Congestion-Relieving Road Projects in Marion County: Where and When

Congestion-Relieving Road Projects in Marion County: Where and When

by | Dec 21, 2022 | Events, News, Roadway Threats

A Conversation About Transportation with Marion County’s Tracy Straub

There was never a time where Marion County wasn’t home to Tracy Straub. A fifth-generation Marion County Floridian, she has a deep perspective on the changes that have taken place in the County and its needs going forward. Straub’s career at the County began 21 years ago. She has been the County Engineer and now leads both Public Works and Growth Services as an Assistant County Administrator. We were honored to have her share the latest on road construction in the County at our Conservation Summit in November. In her presentation, she shared timelines and details for the major projects coming to fruition around the County, particularly those that will help alleviate congestion and pinch-points on I-75 and those impacting horse farms and the equine industry.

Straub focused on the area known as the Ocala Triangle, which includes SR 200 and SW 60th and SW 80th Avenues. She also gave an update on the projects at the CR 318 and I-75 intersection in the Sunny Oaks/Irvine area.

Concentrated Growth

Over the past five years, Marion County has experienced rapid growth of industrial, commercial and residential development. As a result, there are 42 road improvement projects in the County. One indicator of growth is the number of building permits issued over the past 12 years.

 “In the last couple of years, we have been with issuing around 5,000 certificates of occupancy for residential building permits,” said Straub. “In 2019, we were only half that number and when you go back as far as 2010, which, of course we were sitting in the economic recession, there were only a couple hundred single-family residential permits issued,” said Straub.

While the growth is unrelenting, it’s important to understand that Marion County’s land uses funnel development into a concentrated area. Straub reminded us that forty-nine percent of the County is made up of the Ocala National Forest, other conservation lands, and rivers, springs, and lakes. About nineteen percent of it is the Farmland Preservation Area where development is limited. Another twenty-one percent is rural land or designated as low-density land use. The Urban Growth Area only encompasses about eleven percent of the County. The County is home to abundant natural resources, including two-hundred miles of trails for hiking and biking, and equestrian use, more than 150 miles of streams and rivers, three first magnitude springs, five second magnitude springs, twenty-plus third magnitude springs, and countless other springs, Straub said.

 “We continue to thrive as a natural gem, and we recognize that as we watch our growth and development occur,” she said. “But through it all, of course, we do have a road network.”

The Structure of the Infrastructure

Marion County maintains approximately 2,500 centerline miles of road. About half of the roads are subdivision roads and another half are the major road network. In addition, there are many roads that the County does not maintain. These roads are maintained by another agency such as FDOT, or another municipality. There are also private subdivisions and dirt roads in the Ocala National Forest that were never accepted into the county maintenance system. In addition to the road system, there drainage retention areas, right of ways, 92,000 traffic signs and 131 traffic signals.

To build and design roads, the County partners with the Ocala Marion Transportation Planning Organization (TPO) Board, which is the policy-making body responsible for the overall guidance of the transportation planning process in Marion County. The TPO Board is comprised of twelve voting members including the City of Ocala Mayor and four members of the City Council; all five Marion County Commissioners; and one representative each from the Belleview City Commission and the Dunnellon City Council. The Florida Department of Transportation District 5 Secretary is a member of the TPO Board as a non-voting member.

Planning and building roads is a lengthy and time-consuming process that takes 15 to 20 years.

The TPO develops a 25-year planning document, the 2045 Long Range Transportation Plan (LRTP) that outlines the vision for transportation in Marion County. The LRTP considers all modes of transportation, including roadways, transit, bicycles, pedestrians, freight and aviation. The LRTP plan includes approximately $4 Billion worth of programming anticipated between 2020 and 2045, which is funded by several agencies, including Marion County, all of the cities and FDOT. However, there are an additional $750 million of unfunded needs also identified.

In addition to the 25-year plan, there is a five-year plan, the Transportation Improvement Program (TIP) serves as the short-range transportation planning document for Ocala/Marion County.

“In our current five-year plan there are $186 Million worth of projects funded in the five-year projection,” said Straub.

