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The Racetrac Shenanigan

The Racetrac Shenanigan

by | Feb 22, 2024 | News, Resolved

RaceTrac has applied to build a truck stop deep inside the Farmland Preservation Area. The County says truck stops are not compatible on agricultural land, so RaceTrac has applied to change the zoning and made some modifications to the plan so that it looks more like a gas station. It’s a shenanigan! Like a wolf in sheep’s clothing, RaceTrac is hoping that the disguise will get them in the gate. Once they’re in, the incremental change to a full-scale truck stop will be hard to fight. Let’s take a closer look at this “sheep-nanigan” so we can see the teeth and claws hidden under the fluff.

The Shenanigan

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. It is a quiet rural neighborhood with one exception. The convergence of 301 and 441 creates a high traffic count.

Especially for trucks headed to and from Jacksonville. 

RaceTrac has applied to rezone an agricultural parcel in the FPA to Rural Commercial, a restricted, specialty classification. Rural Commercial is only available to legacy commercial parcels that are agricultural related and appropriate on Rural Lands.

Perhaps you’ve never heard of Rural Commercial zoning – seems like an oxymoron! Is it rural or is it commercial? It’s understandable if you have never heard of it.  Of the 281,000 parcels in the County, only 20 have this legacy zoning. That’s just 0.007%.

According to our research, no one has ever applied to rezone a parcel with Rural Land use from Agricultural to Rural Commercial … until RaceTrac.

Truck Stops are not allowed in Rural Commercial zoning. So, RaceTrac is calling this project a “rural agricultural convenience store and gas station.”

The Disguise

How do you make a truck stop look like a gas station?

RaceTrac’s answer is to remove the semi-truck parking, but keep the semi-truck fueling lanes. Take a look at this site plan. The gas pumps are in the front and the diesel truck lanes are in the back. If you’ve ever been to a truck stop, you’ll recognize the pattern.

When’s the last time you saw a truck stop with semi-truck fueling lanes but no semi-truck parking? They have to park somewhere, even temporarily, and they will. On all that space in the back.

How long will it be before that open space has semi-trucks parked on it? Who will be able to stop it then?

My What Big Teeth You Have

Truck stops depend on traffic to make a profit. Look at what grew up around a similar RaceTrac in Lithia Springs, Georgia: big box stores, distribution centers, fast food, you name it. If RaceTrac is allowed to use Rural Commercial zoning, then the sky’s the limit for a commercial invasion of the Farmland Preservation Area.

If this truck stop is “agricultural related and appropriate for rural lands” then what else will developers argue for? A Bucc-ees on the opposite corner? A Walmart? How much farther behind are a wider road, faster speeds, on- and off-ramps, and lighting 24/7? URBAN SPRAWL is knocking on the door.

A Break in the Fence?

In order to get to the sheep, this wolf has to clear some hurdles. The first hurdle is the restriction to agricultural related commercial uses.

Is a RaceTrac truck stop an agricultural related use? Of course not! The USDA says “agricultural related use” means lands, buildings, or structures, used, designed, or intended for use for the purpose of a bona fide farming operation.

Selling salads does not make it agricultural. Providing diesel fuel for off-road vehicles doesn’t make it agricultural. There are already two small, legacy-zoned gas stations in that area to serve that need.

The second hurdle requires the use be appropriate on Rural Lands.

Is a truck stop appropriate on Rural Lands? The Marion County Comprehensive Plan says no! That’s abundantly clear.

The third hurdle is that all undeveloped commercial parcels located in the Rural Lands shall rezone to Rural Commercial.

The RaceTrac parcel is an undeveloped agricultural parcel. It does not qualify for the Rural Commercial zoning.

It should take some fancy footwork to get past those first three hurdles addressing the intent of the Rural Commercial zoning classification, but if RaceTrac clears those, the fourth hurdle is permitted uses. 

If you are agricultural related, appropriate on rural lands, and an undeveloped commercial parcel, then convenience store/gas station is a permitted use. Truck stops are not a permitted use. The Land Development Code says truck stops are not permitted on Rural Lands.

If RaceTrac can convince the County that they meet both the intent of the classification and the permitted use, they will face the fifth and highest hurdle: the Comprehensive Plan. 

