[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6268208,"mediaKeyId","3057574-c9572d3e5b814268c40e7faa133268c6","parentId",3057574,"title","PDC backs Tuscany Ranch PUD and development agreement, advancing large Beverly Hills DRI update with road, utility and amenity commitments","audioSeconds",8750,"startMs",3825000,"endMs",12575000,"viewUrl","/Search/View?dp=1&key=3057574-c9572d3e5b814268c40e7faa133268c6&start=3825&end=12575","thumbnailUrl","https://assets.pipeline.soar.com/3057574-c9572d3e5b814268c40e7faa133268c6/thumbnail_3825000.jpg","articleUrl","/articles/6268208/Citrus-County/Florida/PDC-backs-Tuscany-Ranch-PUD-and-development-agreement-advancing-large-Beverly-Hills-DRI-update-with-road-utility-and-amenity-commitments","mediaUrl","https://secure.pipeline.soar.com/6268208-8933e6138a9500f80e4bcdc543cad6e4/orig.mp4?Expires=1770584840&Signature=OIy1dgrDBQF-BY-AXt1Qu-URzpGbIIYq7HzsOhjsG2iaqI1JiiD7rLsWy8bXrih4ZkE96nMt5nA8XlQPdGDYU43FdC3nW0Aa8LG1-yyHOm85gKkPZplX3xUSk9MPuRv3QryMdTHvaYsIrvg8ybBX-Vhc5MsY3AbZ1afl9CuGAU~hDaiPUvGgzh506eEXNQEerDK7tas0WGHxyTZoPkI6QpvIsAc~R0oaYb0gPlDUX7hNjQR~6gvX922KQkimnADOq750eHH3CIrs8YH0lEE7oT98Lie3U4nFAvNx~y7yQbKzY28F31~aTtDBTSxVrTw0U4Zh2IkwLPdficnzFrogmg__&Key-Pair-Id=KUT5TJCACFTXG","author","Citrus County, FL ","date","2025-04-19T02:02:21.227Z","article","The Citrus County Planning and Development Commission voted unanimously to recommend approval of two linked items that will modernize an undeveloped portion of the long‑standing Beverly Hills development‑of‑regional‑impact (DRI): a planned‑unit‑development (PUD) amendment and a 25‑year development agreement. The applicant, Metro Development Group (Tuscany Ranch/Metro), proposes to update a 1981 plan to current mixed‑use master‑plan standards while not increasing the DRI’s total approved residential unit count.

What commissioners voted on
- A PUD that adjusts the land‑use pattern of undeveloped DRI parcels to concentrate commercial uses along County Road 491, allow mixed housing types, set development standards (setbacks, impervious‑surface ratios, open‑space targets) and identify optional amenities such as a recreational “lagoon.”
- A legally binding development agreement (25‑year term) that commits the developer to infrastructure and mitigation items, including right‑of‑way dedications for widening County Road 491, roadway and drainage contributions, geotechnical/erosion protections, school‑site reservation and a contribution to construction of a fire station once a development threshold is reached.

Key points from presentations and staff review
Metro’s team (attorney Rob Batzel; Justin O’Brien, Metro Development Group; Paul Gibbs, Community Land Design) said the application updates only an undeveloped portion of the 2,233‑acre Beverly Hills DRI — roughly 1,070 acres of that DRI — and does not increase the total number of residential units entitled across the entire DRI. The developer proposes to modernize lot design and increase the mix of housing types, including multifamily and town‑home products, to respond to market demand and county forecasting work calling for more mixed‑use, walkable development where utilities are available.

Infrastructure and funding commitments
The development agreement obligates the developer to convey additional right‑of‑way for County Road 491 (Metro agreed to provide 50 feet instead of the DRI’s 30 feet) and additional right‑of‑way at the Hampshire Boulevard intersection to accommodate a future signal, as well as to convey drainage capacity and participate in design and construction of transportation improvements. The applicant and staff described a transportation contribution package and a conceptual cost estimate for one additional travel lane over a 1.4‑mile stretch: an estimated $7.78 million for one lane (land acquisition, drainage, construction), and the developer said total contributions, including right‑of‑way, drainage and impact‑fee credits, would be sizable (figures cited during the hearing clustered around tens of millions of dollars). The development agreement documents a process for future negotiation of any impact‑fee credits in accordance with state statute.