Road improvement projects are categorized into different types. The capacity projects, which are funded at $131 million, are focused on adding lanes, signalized improvements, and turn lanes. New capacity roads have a grass median, bike lanes on both sides, a sidewalk on one side, and a multi-use trail on the other side.

“This is a lot of funding for Marion County and I want to pause and to reflect on that because that has a lot to do with the sales tax initiative and our penny sales tax,” she said. “Your TIP does not include sales tax revenues beyond the collections in December 31, 2024 so it’s important to know that we have a lot of money available to us to try to catch up from where we weren’t able to produce projects during the economic downturn, but we don’t budget beyond what we know we’ve been given.”

Photos of Tracy Straub, Rob Desino and Linda Bammann by Sean Dowie Photography. Remaining graphics provided by Marion County.

Question from Rob Desino of Ocala Horse Properties

QUESTION:

The Secretary talked about the new I-75 interchange at 49th Street and the timing of that work. The County plans to extend 49th Street to the west to connect with NW 70th Avenue, also known as 225A.

  • How long do you project it will be before we can drive on the new NW 49th Street?
  • And, will NW 60th Avenue, the road by the airport, be extended to the north to connect with the new NW 49th Street?

ANSWER:

Straub stated that portions of the section of NW 49th Street, west from the interstate to CR 225A, is currently in design and it is planned to be a four-lane road, but it will first be will be built as a two-lane road. Next year, the County is prepared to start constructing about a mile section of the road from 44th Avenue going west just past the rear entrance of Ocala Preserve, located on US 27.

The County does not have all the right away secured moving further west to 225A, but the process for the right of way acquisition will begin next year. Straub predicted that it would take about three years for the road to reach CR 225A.

NW 60th Avenue, also known as Airport Road, ends at US Hwy 27. The County reserved the right of away on the west side of the Ocala Preserve subdivision, but the County does not have a road planned. However, the County does recognize that extending NW 60th Avenue north to NW 49th Street make for a good potential connector and that’s why they reserved the right of way, Straub stated.

Question from Linda Bammann of Laughing Horse Farm

QUESTION:

There are 2 large projects approved on Highway 318, the Sunny Oaks development and the WEC Jockey Club.

The Board of County Commission’s procedure for approving both these projects has been challenged. How long do you project it will be before these challenges will be resolved?  Days, months or years?

ANSWER:

For the Sunny Oaks project, the judges need to review the challenge that was filed. The County has not been asked to provide a response to that challenge yet.

For the WEC Jockey Club, which is a different type of challenge, an administrative hearing date has been set for early next year and the County will participate in the hearing.

The length of time before the challenges are resolved could be months or it could take longer.

 “We know we’re into months,” she said. “Neither project is able to move forward with construction without having both of these items buttoned up, so while we will continue to work with them through the permitting process. We would not be able to issue any permits until they’ve resolved both of those challenges that are out there.”

SPECIFIC ROAD PROJECTS

 

SE Emerald Road to be Extended:

 

SE Emerald Road already exists inside Silver Spring Shores and CR 464 is the only major corridor that runs through that community. SE Emerald Road is already over capacity. The County is extending Emerald Road further to the west to connect with SE 92nd Loop, which is a four-lane road that goes from the Baseline area and to the Belleview area.

 

Marion Oaks Manor to be Extended with Flyover I-75:

 

 

Marion Oaks Manor will be four-laned and will be extended east to a flyover over I-75 to allow traffic to travel to the east side of the County.

 

County Road 484 to be Four-Laned to SR 200:

 

 

Part of CR 484 is four lanes from I-75 to just past the Florida Crossroads Commerce Park. The Dollar Tree distribution facility recently built a facility there and several other facilities also plan to build in the Commerce Park, so there is a need to four-lane CR 484 to SR 200.

 

SW 49th Avenue Goals:

 

  • North -South Connector
  • Relief to I-75
  • Relief to CR 484
  • Relief to SR 200

 

A portion of SW 49 exists in the south end of the County. The road will be extended to connect to the Marion Oaks Manor flyover road and go through the Commerce Park and through the greenway pass at the Cross Florida Greenway. The county has completed the four-lane segment from SW 95th Street (near Liberty Middle School) north to SW 66th Street. Another road segment will connect to SW 42nd Street near the backside of the Heath Brook Mall. The City of Ocala will continue 42nd Street north.

