Clermont Real Estate Preview: 8719 TURKEY OAK LN.
Clermont Master Plan
REALTOR’s Notes Freedom to Build! This former orange grove is ready for a new life. With 30 beautiful acres, a pond, two 150' wells, above and below ground power, and irrigation covering the cleared portion of the land it is ready for you to build your dream home/farm/business. Call today and the possibilities are endless for you to create the life you have always wanted. *2 Alt Keys included - markings of property boundaries are approximate
-Misty Noland
Realtor Misty Noland Marketing Kris Noland Broker Thomas “Gus” Grizzard
Content Facts About the Property
Photos
Clermont Master Plan
Maps
Contact Info
ARE LIVE YOU YOUR READY LIFE TO IN LUXURY ON GROW WITH YOUR CLERMONT? TERMS
Just The Facts County: Lake Location Notes: In County, Level, Pasture/ Agricultural, Zoning Permits horses
Total Acreage: 30 +/- Acres Utilities: Electric Avail on Site, Private System, Septic System Required, Sprinkler Well, Underground, Well + Pump
“Freedom to Build! This former orange grove is ready for a new life.“
Alt Key 1:
1065631
Legal Description 1: GROVELAND FARMS 21-23-25 TRACT 54 PB 2 PGS 10-11 | ORB 1796 PG 0724 |
Alt Key 2:
1064961
Legal Description 2: N 1/2 OF SE 1/4 OF SE 1/4 |ORB 1796 PG 0724 |
RELAX FLORIDA STYLE
ENHANCE CONNECT GROW City of Clermont Downtown & Waterfront Master Plan
ACKNOWLEDGEMENTS March 23, 2015
Prepared for the City of Clermont City Council Mayor Gail L. Ash Timothy Bates Ray Goodgame Diane Travis Keith Mullins
City Manager Darren Gray
Prepared by GAI’s Community Solutions Group & Community Development Community Solutions Group Kevin Aust Frank Bellomo Dave Darsey Blake Drury Tom Kohler Richard Levey Claudia Ray Pete Sechler Robin Wells Donald Wishart Community Development Jason Dunn Jaime Igua Nick Leyva Bob Schanck
ABOUT THE PLAN The Clermont community is committed to ensuring the ongoing social, cultural and economic value of its downtown and waterfront. For the last 100 years, the hills, historic downtown, adjacent neighborhoods and the Lake Minneola waterfront have been the defining characteristics of the community, creating a setting for a livable, small town feel that is connected to friend and family, the local Florida environment, and an emergent identification with healthy living. The downtown and waterfront is the place which all of Clermont takes ownership in, and it is a place where residents, business owners, and institutions have invested themselves to enjoy the high quality of life of this intimate community. Clermont and its waterfront are also emerging as a regionally significant address. Since the development of the South Lake Trail, the Olympic Training Center, and the strong regional growth, the South Lake County area has developed a unique character brand and identity associated specifically with Clermont. Today, Clermont has become a destination for tourism, athletic training and competition, recreation, commerce, and culture. The community’s
current challenge is to leverage these assets while protecting and enhancing the character of the ‘real Clermont’ to the benefit of those who live and work here. As a community, Clermont has engaged in discussions about its character, vision, and future. This was accomplished, in part, through an extensive visioning process and recently adopted re-branding. The outcome of these efforts is the development of a platform of engaged stakeholders who are optimistic about the future, and prepared to tackle challenges in order to maximize Clermont’s potential as a beautiful, livable community of choice. The plan on the following pages advances this work as part of a more focused initiative to enhance the downtown and waterfront. This plan builds on the community conversation outcomes from the visioning process and defines and prioritizes common aspirations, new opportunities, and specific enhancements necessary for the continued quality development of a great waterfront community.
City of Clermont Downtown & Waterfront Master Plan
3
LOOKING AT CLERMONT Historic Growth 1941
1994
2014 The settlement pattern in Clermont has evolved since the end of World War II, when the city comprised the area between Lakes Minneola and Minnehaha along SR 50 and the Orange Belt RR. Even 20 years ago the city was fairly compact and largely still found west of US 27. The past two decades have seen growth to the east and south, away from downtown and the waterfront.
