Gran Paradiso at the West Villages

http://granparadisovillage.blogspot.com/2016/01/west-villages-improvement-district_28.html

West Villages Improvement District Neighborhood Meeting, January 26, 2016

I know I promised a part 2 of the WVID Supervisory Board meeting, and I will post that, but I think that the pressing thing on the minds of most reading this will be what was said at the neighborhood meeting. So, I will say for now that the meeting on Tuesday morning was only rather routine updates. I will write up a summary later, but for now I’ll move on to the Tuesday night neighborhood meeting.

I have not yet received a summary or minutes in my email. This is all from my personal notes, so if I missed anything or got confused on any item, I apologize…it moved rather swiftly to cover a lot of ground and questions from those in attendance. And, I don’t know shorthand for quick notes.

Anyways, here’s what I got…

Mr. Marty Black gave the presentation and answered questions, he is with Mattamy Homes / The Ranch Land Partners and current Chairman of the Board of Supervisors for the West Villages Improvement District. He introduced himself and the project, and described his extensive and impressive background and experience. He ascribes to a John Nolen concept of community planning, original designer for the City of Venice, where sense of community and walkability are foundational.

West Villages Improvement District, for a district that was nearly crushed by the economic downturn and facing overwhelming cash shortfalls not that long ago, now has a healthy $2.8-3.5 million cash balance. It is made up of about 1/3 unincorporated Sarasota County and 2/3 North Port. And good news, as some have questioned, they ARE intending to keep the Venice address. That is not planned to change in the future.

There are 3 current applications in for the updating of district planning: a comprehensive plan amendment, an application for rezoning, and the Village District Pattern Plan. There are 3 additional neighborhoods in the works now, as well as the commercial center called Coastamar. One of the neighborhoods will be a an age-restricted 55+ community, and all of them are to have a different style than the existing two in place. The three communities are: The Preserve (100-200 attached villas), The Renaissance (600 unit 55+), and The Oasis (150-180 single-family). Permits are in hand for at least two, some clearing in preparation began Monday, and they are expected to begin sales next season. Low-income housing is not a part of planned development.

A land swap and purchase occurred with Sarasota Memorial Health Care System. SMHCS intends to open urgent care and medical offices in the district, likely in 3 to 5 years time, due to the process of approvals necessary as it is a public entity. This land swap will allow for SMHCS to co-locate and coordinate with the SCF nursing school. The transaction left a section of property owned by the district not included as part of the district boundaries. For consistency and other reasons, the application has been made to make an update to include it. Also, for consistency and such reasons, application for rezoning has been made to bring the entire district under the North Port “Village” designation. This zoning has heightened requirements over the current County zoning and will ensure that there are not different sets of rules, or more lax criteria, for one neighbor versus another.

A school for either k-8 or k-12 is being planned to go forward, as is a 32-acre public park. One of the first installations of the public park facility will be designated as a paw park. This is an item that I know many will be very pleased to learn. The paw park is expected to open in the next 9-12 months.

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The primary purpose of the meeting was in regard to the Coastamar commercial development project. The meeting is to be one of three meetings for public information and comment at the different stages in the process. The site analysis for the Coastamar project was shared. Public notice was made regarding the meeting in the local newspaper and mailed to residences within 1300 feet of the proposed project. It was asked if the back of commercial business buildings would be seen over the wall or visible from that part of the IslandWalk community, and the answer was ‘no.’

The multi-activity pool that was part of the original concept has been removed from the Coastamar plans going forward, but a grocery store, restaurants, and a hotel remain in the works. Drafts of design proposal, though, are slated for the next meeting in the series about this. The focus of this meeting was set for preliminary information sharing and gave an opportunity for community members to ask questions.

As mentioned, the John Nolen notion of community planning is a basis for much of the concept being utilized. Mattamy sees the West Villages Improvement District projects as being for the benefit of “grandchildren and great-grandchildren,” a long-term development over the course of decades, with electric cart paths and walking trails, etc. Also of note, as far as they style and quality of livability for the area, it was pointed out that inquiries by several fast food suppliers hoping to establish locations in Coastamar have already been declined. Sembler, the commercial development company selected for the joint venture, was chosen for their quality and vision after interviewing 15 potential companies. Construction is anticipated to begin in the year from now to have the first tenants in 20-24 months.

