WILL LAKE COUNTY REALLY BE ‘REAL FLORIDA, REAL CLOSE’ OR JUST ANOTHER SUBURB? THE STORY OF LAKE COUNTY’S EFFORTS TO PLAN FOR THE NEXT GENERATION September 8, 2022
Howell, AICP Director, Lake County Planning & Zoning
The Panel
Moderator: L.
Richard
Mary
M. Parks, AICP, QEP Chairman, Lake County Board of County Commissioners
Panel: Ellen
Stern Interim Executive Director, Lake County Economic Growth
Timothy
Levey, Ph.D., AICP Managing Director, Levey Consulting, LLC
Maslow Community & Economic Development Director, City of Groveland
Sean
Bobby
SESSION CONTENT 1. Overview of County 2. Economic Role of the County 3. Increasing Quality of Urban Development and Protecting Rural Areas 4. City-County Collaboration 5. Political Leadership to Advance Policy 6. Q & A 3
Real Florida. Real Close.
LAKE COUNTY (1970 – 2021) POPULATION GROWTH 69,300 400,142 0 100,000 200,000 300,000 400,000 500,000 1970 1971 1972 1973 1974 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 1970 to 2021 Source: Bureau of Economic and Business Research (BEBR)
400,142 442,700 487,600 525,300 558,800 587,900 614,500 0 200,000 400,000 600,000 800,000 2021 2025 2030 2035 2040 2045 2050 LAKE COUNTY (2021 – 2050) POPULATION FORECAST Source: Bureau of Economic and Business Research (BEBR), University of Florida, February 2022
LAKE COUNTY • Council Manager Form • Non-Charter County • General Services excluding Water/Wastewater Utilities • 14 Municipalities • 3 Optional Elements o Economic o Public Facilities o Public School Facilities • North – South Political Divide • 1500 Lakes; Highest elevation on Florida peninsula
Governance • 14 Cities • 14 JPA's – 3 Active Agreements • ~50% of population is unincorporated • Municipal and Private Utility Service Area Boundaries
WILL LAKE COUNTY REALLY BE ‘REAL FLORIDA, REAL CLOSE’ OR JUST ANOTHER SUBURB? HOW TO 'RAISE THE BAR' AND CREATE A NEW MODEL FOR HIGHER QUALITY DEVELOPMENT COUNTYWIDE 2022
Mary Ellen Stern
ECONOMIC ROLE OF THE COUNTY
MISSION To aggressively retain, attract and grow jobs in Lake County, in partnership with others, while protecting and improving Lake County's quality of life and unique character. VISION A prosperous local economy supported by a wide range of career opportunities, a diversified tax base, and an exceptional quality of life.
CORRIDORSSTRATEGIC
WOLF BRANCH INNOVATION DISTRICT • Access to Wekiva Parkway linking SR 46, SR 429, and US Highway 441 • Approximately 850 acres • Mixed-use employment center for education, innovation, R&D, and hightech in a village atmosphere
CHRISTOPHER C. FORD COMMERCE PARK • At the intersection of US Highway 27, Florida’s Turnpike, & SR 19 • 725 acres within the park and more than 400 acres of surrounding industrial property • Lake County’s largest industrial park
MINNEOLA INTERCHANGE • Approximately 4,000 acres • Direct access to Florida’s Turnpike • Planned 8,000 housing units and four mixed use projects
• Industrial / Research Park • Commercial • Medical Office • Residential • Institutional
WELLNESS WAY AREA PLAN • Approximately 15,500 acres • 12,000 net buildable acres • 3,000 acres of conservation land • 8.8 million SF of non-residential • More than 19,000 residential dwelling units
LAKE-ORANGE CONNECTOR
CHANGING THE QUALITY OF URBAN RESIDENTIAL AND RURAL CONSERVATION
Bobby Howell, AICP
Wellness Way VicinityGeneralMap
WELLNESS WAY Metro Orlando urban expansion accelerating into South Lake County New expressway opens in 2025, shortening commutes to metro employment centers Challenge: maintaining high quality natural and built environment, while advancing job creation in Lake ChallengeCounty: Creating 'Complete Communities' with higher quality urban design
2025 24
New opensExpresswayin
Previous Plan spread throughout
AdoptedPlan
| Plan Comparison – New Plan Promotes Job Creation and High Quality Design
New
Multi-use districts become the focus of job creation Employment
Plan area
| Implementation Framework- Economic Development
–
Clermont/South Lake County Logistics
Hub
Economic Development Strategy The ‘Big Idea’
• Unique location in the central Florida
• Planned Lake-Orange Connector provides near term opportunity for high value/high wage job creation
• Potential for large-scale ‘logistics hub’ in south Lake County
| Design Guidelines and Standards - Creating 'Complete Communities' via Development Districts Each Development District • Form and Design Criteria • Pedestrian sheds • Massing/Scale • Variety of housing/building types • Site & Architectural Standards • Parking Lot Design • Landscape/Buffering • Connectivity • Intersections/Sq. Mile • Street Grid/Block Structure • Lot Development Standards ‘A’ Street ‘A’ Street ‘B’ Street ‘B’ Street Servicedrive for connectionspedestrianandvehicular ‘A’ Street ‘A’ Street ‘B’ Street ‘B’ Street ‘A’ Street ‘A’ Street
Florida Wildlife Corridor Runs Through Wellness Way
RURAL CONSERVATION SUBDIVISION DESIGN STANDARDS
DESIGN PROCESS: STEP ONE • Designate Protected Open Space • Identify potential Primary and Secondary Conservation Areas • Create meaningful open space areas • Link smaller neighborhood greens • Guidance based on on-site visits, open space standards, and evaluation criteria 32
