Gilchrist Commission accepts 2030 Vision statement

By John M. Ayers

The chairwoman of the Vision Committee Michelle Walker Crawford was well supported by eight members of the 2008 Gilchrist County Vision Committee when she reviewed the proposed vision document with the five-member board in their Monday, July 20, 2009 meeting.
The Vision Statement: Our Vision for Gilchrist County in 2030 is rural communities working in harmony to provide opportunities for all its citizens through balanced growth and enhanced education, while preserving our proud heritage, natural resources and agriculture.
“We still feel that this is the Vision Statement for Gilchrist County,” Crawford added.
Taylor Brown, Gilchrist County planner, recognized the committee in attendance as the chairperson stepped to the podium.
Crawford reviewed the document beginning with the introduction of the 2020 Vision and the process for its development.
In the autumn of 1999, Gilchrist County set out to develop its first Countywide Vision for the future. The Vision committee was seated from a cross section of County residents. This committee was asked to develop a Vision statement to depict what the county would be like in the year 2020. It was the intention of the County Commission that such a Vision Statement would serve as a foundation for the County’s comprehensive planning efforts. The Gilchrist County Comprehensive Plan would then provide for the implementation of the County Vision.
The Gilchrist County Commission felt that since the original Vision document from 2001, the county, state and country had undergone significant social and economic changes. The Commission asked for volunteers to be appointed to the Vision Committee to update the original document. The Vision Committee was filled with representatives from each municipality along with community leaders, business owners, agriculture leaders and residents of the county. The committee was asked to revise the Vision Statement as well as consider economic and social issues involving the future of Gilchrist County.
The committee understands that a Vision Statement should not merely extend current trends into the future, but rather it should be aspirational. That is, the statement should include goals and objectives that are desired even though the pathway to achieving those goals and objectives may not be apparent today. In one of the first meetings the public was asked to assist in listing priorities that the Vision Statement should identify. These priorities are:
• Host environmentally-friendly, economic development, with a focus on innovative technologies in the area of agriculture, alternative energy, education and health care services, fostered by an economic development council;
• Develop communities placed in carefully selected locations designed to preserve our agriculture, silviculture and natural resources and to provide the maximum infrastructure and amenities to citizens;
• Support sustainable residential development that pays for itself;
• Develop sufficient infrastructure to support a growing population, including public water and waste water facilities, public safety, transportation, educational and recreational facilities; sustained by means of a diversified tax base;
• Protect our environment and promote eco-tourism, with particular focus on managing water resources through comprehensive regional coordination;
• Possess a superior, progressive educational system, including vocational training and post-secondary institutions for its citizens;
• Sustain a quality of life consistent with the rural heritage and traditional “small town” values of its citizens;
• Maintain a monitoring system to measure progress towards the successful implementation of this 2030 Vision.
Economic Development:
The Committee realized the county does not have much business activity. Income levels for county residents lag behind the state average. The major employers are government, health care, and agriculture. In Florida government real estate is exempt from property taxes, and agriculture and forestry properties are identified as Green Belt which have a significantly reduced tax assessment.
The Committee identified that over 50 percent of the workers residing in Gilchrist County commute to Alachua or Levy County daily for employment. Most retail shopping and entertainment dollars are spent there, too. These factors produce an artificially low tax base for Gilchrist County relative to neighboring counties.
The county should seek new businesses that produce both jobs and revenues. The committee also recommends that an economic development council be formed to proactively target businesses.
The county should seek solutions for infrastructure limitations that impede growth in areas where growth is desired. The committee recommends that continuing vigorous efforts be undertaken to increase the traffic allowed on SR 26.
The county should focus economic development on the strengths it has. For example: educational and medical services, that are both a local and regional strength, and agriculture and forestry should be high priorities. Innovative approaches to growth and creation of new businesses in these areas should be explored.
The county should consider what inducements, if any, it can offer to new businesses that generate quality job opportunities for young adults. Increased economic opportunity is vital to retaining our school graduates and to crime prevention.
Community Development
Agriculture Preservation
Gilchrist County currently has 5900 households. During the housing boom the last several years, homebuilders have bought many lots in the county. This demand has driven up land prices. An estimated 3,300 unbuilt lots, scattered throughout the county, are now available for development. The committee identified that population growth in this county is inevitable regardless of current statewide populations trends. The public attending the meetings expressed concerns about how this would affect agriculture.
