Founder Spotlight

Founder Spotlight

A dedicated group of supporters continues to keep us alive and healthy as our mission gains momentum in the community. Thank you to all who have recognized the importance of open spaces and beautiful places in Ocala/Marion County and the importance of preserving what makes us unique – horses and horse farms.

 

Our Founders initial pledges of $10,000 or more in 2018 got us off the ground and helped us to defeat the toll road in the Farmland Preservation Area. Founders who renew each year are demonstrating their iron clad commitment to continuing the work of preservation. New threats are appearing all the time, and the Founders are behind us all the way. We are beyond grateful.

We would like to thank the Founders that have renewed their 2023 membership with a gift (as of July 2023):



horse-farms-forever-farmland-preservation-area-ocala-marion-county


“horsefeathers!” is situated on 120 acres of land formerly owned by the Plumley family. The Plumleys used this land in their cattle operation. It was purchased in 2014, so these are the first horses on the land. A barn was built and paddocks were fenced. Surrounding the horse property is 430 acres used for raising Wagyu cattle.

Previously, “horsefeathers!” was located on a different farm in Northwest Marion County. At that location, Mary Jane Hunt operated a boutique style nursery for Thoroughbred mares and foals for more than 35 years.

Mary Jane and her husband Bernie Little are committed to the well-being of all the animals in their care. The focus of “horsefeathers!” is to provide a comfortable retirement for the Thoroughbred mares and teaser ponies that were a part of the former nursery operation. The horse population has a few riding horses and a young off-track Thoroughbred that is being retrained for a second career.

 

New to the Herd


We welcome you!

Stone Petroleum

Andy Burns

Kingwood Foxden LLC

Renewing


Thanks for your continued support!

Greater Ocala Dog Club

Peter & Diane Halpin

Gary Bybee

Dressage Naturally

Timothy & Cheryl Holekamp

A dedicated group of supporters continues to keep us alive and healthy as our mission gains momentum in the community. Thank you to all who have recognized the importance of open spaces and beautiful places in Ocala/Marion County and the importance of preserving what makes us unique – horses and horse farms.

 

Our Founders initial pledges of $10,000 or more in 2018 got us off the ground and helped us to defeat the toll road in the Farmland Preservation Area. Founders who renew each year are demonstrating their iron clad commitment to continuing the work of preservation. New threats are appearing all the time, and the Founders are behind us all the way. We are beyond grateful.

 

horse-farms-forever-farmland-preservation-area-ocala-marion-county


“horsefeathers!” is situated on 120 acres of land formerly owned by the Plumley family. The Plumleys used this land in their cattle operation. It was purchased in 2014, so these are the first horses on the land. A barn was built and paddocks were fenced. Surrounding the horse property is 430 acres used for raising Wagyu cattle.

Previously, “horsefeathers!” was located on a different farm in Northwest Marion County. At that location, Mary Jane Hunt operated a boutique style nursery for Thoroughbred mares and foals for more than 35 years.

Mary Jane and her husband Bernie Little are committed to the well-being of all the animals in their care. The focus of “horsefeathers!” is to provide a comfortable retirement for the Thoroughbred mares and teaser ponies that were a part of the former nursery operation. The horse population has a few riding horses and a young off-track Thoroughbred that is being retrained for a second career.

 

horse-farms-forever-farmland-preservation-area-ocala-marion-county

Individual Renewing Founder

Matt Varney is an accomplished real estate professional who started his career in residential site construction and estimating before working for a privately held Florida-based real estate developer; where at just 26, he quickly became the leading salesman in the company.  In 2010 (along with Chris & Rob Desino), Matt started Ocala Horse Properties’ sister company, Wellington Equestrian Realty. Even though Wellington is widely known as one of the most competitive places in the country to sell horse farms, Matt excelled quickly selling more farms than any other realtor in Palm Beach County.

Matt lives his equestrian competitiveness vicariously through his wife, Dr. Courtney Varney, DVM. Matt enjoys accompanying Courtney, an accomplished FEI Dressage rider, USDF gold medalist, and equine veterinarian, to as many competitions as his schedule will allow. Matt and Dr. Varney remain active in helping preserve Marion County’s horse farms with Horse Farms Forever.

horse-farms-forever-farmland-preservation-area-ocala-marion-county

Individual Renewing Founder

As president of the Ocala Symphony Orchestra and Reilly Arts Center, Bill Nassal is an Ocala legend. Internationally, the Nassal Company is the most prestigious fabricator for theme parks and other attractions.

Their showplace Stonecliff Farm in Ocala is highly regarded breeder of Thoroughbred horses.  Cindy’s annual Kentucky Derby party at their showplace Stonecliff Farm are renowned.

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Corporate Renewing Founder

Success is no accident was chosen as Niall Brennan’s motto because it embodies his philosophy of life. Sometimes people are lucky in the horse business but success generally comes from:  hard work, attention to detail, integrity, leaving nothing to chance, and striving to fine tune the quality services of our program are what defines our operation.

