Marion County commissioners voted 4–1 on Tuesday to approve a rezoning request that allows for 442 single-family homes on nearly 120 acres at the southeast corner of SE 92nd Loop and SE 110th Street Road. Commissioner Kathy Bryant cast the lone vote against the project.
The project, brought forward by Tillman & Associates on behalf of Sandy Clay LLC, reduces the previously approved unit count by ten homes and eliminates the previously planned townhomes in favor of all detached residences. The land was previously zoned for a mix of General Agriculture and Planned Unit Development.
The board approved the new PUD zoning with amended conditions requiring each lot to include one tree and for the developer to meet specific height and architectural design standards.
According to county staff, the rezoning is consistent with the Comprehensive Plan and the Land Development Code.
However, nearby residents have expressed growing concerns over the pace of development in the area and the impact on roads, schools, and emergency services.
Traffic concerns
A traffic methodology study approved in May estimated the project would generate nearly 4,000 vehicle trips per weekday, including more than 400 during the evening peak. SE 92nd Place Road is projected to operate at Level of Service F (meaning failing) at buildout. Other roads expected to be impacted include CR 25, SE 110th Street Road, and SE 92nd Loop.
County staff noted that additional off-site road improvements will be required and outlined in a final traffic study as the project progresses.
Emergency response reliability remains low
Fire and ambulance response in the area remains a concern. Station #30 in Spruce Creek, the closest station, reported only a 7.6% incident reliability rate for fire calls and 3.8% for EMS during the 2022–23 fiscal year. No additional suppression or ambulance units are currently budgeted for this part of the county.
Schools and utilities
With some local schools already bursting at the seams, families may want to pack their child a folding chair just in case. Emerald Shores Elementary, which is closest to the site, operated at 101% capacity during the previous school year. Lake Weir Middle and Lake Weir High are at 89% and 72%, respectively.
City of Belleview utilities will provide water and sewer to the development. Approximately 22% of the property will remain open space, and three stormwater basins are planned to manage runoff.
Residents question motives
One nearby resident raised concerns about whether the development would ever actually be built or if the site was being used as a disguised operation for ongoing sand mining. The property has been heavily stripped for months, with large mounds of sand visible and apparent excavation activity continuing throughout. One former New Mexico resident compared the dust and debris to the sandstorms they experienced out west, saying the conditions have affected nearby homes and caused distress. Others questioned if the developer had any real intention of following through with the planned neighborhood.
Next steps
The developer will be required to submit a final master plan and complete a traffic study addressing road deficiencies. The new conditions adopted Tuesday include architectural design standards, a one-tree-per-lot requirement, and compliance with setback and open space rules.
David Tillman, of Tillman & Associates, expressed frustration over the new condition requiring one tree per lot, saying he felt “punished” for revising an already approved plan that reduced the total number of homes by a whopping ten homes.
The vote drew attention from residents who say new developments are being approved faster than infrastructure can support, especially in the Belleview area. While the county cited planning compliance, opponents remain concerned that growth continues to outpace essential services.
