulf of Mexico create an iconic identity for the community, and picturesque scenery. Preserving and creating viewsheds of these natural assets is ideal for capitalizing on District 4’s setting.
a. New buildings should create viewing opportunities of the Santa Rosa Sound and the Gulf of Mexico, where applicable, through strategically oriented balconies, windows, and public spaces.
b. Landscaping and amenities located along the shoreline should not detract from the view of public spaces, including ROWs.
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5.4.3 Parking
Parking is an essential urban component, but when poorly designed, it can hinder walkability and create unattractive places. Well-designed parking plans retain the community’s character while meeting parking demands for residents and businesses. Planning for and designing parking in District 4 will increase convenience and improve traffic flow along streets. This section includes Design Guidelines for on-street parking, parking lots, and parking garages.
5.4.3.1 Parking Lots a. Parking lots should not dominate street frontages or shoreline areas. Parking lots should be placed to the rear of a property, behind the building and away from the primary street. b. Adjacent lots should establish reciprocal access to parking lots and internal circulation to minimize curb cuts. c. The perimeter of any outside parking areas that face a public street should be landscaped to create a visual screen from the street. Landscaping should adhere to the landscaping guidelines in Section 2.6. d. A pedestrian path should be provided from the end of the parking lot to the primary entrance of the building. e. Shared parking is preferred and encouraged for all non-residential development. f. Surface parking lots should include landscaped islands at least every 15 parking spaces and at the end of each parking row to reduce the visual impact of the lot and to mitigate stormwater flooding. Landscaped islands Landscaping in parking lots can enhance the aesthetics of a property, reduce stormwater runoff by providing pervious surfaces for rainwater to flow to, and provide should be at least three feet by three feet and be wide enough to protect shading along pedestrian paths through a parking lot. trees and vegetation against bumper overhang and swinging doors.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-37 g. Landscaped areas in surface parking lots should be protected from vehicular encroachment by a six-inch-tall vertical curb.
h. Parking lots should provide designated parking spots for persons with disabilities. These spots should be clearly marked and should be ADA compliant.
i. There should be at least one bike rack for every 25 vehicular parking spaces developed. See Bike Rack Design Guidelines Section 2.3, Furnishings and Amenities for more information.
j. Pervious pavement and grass pavers should be considered for surface parking lots to mitigate stormwater runoff.
5.4.3.2 Parking Garages
a. Parking garages should be well lit with LED lighting. Lighting within the garage should not create excessive glare for neighboring residential units.
b. Public parking garages should incorporate public art along the façade of the structure.
Mixed-use parking garages provide c. Elevators and stairs should be located on corners pedestrian-friendly activities on the with high pedestrian activity and should be clearly ground floor. The use of vegetation and screening along the garage marked with signage along the perimeter of the facade maintains an appealing parking structure. This will help to lessen the use of aesthetic along the streetscape. ramps as main pedestrian access points within the garage.
d. Parking garages should have an external skin when exposed to the public right-of-way, as to not undermine the visual character of the streetscape.
e. The street frontage of parking garages should be lined with ground-floor commercial uses to promote pedestrian activity.
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5.4.4 Service Areas
Loading docks, shared trash receptacles, utility areas, and similar facilities are critical components of functional developments, but if poorly designed, can interrupt circulation and detract from the visual character of the building and area. Properly planned and sited service areas are screened from the public view while still retaining their essential functions. This section covers loading docks, trash receptacles, and utilities.
5.4.4.1 Trash Receptacles a. Trash collection location areas should be located in the rear of buildings, away from pedestrian entrances. b. If located outside, trash collection areas should be enclosed by a seven-foot wall. Wall materials should be compatible with main buildings, and access gates should be lockable—both in the open and closed position. An example of an enclosed trash c. The perimeter of trash receptacle walls should be receptacle location that is compatible landscaped to screen the view. with its associated main building...
Plan 4 District 4 Master Plan for Santa Rosa County District 4 5-39 5.4.4.2 Utilities
a. Where feasible, utilities should be placed off the ground plane, either underground or on roofs of structures, and set back from building façades so they are not visible from the street.
b. Utility connections located on the ground plane should be located in the rear of structures when possible.
Landscaping screens these utilities and c. Utilities should be screened with shrubs and other enhances the aesthetics of both these vegetation from public view, while maintaining utilities and the overall site. accessibility.
5-40 5.0 Design Guidelines 6.0 Economic Development Economic Development 6.0 Santa Rosa County’s District 4 Master Plan is strategic, regionally-focused, and aims to build strong economic ecosystems that will support entrepreneurship and business growth, enhance and grow existing economic assets, and create well-paying jobs in growing sectors by investing in bottom-up regional economic development.
6-2 Economic Development 6.0 Introduction This chapter is an analysis of economic development market opportunities and a master plan for action to seize those opportunities. It examines the region as a whole, but gives special attention to key “character areas,” sites that offer particular opportunities for economic development and revitalization. This chapter of the Master Plan clarifies Santa Rosa County’s vision for its economic future and supports that vision with a program of strategic actions for both short-term and long-term planning horizons. The Economic Development chapter provides the broader, long-term land use policy framework for District 4.
Santa Rosa County is at a key juncture in its history and development. As the nation and the region begin to emerge from a serious economic downturn that has affected nearly every sector of the economy, the county will need to pursue a course of action that will allow it to capture new economic growth opportunities and leverage its inherent assets and advantages to ultimately realize its economic goals.
The current economic conditions present serious challenges for Santa Rosa County, but also important opportunities for enhancing local economic vitality, overall quality of life, and for capitalizing on the basic forces that will drive the 21st century economy – while also preserving the essential community character of District 4 and its character areas. In fact, contemporary economic trends indicate that Santa Rosa County’s assets are advantageous.
The District 4 Master Plan provides a sound analytical basis for the implementation of projects through public and private initiatives and collaborations, as well as new ideas and opportunities for economic development implementation. In particular, it provides: ¡¡ An analysis of existing and potential markets that identifies regional, county-wide, and area-specific development and re-development opportunities; ¡¡ Examination and evaluation of the viability of individual project site opportunities that are defined as key catalyst projects for economic development; ¡¡ An action program to achieve Santa Rosa County’s goals for enhancing the overall quality of life of District 4 residents and businesses through increased economic development opportunities.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-3 This chapter analyzes economic development through a scenario-based, rate-of-return methodology. In addition, recommended public infrastructure improvements are listed by type and associated cost as a guide for capital improvement planning and budgeting. At the end of this chapter are a host of funding strategies and programs for assistance at the local, state, and federal levels that can be leveraged to make the District 4 Master Plan a reality.
Economic Development Santa Rosa County’s District 4 Master Plan is strategic, regionally-focused, and aims to build strong economic ecosystems that will support entrepreneurship and business growth, enhance and grow existing economic assets, and create well-paying jobs in growing sectors by investing in bottom-up regional economic development. In order to maximize rates of return, different development scenarios need to be assessed. Strategic sources for capital to support public infrastructure must be accessed as well. Finally, and sometimes in parallel, amenities and incremental improvements to local site features can have an impact if targeted and supportive of a larger goal. Both the financing avenues and target investments that will make the Santa Rosa District 4 Master Plan a reality are discussed below.
