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 2 Planning Commission Agenda March 5, 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 – VACANT 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) Administration of Oath of Office for Planning Commissioner Scott Davis. 7) Approval of Minutes: January 8, 2026 8) Citizen Input: 3 minutes 9) Public Hearings: A.) Conduct a Quasi-Judicial Public Hearing – PA26-0001 Deannexation – 161 N Country Club Drive Sarah Foti, owner of 161 North Country Club Drive, has made a formal request for the voluntary de- annexation pursuant to Section (§) 171.051, Contraction Procedures, Florida Statutes. The request seeks to remove a 44.17-acre parcel from the municipal boundaries of the City of Crystal River. B.) Conduct Public Hearings for the following related applications at 1075 N Suncoast Blvd a. PCA26-0001 Land Use Map Amendment – 1075 N Suncoast Blvd This application is brought by Clay Sweger on behalf of Gulf Coast RV and Boat Storage, LLC, to amend the Future Land Use Map from Special Districts to Urban Center for a +/- 3.05-acre portion of the total 9.0-acre parcel. b. Conduct a Quasi-Judicial Public Hearing for PZM26-0001 Rezoning – 1075 N Suncoast Blvd This application is brought by Clay Sweger on behalf of Gulf Coast RV and Boat Storage, LLC, to amend the Official Zoning Map from Industrial to Urban Center 2 for a +/- 3.05-acre portion of the total 9.0- acre parcel.

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 2 of 2 C.) Conduct a Quasi-Judicial Public Hearing for PDU26-0003 – 3540 N Citrus Ave This application was brought by Thomas Estate Holdings for an unlisted dissimilar use to allow for an Automotive Dealership to be located within the Urban Center 1 Zone at 3540 N Citrus Avenue pursuant to Section 5. b. (3) Unlisted Dissimilar Use of the City of Crystal River Community Development Code. D.) Conduct a Quasi-Judicial Public Hearing for PSU26-0001 – 202 NE 2nd Ave This application is brought by Matthew and Lisa Osborne, on behalf of 202 NE 2nd Avenue, LLC, to allow for a boutique hotel to be located within the Urban Neighborhood 2 (UN-2) Zone pursuant to Section 5.e (8) Hotel, Resort & Inn, of the City of Crystal River Community Development Code. E.) Conduct Public Hearings for the following related applications at 1154 NE 1st Street a. PCA26-0002 Land Use Map Amendment – 1154 NE 1st Street This application is brought by the City of Crystal River, on behalf of Finnell Properties, LLC, to amend the Future Land Use Map from Suburban Neighborhood to Urban Neighborhood. b. Conduct a Quasi-Judicial Public Hearing for PZM26-0002 Rezoning – 1154 NE 1st Street This application is brought by the City of Crystal River, on behalf of Finnell Properties, LLC, to amend the Official Zoning Map from Suburban Neighborhood 1 to Urban Neighborhood 2. 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 3 Planning Commission Minutes January 8, 2026 - 5:30 p.m. Terry Thompson Richard Laxton Larry Schenavar Deborah MacArthur Anderson Karen Cunningham Gregory Acker Kristen Coble Alternate 1 - Kimberly Salter Alternate 2 – VACANT 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, Larry Schenavar, Deborah MacArthur Anderson, Karen Cunningham, Gregory Acker, Kristen Coble, Kimberly Salter, Charlie Kish Commissioner Absent: Richard Laxton Staff Present: Growth Management Director, Carly Hanson, Assistant Growth Management Director, Heather Lacey, Associate Planner, Amy Cox, and City Attorney, Rob Batsel (by phone). 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 Anderson. Motion carried unanimously 6-0. 6) Administration of Oath of Office for Planning Commissioner Charles Kish. 7) Approval of Minutes: Motion to approve minutes of DECEMBER 4, 2025, was made by Commissioner Anderson; Seconded by Cunningham. Motion carried unanimously 6-0. 8) Citizen Input: None. 9) Public Hearing: A.) Conduct a Quasi-Judicial Public Hearing for PSU25-0003 – 130 NE Crystal Street Brought by Meek Development & Investment, LLC to allow for a bed and breakfast inn to be located within the Urban Center 2 (UC-2) Zone, pursuant to section 5.f (4) Bed and Breakfast Inns, of the Crystal River Community Development Code. Chair opened the (quasi-judicial) hearing. Conflict of Interest: None noted. Ex Parte Communication: None noted. Staff Presentation: Heather Lacey presented the staff report. Staff concluded they could not recommend approval for the proposed conditional use for a bed and breakfast inn. Although the

