FAQs
Who owns the property on US 19?
Primerica has an option to buy the property on US 19 currently owned by Realticorp.
How will traffic be managed?
Crystal River Commons is located on the northeast corner of US 19 and CR 494 (Ozello Trail). We understand that traffic on these roads may be a concern. Citrus County and the FDOT have implemented an Access Management Plan to adequately manage traffic now and in the future.
Our plans include the construction of a new road between Ozello Trail and Venable Street, which will reduce traffic at the US 19 and Venable Street intersection – one of the worst intersections in the county! This new road will provide an alternative east-west travel route – something that people have wanted for a long time. It is over one mile in length and will provide a new county hurricane evacuation route.
Click here to view the new hurricane evacuation route.
Traffic signal improvement at the Ozello Trail will significantly enhance safety. All traffic plans will fully comply with the newly adopted US 19 Access Management Ordinance.
As a large-scale retail land-use, Crystal River Commons will add significantly less traffic to area roads than a large-scale residential project would.
Additionally, by adding a new retail, restaurant, and office development to this area, Crystal River Commons will service the existing local residents, thereby shortening the distance individuals will have to drive to shopping, dinning and employment destinations.
How will the wetlands be affected?
Through on-site mitigation, Crystal River Commons will have No Net Loss of wetland area!
Can wetland mitigation be successful?
Yes, it is possible to create wetlands that look and function as a healthy natural wetland should. The South West Florida Water Management District (SWFWMD) has identified at least 123 successful wetland mitigation sites, including several in Citrus County. SWFWMD has strict design and success criteria for created wetland habitat as well as strict monitoring requirements that must be adhered to over time before SWFWMD will deem the wetland to be successful.
I have heard that wetland creation has not been very successful in the past, is this true?
In some circumstances, this can be true. In addition to many successful wetland creation sites, there have been some past disappointments, which may have received undue press coverage. Some creation sites have had to be redesigned and replanted. However, wetland scientists have learned a great deal over the years and have identified specific keys to success.
It is most important to have the proper site design, elevation and hydrology (presence of water). The Crystal River Commons wetland mitigation site will be adjacent to existing on site wetlands and therefore will have the appropriate elevation and hydrology.
Second, wetland scientists have learned that spending more time, effort and money up front provides a greater chance of success.
Crystal River Commons will incorporate all successful design features into re-creating 9.64 acres of wetlands and have committed to maintenance of the wetlands even after the SWFWMD success criteria have been achieved.
Michael Czerwinski, professional ecologist, geologist, and wetland scientist has personally overseen successful wetland mitigation projects and will be the project manager for the proposed mitigation on the Crystal River Commons site.
Click here to view photos of successful wetland mitigation
What type of monitoring is required for the wetland and storm water systems?
The wetlands on this site are not presently being monitored. In fact,
illegal activities including dumping and ATV travel are currently
occurring throughout the wetland areas.
Once on site, Primerica will be responsible for maintaining all
aspects of this property including common areas, wetlands and ponds.
For all wetlands, natural and created, wetland monitoring requirements
will be incorporated into the specific conditions for the Southwest
Florida Water Management District (SWFWMD) Environmental Resource
Permit.
For the 9.64 acres of wetland area we intend to create, there is no
fixed time frame for the monitoring period of a new wetland
mitigation area. The required monitoring continues until the
mitigation area reaches its "success criteria," which is defined in
the SWFWMD permit. This permit requires that the mitigation area must
be maintained after the monitoring period ends.
Primerica intends to own and manage all aspects of this property for
the long-term. If the property is eventually sold, however, the
SWFWMD permit is required to be transferred to the new owner, who then
assumes the responsibility to monitor and maintain the wetland
mitigation area.
Under the SWFWMD permit, the storm water ponds must be inspected by a
professional engineer at least every two years. These inspections
ensure that the surface water management system still functions as
intended. The inspection requirement never ends as long as the
project exists.
Click here to view wetland mitigation success criteria
Will the Williams Tract be used as mitigation?
Yes, we’re planning to purchase over 300 acres of the Williams Estate land located north of Crystal River. In addition to on-site mitigation and No Net Loss of wetland area, our intent is to contribute a significant portion of this land to the Florida Department of Environmental Protection.
Is there any wildlife on the development property and, if so, what will happen to it?
Our study revealed a small population of gopher tortoises and a few Sherman’s Fox Squirrels. Both of these species will be relocated to new homes on another nearby property in accordance with the Florida Fish and Wildlife Conservation regulations.
Are you working with the church?
We have met with representatives from St. Benedicts Catholic Church in an effort to make sure that the concerns of the Parish are addressed. We will continue to meet with them throughout this process and anticipate arriving at an agreement that benefits both parties.
What can be done with the property right now, based on existing zoning?
Existing zoning allows for commercial development on portions of the 261-acre tract. Current permitting allows for 750,000 square feet of general commercial development plus 230 allowable homes in the coastal high hazard area.
Proposed zoning for Crystal River Commons provides 399,000 square feet of commercial space and 125,000 square feet of mixed use space. This plan prevents additional US-19 strip commercial zoning and reduces commercial development on this site by 226,000 square feet. Additionally, Crystal River Commons has NO proposed residential development.
Click here to view current and proposed zoning.
Is Primerica attempting to annex the property into the city?
No, we are not considering annexation of this property.
If you get this plan approved, when would you expect to begin the development?
Following the permitting, we would like to begin construction in 2009.
Has there been an evaluation of archeological resources on the site?
Yes. Archeological digs from 97 different locations on the site indicated no archeological artifacts recovered.
Will you use the city of Crystal River or Citrus County sewer and water?
We anticipate using the City’s sewer management system and other utilities through Citrus County.
Will there be a net loss of wetlands?
After meeting with local environmental groups, we realized that No Net Loss of wetland area was the most environmentally sound practice. Primerica has reached its goal of No Net Loss of wetland area!
What kind of businesses will be in the development?
The development will feature 399,000 square feet of retail and 125,000 square feet of office space. At this time, we are looking at national and regional retailers as well as local businesses wanting to relocate or expand.
Does the property drain into St. Martins Marsh?
Yes. The best available topography indicates that discharge from this wetland system will flow to the west parallel to Ozello Trail and collect in Salt Creek / Salt River in St Martin's Marsh.
Anticipated outfall path from the site to Salt Creek in St. Martin's Marsh
What will be done to protect the aquifer?
The soil borings on the site have shown at least 10 feet of sand above the aquifer limestone layer. No excavation is proposed to that depth. Without any deep excavation proposed, there is negligible potential to disturb the limestone aquifer.
Some people say that runoff from the property may hurt water quality in Kings Bay. Who’s responsible to make sure that doesn’t happen?
The Southwest Florida Water Management District and Citrus County are the government agencies that exercise jurisdiction over surface water quality standards. Our analysis of the topography shows that surface water from the project will not flow to King's Bay. Instead, any runoff will flow to St. Martin's Marsh.
However, it is important to note that none of the runoff from the small, daily storm events that carry most of the pollutants off the roads and parking areas will discharge off the site.
The proposed ponds will retain and percolate all of the runoff from the development for the rainstorms that carry the vast majority of pollutants.