Planning Commission Meeting

NOTICE TO PUBLIC Any person who decides to appeal any decision of the Planning Commission with respect to any matter considered at this meeting will need a record of the proceedings and for such purpose may need to provide that a verbatim record of the proceeding is made, which record includes testimony and evidence upon which the appeal is to be based. (Section 286.0105, Florida Statutes) Any person requiring reasonable accommodation at this meeting because of a disability or physical impairment should contact the City of Crystal River, City Manager's Office, 730 N Suncoast Blvd, Crystal River, FL 34429 (352) 795-4216, at least two (2) days prior to the meeting. Page 1 of 1 Agenda Crystal River Planning Commission June 4, 2026 - 5:30 p.m. Citrus County Welcome Center 915 N Suncoast Blvd. Terry Thompson Richard Laxton Larry Schenavar Deborah MacArthur Anderson Karen Cunningham Kristen Coble Charlie Kish Alternate 1 – Scott Davis Alternate 2 – Dan Grannan Chuck Dixon – School Board* *Appointed by School Board pursuant to §163.3174, Florida Statutes. 1) Call to Order 2) Roll Call 3) Moment of Silence 4) Pledge of Allegiance 5) Adoption of Agenda 6) Approval of Minutes: May 7, 2026 7) Citizen Input: 3 minutes 8) Public Hearings 9) Conduct a Public Hearing for Ordinance 26-O-10 to Modify the Crystal River Community Redevelopment Plan and Approve the Continued Existence and Extension of its Termination Date. 10) Unfinished Business 11) New Business 12) Citizen Input: 5 minutes 13) Staff Comments 14) Commissioner’s Comments 15) Chairman’s Comments 16) Adjournment

Page 1 of 5 Planning Commission Minutes May 7, 2026 - 5:30 P.M. Terry Thompson Richard Laxton Larry Schenavar Deborah MacArthur Anderson Karen Cunningham Kristen Coble Charlie Kish Alternate 1 – Scott Davis Alternate 2 – Dan Grannan Chuck Dixon – School Board* *Appointed by School Board pursuant to §163.3174, Florida Statutes. 1) Call to Order by Chairman Thompson at 5:30 P.M. 2) Roll Call Commissioner Present: Terry Thompson, Richard Laxton, Larry Schenavar, Deborah MacArthur Anderson, Karen Cunningham, Kristen Coble, Charlie Kish, Scott Davis, Dan Grannan Commissioner Absent: None. Staff Present: Growth Management Director, Carly Hanson, Assistant Growth Management Director, Heather Lacey, Associate Planner, Amy Cox, and City Attorney, Rob Batsel. 3) Moment of Silence was led by Chairman Thompson. 4) Pledge of Allegiance was led by Chairman Thompson. 5) Adoption of Agenda: Motion to adopt the agenda was made by Commissioner Coble; Seconded by Commissioner Cunningham. Motion carried unanimously 7-0. 6) Administration of Oath of Office for Planning Commissioner Daniel Grannan. 7) Approval of Minutes: Motion to approve minutes of April 2, 2025, was made by Commissioner Laxton; Seconded by Commissioner Schenavar. Motion carried unanimously 7-0. 8) Citizen Input: None. 9) Public Hearing: A.) Conduct a Quasi-Judicial Public Hearing for Application PDU26-0004 – 406 NE 1st Ave. Brought by Ensing Properties, LLC., for an unlisted dissimilar use to allow for a food truck court to be located within the Urban Center 1 (UC-1) Zone pursuant to Section 5, b. (3) Unlisted Dissimilar Use, of the City of Crystal River Community Development Code (CDC). Chair opened the (quasi-judicial) hearing. Conflict of Interest: None noted. Ex Parte Communication: None noted. Prior to the discussion of the agenda item, Carly Hanson provided a disclosure stating that she is a tenant of the applicant and resides adjacent to the proposed development property, also owned by the applicant.

Page 2 of 5 Staff Presentation: Heather Lacey presented the staff report. Staff recommended approval of the Unlisted Dissimilar Use request to allow a food truck court on the subject property, subject to the following conditions: 1. An 8-foot buffer on the western property line will be installed in addition to the landscaping shown on the provided plan, consisting of: • One (1) canopy tree per 60 linear feet • One (1) understory tree or three (3) palms per 60 linear feet • A continuous hedge (minimum 2 feet in height at installation) 2. The use shall be limited to a maximum of five (5) food trucks at any given time. 3. Hours of operation shall be established and adhered to. 4. The applicant shall provide on-site management responsible for day-to-day operations, vendor compliance, and site maintenance. 5. A centralized waste and grease management plan shall be implemented and maintained. 6. All lighting shall be shielded and directed downward to minimize impacts on adjacent properties. 7. Any music associated with the use shall comply with all applicable provisions of the City of Crystal River Code of Ordinances regulating noise, including established sound level limits and time restrictions. With these conditions, staff finds that the proposed use addresses prior concerns related to parking, intensity, and compatibility and can operate in a manner consistent with the Community Development Code. Applicant Presentation: The applicant, Mr. Ensing, presented the proposal and responded to questions from the Commission. The applicant stated the project is intended to function as a community gathering space with an open-air design that allows the food trucks to leave the site during storm events, minimizing flood impacts. The applicant explained the project would include restroom facilities, seating areas, utility hookups for the food trucks, and on-site waste management, with no generators proposed. The applicant stated one anchor tenant would remain on-site to assist with daily oversight and operations. The applicant also addressed concerns regarding homelessness and loitering, stating the pavilion would be secured after hours and additional fencing may be added to limit unauthorized access. The applicant further discussed downtown parking concerns and noted the project includes parking spaces, golf cart accommodation, and bicycle parking despite parking not being required by code. Public Comment: None. Commissioner Discussion: Commissioners discussed concerns regarding parking availability, traffic congestion, homelessness, noise, lighting, and the overall compatibility of the proposed use within the downtown area. Several Commissioners expressed support for the concept, noting that it would create opportunities for small businesses and enhance downtown vibrancy and walkability. Other Commissioners expressed concerns that the location was already congested and that the addition of five food trucks could increase traffic and parking demand in the area. Commissioners also

