In brief
The Marion County Commission’s biggest decisions centered on growth planning, neighborhood development and infrastructure costs: commissioners approved a road assessment that will bill Belleview Heights Estates Unit 8 property owners over 15 years, adopted a FEMA-linked mitigation plan update, and backed a $428,195 U.S. 27 area study on a 4-1 vote. During zoning, the board also approved the Backhoe Boys rezoning, amended the Jax Road/Woodridge Place PUD with changes made at the dais, and scaled a Summerfield truck-parking request down to one tractor-trailer instead of four. Together, those votes affect what some residents will pay, how future development may be shaped, and what nearby neighborhoods can expect from pending projects.
Road paving will bring a long-term bill to Belleview Heights owners
For residents on Southeast 44th Avenue in Belleview Heights Estates Unit 8, the board’s vote means the road project is moving ahead — and the cost will be assessed directly to affected parcels. Staff said the maximum cost per parcel will be $20,385.63, spread over 15 years at $2,160.22 a year, or about $180 a month. The board also awarded Bid 26B-049 to John L. Finch Contracting. (1:27:01)
Municipal Services Director Chad Wicker told commissioners, “The maximum cost per parcel will be $20,385.63,” adding that it would be spread over 15 years. The board approved the assessment and contract award unanimously, and staff said construction would begin within 30 to 60 days. (1:29:53)
County keeps FEMA funding eligibility with mitigation plan update
The board’s adoption of the 2025 Local Mitigation Strategy update matters because staff said the county must keep the plan current every five years to remain eligible for certain FEMA-related mitigation funding. That affects whether Marion County and its cities can pursue outside money for projects tied to storms, flooding and other hazards. (1:30:49)
Transportation Planner Kenneth Odom said the update is required “to retain our eligibility to solicit for particular types of funding” tied to resiliency and mitigation. Commissioners approved the resolution unanimously after Michelle Stone noted McIntosh’s list of officials needed updating. (1:36:40)
U.S. 27 growth study approved despite cost concerns
For residents near the new I-75 interchange and the World Equestrian Center, the U.S. 27 Area Study could shape how more than 3,000 acres develop, including roads, connections and future land use patterns. The board approved the Kimley-Horn and Associates, Inc. contract on a 4-1 vote, with a total project cost of $428,195. (2:12:53)
The debate turned on whether paying for the study now would help the county avoid piecemeal growth later. Michelle Stone, who cast the lone no vote, said, “I don’t think it would be prudent for us to do this,” citing the price and other priorities. Supporters said the study could help the county plan transportation and internal connections before development arrives. The board ultimately approved the contract after Matt McClain moved it and Kathy Bryant seconded. (2:26:48) (2:33:47)
Zoning votes reshape several neighborhoods
The zoning agenda brought several decisions with direct neighborhood effects. In Summerfield, commissioners rejected a request to allow four tractor-trailers on a 4.83-acre A-1 property but then approved one truck and trailer with staff conditions on a 3-2 vote, limiting the scale of the use compared with what was requested. (4:09:39)
For the Backhoe Boys property east of Belleview, the board approved rezoning about 31 acres to R-1, clearing the way for a planned single-family subdivision that staff said would connect to Belleview water and sewer. Residents spoke against the change over traffic, lot size and neighborhood character, but the board approved it unanimously. (4:41:40) (5:10:25)
And in northeast Marion County, the board approved the Jax Road/Woodridge Place PUD amendment 4-1 after revising it at the meeting. The changes included capping the project at 261 units, adjusting setbacks, tying fencing to the first certificate of occupancy in each phase, and making the Northeast 59th Street connection emergency access only. That means nearby residents now have a clearer limit on the project’s size and on how one neighborhood connection can be used. (5:10:52) (5:59:04)
Key takeaways: - The board approved the Belleview Heights Estates Unit 8 road assessment and awarded Bid 26B-049 to John L. Finch Contracting. Staff said the maximum cost per parcel would be $20,385.63, spread over 15 years at $2,160.22 per year. (1:27:01)
