Zoning 101 – Distinguishing Between a Regional Activity Center and a Rural Activity Center

Zoning 101 – Distinguishing Between a Regional Activity Center and a Rural Activity Center

by | Feb 7, 2022 | News, Resolved

This overview of the Sunny Oaks Regional Activity Center at the intersection of I75 and CR 318 shows zones for an Employment Center, a Commerce District, and a Preservation Area. 

What’s the difference between a Regional Activity Center (RGAC) and a Rural Activity Center (RAC)?

Regional

The “RG” in RGAC stands for Regional. Areas with this zoning emphasize high-density uses and activities. According to the Marion County Comprehensive Plan, Objective 10.3, the Regional Activity Center (RGAC) Overlay is to “allow for compact, high intensity, high density multi-use development which may include a mix of the following uses: retail, office, housing, cultural, recreational and entertainment facilities, hospitality facilities (hotels and motels), and industrial uses that serve a regional area.”

There are two RGACs in Marion County:

  1. Marion Oaks/McGinley on 1,290 acres, which is surrounded by the Marion Oaks Subdivision on the south side of Hwy 484; and
  2. Irvine/Sunny Oaks on 453 acres, which is located on the southeastern corner of the intersection at I-75 and CR 318.

Rural

The “R” in RAC stands for Rural. Areas with this zoning are nodes of commerce, surrounded by rural land, where rural residents can meet every day needs by accessing groceries, feed stores, restaurants and small stores. There are ten Rural Activity Centers (RACs) in Marion County. We covered them extensively in this blog: https://www.horsefarmsforever.com/from-gilberts-hardware-to-dollar-general-rural-activity-centers-in-the-fpa/

The Sunny Oaks RGAC

The Sunny Oaks Planned Unit Development (PUD) is a Regional Activity Center (RGAC) with a developer’s agreement in place. It allows for residential, industrial, and commercial uses.

The Sunny Oaks PUD is labeled as Map 14b1 in the County’s comprehensive plan:

While the property is designated in the comprehensive plan as a RGAC, it must be rezoned from A-1 (General Agriculture) to PUD (Planned Unit Development). This item will be presented on February 7 at the Planning and Zoning Commission meeting. The zoning change is more of a formality rather than a land use change. 

 

Learn More About Sunny Oaks

 

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Busy Shires

What About Zoning?

The Zoning regulations are found in the Land Development Code, which is a separate document with specific guidelines to implement the Goals, Objectives, and Policies of the Comprehensive Plan.

Zoning regulates development through land use classifications and specifies the areas in which residential, industrial, recreational or commercial activities may take place. The Land Development Code was adopted through a series of ordinances by the County Commission, which means that the regulations cannot be changed or waived, except by a further vote of the County Commission.

UPDATE: SW/NW 80th/70th Avenue Road-Widening

UPDATE: SW/NW 80th/70th Avenue Road-Widening

by | Dec 14, 2021 | News, Roadway Threats

Four-Lane Widening of SW/NW 80th/70th Avenue Approved

At the Marion County Commission meeting on Tuesday, December 7th, the Preliminary Engineering Report (PER) was approved for the 10.5-mile segment of SW/NW 80th/70th Avenue. This road will be widened to four lanes, starting at SW 90th Avenue to 0.5 miles north of US Hwy 27. Funding for design of phased portions of the corridor is available in the current budget. The road project is divided into three sections for construction, but only two of the three sections are funded.

Paul Wildman, P.E., from Guerra Development Group presented the PER, a 900-page document with detailed maps and conceptual designs of the proposed road. The PER report is the first phase. The next three phases are: design, right of way acquisition, and construction.

Alignments

Two different roadway alignments, A and B, were presented for approval. The County Commission voted to approve Alignment A.

“Alignment A consists of reducing the amount of impacts and meanders through the corridor,” said Wildman. “The other option is Alternate B, which takes a centerline approach and the need for right of way and improvements is along both sides of the corridor,” he said.

Expand Photo

Alignment A also received more support from the public meeting comments. It avoids impacts to the cemetery and costs less to construct.

 

Designs

The County Commission also selected Major Typical Section 2 as the preferred design of the road. This design is 120 feet wide and includes a bike lane adjacent to the travel way, a sidewalk on the east side, and a multi-use path on the west side of the road.

