North Port residents will see some city costs and rules change after commissioners unanimously approved updates to parks and recreation fees, solid waste service rules, and impact fee collection. In plain terms, that means the city has now formally adopted new parks fee schedules, updated parts of its trash-service code, and removed its impact fee deferral program.
The meeting’s biggest policy discussion was about the Spring Haven corridor, a 9.3-acre stretch of 30 lots linking Little Salt Spring and Myakkahatchee Creek. The commission did not authorize eminent domain. Instead, it chose a slower path: try to negotiate a purchase, talk with the Sarasota County School Board about nearby land, build a conservation coalition, and contact state and federal agencies about possible environmental recognition. The first step — negotiations — passed 4-1, with Pete Emrich voting no because he said he was not willing to spend taxpayer money on it. The other three motions passed 5-0. Barbara Langdon and David Duval both said they preferred talks first rather than jumping straight to condemnation.
Commissioners also approved, 5-0, a master plan amendment for Tuscola Commons that allows a four-story self-storage building at 5632 Tuscola Boulevard. Several commissioners said they would have preferred a use that creates more jobs, but they also noted the proposal fits current land-use rules and would bring far less traffic than the previously approved gas station plan.
Other actions included starting talks with Sarasota County on service boundary agreements, accepting Fire Station No. 87, and appointing Ann Lane and Richard Vance to the Environmental Advisory Board. Several first-reading ordinances, including code enforcement, street addressing, and a $55,000 forfeiture-funds budget amendment, now move to second reading on June 23, 2026.
Key takeaways: - The North Port City Commission approved the consent agenda except for one pulled item, then voted 5-0 to continue the appointment of Cheryl L. Cook to the Debt Management Committee Advisory Board until the city knows whether it can borrow money. (0:09:38) (0:12:25)
The commission approved the Tuscola Commons Development Master Plan amendment for a self-storage facility at 5632 Tuscola Boulevard on a 5-0 vote. (0:13:20) (0:42:38)
The commission adopted Ordinance 2026-13 on parks and recreation fees, Ordinance 2026-16 on solid waste services, and Ordinance 2026-10 on impact fee collection and removal of the deferral program, all by 5-0 votes. (0:55:05) (0:56:43) (0:58:08)
On the Spring Haven corridor item, the commission did not direct staff to pursue eminent domain. Instead, it approved motions to pursue negotiations for acquisition, contact the Sarasota County School Board, build a coalition supporting conservation, and reach out to state and federal parties; the first motion passed 4-1 with Emmerich stating Emmerich voted no because he was “not willing to spend taxpayer dollars on this,” and the other motions passed 5-0. (2:37:36) (2:39:00) (2:39:08) (2:40:32) (2:42:14)
Call to order and roll call
Mayor Emmerich called the regular meeting to order at 10 a.m. Commissioners present were David Deval, Phil Stokes, Emmerich, Vice Mayor Barbara Langdon, and Demetrius Petro. Staff introduced on the record included City Manager Fletcher, City Attorney Fueno, Deputy Clerk Powell, Board Specialist Linder, Police Chief Garrison, and Deputy Chief Herlihy. (0:02:52)
Public comment at the start of the meeting
The clerk read e-comments including comments about adopting a city flag, preserving the connection between Little Salt Spring and the Myakkahatchee Greenway, creating a wildlife corridor instead of extending Spring Haven Drive, and comments about conduct at commission meetings and city decision-making. (0:04:49)
A resident, Robin San Vicente, said she would speak later on Spring Haven and thanked the Natural Resources Department and Building and Planning staff for their work on the recommendations and presentation. She said eminent domain was “not a pretty thing to go through” but said the city should make a decision on the 30 parcels and secure the connector between Little Salt Spring and the Myakkahatchee. (0:07:09)
Announcements of board and committee vacancies
The clerk announced vacancies on multiple boards and committees, including the Art Advisory Board, Auditor Selection Committee, Charter Review Advisory Board, Citizen Tax Oversight Committee, Community Economic Development Advisory Board, Debt Management Committee, Environmental Advisory Board, Historic and Cultural Advisory Board, Joint Management Advisory Board, Police Officers Pension Trust Fund Board of Trustees, Parks and Recreation Advisory Board, Planning and Zoning Advisory Board, and two regional citizen committees. (0:08:54)