Objective 3.3.1

All Zoning Changes and Special Use Permits within the Farmland Preservation Area must be consistent with and preserve, protect, support, and enhance the rural, equestrian, and farmland character of the Farmland Preservation Area.

A truck stop does not clear this hurdle.

Common Sense

If it walks like a truck stop, quacks like a truck stop and acts like a truck stop, it’s a truck stop! Our County has done good work to protect the Farmland Preservation Area through zoning and the Comprehensive Plan. Because it can’t undo those protections, RaceTrac is seeking to find and exploit a loophole.

It’s a sheep-nanigan. We hope you don’t fall for it.

Don’t let RaceTrac pull the wool over your eyes.

RaceTrac’s application for zoning will face a public hearing on March 19th. We urge you to show up along with us and exercise your right to public comment. Please also reach out to your County Commissioners to thank them for their longstanding support for farmland preservation and ask them to continue to uphold the Comprehensive Plan’s protections for the Farmland Preservation Area. Your voice matters and it makes a difference.

Email the Commissioners

It is the vision and mission of Horse Farms Forever to inspire conservation of horse farms through education, awareness and idea exchange so as to preserve natural pasture land focusing on horses and their habitats, to protect soil and water on which they depend, and minimize land use conflicts
in Marion County, Florida.

We are watchful of government and others to preserve and protect horse farms and farmland for future generations - especially in the Farmland Preservation Area. We are neither anti-growth nor anti-development; we encourage urban growth to remain inside the Urban Growth Boundary.

Horse Farms Forever® is a Florida not-for-profit corporation registered with the Florida Department of Agriculture and Consumer Services as a charitable organization and approved as a tax-exempt 501(c)(3) corporation by the Internal Revenue Service. Horse Farms Forever® does not have a political mission. Our status as a 501(c)(3) charitable organization does not allow us to participate or intervene in political activities. The organization will neither advocate on behalf of political candidates nor advocate for the passage of legislation.

 

Join or Donate Now
Conservation Summit 2023

Conservation Summit 2023

by | Aug 10, 2023

A Conversation About Conservation with CARLTON WARD, JR.

Thursday, November 16th at Ocala Breeder's Sales

 

Hear from the National Geographic Explorer and Conservation Photographer as he shares the story about how photographing the elusive and endangered Florida Panther in south Florida led to the Florida Wildlife Corridor Act and $800 million in funding for the corridor. Carlton’s quest was documented in  Path of the Panther, an award-winning film produced by Leonardo DiCaprio.

We will also hear from Mallory Lykes Dimmitt, CEO of the Florida Wildlife Corridor Foundation and Traci Deen, President and CEO of Conservation Florida.

5:00 pm – 7:00 pm, light fare and libations served

Learn About the Florida Wildlife Corridor

Path of the Panther Book Signing

 

Carlton Ward, Jr. will sign copies of Path of the Panther hard copy book, published by National Geographic. The book is full of stunning images of the Florida Panther. Foreword by Carl Hiaasen.

Speakers
Agenda
Tickets
Sponsorship

Along With a Beautiful Herd of Sponsors:

Gold

Cone
kinsman Farm Horse Farms Forever Ocala Marion County
Live Oak Stud Ocala Marion County Florida

 
 
 
 

 
Perla Boord
Paul and Ann Kaplan
Dave and Ann Quanbeck 
Bill Kearns
 

Silver

Bronze

     

Media Partners

 

 

 

 

  

For an official press release, images and press passes, go here.

And Special Guests:

 

Welcome Serenity Spring Farm, New HFF Founder Member!

Welcome Serenity Spring Farm, New HFF Founder Member!

by | Jun 22, 2023 | News

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. 

Visit:
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.

It is the vision and mission of Horse Farms Forever to inspire conservation of horse farms through education, awareness and idea exchange so as to preserve natural pasture land focusing on horses and their habitats, to protect soil and water on which they depend, and minimize land use conflicts
in Marion County, Florida.

We are watchful of government and others to preserve and protect horse farms and farmland for future generations - especially in the Farmland Preservation Area. We are neither anti-growth nor anti-development; we encourage urban growth to remain inside the Urban Growth Boundary.