Rates of Return – Development Scenarios
To illustrate the potential return on commercial investments, accommodations, and multifamily product development, a basic pro forma has been developed using 2016 development assumptions. The pro forma provides estimates on unlevered and levered internal rates of return (IRR), as well as annual cash-on-cash returns. These financial metrics were chosen because they are most commonly used by commercial investment analysts and private-sector developers.
Based on these development assumptions, commercial product (office, retail, R&D) is estimated to produce the highest annual IRR at 9.1% unlevered and 20.5% levered, followed by accommodations at 7.2% (unlevered) and 14.3% (levered) and by multifamily at 6.6% (unlevered) and 12.3% (levered). Although a thorough market study is needed to determine current market demand, the rent assumptions used in the pro forma are believed to be
6-4 6.0 Economic Development Economic Development 6.0 reasonable, given the population and income demographics of the area. It is estimated the District 4 area will grow by nearly 21,000 residents through 2045. Furthermore, District 4 residents earn some of the highest household incomes in Northwest Florida. If these trends persist, the area will continue to be ripe for (re)development.
The following is an assessment of internal Rate of Return comparing Mixed-Use Redevelopment and single commercial development. The Mixed-Use Redevelopment scenario includes both residential (multifamily housing) and commercial development. The Single Commercial Redevelopment scenario assumes the same quantity of commercial redevelopment as the Mixed-Use scenario less the housing component. This comparison is shown in Table 6-1 with Mixed-Use Redevelopment having a higher rate of return than commercial development alone.
Multifamily Housing
One of the greatest limiting factors for District 4 is the lack of large-tract, developable land, with most of the development consisting of single-family detached housing. In order to support the estimated population growth, the region must increase its housing and commercial density. It is unlikely that single-family detached housing alone will support the projected population growth, thus driving the demand for multifamily, condominium, and single-family attached housing units.
Commercial Development
The retail sector loses a considerable amount of sales to neighboring districts; approximately $300 million in 2016. With significant population growth projected to continue through 2045, the demand for retail product will only increase, thus driving returns for commercial properties. Office product is currently limited due to the low daytime population estimates. Generally speaking, when more residents commute out of the region during business hours, office product tends to lag in development. As District 4 is generally seen as a tourist market and bedroom community supporting Pensacola, Gulf Breeze, and Okaloosa County (Hurlburt and Elgin AFB), the retail sector in support of both locals and visitors constitutes an immediate opportunity for regional developers. The office sector will likely require a concerted effort to bring more product online; however, as the population continues to grow, local supporting industries (medical, law, real estate, etc.) that demand office product will naturally put pressure on the office market.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-5 Table 6-1. Return Potential of Proposed Mixed-Use and Commercial Redevelopment Areas, 2020 - 2045 % of Commercial Accommodations Multifamily Total Mixed-Use Total Commercial Finances Annual Operations SF/Units - 5,892,840 250 5,000 - - Rent (sf/unit) - $23 $150 $1,400 - - Occupancy - 85% 65% 93% - - Total Revenue - $115,205,024 $8,896,875 $78,120,000 $202,221,899 $115,205,024
Operations (sf/unit) - $6.95 67% $5,772 - - Operating Expense - $40,955,239 $5,960,906 $28,860,000 $75,816,145 $40,955,239
Net Operating Income - $74,249,785 $2,935,969 $49,260,000 $126,445,727 $74,249,785 (NOI)
Construction Cost - $120 $130,000 $115,000 - - (sf/unit) Total Construction Costs - $707,140,810 $32,500,000 $575,000,000 $1,314,640,810 $707,140,810
Finance Equity 25% $176,785,203 $8,125,000 $143,750,000 $328,660,203 $176,785,203 Debt 75% $530,355,608 $24,375,000 $431,250,000 $985,980,608 $530,355,608 Interest Rate 5.00% - - - - - Period 25 yrs - - - - - Loan Payment - $37,630,034 $1,729,466 $30,598,247 $69,957,747 $37,630,034 Principal Payment - $35,748,532 $1,642,993 $29,068,335 $66,459,860 $35,748,532 Interest Expense - $1,881,502 $86,473 $1,529,912 $3,497,851 $1,881,502 Debt Service Coverage - 1.97 1.70 1.61 - -
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Table 6-1. Return Potential of Proposed Mixed-Use and Commercial Redevelopment Areas, 2020 - 2045 (continued) % of Commercial Accommodations Multifamily Total Mixed-Use Total Commercial Finances Annual NOI (Unlevered) - $72,368,283 $2,849,495 $47,730,088 $122,947,866 $72,368,283 Annual NOI (Levered) - $36,619,751 $1,206,503 $18,661,753 $56,488,007 $36,619,715
Annual Cash-on-cash - 20.7% 14.8% 13.0% 48.5% 20.7% return Annual IRR (Unlevered) - 9.1% 7.2% 6.6% 22.9% 9.1% Annual IRR (Levered) - 20.5% 14.3% 12.3% 47.1% 20.5% Notes: 1. All dollars are in 2016 USD. 2. Product mix is derived from hypothetical development scenarios (not current market conditions) and is subject to change. 3. This pro forma is designed as an informational tool and all individual (re)developments should be analyzed independent of this model, using current market demand and financing metrics from a license lending institution. 4. Development assumptions are derived from local knowledge of current development conditions. 5. All assumptions are subject to change. 6. IRR stands for Internal Rate of Return. 7. Returns presented in this table are projections based on a very narrow set of assumptions. Matrix Design Group, Inc. does not guarantee these results and individual developers are advised to conduct their own market research prior to pursuing a development project in Santa Rosa County District 4.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-7 Santa Rose Five-Year Strategic Plan The Santa Rosa County Economic Development Office (EDO) commissioned an economic development study, Building a Better Santa Rosa County: A Five-Year Strategic Blueprint Economic Development which was completed in 2018. This economic development plan assessed the existing plans, assets, and opportunities and create a roadmap for the County to generate economic opportunities for its citizens.
The plan details recommended product improvement, marketing, and organizational changes for the Santa Rosa EDO, Santa Rosa County, and their economic development partners to ensure that Santa Rosa County strengthens its competitive position can attract and retain businesses that will create jobs and opportunities. The Plan is built on a set of local and regional data points to identify target business and a set of strategic recommendations.
The target business sectors identified in the plan include five areas: ¡¡ Aviation and Support Services ¡¡ Agriculture and Marine Research ¡¡ Business Services ¡¡ Health Services / Research and Medical ¡¡ Distribution and Logistics Technology
An additional target for community development was established – to improve quality of place and asset development. These targets are defined as: ¡¡ Specialty Retail ¡¡ Eating and Drinking Places ¡¡ Destinations & Tourist Attractions ¡¡ Traveler Accommodations ¡¡ Recreational Equip. Rental ¡¡ Spectator Sports ¡¡ Outdoor Recreation Operators ¡¡ Performing Arts Facilities and Events ¡¡ Marinas ¡¡ Promoters of Performing Arts, Sports, and Similar Events
The target business sectors and strategic recommendations reflect items that the Santa Rosa EDO, the County, and economic development partners in the area can pursue to enhance perceptions of the area by site-location advisors or companies looking to invest in Santa Rosa County, and strategies the Santa Rosa EDO can use to
6-8 6.0 Economic Development Economic Development 6.0 leverage strengths and effectively market the area to the recommended targets. The strategic recommendations are broken into three categories: ¡¡ Policy changes and investments that should be made to strengthen the area’s product ¡¡ Tactics to better market Santa Rosa County ¡¡ Improved economic development service delivery
The economic development plan was reviewed and evaluate as part of the development of the District 4 Master Plan and many of the recommendations are directly applicable to the District 4 Master Plan by direct incorporation in the plan for District 4 or by supporting and reinforcing the Master Plan implementation. The following highlights key recommendations from the Economic Development Plan and how they align with the District 4 Master Plan.
