Regeneration in ACTION

Monday, March 16, 2026

Land Optimization: a key to economic and environmental success

The Lambda Alpha International (LAI) SemiQ East Coast Tour: Land Use & History (1776-2026) celebrates the 250th anniversary of the signing of the Declaration of Independence with a series of tours hosted by the seven Eastern Region chapters: Atlanta, Baltimore, Boston, FL Suncoast, New York City, Philadelphia, and Washington D.C. The One-by-Land, Two-by-Sea Tours (Tours) hosted by the LAI Fl Suncoast Chapter (Chapter) were the first tours in the series.

Tours group photo at the
Selby Gardens banyan tree.
photo courtesy of Holly Elmore Images

On February 25 – 27, 2026, the Chapter welcomed distinguished land economics professionals from around the globe to the Sarasota/Manatee Counties region during the prime winter season for the Tours.

As detailed in the Tours Itinerary, the Tours consisted of an opening reception, two days of tours filled with prominent speakers including a two-hour Sarasota Bay History Cruise. Due to travel logistics and timing, the Tours destinations were restricted to the City of Sarasota and northern Sarasota County.

Earth Impact (Ei) was a Tours Partner and Ei Founder & CEO Holly Elmore served as the Tours/LED Chair. John McCarthy, Selby Gardens VP Regional History, and Sara Kane, Sarasota County Sustainability and Resilience Manager, were the Tours/LED Co-Leads.

Land Economics Dialogues
As a precursor to the Tours the Chapter hosted a Land Economics Dialogues (LED) event on Wednesday, February 25 9 am – 4 pm. The LED focus was on local Water Challenges, Economics, and Nature-Based Solutions.

An LED is a FL Suncoast-event series where prominent members from around the globe provide expertise and advice on land- and water-related issues.

As distinguished participants with diverse land economics expertise traveled to Sarasota for the Tours, it was synergistic to host an LED event the day prior to the Tours.

The Gulf Coast Community Foundation generously hosted the LED at their Philanthropy Center in downtown Sarasota.

The Regeneration in ACTION Magazine article, Water Challenges, Economics, and Nature-Based Solutions, published as a thorough synopsis of the empowering day; the Holly Elmore Images (HEI) album, February 25, 2025 Land Economics Dialogues, provides a pictorial recap of the LED.

A Debt of Gratitude: Tours/LED Sponsors & Partners
The 2026 Tours/LED were made possible through the generous support and collaborative spirit of our regional partners. A profound thank you is extended to those who invested in this multidisciplinary bridge for the Florida Suncoast.

Foundational Funding Sponsors
Our gratitude is expressed to the organizations whose financial commitment anchored this event:

John McCarthy
Florida Power & Light (FPL)
Rotary Club of Sarasota Bay Foundation
The Jane Family Foundation

Strategic In-Kind Partners
A special thank you to the institutions that provided the space and professional expertise to elevate the dialogue:

Gulf Coast Community Foundation: For generously hosting the LED as well as the Tours Opening Reception and inaugural Land Tours session at their Philanthropy Center and providing a premier environment for regional collaboration.
Sarasota Art Museum: For the invaluable contribution of Petra Gurin’s time and talent as the Tours/LED Project Manager.
Marie Selby Botanical Gardens: For the invaluable contribution of John McCarthy’s expertise as the Tours/LED Co-Lead and historical guide and for opening the Gardens early for a private tour.
Sarasota County: For the professional time and dedication of Sara Kane as a vital participant and strategic contributor to our regional environmental goals.

Media & Documentation
Media and documentation is the foundation for the Tours/LED's continuing impact.

Adamus Media: For the professional design and media talents of Sylwia Majewski, which brought a sophisticated visual identity to the Tours/LED's outreach.
Bill Wagy, Bill Wagy Productions: For his professional videography services, capturing the dialogue's expert presentations and strategy sessions to ensure this knowledge continues to serve the community.
Earth Impact (Ei): For the development, curation, and digital publication of the LED’s technical findings and strategic outcomes and the Tours' profound educational experience.
Holly Elmore Images: For the comprehensive photo-documentation of the events and the creation of the LED photo gallery and the One-by-Land, Two-by-Sea Tours gallery series.

John and Barbara as the Tours end
photo courtesy of Holly Elmore Images

Prior to the Tours/LED, Tom Walker interviewed Holly on his WSLR 96.5 Radio Peace & Justice Report program to promote the events. The February 4 recorded 20-minute interview is available HERE. Post event, WSLR reporter Gretchen Cochran, who attended the LED, interviewed Holly about the event impact.

Catering & Hospitality
Ample nutritious food and beverages are essential to successful day-long meetings.

Chef Kelley Hawks, Tiki Go Go Catering: For keeping our attendees hydrated and fueled with vibrant, healthy, and sustainably sourced cuisine.

Logistics & Volunteer Leadership
Barbara Williams, Chapter member, for her stellar leadership in securing the Tours/LED volunteer team and overseeing the complex registration and event logistics.

Our Dedicated Volunteers: Including Petra Gurin, whose project management was essential to the day’s success and Christy May, whose presence was memorable and inspirational.

Land Optimization in ACTION: The Tours Common Thread
In alignment with LAI's commitment to "winnowing and sifting" of land economics ideals, projects and other related discussions, the Tours leadership chose the theme of Land Optimization as the common thread to showcase four prominent landmarks. Rather than using a single focus, such a preservation or commercial development, land optimization integrates economic viability with environmental restoration and community resilience

The Tours destinations represents a case study in land optimization, a multidisciplinary approach:

Nathan Benderson Park: A former shell borrow pit adapted into a world-class competitive rowing venue. The transformation optimized an industrial void into a massive community park that serves as a global economic driver for the region.
American purple gallinule
captured at TCF
photo courtesy of Holly Elmore Images
Celery Fields: A historic farm transformed into a vital regional stormwater facility. By optimizing the land for flood mitigation, the project simultaneously established a premier bird sanctuary and an Audubon-led nature center, turning infrastructure into an eco-tourism asset.
Marie Selby Botanical Gardens: A bayfront sanctuary widely recognized as the world’s first net-positive-energy botanical garden. Through careful master planning and creative partnerships, the site optimizes botanical preservation with pioneering sustainable technology.
The Bay Sarasota: A transformation of 53 acres of mostly impervious parking lots into a resilient, blue-green oasis. A primary goal of the master plan involves "protecting the bay from the city and the city from the bay." By utilizing advanced water-quality marshes and bioswales, the park filters urban runoff before it reaches the Sarasota Bay. Simultaneously, the restored shoreline and mangrove bayou act as a natural buffer, shielding the city’s upland assets from storm surge and extreme weather events.

Opening Reception: A Convergence of Global Expertise
The Tours opened with a lovely evening reception hosted at the GCCF Philanthropy Center in downtown Sarasota. Attendees were treated to delicious appetizers and an open bar.

Laura Wilson after her induction
ceremony
photo courtesy of Holly Elmore Images

Two new LAI FL Suncoast Chapter members - Laura Wilson and Avi Yoskowitz - were inducted at the reception by Global President Craig Binning.

Selby Gardens CEO Jennifer Rominiecki gave an empowering keynote presentation and attendees were impressed with the globally award-winning botanical gardens.

In her presentation Jennifer, highlighted the transformative impact of the Master Plan, which established Selby Gardens as the world’s first net-positive energy botanical garden complex. The presentation detailed the successful completion of Phase I, anchored by the Morganroth Family Living Energy Access Facility (LEAF).

Jennifer shared how the nearly 50,000-square-foot solar array and a sophisticated underground stormwater-management system protects the Gardens' irreplaceable botanical collections; the stormwater-management system cleans millions of gallons of water annually before its return to Sarasota Bay Additionally, new global standards for regenerative institutional design were established.

Jennifer speaking
photo courtesy of Holly Elmore Images

Next, Jennifer shifted to a preview of Phase II, which broke ground in December 2025; the next stage of development focuses on the Conservatory Complex, a hurricane-resilient "crystal palace" that will broaden public access to the Gardens' living research collection from five percent to nearly one hundred percent. With the inclusion of a new Learning Pavilion. Selby Gardens underscores the institutional commitment to environmental education and community resilience. Through these strategic expansions, the Gardens continue to demonstrate the economic and environmental power of Land Optimization on a bayfront campus.

