TO: Planning and Zoning Advisory Board
FROM: Sherry Willette-Grondin, Planner III, Development Services Department
SUBJECT: Consideration of Petition No. PMCP-25-02757, Village HL Master Concept Plan and Concurrent Waivers PWAV-26-01524 (Internal Roadway ROW Reduction) and PWAV-26-02061 (Perimeter Landscape Buffer Modification), to approve a Master Concept Plan and design waivers to the Unified Land Development Code (ULDC) on approximately 743.51 gross acres located generally south of S. Tamiami Trail (US-41) and east of S. River Road; Parcel ID’s: 0788010001, 0797001100, 0797001200, 0790120001, and 0811004000 (QUASI-JUDICIAL)
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Recommended Action
Recommend the City Commission approve Petition No. PMCP-25-02757, Village HL Master Concept Plan, with waivers PWAV-26-01524 and PWAV-26-02061, subject to staff-recommended conditions of approval.
Planning and Zoning Advisory Board Options
Motion to Approve: I move to recommend approval of Petition No. PMCP-25-02757, Village HL Master Concept Plan and concurrent waivers PWAV-26-01524 and PWAV-26-02061, subject to staff-recommended conditions of approval, and find that the Village HL Master Concept Plan is consistent with the City of North Port Comprehensive Plan.
Motion To Deny: I move to recommend denial of Petition No. PMCP-25-02757, Village HL Master Concept Plan and waivers PWAV-26-01524 and PWAV-26-02061, and that the Planning and Zoning Advisory Board find that the Master Concept Plan and waivers: [include all applicable factors below]
1. Is NOT consistent with the North Port Comprehensive Plan because: [include explanation of how the master concept plan and waivers fail to meet each specific regulation]
General Information
On June 23, 2025, Kelley Klepper, AICP, of Kimley-Horn and Associates, Inc. (Applicant), on behalf of Myakka River Club, LLLP and Timber Forest Ranch, LLLP (Property Owner), submitted an application for approval of a Master Concept Plan (MCP) for Wellen Park Village HL (Petition No. PMCP-25-02757).
In accordance with Section 3.4.1 of the 2024 Unified Land Development Code (ULDC), all Village Districts must be governed by an approved Master Concept Plan (MCP). Additionally, ULDC Section 2.2.10.A(2) stipulates that projects requesting design waivers require a mandatory MCP review and binding approval from the City Commission. This application is also subject to the Village review and approval criteria established in the 2024 City of North Port Comprehensive Plan and ULDC Chapter 3, Article IV, Section 3.4.2.
Concurrent Project-Specific Waivers
Concurrently with the MCP, the Applicant requested two project-specific waivers under 2024 ULDC Section 2.2.19 (Waivers):
• Internal Roadway Right-of-Way Width Waiver (File No. PWAV-26-01524): Requests relief from the design criteria of ULDC Appendix A, Section 1.2.2, to reduce the right-of-way width for internal local roadways from 60 feet to 50 feet across six (6) designated segments.
• Perimeter Landscape Buffer Modification Waiver (File No. PWAV-26-02061): Requests relief from the requirements of ULDC Section 4.3.12 (Landscape Buffers), allowing existing preserved wetland vegetation within conserved environmental tracts to satisfy perimeter landscape buffer standards without installing additional engineered landscape buffering.
Property Characteristics & Location
• Acreage: Approximately 743.51 gross acres.
• Location: East of South River Road and south of US-41 (Sections 3 & 10, Township 40 South, Range 20 East).
• Future Land Use Designation: Village (V).
• Zoning Map Designation: Village (V).
The proposed Master Concept Plan (MCP) provides a conceptual framework for a maximum of 1,875 residential units and 500,000 square feet of non-residential development. This non-residential component includes 400,000 square feet designated for commercial retail and services, as well as 100,000 square feet allocated for professional and medical office space.
This conceptual layout incorporates a clustered development configuration featuring diverse housing types-including detached single-family dwellings, attached residential, and multi-family-organized across four distinct village subdistricts:
• Town Center (TC): Town Centers serve as commercial, industrial, and office centers that provide various services and amenities to the surrounding residential uses. Town Centers shall contain a vertical mixing of uses.
• Village Centers (VC): Village Centers are commercial centers of the community located at the intersections of collector streets.
• Neighborhood Centers (NC): Establish smaller service and civic nodes integrated across the village.
• Residential Neighborhoods: Comprise the core living zones of the village, configured around the open space frameworks.
Infrastructure & Open Space Layout
• Multi-Modal Transportation Network: The proposed Village HL layout integrates a network design that directly accommodates pedestrian, bicycle, and alternative mobility uses. Local and collector streets, protected bike lanes, sidewalks, and a multi-use path system supply up to 15,500 feet of potential trails. These facilities form a fully connected route from individual residential neighborhoods directly to the designated Village Centers and neighboring Villages.
• Open Space Framework: The proposed MCP provides at least 36% open space, exceeding the city's 30% minimum requirement.
• Recreation Potential: The southern portion of Village HL accommodates a potential regional park and related active recreational programming.
The subject property has progressed through several legislative actions to establish its Future Land Use and Zoning Designation:
• Annexation: Incorporated into the City of North Port municipal boundaries in the year 2000.
• Comprehensive Plan Amendment: Future Land Use (FLU) designation formally amended to Village (V) via Petition No. CPA-02-83 (Ordinance No. 03-28) on March 22, 2004.
• Official Zoning Map Amendment: Zoning classification changed from No Zoning Designation to Village (V) via Petition No. REZ-15-158 (Ordinance No. 2016-16) on September 13, 2016.
• Historical Conveyances & Legal Entity Updates: On May 28, 2014, Fourth Quarter Properties XXXII, LLC conveyed the acreage to Thomas Ranch Land Partners Village 4A, LLLP and Thomas Ranch Land Partners Village 4B, LLLP (recorded in Instrument No. 2014062920 and Instrument No. 2014062921). On April 21, 2015, the Florida Department of State recorded amendments changing the legal names to Myakka River Club, LLLP and Timber Forest Ranch, LLLP. On January 24, 2025, the City of North Port executed a Warranty Deed to Myakka River Club, LLLP for right-of-way alignments within Section 3, Township 40 South, Range 20 East (recorded under Instrument No. 2025074732).
Attachments:
1. Resolution No. 2026-R-68
2. Staff Report
3. Staff Presentation
4. Staff Proposed Conditions of Approval
Prepared by: Sherry Willette-Grondin, Planner III
Lori Barnes, AICP, CPM, Deputy Director, Development Services Department
Marcy Krum-Tinsley, Planning & Zoning Division Manager
Department Director: Alaina Ray, AICP, Director, Development Services Department