 

 

SW 80th/70th Avenue Corridor:

 

 

This road improvement project is an 11-mile north and south corridor that starts north of SR 200 and ends at about one-half mile north of US Hwy 27 on CR 225A. The road will be four-laned in multiple phases. The intersections at US Hwy 27 and SR 40 will be improved with turn lanes. In addition, two existing east-west roads, SW 38th Street near the new Calesa Township subdivision, and SW 80th Street, will also be widened to four lanes. SW 80th Street touches SW 80th Avenue and SR 200.

 

 

Northwest 49th/35th Street Corridor: New Four Lane East-West Connector:

 

 

This is a proposed four-lane road that will stretch from CR 225A from just north of US Hwy 27 west through the new I-75 interchange at NW 49th Street to the 489 Commerce Park on the east side of the interstate, then become NW 35th Street and continue east to end near Baseline Road and SR 40 area in Silver Springs. This road will relieve traffic on SR 40 and CR 326.

The new interchange at NW 49th Street has been a 15-to-20-year project in the works for Marion County, said Straub. Construction was initially planned for the 2040s, but due to the urgent need to provide relief to I-75, Marion County worked with DOT and became a funding partner. The new interchange is projected to begin construction in early 2025 and the total cost is nearly $80 million.

 

 

“This is been a great partnership with FDOT and we’re very proud of it,” she said. “We think that this is extremely important for our community. This interchange has been envisioned for quite a while.”

 

CR 318 and I-75:

 

The County does not have any active road improvement projects at this intersection. However, two large developments, Sunny Oaks and the WEC Jockey Club, were recently approved at the land use level. The County has not received any additional submittals beyond the request to change the land-use and zoning to allow for future development.

Straub stated that the County conducted a planning level study to determine the cost of the traffic improvements as if both projects had moved forward with a one-hundred percent build-out. The study determined that the cost was about $61 million, but due to proportionate share, the developers would be responsible for ninety-eight percent of the road improvement costs.

 

 

“All of these projects still need that detailed study for the traffic,” she said. “However, we don’t know that those projects will come in at the same time, so one project could come in before the other and then the impacts would shift and the timing of those improvement needs would shift.”

For example, with a full build out, CR 318 would need to be widened from two lanes to four lanes and also improvements to the intersection at CR 225A and CR 318 would be required.

Watch the entire Summit presentation online:

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

Join or Donate Now
Horse Farms Forever Welcomes Long Creek Farms as a New Founder

Horse Farms Forever Welcomes Long Creek Farms as a New Founder

by | Sep 9, 2022 | News

The Mitchells skiing in Aspen. Kent has gone for the last 60 years!

Long Creek Farms Owners Kent and Rona Mitchell have a long family history of supporting land conservation, and by joining Horse Farms Forever® (HFF) as Founding Members, they are continuing this tradition. As Founding Members, they are also Gold Sponsors of the 2022 Conservation Summit.

“Joining Horse Farms Forever is one way for Kent and I to continue the traditions of conservation set forth by my parents in southeastern PA where they have always supported various land conservancies, as well as Kent’s father who was a large proponent of sustainable development in Texas,” stated Rona in an email to HFF.

Ocala and California

Long Creek Farms recently moved their show horses and equestrian operation in Florida from Wellington to Ocala. They made the move in 2021 to be closer to the World Equestrian Center (WEC) during the winter season. The farm is just 15 minutes from WEC on 70 acres of rolling hills in the Farmland Preservation Area.

In the summer, their farm in California’s Santa Ynez Valley provides relief for the horses from the hot, humid Florida summer. This region is known for its warm, dry summers, and world-class wineries.

