The biggest practical move for residents was the commission’s decision to keep the Warm Mineral Springs project moving. North Port approved a $4,082,133 budget increase for the building rehabilitation work and then approved a contract amendment with Wharton-Smith Inc. for up to $16,281,229. Both votes were unanimous. In plain terms, that means the city has now approved both the added project funding and the construction contract action needed to continue the renovation, floodproofing, and site improvements.
The other major issue was future growth in Activity Centers 6 and 10. The commission voted 4-1 to advance, on first reading, an ordinance creating the Activity Center 6 and 10 Infrastructure District. Staff said this does not create a tax bill or assessment now. Instead, it sets up the legal framework for possible future infrastructure planning and financing tied to growth near the proposed I-75 interchange. Residents raised concerns about fairness and whether existing homeowners could end up paying. Staff said the city could later consider exempting existing single-family homeowners from assessments. David Duval voted no, saying protections for current residents should come first.
Commissioners also approved, 3-2, a resolution tied to a proposed term loan of up to $34,125,000 for capital projects including the Police Headquarters, Community Service Center, and Death White Park. Staff said this vote does not close the loan or put the city in debt yet; it allows the city to move into court validation first. Demetrius Petrow voted no, and the digest does not clearly identify the other dissenting vote.
Also advancing: a manufactured homes ordinance passed first reading 4-1, with David Duval dissenting, and a city fee update moved forward 5-0. The AC 6 and AC 10 ordinance, the manufactured homes ordinance, and the fee ordinance all go to second reading on July 21, 2026.
Key takeaways: - The North Port City Commission approved the consent agenda 5-0, including contract utilizations, grant application authority, minutes, and other routine items. (0:18:13)
The commission advanced on first reading an ordinance creating the Activity Center 6 and 10 Infrastructure District by a 4-1 vote, with David Duval dissenting. Staff said the ordinance creates a framework only and does not impose assessments at this stage. (0:19:44)
The commission approved a budget amendment increasing the Warm Mineral Springs Building Rehabilitation Project by $4,082,133 on a 5-0 vote, and separately approved a contract amendment with Wharton-Smith Inc. for the project in an amount not to exceed $16,281,229.00, also 5-0. (1:31:33) (1:46:41)
The commission approved a resolution related to a proposed term loan of not exceeding $34,125,000 by a 3-2 vote. Staff said the action was to proceed with court validation and did not itself close the loan or incur debt. (1:37:18)
Call to order, roll call, and agenda approval
Mayor Pete Emrich called the regular meeting to order at 6 p.m. Commissioners present were David Duval, Phil Stokes, Pete Emrich, Barbara Langdon, and Demetrius Petrow. Staff present included City Manager Fletcher, City Attorney Foligno, Deputy City Clerk Powell, Board Specialist Linder, Captain Gregory, and Chief Titus. The agenda was approved 5-0. (0:01:47) (0:03:25)
Public comment at the start of the meeting
The clerk read two voicemail comments and two e-comments, then the commission heard in-person speakers. A caller identifying himself as Tony Giuliani, a retired North Port police officer, asked the city to consider revising the ordinance and providing annual cost-of-living adjustments for police retirees. Another caller, Pam Tokars, asked the commission to exclude existing homeowners from any additional tax charge related to the proposed Activity Center special district and to notify residential property owners by certified mail. (0:03:44)
An e-comment from Debbie McDowell thanked city directors and managers for attending a Budget 101 event. An e-comment from Laura Miranda opposed new loans, data centers, and out-of-state vendors and said the city should prioritize infrastructure and tighten the budget. (0:07:07)
In person, Debbie Blackwell said she wanted to see approval of Warm Mineral Springs funding and asked about future plans for 15 acres at the site. A resident identified in the transcript as Baldi Ollender spoke about pensions, debt, and city government. Jacob Walker said he was speaking for neighbors in the Yorkshire/East North Port area rezoned to AC 10 and AC 6 and wanted to hear how infrastructure costs would be handled. Frank Bear asked about the timeline for completion of Price Boulevard work and described traffic delays and construction concerns. (0:08:40)
Announcements
The city announced vacancies on multiple boards and committees, including the Park Advisory Board, Auditor Selection Committee, Charter Review Advisory Board, Citizen Tax Oversight Committee, Economic Development Advisory Board, Environmental Advisory Board, Historic and Cultural Advisory Board, Joint Management Advisory Board, Parks and Recreation Advisory Board, Planning and Zoning Advisory Board, the Sarasota-Manatee Metropolitan Planning Organization Citizen Advisory Committee, and the Citizens Oversight Committee for School Facility Planning. (0:17:30)