Expand Photo

 

Special Case Scenarios

In addition to the Major Typical Sections, there were several “special case scenarios” identified in the report as Minor Typical Sections. The section of the road near On Top of the World (OTOW) is one example because a multiuse path already exits. An agreement will be negotiated with OTOW to utilize this existing path instead of building a new path.

County Commissioner Stone also requested berms be built to address the traffic noise and to help block the view of the traffic. This will also be considered during the design phase of the road.

The improvements of the intersection at NW 41st Place Road are also in the concept design phase. One option is to include an extra long turn lane and improve the intersection to allow for U-Turns. Other design concepts include a frontage road, or to connect NW 41st Place Road to SW 52nd Street. The intersection improvements will allow horse trailers and large recreational vehicles to safely change direction on the road. The final design will be brought back to the County Commission for approval.

Intersection Improvements

The traffic report shows the need to improve seven major intersections for safety. The following intersections are recommended to be improved through the 2045 design year:

  • SW 80th Avenue at SW 90th Street- Additional turn lanes and signal updates.
  • SW 80th Avenue at SW 80th Street- Additional turn lanes and signal updates.
  • SW 80th Avenue at SW 63rd Street Road- New Signal and additional turn Lanes.
  • SW 80th Avenue at SW 38th Street- Additional turn lanes and signal updates.
  • SR 40 at NW/SW 80th Avenue- Additional turn lanes and signal updates.
  • NW 80th Avenue at NW 21st Street – New Signal and additional turn Lanes.
  • US 27 at CR 225A- Additional turn lanes and signal updates.

Other Issues

The report also addressed several issues such as number of residences affected, feasibility of design/permitting, costs, environmental impacts such as wetlands and protected species, cultural/archaeological factors including a local cemetery, and infrastructure flexibility to meet future needs.

The report includes feedback from major stakeholders, government agencies, the County Commission, the County Engineer, and the public. Two meetings were held at Westport High School to take public comment on the road in July 2021. Guerra provided responses to all of the public comments submitted.

Three Sections

  • Segment 1: From SW 90th to just north of Westport High School is funded and construction is expected to start within the next three years.
  • Segment 2: Just north of Westport High School to south of SR 40, but this section is not funded and funding is not anticipated for at least 5 years.
  • Segment 3: Just north of SR 40 to US 27 is funded and construction will start within the next three to five years.

In addition, two new intersection improvements at SR 40 and US Hwy 27 are funded. The intersection at SR 40 will likely to go to construction next year. The intersection at US Hwy 27 is under construction now. (See update below about the US Hwy 27 intersection).

The full PER can be viewed at the following link: https://bcc.marioncountyfl.org/Full_Preliminary%20Engineering%20Report_SW%20NW%2080th%2070th%20Ave_Nov%202021.pdf

The SW/NW 80th/70th Avenue road-widening project was approved in 2018 as part of the Transportation Improvement Program (TIP). The TIP is a five-year schedule of transportation projects proposed by government agencies and other stakeholders in Marion County. https://ocalamariontpo.org/plans-and-programs/transportation-improvement-program-tip/

Updates on US Hwy 27 And The New Road/Interchange at NW 49th Street

Aerial view of the parcel# 13561-004-00. This is where the four-laning will end and the new road at NW 49th Street will meet 225A. Expand Photo

1. When will the extension North of US Hwy 27 be completed?

NW 70th Ave/CR 225A and US Hwy 27: The improvements to the intersection at NW 70th Ave/CR 225A and US Hwy 27 is the first road improvement project for SW/NW 80th/70th Avenue and it is currently under construction by Marion County. The estimated horizon for completion is mid March 2022. However, the completion date may extend to April 2022.

The road will be converted to a four-lane divided roadway that extends approximately 600 feet on both sides of US 27. The road improvements include turn-lanes, bike lanes, curb and gutter, concrete sidewalks, shared use path, medians, storm drainage, drainage retention areas, traffic markings and signals, ditches, berms, driveways, water mains, and sanitary sewer mains.

As part of Section 3 in the Preliminary Engineering Report (PER) for the SW/NW 80th/70th Avenue Road Widening project, CR 225A will be four-laned from the US Hwy 27 intersection improvements to the new road, NW 49th Street, that will connect CR 225A to the new I-75 Intersection. Section 3 is currently under design. This Section is funded and construction will start within the next three to five years.

The four-laning of CR 225A will end at about NW 44th Lane. The parcel number where the four-laning will end is 13561-004-00.

