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.
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.
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.
Catering & Hospitality
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 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
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| Delicious cuisine was served throughout the daylong event photo courtesy of Holly Elmore Images |
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 County 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 the development of the Culture Coast.
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| LED moderator John McCarthy welcomes the attendees and thanks the event sponsors photo courtesy of Holly Elmore Images |
Prior to significant development, the Sarasota and Manatee County 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 other impervious surfaces, the stormwater collected additional contaminants from transportation vehicles and other urban activity.
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| John during his presentation photo courtesy of Holly Elmore Images |
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 25yrs that is 108,180,000 gallons of water per one-inch rain event that will fall on impervious rooftops alone from new homes in our 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.
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
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| Ryan during his presentation photo courtesy of Holly Elmore Images |
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.
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| John Ringling Causeway over Sarasota Bay at sunset photo courtesy of Holly Elmore Images |
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 reminds 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 shares 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.
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| An attentive audience during Ryan's presentation. photo courtesy of Holly Elmore Images |
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 warns 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 will explore 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.
This presentation will explore 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.
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| Screenshot of The Edwards Law Firm home page. |
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 gave the example of Red Bug Slough, a 72-acre, wooded preserve offering trails, a butterfly garden & a small lake with a fishing dock located within an urban environment. During the 2024 hurricanes referenced earlier, the preserve served as a sponge that absorbed the tremendous excess water and protected nearby neighborhoods from flooding. If it was developed as originally proposed with Red Bug Slough 's valuable sponge replaced by concrete, the surrounding residential neighborhoods would have flooded like many other Sarasota areas.
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)
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| 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 explores why our regional "Inhale and Exhale" has shifted and how we must adapt our urban metabolism to survive through 2050.
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| Bob during his presentation photo courtesy of Holly Elmore Images |
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.
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| Bob with fellow Chapter member and event sponsor Jane Grandbouche photo courtesy of Holly Elmore Images |
Beyond thermal expansion and ice melt, an astronomical force is shifting 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 actually 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 will swing 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—needed to survive the coming decades.
The The Triple Threat: Navigating Sarasota’s Climate Ground Zero PPT presentation is available for download HERE.`
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| Tim presenting on microfoests photo courtesy of Holly Elmore Images |
Strategy/Brainstorming Session
After they enjoyed a lovely lunch provided by Chef Kelley Hawks of Tiki Go Go Catering, 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.
After they enjoyed a lovely lunch provided by Chef Kelley Hawks of Tiki Go Go Catering, 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.
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| Recent sunny-day flooding in Annapolis' historic downtown district. |
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 and for what purposes.
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 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 our 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.
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| During the strategy session, LED attendees discussed various topics in smaller groups. photo courtesy of Holly Elmore Images |
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 show 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 lbs of nitrogen annually before it reaches the Philippi Creek watershed.
The Power of the Soil Sponge
In a region defined by the "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.
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.
A backyard sponge
photo courtesy of Holly Elmore Images- Potable Savings: By increasing the "water-holding capacity" of our yards, we naturally reduce the need for supplemental irrigation. This keeps our high-potable drinking water in the aquifer rather than on the lawn.
- 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 "Triple Threat," the strategy session pivoted to the friction points—the gaps in our regional 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 the "Triple Threat," 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.
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| Videographer Bill Wagy films table facilitator Tim Rumage as shares group's discussion photo courtesy of Holly Elmore Images |
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 backyards.
- 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.
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| Chapter member Sandy Gilbert shares his wisdom during the strategy session. photo courtesy of Holly Elmore Images |
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.
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:
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?
Tours/LED Co-Lead Sara Kane summarizes
the LED discussions as Bill Wagy films.
photo courtesy of Holly Elmore Images- 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.
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