Grand Lakes draws two lawsuits for "promoting sprawl"

PRESS RELEASE -- August 13, 2018


Citizens’ Group Files Two Lawsuits to 
Stop Pat Neal’s Grand Lakes 2050 Village Development

Two lawsuits filed against Sarasota County on Friday, August 10, 2018, by a group of affected neighbors will likely put a 1,100 home subdivision in east Sarasota County on hold.

The Sarasota County Board of County Commissioners approved the Neal Village development, known as Grand Lakes, on July 11, 2018, in a series of 4-1 votes.  Casting the dissenting votes, Commissioner Charles Hines asked: “Where is the walkability?  Where is the compatibility?  Where is the connectivity with the larger overall village?”

The 2050 Village concept is an optional development framework that permits additional density.  This extra density is in exchange for  public benefits that guide development in the rural areas east of I-75 into compact, mixed-use, pedestrian friendly villages by protecting large areas of open space, and ensuring that supporting infrastructure is paid for by the development.

A large group of Serenoa, Serenoa Lakes and nearby large lot homeowners, along with Twin Lakes Park users, presented their objections during the public hearings leading up to the commissioners’ July decisions.

Developer Pat Neal

The citizens group says that Pat Neal’s privately initiated comprehensive plan amendment, which enabled the rezoning to proceed, violates the county’s long-range growth plan. They also say the rezoning itself violates several of the county’s zoning regulations.

The comprehensive plan amendment lawsuit requests that the State of Florida hold an administrative hearing to find that the Neal amendment is inconsistent with the other goals, objectives, and policies in the county’s comprehensive plan because eliminating the village mixed-use requirement promotes urban sprawl.

Eliminating the mixed-use requirement was previously considered in 2014 during a public initiative known as 2050 Revisited. At that time, several large landowners and developers, including Neal, proposed eliminating the mixed-use center. County staff rejected the developers’ proposal because staff’s analysis determined that, without direct access to a commercial center, a core 2050 plan principle would be violated.

Grand Lakes Map

Nothing has changed since 2014.  Nevertheless, when Neal proposed eliminating the mixed-use requirement as a privately processed amendment, the 2018 county staff reported that they had no objections and recommended approval.

The second (rezoning) lawsuit asks the Sarasota County Circuit Court to reverse the rezoning approval because the Grand Lakes application did not satisfy the protected open space and non-residential use requirements in the county’s village zoning regulations.

The petitioners’ attorney, Ralf Brookes, says the outcome could have major implications throughout the county for future 2050 village development.

The Manatee-Sarasota Sierra Club, a leading environmental group, and 1000 Friends of Florida, Inc., a leading smart growth advocate, see the merits of the lawsuits and are providing financial support and legal assistance in the Grand Lakes challenges.

David Anderson, spokesperson for the petitioners, says, “It is a shame when citizens have to dig into their own pockets just to make sure the planning officials follow their own rules.  It is very discouraging that the commissioners ignored the merits of our arguments and approved the Grand Lakes proposals, so, our only recourse available is very costly litigation.”

For more information contact:

David Anderson, President, Serenoa Lakes,
941-921-9302  mdanderson4@verizon.net

A Road to Nowhere

The Ibis Street Thoroughfare Comprehensive Plan Amendment No. 2017-F comes before the County on Wednesday, April 25 -- it will be found under item 7 on the Board agenda.

Comment by R.N. Collins:

The Sarasota Board of County Commissioners will take the first step towards building a road to nowhere if it approves the Ibis Street Thoroughfare Comprehensive Plan Amendment during an April 25 public hearing.

The county transportation planning department believes that the traffic congestion south of Twin Lakes Park will be so severe in the year 2040 that we need a new thoroughfare to connect Clark Road to a full interchange at State Road 681 and I-75 via another north–south roadway.

But neither the full interchange nor the north-south roadway exist today, and neither is considered financially feasible by the Sarasota-Manatee Metropolitan Planning Organization.

If the interchange is built, FDOT will design and fund it, but FDOT hasn’t even looked into the need for the interchange yet.

And while the north-south roadway is part of a plan to provide an alternate route from Venice to Manatee County, the project is unfunded.  The project recently suffered a setback when the commission rescinded an important funding request for the segment connecting Lorraine Road to Bee Ridge Road Extension.  That segment is a sorely needed connection needed to support development already under construction at the 5000-unit Waterside Village, the 600-unit Artistry community and the 3,500-unit LT Ranch Village.

So it is highly unlikely the proposed thoroughfare will have anything to connect to for many years or decades to come.  Instead of providing connectivity, it will be a road to nowhere.

Actually, that’s not an entirely accurate statement.

The new thoroughfare will go somewhere.  It will dead end at Manatee County-based developer Pat Neal’s 533-acre sod farm where he wants to build 1,100-home subdivision on land zoned for only 258 homes.

Unfortunately for Neal, county regulations prohibit him from building a large development unless the property has direct access to a major road—one that is part of the county thoroughfare plan.

Normally thoroughfare plan additions are considered after the county prepares an in-depth analysis and after the public has multiple opportunities to weigh-in on the proposal.  In fact, the transportation planning department had wanted to consider several changes to our thoroughfare plan during the 2016 comprehensive plan update.  But those changes could not be processed because the county had not held the required public input sessions.

With the county’s holistic thoroughfare evaluation on hold due to a lack of department resources, Neal convinced the county to let him “adopt” Ibis Street and pursue a privately-initiated amendment.

The private process enables Neal to fast track the proposal to designate his access road as a major road.  It bypasses almost all the public engagement that must occur when the county initiates such a change.  And this case, avoiding a lengthy series of feedback sessions and workshops allows the developer to quickly overcome the prohibition on rezoning his property.

I wouldn’t object if putting a line on a map and saying a dead-end country road is a major road was the only effect of Neal’s proposal,

But it does much more.

It allows Neal to divert impact fees away from curing today’s traffic jams and use them instead to improve a dead-end country road that will be used only by his subdivision for years to come.

We believe road improvement priorities should be determined with more, not less, public input.  And we believe impact fees should be spent on real traffic problems we face today, not on ones that are imagined to occur more than 20 years in the future.

Call or email the Sarasota County Commission today and ask them to vote against the Ibis Street Thoroughfare Comprehensive Plan Amendment on April 25.

-- R. N. Collins

Documents relating to the Ibis Street Amendment are here.