Gran Paradiso's West Villages Improvement District Updates September 23, 2014

Sorry, folks, I have been somewhat remiss on keeping up with and sharing all of the important information due to summer vacations and with having caught the latest 'bug' that has been going around. At least, some things have been in a bit of a summer lull. However, as we are ending one WVID budget year and about to begin the next, it seems some significant general updates are definitely in order...

-At the end of August, the WVID Supervisory board did approve the final 2014/2015 budget as it was proposed in July. If you would like to inspect it in detail, click here to view the full report. The current budget year ends on September 30th. 

-A particular item of interest to point out, though, is that a new position has been created for a part-time monitor of onsite grounds projects and liaison between the supervisory board and the residents. The position title is Operations Manager, and a person with construction and project management background will be sought. Residents will also be able to contact the individual directly regarding issues and concerns.

-Mr. Eric Anderson, Chairman, resigned from the Board. There was a motion seconded to appoint Mr. Martin Black to the Board of Supervisors to complete the remainder term of Eric Anderson. The motion carried unanimously. Mr. Wodraska administered the oath of office, and Mr. Black took his seat on the Board of Supervisors.

-The schedule of meetings for the upcoming budgetary year (2014/2015) was also approved and posted.

WEST VILLAGES IMPROVEMENT DISTRICT

FISCAL YEAR 2014/2015 REGULAR MEETING SCHEDULE

NOTICE IS HEREBY GIVEN that the Board of Supervisors of the West Villages Improvement District will hold Regular Meetings at 11:00 a.m. in a Meeting Room of the City of North Port located at 4970 City Hall Boulevard, North Port, Florida 34286, (unless otherwise noted) on the following dates:

October 14, 2014

October 28, 2014

November 4, 2014 (Election Day)

November 11, 2014 (Veteran’s Day)

November 18, 2014

November 25, 2014

December 9, 2014

December 16, 2014

December 23, 2014

January 13, 2015

January 27, 2015

February 10, 2015

February 24, 2015

March 10, 2015

March 24, 2015

April 14, 2015

April 28, 2015

May 12, 2015

May 26, 2015

June 9, 2015

June 23, 2015

July 14, 2015

July 28, 2015

August 11, 2015

August 25, 2015

September 8, 2015

September 22, 2015

The purpose of the meetings is to conduct any business coming before the Board. The meetings are open to the public and will be conducted in accordance with the provisions of Florida law. Copies of the Agendas for any meeting may be  obtained by contacting the District Manager at (561) 630-4922 and/or toll-free at 1-877-737-4922 five (5) days prior to the date of the particular meeting.

-The permitting process for townhomes that are to be offered in Gran Paradiso is underway, and permits allowing for gopher tortoise relocation were transferred from Sam Rodgers' organization to the district and Lennar.

-Direction to go with sod replacement along the 41 corridor is still, of course, a subject of ongoing discussion and somewhat controversial debate.

Future updates as events warrant. ;)

On a side note, please, always feel free to post comments to weigh-in on any topics, share opinions and personal insights, or to suggest items for future blog topics! 

Ali

If you are considering purchasing a home in this community, please let me assist you. My services and 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 three wonderful builders in Gran Paradiso. My services and information (including the resources provided at www.GranParadisoVillage.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also 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

Realtor®, Hoover Realty

Mobile: 941-539-5771

granparadisovillage.blogspot.com

wvidfl.blogspot.com

www.westvillageshome.com

Gran Paradiso: West Villages Growth

Well, in case you missed it, there is some new information about upcoming growth in the West Villages Improvement District. In brief article posted on Friday, it was said that nearly 10,000 acres was purchased and approved for over 11,000 new homes! This HUGE parcel is adjacent to Gran Paradiso and Islandwalk sprawling out south-southeast of the communities. This is just another indicator that now is the time to beat the rush that will drive up prices and take advantage of the ground-floor pricing in Gran Paradiso.

