FL H1117

Creates the Star Farms Village at North Port Stewardship District as an independent special district and political subdivision located wholly within the City of North Port, Sarasota County, encompassing approximately 2,086 acres, intended to replace multiple community development districts deemed inefficient and duplicative; the district has no comprehensive planning, zoning, or development permitting power.

Governed by a five-member board of supervisors initially elected by landowners (one vote per acre) within 90 days of the act's effective date, with staggered terms expiring in November 2026 and 2028; board transitions incrementally to qualified elector control at population thresholds ranging from 1,300 to 6,100 qualified electors.

Grants broad special powers including water management, water supply, sewer and reclaimed water systems, district roads, bridges, wildlife corridors, mass transit, parks, recreational and cultural facilities, conservation areas, security, mosquito control, waste collection, communications infrastructure, health care facilities, environmental remediation, and public-private partnerships.

Authorizes issuance of revenue bonds (unlimited amount, no voter approval required), general obligation bonds (capped at 35% of assessed taxable property value, requiring voter approval), and other debt instruments; bonds may mature up to 40 years from issuance and are deemed legal investments for banks, insurance companies, fiduciaries, and governmental entities.

Empowers the district to levy benefit special assessments and maintenance special assessments, both certified to the property appraiser by August 31 annually, constituting first liens coequal with state, county, municipal, and school board tax liens; special assessment installments payable over no more than 40 years.

Ad valorem taxing authority (maximum 3 mills for operations) takes effect only after all board members are qualified electors elected by qualified electors of the district and upon majority approval in a referendum election as required by Article VII, Section 9 of the Florida Constitution.

Grants eminent domain powers equivalent to counties, but prohibits exercise outside district boundaries without prior approval of the applicable local governing body and prohibits condemnation of municipal, county, state, or federal property.

Requires detailed financial transparency, including annual budgets proposed by July 15 and adopted before October 1, submission of proposed budgets to the City Commission at least 60 days before adoption, annual public facilities reports, and an official website per s. 189.069, F.S.

Mandates a boldfaced disclosure statement immediately before the purchaser's signature line in every initial sale contract for property within the district, warning that district taxes and assessments are in addition to all other taxes, and requires recording of a notice of creation in Sarasota County property records within 30 days of the first board election.

Permits the district to merge with community development districts wholly within its boundaries through a merger agreement and public hearing process, with dissolution of absorbed districts by nonemergency ordinance of the City of North Port; the charter may only be amended by special act of the Legislature.