TO: Honorable Mayor & Members of the North Port Commission
FROM: Peter D. Lear, CPA, CGMA, City Manager
TITLE: Ordinance 2019-46, West Villages Village District Pattern Book Amendment, VBA-19-065
Recommended Action
Continue Ordinance 2019-46 to second reading.
Recommended Action for second reading: Approve Ordinance 2019-46, Petition VBA-19-065.
Background Information
On March 19, 2019 Katie LaBarr, on behalf of the West Villages Improvement District, submitted a Pattern Book Amendment application to the City of North Port Planning and Zoning Division. This application requests to update the West Villages Village District Pattern Book (VDPB) in accordance with market conditions, current development, and ongoing planning efforts.
The VDPB is the governing framework for the ±8000 acres generally south of U.S. 41 and west of River Road that make up the West Villages. The intent of the document is to act as an overall guide for development within the West Villages, and to create standards to implement a successful planning vision. The Village District Pattern Plans (VDPP) then set out more specific development standards for each Village within the West Villages and these documents must be in compliance with the VDPB.
The original West Villages Village District Pattern Book was adopted in 2005. Since then, substantial development has occurred, and multiple Village District Pattern Plans have been adopted. At the time of this petition, there are approved VDPPs in place for Villages A-G. In July 2019, the VDPB and all adopted VDPPs were incorporated by reference into the Unified Land Development Code (ULDC) in ULDC Section. The purpose of this application is to update the Pattern Book to be consistent with the adopted VDPPs, the current market conditions, and the future vision of the West Villages development.
Ordinance 2019-46 was reviewed by the City Attorney as to form and correctness.
There was a mistake found in the Pattern Book just prior to the Planning and Zoning Advisory Board hearing regarding the village center land use mix percentages that has since been corrected. The village center land use mix standards are consistent with the Comprehensive Plan and no differences are proposed. These differences as discussed in the staff report on page 5 can be disregarded.
At their November 7, 2019 meeting, the Planning and Zoning Advisory Board voted unanimously to recommend approval of Ordinance 2019-46, VBA-19-065.
This item was postponed from the December 5, 2019 Special Commission Meeting to be placed on a meeting with only West Villages items on the agenda. Following this meeting, a few changes to the proposed Pattern Book were made, including an expanded history (p.3-4), changeable copy signage language (p.58), removing special exception requirement for alcoholic beverage uses within the Town Centers (p. 49), and more restrictive landscape requirements (p. 64-76). Staff has reviewed and supports these changes.
Added for second reading:
Commission heard this ordinance for first reading at a special meeting on March 25, 2020. A motion was made with the following consensus items. The changes made or responses are noted below each item:
1. Add language that future VDPP amendments should comply with VDPB in effect at the time.
This language has been added, see page 11.
2. Use language "Current West Villages Index Map" instead of "Exhibit 3.1" throughout and remove Index Map from VDPB.
This change has been made throughout the document.
3. Add one ex-officio member to the WVRC, to be appointed by CM (he may designate multiple people to rotate based on topic).
This language has been added, see page 12.
4. Approved change to Neighborhood Center definition.
See new definition on page 84.
5. Approved presented changes for regulatory framework.
See updated Regulatory Framework section on pages 11-13.
6. Remove specific section references to the ULDC.
All specific section references to the ULDC have been removed throughout the document.
7. Research and provide recommendations for incentives in Town Center and Village Center areas to encourage nonresidential development.
Possible incentives were researched by staff and discussed with the applicant. Specific incentive language has been added on page 39.
8. Discuss impacts of applying Town Center standards to each TC, not overall.
Staff and the applicant discussed the application of town center standards and how the land use mix is calculated and applied. Both staff and the applicant agree evaluating the land use mix criteria on the entire Town Center affords more flexibility in ensuring land uses are located appropriately and compatibly with adjacent communities. The applicant has committed to providing a tracking chart that will help staff confirm that the land use mix is being achieved. The intent is to help staff and the Commission have confidence that, in the end, the land use mix, by acreage, will be achieved.
9. Approved p.58 changeable copy language.
See language on page 56.
10. Approved p.65 village perimeter wall language.
Chain link fencing language was removed, see corrected language on page 63.
11. Approved p.67 adding 50% sod max to 'b'.
See language added on page 65.
12. Approved p.72 max 25% palms (there's a typo on this page, 4th line - 'conform').
See language added and typo corrected on page 70.
13. p.72 change 'may' to 'shall'.
This change referring to continuous parking spaces was made, see page 70.
14. p.73 approved wheel stop replacement language.
See language on page 71.
15. p.74 approved minimum foundation area 4'.
See language on page 72.
16. p.13 future annexations/WVID boundary changes would not automatically be subject to this VDPB, would need to be evaluated separately for impacts.
See language on page 13.
17. p.14 remove authority for zoning administrator/planning manager.
Language has been removed.
18. p.21 consult with CAO and Lindsey Whelan regarding adding 'and safely' after 'comfortably' on first line.
Attorneys approved the additional language, and it has been added on page 19.
19. p.21 change roadway language to 'may be' impact fee creditable 'and/or reimbursable'.
Language has been added, see page 19.
20. p.34 change 'should' to 'shall' - 2nd to last paragraph regarding model home parking lot removal.
Change has been made, see page 32.
21. Section 9, add '7. public, non-profit, institutional' to table. 0% minimum, develop maximum.
See page 39. After discussion with the applicant, a maximum of 17% was identified. A note was added to reduce the maximum to 12% once the school site in Village E changes ownership. In addition, non-profit was removed, and a definition was added.
22. p.56 gateway monument sign should have same design/standard for any future signs; all signs should say CONP.
Language has been added, see pages 54-55.
23. p.3 add annexation history.
Additional history has been added on page 3.
24. p.5 West Villages Partnership - legal entity name.
References to West Villages Partnership have been changed to West Villages, LLLP.
25. p.5 last sentence in A change 'table' to 'chart'.
This change has been made on page 5.
26. p.43 formatting on 'following' regarding figures, cite figures #s in text - check figure #s throughout
This change has been made on page 40, and figure numbers have been checked throughout.
27. p.64 create a definition for 'major roads & parkways'
A definition has been added on page 84.
28. p.22/76 frontage yard/public frontage - discuss with Mayor.
Staff met with the Mayor to discuss concerns about the differences between the language on p.22, which permits public frontage on roadways, and p.76, which details landscape requirements when frontages exist. The concern raised is whether the City wants the public frontage/frontage yard to be a requirement. At this level, staff is comfortable with the flexible language that permits but does not require, knowing that this greater detail and requirement can be put into place during the VDPP approval process where more specificity about the design is known.
29. change ordinance dates and check signature lines.
The dates and signature lines have been updated.
30. line 23 of the ordinance - add last index map date.
The last index map date of July 23, 2019 was added, see line 23 of the ordinance.
31. add a reference to VBA-19-065 to whereas clauses.
A reference was added in line 42 of the ordinance.
In addition to the changes above, the applicant made minor grammar and formatting corrections where appropriate, without affecting any content, to ensure a consistent and clean document.
Strategic Plan
Promote sustainable growth and development, while maintaining or enhancing quality of life in our City.
Financial Impact
N/A
Procurement
N/A
Attachments: 1. Ordinance 2019-46 for second reading
2. Ordinance 2019-46
3. VBA-19-065 Staff Report and Exhibits
Prepared by: Alison Christie, AICP, Senior Planner
Department Director: Frank Miles, MPA, Director, Neighborhood Development Services