Additionally, the article mentions that the new home sales in this area represents a whopping 25% of new home sales in the entire region! That is a phenomenal figure. And, if you have been following my blogs, you will remember that I already discussed what a huge proportion of the sales in the area were in Gran Paradiso compared to the other longer established communities. So, considering that proportion of the regional 25% is truly outstanding. It just goes to show, once again, what a popular and phenomenal value is recognized in Gran Paradiso.

If you didn't read the previous blog, check it out. Click Here. And, check out older posts to learn about the history and the grand re-opening it has had since last October.

If you are considering purchasing a home in this community, please let me assist you. My services and 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 three wonderful builders in Gran Paradiso. My services and information (including the resources provided at www.GranParadisoVillage.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction 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

Realtor®, Hoover Realty

Mobile: 941-539-5771

Gran Paradiso New Signage and Clubhouse Gym Equipment

New gym equipment is being installed!

Gran Paradiso Entrance Traffic Light

Much of previous discussions were revisited during the last West Villages Improvement District Meeting, as would be expected. As the last post discussed, seat number 5 will be occupied by a resident elected to the position with an election being held in June. See that blog post for details. That was not the only big news from the meeting, though. The results from the traffic light warrant study were shared. It was determined that a traffic light on 41/Tamiami Trail at the entrances of Gran Paradiso and Islandwalk communities can be justified due to traffic volume. The warrant study does not mean certain approval, however, next step is for the District to request the installation of a traffic light from FDOT (Florida Department of Transportation). 

Still, this is exciting news on two levels. Obviously, getting a traffic light will make entering and exiting the communities even easier. But also, being justified by volume of traffic is a sign of the communities' growth and a first indicator that dedicated community services to the district are on the horizon for future. Check out the traffic light warrant study, and stay tuned for the next blog later this week which will truly put into perspective the growth that Gran Paradiso is experiencing.

If you are considering purchasing a home in this community, please let me assist you. My services and 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 three wonderful builders in Gran Paradiso. My services and information (including the resources provided at www.GranParadisoVillage.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction 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

Realtor®, Hoover Realty

Mobile: 941-539-5771

Gran Paradiso / WVID Resident Supervisor Seat Candidacy and Election

Previous blogs have mentioned that one of the seats of the West Villages Improvement District [WVID] board of supervisors was determined to be an elected position from among district resident candidates. Well, information has been finalized and posted regarding the qualifying period, election date, and official location for voting.

The qualifying period for candidates for the Seat No. 5 qualified elector office of Supervisor of the WVID begins at noon on April 14, 2014, and ends at noon on April 18, 2014. Candidates must qualify for this office of Supervisor with the Sarasota County Supervisor of Elections located at The Terrace Building, 101 S. Washington Boulevard, Sarasota, Florida.

Voting will occur on June 24, 2014, at the Islandwalk clubhouse (address and times below).

For additional information about the process and/or to become a qualified candidate, please review the document links, website links, and information below.

- Notice of Qualifying Period 

- Qualified Elector Election Procedures

- Memorandum on Referendum Procedure

- Presentation of Urban Area Map – Section 189.4051, Florida Statutes

Sarasota County Supervisor of Elections website

West Villages Improvement District board website:

The West Villages Improvement District was created by Special Act of the Florida Legislature pursuant to and under Florida Statutes Chapter 189 Special Purpose Local Government Act to assure timely, cost-effective, and high-quality design and implementation of infrastructure for the District located in City of North Port in Sarasota County.

WVID is a limited, single and specialized purpose Local Government whose purpose is to provide infrastructure, including community development systems, facilities, services, projects, and improvements to the District. The area governed by the District is approximately 8000 acres.

A five-person Board of Supervisors governs the District and members must be United States citizens. In addition to the general powers that allow the Board to conduct its work, its Special Powers include: provision for utilities, maintenance, construction and waste collection. The District may borrow money, issue bonds, and levy taxes and/or special assessments, user fees and charges.

2014 Election Info:

Date: June 24, 2014

Time:  8:00 a.m. – 11:00 a.m.