Road planning was also discussed. Traffic lights are anticipated to be at intervals along 41. The community planning and commercial center was proactively designed, so that key components are placed along Tamiami Trail where lights would be anticipated and allowed. Manasota Beach Road is planned to be extended into the community for a more direct route to the shore. However, this is probably 10 years or more from completion. River Road widening has stalled due to inability for the County to get State funding. The right of way has already been given to the County, but funding to complete the work has not been obtained. Mattamy is currently in talks to possibly begin this work and “jumpstart the process” that way. It was suggested to contact State legislators to put the issue more directly on their radar for funding.

Current source of water for is North Port, and it travels around 7 miles before reaching us. Part of the developer’s obligation is to build a water and sewer plant to supply this area. That will be located behind the cell tower off 41 and River Road and is about 5 to 7 years out.

Several of the questions asked were by current residents of the Lake Geraldine community and how this development impacts them and some other nearby neighborhoods. As this blog is intended to West Villages residents, I won’t expand on those except to say that anticipated impact is minimal. Also, it was asked if additional costs and assessment would be levied on WVID community members as a result of all of this new development. The answer was that issuing additional bonds to fund any projects is not currently planned and has not been the topic of any WVID supervisory board discussion.

I hope I covered everything. Let me know if there are ever any specific questions I may answer or get answered for you!

Thanks for reading,

Ali

If you are considering purchasing a home, I can assist you. My services and extensive resources are of no cost to you. I am even able to save home buyers money…including additional cash incentives to new construction buyers which even the builders’ sales reps do not have access. I do not work for any of the wonderful builders/developers in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction also serves to fund these resources to keep them available for you and others on an ongoing basis.

Please, check out my Venice area website, and contact me for more information!

Look forward to hearing from you!

Ali

Ali H. Johnston, MHA, MBA in Real Estate

Realtor®, Lic. Broker #BK3284964

West Villages Realty LLC

Mobile: 941-539-5771

If you are considering purchasing a home in this community, I can assist you. My services and extensive resources are of no cost to you, and in most instances, I am even able to save home buyers money. I do not work for any of the wonderful builders/developers in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction can provide you with a wealth of information as well as saving you money.

Please, check out my Venice area website, and contact me for more information!

Look forward to hearing from you!

Ali

Ali H. Johnston, MHA, MBA in Real Estate

Realtor®, Lic. Broker #BK3284964

West Villages Realty LLC

Mobile: 941-539-5771

from www.WVIDfl.blogspot.com

West Villages Improvement District Supervisory Board Meeting, Jan. 26, 2016 – Part I

It was a much livelier meeting of the West Villages Improvement District Supervisory Board than it has been in past. I was really excited to see so many more residents in attendance, with a particularly noticeable surge from those in Gran Paradiso. Kudos! Great to see everyone. As a matter of fact, because of the increase in turnout while having the meeting ‘closer to home’ there is discussion of making that permanent, either meeting at one community center or alternating between the two communities. Except that it was a little harder to hear board members and others on the panel, I have to admit that it was really nice not having to go so far into North Port to City Hall to attend.

There were quite a few points of discussion and many questions from public members in attendance, and I think I may have missed a couple while in conversations with my neighbors; however, I will do my best to share all of the key items that I was able to make notes about. But it is likely going to take me two or three writing sessions to share all of the information. I will share the question and answer session to start, as that is likely the more pressing information on the minds of community members.

First, after a quorum was established, the meeting was opened to public comment for questions and requests of items to be added to the agenda. Those questions were taken, and then Marty Black (Chairman) systematically answered in order what he could. To follow is the summary points that I gleaned from that discussion:

– The first question raised, and also brought up again later in the meeting, was regarding the status of having a traffic light installed on 41 at the entrances of Gran Paradiso and IslandWalk. It was said that the Board has voiced its concerns to the City, State, and the developers regarding this issue, but has no way to compel action on it. The developers are responsible for the installation, but they cannot do so without the approval of the state DOT. The previous warrant study conducted did not meet criteria for approval, and there essentially, is where the holdup lies.

{On a side note, the FDOT website says that they respond to public requests in this area…”The District Traffic Operations Offices respond to written letters from the public, civic organizations, businesses, etc. requesting the need for a traffic signal to be installed or modified” (Website Link). Maybe we should flood them with letters or a petition? Our DOT district contact Information:

District 1 Secretary, Billy Hattaway, 801 N. Broadway Ave. , Bartow, FL 33830-3809, Phone: (863) 519-2300
Public Information Office, Bartow District Headquarters, 801 North Broadway Ave., Bartow, FL 33830-3809, Phone: (239) 225-1900, FAX (239) 338-2353
Southwest Area Office, 10041 Daniels Parkway, Ft. Myers, FL 33913, Phone: (239) 225-1900, FAX (239) 338-2353, or Toll Free in Southwest Florida 1-800-292-3368}

– Next question had to do with mosquitoes and spraying and what is done in the area. The response was that some is done by the County, and some is a responsibility within the individual community, so contact your property manager to find out.

