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Home My WebLink About1995-146RESOLUTION NO. 95- 146 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF INDIAN RIVER COUNTY, FLORIDA, ADOPTING THE WABASSO CORRIDOR PLAN. WHEREAS, the Board of County Commissioners established a Wabasso Corridor Plan Task Force on May 2, 1995, and WHEREAS, the Board of County Commissioners authorized that task force to develop a corridor plan for the Wabasso area, and WHEREAS, after producing and distributing a Draft Plan, the task force took public comment on that Draft Plan at a public meeting on September 20, 1995, and WHEREAS, the Planning and Zoning Commission considered the Wabasso Corridor Plan at a public meeting on October 26, 1995, and WHEREAS, the Planning and Zoning Commission voted 5 to 0 to recommend that the Board of County Commissioners adopt the Wabasso Corridor Plan, with the added proviso that businesses that can conform to the Wabasso Corridor Plan be alloyed to operate, including, at least, boat display, sales, and rentals f and WHEREAS, the Board of County Commissioners of Indian River County considered the Wabasso Corridor Plan at a public meeting on November 21, 1995. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF INDIAN RIVER COUNTY, FLORIDA THATs 1. The above recitals are ratified in their entirety. 2. The Wabasso Corridor Plan is approved and shall guide development within the Corridor Plan boundaries, pending the adoption of an ordinance codifying the provisions of the Corridor Plan. RESOLUTION NO. 95- 146 The forgoing Resolution was offered by Commissioner Eggert and seconded by Commissioner Adams and upon -being put to a vote the vote was as follows: Chairman Kenneth R. Nacht Ave _ Vice -Chairman Fran B. Adams Ave Commissioner Richard N. Bird Nay Commissioner Carolyn K. Eggert Ave Commissioner John W. Tippin Nay_ The Chairman thereupon declared the resolution duly passed and adopted at a public hearing held this 21st day of November 1995. BOARD OF COUNTY COMMISSIONERS INDIAN R ER COUNTYo FLORIDA BY: ti enneth R. ac , ai an ATTER' 'i ! K. rton# C}erk C � 4; j� �t t trtAn�nr.r cn �GU�ova6 �-. �A46 Admin. tefjaf �a�,a9ei -Ne fl- NeY u\v\j\wabplan.res WA ASSO RRI R 6O0 D1UBtDltTlON1� Commissioners Administrator Attorney Parsonnci l/il'1\i�JJ Ernorg. Sere. R..:: h4a 00- F7777 7 7 E � • WASAS SO CORK 2 DOR PLAN PREPARED M WASASSO CORRIDOR PLAN TASK FORCE IN COOPERATION WITH THE INDIAN RIVER COUNTY COMMUNITY DEVELOPMENT DEPARTMENT AND URBAN RESOURCE GROUP November 21, 1995 MABASSO TABLE OF CONTENTS PAGE INDIAN RIVER COUNTY 1 BACKGROUND INTRODUCTION 1 1 PURPOSE AND VISION Z PLAN DEVELOPMENT PROCESS 3 CORRIDOR AREA DESCRIPTIONS AND CONDITIONS CORRIDOR BOUNDARIES ISSUES AND CONCERNS S OPPORTUNITIES 9 PLAN OBJECTIVES 10 PUBLIC SECTOR ACTIVITIES 11 NABASSO CORRIDOR SPECIAL REGULATIONS FOR NON-RESIDENTIAL 12 DEVELOPMENT SPECIAL REGULATIONS FOR MAJOR NEN DEVELOPMENT AND MAJOR REDEVELOPMENT 13 LANDSCAPE PLANTING THEME REVIEW OF DEVELOPMENT PROJECTS BY MASASSO TASK FORCE 21 Z6 MEMBERS SPECIAL REGULATIONS FOR MINOR SITE PLAN PROJECTS NONCONFORMITIES Z27 7 VARIANCES Z7 IMPLEMENTATION 29 VOLUNTARY GUIDELINES 29 VOLUNTARY ARCHITECTURAL GUIDELINES 29 GENERAL 29 SPECIFIC ARCHITECTURAL CRITERIA 30 INDIAN RIVER COUNTY WABASSO CORRIDOR PLAN BACKGROUND INTRODUCTION Within Indian River County, them are both incorporated municipalities and unincorporated communities. While the unincorporated settlements lack the formal government structure and local control of cities and towns, each of the county's unincorporated communities nevertheless has a unique character and identity, one of those unincorporated communities is Wabasso. As one of the oldest communities in the county, wabasso is historically significant. Besides being historically significant, Wabasso is centrally located, proximate to the Indian River Lagoon, and situated at the confluence of north/south, east/west, and mainland/island traffic routes. All of these characteristics, as well as recent development trends, indicate that Wabasso may experience substantialgrowth in the near future. Faced with the prospect of increasing growth and development, the Wabasso community has taken the initiative to control development In the Wabasso area. Realizing that development and redevelopment occurring within the Wabasso area in the near future will affect the Wabasso community for generations, the residents, property owners, and business owners in Wabasso have prepared this corridor plan. This corridor plan is a recognition that the county's current land development regulations, while generally adequate, are insufficient to ensure the quality of development desired by some communities. Consequently, this corridor pian incorporates standards applicable for future development in the Wabasso corridor. As such, the corridor plan represents a balance of interests and a plan for future development consistent with the community's desire. PURPOSE AND VISION The overall purpose of the wabasso Corridor Plan is to provide a not of standards applicable to development and redevelopment in the corridor area. Specifically, the plan's purpose in: • To preserve and enhance the appearance of the Wabasso Corridor INDIAN RIVER COUNTY PAGE 1 WABASSO CORRIDOR PLAN • To recognize and enhance the character of the Wabasso community • To increase property values in the Wabasso corridor • To prevent the establishment of incompatible land uses and unattractive developments in the corridor • To coordinate public and private investments to enhance the function and appearance of the corridor These statements of purpose are derived from the community's vision for Wabasso. As a brief description of how the community would like Wabasso to look in the future, the vision statement represents a consensus among Wabasso"s residents, business owners, and property owners. The community"s vision is as follows: PLAN DEVELOPMENT PROCESS Unlike many planning initiatives, the Wabasso Corridor planning process was community initiated. Instead of being mandated by the county or the state, the Wabasso Corridor planning effort came about as a result of a request by several members of the Wabasso community. Recognizing that growth pressures were increasing in Wabasso,' several Wabasso property owners approached planning staff in July, 1994 and requested assistance in establishing requirements to INDIAN RIVER COUNTY PAGE 2 WAHASSO CORRIDOR PLAN ensure that future growth in the Wabasso Corridor would enhance the area's appearance and scenic qualities. Together, planning staff and Wabasso property owners approached the Board of County Commissioners with this request. In August, 1994, the Board directed planning staff to work with members of the Webasso community and prepare a Wabasso Corridor Plan. Assisted by Urban Resource Group, a Vero Beach land planning and landscape architecture firm, planning staff did research, compiled information, prepared background material, and held three community meetings in an effort to prepare a corridor plan. While the first two meetings were successful in identifying community concerns and community desires, the third meeting was unsuccessful. At that meeting, a small group of people opposed to the planning effort derailed the meeting and effectively stalled the planning process. Undeterred, a core group of Wabasso landowners circulated