The board adopted the 2025 Local Mitigation Strategy five-year plan update, which staff said is required to maintain eligibility for certain FEMA-related mitigation funding. (1:30:49)
The board approved the U.S. 27 Area Study master plan contract with Kimley-Horn and Associates, Inc. on a 4-1 vote after discussion about planning for future growth and the project cost of $428,195. (2:33:47)
During zoning, the board approved a rezoning for the Backhoe Boys property to R-1 and approved the Jax Road PUD amendment with changes discussed at the meeting; it also approved one tractor-trailer, rather than four, for a Summerfield special use permit. (4:09:39) (5:10:25) (5:59:04)
Call to order, roll call, and announcements
Chairman Carl Zalek called the meeting to order, followed by the invocation and Pledge of Allegiance. At roll call, Carl Zalek, Vice Chairman Matt McLean, and Craig Curry were present. Kathy Bryant and Michelle Stone were not heard during the initial roll call response. Chairman Carl Zalek announced two 10 a.m. public hearings and said a June 18 public hearing location had changed from the Rainbow Lakes Estates Municipal Services building to the Rainbow Lakes Clubhouse at 4020 Southwest Deepwater Court, Dunnellon, Florida 34431. (0:18:30) (0:20:15) (0:21:13)
Citizens Academy recognition
The board approved the proclamations and presentations agenda . Roger Waddell, public relations specialist, presented recognition of the 2026 Citizens Academy graduating class and described the program as 14 sessions over four months involving 24 county departments and offices. A class video was shown, and graduate Amber Panupto spoke about the program. Graduates then received certificates and pins. Two honorary graduates, Nadine Knight and Rebecca Ramirez, were also recognized. (0:21:40) (0:22:04) (0:32:53) (0:49:59)
America 250 flag presentation
U.S. Representative Kat Cammack presented an America 250 flag to the board. She said she had been in Washington reviewing historical material and spoke about Marion County being named after General Francis Marion. She said the flag was from the United States Capitol and was presented in honor of America’s 250th birthday. (0:26:57)
Eagle Scout proclamation
The board recognized Walker Harrell for attaining the rank of Eagle Scout. Vice Chairman Matt McLean read the proclamation. Gregory C. Harrell spoke about Walker Harrell’s scouting history and said his Eagle project involved renovating an exhibit at the Silver River Museum. Walker Harrell thanked the board, his family, and Dr. Don Sloan. (0:52:32) (0:53:29) (0:55:16) (0:57:45)
PTSD Awareness/Teal Out Day proclamation
The board presented a proclamation declaring June 27 as Post-Traumatic Stress Disorder Awareness Teal Out Day in Marion County and encouraged residents to wear teal and join the annual PTSD awareness walk on June 27 at 8 a.m. Speakers included Lacey Larramore, Todd Belknap of Vets Helping Vets, Paul Bloom from the Marion County Sheriff’s Office critical aspects unit, and Alex Caban. They discussed support resources, shirt sales, and the annual walk. (0:59:18) (1:01:09) (1:05:01) (1:07:25)
Agenda public comments: Wrigley Fields fireworks concerns
During agenda-item public comment, Brooke Bailey, who said she lives adjacent to Wrigley Fields, spoke about proposed July 4 fireworks at the park. She said her family supports the park but raised concerns about noise, animals, traffic, trespassing, fire hazards, and impacts on a newborn because she said she was due July 2. She said she had started a petition with nearly 900 signatures. (1:13:32)
After her comments, Michelle Stone said she had talked to staff about whether the fireworks could be moved and said she was willing to support moving them or not doing fireworks at that location. Kathy Bryant said she agreed with Michelle Stone and cited concerns about animals and nearby agricultural uses. Chairman Carl Zalek said staff had planned fire, sheriff’s, and traffic arrangements and said residents in that part of the county had also asked for events there. Craig Curry said he had received emails against the fireworks and wanted to review what would be involved in moving or canceling them. (1:18:56) (1:19:07) (1:20:27) (1:21:52)
Assistant County Administrator Amanda Tarr said staff had received about 15 phone calls or voicemails and multiple emails after letters were sent to neighbors. She said all permits, insurance, sheriff’s office arrangements, and other preparations were in place. She said the county had paid a $60,000 deposit on four sites totaling $120,000, with Wrigley’s total site cost at $30,000. She said if fireworks at Wrigley were canceled, $15,000 already paid for that site would be lost, but the remaining $15,000 for that site would not have to be paid. She also said the event funding was from sponsorships and not public money. No board vote was taken on the fireworks during this discussion. (1:22:46) (1:23:46) (1:24:47)