IMAGES OF CLERMONT Downtown and Neighborhoods Images from downtown and the close-in neighborhoods, clockwise from below: The Farmer’s Market is one of many special events that bring people to downtown; One of many service-type uses downtown; Races like this triathlon have the potential to bring many more people to downtown if they occur closer to 8th Street; The shopping core on Montrose Street has streetscape and on-street parking already in place
4
City of Clermont Downtown & Waterfront Master Plan
Future Land Use
Key Community Destinations
LAKE MINNEOLA
Residential
Commercial
LAKE MINNEHAHA
Residential
Waterfront
Images from the downtown waterfront, clockwise from above: Watersports, like jetskiing, sailing, and kayaking, are year-round activities at the lake edge; Footrace jockeying for the same space as leisure walkers at 8th Street; Waterfront rentals provide a node of activity along the waterfront; Passive activities, like these shaded swingsets, can be found in several locations on the waterfront; Staging for large events is an important element to design. City of Clermont Downtown & Waterfront Master Plan
5
MARKET OUTLOOK THERE COULD BE FUTURE OPPORTUNITIES FOR FOOD + BEVERAGE OR ENTERTAINMENT DEVELOPMENT IN THE DOWNTOWN AREA
1
•
Demand for this product will lag residential development.
•
If the number of events and festivals in the downtown area can increase, this will augment restaurant/food and beverage demand.
• •
It is likely that food and beverage operations will be local in nature. Increases in traditional retail will be difficult. Most retailers prefer the higher traffic areas along SR 50 and US 27.
Current Downtown Retail Market Snapshots % of Cafe/ Restaurant 85.1% % of Retail
3.4% 96.6%
The residential market has rebounded locally and state-wide.
•
Multi-family for-sale prices have started to increase again, though they are still far off from market peak.
•
Current residential prices are about what was achieved in the years just prior (2003-2004) to the peak market years.
•
The rental market is strong, with high occupancies. Rents are typical for suburban product at about $1.00+ per SF.
•
For-sale townhome or condo development would be more appropriate for smaller in-fill locations.
•
Rental apartments would be more appropriate for larger sites that could accommodate 100+ units.
•
Development in the core of downtown needs to have access to zoning (either by right or through incentives) to allow 25 to 40 units per acre, which achieves 3-4 story surface parked development.
Since 2000, 28% off all multi-family units sold in the city were in downtown. (50 units) Recent citywide multi-family for-rent occupancies range from about 91% to 98%.
Downtown Clermont CRA has about 167,000 SF of retail space.
City of Clermont Downtown & Waterfront Master Plan
224,834 SF
Winter Garden
410,041 SF
Mount Dora
384,489 SF
Eustis
166,951 SF
80.4%
Clermont
•
Multi-family units in Downtown averages about $30,000 to $75,000 per unit.
19.6%
6
2
Residential and Retail Data
14.9% 7.5% 92.5%
WE BELIEVE THERE IS CURRENTLY DEMAND FOR NEW RESIDENTIAL UNITS IN THE DOWNTOWN CLERMONT AREA
Clermont has the highest percentage of restaurant space compared to other nearby cities (19.6%)
WATERFRONT & DOWNTOWN RELATIONSHIPS Several other Central Florida cities have seen a renaissance along their waterfronts, and offer some interesting comparisons and lessons to Clermont.
Eustis: The waterfront park is again proximate to downtown, which allows a strong relationship between downtown uses like shopping and restaurants and the lake amenity.
Tavares: The waterfront park space is immediately adjacent to downtown’s shopping/retail district (shown in red on the image). This proximity allows events that happen at the park to “drive” retail and restaurant customers to the district’s shopping streets.
Kissimmee: Kissimmee’s multi-million dollar Lakefront Park brings a very large amount of diverse activities to the area two blocks from the main street of the district, linked by a pedestrianfriendly street.