Local chapter members beamed with pride as Jennifer showcased the globally award-winning botanical garden; visiting attendees were visibly excited for the private gardens tour scheduled on Friday morning.

As the Opening Reception program ended Tours Co-Lead and Emcee John McCarthy gave an overview of the itinerary over the next two days.

The HEI Photo Gallery, Tours Opening Reception, gives a pictorial recap of the reception.

One-by-Land: Maximizing Potential in the Urban Watershed
On Thursday, February 26, the Land Tours opened with an overview session hosted at the GCCF Philanthropy Center. Once loaded on the awaiting bus, Tours attendees were treated to three venue visits: Nathan Benderson Park, University Town Center (for lunch), and the Audubon Nature Center located at The Celery Fields (TCF.)

Local experts educated on Sarasota-area history, the strong commitment to land optimization, and the region's economic drivers.

The HEI Photo Gallery, Land Tours, gives a pictorial recap of the profound day.

The Philanthropy Center: Regional Stewardship and Economic Engines

Following a welcome to the Land Tours, the floor was turned over to GCCF Director of Public Policy & Advocacy Jon Thaxton, who introduced the foundation’s mission. The GCCF serves as a public charity that transforms donor philanthropy into regional impact by funding initiatives focused on civic, social, and environmental health. Through its Philanthropy Center, the GCCF provides a premier collaborative hub for local leaders to address critical regional challenges such as land use, water security, and economic resilience.

John McCarthy: Regional History and the Evolution of Land Optimization

It was full house at the GCCF session
photo courtesy of Holly Elmore Images

Foundational to the Tours, John McCarthy provided a historical background for the region, tracing its development from the late 18th century to the modern era. The presentation illustrated the region's early commodities—such as live oak, cedar, shark oil, and sea turtles—and documented how diverse cultural influences shaped the local landscape.

Central to this history is the concept of Land Optimization, exemplified by the transformation of the Palmer Farms and the Celery Fields. Once a hub for intensive celery production, these lands were transitioned into a critical 440-acre regional stormwater facility. This modern use optimizes the land for infrastructure needs while simultaneously serving as a premier destination for eco-tourism and environmental education.

John's PPT presentation is available for download at this LINK.

Elliott Falcione: Strategic Economic Management and Tourism

Elliott speaking
photo courtesy of Holly Elmore Images

The final GCCF session speaker was Elliott Falcione, Bradenton Area Visitor and Convention Bureau Executive Director, who detailed the strategic economic management of tourism within Manatee County. Operating as a government department, the organization leverages a 6% Tourist Development Tax to fund global marketing, arts and culture divisions, and public-private partnerships. The presentation highlighted how the region maintains a length of stay that significantly exceeds the state average by focusing on pristine eco-parks and a growing arts footprint.

The economic strategy focuses on upper-middle-class domestic and international visitors to remain insulated from economic volatility. By managing diverse assets such as the Premier Sports Campus and the Bradenton Area Convention Center, the bureau optimizes regional land use to drive significant visitor spending. The presentation underscored the vital role of the Sarasota Bradenton International Airport (SRQ) as a primary engine for this regional economic success.

Elliott's PPT presentation is available for download at this LINK.

Bus Tour: :

John educating and entertaining
on the bus
photo courtesy of Holly Elmore Images

On the Land Tours, a bus transported attendees east to Nathan Benderson Park (NBP) followed by lunch at University Town Center mall and then to The Celery Fields for the final session of the busy day. John ensured the bus took interesting routes where he shared intriguing historical anecdotes from his personal local upbringing and in-depth research over the years.

On the return trip to downtown Sarasota, John bestowed local treasures upon the attendees, some from his personal collections.

NBP Session: The Economic Architecture of Tourism
While at the NBP Finish Tower, attendees were treated to three presentations that showcased the economic benefits of land optimization with a focus on Sports Tourism.

Erin Duggan: Strategic Destination Marketing and Economic Impact

Erin speaking
photo courtesy of Holly Elmore Images

Erin Duggan, President and CEO of Visit Sarasota County, provided an overview of how targeted marketing to diverse audiences—including athletes, nature enthusiasts, and international travelers—drives the regional economy. The presentation detailed a significant economic impact for Fiscal Year 2025, with total visitor spending reaching approximately $2.37 billion. Despite remaining recovery challenges following the treacherous 2024 hurricane season, the 'Nature’s Canvas Awaits' and 'Sarasota Keys are Calling' campaigns successfully maintained high engagement; nature and outdoor enthusiasts continue to account for a vital portion of total visitation throughout this period.

A highlight of the session involved Visit Sarasota County’s commitment to sustainable hospitality, exemplified by the SWAG bags provided to participants. In addition to marketing collateral material, the bags included a high-quality reusable beverage container from Tervis, a local Sarasota-based company.

A highlight of the session involved the organization’s commitment to sustainable hospitality, exemplified by the "SWAG" materials provided to participants. The SWAG bags included a high-quality reusable beverage container from Tervis, a local Sarasota-based company. This gesture served as a practical demonstration of regional partnership by encouraging the reduction of single-use plastics throughout the Tours.

Erin's PPT presentation is available for download at this LINK.

John McCarthy: The Evolution of a World-Class Aquatic Center
In his presentation, John traced the industrial transformation of NBP from a shell borrow pit into a premier international rowing destination. The site's history is a definitive case study in land optimization, as the master plan evolved through rigorous research and collaboration with the international rowing community. Key structural modifications, such as the creation of a 30-acre island and the integration of a 10-lane buoyed course, were designed to meet elite global standards while providing a beautiful public asset.

John speaking
photo courtesy of Holly Elmore Images

The evolution of the park from an industrial site to a 600-acre regional destination illustrates the power of visionary infrastructure. NBP is a cornerstone of the regional economic and environmental strategy, serving dual roles as a high-performance training venue for collegiate and professional athletes and a vital community recreation hub. By engineering the land to support both global competition and local ecological health, the project establishes a model for multi-functional land use.

John's PPT presentation is available for download at this LINK.

Sara Kane: Resilience and Sustainability as Economic Drivers
Sara Kane, Sustainability and Resilience Manager for Sarasota County, addressed the strategic necessity of preparing for environmental volatility through adaptation and mitigation planning. The presentation outlined the County's commitment to a "People, Planet, Prosperity" framework, which balances economic development with environmental stewardship. Central to this approach is the Vulnerability Assessment and Adaptation Plan, which identifies critical regional assets and prioritizes projects that enhance resilience against flooding and storm surges.

The session emphasized that sustainability is an investment in long-term economic viability rather than a mere cost center. For every dollar spent on coastal hazard mitigation, significant savings are realized through reduced disaster damage and lower insurance premiums. Through initiatives like the Green Business Partnership and nature-based solutions—such as living shorelines and bioswales—the County establishes a model for institutionalizing knowledge and establishing regenerative practices as the regional standard.

Sara's PPT presentation is available for download at this LINK.

Lunch at University Town Center: A Convergence of Commercial Density and Hospitality
Located adjacent to NBP and with multiple dining destinations, The Mall at University Town Center (UTC) was a perfect venue for attendees to explore for their two-hour lunch.

Lunch at Season 52
photo courtesy of Holly Elmore Images

UTC serves as a primary economic anchor for the North Sarasota region. Developed through a public-private partnership between Benderson Development and Taubman Centers, the 880,000-square-foot retail destination occupies a strategic location adjacent to NBP and the I-75 corridor. The facility functions as a critical component of a regional land-use strategy that integrates high-density commercial retail with professional offices, residential developments, and world-class sports tourism infrastructure. By concentrating significant tax-generating assets within this master-planned district, UTC demonstrates how large-scale commercial development successfully integrates into a diverse, multi-functional land use ecosystem.

Local leadership used the unstructured lunch as an opportunity to spend time with LAI global leadership on the Tours. It was a lovely, productive lunch at Seasons 52.

