TO: Planning and Zoning Advisory Board
FROM: Sherry Willette, Planner III, Development Services Department
TITLE: Consideration of a Voluntary Annexation of approximately 2,967.331 acres of real property into the City of North Port boundary generally located south
and west of the City of North Port city limits, along S. River Road, near its
intersection with Winchester Boulevard.
____________________________________________________________________________
Recommended Action
The Planning & Zoning Advisory Board recommends the City Commission approve Petition No. PAX-25-01290 Winchester Florida Ranch, LLLP, Voluntary Annexation.
Planning and Zoning Advisory Board Options
Motion To Approve:
I move to recommend approval of Petition No. PAX-25-01290 and find the Winchester Florida Ranch, LLLP, Voluntary Annexation is consistent with the City of North Port Comprehensive Plan.
OR
Motion To Deny:
I move to recommend denial of the Winchester Florida Ranch, LLLP, Voluntary Annexation, Petition No. PAX-25-01290, and that the City Commission find that:
[include all applicable factors below]
1. Is NOT consistent with the North Port Comprehensive Plan because
[include explanation of how the Voluntary Annexation fails to meet each specific regulation]
General Information
William W. Merrill, III, Esq. and G. Matthew Brockway, Esq. (Authorized Agent/Applicant), on behalf of Winchester Florida Ranch, LLLP (Property Owner), submitted an application (Exhibit C, Application) to the City of North Port for the voluntary annexation of ± 2,967.331-acres (Property), identified as Sarasota County PID Nos. 0825001000, 0830001000, 0829001000, 0831001000, 0821003000 (The portion of this PID between River Road and the PID owned by Sarasota County (PID 0821002000-Drainage Reservoir) is not included in the annexation area. 0827001000, 0821001000, 0833001000) less lands not included by the survey. The Property is generally located along S. River Road, to the south of Wellen Park and west of the Myakka State Forest within the City limits.
The Property currently has the Sarasota County future land use designation of Rural, Semi-Rural, Moderate Density Residential (≥ 2 and < 5 DUs /acre), and Major Employment Center. It has the Sarasota County zoning designations of Open Use Estate, 1 unit/5 acres (OUE-1) and Open Use Rural, 1 unit/10 acres (OUR).
Annexation of the subject property does not confer development rights or entitlements. Subsequent to annexation, a Future Land Use Map (FLUM) Amendment and Rezoning will be required to establish appropriate future land use and zoning designations. Final development density and intensity will be established during the Master Concept Plan process, pursuant to the City of North Port Comprehensive Plan and Unified Land Development Code (ULDC).
The applicant formally requests the voluntary annexation of approximately 2,967.331 acres from unincorporated Sarasota County into the City of North Port. This property, identified as Winchester Florida Ranch, LLLP, is currently undeveloped and located within the West Villages Improvement District (WVID). The applicant, in their narrative, has expressed the following reasons for the voluntary annexation request:
• To connect to city water and wastewater facilities, as these services are not provided by the county.
• The proposed annexation area is under common ownership with Wellen Park and is intended to be governed by the West Villages Improvement District. This will help centralize regulatory requirements and essential services under a single authority.
• Development in the annexation area will be conducted in accordance with Wellen Park's established standards.
Ordinance 2026-07 has been reviewed and approved by the City Attorney and is legally correct as to form.
A Business Impact Estimate has been prepared and posted publicly in accordance with Florida Statutes Section 166.041.
Strategic Plan
Economic Development & Growth Management
Financial Impact
Not applicable.
Procurement
Not applicable.
Attachments:
1. Ordinance No. 2026-07
2. Staff Report with Exhibits
3. Staff Presentation
Prepared by: Sherry Willette, Planner III, Development Services Department
Lori Barnes, AICP, CPM, Deputy Director, Development Services Department
Department Director: Alaina Ray, AICP, Director, Development Services Department