Clermont
Tavares
alk W e
t
inu
-M
10
Kissimmee
Eustis
City of Clermont Downtown & Waterfront Master Plan
7
PLANNING FRAMEWORK FOR THE DOWNTOWN WATERFRONT The plan is based on a set of THEMES that describe the future downtown waterfront. The THEMES are organized into four MOVES that are implemented in individual PROJECTS. The projects cover the wide geography of downtown (as shown on the following pages) and have been loosely grouped into projects that should be considered now, soon (in 2 to 5 years), and later (beyond 5 years) based on their ability to fundamentally alter the course of downtown toward the MOVES and the City’s perceived readiness for the activity.
Create a Window to Downtown on SR 50
A PLACE FOR PEOPLE Downtown is an established “place” but needs to encourage more people to stay longer, more often, in order to grow and thrive.
Connect the Parks and Neighborhoods
A GREAT WATERFRONT The waterfront presents an opportunity to have a linear park experience with many more leisure and recreational activities than are currently provided.
A QUALITY SENSE OF PLACE, CHARACTER, & IMAGE The community cares about the aesthetics of both natural and constructed places, but the perception of downtown from major routes is undifferentiated and unremarkable.
Add Energy and Activity to the Downtown Core
CONNECT TO THE CITY Downtown, along with the other two emerging centers at the NTC and Clermont Community Center, needs to be better connected to the surrounding neighborhoods.
Re-Orient and Diversify Waterfront Activities
HIGH-PERFORMING INFRASTRUCTURE & SERVICES The success of downtown will be built on a foundation of supporting infrastructure and city services.
8
THEMES
City of Clermont Downtown & Waterfront Master Plan
MOVES
Projects to Consider Now
7
Projects to Consider Soon
Projects to Consider Later
West Lake Wetlands Park
4
9
The Lumberyard Redevelopment
The Promenade
8
10 20
1
12th St Train Connector [N]
3
12th St Trail Connector [S]
West Ave [N] Green Street
2
West Beach Lake Edge Rehab
11
The Station Redevelopment
14
Desoto Garden Park
Minneola Ave [C] Green Street
21
Switchback/Community Gardens
6 5 18
Lake/Osceola Redevelopment
Rowing Center Event Space
25
Lake Dot Park
Minneola Ave [W] Green Street
The Bluff Redevelopment
19
17
The Marsh
Shared Garage
30 29 16
15
Northeast Lake Edge Enhancements
Boating Center
31
Front Door Improvements
26
13
Desoto St Green Street
28
Waterfront Park Improvements
The Landing
Sparkling Water Lake Park
Center Lake LID Stormwater
12
West Ave [S] Green Street
22
Lake Ave[N] Green Street
24 33
Lake Ave[S] Green Street
East Ave Green Street
23
Minneola Ave [E] Green Street
27 32
3rd St Trail Connector
Minneola/East Trail Connnector
PROJECTS City of Clermont Downtown & Waterfront Master Plan
9
LONG - RANGE PLANNING VISION This is the long-range vision for Downtown Clermont as a place for people, with a great waterfront and quality sense of place, visual character, and image, which is connected to the greater city and is supported by high-performing infrastructure and services. A number of potential infrastructure improvements that could implement the vision are shown. The improvements are conceptual in nature; as each is considered, a further level of design needs to be undertaken to define the project and confirm its purpose in implementing the vision. Some are long-term, requiring land assembly and significant construction. Some require public policy changes while others are private redevelopment projects. The recommended first six projects are indicated by letter, and are described on the following pages.
