MARION COUNTY GROWTH SERVICES

MARION COUNTY GROWTH SERVICES Date: 6/5/27 P&Z: 5/31/27 BCC: 6/20/27 Item Number 270606Z Type of Application: Rezoning Request: FROM: A-1 (General Agriculture) TO: PUD (Planned Unit Development) for SFR Development. Parcel #/Acreage: 35695-032-; ±26.89 ac. Future Land Use and Potential Development: Medium Residential (20 EAR Update) (Up to 4 DU/AC =107 DU) Proposed Development: 107 DU (4 DU/AC) Owner: Community Bank of Florida Applicant: J. David Tillman, PE. /Chris Armstrong Staff Recommendation: Approval with Conditions P&Z Recommendation: Approval with Staff Conditions, including no access to SW 100 th Street. Project Planner Christopher Rison, Senior Planner Item Summary Staff is recommending Approval with Development Conditions for a rezoning from A-1 (General Agriculture) to PUD (Planned Unit Development) to establish a 107 unit site-built single family detached development. The project, currently titled Grand Oaks, will be located on a total of ±26.89 acres and this PUD request is submitted in accordance with Marion County Land Development Code, Article 2, Division 7 Zoning Change. The Planned Unit Development Classification is intended to encourage the development of land as a planned residential, commercial or industrial development complex or as a planned mixed-use development; to encourage flexible and creative concepts of site planning which will preserve the natural amenities of the land by allowing an appreciable amount of land for scenic and functional open space; provide for an efficient use of land resulting in a smaller network of utilities and streets, thereby lowering development and housing costs; and provide for a more desirable environment than would be possible through the strict application of minimum zoning requirements. (LDC, Division 2, Section 4.2.6) Public Notice Notice of public hearing was mailed to 37 property owners within 300 feet of the subject property. Background Location The site is located on the north side of SW 100 th Street, between the Countryside Farms and Cherrywood Estates Subdivisions, south of the Cypress Point PUD and across from the Foxrun Estates and Prince Rose Estates Subdivisions. The following table summarizes adjacent future land use designations, zoning districts and existing uses: 1 P a g e

Code Enforcement Action for Site: None TABLE 1. ADJACENT PROPERTY CHARACTERISITICS Direction FLUM Designation Zoning Existing Use per MCPA Property Code N Medium Residential PUD (Planned Unit Development) Cypress Point PUD (307 SFR & 314 MFR) E Medium Residential R-1 (Single-Family Dwelling) Prince Rose Estates Subdivision S (70 Lots) Foxrun Estates W Low Residential A-1 (General Agriculture) Subdivision (47 Lots) E Medium Residential PUD (Planned Unit Development) Cherrywood Estates Subdivision Units 5B, 6A, 6B & 7 (236 Lots) W Low Residential A-3 (Residential Agricultural Estate) Countryside Farms of Ocala Subdivision (94 Lots) FUTURE LAND USE DESIGNATION Request The site is currently an open field/pasture owned by Community Bank of Florida and under preliminary contract to Chris Armstrong/Armstrong Homes. The Conceptual Plan proposes a PUD consisting of detached single-family sitebuilt homes that is not proposed as an age restricted community. A maximum total of 107 units are proposed (4 DU/AC), consistent with the maximum density permitted by the site s Medium Residential (1 to 4 DU/AC) future land use designation. The Conceptual Plan provides a minimum design typical for each lot with a minimum width of 60, a minimum area of 6,600 SF, and front, rear and side setbacks of 20, 15 and 5 respectively. A minimum 60 wide lot would be required to be a minimum of 110 deep to comply with the minimum lot area requirement. The Cherrywood Estates Subdivision is also a PUD with reduced lot standards. The proposed Grand Oaks PUD and existing Cherrywood Estates PUD standards are listed in Table #2 following: 2 P a g e