Utilities, water and wastewater
Central States Utilities (private utility) has submitted permitting to expand capacity and has provided a will‑serve assertion in the project packet; staff and the applicant said wastewater (not potable water) is the primary capacity issue historically, and the developer agreed that no subdivision plat or nonresidential permitting would be accepted without written confirmation of available capacity from the utility. The development agreement contains requirements for geotechnical reporting (sinkhole buffer was discussed) and SWFWMD/DEP best practices for stormwater.

Lagoon amenity and water usage
The developer described an optional recreational lagoon amenity and provided operational data from comparable Metro projects: typical steady‑state water makeup for a lagoon of the size discussed would be on the order of 8,000–10,000 gallons per day (after initial fill), and prefill would be staged over many weeks and coordinated with the utility to manage draw. Metro compared that daily demand to a nearby golf course water permit (quoted as roughly 319,000 gallons/day) to illustrate that a lagoon’s daily maintenance demand is much smaller than some typical golf course uses. The PUD text and a staff condition identify the lagoon as a permissible recreational/bathing feature subject to regulatory permitting.

Housing mix, density and impervious surface ratios
A central focus of commission questions was how the updated PUD translates the old DRI housing categories into contemporary product types. The applicant said it is not increasing the DRI’s overall residential entitlement and that it intends to provide a range of “single‑family detached, cluster and attached” products, as well as multifamily concentrated near town centers. The PUD tables permit a graduated approach to impervious surface ratio (ISR) — higher ISRs for attached/multifamily areas (up to 70% for some multifamily) and lower ISRs for detached single family — which generated debate among commissioners about consistency with older DRI standards. Staff noted the PUD approach aligns with other master‑planned communities approved in Citrus County in recent years, while several commissioners pressed for limits where multifamily interfaces existing single‑family neighborhoods. The record shows the PUD includes footnotes restricting three‑story multifamily buildings to specified MF zones and limiting higher‑density/multistory units where they abut existing single‑family lots as of the agreement’s effective date.

Public testimony and concerns
Members of the public raised concerns about loss of rural character, tree clearing, water usage, wastewater capacity, traffic on CR‑491, and timing/pace of build‑out. Proponents included the Citrus County Chamber of Commerce and the Citrus County Building Alliance, which emphasized economic and housing benefits and urged working with local contractors.

Commission action and conditions
After extensive public testimony and hours of technical discussion, the PDC voted to recommend approval of both the development agreement and the PUD with staff‑recommended conditions. The development agreement was read into the record and recorded as approved by the PDC (vote 7‑0). Commissioners asked staff and the applicant to clean up language to remove ambiguity (notably around the use definitions for “multifamily” versus “single‑family attached” and the interchangeability language) and to add clarifying text about where apartments (multistory multifamily) may be located; the applicant offered to strike multifamily from the interchangeability clause and to add a clear definition that “apartment” is only permitted in MF districts.

The PDC motion (development agreement and PUD amendment) was accompanied by a list of staff conditions and minor drafting clarifications agreed during the hearing; both items will be heard by the Board of County Commissioners on May 13 (development agreement) and May 27 (PUD) per staff announcement.

What remains to be resolved
Key technical items remain for implementation at permitting or in future agreements: exact transport improvement design and cost allocation (future DRA and impact‑fee credit calculations), final geotechnical design for areas near sinkhole features, and written utility confirmations for potable and wastewater capacity tied to plats and nonresidential approvals. The lagoon remains optional and subject to SWFWMD and health‑department permitting and will require a utility‑capacity demonstration before construction.

