TO: Honorable Mayor & Members of the North Port Commission
FROM: A. Jerome Fletcher II, ICMA-CM, MPA, City Manager
TITLE: Discussion and Possible Action Regarding the Revised General Terms and Selection of a Parcel Map Option to Facilitate Development of a Conservation Easement Between the City of North Port and Big Waters Land Trust, Inc. for a Portion of the Warm Mineral Springs Park Property Located at 12200 San Servando Avenue, North Port, Florida 34287.
Recommended Action
Review and approve the revised General Terms and select a Parcel Map option to facilitate development of a conservation easement between the City of North Port and Big Waters Land Trust, Inc. for a portion of the Warm Mineral Springs Park property located at 12200 San Servando Avenue, North Port, Florida 34287.
City Commission Options
Option 1: Review and approve the revised General Terms and Parcel Map Option A to facilitate development of a conservation easement between the City of North Port and Big Waters Land Trust, Inc. for a portion of the Warm Mineral Springs Park property located at 12200 San Servando Avenue, North Port, Florida 34287.
• Pros:
o Moves forward with prior Commission direction to establish a conservation easement, applying a 20-acre exclusion area, and finalizing the General Terms and parcel layout.
o Allows the City to utilize committed Coastal and Heartland National Estuary Partnership (CHNEP) and Gulf Coast Community Foundation funds for invasive species removal, reducing immediate financial burden on the City.
o Clearly defines ongoing maintenance responsibilities and ensures long-term ecological management of the conservation area.
• Cons:
o After the initial three-year funding period, long-term invasive species maintenance and monitoring become the City’s responsibility.
o Establishing a conservation easement legally restricts the City’s ability to use or develop the protected acreage for future projects.
o Approval creates long-term reporting, management, and stewardship duties for City staff.
Option 2: Review and approve the revised General Terms and Parcel Map Option B to facilitate development of a conservation easement between the City of North Port and Big Waters Land Trust, Inc. for a portion of the Warm Mineral Springs Park property.
• Pros:
o Advances prior Commission direction to establish a conservation easement while utilizing a smaller 15-acre exclusion area configuration.
o Maintains protection of a larger conservation area compared to Parcel Map A, supporting ecological preservation goals.
o Allows the City to utilize committed Coastal & Heartland National Estuary Partnership (CHNEP) and Gulf Coast Community Foundation funds for invasive species removal, reducing immediate financial burden on the City.
o Clearly defines ongoing maintenance responsibilities and ensures long-term ecological management of the conservation area.
• Cons:
o As with Parcel Map Option A, long-term invasive species maintenance and monitoring responsibilities become the City’s obligation after the initial three-year funding period.
o Establishing a conservation easement legally restricts the City’s ability to use or develop the protected acreage for future projects.
o Approval creates long term reporting, management, and stewardship duties for City staff.
Option 3: Deny the revised General Terms and Parcel Map options for establishing a conservation easement with Big Waters Land Trust, Inc. on a portion of the Warm Mineral Springs Park property.
• Pros:
o The City retains full discretion over future land use and development options on the currently proposed conservation acreage.
o Avoids assuming long-term invasive species maintenance responsibilities after the initial funded phases.
• Cons:
o Not approving the recommendation delays implementation of prior Commission direction regarding land conservation and park planning.
o Delaying action may allow habitat quality to deteriorate and invasive species to spread, increasing potential future restoration costs.
Background Information
Below is a chronological summary of actions specific to the development of a conservation easement on the Warm Mineral Springs Park property:
Ø September 10, 2024: During the City Commission Regular Meeting, staff presented the Warm Mineral Springs Park Phase I Building Renovation & Utility Infrastructure Improvements cost estimates; provided a review of insurance options; and outlined potential next steps for Phase II improvements, which included establishing a conservation easement on the undeveloped property.
At the conclusion of the discussion, a motion was made to direct the City Manager to work with staff to negotiate with the Conservation Foundation, (now known as Big Waters Land Trust, Inc.) and the Gulf Coast Community Foundation for a conservation easement to the 60 acres adjacent to Warm Mineral Springs; explore the possibility of bringing in Selby Gardens or another botanical partner; and to identify a section of property for development as an alternative holistic health center. The motion was approved unanimously.
Ø May 27, 2025: During the City Commission Regular Meeting, staff presented a draft General Terms document to guide the development of a conservation easement agreement, along with a parcel map identifying the proposed easement boundaries. Discussion ensued regarding the cost for invasive species removal and long-term maintenance, the appropriate acreage for the easement, and considerations for potential future development.
At the conclusion of the discussion, a motion was made to approve the proposed General Terms and Parcel Map to facilitate development of a conservation easement between the City of North Port and Big Waters Land Trust, Inc. for a portion of the Warm Mineral Springs Park parcel changing the carve out of 12 acres to become 20 acres. The motion was approved 4-1.
Following the direction provided by the City Commission during the City Commission Regular Meeting held on May 27, 2025, staff and stakeholders have been working to identify potential funding sources to cover the cost of invasive species removal within the proposed conservation area and develop a long-term maintenance strategy. Funding commitments identified to date include $115,000 from CHNEP for the initial phase of invasive exotic plant removal, followed by up to $30,000 in year two and $20,000 in year three from the Gulf Coast Community Foundation. Upon completion of these funded phases, the City (Grantor) will assume responsibility for all ongoing invasive exotic plant management and maintenance.
As part of due diligence, and in response to Commission direction to increase the carve out from 12 acres to 20 acres, Natural Resources Division staff evaluated the ecological characteristics of the site, the hydrologic functions, future impacts to wetland systems, and the relationship between existing developed areas and surrounding natural lands. Based on these assessments, staff have developed two new configuration options for Commission consideration:
Parcel Map Option A: Reflects the Commission requested 20-acre exclusion area, maintaining consolidated operational areas and avoiding new impacts.
Parcel Map Option B: Represents a more conservation focused configuration, slightly reducing the exclusion area to 15-acres to protect additional sensitive lands and hydrologic features while still providing developable acreage.
Pending Commission review and approval, the following are the next steps in the process:
1. Incorporate the approved general terms into a draft Conservation Easement Agreement for legal review.
2. Order a Lot Split Survey.
3. Submit the finalized Conservation Easement Agreement and related documents for City Commission review and approval.
4. Record easement with the Sarasota County Clerk.
5. Finalize the transfer of development rights associated with the conservation easement parcel.
Strategic Plan Pillar
Quality of Life
Economic Development & Growth Management
Environmental Resiliency & Sustainability
Financial Impact
Not applicable.
Procurement
Not applicable.
Attachments:
1. Revised General Terms
2. Parcel Map Option A
3. Parcel Map Option B
4. May 27, 2025 Minutes
5. September 10, 2024 Minutes
Prepared by: Sandy Pfundheller, Parks & Recreation Director
Trish Sturgess, Parks & Recreation Assistant Director
Alaina Ray, Development Services Director
Lori Barnes, Development Services Deputy Director
Stefan Kalev, Natural Resources Manager
Department Director: Sandy Pfundheller, Parks & Recreation Director