TO: Honorable Mayor & Members of the North Port Commission
FROM: A. Jerome Fletcher II, ICMA-CM, MPA, City Manager
TITLE: An Ordinance of the City of North Port, Florida, Creating the Dependent Special District Known as the Activity Center 6 and 10 Infrastructure District; Providing Legislative Findings and Intent; Establishing the District as a Non-Ad Valorem Special Assessment District Within Chapter 66 of the Code of the City of North Port, Florida; Defining the District’s Status as a Dependent Special District and Identifying its Purpose, Powers, Functions, Duties, Boundaries, Authority, Governance, Financing Methods, and Comprehensive Plan Consistency as Required by Section 189.02, Florida Statutes; Providing for the Planning, Design, Land Acquisition, Construction, Expansion, Maintenance, Operation, and all Other Associated Costs of Certain Public Infrastructure and Related Facilities, Including but not Limited to Road, Stormwater, Potable Water, Wastewater, Reclaimed Water, Electric, Gas, Fiber/Communication Utilities, Public Safety Facilities, Solid Waste Facilities, Multimodal Facilities and Parks and Recreation Facilities and all Other Associated Costs; Providing for the Levy and Collection of Non-Ad Valorem Special Assessments to Fund the Costs of the Dependent Special District; Providing for use of the Uniform Method of Collection Pursuant to Section 197.3632, Florida Statutes, by Separate Resolution; Providing for Liens and Revenue Shortfalls; Providing for Governance by the City Commission; Providing for a District Director Appointed by the City Manager or the City Manager’s Designee; Providing for Finances, Claims, Consistency With the Comprehensive Plan, Meetings, Attorney to the Board, Right-of-Way Use Permits, Prohibition of Hazardous Activities, Fees, Fines, and Penalties; Amending the Code of the City of North Port, Florida, Section 66-98 Through 66-117; Providing for Findings; Providing for Conflicts; Providing for Severability; Providing for Codification; and Providing an Effective Date.
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Recommended Action First Reading
Option 1: Approve Ordinance No. 2026-15 as presented and continue to second reading on July 21, 2026.
City Commission Options First Reading
Option 1: Approve Ordinance No. 2026-15 as presented and continue to second reading on July 21, 2026.
• Pros:
o Establishes a dependent special district framework to support infrastructure planning, financing, and implementation within Activity Centers 6 and 10.
o Creates a mechanism for funding infrastructure planning and improvements through non-ad valorem special assessments on specially benefited properties rather than burdening Citywide taxpayers.
o Positions the City in a proactive stance with the Florida Department of Transportation regarding the proposed Interstate 75 interchange at Yorkshire Street and Raintree Boulevard.
o Provides a coordinated funding and governance structure for transportation, utility, drainage, public safety, parks, and multimodal infrastructure necessary to support future development and economic growth within Activity Centers 6 and 10.
o Allows infrastructure costs to be allocated proportionally based on special benefit and development intensity.
• Cons:
o Future implementation of assessments would require preparation of assessment methodologies, benefit studies, public hearings, and annual assessment rolls.
o Property owners within the district boundaries may ultimately be subject to non-ad valorem special assessments.
o Administration of the district may require consultant support and ongoing operational oversight.
Option 2: Deny Ordinance No. 2026-15.
• Pros:
o No additional administrative or operational responsibilities associated with establishing and managing the special district.
o No future non-ad valorem assessment for properties within Activity Centers 6 and 10.
• Cons:
o The City would lack a dedicated funding and governance mechanism to equitably finance major infrastructure planning and improvements necessary to support economic development in Activity Centers 6 and 10.
o Future infrastructure costs may place greater pressure on taxpayers Citywide.
o Could reduce the City’s ability to demonstrate local commitment toward infrastructure necessary to support future Interstate 75 interchange improvements.
o Could deter economic development opportunities within Activity Centers 6 and 10.
Background Information
During the City Commission Workshop held on December 1, 2025, the City Commission discussed the future infrastructure and funding needs associated with the long-term buildout of Activity Centers 6 and 10, including transportation, utility, drainage, public safety, and economic development infrastructure necessary to support future development and the proposed Interstate 75 interchange at Yorkshire Street and Raintree Boulevard. Staff presented information regarding special district implementation options; infrastructure funding mechanisms; legislative coordination efforts; and the potential use of non-ad valorem special assessments to fund infrastructure planning and improvements within the activity centers.
During the Workshop discussion, the City Commission discussed funding mechanisms; merging a dependent special district into an independent special district; Florida Department of Transportation interchange coordination; infrastructure planning; and the importance of future non-residential development in Activity Centers 6 and 10 to the City’s long-term financial stability.
Following discussion, the City Commission reached consensus to:
Ø Direct the City Manager and City Attorney to prepare a Resolution of Intent to use the Uniform Method of Collection pursuant to Section 197.3632, Florida Statutes, beginning in Fiscal Year 2027;
Ø Direct the City Manager to develop and advance a legislative concept for the 2027 Legislative Session to create a state-authorized independent special district with merging language;
Ø Authorize the City Manager to develop the assessment methodology for the proposed district; and
Ø Authorize the City Manager to coordinate with Sarasota, DeSoto, and Charlotte Counties regarding legislative efforts and future support associated with the proposed Yorkshire/Raintree Interstate 75 interchange.
Following Commission direction, staff worked with the City Attorney’s Office to develop Ordinance No. 2026-15, which would create the “Activity Centers 6 and 10 Infrastructure District” as a dependent special district of the City of North Port pursuant to Chapters 166, 170, and 189, Florida Statutes. Adoption of Ordinance No. 2026-15 is necessary for staff to prepare and present a Resolution of Intent to use the Uniform Method of Collection pursuant to Section 197.3632, Florida Statutes, beginning in Fiscal Year 2027, as directed by the City Commission. Adoption of Ordinance No. 2026-15 does not enact any assessments on properties, and any potential future assessments would be determined by methodology studies and would require future Commission action.
