By Bryce Abshier – Contact Bryce@voiceofsouthmarion.com
The Belleview City Commission on Tuesday approved Ordinance 2025-06, creating a new economic incentives program aimed at attracting new businesses and breathing life into underused commercial areas. The final reading passed 4-1, with Commissioner Bo Smith again casting the dissenting vote.
The ordinance establishes an “Economic Development Expendable Trust Fund” and authorizes the city to offer financial incentives on a case-by-case basis. These could include permit fee reimbursements, business tax waivers, and grants tied to job creation and capital investment. Incentive packages are subject to specific criteria, including investment thresholds, and job creation. For example, those investing more than $5 million could qualify for up to 60% reimbursement of building permit fees and 100% of police impact fees. The city may also waive business tax receipts for up to five years for qualifying businesses.
While city leaders say the plan is designed to fill vacant storefronts and reduce the need for residents to travel to Ocala or The Villages for goods and services, public response has been mixed. Social media users voiced concerns about Belleview losing its small-town identity, with some calling on the city to stop development altogether. Others supported the idea of attracting new businesses but questioned why older buildings couldn’t be reused instead of building new ones. Some residents pointed to high permitting costs as a deterrent.
One commenter said that Belleview is “turning into a ghost town,” while another asked why national chains couldn’t renovate existing vacant properties like the old Publix building. Others expressed a desire for sit-down restaurants and plaza upgrades. Still, several posts criticized the idea outright, calling for Belleview to remain a small town.
Commissioner Smith, a lifelong resident of South Marion County, raised concerns about the timing and motivation behind the ordinance. He said residents had questioned why a proposal like this hadn’t been introduced earlier, before a national big-box retailer showed interest in a major commercial development in Belleview. That development, first proposed last April, includes a large-scale retail anchor, potential quick-service restaurants, and 22,500 square feet of retail and dining space. While the large retailer’s identity remains under wraps due to a non-disclosure agreement, it is widely believed to be a Walmart or Walmart Neighborhood Market.
While several critics were available to voice opposition on Facebook, none were in attendance for the public hearing. “I’m really disappointed in the citizens that I had listened to, and the citizens on social media that hate this idea, and they don’t show up,” Commisioner Bo Smith said during the meeting.
His comment references a broader trend of low civic engagement in Belleview. Attendance at City Commission meetings is often low, even on hot-button issues. While social media is rich with opinions, Belleview City Hall is empty during meetings.
Local election cycles have also been met with little to no participation. In the 2024 cycle, no residents attempted to run for any of the three available City Commission seats. Belleview hasn’t held a contested municipal election since 2010, and unless interest picks up, it may be a long time before one is seen again.
When the big-box project first sought impact fee waivers, Smith raised concerns that utility fees had just been increased for city residents to fund water and sewer improvements. He questioned the fairness of letting big businesses bypass costs that ordinary residents and small businesses are required to pay.
Critics of the ordinance have shared these fairness concerns. While claw-back provisions are included to recover city funds if performance goals aren’t met, opponents say the real issue is fairness, especially if Belleview residents and small business owners shoulder the full cost of doing business. However, with many vacant storefronts peppering the city and residents driving elsewhere for shopping and dining, some believe Belleview needs to invest in long-term solutions. According to the ordinance, businesses must meet minimum standards and create at least ten full-time jobs to qualify for grants.
The most aggressive incentives are reserved for projects investing at least $5 million or creating 20 qualifying jobs. Reimbursements would be based on project size with up to 60% of building permit fees and 100% of police impact fees. Job creation is also rewarded, with 20 full-time positions valued as the equivalent of a $100,000 investment under the program.
All incentives will be reimbursed, never paid upfront, and subject to annual compliance monitoring. With Tuesday’s vote, the ordinance takes effect immediately.