Table 2: DESIGN & DEVELOPMENT STANDARDS GRAND OAKS PUD COMPARED TO CHERRYWOOD ESTATES PHASE 5-8 Type Minimum Minimum Setbacks Max Width Area Front Rear* Side Height GRAND OAKS Principle Structure Lot 60 6,600 SF 20 15 5 30 Accessory Structure N/A N/A 20 5 5 20 Rear Pool & Screen Enclosure N/A N/A N/A 5 5 30 CHERRYWOOD ESTATES (PHASES 5-8) Principle Structure Lot Interior 70 5.5 6,650 SF 20 15 Corner 85 15 40 Accessory Structure N/A N/A 20 5.5 5.5 40 Rear Pool & Screen Enclosure N/A N/A N/A 5.5 5.5 40 Accessory Structure = e.g., Storage Shed, etc.; N/A = Not Applicable; No principal or accessory structures may be placed in required easements. Architectural standards have not been proposed; however, as the minimum lot standards are similar to that of the Cherrywood Estates Subdivision, the housing types may be similar in nature. No common amenity areas or facilities are proposed except for necessary drainage retention areas tentatively located at the northeast corner of the site (the current low area of the site). As noted, the site is largely pasture/field with a few scattered trees. As the project proposes single-family homes, land use buffers are required in specific locations; however not along all boundaries. Along the south boundary shared with the existing SW 100 th Street right-of-way, a Type C Buffer is required. Along the north boundary to the recently approved Cypress Point PUD, a buffer is not required as that project will consist of comparable individual SFR lots. The two key concerns are the boundaries to the west and east shared with Countryside Farms and Cherrywood Estates. A Type E Buffer is ordinarily required to the west as Countryside Farms is zoned A-3 and in active agricultural use. However, recent consideration of the Cypress Point PUD to the north required the provision of a Modified Type B Buffer (vegetation variation and concrete wall must be provided) and staff recommends maintaining that consistent buffer type for this project s west boundary to Countryside Farms. As the proposed PUD and existing Cherrywood Estates to the east are SFR projects, ordinarily a buffer is not required. Additionally, ±50% of the shared boundary with Cherrywood is an existing DRA leaving ±7 lots matching to the site. However, the proposed PUD lot widths are slightly smaller than those for the Cherrywood Estates PUD, 60 versus 70 respectively, and recent consideration of the Cypress Point PUD to the north required a Modified Type C Buffer (10 wide, and add a 6 opaque privacy fence or wall along the buffer s exterior) between that PUD and Cherrywood Estates and that is also recommended for this project. Staff notes that a 30 wide gap is currently between the primary PUD site and Cherrywood Estates. The gap was part of the original historic property that previously included this site that was subject to a private ingress/egress and utilities easement. However, in subsequent property transactions, the easement area was omitted as existing right-of-way and the Marion County Property Appraiser s Office identifies it as an undesignated and non-taxed hiatus 3 P a g e

between the primary PUD site and Cherrywood Estates. Staff anticipates that the ownership of the hiatus may be suitably resolved to re-incorporate the hiatus into the site which would make it subject to the site s future land use and zoning identifications, and staff has used that full site in providing surrounding property owner notice regarding this application. Re-incorporating the 30 hiatus allows the applicant to more readily and adequately provide the recommended Countryside Farms Subdivision Modified B and Cherrywood Estates Modified C Buffers. The project is proposed to have two access points to SW 100 th Street, generally aligning with roadways in the Prince Rose Estates Subdivision to the south which, like SW 100 th Street, are publicly dedicated roadways. No other roadway connections are existing at this time other than SW 100 th Street and the developer would be required to construct at a minimum the portions of SW 100 th Street used for the project. The Cypress Point PUD s recent consideration and approval required providing access to this site in order to limit potential impacts to SW 100 th Street. However, that project has not yet been initiated, and staff has determined that project is subject to a similar hiatus issue as is this site. Staff recommends that the access from Cypress Point be used as the project s main access, and allowing only an emergency ingress/egress connection to SW 100 th Street. The Development Review Committee (DRC) is scheduled to consider the PUD Conceptual Plan at its June 5, 27 meeting (deferred from May 29 th due to the Memorial Day holiday). Preliminary DRC staff review comments however indicate staff supports the granting of a PUD zoning for the site, subject however, to compliance with Land Development Code (LDC) standards and final resolution of the PUD s buffer and access connection determinations. Analysis In reaching its decision, the Commission must address the following: a. Granting the proposed zoning change will not adversely affect the public interest. The site is in the Hwy 200 Triangle and the PUD represents infill development within the Urban Growth Boundary as an extension of the overall primary central intersection of the Triangle SW 95 th Street/SW 60 th Avenue. Existing and developing subdivisions surround the area, including the ±102 acre Cypress Point PUD to the north and a ±115 acre Commercial designated area to the northeast at the referenced primary intersection. The project proposes SFR homes similar in size and type to those to the north and east. Buffers consistent with, or exceeding, LDC requirements are recommended along the south, west, and east boundaries to maintain compatibility. Alternative primary access is recommended to the north while allowing only emergency access to the south at this time. The proposed zoning change will not adversely affect the public interest as recommended. b. The proposed zoning change is consistent with the current Comprehensive Plan. Map 1: Marion County 2035 Future Land Use Map (FLUM) of the Comprehensive Plan designates this property as of Medium Residential (1 to 4 DU/AC). The proposed PUD will not exceed the site s FLUM gross development potential of 107 units which may be reduced up final design of the project. The project will result in infill 4 P a g e