Stephanie has been involved in the racing industry for over 20 years. Originally from Western Canada, Stephanie’s background in both show horses, racehorses as well as has a degree in Sales and Marketing help keep the organization running smoothly. Stephanie is very active in aftercare of racehorses, founding Final Furlong to ensure a safe landing for graduates of NBS after their racing career. She is on the board of the Ocala Farm Ministry and the Thoroughbred Retirement Foundation.

Niall was a successful jockey and won his first race at the age of 16 in his native Ireland. He soon discovered his special talents as a trainer and traveled around the world working at tracks and farms in New Zealand, Australia, California and Kentucky, broadening his knowledge of the thoroughbred industry. In 1987, he relocated to Florida to train for George Steinbrenner at his Kinsman farm. In 1991 Niall Brennan presented his first consignment at Select Two-Year-Old sales and since then has consistently ranked as a leading consignor in North America numerous times. Niall is also an active member on the board of The Breeder’s Cup, Ocala Breeder’s Sales Company, Fasig Tipton Sales Company and is the president of the Ocala Farm Ministry.

 

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Corporate Renewing Founder

Jacqueline Mars is the owner and operator of Stonehall Farm, The Plains, Virginia, a working farm that specializes in organic farming, horse training and horse breeding. She retired from a long and distinguished career at Mars Inc., begun by her grandfather as a candy manufacturer and where she was president of the Food Product Group and served on the board. Today, she is a passionate promoter of the arts, conservation, and women’s education. She serves on a variety of boards including the Smithsonian Institution and is president of the Mars Family Foundation.

Horses are deeply rooted in Mars history dating back to the 1930s. Frank C. and Ethel V. Mars’ Milky Way Farm in Tennessee was well known for producing Thoroughbred racing champions, including the 1940 Kentucky Derby Winner, Gallahadion. The SNICKERS® Bar was named after one of their beloved horses. Spanning across generations, the Mars family continues to be involved in a variety of equestrian disciplines and interests including breeding and competing top-class international level eventing horses, Quarter Horses, and Arabians, and caring for retired service horses. Giving back through Equestrian partnerships illustrates the Mars commitment for a better world.

A landowner in Marion County, Ms. Mars has protected over 400 acres of land through donations of conservation easements in the Virginia countryside. Her passion for land conservation is a great example for Marion County landowners.

 

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Corporate Renewing Founder

Owned and operated by the Stroh family, Cloverly Farm is a state-of-the-art hunter jumper show stable located in the heart of the Farmland Preservation Area.

 

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Corporate Renewing Founder

Arthur Appleton, Linda’s father, created Bridlewood Farm in the 1960’s. Since then, more than 100 stakes winners have been bred and raised under the name Bridlewood, and superstar Champion Smarty Jones is among the many top horses trained at the farm. Many top stallions have stood there as well, including Silver Buck (sire of Hall of Fame champion Silver Charm), Skip Trial (sire of Hall of Fame champion Skip Away), and Stormy Atlantic (Champion Juvenile Sire of 2006). Eight stallions will stand at Bridlewood in 2015, all Graded stakes winners: Aikenite, Backtalk, Benny the Bull, Big Drama, Corfu, Fort Loudon, Mach Ride, and Wagon Limit.

Linda and her husband Bill now live in Hailey, Idaho. Linda was a member of the Board of the Sun Valley Center for the Arts for 6 years. Linda and her family are involved in the STEPS scholarship program at The College of Central Florida and she is also a member The Appleton Museum of Art Advisory Council (since 2005). In December of 2008, Linda received the Distinguished Service Award from The College of Central Florida.

While Bridlewood Farm was sold in 2013, Linda is a frequent visitor to Ocala in her continuing role with the Appleton Museum.

 

the-yard-stop
Kinsman Farm/Steinbrenner Family
 

Corporate Renewing Founder

New to the Herd


We welcome you!

Stone Petroleum

Andy Burns

Kingwood Foxden LLC

Renewing


Thanks for your continued support!

Greater Ocala Dog Club

Peter & Diane Halpin

Gary Bybee

Dressage Naturally

Bill & Cindy Nassal

Timothy & Cheryl Holekamp

Robert Desino

Board Member

A principal at Ocala Horse Properties; a real estate brokerage company specializing in the sale of horse farms, properties, raw land in Ocala, FL. A Principal at Wellington Equestrian Realty, a real estate brokerage company specializing in the sale of horse farms, properties, raw land in Wellington, FL. Dual Ocala horse farm owner as well as several vacant land properties.

Linda Bamman

Board Member

Linda was drawn to Ocala by the equine industry. She is an avid equestrian and with her husband owns Laughing Horse Farm. After an extensive career in banking and finance, Linda chose to transition to Florida and pursue her life passion. Laughing Horse Farm is situated on 30 acres and is used to raise and compete event horses, and the local business has evolved over time to now privately train a handful of show jumpers, which are trained and sold with a partner.

