TO: Honorable Mayor & Members of the North Port City Commission
FROM: A. Jerome Fletcher II, ICMA-CM, MPA, City Manager
SUBJECT: Consideration of Petition No. CIP-23-052, City of North Port Utilities Administration and Field Operations Complex Development Master Plan (QUASI-JUDICIAL)
Recommended Action
The City Commission approve CIP-23-052, City of North Port Utilities Administration, and Field Operations Complex Development Master Plan with waivers and conditions.
General Information
Tim Hancock, AICP, Stantec Consulting Services, on behalf of the property owner, the City of North Port, submitted a Development Master Plan application for a Capital Improvement Project (CIP) to the Planning and Zoning Division. The application proposes to develop a ± 17.31-acre site for the new City of North Port Utilities Administration and Field Operations Complex, a government-use development.
The property for the new complex was purchased in 2022 for $2,930,584.25. Funding in the amount of $17,230,000.00 has been budgeted under CIP project number U18UAB. Construction is anticipated to be completed in early 2025.
The development will consist of two phases. The first phase will include a 13,100-square-foot administration building. The warehouse and operations building will comprise approximately 26,750 square feet and connect to the administration building by a breezeway. The warehouse and operations building will only be accessible to employees and vendors for deliveries. A future expansion of the warehouse is expected to be constructed at a later date and will add 6,157 square feet of additional warehouse space. The site will be accessed from both Children Way and a permanent access easement south of the site from Pan American Blvd.
The property owner requests eight modifications of regulations (waivers) from the ULDC and the Urban Design Standards Pattern Book (UDSPB) for Activity Center Design Regulations, buffers, wall meandering, parking, street frontage, and lighting.
The property is zoned Planned Community Development (PCD) with a Future Land Use designation of Activity Center.
The subject property is currently vacant and is generally located approximately ¼ mile North of S. Tamiami Trail (US-41), East of Pan American Blvd (Activity Center #1), outside of the Conservation Restricted Overlay Zone.
The Planning and Zoning Advisory Board held a public hearing on July 20, 2023. The Board voted unanimously 5-0 to recommend approval of CIP-23-052, City of North Port Utilities Administration and Field Operations Complex Development Master Plan with the following waivers and conditions.
Waivers
Waiver #1 Waiver from ULDC Chapter 55, Article I. - Mediterranea (Activity Center #1) - Activity Center Design Regulations and the adopted Urban Design Standards Pattern Book for Activity Center #1 related to the architectural design for buildings and accessory structures.
Waiver #2 UDSPB - Style and Design, Chart #4 (Walking Path)
Waiver #3 UDSPB - Parking (page 20)
Waiver #4 UDSPB - Lighting Design (page 28)
Waiver #5 ULDC Section 53-106. A.2 100 feet Minimum Street Frontage
Waiver #6 ULDC Section 55-4. B.4 - Buffer Requirements
Waiver #7 ULDC Section 55-4. B.4(b) - Wall Meandering
Waiver #8 ULDC Section 55-6 Bicycle Racks and Benches. (This requirement shall apply only to the square footage of the Administration building).
Conditions
1. Placement of all trees and landscaping requirements will apply during the site development/infrastructure stage.
2. The Hydrant and Fire Department Connections (FDC) for the project must be located not closer than twenty-five feet (25’) and not more than one hundred feet (100’) from a fire hydrant and meet the requirements set forth in § 60-8 of the City of North Port’s Unified Land Development Code (ULDC).
3. The construction of the drive aisles located on the southern access easement can be included in the major site and development plan for the overall site. Since the property owner is not the City of North Port, a joint application with the property owner, including a signed and notarized affidavit, is required at the time of submittal. Sidewalks and street trees will be required when the 5400 Group,LLC site is developed, and the southern access easement becomes public access. This will be a condition of approval on the development order at the time of site development.
4. A copy of the recorded stormwater easement or agreement between the City of North Port and the WNP property is required at the time of site development.
5. Environmental conditions apply at the site and development/infrastructure stage concerning removing trees, underbrush, and vegetation. If applicable, the developer shall follow the current gopher tortoise survey and relocation requirements. January 2023 survey found no gopher tortoises onsite. In addition, a copy of the approved Environmental Resource Permit (ERP) must be provided prior to any construction that impacts the wetland.
6. The stormwater management system must meet all requirements in the City of North Port Unified Land Development Code (ULDC) Stormwater Regulations.
7. DEP permit applications related to water and sewer, water lines, floor plans and plumbing risers, and irrigation systems. They will be addressed at the major site and development stage.
Strategic Plan
Infrastructure & Facilities Integrity
Economic Development & Growth Management Pillar
Financial Impact
Staff performed a financial analysis to determine the financial impact of the proposed DMP. Using data from the impact fees generated for the project, the total due for North Port Impact Fees would be $264,358.17.
The amount of $12,789,894.50 is available in the account numbers below and budgeted in the respective project.
|
Account Number |
Account Name |
Project |
Available Amount |
|
420-6060-536.62-00 |
Utilities |
U18UAB |
$7,189,894.50 |
|
420-6060-536.64-00 |
Utilities |
U18UAB |
$ 600,000.00 |
|
423-6061-533.62-00 |
Water Capacity |
U18UAB |
$2,500,000.00 |
|
424-6062-535.62-00 |
Wastewater Capacity |
U18UAB |
$2,500,000.00 |
Procurement
N/A
Attachments:
1. Staff Report with Exhibits
2. Development Master Plan
3. Staff Presentation
4. 7/20/2023, PZAB Action Report
Prepared by: Khalil Mohammad, Planner Analyst
Lori Barnes, AICP, CPM, Assistant Development Services Director
Department Director: Alaina Ray, AICP, Development Services Director