Belleview Heights Estates Unit 8 road assessment and bid award
At the 10 a.m. public hearing, Municipal Services Director Chad Wicker presented the Belleview Heights Estates Unit 8 road improvement project on Southeast 44th Avenue from Southeast 144th Street to Southeast 142nd Lane. He said the project covered 0.11 miles of new roadway, was citizen-initiated, and had passed with 80% approval of mailed petitions. He said the lowest qualified bid was $53,000 and the loaded project cost was $241,000, including engineering and legal fees. He said the maximum cost per parcel would be $20,385.63, spread over 15 years at $2,160.22 per year, or about $180 per month. (1:27:01)
Resident Sean Fenner spoke in support and said he had lived on the property about 20 years. He cited dust, debris, increased traffic, and reckless driving, and said neighbors had asked him when the road would be paved. (1:28:26)
The board approved the assessment and awarded the contract to John L. Finch Contracting on a unanimous voice vote after a motion by Michelle Stone and a second by Craig Curry. Staff said construction would start within 30 to 60 days. (1:29:53) (1:30:10)
Local Mitigation Strategy five-year plan update
Kenneth Odom presented the 2025 Local Mitigation Strategy five-year plan update. He said the plan is part of a FEMA program administered by the Florida Division of Emergency Management and must be updated every five years to maintain eligibility for certain mitigation funding. He said the plan covers Marion County, Belleview, Dunnellon, Ocala, Reddick, and McIntosh and addresses hazards including storms, flooding, train derailments, and pandemics. He said projects can be funded on a 75-25 match, with 25% the county’s responsibility and 75% from FEMA. (1:30:49)
Michelle Stone moved approval and noted that McIntosh needed its current list of officials updated. The board approved the resolution unanimously after a second by Matt McLean. (1:36:40)
Minutes
The board approved minutes for March 17, March 18, and March 23, 2026, by unanimous voice vote after a motion by Michelle Stone and a second by Craig Curry. (1:37:27)
Budget amendments
Clerk Gregory C. Harrell presented budget amendment items 5.1.1 through 5.1.11 and noted that item 5.1.3 related to consent item 7.5.5 and item 5.1.7 related to consent item 7.4.1. The board approved the budget amendments unanimously after a motion by Michelle Stone and a second by Matt McLean. (1:37:50)
Proposed FY 2026-27 budget, CIP, and workshop schedule
Clerk Gregory C. Harrell presented the proposed fiscal year 2026-27 budget, the proposed 2026-27 through 2030-31 Capital Improvement Program, and the detailed budget workshop schedule. He said the budget documents were available on the clerk’s website and described the annual process, including July workshops and September public hearings. He also said a revision moved departments originally scheduled for Monday morning, July 13, to Monday afternoon at 1:30 p.m., and departments originally scheduled for Monday afternoon to Wednesday afternoon, July 15, at 1:30 p.m. (1:39:01)
He also discussed anticipated property tax reform and said one joint resolution, identified as 4F, would affect rollback rate calculations and voting thresholds if signed by the governor. He said the board would need to set maximum millage rates by July 21 because the first August meeting would be after the statutory deadline. (1:44:50)
The board approved items 5.2.1 through 5.2.3, including the revised workshop schedule, unanimously after a motion by Matt McLean and a second by Craig Curry. (1:47:17)
Property disposition forms
The board approved the acquisition or disposition of property forms unanimously after a motion by Matt McLean and a second by Kathy Bryant. (1:47:47)
Value Adjustment Board commissioner appointments
The board appointed Michelle Stone and Matt McLean to serve on the 2026 Value Adjustment Board and appointed Matt McLean as chair. The vote was unanimous after a motion by Michelle Stone and a second by Matt McLean. (1:47:47) (1:48:41)
Consent agenda
No consent items were pulled. The board approved the consent agenda unanimously after a motion by Michelle Stone and a second by Craig Curry. The approved items included the America 250 memorandum of understanding with the School Board, opioid abatement plan submissions, multiple procurement items, right-of-way and subdivision agreements, utility resolutions and agreements, and other listed consent items. (1:49:03) (1:49:21)
