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Welcome to the County Road (CR) 486 Interchange Management Area (IMA) project website. Click &ldquo;Get Involved&rdquo; and then &ldquo;Subscribe&rdquo; to receive communications about the project, or simply explore this website to find current information about the CR 486 IMA.

County Road 486 Interchange Management Area

Click here to learn about upcoming meetings regarding the County Road 486 IMA project.

Attend a Meeting

Take a brief survey to provide your input regarding the County Road 486 IMA project.

Take a Survey

Click here to share your thoughts about the County Road 486 IMA project.

Give Input

On October 24, 2023, the Consultant Team conducted a workshop with the Board of County Commissioners (BOCC), following the PDC workshop conducted on October 5, 2023. The intent was to receive feedback and direction on DRAFT Comprehensive Plan and Land Development Code amendments that were provided to the PDC prior to the meeting. The BOCC was not asked to make any decisions or approve the DRAFT documents, rather, confirm or redirect the Consultant Team&rsquo;s approach.The DRAFT documents will be amended based on comments received from the PDC and BOCC. Then, the revised DRAFT documents will be shared with the public to receive their feedback. Based on this collective input, final DRAFTS will be prepared and presented to the PDC and BOCC for approval at public hearings.The following is a summary of feedback received at the BOCC workshop: Decision points:1. Confirm proposed Review Process.The BOCC is generally accepting of the approach, which does not require a PUD. We will work with the County Attorney on details. The BOCC liked the neighborhood workshop idea, more public input early in the process.2. Confirm proposed Uses.No additional direction or input from the BOCC. We will continue to work with County staff to refine uses, ensure appropriate uses within each IMA subarea.3. Confirm if Residential Single-Family-Detached (RSF-D) subdivisions should be permitted within the Mixed-Use and/or Employment Center subareas.The BOCC wants higher density in the IMA, as it is supported by adequate infrastructure and the focused growth area within Citrus County. Consensus was that RSF-D was not appropriate in either IMA subarea.4. Confirm if buildings proposed adjacent to RSF-D, either inside or adjacent to the IMA, should have reduced building height, increased building setbacks, and/or landscape buffers.Yes, RSF-D outside the IMA should be protected.5. Confirm proposed Thresholds:<ul><li>5 units,</li><li>5,000 square feet, or</li><li>5 acres</li></ul>No additional direction or input from the BOCC.6. Confirm whether a Mix of Uses should be required.The BOCC wanted to know how to encourage a mix of uses. There was discussion about how development occurs, acknowledging that developers typically specialize in one type of use and there are financing issues with multi-use projects. The BOCC consensus was that development would occur consistent with market trends. Commercial is desired along the CR 486 frontage with medium/high density to the rear. Although a more integrated (both horizontally and vertically) mix of uses would be desired. Ground retail should be included if residential is located along CR 486.7. Confirm Architectural standards should follow Town Center Plan Overlay&rsquo;s Non-residential Building Design Standards (LDC &sect;3408)Yes, BOCC wants a higher standard for buildings in the area. Developments should have a similar look/feel to define a sense of place. Additional comments:&bull; Infrastructure:<ul style="list-style-type: circle;"><li>Want to ensure roads and access/circulation in parking lots are sufficient for larger vehicles.</li><li>Want to master plan Stormwater Management Facilities (SMF).</li><li>The SMF could be water features or something attractive.</li></ul>&bull; landscaping:<ul style="list-style-type: circle;"><li>Want more substantial landscaping: fewer ornamental grasses; ensure maintenance; do not locate under powerlines.</li><li>Artificial grass could be a good solution, water friendly, low maintenance.</li></ul>&bull; Nonconforming uses:<ul style="list-style-type: circle;"><li>Want to avoid creating nonconforming uses through the adoption of the CR 486 IMA standards. Existing projects developed in accord with the Comprehensive Plan and Land Development Code should be able to modify and/or expand facilities. PUDs approved prior to adoption of the CR 486 IMA that remain in good standing should be able eligible for future amendments without being subject to the IMA standards.</li></ul>&bull; Other IMA regulations:<ul style="list-style-type: circle;"><li>Want the three (3) IMAs to be cohesive in terms of structure and review procedures, while recognizing the areas are different and regulations should allow different uses and focus on the IMAs&rsquo; unique opportunities and constraints.</li></ul>

MEETING MINUTES – BOCC Workshop on October 24, 2023

MEETING MINUTES – PDC Workshop on October 5, 2023

A stakeholder meeting was held on December 5, 2022 with Pine Ridge representatives, including Homeowners Association (HOA) members. Residents are mainly concerned with the development of a &plusmn;148-acre vacant parcel between the YMCA and the Pine Ridge entrance on CR 486. The site has Planned Residential Development (PRD) zoning, which is a custom zoning district tailored to the site. There are two (2) PRD conditions that regulate how the 148-acre site can be developed: <ol style="list-style-type: decimal;margin-left:undefined;"><li>All residential lots within the application site will have a minimum lot size of one acre.</li><li>There shall be no vehicular access from the adjacent pine Ridge Unit Two to the application site except for emergency access.</li></ol>Land also within the PRD zoning includes the YMCA site, the vacant School board site, and single-family residential units in Pine Ridge. Residents desire to keep the two (2) PRD conditions. They are interested in a multi-modal path (for golf carts) connecting the planned mixed-use development at the corner of US 41 / CR 486 to existing neighborhood streets but no vehicular connection due to the current roadway conditions in Pine Ridge. They also thought a pedestrian overpass or controlled crossing on CR 486 at the YMCA was a good idea. Noise and buffer requirements to existing, adjacent Pine Ridge homes were also topics of discussion.