The Celery Fields: A Model of Collaborative Land Optimization
As previously shared by John at morning GCCF session, TCF provided a tangible illustration of collaborative land optimization. Though once hub for intensive agriculture that left significant contaminants on the land, the site now functions as a primary regional stormwater facility. Yet its success as a multi-functional landscape is the direct result of deep institutional collaboration.

Shanta & Durga Poudel on "the Hill"
overlooking the watershed ponds.
photo courtesy of Holly Elmore Images

The TCF sessions highlighted the ongoing synergy between the Sarasota Audubon Society (SAS), Big Waters Land Trust (BWLT), and Solutions to Avoid Red Tide (START). Together, these organizations manage the intersection of flood mitigation, habitat preservation, and water quality, demonstrating that essential nature-based infrastructure can simultaneously serve as a premier destination for eco-tourism and community education.

Sara Reisinger: The Sarasota Audubon Society Nature Center
After welcoming the Tours attendees, SAS President Sara Reisinger provided an overview of the SAS role in managing the Gold Leed-Certified Nature Center. Additionally, SAS maintains the specialized native-plant gardens that serve as the gateway to the expansive TCF grounds. While the property functions as a primary County stormwater facility, the society provides critical stewardship by monitoring the health of the local ecosystem and the over 220 bird species that utilize the site. Through a strategic partnership with the County, the society delivers the educational programs and volunteer expertise that transform this essential infrastructure into a premier regional destination for environmental education and eco-tourism.

Sara's PPT presentation is available for download at this LINK.

Christine Johnson: Conservation Strategy and the Quad Parcels
President of the BWLT Christine Johnson opened her presentation with an overview of conservation easements and the role that they play at the intersection of environmental stewardship and economics. Following her introductory slides, Christine detailed the strategic efforts to preserve the "Quad Parcels" adjacent to TCF. The Quads initiative represents a sophisticated approach to Land Optimization by securing buffer zones that prevent high-density development from encroaching on sensitive environmental assets. The presentation outlined how BWLT utilizes conservation easements and public-private partnerships to ensure long-term land stewardship. By maintaining these parcels as open space, the conservation easement protects the regional investment in stormwater infrastructure while enhancing the ecological corridor for native wildlife and migratory birds.

Christine's PPT presentation is available for download at this LINK.

Good friends Jeanne & Christine
pose before the session started.
photo courtesy of Holly Elmore Images

Jeanne Dubé and Sandy Gilbert: Wildlife and Water: A Winning Combination
Jeanne Dubé (SAS) and Sandy Gilbert (START/Healthy Pond Collaborative) delivered a joint presentation illustrating the vital link between land management and aquatic health. The session began with an update on the ongoing efforts to protect and restore the "Quad Parcels" and expanded on Christine's introduction to the "Quad Parcels." Ongoing fundraising for this project beyond the already nearly $3 million secured, underscores the community commitment to maintaining the SE Quad as a woodland and pond ecosystem.

The discussion then transitioned to the broader regional impact of the Healthy Pond Collaborative. Sandy Gilbert detailed how the management of stormwater ponds directly affects the health of the Sarasota Bay watershed. By identifying the characteristics of "bad" or eroding ponds and implementing restoration strategies—such as installing littoral shelves and reducing nutrient runoff—the collaborative helps prevent the algal blooms that degrade regional water quality. This dual-focused presentation demonstrated that protecting upland assets like the Quads is inseparable from the proactive management of the water systems that sustain them.

Jeanne and Sandy's joint PPT presentation is available for download at this LINK.

Before boarding the bus, Tours attendees were eager to climb "the Hill' comprised of agriculture remnants and explore the microforest mentioned by Chapter member Tim Rumage, Ringling College of Art + Design, during the LED.

Once on the bus, the entourage headed back to downtown Sarasota where Tours attendees were on their own for dinner within Sarasota's eclectic dining scene.

Two-by-Sea: Harmonizing Development with the Bayfront Ecosystem
On Friday, February 27, attendees embarked on the Sea Tours, providing the final chapter to two days in Sarasota. This aquatic transition examined the relationship between urban development and the vitality of Sarasota Bay; the Sea Tours illustrated how Land Optimization upstream directly influences the ecological and economic health of the bayfront.

Building upon the foundational history and terrestrial infrastructure explored during the land-based sessions, the focus transitioned to the aquatic systems that define the Sarasota region. The Sea Tours examined the complex relationship between urban development and the vitality of Sarasota Bay. By moving from the upland stormwater facilities of TCF to the open water, the narrative illustrated how Land Optimization upstream directly influences the ecological and economic health of the bayfront.

The HEI Photo Gallery, Sea Tours, gives a pictorial recap of the profound day.

Marie Selby Botanical Gardens: Botanical Research and Coastal Resilience

Calder Exhibit sign
photo courtesy of Holly Elmore Images

The nautical segment of the itinerary commenced at Marie Selby Botanical Gardens. Located directly on the bayfront, the gardens serve as a living laboratory for coastal resilience. Attendees engaged in a comprehensive dual tour that split time between the world-class botanical displays and the specialized research facility. At the research facility scientists manage one of the most significant collections of epiphytes and tropical plants in existence.

A unique highlight of the visit involved the 2026 Jean & Alfred Goldstein Exhibition, Alexander Calder: The Nature of Movement; the exhibit integrates Calder’s abstract forms with the botanical world to emphasize the cultural value of nature. This behind-the-scenes access provided a transition from the regional scale of land use to the granular botanical research that informs coastal restoration and biodiversity.

Sarasota Bay History Cruise: A Masterclass in Maritime Stewardship
Following the garden tours, the group boarded the vessel for a two-hour narrated journey across Sarasota Bay, navigating from the Selby docks to the 10th Street docks. This vantage point allowed for a direct assessment of the "protecting the bay from the city and the city from the bay" philosophy. The experience featured a high-level educational rotation led by regional experts, providing a comprehensive view of the bay as both a historical and biological system.

Randy educating on the cruise
photo courtesy of Holly Elmore Images

Randy Wells, Chair and Director of the Sarasota Dolphin Research Program—the world’s longest-running study of a wild dolphin population—educated participants on the behavior and health of the local dolphin community. Complementing this biological perspective, Tours Co-Lead John McCarthy shared the profound historical evolution of the bayfront. Sandy Gilbert, START Chair provided technical insights into the causes and mitigation of red tide, while Jon Thaxton, Director of Public Policy and Advocacy at the Gulf Coast Community Foundation, shared expertise on the preservation of natural habitats. This concentrated assembly of knowledge provided a rare, multi-disciplinary analysis of the bay’s past, present, and future.

The maritime experience concluded at The Bay, where the focus shifted to the regional impact of Sarasota’s newest signature park through a comprehensive presentation.

The Bay: Transforming a Vision into a Signature Public Park

The historic Bayfront
Community Center
photo courtesy of Holly Elmore Images

The maritime experience concluded at The Bay, the city’s newest signature park, for a final series of formal presentations. Attendees convened in the recently renovated Bayfront Community Center. Originally constructed in 1940 as a Works Progress Administration project, the building serves as a historic anchor for the district; its rehabilitation preserved the architectural integrity of the space while modernizing it as a hub for community engagement.

Prior to the core presentation, Jon Thaxton shared a candid history of the park’s evolution, detailing how a collective vision became reality through public-private partnership, ingenuity, and tenacity.

Bill Waddill and Diana Shaheen: The Bay Master Plan and Implementation

Bill and Diana presenting
photo courtesy of Holly Elmore Images

Former COO Bill Waddill and current COO Diana Shaheen co-presented a detailed overview of the master plan and its ongoing implementation. The session highlighted the transformation of 53 acres of city-owned bayfront land into a "blue and green oasis" that serves as a living laboratory for urban restoration. A significant portion of this acreage was previously—and in some areas remains—a vast expanse of impervious surface. The master plan effectively reclaims this paved expanse to create a porous, resilient environment.