At present almost all County land is designated agricultural on the Future Land Use Map. These designations could lead to having many new homes built inefficiently on large size lots (5 or 10 acres). Forestry is the largest single category land use within the county at approximately 132,800 of the 209,000 total acres. Agriculture is still reported to be the backbone of the Gilchrist County economy even though only about 30 Gilchrist County farms cultivate 400 or more acres.
The committee identified that significant acreage in the county cannot be used for either agriculture or community development. It is restricted, conserved or otherwise unsuitable for these purposes, but it is valuable for hunting and other recreational uses.
Local farmers presented diverse views about the future of agriculture in Gilchrist County. Some farmers predicted a decline in local farming. They expressed that land has become too expensive to buy for agriculture use. They pointed out that large land holdings were being divided up among younger family members as aging farmers retire. Some farmers explained it is very difficult to create or maintain the scale necessary to sustain farm families. Potentially, farming may become a part-time occupation for most individuals. These farmers will need to seek supplemental employment off the farm to generate sufficient income.
Recommendations
Dairy farmers told the committee the future of agriculture in the dairy industry in Gilchrist County is bright. As human populations grow, and food production pressures increase, farming remains essential. New innovative crops and farming techniques that increase yields can make smaller farms economically viable. Adjusting agriculture education and practices to focus on new crops and techniques is crucial.
The committee recommends changing the land-use designations of selected properties to residential. These properties should be located within or near existing municipalities so that services (water and sewer systems) may be fully utilized and the pressure to subdivide agriculture properties reduced. Within these areas the county and municipalities should encourage the construction of reasonably priced housing and rental units. The committee is in hopes that new city residents will encourage further business development within the communities, thus improving the tax bases of both cities and the county. The committee feels the county should also streamline the permitting and building inspection process to the greatest extent possible while still maintaining high standards of quality and safety.
The County should continue to encourage and support agriculture and forestry. The agriculture community should proactively utilize UF/IFAS and extension service resources to seek new innovative crops and farming techniques to increase profits for farmers. Farming and forestry operations should continue to use Best Management Practices subject to the oversight of the Suwannee River Water Management District. The County should consider ways to retain and make the most of our timber resources. Agriculture and forestry leaders should provide ideas and direction for educational and economic development that is supportive of agri-business.
Residential Development
Recent residential development has resulted in fragmented subdivisions often with inadequate infrastructure. A wide variety of housing developments has been proposed. Some would have just houses with minimal infrastructure and amenities. Others contemplate plans that include shopping, services, offices, recreational facilities and other amenities within a comfortable walking distance or a short drive. The variety of developments includes high-end vacation homes, retirement communities and affordable family housing.
The current county population includes a diverse mix of ages, educational attainment and occupations. As a whole the U.S. population is aging as the baby boom generation enters retirement. This is likely to be reflected in the County population growth and may impact the types of county services needed in the future.
Recommendations
The committee suggests the county favor clustered residential communities that include complete amenities and infrastructure development. Apartment zoning should be available to enable lower cost housing. Developers should arrange for infrastructure improvements and provide mechanisms for meeting the service needs of new residential communities. Smart development includes careful consideration of long-term infrastructure needs. At a minimum, new development should pay for itself.
The committee recommended that the county must be careful in allowing new residential communities being located in an ecologically sensitive area from both a county and a regional perspective. Location decisions should also consider the impact of agriculture land. Layouts should be flexible to reduce the amount of road improvements required.
The committee recommends that the county use sound approaches to encourage higher densities to help preserve agriculture land and open spaces. A developer that is able to provide water and sewer infrastructure should be eligible for “Density bonuses.” A density bonus allows that developer to build more units per acre than would otherwise be permitted. Another approach that the county may consider is the use of Transferable Development Rights (TDR). TDRs permit increased density of residential development, over and above what would otherwise be allowed, with the objective of preserving land for agriculture use. However, any such TDR plans should be solely voluntary on the part of the property owner.
The committee recommends that the county be fully appraised of demographic, environmental and infrastructure limitations that impact the determination of the maximum sustainable population for the county. The county should use applicable benchmarks and measurements to determine the best locations for and size of new residential development. The county should strive to retain local control over these decisions to the greatest extent possible.