Consent agenda
The commission approved the consent agenda 5-0 after pulling Item A. The approved items included contracts, interlocal agreements, board appointments, minutes, utility and public works items, special event assistance awards, and other listed consent items. (0:09:38) (0:10:26)
Pulled consent item: Debt Management Committee appointment
Item A, the appointment of Cheryl L. Cook to the Debt Management Committee Advisory Board, was pulled by Phil Stokes. Phil Stokes said he believed the appointment was premature until the city knows whether it has the ability to borrow money and said he wanted a pool of candidates to review credentials. Vice Mayor Barbara Langdon said the timing felt premature and said the debt management policy has clear membership requirements regarding background and experience. The commission voted 5-0 to continue the item until such time as the city is able to borrow money and is looking to add membership to the debt advisory committee. (0:10:35) (0:12:25)
Tuscola Commons Development Master Plan amendment
The commission held a quasi-judicial hearing on Petition No. DMA-23-249 / PMCPA-23-00000249, the Tuscola Commons Development Master Plan Amendment. The applicant’s representative, Linda Stewart, said the request was to amend the existing plan for a parcel at 5632 Tuscola Boulevard to allow a four-story self-storage facility with a 29,209-square-foot footprint on a 1.29-acre parcel within a 14-acre commercial subdivision. She said the parcel is zoned PCD and no rezoning was requested. She said the previously approved use was a 6,000-square-foot convenience store with 16 fueling stations, and the proposed self-storage use would reduce daily trips from more than 2,600 to 146. She also said a neighborhood workshop was held and had no attendees. (0:15:00)
Planner Adriana Silva said staff reviewed the request under the 2017 Comprehensive Plan and the 2010 Unified Land Development Code because those were in effect at the time of submittal. She said the site is the final remaining vacant parcel in the development master plan area and that staff found the amendment consistent with the comprehensive plan and code. She also said the Planning and Zoning Advisory Board recommended approval. (0:19:03)
Vice Mayor Barbara Langdon asked what market analysis was performed to assess demand for another storage facility, and Linda Stewart said the applicant performs that analysis, not her. Demetrius Petro asked how many jobs the project would bring compared with the previous design. Linda Stewart said there would probably be two full-time on-site office employees, plus maintenance and contractor work. Applicant Dan Oberski said the prior use would have had a build cost of about $2.5 million to $4.5 million, while the self-storage project baseline cost is over $10 million. He said the parcel had been on the market for the past 10 years. (0:28:50) (0:29:21) (0:30:55)
Demetrius Petro said he was not convinced by the project and said residents ask for more economic development rather than storage facilities. Phil Stokes said he appreciated that the proposal complied with the comprehensive plan and ULDC and was a better use than a gas station, but said he was disappointed that a prime piece on U.S. 41 was not something else. David Deval said he also would have preferred something that provides more jobs, but said the use would generate less traffic and he did not see how the building would be to the detriment of the city. Staff said the city estimated ad valorem revenue of $62,658.20 over the first five years post-construction, not including non-ad valorem assessments. (0:32:10) (0:36:40) (0:37:28) (0:39:35)
Mayor Emmerich reminded the board it was in a quasi-judicial hearing and had to follow the law and competent substantial evidence. The commission then approved the petition 5-0, incorporating the four conditions in the staff report and finding that the development master plan complies with the Unified Land Development Code. (0:41:17) (0:42:38)
Ordinance 2026-09: Code enforcement hearing nonappearance
The commission heard first reading of Ordinance 2026-09, which City Manager Fletcher said was intended to improve the efficiency and effectiveness of the city’s code enforcement hearing process when an alleged violator fails to appear at a properly noticed hearing. (0:43:23) (0:44:08)
Vice Mayor Barbara Langdon asked how violators are notified. Development Services Director Elena Ray said notices are posted on the property and delivered by U.S. mail, with return receipts required, and that those are current practices, not new ones. She also said if someone misses a hearing because of an emergency, the city will re-hear the case if notified. (0:45:38) (0:46:25)
