Planning Context:
Large Area Sector Plans and Hybrids
Horizon West Sector Plan, Orange County
West Bay Sector Plan, Bay County
Taylor County Vision, Taylor County
Mid-West Sector Plan, Escambia County
East Nassau Community Planning Area, Nassau
County
Myregion.org, How Shall We Grow, Central Florida
Region
Horizon West Sector Plan
Area: 28,000 Acres
Primary Focus: Community Design
Secondary Focus: Beltway Construction
45k households at build out
Six villages
One town center
One rural settlement
Two championship golf courses
One elementary school per neighborhood
Two high school sites
West Bay Sector Plan
Area: 80,000 Acres
Primary Focus: Economic Development
Secondary Focus: Environmental Protection
Taylor County Vision
Area: 113,000 Acres
Primary Goal: Economic Development
Secondary Goal: Shared Vision for County Growth
Escambia County Mid-West Sector Plan
Area: 15,000 Acres
Primary Focus: Community Design
Secondary Focus: Economic Development
East Nassau Community Planning Area
Area: 24,000 Acres
Primary Focus: Economic Development
Secondary Focus: Community Design Recently Converted to Sector Plan
myregion.org Regional Vision:
How Shall We Grow?
Area: 7 County Central Florida Economic Regions
Primary Focus: Economic Development
Secondary Focus: Shared Vision for Regional Growth
Best Practices/ Lessons Learned
General Practice
Success of Large Area Planning Will Hinge on
Critical Thinking and Reasoning. Successful
Planning Will Incorporate High Imagination.
Large Area Planning may be as much about managing
natural resources and solving regional water supply
problems as it is about creating new communities.
Best Practices/ Lessons Learned
General Practice
Large Area Planning Will Emphasize Economic
Development and not Regulation.
Regulation will be accepted as a requirement for
achieving economic initiatives.
Planning = Regulation
vs.
Planning = Economic Development
Best Practices/ Lessons Learned
General Practice
Successful Plans Will Focus on Identification of Key
Initiatives and Benchmarks for Measuring
Achievement Of Economic Initiatives. (i.e., Six
Pillars of Florida’s Economy)
There is a connection between the economy and the
environment. Those that get it right will be the winners.
Best Practices/ Lessons Learned
General Practice
Successful Large Scale Planning Will Require
Significant Investment in Public Engagement and
the Education Of The Public To Context, Trends,
Alternative, Initiatives And Benchmarks.
Best Practices/ Lessons Learned
General Practice
Successful Large Area Planning Takes Time
Champions
Constituency
Continuity
Best Practices/ Lessons Learned
Specific Practice
Use Design Principles and Guidelines to Guide
DSAP’s. A Village includes complete and integrated neighborhoods, containing housing,
shops, workplaces, schools, parks and civic facilities essential to daily life of
Village residents
A variety of housing types are located generally within a 1.2 mile radius of the
Village Center (shops, services, etc.)
As many activities as possible are located within walking distance of existing or
designated transit stops
A Village and each of its neighborhoods includes a center focus that combines
commercial, civic, cultural and recreational uses
Best Practices/ Lessons Learned
Specific Practice
Use DSAP to Establish Detailed Planning
Requirements That Are Location Specific.
Typical gross floor area:up to 350,000 SF
Maximum Floor Area Ratio (FAR): 0.40
Permitted Uses include:
Single family detached and attached residential homes
Various retail and services
Business, Professional, and Government Office
Village Center
Neighborhood Center
Maximum gross floor area:20,000 SF
Maximum Floor Area Ratio (FAR): 0.50
Permitted Uses: Personal service shops
Specialized retail
Business or professional offices
Community and civic uses
Restaurants
Bed and Breakfast establishments
Single family detached and attached residential homes
Apartment District
Maximum Density:20 units/acre
Minimum Lot Dimensions:16’ x 86’
Average Block Length:300 feet
Design of apartments will be consistent with the scale and character of development in the Village
Townhome District
Maximum Density: 12 units/acre
Minimum Lot Dimensions:16’ x 86’
Typical Lot Size:20’-25’ x 125’ (requires alley)
Permitted Uses: Attached townhomes and accessory structures
Maximum Density:6 units/acre
Minimum Lot Dimensions:
16’ x 110’ (Townhomes);
40’ x 110’ (single family detached)
Typical Lot Dimensions:
20’-25’ x 125’ (Townhomes, requires alley)
40’ x 125’ (requires alley)
45’ x 125’ (requires alley)
50’ x 125’
Average Lot Size: 4,800 SF
Permitted Uses: Single Family detached residential homes, garage apartments. Townhomes allowed by special exception
Village Home District
Garden Home District
Maximum Density: 4 units/acre
Minimum Lot Dimensions:
20’ x 110’(Townhomes);
40’ x 110’
Typical Lot Dimensions:
40’ x 125’ (requires alley)
45’ x 125’ (requires alley)
50’ x 125’
60’ x 125’
70’ x 125’
Average Lot Size:6,000 SF
Permitted Uses:Single Family detached residential homes, garage apartments. Townhomes allowed by special exception
Estate District
Maximum Density:2 units/acre
Minimum Lot Dimensions:85’ x 110’
Typical Lot Dimensions:85’ x 160’-200’ adjacent to lakes
Average Lot Size:10,000 SF
Permitted Uses:Single Family detached residential homes, garage apartments.
Estate Rural District
Maximum Density:1 unit per acre
Minimum Lot Size:1 acre
May reflect secluded tracts or existing large lot developments
Best Practices/ Lessons Learned
Specific Practice
Focus first on the sacred places, the environmental network where
development should be discouraged.
Best Practices/ Lessons Learned
If you want to change the regulatory paradigm,
you must have a good reason:True Urbanism vs. New Urbanism
Community DNA (genetic code)
Balanced transportation planning
Pedestrian networks
Bicycle networks
Traffic quieted streets
Public transportation
Healthy community principles
Well-being
Environment
Economy
Social institutions
Children and young people
Community DNA (genetic code)
Public realm
Squares and marketplaces
Outdoor cafes and restaurants
Farmers Markets
Community festivals
Appropriate human scale of
architecture
Cellular community of short distances
Mixed-use shops/houses
Regional Context
Public art
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