§ 1.2. Santa Rosa County Land Use Planning Analysis Framework—Planning Areas Defined

In order to provide an analysis of the County's Future Land Use and Existing Land Use Maps as well as the policies contained within the Comprehensive Plan, the County has been divided into six separate and distinct planning areas (Map 1-2). These planning areas have been developed considering the availability of centralized water and sewer services, the existing development pattern, census tract divisions, transportation infrastructure and environmental constraints. A description of each planning area follows including any special or small area planning efforts within each larger planning area. The main goals of the planning areas are described below:

Planning Area Goals

1)

Complete Communities: Promote a balance of residential and non-residential land uses within specified sub-communities of the County.

2)

Maximize Water and Sewer Service Efficiency: Promote development within areas of the County that are serviced by centralized water and sewer and to provide analysis related to the discouragement of urban sprawl.

3)

Provide an Analysis Framework: Recognize that the County is diverse and that the various planning areas have different needs in terms of the County's land development and land use planning frameworks.

4)

Recognize Existing Small Area Planning Efforts: The Planning Area framework provides a mechanism for recognizing and implementing the various small area planning efforts within the County and can serve as a framework for any future small area efforts.

1.2.1 South End Planning Area

This planning area consists of what is commonly referred to as the peninsula, located between the City of Gulf Breeze and the Okaloosa/Santa Rosa county line. This is one of the more urbanized areas of the County and is a major population center for the County, mostly permanent with a heavy military off base housing influence. Water and sewer services are generally available on the peninsula though some septic systems are in place. The peninsula area is serviced by three separate water utilities, the City of Gulf Breeze/South Santa Rosa Utilities, Midway Water Systems Inc. and the Holley Navarre Water System.

Both the City of Gulf Breeze and Holley Navarre provide waste water treatment or centralized sewer service while Midway does not. The City of Gulf Breeze does, however, provide sewer service for the Midway water franchise area.

1.2.2 Navarre Beach Planning Area

The Navarre Beach Planning Area is the portion of Santa Rosa Island that is leased by Santa Rosa County from Escambia County lying in between the Gulf Islands National Seashore parks. The island is accessible via the Navarre Beach Causeway and the Bob Sikes Bridge. This land area is subject to the Navarre Beach Master Plan and individual property leases. Navarre Beach is serviced by the only County owned water system and waste water treatment system. Septic tanks are not installed on Navarre Beach nor are they permitted.

1.2.3 Pace Planning Area

The Pace Planning Area consists of lands within the Pace Water Systems Inc. sewer franchise area excluding the Garcon Point Protection area and a portion of census tract 107.02. This includes the bedroom communities of Pace along the U.S. 90 corridor and to the north of U.S. 90. The U.S. 90 corridor connects Milton to Pensacola through the Pace area and is characterized by large and small scale commercial development, mostly ancillary to the residential areas within the study area.

1.2.4 Milton Planning Area

The Milton Planning Area consists of lands within the City of Milton's water and sewer franchise areas including the newly acquired Sundial Utilities sewer franchise area. This Planning Area includes the City of Milton and the Bagdad Historic District.

1.2.5 East Milton Planning Area

The East Milton Planning Area contains the East Milton Water System's franchise area and is not located within a sewer system franchise area.

1.2.6 Garcon Point Planning Area

The Garcon Point Planning Area encompasses the Garcon Point Protection Area. Central water is provided by the Bagdad Garcon Point Water System and some central sewer is available in the northern portion of the Planning Area within the Pace Water Systems sewer franchise area. This area contains significant wetlands and has a significant amount of government owned and protected lands. It is accessible via the Garcon Point Bridge/Avalon Boulevard.

1.2.7 Rural North Planning Area

The Rural North Planning Area consists of all areas north of the Pace, Milton and East Milton Planning Areas to the northern County line. This area of the County is largely unserved by centralized sewer infrastructure except with the City of Jay sewer franchise area. However, several rural water system providers operate within this area including the Berrydale Water System, Chumuckla Water, the Point Baker Water System, and the Moore Creek/Mount Caramel Water System. The southern boundary of this Planning Area coincides with the northern boundary of the Pace Water Systems, Inc. Sewer Franchise Area and the northern boundary of the City of Milton Water Service Area and the East Milton Water Service Area. The City of Milton Water Service Area arc was completed to encompass the urbanizing portion of the Point Baker Water Systems Water Service Area where sewer services could potentially be provided by the City of Milton.

Map 1-1 Planning Areas