Page 2 of 3 proposed bed and breakfast inn meets the majority of the supplemental standards of Section 5.f(4), this proposed bed and breakfast inn is not located more than 1,000 feet from another bed and breakfast inn. Applicant Presentation: The applicant presented their proposal, stating their intent to operate a legitimate bed and breakfast rather than a short-term rental with a property manager residing on-site. The applicant indicated the project meets all required criteria except for the 1,000-foot separation from an existing bed and breakfast. The applicant stated that the intent of the code is not to protect nonconforming bed and breakfasts. The applicant also explained that the home is designed to function as a true bed and breakfast, with separation between guest areas and the live-in property manager for safety and operational purposes. Public Comment: None. Commissioner Discussion: Commissioners asked questions regarding ownership and operational requirements. Rebuttal: The applicant stated that any future owner would be required to transfer the bed and breakfast license and comply with state inspection requirements. Staff stated that affidavits have previously been sent to registered bed and breakfasts, verifying applicable regulations and reminding operators that approval of a bed and breakfast use is contingent upon compliance with established standards and that code complaints are investigated as received. Commissioner Discussion: Commissioners discussed the proximity of the proposed bed and breakfast to a nearby middle school, including questions about guest screening, resident safety, and the potential risk of inappropriate renters, the proximity to another bed and breakfast within 1,000 feet, and the regulatory status of existing nonconforming bed and breakfasts. Staff clarified that the presence of another bed and breakfast would not affect a non-conforming bed and breakfast’s ability to obtain a business tax receipt. A motion to recommend City Council approval of APPLICATION NO. PSU25-0003 was made by Commissioner Coble; Seconded by Commissioner Anderson. Motion carried 6-1. 10) Unfinished Business: None. 11) New Business: None. 12) Citizen Input: None. 13) Staff Comment 3 minutes: • Staff announced the resignation of Kimberly Salter and Greg Acker. • Staff also recommended the appointment of Scott Davis as Alternate 2 and Charlie Kish as Alternate 1, with the appointments scheduled to go before Council on January 12, 2026. 14) Commissioner’s Comment: Following the public hearings, Mr. Batsel initiated a discussion regarding potential revisions to the new Development Code and requested Planning Commission input, beginning with bed and breakfast inn standards and regulatory options. The Commission discussed considerations,

Page 3 of 3 including proximity to schools; issues associated with waterfront locations, particularly dockage and the City’s limited ability to regulate future dock use; review of floor plans to distinguish true bed and breakfasts from short-term rentals; prioritizing walkable locations; enforcement challenges; and potential limitations for bed and breakfasts located within cul-de-sacs. 15) Chairman’s Comments: None. 16) Adjournment: Chairman Thompson adjourned the meeting at 6:21P.M. ATTEST: _________________________________ ___________________________________ Recording Secretary, Amy Cox Chairman, Terry Thompson