David Deval said if a law is not enforced, it should not exist, and said he supported the proposal. The commission voted 5-0 to continue Ordinance 2026-09 to second reading on June 23, 2026. (0:47:31) (0:48:16)
Ordinance 2026-17: Street naming and property numbering
The commission heard first reading of Ordinance 2026-17. City Manager Fletcher said the city’s street naming and property numbering regulations do not align with current practices and interagency emergency response systems and contain outdated provisions. He said the amendments would align current practices with technology, address government facilities with multiple buildings, allow limited administrative departures when aligned with emergency response system requirements, and provide due process for people aggrieved by addressing decisions. (0:48:44) (0:49:31)
Vice Mayor Barbara Langdon said her concern was whether existing properties would be affected by numbering changes and said she had been assured no existing buildings would change as a result of the ordinance. The commission voted 5-0 to continue Ordinance 2026-17 to second reading on June 23, 2026. (0:50:27) (0:51:03)
Ordinance 2026-18: Contraband forfeiture funds budget amendment
The commission heard first reading of Ordinance 2026-18, amending the non-district budget for fiscal year 2025-2026 for use of State of Florida contraband forfeiture funds in the amount of $55,000. City Manager Fletcher said expenditures above $15,000 involve a critical obligation and at least 25% of the funds must support programs related to drug treatment, drug abuse education, drug prevention, crime prevention, safe neighborhoods, or school resource officer programs. (0:51:35) (0:52:23)
David Deval said he understood the restrictions on the funds but said he noticed $26,000 for T-shirts in the background material and said that seemed like a lot. The commission voted 5-0 to continue Ordinance 2026-18 to second reading on June 23, 2026. (0:53:08) (0:54:27)
Ordinance 2026-13: Parks and recreation fees
On second reading, the commission adopted Ordinance 2026-13, amending Appendix A of the city fee schedule for parks and recreation general fees and facility rental fees. The vote was 5-0. (0:55:05) (0:56:17)
Ordinance 2026-16: Solid waste services
On second reading, the commission adopted Ordinance 2026-16, related to the city’s solid waste services and amending Chapters 62 and 66 of the city code. The vote was 5-0. (0:56:43) (0:57:42)
Ordinance 2026-10: Impact fee collection and deferral program
On third reading, the commission adopted Ordinance 2026-10. City Manager Fletcher said the ordinance had previously been adopted as amended to eliminate Article 2 in its entirety, and because of that substantive change it had to be re-advertised and returned for a third reading. He said staff also removed language associated with the impact fee deferral program to reflect commission direction to remove the deferral program in its entirety. The vote was 5-0. (0:58:08) (0:59:00) (1:00:00)
Resolution 2026-R-32: Manasota Beach Ranchlands Plat No. 1 utilities infrastructure
The commission adopted Resolution 2026-R-32, accepting the transfer of water and wastewater infrastructure, improvements, and associated warranties in Manasota Beach Ranchlands Plat No. 1. City Manager Fletcher said the developer had constructed the required infrastructure, dedicated easements, and provided warranties, and the Utilities Department had inspected and approved the improvements. The vote was 5-0. (1:00:20) (1:01:50) (1:02:14)
Resolution 2026-R-38: Interlocal service boundary agreement process with Sarasota County
The commission adopted Resolution 2026-R-38, initiating the process for negotiating an interlocal service boundary agreement with Sarasota County. City Manager Fletcher said North Port does not currently have such an agreement with the county and that annexation and service delivery decisions are often uncertain and inefficient without one. Phil Stokes said the city often provides first responder services in unincorporated county areas without financial benefit to North Port taxpayers and said the process could eventually lead to proper compensation. Vice Mayor Barbara Langdon said the city has had areas targeted in its comprehensive plan for annexation for years and said the agreement would make annexation easier and more efficient when appropriate. The vote was 5-0. (1:02:37) (1:03:11) (1:04:51) (1:05:52) (1:06:56)
Resolution 2026-R-41: Winchester Ranch interlocal service boundary agreement process