A central focus of the technical discussion involved the park’s role as the "last line of defense" for the Sarasota Bay watershed. The presenters outlined a sophisticated Stormwater Treatment Train, which includes baffle boxes, denitrification trenches, and treatment ponds. These systems are engineered to treat every drop of the 300 million gallons of polluted urban stormwater that flow through the site annually before entering the bay.

Key operational and strategic insights included:

Resilience by Design: The presenters contrasted the resilient design of the current park with non-resilient structures nearby. The Bay served as a community respite following recent storm events and was the only city park to reopen just one day after Hurricane Milton in 2024.
Phased Evolution: Phase 1, which opened in October 2022, surpassed the one-million-visitor milestone in late 2025. The upcoming Phase 2 (Target Completion: End of 2026) focuses on "More Park for All." This expansion includes a resilient shoreline and a new Canal District that will ultimately feature 14 floating day docks. The first set of these docks opened mere days prior to the arrival of the Sea Tours, and the attendees utilized this new infrastructure to dock and transition into the park.
The Bay tour in progress
photo courtesy of Holly Elmore Images
Public-Private Partnership (PPP): The Bay Park Conservancy manages the park under a long-term agreement with the City of Sarasota. Funding is secured through a combination of private donations, government grants, and a Tax Increment Financing (TIF) district.

The session concluded with a personalized park tour led by Bill and Diana. Attendees observed the completed Phase 1 features—including the Mangrove Bayou, the "Nest" playground, and the award-winning restored shorelines—firsthand.

Bill and Diana's PPT presentation is available for download at this LINK.

An Evening of Historical Reflection at Sage
To conclude the day’s activities, approximately 20 attendees converged on Sage Restaurant for a Happy Hour generously hosted by John McCarthy. Located in the historic Sarasota Times Building, the venue provided a sophisticated architectural backdrop for final networking and reflection. As the former home of one of the city’s early newspapers, the building stands as a testament to the preservation of Sarasota’s downtown heritage.

Following the reception, 12 participants remained to enjoy a formal dinner. These final hours of camaraderie served as a celebratory conclusion to the two-day exploration of land economics and regional stewardship. Then, with the mission of the Tours fulfilled, it was time for farewell.

The 2026 Tours provided a comprehensive examination of the symbiotic relationship between strategic land use and regional vitality. From the upland water-cleansing systems of the Celery Fields to the resilient, transformed acreage of The Bay, the itinerary demonstrated that Land Optimization is not a static goal but a continuous practice of stewardship. Attendees departed with a deepened understanding of how intentional infrastructure, public-private synergy, and environmental integrity coalesce to secure the future of the Sarasota landscape.

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Tax-deductible donations in any amount are greatly appreciated to support Ei's important work.

DONATE HERE

About Earth Impact:

Earth Impact (formerly Elemental Impact) (Ei) is a 501(c)3 non-profit founded in 2010 as the home to the Zero Waste Zones, the forerunner in the nation for the commercial collection of food waste for compost. In June 2017, Ei announced the Era of Recycling Refinement was Mission Accomplished and entered the Era of Regeneration (June 2017 - June 2024). Focus areas included Nature Prevails, Soil Health | Regenerative Agriculture, and Water Use | Toxicity.

The Regeneration in ACTION (RiA) Magazine articles, From Organic Certification to Regenerative Agriculture to Rewilding Landscapes: an evolution towards soil integrity and SOIL & WATER: the foundation of life, published to explain and substantiate the importance of Ei’s rewilding urban landscapes work within the Nature Prevails focus area. What We Eat Matters is an emerging platform that intertwines within the three focus areas.

As Ei enters the Era of Impact (June 2024 – present,) gears shift to a new business model, Ei Educates. Though education was always integral to Ei’s important work, the primary focus was on projects, pilots, and initiatives supported by Ei Partners. The Regeneration Era focus areas carry over into the Era of Impact.

With the publishing of the March 2025 RiA Magazine article, Water Security: a pending to realized crisis, the Water Use | Toxicity platform evolved into the Water Security platform.

The Holly Elmore Images Rewilding Urban Landscapes-album folder documents two active pilots: the Native-Plant Landscape Pilot and the Backyard Permaculture-Oriented Pilot. The Ei Pilots serve as an educational program.

MISSION:

To work with industry leaders to create best regenerative operating practices where the entire value-chain benefits, including corporate bottom lines, communities, and the environment. Through education and collaboration, establish best practices as standard practices.

Ei’s tagline – Regeneration in ACTION – is the foundation for Ei endeavors.

The following mantra is at the core of Ei work:

Ei is a creator, an incubator.

Ei determines what could be done that is not being done and gets it done.

Ei brings the possible out of impossible.

Ei identifies pioneers and creates heroes.

For additional information, contact Holly Elmore at 404-510-9336 | holly@earth-impact.org.

About LAI

LAI is the honorary global network for thought leaders

in all fields related to the preservation and sustainable development of land.

LAI is a growing network of chapters in the United States, Canada, Mexico, Europe and Asia. Each chapter offers a wide variety of programs with industry leaders, discussion forums, community service projects and networking events.

Membership is highly selective through a nomination process initiated by an LAI member. Nominees for LAI membership must demonstrate ten or more years of experience in their fields, professional distinction, and outstanding contributions to the community in their field of endeavor.

LAI is committed to excellence and high professional standards to make a difference. A value to members is knowing you are someone who helped make that difference.

Saturday, March 7, 2026

Water Challenges, Economics, and Nature-Based Solutions

As a precursor to the February 25 – 27, 2026 One-by-Land, Two-by-Sea Tours (Tours,) the Lambda Alpha International (LAI) FL Chapter (Chapter) hosted a Land Economics Dialogues (LED) event on Wednesday, February 25 9 am – 4 pm. The LED focus was on local Water Challenges, Economics, and Nature-Based Solutions.

An LED is a FL Suncoast-event series where prominent members from around the globe provide expertise and advice on land- and water-related issues.

As distinguished participants with diverse land economics expertise traveled to Sarasota for the Tours, it was synergistic to host an LED event the day prior to the Tours.

The Gulf Coast Community Foundation generously hosted the LED at their Philanthropy Center in downtown Sarasota.

Earth Impact (Ei) was an LED Partner and Ei Founder & CEO Holly Elmore served as the LED Chair.

A Debt of Gratitude: LED Sponsors & Partners
The 2026 LED was made possible through the generous support and collaborative spirit of our regional partners. We extend a profound thank you to those who invested in this multidisciplinary bridge for the Florida Suncoast.

Foundational Funding Sponsors
Our gratitude to the organizations whose financial commitment anchored this event:

Florida Power & Light (FPL)
Rotary Club of Sarasota Bay Foundation
The Jane Family Foundation

Strategic In-Kind Partners
A special thank you to the institutions that provided the space and professional expertise to elevate the dialogue:

Gulf Coast Community Foundation: For generously hosting the LED at their Philanthropy Center and providing a premier environment for regional collaboration.
Sarasota Art Museum: For the invaluable contribution of Petra Gurin’s time and talent as the Tours/LED Project Manager.
Marie Selby Botanical Gardens: For the invaluable contribution of John McCarthy’s expertise as our LED Moderator and historical guide.
Sarasota County: For the professional time and dedication of Sara Kane as a vital participant and strategic contributor to our regional environmental goals.

Media & Documentation
Media and documentation is the foundation for the LED's continuing impact.

Adamus Media: For the professional design and media talents of Sylwia Majewski, which brought a sophisticated visual identity to the LED's outreach.
Bill Wagy, Bill Wagy Productions: For his professional videography services, capturing the dialogue's expert presentations and strategy sessions to ensure this knowledge continues to serve the community.
Earth Impact (Ei): For the development, curation, and digital publication of the LED’s technical findings and strategic outcomes.
Holly Elmore Images: For the comprehensive photo-documentation of the day’s events and the creation of the LED photo gallery.

John and Barbara as the Tours end
photo courtesy of Holly Elmore Images

Catering & Hospitality
Ample nutritious food and beverages are essential to a successful day-long meeting.

Chef Kelley Hawks, Tiki Go Go Catering: For keeping our attendees hydrated and fueled with vibrant, healthy, and sustainably sourced cuisine.

