Developer seeks annexation of nearly 3,000 acres into North Port; planning board recommends approval

On April 16, 2026 the City of North Port Planning and Zoning Advisory Board voted unanimously to recommend that the City Commission consider a voluntary annexation petition for roughly 2,967.331 acres owned by Winchester Florida Ranch LLP.

The application, filed under petition PAXDash25Dash01290, would add land south and west of the City along South River Road near Winchester Boulevard to North Port’s municipal boundary. John Wazinski, senior vice president with Welland Park, told the board the move would consolidate governance and services with the existing master‑planned community and its community development district. “With this annexation, the projection is we will generate $44,000,000 a year positive to the city of North Port,” Wazinski said.

Staff emphasized the annexation request is a boundary change only and does not by itself grant development entitlements. “The annexation of the subject property … does not confer development rights or entitlements,” Sherry Willette Grandin, Planner 3 with the planning and zoning division, told the board. She said subsequent steps — a compatible future land‑use designation from Sarasota County where required, a city future land‑use and zoning application, and then a master concept plan — would be needed before any development could occur.

Applicant presentations described the parcels as undeveloped grazing land and outlined ownership and operational arrangements. The applicant said grazing activity (about 400 head of cattle) will continue until development proceeds and explained the property is held through a set of LLCs ultimately associated with the Welland Park/Winchester holdings. Bill Merrill, the applicant’s attorney, cited Florida Statutes Chapter 171 and North Port’s Unified Land Development Code in support of the petition, arguing the area is contiguous, compact and does not create enclaves.

The board and staff discussed fiscal impacts and service responsibilities at length. Staff presented the city’s current service capacity for water, wastewater and fire rescue and noted existing reciprocal agreements with the county for fire‑rescue support. Elena Wright, Director of Development Services, explained that master‑planned communities with community development districts typically construct and maintain much of their own infrastructure, reducing the city’s per‑home service costs compared with non‑master‑planned development. “Those master plan communities really pay the bulk of their own services,” Wright said.

Environmental and open‑space claims were also raised. The applicant stated that, in earlier phases, development affected 30.74 acres of wetlands (reported as about 2.33% of the first 7,800 acres developed) and that current plans average about 50% open space in the master plan areas presented to the board.

After questions and discussion, a board member moved to recommend approval of petition PAXDash25Dash01290 and to find the annexation consistent with the City of North Port comprehensive plan; the motion was seconded and carried unanimously. Staff said City Commission hearings on the ordinance will be scheduled in July and that staff will update the commission packet with required notifications and exhibits.

No members of the public registered to speak during the public‑comment portion of the hearing.