North Port wants to absorb a 3,148-acre tract next to Wellen Park that could bring roughly 6,000 new homes to the region, and Sarasota County commissioners will have to sign off before it happens.
The North Port City Commission voted unanimously on June 9 to authorize formal annexation negotiations with Sarasota County over the Winchester Ranch property. The move follows what Wellen Park officials described as Sarasota County's rejection of a development application for the site earlier this year, with county commissioners citing concerns that the largely undeveloped area could not support a massive new development, according to Town Chronicle reporting.
What Sarasota County must still approve
The June 9 resolution allows North Port and Sarasota County to begin negotiating an Interlocal Service Boundary Agreement, according to North Port Communications Manager Jason Bartolone. Once both sides agree on terms, North Port must hold two public hearings and a review by its Planning and Zoning Advisory Board. Sarasota County must separately approve the annexation.
Why the developer turned to North Port
Mattamy Homes, which operates Wellen Park, sought annexation by North Port after the Englewood Water District said it could not afford the $144 million in infrastructure improvements needed to serve Winchester Ranch.
"We had to take our own future in our own hands," John Luczynski, senior vice president of land development for Wellen Park, said at a North Port City Commission workshop.
What the developer is promising
Wellen Park says the city would not spend a dime on infrastructure. The West Villages Improvement District would cover all construction and maintenance costs if the annexation goes through, according to North Port Development Services Director Alaina Ray.
"The city has no intention of spending anything on infrastructure should the property be annexed into the city," Ray said at the June 9 meeting.
To back up those claims, Wellen Park hired consulting firm Stantec to study the financial impact of both developments through 2040. The developer-commissioned study projects full buildout would add $8.8 billion in taxable value to North Port and generate a total economic impact of $7.6 billion. The developments would occupy 18.6% of city land but produce a projected 50.9% of city revenue, according to Stantec economists Patrick Luce and Jeremy Bess. No independent analysis of those projections has been published.
The developer anticipates investing $741 million through 2040 on roads, water, wastewater, fire stations, parks and impact fees.
Water and roads
Commissioner Demetrius Petrow pressed Luczynski on whether the developer could actually deliver water service. Luczynski said Wellen Park brokered a deal with the Peace River Manasota Regional Water Supply Authority for 2 million gallons per day.
The West Villages Improvement District has also budgeted $7.3 million to widen South River Road, with Luczynski saying permits are expected by Labor Day.
Scale of the project
Winchester Ranch is planned for about 6,000 homes. Combined with Wellen Park, the developments would total 22,500 homes at buildout. In 2021, Sarasota County approved a critical area plan capping the site at 8,999 residential units and 200,000 square feet of commercial space.
Commissioner Phil Stokes, who disclosed he is a Wellen Park resident, praised the project's mix of residential and commercial development.