Logistics & Volunteer Leadership
Barbara Williams, Chapter member, for her stellar leadership in securing the Tours/LED volunteer team and overseeing the complex registration and event logistics.

Our Dedicated Volunteers: Including Petra Gurin, whose project management was essential to the day’s success and Christy May, whose presence was memorable and inspirational.

Water Challenges Abound
With its gorgeous barrier-island beaches, stunning bay, and profound arts and culture community, Sarasota is paradise! Yet, with the rapid development and population growth over the past decades, Sarasota is at risk of degrading the exact reasons for the growth.

While the Tours showcased the idyllic aspects of Sarasota, the LED event was an opportunity for prominent land and water economics professionals from across the globe to share their expertise and experience for immediate and long-term nature-based solutions to fragile environmental, ecological, and economic scenarios.

Land and water economics was the common thread between the morning presentations, and the afternoon brainstorming and strategy session.

Morning Presentations

Delicious cuisine was served
throughout the daylong event
photo courtesy of Holly Elmore Images

After a profound welcome by LED Moderator John McCarthy, Selby Gardens VP History, the morning program began with morning presentations that set the stage for the afternoon brainstorming and strategy session.

Coastal Water Dynamics
Water is the life blood of our economy and our quality of life. Our lives are so intertwined with water that we assume it will always be there and be benevolent. But the growth of population and our demand upon its services has altered our relationship with water. This presentation highlights the degree to which the partnership of water, nature, and humanity has changed and indicates ways in which water can again become a shared resource.

Introductory in nature, the Coastal Waster Dynamics presentation was designed to set the stage for the subsequent LED speakers and discussions. The presentation development was a joint effort within the Chapter Responsible Communities Committee; John Taylor, Ralph Taylor Nursery Co-Owner, embraced the leadership role and Tim Rumage, Ringling College of Art + Design Professor of Environmental Studies, served in an advisory capacity.

As the opening speaker, John gave a stark overview of the Sarasota and Manatee Counties precarious relationship with water and broke his presentation into three sections:

History of our area and its current trajectory.
What have the improvements been and why are we now falling short?
Potential solutions and discussions for how we can proceed.

Known as the Culture Coast, the Sarasota and Manatee Counties area has a long history of art and agriculture. A slide denotes landmark dates back to 1539 when Hernando de Soto landed on the Manatee River and marched to Mississippi. Another landmark was the 1890 establishment of Atwood Grove along the Manatee River; Atwood Grove grew into the world's largest grapefruit grove in the world. In 1927, The Ringling Brothers and Barnum Bailey Circus moved their winter home to Sarasota and influenced development of the Culture Coast.

LED moderator John McCarthy welcomes
the attendees and thanks the event sponsors
photo courtesy of Holly Elmore Images

Via historic and recent aerial photographs, John discussed how the Sarasota bayfront was filled in with artificial peninsulas for high-end, waterfront residential neighborhoods and commercial uses. Additionally, landmass was added along the bay for coastal roadways. A photo series showcased how residential neighborhoods along with the bay literally covered virgin land with housing; most of the area's ponds and pervious surfaces were obliterated. It was staggering to witness how the once protective coastal land was transformed for human use and covered with impervious surfaces, homes, and lawns of non-native grasses.

Prior to significant development, the Sarasota and Manatee Counties landscape consisted of wetlands and sandy dryland that easily absorbed the ample precipitation during the rainy season. Aquifers were replenished with well-filtered water in the rainy season and sustained the area during the dry season. Over the decades, wetlands were filled in for housing and commercial development, and the sandy soil was covered with impervious surfaces; stormwater flowed off the land into the manmade sewer systems or directly into the waterways leading to the bay.

Thus, the nature-based watershed segued into a manmade habitat that no longer sustained a healthy, ecologically sound environment.

Commercial and residential landscape-maintenance practices evolved to include the use of nitrogen-based fertilizers and the "cides."* Thus, the clean rain water that used to hydrate soils and replenish the aquifers segued into nutrient-rich, polluted stormwater. As it flowed through roadways, gutters, and an array of impervious surfaces, the stormwater collected additional contaminants from transportation vehicles and other urban activity.

John during his presentation
photo courtesy of Holly Elmore Images

The next presentation addressed the implications of the contaminated stormwater.

The Regional Housing Forecast projects 180,300 new homes by 2050. From John's PPT presentation:

The average Florida home is over 1,000 square feet.
One inch of rain on a 1,000 square foot roof, creates about 600 gallons of runoff.
With 180,300 homes projected in the next 25 years, that is 108,180,000 gallons of water per one-inch rain event that will fall on impervious rooftops alone from new homes in the area. Rather than replenish aquifers, the rain water segues into stormwater contaminated with nutrients and other pollutants.

The brainstorming/strategy section will address the Florida Water Star Program, the important role healthy soils plays in water retention, and several other points introduced in the Coastal Water Dynamics presentation.

The Coastal Water Dynamics PPT presentation is available for download HERE.

* "cides" are defined as herbicides, pesticides, insecticides, and fungicides.

Managing the Bay’s Health in a Changed and Changing World
Over the past century, our local watersheds and bays have changed dramatically, with more than 85% of the area now developed. While this growth has reduced many natural habitats that once protected water quality, recent improvements in how we manage wastewater and stormwater have led to clearer bays and expanding seagrass meadows. Even with this progress, we still face big challenges in preparing our coastline for what lies ahead.

Sarasota Bay Estuary Program (SBEP) Executive Director Ryan Gandy followed John with a superb presentation on the SBEP responsibilities, the current health of the Bay and its estuaries, and recommendations to maintain and improve the Bay's health.

Ryan's opening slide acquainted the audience with the region's coastline, where creeks meet the sea, and SBEP's territory:

35-mile-long coastal lagoon
150 square-mile watershed
5 embayment's
5 inlets and passes, one recently reopened
Spans two counties

Ryan during his presentation
photo courtesy of Holly Elmore Images

A 2021 color-coded map showcased how the region is 85% urbanized with remaining natural lands earmarked as parks, preserves, and agriculture. As alluded to in John's presentation, open land is necessary to absorb and filter water running off the watershed. On urbanized land, unfiltered or otherwise uncleansed water rushes towards the coast with adverse impacts on water quality, habitat, and wildlife populations.

Prior to urbanization, the Sarasota Bay Watershed (SBW) was WET. The following is a quote from an early land owner in the 1920's:

“I have bought land by the acre, and I have bought land by the foot; but, by God, I have never before bought land by the gallon.”

Between 1950 - 1990, a mere four decades, the SBW experienced the following devastating losses:

80% of Sarasota County’s mangrove shorelines were altered or lost.
39% of intertidal wetlands in the Sarasota Bay watershed were converted to development or agriculture.
30% decline in seagrass meadows.

The SBEP was formed in 1989 to rectify the unfortunate challenges confronting the Bay: poor water quality, disappearing habitats and wildlife, lack of management structure, and rapid population growth.

In 1995, the Southwest Florida Water Management District designated Sarasota Bay as a priority water body under the Surface Water Improvement and Management Program. This designation prompted targeted restoration, focusing on reducing nutrient-heavy stormwater runoff, restoring seagrass, and protecting natural habitats, with significant improvements reported by 2024. (1)

Using an informative graph, Ryan explained the impact of sea grass and other marine life from the nutrient loads entering the Bay. Seagrass is a food source for manatees and other wildlife and serves as a nursery for marine life.

Per NatureServe's Ecological Resilience Indicators for Five Northern Gulf of Mexico Ecosystems, Chapter 4. Ecological Resilience Indicators for Seagrass Ecosystems:

Seagrass is a Key Indicator of Bay Health:

Water Quality Monitor: Seagrass is highly sensitive to pollutants; their decline is often the first sign of nutrient overloading, which causes algae blooms and blocks sunlight.
Habitat Health: Healthy seagrass beds indicate a balanced ecosystem capable of supporting diverse marine life, acting as essential nurseries for fish, crabs, and shrimp.
Water Clarity & Stability: Seagrass acts as a natural filter, trapping sediment and stabilizing the seabed, which improves water clarity and reduces erosion.
Biodiversity Booster: It serves as a food source for herbivores like manatees and green sea turtles.