The California farm was originally purchased for the show horses, but Kent was inspired by spending time in wine country, so in 2018, the Mitchell’s founded Long Creek Wines with the help of renowned winemaker Steve Clifton. All the grapes are locally harvested in the Santa Ynez Valley and produced with winemaker, Steve Clifton, in his Santa Ynez winery. 

With the addition of the wine company, Long Creek Farms has expanded their agricultural business, but remain dedicated to supporting the equestrian community through land preservation, facility improvement, and casual accessible schooling opportunities.

Conservation Commitment

“We believe that the Ocala area of Marion County is ripe for both residential and commercial overdevelopment, and once the farmland is lost, it is forever gone for future generations. The goals of HFF provide a balanced mix of protection and limited development, encouraging all landowners to secure the original “feel” of Ocala while allowing growth that promotes continued stewardship of the land,” stated Rona in an email to HFF.

Let’s raise a glass to welcome Long Creek Farms as Founding Members of Horse Farms Forever. Cheers!

 

 

Long Creek Wines was founded in 2018.

Although not a rider himself, Kent is very supportive of “the herd”.  Pictured here with Conquest

Spending New Year’s Eve in California with local riders. Left to right: Michelle Emmermann, Kira Plymire, Rona, Caitlin Davison.

When not on the farm, Kent and Rona enjoy sailing; they keep small racing boats in CA and FL and a 60’ cruising sailboat in Fiji  cool  
Learn More

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

Join or Donate Now
HFF Welcomes Kimberly Van Kampen As A New Founding Member

HFF Welcomes Kimberly Van Kampen As A New Founding Member

by | Aug 25, 2022 | News

Kimberly Van Kampen  Photo source

Marion County is growing by leaps and bounds, but with the opening of the World Equestrian Center (WEC), the horse sport industry is also growing. Most notably, the discipline of dressage has grown with the arrival of several top-level dressage riders and farms.

 

From Wellington to Ocala

In 2019, Kimberly Van Kampen moved her Hampton Green Farms from Wellington to Ocala. The move to Marion County was inspired by the opening of WEC; so much so, that in 2021 Hampton Green Farms and Discover Dressage became Founding Partners of WEC.

Her generous support of dressage will help grow the sport in Marion County, and it will also help protect horse farms. In 2019, Van Kampen joined Horse Farms Forever® as a Charter Member. This year, she became a Founder Member of HFF and we appreciate her continued support!

Van Kampen’s move to Marion County is big news for the dressage world, as she is one of the founders of the Global Dressage Festival in Wellington and a member of Wellington Equestrian Partners. But after 20 years, she decided to move her investments to Ocala because of WEC.

“The new World Equestrian Center has to be seen to be believed,” said Van Kampen in a Euro Dressage article. “There is no other equestrian show facility like it, in both philosophy and facilities. Both Hampton Green Farms and Discover Dressage, in their own rights, focus their efforts on young horses and youth riders in order to create a solid foundation for future success. We are honored to partner with World Equestrian Center to see dressage grow in this amazing place!”

Dressage For Kids

Van Kampen is one of the most respected breeders of P.R.E. (Spanish) horses in the world and is the past president of the US P.R.E. Association. She is also one of the largest supporters of youth dressage, supporting Lendon Gray’s Dressage4Kids program and the Emerging Dressage Athlete Program through the United States Equestrian Federation (USEF). Van Kampen’s sponsored rider Sophia Schults, had two big wins at the 2022 FEI North American Youth Championships (NAYC). Schults and Conocido HGF, owned by Hampton Green Farms, won an Individual Bronze Medal (Freestyle) and were also part of the NAYC Team Gold Medal.

Van Kampen reflected on her move to Ocala on her Hampton Green Farms website:

“But now, my life is Ocala. Ocala—it even sounds like the beautiful place it is. Rolling pastures and grand oak trees that used to be the playground of the Seminole, and which are now home to thousands of acres of young Thoroughbreds. A genteel Southern aesthetic prevails here: rural and old vs. urban and new (per much of coastal Florida); here more native, more authentic, more raw, definitely outside the bubble. County after county of horse and cattle farms, historic cracker architecture and land grant neighborhoods. The stunning new World Equestrian Center and the ambitious generosity of its owners don’t change the landscape, only accentuate it.”