Recommendations Table 6-2. Alignment of Economic Development Recommendations with District 4 Master Plan Economic Development Plan Strategic District 4 Master Plan Recommendation
Develop a campus-like office park in the more commercial The District 4 Master Plan includes development of a Medical Innovation Hub building on the synergies of Baptist Hospital to create an incubator areas of Santa Rosa County. and accelerator area for medical related research and development and technical corporations. Create a plan to improve gateways into the County. The District 4 Master Plan includes recommendations for three entry gateways – one at the western entry to District 4 on US 98, one at the eastern entry to District 4 and Santa Rosa County on US 98, and one at the northern entry to District 4 from SR 87. Plan and Strategize for a “Better Santa Rosa County” by The District 4 Master Plan documents the amenities and assets within District 4 and proposes to preserve and leverage them to create placemaking conducting a county-wide land use amenities plan. opportunities. Enhance the entrepreneurial ecosystem. An entrepreneurial ecosystem can be used to develop unique opportunities whether through boutique and one-of-a-kind businesses or through ecotourism ventures that reinforce a unique tourism environment for District 4. Look long-term for sustainable funding for economic Long-term sustainable funding sources will be required to facilitate development and implement the vision for District 4. Funding sources that can development and product improvement. be used to enhance public infrastructure and incentivize private development to create the desired types and pattern of development proposed by the Master Plan will be necessary for Master Plan implementation. Update the County’s Incentive Policy. Incentives are significant drivers for private development and can be leveraged to attract the types of development desired in District 4. Engage a firm to analyze the County’s best effort to attract The recommendations of retail analysis can be used to refine the approach to targeting and attracting the desired type of investment to District 4. retail in order to enhance the area’s quality of place assets.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-9 Public Infrastructure Improvements Creating a walkable and bikeable community starts with the built environment: having destinations close to each other; siting schools, parks, and public spaces appropriately; allowing mixed-use developments; having sufficient densities to support transit; creating commercial districts that people can access by bicycle, foot, and wheelchair; etc. Most individuals limit their walking trips to .5 miles, so having a compact environment is essential. Bicyclists will go out of their way to use bicycle infrastructure, increasing the importance of having sufficient facilities. The connection between land-use planning and transportation planning is critical to accommodating trips by foot and bicycle safely and effectively.
Developing pedestrian and bicycle infrastructure has economic benefits as well. Studies have found that bicycle infrastructure improvements can have a positive overall impact on business and that people who walk or bike to a commercial area spend more money per month than those who access the area by automobile. The removal of on-street parking is often thought to negatively impact business, but reports show adding facilities such as bicycle racks and bicycle lanes can actually increase economic activity and help create a buffer from moving traffic that aides both pedestrian and bicyclist activity. Additionally, improving bicycle and pedestrian infrastructure can positively impact real estate values. Homes near bicycle paths tend to have higher market values, and areas that facilitate walkability and attract pedestrians sustain higher rents, revenues and resale values.
Improvements to public infrastructure in each Character Area should have attributes in common that connect but distinguish each area as a variation on a theme. Those themes are: ¡¡ Heart of Navarre Urban Mixed-Use District ¡¡ Heart of Navarre Urban Transitional Mixed-Use District ¡¡ Gateway North Urban Village Mixed-Use District ¡¡ Gateway North Urban Village Transitional Mixed-Use District ¡¡ Holley by the Sea Urban Village Mixed-Use District ¡¡ Holley by the Sea Urban Village Transitional Mixed-Use District ¡¡ Holley Urban Village Mixed-Use District
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The following is a description of each type of public infrastructure improvement included in the District 4 Master Plan.
Bicycle Facilities
Connectivity between and within the character districts can be facilitated and enhanced by constructing various types of bicycle connective paths and multi-modal paths as well as incorporating bicycle parking. The Heart of Navarre Urban Mixed-Use District could encourage cycling to retail shops, restaurants, and commercial entertainment venues, as well as appeal to riders who work at or frequent professional offices.
Bikeways
Bicycle lanes, bicycle paths, and signed bicycle routes are included in bikeways. For the purposes of cost estimating, bicycle lanes are assumed to be five feet wide and bicycle paths 8 feet wide, with costs given in miles. Bikeways, or bike paths, are separated facilities designed specifically for bicycles, while bicycle lanes are designated travel lanes for bicyclists.
As an extension of an integrated multi-modal path system, connectivity between the Heart of Navarre Urban Village Transitional Mixed-Use Overlay District and the Navarre Gateway North Urban Village Mixed-Use Overlay District’s retail shops, restaurants, and professional offices is essential. In order to generate bicycle ridership, certain amenities such as bikeways and bicycle racks are also key, especially along connections from Heart of Navarre to Navarre Gateway North and Holley by the Sea to the Heart of Navarre.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-11 Bicycle Parking
Bicycle racks are fixed objects–usually constructed out of metal–to which numerous bicycles can be securely locked, while bicycle lockers are used to securely store a single bicycle. Depending the design and materials, costs may vary widely. For example, bicycle racks may be as simple as an inverted U-rack that secures two bikes, may have a more elaborate design, such as wave design, or be highly ornamental and secure multiple bikes. These racks should be located in clusters at destinations such as retail stores and restaurants, as well as at office buildings to serve both office workers and customers.
¡¡ Heart of Navarre Urban Mixed-Use District: locate bicycle parking at entrances to retail shops, restaurants, and commercial entertainment venues, as well as at professional offices at locations that serve both workers and customers.
¡¡ Heart of Navarre Urban Transitional Mixed-Use District: locate bicycle parking at entrances to retail shops, restaurants, and professional offices at locations serving both workers and customers.
¡¡ Navarre Gateway North Urban Village Mixed-Use District: locate bicycle parking at entrances to retail shops, restaurants, professional offices, and at collocated sites convenient to live-work residential units.
¡¡ Navarre Gateway North Urban Village Transitional Mixed-Use District: locate bicycle parking at entrances to restaurants, professional offices, and at collocated sites convenient to live-work residential units.
¡¡ Holley by the Sea Urban Village Mixed-Use District: locate bicycle parking at entrances to retail shops, restaurants, and at professional offices at locations serving both workers and customers.
¡¡ Holley Urban Village Mixed-Use District: locate bicycle parking at entrances to restaurants.
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Traffic Calming Measures
Traffic calming measures are engineering tools that are used to reduce vehicle speed and improve safety for motorists, pedestrians, and bicyclists. Common traffic calming measures include raised crossings and roundabouts or traffic circles. Throughout Santa Rosa County there are a number of intersections where either improvements to existing features or the identification of new intersection features are recommended in order to strengthen the interconnected nature of the community as a whole, provide access to the character areas, and improve public safety where traffic corridors and multi-model pathways intersect.
Raised Crossing
A raised pedestrian crossing is similar to a raised intersection, but only the width of a crosswalk (~10 to 15 ft). Raised intersections and crosswalks encourage motorists to yield to pedestrians because the raised crosswalk increases pedestrian visibility and forces motorists to slow down before going over it. Costs will vary based on the width of the road, as well as drainage conditions and the type of material used.
