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ITEM: ORDINANCE NO. 2014-20 (ISLA VERDE 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 350 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 350 dwelling units, update the future land use map (FLUM) designation to the current Mixed Use Type 1 designation and designate the maximum development threshold.
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EXPLANATION: This Comprehensive Plan Amendment (CPA) request is to increase the allowed multi-family residential units from the approved 230 townhouse dwelling units to 350 rental dwelling units. The requested amendment will update the future land use map designation to the Mixed Use Type 1 FLUM designation and designate the maximum development threshold of the project as required by the current Wellington Comprehensive Plan Mixed Use Future Land Use Map (FLUM) designation. The proposed change will increase the approved residential portion of the Isla Verde project by an additional 120 multi-family residential units. This proposed CPA will not change the approved commercial portion of the project. Below is a chart of the approved and proposed square footages, acreages and their 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 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 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 of 642 units. The petitioner is requesting a maximum of 360 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 petitioner is also requesting a supportive rezoning and master plan amendment request to increase the approved 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 previously approved and conceptual 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 recommend denial (6-0) of 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). 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. Council approved a postponement request for the applicant to continue discussions with Whippoorwill Estates POA and Stonehaven Estates HOA from the July 8, 2014 meeting to the August 12, 2014 meeting and additional public notices were not required. 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 both approvals 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. Council voted (5-0) to transmit Ordinance No. 2014-20 (Comprehensive Plan Amendment 2013-64 CPA 2) to the Department of Economic Opportunity (DEO) (State Land Planning Agency) in accordance with Section 163.3184 of the Florida Statutes.
BUDGET AMENDMENT REQUIRED: NO
PUBLIC HEARING: YES QUASI-JUDICIAL: YES
FIRST READING: SECOND READING: YES
LEGAL SUFFICIENCY: YES
FISCAL IMPACT: NO
WELLINGTON FUNDAMENTAL: Responsive Government
RECOMMENDATION:
Planning, Zoning and Adjustment Board (PZAB) - The 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.
Staff - Based on the findings and consistency with Wellington's Comprehensive Plan Mixed Use regulations, staff recommends approval of Ordinance No. 2014-20, a Comprehensive Plan Amendment (Petition Number 2013-64 CPA 2) to increase the allowed residential units from 230 to 350 dwelling units, update the future land use map designation to the current Mixed Use Type 1 designation and designate the maximum development threshold subject to the conditions of approval listed in Ordinance No. 2014-20.