Page 3 of 5 discussed concerns regarding homeless activity and the potential for the pavilion to become an after- hours gathering location. Rebuttal: The applicant addressed concerns raised by the Commission regarding parking, traffic, homelessness, and compatibility with surrounding uses. The applicant stated that the project is intended to support both local residents and visitors to the downtown area and argued that downtown parking challenges are a broader city issue rather than unique to this proposal. The applicant also responded to concerns regarding operational uncertainty and agreed to comply with additional conditions recommended by staff and the Commission. The applicant stated that many of the discussed operational controls, including fencing, lighting, and management oversight, were already anticipated as part of the project design. Commissioner Discussion: Following discussion, A motion to recommend City Council approval of APPLICATION NO. PDU26-0004 with the conditions specified below, was made by Commissioner Coble; Seconded by Commissioner Cunningham. Motion carried unanimously 7-0. Conditions of Approval: Staff Recommendation: 1. An 8-foot buffer on the western property line will be installed in addition to the landscaping shown on the provided plan, consisting of: • One (1) canopy tree per 60 linear feet • One (1) understory tree or three (3) palms per 60 linear feet • A continuous hedge (minimum 2 feet in height at installation) 2. The use shall be limited to a maximum of five (5) food trucks at any given time. 3. Hours of operation shall be established and adhered to. 4. The applicant shall provide on-site management responsible for day-to-day operations, vendor compliance, and site maintenance. 5. A centralized waste and grease management plan shall be implemented and maintained. 6. All lighting shall be shielded and directed downward to minimize impacts on adjacent properties. 7. Any music associated with the use shall comply with all applicable provisions of the City of Crystal River Code of Ordinances regulating noise, including established sound level limits and time restrictions. Planning Commission Recommendations: 1. Require a fence along NE 4th Street not to exceed 4 feet in height. 2. The pavilion shall be secured during hours when it is not in use. 3. Lighting shall be maintained from dusk to dawn. B.) Conduct a Public Hearing for Application PZT26-0001 Brought by the City of Crystal River, proposing a text amendment to Section 6 e. Fences, removing a section of Subsection (17) requiring a semi-transparent lattice, trellis, or similar feature for the top

Page 4 of 5 sixteen (16) inches or more on vinyl fencing and adding language to authorize administrative approval of deviation from fence regulations, of the City of Crystal River’s Community Development Code (CDC). Staff Presentation: Carly Hanson presented the staff report on a proposed text amendment to Section 6 of the Community Development Code related to fence standards. Staff explained that the amendment is intended to address recurring challenges with fence regulations by removing the decorative lattice requirement for vinyl fencing, establishing an administrative adjustment process for minor deviations due to site-specific conditions, and updating associated illustrations for consistency with the proposed changes. Staff stated the amendment is intended to reduce unnecessary burdens and costs to property owners, provide flexibility for unique property characteristics, reduce the need for formal variance requests, and maintain the overall intent of the code related to safety, visibility, and neighborhood compatibility. Applicant Presentation: None. Public Comment: None. Commissioner Discussion: Commissioners discussed the proposed administrative adjustment process and expressed mixed opinions regarding staff approval authority. Several Commissioners supported flexibility for unique property conditions, particularly for corner lots, privacy concerns, and circumstances involving trees or irregular lot configurations. Other Commissioners expressed concern that allowing staff approval without public input could reduce transparency and neighborhood involvement and stated that the variance process exists to provide notice and opportunity for public comment. Rebuttal: Staff responded to questions from the Commission and explained that the proposed administrative adjustment process would apply only to fence height and location deviations resulting from site-specific conditions, particularly on irregular or corner lots. Staff stated the recommendation resulted from recurring situations where strict application of the code created practical difficulties, often requiring property owners to seek formal variances for minor requests. Commissioner Discussion: Following discussion, the Commission agreed to recommend an amendment to the proposed language requiring notification of property owners within 300 feet of any proposed administrative adjustment. Commissioners further recommended that if opposition is received, the request must proceed through the Planning Commission variance process. A motion to recommend City Council approval of APPLICATION NO. PZT26-0001 for the following text amendments was considered and voted on independently: 1. Modification to Section 6.E, Subsection 17, removing the requirement that vinyl fences include a semi-transparent lattice, trellis, or similar feature for the top 16 inches or greater. Motion made by Commissioner Coble; Seconded by Commissioner Kish. Motion carried unanimously 7-0.

Page 5 of 5 2. Proposed creation of Section 6.E, Subsection 18, “Administrative Adjustments,” establishing a process for administrative review and approval of deviations from certain requirements where strict application of the code would result in impractical or unreasonable limitations due to site-specific conditions. The Planning Commission recommended the following conditions of approval: a. Property owners within 300 feet of the subject property shall be notified of any proposed administrative adjustment. b. If opposition is received, the request shall proceed through the Planning Commission variance process. Motion made by Commissioner Cunningham; Seconded by Commissioner Laxton. Motion carried unanimously 7-0. 3. Revision to Figure 6.3 to maintain consistency with the proposed amendment to Section 6.E by deleting the reference to “with decorative lattice or similar” and replacing the existing illustration with an image of a standard vinyl fence. Motion made by Commissioner Schenavar; Seconded by Commissioner Coble. Motion carried unanimously 7-0. 10) Unfinished Business: None. 11) New Business: None. 12) Citizen Input: Chris Ensing commented that concerns related to nonconforming improvements are often a code enforcement issue and encouraged greater public participation in meetings and variance discussions. Additional comments were made regarding preservation of the City’s tree canopy, concerns about large oak tree maintenance, and the potential use of volunteers or other resources to assist with tree care and preservation efforts. 13) Staff Comment 3 minutes: None. 14) Commissioner’s Comment: Commissioners discussed concerns regarding ongoing development activity on the Vanness property, including wetland impacts, stormwater management, fill placement, and environmental monitoring. Staff explained that the project had received required site and environmental approvals through applicable agencies, including wetland mitigation, stormwater, and permitting reviews, and stated the City had reviewed the civil site plans and continues to monitor the project. Commissioners expressed concerns regarding oversight, environmental impacts to nearby waterways and wetlands, and consistency with City development standards, while staff advised that regulatory compliance and environmental monitoring are being overseen by the appropriate permitting agencies and that the City remains engaged throughout the development process. 15) Chairman’s Comments: The Chairman thanked the new members for their participation and expressed appreciation for the attendance and involvement of all Commission members, including alternates, stating that all comments and perspectives are valued during Commission discussions. 16) Adjournment: Chairman Thompson adjourned the meeting at 6:47 P.M. ATTEST: _________________________________ ___________________________________ Recording Secretary, Amy Cox Chairman, Terry Thompson