petitions within the community and demonstrated overwhelming support for continuation of the corridor planning process. in response to this Indication of support, the Board of County Commissioners established a Wabasso Corridor. Plan Task Force to work with planning staff to develop a corridor plan. Consisting of fifteen members, the task force met eight times from May, 1995 through September, 19950 including a field trip to the City of Port Orange. Through this process, the task force reviewed background data and information, developed objectives, and considered regulatory standards. Through compromise, consensus building, and a balance of interests, the task force prepared and adopted this corridor report. CORRIDOR AREA DESCRIPTIONS AND CONDITIONS Historically, Wabasso has been a semi -rural area dominated by the citrus industry. Several of the oldest homes in the county are located in Wabasso. Wabasso also contains several environmentally significant habitats, including xeric scrub communities, wetland areas, and portions of the Indian River Lagoon, an estuary of national significance. The lagoon provides habitat for many rare and endangered species of plants and animals, as well as numerous recreational opportunities. INDIAN RIVER COUNTY PAGE 3 MABASSO CORRIDOR PLAN CORRIDOR BOUNDARIES Being an unincorporated area, Vabasso has no legal boundaries. The corridor's boundaries, therefore, were established to include the area generally known as Vabasso. Accordingly, the corridor's limits extend from 66th Avenue to SR AIA on CR 010 and from •lot Street to 95th Street on US 1. Planning area boundaries at CR 310/66th Avenue and CR 510/AIA intersections include properties at all four corners of those intersections. The planning area boundaries are shown on figures 1, 2, and 3. The heart of Vabasso is located at the intersection of the area's two slain roads --CR 510 and US 1. fast of 59th Avenue, most properties within the planning area that front these roads have a commercial/industrial land use designation (see figure 4). The eastern portion of the planning area, as well as the portion west of 59th Avenue, are mainly designated for residential development (see figures 4 and 5). CR 510 and US 1 are both classified as urban principal arterials on the county's future roadway thoroughfare plan map. US 1 is the main north -south roadway through the county, while CR 510 is one of the major east -west roadways in the county. CR 51.0 connects the barrier island to 1-95 and western portions of the county. Existing and Planned Land Use and Zoning The US i Corridor currently contains a mix of commercial uses, single- and multiple -family residential uses, citrus groves and vacant land. Land along CR 510 between 66th Avenue and 59th Avenue contains mostly residential uses. The exception is a 5.29 acre commercial area on the south side of CR 510. That node contains a motel, two bars, and a pool hall. Between the Florida East Coast Railroad Tracks and 59th Avenue, land along CR 510 is presently characterized by heavy commercial and light industrial development. Between 46th Avenue and SR AIA, residential land uses dominate. This mixture of uses is an important characteristic of the Nabasso area, and it is reflected in the area's zoning pattern. Figures 12 and 13 show the existing land uses in the planning area. Zoning districts within the planning area are shown on Figures 14 and 15. INDIAN RIVER COUNTY PAGE Fioure 1 ■-PlOnnlno Area WASASi sc) CORK I DOR pLANN I NG AREA LOCAT I ON MAP Finurs 2 ! Plnnnino Area i Fiaute 3 WASAS SO CORM I DOR PLANNING AREA ( EAST ) PARCEL MAP Figure 4 Figure b Ip � • s� �• !„ N ! !A � slfiR � P • r TOWN OF 'T •:• y --ORCHID' - Y- o fe .A. r " ••a R P i , E � •sssss s suss �� C-2 a e 4 r• � Ali..• -Planning Area Land Use Density • _ ,- UnitseAcce i L-2 681 N-1 e81 L................. C/I --- C-2 1840 WASAS SO C012R I DOR PLANNING AREA ( EAST ) FUTURE LAND LTM E MAP WABASSO CORRIDOR PLAN Existing and Planned Roadway Conditions and Improvements CR 510 is a 2 -lane arterial roadway with approximately 80 feet of existing public road right-of-way. Accordina to the county's comprehensive pion, CR 510 is planned to expand to 6 lanes and 120 feet of public road right-of-way. By Fiscal Year 1998-99, an eight foot wide bikepath is programmed to be installed along CR 510 from 66th Avenue to SR AM US 1 is a +-lane arterial roadway with approximately 106 feet of existing public road right-of-way and is planned for expansion to 6 lanes and 120 feet of public road right-of-way. To the west of US 1 is Old Dixie Highway a 2 -lane collector roadway with approximately 70 feet of existing public road right-of-way. Currently, no expansion of Old Dixie Highway is planned. With 100 feet of existing right-of-way, the Florida East Coast (FEC) Railroad Tracks are adjacent to the west side of Old Dixie Highway. Figure 1.6 shows the functional classification of roads in the planning ares, while Figure 1.7 shows existing and planned sidewalks and bikepaths. Parcel Ownership, and Size/Shape Characteristics In Wabasso, much of US 1 was built over existing platted subdivisions. Consequently, many lots in Wabasso were affected when the state acquired right-of-way for US 1. As a result, many of these lots are oddly shaped and lack depth. These non- conforming parcels will be difficult to develop without combining parcels. At this time, approximately half of the non -conforming lots remain uncombined. In contrast, parcels in the western portion of the planning area, along CR 510 are generally both wide and deep. Figures 2 and 3 show the individual parcels in the planning area. Parcel ownership in Wabasso indicates that any future development within the area will be a mixture of uses. Because of these ownership characteristics, the corridor's US 1 appearance will be different than the corridor's CR 510 appearance. INDIAN RIVER COUNTY Z PAGE 5 WABASSO CORRIDOR PLAN MM • Development Potential As shown in Figure 12, most existing development in the planning area is near the main intersection of US i and CR 510. Future development in that area will generally be redevelopment. Out from the main intersection, there is ample vacant land to support new development. Several new projects in and near Wabasso are in various stages of development. The Community feels that this mini development "boom" will usher in an extended growth spurt for 'Wabasso. Figure 19 gives the location of the following projects. • Disney's Florida Beach Resort Located at the intersection of CR 510 and OR AIA, this project is a°500; unit timeshare resort for Disney Club members. This project Is Disney's first resort not Located at a thews park. • Orchid Place This is a proposed 1.50 unit single-family subdivision located on the north side of CR 51.0, on the barrier island. • Quick Mart This proposed project includes a gas station and a convenience store at the northeast corner of CR 510 and US 1. • MR Groves Rezoning and Comprehensive Plan Land Use Change In April 1994, KSR Groves, Inc. was granted a request to redesignate approximately 9.4 acres located at the southeast corner of CR 510 and 46th Avenue from residential to commercial. In January 1995, KiR Groves requested that the commercial designation of that tract be expanded to the south by 5.5 acres. In June 1995, the Board of County Commissioners voted to