development that will essentially complete the development pattern along SW 100 th Street. The proposed PUD rezoning will be consistent with the Comprehensive Plan including the land use designation. c. The proposed zoning change is compatible with land uses in the surrounding area. The subject property is part of the Hwy 200 Triangle an extension of the key SW 95 th Street/SW 60 th Avenue towncenter intersection. The SFR development and recommended buffers provide a transition between the project and Cherrywood Estates denser development and the lower density and agricultural form of Countryside Farms, Prince Rose Estates, and Foxrun Estates. Final resolution of the project s connectivity to the north will provide for coordinated access while limiting development impacts to the south. The proposed PUD is compatible with the surrounding land uses. Infrastructure Access to the property is identified as SW 100 th Street; however the recent Cypress Point PUD approval to the north requires providing access to the site from SW 95 th Street Road in lieu of SW 100 th Street. Use of the connection is recommended providing only for emergency ingress/egress to SW 100 th Street and any undeveloped right-of-way for potential right-of-way needs. Final access improvements, particularly to SW 95 th Street Road will be coordinated with the project s final traffic study. [Reference TE Objective Policy 2.2.3 Access Management - Single Access; Objective/Policy 2.3 Connectivity Residential Development] TABLE 3: KEY SURROUNDING ROADWAY CONDITIONS Existing Conditions R/W No. R/W Road Class Maintenance Surface Min. Lanes Deficiency Width 62 nd Av Collector County Paved 2.5 120 40 Rd SW 100 th St SW 64 th Ct SW 65 th Ter Section/Qu arter- Section Line Section/Qu arter- Section Line Public (non- County) Unpaved 0 80 10-30 County Paved 2 80 0 Local County Paved 2 60 0 Scenario Zoning TABLE 4: ESTIMATED TRIP GENERATION Acres (±) Potential Max Development Daily Trips PM PK HR. Trips Existing A-1 26.89 2 DU* 16 2 Proposed PUD SFR 26.89 107 DU* 836 109 Projections based on Marion County 25 Transportation Impact Fee Study: *Detached single-family residence (1,5-2,499 SF). 5 P a g e

Water/Sewer services are to be provided on site by Applicant. TABLE 5: UTILITY SERVICES Utility Service Area Water Marion County Utilities SW/Oak Run Regional System Sewer Marion County Utilities SW/Oak Run Regional System Staff Recommendation: Approval with Master Plan Recommended Conditions: 1. The project shall be developed consistent with the conditions outlined herein and the project PUD Conceptual Plan minimum development standards as listed within this staff report. 2. Upon completion of the Development Review Committee s Master Plan review, the project s Master Plan shall be brought forward to the Marion County Board of County Commissioners for final review and approval consideration by the Board. 3. The project shall be limited to a maximum total of 107 site-built SFR detached homes consistent with the PUD Conceptual Plan. 4. All portions of the project shall be established as fee ownership lots within the resulting PUD subdivision. 5. Buffers shall be provided along the site s east, west, and south boundaries consistent with Table 78 within this report and Conditions 6 & 7 below; further, all project-wide walls, fences, and buffers, including all vegetative plantings, shall be installed as part of the project s subdivision infrastructure improvements and receive an affirmative final as-built inspection they are complete prior to the issuance of any residential dwelling unit Certificate of Occupancy within the project. 6. All project-wide walls, fences, and buffers, including all vegetative plantings, shall be installed and maintained in perpetuity consistent with professionally accepted landscape practices, unless & until modified through the appropriate LDC PUD Amendment Process. 7. Prior to completion and approval of the final Master Plan, the project Traffic Study shall be completed and adequate provision shall be made to use the Cypress Point PUD access to be provided to the site with emergency ingress/egress to SW 100 th Street. 8. All construction and/or day-to-day development access for the project shall be provided via SW 95 th Street Road, via the project s main connection to SW 95 th Street Road; no construction and/or day-to-day development access shall be provided from or through either the Cherrywood Estates Subdivision or the finally identified emergency access connection to SW 100 th Street. 9. In the event utility line connection and/or construction is required within the SW 100 th Street right-of-way, access/use of SW 100 th Street only for such work may be obtained and uses; however the access/work shall be limited to the minimum time needed for such access/work to complete the task(s) in a timely manner and only as authorized by the County Engineer. Any appeal of the County Engineer s authorization in regards to SW 100 th Street access/work consistent with this provision shall be made to the Board of County Commissioners. 6 P a g e