Consent agenda
No items were pulled from the consent agenda. One e-comment from Laura Miranda questioned the use of an out-of-state vendor on Item H. The commission approved the full consent agenda 5-0. The agenda included contract utilizations, a grant application for the Sumter Boulevard Safety Study, minutes approvals, and other listed items. (0:18:13)
Activity Center 6 and 10 Infrastructure District ordinance — first reading
The clerk read by title an ordinance creating the dependent special district known as the Activity Center 6 and 10 Infrastructure District. City Manager Fletcher said the item was about governance and financing structure only, not final project approval and not an assessment levy. He said any future non-ad valorem assessment would require methodology studies, public notice hearings, and future commission action. (0:19:44) (0:21:46)
Development Services Director Elena Ray gave a presentation. She said the purpose was to coordinate infrastructure planning for Activity Centers 6 and 10 around future growth and the proposed I-75 interchange, and to plan infrastructure so existing residents would not be burdened. She said one option for future commission consideration would be exempting existing single-family homeowners in AC 6 and AC 10 from future assessments, though not from the district boundaries. (0:22:33) (0:25:10)
Ray reviewed the history of AC 6 and AC 10, including the 2022 economic development pillar and the 2024 Unified Land Development Code update. She said the process would take about two years and described steps including the ordinance, a future resolution of intent, an infrastructure master plan, methodology studies in two phases, public hearings, and possible transmittal of assessments to the county by June 1, 2027, if the commission chose to proceed. She said phase one would likely address planning and design costs, estimated at about $4 million, and phase two would address construction, land acquisition, and other infrastructure costs. (0:27:20) (0:32:07) (0:34:01)
Ray said the ordinance creates a framework and does not approve a methodology, decide who pays, impose assessments, or obligate the city to future projects. She outlined public outreach steps including a project webpage, email distribution list, mailed letters to parcel owners, question-and-answer sessions, and public hearing notices. She also said developers would still have to pay impact fees and for required improvements identified through concurrency and traffic studies. (0:37:34) (0:39:01) (0:44:45)
Commissioners asked questions about property-owner feedback, staffing, exempted neighborhoods, and how assessments might apply to large parcels, quarter-acre lots, and existing homeowners. Ray said some larger property owners had been supportive, and she said the city was exploring use of a consultant at about $35,000 to $40,000 a year to manage the process. She said there were about 100 to 110 homes in AC 6 and AC 10 outside the two exempted pockets in AC 6. (0:47:01) (0:49:21) (0:55:24)
The clerk read several e-comments opposing the proposal or raising questions about timing, costs, fairness, and whether existing property owners would bear the burden. (1:07:03)
The commission voted 4-1 to continue Ordinance No. 2026-15 to second reading on July 21, 2026. The transcript states David Duval dissented. After the vote, David Duval said he heard a lot of discussion about what the commission could do in the future and said protections for existing residents should have been put in first. (1:14:08) (1:14:13)
Manufactured homes ordinance — first reading
The clerk read by title an ordinance amending the Unified Land Development Code regarding manufactured homes. City Manager Fletcher said the ordinance was to comply with state law changes from House Bill 399 and House Bill 803, with the later bill accelerating the effective date to July 1, 2026. He said qualifying manufactured homes must be allowed by right as single-family detached dwellings in zoning districts where site-built single-family detached dwellings are allowed. (1:15:20) (1:15:47)
Elena Ray said that if the city did not adopt the ordinance, manufactured homes would still be allowed under state law, but the city would have no regulations to control how they are placed. She said the ordinance would allow the city to enforce requirements such as ownership of both the land and home by the same person, a Florida Building Code-compliant foundation, permanent tie-downs, and code-compliant accessory structures. She also said deed-restricted communities and HOAs could still enforce their own covenants. (1:17:14) (1:20:17)
David Duval said he would vote no and referenced the effect on residents outside deed-restricted communities. Demetrius Petrow asked legal questions about whether the ordinance created preferential treatment, and City Attorney Foligno said he did not see preferential treatment in the ordinance and said deed restrictions were separate real property rights outside the city’s control. (1:20:17) (1:22:24)
There was no public comment. The commission voted 4-1 to continue Ordinance No. 2026-20 to second reading on July 21, 2026. The transcript states David Duval voted no. (1:27:53) (1:28:47)