Stakeholder Meeting #4 Summary

A stakeholder meeting was held on November 16, 2022 with Citrus County staff, including Parks and Recreation, Land Development, Water and Sewer Utilities, Public Schools, and GIS. Discussion topics included appropriate uses, facilities, and infrastructure around the interchange and along the corridor. County resources needed in the area include active recreational space, public transit and trail amenities, a staging area, and a multi-purpose shelter. The Florida Department of Transportation (FDOT) is planned to give excess lands around the Suncoast Parkway interchange that could be used for the County services. The County also lacks active recreation space, such as a football complex, that would require at least 40 acres.Housing variety is needed within the area, as most housing is large lot, single-family residential. We are coordinating with the Housing Department to gain more specifics on appropriate locations, quantities, and housing types. Industrial uses may appropriate between the Suncoast alignment and the Duke Utility Easement, which serve as buffers to adjacent properties. The extension of County water and sewer systems are required to serve this area. Water and sewer along the CR 486 corridor are sufficient to serve future development. Additional secondary roadway connections, including an extension of Maylen Avenue to CR 486 and Sanction Road to CR 491, would better serve growth in the area and help reduce traffic on CR 486 by providing alternative routes. The County water and sewer systems could also be extended with the roadways to serve additional areas between CR 486, CR 491, and SR 44. We are working with County Engineering (Roadways) Department to determine if there&rsquo;s an opportunity for the roadway extensions. We are also working the Stormwater Management Department to determine opportunities for master-planned Stormwater Management Facilities (SMF) to allow more efficient utility of lands in strategic areas.Alternative modes of transportation, including public transit and multi-use trails, are encouraged within the County. There is a need for additional amenities and infrastructure to support these modes, such as dog watering stations, benches, and shade structures. An enhanced crosswalk or overpass on CR 486 at the YMCA and future school would allow safe travel for pedestrians and bicyclists using the multi-use path on the south side of CR 486. The IMA recommendations may include incentives to allow additional permitted uses, more density (units per acre), or more intensity (non-residential square feet) in exchange for providing affording units or enhanced landscaping, such as roadway and perimeter buffers. If incentives were recommended, it is imperative that the incentives are not at the expense of compatibility with adjacent properties and the area. County staff suggests the appropriate approach would be to create a new Future Land Use (FLU) category that a landowner could apply for versus an overlay district that would apply to all lands within a define boundary. The new FLU category would be implemented by a Planned Unit Development (PUD) zoning district. Aesthetics should be a main focus of the IMA recommendations. County Land Development Code (LDC) currently requires substantial landscape buffers along the corridor for uses such as large-scale non-residential developments. These buffers enhance the viewshed for travelers along the corridor. Additional landscaping within the buffers could be required for incentivized development based on their use-type and location.

Stakeholder Meeting #3 Summary

A stakeholder meeting was held on October 12, 2022 with landowners and institutions to garner feedback on the following questions:

What are appropriate land uses within the study area?
What are inappropriate land uses within the study area?
What are appropriate densities/intensities (dwelling units/acre, Floor Area Ratio, building height) within the study area?
Should the entire study area be developed with the same uses and associated density/intensity, or are there segments along CR 486 that should be developed differently?
What design standards for site design, architecture, landscaping, and signage are working within the study area?
What design standards for site design, architecture, landscaping, and signage need to change within the study area?

Attendees also discussed potentially master planning stormwater management facilities for the various vacant properties on the south side of County Road (CR) 486 and a potential industrial area west of the Suncoast Parkway alignment and east of the Duke Utility Easement. 

The meeting was well attended by several landowners on the south side of CR 486 and representatives from the Key Training Center, YMCA, and the Citrus County Schools. Their comments are captured in a study area map and questionnaires.

Our next stakeholder meeting will be with Citrus County staff, followed by a final stakeholder meeting with the Pine Ridge and Black Diamond Homeowners’ Associations.

Stakeholder Meeting #2 Summary

A stakeholder meeting was held on September 13, 2022 with land development interests to garner feedback on the following questions: What are appropriate land uses within the study area?<ul><li>What are inappropriate land uses within the study area?</li><li>What are appropriate densities/intensities (dwelling units/acre, Floor Area Ratio, building height) within the study area?</li><li>Should the entire study area be developed with the same uses and associated density/intensity, or are there segments along CR 486 that should be developed differently?</li><li>What design standards for site design, architecture, landscaping, and signage are working within the within the study area?</li><li>What design standards for site design, architecture, landscaping, and signage need to change within the within the study area?</li></ul>Attendees also gave insight on both current and potential development projects along the County Road (CR) 486 corridor within the study area. The meeting was well attended with representatives for most undeveloped lands along the corridor. Their comments are captured in a study area map and questionnaires.

Stakeholder Meeting #1 Summary

Landscape Style Survey