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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: 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 updating the Future Land Use Map 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 development program for the site and changing the future land use map designation to be consistent with the current mixed use land use in the Land Use Element of the Wellington Comprehensive Plan. The requested amendment will change the future land use map designation to the Mixed Use Type 1 designation and amend the project development program as required by the Wellington Comprehensive Plan. This proposed CPA does not change the approved commercial portion of the project. Below is a chart of the approved and proposed density and intensity of this 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 townhouse units |
20.48 acres (38.22%) Maximum 360 multi-family 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 (2004) 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 2004 Comprehensive Plan 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 units originally approved.
The Wellington Comprehensive Plan was amended after this project's original Mixed Use approval establishing five "types" of mixed use projects. As a part of the Isla Verde CPA, the mixed use land use designation is being amended to Mixed Use Type 1. The Mixed Use Type 1 category allows the project's residential density to be calculated using 100 percent of the gross project land area (53.57 acres). For Mixed Use Type 1 projects between 30 and 60 acres, the maximum multi-family residential density permitted is 12 units per acre. The maximum density of 12 units per acre for 100 percent of the 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 rezoning and master plan amendment consistent with the CPA and to reconfigure the 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 a Comprehensive Plan Amendment (Petition Number 2013-64 CPA 2) is being considered for transmittal to the State Planning Agency. The Rezoning and Master Plan Amendment will be presented to Council after adoption of the CPA.
BUDGET AMENDMENT REQUIRED: N/A
PUBLIC HEARING: YES QUASI-JUDICIAL: YES
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 by amending the maximum development threshold and updating the Future Land Use Map to the Mixed Use Type 1 designation.