Commission approves Sunkist RV Resort expansion, adopts recorded developer’s agreement with modified buffers and perpetual covenant

Marion County commissioners on July 21 approved companion actions to allow an expansion of the Sunkist RV Resort and accepted a voluntarily submitted developer’s agreement that limits uses and establishes buffering and access restrictions.

Staff presentation and project scope: Senior planner Kenneth Odom explained the request covers a small‑scale future land use amendment and companion rezoning for approximately 20.27 acres to expand the existing Sunkist RV Resort on U.S. 441 in the county’s southern corridor. The site was previously rural land; the applicant requested a change to commercial land use and rezoning to Recreational Vehicle Park. Staff said utilities (water and sewer) are available at the site and would be required to serve the project. The parcel sits in a long established commercial/RV corridor with other RV resorts nearby.

Units and layout: Staff reported the existing resort (phase 1) contains 258 units; the applicant proposed a 158‑unit phase 2. Because of the need for a shared driveway between the two phases, two pads would be lost during access construction and the combined result would be about 414 units on the combined parcels once the drive is installed (258 existing + 158 proposed = 416, minus 2 for access = 414). The proposed project area is about 20.27 acres.

Developer’s agreement and buffer changes: Because the rezoning would be a "by‑right" zoning category typically not subject to a developer’s agreement, the applicant voluntarily submitted an agreement that limits allowable uses to the RV resort expansion, requires common ownership with the existing operator, addresses lighting, landscaping, and prohibits new access to Southeast 80th Avenue. The agreement originally proposed a Type D buffer (a planting plus wall) on the north and west; after neighborhood concerns the applicant agreed to a modified Type D buffer on the north and west consisting of a three‑foot berm with a six‑foot opaque fence on top plus required vegetation (the berm + fence produces an equivalent nine‑foot barrier). The south boundary would have a standard Type D buffer. Staff explained Type C/D buffers generally require two shade trees and three ornamentals per 100 feet and 50% understory coverage. During the public hearing the applicant agreed to record the developer’s agreement as a covenant and add a paragraph making the agreement perpetual.

Public testimony and concerns: Commissioners heard public comment both in favor and opposed. Robert Gagnon and others said the parcel was an eyesore and supported the cleanup and reuse. One adjacent owner raised concerns about buffers and tree removal; the applicant agreed to the modified buffer and an exception clause that permits removal of poor native vegetation if the adjacent landowner approves and county staff concurs. At the Planning & Zoning Commission the companion items were recommended for approval (P&Z showed a split vote). Staff recommended approval of the land‑use change and the rezoning contingent on the developer’s agreement being recorded.

Board action: Commissioners approved the small‑scale plan amendment and companion zoning change and then separately approved the rezoning subject to the developer’s agreement as amended during the hearing, including the new paragraph stating the agreement shall run with the title to the property and be perpetual. The board recorded the vote as unanimous.

Why this matters: The approvals allow the Sunkist RV Resort to expand its capacity and formalizes binding, recorded commitments from the developer on uses, buffering, lighting, and access. The developer’s agreement will be recorded as a covenant and will run with title.