Next Up... Asphalt Plant?
As if you did not already know... Citrus County has been found. Not only do we have the residential and commercial projects, we also have the industrial projects that are starting to come out of the woodwork.
Thank you Suncoast Parkway. This is a blessing and a curse that maybe I will talk about in an article.. but for now... industrial.
For years, this county has been trying to build the industrial base. Not only does it provide good paying jobs, but it provides a tax base that is NOT homes. Equipment is taxed... buildings are taxed... sales tax on some equipment purchases.. and so on. Economic diversity is a good thing.
The problem is, we never really revisited where these things should go. Years ago, many of these parcels were rezoned to industrial, but there has been no movement on them. They have sat empty... and now... they are starting to be built on to the surprise of residents.
We have instances like Canterbury Lakes Estates where a concrete plant is going essentially in their backyard. Nothing the county could do to stop it as they are building it on a piece of land that was already zoned industrial and it is a by right development. Even though it had never been developed, that land was zoned industrial before the homes were there, so the potential always existed for a concrete plant or other industrial use to be there. One reason you need to know where you are building and what is allowed around you.
Then you have data centers potentially popping up.
Now an asphalt plant?
On January 6th, an application was filed for a land use change to allow an asphalt plant. This one is a bit different than the concrete plant. They are wanting to change the zoning of the property from general commercial (GNC) to industrial. This requires BOCC approval. They cannot just go and build an asphalt plant in this location.
Where is it being proposed? On Citrus Ave in Crystal River, down the street from the next Suncoast Parkway Interchange. It is the parcel in yellow on this map and the small piece just to the bottom right of it that isn't highlighted.
This is a total of 22 acres. As mentioned, it is currently zoned commercial. That does not mean that ONLY commercial uses like stores are allowed. The land development code has all kinds of uses allowed for GNC property... including multi-family.
This could be an apartment complex or other things. Here is a list of what could be added here.
Notice I highlighted "Industrial". There are some industrial uses allowed in GNC zoned property on a conditional use basis, meaning they need county approval, but not necessarily BOCC approval.
Further, things like Liquid Propane Gas Storage and Distribution are allowed by right... no approval needed.
Here are a few more.
Gas stations, Truck Stops, Race Tracks, Solid Waste Haulers and so on are also potential uses.
Point is, A LOT can be done on commercial property that would affect residents who live around it... likely in a negative way.
However, none of that is large scale industrial use like this would propose.
Here is the letter that accompanied the application.
Side track: Notice the name on this... it is Rob Batsel... the attorney for the City of Inverness and for City of Crystal River.
It blows my mind that he is able to operate as the city attorney and also represent developers in the county. Nothing illegal with it or anything like that... Just seems crazy to me that the laws would allow that. He is a good attorney and specializes in land use type cases, so I get why he is hired... but its similar to developers contributing to the campaigns of commissioners. Just looks odd.
Interesting note... Crystal River here owns property across the street from this. Curious what their take on this project is. Remember he has to represent CR first before his corporate clients.
Back on track.
Here is the master plan layout of the property in this application.
The land to the north of this property is RUR zoning. It is among the least intensive zoning we have. Houses can only be at a density of 1 unit per 10 acres, without a PUD. Even with a PUD, it is at most 1 unit per 5 acres. Not very intense at all.
But now, we are going to put an asphalt plant next to that... in the most intense land zoning that we have? How does that make sense?
I get why they want this property... the railroad behind it. If you noticed in the site plan above, the dark blue area is a new track spur. The idea is to bring aggregate in by rail rather than truck. As the letter states, this will keep trucks off the road. That is why they are wanting this here vs somewhere like Holder Industrial Park.
However, they would need trucks I imagine to move the finished product, especially if it is for local road projects and the parkway. Those are not being serviced by rail.
Let's add more trucking to Citrus Ave... a two lane road with no expansion plans that is dangerous as it is. Awesome idea.
And again... next to established residential zoning. Granted, commercial uses could generate a ton of traffic. Put a WalMart there at some point and traffic issues would worsen... but this is the most intense use we have.... next to the least intense residential we have.
Further, let's look at the tree plan.
The green here represents the trees that will be preserved... mostly around the northern and western borders of the property to act as the proposed buffer.
All the black dots... trees that will be removed. Based on our tree ordinance, these will need to be replaced elsewhere or paid for to allow the county to plant elsewhere, but still... clearing the entire lot pretty much of mature trees to plant some saplings somewhere else.
Aside from that, let's not forget the conservation study we just had. This area is in the Priority 1 area for drinking water. Makes sense to add an asphalt plant there (sarcasm)... and none of that discusses air quality issues.
We are still in the early stages of this one. I am requesting the full development documents as they were too large for staff to email me. I don't expect to see anything surprising in there, but good to see it all. Theris still plenty of time to get the word out. The proposed PDC hearing is April 2nd.
I like to think that I have a pretty good pulse on how a vote like this will go. I cannot see any way possible for Commissioner Barek or Commissioner Finegan to approve this. I tend to think that Commissioner Davis would be a "no" as well based on her townhall meeting regarding the concrete plant... which she would have stopped if she could have... with this she can.
Commissioners Kinnard and Bays are a wild card. Being an election year and a contentious vote like this, along with 3 other likely "no" votes... I can't see her pinching her nose to vote for this (which contributed to former Commissioner Schlabach losing in 2024)... I do not see Kinnard being the sole yes on this, despite his pro development voting record.
I think it is safe to say this will not fly, but with this board, who knows. Does not hurt to let them know your thoughts.
Here is a petition put together by local residents if you wish to join in. I figured I would share it for those interested.
That is not to say this will not be a needed project for this county. I think if this were in another industrial zone, there could be support there... but this is in a HORRIBLE place for one.