2. When will the new interchange at I-75 will be built?

New I-75 Interchange at NW 49th Street/NW 35th Street: The Florida Department of Transportation (FDOT) is building the new interchange at NW 49th Street/NW 35th Street. According to the FDOT website, the Project Development and Environment (PD&E) Study was completed in March 2021 and the project is currently in the design phase. The FDOT Design Project Manager is Megan Owens and the Design Firm is Metric Engineering.

Construction is anticipated to begin in December of 2024. The cost of the project is approximately $41 million for construction. The estimated time frame for completion is 1 to 3 years. Link to the PD&E study and a comment form to send comments to FDOT: https://www.cflroads.com/project/435209-1

This interchange will extend from the NW 35th Street extension, which Marion County is constructing, to the Amazon warehouse. The new street will go through the mining operation. The interchange will go over I-75, via a bridge, from NW 35th Street on the east side and it will tie into the existing NW 49th Street on the west side of I-75. This is a Diverging Diamond Interchange configuration. There will be a brand new intersection built at NW 49th Street and NW 44th Ave. Traffic will have access to NW 44th Ave, which runs parallel to I-75 and connects to US Hwy 27 and Hwy 326

3. When will the road that connects CR 225A to I-75 be built?

NW 49th Street: Connects CR 225A to new I-75 Interchange at NW 49th Street: The connection of CR 225A to the interchange at NW 49th Street will be built in two sections: 3A and 3B. Both sections are funded for design. Section 3A is funded for construction in fiscal year 2020/2021. Section 3B is funded for construction in 2022/2023.

The general rule of thumb for road construction projects is that the design phase is one year. The next phase is to acquire the right of way, which takes up to one year or more and the final phase is construction, which is one year or less. Sometimes the right of way acquisition and construction overlap.

Section 3A: The design for Section 3A has been started and the construction is funded for fiscal year 2020/2021, which began on October 1, 2021. The cost for the 1.1-mile section of the two-lane road is $2,000,000.

3A runs from a location point which is located 1.1 miles west of NW 44th Avenue to NW 44th Avenue. Deputy County Engineer Don Atwell is the Project Manager for Section 3A. See item number C5 on the 2020/2021 – 2024/2025 Marion County Transportation Improvement Program
https://www.marionfl.org/home/showpublisheddocument/20890/637245315041870000

Section 3B: The design for Section 3B has not been started. The right of way acquisition is funded for fiscal year 2021/2022 at a cost of $780,000 and construction is funded for fiscal year 2022/2023 at a cost of $4,450,000.

3B starts at CR 225A and ends at the beginning of Section 3A at the location point 1.1 miles west of NW 44th Avenue. See item number C10 on the 2021/2022 – 2025/2026 Marion County Transportation Improvement Program. https://www.marionfl.org/home/showpublisheddocument/22134/637605811040870000

Always Watching

We work hard to keep you informed, and to represent our members' interests in preserving our horse farms, farmland and the unique character and culture of Marion County's 193,000 acre Farmland Preservation Area.

Join the herd. Every voice matters.

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Charlotte Weber Honored with the Acorn Conservation Award

Charlotte Weber Honored with the Acorn Conservation Award

by | Oct 19, 2021 | Events, News, Plan

Owner Charlotte Weber, left, with trainer Mark Casse, center,
and jockey John Velazquez, right, after champion World Approval won a stakes race at Tampa Bay Downs.
(Eclipse Sportswire)

Horse Farms Forever is honored to announce that the inaugural Acorn Conservation Award will be presented to Charlotte Weber, Owner of Live Oak Stud, at the upcoming Conservation Summit on November 23rd at Ocala Breeders’ Sales Company.

The Acorn Conservation Award is given to an individual that has made a significant contribution to the preservation of horse farms in Marion County. Presenting the award to Mrs. Weber will be Mr. Mark Casse, a two-time Hall of Fame trainer, who trained Weber’s horse World Approval. It is fitting that Casse present Weber with the Acorn Award for her efforts to preserve horse farms in Marion County, as they have won many of the top horse racing awards together.

World Approval was named Florida Bred Horse of the Year by the Florida Thoroughbred Breeders’ and Owners’ Association (FTBOA) in 2017. That same year he was also named the Florida-bred Champion Older Male, Florida-bred Champion Turf Horse and Florida-bred Champion Male Sprinter. Weber’s Live Oak Plantation (racing name) was also named the Florida Owner of the Year and her Live Oak Stud was named the Florida Breeder of the Year.