 

Linda Bamman

Board Member

For nearly 40 years Nick and his wife, Jaqui, called Ocala home. They own de Meric Thoroughbred Sales which includes a 240-acre farm in northwest Marion County. de Meric Thoroughbred Sales has produced numerous graded stakes winners and OBS sales toppers most recently, at the April sale with a colt by Into Mischief out of Dixie Song for $1.3 million and a filly by Gohstzapper out of Palanka City for $445,000 at the June sale.

 

Elma Garcia

Board Member

Elma and her husband Jim Cannavino chose Ocala as a winter headquarters for Elma’s award-winning passion for dressage. Upon arriving in Ocala, Elma immediately connected with the mission of Horse Farms Forever and became a Founder.

 

Tom Grabe

Board Member

Owner of Endeavor Publications, Inc. – publishers of The Canine Chronicle and The Equine Chronicle. Former managing partner of The Sanctuary Equine Rehabilitation and Conditioning Center. Ocala farm owner.

 

Tom Grabe

Board Member

General Manager of Bridlewood Farm since 1989. Forever a fan of the cultivation of top-quality equine athletes and Marion County as the ideal place for a thriving horse industry.

 

Paul Kaplan

Board Member

Retired partner of Wellington Management Company where he served as senior vice president and portfolio manager.  Owner of a horse farm in northwest Ocala.

 

Bernie Little

Board Member

Retired owner of wholesale beverage distribution business.  Extensive business investments and relationships. Ocala horse farm owner.  Ocala cattle farm owner.

 

Bernie Little

Board Member

As an international champion, co-president of Live Oak International, and advocate for equestrian sports he is the ideal addition as a Director of Horse Farms Forever. Chester, like many of our members, responded to the threat on the Farmland Preservation Area immediately becoming a Founder Member of Horse Farms Forever in June of 2018.  Chester observed the rapid growth, accomplishments, and necessity of Horse Farms Forever. When approached to join the board, Chester welcomed the opportunity to further his commitment to Ocala/Marion County, the Farmland Preservation Area, and the equestrian community.

 

Contact the County about the EAR:

For any additional questions regarding the EAR process, please email Planning@MarionFL.org with your subject line including 'EAR' or call us at 352-438-2675 & ask for a planner.

https://www.marionfl.org/agencies-departments/departments-facilities-offices/growth-services/planning-zoning/ear

The workshops will be livestreamed. Check the County’s agenda webpage for the link: https://marionfl.legistar.com/Calendar.aspx

Questions About Membership and Sponsorship?

Sara Fennessy, Executive Director

859-553-5510

Welcome Serenity Spring Farm, New HFF Founder Member!

Welcome Serenity Spring Farm, New HFF Founder Member!

Bob Utley and Elisabeth Brinton of Serenity Spring Farm with Miss Minnie Pearl

The opening of the World Equestrian Center (WEC) has attracted the horse world from far and wide to Marion County. Elisabeth Brinton and Bob Utley have lived abroad and traveled the world for most of their professional careers. They recently purchased a horse farm in the Farmland Preservation Area (FPA) and joined Horse Farms Forever as Founder Members.

Elisabeth riding Gloria on the farm.

Elisabeth is a competitive show jumper. She is also a global sustainability expert and successful builder of global businesses for strategic corporate investors and private capital. A few years before her retirement as a senior executive with Microsoft, she and Bob began searching for a U.S. based horse farm. They reached out to Matt Varney, a realtor and broker with Ocala Horse Properties, to find the perfect farm.

The Place to Be

They could have chosen one of many equestrian areas around the world, but they chose to buy a farm in Marion County because of WEC. But most importantly, they wanted their farm to be located in the Farmland Preservation Area (FPA).

“We carefully selected our horse farm and made a deliberate choice to be close to WEC and in the FPA,” says Elisabeth. “As a competitive show jumping rider and passionate horse owner, moving here is not only the fulfillment of a life-long dream to own a beautiful farm, but equally an amazing relief to be back home in the USA and in our wonderful state.”

“Our partnership and program is based on the shared values of excellence in horse care, quality preparation, complete wellness of horse and rider, ethical goal-oriented training, performance and fun,” states the SSF website.

Enchanted

While being located in close proximity to WEC was important for their horse farm, Elisabeth and Bob were also both enchanted by the natural beauty of Marion County.

“We love all of the outdoor activities here and we also love the springs and going kayaking,” says Elisabeth. “We even named our new horse farm Serenity Spring Farm after the spring fed pond on the farm.”

Elisabeth’s husband Bob is an avid marathon runner. He trains several days a week on the Greenway. “I don’t run, but I hike and then Bob and I meet for a coffee date on Mondays,” she shares.

Lifelong Conservationists

Prior to moving abroad, Elisabeth’s professional career in sustainability started in California where she helped introduce legislation to help protect parks from incompatible land uses that may cause light pollution or run-off. She also helped establish carbon credits for land, founded two land trusts, and helped protect access for equestrians to horse trails.

Elisabeth’s life-long support of land conservation and natural resource protection inspired her to join Horse Farms Forever® (HFF) as a Founder Member because she resonated with HFF’s mission, as well as the organization’s balanced position regarding development and conservation.