County Canvassing Board appointment
County Attorney Guy Minter presented the annual appointment of a commissioner and alternate to the County Canvassing Board. The board appointed Michelle Stone as the member and Guy Minter as the alternate. The vote was unanimous after a motion by Matt McLean and a second from the board [speaker not clearly identified in transcript]. (1:49:35) (1:50:08)
Reverse Trade Show update
Aria Young from Procurement Services presented an update on the second annual reverse trade show. She said 20 agencies would participate, including local, regional, state, and educational entities, and that the event would allow vendors to meet procurement representatives in one place. She said informational sessions would include how to do business with the state of Florida and federal contracting opportunities through the Small Business Development Center. Commissioners commented favorably on the event. No vote was taken. (1:50:23)
Roadway projects update
County Engineer Stephen Cahoon presented updates on several road projects. He said work was nearing completion at the intersection of Southwest 66th Street and Southwest 49th Avenue related to the new road behind Heath Brook. He said the signal would go into a burn period and that after June 19 the intersection would reopen, while the 66th Street bridge over I-75 would remain closed for Florida Department of Transportation repairs expected to last 12 months. He also described the detour using Southwest 43rd Street Road. (1:53:19)
Kathy Bryant asked about backups and turn-lane issues near State Road 200 and Heath Brook and said she expected emails from residents. Stephen Cahoon said the interim period would be difficult and that staff was working with the city on signal improvements. (1:56:13)
He also updated the board on the Northwest 80th/70th Avenue segment between State Road 40 and U.S. 27, saying the bid opening had been moved to June 25 and right-of-way acquisition was progressing. He also gave an update on the Emerald Road Extension, saying completion was estimated for June of next year. No vote was taken. (1:58:51) (1:59:51)
ARPA funding update
Assistant County Administrator Andrew Russell presented an update on American Rescue Plan Act funding. He said 95.9% of the funds had been obligated, with overall funding of $109 million. He said $96.76 million had been spent or obligated, leaving $4.15 million not allocated or obligated. He said the original ARPA allocation was $71 million, leveraged with a $26 million state grant for septic-to-sewer projects, $3.3 million in program revenue from waterline extensions and pro rata shares, and $650,000 in interest earnings previously authorized for short waterline extensions. (2:01:56)
He said utility projects had expended 87.1% of $90 million, or $78.92 million, with $11.66 million still under construction. He said original ARPA funds had to be tied to previously reported scopes and spent by December 31, 2026, and that program revenue also had to be spent by then or returned to the federal government. He proposed using remaining original funds to extend Silver Springs Shores phase 2 into phases 3 and 4 with water mains and using program revenue to extend waterline work in Marion Oaks. (2:02:42) (2:05:43) (2:07:45)
Board members expressed support. Russell said staff would return with action items at the next meeting and that he was seeking consensus from the board. Matt McLean commended Andrew Russell’s work. (2:12:01)
U.S. 27 Area Study master plan
County staff presented a request to engage Kimley-Horn and Associates, Inc. for the U.S. 27 Area Study master plan and to realign funding for the project. Growth Services Director Chuck Varon said the study area covered more than 3,000 acres between the new I-75 interchange and the World Equestrian Center and would include current conditions, community input, a five-day charrette, and a final master plan. He said the original budget was $225,000 and staff proposed funding the $428,195 scope by using the original $225,000, money from a Marion Oaks PSA master plan that had not moved forward, money from a Marion Oaks trails project to be handled through a University of Florida practicum, and some money from land development code updates. He also said a $75,000 Florida planning technical assistance grant had been applied for. (2:33:47) (2:17:42)
