SUBJECT:
Title
PUBLIC HEARING: Second of Two Public Hearings to Approve a Development Agreement (Agreement, 25-01DA) between Marion County, Florida, and 484 Road Runner Resources, LLC, Coyote Crossing Holdings, LLC, John Alvarez Investment Group, LLC, AAW, LLC, and MGL Development, LLC, Related to the Florida Crossroads Commerce Park (North and South), Phase 2
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INITIATOR: |
DEPARTMENT: |
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Chuck Varadin, Director |
Growth Services |
DESCRIPTION/BACKGROUND:
James W. Gooding, III, Esq., on behalf of 484 Road Runner Resources, LLC (Developer or Owner), Coyote Crossing Holdings, LLC, John Alvarez Investment Group, LLC, AAW, LLC, and MGL Development, LLC (Owners), has submitted a Development Agreement related to the Florida Crossroads Commerce Park (North and South), Phase 2, development regarding transportation and stormwater improvements, including, but not limited to, addressing concurrency, concurrency certification, proportionate share, and transportation impact fee credits, and establishing an expiration date.
The Florida Crossroads Commerce Park (FCCP), consisting of lands north and south of SW Hwy 484, is surrounded by the existing Marion Oaks Subdivision, a Vested Development of Regional Impact (VDRI). The FCCP has been established under a series of Planned Unit Development (PUD) approvals (Zoning Case Numbers 181103Z[P], 191107Z[P], 191110Z[P], 210806Z[P], 221110ZP), and the Developer and Owners are working with Marion County regarding the completion of area transportation network improvements related to SW Hwy 484, the SW 49th Avenue Extension, and SW 57th Avenue Road through the site and overall Marion Oaks community. The Agreement references the FCCP’s development approvals and generally identifies the development amounts addressed by the Agreement.
The Agreement primarily identifies a series of roadway improvements to be completed by the developer and/or owners, and provides for concurrency, concurrency certification, proportionate share, and transportation impact fee credits (Credits), and establishing an expiration date. The Agreement also identifies developer improvements related the site and the site access, but does not provide for impact fee credits, etc. related to those developer improvements; instead, they are identified only for record purposes between the parties and the County.
The roadway improvements proposed for Credits are turn lanes at the intersection of SW Hwy 484 & SW 49th Avenue Extension and SW Hwy 484 & SW 57th Avenue Road. Credits are based on the costs of the improvements that are then applied and/or credited to the project consistent with the Land Development Code and Florida Statutes. Marion County Code of Ordinances (COO) Section 10-323(a) (1 and 3) requires that improvements receiving Credits be identified as part of the County’s Transportation Improvement Plan (TIP). The proposed improvements are not part of the current TIP; however, the Board may approve Credits for such improvements, subject to the approval being by supermajority vote of the Board (4 of 5 commissioners). As the Hwy 484 corridor is currently a key arterial roadway experiencing significant transportation impacts, staff supports the request to grant Credits for the proposed improvements. COO Section 10-323(f)(4) establishes that the duration for a Credit agreement be a period of five (5) years, but that the applicant may request a duration of 20 years, and in no event shall the duration exceed 20 years. The applicant has requested a 20-year duration noting concerns related to a potential development down-turn. Should the Board desire a shorter duration, the applicant is eligible to request an extension in the future, subject to requirements in place at that time.
This public hearing represents the second and final public hearing regarding the Agreement. Staff recommends approval of the Agreement with a supermajority as the requested Credits are for improvements not listed on the 5-Year TIP.
BUDGET/IMPACT:
None
RECOMMENDED ACTION:
Recommended action
Receive public comment, provide direction to staff, and motion to approve the Agreement with identified revisions, if any. (Supermajority vote necessary for the Agreement to provide the impact fee credits for a project not listed on the County’s Transportation Improvement Plan.)
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