Sources: Applicant presentations (Rob Batzel, Justin O’Brien, Paul Gibbs), Citrus County staff report and addendum, technical services memo, public testimony (including Citrus County Chamber and Building Alliance), and recorded PDC motions and votes.","mediaType","Video","parentTitle","Planning and Development Commission Board - April 17, 2025","oneSentenceSummary","The Planning and Development Commission voted unanimously to recommend approval of a PUD amendment and a 25‑year development agreement to modernize roughly 1,070 acres of the Beverly Hills DRI as Tuscany Ranch, pledging right‑of‑way dedications on County Road 491, stormwater and transportation commitments, and other design conditions while keeping the DRI’s overall residential entitlement unchanged.","taxTitle","Citrus County, Florida","taxId",12756,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6268213,"PDC recommends approval to convert former pharmacy site to gym and retail in Beverly Hills PUD",810,2930000,3740000,"/Search/View?dp=1&key=3057574-c9572d3e5b814268c40e7faa133268c6&start=2930&end=3740","https://assets.pipeline.soar.com/3057574-c9572d3e5b814268c40e7faa133268c6/thumbnail_2930000.jpg","/articles/6268213/Citrus-County/Florida/PDC-recommends-approval-to-convert-former-pharmacy-site-to-gym-and-retail-in-Beverly-Hills-PUD","https://secure.pipeline.soar.com/6268213-bb59c57b9fbe4028f4549a9172b2e6f6/orig.mp4?Expires=1770584840&Signature=TMahHjmKmZvDcQj01JQzdhETBN2Gz7XmXP18EZKsg8wKYYxKPMdXpgf1CPgZ6kNP5~ZvHo4HQ4UbHWZSdYesLByCgmpOnq7CHqQ-LNkP39jSHi6wEcO~P9LrtbQHnj4S7NeJBOvf-rKZ570tkdofAyckrfDdnz1Q1vzIuml00DbEWzJ9D5AnEDg-3IX6UJAAlNHv5KBC5IIA8gqyH5F8Slf0c8-pENCcT6tvNZGqfAlniZAGKx1AyrYAOameFMMx6hbEOC01ovfGVJewCmICPKX2pQF3lBcBiBYsCnfx0ieRX2zILzR14RsXAh7mKZNDEF2vWtkF6wa7nNw51E-pwg__&Key-Pair-Id=KUT5TJCACFTXG","The Citrus County Planning and Development Commission voted 7‑0 to recommend approval of a planned‑unit‑development amendment to allow gym and retail uses (Epic Health & Fitness) on Lot 5 of the Nature Coast Park PUD in Beverly Hills.

Applicant Jesse Navarro told the commission his franchise already operates Epic Health & Fitness in Crystal River and that the Beverly Hills location would reuse an existing building (formerly a pharmacy). The applicant said no exterior changes to the structure are planned other than signage, and that the monument signage will be updated. Navarro said the Crystal River club has about 450 daily check‑ins at peak, and that the Beverly Hills site has about 73 parking spaces and is expected to have sufficient peak parking.

Staff presentation noted the lot had a retail designation on the master plan and that the site had previously operated as a retail pharmacy approved in 2003. Staff said the only amendment requested was to allow “retail and service/gym” uses on Lot 5 and that other PUD conditions would remain in place. Commissioners asked about parking counts and food service: Navarro said the gym would operate a smoothie bar, which the Florida Department of Health would regulate; any food operations would be permitted through the health department.

Commission discussion was broadly supportive; commissioners praised the reuse of an existing building rather than building new commercial space. The Planning & Development Commission voted to recommend the PUD amendment to the Board of County Commissioners; the motion was made by Commissioner David Bramlett and seconded by Commissioner Robert Scherer and recorded as carrying 7‑0.

Next steps: The application will be forwarded to the Board of County Commissioners for final action. Staff will retain the PUD’s existing conditions for signage, façade and other standards; the applicant must meet permitting and health requirements for any food service and obtain appropriate signage permits.","The commission voted 7‑0 to recommend approval of a PUD amendment that will allow Epic Health & Fitness to occupy a former pharmacy site in the Nature Coast Park PUD in Beverly Hills; the applicant said no exterior changes are planned and staff placed conditions that remain unchanged.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6268218,"Citrus County PDC approves 8‑bed assisted‑living conditional use for South Highview Avenue",1335,1615000,2950000,"/Search/View?dp=1&key=3057574-c9572d3e5b814268c40e7faa133268c6&start=1615&end=2950","https://assets.pipeline.soar.com/3057574-c9572d3e5b814268c40e7faa133268c6/thumbnail_1615000.jpg","/articles/6268218/Citrus-County/Florida/Citrus-County-PDC-approves-8bed-assistedliving-conditional-use-for-South-Highview-Avenue","https://secure.pipeline.soar.com/6268218-22a0b299854ccfd75a03350b60a794b3/orig.mp4?Expires=1770584840&Signature=LVQ~JuIM9IP1aZmmisDY9YTUocy7~WXrrjHBDROpvwbyCxzzovELrd0hPqxPiYk5HWWcQeG1TJFYRV6F2aAV~E7VsSgVD288z89ibiqhFGULjkAMIYIpf3SF8HjxfjH-dDfbd1aa0M1DWr8BsbYs67sm8SbQM4HKxL02Bd8fcKfqhylmgj0GWbDiSCbE~NF9zVknwyfbDYIpbouzl59dIvSY6pXxjUspkONogtQB4IbDLcJ4aI5h73sHVwOn9~dHiyCZ9u9zuQspeok3PjcpEnemuhJpQvVblInWezlipOGA8rDmeu9d~wA6tV03mtkqvykpC9aySk7bgL0a91rGpA__&Key-Pair-Id=KUT5TJCACFTXG","The Citrus County Planning and Development Commission on a 7‑0 vote approved a conditional use allowing an 8‑bed assisted‑living facility at a residence on South Highview Avenue.