CURRENT ZONING Zoning District A-1 General Agriculture R-1 Single-Family Dwelling P-MH Mobile Home Park B-1 Neighborhood Business RC-1 Rural Commercial G-U Government Use A-2 Improved Agriculture R-2 One-and Two-Famiy Dwelling P-RV Recreational Vehicle Park B-2 Community Business RI Rural Industrial R-PUD Residential Planned Unit Development A-3 Residential Agricultural Estate R-3 Multiple Family Dwelling RR Recreational Resort B-3 Specialty Business M-1 Light Industrial PUD Planned Unit Development RR-1 Rural Residential R-4 Residential Mixed Use RAC Rural Activity Center B-4 Regional Business M-2 Heavy Industrial R-E Residential Estate MH Manufactured Housing R-O Residential Office B-5 Heavy Business I-C Industrial Complex PROPOSED ZONING 7 P a g e

GRAND OAKS PUD CONCEPTUAL PLAN DIAGRAM N ---> Countryside Farms of Ocala Subdivision 8 P a g e

Town Table 6: GRAND OAKS PROPOSED DESIGN & DEVELOPMENT STANDARDS Type Minimum Minimum Setbacks Max Height Width Area Front Rear* Side Principle Structure Lot 60 6,600 SF 20 15 5 30 SFR Accessory Structure N/A N/A 20 5 5 30 Rear Pool & Screen Enclosure N/A N/A N/A 5 5 30 Accessory Structure = e.g., Pool, Pool Screen Enclosure, Add-on Screen Enclosure, or Storage Shed, etc.; N/A = Not Applicable; No principal or accessory structures may be placed in required easements. Table 7: GRAND OAKS PUD SFR MINIMUM DEVELOPMENT TYPICAL DIAGRAM 9 P a g e

TABLE 8: GRAND OAKS PUD REQUIRED & PROPOSED LAND USE BUFFERS Require Direction Adjoining Uses d Recommended N/A SFR Cypress Unless N To N/A Point PUD PUD SFR Required S E W SW 100 th Street Cherrywood Estates (regardless of hiatus strip) Countryside Farms SFR To ROW SFR To SFR SFR To AG/SFR Type C N/A Unless PUD Required Type E LDC = Marion County Land Development Code N/A = No buffer required N/C = No change or alternative proposed; will comply with LDC requirement Type C Buffer as per LDC, and buffer is NOT eligible for design variations via the LDC Waiver process. Modified C Buffer (as with Cypress Point PUD): 1) An opaque vinyl privacy fence (white or sand color) a minimum of 6 high shall be provided in the eastern 5 of the Buffer provided; and 2) The minimum buffer width may be reduced from 15 to 10 wide. Modified B Buffer (as with Cypress Point PUD, but modified as indicated below): 1) Increased to a minimum 25 wide, 4 canopy trees or two shade & two accent trees, shrubs/groundcover per LDC; 2) A concrete block buffer wall (either concrete block, or pre-fab/form concrete panels) complying with the following shall be provided in the western 5 of the buffer: A. Minimum 6 high and composed of concrete block construction supported by a concrete footing, reinforced with structural steel, and including decorative columns measuring at least 2'x2' which are spaced ±300' on center, wherein the columns will be one course of blocka minimum of 8 higher than the main vertical body of the wall and have a decorative concrete cap on the top; all per Florida Building Code. B. The buffering wall will have a stucco finish applied and be painted in a neutral earth-tone color. C. The buffering wall will have a Marion Friendly (as defined by the LDC) vine species planted at the base of the wall which is routed/directed to grow up and across the west (Countryside Farms) side of the wall. 10 P a g e