CITY OF CRYSTAL RIVER STAFF REPORT Growth Management Department Planning Commission: June 4, 2026 CRA: June 8, 2026 City Council First Reading: June 8, 2026 City Council Second Reading: July 13, 2026 Crystal River Community Redevelopment Agency (CRA) Plan Update and Termination Date Extension SUMMARY: The City of Crystal River Community Redevelopment Agency (CRA) and City Council directed staff to update the CRA Plan and project list and to extend the termination date to September 30, 2056, to promote projects that improve infrastructure, attract private investment, and support businesses that choose to be within our CRA. The Planning Commission, as the Local Planning Agency, must provide the City Council with a written determination that the CRA Plan Update is consistent with the City of Crystal River Comprehensive Plan The Crystal River CRA must confirm its adoption of the CRA Plan Update, make a written recommendation to the City Council, and submit the plan to all taxing authorities within the area. The City Council is tasked with adopting the final CRA Plan and setting the termination date in the best interest of the health, safety, and welfare of the residents and citizens of the City and the public at large. BACKGROUND INFORMATION: During the 2025 Florida Legislative Session, two bills were filed that would have significantly impacted Community Redevelopment Agencies (CRAs) – House Bill 991 and Senate Bill 1242. Although neither bill passed, these considerations demonstrate an interest in eliminating CRAs and prompt Cities to critically evaluate their CRA plans, project lists, funding sources, boundaries, and operational timeframes prior to any potential State preemption. The bills proposed to require the termination of CRAs either at the expiration of the charter or by September 30, 2045, whichever occurs first. Currently, our CRA is set to terminate on September 30, 2039, pursuant to Section 163.3755(1), Florida Statutes, so this portion of the bill would not currently impact the City. However, it did highlight that an extension of the CRA termination date may be beneficial to the City. The City Council may approve by a majority vote to extend the termination date of the CRA, pursuant to Section 163.3755(1), Florida Statutes. The current CRA Plan provided for a time certain of 2043 for completing all redevelopment financed by increment revenues; however, in accordance with Section 163.361, the City Council may amend such plan if it becomes necessary or desirable. Additionally, the bills proposed placing a prohibition on CRAs initiating new projects or issuing new debts. If this component is reintroduced, the City must have a thorough and complete project list prepared with identified funding through the termination date. Since the last CRA Plan was conducted in 2015 and legislation is considering limiting additions, this Plan Update ensures that the plan, the project list, and the funding are appropriate for the complete execution of the goals of the CRA. At the request of the CRA and Council, Staff is proposing an update to the CRA Plan and Project List while extending the termination date to September 30, 2056 in order to promote projects City Staff feels it is appropriate to proceed with updating the City’s CRA Plan and Project List while extending the termination date to September 30, 2056, to promote projects that improve infrastructure, attract private investment, and support the businesses that choose to be within our CRA.

2 of 2 CONSISTENCY WITH THE COMPREHENSIVE PLAN: The proposed Crystal River Community Redevelopment Plan Update is consistent with the Goals, Objectives, and Policies of the City of Crystal River Comprehensive Plan because it implements adopted capital improvement, redevelopment, environmental protection, mobility, and economic development policies through coordinated public investment and strategic redevelopment initiatives within CRA. Within the Capital Improvements Element, the CRA Plan is expressly adopted by reference as a tool to effectively coordinate the City’s redevelopment program with the Comprehensive Plan. Goal 1 of this element provides that public facilities shall be provided in a manner that promotes long-range, orderly, and efficient development responsive to present and future needs identified in individual plan elements and coordinated with the adopted Five-Year Schedule of Capital Improvements. The CRA Plan advances this goal through planned public investments in stormwater infrastructure, public parking facilities, streetscape enhancements, multimodal connectivity improvements, and waterfront access improvements. The projects identified in the CRA Plan are intended to correct existing deficiencies within the redevelopment area, accommodate future growth, and facilitate private redevelopment in a manner consistent with the Comprehensive Plan’s land use, transportation, and environmental protection policies. The proposed CRA Plan is also consistent with Objective 1.1 of the Capital Improvements Element, which requires capital improvements to correct deficiencies, accommodate future growth, and replace obsolete facilities, as well as Objective 1.3, which requires the City to coordinate capital improvements necessary to serve redevelopment. By establishing a phased implementation framework for public infrastructure improvements, the CRA Plan provides the mechanism for coordinating redevelopment-supportive capital investments with the City’s broader capital planning process. The Future Land Use Element identifies redevelopment within the CRA as a critical strategy for directing reinvestment, encouraging infill development, and strengthening established urban development patterns. The CRA Plan implements these policies by targeting underutilized and vacant properties for catalytic redevelopment and encouraging mixed-use investment within the downtown and waterfront core. The Plan directly advances Policy A of Objective 1.2 by supporting the maintenance and improvement of public facilities necessary to facilitate infill development and revitalization throughout the downtown, waterfront, and surrounding traditional neighborhoods. Additionally, the CRA Plan is consistent with Policy A of Objective 3.5, which directs the City to address blighted areas through implementation of redevelopment activities within the CRA in accordance with the adopted redevelopment plan. Although the Comprehensive Plan references the original 1988 CRA Plan, the 2026 Update constitutes a continuation and refinement of that adopted redevelopment framework and remains fully consistent with the Comprehensive Plan’s long-standing redevelopment objectives. Finally, the CRA Plan advances the Comprehensive Plan’s environmental protection and mobility objectives through coordinated stormwater improvements, low-impact infrastructure design, enhanced pedestrian connectivity, and improved multimodal access between the downtown and waterfront districts. These initiatives reinforce the City’s commitment to environmental stewardship, infrastructure resilience, and sustainable economic development. Accordingly, the proposed Crystal River Community Redevelopment Plan Update is consistent with and furthers the adopted goals, objectives, and policies of the City of Crystal River Comprehensive Plan. SUMMARY OF PUBLIC COMMENT: Notification of the public hearing regarding the CRA Plan modification and termination date extension was provided to all Taxing Authorities within the CRA, including the Citrus County School Board, Citrus County, the Citrus County Mosquito Control District, and the Southwest Florida Water Management District. As of the date of this report, no public comments have been received regarding this application.