– Another questioner was wondering why there were different size sidewalks in different areas. It was explained that these were designed according to anticipated demand for use in each area.

– Still thinking along the sidewalks was another inquiry as to trimming back invasive plants covering much of the sidewalk. The question was directed to Mike Smith, responsible for oversight of and many onsite district maintenance projects. He said that they have been working to cut back such plants, like the Brazilian peppers.

– Then, a question was raised about the potential for additional assessments to existing residents for increased maintenance and projects with all of the growth (many in attendance also shook their head in agreement with wanting more information along these lines as well). The short answer for this is that it is not out of the question that additional assessments could be imposed, but there are none currently proposed or planned or being discussed by the Board.

– Related to the finance and funding of the district, it was then posed an inquiry as to the status of past due assessments and debt owed to the district. The answer is that there is an option available for the Land Partners to purchase the defaulted property through redemption. However, the amount owed is $23 million, and this is not anywhere near a reasonable acquisition cost for them to exercise that option for the size of the property.

– An additional (second) pedestrian node on West Villages Parkway, which has been a point of contention for at least one regular attendee and resident, was brought up and questioned as to the practicality of the expense. The response was that the second node cost half of what the original one did and added a symmetry to the location that seemed appropriate with the Gran Paradiso owners’ entrance nearing completion.

– From a question regarding where the new SMH facility is to be location. Discussion began with mention of an appraisal for land to be dedicated for a school that is outstanding. Also, the SMH land swap has been completed, and projections for available services are said to be 3-5 years. The extended timeframe being attributed to the fact that SMH is a public entity and must go through particular processes to move forward on the project.

– The last of the public questions was to the effect of whether or not the Ranch uses their existing property for agricultural purposes in order to get tax breaks. The response to this was that there was a discount for a portion of the land related to this, but the ongoing use for cattle and such serves other purposes that are of benefit. First, they bring in revenue to help cover expenses (such as taxes) while the development gets going. It provides active management of the property to ensure the land remains in a healthy state and ensures a measure of public safety through that as well.

I will write about the rest of the meeting in another post, but it was primarily status updates of ongoing projects and information that has been shared before. So, that can wait until another day this week.

Still, there are just a couple more items of note. One was simply that the meeting was held at IslandWalk, because the City of North Port rescheduled their committee meeting, and our District could no longer use their auditorium on the designated day or time. It was discussed changing the meeting day an time going forward in order to make use of the City Hall facilities again, but the encouraging turnout of more residents was said to encourage the consideration of hosting the meetings using facilities of the existing communities in the future.

Appraisals are out for a public school and for the extension of Manasota Beach road into these communities. But, projections for the completion of the beach road are likely 15-20 years. Not close to as soon as many have been told in past. The preeminent project, though, the commercial center joint venture is projected to be open in the fall of 2017. A meeting is to be held at SCF tonight where a presentation of information regarding the proposed commercial center will be made. Don’t miss it!

Let me know if there are ever any specific questions I may answer or get answered for you!

Thanks for reading,

Ali

If you are considering purchasing a home, I can assist you. My services and extensive resources are of no cost to you. I am even able to save home buyers money…including additional cash incentives to new construction buyers which even the builders’ sales reps do not have access. I do not work for any of the wonderful builders/developers in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction also serves to fund these resources to keep them available for you and others on an ongoing basis.

Please, check out my Venice area website, and contact me for more information!

Look forward to hearing from you!

Ali

Ali H. Johnston, MHA, MBA in Real Estate

Realtor®, Lic. Broker #BK3284964

West Villages Realty LLC

Mobile: 941-539-5771

If you are considering purchasing a home in this community, I can assist you. My services and extensive resources are of no cost to you, and in most instances, I am even able to save home buyers money. I do not work for any of the wonderful builders/developers in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction can provide you with a wealth of information as well as saving you money.

Please, check out my Venice area website, and contact me for more information!

Look forward to hearing from you!