“It’s all about good planning and identifying those areas to protect. While at the same time, we need hotels, roads and we moved here because of WEC,” she states. “But I am well aware that without the hard work of Horse Farms Forever, my farm and this whole region would not be protected from the proposed toll road.”

While their farm is located in the FPA, she is just as supportive of conserving the horse farms that are not located in the FPA.

“I live in the FPA, but I also support those southern areas around the Florida Horse Park and the Greenway,” she says. “The farms around the Greenway and the Florida Horse Park are just jewels that also need to be protected.”

Horse Farms Forever® is honored to have Elisabeth, Bob, and Serenity Spring Farm as part of the world-wide team to help inspire the conservation of horse farms in Marion County!

HFF would also like to thank Elisabeth for volunteering her time to serve as a professional facilitator for the TDR Roundtable on April 14 at Golden Ocala Golf & Equestrian Center.

 

 

Rick Pruetz shares his Marion County findings and Elisabeth Brinton – Corporate Vice President of Sustainability, Microsoft (retired) and HFF Founder Member facilitates the discussion. 

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.

Contact the County about the EAR:

For any additional questions regarding the EAR process, please email Planning@MarionFL.org with your subject line including 'EAR' or call us at 352-438-2675 & ask for a planner.

https://www.marionfl.org/agencies-departments/departments-facilities-offices/growth-services/planning-zoning/ear

The workshops will be livestreamed. Check the County’s agenda webpage for the link: https://marionfl.legistar.com/Calendar.aspx

Watchdog Alert! RaceTrac Plans Farmland Preservation Area Invasion

Watchdog Alert! RaceTrac Plans Farmland Preservation Area Invasion

RaceTrac has targeted land and begun discussions with the County to build a truck stop in the Farmland Preservation Area. RaceTrac is a great family business story, and their facilities are first class.  There’s nothing wrong with them or what they want to build.

What’s wrong is where they want to build it, deep inside the Farmland Preservation Area on rural land with agricultural zoning. It’s just not a compatible land use.

Wrong Location

The site is at the intersection of 329 where it meets 301/441 just before the “Y” where 301/441 split in northwest Ocala. It is right near both the North Marion High and Middle schools. You can see that the area is predominantly large, open pastures.

Incompatible Zoning

In order to approve this use, the County would have to:

  • Amend the Comprehensive Plan to change the Future Land Use from Rural to Commercial.

  • Change the zoning from Agricultural to Business.

  • Contradict the unanimously passed HFF Amendment.

Sprawl-Inducing

Truck stops depend on traffic to make a profit. Look at what grew up around a similar RaceTrac in Lithia Springs, Georgia:

  • SPRAWL!
  • Big Box Stores
  • Distribution Centers

Better Alternatives Exist

Locations with compatible zoning are plentiful

This is Horse Country

Ocala is the Horse Capital of the World®. There is one horse for every four people. The equine industry accounts for one-fifth of the county’s workforce, land use and economy. For Ocala, the equine industry is the bedrock of our economic strength, infrastructure, and identity; it’s like vineyards are to Napa Valley, like corn is to Iowa.

Respect and Protect 

The foundation for this equestrian mecca is the simple fact that for there to be horses, there must be horse farms. Ocala is home to thousands of horse farms and training centers, mostly concentrated in the Farmland Preservation Area. What makes the Farmland Preservation Area so special and worthy of protection?  Why was it established and what makes it unique?

Valuable Natural Resources

The answer is simple, it’s the soil and the water. The boundaries of the Farmland Preservation Area were drawn around one of the richest concentrations of number 8 soil in the country. Number 8 soil is special because it is a thin layer of nutrient rich dirt sitting atop a massive lime rock formation known as the Ocala Ridge. This almost pure limestone is full of calcium carbonate, a key ingredient in building strong bones and muscles in horses.  

Silver Springs is the largest artesian spring in the world. The Farmland Preservation Area cradles both the primary and secondary protection zones for Silver Springs and Rainbow Springs within its boundaries.

The People Have Spoken

The majority of the community agrees.  We support that statement with the results of the Quality-of-Life Survey in 2021.  The community spoke loudly when asked, “What do you think is the most important issue facing Marion County today?”

The number one answer was Preservation of Land and Natural Resources.

When asked, “Is it crucial to maintain the Marion County area and its resources to ensure that the legacy as the Horse Capital of the World™ will remain for future generations?”

90% agreed, the highest score on the survey.

The County Agrees

In addition, the majority of the commissioners agree.  We support that statement with the unanimous passage of the Horse Farms Forever Amendment in 2022.

Policy 3.3.1: Elements of Rural Character

The County shall preserve and protect rural and equestrian/agricultural character within the Rural Lands, specifically the Farmland Preservation Area, by requiring that all appropriate future development activities within this Area preserve, support, and enhance the fundamental elements of rural character set forth below, and further requiring that all Zoning Changes and Special Use Permits within the Farmland Preservation Area be consistent with and preserve, protect, support, and enhance the rural, equestrian, and farmland character of the Farmland Preservation Area.