The commission adopted Resolution 2026-R-41, initiating the process for negotiating an interlocal service boundary agreement with Sarasota County related to Winchester Ranch. City Manager Fletcher said the city had received an annexation request from Winchester Florida Ranch LLP for about 3,146 acres in unincorporated Sarasota County and said portions lie outside the Sarasota County urban service area shown on the county future land use map dated November 2006. (1:07:20) (1:07:56)
Demetrius Petro said his concern was that the resolution did not explain how infrastructure would be built or who would pay for roads and services, and said residents continue to raise those concerns. Elena Ray said the resolution does not bind the city to anything and only starts a discussion with Sarasota County about responsibilities if the area is annexed. She said the property is intended to be developed in the same manner as Wellen Park, with WVID funding, maintaining, and constructing infrastructure within the development, and said the city has no intention of spending money for infrastructure within the Winchester development if annexed. Vice Mayor Barbara Langdon said the matter had already been discussed at a public workshop. The commission adopted the resolution 5-0. (1:09:04) (1:12:41) (1:14:23) (1:15:25)
Resolution 2026-R-40: Easement for utilities admin and warehouse facility power service
The commission adopted Resolution 2026-R-40, granting a non-exclusive permanent easement on city-owned land for extension of power service to the utilities administration and warehouse facility. City Manager Fletcher said Florida Power and Light’s existing primary power service currently terminates at a dead end on Children’s Way and needs to be extended to the project site. The vote was 5-0. (1:15:56) (1:16:35) (1:17:43)
Resolution 2026-R-42: Acceptance of Fire Station No. 87
The commission adopted Resolution 2026-R-42, approving the city’s acceptance of the conveyance of Fire Station No. 87 and associated vehicles, equipment, and improvements effective upon issuance of the final certificate of occupancy. City Manager Fletcher said the station is located at 17890 Preto Boulevard and will allow North Port Fire Rescue to provide service in the area. The vote was 5-0. (1:18:03) (1:18:45) (1:19:34)
Environmental Advisory Board appointments
The commission considered one application from Richard Vance and one from Ann Lane for the Environmental Advisory Board. Mayor Emmerich noted that Mr. Vance had applied first and said the commission often uses application order when applicants are equally qualified. Vice Mayor Barbara Langdon said Ann Lane’s education and practical experience in environmental matters, including teaching environmental subjects at North Port High School, made the difference for her. The commission voted 5-0 to appoint Ann Lane as a regular member and Richard Vance as an alternate member for first terms from June 9, 2026, through June 9, 2029. (1:19:56) (1:20:30) (1:21:07)
Spring Haven corridor / Little Salt Spring to Myakkahatchee Creek parcels
Staff presented discussion and possible action regarding initiating eminent domain for 30 parcels in the natural corridor between Little Salt Spring and Myakkahatchee Creek in the Spring Haven Drive area. Natural Resources Manager Stephan Caleb gave a timeline dating back to 2014, including the original Spring Haven Drive extension project, later direction to stop clearing and terminate the roadway project, approval of $1.5 million in surtax funding for parcel acquisition in 2018, the city’s 2019 purchase of five parcels from Q Smith Homes LLC for $55,000 combined, and the 2020 nomination of 30 privately owned parcels to Sarasota County’s Environmental Sensitive Lands Protection Program. He said county staff later advised that program funds could not be used because the owner’s requested price far exceeded appraised value. (1:23:18) (1:24:18) (1:26:16) (1:27:37)
Stephan Caleb described the corridor as a continuous ecological and cultural greenway connecting Little Salt Spring and Myakkahatchee Creek. He said the site is 9.3 acres consisting of 30 vacant lots, functions as a bottleneck connecting two larger natural areas, and supports scrubby flatwoods habitat, potential Florida scrub jay habitat, gopher tortoise foraging, and other wildlife. He also described the area’s archaeological significance and said the corridor protects habitat and connectivity. Staff presented two options: direct staff to pursue eminent domain, or decline to do so. Staff did not make a recommendation between those two options. (1:28:21) (1:30:44) (1:31:49) (1:34:54) (1:38:27) (1:43:04)
