Three Days that Shook the Equestrian Preserve

–Should 96 acres be removed from the Village of Wellington’s signature Equestrian Preserve (EPA) –something never before permitted–to build luxury residences with virtually no connection to the Equestrian lifestyle?

–Should the developer making this proposal be trusted to compensate Wellington by replacing the current run-down facilities with a greatly expanded equestrian showgrounds that would maintain the Village’s long reputation as the ‘Equestrian Capital of the World?’

A Village Council meeting was held on the three days from November 14-16 to begin answering these questions. This would not be the final decision, but a vote by the Council’s five members would determine whether or not the process would continue to a final vote in January.

The developer proposal would create two new venues. A non-equestrian gated luxury complex called “The Wellington North” would be built on busily travelled South Shore Boulevard. More houses and a new showgrounds would rise on undeveloped land in southern Wellington, to be called “The Wellington South.” The developer explained that the housing was needed to pay for the showgrounds.

Two volunteer advisory boards had already negatively weighed in. The Equestrian Preserve Committee unanimously rejected the proposal. The Planning Zoning Adjustment Board had partially approved but recommended putting the rest on hold pending further information.

The decision now being made by the Council only affected the northern element. But if not approved, this developer would not commit to new showgrounds in the south .

“Preserve the Preserve” vs “Preserve Wellington”

In ferocious opposition to the housing were members of the community, bearing a petition of more than 7,000 names, and backed by area environmental groups, local media editorials, and a 2016 referendum resulting in a 2 for 1 vote to prohibit exactly the kind of development being considered.

Opponents organized under the slogans, “Horses, Not Houses” and “Preserve the Preserve!” In response, the developer staged a multimedia campaign to “Preserve Wellington!” likely confusing residents, which some feel was their aim.

“It’s Not Our Job”

As part of the process, Village staff had evaluated the proposal, working closely with the developer. Perhaps too closely, wrote equestrian leader Maureen Brennan in a blog posting (See this page). When she asked if staff looked for deficiencies in the proposal, she was told “It’s not our job. We look for compliance.” Apparently, they found enough. Their recommendation was for full approval.

Bellisimo’s New Partner

At the hearings, the developer, Wellington Lifestyle Partners (WLP) whose CEO Doug McMahon from Nexus Luxury Collection, long on experience in building luxury communities but none in equestrian matters was accompanied by Paige Bellisimo, daughter of Mark Bellisimo, who owns The Equestrian Village, a dressage facility in Wellington. Bellisimo had failed twice on his own to build non-equestrian facilities, including a hotel, on the Preserve. Now he had acquired a name brand international partner. WLP was formed this summer between the Bellisimo’s and Nexus Luxury Collection Sr Partner Doug McMahon.

McMahon began his presentation with a mea culpa concerning WLP’s original proposal delivered eight months before, declaring “We were too big, too bold. We got it wrong.” He repented by announcing that the original plan for 447 residences had been reduced to 210.

WLP would also add a sweetener… a 59 acre former golf course to be converted to a village park, although it was currently without facilities and essentially inaccessible. When Council members pointed out that needed improvements would be at the Village’s expense, McMahon said WLP would make a “contribution.”

However, the desire to remove land from the Preserve remained the centerpiece of his plan.

No Houses Before Horses

A key element of the negotiations had been WLP’s agreeing to build no houses until key elements of the showgrounds had been constructed. But in response to questions, McMahon stated that WLP would only forgo constructing residences on that portion of the EPA that currently housed dressage facilities. It would build on an adjacent area of formerly protected land. The Village attorney strenuously objected, saying that was not her understanding. McMahon’s response: WLP would pursue the “spirit” of the deal. “We’re going to need a letter versus spirit,” replied Council member John McGovern, reflecting a sense of “trust but verify” evident throughout the three days of hearings. In large measure, this resulted from past failures by Mark Bellisimo to fulfill promises he’d made in past years to maintain and improve the facilities he owns.

Day 1 leading into day 2 provided time for rebuttal by interested parties and then public comment. Speakers included prominent attorneys, representing major local landowners with EPA properties and longtime equestrians.

In extensive presentations, opponents brought up issues of traffic, environmental damage, the costs to Wellington of serving additional communities, and especially losing the Village’s uniqueness as this precedent motivates other developers to claim the same rights awarded WLP, turning the village into just another South Florida zero lot line suburb.

“Wellington is a brand” testified champion polo rider Marc Ganzi “That brand is in your hands to protect.”

Supporters among the commenters were rare. (One young man was Paige Bellisimo’s husband.) But their counter argument centered on the need to improve current equestrian facilities or risk losing $500 million of annual business to competitive horseshow venues in Ocala and elsewhere, a contention opponents refuted. There were also “battles of the experts” on traffic load and damage to the wetlands on which the new showgrounds would be built. “That water has to go somewhere,” said one debater. “It will be in someone’s living room.”

If No Houses, No Horses!

To the carrots offered Wellington, WLP added a stick. Paige Bellisimo stated that, if their plan was not approved, the Bellisimos would shut down their current facilities, leaving dressage and other activities homeless. Opponents countered, saying alternate facilities in the area were easily available.

The Vote

At 11 PM on the final night, and with many in the formerly packed room headed home after five hours of frequently acrimonious back and forth, it was time to vote.

Councilman Michael Drahos declared a yes first, saying that the WLP plan was the only path to remaining predominant in the village’s specialty. “Do we want to be the Equestrian Capital of the World or not?” he asked. “This is our opportunity tonight.”

Vice Mayor Michael Napoleone followed with the only no vote, explaining that “I still have too many questions about the future horse show…where the money’s coming from.” He added that the developer was promising only the first phase of the new venue, a dressage facility to replace the one torn down to make way for luxury housing, not the complete complex.

WLP was budgeting $25 million toward the new showgrounds, which some estimated would cost upward of $300 million. “Twenty-five million,” quipped Councilman John McGovern. “I couldn’t build a pool for that.”

Council member Tanya Siskind followed, saying she would vote yes, primarily to continue negotiations toward a final approval at a second and final round of consideration, called a Second Reading, in January. She made no guarantee of a yes at the next meeting.

McGovern came next with the most tentative approval, conditioned on a long list of demands regarding how the future showgrounds would be accessed, operated and financed. He also required more input on additional projects in WLP’s grand scheme, including a shopping plaza and a “boutique hotel,” to be considered later, “I vote yes to transmit [to a Second Reading] and fight to make it better 60 days from now.” If his requirements were not met, he would be a no.

Finally, Wellington Mayor Anne Gerwig added her yes as she noted that there no other companies were bidding to build a showground expansion and that she saw no other way to generate the needed investment to keep Wellington the favored home of equestrians. There was, however, no evidence that the Village had solicited any alternative bidders.

The final score: 4-1 in favor.

A New Year, a Final Decision

McGovern’s “60 days” referred to the Second Reading, to be scheduled in January. The votes cast there will be final. If positive, land will be removed from the Preserve and the way cleared for WLP’s Northern luxury housing.

The showgrounds proposal then will be subject to the Village’s review process, but also importantly, WLPs promise to complete key elements, starting with a replacement dressage facility, before the first spade is turned to build a house in The Wellington North.

Four of the five votes are needed to make WLP’s proposal a reality. Coming off the three-day meeting, WLP has them. But assuming Napoleone’s negative vote repeats, the answers Councilman McGovern gets to his questions may well determine if “The Wellingtons”, both North and South, survive.

Meanwhile, opponents vow to continue the fight to keep Wellington as they know it, Wellington.

Jay Schleifer
11/22/2023