John Ringling Causeway over
Sarasota Bay at sunset
photo courtesy of Holly Elmore Images

Excessive inorganic nitrogen released into the Bay has a spiraling impact on the coastal water health. Nitrogen is food for algae blooms, which in turn deplete oxygen available for marine life and cloud the water. With reduced oxygen and sunlight due to cloudy water, seagrass meadows suffer and impact the marine life dependent on them for a food source and other benefits.

According to Ryan, there are three main sources of anthropogenic nitrogen in Sarasota Bay:

Wastewater - outdated and/or poorly maintained septic tanks; spillage related to major storms or other incidents.
Stormwater - nutrient run-off from residential and commercial landscapes; pollutants collected from roadways and gutters.
Atmosphere - industrial pollution.

By 1999, nitrogen loads in Sarasota Bay were reduced 67% via the removal of many area septic tanks and the upgrading of wastewater-treatment plants. Reduced pollution resulted in 54% restored seagrass meadows by 2016 over the decimated status in the late 1980's. In 2024, seagrass meadows increased 19% (1900 acres.) Yet, Ryan reminded the audience that these improvements are simply restoration of seagrass towards pre-development and urbanization levels.

The Bay entered a period of degraded health from 2013 - 2019 from multiple untreated wastewater spills totaling over one billion gallons; the result was a 20% (12 tons) annual increase in inorganic-nitrogen load in the Bay.

Ryan shared that there are ample inorganic-nitrogen-reduction sources available from reclaimed water (20 tons/year,) spills and overflows (6 tons/year,) and septic tanks (20 tons/year.) Pathways to achieving the nitrogen reduction include: lining wastewater pipes, conversion of treatment plants to AWT (advance wastewater treatment) plants, and stormwater retrofits of older neighborhoods to reduce the “non-zero” impacts of new development.

An attentive audience during
Ryan's presentation.
photo courtesy of Holly Elmore Images

On March 2, while writing this article, approximately 14,000 gallons of untreated wastewater spilled directly into Sarasota Bay after a force main breach. "Staff investigated and found that the concrete vault over the 2-inch air release valve had shifted due to soil erosion, likely from the 2024 Hurricane season," according to the Florida Department of Environmental Protection (FDEP) report. The spill lasted nearly five hours before the breach was repaired. (2)

Sarasota and Manatee Counties recently committed to nearly $300 million in infrastructure improvements that promise to reduce the inorganic-nitrogen load entering the Bay. On December 5, 2025, the $250 million Bee Ridge Water Reclamation Facility (BRWRF) in Sarasota County completed its Advanced Wastewater Treatment conversion and expansion. This project increased the plant's capacity from 12 million to 18 million gallons per day and utilized advanced membrane bioreactor technology to improve nutrient removal. (3)

As of 2023, the FDEP proclaimed:

Sarasota Bay is no longer “impaired” for nutrients.

Amidst the excellent news, Ryan warned that the region must remain vigilant on keeping nitrogen and other pollutant loads in check for two main reasons:

Our population will continue to grow across the watershed.
Our climate is changing in ways that will complicate our efforts.

During 2024 Hurricanes Helene's and Milton's storm surge naturally reopened Midnight Pass between Siesta Key and Casey Key; the pass remains open in 2026. In 1983, Midnight Pass was closed via human intervention to protect homes from beach erosion. With the pass open, the ten-day water exchange is at 74%, up from 27% when the pass was closed.

Ryan closed his presentation with the following statements:

A healthy bay is important to our economy.

A healthy bay is important to our quality of life.

Many habitats depend on good water quality.

A cleaner bay is a more resilient bay.

The Managing the Bay’s Health in a Changed and Changing World is available for download HERE.

(1) paragraph courtesy of Southwest Florida Water Management District via a Google search.

(2) source for wastewater spill - Sarasota Herald-Tribune article, 14,000 gallons of wastewater spill into Sarasota Bay.

(3) source for the BRWRF information was the American Society of Civil Engineers Florida water reclamation facility expansion will set new standard article.

Why the Economics of Water Matters to our Community
This presentation explored the profound influence of water resources and water quality on the vitality and economic health of the Sarasota region. Since our community is surrounded by water, it takes community education to get everyone onboard with helping to keep local waterways healthy. The Gulf Coast Community Foundation (GCCF) developed the Water Quality Playbook, take action to reduce and remove nutrient pollution, to inspire everyone to do what they can to keep our waters clean and our economy thriving.

Without the structure of a PPT presentation, LAI FL Suncoast member and GCCF Director or Public Policy and Advocacy Jon Thaxton presented on the Economics of Water from an "Economic Soul" perspective, shifting the conversation from cost to value. There were none of the traditional economic charts and tables in Jon's presentation - how refreshing!

As stated on the website:

The Water Quality Playbook (often referred to as the Community Playbook for Healthy Waterways) is a comprehensive, action-oriented digital guide created by the Gulf Coast Community Foundation (GCCF) to address, reduce, and remove manmade nutrient pollution in Sarasota County, Florida, and surrounding coastal regions. The 2025 updated version, available at WaterQualityPlaybook.org, serves as a living, science-based, and community-driven resource for local governments, nonprofits, and residents.

Woven throughout his presentation, Jon emphasized the essential truth that the region's financial resilience is inextricably linked to environmental stewardship. Yet it is imperative that we shift the metrics to value natural systems, focusing on the cost of protection rather than the cost of loss.

Screenshot of The Edwards Law Firm
home page that features Sarasota Bay.

Beyond simply a scenic view, Sarasota Bay is the fundamental "value proposition" for the entire region’s economy. Jon highlighted that regardless of the business—from the Chamber of Commerce to major local corporations—many websites use Sarasota Bay as its common backdrop.

Undeveloped, natural land serves as a Green Utility with impressive environmental services to the community. Unfortunately, 85% of Sarasota and Manatee Counties land is developed and Green Utilities are displaced with grey infrastructure made from concrete or other impervious material. The economic cost of lost Green Utilities is tremendous yet not included in local and regional economic models.

Jon highlighted Red Bug Slough as a prime example of a 'Green Utility' in action. During the 2024 hurricanes, this 72-acre urban preserve functioned as a massive natural sponge, absorbing the extreme rainfall that otherwise inundated surrounding communities. Had the site been developed as originally proposed—replacing its absorbent soil with impervious concrete—these adjacent neighborhoods would have faced the same catastrophic flooding seen in paved-over areas across the county.

Another hidden economic cost is the inequity in the overall distribution of financial wealth within the community. Jon spoke of the vulnerability gap where 40% of the Sarasota population is "house-burdened" and cannot afford the financial hit of a disaster.

Events like a red tide outbreak wreak financial havoc on a community where tourism is the main economic driver. When tourists cancel visits due to the local impact of red tide, the hourly workers in the hospitality industry and other service-oriented businesses face reduced hours to possible unemployment. Many of these workers live paycheck to paycheck and do not have the financial resilience to survive even temporary loss of income.

The 2017–2019 Florida red tide was a severe, long-lasting Karenia brevis (red tide) bloom starting in October 2017 and extending into early 2019. It caused widespread fish kills, marine mammal deaths (manatees, dolphins), and severe respiratory issues for humans, causing over $2.7 billion in economic impact. (1)

Remnants of Life - Death by Red Tide
photo courtesy of Holly Elmore Images

Sustained red tide outbreaks impact coastal property values. When property values decrease, local tax revenue falls and decreased the funds are available for social services (fire departments, police force, and more) and programs to aid the burdened workforce; thus, social services may no longer be available at the time most needed. A vicious economic spiral ensues with the vulnerable population most impacted.

Another financial burden often overlooked in economic forecasts and analyses is the health implications when grey infrastructure overshadows the region's Green Utilities. The costs range from quality and enjoyment of life to asthma and similar breathing-related ailments to cancer along with other life-threatening diseases. Often, the financially deprived population is the most impacted by health implications due to compromised environmental scenarios.

