Perdido Key Master Plan CharretteFinal PresentationOctober 22, 2012

DPZ wishes to express gratitude to the following for their support, assistance, lodging and meals donated to ensure the success of the Charrette. Many Thanks To All!

Perdido Key Association Escambia County Planning Dept.

Perdido Bay United Methodist ChurchDon and Joey CarterBella Luna Pizzeria

Happy HarborIsland Time Deli

The Jellyfish RestaurantLost Key Golf Club

Sunset Grille

and to Annie Griffin for her untiring efforts all week

Study Area

Conventional vs/ traditional planning

Conventional Suburban Development Traditional Neighborhood Development

Conventional vs/ traditional planning

Conventional vs/ traditional planning

BUSINESS PARK

Conventional vs/ traditional planning

STARTERHOME

Conventional vs/ traditional planning

MOVE UP

Conventional vs/ traditional planning

EXECUTIVE

Conventional vs/ traditional planning

DOWNSIZE CONDO

Conventional vs/ traditional planning

COMMERCIAL

Conventional vs/ traditional planning

Conventional vs/ traditional planning

COMPLETE

Conventional vs/ traditional planning

Complete Neighborhood Perdido Key

Land Use Map

!Civic!Commercial!Industrial!Tower!Multi-Family!Townhouse!Mobile Home!Single Family!Estate!!State Park!Public OS!Private OS!Vacant Lands!

Conventional Building Types & Open Spaces

Civic! Commercial! Industrial!

Hotel / Multi-family Tower! Multi-Family! Townhouse!

Mobile Homes! Single Family! Estate!

State Park! Public Open Space! Private Open Space!

Built Environment

Perdido Key Beach Mouse Habitat

Designated Wetlands

Remaining Development Lands

Properties with Development Agreements

Properties with Development Agreement Extensions

66 acres habitat mitigation for 20 years

66 ac = 60 ft. deep commercial buildings for 9 miles

66 ac = 40 ft. deep residential buildings for 13.6 miles

Comp. Plan Development Capacity

• 7,150 units cap:

• 3,800 units built (2012):• 3,300 units remaining:

• 2,850 units w/ development rights:• 450 units remaining:

100%

53% 47%

36% 6%

Existing Development

Existing + Proposed Development

Potential Development (500-1000 units)

Scale Comparison - Seaside Town Center

Scale Comparison - Seaside

Scale Comparison - Rosemary Beach Town Center

CR-30A Real Estate Sale Comparison

CR#30&A#Real#Estate#Sales#Comparison!2011!Home!Sale!Closings

Home#Sales#1/4#mile#North#of#Gulf All#Home#Sales$"Price/"Sq."Foot $"Price/"Sq."Foot

Seaside 495 650

Rosemary!Beach 364 619

Alys!Beach 558 563

Watercolor 390 359

Seacrest!Beach 195 235

Seagrove!Beach 219 212

Regional Transportation Context

Pensacola

US-98

Orange Beach

Perdido Key

Fole

y Be

ach

Expy

Baue

r R

d.

Perdido Key Drive - Context-Sensitive Streets

Urban Center / C5-CenterGeneral / C3-SuburbanPark / C1-Natural

Safer  Bend    -­‐    PK  Dr.

CROSSWALK  at  Villagio  -­‐    PK  Dr.

Beach  Access  Parking  Access

Proposed  Perdido  Key  street  secAons  -­‐  transiAon

ConverAble  Streets

ConverAble  Streets

WCI

w/ USFWSvia

Corps of Engineers

Incidental Take Via

COE 404 PermitSection 7 permit

HCPDetermination

ofConsistency

USFWS ATL DC

DOI [Interior]

66 Acres to be administered

Locally

Section 10 permit

EISFDOT

FHWA

USFWS

Section 10 permit

Regulatory  AcAvity  per  Beach  Mouse

Perdido Key - 4 lanes

Traffic  EsAmates

Traffic  EsAmates

4.7 percent / year

Pedestrian  Fatality  PotenAal  

Plan Slide

Traffic = Counts + 3,500 Units

Traffic  EsAmates  

 Perdido  Key  Drive  at  Gongora  Drive

Traffic  EsAmates  VaryPe

rdid

o K

ey D

r.

Gongora Dr.

!"!!!!

!5,000!!

!10,000!!

!15,000!!

!20,000!!

!25,000!!

!30,000!!

North!South!! East!

Counts!

2030!Build!

HPE!

Traffic Count Telemetry StationsSouthern Traffic Services installsPermanent Recorders on State Contract

Counts are taken every 15 minutes, 365 days a year

Traffic  Count  Telemetry

Network  \  Scenario  ExisAng Future  PK  Plan

ExisAng  2L X X

Future  Demand  for  4L X

Future  Hybrid  2L  and  4L X

Traffic  Analysis  of  CharreTe  Plans

Perdido Key Pedestrian Sheds

A BC

D

E

Special Area Plan

Projects with Development Agreements

Detail Area Property Lines Overlay

WCI Property Overlay

Necessary Thoroughfares

Detail Area Perdido Key Beach Mouse Overlay

Detail Area Designated Wetlands Overlay

Illustrative Special Area Plan 1

Development Impact

21 acres mitigation (from 66 HCP)28 acres independent mitigation (WCI)

Town Center A

Town Center A

Preliminary Town Center Options B

Illustrative Town Center B - Phase 1

Illustrative Town Center B - Phase 2

Town Center B

Town Center B

St Armand’s Circle

Special Area Master Plan 2

Special Area Master Plan 2

Detail Area Development Agreements Overlay

Detail Area Development Agreements Overlay

Town Center C

Detail Area PKBM & Designated Wetlands Overlay

Town Center C

Detail Plan Town Center C

Town Center C

Neighborhood Detail Plan

Flora-bama Town Center

Detail Area Property & Building Overlay

Detail Area Perdido Key Beach Mouse Overlay

Detail Area Designated Wetlands Overlay

Illustrative Flora-bama Town Center D

Flora-bama Town Center D

Flora-bama Town Center D

Preliminary North Perdido Key Neighborhood Center E

Detail Area Property & Building Overlay

Detail Area Designated Wetlands Overlay

Illustrative North Perdido Key Neighborhood Center E

Existing Zoning

Current Zoning Districts Analysis

Code Discrepancies

PROBLEM #1:Zoning R1-PK allows for single-family, duplex and multi-family housing, HOWEVER, area mostly single-family homes.

Code Discrepancies

PROBLEM #2:What is on the ground does not reflect what property is zoned.

Zoning R3-PK allows up to 8-story buildings, HOWEVER area mostly single-family homes.

Code Discrepancies

PROBLEM #3:

Zoning CGPK only allows 13 du/acre, HOWEVER density on the ground is much higher, in some cases, twice as much.

Code Discrepancies

PROBLEM #4:

Zoning CGPK & CCPK only allows 80% lot coverage for new buildings, HOWEVER the footprint of existing and proposed buildings cannot exceed 25% max.

Code Discrepancies

PROBLEM #4:

Zoning CGPK mixed in with R2-PK, which allows for10-story commercial buildings between single-family and small residential buildings.

Code Discrepancies

PROBLEM #6:

Zoning PRPK allows 5 du/acre max. but allows 10-story multi-family buildings, HOWEVER this discourages good urbanism.

Zoning Districts Conversion

New Zoning Districts

Proposed Regulating Plan