We ask RaceTrac to recognize the role that horses, horse farms and the Farmland Preservation Area play in the character and culture of this community, and to respect the integrity of the rural land in the Farmland Preservation Area.

Contact the County about the EAR:

For any additional questions regarding the EAR process, please email Planning@MarionFL.org with your subject line including 'EAR' or call us at 352-438-2675 & ask for a planner.

https://www.marionfl.org/agencies-departments/departments-facilities-offices/growth-services/planning-zoning/ear

The workshops will be livestreamed. Check the County’s agenda webpage for the link: https://marionfl.legistar.com/Calendar.aspx

Happy 5th Anniversary!

Happy 5th Anniversary!

Five years is a sweet anniversary.

Five Years = Strength and Wisdom

This year, Horse Farms Forever is celebrating our five-year anniversary. The traditional five-year anniversary gift is wood, which symbolizes strength and wisdom. Over the past five years, we have gained strength to defend the Farmland Preservation Area and shared wisdom from local, regional and national experts about how to protect our horse farms, natural resources, and quality of life.

Strength in Numbers

We were founded in 2018 to inspire the conservation of horse farms through education, awareness and idea exchange. Horses and horse farms create the character and culture that define Marion County. Without horse farms, there are no horses. The horse farms and open spaces nurture a thriving equine industry and assure that this sense of place is protected for future generations.

Our strength as an organization is based on a solid level of support from the community. While founded by a small group of horse farm owners, HFF has now grown into a coalition that includes thousands of members and supporters. We have strong support from the business community and many of the largest landowners and developers in the county. They all recognize the importance of a thriving equine industry, which represents over one-fifth of our economy and workforce.

The Big Picture

Marion County covers about 1.1 million acres. The Farmland Preservation Area (FPA) encompasses close to 200,000 acres in the northwest. It was designated as an important area for protection by the County in 2004 because of the presence of rare and nationally significant agricultural soils that are limestone-rich and ideal for raising livestock. The FPA also contains the primary and secondary springs protection zones for Silver Springs and Rainbow Springs, which serve as the lungs for our County’s clean water.

To uphold our global brand as the Horse Capital of the World® in the face of today’s growth pressures, we must protect the land. We are not anti-growth. Rather, we are actively involved in encouraging smart growth that coexists with conservation.

Sharing Wisdom

In five years, we have firmly established a seat at the table and have a good working relationship with our Marion County Commissioners, County staff and other major stakeholders. The HFF staff members are active every day, attending countless hours of hearings, meetings and workshops.  We review every zoning, land use and special permit application for potential threats to horse farms, especially in the Farmland Preservation Area.

As Marion County grows, our mission has become even more relevant, as we work to strengthen the boundaries of the Farmland Preservation Area and the policies in the Comprehensive Plan and Land Development Code by working with local, regional and national experts to further preserve and protect horse farms and rural farmland, especially in the Farmland Preservation Area.

Let’s take a brief walk together through the impactful changes that HFF has made:

Coastal Connector Toll Road Stopped

In 2018, we joined other major stakeholders to stop the proposed Coastal Connector Toll Road through the heart of the FPA. In the end, the Florida Department of Transportation designated the FPA as an Avoidance Area for future toll road planning.

New FPA Signs

HFF partnered with Marion County to help highlight the FPA with the design and installation of new signage that includes the horse. We funded the printing and distribution of dozens of new signs so that the size and beauty of the area could be more clearly recognized and appreciated.

World Equestrian Center agreement

HFF reached an agreement with the WEC leadership to save 275 acres from being removed from the FPA. 

ATV Racetrack Stopped

HFF lead the charge to stop the development of an ATV park and ¼-mile drag strip in the heart of the FPA and a large area of horse farms.

Quality of Life Survey

HFF served as the catalyst for the Quality-of-Life Survey to gauge the community wide support for preserving horse farms and the FPA. Over 90% of the community designated farmland preservation as the #1 issue facing the county.

conservation summit

HFF hosts two annual events focused on protecting horse farms and the FPA, a Speaker Series in the spring and a Conservation Summit in the fall.

HFF Amendment

HFF successfully amended the Marion County Comprehensive Plan to add further protections to the FPA by more tightly defining rural character and compatible land uses.

Land Development Amendment

HFF has applied to amend the Marion County Land Development Code to add further protections from subdivision of rural parcels in the FPA.

Conservation Easements

HFF is working with the county leadership and other stakeholders to refine the Transfer of Development Rights Program to make it more effective and functional, adding further protections to the FPA with conservation easements.

Join the herd and help us as we continue to advance the Conversations about Conservation in Marion County.

May the next five years see even more progress!

