Heron Creek homeowners challenge developer's high-density condo plans in low-density community

The City of North Port's Zoning Board of Appeals convened on December 16, 2024, to address significant concerns regarding a proposed high-density residential development in the Heron Creek community. The proposal, which seeks to construct 150 condominium units on a parcel designated for low-density residential use, has sparked considerable debate among community members and city officials.

The Heron Creek Community Association, representing over 800 homes, has voiced strong opposition to the development, arguing that it contradicts the city's comprehensive plan, which stipulates a maximum density of four units per acre for the area. The proposed development would exceed this limit, raising concerns about its impact on the existing low-density neighborhood and the overall character of the community.

During the meeting, representatives from the association highlighted that previous attempts by the developer to increase density on the same parcel were denied due to violations of the comprehensive plan. They emphasized that the city staff had previously acknowledged that any increase in density would require a comprehensive plan amendment, which has not been pursued by the developer.

The discussion also revealed discrepancies in the city staff's interpretation of density regulations. The developer's legal counsel argued that density should be averaged across the entire Heron Creek community, rather than being calculated solely for the specific parcel in question. However, community representatives countered this claim, citing the unified land development code, which defines density as the number of dwelling units per gross acre of the specific parcel.

Additionally, concerns were raised regarding the environmental implications of the proposed development, particularly its location within flood zones. The comprehensive plan explicitly discourages increased density in hurricane evacuation zones, and community members argued that approving such a development would violate this policy.

The board's deliberations underscored the tension between the developer's interests and the community's desire to maintain the low-density character of Heron Creek. As the meeting concluded, the board was urged to uphold the comprehensive plan and prioritize the community's established zoning regulations.

The outcome of this meeting will have lasting implications for the future of Heron Creek and the broader North Port area, as residents continue to advocate for adherence to the city's planning guidelines and the preservation of their neighborhood's integrity. The board's decision is anticipated to reflect the community's commitment to maintaining low-density residential development in the face of increasing pressure for higher-density projects.