Location: Islandwalk Clubhouse, 13605 Tantinto Blvd., Venice, FL 34293

If you are considering purchasing a home in this community, please let me assist you. My services and 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 three wonderful builders in Gran Paradiso. My services and information (including the resources provided at www.GranParadisoVillage.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction 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

Realtor®, Hoover Realty

Mobile: 941-539-5771

Gran Paradiso Clubhouse Furniture

Furniture has been delivered for the clubhouse in Gran Paradiso, and it is truly exceptional! The few pictures here taken from my phone surely do not provide but a fraction of the grandeur and luxurious quality of the structure, design, and decor installed. Words cannot even do it justice properly. You will really just have to check it out for yourself.

As always, if you are considering a home in this community, please let me assist you. My services and 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 three wonderful builders in Gran Paradiso. My services and information (including the resources provided at www.GranParadisoVillage.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction 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

Realtor®, Hoover Realty

Mobile: 941-539-5771

Gran Paradiso Updates for March 10th, 2014

- Breaking ground for the resort-style community pool is currently awaiting permitting, but the clubhouse in Gran Paradiso is definitely nearing culmination. Stone flooring and carpeting are installed, and the stone floors are really just beautiful. So, it seems that finishing touches and some furnishings are all that remain for completion.

- The Arthur Rutenberg Homes model (Messina plan) has also come a long way. Interior framing is in progress, and the roof trusses went up last week. Though there is still a substantial amount of work to be done before completion, it is already obvious that this will be a stunning structure once production has concluded.

- Word has definitely gotten out about the outlook and worth of this exceptional community. Prices and values are both on the rise. Lennar's third price increase since opening went into effect today, and there are undoubtedly more coming in the foreseeable future. The pre-construction, extreme discount pricing is systematically being phased out. This is particularly true of their Estate product line. They have sold over 60 homes now (from all product lines) and are quickly running out of estate-sized lots in their first phase development area. Lennar will not at this time specify a timeline for when the second-phase area of lots will be released. They build out entire sections at a time to minimize span of disruption from construction to their homeowners. I can tell you, though, that interest has already been expressed by buyers to be put on a waiting list for phase two lake view estate lots when they too become available.

Check out my website, and feel free to call me for more information!

***Also to point out, I do not work for Lennar, Sam Rodgers, or Arthur Rutenberg. My real estate services and information that I provide, including the website GranParadisoVillage.com, are independent of these developers. If you are considering a home in this community, please, let me assist you. My services and resources do not cost you, and in most instances, I am able to save home buyers some money.

West Villages Improvement District [WVID] Meeting February 25: Part I

Despite a bit of lingering flu, I really enjoyed the West Villages Improvement District meeting yesterday. A lot of ground was covered. Unfortunately, the traffic-light study report was not ready for the meeting, but it was said that a draft of the results is currently under review. Still, that was not the end of discussion on traffic. The purchase and installation of new stop signs (the kind with solar-powered, flashing LED lights) for the intersection of West Villages Parkway and 41/Tamiami Trail was approved. Regarding landscaping, there were also again some discussions on sod replacement along 41 as well as inconsistencies in public landscaping and pedestrian nodes on the IslandWalk side of the district versus what is already in place for Gran Paradiso. No point of discussion in these veins was either groundbreaking or decisive at this point, though. Some landscaping routine maintenance concerns have been corrected, and overall, the traffic and landscaping interests seem to be moving forward nicely.

A particular item of note from the meeting was actually announced at the January meeting but given more time and several clarifications yesterday. That item is that one of the five seats of the Board of Supervisors for the West Villages Improvement District is to be an elected seat from among resident candidates. Minutes of the January meeting (from WVID Meeting Book for Feb. 25, 2014), state that “Mr. Wodraska presented the results of the Election Referendum held on December 10th, 2013...[and] the referendum to hold an election for one seat this coming November passed.” At Tuesday's meeting, however, it was clarified that the election cannot wait until November's election. It is required to be within a particular time frame, so it has been determined that it will be held at the Annual Landowner's Meeting which is held each June.

