Greenway Reserve

[Image courtesy city of Ocala]

A proposal to build 55 single-family homes on a 12.61-acre parcel in a developing area of Ocala is drawing concerns from residents about the increased traffic the project would bring to their quiet neighborhood in the northeast part of the city.

The proposed Greenway Reserve subdivision would have an average density of 4.3 homes per acre on the property owned by the Green Family Declaration of Trust. The development, led by Boyd Real Estate Group and Tillman and Associates Engineering LLC, plans 0.54 miles of internal roadways with primary access via Northeast 25th Avenue and secondary access via Northeast 30th Street.

On Aug. 25, Ocala City Engineer Sean Lanier recommended approval of the conceptual plan, contingent on submitting an improvement plan before final platting. The Ocala Planning & Zoning Commission approved the plan on Sept. 8, with draft minutes noting resident concerns about traffic. The property was rezoned from institutional to planned development in November 2024.

“The applicant has submitted improvement plans, which are currently under staff review,” said Ocala Public Information Officer Greg Davis. The project awaits completion of the improvement plan review and a public hearing for the developer’s agreement before final plat approval.

“The developer’s agreement for the subdivision will include a public hearing before the city council. Due to recent changes in state legislation, final plats are now processed administratively rather than through public hearings; however, the developer’s agreement must be finalized prior to final plat approval, ensuring continued compliance and transparency in the process,” Davis said.

Davis addressed traffic concerns linked to the nearby Millwood and Emerson Pointe developments.

“A traffic statement is required as part of the improvement plan review. A full traffic impact study is not required because the projected traffic generation falls below the threshold of 100 PM peak-hour net new trips. According to the Institute of Transportation Engineers Trip Generation Manual, the national standard used by Ocala, single-family detached homes typically generate one vehicular trip during the peak hour. This standard ensures a consistent and data-driven approach to evaluating roadway impacts for residential developments,” Davis said.

Davis also addressed environmental considerations.

“Environmental assessments for the property are regulated by the appropriate state agencies. Tree inventories are included as part of the improvement plan submission, which is currently under city review. The project includes an amenity center and designated open space areas that meet the requirements of the approved planned development plan and associated standards book, supporting the ‘greenway’ concept through integrated green space and buffer design,” he said.

Ocala resident Marianne J. Mylan, in a letter dated Sept. 15, expressed specific concerns about the development to city council, Mayor Ben Marciano, City Manager Pete Lee and council member Barry Mansfield

“Before you make a decision to provide authorization to proceed with this project, I am respectfully requesting if you could provide the immediate neighborhood with your vision of how the integration of this many people on such a small space and all requiring a vehicle to move from point A to point B would work, especially because the Millwood project nearby on 35th Street and Emerson Pointe on 28th Street are both in the process of building and due to the size of these two projects it will already add in excess of 750 people and likely minimally 200 vehicles onto 25th Avenue which is a two-lane road,” she wrote.

Mylan estimated the 55 additional homes could add “minimally 200 people of which most likely at least 100-110 will be adults who will also be driving and owning vehicles” and “likely at least 80-100 children on these same 12 acres with no other entertainment in the immediate area but their rather tiny backyards.”

Mylan also raised concerns about open space.

“As was noted at the planning meeting of Oct. 21, the builders promised that they would adhere to their 40% free space. This space should not include people’s front and back yards, as that is not ‘free space.’ They do intend to build 4.2 homes on each acre, so the individual lots are quite small. There was no mention of any space for a children’s play area or for a basketball court or any free space for all these kids,” she wrote. “Currently, that area, my neighborhood, is quiet and peaceful. On 25th Avenue, across the street, there are single-family homes facing the street. Traffic is light and the single lanes of 25th Avenue can handle the flow.”

She estimated traffic increases, stating, “A conservative estimate of the increase in traffic is likely 200 or so vehicles from these three locations onto 25th Avenue between 7:30 and 8:30 a.m. as all these moms and dads have to go to work and most likely most will move south on 25th Avenue to Bonnie Heath.”

Mylan called for a comprehensive traffic study.

“At the meeting, the builders noted that they would conduct a traffic study. This study will be based on current conditions and not include any of the vehicles from the housing currently being built in the area so the estimate will not be accurate and should not be used. Technically and perhaps even legally, this study must be completed by the city of Ocala before even considering this project and must include the added traffic from the other two already ongoing projects at Millwood and Emerson Pointe based on full occupation,” she wrote.

Mylan’s letter proposed an alternative.

“It is understood that the property was sold with the intention to build houses on it and no, neither I nor many others are against building houses on that property, but 55 homes is just too many to be accommodated by the infrastructure. I do believe that 5 homes per 2 acres, such as we have across 25th Avenue is quite appropriate so that lot will roughly accommodate 22 homes. No one is trying to deny the property owners the opportunity to make a few dollars, so my suggestion is to really build nice expensive homes, and they will make the same amount of money. Twenty-five cars coming and going during the rush sure beats 100 cars. 25th Avenue may accommodate that without too many issues,” she wrote.

Mylan penned additional concerns with schools.

“Can the school district accommodate this many kids? Remember, there will already be a significant increase from the new houses on 28th Street and 35th Street. We are not talking about four or five kids more each grade,” she wrote.

“What is concerning is that these kids out of boredom will walk through the neighborhood streets loitering and wondering what havoc they can create ‘just for fun and something to do,’” she continued.

Mylan also raised questions about construction.

“Another issue may be the actual construction of these homes as they are close together. It is my impression that they will be built from wood, perhaps even with complete paneling as in modular homes, barely meeting all the requirements and hoping for an inspector who will approve it. They most certainly will not be made from brick, like the surrounding houses. That means that during a hurricane such as Milton the owners will likely have to comply with mandatory evacuation orders from the city. These evacuation orders will also include the Millwood estates and the Emerson Pointe project. Is there enough space for these people to go to? We are talking a combined 1,000 people. What about in case of a fire or a medical emergency? Can the fire department handle this? What if they are needed during the rush with traffic backed up on both lanes of 25th Avenue? How will they provide an adequate response time? Did anyone consider this?”

According to Davis, city staff have met with residents who raised concerns during the Planning & Zoning Commission meeting to explain the development review process and how each project must meet the city’s adopted regulations and standards.

[Image courtesy city of Ocala]