5/28/2026 1 City of Crystal River Community Redevelopment Agency 2026 Plan Update The Community Redevelopment Agency 1 2

5/28/2026 2 Key Issues and Strategic Response • Plan update seeks to coordinate policies, regulatory adjustments, and capital investment to address redevelopment challenges in a comprehensive, implementation-focused manner. • Community Development Code Update addressed regulatory concerns identified in 2015. ⚬ Shift from regulatory to implementation • Stormwater Infrastructure Constraints ⚬ Stormwater Master Plan - City-wide solutions that will support redevelopment feasibility • Coordinated, District-Wide Parking Strategy • Community Connectivity and Regional Integration ⚬ Promote Internal Mobility and Regional Access • Development of historically vacant sites ⚬ 300 S Hwy 19 ⚬ 120 NW Hwy 19 Infrastructure and Environmental Enhancements Policies • Integrate stormwater into CRA projects • Prioritize infrastructure investments that directly improve water quality • Incorporate low-impact development standards into parking, streetscapes, and public facilities • Coordinate infrastructure investments with Stormwater Master Plan Objectives • Reduce pollutant loading • Decrease localized flooding • Achieve the incorporation of LID techniques • Design public facilities to improve stormwater performance Projects • Citywide Stormwater Master Plan • Hunter Springs Park Seawall Improvements • Environmentally designed parking facilities, streetscapes, parks, and waterfront amenities • Kings Bay Park Master Plan 3 4

5/28/2026 3 Access and Mobility Policies • Design multi-modal transportation improvements • Prioritize connectivity • Develop coordinated parking systems • Implement a unified wayfinding system Objectives • Increase pedestrian connectivity between downtown and the waterfront through the completion of the Riverwalk • Improve safety at key intersections and corridors with crossings, lighting, and traffic calming measures • Expand and strategically local public parking to support increased visitation and redevelopment intensity • Establish a district-wide wayfinding system • Enhance multi-modal access Projects • Riverwalk • Kings Bay Park Master Plan • Coordinated Parking Facilities • Wayfindings • Streetscapes Redevelopment Support Policies • Align timing and location of public infrastructure investments • Use CRA investment to reduce development constraints • Encourage public-private partnerships and cost-sharing • Support implementation of updated development regulations Objectives • Increase redevelopment activity on underutilized or vacant properties • Support development of mixed-use and higher density projects • Sequence infrastructure investment to work with private redevelopment Projects • Riverwalk • Kings Bay Park Master Plan • Coordinated Parking Facilities • Wayfindings • Streetscapes 5 6

5/28/2026 4 Improving Physical Appearance Policies • Promote architectural design and cohesive streetscape standards • Prioritize improvements that enhance visual character • Invest in year-round public amenities • Utilize design guidelines to ensure compatibility Objectives • Improve the visual quality of public corridors • Upgrade public parks and facilities to enhance usability, cleanliness, and experience • Establish a cohesive district identity through consistent design elements, materials, and signage • Increase the number and quality of amenities and public spaces Projects • Creative Playground • Little Springs Park Improvements • Hunter Springs Park Bathrooms • Hunter Springs Park Entrance Improvements • Kings Bay Park Master Plan • Riverwalk • 5th Street Streetscape and Other Streetscape Projects • Wayfinding Economic Development Policies • Leverage CRA capital investment to stimulate private sector investment • Prioritize projects that enhance tourism, waterfront activity, and designation appeal • Support business retention, expansion, and recruitment • Pursue external funding sources and partnerships Objectives • Increase visitation and tourism activity • Support the expansion and recruitment of businesses by improving access, visibility, and infrastructure capacity • Increase taxable property values • Establish partnerships and secure external funding • Promote development of a balanced mix of uses Projects • Riverwalk • Kings Bay Park Master Plan • Hunter Springs Park Improvements • Creative Playground • Little Springs Park Improvements • Parking Facilities • Wayfinding 7 8

5/28/2026 5 CRA Projected Property Values Projected Tax Increment Financing $40,000,000 Projected Over the Next 20 Years 9 10