In order to ensure that aspiring candidates have enough time to begin the entry process within the qualifying period, a date for the June meeting was set. It is to be held on Tuesday, June 24^th of this year, but the location still has yet to be determined. It was said at the meeting that it may have to be held at a public facility, like North Port City Hall, due to the election process and the rules regarding them. This elicited some concern from at least one meeting attendee who felt that the driving distance may be prohibitive for some residents. It seems, in past, that the meeting was held at the IslandWalk clubhouse. In response, the IslandWalk HOA manager offered to open the community clubhouse to all district residents for voting purposes that day. The discussion was left with the acknowledgment that the Board would need to review all of the rules and various location options prior to making a final determination.

NEXT BLOG: District finance, future development, and some good news for current homeowners. Keep checking in or subscribe for notification.

www.GranParadisoVillage.com

My Gran Paradiso website

North Port City Hall entrance (photo by Ali Johnston)

My Gran Paradiso website

Sam Rodgers Properties and Arthur Rutenberg Homes Models

As mentioned in the previous post, the community center in Gran Paradiso is well underway and possibly nearing completion. As of Saturday, touring was somewhat limited as the stone floors were being installed. Quick work was being made of the project, though, so any limitations are not likely to last for long. The furnishings are anticipated to arrive in mid-March, and the pool is expected to be completed by the end of the year.

The truly exciting news for today, however, is that both Arthur Rutenberg Homes and Sam Rodgers Properties have broken ground on their models in the Gran Paradiso development. Sam Rodgers is offering five plans within the community, ranging from $362k to $530k, and the various Arthur Rutenberg plans range from $400k to just under the $1m mark. The Arthur Rutenberg model is to be sold with lease-back terms costing somewhere in the $600k's to $700k's range, but the exact figure has not yet been finalized. Likely, the Sam Rodgers models will be listed in the same manner, with specifics determined when they are in later stages of production.

The floorplans for the models, of course, have already been determined. There will be two Sam Rodgers models and one Arthur Rutenberg. The Arthur Rutenberg is a one-story, three-bedroom plan with a den and bonus room, called the Messina. The Sam Rogers models are the the Bellisimo, which is a single-story home with three bedrooms and two full baths, and the Riviera II, which is a two-story four bedroom with four full baths and a bonus room. All three of the models are stunning open plans with exquisite architectural detailing, grand master suites, and three car garages. These are elegant homes in a luxury, resort-style community located in one of the best places to retire, according to Forbes (Forbes top 25 places to retire in 2014) and MSN Money (Money.MSN.com Ten of the Best U.S. Cities for Retirement 2014). I, myself, am exceptionally anxious to view these models in person once the construction and design teams have worked their magic on them.

Check out my website, and feel free to call me for more information!

Community Center and Parade of Homes

 

The last seven to ten days have been big at Gran Paradiso. Last week the Trevi and Oakmont models were completed with furnishings (click links to see some photos). The Princeton is getting closer every day, and the Orchid villa is drywalled allowing for visitors to get a great impression of the finished product. The most momentous event occurred on Monday, though, with the final turnover of the community center building to Lennar.

Ok. It is not like it wasn't inevitable and truly a sure thing, but there were no snags, no hitches, and now absolutely no turning back. It is official. That is always a milestone. It is obvious, however, that there was never any question of this on Lennar's part. Progress on the community center has been underway and ongoing for some time now. The clubhouse itself is estimated for completion at the end of this month. Maybe in time for the annual Parade of Homes, which is scheduled for the February 22^nd through March 9^th.

According to The Parade of Homes Facebook page, there will be 81 homes participating this year. Specifically which homes and communities are participating will not be released until February 22^nd, when the event's publication is released in that day's editions of the Sarasota Herald-Tribune and the Bradenton Herald. I have it on good authority, though, that at least one home in Gran Paradiso will be featured. Being such a fan of residential architecture and interior design myself, I am really anxious for this year's event and plan on checking out as many of the 81 as I can.

Check out my website for available homes, floorplans, and more!

Beautiful day!

Check out available homes and floor plans at www.granparadisovillage.com!

Islandwalk Event Tomorrow

Pardon the abbreviated post (and any spelling errors), because my computer is at the repair shop, but...

