At the very end of a five-hour Wellington, Florida, council meeting on the controversial Wellington North and South development proposals, Councilman John McGovern raised a key question Wednesday night.
At the heart of all the conversation about the development is the need for an expanded showgrounds at Wellington International, home of the Winter Equestrian Festival. Developer Wellington Lifestyle Partners has agreed to put money toward the project on Wellington South under a scenario that would allow them to build housing and recreational amenities on Wellington North, now the home of the Global Dressage Festival at Equestrian Village.
That property and the neighboring White Birch polo fields are part of the Equestrian Overlay Zoning District, commonly known as the Equestrian Preserve, a designation which is supposed to mean it is safe from being overtaken by major housing developments. But remarks during a public hearing Wednesday and in a comment period Tuesday night raised the issue of how much the showgrounds project would cost to build, and where the funding would come from.
So a concerned Councilman McGovern asked Wellington International President Michael Stone, “We’ve heard a great deal about GEG (Global Equestrian Group, Wellington International’s owner)…and we’ve heard GEG is foundering, is not going to do any maintenance on the showgrounds. We’ve heard any number of things. And the most substantive of those that we heard, and we heard it several times tonight, is that GEG is up for sale and has been up for sale for two years. So I want to give you a chance to address whether GEG, Wellington International, any of that is currently up for sale today.”
Stone responded, “GEG has spent close to $12 million since they bought it (the showgrounds, in 2021). So for people to say they’ve invested nothing in the property is nonsense. GEG is owned by private equity, Waterland Group in Denmark, which has its headquarters in the Netherlands.
“I think most people involved in that level of investment businesses know most private equity is run on a five-year turnaround. So they try to improve the product and then they want to sell the whole thing. This is pretty typical of that sort of investment. So sure, it hasn’t been for sale for two years, but if someone wants to come and buy GEG, I’m sure Waterland will sell it. It’s not a secret and never has been.”
Michael Stone. (Photo © by Nancy Jaffer)
The council faces a big decision on whether to take 96 acres out of the Equestrian Preserve so WLP can build its project on Wellington North. WLP has the land for a showgrounds expansion on Wellington South, just down the road, but without permission to build on Wellington North, the property needed to improve the showgrounds won’t be available.
To repeat a comment printed here yesterday from a spokesperson for WLP: “If the residential units in our application are not granted on the North Parcel it simply does not make economic sense to give up the residential development rights we have on Pod F (acreage on Wellington South) in addition to the incremental investment of approximately $25mm+ in new equestrian facilities that we are committing to build on Pod F.”
When it comes time for a final vote, four of the five council members, a super-majority, would have to say yes on removing land from the Equestrian Preserve. That has many Wellington residents upset; more than 7,000 signed a petition against that action, and “Horses Not Houses” T-shirts were in evidence among those in the crowd at Wednesday’s meeting.
Scores of people either spoke against removing the land from the Preserve or wrote in on comment cards that they were opposed. Only a minority who appeared during the public hearing were for allowing development on Wellington North, because they felt improving the showgrounds is so important to the future of Wellington as the “Winter Equestrian Capital of the World.”
If the showgrounds is expanded, dressage would move there from Equestrian Village. The issue has been raised, however, that dressage riders don’t like the idea of being among the hunters and jumpers of WEF because that could distract their horses.
Olympic dressage rider Ashley Holzer said she originally was opposed to the project, but after conversations and consideration, she is in favor of it.
Ashley Holzer competing at the Global Dressage Festival. (Photo © by Nancy Jaffer)
Of WLP, she said, “They have changed their initial format. They are working with us. They really do want us to have a home for dressage. My fear is we could lose dressage. Period. The End.
“Before Global, there was not this world-renowned facility that we have. If dressage has no home, we’re moving to Ocala,” she continued, referring to the World Equestrian Center there, the facility with a 5-star hotel and the equivalent for horses in the stables.
However, Equestrian Village is private property, and the owners are under no compulsion to offer dressage shows there past Wellington International’s 2024 lease. If Equestrian Village and White Birch are not taken out of the Preserve, the owners could have a riding school there or open a restaurant, office building or “personal care” facilities, such as a nail salon or a chiropractor’s office on 45 percent of the property, according to municipal staff.
Drew Martin, who appeared on behalf of the Sierra Club in Palm Beach, Martin and St. Lucie counties, told the council, “We oppose this project. I have not heard a single solid argument why you would approve this.” Of the developers, he said, “There’s a question of whether they have the ability to finance this project.”
He believes there is enough in the way of assets in Wellington to improve the showgrounds without approving the Wellington North project.
“You don’t need to sell out to a developer to make it happen,” he contended.
“You cannot maintain a town as successful as Wellington if you don’t preserve something. I look at your logo and you have the horse and the trees. And I’m thinking if you approve this, you’ve got to change the logo. You’ve got to get rid of the horse and get rid of the trees. I don’t know what you’re going to put there, maybe a picture of a traffic jam.”
The derby field used by hunters and jumpers would be a huge loss in the view of some speakers at the Wellington meetings, as very few grass fields are available in the U.S. (Photo © 2023 by Nancy Jaffer)
Councilman Michael Napoleone was pondering the whole situation during the meeting.
“If the applicant wasn’t suggesting expanding the showgrounds onto Pod F, would staff have still recommended taking this land out of the EOZD to build this development,” Napoleone asked Tim Stillings, the village’s director of planning, zoning and building.
“I don’t believe so,” he replied.
Napoleone continued, “We wouldn’t be here today but for the fact that they’re promising to build an expanded showgrounds on Pod F. So maybe we should start talking about what that’s going to look like and what’s really going to happen, versus the Phase I we’re being guaranteed in Condition Seven (of the developer’s application) which really is just moving what we already have to a different footprint so they can build what they’re not allowed to build on the Equestrian Village/(White) Birch footprint with the hope and promise someone’s going to come in with a couple of dump trucks full of cash to build out the rest of it.
Horses not Houses T-shirts were worn by those like Drew Martin who are concerned about taking land out of the Equestrian Preserve.
“If they don’t build out the rest of it, we’re not really gaining anything, right?” Napoleone continued.
“This is not an easy yes or no. I’ve struggled with a lot of this But for getting the expanded showgrounds, I can’t envision why anyone would vote to take property out of the EOZD. I don’t know that I’ve heard anything in the months leading up today that I know I’m getting anything more than Phase I. So maybe we can hear more about how do we know we’re getting all of the equestrian expansion versus just Phase I, which you (WLP) said you’re going to put in $25 (million) to $30 million” which other people said at the meeting is not nearly enough to complete the project.
Traffic concerns and environmental issues involving the Wellington South parcel also were discussed, with conflicting information in comments from both sides.
The meeting will continue Thursday night, but that won’t be the end of it, as there needs to be a second reading and January was mentioned for more meetings in that time frame.
To read a previous story about the showgrounds, click here.