Phil Stokes said he considered the area environmentally sensitive and opposed roads or development there, but said he did not agree with either staff option. He said he was not comfortable with eminent domain and suggested a resolution recognizing the importance of the connection and exploring whether the property could be rezoned or otherwise protected. Demetrius Petro said he largely agreed and asked about ownership and prior negotiations. Elena Ray said all 30 lots are currently owned by one owner, that the city has not directly negotiated because it had not been authorized to do so, and that Sarasota County had negotiated multiple times but the owner demanded more than appraised value. She said the city cannot downzone the property without owner approval and that the lots are pre-platted, with legal access from the south, so if the owner sought building permits the city would have to issue them. (1:44:15) (1:46:45) (1:48:08) (1:49:00)
City Attorney Fueno described the eminent domain process, including a commission resolution finding public purpose and necessity, good-faith negotiations, and then either a “quick take” or “slow take” lawsuit if negotiations fail. He said a quick take would require a deposit into the court registry and could not be voluntarily dismissed, while a slow take would go directly to trial and could be dismissed. He said a 12-person jury would determine value and that the city would also be responsible for the property owner’s attorney’s fees and costs under the statutory formulas he described. (1:53:35)
Vice Mayor Barbara Langdon said she does not like eminent domain in theory but said the board has to balance that against the public good. She said this property is integral to Little Salt Spring and Myakkahatchee Creek and said she was willing to consider eminent domain if necessary, but preferred a first step of a “friendly conversation” with the property owner and involvement from other interested parties. David Deval said he opposed both staff options as presented, said the city should start with conversations, and asked about the Sarasota County School Board property in the area and whether it could also affect fragmentation. (2:03:06) (2:12:56) (2:13:03)
Public comment on the item included e-comments supporting preservation of the corridor and in-person comments from Robin San Vicente, Steve Kosky, and Chuck English. Robin San Vicente urged the commission to act now and said the area could be designated a critical area of concern. Steve Kosky said the site and corridor have environmental, archaeological, and public benefit significance and said if the area is lost “there’s no going back.” Chuck English said eminent domain is a “nuclear option” and suggested mediation or negotiation first while keeping eminent domain available. (2:27:01) (2:30:43) (2:32:50) (2:36:10)
The commission then approved four separate motions: - Vice Mayor Barbara Langdon moved to direct the city manager to pursue negotiations for acquisition of the 30 privately owned parcels, subject to applicable legal requirements and the availability of funding. The motion passed 4-1. Mayor Emmerich stated he voted no because he was “not willing to spend taxpayer dollars on this.” (2:37:36) (2:39:00)
Vice Mayor Barbara Langdon moved to instruct the city manager through staff to approach the county school board regarding its options and/or plans for its property in the area. The motion passed 5-0. (2:39:08)
Vice Mayor Barbara Langdon moved to instruct the city manager to work with staff to build a coalition of interested parties who commit to actively supporting conservation of the property. The motion passed 5-0. (2:39:51)
Phil Stokes moved to direct the city manager to reach out to state and federal parties to see whether the property may be designated in a way that would deem it environmentally significant. The motion passed 5-0. (2:40:34) (2:41:46)
Final public comment
A resident spoke during final public comment about the self-storage approval, saying storage units do not benefit the city in the way industrial employers would. The resident also raised concerns about traffic near Lowe’s on U.S. 41 and asked why a builder could not fix a long-vacant building at U.S. 41 and Sumter. (2:42:39)
Adjournment
Mayor Emmerich adjourned the meeting at 12:43 p.m. (2:46:15)
Watch the full meeting recording
Vote tallies in this recap were checked against the body’s official roll-call record.
How this was reported: The Public Eye uses AI tools to transcribe and draft coverage of public meetings from official recordings. Every article is reviewed and verified by a human editor before publishing. Our coverage is limited to what happened on the public record — we don’t publish opinion or investigations. The Public Eye is independent and not affiliated with any government body, developer, or other news outlet. Spot an error? Email office@thepubliceye.ai and we’ll correct it promptly.