transmit that request to the State Department of Community Affairs for formal review. ISSUES AND CONCERNS The current development environment suggests that the pace of growth in Wabasso may soon substantially increase. Potential problems associated with growth can include loss of open space, INDIAN RIVER COUNTY PAGE 6 WABASSO CORRIDOR PLAN congested roads, deteriorating public infrastructure, visual clutter, deteriorating aesthetics, and loss of community character. In the past decade in Florida, several areas that were unprepared for growth experienced rapid unplanned development characterized by vast swaths of concrete, lack of vegetation, poorly maintained Infrastructure and buildings, visual clutter, and unattractive appearance. US 192 in Kissimmee is an example. With that in mind, participants at the various Wabosso Corridor Workshops identified various concerns, including the followings • Draina e. Parts of the area are subject to flooding during cavy rains. Stormwater run-off from area road widening projects may require extra right-of-way acquisition unless new development sites are designed to accommodate some of the run- off from such future road widening projects. • Utilities. Most of Wabasso is not presently served by centra'lri—id water or wastewater lines. The area is characterized by unsightly overhead power lines. • Code Enforcement. The presence of several dilapidated Buildings n cases that current code enforcement in Wabasso has not been effective. • Pedestrian Systems. Currently, sidewalks exist along both sides of mosto US 1. In contrast, there are no sidewalks along CR 510, Old Dixie Highway, or most other roads in Wabasso. • Vehicular Control. Because CR 510 is a 2 -lane road with no turning lanes, is intersections with US 1 and with Old Dixie Highway experience backlogs and can be dangerous. • Grandfathered Uses /Non-Conforaities/Redeveloment. Much of the existing development in Wabasso was built prior to the enactment of existing setback, parking, land use, building, stormwater retention, and landscaping regulations. Additionally, several circumstances have caused Vabasso to have an inordinate number of lots that lack adequate size. For these reasons, there is much confusion among residents, property owners, and business owners regarding which uses are permitted and when buildings must meet existing regulations. INDIAN RIVER COUNTY PAGE 7 i WABASSO CORRIDOR PLAN NOW • Buildina Setbacks. Many buildings and parking lots in Wabasso are located close to the road right-of-way. That situation limits the amount of planting that can occur and generally results in an unattractive overabundance of pavement. • Signs_ Most signs in Wabasso are mounted on one or two poles up to 35 feet high. Signs may be within S feet of the public road right-of-way. • Architecture. Indian River County does not enforce any ara tectutheme regulations. Currently, buildings in Wabasso represent a mix of architectural styles. • Landsca in .. Most. developed property in Wabasso meets only tfie minimum county landscaping requirement of 1 tree for every 30 feet of road frontage and some shrubbery. • _Rights-Of�-N. Medians are unsightly, unplanted and poorly dam ni ed. Public works staff stated that there are some right-of-way width and acquisition constraints that will need to be addressed to accommodate future road widening projects. • Land Uses. Vehicle sales, flea markets, outdoor storage, and Industrial uses are presently permitted uses within much of Mabasso. For this reason, the potential for compatibility problems, especially with the nearby residential areas is high. • Liahtina. Roads in Wabasso have little or no lighting. • Maintenance. Several buildings are dilapidated or poorly maintain These buildings are characterized by unkempt vegetation, broken windows, and other signs of deterioration. • Wal In /Fences /Berms Screenin . Other than chain link fences, which are often considered unattractive, there is little screening of development from adjacent roadways. • Lot Size. Many lots in Wabasso do not meet minimum lot size requirements. A large number of these non -conforming lots front on US 1. .INDIAN RIVER COUNTY PAGE 8 r f, WABASSO CORRIDOR PLAN MM OPPORTUNITIES Despite the concerns expressed in various workshops, there is a great opportunity to favorably effect future development in the corridor. Because extensive development has not occurred in Wabesso, the opportunity exists to wake effective changes and enhance the entire area. This will involve both government and private landowners. • Public Sector Opportunities Public infrastructure can have a positive or a negative effect on the appearance and desirability of` an area. For that reason, government has the opportunity to improve an area as infrestructure Is installed, expended or replaced. For this plan, infrastructure refers to roadways, sidewalks, bikepaths, and publicly maintained drainage system*. In Wabasso, Infrastructure is the responsibility of county and state government. With respect to roadways, the state is responsible for US 1, while the county is responsible for CR 510. The public sector has an opportunity to enhance an area through both the function and appearance of infrastructure. Public services that provide an adequate level of service increase the desirability of an area. Rights-of-way that are planted and well maintained enhance the appearance of an area. In Wabasso, the CR 510 Causeway Perk is an important public amenity In the corridor. A well maintained park with adequate facilities such an parking and picnic tables will complement other Improvements in the corridor. Similarly, commercial activities in the park can affect the corridor. e Private Sector Opportunities Figures iZ and 13 show that there is a significant amount of vacant or agricultural land within the corridor. Additionally, much of the existing development in the area is older and soon will be in need of redevelopment. These circumstances provide an opportunity to ensure that both new development and redevelopment in the planning area are attractive and of high quality. Accordingly, there is an opportunity to ensure that new development and redevelopment is well designed, buffered, and landscaped. INDIAN RIVER COUNTY PAGE 9 WABASSO CORRIDOR PLAN M 10000 • Approaches Regulatory Versus Non -Regulatory A corridor pian can be implemented through a regulatory approach, a non -regulatory approach, or a combination of the two. The regulatory approach involves the adoption of specific land development regulations and the threat of sanctions for non- compliance. The non -regulatory approach relies on voluntary compliance with no sanctions. While these approaches ore different, they are not mutually exclusive. A successful plan can regulate some aspects of development, while providing only guidance with respect to other factors. Generally, the appropriate approach depends on the circumstances. PLAN OWECTIViS Several components constitute the substance of a comprehensive corridor plan. These consist of the plan's objectives, proposed public improvements, regulatory standards, and voluntary guidelines. Together, these plan elements address the two most Important questions inherent in any plan. These are: What does the community want and how will this be achieved? The plan's objectives address the first question referenced above. They