Marion County (Florida) commissioners voted 4-1 to approve a zoning modification allowing Margaritaville Resort-themed resort at Orange Lake to sell day passes to the general public, a decision that transforms the Citra property into a potential regional destination despite Local opposition.
The approval grants developer 8M Holdings, LLC the ability to offer up to 840 day passes at any given time, subject to available capacity based on RV occupancy, opening the resort’s water park, pool, and restaurant to local residents and visitors who are not staying overnight at the 140.91-acre Camp Margaritaville parcel located at 18365 NW 45th Avenue Road.
Commissioner Craig Curry of District 1 cast the sole dissenting vote, expressing concerns about the project’s compatibility with the surrounding Farmland Preservation Area.
The modification specifically changed language in the existing Planned Unit Development from “private amenities” to “public amenities,” a distinction that carries significant operational implications for the resort.
Under the new approval, unoccupied RV lots among the property’s 489 total spots can now be used for vehicular parking by day-use guests and employees, though parking remains limited to paved spots within the subdivision with no overflow parking permitted on grass.
The resort will feature an extensive array of amenities designed to appeal to both overnight guests and day visitors. Plans call for RV sites. The water park complex includes a water tower with four slides, a splash pad area, a lazy river pool, a resort pool, and a smaller slide.
Additional facilities include meeting space, a hospitality room, retail space, and a health club. Clarifying concerns among neighbors, the water slide complex will stand approximately 40 feet tall. The 145 feet referenced in earlier plans related to navigational elevations and sea level measurements, not the actual height above ground.
According to an article published by 352 Today on February 18, Jim Wiseman, Margaritaville’s president of development, addressed commissioners about the company’s approach to the project and its commitment to quality.
“Everything we do, we try to do with Jimmy Buffett in mind, he’s no longer with us, but his family still owns part of the company, but that’s very serious to us,” Wiseman said.
“We’re very serious when we look at a piece of property like this… We want to adhere to doing things right and doing things proper that are going to expand our brand within a certain area. We’ve been looking in Marion County for a long time, and the surrounding areas to do exactly what we’re talking about here. I can say, we always deal with the highest-class companies and great people,” Wiseman added.
Wiseman also noted that all Marion County residents will receive a discount on day passes and highlighted the company’s charitable giving program.
Opposition to the zoning change was also voiced with several neighboring residents who argued that opening the resort to the public would fundamentally alter the character of the rural community.
Critics raised concerns about traffic congestion on County Road 318, a two-lane road, along with lighting and noise issues, overuse of water, potential effects on Orange Lake’s water quality and quantity, and potential impairment of the Floridan Aquifer by pollution.
A traffic study concluded that current systems in the area are acceptable, though the Office of the County Engineer requested a supplemental study focusing on the CR 318 and 45th Avenue Road intersection. The study compared the proposed development to an existing Margaritaville resort in the Auburndale area with approximately 400 RV units, noting that the Citra project with approximately 490 RV units would allow the intersection to continue operating acceptably.
Commissioner Curry articulated his concerns about the project’s transformation from what he viewed as a quiet retreat into a theme-park-style attraction. “You’re going to make a destination out of it, so to speak, as opposed to a quiet place to come and rest up. Now you’re going to make a park out of it,” Curry said.
Applicant Fred Roberts responded to the Farmland Preservation Area concerns by explaining the property’s existing commercial land use and vested entitlements.
“This property is different. This is not something where we’re trying to extricate it from the Farmland Preservation Area. We’re not trying to do anything that would make changes and modifications,” Roberts told commissioners.
“This property actually has a commercial land use, and a full vested entitlement for this particular use. Technically, it’s vested for 599 units, not 490 as what’s being proposed.” Roberts further argued that preservation designations should not override existing commercial uses,” Roberts added.
Outdoor hospitality operators facing similar regulatory and community challenges in rural markets can employ several proactive strategies to secure approvals while maintaining positive community relationships.
Hosting open-house events or informational meetings before formal zoning applications gives neighbors the opportunity to voice concerns early and allows developers to address issues proactively.