Groveland Zoning

Executive Summary: The 2026 Groveland Development Framework

Market Dynamics

Groveland, Florida, is experiencing rapid population growth, positioning it as one of the fastest-growing cities in Central Florida. The city's population was 18,505 in 2020 and is projected to reach 24,602 in 2026, reflecting an annual growth rate of 3.62%. This growth is fueled by relatively affordable housing costs and a median household income of $92,258, attracting families seeking access to the Orlando metropolitan area. The increasing demand for housing and commercial spaces is placing significant market pressure on land use and infrastructure, necessitating strategic planning and zoning adaptations to manage development sustainably.

Political & Development Climate

The Groveland City Council appears to be taking a proactive approach to managing growth, balancing development with the preservation of the city's "natural charm". Recent initiatives, such as the adoption of a comprehensive outdoor lighting ordinance and efforts to become an International Dark Sky Community, suggest a commitment to responsible development practices. Furthermore, the council has been actively updating its Community Development Code and Comprehensive Plan to address emerging needs and ensure sustainable growth. This indicates a forward-thinking political climate that seeks to guide development in a way that enhances the city's quality of life and protects its natural resources.

Key Drivers

• Driver 1: Population Growth: The continued influx of new residents drives demand for housing, infrastructure, and services, prompting the need for strategic land use planning and zoning adjustments.
• Driver 2: Economic Development: The expansion of commercial and industrial sectors, including the Christopher C. Ford Industrial Park and investments from companies like Kroger and Ocado, necessitates appropriate zoning and infrastructure to support economic activity.
• Driver 3: Quality of Life Initiatives: Groveland's focus on maintaining its "natural charm" and becoming a Dark Sky Community influences zoning and development regulations to minimize light pollution and preserve natural resources.

Strategic Growth Corridors

Primary Commercial Arteries

Groveland's strategic location at the intersection of State Road 19 and State Road 33/50 makes these corridors primary commercial arteries. These highways support regional traffic and provide access to commercial centers within the city. US 27 and the Florida Turnpike are also key arteries, especially concerning access to the Christopher C. Ford Industrial Park. Zoning along these corridors is likely to encourage commercial development, balancing accessibility with aesthetic considerations. Careful planning is needed to manage traffic flow and ensure that commercial development enhances, rather than detracts from, Groveland's overall character.

Redevelopment Nodes

Groveland's historic downtown is targeted for revitalization, as indicated by recent code amendments related to downtown missing middle housing. Redevelopment efforts focus on enhancing pedestrian infrastructure and creating a more vibrant, mixed-use environment. The city aims to balance new development with the preservation of historic buildings and the area's unique character.

• Opportunity: The redevelopment of downtown Groveland presents an opportunity to create a walkable, mixed-use district that serves as a community hub and attracts both residents and visitors.
• Constraint: Balancing historic preservation with modern development can be a constraint, requiring careful consideration of design guidelines and compatibility with existing structures.

Detailed Zoning District Analysis

The city's land use is governed by the following primary classifications, as outlined in the Groveland Comprehensive Plan and Community Development Code:

Residential Districts

Groveland's residential districts likely transition from low-density to high-density zones, accommodating a variety of housing types. Specific zoning codes such as "R-1" (single-family residential) and potentially "R-3" (multi-family residential) may exist, dictating lot sizes, setbacks, and building heights. The Comprehensive Plan emphasizes a sustainable mix of housing types, aiming for a balance between single-family homes, townhouses, and apartments. Recent code amendments may address density bonuses or allowances for accessory dwelling units (ADUs) to promote housing affordability and diversity.

Commercial & Mixed-Use

Commercial zoning in Groveland likely includes designations for varying intensities of commercial activity, from neighborhood retail to regional shopping centers. Mixed-use overlays may be applied to encourage vertical or horizontal integration of residential and commercial uses, especially in the downtown area. Specific codes would regulate building heights, parking requirements, and permitted uses within these districts. Recent ordinances suggest a focus on prohibiting drive-throughs in certain zoning districts, potentially to promote walkability and reduce traffic congestion.

Industrial & Special Purpose

Industrial zones, such as those within the Christopher C. Ford Industrial Park, accommodate manufacturing, warehousing, and distribution activities. Special purpose districts may include Planned Unit Developments (PUDs), which allow for flexible zoning regulations to accommodate large-scale, mixed-use projects. These districts often require detailed site development plans and may involve specific design guidelines to ensure compatibility with surrounding land uses. The Green Swamp Area of Critical State Concern also introduces special regulations that affect zoning and development within that area.

Recent Code Amendments & Trends

Regulatory Updates

Groveland has been actively updating its regulatory framework to manage growth and address emerging issues. Recent ordinances include amendments to the Community Development Code, adjustments to impact fees, and regulations related to water conservation. For example, Ordinance 2023-20 amended various provisions in the Community Development Code, including development review processes and requirements for community development district applications. Additionally, there have been amendments related to open-air vendors, structure heights, and sign codes. Ordinance 2025-14, approved by voters, allows registered voters to require reconsideration by the city council of adopted ordinances or resolutions.

Housing Innovation

Groveland is exploring housing innovation to address affordability and housing diversity. The city has created Article III in Chapter 22 of the City of Groveland Code of Ordinances relating to the development of downtown missing middle housing to provide for an impact fee waiver of city impact fees. This encourages the development of diverse housing options within the downtown core. The Comprehensive Plan promotes a sustainable mix of housing types. Further research would be needed to determine if specific policies related to ADUs or density bonuses are in place.

Infrastructure & Concurrency

Utility Capacity

Groveland operates and maintains two wastewater treatment facilities with a combined capacity of 2.055 million gallons per day (MGD) and five water treatment facilities capable of producing 4.3 MGD. The city also provides reclaimed water for irrigation to promote water conservation. However, projected population growth necessitates expanding water sources; the city is designing the new Villa City WTP to utilize the Lower Floridan Aquifer as its primary water source. The Sampey Wastewater Treatment Plant is currently operating at 89% of its capacity, while the Sunshine Wastewater Treatment Plant is at 54%.

Impact Fees & Permits

Groveland imposes impact fees on new development to help fund the costs of infrastructure necessitated by growth. These fees cover water, wastewater, fire prevention, law enforcement, and parks and recreation. Recent ordinances, such as Ordinance 2023-22, have amended the code to allow for deferred payment of impact fees for nonresidential development until the issuance of a certificate of occupancy, excluding water and wastewater impact fees. Ordinance 2024-04 adopted updated water and wastewater connection fees based on the 2024 Utility Rate and Connection Fee Report. The city's fee schedule outlines various planning and zoning review fees, including those for annexation, rezoning, variances, and site development plans.