The proposed Ordinance No. 2026-15 is intended to initiate a long-term governance and financing framework for infrastructure planning and improvements necessary to support the planned development and buildout of Activity Centers 6 and 10, including identifying supportive infrastructure associated with the proposed Interstate 75 interchange at Yorkshire Street and Raintree Boulevard. Ordinance No. 2026-15 recognizes Activity Centers 6 and 10 as key areas for future commercial, industrial, employment, mixed-use, and high-intensity workforce development identified within the City’s Comprehensive Plan and Unified Land Development Code.
Ordinance No. 2026-15 provides legislative findings that infrastructure improvements within the activity centers will specially benefit properties located within the district and that it is equitable and in the public interest to allocate costs through non-ad valorem special assessments levied on specially benefited property.
The Infrastructure District would be governed by the City Commission. Ordinance No. 2026-15 authorizes the District to plan, design, acquire, construct, expand, maintain, and operate a broad range of public infrastructure and related facilities, including but not limited to:
• Roadways and transportation improvements;
• Stormwater and drainage facilities;
• Potable water, wastewater, reclaimed water, electric, gas, and communication utilities;
• Public safety facilities;
• Solid waste facilities;
• Parks and recreation facilities; and
• Multimodal transportation infrastructure.
Ordinance No. 2026-15 further authorizes the City Commission, acting as the governing board of the Infrastructure District, to levy and collect non-ad valorem special assessments against specially benefited properties within the district boundaries. Assessment methodologies may be based on factors including acreage, development intensity, frontage, trip generation, floor area ratio, equivalent benefit units, or other measures determined to be proportionate to the special benefit received, including whether assessment for properties developed with single-family homes should be waived.
Ordinance No. 2026-15 also authorizes the district to utilize the uniform method of collection pursuant to Section 197.3632, Florida Statutes, by separate resolution, allowing assessments to be collected on the annual property tax bill.
In addition, Ordinance No. 2026-15 establishes provisions regarding district governance, finances, bonding authority, contracts, meetings, rights-of-way permitting, coordination with other City dependent special districts, and long-term administration of the district.
Ordinance No. 2026-15 was reviewed by the City Attorney and is legally correct as to form.
In accordance with Florida Statutes Section 166.041(4)(a), a Business Impact Estimate was posted on the City’s website on June 2, 2026, prior to the required public hearing notice.
Strategic Plan
Economic Development & Growth Management
Financial Impact
Adoption of Ordinance No. 2026-15 does not directly levy or impose non-ad valorem assessments or authorize planning and/or construction expenditures. However, adoption of Ordinance No. 2026-15 would create the expectation that future financial obligations would occur related to administration, development of assessment methodologies, professional services for infrastructure planning and construction, and other expenditures necessary to support the district and any future assessment program. Future financial impacts may include, but are not limited to:
• Preparation of benefit and rate studies and assessment methodology analyses necessary to support legally defensible non-ad valorem special assessments;
• Engineering, planning, legal, financial advisory, and consulting services associated with district implementation and infrastructure planning;
• Potential future capital financing, bonding, or debt issuance for infrastructure improvements authorized by the district; and
• Consultant support for project management and district operations.
The Development Services Department Fiscal Year 2027 Proposed Budget includes a project proposal (Project No. 3277) for an Activity Centers 6 and 10 Infrastructure Master Plan, with a proposed budget of $350,000, to be funded through Account 001-0605-515.63-00, General Fund. This Infrastructure Master Plan will identify needed improvements regarding transportation, municipal utilities, fire and emergency response services, and other infrastructure needs, and will serve as the basis for an Assessment Methodology and Benefit Study.
The Assessment Methodology and Benefit Study is anticipated to be completed in two phases, with the first phase consisting of an assessment proposal to begin planning and design for certain infrastructure improvements identified by the Infrastructure Master Plan. The second phase of the Assessment Methodology and Benefit Study would determine the assessment allocation for needed land acquisition and construction of infrastructure improvements.
Staff anticipates the Assessment Methodology and Benefit Study will require consultant services at an estimated cost of $150,000. Should the Commission adopt Ordinance No. 2026-15, a budget proposal will be prepared for the Fiscal Year 2027 Budget to request authorization to perform the Study and identify the funding source(s). If Ordinance No. 2026-15 is not adopted in time to prepare a budget proposal for adoption with the Fiscal Year 2027 Budget, a budget amendment would be prepared prior to procuring consultant services for the Study.
Additionally, future consultant services to provide project management, implementation assistance, coordination, and ongoing district management are anticipated to cost approximately $35,000 annually, with funding provided through the Infrastructure District.
Any expenditures incurred prior to the levy of assessments, such as costs for the Activity Center 6 and 10 Infrastructure Master Plan and the Assessment Methodology and Benefit Study, would be fully reimbursable from the Activity Center 6 and 10 Infrastructure District once assessments are collected.
There are no anticipated additional FTEs associated with the implementation and management of the Activity Centers 6 and 10 Infrastructure District.
Procurement
Future procurements associated with infrastructure planning, engineering, construction, consulting services, or methodology studies would be completed in accordance with the City’s Procurement Code and applicable Florida law.
Attachments:
1. Ordinance No. 2026-15
2. Business Impact Estimate
3. December 1, 2025 Minutes
Prepared by: Alaina D. Ray, AICP, Director, Development Services Department
Michael Golen, CPM, Deputy City Attorney
Department Director: Alaina D. Ray, AICP, Director, Development Services Department