2
West Beach Lake Edge Rehab
1 12th St Trail Connector [N]
Initial B+B Opportunity Target Area
6 Rowing Center Event Space
C 4 The Lumberyard Redevelopment Downtown CRA Boundary
5
9
7 West Lake Wetlands Park
8 West Ave [N] Green Street
Minneola Ave [W] Green Street
10
A
The Promenade
18 The Bluff Redevelopment
Minneola Ave [C] Green Street
17 Shared Garage 3 12th St Trail Connector [S]
12 West Ave [S] Green Street
11 The Station Redevelopment 13
Desoto St Green S
14 Desoto Garden Park
B
E 15 Center Lake LID Stormwater
0
10
400’
800’
1600’
City of Clermont Downtown & Waterfront Master Plan
B
16 Front Door Improvements
30 Northeast Lake Edge Enhancements 29
Boating Center
31 The Landing Future Development 28 Watefront Park Improvements
Initial B+B Opportunity Target Area
26 Sparkling Water Lake Park 19
The Marsh
F
33 East Ave Green Street
21 Lake/Osceola Redevelopment 20 Switchback/ Community Gardens
D
23
27 Third St Trail Connector
Minneola Ave [E] Green Street
32 Minneola/East Trail Connector
22 Lake Ave [N] Green Street
Street
25 Lake Dot Park
B City of Clermont Downtown & Waterfront Master Plan
11
NEIGHBORHOOD CONNECTORS & GATEWAYS South Lake Trail
LAKE MINNEOLA Destination (Downtown Waterfront) Citrus Tower
CITY GATEWAY
Destination (NTC)
UCF South Lake
Hospital / NTC
Citrus Tower (LS Enhancements)
Lakeshore (Bike Route)
CITY GATEWAY
Epic/Walmart
LAKE MINNEHAHA
Destination (Community Center)
Hammock Ridge (Bike Route)
The improvements envisioned at the Downtown Waterfront need to be connected to the wider city. The map above shows a potential system of treelined boulevards that link the city’s neighborhoods to important community destinations, like downtown, the community center, and the training center. These boulevards could be in the form of upgraded landscape and bike lanes in locations where they are not already provided, and can be implemented incrementally as roadway resurfacing projects are undertaken.
12
City of Clermont Downtown & Waterfront Master Plan
A THE PROMENADE
Overflow Event Parking
Restaurants/ Outdoor Dinnig EIGHTH STREET PIER
8th Street Plaza
Parking
Event Viewing Terrace
Lilly’s
The Promenade
W OSCEOLA ST
7TH ST
8TH ST
18 The Bluff Redevelopment
8
West Ave [N] Green Street
9
W MINNEOLA ST
0
One of the key elements of the plan is to maximize the number of people who come downtown, either by living (residential), staying (hotel), or visiting (events). Having a space that can handle events from small festivals to huge races and regattas is imperative at the foot of 8th Street. The Promenade, as shown above, provides such as venue, along with a continuous waterfront path experience and pier with docking capabilities at the foot of 8th Street. Here activity can generate business for Montrose Street businesses and others in the vicinity.
100’
200’
Construction Design+Engineering (20%) Permitting (2%) Equipment+Mobilization (14%) Contingency (25%)
TOTAL
400’
$4,165,000 $833,000 $83,500 $583,100 $1,041,250
$6,705,650
City of Clermont Downtown & Waterfront Master Plan
13
B SIGNING + WAYFINDING
3
EIGHTH STREET PIER
3
3
9
The Promenade
3
3 3
18 The Bluff Redevelopment
8
West Ave [N] Green Street
2
8TH ST
WEST AV
2
3
3
2
17 Shared Garage
LAKE AV
West Lake Wetlands Park
7TH ST
7
3
W OSCEOLA ST
3
W MONTROSE ST
11 The Station Redevelopment
12
West Ave [S] Green Street
2
22 Lake Ave [N] Green Street 2
14
13
Desoto St Green Street
2
Desoto Garden Park W JUANITA ST
15
W BROOME ST
1
CENTER LAKE
Center Lake LID Stormwater
at 12th St
25 Lake Dot Park W BROOME ST
16 Front Door Improvements at East Ave
1 0
1
2
Construction Design+Engineering (20%)
3
$425,000 $85,000
Permitting (2%) Equipment+Mobilization (14%) Contingency (25%)
TOTAL 14
$8,500 $59,500 $106,250
$684,250
City of Clermont Downtown & Waterfront Master Plan
200’
400’
1
800’
Finding destinations in downtown, either from the South Lake Trail or SR 50, will be key in building the downtown Clermont brand in the community’s consciousness. It is of particular importance as a key location along the Coast to Coast trail, as cross-state cyclists looking for destinations will be helped by a a robust system of signage and wayfinding. This system is recommended to include elements such as monument signs, vehicular directional signs, and pedestrian directional signs. The visual elements of the signage should include the “Clermont Choice of Champions” branding.