It is evident that an overhaul of economic valuations for a community is long overdue; a holistic systems approach that creates equitable scenarios for the entire population and where challenges are addressed with nature-based solutions is long overdue.

(1) source: National Center for Coastal Ocean Science, May 2025 article, Total Economic Impact of 2018 Red Tide Now Estimated at $2.7B.

The Triple Threat: Navigating Sarasota’s Climate Ground Zero

As global temperatures breach the 1.5°C threshold, Sarasota faces a high-stakes confluence of extreme precipitation, intensified storm surge, and accelerating sea-level rise. This session explored why our regional "Inhale and Exhale" shifted and how we must adapt our urban metabolism to survive through 2050.

Bob during his presentation
photo courtesy of Holly Elmore Images

LAI FL Suncoast Chapter member and Climate Adaptation Center (CAC) CEO and Chairman, Bob Bunting, presented as the final of four formal LED speakers. In his presentation, Bob provided a sobering baseline for the FL Suncoast and identified Sarasota as "ground zero" for the intensifying volatility of a warming planet. With the Earth’s temperature now recorded at 1.52°C above pre-industrial levels, the fundamental "Inhale" and "Exhale" of the global climate shifted, creating a new and dangerous reality for Florida’s West Coast.

Bob defined this new era through the "Triple Threat of Water," a confluence of three distinct but interconnected forces that challenge the very foundation of Sarasota’s infrastructure:

Extreme Precipitation: Driven by a warming atmosphere, Sarasota experiences extreme tropical moisture surges that trigger catastrophic floods. Since 2021, Sarasota endured two "1,000-year" flood events, which overwhelm traditional 20th-century legacy drainage systems that were never designed for the unprecedented volume of deep tropical moisture surges and extreme rain events.
Hurricanes and Storm Surge: Warming oceans provide high-octane fuel for hurricanes, leading to rapid intensification. Recent events like Hurricanes Helene and Milton brought surges of 6.7 feet, physically reshaping the coastline and breaching historic passes.
Sea Level Rise (The Force Multiplier): While storm surges are temporary, sea-level rise is a permanent and accelerating "floor". Since 2010, Sarasota Bay experienced a 5.5-inch rise, with another 11 inches projected within the next 30 years.

Woven within the Extreme Precipitation is an Extreme LACK of Precipitation. While 2021 and 2024 brought extreme precipitation, the FL Suncoast experienced extreme drought in 2023 and 2025.

Bob with fellow Chapter member
and event sponsor Jane Grandbouche
photo courtesy of Holly Elmore Images

Bob emphasized that sea-level rise acts as a "multiplier" for the first two threats; because the base water level is higher, every heavy rain event and every storm surge push deeper into the urban interior than ever before. With much of Southwest Florida sitting less than 5 to 10 feet above sea level, the margin for error disappeared.

Beyond thermal expansion and ice melt, an astronomical force shifts the Suncoast’s tidal baseline: the 18.6-year lunar nodal cycle. This natural "wobble" in the Moon’s orbital plane operates in two distinct phases. Currently, we are in a "masking" phase where the cycle dampens high tides, potentially creating a false sense of security regarding the true extent of sea-level rise. However, by the mid-2030s, the cycle swings into an amplification phase, significantly driving high tides higher and low tides lower.

This gravitational shift creates a looming "tipping point" for Sarasota. When the tide-amplifying phase of the Moon meets a decade’s worth of additional climate-driven sea-level rise, routine high tides will transform into impactful coastal floods with far greater frequency. This predictable celestial rhythm underscores the LED's core message: regional resilience requires an architectural and economic resonance with the ancient cycles of our planet and its lunar neighbor.

The conclusion of the "Triple Threat" presentation served as a call to resonance: to protect the Suncoast, the community must transition from a reactive posture to proactive adaptation. This requires "live, in-your-face" data and a unified commitment to building the resilient infrastructure—the nature-based buffers—necessary to survive the coming decades.

The The Triple Threat: Navigating Sarasota’s Climate Ground Zero PPT presentation is available for download HERE.`

Tim presenting on microfoests
photo courtesy of Holly Elmore Images

After the formal presentations concluded, John requested Tim to share on the local microforest projects supported by the Rotary Club of Sarasota Bay. Additionally, Solutions to Avoid Red Tide Chair and Chapter member Sandy Gilbert educated on the Healthy Pond Collaborative (HPC.) During the Tours' visit to The Celery Fields Sandy formally presented on the HPC and Tim gave a brief tour of the inaugural microforest.

Strategy/Brainstorming Session
After they enjoyed a lovely lunch, the LED attendees settled into the afternoon Strategy/Brainstorming Session at a series of tables seating four to six participants. Each table was assigned a moderator to document the discussions on easel-sized paper.

As a superb session moderator, John organized the session with several discussion points:

Part 1. What’s going on with water? What is going on with water in your world – either your professional or personal observations?
Part 2. Where are the gaps in our efforts to protect water resources and related economies?
Part 3. LAI is multidisciplinary - What kind of professional intersections will help us bridge the gaps?

An LED intention is to broaden perspectives of water issues via sharing the commonalities and differences within the geographic regions of the participants.

What is going on with water?

In alignment with its fluid nature, water scenarios vary widely across the geographies represented yet commonalities permeate within the differences. Additionally, due to the warming climate, scenarios are shifting with new challenges arising.

Sea Level Rise

For coastal communities, sea level rise is a paramount concern. Bob pointed out in his The Triple Threat presentation that sea level rise will increase over the years due to the warming ocean waters causing glacial melts. Additionally, by the 2030's, the 18.6-year lunar nodal cycle will further exasperate an already challenging scenario.

Recent sunny-day flooding in Annapolis'
historic downtown district.

As well documented in the Regeneration in ACTION (RiA) article, Extreme Weather is HERE: important to align with nature for climate adaptation and resiliency, the sunny-day flooding scenario in Annapolis, MD was showcased; the historic Annapolis district floods 150+ days a year, mainly during king tides. LAI Eastern Region VP Nate Betnun who resides in Annapolis shared first-hand experiences on the Annapolis floods and the local adaptation projects underway.

Most of the inland communities represented are not impacted by sea level rise for two main reasons: 1> elevation above sea level and 2> water drainage into oceans.

Extreme Weather Scenarios
Whether torrential rains from storms and hurricanes or extreme drought conditions, shifts in weather patterns impact coastal and inland communities. For excess water conditions, it is important to build resilient communities that may withstand the floods associated with the extreme weather. In drought-stricken areas, the communities must access who is using water in what quantities and for what purposes.

Water Usage - Landscape

In Sarasota and throughout the Suncoast, where severe droughts are increasingly common, landscape hydration represents the single largest "drain" on the local water supply. According to data from the Southwest Florida Water Management District, at least 50% of residential water is used for outdoor irrigation. Even more staggering is that up to 50% of that water is wasted due to evaporation or inefficient systems.

During the strategy session, LED
attendees discussed various topics in
smaller groups.
photo courtesy of Holly Elmore Images

This creates a paradoxical "Urban Metabolism": we spend millions of dollars and vast energy to treat water to high-potable-drinking standards, only to spray it onto non-native lawns. Immediately, the formerly potable water picks up nitrogen and other pollutants and transforms into the contaminated runoff that the speakers warned is degrading the Bay.

The Septic Tank Challenge

In many legacy neighborhoods across the Suncoast, septic tanks remain a primary source of anthropogenic nitrogen. While the region has made strides in connecting homes to central sewers, thousands of aging systems still leach nutrients into the groundwater. During extreme rain events, high water tables can cause these systems to fail, sending untreated wastewater directly toward Sarasota Bay.

Nearly half of the remaining almost 45,000 septic tanks in Sarasota County reside in areas with public utilities. The conversion from a septic tank to public sewer service costs from $15,000 - $25,000; homeowners may use special assessment programs that allow payment over 15 - 20 years. Additionally, state and local grants may cover up to 50% of the project costs.

LED attendees shared that well-maintained, modern septic tanks were environmentally sound options for on-site sewage facilities. Septic tanks challenges arise from antiquated systems and/or poorly maintained systems.