Roundabout/Traffic Circle
Traffic circles can include anything from small mini-circles to large roundabouts. Roundabouts are circular intersections designed to eliminate left turns by requiring traffic to exit to the right of the circle. Roundabouts are installed to reduce vehicular speeds, improve safety at intersections by eliminating angle collisions, helping traffic flow more efficiently, reducing operating costs when converting from signalized intersections, and supporting gateway treatments that signify the entrance of a special district or area. Costs will vary widely, depending on the size of the roundabout desired, site conditions, and whether right-of-way acquisitions are needed. Roundabouts usually have lower ongoing maintenance costs than traffic signals, depending on whether the roundabout is landscaped.
Roundabout/Traffic Circles are recommended in both Holley and East Navarre along the enhanced multi-use paths.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-13 Neighborhood Gateway
A neighborhood gateway is a physical or geometric landmark that indicates a change in environment from a higher speed arterial or collector road to a lower speed residential, mixed-use, or commercial district. The gateways are often aesthetically appealing and are frequently used to identify neighborhood and commercial areas within a larger urban setting.
Neighborhood gateways are recommended at: ¡¡ Holley by the Sea Urban Village Mixed-Use Overlay District at US 98 and Hemlock Dr. ¡¡ Navarre Gateway North Urban Village Transitional Mixed-Use Overlay District at US 87 and East Bay Blvd. ¡¡ East Navarre at US 98 and Sunset Dr.
Pedestrian Accommodations
Pedestrian accommodation treatment refers to infrastructure that enhances the pedestrian environment, including improving pedestrian safety, mobility and/or access.
Street Lighting
Adequate roadway lighting enhances the safety of all roadway users, while pedestrian-scale lighting improves nighttime security and enhances commercial districts. Lighting costs can vary depending on the fixture type and service agreement with the local utility and on whether other improvements are made to the streetscape at the same time.
Street Furniture
Street furniture often serves as a buffer between the sidewalk and the roadway, providing an important safety benefit to pedestrians. Along with trees, benches, bus shelters, newspaper racks, kiosks, and other pedestrian amenities, street furniture creates a more pleasant and attractive environment for pedestrians.
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The cost of street furniture will vary depending on the design, style, and manufacturer of benches, bus shelters, and other street furniture, while trees will also vary in cost based on the type and size of tree.
Curb Ramps
Curb ramps provide access between the sidewalk and roadway for people using wheelchairs, strollers, walkers, crutches, handcarts, and bicycles and for people who have mobility impairments that make it difficult to step up and down the curbs. While curb ramps are needed on all types of streets, priority locations are streets in downtown areas and near transit stops, schools, parks, medical facilities, shopping areas, and residences with people who use wheelchairs. In conjunction with curb ramps, truncated domes/detectable warning surfaces provide a distinct surface pattern that is detectable underfoot as a warning to those who cannot see an approaching street. The specialized surfaces are required at all intersections with sidewalks in compliance with the Americans with Disabilities Act (ADA) of 1990.
Pedestrian Crossings and Paths
Creating pedestrian–and bicycle–friendly environments that support both leisure and transportation needs requires thoughtful connections and attention to detail. Key decisions include the proximity of destinations, the presence and quality of sidewalks or bicycle lanes, perceptions of safety and security, the steepness of grades, the presence of other people, separation from traffic, and aesthetics. All of these factors can encourage or discourage people from walking or biking. Policies and roadway features, such as wayfinding signage and pedestrian and bicyclist-oriented crossing signals, can also help promote non-motorized transportation. Separated paths, bike lanes, sidewalks, and benches are associated with enhanced safety and/or activity.
There are a number of intersections that are recommended for improvements throughout the region assessed in the Santa Rosa District 4 master plan. Each intersection has a distinct condition requiring a mix of crosswalks, sidewalks, signals, signage, striping, and paths.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-15 Crosswalks
Striped crosswalks indicate a legal and preferred crossing for pedestrians at intersections. Motorists often fail to yield to pedestrians at these crossing points, so marked crosswalks are often installed to warn motorists of pedestrians crossings ahead and also to indicate to pedestrians where preferred crossings are located. A wide variety of crosswalk marking patterns exist, including parallel lines (the standard crosswalk marking) and high visibility typesthat include ladder, transverse lines, and zebra stripes, among others.
Sidewalks
Sidewalks are the most basic pedestrian facility and provide an area within the public right-of-way for pedestrian travel. Sidewalk materials can vary substantially and include concrete, asphalt, brick, and other materials.
Paths
Multi-use paths are the safest facilities for pedestrians and bicyclists, providing mobility options away from the roadway. Often accommodating both pedestrians and bikes, multi-use paths are usually at least eight feet wide, can be either paved or unpaved, and are used for both recreation and transportation purposes.
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Signals
New signal types have become more prevalent for both pedestrians and bicyclists, including the Rectangular Rapid Flash Beacon and the Pedestrian Hybrid Beacon, formerly known as a High Intensity Activated Crosswalk (HAWK) signal.
Pedestrian Flashing Beacon
Flashing beacons are typically used in conjunction with pedestrian crossings to enhance warnings for vehicles to yield to pedestrians. Rectangular rapid flashing beacons (RRFBs) differ from regular flashing beacons in that RRFBs have a rapid strobe-like warning flash, are brighter, and can be aimed toward specific areas. As a relatively new treatment, RRFBs have not been implemented extensively throughout this country, but are now becoming more prevalent in certain states and cities.
Pedestrian Hybrid Beacon
The Pedestrian Hybrid Beacon, otherwise known as the High Intensity Activated Crosswalk (HAWK) signal, is a special type of beacon to warn and control vehicles so that pedestrians can safely cross a road or highway at a marked midblock crossing location. The pedestrian hybrid beacon is comprised of three signal sections: overhead pedestrian crosswalk signs, pedestrian detectors, and countdown pedestrian signal heads. According to a FHWA study, pedestrian hybrid beacons have a large impact on vehicle yielding rates. As with RRFBs, pedestrian hybrid beacons are typically more expensive to implement and maintain than some devices, but less expensive than full traffic signals.
Signs
Signs can provide important information that can improve road safety. By letting people know what to expect, there is a greater chance that they will react and behave appropriately. Regulatory signs, such as stop and yield signs, and iconographic signs, such as pedestrian crossing symbols, require compliant driver actions and can be enforced. Sign use and movement should be done judiciously, as overuse may foster noncompliance and disrespect.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-17 Parks and Open Space Creating a new park has two principal costs: acquiring the land and developing the facility Itself. Cost estimates for park creation take into account many factors: the size and shape of the park, existing public ownership of the site or potential exchange sites, existing site conditions, development features, complexity of design, and construction of support facilities like underground parking. For downtown parks, costs range from $10,000 per acre for parks that do not require land acquisition and have few features, to $500,000 per acre for parks with a wide range of features and performance spaces. Parks and open space are recommended as follows:
¡¡ 1 Urban Park in the Heart of Navarre Urban Mixed-Use District ¡¡ 1 Urban Park in the Heart of Navarre Urban Mixed-Use District ¡¡ 1 Community Park in the Heart of Navarre Character Area ¡¡ 2 Community Parks in the East Navarre Character Area ¡¡ 1 Expanded Community Park in the Holley Character Area ¡¡ 3 Community Parks in the Holley by the Sea Character Area ¡¡ 1 Community Park in the West Navarre Character Area
Note: Open spaces “Plazas” on the site plans are notional and assumed to either be funded by the site developer or through a cost-sharing arrangement between the developer and the county.