Ali

Ali H. Johnston, MHA, MBA in Real Estate

Realtor®, Lic. Broker #BK3284964

West Villages Realty LLC

Mobile: 941-539-5771

http://wvidfl.blogspot.com/2016/01/venice-main-street-january-2016-events.html

Now open for business is West Villages Realty LLC, specializing in new construction opportunities in gated and resort-style communities. We love our customers and want to show our appreciation in a meaningful way. So, in celebration of our grand opening, we are offering special cash rebate opportunities to our customers that go under contract between now (January 5th, 2016) and February 15th, 2016.

Choose to use the services of West Villages Realty LLC in your new home search, find what you are looking for, and go under contract by February 15th – then when you close on the transaction, we will give 20% of the paid commission as a credit toward closing costs.

It is of no cost to you as a buyer. Builders typically add Real estate agent commissions into price of the home and will not discount these amounts to buyers that are not utilizing the services of their own professional. (If the builders did discount you for it, they would likely alienate the many agents that bring them a great deal of business.) So, the builders generally just make a little more profit when you do not have your own licensee or Realtor®.
It is an added purchase discount that you would otherwise not receive.
Amounts vary by both developer, and even by the incentives/specials that they are running. Sometimes the builders will increase the commission rate given to real estate professionals, if there is a particular quota on a product that they need to make their numbers. The co-broke commissions offered by the developers are most often 3% of total sales price, though some pay only on building structural price (not design upgrades), while incentivized commissions sometimes go as high as 5% of total purchase price. The most common example is shown below:

Rebate Schedule Examples*

Commission paid on Amt. ($)

®

$250k

$300k

$350k

$400k

$450k

$500k

3%

Rebate ®

$1,500

$1,800

$2,100

$2,400

$2,700

$3,000

Basically, not only can we provide knowledgeable and insightful assistance, we save you money.

The representatives stationed at the developer’s sales offices are employees of that builder and have a duty to represent their employer’s interests exclusively. Buyers, use the services of someone independent of the seller. Use our services and get a cash rebate from the commission. It is a win-win.

Looking forward to working with you!

Ali

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Ali H. Johnston, MHA, MBA-RE

Realtor ®, Broker (FL lic.# BK3284964)

West Villages Realty LLC

Mobile: (941)539-5771

Website: www.WestVillagesRealty.com

Email: WestVillagesRealty@gmail.com

Ali’s blog: WVIDfl.blogstpot.com

*The amounts shown are examples. No one particular dollar figure amount is guaranteed, as it is based exclusively on a percentage of the amount that is paid to the brokerage by the seller.

Venice FL Main Street January 2016 Event Calendar

Posted by West Villages FL Info by Ali on January 2, 2016

Posted in: florida, florida real estate, north port fl real estae, north port florida real estate, real estate, venice fl real estate, venice florida real estate. Leave a comment

calendar_2016-01-01_2016-02-29 (1)_Page_1

West Villages and Sembler Partner to Create First Commercial Development in West Villages Article

Posted by West Villages FL Info by Ali on December 24, 2015

Posted in: florida, florida real estate, north port fl real estae, north port florida real estate, real estate, venice fl real estate, venice florida real estate. Leave a comment

From Tampa Bay Newswire

– See it at: http://www.tampabaynewswire.com/2015/11/30/west-villages-and-sembler-partner-to-create-first-commercial-development-in-west-villages-41148#sthash.f5VWYjiW.dpuf

Full Article Copied below:

marketplace-at-coastamar
The West Villages, FL— Main Street Ranchlands, LLLP, the commercial developers in West Villages, and The Sembler Company formed a joint venture to develop the Marketplace at Coastamar in West Villages. This is the first commercial opportunity in the rapidly growing master-planned community in south Sarasota County. The name “Coastamar” was selected for its reflection of the coastal feel in the community that is just minutes from beaches.

The first phase will include a grocery-anchored experience with 60,000 to 80,000 square feet of retail and commercial space. Coastamar will be home to about 600,000 square feet of non-residential space—including retail, restaurants and entertainment. There are 3 million square feet planned for commercial experiences in West Villages.

“Sembler is the ideal partner for us. We like their vision and energy and the team approach they take,” said Martin Black, general manager of West Villages. “We are creating a destination that will be a showcase for all of the west coast of Florida. This will be an economic driver as well as provide valuable and vital services that contribute to the lifestyle here.” The planning and permitting is underway for the property located on the west side of U.S. 41, north of the SCF-Venice campus. The partnership will break ground within the next 12 months and will open in late 2017.

