LP
Town of Lake ParkCRA · Train Station · Downtown Intelligence
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Town of Lake Park, Florida · Prepared by BusinessFlare®

Lake Park — Revitalization, Transit & Downtown Intelligence

Three connected workstreams charting the revival of historic Kelsey City — a full CRA Master Plan, a transit-oriented train-station feasibility study, and a data-driven downtown foot-traffic and marketing analysis.

1.3 acresTown-owned train-station TOD site
264 units · 16 storiesmax development scenario modeled
14,853unique downtown visitors, 2024
Overview

Plan, place, and performance for Park Avenue

BusinessFlare® has served the Town of Lake Park and its CRA across three connected workstreams that together chart the revitalization of Park Avenue and the historic Kelsey City core.

The work spans a Chapter 163 CRA Master Plan, a 2D/3D transit-oriented feasibility study for a Town-owned train-station site, and a foot-traffic and business-mix analysis guiding downtown marketing and holiday programming.

The opportunity site

A 1.3-acre Town/CRA-owned parcel on the FEC railway was modeled across four scenarios — from a low-scale food hall to mixed-use up to 16 stories and 264 units — each pairing a potential train station, historic adaptive reuse, P3 parking, and 40% affordable housing under the Live Local Act.

9catalyst projects in the CRA Plan
40%affordable under Live Local Act
+9.8%early-Dec YoY foot traffic
$103Kavg visitor household income
Visuals

The train station, envisioned

Our 3D massing study for the Lake Park FEC station site — a mixed-use transit hub with a station hall, structured parking, ground-floor retail, and a signature green, modeled to scale on the real site. BusinessFlare®, 06.03.24.
Our 3D massing study for the Lake Park FEC station site — a mixed-use transit hub with a station hall, structured parking, ground-floor retail, and a signature green, modeled to scale on the real site. BusinessFlare®, 06.03.24.
The workstreams

Explore the three workstreams

Plan, place, and performance. Open each to go deeper.

BusinessFlare® authored the 2022 Lake Park Community Redevelopment Master Plan (won via RFQ 105-2021), a Chapter 163-compliant guiding document built on stakeholder interviews, a public workshop, and a six-driver economic assessment.

Findings
  • Branded the 'Lake Park Creators District' with five redevelopment goals.
  • Identified nine catalyst projects — headlined by the Railside TOD/P3 site and Park Avenue Extension.
  • Included a Finding of Necessity for CRA expansion areas.
  • Supported by a multilingual resident survey (English / Spanish / Kreyòl).

A June–July 2024 '3D Fitment & Feasibility' study modeled the Town/CRA-owned site along the FEC railway (adjacent to the future passenger-rail corridor) in 2D and 3D across four development scenarios — delivered as a promotional booklet to attract P3 investment.

Findings
  • Four scenarios from a low-scale Market Place/food hall to mixed-use up to 16 stories and 264 units.
  • Each scenario pairs a potential train station, historic-building adaptive reuse, and a P3 parking garage.
  • 40% affordable housing component under the Live Local Act.
  • Packaged as a developer-facing promotional booklet.

A downtown performance study (Placer-style analytics) covering annual, holiday-season, and block-by-block traffic, demographics, trade area, and a business-mix/void analysis — producing hyperlocal marketing recommendations.

Findings
  • 2024: 20,580 visits (down 10.1% from 22,905), but unique visitors rose to 14,853.
  • Holiday season: early-December weeks up +9.8% and +9.1% YoY, but the week of Dec 23 fell −37.9%.
  • Affluence shift: visitors earning over $200K rose from 8.5% to 10.2%; avg HH income $96K → $103K.
  • Block-level: East Block led dwell at 123 minutes; Center Block grew +28.2% YoY but stays underutilized.
By the numbers

Key points