Acquisition
The cost of acquisition depends on the property values in a particular community and location within it. The cost of acquisition would be lower if a county-owned parcel were converted to a park or were traded for a more suitable parcel. The cost of acquisition would be higher if more than a one block area is needed. Park Operations and Management Costs
The cost of operating and maintaining downtown parks varies widely depending on the park features, programming, and intensity of use. Operations and maintenance cost an average of $20,000 per designed acre of parkland.
6-18 6.0 Economic Development Economic Development 6.0 Parking Garage There are many variables that must be considered in the development of parking garages, and one of the most important issues is project size. The average parking garage is approximately 145,000 square feet, which provides approximately 440 at an average of 330 square feet per space including a circulation factor. This average assumes a five-story design, with each story ten feet in height. Most parking garage projects should use materials and techniques of the highest quality rating possible in order to ensure stability, safety, and longevity. A 145,000 square foot parking garage structure has an average cost of $8.56 million, not including land acquisition or any demolition costs. Most developers of parking facilities rely on both an architect and a contractor. The architect will require approximately 6% of the total building budget. The contractor will earn around $12 per square foot. This translates to a cost of $59 per square foot. The national average is between $50 to $70 per project. For a 145,000 square foot garage, the materials would cost around $6.5 million, contractor fees would cost roughly $1.6 million, and architectural costs would be roughly $392,000. A public parking garage is recommended for the Heart of Navarre Urban Mixed-Use District adjacent to the Urban Park.
Economic Development Sources Many different types of capital can be deployed in community development initiatives. It is quite common to finance community development initiatives with multiple sources of funding—private capital, philanthropic grants, incentives offered by local utilities, and local, state and federal government grants and subsidies. In some instances, community development corporations use their operating funds to help support a new initiative, in the form of either debt or equity. While government grants and subsidies are a good starting point, these types of funding are not guaranteed and may decline over time. Local, state, and federal funding in support of community development projects is available, but it often takes a combination of funding types and sources to fully finance a single project. Further complicating the process, funding sources tend to be in constant flux. Therefore, prior to applying, it is important to check the funding source is still available and the relevant application criteria. A list of funding programs, grants, incentives, and assistance programs follows. There are a number of private enterprises and individuals who are more engaged than ever in community development finance, which some refer to as “impact investing.” Some of those funding opportunities are discussed on the following pages.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-19 Foundations
Foundations are often thought of solely as entities that give a portion of their money away each year to nonprofit organizations, while investing the remaining amount in capital markets. Although foundations are largely focused on grant-making, which is an important source of capital for municipalities, it is becoming increasingly common for foundations to invest a portion of their non-grant-making funds in program-related investments (PRIs). PRIs complement the social benefits of grant-funded endeavors while generating a modest return on investments for the foundations. Program-related investments include various types of funding: ¡¡ Interest-free or below-market interest rate loans to nonprofit organizations ¡¡ Purchase of promissory notes held by nonprofit organizations ¡¡ Purchase of participation in loans to nonprofit organizations ¡¡ Low interest rate deposits with banks or other financial institutions linked to charitable lending ¡¡ Equity investments in for-profit entities
The primary purpose of these investments must be charitable or other tax-exempt efforts, excluding political lobbying efforts. The Gates Foundation and F.B. Huron Foundation are pioneers in making PRIs.
Equity
Private equity firms often invest in startup companies like Pandora, Twitter, Tesla, and a host of others. Equity firms often invest in the social sector in the form of tax credit investments. These investments allow developers to sell tax credits to individuals or corporations that have a tax liability, and in return, buyers receive an equity stake in real estate developments.
Both individuals and corporations have invested in thousands of community development projects throughout the country via tax credit purchasing. As co-owners, these investors tend to take a more active role in the operations of projects than do lenders. Typically, investors remain owners in community development projects during the time in which tax credits are at risk, meaning the period of time that projects must be compliant with regulations to remain eligible for redemption. Once the tax credit compliance period ends, ownership interests in real estate developments are typically sold or donated to co-owners or to third-party investors.
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Charitable Donations
While debt and equity capital are important finance tools for any community development, grants are a lucrative and vital source of project funding. In 2014 alone, an estimated $358 billion was donated to charity. There are four primary sources of philanthropic giving: ¡¡ Individuals ¡¡ Corporations ¡¡ Foundations ¡¡ Bequests
It is important to remember that individuals provide substantially more funding to charity than corporations and foundations. Of the total amount given to social causes, just over 70% comes from individuals.
Programs
The Manufacturing Competitiveness Act Development Approval Program
Although not a source of financial support, the Manufacturing Competitiveness Act Development Approval Program supports new manufacturing businesses and industries through an incentive program. It allows manufacturing businesses to complete approval and permitting processes at the local level, thereby significantly reducing the burden of development. The Florida Department of Economic Opportunity provides a model ordinance for local municipalities to use as a template to get started.
The US Department of Transportation BUILD Transportation Program
The Better Utilizing Investments to Leverage Development, or BUILD, formally known as the TIGER Grant, Transportation Discretionary Grant program allows the DOT to invest in road and transit projects. Congress has dedicated nearly $5.6 billion for nine rounds of National Infrastructure Investments to fund projects that have a significant local or regional impact.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-21 Economic Development Administration’s Public Works and Economic Adjustment Assistance Programs
The EDA provides community investments through its programs that support construction, non-construction, planning, technical assistance, and revolving loan fund projects under EDA’s Public Works program.
Federal Highway Administration Recreational Trails Program
Provides funds to the State of Florida develop and maintain recreational trails and trail-related facilities for both nonmotorized recreational trail uses. The RTP is an assistance program of the Department of Transportation’s Federal Highway Administration (FHWA). Federal transportation funds support recreation opportunities, including hiking, bicycling, and in-line skating.
Flood Mitigation Assistance Program
The Flood Mitigation Assistance Program is administered by the Federal Emergency Management Agency (FEMA). This program provides funding for projects that reduce the risk of flood damage. Projects may include elevating or purchasing property at risk of flood damage, and insured under the National Flood Insurance Program. Although private property owners and businesses may not apply on their own, a local community may apply on their behalf.
Grants
Florida Job Growth Grant Fund
The Florida Job Growth Grant Fund supports infrastructure projects that generate job growth and economic development in local communities. This annual state fund has a budget of 85 million dollars for constructing infrastructure projects such as transportation routes and utilities, as well as job training to enhance and expand Florida’s workforce. Proposals are reviewed on a monthly basis until the total amount in the Fund is exhausted for the year. This grant does not have a limit for individual project proposals, nor a maximum number of proposals a community can submit.
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Small Cities Community Development Block Grant
The Small Cities Community Development Block Grant is the state sanctioned Community Development Block Grant administered by the United States Department of Housing and Urban Development. Annual grant funds are available to counties with less than 200,000 residents to provide enhanced housing opportunities for low- and moderate-income people. Low- and moderate-income refers to households below 80% of an area’s median income. Funds are available for water and wastewater infrastructure enhancements and economic development opportunities that produce jobs for low- and moderate-income individuals. Projects eligible to receive funding must either provide benefits to at least 51% low- and moderate-income individuals, eliminate slum and blight conditions, or address an immediate threat to local residents that occurred within 18 months of an application.