“This is exactly the kind of opportunity we look for—it’s innovative, attractive and will be part of a welcoming community, “ stated Josh Beyer, P.E., senior vice president of development at The Sembler Company. “We are dedicated to this market and see many strategic advantages here and look forward to our mutual success.”

About Sembler:
The Sembler Company is celebrating over 50 years of creating retail real estate value. Sembler provides a full array of retail real estate services, including development and redevelopment, acquisition, property and asset management, leasing and other related services throughout the southeastern United States and Puerto Rico. Sembler has developed more than 325 projects totaling 27 million square feet and currently leases and manages over 11 million square feet. For more information, please visit http://www.sembler.com

About West Villages:
The 10,000 acres that comprise the West Villages (www.MyWestVillages.com) are located adjacent to the US Highway 41 corridor in South Sarasota County between the urban centers of the City of Venice and the City of North Port. The community is being developed by a partnership that includes Mattamy Homes (www.MattamyHomes.com), the largest privately owned home builder in North America, and Vanguard Land, one of the region’s premier and well-respected land developers.
If you are considering purchasing a home in this community, I can assist you. My services and extensive resources are of no cost to you, and in most instances, I am even able to save home buyers money. I do not work for any of the wonderful builders/developers in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction can provide you with a wealth of information as well as saving you money.

Please, check out my Venice area website, and contact me for more information!
Look forward to hearing from you!
Ali

Ali H. Johnston, MHA, MBA in Real Estate
Realtor®, Lic. Broker #BK3284964
West Villages Realty LLC
Mobile: 941-539-5771
www.WestVillagesRealty.com
WVID Blogspot
Gran Paradiso Blogspot
NewHomeVenice.com
My West Villages Site
My Gran Paradiso Site

From http://wvidfl.blogspot.com/2015/12/west-villages-improvement-district.html

The following is taken from the recently proposed updated master plan to Unit 1 (common areas planning) in the West Villages Improvement District to assign remaining bond funds. The proposed plan was accepted at the last WVID meeting on November 24th.

WVID Public Infrastructure Improvements Master Plan Components

Unit 1 was formed in order to finance District-wide improvements and also to finance standards development and master planning activities required to develop public infrastructure plans for the Unit (the “Project”). The improvements as well as the standards development and master planning for the Unit will be consistent with the City of North Port Comprehensive Plan and Implementing Ordinances, studies, plans, and may include:

§ Preparation and Development of Regulatory Standards and Procedures
§ Master Planning for Public Infrastructure needs
§ Alignment of future Units and Allocation of Benefit methodologies and procedures
§ Roadways, including thoroughfares, arterial, collector, or local streets
§ Stormwater Improvements
§ Master Irrigation facilities
§ Roadways Landscape, Lighting, Signage, and Furnishings
§ Roadways Gateway features
§ Park and Recreation improvements
§ Fire/ Rescue, Law Enforcement, Solid Waste, and General Government related facilities contributions to the City of North Port
§ School sites
§ Engineering and Contingencies

Estimated Cost of Improvements

Table 1 lists the components of the Plan of Improvements for Unit of Development No. 1, together with their estimated costs of design, implementation and construction. The Table also includes an estimate of administrative, engineering and legal fees, and contingencies associates with the improvements. The Table is divided into two sections, those being projects previously constructed and those planned for future construction.

In other news from the last WVID meeting, the budget for 2015/2016 has now been finalized. Check the link for the detailed budget and comparisons to prior years, if you are so inclined. The resodding along 41 is progressing as planned. And, thanks to a regular WVID meeting attendee (IslandWalk resident and neighbor, Paul Nienaber) it appears that two property appraisals may be obtained in the future for district involved land deals. This is good news as there has been concern from some members of the public in past that the appraisals obtained seemed overinflated. Hopefully, multiple value opinions will either correct any problems that have existed or quell concerns going forward, whichever the case may be.

If you are considering purchasing a home in this community, I can assist you. My services and extensive resources are of no cost to you, and in most instances, I am able to save home buyers some money. I do not work for any of the wonderful builders in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction also serves to fund these resources to keep them available for you and others on an ongoing basis.

Please, check out my website, and contact me for more information!

Look forward to hearing from you!

Ali

Aileen “Ali” Johnston, MHA, MBA in Real Estate

Realtor®, Hoover Realty LLC

Mobile: 941-539-5771