Horse Farms Forever® welcomes Van Kampen and her medal winning team to Ocala!

Kimberly Van Kampen, a daughter of the late American financier Robert Van Kampen, at the covered arena her family’s foundation funded at the Global Dressage Festival. With her is Thomas Baur, sports director for dressage at the Palm Beach International Equestrian Center. © 2014 Ken Braddick/dressage-news.com

Kimberly Van Kampen is a well-known name within the dressage community. As the owner of Olympic stallion Grandioso, as well as Hampton Green Farm, Van Kampen is a top supporter of the Adequan® Global Dressage Festival.

Van Kampen (far right), and the young dressage students she supports: Sarah Roda, Sophia Shults and Kerrigan Gulch, with Vaquero HGF. Photo – Dressage Today.

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

Join or Donate Now
Liz Halliday-Sharp Becomes an HFF Founder

Liz Halliday-Sharp Becomes an HFF Founder

by | Aug 11, 2022 | News

Five Star Eventer Liz Halliday-Sharp Aligns With Ocala’s Horse Farm Preservation Movement

Horse Farms Forever® is thrilled to have Liz Halliday-Sharp-HS Eventing join our growing herd of Founding Members.

Liz Halliday-Sharp is a unique sportswoman. Originally from California, she calls both the Blue Fox Farm in Lexington, KY, and Horsepower Equestrian located in Fellowship, in the heart of Marion County’s Farmland Preservation Area, home for her equestrian pursuits.

A Master of Speedy Things

On the one hand, Liz is an international three-day eventer who competes successfully up to the CCI5* level, while on the other she’s formerly a professional racing driver in sports car and GT endurance disciplines. Liz is also an experienced TV broadcaster and presenter and has worked with numerous different channels and companies in both the US and Europe.

For the past twenty years, Liz split her time between the UK and USA which helped her to create a successful business producing and selling horses, as well as providing an opportunity to compete and train in both Europe and America. Now she is lucky to be based full-time in the United States.

Over the last few years, Liz has enjoyed wins and top results up to the CCI5* level of Eventing competition across both continents. Those results have helped her to become an established member of the US Equestrian Eventing High Performance Training List for many years. She has also appeared on multiple Nation’s Cup Teams and was the reserve for Team USA at both the 2018 World Equestrian Games and 2019 Pan American Games. With a strong team of horses in the barn, Liz is very excited for the future.

Rider of the Year

Over the course of the 2020 season, Liz amassed 590.5 leaderboard points to clinch the US Eventing Association Rider of the Year title – the first female since 1981. She rode 13 different horses including Deniro Z, Fernhill By Night, Cooley Quicksilver, Shanroe Cooley, Cooley Seeking Fortune, Cooley Be Cool, Cooley Stormwater, Cooley Black Hawk, Flash Cooley, Cooley Moonshine, Cooley Starship, Maryville Sir Henry, and Cooley HHS Calmaria, at 22 different events including Grand Oaks, Rocking Horse, Pine Top, Three Lakes, Red Hills, Ocala, Stable View, Maryland Horse Trials, Champagne Run, Virginia Horse Trials, River Glen, Fair Hill, Great Meadow International, Chattahoochee Hills, Blue Ride Mountain Horse Trials, Plantation Field, Hagyard Midsouth, Galway Downs, and Tryon International. Including her 25 national and international wins, she finished in the top five a whopping 67 times.

More about Liz in 2022:

 

​Please join us in thanking Liz and Horsepower Equestrian for their support. She does Marion County proud in her eventing pursuits.

Liz Halliday-Sharp aboard Cooley Stormwater alongside Rob Desino of Ocala Horse Properties, who partner with Liz as an owner/sponsor.
Source

Most recently, US Equestrian named Liz and Miks Master C, owned by Deborah Palmer and HFF Founders Ocala Horse Properties, to the Bromont CCI Three Day Event Nations Cup Team. They will compete on August 18-20 at Bromont in Quebec, Canada.