Casse is one of the most respected and decorated horse racing trainers in North America. Over his 50-year career, he has captured many prestigious awards and won several of the top races.

Please join Horse Farms Forever in honoring Mrs. Weber. The Acorn Award Presentation will be a highlight of the Conservation Summit Program on November 23.

About Charlotte Weber

For over 50 years, Weber has owned and managed the expansive 5,000-acre Live Oak Stud. The picturesque farm with the majestic live oak trees and rolling hills is one of the most scenic along SR 40 just west of Ocala. The farm is home to an award-winning Thoroughbred breeding, training, and racing operation. Her homebred Thoroughbreds have won several Breeders’ Cup World Championships, Eclipse Awards, FTBOA awards, and multiple Grade One wins on the dirt and the turf. Weber also raises a large herd of Brahman and Charolais cattle, and a variety of crossbreds.

In addition, the Weber family hosts the Live Oak International Combined Driving and Show Jumping Tournament, one of the largest international-level events in the U.S.

Weber chose Marion County to raise horses and cattle because of the mineral rich soil and Florida’s mild climate.

“The quality of Live Oak’s environment and the excellent climate of Florida contribute greatly to the production of world-class Thoroughbreds. Beneath the canopy of live oak trees, horses benefit from the lush green, nutrient-rich grass covering the gently rolling hills of Live Oak Stud. Romping in the golden Florida sunshine from the day they are born, Live Oak horses grow the strong bones and muscles needed to be champion Thoroughbred racehorses,” states her Live Oak Stud website.

About Mark Casse

Mr. Casse’s numerous accolades include winning two legs of the Triple Crown with two horses in 2019, winning eight Canadian Triple Crown races, induction into the National Museum of Racing and Hall of Fame in 2020, induction into the Canadian Horse Racing Hall of Fame in 2016, and becoming the first U.S. winner of the Royal Ascot’s Queen Anne race in England with Tepin.

Casse’s horse racing roots run deep. Mark and his two brothers followed in the footsteps of their father, Norman Casse, who was one of the founders of the Ocala Breeders’ Sales Company. The third generation has also taken up the reins, as Mark’s son, Norman, is now a successful trainer.

While Casse has found international success, he calls Ocala his home. He and his wife, Tina, own a 135-acre training center in the Ocala Horse Complex. He’s been in Ocala for over 50 years and is proud to pass that legacy on to his family.

Casse strongly supports the mission of Horse Farms Forever to protect the character and culture that horses, horse farms and the horse industry bring to Marion County.

“It was important for me to be involved with Horse Farms Forever because it’s been my entire life. I’ve been in Ocala for over 50 years and that’s why my dad moved to Ocala,” says Casse. “Can you think of a better industry than horses? I don’t want to see them go. You can build around them. This is Ocala and it’s my life!”
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2021 Summit

2021 Summit

by | Sep 21, 2021 | Events, News, Plan

(L to R) Horse Farms Forever Executive Director, Sara Fennessy; OBS Director of Marketing, Wes Peterson; Horse Farms Forever Director of Conservation Strategies, Busy Shires.

Join The Conversation

Horse Farms Forever is pleased to present the 2021 Conservation Summit on November 23rd at the Ocala Breeders’ Sales Company (OBS). Our speakers will be sharing the same stage as OBS grads and Kentucky Derby winners Lil E. Tee, Silver Charm and Medina Spirit!

We are so honored to have John C. Malone, CEO of Liberty Media, as our Keynote Speaker. Mr. Malone is the largest private landowner in North America with over 2.2 Million acres and he will share his inspiration and passion for preserving land. He also owns Ocala’s historic Bridlewood Farm.

Kevin Sheilley, CEO and President of the Ocala Metro Chamber and Economic Partnership (Ocala CEP), will address Marion County’s booming economy and how to balance growth with preserving open space and farms. He will also present the results of the countywide Quality of Life Survey. Find out more about the responses to the Survey questions such as:

  • What do we want our future to look like?
  • What must we build and preserve for future generations?

Let’s Talk, Marion County

The purpose of the Summit is to facilitate the conversation about the two important questions above. Without a strong vision and plan to protect what makes Marion County so special – the open spaces and beautiful places – it could all be lost.

Over the next 20 years, Marion County’s population is projected to grow by about 150,000 new residents and according to the Ocala CEP, approximately 150 families per week have moved into Marion County in the past five years.

