TO: Planning and Zoning Advisory Board
FROM: Sherry Willette-Grondin, Planner III, Development Services Department
TITLE: Consideration of Petition No. PMCPA-24-00000083 (formerly VPA-24-083), Village E District Pattern Plan Amendment, Expanding the Village E Boundary, Deferring Non-Residential Signage and Mixed-Use Parking Standards to the Unified Land Development Code (ULDC), Adjusting Land Use Entitlements, Amending the ULDC to Reference the Updated Pattern Plan, and Establishing Standards for Deemed Compliance and Legal Nonconforming Status Prior to the Ordinance’s Effective Date. (QUASI-JUDICIAL)
____________________________________________________________________________
Recommended Action
Recommend that the City Commission Approve Ordinance No. 2026-23, Petition No. PMCPA-24-00000083 (Formerly VPA-24-083) Amendments to the Village E Village District Pattern Plan.
Planning and Zoning Advisory Board Options
Motion To Approve:
I move to recommend that the City Commission approve Petition No. PMCPA-24-00000083 via Ordinance No. 2026-23 and find the amendments to the Village E Village District Pattern Plan are consistent with the City of North Port Comprehensive Plan.
Alternative Motion:
Motion To Deny:
I move to recommend that the City Commission deny Petition No. PMCPA-24-00000083, Amendments to the Village E Village District Pattern Plan, and find that, based on the competent and substantial evidence, the Development Master Plan Amendment: [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 Manasota Beach Ranchlands, LLLP (“Property Owner”), has filed an application, Petition No. PMCPA-24-00000083 (formerly VPA-24-083) requesting amendments to the Wellen Park Village E District Pattern Plan.
Per the applicant's narrative, the purpose of this amendment is to incorporate the former 60-acre school site into the existing Village E District and designate it as Mixed-Use Area - 5 (MU-5). The amendment also includes an additional 21 acres to accommodate the alignment of Playmore Road, resulting in a total area increase of 81 acres. This involves updating several figures and dimensional standards within the Village E Village District Pattern Plan (VDPP) to reflect the inclusion of the additional land. Specifically, Figure 3.2.A (Village District Plan), Figure 3.2.B (Conceptual Sketch), Figure 3.3.A (Village E Development Standards), Figure 3.4.2 (Roadways and Pathways), Figure 3.5.1.A (Water System Plan), Figure 3.5.1.B (Wastewater Systems Plan), Figure 3.6.1 (Wetland Impact Area), and Figure 3.9.4.A (Conceptual Free Standing Sign Plans) have been revised to reflect these requested changes. Additionally, the language for environmental, water, wastewater, school, and public facilities has been updated to reflect current conditions and ensure internal consistency.
Should this application receive approval, the entitlement mix for Village E will be modified to comprise 900 residential units and 550,000 square feet of non-residential space. This adjustment reflects a net increase of 150,000 square feet in non-residential uses and a reduction of 100 residential units.
The proposed amendment also updates signage, parking, and loading standards for Village E to align future development directly with current Unified Land Development Code (ULDC) regulations-specifically, Chapter 5 (Signage) and Article X (Parking and Loading Regulations).
Project History
Since its annexation in 2000, the Village E District Pattern Plan has undergone the following
legislative actions:
• Original Adoption: July 23, 2019, via Ordinance No. 2019-25 (Petition No. VDC-17-159, establishing the original District Pattern Plan.
• First Amendment: August 6, 2024, via Ordinance No. 2024-26 (Petition No. VPA-24-78), incorporating the 28-acre Sarasota Memorial Hospital site and renaming the master plan community from West Villages to Wellen Park.
The City Attorney’s Office reviewed and approved the proposed Ordinance 2026-23 as to form and correctness.
Petition
The applicant submitted a formal request to amend the Village E District Pattern Plan on May 10, 2024. Because of the filing date, this application is procedurally processed under the prior 2010 Unified Land Development Code (ULDC). However, the applicant has voluntarily elected to incorporate the City's current 2024 ULDC standards specifically for non-residential signage and mixed-use parking, which became effective on October 28, 2025.
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