McCourt/Discovery Land project in Wellington postponed after hearing over equestrian protections

Developers seeking to rezone the 79–80 acre Isla Carroll property for a 40‑home planned unit development centered on a 14–31 acre equestrian club asked the Planning & Zoning Adjustment Board on Jan. 15 to postpone action while they provide additional details about long‑term operation and protections for the equestrian amenity.

The proposal: McCourt Partners and Discovery Land Company presented a plan that would preserve the property’s overall density (40 dwelling units, consistent with the equestrian overlay) while clustering homes to create a central equestrian club and accompanying community amenities. Seth Bain, land‑use counsel and certified planner for the applicant, said the plan would place 35 smaller lots (about one‑third of an acre each) and five larger “equestrian farm” lots (about 1.5 acres) and build a 14.5‑acre equestrian complex and a larger club amenity pod. “The rezoning is permitted within your comp plan,” Bain said, adding the equestrian core would be professionally managed and available to residents and paying club members.

Why it mattered: The application would convert much of the site’s private equestrian acreage into a development where the equestrian functions are concentrated in a single club pod, while most private lots would be far smaller than the two‑acre lots historically associated with the equestrian overlay zoning district (EOZD). That tradeoff drew intense public comment and repeated questions from board members about whether a private club operator could and would maintain the equestrian facilities “in perpetuity.”

Opposition and process concerns: At the Jan. 8 Equestrian Preserve Committee meeting, the EPC recommended denial. Public commenters and EPC members told the board that previous examples of community or HOA‑run equestrian facilities in Wellington had failed when a developer or HOA did not sustain them; speakers including Maureen Brennan and Dr. Christy Lund urged the board to protect the EOZD’s large‑lot equestrian character. Doug Matthews, representing the Aero Club HOA during an earlier item, had made similar points in the Greenbrier hearing. Commenters also questioned whether a privately owned, member‑run club would serve the broader Wellington community.

Applicant’s response and proposed condition: Discovery Land and McCourt Partners said the club would be co‑owned and operated by Discovery Land Company, which presented examples of other successful, privately operated amenity clubs. Discovery’s Ed DeVita said his company operates 34 similar recreation‑focused communities worldwide and would seek to operate the facility long term. The applicant offered a draft condition to construct the equestrian complex early in build‑out: they proposed to complete the equestrian facilities before the 10th certificate of occupancy and to ensure the club amenities remain restricted to equestrian use in perpetuity.

Board discussion and action: Board members pressed the team for enforceable assurances that the club — and specifically the equestrian facilities — would be maintained and operated long term. “What we’re trying to establish is whether the ask … is worth the sacrifice,” one board member said, referring to converting most private lots from two acres to sub‑acre parcels and concentrating equestrian uses into one club pod. After extended public comment and discussion, the applicant asked for a postponement to return with clearer operational guarantees and to work further with staff and the EPC. The board voted to grant a postponement to the board’s next meeting (Feb. 19) to allow the applicant to provide the requested additional documentation and conditions.

What’s next: The applicant will return to the board after further coordination with staff and the EPC; any future recommendation by the board will be advisory to the Village Council, which will make the final decision on rezoning and master plan adoption. The board and commenters emphasized that any approval should include enforceable provisions — such as restrictive covenants or conditions of approval — that preserve equestrian access and facilities if Discovery does not operate the amenity in the long term.