C WEST LAKE WETLANDS
Overflow Event Parking
Triathlon Beach
6 Rowing Center Event Space
Event Area
4 The Lumberyard Redevelopment
Parking Filter Marsh
W OSCEOLA ST
7 West Lake Wetlands Park Minneola Ave [W] Green Street WEST AV
5
11TH ST
Stormwater Pond Passive Neighborhood Park Space W MONTROSE ST
0
Development in the western portion of downtown is limited by on-site stormwater requirements, often making sites here 15% less functional than in other portions of downtown served by regional ponds. In addition, the waterfront has several dry ponds that impact the environmental experience of the waterfront. West Lake Wetlands Park serves to combine those elements into a utility stormwater pond serving west downtown and freeing up lakefront land for park or amenity development. In addition, this area should be designed as a park space and event area for larger races and include a filter marsh to polish the storm runoff before it reaches Lake Minneola.
150’
300’
600’
Construction
$5,350,000
Design+Engineering (20%)
$1,070,000
Permitting (2%) Equipment+Mobilization (14%) Contingency (25%)
TOTAL
$107,000 $749,000 $1,337,500
$8,613,500
City of Clermont Downtown & Waterfront Master Plan
15
D MINNEOLA GREEN STREET
EIGHTH STREET PIER
9
20 Switchback/ Community Gardens
The Promenade W OSCEOLA ST
8TH ST
10
LAKE AV
18 The Bluff Redevelopment
Minneola Ave [C] Green Street
17 Shared Garage
7TH ST
8 West Ave [N] Green Street
W MONTROSE ST
W DESOTO ST
0
Construction Design+Engineering (20%) Permitting (2%)
$325,000 $32,500
Equipment+Mobilization (14%)
$227,500
Contingency (25%)
$406,250
TOTAL 16
$1,625,000
$2,616,250
City of Clermont Downtown & Waterfront Master Plan
150’
300’
600’
Several “Green Streets” are recommended for downtown. Green Streets are locations that combine low-impact stormwater drainage techniques with improved pedestrian streetscapes and that form the spine of the connected pedestrian and cycling environment in downtown, connecting the uphill parks to the neighborhoods and to Lake Minneola. The first of these streets is Minneola Avenue from Lake Avenue to the proposed West Lake Wetlands Park. The street would include stormwater planters, on-street parking, upgraded street tree planting, a 5’ sidewalk on the north side of the street and a 12’ multi-purpose path on the south side of the street.
E “FRONT DOOR” IMAGE 11 The Station Redevelopment 13
Desoto St Green Street
W DESOTO ST
14 Desoto Garden Park
CENTER LAKE
15
Center Lake LID Stormwater
W BROOME ST
W BROOME ST
16 Front Door Improvements
0
The current perception of downtown from SR 50 is undifferentiated and unremarkable. The streetscape does not change to reflect the downtown and the signage is outdated. A series of landscape improvements at 8th Street and SR 50 are recommended to make the entrance into downtown consistent with the quality environment found on the lake side. This landscape would include sidewalks, street trees, and incremental low-impact stormwater management techniques.
