Special master recommends approval of Citrus County sand‑mine rezoning with conditions

Christian Waugh, serving as special master, recommended on June 5 that Citrus County find an application to expand extractive zoning for a proposed sand mine consistent with the county comprehensive plan, but only if the applicant meets several specified conditions.

Waugh said he would find the proposal consistent with Objective 17.13 and related policies "however, with the following conditions," and listed requirements including a full financial‑responsibility demonstration, compliance with traffic‑circulation and paving standards at permitting, no waiver of required buffers or setbacks, and a more detailed reclamation plan than the one in the packet.

The application would amend the future land‑use map and land development atlas to allow sand extraction on about 70 acres south of West Homosassa Trail and west of the Suncoast Parkway. Applicant Chris Carollo, who identified himself as the owner of the operation, told the panel the site and neighboring properties have a history of mining and that the materials support local construction projects. "We believe we have met a very stringent rezoning and mining code standard, and we respectfully ask for your support and approval for this request," Carollo said.

County staff presented maps and a technical review showing that small parcels at the north of the site have prior extractive activity and that surrounding uses include active mines, industrial land and a large outdoor shooting range. Staff said the application meets most mining‑permit checklist items but identified a single major deviation request: the applicant seeks a reduction of the residential setback from the code standard (500 feet) to a 100‑foot buffer for parts of the site. Staff recommended conditions that would, among other points, limit extraction to sand only, cap total extraction area at 70 acres, require a 100‑foot natural wooded buffer or equivalent mitigation, prohibit on‑site crushing or processing, and require proof of all state permits including approval from the Southwest Florida Water Management District (SWFWMD) before excavation begins.

Technical testimony addressed groundwater and reclamation. A geotechnical witness, Boston Tafelski of Pro Veil 360, described borings that established a seasonal high water table at about 16 feet and said the applicant planned excavation to a conservative depth (about 30 feet) to preserve a safety margin. The applicant said the environmental‑resource permit (ERP) from SWFWMD is not yet issued and that the reclamation approach would include graded slopes and replanting; staff and the special master said a fuller reclamation plan is required before final approvals.

Members of the public expressed divided views. Resident Tony Ayo warned of liquefaction risk and said neighbors have reported well problems and reduced water quality near existing mines. "There is a major liability issue in here," Ayo said, urging larger buffers. Cody Turner, who lives across the road from the proposed site, said dust, truck traffic and noise could harm family animals and the rural character and asked the county to deny the application. Curtis Bryant of the Citrus Insider raised questions about vested‑use claims and whether all required road‑paving conditions have been met. By contrast, Dixie Holmes, speaking for the Citrus County Mining Association, said local mines supply materials for housing and roads and expressed industry support for the amendment.

Carollo used rebuttal time to say his firm conducts community outreach, maintains shared roads, employs local residents and veterans, and would work with neighbors to address problems if they occur.

After a short recess, Waugh returned to issue his formal recommendation: he found the application consistent with the comprehensive plan provided the applicant satisfies the county and staff conditions, remedies the insufficient financial‑responsibility showing, complies with traffic/paving and permitting requirements at the time of mine permitting, does not obtain any waiver of buffer/setback protections, and supplies a detailed reclamation plan that explains post‑mining land use if the site is not ultimately used as a landfill. The special master said he did not have sufficient evidence in the record to accept a definitive landfill outcome now. The hearing was adjourned following issuance of the ruling.

The special master’s recommendation will be included in the record for the Board of County Commissioners’ consideration under the county’s land‑use review process; any final decision on zoning or PUD approval will rest with the board and permitting authorities.