_____________________________________________________________________________________ PA26-0001 – Foti – Request for De-Annexation CITY OF CRYSTAL RIVER STAFF REPORT Growth Management Department MEETING DATES: Planning Commission Meeting: March 5, 2026, at 5:30 p.m. City Council Introduction: March 23, 2026, at 5:30 p.m. City Council Second Reading & Public Hearing: April 13, 2026, at 5:30 p.m. PA26-0001 – Sarah Foti – Request for De-Annexation REQUEST: Sarah Foti has filed a petition for De-Annexation for 161 North Country Club Drive to be removed from the municipal boundary of the City of Crystal River. SUBJECT PROPERTY: Section 33, Township 18 South, Range 17 East; specifically, 161 North Country Club Drive, Crystal River, Parcel ID 17E18S33 32200 (Altkey: 3528801), as identified by the Citrus County Property Appraiser, and located on the southern boundary of the city limits of the City of Crystal River. A complete legal description of the area proposed to be de-annexed, and the Ordinance, in its entirety, may be inspected at the Growth Management Department during regular business hours. ACREAGE: Approximately 44.17 acres EXISTING LAND USE: Suburban Neighborhood EXISTING ZONING: Suburban Neighborhood 2 SURROUNDING AREA: Vacant Unincorporated Citrus County Low Density Coastal Lakes Land Use and Citrus County Coastal Lakes Residential Zoning to the North, West, and South Vacant Crystal River Suburban Neighborhood Land Use and Suburban Neighborhood 2 Zoning to the East. PREPARED BY: Carly Hanson, Growth Management Director BACKGROUND: Sarah Foti, owner of 161 North Country Club Drive, has made a formal request for the voluntary de-annexation pursuant to Section (§) 171.051, Contraction Procedures, Florida Statutes. The request seeks to remove a 44.17-acre parcel from the municipal boundaries of the City of Crystal River. The basis for this request is that the owner holds adjacent property located in Citrus County and desires for all parcels to be under a single jurisdiction. Additionally, she maintains cattle on her county property and wishes to keep cattle on the subject site, which is not permitted under current City regulations. ANALYSIS: This report evaluates the feasibility of removing the subject property from the municipal boundaries of the City of Crystal River in accordance with §171.052, Florida Statutes, governing the contraction of municipal boundaries. Section 171.052 provides that only those areas that do not meet the annexation criteria of §171.043 may be considered for exclusion. However, if the proposed exclusion would cause any portion of the municipality to become noncontiguous with the remainder of the City, the contraction is prohibited.

Page 2 _____________________________________________________________________________________ PA26-0001 – Foti – Request for De-Annexation Under §171.043, an area may be annexed only if it: (1) is contiguous to the municipality’s boundaries per §171.043 (1), and (2) meet the requirements of either §171.043 (2) or Chapter 171.043 (3). Criteria: §171.043 (1) requires that, at the time annexation proceedings begin, the area must be contiguous to the municipal boundaries, reasonably compact, and not located within another incorporated municipality. Findings: The subject property is contiguous to the City’s boundary, reasonably compact in configuration, and is not included within another incorporated municipality. Accordingly, it satisfies this standard for annexation under §171.043 (1). Criteria: §171.043 (2) requires that the area be developed for urban purposes1, meaning it satisfies at least one of the following: • A resident population of at least two persons per acre; or • A resident population of at least one person per acre with at least 60% of lots one acre or less in size; or • At least 60% of lots used for urban purposes, with at least 60% of the total acreage (excluding nonresidential urban uses) divided into lots of five (5) acres or less in size. Findings: The subject property is a vacant 44.17-acre parcel and does not meet any of the density, subdivision, or urban development thresholds set forth in §171.043 (2). It has no resident population, is not subdivided into lots of one acre or less, and is not divided into parcels five (5) acres or less in size for urban use. Therefore, it does not qualify as an area developed for urban purposes. Criteria: §171.043 (3) states that an area not meeting subsection (2) may nevertheless be annexed if it: • Lies between the municipal boundary and an area developed for urban purposes, such that the developed area would otherwise be separated from the municipality or could not be served without extending services through sparsely developed land; or • Is adjacent along at least 60% of its external boundary to a combination of the municipal boundary and area development for urban purposes. Findings: The subject property does not lie between the municipal boundary and an urbanized area, nor does it meet the 60% adjacency requirement described in §171.043 (3). Therefore, it would not qualify for annexation under this subsection. Criteria: §171.052 further provides that even if an area does not meet the annexation criteria of §171.043, contraction is not permitted if the exclusion would cause any portion of the municipality to become noncontiguous. 1 Urban Purposes is also defined in Section 171.031, meaning “...that land is used intensively for residential, commercial, industrial, institutional, and governmental purposes, including any parcels of land retained in their natural state or kept free of development as dedicated greenbelt areas.”