DESIGN PROCESS: STEP TWO • Align Streets and Trail Network • Align proposed streets to provide vehicular access • Lay out a network of informal trails and formal walkways connecting neighborhood areas to open space • Avoid and minimize impacts on Conservation Areas • Utilize “closes” in lieu of cul-de-sacs 33
DESIGN PROCESS: STEP THREE • Locate House Sites • Potential House Sites are Tentatively Located 34
DESIGN PROCESS: STEP FOUR • Draw the Lot Lines • Draw lot lines around potential house sites • Ensure each lot contains sufficient buildable area to accommodate a single-family dwelling and accessory uses 35
DIMENSIONAL STANDARDS • Average minimum lot size • 6000 square feet • Encourages housing variety • Attached housing permitted with building up to 4 dwellings • Minimum lot width • 34 feet for detached single-family dwellings • Minimum front setbacks • 12 feet for residences • 8 feet for unenclosed front porches • 25 feet for front-facing garages • Minimum rear and side setback • No less than 7.5 feet • Side setbacks may be combined to be > than 7.5 feet on one side, so long as 5 feet remains on the other 36
RAIN GARDENS • Relatively small, shallow areas • Provide moderately rapid stormwater infiltration (no more than 48 hours) • Heavily landscaped • May be included in net acreage for density if • Area less than 7,500 square feet (each) • Maximum depth of 24-inches 37
FOREGROUND MEADOWS
• Stormwater infiltration areas which are designed to disappear visually into the landscape • Broad, shallow form with very gentle side slopes (not exceeding 1:10) • Not deeper than 30 inches 38
Timothy Maslow
CITY-COUNTY COLLABORATION
Population GrowthLocation ISBA – Interlocal Service Boundary Agreement 34,000 acres 50% unincorporated
Population GrowthPopulation Growth 2010 10,000 2020 20,000 2040 40,000
City of Groveland Entitlements - 2019 9,000 homes built 600 homes built per year 25,000 entitled in Groveland 5,000 entitled in Mascotte
Natural Charm
V I S I O N I N G A N D C O D E W R I T I N G
City of Groveland Future Land Use - 2020 ConservationAgricultureEmploymentNeighborhoodEstablishedHamletVillageTownCenterGreenSwampTownGreenSwampRural
Form Based Code - 2020
Form Based Code - 2020 Transect & Established Zones Blocks and Thoroughfares Open Space Missing Middle Housing Florida Vernacular Architecture Native Landscaping Dark Sky Lighting – IDA Approved (1st in Florida)
CherryHillsPeachtreeLake
Cypress Bluff
Village
VillageFarmBlueberryVillage
Affordable Housing - 2021 42% TND value premium – howtobalance? Missing Middle Housing CLT – Community Land Trust
City of Groveland Industrial Activity F O R D C O M M E R C E P A R K Pre-Kroger ~650,000sf Kroger Distribution Center 341,359sf Amazon American202,044sfWayFacility 425,120sf Scannell Industrial Facility 977,466sf US HWY 27 Facility 542,400sf Lakeview Industrial 877,000sf Total ~4,000,000sf
City of Groveland
F O R D C O M M E R C E P A R K Industrial – 1.2 million sf Multifamily – 1,161 units Commercial – 117 acres
Mixed Use Activity
The City of Groveland is an ecosystem intentionally connecting safety, service, and innovation to support a vibrant welcoming community with natural charm.
Mission
Values
Groveland is a collection of towns, villages, and hamlets interweaving a diversity of people into an eco-agrarian landscape.
Intentionality, Connectivity, Vitality, Knowledge, Heart
Strategic Plan- 2022
Vision
Strategic Plan- 2022
Establish a JointPlanningAgreementwith Lake County to preserve natural and agricultural lands through, but not limited to, Comprehensive Plan policy updates, a transfer of development rights program, and land acquisition.
Key Objective
City of Groveland JPA Vision Map – 2022/23 ConservationAgricultureEmploymentNeighborhoodEstablishedHamletVillageTownCenterGreenSwampTownGreenSwampRuralConservation Historic Preservation Shared Land Use Transportation EconomicSchools AffordableDevelopmentHousing
Hon. Sean Parks
POLITICAL LEADERSHIP
Shift from conventional policy to progressive policy
Changing Public Policy
• It’s not rocking the boat; not leaving the old ways
North-South Dynamic
• Prime example of conventional thinking or perceptions
• It’s embracing the differences and perceptions, while illustrating the importance of collaboration and the impacts of the bold vision
Real Vision A Bold Vision Countywide Conservation Strategy Collaborative & Strategic Approach • Across 14 municipalities • East Central Florida Regional Planning Council • 1000 Friends of Florida • Strong Towns Initiative
Real Lifestyle Quality of Life
Consumer Preferences* Home • Suburban • Larger Home (Age 35-54) • Technology Community • Mixed use area • Parks • Trails • Close to shops & employment * Housing and Community Preference Survey, RCLCO, 2018
LAKE COUNTY REGIONAL PARKS
Real Community Unique Downtowns | Walkability | Placemaking
Neighborhood Centers Coffee Shops, Cafés, and Walkability
Where HI-TECH meets HIGH Quality!
Real Florida. Real Close Not just another suburb.
Questions
Sean M. Parks, AICP, QEP – sean.parks@lakecountyfl.gov Lake County Board of County Commissioners Richard L. Levey, Ph.D., AICP – rlevey@leveyconsulting.com Levey Consulting, LLC Timothy Maslow – timothy.maslow@groveland-fl.gov City of Groveland, Community & Economic Development Director Bobby Howell, AICP – bobby.howell@lakecountyfl.gov Lake County, Planning & Zoning Mary Ellen Stern – maryellen.stern@lakecountyfl.gov Lake County, Economic Growth