The Golf Course Metabolism

Sarasota’s historic relationship with golf courses presents both a challenge and a massive opportunity for water management. Traditional turf management often relies on heavy irrigation and nitrogen-based fertilizers. However, visionary projects like the Bobby Jones Golf Course restoration demonstrate a different path. By transforming portions of the course into a regional stormwater retrofit, the land now acts as a massive filter, removing over 900 pounds of nitrogen annually from the surface water before it discharges into the Philippi Creek system.

The Power of the Soil Sponge

In a region defined by a triple threat of rain, storm surge, and drought, the health of our soil is the first line of defense. Degraded, compacted soil acts similar to concrete, shedding water and pollutants into the waterways, eventually flowing to the Bay. In contrast, healthy, biologically active soil functions as a massive, living sponge.

A backyard sponge
photo courtesy of Holly Elmore Images
The 1% Rule: According to the USDA Natural Resources Conservation Service (NRCS), every 1% increase in soil organic matter allows the soil to hold an additional 20,000 to 27,000 gallons of water per acre.
Potable Savings: By increasing the "water-holding capacity" of our yards, we naturally reduce the need for supplemental irrigation. This conserves our treated, potable water supply and leaves the raw water in the aquifer where it belongs.
Stormwater ROI: In heavy rain events, this "sponge" effect can reduce surface runoff by nearly 20%, preventing nitrogen and debris from ever reaching our stormwater drains.

Ei Founder & CEO Holly Elmore is the curator of the Ei Rewilding Urban Landscapes Pilot at her urban home. During the 2024 hurricanes, nearly 100% of the tremendous waterfall was absorbed by her healthy soil ecosystem and filtered on its way to the local aquifer.

Identifying the Critical Gaps

While the morning established the technical baseline of our regional water challenges, the strategy session pivoted to the friction points—the gaps in our defense where policy, education, and technology fail to align.

The Public Policy and Regulatory Gap

This portion of the dialogue focused on the friction between regional growth and the legal frameworks intended to manage it. Three primary gaps were identified:

The Legislative Void: Participants highlighted a lack of proactive regulations for known environmental challenges. Despite clear scientific data regarding increasing environmental volatility, current policies often fail to address the root causes of nutrient loading and habitat loss before they reach a crisis point.
The Enforcement Gap: Environmentally sound regulations are common in many communities, yet they are not enforced. A prime example is the lack of enforcement of mandated cleaning and maintenance for septic tanks; without a rigorous inspection cycle, aging systems continue to leach undetected nitrogen and other contaminants into the groundwater.
The Preemption Barrier: In Florida, local stewardship is frequently hindered by state-level "preemption" laws. These statutes often prevent a community from imposing stricter environmental standards than those required by the state, effectively capping a municipality's ability to protect its own unique local watershed.

Videographer Bill Wagy films table
facilitator Tim Rumage as shares
group's discussion
photo courtesy of Holly Elmore Images

The Land Use and Commission Gap

A primary concern raised was the developer-friendly approach to land-development approvals, specifically regarding the few remaining natural habitats. It is common for county commissioners to approve new massive housing developments on the scarce wetlands. Commissioners seem to put short-term benefits over the long-term viability for Nature to support human developments.

The Technology and Infrastructure Gap

With grey infrastructure, the latest technology is often not employed, reducing the system's overall effectiveness. An example given was the recently completed Bee Ridge AWT plant in Sarasota. Though a tremendous improvement over previous systems, attendees noted that older technology was used in the upgraded system design. Thus, the $251 million investment was not maximized.

The Education and Awareness Gap

The dialogue emphasized that a major barrier to progress is the lack of public understanding regarding the true "Value of Water" and the ecological impact of our own yards.

The Hidden Savings: Participants noted that programs like Florida Water Star offer a "win-win" by certifying water-efficient homes that save homeowners an average of $530 on annual utility bills and up to 48,000 gallons of water each year. Despite these significant savings, few homeowners or builders are aware that the program exists.
The Perils of Traditional Lawns: A critical education gap exists concerning the damage caused by conventional turf. It is vital to educate the public on how these monocultures essentially "kill" the soil ecosystem. By requiring constant chemical inputs and intensive irrigation, traditional lawns drain local aquifers and destroy the microbial life and beneficial fungi that create a natural "soil sponge."
The Habitat Void: Beyond the soil, traditional lawns act as a "biological desert." They provide minimal habitat or food sources for urban wildlife, contributing to a decline in essential pollinators, native bird populations, and other species.
The Rewilding Solution: Education is needed to demonstrate that rewilding is not just an aesthetic choice, but a cost-effective and environmentally responsible alternative. Rewilding restores the soil’s ability to filter and hold water while reconnecting fragmented urban habitats.

Chapter member Sandy Gilbert shares
his wisdom during the strategy session.
photo courtesy of Holly Elmore Images

The Institutional and Governance Gap (HOAs)

Homeowners Associations were identified as a primary hindrance to progress within residential realms.

Regulatory Friction: Outdated HOA aesthetic regulations often penalize residents for choosing environmentally and economically viable solutions, such as native plantings or rain gardens, effectively mandating high-water-use landscapes.

The Economic and Land Use Gap

The Easement Paradox: While conservation easements are phenomenal for preserving biodiversity and "Green Utilities," they can create a local fiscal gap. Conservation easements often result in lower or zero property taxes; thus, the immediate locale may face a revenue shortfall, requiring a new economic model to balance preservation with municipal needs.

The Generation Gap

Within the discussion the group addressed the "Communication Divide." Bridging the gap between the legacy perspectives of Boomers and the climate-anxious urgency of Gen Z is essential. We must translate technical water data into a shared vernacular that resonates across generations to ensure long-term stewardship.

Art as a Communication Tool
Building public awareness of humanitarian injustices and environmental challenges requires a myriad of communication vehicles. Traditional written print and online media, network news shows, podcasts, and documentaries, and independent short films reach a broad audience. Yet, traditional media often falls short of conveying intended messages.

In its many formats, artwork provides tactile renditions of challenging situations that communicate in a profound manner. Whether mystically beautiful or a harsh depiction of the scenario, artwork speaks in a language unavailable with the written or spoken word.

The IMPACT Magazine article, Art Makes an Impact Beyond Words, featured renowned artist Pamela Longobardi and substantiated art as an empowering communication tool.

Multidisciplinary Intersections: The Path Forward

As the afternoon session drew to a close, the focus shifted from identifying obstacles to engineering solutions. The core strength of LAI lies in its multidisciplinary membership—planners, economists, developers, and scientists —who can bridge the gaps between theory and action.

The Vision for Future Dialogues

To maintain the momentum of the LED, the leadership outlined a series of strategic questions that will guide our regional focus:

Tours/LED Co-Lead Sara Kane summarizes
the LED discussions as Bill Wagy films.
photo courtesy of Holly Elmore Images
Expanding the Horizon: Does the LED focus remain strictly on the Florida Suncoast, or do we expand our focus to broader regional challenges? How can we scale our effectiveness while maintaining our local roots?
Evolving the Convocation: How do we continue to engage LAI members to share their wisdom and vast expertise? What defines LED action and success?
Future Engagement: Do we host quarterly LED session via Zoom? Who is invited? Do we host an annual in-person LED meeting? An in-person meeting located in sunny Sarasota during the winter may prove enticing!
Fiscal Responsibility: Who will oversee the LED? A volunteer-run LED is not a sustainable model. What are funding sources? Do we partner with other organizations such as Rotary?
Immediate Action: The LED on the Airwaves - WLSR Radio requested an LED interview with Holly.

Closing Reflection: The Multidisciplinary Bridge

The 2026 Land Economics Dialogue showcased that the challenges facing our regional watershed cannot be solved within a silo. By bringing together the disparate threads of land economics, environmental science, and community leadership, the LED built a multidisciplinary bridge—one that translates complex climate data into a shared professional vernacular.

As we move forward, from the upcoming WSLR Radio interview on March 13 to future regional convenings, it is this collaborative intersection that will transform our regional "Gaps" into a resilient, unified roadmap for the Florida Suncoast.