Ocala Horse Properties Matt Varney, Liz Halliday-Sharp, Chris Desino and Rob Desino.
Source

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

Join or Donate Now
United Voices Support the Farmland Preservation Area

United Voices Support the Farmland Preservation Area

by | Jul 12, 2022 | News, Resolved

Aerial view of the 10,125 square foot existing clubhouse at Ocala Jockey Club, which sits on the second highest elevation in Florida and features expansive views and spectacular sunsets. Photo: Sotheby’s

On June 21, the Marion County Commission approved Golden Ocala Equestrian Land’s (GOEL) plans for the World Equestrian Center Jockey Club (WEC-JC). Not everyone agrees with their decision, but important and passionate opinions emerged from the community-wide conversation about this matter: the Farmland Preservation Area is a top priority and one of the reasons why many people have chosen Marion County as their home.

While the Commission’s final vote was 3-2 in favor of GOEL’s plans for WEC-JC, their support of the Farmland Preservation Area (FPA) was unanimous. With that said, there were different opinions as to what protecting the Farmland Preservation Area means, especially when it comes to compatible and non-compatible uses. Over the past four years, Horse Farms Forever (HFF) has been focused on our mission to inspire the conservation of horse farms through education, awareness and idea exchange so as to preserve natural pasture land focusing on horses and their habitats.

We believe that the continuation of the Ocala Jockey Club (OJC) as an equestrian event facility under the stewardship of the Roberts family will do more to protect horse farms in that region of the FPA because it is the right type of development to help keep horse farms, as horse farms. And for the most part, the WEC-JC plans aligned with the current use of the property and the former owner’s plans for the property, which included a boutique hotel, retail village, and upscale residential development. The continued use of clustered home sites allows almost half of the WEC-JC property to be reserved for equestrian activities.

You can read our position statement about the plans for WEC-JC here.

You may or may not agree with our position or the Commission’s vote, but of the two most likely current scenarios for the property detailed below, which one does more to protect horse farms in northwest Marion County?

  • Subdividing the entire 1,029 acres into a 10-acre lots?
    • The spectacular view and open spaces would be gone.
    • The 520-acre equestrian event facility and 4-star cross-country course would be gone.
    • The risk of Family Divisions could potentially triple the number of lots.
    • Hundreds of individual wells and septic systems.
  • Clustering 94 lots of 3-acres or more on 420 acres?
    • A higher density of residential areas allows for large, open common areas for equestrian uses.
    • Water and wastewater treatment facility to protect water quality.
    • The 520 acres for open space and the renovation of an existing equestrian event facility.
    • Developing 89 acres to allow for the continued use of the existing clubhouse, adding a RV park and 9 arenas and grand stands for equestrian events (with 9,000 seats total), commercial/retail space, and polo fields.

And there is a third potential future scenario that is most alarming. When a 1,000-acre parcel of open pasture right next to an interstate exit, 20 minutes south of one of the premier universities in the country, and directly next door to Regional Activity Center and designated Commerce/Employment overlay zones is up for sale, our biggest fear is that it will be targeted for commercial development.

If a high-profile company like Microsoft or Apple had partnered with the University of Florida to propose a technology complex there, the economic pressure on the commissioners from the state and the community could have been overwhelming. Especially as we face another potential economic recession.

Population Growth and Supporting the Equine Industry

Our position took into consideration the exponential population growth in Marion County, which is predicted to increase over the next 20 years with 150,000 new residents. This growth will create tremendous pressure on landowners in the FPA to subdivide horse farms and farmland into smaller and smaller parcels. How do horse farm owners resist the pressure to subdivide their land or sell to a developer? Their businesses depend on showcasing the horses they breed, raise, and train at equestrian event facilities.

What would Marion County be without H.I.T.S. and Live Oak International (both located in the FPA), and the World Equestrian Center, Ocala Breeders Sales Arena, the S.E. Livestock Pavilion, the Florida Horse Park, Majestic Oaks, Barnstaple South, and numerous other horse show facilities on private farms, many in the FPA. Now the WEC-JC will be added to this impressive list of facilities and help serve and sustain the growing equine industry in Marion County.

