MARION COUNTY, FL (352today.com) – Marion County commissioners on Tuesday, May 19, 2026, unanimously approved amendments to the planned unit development (PUD) governing the Oxford Downs gaming complex in Summerfield following lengthy discussion over landscaping buffers, drainage easements and structures built without permits at the property.
The request, filed by Tillman and Associates Engineering on behalf of Marion Gaming Management LLC, applies to the property at 17996 S. U.S. HWY 301, home to Oxford Downs and one of Marion County’s operating card rooms.
County staff said the roughly 65-acre property has a lengthy zoning history dating back more than a decade. The site was originally zoned agricultural before receiving approval in 2010 for a horse racetrack and clubhouse. In 2020, Marion County approved a land-use change and rezoned the property to planned unit development status for uses including gaming, horse racing, RV parks and commercial development.
Tuesday’s request marked the fourth amendment to the property’s planned unit development since the 2020 approval. According to county staff, the amendment sought retroactive authorization for six pickleball courts, two manufactured buildings used for office and storage space and other site improvements that have been constructed or operating without required permits.
Staff told commissioners active code enforcement cases tied to the property involved unpermitted construction associated with the pickleball courts, tiki hut bar, utility connections, parking improvements and other site infrastructure.
“This case comes back to us today for the board approval because they want to retroactively authorize unpermitted uses and construction,” county planning staff said during the presentation.
Despite concerns over the permitting issues, staff recommended approval of portions of the request in order to bring the property into compliance and allow the owner to obtain proper permits moving forward. The revised master plan also includes expanded commercial uses, additional parking and a proposed RV park on the western portion of the property with up to 220 lots.
Much of the board’s discussion centered on proposed modifications to landscaping buffers surrounding the site. The applicant requested permission to defer or waive some buffer requirements on property lines where adjacent parcels share common ownership.
“We’re asking to not plant them, period,” applicant representative David Tillman told commissioners while discussing the requested buffer waivers.
Tillman argued several surrounding parcels are owned by the same interests involved with the gaming property and said additional buffering would be unnecessary if future expansion plans move forward. County staff opposed portions of the request, warning that open-ended deferrals could create long-term compliance issues and establish problematic precedent for future developments.
“Common ownership cannot override our buffer requirements,” staff said during the hearing.
Commissioners ultimately agreed additional buffering would still be required around the future RV park while allowing some flexibility in areas with existing tree coverage or shared ownership.
The board also discussed drainage retention areas proposed across adjacent parcels. Staff recommended recorded drainage easements to ensure stormwater infrastructure remains protected regardless of future ownership changes.
During the hearing, Tillman acknowledged the permitting issues surrounding portions of the site but defended the development overall.
“I mean, it is a very nice looking facility,” Tillman said while showing commissioners photos of the pickleball courts and tiki hut area.
Commissioners voted unanimously to approve the amendment with conditions discussed during the meeting, including requirements tied to landscaping buffers and drainage easements.