Michelle Stone moved to deny the request, saying she did not think it was prudent to do the study at that dollar amount and citing other transportation priorities and concern that studies can sit unused. Matt McLean said he was hesitant to deny it because residents often object to unplanned growth, not growth itself. Chairman Carl Zalek said he supported the study because it could help avoid isolated development and plan transportation, trails, and connections. Kathy Bryant said she had seen examples elsewhere of internal road networks reducing direct access points on major roads and said planning ahead could help. (2:19:36) (2:21:12) (2:22:03) (2:23:18)
After discussion, Matt McLean moved approval and Kathy Bryant seconded. The board approved the item 4-1, with Michelle Stone dissenting. (2:26:48) (2:33:47)
Additional construction managers RFQ rejection
County Administrator Mounir Bouyounes and Procurement Services Director Susan Olson brought forward item 9.5, a request to reject all submittals for 20Q-161 Additional Construction Managers 2026. Matt McLean objected to rejecting the submittals after firms had spent money responding and said the process had hurt the county’s credibility. He said the board had previously discussed adding one more construction manager and that nothing had changed. Michelle Stone said she had not supported opening the process in the first place. Mounir Bouyounes said staff’s position had not changed since January and that staff had originally said five construction managers could handle the work. (2:34:05) (2:35:08) (2:36:59)
The board voted 3-2 to reject all submittals, with Michelle Stone, Kathy Bryant, and Craig Curry voting in favor and Matt McLean and Chairman Carl Zalek dissenting. (2:38:21)
Veteran Services Hall of Fame plaque
Veteran Services Director Daisy Diaz updated the board on the Veterans Hall of Fame plaque. She said the plaque would be installed inside the Veterans Resource Center lobby for now and that Facilities would construct it. She said Veteran Services would continue working with Parks and Recreation on a future outdoor placement consistent with the master plan. Commissioners discussed the layout and the number of honorees per year. No vote was taken. (2:38:39)
Committee appointments
The board approved several committee appointments by unanimous voice vote: - Reappointed Jackie [last name unclear], Brooke [last name unclear], Christian Hager, and alternate Samuel Hunt to the Board of Adjustment for terms ending June 2029. (2:47:51)
Reappointed Rusty Branson and Harvey Vandaven to the Marion County Hospital District Board of Trustees for terms ending June 2030. (2:48:22)
Appointed W. James Gooding and Marco V. Maridi as alternate members of the Land Development Regulation Commission for terms ending December 2029 and June 2030, respectively. (2:48:47)
Reappointed Lee Black as the citizen member of the Value Adjustment Board for the 2026-27 cycle. (2:49:26)
Workshop scheduling
The board approved notation-for-action workshop items, including a revision moving the property tax workshop from July 15 at 1:30 p.m. to Monday, July 13 at 9 a.m. in the budget schedule. The motion passed unanimously after a motion by Matt McLean and a second by Craig Curry. (2:49:44) (2:50:01)
General public comments
Joseph Walker spoke about conditions in the “Maricamp Dust Bowl area,” including a planned crosswalk near a new Tractor Supply, fire hydrant maintenance, overgrown areas, and a panhandler. Assistant County Administrator Tracy Straub said the area was within a recently created MSTU and that maintenance would begin after collections started with the next tax cycle, but that private property owners remained responsible in the meantime. (2:51:45) (2:56:22)
Vincent Small spoke about a rezoning case later on the agenda and said his written opposition had been quarantined by the county email system before the Planning and Zoning Commission hearing. County Attorney Guy Minter said the Planning and Zoning Commission’s action was only a recommendation and that the Board of County Commissioners would make the final decision at the later hearing. (2:57:27) (3:01:49)
Louise Eck thanked the board, county administration, and staff for the Citizens Academy program. Hillary Turlington, speaking about the construction manager RFQ, said her firm had participated in good faith, had been ranked first by the selection committee, and was disappointed by the rejection after firms had spent money on the process. (3:10:43) (3:12:50)
Commission comments
Michelle Stone asked that the county’s Tallahassee delegation be invited to the budget workshops as observers and said designated seating should be reserved for them. She also highlighted the library’s summer “Words” magazine and county offerings for families. (3:15:32)
Kathy Bryant wished fathers a happy Father’s Day and said fathers’ involvement in their children’s lives is important. (3:18:18)