identify what the community wants. As such, these objectives are consistent with and derived from the community's vision for the Wabasso Corridor. The Wabasso Corridor objectives are as follows • Ensure that land uses along the corridor preserve the attractiveness of the corridor • Provide public improvements that enhance the function and appearance of the corridor • Use landscaping to buffer uses, complement building design, and enhance attractiveness of the corridor • Minimize the clutter and unattractiveness associated with excessive signage • Encourage architecture and design that enhances the appearance of the corridor INDIAN RIVER COUNTY PAGE 10 NASASSO CORRIDOR PLAN MR ACTIVITIES basso Corridor Plan to be successful, Indian River County Icipate in corridor development. Accordingly, the county the following actions within the corridor areas Mill utilities underground, whenever possible; Nill sidewalks in conjunction with county road and building Micte; Hili sidewalks and bikepaths,as programmed in the county's path and sidewalk plan; .der abandoning Old Dixie Highway, between CR 510 and US Mirage the Florida Department of Transportation (FDOT) to Mice (landscape) US 1 medians; t; activities and uses within Causeway Park to those uses w,ed to public access to the river and public events; Mice perimeter landscaping along Causeway Park; t,e and landscape center medians on CR 510 when right -of *cones available; live CR 510's intersections with both US 1 and Old Dixie tay; Mirage new developments to be designed to accommodate some ,he, anticipated stormwater run-off from future road Bing projects; to to corridor plan standards whenever it (the county) .ops property within the corridor; Ie the ultimate right-of-way required for CR 510 between and the Wabasso Causeway to reflect a right-of-way clition from the mainland to the bridge, thus minimizing 'Impact on residential areas; and COUNTY PAGE 11 wABASSO CORRIDOR PLAN PUBLIC SECTOR ACTIVITIES For the wabasso Corridor Plan to be successful, Indian River County must participate in corridor development. Accordingly, the county will take the following actions within the corridor area: • install utilities underground, whenever possible= • install sidewalks in conjunction with county road and building projects; • install sidewalks and bikepaths as programmed in the county's bikepath and sidewalk plan; • consider abandoning Old Dixie Highway, between CR 510 and US 1; • encourage the Florida Department of Transportation (FDOT) to enhance (landscape) US 1. medians; • Limit activities and uses within Causeway Park to those uses related to public access to the river and public events; • enhance perimeter landscaping along Causeway Park; • create and landscape center medians on CR 510 when right-of- way becomes available; • improve CR 510's intersections with both US i and Old Dixie Highway; • encourage new developments to be designed to accommodate some of the anticipated stormwater run-off from future road widening projects; • adhere to corridor plan standards whenever it (the county) develops property within the corridor; • revise the ultimate right-of-way required for CR 510 between US 1 and the Webasso Causeway to reflect a right-of-way transition from the mainland to the bridge, thus minimizing the impact on residential areas; and INDIAN RIVER COUNTY PAGE 11 I WABASSO CORRIDOR PLAN when feasible, install streetlights that complement and enhance the surrounding architecture and landscaping. On a county -wide basis, Indian River County's existing land development regulations (LDRs) already address most of the development design issues on which the Wabasso Corridor Plan focuses. Thus, the existing LDRs set minimum, county -wide standards regarding allowable commercial uses (section 911.10), signs (section 966), screening of dumpsters (section 914.14(14)), building setbacks (section 91.1) and landscaping (section 926). These minimum standards, however, are not sufficient to preserve and promote Wabasso's special character and to meet the objectives for the Wabasso corridor as set forth in this plan. Therefore, this plan contains special regulations for the Wabasso corridor that go beyond the county -wide minimum standards. These special regulations address certain design issues for new non- residential development and major redevelopment in the Wabasso Corridor Plan area. Accordingly, these regulations apply to all parcels within the corridor area. If any portion of a parcel is within the plan area, then the entire parcel is subject to these regulations. Within the plan area, both the county -wide regulations and these special regulations will apply. Where there Is a difference between the county -wide LDR9 and these special regulations, these regulations shall prevail. SPECIAL REGUTATIONS FOR MAJOR NEW DEVELOPMENT AND MAJOR REDEVELOPMENT Future growth in Wabasso will mostly involve two types of major development. One type will be new major development projects occurring on vacant sites. The second type will be major redevelopment projects entailing significant alteration and Improvement of existing developed sites. Such new development or redevelopment will require compliance with special regulations designed to ensure that such projects will further the objectives of the Wabasso Corridor Plan. In the Wabasso Corridor Plan area, the following special regulations shall apply to new non-residential development that requires major site plan approval. INDIAN RIVER COUNTY PAGE 12 MAHASSO CORRIDOR PLAN • Prohibited Uses Many commercial uses are necessary and appropriate within the county as a whole. However, certain uses, by their nature and appearance, are unaesthetic and Inappropriate within the wabasso Corridor Plan area. Generally, facilities that include outdoor display, storage and sales are difficult to shield with landscaping. Therefore, within the plan area, the following land uses shall be prohibited: • outdoor display of automobiles/motorized vehicles for sale or rental= • outdoor display of mobile homes for sale or rental= • outdoor display of boats for sale or rental; • drive-in theaters= • recycling centers= • transmission towers= • flea markets= • transient merchant uses: and • temporary sales events that require temporary use permits and are conducted outside of enclosed buildings. Specifically, there shall be no outside display of merchandise on public sidewalks (within public rights-of-way or easements) or rights-of-way. Outside display of merchandise shall be allowed on private property= provided, however, that outside display of merchandise is allowed only on sidewalks abutting buildings occupied by the business displaying the merchandise. All other uses shall comply with applicable zoning district regulations. • Restricted Uses: Certain uses and corresponding structures can be appropriate and compatible with the Mabasso Corridor Plan area IF properly oriented and screened. Therefore, within the plan area, vehicle bays or stalls such as those associated with vehicle repair and car wash uses are allowed If such bays or stalls are oriented and screened from view of US 1 and CR 510. INDIAN RIVER COUNTY PAGE 13 NASASSO CORRIDOR PLAN NEW Free-standing on-site signs: The 30' high free-standing commercial signs allowed under current countywide regulations are considered out of character, unaesthetic, unnecessary, and