100’
200’
Construction Design+Engineering (20%) Permitting (2%)
400’
$225,000 $45,000 $4,500
Equipment+Mobilization (14%)
$31,500
Contingency (25%)
$56,250
TOTAL
$362,250
City of Clermont Downtown & Waterfront Master Plan
17
F “THE SWITCHBACKS” 19
The Marsh
LID/GREEN STORMWATER MARSH + LAKE EDGE
OVERFLOW EVENT PARKING
20 Switchback/ Community Gardens
21 Lake/Osceola Redevelopment
LAKE AVE
W OSCEOLA ST
Construction Design+Engineering (20%)
$175,000 $35,000
Permitting (2%) Equipment+Mobilization (14%)
$24,500
Contingency (25%)
$43,750
TOTAL 18
$3,500
$281,750
City of Clermont Downtown & Waterfront Master Plan
0
50’
100’
200’
As the trail system is expanded away from the Lake Minneola waterfront into downtown and the closein neighborhoods, there is opportunity to make a connection at the end of Lake Avenue. In this location, steep topography has led to an unbuilt street right-ofway with the potential to carry a trail that connects to the proposed trail on Minneola Street. This trail would be configured in a “switchback” design to lessen the grade for all users and would conceptually contain a community garden space in between the switchbacks that is accessible from both uphill and downhill sides.
GETTING STARTED: INTIAL BUDGET ESTIMATE Design + Engineering (20%)
Permitting (2%)
Equipment + Mobilization (14%)
Project
Construction
Contingency (25%)
A
The Promenade
$4,165,000
$833,000
$83,300
$583,100
$1,041,250
$6,705,650
B
Signage & Wayfinding
$425,000
$85,000
$8,500
$59,500
$106,250
$684,250
C
West Lake Wetland Park
$5,350,000
$1,070,000 $107,000
$749,000
$1,337,500
$8,613,500
D
Minneola Greet Street
$1,625,000
$325,000
$32,500
$227,500
$406,250
$2,616,250
E
“Front Door” Image Improvements
$225,000
$45,000
$4,500
$31,500
$56,250
$362,250
F
The Switchbacks
$175,000
$35,000
$3,500
$24,500
$43,750
$281,750
TOTAL
Projects E E
F
D A C
City of Clermont Downtown & Waterfront Master Plan
19
The Master Plan Vision
Clermont is a place for people, with a great waterfront and quality sense of place, visual character, and image; connected to the greater city and supported by high-performing infrastructure and services.
618 E South Street Suite 700 Orlando, FL 32801 T 407.423.8398 F 407.843.1070 A GAI Consultants, Inc. Service Group
RELAX FLORIDA STYLE
MISTY NOLAND Realtor©
1300 Citizens Blvd, Suite 150 Leesburg, FL 34748
C:
352-255-2502
F: 352-314-0084 E:
MistyNoland@gmail.com
W: http://www.MistyNoland.com
MEET MISTY Misty is a third generation Floridian and has lived in Central most of her life. Central Florida has changed a lot over the years just like your real estate needs change over the years. It is not easy to buy or sell a home, but it can be done with a professional that knows the area like Misty Noland, a forward-thinking Realtor©. Misty earned her degree in computer aided drafting and design technology which makes her a more knowledgeable Realtor© who understands blueprints and the principle of design. This helps to make your buying and selling process easier and smoother. Misty focuses on properly pricing and effectively marketing a property so it will sell for the highest price in the lease amount of time possible. Paring up a seller and buyer to make both of their dreams come true is her specialty. Misty enjoys helping people discover the lifestyle they dream of, but didn’t believe was attainable. Her commitment is to offer everyone a 110% commitment to service for your real estate needs in a professional and ethical manner.
In 3 Words: Honest, Courageous, Committed Favorite Place: Camping with family
Can’t Go Without: My morning workout Favorite Song: “Happy” by Pharrell Williams Top Real Estate Choice: I love all the beautiful homes on the Chain-of-Lakes. Check Out: With restaurants, a playground, a children’s splash park, pavilions, a seaplane base and marina Wooton Park in Tavares is a great place to spend the beautiful Florida afternoons. Home Is: With Family Obsessed With: Creating a better life for my children. On the Weekends: You can find me camping or obstacle course race training. ERA Grizzard is: Over the last 10 years at ERA Grizzard, I have seen many changes in the market and the company but one thing that still remains true is that ERA Grizzard is an extended family that is always there for its customers and agents.