5/28/2026 6 Projected Estimated Costs for CRA Capital Projects Questions? 11 12

ORDINANCE NO. 26-O-10 AN ORDINANCE OF THE CITY OF CRYSTAL RIVER RELATING TO COMMUNITY REDEVELOPMENT; ADOPTING A MODIFICATION TO THE CRYSTAL RIVER COMMUNITY REDEVELOPMENT PLAN; APPROVING THE CONTINUED EXISTENCE AND EXTENDING ITS TERMINATION DATE; PROVIDING DIRECTION AND AUTHORITY CONCERNING REDEVELOPMENT FINANCING AND THE ISSUANCE OF REDEVELOPMENT REVENUE BONDS AND LOANS; PROVIDING FOR AMENDMENT OF REDEVELOPMENT TRUST FUND, OF THE CITY OF CRYSTAL RIVER CODE OF ORDINANCES; PROVIDING FOR RESTATEMENT AND REPEAL OF INCONSISTENT ORDINANCES; PROVIDING SEVERABILITY; PROVIDING FOR LIBERAL INTERPRETATION AND CORRECTION OF ERRORTS, IF ANY; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, pursuant to Part III, Chapter 163, Florida Statutes, the Community Redevelopment Act of 1969, as amended (the “Redevelopment Act”), on December 1, 1988, the City of Crystal River (“City”) adopted Ordinance No. 88-O-19, creating the Crystal River Community Redevelopment Agency (“CRA”) to undertake redevelopment within established areas located within the corporate limits of the City; and WHEREAS, in accordance with Florida Statutes Section 163.361, by Ordinance No. 15-O-15, the City found it necessary to amend the Crystal River Community Redevelopment Plan by adding additional programs and programs, reconfirming the previous goals and objects, and providing for a time certain of 2043 for completing all redevelopment financed by increment revenues; and WHEREAS, in 2019, the Florida Legislature enacted Section 163.3755(1), Florida Statutes, which set the CRA termination date for September 30, 2039, unless the governing body that created the community redevelopment agency approves its continued existence by a majority vote; WHEREAS, on September 8, 2025, at a regularly scheduled meeting, the CRA recommended that the time certain for completing all redevelopment financed by increment revenues be extended thirty (30) years to September 30, 2056; and WHEREAS, the City Council desires to ratify, confirm, and adopt the modifications to the Crystal River Community Redevelopment Plan in accordance with Part III of Chapter 163, Florida Statutes; WHEREAS, The Crystal River Community Redevelopment Agency has submitted the draft Community Redevelopment Plan amendment to the Planning Commission, which is the Local Planning Agency for the City of Crystal River as described in Chapter 163, Florida Statutes, for a determination of consistency with the City of Crystal River Comprehensive Plan, and the Planning Commission has determined in writing that the Community Redevelopment Plan is consistency with the City of Crystal River Comprehensive Plan; WHEREAS, the Crystal River Community Redevelopment Agency has ratified and confirmed its adoption of the Community Redevelopment Plan modification and submitted the same to the City Council for approval, and submitted the plan to all taxing authorities within the Area;

WHEREAS, the City Council deems approval of this Ordinance to be in the best interest of the health, safety, and welfare of the residents and citizens of the City and the public at large so that redevelopment, as defined by Section 163.340(9) of the Redevelopment Act, can continue in accordance with the Redevelopment Plan. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CRYSTAL RIVER, FLORIDA, THAT: SECTION 1. The City Council hereby finds, declares, and determines that the matters set forth in the above recitals are reasonable, true, and correct. Such findings, declarations, and determinations are incorporated herein as if set forth fully in this Section. SECTION 2. Where all required actions under Part III, Chapter 163, Florida Statutes, are properly taken in due course, there is no legal impediment to compliance with the requirements of Part III, Chapter 163, Florida Statutes, sometimes called the Community Redevelopment Act. All steps necessary to the adoption of the amendment to the Community Redevelopment Plan ordained in this Ordinance have been completed, and all requisite timeframes have been fairly observed. All actions taken with regard to the adoption of the modified Community Redevelopment Plan are hereby ratified, confirmed, and adopted. A copy of the final Community Redevelopment Plan is attached hereto as Exhibit A and incorporated in this Ordinance as if fully set forth herein. Such modification includes additions of projects and programs and reconfirmation of previous goals and objectives set forth in the Community Redevelopment Plan for completion of redevelopment financed through incremental revenues through the year 2056, as more particularly described in the Community Redevelopment Plan and herein. This Ordinance is supplemental evidence of the adoption of the modified Community Redevelopment Plan. SECTION 3. The City Council approves the continued existence of the CRA and extends its termination date in accordance with Section 163.3755(1), Florida Statutes, from September 30, 2039, to September 30, 2056. SECTION 4. This Ordinance, being for the purpose of promoting community redevelopment and promoting the public good and the welfare of the entire region, the County, the City of Crystal River, and the Community Redevelopment Area, and the citizens, inhabitants, and taxpayers residing therein, shall be liberally construed to effect the purposes of this Ordinance and maximizing the use and benefits of increment revenue for community redevelopment purpose within the entirety of the Redevelopment Area for the exercise of the powers and actions provided for herein and Part III, Chapter 163, Florida Statutes. The City Council authorizes and directs appropriate City officials and the Crystal River Community Redevelopment Agency to make such technical, conforming, and correcting changes to the Community Redevelopment Plan from time to time as may be identified and as do not substantively affect the Community Redevelopment Plan’s goals, objectives, and actions. SECTION 5. Upon approval by Ordinance of the City, the City or the Agency may agree to, authorize, and issue redevelopment revenue bonds, notes, or other obligations of any kind, from time-to-time and in various series, to finance the undertaking of community redevelopment. This legislative authorization shall be deemed additional, alternative, and supplemental to any power and authority of the City. SECTION 6. All Ordinances or parts of ordinances inconsistent herewith are hereby null and void and shall stand repealed as of the effective date of this Ordinance.

SECTION 7. The sections, paragraphs, sentences, clauses, and phrases of this Ordinance are severable, and if any phrase, clause, sentence, paragraph, or section of this Ordinance shall be declared unconstitutional by the valid judgment or decree of a court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs, and sections of this Ordinance. SECTION 8. This Ordinance shall become effective immediately upon its approval and adoption after due public notice and public hearing on the 13th day of July 2026. ATTEST: CITY OF CRYSTAL RIVER: _____________________________________ _______________________________________ MIA FINK, CITY CLERK JOE MEEK, MAYOR Approved as to form for the VOTE OF COUNCIL: Reliance of the City of Crystal River only: Joe Meek ____________ Robert Holmes ____________ Mindi Hastings ____________ ______________________________________ Chris Ensing ____________ Robert W. Batsel, Jr., City Attorney Gabrielle Satchell ___________

