A-Plus Homes, Inc. has officially submitted a petition to the Belleview City Commission to establish a new Community Development District (CDD) under the guidelines of the “Uniform Community Development District Act of 1980,” Chapter 190 of the Florida Statutes. The proposed district, named the Bellehaven Community Development District, encompasses approximately 219.15 acres of land within Belleview city limits. This land has been appropriately zoned for a large housing development since before the Great Recession of 2008.
A Community Development District (CDD) is a special-purpose unit of local government established land to finance, construct, operate, and maintain community-wide infrastructure and services, such as roads, water and sewer systems, and recreational facilities. Proponents say that this setup allows developers to fund these projects without burdening the general taxpayer population. Once established, a CDD can levy assessments on property owners within the district to repay bonds issued to finance the infrastructure.
The proposed Bellehaven CDD is located south of SE 99th Place, east of SE 58th Avenue, west of SE 67th Avenue, and north of SE Baseline Road. Detailed maps and boundary descriptions are included in the petition to provide clear delineation of the district’s limits (see page 11).
A-Plus Homes has secured the consent of 100% of the landowners within the proposed district, fulfilling the requirement under Section 190.005 of the Florida Statutes. This unanimous consent supports the creation of the new district and is documented in the petition.
The petition outlines plans for major infrastructure improvements within the district. The projected construction and installation of these facilities are expected to span from 2024 to 2029, subject to economic conditions. The development aims to transform the area into a cohesive, functional community.
There are about a dozen CDD developments within Marion County. This would be the first CDD inside the City of Belleview.
The petition argues that establishing the Bellehaven CDD is the most effective way to manage and finance the necessary infrastructure and services for the new community, preventing the general taxpayer population from bearing these costs. The petition asserts that the new district will provide consistent and efficient services, compatible with existing regional facilities, and is amenable to special-district governance.
A-Plus Homes requests that the Belleview City Council schedule a public hearing, adopt an ordinance to establish the district, and authorize the district to exercise additional powers for community amenities and security measures. The petition aims for a comprehensive plan that benefits both the new community and the broader Belleview area.
The Belleview City Commission will review the petition and schedule a public hearing to consider the establishment of the Bellehaven Community Development District. This hearing will provide an opportunity for public input and further discussion on the proposed development.
How Are CDDs Different from HOAs?
While both CDDs and HOAs manage community amenities and services, they have significant differences:
CDD: A governmental entity created by the state with the power to levy taxes and issue bonds. Formation involves a legal process through the local government or the Florida Land and Water Adjudicatory Commission.
HOA: A private organization created by a developer or community members to manage shared properties and enforce community rules. Formation is through legal documents filed with the state and agreements among homeowners.
CDD: Has governmental powers, including the ability to levy taxes, issue bonds, and use eminent domain. It can plan and construct large-scale infrastructure projects.
HOA: Can impose fees and fines, enforce deed restrictions, and manage common areas. It does not have taxing authority or governmental powers.
CDD: Funded through special assessments and taxes included in property tax bills. These funds are used to repay bonds issued for community infrastructure.
HOA: Funded through membership dues paid by homeowners. These funds are used for maintaining common areas and community services.
CDD: Governed by a Board of Supervisors, initially elected by landowners and later by residents. Operates under public transparency laws.
HOA: Governed by a Board of Directors elected by homeowners. Operations are governed by the association’s bylaws and covenants.
Community Development Districts (CDDs) are local government entities providing infrastructure and services, while Homeowners Associations (HOAs) are private organizations managing shared properties and community rules. CDDs are created through a legal process involving local government, while HOAs are formed by developers or homeowners. CDDs issue bonds and levy taxes, whereas HOAs collect dues from homeowners. CDDs have governmental powers, including taxation and eminent domain, while HOAs manage common areas and enforce community rules. Both are governed by elected boards, but CDDs operate under public transparency laws, unlike HOAs.
The estimated improvement costs for the new 1,000-plus home development are shown in a presentation graphic delivered to the Belleview City Commission earlier this week. A CDD has governmental powers, including the ability to levy taxes, issue bonds, and use eminent domain. It can plan and construct large-scale infrastructure projects.
A map delivered in a presentation to the Belleview City Commission outlines a plans for 219 acres of land, including 1,0003 new homes. This land has been appropriately zoned for a large housing development since before the Great Recession of 2008. The plan calls for $44 million in improvements.
As a financing and maintenance entity, a CDD issues tax-exempt bonds to fund the construction and acquisition of essential infrastructure. To repay these bonds, the CDD levies special assessments on property owners within its boundaries. Once the infrastructure is constructed, a CDD operates similarly to a Homeowners Association (HOA), managing and maintaining community amenities and services.
Reportedly, by taking on the responsibilities of financing, constructing, and maintaining infrastructure, CDDs relieve the city of significant financial and operational burdens, ensure high-quality community services, and provide a stable and dedicated funding mechanism. The proposed Bellehaven CDD is located south of SE 99th Place, east of SE 58th Avenue, west of SE 67th Avenue, and north of SE Baseline Road.