Islandwalk, the community on the other side of 41 from Gran Paradiso, is having a "Dusty Shoes" Event tomorrow from 12p-3p for their new models. The models are not complete and not designer decorated, but they are drywalled and open for visitors. There will also be food and music. Check them out, then head to Gran Paradiso to see the new models that were completed with decor this week also. I believe the Trevi and Oakmont are done, and the Princeton is still underway. Pictures will be forthcoming!

www.GranParadisoVillage.com

Lighting, Landscaping, and Traffic at Rte 41 and Gran Paradiso

Lighting, landscaping, and traffic at Route 41/Tamiami Trail and the entrances to Gran Paradiso and Islandwalk were hot topics at the last West Villages Improvement District [WVID] meeting on January 14^th. The uplighting on landscaping has mostly been repaired or replaced, and the remainder is waiting on equipment delivery estimated to be sometime in late February to mid-March. Sod replacement along the corridor was also priced and options discussed, but such a large project requires ongoing discussion and possibly multiple bids. In the meantime, one developer’s representative requested that expediting replacement around just the entrances be considered, and that seemed to receive favor. The most divisive issue of the day, though, was that of traffic and landscaping within the median along 41.

Apparently, many Islandwalk residents are having a challenging time exiting the community onto Route 41 when making a left-hand turn to go northward. I had not thought about the issue prior to the meeting, but it does make sense. Generally, I am in and out of the Gran Paradiso community, and so had not noticed the issue before. But, I did visit Islandwalk recently to get information on their new floorplans, and when leaving, I turned right then made a U-turn in order to head north. I didn’t think much of it at the time (because I am such a ‘granny driver’ myself and do that kind of thing often), but it does frame much of the discussion from the WVID meeting.

Gran Paradiso residents would not face as many traffic challenges at the entrance, because heading North - where the closest stores and such are - is a right-hand turn with the traffic. Islandwalk residents have to cross one lane of traffic (traveling at 55mph in that section) and then compete with Gran Paradiso motorists to turn onto the northbound lanes. Even though this does not seem at first to be a Gran Paradiso resident issue, the growth of Gran Paradiso community is cited as a factor and the suggested solutions do impact Gran Paradiso residents. So, it is important that Gran Paradiso residents and interested parties be aware of the topic and discussions.

Casey Gant, Community Association Manager for Islandwalk’s HOA, sent a request in December to the WVID District Manager, Todd Wodraska, regarding requesting a traffic light installation and that all of the landscaping in the median be removed to improve sight lines in the meantime. At that time also, a warrant study as to whether lighting along the corridor would be justified was already underway. Mr. Wodraska responded to the request stating that a warrant study for a stoplight at the intersection would be recommended at the WVID meeting, but that preliminary expert review indicated that meeting multiple warrants to get it approved was unlikely at this time. He went on to say that the vegetation in the median met sight line guidelines, but it would also be reviewed in greater detail.

At the meeting, the debate on the concerns with what to do about the landscaping in the median and overall traffic problems was a little contentious. There were, of course, many views of how to address the dilemma: leave landscaping alone, remove some of it, remove all of it, paint traffic lanes on the pavement, install signage, and install a traffic light. Of course traffic issues and lighting along 41 are ultimately decisions for the DOT and not at the discretion of District Supervisors or residents.

Some improvement has been made, though. After the median landscaping was reviewed by District Supervisors prior to the meeting, the vegetation was trimmed back significantly, and it was determined that a more frequent maintenance schedule for the landscaping is justified going forward. So, at this time, removal of the landscaping that makes that section of the highway so lovely is not going to happen. It will, however, be more frequently maintained, which should make it look even more manicured in the future. Pavement striping possibilities will be evaluated. And, despite the fact that a light at the intersection does not seem to be warranted at this time, Mr. Wodraska indicated that he believes it certainly will be justified at some point in the future (with the continued community growth). He did nevertheless recommend that a full warrant study be conducted right away, just in case, and that was unanimously approved.

www.GranParadisoVillage.com