Setting a Precedent

Opening the door to future commercial development in the FPA is a concern shared by HFF, but the majority of the proposed improvements on the WEC-JC property will be to support equestrian events – horse barns, riding arenas, maintenance barns, and restoring the existing cross-country course. The RV parking and multiple arenas and grand stands, plus the addition of commercial space will support the economic viability of the equestrian events. Also, with the WEC-Rural Land Use (see page 4 of the document), this effectively limits the use of the property to equestrian uses only, so the facility cannot be used for rock concerts.

In addition, any future landowner would have to submit an application to change the Land Use to WEC Rural and an application for a Comprehensive Plan Text Amendment to use the WEC Rural Land Use designation for that specific location. Both the Planning & Zoning Commission and the County Commission would evaluate both applications as presented.

The amount and type of commercial uses are consistent with large equestrian event facilities. For example, the Kentucky Horse Park (KHP) covers 1,229 acres and provides space for several tourist attractions and museums, competition facilities, a 5-star cross-country course, 260 RV spaces with a general store and recreational facilities, and office space for more than 30 national and regional equine organizations. KHP also has a 7,400 seat-arena, (Rolex Stadium, main grandstand.)

Let’s look at some of the other issues brought forth, such as the 10-acre lot size requirement for the FPA, the recently adopted HFF Comprehensive Plan Text Amendment, and the existing B-2 Zoning at WEC-JC:

Ten-acre Lots in the Farmland Preservation Area

In the Farmland Preservation Area (FPA), the minimum lot size is 10 acres. While Horse Farms Forever strongly favors maintaining 10-acre or larger parcels within the FPA, there are numerous areas within the FPA where smaller lots exist. For example, there are over 1,000 existing 3-acre lots in the area surrounding the OJC property.

While 10-acre lots are required in the FPA, unless the property is located in a Rural Activity Center (RAC), which allows up to two dwelling units per acre, there is a waiver process in Marion County’s Land Development Code that allows for a Family Division. For example, this waiver enables landowners to divide a single 10-acre lot into 3 smaller lots for the use of immediate family members as their primary residence.

With the Family Division waiver available for landowners, if 10-acre lots were platted on the OJC property, a single 10-acre lot could potentially be further divided into a 4-acre lot, a 3-acre lot and a 3-acre lot, thereby tripling the number of homes. In contrast, the 94 three-acre lots proposed by WEC-JC cannot be further divided, thus ensuring the number of homesites will never be more than 94 lots. In addition, the proposed lots are required to have central water and sewer, which helps protect water quality and spring sheds.

The 94 lots proposed at WEC-JC are consistent with the density allowed on the 1,029-acre property, but instead of being spread out over the entire landscape, they are clustered on 420 acres. This leaves about 520 acres for open space and an equestrian event facility. The OJC property already has 34 existing clustered townhouses, so there is consistency in this planning.

Horse Farms Forever® Comprehensive Plan Text Amendment

The Horse Farms Forever® Amendment, which requires that all Zoning Requests and Special Use Permits be consistent with the goals of the Farmland Preservation Area, became effective on April 30, 2022. The WEC-JC application was submitted before the HFF Amendment became effective, therefore, while all future applications will have to meet this standard, it does not apply to the WEC-JC application.

Nine Arenas with 9,000 Seats TOTAL

The WEC-JC application includes a Development Uses chart with the proposed uses. See page 5 here. There are 9,000 Seats for the: Arena & Event Facilities at WEC with accessory concessionary uses (snack bars, limited retail, etc.) The 9,000 seats will be dispersed at 9 different arenas and several event facilities, and with the WEC Rural Land Use category, the use is limited to equestrian events only. See page 4 and 5 here for the list of proposed arenas at WEC-JC and here for a list of existing arenas at WEC Ocala.

Existing B-2 Zoning at the Jockey Club

It’s important to remember that the WEC-JC has a designated zoning that gives the owner the right to use those property rights. On the WEC-JC property, there is a pre-existing commercial site of 5.84 acres with B-2 Zoning for the clubhouse and surrounding area. B-2 Zoning allows for commercial uses including hotels, nightclubs and RV rentals.