Infrastructure
The committee identified State Road 26 as the principal east-west route through the southern portion of Gilchrist County. At this time this artery is at maximum capacity for transportation concurrency calculations. Most residents in Gilchrist County maintain their own water wells and septic tanks. The committee identified the grid system that supports utilities for the residents in the county will likely need to be upgraded to support a larger population. The local government provides law enforcement and emergency services as well as fire service. Citizens have become more concerned about crime recently due to a wave of burglaries and home invasions. The committee identified the rise in criminal activity may be due to the rise in unemployment associated with the slumping economy. The committee indicated the problem of local unemployment is exacerbated by poor skills and lack of local employers.
Recommendations
The committee recommends that the county seek support for innovative and alternative funding sources to pave key connector roads and to make other infrastructure improvements. An example: a dedicated fuel or optional sales tax, special long-term property tax assessments or special taxing districts or service fees. The committee feels residential and community development should facilitate opportunities for infrastructure improvements to meet the needs of residents.
The committee urges every municipality within the county to have water and sewer facilities for all city residents. The committee recommends the county support the work with all parties (City of Trenton, Fanning Springs, and Bell as well as Lancaster Correctional Institute, the Suwannee River Water Management District, Gilchrist County School District and Lake City Community College) to jointly develop water and sewer systems for all urbanized areas of the county.
The committee recognizes that citizens’ participation in the Neighborhood Crime Watch programs and similar auxiliary activities is essential to maintaining public safety. The Sheriff, the State Attorney’s Office and other law enforcement agencies are undertaking related outreach and educational efforts. The county is urged to support these efforts on an ongoing basis.
Environment
The committee identifies that water is a highly valued natural resource. Citizens expressed concern about efforts by the state and other jurisdictions within the region and private interests that seek to remove water from the local rivers, springs and aquifer. Citizens also expressed concerns about industries that require a high consumption of water.
The local eco-system is unique and provides wonderful tourism and recreational opportunities. Boating, swimming, fishing, and hunting are major contributors to the quality of life of Gilchrist County residents.
Recommendations
The committee suggests that the county continue to pursue ideas and projects to protect and preserve water resources for the use and benefit of county residents.
All land use and development must be designed to protect the environment. Particular attention should be paid to water resources. The county should clearly stipulate all land use regulations necessary to protect the environment in such a way that property owners can understand these limitations. Property owners should face as little restriction as necessary to their rights to use their property.
Education
County residents are proud of the success of their schools, but are concerned about the impact of budget cuts. The county has new school facilities at both the Trenton and Bell campuses. Meetings have been ongoing with post-secondary institutions about locating facilities within the county. This could make it more convenient and less expensive for county residents to access a college education, thus encouraging more high school graduates to continue their education.
Recommendations
The county should support post-secondary education facilities located within the county and continue to work with the School District and colleges on these projects. Such facilities could foster new development, such as nearby apartments, restaurants and shops, and would be attractive to prospective employers who want a well-trained and educated workforce available. Growth management should take into account the impact on the schools so that high academic standards and excellent facilities are maintained.
Quality of Life
Economic development, infrastructure, schools, recreation and governmental services all contribute to achieving a high quality of life. Residents identify the high quality of life as the main reason they choose to reside in Gilchrist County.
Recommendation
The committee agrees with the 2020 Vision statement that the county should seek to maintain the agriculture character and culture that is our heritage. To do that, growth and resources must be carefully managed. The committee recognizes that while change is inevitable, well-planned growth can be beneficial for the county’s citizenry.
Monitoring
The 1999 Vision Committee provided for regular monitoring and assessment of progress toward the Vision Statement goal. No formal structure to accomplish this task was ever established.
Recommendation
The 2008 Vision Committee believes a group, composed of some committee members and county officials and administrators, should produce a progress report on achieving the 2030 Vision on an annual basis. The committee also believes that it would be good for the County Commission to review both the 2030 Vision report and the Annual Monitoring report each year at one of its scheduled meetings in order to maintain focus on the goals.
The committee’s twenty-one members signed and recommended approval of the 2030 Vision statement to the Board of County Commissioners.