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ITEM: RESOLUTION NO. R2014-26 (ISLA VERDE MASTER PLAN AMENDMENT)
A RESOLUTION OF WELLINGTON, FLORIDA'S COUNCIL, APPROVING A MASTER PLAN AMENDMENT (PETITION NUMBER 2013-64 MPA 2) FOR CERTAIN PROPERTY KNOWN AS ISLA VERDE OF WELLINGTON, TOTALING 53.57 ACRES, MORE OR LESS, LOCATED ON THE EAST SIDE OF STATE ROAD 7 AND APPROXIMATELY 1/2 MILE NORTH OF FOREST HILL BOULEVARD, AS MORE SPECIFICALLY DESCRIBED HEREIN; TO ALLOW 350 MULTI-FAMILY UNITS AND AMEND CONDITIONS OF APPROVAL; PROVIDING A CONFLICTS CLAUSE; PROVIDING A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE.
REQUEST: Approval of Resolution No. R2014-26 Isla Verde Master Plan Amendment.
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EXPLANATION: Isla Verde Master Plan Amendment request is to increase the approved multi-family residential units from the approved 230 townhouse dwelling units to 350 multi-family dwelling units. The amendment will increase the units by an additional 120 units and reconfigure the previously approved Isla Verde residential layout. The overall Isla Verde site currently has approximately 209,326 square feet of mixed retail uses on the commercial portion and the residential portion (Phase II) still remains vacant. The proposed master plan does indicate a total of 34 three-story residential buildings. Below is a chart of the approved and proposed square footages, acreages and units:
Use |
Approved |
Proposed |
Conservation (Preserve) |
3.55 acres Not less than 3.23 acres |
3.56 acres minimum (6.64%) |
Open Space |
6.60 acres Not less than 6.60 acres |
6.62 acres (12.37%) |
Commercial |
22.92 acres Not more than 210,000 square feet |
22.91 acres (42.77%) Maximum 210,000 square feet |
Residential |
20.48 acres Not more than 230 townhouse dwellings Units |
20.48 acres (38.22%) Maximum 360 multi-family rental units |
The current approved Master Plan (Staff Report Exhibit "C") has 230 townhouse units that were based on the Comprehensive Plan in effect at the time which allowed residential density to be calculated based only on the acreage of residential and open space land area which totaled 27.08 acres. Using the density multiplier for a maximum of 10 units per acre of the Residential Land Use would allow up to 271 units. The Wellington Comprehensive Plan was amended after this project's original Mixed Use development approval. The requested Mixed Use Type 1 category density multiplier in the Comprehensive Plan allows 100 percent of the gross project land area of 53.57 acres to be used in determining the maximum allowed residential density. The current density multiplier of 12 units per acre determined by using 100 percent of the gross project area of 53.57 acres could allow up to a potential 642 units. The petitioner is requesting a maximum of 350 multi-family units. The Wellington Comprehensive Plan allows a maximum floor area ratio of 0.50 for the Mixed Use future land use map designation. The Isla Verde at Wellington project will have a floor area ratio of 0.35 with the approved commercial 210,000 square feet and proposed residential portion building area of 606,758 square feet. The overall Isla Verde site currently has approximately 209,326 square feet of mixed retail uses on the commercial portion and the residential portion (Phase II) still remains vacant. The previously approved and proposed Isla Verde Master Plan (Staff Report Exhibit "C" and "D") are both included for comparative purposes.
At the May 7, 2014 Planning, Zoning and Adjustment Board (PZAB) meeting, the Board recommended denial (6-0) of Ordinance No. 2014-20, a Comprehensive Plan Amendment (Petition Number 2013-64 CPA 2) and Resolution No. R2014-26, a Master Plan Amendment (Petition Number 2013-64 MPA 2); and approval (6-0) of Ordinance No. 2014-21, a Rezoning (Petition Number 2013-64 REZ 2). The PZAB received several objections to the proposed project from the adjacent property owners of Whippoorwill Estates and Stonehaven Estates (the residential developments along the east and south property lines) in reference to increase of multi-family residential units, increase in building height from two-story to three-story, change from townhouse units to rental units, limited access to the residential portion of the Isla Verde site and potential traffic increase along State Road 7.
At the August 12, 2014 Council meeting, the applicant requested to change from 360 to 350 dwelling units; reconfigure the buildings locations and add new conditions of approval to the proposed master plan resolution. At the Council meeting representatives of both Whippoorwill Estates POA and Stonehaven Estates HOA indicated that previous concerns were addressed, they have entered into a third party agreement with the developer/applicant and are in support of the revised plans.
At the September 23, 2014 Council meeting, Ordinance No. 2014-20 (Comprehensive Plan Amendment 2013-64 CPA 2) to designating the FLUM as Mixed Use, Type 1 and increase the residential units to 350 was adopted (5-0). The first reading of Ordinance No. 2014-21 (Rezoning 2013-64 REZ 2) to change the zoning designation from Multiple Use Planned Development (MUPD) to Mixed Use Planned Development District (MXPD) was also approved at the September 23, 2014 Council meeting.
BUDGET AMENDMENT REQUIRED: NO
PUBLIC HEARING: YES QUASI-JUDICIAL: YES
FIRST READING: N/A SECOND READING:
LEGAL SUFFICIENCY: YES
FISCAL IMPACT: N/A
WELLINGTON FUNDAMENTAL: Responsive Government
RECOMMENDATION: Approval of Resolution No. R2014-26 a Master Plan Amendment.
Planning, Zoning and Adjustment Board (PZAB) - The PZAB recommend denial (6-0) of Resolution No. R2014-26, a Master Plan Amendment (Petition Number 2013-64 MPA2) to allow 360 multi-family units and amend previous conditions of approval.
Staff - Based on the findings and consistency with Wellington's Comprehensive Plan and Land Development Regulations, staff recommends approval of Resolution No. R2014-26, a Master Plan Amendment (Petition Number 2013-64 MPA2) to allow 350 multi-family units and amend previous conditions of approval.
Attached are Resolution No. R2014-26 conditions of approval with strikethrough for deleted conditions and underline for amended/new conditions.