What Will Be Our Legacy?

It’s not a question of if we will grow, but how we will grow. Both the Survey and the Summit are the community’s opportunity to take a step back to assess our strengths and weaknesses and work together for the future of Ocala/Marion County.

Horse Farms Forever shares Marion County Commissioner Kathy Bryant’s sentiments about growth.

 “Growth is here and it’s happening. We are not stopping growth. But I will say for me, I think a lot about it. When I drive down the turnpike and I’ve got to go to Orlando and you just see the fields of houses – the rooftop, after rooftop, after rooftop. I don’t want our County to look like that in 20 or 30 years. What kind of legacy are we leaving?” said Commissioner Bryant at the July 7, 2021 Board of County Commissioners workshop.

Have You Seen The New OBS?

Check out the extensive renovations to the Ocala Breeder’s Sales Facility highlighted in their recent Behind the Gate episode aired on Horse Capital TV. We thank Ocala Breeder’s Sales, a founding member, for their hospitality and generosity in sharing this top-notch event facility for our Summit.

How does Marion County feel about its open spaces, horse farms, and quality of life? What matters most to the residents of this County? Find out first as we unveil the results of the Quality of Life Survey at the 2021 Summit.

Meet the Gentle Carousel Miniature Therapy Horses in all their friendly and fuzzy glory. Learn about their rewarding work and mission.

From Tiny Acorns, Mighty Oaks Grow

The Acorn Award, sponsored by Horse Farms Forever, will be awarded for the first time at the Summit. This award will be given annually to a Marion County landowner who has exemplified what it means to protect and honor the open spaces and beautiful places that make Ocala/Marion County unique.

Businesses and Farms In Support

The Summit is presented by Brook Ledge Horse Transportation, and is supported by over 30 businesses, farms and non-profits.

Please join Horse Farms Forever on November 23rd at the Ocala Breeders’ Sales Company to help continue this important Conversation about Conservation.

We hope to see you there!

Sign Up

Seats are filling fast. In-person attendance on November 23 includes lunch and networking time from 11 to noon. The program is noon to 1:30pm. You can also opt to attend the live stream virtually from your location. Deadline for in-person registration is November 9.

Register

Always Watching

We work hard to keep you informed, and to represent our members' interests in preserving our horse farms, farmland and the unique character and culture of Marion County's 193,000 acre Farmland Preservation Area.

Join the herd. Every voice matters.

Join Today!
Join or Donate Now
Classic Mile RAC Reconfiguration

Classic Mile RAC Reconfiguration

by | Aug 8, 2021 | Resolved

Classic Mile Farm and Training Center Rural Activity Center

In 1994, about 15 acres of the overall 540-acre property was designated Rural Activity Center (RAC), which allows for limited commercial development in the rural area. The owner of Classic Mile, Mr. Domenic Martelli, has requested that about five acres of the RAC be moved to front along W. Hwy 40, since the current RAC backs up to one of the horse barns and covers over one of the entrances to the farm on SW 140th Avenue.

According to the July 26, 2021, Marion County’s Planning and Zoning Agenda item, the shift of the RAC’s location will create a net increase of about 1.5 acres to result in an overall 15.13-acre RAC. This change to the Future Land Use Designation from Rural Land to RAC is about 5.2 acres. There is a subsequent decrease of RAC back to Rural Land of about 3.7 acres to create a net increase of 1.5 acres designated as RAC. The requested change in the RAC boundary will continue to comply with the RAC designation standards.

If there are no objections, this item will go on the consent agenda for the Marion County Board of County Commissioners (BOCC) on August 17th and be approved.

Here’s a link to the Marion County Calendar. As of August 6, the agenda for the BOCC meeting has not been posted.

https://marionfl.legistar.com/Calendar.aspx

Here’s a link to contact the Marion County Board of County Commissioners:

https://www.marionfl.org/our-county/board-of-county-commissioners

Busy Shires

What About Zoning?

The Zoning regulations are found in the Land Development Code, which is a separate document with specific guidelines to implement the Goals, Objectives, and Policies of the Comprehensive Plan.

Zoning regulates development through land use classifications and specifies the areas in which residential, industrial, recreational or commercial activities may take place. The Land Development Code was adopted through a series of ordinances by the County Commission, which means that the regulations cannot be changed or waived, except by a further vote of the County Commission.
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