Process and Next Steps

GOEL will submit a Master Plan for approval by the County Commission and a Developer’s Agreement for the water and wastewater treatment plant and the roadway improvements within 6 months. GOEL is responsible for their proportionate share of the roadway improvements.

As part of the state’s review of the WEC-JC application, while there were no objections, several state agencies provided comments and made recommendations including the Division of Historical Resources and the Florida Fish and Wildlife Conservation Commission. Any potential historic resources or endangered wildlife will be addressed by each respective agency. Also, the addition of a water and the wastewater treatment plant will help protect water quality.

What Makes This Slice of the Farmland Preservation Area Unique?

What makes the OJC’s location in the Farmland Preservation Area unique is threefold:

  1. It is already approved as an equestrian event facility, which includes almost 6 acres zoned B-2 for commercial use and 34 townhouses on clustered residential lots.
  2. It is bordered on 3 sides by existing commercial uses: a teaching veterinary college with dormitory, an active lime rock mine and a 400-lot recreational vehicle park.
  3. It is bordered on the east by overlay zones including a Regional Activity Center and two Future Land Use designations of Employment Center and Commerce District, all slated for high density commercial development.

The 453-acre Irvine/Sunny Oaks Regional Activity Center (RGAC) is adjacent to the Highway 318 interchange on I-75. This interchange includes a Future Land Use Element designation in the Comprehensive Plan that includes an Employment Center, a Commerce District and a Regional Activity Center (RGAC). While this parcel is within the Farmland Preservation Area boundaries, these Future Land Use designations overlay and override the Farmland Preservation Area regulations and restrictions.

As a result of the above designations and classifications, the owner of this I/SO parcel inside the RGAC has a legal right to rezone this parcel from agriculture to an implementing zoning district for the specific Future Land Use designation. This legal right was established in 2012 when the RGAC was created and revised in 2014. While the requested zoning change is to Planned Unit Development, there are other options that would satisfy the legal obligation of the County to rezone the property to an implementing zoning district. Nonetheless, they all allow significant retail, commercial and industrial development.

Regrettably, the fate of the Irvine/Sunny Oaks area was sealed a decade ago by these Future Land Use designations. At that time, Marion County was coming out of a recession and faced with high unemployment.

Finding the Balance

Growth is here in Marion County. With the growth pressures, it’s important to support responsible growth and to find the balance between our urban and rural areas. When there are different opinions on such a divisive issue, a collaborative approach can help find the middle ground and areas that we can agree on, and then, move forward as a community. One of the most significant outcomes of the June 21 meeting is the level of community wide engagement about protecting the Farmland Preservation Area – from the Marion County Commission, to the Ocala Metro Chamber of Economic Partnership, and to environmental groups and landowners.

Every speaker at the June 21 meeting spoke passionately about protecting the FPA. This same strong sentiment was also ranked as the most important issue facing Marion County by over 90 percent of the people who responded, in the recently conducted county-wide Quality of Life Survey, organized by HFF.

Conservation Easements Protect Land from Development

We also hope that landowners who are concerned about future development, will take this opportunity to explore land conservation options to protect their land for future generations. The only way to protect private land from development, in perpetuity, is with a conservation easement. If the previous owners of the OJC had placed a conservation easement on the property, they could have permanently controlled its future development and use.

When a landowner places a conservation easement on their property, they make the decisions about what will happen to their property in the future – not the government or elected officials. We are happy to help facilitate this conversation and provide resources to interested landowners.

In the long term, the community may come to embrace the WEC-JC and see it as positively impacting the FPA and further cementing our brand as Horse Capital of the World®, making Marion County a unique destination unlike any other.

 

HFF will be holding our Third Annual Conservation Summit this fall on Tuesday, November 22 at the Ocala Breeders’ Sales Arena. The theme will be Transportation. We will release further details as the event nears, and we hope you will mark your calendar and join us as we continue this very important conversation to help protect what we love most about Marion County – the open spaces and beautiful places.

We hope you will join Horse Farms Forever and support our mission.

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