inappropriate within the Mabasso Corridor Plan area. Therefore, within the plan area, free-standing, on-site signs shall be limited to a maximum height of 10' above the parking lot grade and shall be ground mounted (monument style) or may be supported by a polo(s) if, at the time of certificate of occupancy (C.O.) issuance, such supports are completely screened from view by berming and/or landscaping. said bersing and/or landscaping shall cover the entire area underneath the sign. A 1' setback from the right-of-way line is required for free-standing on-site signs. Also, free-standing on-site signs for non residential complexes ( such as shopping centers) shall be limited to an area of 120 square feet for sites between 5 and 20 acres in sise, and 160 square feet for sites more than 20 acres in mine. All other countywide sign regulations of LDR Chapter 956 shall apply. (Related Graphics on Next Page) INDIAN RIVER COUNTY PAGE 14 x Figure 6 Ec00 41 MASASSO CORRIDOR PLAN • Roofs: Use of sloped roofs on buildings will preserve Nabasso's existing and desired character and will be more aesthetically compatible with existing buildings in wabasso than buildings with flat roofs. Therefore, all buildings and accessory structures within the plan area shall have sloped roofs (slope pitch at least 4M) visible frons every direction, unless a visible flat roof, parapet roof, or other such roof design is determined by the community developsiont director or his designee to be an integral feature of a recognised architectural style. All buildings and accessory structures may have flat roof systems where flat roof areas are not visible at i' above grade from all directions. (Related graphics on Next Page) INDIAN RIVER COUNTY PAGE 15 TV T TO ICA ;T 9 Vdw Figure 7 foom VI M SIDE Vltw 1AIN*N p.A1' 4tw "GW) fowor VIEW Figure 8 i VABASSO CORRIDOR PLAN • Colors: Some national and regional commercial chain stores typically paint their buildings using bright and garish colors. Such colors, however, are not characteristic of Wabasso and are not compatible with the plan's objectives. Therefore, colors of buildings and accessory structures within the pian area shall be earth -tones and pastels. The selection of earth -tones shall include the following colors: (1) Any tint or t6ne of brown, including beige, tan, ocher and olive. (2) Any tone of green, having a minimum black content of six (6) percent. (3) Any tone of orange (warm red and yellow base), having a minimum black content of three (3) percent. (4) Any warm or cold shade of gray. (5) Any tone of yellow,, having a minimum black content of five (5) percent. (6) Any tone of warm red, having a minimum black content of five (5) percent and a minimum of red content of forty- five (45) percent. (7) White. Earth tones shall, not include any metallic colors. The selection of pastels shall be limited to those colors having a minimum white content of 900. Other colors, excluding flourescents, may be permitted as accent colors, not to exceed 200 of the surface area of any one elevation. Where other colors are used in a facade sign, the area of the facade sign shall be included in the 200 limitation on the accent color surface area. The requirement for earth -tones and pastels shall not apply to colors commonly found in natural materials such as brick or stone, unless such material has been artificially colored in a manner which would be contrary to the intent of these regulations. INDIAN RIVER COUNTY PAGE 16 MABASSO CORRIDOR PLAN Special screening: Equipment customarily found in association with buildings can greatly detract from the aesthetic appearance of buildings unless such equipment is properly screened from view on all sides or integrated into the overall appearance of the building by architectural design and features. Therefore, within the plan area, mechanical equipment (ground, building, and roof mounted), including air conditioning units, pumps, meters, walk-in coolers, and similar equipment shall be visually screened from surrounding properties and roadways using architectural features, fencing, walls, or landscaping. in addition to required landscaping, all loading/unloading dock areas located adjacent to residentially designated areas and/or roadways shall be provided with a solid wail at least $* in height above the loading area grade, to butter adjacent roadways and residentially designated sites from noises and sights associated with docks. Nan -made opaque screens which are visible from any public or private right-of-way or street, or any residentially designated area, shall be constructed of a material which is architecturally similar in design, color and finish to the principal structure. INDIAN, RIVERCOUNTY PAGE 17 MABASSO CORRIDOR PLAN Isms • US 1 and CR 510 Landscape Buffers Landscape buffers help to separate uses and provide an open and natural appearance. Such buffers can also hide what is unaesthetic and complement what is aesthetic. To enhance the appearance of the corridor from US 1 and CR 510 and from adjacent sidewalks and bikeways, to maintain an open and natural appearance to the corridor, and to retain and promote property values within the corridor, a special landscape feature along the US 1 and CR 510 frontages of new development sites is necessary. Wherefore, within the plan area the following landscape requirements shall apply. • Landscape Buffer Along US i and CR 510 The county -wide landscaping requirements of LDR Chapter 926 shall apply except as noted in this plan. The following landscape buffer shall be provided along the entire length of a site's CR 510 and US 1 frontages, except for approved driveways: Minimum Planting/Berm Buffer Width Requirements per 100' 4 canopy trees 5 understory trees 20' or more Continuous hedge*: 1f'-21' high at planting Beres: 11'-3' high* 4.5 canopy trees 5.5 understory trees 15' Continuous hedge*: 11'-3' high at planting Berms 1'-21' high* 5 canopy trees 6 understory trees 10' Continuous hedge*: 21'-3' high at planting Berns 1•-11• high* INDIAN RIVER COUNTY PAGE 18 NARASSO CORRIDOR PLAN •NOTE: The intent of the hedge and berm combination is to provide a visual screen 4' high above the grade of the project site parking area. Therefore, at the time of a certificate of occupancy (CO) for the projoct site, the combination of berming and hedging shall provide a 4' visual screen. Undulations in the berm and corresponding hedge height are encouraged. Hedge shrubs shall be planted no further apart than 24" on center, In a serpentine pattern along the length of the buffer strip. Berms shall have a slope no steeper than 3 horizontal to i v*rtical, and shall be continuous along the length of the buffer strip, except where berm modifications may be necessary for tree preservation as determined by the community development director or his designee. To provide a Less formal appearance, clustering trees along the buffer strip is encouraged and uniform spacing of trees in discouraged, except where used to emphasize a particular planting theme or development style. (Related Graphics on Next Page) INDIAN RIVER COUNTY PAGE 19 Figure 9 too' 0 Gbtr'rtmko4s Armee 0 16 Figure 10 MABASSO CORRIDOR PLAN • Landscape Huffer Along Other Streets in the Plan Area: LDR Chapter 926 requires that where parking lots abut road rights-of- way, there must be a landscaped strip that is at least 