Page 3 _____________________________________________________________________________________ PA26-0001 – Foti – Request for De-Annexation Findings: Removal of the subject property from the City limits would create a noncontiguous portion of the municipality. As such, the proposed contraction is expressly prohibited under §171.052 CONCLUSION: Although the subject property does not meet the statutory criteria for annexation under §171.043(2) or (3), contraction is not permissible because excluding the property would result in a noncontiguous municipal boundary. Pursuant to §171.052, the proposed de- annexation cannot be approved. STAFF RECOMMENDATION: Based on the foregoing statutory analysis, staff finds that the application does not satisfy the requirements for contraction of municipal boundaries under Chapter 171, Florida Statutes, and therefore recommends denial of the de-annexation request.

2/23/2026 1 Sarah Foti PA26-0001 Request for De-Annexation 1 2 1 2

2/23/2026 2 Crystal River Planning Commission Meeting of August 1, 2024 3 Subject Property City Limits Boundary Crystal River Planning Commission Meeting of August 1, 2024 4 Subject Property City Limits Boundary 3 4

2/23/2026 3 5 City of Crystal River Zoning Crystal River Planning Commission Meeting of August 1, 2024 6 Citrus County Zoning 5 6

2/23/2026 4 7 8 7 8

2/23/2026 5 9 Florida Statutes • Chapter 171.052 – Criteria for Contraction of Municipal Boundaries • “Only those areas which do not meet the criteria for annexation in s. 171.043 may be proposed for exclusion by municipal governing bodies…” • Areas may be annexed only if lands are: • (1) contiguous to the municipality’s boundaries per Chapter 171.043 (1), F.S., and, • (2) meet the requirements of either Chapter 171.043 (2) or Chapter 171.043 (3). 10 9 10

2/23/2026 6 Findings • The subject property meets Chapter 171.043 (1) and is contiguous to the municipal boundary, is reasonably compact, and is not within the boundary of another incorporated municipality. • The proposed contraction area fails to meet the criteria in Chapter 171.043 (2) since the Subject Property has a population density of less than 2 persons per acre of land, is not divided into parcels of less than 1 acre in size, and is not divided into parcels 5 acres or less in size or used for urban purposes. 11 Findings • The proposed contraction area fails to meet §171.043 (3) since the Subject Property does not lie between the municipal boundary and area developed for urban purposes and would not be adjacent to at least 60 percent of any combination of municipal boundary and the boundary of an area developed for urban purposes as defined in §171.043 (2) if it were considered for annexation. 12 11 12

2/23/2026 7 Findings • §171.052 states that if the area proposed to be excluded does not meet the criteria of §171.043, but such exclusion would result in a portion of the municipality becoming noncontiguous with the rest of the municipality, then such exclusion shall not be allowed. • Removal of the subject property from the City limits would create a noncontiguous portion of the municipality. As such, the proposed contraction is expressly prohibited under §171.052 13 Crystal River Planning Commission Meeting of August 1, 2024 14 If the Subject Property is De-Annexed… 13 14

2/23/2026 8 Crystal River Planning Commission Meeting of August 1, 2024 15 This Parcel Becomes Noncontiguous QUESTIONS? 16 Sarah Foti PA26-0001 Request for De-Annexation 15 16

