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ITEM: ORDINANCE NO. 2014-20 (ISLA VERDE RESIDENTIAL COMPREHENSIVE PLAN AMENDMENT)
AN ORDINANCE OF WELLINGTON, FLORIDA'S COUNCIL AMENDING THE SITE SPECIFIC MIXED USE FUTURE LAND USE MAP DESIGNATION (PETITION NUMBER 2013-64 CPA 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 INCREASE THE ALLOWED RESIDENTIAL UNITS FROM 230 TO 360 DWELLING UNITS, UPDATE THE FUTURE LAND USE MAP DESIGNATION TO THE CURRENT MIXED USE (TYPE 1) DESIGNATION AND DESIGNATE THE MAXIMUM DEVELOPMENT THRESHOLD; PROVIDING A CONFLICTS CLAUSE; PROVIDING A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE.
REQUEST: Wellington Isles LLC, the owner and developer of the Isla Verde mixed use planned development, is seeking approval of a Comprehensive Plan Amendment to increase the allowed residential units from 230 to 360 dwelling units by amending the maximum development threshold and update the future land use map designation to the Mixed Use Type 1 designation.
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EXPLANATION: This requested Comprehensive Plan Amendment (CPA) is to increase the number of multi-family residential units from the approved 230 townhouse dwelling units to 360 rental dwelling units by amending the maximum development threshold for the site and updating the future land use map designation to be consistent with the current mixed use land use designation. If approved, the requested amendment will update the future land use map designation to the Mixed Use Type 1 designation and amend the maximum development threshold of the project as required by the Wellington Comprehensive Plan Mixed Use designation. The proposed change increases the residential portion of the Isla Verde project by an additional 130 multi-family residential units. This proposed CPA does not change the approved commercial portion of the project. Below is a chart of the approved and proposed square footages, acreages and the respective percentage within this overall project.
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 town house Units |
20.48 acres (38.22%) Maximum 360 multi-family rental units |
The current approved Master Plan (Staff Report Exhibit "C") with 230 townhouse units was based on the Comprehensive Plan in effect at the time which allowed the residential density to be calculated based only on the acreage of residential and open space land area which totaled 27.08 acres. The Comprehensive Plan in effect at the time Isla Verde was last approved allowed a maximum density of 10 units per acre for the Residential Land Use which included the open space. The 27.08 acres allowed up to a maximum of 271 units. The current approved number of units is 230 townhouse units which was reduced from the 245 originally approved.
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 maximum density of 12 units per acre determined by using 100 percent of the gross project area of 53.57 acres could allow up to a maximum of 642 units. The petitioner is requesting a maximum of 360 multi-family units. The Wellington Comprehensive Plan also 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 building area of 606,758 square feet.
The petitioner is also requesting a supportive rezoning and master plan amendment to increase the approved units by an additional 130 units (matching the comprehensive plan amendment) 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 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 all of the following: Ordinance No. 2014-20, a Comprehensive Plan Amendment (Petition Number 2013-64 CPA 2); Ordinance No. 2014-21, a Rezoning (Petition Number 2013-64 REZ 2); and Resolution No. 2014-26, a Master Plan Amendment (Petition Number 2013-64 MPA 2). However, at this time, only Ordinance No. 2014-20 is being considered for transmittal to the State. The other ordinances will be presented to Council after adoption of the CPA.
The PZAB received several objections at the meeting 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 the 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.
BUDGET AMENDMENT REQUIRED: N/A
PUBLIC HEARING: YES QUASI-JUDICIAL: NO
FIRST READING: YES SECOND READING:
LEGAL SUFFICIENCY: YES
FISCAL IMPACT: N/A
WELLINGTON FUNDAMENTAL: Responsive Government
RECOMMENDATION: The Planning, Zoning and Adjustment Board (PZAB) recommended denial (6 - 0) of Ordinance No. 2014-20, a Comprehensive Plan Amendment (Petition Number 2013-64 CPA 2) to increase the allowed residential units from 230 to 360 dwelling units, update the future land use map designation to the current Mixed Use Type 1 designation and designate the maximum development threshold.