Contact the County about the EAR:

For any additional questions regarding the EAR process, please email Planning@MarionFL.org with your subject line including 'EAR' or call us at 352-438-2675 & ask for a planner.

https://www.marionfl.org/agencies-departments/departments-facilities-offices/growth-services/planning-zoning/ear

The workshops will be livestreamed. Check the County’s agenda webpage for the link: https://marionfl.legistar.com/Calendar.aspx

From Gilbert’s Hardware to Dollar General: Rural Activity Centers in the FPA

From Gilbert’s Hardware to Dollar General: Rural Activity Centers in the FPA

The Flemington Store, at the corner of W Hwy 318 and N Hwy 329, in the heart of the Farmland Preservation Area. There is now a Dollar General across the street.

Family Dollar Store to be built in the FPA

Soon there will be a new Family Dollar store in Orange Lake at the intersection of W Hwy 318 and US Hwy 441. While this intersection is one of the gateways to the Farmland Preservation Area (FPA), it is located in one of the 10 Rural Activity Centers (RAC) that are designated for this exact type of business. The property already has the correct land use/zoning and is being built by BP 5440 Micanopy, LLC and the Contineo Group. 

Marion County’s comprehensive plan allows for limited commercial and residential development in designated Rural Activity Centers (RAC) (Policy 2.1.21) The new Family Dollar store is a perfect example of what the RACs were designed for – to allow small mixed use commercial islands within the rural areas to help residents and businesses meet some of their daily needs and to reduce trips to the urban areas.

At the intersection of CR 318 and 441 in Orange Lake, all four corners have the RAC land use and it encompasses about 57 acres. In 2021, the rural community of Flemington grew with a new Dollar General store, which is located in the Flemington RAC. All four corners of the intersection of W Hwy 318 and N Hwy 329 are included in the RAC. The new Dollar General is located across the street from the old Flemington Store, which has been a part of the community for over 50 years. The new store is a little bit of a stark contrast with the old store and its white clapboard siding and rusty metal roof.

Marion County’s comprehensive plan does not include design guidelines for the 10 RACs to help protect the rural character of the FPA, but there are design guidelines for the area around the Florida Horse Park as part of the CR 475A Visual Enhancement Gateway Development Overlay. The design guidelines cover signs and include additional buffering and landscaping as well as the optional addition of a three-board fence.

While the design elements are not required for the new Family Dollar, if the company included them, it would be a symbolic statement to the community that Family Dollar supports protecting the character and culture that horses and horse farms create in the FPA.

Groceries, Gas, Baling Twine… 

Marion County’s rural area is vast. Just the Farmland Preservation Area is 193,000 acres. The RAC future land use designation allows for mixed use nodes of residential and commercial uses, including agricultural-related commercial uses. These commercial islands within the rural areas are beneficial because they help residents and businesses meet some of their daily needs and also reduce trips to the urban areas.

Some of the additional commercial uses allowed in RACs include hardware stores like Gilbert’s Hardware at the intersection of Hwy 225A and CR 326, gas stations, post offices, and grocery stores. In the Blitchton area, on US 27 near H.I.T.S. and many of the sport horse farms, there are 3 feed stores and 2 restaurants – Berrettini Feed Specialists, Larsen Hay and United Hay for horses and The Beach and Yum Yum Kitchen for riders and trainers – important services conveniently-located for hard working equestrians.

In addition to the commercial development, the RAC allows for higher density residential development. In the RAC, up to two dwelling units per acre are permitted. Even in the FPA, the residential density can be up to two dwelling units per acre inside the RAC.  Outside of the RAC, to help protect the rural character of the FPA, the zoning is one dwelling unit per 10 acres.

The development standards for RACs – the distance from the intersection, the allowed uses, the set backs and the building heights – are the same no matter where they are located, even if the RAC is located inside the Farmland Preservation Area (FPA).

For commercial uses, the floor area ratio is 35% – that means that the buildings can only occupy 35% of each parcel.

For properties that are not located in the RAC and are zoned Agriculture (A-1), landowners are permitted to set up a roadside stand to sell hay or vegetables that are grown on the same property.

The RAC Pack

There are 10 RACs dispersed throughout the FPA that average about 54 acres each. When you combine the acreage, that is about 540 acres. However, the size of any RAC can be expanded to a maximum of 96 acres, if it meets the criteria:

  • No greater than ¼ mile or 1,320 feet from the center of the intersection;
  • 85% developed; and
  • at least 5 miles from another RAC.

These 10 RACs all have a Future Land Use designation of RAC, but for some parcels, the Zoning is not RAC.

Marion County has two RAC classifications: a land use designation and a zoning classification. The Future Land Use (FLU) designation is a generalized classification and sets the development densities. The Zoning specifies which exact uses are allowed versus prohibited on that parcel. This is important to distinguish because a parcel could be designated with a FLU RAC, but have a Zoning of A-1 for agricultural use instead of commercial use. In order for the FLU RAC parcel to be used for commercial purposes, the Zoning would have to be changed. There are some “grandfathered in” exceptions for historically-zoned commercial properties with RAC Land Use that are treated as if they also have RAC Zoning.