PCA26-0001/PZM26-0001 – Gulf Coast RV and Boat Storage – Future Land Use and Zoning Amendments CITY OF CRYSTAL RIVER STAFF REPORT Growth Management Department MEETING DATES: Planning Commission: March 5, 2026, at 5:30 p.m. City Council Introduction: March 23, 2026, at 5:30 p.m. City Council Second Reading & Public Hearing: April 13, 2026, at 5:30 p.m. PCA26-0001/PZM26-0001 – Clay Sweger on behalf of Gulf Coast RV and Boat Storage, LLC Future Land Use and Zoning Map Amendment PROPOSED AMENDMENTS: COMPREHENSIVE PLAN Small-Scale Comprehensive Plan Amendment to the Future Land Use Map to change a 3.05-acre +/- portion from Special District to Urban Center ZONING MAP Amendment to the Official Zoning Map to change a 3.05- acre +/- portion from Industrial to Urban Center 2 SUBJECT PROPERTY: Section 27, Township 18 South, and Range 17 East, specifically identified as 1075 North Suncoast Blvd, Parcel ID 17E18S27 32210 (Alt Key: 1089018) by the records of the Citrus County Property Appraiser. A complete legal description is on file with the City of Crystal River’s Growth Management Department. PROPERTY OWNER: Gulf Coast RV and Boat Storage, LLC. ACREAGE: A 3.05-acre +/- portion of the subject property’s total 9.81 acres FLOOD ZONE: According to the FEMA Flood Insurance Rate Map (FIRM), the subject property is in Flood Zone AE with a Base Flood Elevation (BFE) of 10.00 and 11.00 feet, as found on FIRM Panel Number 12017C0189E. (Effective date: January 15, 2021). SURROUNDING AREA: North – Unincorporated Citrus County, Multi-Family Residential, Rural Residential Zoning District. South – Crystal River, Vacant / Construction Storage, Industrial Zone. East – Unincorporated Citrus County, Residential, Medium Density Residential Zoning District. West – Crystal River, Hampton Inn Hotel, Urban Center 1 Zone. PREPARED BY: Heather Lacey and Carly Hanson, Growth Management Department BACKGROUND INFORMATION: The applications submitted by Clay Sweger, on behalf of Gulf Coast RV and Boat Storage, LLC, request amendments to both the Future Land Use Map and the Zoning Map for an approximately +/- 3.05-acre portion of the subject property. Specifically, the applicant proposes to change the Future Land Use Category from Special District to Urban Center and rezone the same area from Industrial to Urban Center 2. The applicant owns approximately +/- 9.0 acres in total. Of this acreage, the westernmost +/- 0.75 acres are already designated Urban Center, while the easternmost +/- 5.2 acres will retain the Special District Future Land Use Category. The requested amendments apply only to the central +/- 3.05-acre portion of the property and are intended to facilitate redevelopment of the site to accommodate a new hotel.

PCA26-0001/PZM26-0001 – Gulf Coast RV and Boat Storage – Land Use/Zoning Amendments The subject property is the site of a former mobile home park that has since been abandoned and is currently vacant. While certain infrastructure improvements from the prior use remain on the property, they are not in active use. The site provides vehicular access to U.S. 19 by way of an existing paved driveway, which is shared with the adjacent Hampton Inn development. In 2022, the property was redesignated from Highway Commercial to the Industrial Future Land Use Category and rezoned from High Intensity Commercial to Industrial on the Official Zoning Map to facilitate development of an outdoor recreational vehicle and boat storage facility. The application at that time was submitted in conjunction with a Development Agreement, executed on April 25, 2022, which limited use of the Industrial-designated property exclusively to recreational vehicle and boat storage. The current application will be accompanied by an amendment to the existing Development Agreement to ensure that the entitlements and use restrictions applicable to the rear portion of the property, which will retain the Industrial designation, remain in effect. The applicant proposes to develop the western portion of the property with a hotel, while retaining the eastern portion for a storage facility. Although the long-term intent is to utilize the eastern area for storage, there are no immediate plans to move forward with its development at this time. ANALYSIS: This is a joint application requesting amendments to both the Future Land Use Map and the Official Zoning Map for the City of Crystal River. The following analysis addresses the legal status of the Comprehensive Plan and Future Land Use Map and evaluates whether the City’s Community Development Code and the proposed Zoning Map amendment are consistent with and serve to implement the adopted Comprehensive Plan. Comprehensive Plan – Future Land Use Map Amendment – The proposed Future Land Use Map Amendment will change the Future Land Use Category from Special Districts to Urban Center. The following comparison table is provided: Comprehensive Plan FLUM Category: From Existing: Special District To Proposed: Urban Center Category Description: Industrial, institutional or utility related uses. These uses may include airports, schools, utility infrastructure, assembling and processing, warehousing, and shipping uses. Traditional activity centers used as residential, retail, professional offices, financial institutions, lodging, restaurants, and other retail uses. Maximum Density: N/A 16 units per acre Maximum Intensity*: 1.5 FAR* 3.0 FAR Maximum Impervious Surface: Not to Exceed 70% Not to Exceed 90% FAR – Floor-to-Area Ratio *Intensity is limited to structures that are ancillary and serve a park, public amenity, open space, or similar. Examples include restrooms, visitor centers, or educational buildings. Source: Crystal River Comprehensive Plan, Future Land Use Element The proposed Future Land Use Amendment would increase the allowable density, intensity, and impervious surface coverage on the subject property, while permitting a broader range of commercial and residential uses.