City of Crystal River Community Redevelopment Plan June 2026

Crystal River Community Redevelopment Plan Update June 2026 2 | P a g e Contents Section 1 – Introduction ............................................................................................. 4 Population and Demographics ................................................................................ 4 Tourism and Natural Resources............................................................................... 4 Community Redevelopment Area (CRA) .................................................................. 5 Section 2 – Legal Boundary Description of the Redevelopment Area ............................ 10 Section 3 – Redevelopment Objectives and Initiatives ................................................ 10 Infrastructure and Environmental Enhancements ................................................... 10 Access and Mobility Downtown ............................................................................. 12 Redevelopment Support ....................................................................................... 14 Improving Physical Appearance ............................................................................ 16 Economic Development ....................................................................................... 17 Section 4 – Financial Analysis and Implementation Program ....................................... 19 Table 1. Implementation Framework ...................................................................... 20 Tax Increment Financing ....................................................................................... 21 Table 2. Projected Tax Increment Financing ............................................................ 23 Table 3. Projected Estimated Costs for Publicly Funded Capital Projects .................. 24 Special Assessments ........................................................................................... 25 Local Financing .................................................................................................... 25 Debt Financing..................................................................................................... 26 Challenge Strategy ............................................................................................... 26 Private Investment ............................................................................................... 27 Project Equity Position .......................................................................................... 27 Leasing ............................................................................................................... 27 Key Incentives/Funding Sources ............................................................................ 28 Capital Improvements Program ............................................................................. 30 Statutory Provisions ................................................................................................. 33 The Trust Fund ..................................................................................................... 33 Redevelopment Powers ........................................................................................ 34

Crystal River Community Redevelopment Plan Update June 2026 3 | P a g e Relocation Procedures ......................................................................................... 39 Duration of Plan ................................................................................................... 39 Plan Modification ................................................................................................. 39 Severability .......................................................................................................... 41 Safeguards, Controls, Restrictions, or Covenants ................................................... 41 Consistency with the Crystal River Comprehensive Plan ......................................... 42

Crystal River Community Redevelopment Plan Update June 2026 4 | P a g e Section 1 – Introduction The Crystal River is located in Citrus County on Florida’s west coast, north of Hernando County, Pasco County, and the Tampa Bay area. Crystal River and Inverness are the only incorporated municipalities within Citrus County. Situated in Northwest Central Florida along U.S. 19, the City encompasses approximately 6.8 square miles. It is bordered to the west by Kings Bay and the Crystal River. The City lies on the western side of Citrus County, approximately 34 miles west of the intersection of Interstate 75 and the Florida Turnpike near Wildwood. Incorporated in 1903, the City’s history spans more than a century, beginning as a small waterfront community. Citrus Avenue developed as the community’s main street, with small retail shops and restaurants serving the surrounding neighborhoods. As Crystal River expanded through the 1980s, commercial growth shifted outward along U.S. 19, the City’s primary north-south arterial corridor. While downtown continues to feature retail, service, and restaurant uses, it experienced economic challenges as residential and commercial development expanded into outlying areas. Population and Demographics According to 2025 population estimates from the Florida Office of Economic and Demographic Research, Citrus County remains the 36th most populous county in Florida, with an estimated population of approximately 166,500. Crystal River’s 2025 population is estimated at 3,271, and Inverness' at 7,937. The 2020 U.S. Census reported populations of 3,396 for Crystal River and 7,543 for Inverness. Combined, the two incorporated cities account for roughly 11,000 residents, meaning that approximately 93 percent of Citrus County’s population resides in unincorporated areas. According to the 2024 American Community Survey 5-year estimates, Crystal River has a poverty rate of 17.7 percent, compared to 15 percent in Inverness and 13.6 percent countywide. The statewide poverty rate is 12.0 percent. These figures represent improvement since 2020, when ACS estimates showed poverty rates of 26.4 percent in Crystal River, 21.5 percent in Inverness, 15 percent in Citrus County, and 13.3% state-wide. Tourism and Natural Resources Crystal River is known as the “Manatee Capital of the World.” Kings Bay serves as a winter refuge for more than 1,000 manatees and is the only location in the United States where individuals may legally interact with manatees in their natural habitat under regulated conditions. Ecotourism centered on manatee viewing, swimming, recreational boating, fishing, and other water-based activities is a significant component of the local economy. Located within the City is Crystal River Preserve State Park, encompassing approximately 30,000 acres of islands, inlets, backwaters, and forests. Within the preserve is Crystal River Archaeological State Park, a 61-acre site containing a six-mound complex believed to have been occupied for more

Crystal River Community Redevelopment Plan Update June 2026 5 | P a g e than 1,600 years, making it one of the longest continually occupied sites in Florida. The preserve offers canoeing, fishing, wildlife viewing, hiking, bicycling trails, and interpretive facilities. Although the park is not located within the Community Redevelopment Area (CRA), it borders the CRA to the northwest, and portions are within a short walking distance of the downtown area. Community Redevelopment Area (CRA) The Crystal River CRA encompasses approximately 165 acres, including the downtown core and roughly 7,500 feet of waterfront. Established in 1988, the Community Redevelopment Agency has generated tax increment revenues to fund significant public improvements, particularly along Citrus Avenue. Improvements have included streetscape enhancements, parking facilities, parks, trails, landscaping, signage, infrastructure upgrades, and the initial phase of the riverwalk. Since its creation, taxable property values within the CRA have increased from approximately $14.8 million in 1988 to $84.8 million in 2024. In 2014, the CRA Plan was updated and extended for an additional 25 years, establishing a sunset date of 2043. This current plan update (2026) includes a proposed additional 13-year extension, which would extend the CRA’s expiration date to 2056. The CRA boundary includes the downtown area and waterfront district as depicted in the referenced map. The Crystal River City Council established the CRA in 1988 after making legislative findings that conditions of blight and economic decline existed within the designated downtown redevelopment area. The CRA was created to provide a dedicated tax increment financing mechanism and a structured redevelopment framework to eliminate slum and blighting conditions, encourage private investment, and restore economic vitality to the downtown and waterfront districts. By Resolution No. 10-R-43, the City Council declared itself to be the governing body of the Crystal River Community Redevelopment Agency with all rights, powers, duties, privileges, and immunities

