TO: Honorable Mayor & Members of the North Port Commission
FROM: A. Jerome Fletcher II, ICMA-CM, MPA, City Manager
TITLE: A Resolution of the City Commission of the City of North Port, Florida; Approving a Preliminary Subdivision Plat for Brightmore East, a 290-Unit Multi-Family Residential Subdivision, on Approximately 108.8 Acres Located Generally West of South River Road and North of Manasota Beach Road; Providing for Findings; Providing for Preliminary Subdivision Plat Approval; Providing for Conflicts; Providing for Severability; and Providing an Effective Date. (QUASI-JUDICIAL)
Recommended Action
Option 1: Approve Resolution No. 2026-R-05.
City Commission Options
Option 1: Approve Resolution No. 2026-R-05.
• Pros:
o Consistent with the adopted Village G Village District Pattern Plan: The project is located within Wellen Park in Village G; an area planned for residential growth and supports the City’s intent to provide a mix of housing options.
o Stormwater Management: Includes eight new ponds designed to attenuate and treat runoff, ensuring compliance with water quality and flood control requirements.
o Compact Housing Form: Provides 290 townhome units, diversifies housing stock and potentially supporting affordability goals.
• Cons:
o Traffic Impacts: Additional residential units may contribute to increased traffic volumes along U.S. 41 and within the Wellen Park area, potentially requiring monitoring or future improvements.
Option 2: Deny Resolution No. 2026-R-05.
• Pros:
o Traffic Mitigation: Denial would avoid adding new vehicle trips in the Wellen Park area and along U.S. 41.
o Environmental Preservation: Retains existing pervious surface area and tree coverage.
• Cons:
o Lost Housing Opportunity: Denial would limit the provision of 290 single-family attached homes, reducing diversity in the City’s housing supply.
o Inefficient Land Use: Leaves the parcel underdeveloped, potentially underutilizing land within a planned growth area, adjacent to available infrastructure.
o Interruption of Planned Development Pattern: Creates a gap in the continuity of Wellen Park’s build-out and may undermine long-range planning objectives.
Background Information
The Planning & Zoning Division has received a Preliminary Subdivision Plat petition from Ty E. Gremaux, P.E., Kimley-Horn and Associates, Inc., on behalf of the property owner Manasota Beach Ranchlands, LLLP, for the Brightmore East residential development. This petition proposes creating a multi-family subdivision consisting of 290 units, divided into 37 six-unit buildings and 17 four-unit buildings.
The proposed density for this site is 2.67 dwelling units per acre, with 67% of the area designated as open space, 580 parking spaces, and a maximum building height of 35 feet. The subdivision construction will include installing essential infrastructure, such as water and sanitary lines, roadways, drainage systems, and stormwater management areas. An application for the Final Plat has been submitted and is being reviewed concurrently with the Preliminary Subdivision Plan.
The subject property is zoned Village (V) with a Future Land Use Designation of Village (V). The subject property is located within Village G in Mixed-Use Residential Neighborhood 2 (MURN-2) within Wellen Park. The approval of this project will bring the total number of permitted residential units in Village G to 1,218. This figure remains comfortably under the established cap of 1,800 residential units as specified in the adopted Village G Pattern Plan.
The Development Review Committee conducted a thorough review of the Preliminary Subdivision Plat, evaluating its layout, zoning compliance, and environmental impact. Following a detailed assessment, the Committee identified no concerns, thereby confirming that the proposed Preliminary Subdivision Plat complies with all pertinent guidelines and regulations necessary for advancing in the development process.
Resolution 2026-R-05 has been reviewed by the City Attorney and is legally correct as to form.
Notice of Public Hearings were mailed to the owner and property owners within a 1,200-foot radius of the subject property on December 30, 2025. The petition was also advertised in a newspaper of general circulation within the City of North Port on January 30, 2026.
The Planning and Zoning Advisory Board reviewed Petition Number PSPP-25-03579 through Resolution 2026-R-05. The Board unanimously voted 5-0 to recommend that the City Commission approve the Brightmore East Preliminary Subdivision Plat. This recommendation is based on the competent substantial evidence that the specific requirements outlined in the City of North Port Comprehensive Plan have been met.
Resolution No. 2026-R-05 was submitted to the City Clerk’s Office on January 20, 2026, for signatures, subject to City Commission approval.
Strategic Plan Pillar
Economic Development & Growth Management
Financial Impact
Not applicable.
Procurement
Not applicable.
Attachments:
1. Resolution No. 2026-R-05
2. Staff Report with Exhibits
3. Staff Presentation
4. PZAB Action Report
Prepared by: Sherry Willette-Grondin, Planner III
Lori Barnes, AICP, CPM, Deputy Director, Development Services Department
Department Director: Alaina Ray, AICP, Director, Development Services Department