GRAND OAKS PUD & CYPRESS POINT PUD AERIAL OVERLAY DIAGRAM 11 P a g e

TABLE 9: MARION COUNTY CURRENT LAND DEVELOPMENT CODE BUFFER REQUIREMENTS EXISTING USE or PERMITTED USE BY ZONING AG SFR MF COM IND PUB ROW AG - - - - - - - PROPOSED USE SFR E - C A B C C MF E A - A B C C COM D B B - B C C IND B B B B - B D PUB E B C C C - C TABLE 10: MARION COUNTY CURRENT LAND DEVELOPMENT CODE BUFFER STANDARDS Shrubs & TYPE Minimum Width (FT) Wall (Fence) Shade Trees Accent- Ornament Trees Shrubs Required Groundcover Required Groundcover (min %) Turfgrass A 30 N 3 5 Y Y 50 Y B 20 Y 2 3 Y Y 50 Y C 15 N 2 3 Y Y 50 Y D 15 Y 2 3 Y Y 25 Y E 5 N 4 0 Y* Prohibited n/a Prohibited *Type E Buffer requires continuous double-staggered hedgerow and prohibits groundcover and turfgrass within the buffer. Buffers including walls require placing the landscaping on the public view or exterior side of the wall [LDC Section 6.8.6.L(1)(c)]. 12 P a g e

170606Z Aerial Subject Property SW 100TH ST SW 104TH LN 0 330 660 1,320 Feet SW 61ST CT IR PL D P R H O 62 N D AV SW 0T 10 LO E ST DC U 1 62N SW SW 63RD AVE SW SW 62ND CT SW 103RD ST SW 62ND TERRACE RD SW 64TH CT SW EN SW 65TH TER SW 100TH ST SW 67TH CT SW 69TH CT SW 59TH CIR SW 62ND CT SW 61ST TER SW 62ND TER SW 99TH ST SW 62ND AVE SW 98TH LOOP SW 63RD CT SW 97TH PL SW 67TH TER SW 93RD STREET RD SW 104TH S T SW 104TH L N

SW 63RD CT 00 Existing Land Use Designation SW 97TH PL SW 99TH ST SW 67TH TER SW 100TH ST COUNTRYSIDE FARMS OF OCALA FOXRUN ESTATES SW 67TH CT Subject Property 94 94 10-L23 05-L68 PRINCE ROSE ESTATES SW 65TH TER 63 02-L04 00-L13 63 04-L26 SW 64TH CT CHERRYWOOD ESTATES PH 94 00 SW 59TH CIR SW 63RD TER 63 SW 100TH ST 94 SW 100TH LOOP SW 63RD AVE 63 170606Z SW 62ND TER SW 97-S23 SW 62ND CT Use per MC Property Appraiser Single Family Res 50-69/99 Agricultural 00/10/40/70 Vacant 71 Church 02 Mobile Home 06-07/11-39 Commercial 41-49 Industrial 83-98 Public 82 Recreation 03-05/08 Multi-Family 77 Club/Lodge/Union Hall Legend OWNER: AGENT: PARCEL(S): 35695-032- 1 inch = 400 feet COMMUNITY BANK OF FLORIDA, Chris Armstrong J. DAVID TILLMAN, P.E. The information shown hereon is compiled from the best available sources and for use by the County offices only. This data should not be used for surveying or land transfer of any type. All Amendments Rural Land (1 du/10 ac) Urban Residential (8-16 du/ac) Employment Center (0-12 du/ac; FAR 2.0) Policy 1.20 _ Low Residential (0-1 du/ac) Medium Residential (1-4 du/ac) High Residential (4-8 du/ac) Rural Activity Center (0-2 du/ac; FAR 0.35) Rural Community (0-3 du/ac; FAR 0.70) Commercial (0-6 du/ac; FAR 1.0) Commerce District (N/A; FAR 2.0) Public (N/A; FAR 1.0) Preservation (N/A; N/A) Municipality