Fee structure ordinance — first reading
The clerk read by title an ordinance amending Appendix A, the city fee structure, including development services, fire rescue district, parks and recreation, solid waste district, utilities, and road and drainage district fees. City Manager Fletcher said staff had reviewed fees as part of the fiscal year 2026-2027 budget development process and had presented proposed fees on March 24, 2026. There was no public comment. The commission voted 5-0 to continue Ordinance No. 2026-21 to second reading on July 21, 2026. (1:29:41) (1:30:16) (1:31:26)
Warm Mineral Springs budget amendment — second reading
The clerk read by title an ordinance amending the non-district budget and capital improvement budget for fiscal year 2025-2026 to increase the Warm Mineral Springs Building Rehabilitation Project WM19BR by $4,082,133. City Manager Fletcher said the ordinance had been continued from June 23, 2026, on a 5-0 vote with no changes. Commissioner Phil Stokes said, “Let’s get it done,” and David Duval said he agreed. (1:31:33) (1:32:10) (1:32:35)
The clerk read one e-comment from Jill Luke thanking the commission for supporting the Warm Mineral Springs project. The commission then voted 5-0 to adopt Ordinance No. 2026-19 as presented. (1:32:47) (1:33:44)
Joint meeting with Sarasota County Commission resolution
The clerk read by title a resolution authorizing the City Commission to participate in a joint meeting with the Sarasota County Commission. Mayor Pete Emrich said Sarasota County had requested a joint meeting on October 27, 2026, at the R.L. Anderson Building Commission Chambers in Venice, and that a resolution was required under section 125.001, Florida Statutes. (1:33:53) (1:34:21)
David Duval, Demetrius Petrow, and Phil Stokes said the commission should prepare topics and talking points in advance, and Phil Stokes said he believed that had been the protocol in the past. There was no public comment. The commission voted 5-0 to adopt Resolution No. 2026-R-30 as presented. (1:34:53) (1:35:29) (1:37:18)
Term loan resolution and court validation process
The clerk read by title a resolution accepting a proposal from TD Public Finance, LLC for a term loan in an aggregate principal amount not exceeding $34,125,000 for capital improvements. City Manager Fletcher said the commission had previously directed staff to seek borrowing authority for the Police Headquarters in the amount of $25 million, Community Service Center for $7 million, and Death White Park for $2 million. He said the city had received eight proposals and that adoption of the resolution did not by itself result in borrowing funds or incurring debt. He said the city intended to proceed with a validation action under Chapter 75, Florida Statutes, and that execution and closing of the loan remained subject to successful court validation and other conditions. (1:37:18) (1:38:24)
Phil Stokes said the resolution was to show intent for purposes of asking the court to determine whether the city had the legal right to borrow under certain circumstances, and that it did not commit the city to borrowing or to doing any of the listed projects. (1:40:51)
The clerk read e-comments from Debbie McDowell, Laura Miranda, and Michael Scott Smith opposing the borrowing proposal and the court validation process. (1:42:03)
The commission voted 3-2 to adopt Resolution No. 2026-R-49 as presented. After the vote, Demetrius Petrow said he voted no because of the current economic environment and feedback from residents who had voted against borrowing, and because he said he represented taxpayers and residents. The transcript does not explicitly identify the other dissenting vote by name. (1:45:10) (1:45:35) (1:45:45)
Warm Mineral Springs construction contract amendment
Under general business, the commission considered the first amendment to Construction Manager at Risk Contract No. 2025-09 with Wharton-Smith Inc. for Project No. WM19BR, Warm Mineral Springs Park Historic Renovation, Floodproofing and Site Improvements, in an amount not to exceed $16,281,229.00. City Manager Fletcher said the item was the contract action for funding already approved for the project. There was no public comment. The commission voted 5-0 to approve and authorize the city manager to execute the amendment. (1:46:41) (1:47:28) (1:49:26)
Commission communications and administrative reports
During commission communications, Phil Stokes said that even if the court approved validation, he would not support spending any of the proposed borrowed money before the November election and before the city had a firm idea of the implications of property tax reform. (1:49:42)
Demetrius Petrow said he attended Freedom Fest and the Police Citizen Academy graduation. (1:50:59)
City Manager Fletcher said, regarding the validation process, that there was not an assessment attached to that process and that it was funded through money saved in the current budget, with no additional tax application or financial burden on taxpayers. (1:51:42)
Adjournment
Mayor Pete Emrich adjourned the meeting at about 7:50 p.m. (1:52:30)
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.