Planning and zoning session opening
The board reconvened for the 2 p.m. planning and zoning session. Roll call again reflected Carl Zalek, Matt McLean, and Craig Curry present, with Kathy Bryant and Michelle Stone not heard during the roll call response. County Attorney Guy Minter explained quasi-judicial procedures, standards for competent substantial evidence, and the order of presentation. (3:21:27) (3:22:05) (3:23:30)
DRC waiver: Watching Park Farms agricultural lot split
The board approved the waiver from Land Development Code Section 2.16.1.B(8)(g) related to establishment of a county municipal services benefit unit for Watching Park Farms Agricultural Lot Split 000287. The vote was unanimous after a motion by Matt McLean and a second by Michelle Stone. (3:32:33)
DRC waiver: Target of Ocala buffer requirements
Staff presented a waiver request related to buffer requirements for the Target of Ocala project near State Road 200 and Southwest 80th Avenue. The request was to allow an opaque fence instead of a wall. Michelle Stone said she generally dislikes the fences but the board approved the waiver unanimously after a motion by Matt McLean and a second by Michelle Stone. (3:33:18) (3:39:00)
DRC waiver: Melody Preserve buffer requirements
Staff presented a waiver request related to buffer requirements for Melody Preserve, part of On Top of the World. The request involved using an opaque fence instead of vegetation in certain buffer areas. Parks and Recreation staff member Susan Hayen said trees could grow there but maintenance would be an issue and said staff was okay with the fence, with some softening vegetation if possible. The applicant said the fence would be one foot off the property line. (3:39:34) (3:42:52) (3:47:04)
The board approved the waiver 4-1 after a motion by Michelle Stone and a second by Matt McLean. Kathy Bryant dissented. (3:52:09)
Planning and zoning consent item: Greater Ocala Dog Club
The board approved the consent special use permit for Greater Ocala Dog Club Inc. to allow dog events and RV parking in A-1 zoning. The vote was unanimous after a motion by Kathy Bryant and a second by Craig Curry. (3:53:04)
Special use permit: tractor-trailers in Summerfield
Staff presented case 260601SU for Juan Carlos Diaz Marrero and Yelaine Trujillo Ravelo, requesting a special use permit for parking tractor-trailers on 4.83 acres in A-1 zoning at 13660 Southeast 80th Avenue, Summerfield. Staff said the original request was for five trucks, but one had been sold, leaving four. Staff said the case began as a code enforcement matter and that seven letters of support had been received, two from within 300 feet. Staff recommended denial of four trucks but said it would support one truck and trailer with conditions. Planning and Zoning had recommended denial on a 3-1 vote. (3:54:08)
A neighboring resident, George L. Rivera Jr., spoke against the request and said if the applicant wanted a commercial company, he should buy commercial property. (4:05:35)
The board first voted on a motion to deny the request. That motion failed 2-3, with Craig Curry and Chairman Carl Zalek voting in favor and Matt McLean, Michelle Stone, and Kathy Bryant opposed, based on the transcript’s named dissenters and result. The board then approved one tractor-trailer with staff conditions on a 3-2 vote after a motion by Matt McLean and a second by Michelle Stone. Chairman Carl Zalek and Craig Curry dissented. (4:06:58) (4:09:39)
Special use permit: miniature horses in Rolling Hills
Staff presented case 260602SU for Stefan Merhl and Cathy Merhl, requesting a special use permit to keep two miniature horses on 1.54 acres in R-1 zoning in Rolling Hills. Staff said the site plan included a pasture area of 24,000 square feet, a small barn, and manure management. Staff recommended approval with conditions. Planning and Zoning had no recommendation because a motion to deny failed 2-2. (4:10:46)
Applicant Kathy Merhl said the site plan had been designed to preserve vegetation and include manure management. A neighboring resident, Donald Sedgwick, said he remained opposed and cited concerns about smell, drainage, and future expansion. Veterinarian Patricia Kallenbarn said the horses were much smaller than standard horses, would produce limited waste, and would not free-graze continuously. Marion County Sheriff’s Office agriculture investigator Justin McClure said the horses looked healthy and that he had no welfare concerns. (4:16:17) (4:18:29) (4:20:13) (4:22:51)
