The plan for Winchester Ranch — 3,148 acres of land adjacent to Wellen Park in south Sarasota County — now calls for a buildout closer to 6,500 new homes instead of the almost 9,000 new homes.
Even at that reduced buildout, the development will be transformational for the city of North Port.
John Luczynski, senior vice president of development for the West Villages, clarified that likelihood in a recent workshop presentation to the North Port City Commission.
The overall presentation covered the projected fiscal impact of Wellen Park and Winchester Ranch on both the city and Sarasota County.
Later this year, the North Port City Commission will be asked to annex Winchester Ranch, primarily so it can provide water and sewer for new residential and commercial construction.
Luczynski said that as development in Wellen Park has evolved, the combined number of homes constructed on both Wellen Park and Winchester Ranch may be only 250 homes greater than the 22,250 homes by the year 2040 once envisioned for Wellen Park alone.
“I can say for certain we are going to be hard-pressed to clear 16,000 units,” Luczynski said, referencing the anticipated residential buildout for Wellen Park without Winchester Ranch.
He added that 10 of the 12 original Wellen Park villages have been planned, with more open space than once envisioned, when the entire master-planned community was known as the West Villages.
Why are developers seeking fewer homes?
Luczynski said that as those villages have been crafted, the open space has increased from 30% to 50%.
Also, the developer has been working with Sarasota County on the possible creation of a regional park.
Luczynski could not establish a firm number for the ultimate buildout of a combined Wellen Park-Winchester Ranch community because “I need the planning flexibility to create great neighborhoods, which I believe I have.”
He later added that the projected 22,500 homes, minus the aforementioned 16,000 in existing Wellen Park meant that the development of the 2,433 acres of Winchester Ranch earmarked for residential use would add only 6,500 homes to the overall area,
“I think that’s going to be where we end up,” he added.
What was the June 1 workshop about?
The overall presentation was made by Patrick Luce and Jeremy Bess, a pair of economists affiliated with Stantec that projected the combined fiscal and economic impact of developing roughly 14,000 acres once known as the Thomas Ranch.
Most of that was annexed by the city of North Port in the early 2000s, but as part of a settlement agreement with Sarasota County the 3,148-acre portion now referred to as Winchester Ranch remained in Sarasota County.
The forecast, not surprisingly, was rosy. The most salient note was that, at buildout, while Wellen Park-Winchester Ranch represents 18.6% of the city’s land area, it would produce 50.9% of projected revenue — primarily through property taxes — and only account for 36.8% of the city’s costs.
What will the North Port City Commission be asked to approve?
At yet-to-be-scheduled public hearings, the City Commission will be asked to approve annexation of the 3,148-acre subdivision. It must also establish the development density for residential and commercial development in Winchester Ranch.
Earlier this year, the developers hoped to have Sarasota County codify the density as approved in a 2021 critical area plan but faced opposition from the Sarasota County Commission in a Jan. 27, 2026, public hearing.
When three of five county commissioners voiced concern about the development because of the impact on existing infrastructure, the request was pulled rather than face rejection.
The Sarasota County Planning Commission had previously recommended approval on a 7-1 vote.
What’s next?
Ultimately the proposal for the annexation and land use map changes must be reviewed by the North Port Planning and Zoning Advisory Board, which will provide a recommendation to the City Commission.
The Commission would then consider the annexation and the land use changes at two public hearings prior to voting on the matter.
A city spokeswoman said no hearing dates have been set.
Earle Kimel primarily covers local governments in Sarasota County as well as land development and environmental issues for the Herald-Tribune. Follow him on Facebook, and X. He can be reached by email at earle.kimel@heraldtribune.com. Support local journalism by subscribing.
This article originally appeared on Sarasota Herald-Tribune: Sarasota County’s next mega development now plans fewer homes
Reporting by Earle Kimel, Sarasota Herald-Tribune / Sarasota Herald-Tribune
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By Earle Kimel, Sarasota Herald-Tribune | USA TODAY Network