Crystal River Community Redevelopment Plan Update June 2026 6 | P a g e conferred upon such agencies by Florida Statute, Chapter 163, Part III, as well as Ordinance No. 92- O-02, excepting Section 2-62 of such Ordinance, related to Board Composition and Terms. In accordance with Florida Statutes, Section 163.357(1)(c) and the Crystal River Code of Ordinances, Chapter 2, Article IV, Section 2-65, the City Council, in 2026, as the governing body of the Crystal River Community Redevelopment Agency, appointed two (2) additional persons to act as members of the Community Redevelopment Agency. Over the years, the City has undertaken multiple planning initiatives to guide redevelopment efforts and respond to evolving community priorities. These efforts include the 2008 Downtown Visioning Plan, the 2013 Crystal River Community Redevelopment Area Waterfront District Master Concept Plan and Strategies, the 2014 Crystal River Waterfront District Development Incentive Program, the 2015 CRA Plan Update, the 2022 Crystal River Civic Master Plan, and the 2024 Crystal River Community Development Code. Each of these initiatives incorporated extensive public engagement and established strategic recommendations for infrastructure investment, private redevelopment, and waterfront activation. This updated Community Redevelopment Area Plan builds upon the 2015 City of Crystal River Community Redevelopment Plan completed by Community Solutions Group, A Service Group of GAI Consultants, Inc, and incorporates the findings and recommendations of those prior efforts while reassessing current economic conditions. The update recognizes that, despite measurable progress and increased taxable values within the CRA, persistent redevelopment challenges remain. Economic shifts over the past three decades, including changes in retail patterns, regional competition, and waterfront development costs, require renewed focus and strategic use of redevelopment tools to achieve the CRA’s statutory purpose. Evidence of continuing blight and underinvestment is demonstrated by multiple waterfront and downtown properties that have remained vacant or underutilized for decades. The prolonged vacancy of key parcels, some for nearly 50 years, reflects market barriers and infrastructure constraints that private investment alone has not overcome. These conditions support the finding that the need for redevelopment assistance remains. To address these issues, the City had identified several catalytic projects and potential catalytic development sites along and near the waterfront, particularly near Kings Bay and adjacent parcels. Strategic public investment in these areas is intended to leverage private capital, stimulate economic activity, enhance public access to the waterfront, and eliminate remaining blighting influences within the redevelopment area. The proposed extension of the CRA will allow sufficient time to complete critical infrastructure improvements, incentivize catalytic redevelopment, and ensure the continued elimination of blight consistent with Florida’s Community Redevelopment Act.

Crystal River Community Redevelopment Plan Update June 2026 7 | P a g e Key Issues and Strategic Responses The preceding planning documents consistently identified several fundamental issues within the redevelopment area, including regulatory constraints, infrastructure deficiencies, parking limitations, restricted waterfront access, and the district's overall visual character and identity. This Plan Update incorporates coordinated policies, regulatory adjustments, and capital investment planning to address these interrelated challenges in a comprehensive, implementation-focused manner. Regulatory Issues The prior CRA Plan Update concluded that, although the City’s land development regulations were appropriate in other areas, they constrained redevelopment feasibility within the CRA. Specifically, parcel-based requirements related to permeability, on-site stormwater retention, parking minimums, and height limitations reduced the economic viability of infill and mixed-use projects on long-vacant or underutilized properties. Since that time, the City has taken substantial corrective action. In 2020, CRA-specific development standards were adopted to begin addressing these constraints. In 2024, the City comprehensively replaced its land development regulations with the Crystal River Community Development Code, further removing impediments to reinvestment and promoting orderly redevelopment within the CRA. These regulatory reforms increased allowable impervious surface coverage, reduced or modified on- site parking requirements based on use, increased permissible building heights in targeted areas, and expanded permitted uses to support economically viable mixed-use development at appropriate densities. As a result of these actions, many of the regulatory barriers identified in the 2015 Plan have been substantially mitigated. Accordingly, this Plan Update shifts emphasis from regulatory reform to the implementation and completion of critical infrastructure, public realm, and catalytic investment projects necessary to realize redevelopment objectives before the CRA’s sunset date of 2056. Stormwater Infrastructure Stormwater constraints continue to limit redevelopment potential within the waterfront and downtown areas. Prior evaluations determined that the development of a single, centralized regional retention facility is not feasible. However, a coordinated approach that utilizes available capacity within existing systems and incorporates strategically located supplemental facilities can provide adequate off-site storage to support anticipated redevelopment activity. In 2025, the City initiated a comprehensive, city-wide Stormwater Master Plan to assess existing system conditions and identify coordinated infrastructure improvements. The Master Plan is intended to improve land efficiency, reduce redundant or parcel-level retention requirements, enhance long-term environmental performance, and strengthen community resilience.

Crystal River Community Redevelopment Plan Update June 2026 8 | P a g e Although the Stormwater Master Plan extends beyond the CRA boundaries, implementation of its findings, particularly through phased infrastructure investments over the next 30 years, will directly support redevelopment feasibility within the CRA by reducing site-level constraints and increasing development capacity. Parking Strategy Traditional parcel-based parking requirements have historically constrained redevelopment potential within the downtown area. While an adequate parking supply remains essential to support commercial and mixed-use activity, rigid on-site minimums reduce developable land area, limit project feasibility, and may inhibit reinvestment on underutilized properties. A coordinated, district-wide parking strategy, incorporating shared and publicly accessible facilities supported by safe and well-connected pedestrian infrastructure, allows redevelopment intensity consistent with market demand while maintaining adequate overall parking capacity. This approach shifts the focus from parcel-level compliance to system-level efficiency. Since 2015, the City has undertaken strategic public parking investments, including the integration of parking and stormwater infrastructure where feasible, to expand capacity south of U.S. 19 and support waterfront and downtown activity. While meaningful progress has been made, additional sites have been identified for phased public parking improvements, and full implementation of a comprehensive district parking system remains ongoing. Continued expansion of shared-use public parking, together with further evaluation of eliminating minimum parking requirements within the CRA, will be necessary to remove remaining redevelopment barriers. Completion of these system-level improvements is anticipated to occur over multiple budget cycles and supports the continued need for CRA through 2056. Community Connectivity and Regional Integration Connectivity within the redevelopment area encompasses both internal mobility and regional access. Strengthening pedestrian, bicycle, and waterfront connections between downtown, Kings Bay, and surrounding destinations will improve functional integration and reinforce the economic vitality of the waterfront district. Regional connectivity is becoming increasingly important with the extension of the Suncoast Parkway, anticipated to terminate on U.S. 19 north of Crystal River by 2031. This four-lane toll facility will provide a direct multimodal connection between Citrus County and the Tampa Bay region, significantly enhancing regional access and visitor traffic. Although the Suncoast Parkway lies outside the CRA boundary, it presents a substantial economic opportunity for the redevelopment area. Establishing coordinated trail and multimodal connections linking downtown and the waterfront district to the Parkway interchange will help capture regional visitation, strengthen tourism activity, and position the CRA as a primary destination for travelers entering the community.