The board approved the special use permit unanimously after a motion by Michelle Stone and a second by Craig Curry. Chairman Carl Zalek said if the applicants wanted to expand in the future, they should look for agricultural property rather than residentially zoned property. (4:23:41)
Special use permit: telecommunications tower
Staff presented case 260606SU for Ronald and Shirley Adams, requesting a special use permit for a 125-foot monopole telecommunications tower and support facility on 63.90 acres in R-4 zoning. Staff said the tower would be in the middle of the property and that the only waiver involved distance to a county-owned utility parcel zoned residential but used for a public purpose. Staff recommended approval with conditions, including revised language proposed by the applicant. Planning and Zoning also recommended approval. (4:24:29)
Applicant representative James Hartley said the site was heavily wooded, the nearest dwelling was more than 500 feet away, no FAA lighting was required, and the site would operate without a backup generator. He said the tower would improve T-Mobile coverage and that the applicant proposed preserving a 30-foot area of existing vegetation around the site. (4:31:27)
The board approved the special use permit unanimously after a motion by Michelle Stone and a second by Craig Curry. (4:41:10)
Rezoning: Backhoe Boys LLC
Staff presented case 260607ZC for Tillman & Associates LLC on behalf of Backhoe Boys LLC, requesting rezoning of a 31.13-acre portion of a 36.73-acre parcel from A-3 and A-1 to R-1. Staff said the site was just east of Belleview, within the urban growth boundary, and designated medium residential. Staff said approximately 90 single-family homes were planned and that the development would connect to City of Belleview water and sewer. Staff recommended approval. (5:10:25)
During discussion, Chairman Carl Zalek asked about traffic on Southeast 92nd Loop and County Road 25. Staff and applicant engineer David Tillman discussed current counts, future deficiencies, and possible proportionate-share obligations. (4:44:18) (4:45:49)
Residents Vincent Small, Shelby Frostman, Deborah Small, and Joshua Frostman spoke against the rezoning. They cited concerns about lot sizes, compatibility, traffic, schools, wildlife, trees, private wells, and neighborhood character. Vincent Small also argued that a straight R-1 rezoning would not allow the board to impose custom conditions. (4:54:14) (4:58:57) (5:01:10) (5:03:00)
The board approved the rezoning unanimously after a motion by Michelle Stone and a second by Matt McLean. (5:10:25)
PUD amendment: Jax Road / Woodridge Place
Staff presented case 260608ZP for Jax Road, LLC, a PUD amendment to the previously approved Woodridge Place development on 79.21 acres at 5823 Northeast Jacksonville Road. Staff said the original 2022 approval allowed 240 single-family units, not to exceed 321, with amenities including a pool, cabana, activity field, walking trail, and playground. The amendment proposed 261 units, not to exceed 321, a reduced front setback from 25 feet to 20 feet, and an alternative amenity package that could include pickleball courts instead of the pool and cabana. Staff also noted that because of updated acreage, the actual maximum under the land use would be 316 units. Staff recommended approval with conditions, and Planning and Zoning also recommended approval. (5:59:04)
Applicant representatives Matt Fabian and David Tillman said they wanted flexibility to choose between a pool or pickleball courts while still providing a clubhouse/cabana, playground, activity field, and mail kiosk. They also requested changes to conditions related to fencing timing, phasing, and previously approved plans. (5:17:53) (5:19:47)
Public speakers raised concerns about school capacity, traffic, parking, and a connection to Northeast 59th Street. One resident asked that the development not connect to that street. (5:42:43)
The board discussed several changes: - limiting the project to 261 units rather than leaving the higher maximum in place,
changing setbacks so the side with sidewalks would remain at 25 feet and the other side would be 23 feet,
tying fencing to first certificate of occupancy in each phase,
treating the Northeast 59th Street connection as emergency access only,
and removing or revising a condition if plans had already been approved. (5:50:57) (5:52:43) (5:56:57)
The board approved the PUD amendment 4-1 after a motion by Michelle Stone and a second by Craig Curry. Kathy Bryant dissented. (5:59:04)
Adoption of ordinances
The board adopted the ordinances for the approved zoning items unanimously after a motion by Michelle Stone and a second by Matt McLean. (6:02:08)
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