The maximum amount of funds available is dependent on the type of project being proposed, and at least 70% of the funds received must be spent on projects that benefit low- or moderate-income families. Economic development grants offer $34,999 per full-time job, up to a maximum of $1,500,000. Neighborhood revitalization projects offer grants between $600,000 and $750,000, pursuant to the low- and moderate-income population according to HUD-modified census figures.
Defense Reinvestment Grant Program
The Defense Reinvestment Grant Program provides funding to support military-community relations in defense communities, and that cannot be funded through other governmental agencies. Its purpose is to support community-based activities that protect existing military installations, such as Eglin Air Force Base. This grant offers up to a maximum of $850,000 annually.
The Defense Infrastructure Grant Program
The Defense Infrastructure Grant Program supports mutually beneficial infrastructure projects between defense communities and installations. This grant provides funds for local communities to construct off-base infrastructure projects that enhance encroachment issues, transportation and access needs, utility extensions, communication, housing, environmental impacts, and security measures. The total amount available in this grant is $1,600,000 annually.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-23 Local Government Distressed Area Matching Grant Program
Stimulates investment in Florida’s economy by assisting local governments in attracting and retaining targeted businesses. Applications are accepted from local governments/municipalities that plan on offering qualified business assistance (not derived from state or federal funds) to a specific business in the area. These targeted businesses are required to create at least 15 full-time jobs, and the project must be new to Florida, expanding operations in Florida, or be leaving Florida unless it receives local and state government assistance. The amount awarded by the State of Florida will equal $50,000 or 50% of the local government’s qualified business assistance budget that is not derived from state or federal funds, whichever is less.
Florida Beverage Association Community Grant Program
The Florida Beverage Association supports healthy, sustainable communities through its annual Community Grant Program. The Association offers up to a maximum of $25,000 for programs, initiatives, and projects that improve the physical and environmental health of a community and its residents. Santa Rosa County was recently awarded $12,000 through the Florida Beverage Association Community Grant Program for the County’s Green Infrastructure Stormwater Outreach and Education Program.
Federal Grants
Competitive grants for highway beautification, trail building, and open space preservation are available to counties and community organizations. Grant programs include, but are not limited to: ¡¡ Better Utilizing Investments to Leverage Development (BUILD) Grants ¡¡ U.S. Department of Housing and Urban Development Community Development Block Grants (CDBG) ¡¡ U.S. Economic Development Administration Planning and Local Technical Assistance programs ¡¡ Federal Highway Administration Recreational Trails Program ¡¡ U.S. Department of Transportation, Transportation Alternative Program (TAP)
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Florida Grants ¡¡ Florida Department of State Historic Resources Grants ¡¡ Florida Department of Environmental Protection Office of Greenways and Trails Grants ¡¡ Florida Department of Transportation Highway Beautification Grants ¡¡ Florida Department of Transportation, Transportation Regional Incentive Program (TRIP) ¡¡ Florida Division of Emergency Management Hazard Mitigation Grant Program (HMGP) ¡¡ Florida Urban and Community Forestry Grant Program
Incentives
Qualified Target Industry Tax Refund
The Qualified Target Industry Tax Refund is an incentive to attract targeted businesses and industries that provide quality, high-wage jobs. Businesses may receive up to 1.5 million dollars in tax refunds each fiscal year. To qualify, a new or relocated business must: ¡¡ Be on the Targeted Industry List established by Enterprise Florida; ¡¡ Create at least 10 full-time jobs; ¡¡ Pay wages that are at least 15% greater than the state’s, the metropolitan statistical area’s, or the local area’s average annual wages, or the equivalent of that if located within a Designated Rural Area of Opportunity; ¡¡ Prove the jobs created will make a significant economic contribution to the local economy; ¡¡ Acquire a resolution from the local government that they will agree to match 20% of the tax refund, unless within a designated RAO.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-25 Economic Development Transportation Fund
The Economic Development Transportation Fund is an incentive offered to local communities to improve transportation issues that restrict economic development in order to attract identified and targeted businesses that would not otherwise relocate or expand. This fund offers up to three million dollars for each individual project and is a collaborative effort between a company and local government, prior to the company’s agreement to relocate or expand. The local government must identify the company the proposal is seeking to attract, and the identified company’s application must provide: ¡¡ Total capital investment it intends to make; ¡¡ Total number of permanent full-time employees that will be located at the facility; ¡¡ Average hourly wages.
Qualified Defense Contractors Tax Refund Program
This tax refund program is a tool for preserving and growing Florida’s high technology employment base, giving Florida companies a competitive edge as defense contractors consolidate defense contracts, acquire new contracts, or convert to commercial production. Pre-approved projects receive tax refunds of up to $5,000 per job created or saved in Florida. Projects must be supported by their community, which provides 20% of the financial incentive.
Manufacturing and Spaceport Investment Incentive Program
This opportunity encourages capital investment and job creation by providing a tax refund to certain manufacturing and spaceport entities under an investment incentive program. A tax refund up to $50,000 will be given on the State Sales and Use Tax paid for eligible equipment purchases. Purchase cost must exceed a business’s total expenditures on eligible equipment that is purchased and placed into service in Florida during the 2008 tax year. This program was repealed July 1, 2013, and taxpayers are no longer eligible for a tax refund. However, according to the Florida Department of Revenue’s website, a hearing regarding the re-establishment of this tax incentive is scheduled for October 10, 2018.
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Work Opportunity Tax Credit
The Work Opportunity Tax Credit (WOTC) is a federal tax credit available to employers for hiring individuals from certain target groups, including SSI recipients, who have consistently faced significant barriers to employment. The U.S. Department of Labor provides grant funding and policy guidance through the Employment and Training Administration (ETA), while the Treasury Department administers all tax-related provisions and requirements through the Internal Revenue Services (IRS). Employers may receive a tax credit of anywhere between $750 and $9,600. The amount granted to the employer is contingent upon which target group the employees fall under. This program has no expiration date.
Capital Investment Tax Credit
Used to attract and grow capital-intensive industries in Florida. It is an annual credit against the corporate income tax which is available for up to 20 years in an amount equal to 5% of the eligible capital costs generated by a qualifying project. Eligible capital costs include all expenses incurred in the acquisition, construction, installation, and equipping of a project from the beginning of construction to the commencement of operations. Available to businesses in High-Impact Performance Incentive (HIPI)designated sectors. Businesses must make an investment of at least 100 million dollars to receive the full credit.
Ad Valorem Tax Bill
Ad valorem taxes can be levied on real property as a source for common infrastructure, site improvements, and streetscape feature improvements. Real property includes land, buildings and other structures, and any improvements to the property. Areas can levy ad valorem taxes to businesses for site improvements to pay for landscaping, which in turn would generate more business and tourism traffic.
Impact Fees and Impact Banks
An impact fee is a fee that is imposed by a local government on a new or proposed development project to pay for all of, or a portion of, the cost of providing public services to the new development. Impact fees are considered a charge on new development that helps fund and pay for the construction or needed expansion of offsite capital improvements. These fees are usually levied to help reduce the economic burden on local
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-27 jurisdictions that are trying to deal with population growth. An impact bank is a conglomeration of credits for parking, stormwater infrastructure, or other normal requirements of a commercial site plan. The bank is a physical location close to the targeted area and from which developers can buy credits if they cannot meet the requirements for their project.
