Marion Planning and Zoning Approves Recommending Zoning Change for Planned Development

OCALA, FL (352today.com) – The Marion County Planning and Zoning Commission unanimously approved recommending a zoning change from general agriculture and community business for a planned unit development with conditions at their Oct. 27, 2025 meeting.

The applicant requested a change from general agriculture and community business to a planned unit development zone on approximately 406.00 acres of a 1,473.78-acre tract. The owner is Drake Ranch, L.L.C. The applicant representing the owner was Tillman & Associates Engineering, L.L.C. and Collato Ranch Development, L.L.C. The street address of the proposed development is 13210 SW Hwy. 200 Dunnellon.

A total of 10 notifications were sent out by Marion County staff regarding the development, and they received no letters of opposition or support.

The existing zoning classification for the parcel is general agriculture. The area is outside the urban growth boundary, in the secondary springs protection zone, in the Withlacoochee environmentally sensitive overlay zone, in a FEMA flood zone and flood prone areas are present. The property has a future designation of rural lands that allows a maximum density of one dwelling unit per ten acres. The existing zoning in the area is agriculture, even with the Florida Highlands subdivision to the north.

The commission found that it will not adversely affect the public interest, that it’s consistent with the Marion County comprehensive plan, and that it’s compatible with the surrounding land uses. with applicant’s recommended conditions.

Impacts on the surrounding area

Much of the adjacent area is rural lands. and there is a parcel in close proximity that’s owned by the Southwest Water Management District and is used for conservation. Many of the surrounding properties are used for agricultural production. The area is generally undeveloped with a lot of vegetation in the surrounding area. The frontage is around 4,500 feet along SR 200.

The reason that applicant came before planning and zoning is because the A-1 zoning classification has a minimum lot size of 10 acres, with the PUD zoning classification, it would give them a bit more flexibility and allow them to provide one-acre lots, which is the majority of the lots being provided by the proposed development, said Jared Rivera-Cayetano, Marion County planner. The maximum density that would be allowed would be 40 units. The applicant is requesting 40 lots plus the caretaker’s residence, which is a concern to staff as that should also be considered in terms of density, and if it is, it would be surpassing the maximum allowable density. The number of access points to the proposed development were also a point of controversy, but those will be reduced. There will also be a transportation impact.

The surrounding area also fails to meet Marion County’s level of service standard for rural Florida Department of Transportation roadways. Marion County staff suggested there should be additional analysis done for the left-hand turn lane, in terms of when it should be provided and the length as well as the potential of a right turn lane.

Another concern for staff was the applicant’s request wells and septic. The project is approximately 7,700 feet from the nearest central water line, and around 12,135 feet from the nearest wastewater line. This section of the Withlacoochee River near the development, according to the Florida Department of Environmental Protection, is considered an impaired water body. Staff believes it would be best to avoid septic systems. The applicant is requesting a waiver for central water and wastewater.

Staff found that the rezoning wasn’t compatible with the surrounding use, would adversely affect the public interest, isn’t consistent with the comprehensive plan, and recommended denial for the project. A Development Review Committee meeting earlier in the month recommended approval with conditions.

The applicant has indicated that all residential structures on the property have been demolished. There is an existing single-family residence with a separate street address of 13550 SW Hwy 200, Dunnellon that’s surrounded by the project and not included in this application. The project itself isn’t within an existing subdivision.

Proposed community’s character

The applicant is proposing 36 one-acre lots and four farm lots for a total of 40 lots, each to be used for a single-family residence and an accessory family cottage/guest home for a total of 88 units. A separate caretaker residence and garage apartment for ranch hands is also proposed; however, the inclusion of such farmworker units for ranch hands would render the project inconsistent with the maximum allowable density for the rural land designation. Farmworker housing units must be included in the projects identified lots/units and that remained a concern for the updated planned unit development concept plan.

The applicant is proposing a buffer of bamboo hedges, suggesting a type of bamboo that’s not considered invasive, but staff’s concern was that it wasn’t considered a native species, and it would be adjacent to agricultural land. It’s not a native species or compatible with the surrounding rural character.

The applicant proposed recreational and agricultural amenities including a community center, sports fields an equestrian area, a shared-use path and boat ramp/pavilion.

The applicant labeled the proposed development a Conservation PUD, with the whole intent behind the subdivision was trying to create something that preserves the overall ranch, the 5,000 plus acres, said David Tillman, who was representing the owner. The owner wanted to have as few units as possible to be as economically feasible to happen, where they’ll be able to enjoy the property because of its aesthetic nature and maintain as much of the area as possible as it exists in its current state, and that being the reason for the smaller home sites. The people are buying into the 5,000-acres, when they purchase the one-acre site, having access to the ranch. The applicant did do a market demand study, contrary to comments from staff.

One of the reasons the applicant doesn’t want to connect to water and sewer is the financial component connected to it. The connection distance for 40 units is 16,000 feet. It’s not a feasible idea financially, said Tillman.

There are a number of nearby subdivisions. The proposed entrance for the development along SR 200 is approximately 0.85 miles SW of the unrecorded Central Waterways subdivision which is located along the Withlacoochee River. The proposed entrance is more than 1.5 and 1.75 miles southwest of the respective Bel Lago Hamlet and the unrecorded Florida Highlands subdivisions. The proposed project entrance is more than two miles from the Spruce Creek Preserve subdivision.

“I think this is an opportunity for Marion County to approve something that will be fantastic for Marion County,” said Tillman. “I’m very excited about it. The only person I think that’s more excited about this is Mr. Holland Drake.”

Citizens’ concerns

There was opposition from the audience regarding traffic and safety concerns, and the strain that may be put on wells in other subdivisions and the impact on the Withlacoochee River.