10' wide that must contain 1 canopy tree for every 30 lineal feet and a continuous hedge. In addition to these standard requirements, within the corridor plan area such landscape strips must also contain 2 understory trees for every 30 lineal feet. • Landscape suffer Along Commercial/Residential Borders LDR section 911.10(9) requires a buffer and an opaque feature where commercial development in a commercial zoning district abuts a residential district or use. Depending on the type of development and the zoning districts involved, the buffer may be type "B", "C", or "D", and the required opaque feature may range in minimum height from 3' to 61. Within the corridor plan area, where these buffers are required, 2 additional understory trees per 30 lineal feet of required buffer strip shall be provided. • Foundation Plantings The front and side faces of non- residential buildings can be stark, uninviting, and unaesthetic unless some landscape features are provided along the fronts and sides of such buildings. Along the front and side faces of buildings that are adjacent to US 1, CR 51.0, or local road rights- of-way, foundation plantings shall be provided and maintained in landscape strips having a minimum width of S', measured perpendicular to the building face. Forty percent (40%) of the foundation perimeter (excluding entranceways and overhead doors) along the building's front and sides shall be planted with shrubs and/or flowers. For example, if a building has front and side perimeters that measure 100' (excluding entranceways and overhead doors), then 401 of the building's perimeter must have a 5' wide foundation planting landscape strip located along the front and sides of the building. One(1) understory tree shall be provided for every 25 lineal feet of the required foundation planting strip. The planting strip shall be planted with the required understory trees plus at least 2 shrubs and/or flowering plants for every 10 square feet of required strip area. Foundation plantings shall be located between the building face and the adjacent roadway and any Intervening parking area. Understory trees may be clustered. INDIAN RIVER COUNTY PAGE 20 Figure 11 wAHASSO CORRIDOR PLAN LANDSCAPE PLANTING TNENE An important part of the appearance of the Corridor is the choice of plants to be used .o M00t this plan's landscaping requirements. A landscaping than is nuu only attractive, but it also visually def Ines an area. All property within the plan area has beenpplaced Into one of four landscaping theme categories. each landscaping theme, this plan provides a menu of native plants that will meet the plan's requirements. The landscaping themes and the allowable plants for each theme ere contained on following pages. INDIAN RIVER COUNTY PAGE 21 WABASSO CORRIDOR PLAN FORMAL PALM THEME - CR 510 between Massey Road and the eastern foot of the bridge Street Trees (Canopy, Min. A' Clear Trunk) Washingtonia robusta Washington Pals Supporting Shade Trees (Canopy, Min. 12•-14' Height. x 6' Spread) Quercus virginiana Live Oak Accent Trees: (Understory, Min. 6' Height. x 41-6' Spread) Ligustrum lucidum Merium oleander Myrica cerifera Shrubs: (Min. 241" Height) Merium oleander Myrica cerifera Ligustrum lucidum Viburnum suspensum Coccoloba uvifera Livistona chinensis Groundcover: (Min. 10"-121" Height) Raphiolepis indica Ilex vomitoria Lirlope muscari "Evergreen Giant" Pittosporum tobira "variegata" Pittosporum tobira Ixora "Mora Grant" Carlos& grandiflora Tree Ligustrum Oleander Tree Wax Myrtle oleander Wax Myrtle Ligustrum Sandankwa Viburnum Seagrape Chinese Fan Palm Indian Hawthorn Yaupon Holly Evergreen Giant Liriope Variegated Pittosporum Green Pittosporum Mora Grant Ixora Natal Plum INDIAN RIVER COUNTY PAGE 22 MASASSO CORRIDOR PLAN INFORMAL PALM THSME - SR AIA/CR 510 intersection west to the eastern toot of the bridge Street Trees: (Canopy, 10'-16' Clear Trunk) Washingtonia robust& Washington Palo Sabal palmetto Cabbage Palm Supporting Shade Tree: (Canopy, 1.2"-14' Height) Quercus virginiana Live Oak Accent Trees: (Understory, Min. A' Height x 4'-6' Spread) Marius. oleander Myrica ceritera Ligustrum lucidum Shrubst (Min. 24" Height) Scaevola Marius oleander Slaeagnus Myrica ceritera Ligustrum lucidus Viburnum suspensum Tripsecum dactyloides Coccoloba uvitera Groundcovers (Nin. 10"-12" Height) Oleander Tree Wax Myrtle Tree Ligust nio Inkberry Oleander Silverthorn wax Myrtle Ligustrum Sandankwa Viburnum Fakahatchee Grass Seagrape Lantana Lantana Liriope muscari "Evergreen Giant" Evergreen Giant Liriope Carissa-granditlora Natal Plus Pittosporum tobira "variegata" Variegated Pittosporum ilex vomitoria Yaupon Holly Raphiolepis indica Indian Hawthorn INDIAN RIVER COUNTY PAGE 23 MARASSO CORRIDOR PLAN PORNAL ohn THEME - US i from 64th Street north to Bridge Boulevard (97th Street); CR 010 between FEC Railroad and Hassey Road Street Trees: (Canopy, Min.1.4' Height x 6'-7' Spread 21"-3" Cal.) Quercus lauri.iolia Laurel Oak Quercus virginiana Live Oak Accent Trees: (Understory, Min. 9' Height x 4'-6' Spread) Lagerstroemia indica Myrica ceritera L' i.gustrum luci.duts Ilex attenuate "Bast Palatka" Marius oleander Shrubst (Min. 24" Height) Viburnum suspensum Ligustrum lucidum Viburnum odoratissimum Myrica ceri.tera Groundcovert (Min. 10"-612" Height) Raphiolepis indica Ilex vomitoria Liriope muscari "Evergreen Giant" Hemerocallis spp. Junipes.chinensis "parsonii" Hymenocallis latifolia Ixora "Nora Grant" Crape myrtle Wax myrtle Tree Li Strum East Palatka Holly Oleander Tree Sandankwa Viburnum Ligustrum Sweet Viburnum Max myrtle Indian Hawthorn Yaupon Holly Evergreen Giant Liriope Daylily Parson's Juniper Spider Lily Ixora Nora Grant INDIAN RIVER COUNTY PAGE 24 NASASSO CORRIDOR PLAN 1010 INFORMAL NATIVE THEME - CR 510 west of FEC Railroad; US 1 (918t Street to 94th Street); US i (97th Street to 95th Street) Street Troess (Canopy, 10'-16' Height) Pinus elliottii Slash Pine Quercus virginiana Live Oak Quercus laurifolia Laurel Oak Sabal palmetto Cabbage Pala Accent Trees: (Understory, Min. 9' Height x 41-6' Spread) Ilex cassine Myrica cerifera Li.gustrum lucidum Lagerstroeais indica Ilex attenuate "East Palatka" Shrubse (Min. 24" Height) Crinum app. Elaeagnus pungens Syzyglua paniculata "myrtifol.ia" Livistona chinensis Myrica cerifera Philodendron selloum Viburnum odoratissimun Viburnum suspensum Groundcover: (Min. 10"-12" Height) Nephrolepis Liriope muscari "Evergreen Giant" Hymenocallis Latifolia Pittosporum tobira "Variegate" Lantana Juniperus chinensis "parsonii" Dietes vegeta Dahoon Holly Wax Myrtle Tree L1 strum Crape Myrtle East Palatka Holly Crinum Lily Silverthorn Eugenia myrtifolia Chinese Fan Pala wax Myrtle Philodendron Sweet Viburnum Sandankwa Viburnum Swordfern Evergreen Giant Liriope Spider Lily Variegated Pittosporum Lantana Parson's juniper African Iris INDIAN RIVER COUNTY PAGE 25 MARASSO CORRIDOR PLAN • R811IzV OF DEVELOPMENT PROJECTS SY VADASSO TASK FORCE MRS An important component of the appearance of the corridor plan area Is the design of buildings. A consistent architectural theme will add to the visual continuity of and visually define the area. Recognizing the benefits of a consistent architectural theme, this plan contains a set of voluntary architectural guidelines. To encourage developers to follow the voluntary architectural guidelines, members of the Mabasso Corridor