Assistance
Northwest Florida FORWARD
Northwest Florida FORWARD is a regional strategic initiative focused on driving economic vitality and growth in the Florida Panhandle. The regional strategy is based upon grassroots input and is supported and implemented by local government, business, educational, and community leaders from across the region. A steering committee, consisting of representatives from five key regional organizations in Northwest Florida, drives strategy development and implementation, and supports the efforts of communities as they build a diverse and vibrant regional economy. Potential support include: ¡¡ Provides communities economic Development analysis of challenges and strategies ¡¡ Provide assistance to attract target Industries including: aerospace defense, financial services, water transportation, cybersecurity, and manufacturing ¡¡ Strategic development in focus areas including: workforce and talent attraction; recruiting and supporting existing business vitality; establishing state of the art, connected infrastructure development; foster entrepreneurship and innovation; and developing strategies enhancing “quality of place” through identification of targeted industry location and development of vibrant downtown areas. ¡¡ Identification and designation of Real Estate Owned (REO) sites for targeted strategic investment
RESTORE Act
Following the 2010 Deepwater Horizon oil spill in the Gulf of Mexico, British Petroleum was required to pay nearly $6.7 billion dollars in penalties through the Clean Water Act. The Resources and Ecosystems Sustainability, Tourist Opportunities, and Revived Economies of the Golf Coast States Act (RESTORE Act) was
6-28 6.0 Economic Development Economic Development 6.0 then signed into law to establish the Gulf Coast Restoration Trust Fund, which was created to appropriate 80% of monies collected from British Petroleum. The remaining 20% was allocated to an Oil Spill Liability Trust Fund.
The Gulf Coast Restoration Trust Fund allocates the monies collected into three components and two programs: ¡¡ · 35% is allocated to the Direct Component that can be used for a wide range of projects, including ecosystem restoration, flood protection, workforce development and job create, infrastructure projects, and tourism promotion; ¡¡ · 30% is allocated the Council-Selected Component available to ecosystem restoration projects in accordance with the Council-adopted Comprehensive Plan; ¡¡ · 30% is allocated to the Spill Impact Component is provided to implement State Expenditure Plans; ¡¡ · 2.5% is allocated to the NOAA RESTORE Act Science Program to fund research that helps protect fisheries in the Gulf of Mexico; and ¡¡ · 2.5% is allocated to the Centers of Excellence Research Grant Program for researching, observing, and monitoring Gulf Coast ecological conditions.
Triumph Gulf Coast, Inc. Trust Fund
The State of Florida also reached a settlement with British Petroleum following the 2010 Deepwater Horizon oil spill, requiring a payout of approximately two billion dollars in damages to affected Gulf Coast states. The Triumph Gulf Coast, Inc. Trust Fund was created to oversee and administer the distribution of 75% of the recovered money to the eight counties disproportionately affected by the spill. These counties are: ¡¡ Escambia, ¡¡ Bay, ¡¡ Santa Rosa, ¡¡ Gulf, ¡¡ Okaloosa, ¡¡ Franklin, and ¡¡ Walton, ¡¡ Wakulla.
As part of the settlement, the Triumph Gulf Coast, Inc. Trust Fund received approximately 300 million dollars in the 2017-2018 fiscal year and will receive approximately 80 million dollars annually until 2033. Local governments are eligible to apply to receive funds for public infrastructure projects.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 6-29 Gulf Environmental Benefit Fund
The Gulf Environmental Benefit Fund was also established by a settlement against British Petroleum following the 2010 Deepwater Horizon oil spill and is administered by the National Fish and Wildlife Foundation. Through this settlement, the State of Florida received approximately $356 million dollars for ecosystem rehabilitation and restoration projects for habitats and wildlife that were negatively impacted by the oil spill.
Economic Development Transportation Fund
Referred to as the “Road Fund,” this incentive is one of Florida’s oldest incentive programs. It provides local governments with funding for transportation-related projects that are needed to induce companies to locate, remain, or expand within the local government’s jurisdiction.
Public-Private Partnerships
Public-private partnerships between a government agency and a company in the private sector can be used to finance, build, and operate projects, such as public transportation networks, parks, and convention centers. Financing a project through a public-private partnership can facilitate projects that otherwise cannot proceed and/or help advance project completion dates.
Housing and Urban Development (HUD) Community Development Block Grant Program (CDBG)
The Section 108 Loan Guarantee Program is the loan guarantee provision of the CDBG Program and provides communities with a source of financing for economic development, housing rehabilitation, public facilities, and large-scale physical development projects.
6-30 6.0 Economic Development 7.0 Implementation Plan Implementation Plan: Introduction 7.0 The Implementation Plan identifies the actions needed to implement the improvements and changes in the District 4 Master Plan and is intended to assist Santa Rosa County decision makers and partners with prioritizing, scheduling, and executing courses of action to accomplish implementation. Because implementation will occur in stages over time with different county partners and under different administrations, having a plan that outlines the necessary courses of action is critical to the long-term success and realization of the Master Plan.
7-2 Implementation Plan 7.0 Implementation Plan The Implementation Plan in Table 7-1 provides a summary of recommended actions organized by type of action, (i.e. land use, transportation, parks and recreation, or infrastructure), and notes the timeframe for completion— short-term, mid-term or long-term. The recommendations were developed from the improvements that are identified within each of the seven Character Areas described in Chapter 4. Where the recommendations are area-specific, they are noted in the description.
The recommended timeframes for completion are intended to provide a general guide to inform the funding decisions that provide for the orderly and efficient completion of the recommended action. Santa Rosa County should develop and implement an annual procedure for compliance reporting, review, and modification, as needed of the Implementation Plan. Modifications to this Improvement Plan are intended during this annual review process to ensure the plan is maintained as a viable guide to planned future improvements within District 4.