Crystal River Community Redevelopment Plan Update June 2026 9 | P a g e Within the redevelopment area, the City is actively coordinating with the Florida Department of Transportation to establish a safe pedestrian crossing across U.S. 19. This improvement is critical to reconnecting areas east and west of the corridor, enhancing walkability, and improving access between downtown, waterfront amenities, and adjacent commercial areas. Coordination with regional partners, including Inverness and Citrus County, to promote recreational and eco-tourism assets further supports this broader destination strategy. Reinforcing a waterfront identity reflective of Crystal River’s historic fishing-village character enhances placemaking, encourages longer visitor stays, and supports sustained economic activity. By improving both internal and regional connectivity, the CRA advances its redevelopment objectives while strengthening long-term economic sustainability. Waterfront District Master Concept The City of Crystal River has taken proactive steps to strengthen the economic viability of its downtown and waterfront districts through legislative action and targeted reinvestment. In 2022, the City worked with its legislative delegation to adopt House Bill 927, establishing the “Downtown Crystal River Entertainment District.” This legislation allows licensed vendors to sell alcoholic beverages for off-premises consumption within the district, supporting increased pedestrian activity, extended visitor stays, and enhanced economic vitality. The City codified the district through Ordinance 23-O-10. Several catalytic redevelopment sites identified in the prior plan, including 300 U.S. 19 (Hampton Property), 120 U.S. 19 (Desai Property), the southwest corner of U.S. 19 and Citrus Avenue, and 201 NW 5th Street, continue to shape redevelopment efforts. Since 2015, meaningful progress has occurred. The City transformed the southwest corner of U.S. 19 and Citrus Avenue into a public town square supporting parking, events, and community use, while 201 NW 5th Street has been successfully redeveloped into an active seafood market and restaurant destination. While 300 U.S. 19 has generated development interest, both that property and 120 U.S. 19 remain undeveloped and continue to present catalytic redevelopment opportunities. Strengthening retail and restaurant activity along Citrus Avenue and the waterfront remains essential to sustaining economic momentum. To facilitate feasible redevelopment of the remaining catalytic sites, this CRA Plan prioritizes infrastructure modernization and environmental enhancements; improved access, mobility, and connectivity; enhancement of district character and public realm; and long-term economic development and tourism expansion. The Riverwalk project directly advances these priorities by improving waterfront access, strengthening pedestrian connectivity, enhancing the public realm, and creating the physical framework necessary to support long-term private investment.

Crystal River Community Redevelopment Plan Update June 2026 10 | P a g e Section 2 – Legal Boundary Description of the Redevelopment Area The Community Redevelopment Area consists of approximately 605.7 acres. This is about 23.5% of the area of Crystal River. The boundaries of the Redevelopment Area are: • West: Beginning in the William's Point subdivision at NW 7th Avenue with lot 0100-A-50 go in a northerly direction to NW 6th Street. Then west to NW 8th Avenue. At the intersection of NW 6th Street and NW 8th Avenue, go in a northerly direction across U.S. Highway 19 to NW 7th Terrace. East on NW 7th Terrace to NW 6th Avenue. North on NW 6th Avenue to Crystal Street. • North: Boundaries include all the area south of Crystal Street between NW 6th Avenue and NE 3rd Avenue, and includes those subdivision lots north of Crystal Street to include the following, identified by resubdivision, block, and C-Subdivision: 005A-B-9- 005A-D-00- 050-C-6- Townsite of Crystal Park Subdivision 0010-0-123- 23 A 6.7 124 23.4 B 5 125 23.7 C 5.5 45 24 E 46 25 47 28 48 52 61 67 • East: Beginning at Crystal Street and N.E. 3rd Avenue, go south to U.S. 19. Follow U.S. Highway South to SE 1st Terrance. • South: Beginning at the intersection of U.S. Highway 19 and SE 1st Terrace, continue east to Cutler Spur Boulevard (Three Sisters Springs Trail). North on Cutler Spur Boulevard to include Springdale Subdivision, beginning with lot 0120-00-22 to Hunter’s Spring and Kings Bay, to the beginning of the western boundary. Section 3 – Redevelopment Objectives and Initiatives The following objectives and initiatives establish the framework for completing priority infrastructure, enhancing environmental performance, improving mobility and connectivity, strengthening district identity, and supporting sustained economic development within the CRA through 2056. Infrastructure and Environmental Enhancements The protection, restoration, and long-term sustainability of Kings Bay remain central to the redevelopment program. Economic vitality within the CRA is directly tied to environmental quality; therefore, infrastructure investments must reinforce both development potential and ecological stewardship.

Crystal River Community Redevelopment Plan Update June 2026 11 | P a g e The City is currently undertaking a comprehensive, citywide Stormwater Master Plan to evaluate existing system deficiencies, identify priority capital improvements, assess regulatory compliance needs, and establish a phased implementation strategy for long-term infrastructure resilience. While the Stormwater Master Plan is funded and administered by the City and is not a CRA-funded initiative, the redevelopment area will directly benefit from the plan’s technical analysis, recommended capital projects, and water quality strategies. Improvements to stormwater conveyance, treatment, flood mitigation, and outfall management will: • Improve water quality entering Kings Bay; • Reduce nuisance flooding in downtown and waterfront areas; • Increase development feasibility on constrained sites; • Strengthen property values and investor confidence; • Support long-term environmental compliance and resilience. Support Implementation of Citywide Stormwater Improvements The CRA will actively coordinate with the City to ensure that stormwater improvements identified within or adjacent to the redevelopment area are integrated into streetscape, parking, park, and waterfront projects whenever feasible. CRA capital