Task Force will be notified of pre -application conferences and Technical Review Committee (TRC) meetings for development projects proposed within the planning area. Staff will send written notification to task force members indicating the date and time of these meetings, the nature of the applicantes proposal, and the availability of the proposed development plan for review. Staff and Webasso Corridor Task Force members will work with applicants to ensure that every effort Is made to save protected tress. No protected trees shall. be removed unless it is absolutely necessary to accommodate a proposed site plan. INDIAN RIVER COUNTY PAGE 26 CORRIDOR SPSCIAL RXGMTIONS FOR MINOR SITE PLAN PROJECTS Minor site plan approval is required for projects proposing less than 50000 square feet of new impervious surface. In the Wabasso Corridor Plan area, non-residential development and re -development that requires minor site plan approval shall coeply with the previously described special regulations for new major development, WITHIN TMG MINOR SITE PLAN PROJECT'S AREA OF DBVSLOPMENT/ RSDSVBWPMSNY". The project's area of development/redevelopment is the area of the site containing buildings, additions, structures, facilities or improvements proposed by the applicant or required to serve those items proposed by the applicant. As an example, a small building addition that requites additional parking spaces would result in a project area of development/redevelopment that Includes the addition AND the parking lot addition and adjacent required landscape areas. !lmaNPORMITISS Within the Wabasso Corridor Plan area, legally established existing development and uses that do not comply with these special regulations are grandfathered -in under the countywide nonconformitles regulations of LOR Chapter 904. All nonconforming uses and structures are governed by the LDR Chapter 904 regulations. VARIANCES Variances from these special regulations may be granted under the provisions and criteria for variances set forth in LDR section 902.09. Variances from these special regulations, however, shall not be heard by the Board of Adjustments, but shall be heard by the Planning and Zoning Commission with appeals to the Board of County Commissioners. INDIAN RIVER COUNTY PAGE 27 MA8ASSO CORRIDOR PLAN INPLEawrTION This plan is the guide for all, future development in the wabasso Corridor Plan area. Through adoption of this plan by resolutions the Board of County Comissioners formally endorses the plan's special regulations. implementation of the plan will be as follows: • Land Deve1oment ReMllatLons. Regulatory aspects of the plan 4711, be Incorporatodw t n the county's land development regulations (LDRa) through creation of an overlay district. The overlay district will formally define a special zoning district covering the plan area and will codify all special development regulations. • Improvements to Public Infrastructure and Right-Of-ifaY. All aoun y road* por s, and utility improvement projects within the plan area will, be designed and constructed in conformance with the plan. • Maintenance and Code Enforcement. inspections involving suspected or determined code enforcement violations in the plan area will. be given a high priority. Special training will be provided to ensure that new projects in the corridor satisfy the special regulations contained in this plan. • VoluntaKrX Efforts. An internal process will be formalized to ensure all applicants for development projects in the plan area receive a copy of the voluntary architectural and landscaping recomwendations contained in this plan. Through this informational process, project applicants will be encouraged to consider complying with the voluntary guidelines and recommendations. INDIAN RIVER COUNTY PAGE 28 MABASSO CORRIDOR PLAN YiOTdAflAltT GUIDELIM Residential subdivisions within the planning area are encouraged to adhere to the sign and landscape buffer requirements along U.S. 1 and CR 510. This section also contains voluntary architectural guidelines. These voluntary guidelines are intended to complement the required development standards contained in the previous sections. These voluntary architectural guidelines are established to encourage, through private and public investment, the development of the Vabasso Corridor as a cohesive, functional and aesthetic whole. The Guidelines contain standards addressing components of the physical development of structures in the Corridor. Based upon location, history, environmental attributes, historic resources and character, these guidelines reflect an architectural theme using elements found throughout Fl.ori.da's past, referred to as "Old Florida" style. The Guidelines provide a coherent statement of the intentions of the Mabasso Corridor Plan and an overall approach to achieving a quality environment. The Guidelines contain standards which provide a baseline for excellent design. The Guidelines are not and cannot be all-inclusive. Here adherence to them will not guarantee or be sufficient to produce an excellent building and a quality environment. No set of guidelines can cover all circumstances. Rather, it is the use of and interpretation of these standards by the county and qualified design professionals, fully supported by committed developers and owners, which produces the intended results. VOLUNTARY ARCHITECTURAL GUIDELINES GENERAL Besides defining the community's low density, low rise character, building heights should relate to open spaces to allow sufficient light and ventilation, effective use of prevailing winds for cooling, enhancement of views and minimizing the obstruction of views to adjoining structures and other locations. INDIAN RIVER COUNTY PAGE 29 a VABASSO CORRIDOR PLAN Buildings should be designed to lessen the appearance of excessive bulk. Ostentatious or overly -prominent building shapes that are out of harmony in context with their visual environment, including adjacent structures and the landscaped framework, are discouraged. The surfaces of enclosing walls of large-scale coerercial structures should incorporate elements relating to the scale of pedestrian movement and view. Vertical enclosing walls should be sub -divided into clearly visible bays, each a minimum of 60 feet in width. The use of the following devices for establishing scale is encouraged: • textured surfaces; • scored joints; • surface articulation or subdivision of vertical surfaces into distinct areas; • rhythmic use of openings `doors, windows, etc.); • scale and proportion of facade; • use of signage to establish scale and proportion; and • installation of landscape elements in front of walls to break up long wall expanses and sloped or otherwise articulated roof lines to develop visual interest at the roof level. SPECIFIC ARCHITECTURAL CRITERIA • Roofs The use of vernacular materials such as standing seam metal or wood shake shingles is encouraged. Roof pitch should range from 9s12 to M12 for primary roofs, and lower pitch for arcades or overhangs. • Doors/Windows Doors and windows should be symoetrical in placement, and should be true divided lite. Casing trim should be 4"-6" and workable shutters sized to fit windows are encouraged. • Siding Siding should be wood horizontal or vertical boards or shake. 