The Implementation Plan establishes the following three completion timeframes: ¡¡ Short-Range Improvements. Recommendations for improvement / projects in the Short-Range planning horizon cover the years FY 2019-2023, the first five-year period following acceptance/adoption of the District 4 Master Plan. This planning horizon includes the funded and programmed capital improvement plan for the subject character areas within Santa Rosa County. ¡¡ Medium-Range Improvements. Recommendations for improvements/projects in the Medium-Range planning horizon cover the years FY 2024-2029, the second five-year period following acceptance/ adoption of the District 4 Master Plan. These improvements are not funded or programmed under the capital improvement plan for the county. ¡¡ Long-Range Improvements. Recommendations for improvements/projects in the Long-Range planning horizon cover the years FY 2030-2025, the third five-year period following acceptance/adoption of the District 4 Master Plan. These improvements are not programmed under the adopted capital improvement plan for the county.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 7-3 Table 7-1. Santa Rosa District 4 Master Plan - Implementation Plan
Completion Timeframe Short- Medium- Long- # Improvement/Project Description Range Range Range Economic Development ED-1 Develop a marketing plan that promotes District 4 as a business and tourism destination through a coordinated effort between Santa Rosa n Economic Development and Tourist Development Council. ED-2 Conduct a meeting with Baptist Medical to understand their mission, strengths, and long-term planning needs that can lead to synergies for n marketing the Medical Innovation Hub area. ED-3 Conduct an assessment of the bio-medical industry sector to identify growth fields and firms to recruit for the Medical Innovation Hub area. n ED-4 Conduct a market study to determine an appropriate mix of uses that best support economic development efforts in mixed-use areas. n ED-5 Assess the feasibility including a potential boundary for creating a Community Redevelopment Agency (CRA) District within District 4 and any potential special projects suitable for the CRA to focus on if established. Consider Land Use, Infrastructure, Transportation, Design n Guidelines, Housing, and Economic Development objectives and strategies to support the creation of the CRA District. ED-6 Petition the State Legislature by resolution to create a Community Redevelopment Agency (CRA) for District 4. n ED-7 Once authorized by the Legislature, develop and adopt a Community Redevelopment Area (CRA) Plan including the Finding of Necessity for n the designated CRA District in District 4. ED-8 Wave permit fees for construction of office space over 25,000 square feet. n
7-4 7.0 Recommendations Implementation Plan 7.0
Table 7-1. Santa Rosa District 4 Master Plan - Implementation Plan
Completion Timeframe Short- Medium- Long- # Improvement/Project Description Range Range Range Land Use LU-1 Conduct a public education campaign with District 4 residents—and the business, construction, and developer communities regarding changes n in the Master Plan. LU-2 Adopt zoning overlays, including density and intensity standards, for the mixed-use and transitional mixed-use districts identified in the Master Plan to ensure the right mix of uses occurs in these areas. The new n mixed-use zoning overlays will replace the existing Highway Commercial – Heart of Navarre Overlay District (HCD-HON). LU-3 Adopt a zoning overlay district for a Medical Innovation Hub area on the north side of US 98 between Ortega Street and Fontainview Drive to n encourage medical-related research and development firms. LU-4 Rezone property from Navarre Beach Planned Mixed-Use Development (NB-PMUD) to a new Entertainment Commercial (NB-EC) district to support development of the Discovery Center and other entertainment n uses in order to promote this areas as a destination. LU-5 Require future publicly funded structures on Navarre Beach to exemplify a consistent architectural style and character as the Discovery Center. n LU-6 Rezone property in the northwest corner of the US 98 and SR 87 intersection from Highway Commercial District - Heart of Navarre (HCDHON) to a new Entertainment Commercial (EC) district to support n and establish entertainment-related development. LU-7 Preserve the county-owned property on the north side of Navarre Beach to protect the coastal dune ecosystem. n LU-8 Rezone new community park properties to the Active Park (P2) Zoning District when they are developed as community park facilities. n LU-9 Adopt design guidelines for District 4 development and incorporate into site planning practices and reviews. n
Plan 4 District 4 Master Plan for Santa Rosa County District 4 7-5 Table 7-1. Santa Rosa District 4 Master Plan - Implementation Plan
Completion Timeframe Short- Medium- Long- # Improvement/Project Description Range Range Range LU-10 Adopt development standards for the mixed-use areas that will ensure future development conforms to the intent and desired outcomes of the n Master Plan. LU-11 Rezone property within the Navarre Town Center Core (TC-1-HON) Zoning District outside of the new mixed-use districts to the Medium n Density Mixed Residential (R2M) Zoning District. LU-12 Continue to coordinate with the Santa Rosa School District on school planning and siting efforts for new facilities. n n n LU-13 Adopt administrative procedures to expedite site plan reviews and permit processing for development within mixed-use and Entertainment n Commercial Land Use Districts. LU-14 Consider waiving permit fees for developments in mixed-use areas as a developer incentive. n Transportation T-1 Adopt the findings of the Community Access Road Study and pursue courses of action that align with and achieve the transportation and land n use objectives of the Master Plan. T-2 Continue to coordinate with FDOT on the proposed US 98 Flyover, and particularly its design, to reduce community impacts and ensure viable uses can be accommodated and incorporated in the median under the n n n structure. T-3 Coordinate with FDOT on the proposed US 98 and Navarre Beach Causeway intersection improvements to minimize the need for the n n n acquisition of private property. T-4 Plan for and fund the installation of the traffic roundabout at the intersection of the Navarre Beach Causeway and Gulf Drive concurrent with the FDOT installation of the roundabout at the intersection of n Navarre Because Causeway and US 98.
7-6 7.0 Recommendations Implementation Plan 7.0
Table 7-1. Santa Rosa District 4 Master Plan - Implementation Plan
Completion Timeframe Short- Medium- Long- # Improvement/Project Description Range Range Range T-5 Continue to monitor the Navarre Beach Causeway bridge conditions and work with the TPO to ensure that a new bridge is a future planning and n n n funding consideration. T-6 Continue to implement and enforce access management standards for US 98 to facilitate shared access for multiple parcels to sunset multiple n curb cuts for redeveloping properties. T-7 Continue to coordinate and work with the Florida-Alabama TPO on funding a local transit circulator and commuter line for District 4. n n n T-8 Develop a strategy and funding plan for new and improved sidewalk and multi-use paths. Incorporate the funding plan in the county's Five Year n n n Schedule of Capital Improvements. T-9 Coordinate with the federal government to acquire a strip of land, or an access easement on a strip of land, along the western edge of the former NOLF Holley for a new sidewalk to connect the new community n park to East Bay Boulevard. T-10 Develop a strategy and funding plan for new and improved intersections as part of the bicycle and pedestrian network and to manage traffic associated with the Community Access Roads. Incorporate the funding n plan in the county's Five Year Schedule of Capital Improvements. T-11 Adopt requirements for sidewalks to be installed when the principal structure on a property is substantially improved, except in cases where n the improvement is due to an Act of God. T-12 Continue to work with the Florida-Alabama TPO and FDOT on scheduling and funding pedestrian crossing improvements and new n n n crossings at key intersections along US 98 and SR 87. T-13 Work with FDOT to establish community gateways within the US 98 and SR 87 rights-of-way. n T-14 Work with the Santa Rosa County TDC to fund community gateways within the US 98 and SR 87 rights-of-way through the Tourist n Development Tax revenues.
Plan 4 District 4 Master Plan for Santa Rosa County District 4 7-7 Table 7-1. Santa Rosa District 4 Master Plan - Implementation Plan
Completion Timeframe Short- Medium- Long- # Improvement/Project Description Range Range Range T-15 Work with the Florida-Alabama TPO to assist with FDOT funding for land acquisition and construction for the proposed park and ride n facilities. T-16 Provide park and ride facilities maintenance in the county’s Five Year Schedule of Capital Improvements. n n Recreation and Open Space RO-1 Provide opportunities for neighborhood participation when developing programs and plans for community parks. n RO-2 Develop a program and plan, including cost and funding, for the development of community parks and the Urban Park. n RO-3 Continue to include park development in the county's Five Year Schedule of Capital Improvements. n n RO-4 Coordinate with the Holley by the Sea Improvement Association to identify parcels for the development of community parks in Holley by n the Sea. RO-5 Continue to coordinate with Eglin AFB for the acquisition of land to expand the Holley Ball Park. n RO-6 Consider a landscaped open space within the power line utility easement through Holley by the Sea along with a walking path in n partnership with the utility company. Infrastructure Improvements I-1 Develop and implement a stormwater maintenance plan for District 4 outside of Holley by the Sea. n I-2 Continue to implement stormwater improvements and upgrades in Holley by the Sea, per the Holley by the Sea Drainage Easement n Maintenance Plan. I-3 Continue to work with the Navarre Beach Leaseholders Association to resolve the wastewater treatment conveyance from the system on n Navarre Beach. I-4 Consider incorporating solar panels to outdoor light fixtures to reduce utility costs. n
7-8 7.0 Recommendations 3 1.0 Introduction