Creating a Walkable Mixed-Use Community on a Blank Canvas
How strategic planning and thoughtful design transformed 10 acres into a fully entitled development platform serving Sebring’s growing demand
The Challenge
A vacant 10-acre parcel in Highlands County sat undeveloped with no clear vision for its highest and best use. The property owner recognized the site’s potential within the growing Spring Lake community but needed expert guidance to unlock its value.
The location offered significant advantages: situated on US Highway 98 with 10,000+ daily traffic count, within a community of 3,000 residents, and recently enhanced with new sewer force mains and fiber optic infrastructure. However, the site required comprehensive planning, zoning changes, and a mixed-use vision that could serve both residential and commercial markets.
Starting from a completely blank canvas, we needed to design a development concept that would maximize the property’s value, meet market demand, earn regulatory approval, and create a fully entitled platform ready for builders and investors.
Our Approach
Signature H designed a comprehensive entitlement strategy from the ground up:
Market-Driven Design
We identified the dual opportunity: Sebring’s shortage of modern townhome living and high-quality retail/office spaces. Our plan addressed both demands through thoughtful mixed-use design that serves multiple market segments simultaneously.
Creating The Grove at Valencia Vision
We developed a complete master plan featuring 44 modern townhomes (2-bedroom, 2-bath units with 2-car garages, approximately 1,800 SF each), 19,200 SF of leasable retail/office space with flexible layouts, and two strategic outparcels totaling 13,600 SF for future development—all designed to promote walkability and connectivity.
Comprehensive Zoning Strategy
We navigated the property from its original zoning to Business District with Planned Development (B-3 PD) designation, creating a framework that allows the mixed-use concept while maintaining compatibility with the surrounding Spring Lake community.
Infrastructure Integration
We capitalized on recent infrastructure improvements including sewer force mains and fiber optic internet, positioning the development to serve as a catalyst for broader area growth while ensuring modern connectivity for residents and businesses.
Walkable Community Focus
Our design prioritized pedestrian accessibility with extensive walkway systems (over 6,500 linear feet), dedicated golf cart and bicycle parking (20 and 28 spaces respectively), and internal pathways connecting residential and commercial components—creating a true live-work-shop environment.
Regulatory Navigation
We guided the project through Highlands County’s approval process, securing all necessary zoning changes, site plan approvals, and creating a development-ready platform that builders can immediately act upon.
“From vacant land to fully entitled mixed-use community. Zero impact fees. Development-ready platform.”
When you start with thoughtful planning and market insight, even a blank parcel can become a generational development opportunity.
The Outcome
What began as an undeveloped 10-acre parcel is now “The Grove at Valencia”—a fully entitled, shovel-ready mixed-use development positioned to serve Sebring’s growth for decades to come.
Complete Entitlement Package
Secured B-3 PD zoning approval with all necessary amendments, creating a legally binding framework for 44 residential units and over 19,000 SF of commercial space.
Development-Ready Platform
Site plan approved and ready for permitting, with detailed architectural plans for townhomes, retail/office spaces, and infrastructure systems—eliminating years of planning risk for builders and investors.
Zero Impact Fees
Highlands County’s lack of impact fees maximizes project ROI and provides significant cost advantages compared to neighboring jurisdictions.
Strategic Market Position
Located on US 98 with 10,000+ daily traffic count, within the 3,000-resident Spring Lake community, and near major attractions including Sebring International Golf Resort, Sebring International Raceway, and Apex Luxury Race Garages.
Infrastructure Advantages
Positioned to benefit from recent sewer force main and fiber optic upgrades, providing modern utilities that support both residential and commercial users while enabling future area growth.
Walkable Design Framework
Created an interconnected community with extensive walkway systems, golf cart accessibility, and mixed-use programming that promotes live-work-shop lifestyle increasingly demanded by today’s market.
Flexible Development Options
Two outparcels with 77 dedicated parking spaces provide additional flexibility for medical offices, grocery, or specialty retail—allowing the development to adapt to evolving market conditions.
Why This Matters
Most property owners with vacant land struggle to unlock its full potential. They understand their property has value but lack the expertise to create a vision, navigate the entitlement process, and deliver a development-ready platform that attracts serious buyers and builders.
This project succeeded because we brought comprehensive planning expertise to a blank canvas. Starting with nothing, we identified market opportunities, designed a mixed-use concept that serves multiple demands, navigated regulatory requirements, and delivered a complete entitlement package ready for immediate development.
The result: A property owner who started with vacant land now holds a fully entitled, infrastructure-backed development platform in one of Florida’s fastest-growing regions. No years of planning risk. No regulatory uncertainty. Just a shovel-ready opportunity positioned to capture Sebring’s continued growth.
This is what entitlement work delivers when it’s done right—transforming potential into reality.
