TO: Honorable Mayor & Members of the North Port Commission
FROM: A. Jerome Fletcher II, ICMA-CM, MPA, City Manager
SUBJECT: Consideration of Petition No. DMP-22-093, West River Village Development Master Plan (QUASI-JUDICIAL).
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Recommended Action
The City Commission approve DMP-22-093, West River Village Development Master Plan with the recommended waivers and conditions.
General Information
Martin P. Black, on behalf of Bankers Insurance Company, has formally submitted a Development Master Plan application to the City of North Port for a large-scale mixed-use development comprising of commercial, professional office/institutional, recreational, conservation, and residential uses on ± 209.89 acres.
The property is zoned Planned Community Development (PCD) with a Future Land Use designation of Activity Center for ± 139.562 acres and Recreation Open Space (ROS) for the remaining ± 70.328 acres.
The property owner is applying the Transfer of Development Rights (TDRs) and additional development bonuses under the provisions of Policies 1.1 and 2.1 of the City of North Port Comprehensive Plan and Chapter 41 of the Unified Land Development Code (ULDC). In addition, the property owner requests four modifications of regulations (waivers) from the ULDC for Activity Center Design Regulations, setbacks, perimeter buffers, and signage.
The subject property is currently vacant and is generally located approximately one-half mile South of S. Tamiami Trail (US-41), West of S. River Road. North of Manasota Beach Road (Activity Center #8).
During their Regular Meeting on February 2, 2023, the Planning and Zoning Board heard this item. The Board voted unanimously 6-0 to recommend to the City Commission approval of Petition No. DMP-22-093, West River Village Development Master Plan with the following waivers and conditions:
Waivers:
Waiver #1 - Waiver from ULDC Chapter 55, Section 55-55 - Activity Center Design Regulations and the adopted Urban Design Standards Pattern Book for Activity Center #8 and replace the existing legacy design regulations for The Gardens with the West River Village Design Standards.
Waiver #2 - To allow for a minimum 30-foot building setback from the property line for a length of 1,550 feet abutting the stormwater management easement area, as shown in Figure 3 of the staff report.
Waiver #3 - To allow a zero-foot buffer for a length of 1,000 feet where a forty (40) foot buffer is required, as shown in Figure 4 of the staff report. Staff recommends adding a condition when the site layout is finalized through the Master Infrastructure Plan, and it is determined there is adequate area to place a buffer, then the developer shall provide the appropriate buffers required by the ULDC.
Waiver #4 - To adhere to ULDC Chapter 29 Sign Regulations regarding signs for Activity Center #8.
Conditions:
Condition #1 - Detailed stormwater hydraulic analysis of the stormwater system must be provided at the infrastructure/site development stage.
Condition #2 - Final determination of the number of development rights available for transfer from the Activity Center portion of the proposed Sending Zone shall be determined by the total wetland acreage as per a formal wetland determination by the Southwest Florida Water Management District, less any wetland area to be impacted by the Project.
Condition #3 - City Commission shall approve a Developers Agreement for the Transfer of Development Rights through an Ordinance.
Condition #4 - Transfer of Development Rights (TDR) and Conservation Easements shall be approved by Commission and recorded with the Sarasota County Clerk of Court prior to developing the residential units allotted under the TDR.
Condition #5 - Density shall be capped at 629 dwelling units in the event the TDR agreement and conservation easements are not successfully completed.
Condition #6 - All signage shall comply with ULDC Chapter 29 Sign Regulations, and Sec. 53-111.
Strategic Plan
Quality of Life Pillar: Protect and promote North Port’s natural resources, recreational assets, cultural diversity, ethnic and historical heritage, as well as overall community wellness.
Economic Development & Growth Management Pillar: Promote sustainable growth, investment, and development to achieve a vibrant and diversified economy, offering a mixture of services and local employment opportunities.
Environmental Resiliency & Sustainability Pillar: Priority 4. Ensure North Port’s development standards, codes, and ordinances provide for a balance of green space and afford protection of the community’s tree canopy.
Financial Impact
The results of the fiscal impact analysis find that within the first five years, the City of North Port would realize a net fiscal benefit of $61,470,078 from the commercial development and $36,378,282 from the residential component. This indicates that overall, the project would economically benefit the City.
Procurement
Not applicable.
Attachments: 1. Staff Report with Exhibits
2. Development Master Plan
3. PZAB Action Report
4. Staff Presentation
Prepared by: Sherry Willette-Grondin, Planner III
Lori Barnes, AICP, CPM, Planning and Zoning Division Manager
Department Director: Alaina Ray, AICP, Neighborhood Development Services Director