Horse Farms Forever® is a Florida not-for-profit corporation registered with the Florida Department of Agriculture and Consumer Services as a charitable organization and approved as a tax-exempt 501(c)(3) corporation by the Internal Revenue Service. Horse Farms Forever® does not have a political mission. Our status as a 501(c)(3) charitable organization does not allow us to participate or intervene in political activities. The organization will neither advocate on behalf of political candidates nor advocate for the passage of legislation.

 

Join or Donate Now
Happy 5th Anniversary!

Happy 5th Anniversary!

by | Jun 12, 2023 | News

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!

It is the vision and mission of Horse Farms Forever to inspire conservation of horse farms through education, awareness and idea exchange so as to preserve natural pasture land focusing on horses and their habitats, to protect soil and water on which they depend, and minimize land use conflicts
in Marion County, Florida.

We are watchful of government and others to preserve and protect horse farms and farmland for future generations - especially in the Farmland Preservation Area. We are neither anti-growth nor anti-development; we encourage urban growth to remain inside the Urban Growth Boundary.

Horse Farms Forever® is a Florida not-for-profit corporation registered with the Florida Department of Agriculture and Consumer Services as a charitable organization and approved as a tax-exempt 501(c)(3) corporation by the Internal Revenue Service. Horse Farms Forever® does not have a political mission. Our status as a 501(c)(3) charitable organization does not allow us to participate or intervene in political activities. The organization will neither advocate on behalf of political candidates nor advocate for the passage of legislation.

 

Join Us
Signs of Change

Signs of Change

by | Apr 25, 2023 | News

Signs of Protest

Who remembers the “Save It, Don’t Pave It” signs from 2018 that were all over Marion County when the Florida Department of Transportation was proposing a toll road through the Farmland Preservation Area? Those signs did a lot to raise awareness that organized citizens to stop the coastal connector and led to the birth of Horse Farms Forever.

Signs of Unity

Now you may have noticed that since then those signs have been replaced by Horse Farms Forever signs on fences all over the county. These signs are given to our members who choose to display them on the fences of their farms and businesses. They send an important message from our members to all who live here and to those just passing through:

  • HFF Members care about our horse farms.
  • They want horses and horse farms to continue to characterize Marion County forever.
  • Marion County has a watchdog organization (HFF) to help guide its growth in a direction that protects its open spaces.
  • Our members are proud to be a part of that mission.
  • Our members are numerous!

Much like the “neighborhood watch” signs that you see on our streets for crime prevention, the Horse Farms Forever signs make it clear that farm owners and equestrians all over the county, and particularly in the Farmland Preservation Area, are engaged in the conversation about conservation. These signs signal shared values and commitment to what makes Marion County unique and defines our quality of life. They invite your neighbors to ask questions, which gives you as a member the opportunity to help spread the word about preserving our open spaces and beautiful places in a natural and neighborly way.

Sign Up!

If you are a member at the $100 level or more and don’t have a fence sign, we welcome you to request one. A volunteer will reach out to you to set up the installation. The simple statement of a sign on your fence, added in with all the other fence signs out there around the County, sends a strong message without saying a word. We hope you’ll take us up on the offer.

Not Yet A Member?

Join us! You can request a Fence Sign on your membership form.

Join Us

It is the vision and mission of Horse Farms Forever to inspire conservation of horse farms through education, awareness and idea exchange so as to preserve natural pasture land focusing on horses and their habitats, to protect soil and water on which they depend, and minimize land use conflicts
in Marion County, Florida.

We are watchful of government and others to preserve and protect horse farms and farmland for future generations - especially in the Farmland Preservation Area. We are neither anti-growth nor anti-development; we encourage urban growth to remain inside the Urban Growth Boundary.

Horse Farms Forever® is a Florida not-for-profit corporation registered with the Florida Department of Agriculture and Consumer Services as a charitable organization and approved as a tax-exempt 501(c)(3) corporation by the Internal Revenue Service. Horse Farms Forever® does not have a political mission. Our status as a 501(c)(3) charitable organization does not allow us to participate or intervene in political activities. The organization will neither advocate on behalf of political candidates nor advocate for the passage of legislation.