The commission approved application CU2024‑018 after hearing a staff recommendation that the project complies with the Land Development Code and after the applicant agreed to withdraw a requested buffer variance and accept a buffering condition negotiated during the hearing.

The application, presented by Mike Wilburn of Local Engineering Inc., proposed use of an existing approximately 4,492‑square‑foot, six‑bedroom house to serve up to eight residents. Wilburn told the commission the house would be configured with two larger rooms to accommodate two residents each, that employees would not sleep on site, and that outdoor activity would be limited to quiet, small‑scale garden use. Wilburn said the land‑use code’s ALF provisions allow up to 22 residents on this parcel by conditional use but that the applicant was requesting only eight.

Kelly Caudill, planner for Citrus County, said the subject lot is roughly 0.93 acres, is zoned medium‑density residential (MDR), and that the staff report recommended approval with conditions. Staff confirmed the proposed exterior would appear residential and described nearby vacant parcels and an adjacent residence to the north.

A neighbor, Constance Phillips of 275 South Highview Avenue, spoke during public comment and raised concerns about well‑water quality and septic capacity on the narrow lot. Phillips noted the number of bathrooms and said her well near the landfill yields discolored water; she asked whether the county has assessed septic and potable‑water impacts. Caudill and staff replied that permitting would require review by environmental health and the county’s plans review and fire sections (for water/sewer and possible sprinkler requirements) and that the applicant must demonstrate service capacity at permitting.

Commission discussion focused on buffering, opacity and measurement of planted buffers, and whether the conditional‑use limitation to eight residents would carry with future owners. Caudill said a conditional use is tied to the property, so an approved ALF with the eight‑resident limit would remain with the parcel if ownership changed. The applicant initially asked for a modest reduction to an ALF buffer standard so the existing floor plan would fit, but later withdrew the deviation and said he could meet the buffer requirement.

Following discussion, the commission edited the recommended condition on buffering. As read into the record, the condition in the motion requires, at permitting, compliance with applicable development standards per the LDC, with the specific buffering requirement: a 10‑foot Type A buffer along improved roadways and a 20‑foot‑wide buffer with 75% opacity where the site abuts residential properties; retention of as much natural vegetation as possible is encouraged. The commission adopted the application with the mitigated buffer language and the other staff conditions.

The motion to approve CU2024‑018 was made by Commissioner Robert Scherer and seconded by Commissioner David Bramlett; recorded action shows the motion carried, 7‑0.

What’s next: The approval is a conditional‑use approval; the applicant must secure building, fire and environmental permits (including any septic/health approvals) before converting the house to an operating ALF. The eight‑resident limit and the buffering conditions are attached to the property as part of the conditional use.

The application raised neighbor concerns about potable water and septic capacity, which staff said will be validated during permitting.

Sources: Citrus County staff report and packet materials, applicant presentation by Mike Wilburn, public comment by Constance Phillips, action and motion records from the Planning and Development Commission hearing.","The Planning and Development Commission on a 7‑0 vote approved a conditional use to convert a 4,492‑square‑foot house on South Highview Avenue into an 8‑bed assisted living facility, with revised buffering and permitting conditions after neighbors raised water and septic concerns.","actionData","errors"]

Article not found

PDC backs Tuscany Ranch PUD and development agreement, advancing large Beverly Hills DRI update with road, utility and amenity commitments

PDC recommends approval to convert former pharmacy site to gym and retail in Beverly Hills PUD

Citrus County PDC approves 8‑bed assisted‑living conditional use for South Highview Avenue