1 INDIAN RIVBR COUNTY PAGE 30 • Porches/Arcades The use of wide overhangs which create porch or arcade -like features is strongly encouraged. For instance, caMwercial buildings should provide front walkways which are a winisAw of 10 wide. This width accommodates 2-3 abreast pedestrian trattic while allowing for entrance door swing area. Awnings are also encouraged to add color and textural interest to buildings. • Cornice Detailing Open exposed rafter tails are encouraged. Lighting The use of thematic lot lighting and signage is encouraged. 0600"r 1, 1"S u%v%j%wb.P11k INDIAN RIVER COUNTY PAGE 31 CI_ Planning Area - Vacant - Agricultural - Residential - Non -Residential Figure 12 WASAS SO CORK I DOR PLANN= NG AREA ( WEST EXISTING LAND USE MAP rP r ,c � pP G P P i�init+�crlM r o 8 r ,rbc 9b'V' P a Figure 1,3 ®- Vacant ®- Agricultural Q - Residential ■ - Non -Residential WASAS SO CORR I DOR pLANN = NG AREA ( EAST EX =STING LAND USE MAP Figure t4 CN Zoning Districts CLt Limited Commercial M General Commercial. CH: Heavy commercial Cut Neighborhood commercial OCR, Office, c*ppercial & Residential IL: Light industrial District Rs-li single Family (up to 1 unit/acre) iIs-3s Single Family (up to 3 units/acre) iIs-6: single Famimily (up to 6 units/acre) RM -3: single Family (up to 3 unite/acre) FA -6: Multi-faoLly yup to 6 unite/acre) RM -4t Malti-homily (up to 4 units/acre) RT -6: Two Family (up to 6 unite/acre) A-11 Agricultural (l. unit/5 acres) 41616 A6 f piss A A B�,A A � fli•i•..� p p N A•A �p � "1e i, �,i� 11 A A N A �1 � p •'�1 1 B `" e � •1 1 1 1 1 1 1 1 1 1 1 1 Or ---- I ----1 I , V's WWI !�l PO "`� M" N jt L -Planning Area -- -T-� A WASAS SO CORK I DOR PLANNING AREA (WES-M) Z ON 31 NG MAP Figure 14 sonina Districts \1I;:— CLs Limited Cowbercial CGS General Commercial CH: Heavy Commercial Cos Neighborhood Comwercial OCRs office, Coy wrcial 6 Residential ILs Light Industrial District IIS-ls Single Family (up to 1 unit/acre) IIS -3s Single Family (up to 3 units/acre) IIS -6s Single Family (up to 6 units/acre) m -it Single Family (up to 3 units/acre) Of -6s Multi-tamily (up to 6 units/acre) M -4s Wilti-family (up to 4 units/acre) IIT -6s Two easily (up to 6 units/acre) A -Is Agricultural (1. unit/$ acres) - .j� Ari W... A W ,�. � r W � N 0 �,aae Wdr �AA�� Z 'ice; wa w�,ll.l��\� vI1�tY:W LW I `I • r IRK 7 s N 13 -Planning Area -- 4-4 -----------r-� L� L WASAS SO CORK I DOR PLANK Z NG AREA ( WE ST ) Z ON I NG MAP • Figure 114 r •N C" zoning District elk AT, CLI Limited Cowwrcial `PM -- CDs General commercial N CHs Heavy CONAwrcial Cps Neighborhood Co wercial OCRs ottice, CopAercial G Residential ® �_ ILs Light industrial District N MS-ls single Family (up to 1 unit/acre) "�~ 11s -3s single Family (up to 3 units/acro) 11s=6s single Family (up to 6 unite/acre) M--38 single Family (up to 3 units/acro) _--� M1 -6s Multi-taoily (up to 6 units/acro)=�-- 110-4s Multi-tamlly (up to 4 units/acre) RT -6s Two yaeily (up to 6 units/acro) tl •-.�� A-11 Agricultural. (1. unit/5 acres) `-N� --- N -- e N s A A Oki A o N �A p A N tl �q4.Y e s b W - �. +1. - 16 a_ p��it A pAaM4 p A A -tl oft CL Apt A RRI v A� A W A i p A 111 � ! ! ! ■M� -` - V— -Plannin Area -- •T--4 !� ---- -------- r A A WASAS SO CORR I DOR PLANK Z NG AREA ( WEST ) Z ON Z NG MAP Figure t5 '✓ ` FPM � W .it P • TOWN Of 0IiC11D p4" HW N PW eP � PW P M O s _ 01 tl ar . p R w Wp1 �a !1 ♦ Zoning Districts CL: Limited Commercial C8: General Commercial CNs Heavy Ccamescial CN: Neighborhood Commercial i -Planning Area �: Office, ffic , Light CoCstriaial & Residential rict .-........-..-......_ RS -i: Single Family (up to 1 unit/acre) i RS -3: Single Family (up to 3 units/acrej i RS -6: single Family (up to 6 units/acre) - •-••-••-• - RM -3: Single Family (up to 3 units/acrej RM -6: Multi-ramily (up to 6 units/acre) RM -4: Multi -Family (up to 4 units/acre) RT -6: Two Family (up to 6 units/acre) A-1: Agricultural (1 unit/5 acres) WASAS SO CORK I DOR PLANNING AREA ( EAST ) Z ON Z NG MAP x x � � PW eP � PW P M O s _ 01 tl ar . p R w Wp1 �a !1 ♦ Zoning Districts CL: Limited Commercial C8: General Commercial CNs Heavy Ccamescial CN: Neighborhood Commercial i -Planning Area �: Office, ffic , Light CoCstriaial & Residential rict .-........-..-......_ RS -i: Single Family (up to 1 unit/acre) i RS -3: Single Family (up to 3 units/acrej i RS -6: single Family (up to 6 units/acre) - •-••-••-• - RM -3: Single Family (up to 3 units/acrej RM -6: Multi-ramily (up to 6 units/acre) RM -4: Multi -Family (up to 4 units/acre) RT -6: Two Family (up to 6 units/acre) A-1: Agricultural (1 unit/5 acres) WASAS SO CORK I DOR PLANNING AREA ( EAST ) Z ON Z NG MAP Figure 1#5 JVI � n p � r N n B! •Y �N : lF a P n Y s s• n ) sr � N � TOWN Of ORCl #tD rr•- n , 91 9 4 N d « T �P P a II p " N " Ari � • e I �` w O '� ""� .-mil• }►" -T--T lonina Districts CLs Limited Commercial Cas General Comiss rcial CHs Heavy Commercial C"I Neighborhood Commercial 1 -Planning Area �: Light , CCostrrcial & Residential .._..rict ...... ............. ............ RS -is Single Family (up to 1 unit/acre) i RS -3s Single Family (up to 3 units/acre) j RS -6s Single Family (up to 6 units/acre) - - - - - RM -3: Single Family (up to 3 units/acre) RM -6s Multi -Family (up to 6 units/acre) RM -4: Multi -Family (up to 4 units/acre) RT -6s Two Family (up to 6 units/acro) A -2s Agricultural (1 unit/5 acres) WASAS SO CORM I DOR PLANKING AREA ( EAST ) Z ON Z NG MAP � ��,inn; - r t Figure 16• 1 R 1 1 R �/ ► �aC A P t 1 •�R A p p M N ` O � � N VAL S, ANSI - M e d o R M 0 job ro` t r A Y 101 01 ,RR r aN � G .aF` R • /ozu� B . R , A R or 1 ` AN R R R 1 AA; A A 041 NiR � •` � 1 , A A U A / y ae • R ; 1 a M r � , � a i i �I� • I A V ...f..� 'sLA #� I 1 ' 3 1 1 1 _ � 1 I 1 �7 • MA io• 1 i i �" ► I " " N M P - " P M► PPS ` lie • �• ` P► � C O C P A a 1 Fr W 1 �N V O b f W P I�rP Y P �« a°o •. , N B . PA •` / . �_.: _�. P P""AAP �s�p `• " � V ,rte A p ♦ k.sss. A ifi " 14 P W A° P • u ^ BA A EB • A V � •I UVE . ��•� " A � ,� �ei e j " 1 • ?� e , • • P e •f`� 1 1 1 � ' 3 1 1 1 — •+ 1 — 1 i1 1 �i —• � 1 1 1 1 N b b 1 � �" ► I " " N M P - " P M► PPS ` lie • �• ` P► � C O C P A a 1 Fr W 1 �N V O b f W P I�rP Y P �« a°o •. , N B . PA •` / . �_.: _�. P P""AAP �s�p `• " � V ,rte A p ♦ k.sss. A ifi " 14 P W A° P • u ^ BA A EB • A V � •I UVE . ��•� " A � ,� �ei e j " 1 • ?� e , • • P e •f`� 1 1 1 � ' 3 1 1 1 — •+ 1 — 1 i1 1 �i —• � 1 1 1 1 N b 4 Figure 17 mom Existing and Scheduled County Paved Shoulder Facilities School E3 Park 9w PROPOSED PROJECT RiKEPATH PROPOSED PROJECT SIDEWALK Figure 17 Existing and Scheduled County Paved Shoulder Facilities School ES Park ow PROPOSED PROJECT BIKEPATH PROPOSED PROJECT SIDEWALK Figure 18 ■-Pl4nnlno Area 10-Olsney Q-Orchld Place p -oulok Wort 4Q -Kennedy Land Use Amendment WASAS SO CORK I DOR PLANNING AREA RECENT SIGNIFICANT PROJECTS Fioure 18 IN�• 0 e� fl N Ra'` � •` a N - O • 0 � e A r uea aav< �' �; � �,�.'Tss Aa �• s• WABAS SO CORRIDOR PLANNING AREA RECENT SIGNIFICANT PROJECTS A R . i.. A A -Plnnnlno Area $let ST .., _..-� AsR 'leeje - -DIGney • -•-tiA —Orchid Place -- A R 1 -Quick Mort y 40 -Kennedy Land Use Amendment WABAS SO CORRIDOR PLANNING AREA RECENT SIGNIFICANT PROJECTS ■ Figure 19 T` PCD Zf P P P • P A 1- o (0 Z Qp b Y• 1 p m P V AV 4. 5 o O a z Z W5 0 `� "N • 41 P p B 8B " 1 ��► M " 00 41 `• p ♦ 1 ,1 1 1 ly` •IJ. t .J- A...�.J. OW 1 1 Ir 1 P 1 1 r ---r-- �. • � i 1 p • 1 A ' 1 1 00 ' 1 1 1 �r' v 1 1 i 7��- 1 1 1 IIL� _-_L J -J 1 1 1 1 1