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