TO: Planning and Zoning Advisory Board
FROM: Sherry Willette-Grondin, Planner III, Development Services Department
TITLE: Consideration of Petition No. PMCPA-25-03560, Village D Village District Pattern Plan Amendment, Updating Non-Residential Building Signage Standards, Defining Public, Institutional, and Civic Spaces, Amending Section 3.4.1 of the Unified Land Development Code to Incorporate the Revised Pattern Plan, Updating Section 5.3.2 to Require Village D Wall Signs to Comply with Chapter 5 Standards, Setting Criteria for Deemed Compliance and Legal Nonconforming Status for Existing Signage Prior to the Ordinance's Effective Date. (QUASI-JUDICIAL)
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Recommended Action
Recommend that the City Commission Approve Petition No. PMCPA-25-03560 Amendments to the Village D Village District Pattern Plan.
Planning and Zoning Advisory Board Options
Motion To Approve:
I move to recommend approval of Petition No. PMCPA-25-03560 and find the Amendments to the Village D Village District Pattern Plan are consistent with the City of North Port Comprehensive Plan.
Alternative Motion:
I move to recommend denial of Petition No. PMCPA-25-03560 and find that, based on the competent and substantial evidence, the Amendments to the Village D District Pattern Plan are not consistent with the North Port Comprehensive Plan: [include all applicable factors below]
1. Is NOT consistent with the North Port Comprehensive Plan because: [include explanation of how the development master plan amendment fails to meet each specific regulation]
Background Information
Katie M. LaBarr, AICP, of Stantec Consulting Services, Inc. (“Applicant”), on behalf of Main Street Ranchlands, LLLP (“Property Owner”), filed Petition No. PMCPA-25-03560 requesting amendments to the Village D Village District Pattern Plan (West Villages a.k.a. Wellen Park). Specifically, this petition seeks to standardize building-wall sign regulations, update non-residential signage design and installation standards, and adopt the definition of Public/Institutional use and Civic space from the West Villages District Pattern Book to ensure regulatory alignment.
History of Approvals
§ September 26, 2017: Approval of the original West Villages Town Center (Village D) Village District Pattern Plan (Petition No. VDC-15-159).
§ May 11, 2021: Amendment to the Village D Plan (Ordinance No. 2021-18) to regulate mobile food vehicles, commercial docks, and landscape buffers (Petition No. VPA-20-239).
§ April 25, 2023: Amendment to adjust parking standards on a case-by-case basis (Ordinance No. 2023-04) (Petition No. VPA-22-180).
Summary of Proposed Amendments
§ Signage Standardization: Adopts the content-neutral regulations of Unified Land Development Code (ULDC) Chapter 5, Section 5.3.2 as the primary regulatory baseline for all non-residential wall signage.
§ Hierarchy of Authority: Clarifies that the ULDC supersedes the Village District Pattern Plan (VDPP) in the event of regulatory conflicts, and requires West Villages Improvement District (WVID/WVRC) approval prior to the issuance of final City permits.
§ Alignment of Core Definitions: Integrates the formal definitions for public, institutional, and civic spaces directly from the Village District Pattern Book.
§ Protection of Vested Signage: Establishes legal nonconforming status ("deemed compliance") for all wall signage legally permitted, under active permit review, or installed prior to the effective date of the Ordinance.
§ Amend ULDC Section 3.4.1 to formally incorporate the updated Village D VDPP by reference.
No waivers are being requested in connection with this application.
Attachments:
1. Staff Report with Exhibits
2. Staff Presentation
Prepared by: Sherry Willette-Grondin, Planner III, Development Services Department
Lori Barnes, AICP, CPM, Deputy Director, Development Services Department
Department Director: Alaina Ray, AICP, Director, Development Services Department