OCALA, FL (352today.com) – The Marion County Board of County Commissioners unanimously passed a zoning change for the planned Martingale subdivision on U.S. HWY 27 in Ocala on Tuesday, Oct. 21, 2025.
A planned urban development amendment had been brought forward by the applicants Castro Plaza and Austin International Realty to change the plan from 140 dwelling units and 100,000 square feet of commercial space to a planned unit development of 190 single-family attached dwelling units and up to 225,000 square feet of commercial space.
The 43.62-acre parcel located at 6998 and 6850 N. U.S. HWY 27 initially came before the board of county commissioners in Oct. 2024.
Changes from the previous plan
What’s being proposed that’s different from what was approved in 2024? Many of the changes concern ingress and egress. Since the original proposal, additional talks occurred with the Department of Transportation regarding needs as far as the entrance and exit to the property. There will be a reconfiguration of part of that residential area to accommodate the exit and entrance on U.S. 27, which would be the modification of the that eastern access, said Kathleen Brugnoli, Marion County Growth Services planner.
The reason the applicants requested the change was to enable second-story commercial uses; the previous plan limited them to a single level. There won’t be a change in the maximum height that had previously been approved for commercial–the plan will stay in the maximum building of 45 feet for commercial. The applicants also requested to increase the proposed development by 50 dwelling units.
The applicants proposed a mix of attached and detached single family homes, which was likely going to be driven by the market demand. None of the additional uses of the proposed master plan had changed; commercial, outdoor markets and retail sales, and the possibility of an event venue are still part of the project.
Picking the best option
The applicant proposed three different concepts. One included townhome-style residences toward the north and center of the project, single-family detached homes along the eastern and southeastern boundary line and an event barn. The second option proposed townhome-style residences toward the center of the project and developing the east abutting property boundary line, with single-family detached homes along eastern and the southeastern property boundary line and the event barn option. The third concept involved building all townhome-style single-family attached homes with an event barn.
The applicants’ preference was to build single-family detached, but when looking at the eastern boundary, they asked their neighbor how they would feel about single-family attached on their border. The neighbor thought the idea was acceptable and submitted a letter of support.
Bernard Austin, of Harrison Design Associates is the architect for the project.
The access locations on 70th Ave. Rd. are unchanged from the prior planned unit development approval. There was a change to the access on U.S. 27, as there are already two median openings there. One is currently used for the center as a primary access and will need to be restricted in the future, thereby causing the eastern median opening to be evaluated as a more primary access, creating the change in uses along U.S. 27, said Amber Gartner Kimley-Horn, the licensed traffic engineer who performed both traffic studies for the project.
Checking all the boxes
There were no changes to the amenities from the 2024 plan. Martingale still would have full pedestrian connectivity between commercial and residential areas, open lawn walking trails, and all of the amenities that were previously approved.
The traffic methodology was based on having the 190 homes, the 50 detached and the 140 attached, and 225,000 square feet of commercial. The traffic study was approved as of Oct. 14, 2025. Improvements required by the study must be completed in coordination with redevelopment.
The traffic figures that county staff had previously for 2024 estimated the number of daily trips at 7,063, with 288 at the morning peak hours and 656 p.m. peak. The change would be to 9,629 potential daily trips. The a.m. peak would increase to 293 and the p.m. peak to 762.
The traffic study that was approved earlier this month, identified that improvements would be needed for background traffic conditions.
The project is in the urban growth boundary and is designated commercial land use. It does comply with the maximum intensity and density limitations and provides for a mixed-use character of development. The applicants provided their traffic study, central utilities, water and sewer are present and are immediately available and the adjoining rights to the subject site and the development will be subject to land development code for roadways cross access utilities and stormwater.
Traffic was a real concern
Marion County staff found that the application didn’t adversely affect public interest, was consistent with the comprehensive plan and is compatible with land uses in the surrounding area, and recommended approval with development conditions. The planning and zoning commission also recommended approval with development conditions.
County Engineer Steven Cohoon walked the commission through a summary of the traffic study. Commission Vice Chair Carl Zalak, III, had concerns because a great deal of money is being spent on SW 80th, from SR 200 to the new interchange to make certain traffic flows smoothly, but the county found what’s being proposed with the development doesn’t adversely impact the county’s new investment.