HFF Text Amendment: A Chance to Change

If a parcel in a RAC does not have the correct zoning, then the zoning has to be changed in order for potential applicants to build a commercial or residential building. Through this zoning change process, there is an opportunity to submit public comments to the Planning & Zoning Commission and to the Board of County Commissioners because the Horse Farms Forever® Amendment enhances the definition of Rural Character and further requires that all applications for Zoning Requests and Special Use Permits “be consistent with and preserve, protect and support and enhance the rural, equestrian, and farmland character of the Farmland Preservation Area.”

As part of Horse Farms Forever’s role in protecting the character and culture of the Farmland Preservation Area, we are actively monitoring all applications that are submitted for consideration.  Watch our posts and blogs for updates and opportunities to make comment as RAC’s come up for zoning changes. Please join us as a member and support our efforts to uphold Marion County’s rural lifestyle and brand as the Horse Capital of the World®.

Click on each of the RAC’s below to see a detailed map provided courtesy of Marion County’s Interactive Map:

The maps were created using Marion County’s online map. The maps show the the size and location of parcels designated with a FLU of RAC in each of the 10 areas within the FPA. The online map viewer is not intended to be a legal document but rather for reference. We thank the County for providing this helpful resource.

1. N Hwy 329/W Hwy 318 - Flemington

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2. NW 193rd Street/N US Hwy 441 - Orange Lake

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3. W Hwy 318/N US Hwy 441

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4. W Hwy 316/NW Hwy 225 - Fairfield

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5. W Hwy 329/NW Gainesville Road - Lowell

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6. CR 326/NW Hwy 225A - Gilbert's Hardware

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7. W Hwy 326/US 27 Blitchton

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8. NW Hwy 464B/US 27 - Fellowship

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9. FL 40/NW 110th Avenue

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10. FL 40/SW 140th Avenue

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Commercial uses on World Equestrian Center (“WEC”) designated lands in the Rural Area

For land located in the Rural Area that is also part of the World Equestrian Center (WEC) Planned Unit Development, there is a different land use classification called World Equestrian Center (WEC). (Policy 2.1.28.) The WEC designation allows for commercial uses, recreational uses, residential uses, recreational vehicle parks (“RVP”) and mixed uses. Any commercial uses on World Equestrian Center (“WEC”) designated lands in the Rural Area (i.e., outside the Urban Growth Boundary) are limited to equestrian-related uses associated with the World Equestrian Center.

Examples of equestrian-related uses include polo fields, equestrian arenas, equestrian instruction facilities, veterinary clinics, farriers (non-mobile), stables and barns, and feed stores and tack shops. Any and all accessory uses to equestrian-related uses are ancillary and incidental to such equestrian related use and are located on the same lot or parcel as the principal equestrian-related use. The maximum density for residential uses within the WEC Rural Area is (1) dwelling unit per ten (10) gross acres.

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.

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.

Horse Farms Forever Hosts Roundtable on Transfer of Development Rights

Horse Farms Forever Hosts Roundtable on Transfer of Development Rights

The Horse Farms Forever TDR Roundtable meeting on Friday, April 14th at Golden Ocala Golf & Equestrian Club was an opportunity for 25 community stakeholders to provide feedback about Marion County’s Transfer of Development Rights program. The purpose of the TDR program is to help protect farmland and natural resources in Marion County by providing financial incentives to landowners and program participants.

Photos by Sean Dowie.

On Friday, April 14th before our Spring Speaker Series event at Golden Ocala, Horse Farms Forever® (HFF) held a Roundtable meeting with a diverse group of 25 community stakeholders to provide feedback on Marion County’s Transfer of Development Rights (TDR) program.

Since the County’s TDR program is a key component in protecting the Farmland Preservation Area (FPA), HFF hired Rick Pruetz, an FAICP professional planner and nationally known expert on TDR programs to evaluate the program to determine why the program is underutilized. Rick compiled his research into a Preliminary Findings Report, which was presented at the Roundtable on April 14th.

HFF decided to focus on the TDR program because while the boundaries of the FPA and the protective language of the HFF Text Amendment are included in Marion County’s Comprehensive Plan, these can both be changed with a 3-2 vote of the County Commission. The only way to permanently protect land from development is with a conservation easement, and the TDR program is one of the programs available to landowners who want to preserve their land.

If a landowner chooses to participate in the TDR program and preserve their land with a conservation easement, they receive Transferable Development Credits (TDCs) which they can sell to another landowner to increase the density of designated lands inside Marion County’s Urban Growth Boundary.

A Well-Rounded Discussion

Members of the TDR Roundtable included top leadership at the County including Marion County Commissioner Michelle Stone, County Administrator Mounir Bouyounes, and Assistant County Administrator Tracy Straub. The Growth Services Department was represented by Director Chuck Varadin, Deputy Director Kenneth Weyrauch, and Senior Planner Christopher Rison. In addition, several land use planners and attorneys, two of the largest landowners, one of the top real estate firms, two HFF Board Members, and a representative from On Top of the World, also participated in the Roundtable discussion.

The goal of the TDR Roundtable was to provide feedback on Rick’s Preliminary Findings Report and to determine if there was consensus to move forward with updating the program.

The Roundtable was facilitated by HFF Founder Member Elisabeth Brinton, former Corporate Vice President of Sustainability at Microsoft, who also owns a horse farm in the FPA. There was a lively discussion about why the program was not working and how it might be improved, but with Elisabeth’s tactful facilitation of the diverse viewpoints, the stakeholders agreed to move forward with Phase 2 of the TDR Review Program.

What We Learned

Some of the feedback from the Roundtable included:

While Phase 1 focused on providing feedback on the Preliminary Findings Report, Phase 2 will focus on how, and if, to move forward with updates to the TDR program.

Ten Factors for Success

Rick evaluated Marion County’s TDR Program against a framework of the ten factors found in the most successful TDR programs in the United States. He concluded that Marion County’s program ranked high in the public’s support for farmland preservation, but could benefit from work in four of the ten factors.

“Marion County shows strong public support for the preservation of the Farmland Preservation Area, which has been a feature of the County’s Comprehensive Plan for almost two decades,” the Preliminary Findings Report stated.

Out of the ten factors, Rick recommended focusing on four factors that would be most important to the success of the Marion County TDR program:

  1. Reduce Ability to Gain Increased Development Potential Without Using TDR
  2. Create More Demand for TDR
  3. Form a TDR Bank
  4. Determine an Effective Price for Transferable Development Credits (TDC)

As part of Phase 2, Rick will compile a Findings Report. This report will incorporate the suggestions from the Roundtable and additional input from the community. Then, sometime in late summer or early fall, HFF will host another TDR Roundtable. This meeting may be a held as a public workshop so that all five of the Marion County Commissioners are able to attend.

The TDR program is one of the tools available to landowners, who want to preserve their farm, but the program needs to be updated in order to transform it into a win-win solution to inspire both landowners and developers to utilize the program.

Mounir Bouyounes, Marion County Administrator, addresses the roundtable discussion, while Matthew Brockway, Shareholder & Treasurer, Icard & Merrill and HFF Attorney; County Commissioner Michelle Stone; and Marion County Assistant Administrator, Public Works and Growth Services, Tracy Straub listen alongside him.

Fred Roberts, Jr., Attorney, Klein & Klein, LLC; Chuck Varadin, Director, Marion County Growth Services; and Kenneth Weyrauch, Deputy Director, Marion County Growth Services

Rick Pruetz shares his Marion County findings and Elisabeth Brinton,  Corporate Vice President of Sustainability, Microsoft (retired), HFF Founder Member, facilitates the discussion.

The Roundtable included many of the County’s most prominent developers and planners. They are a critical part of any discussion of TDRs.

Join the Conversation

Horse Farms Forever invites you to be a part of this important community wide conversation about how to protect the Farmland Preservation Area. With your support, we can help preserve land and natural resources and also steer growth to appropriate areas in the Urban Growth Boundary.

Back Row L to R:
Chuck Varadin, Director, Marion County Growth Services
Kenneth Weyrauch, Deputy Director, Marion County Growth Services
John Rudnianyn, CCIM, ALC, International Property Services, Corp.
Paul Kaplan, Wellington Management Co. (retired), HFF Founder and Director
Matthew Brockway, Shareholder & Treasurer, Icard & Merrill, HFF Attorney
John Piotti, President, American Farmland Trust
George Isaacs, General Manager, Bridlewood Farm, HFF Founder and Director
Paolo Mastroserio, P.E., Mastroserio Engineering, Inc.
Bernie Little, President and Founder, Horse Farms Forever, Inc.
Matt Varney, Realtor/Broker, Ocala Horse Properties, HFF Founder Member
Robert Batsel, Jr., Attorney, Gooding & Batsel, PLLC
Todd Rudnianyn, CCIM, International Property Services, Corp.
Jimmy Gooding, Partner, Gooding & Bastel, PLLC
Fred Roberts, Jr, Attorney, Klein & Klein, LLC.
Rick Pruetz, FAICP

Front Row L to R:
Michelle Stone, Marion County Commissioner, District 5, Representing the Farmland Preservation Area
Christopher Rison, Senior Planner, Marion County Growth Services
Paul Caspersen, Director of Planned Giving, American Farmland Trust
Mounir Bouyounes, P.E., County Administrator, Marion County
Sara Powell Fennessy, Director of Community Affairs, HFF Staff
Busy Shires, Director of Conservation Strategies, HFF Staff
Tamara Fleischhaker, Chief Experience Officer, Ocala Metro CEP
Elisabeth Brinton, Corporate Vice President of Sustainability, Microsoft (retired), Owner, Serenity Spring Farm, HFF Founder Member
Kenneth Metcalf, AICP, Dir. of Planning & Development Services, Stearns Weaver Miller, P.A.
Tracy Straub, P.E., Assistant County Administrator, Public Works & Growth Services
David Tillman, P.E., Tillman & Associates Engineering, LLC

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.