PCA26-0001/PZM26-0001 – Gulf Coast RV and Boat Storage – Land Use/Zoning Amendments Zoning Map Amendment – The proposed Zoning Map Amendment will change the Zoning from Industrial to Urban Center 2. The following comparison table is provided: Zoning District: From Existing: Industrial To Proposed: Urban Center 2 Allowable Uses: Manufacturing, processing, finishing, and storing a variety of goods and equipment. Various residential, institutional, retail, service, office, amusement uses. Max Density: N/A 16 units per acre Max Lot Coverage: 70% 80% Max FAR: 1.5 3.0 Max Height: 46’ Top Plate 52’ To Ridge 52’ Top Plate 62’ To Ridge FAR – Floor to Area Ratio Source: Crystal River Community Development Code (Ord. No. 24-O-14) The proposed Urban Center 2 Zoning District is intended to implement the Urban Center Future Land Use designation. Approval of the requested rezoning would increase the allowable residential density, impervious lot coverage, maximum floor area ratio (FAR), and maximum building height for the applicable portion of the parcel, while permitting a mix of commercial and residential uses on the subject property. COMPATIBILITY: The proposed amendments to the Urban Center and Urban Center 2 designations are compatible with the existing industrial use to the south and the established hotel development along U.S. Highway 19 to the west. With respect to the existing multi-family residential development located north of the subject property, no conflicting traffic patterns are anticipated, and required landscape buffering will further mitigate the potential for incompatibility. ENVIRONMENTAL: The subject property was previously developed as a mobile home park, and remnants of former driveways and foundation pads remain visible on the site. A substantial tree canopy is present along the northern and eastern perimeters of the property. A tree survey and landscape plan will be required at the time of zoning approval and/or building permit issuance, consistent with the preservation and mitigation standards set forth in the Community Development Code. CRYSTAL RIVER AIRPORT: The subject property is located within the northernmost boundary of the runway protection zone of Crystal River Airport. As a result, the Federal Aviation Administration imposes certain restrictions on allowable structure heights in this area. Federal Aviation Administration review and approval will be required at the time of Building Permit issuance to confirm compliance with applicable height limitations. Staff’s preliminary assessment indicates that the site is likely limited to a maximum height of approximately 100 feet. The Community Development Code limits building height within the Urban Center 2 district to 52 feet to the top plate and 62 feet to the ridge, measured from the finished floor elevation

PCA26-0001/PZM26-0001 – Gulf Coast RV and Boat Storage – Land Use/Zoning Amendments or base floodplain elevation, whichever is lower, to the highest point of the roof ridge. Based on these standards, no apparent conflict between local height limitations and Federal Aviation Administration restrictions is anticipated. INFRASTRUCTURE: Transportation (Ingress/Egress) – Primary access will be taken from US Highway 19, which is a Florida Department of Transportation (FDOT) maintained, 6-lane, principal arterial roadway. Water/Sewer – New development is required to connect to central water and sewer services. This property is within the Ozello Water Service Area, and the City Sewer system is available along US Highway 19. Extension of utility lines, if necessary, constructed within the public roadway will require right-of-way utilization permits from the Florida Department of Transportation. Stormwater Management – Stormwater management requirements must be approved as established by the Southwest Florida Water Management District (SWFWMD) for any intended commercial project. All stormwater treatment systems shall meet the latest SWFWMD and State standards for water quality and peak discharge. This requires that the rate of post-development runoff conditions shall not exceed pre- development runoff conditions. CONSISTENCY WITH THE COMPREHENSIVE PLAN: The request for Future Land Use Map Amendment and Rezoning must be found consistent with the Goals, Objectives, and Policies of the Crystal River Comprehensive Plan, including the following: Future Land Use Element: GOAL 1: Ensure coordination and compatibility of existing and future land use patterns with topography, soil conditions, and the timing and availability of public facilities and services. OBJECTIVE 1.1: City of Crystal River shall discourage the proliferation of urban sprawl through coordination of future land use with the availability of services as adopted levels of service and with the topography and soil conditions of the area. POLICIES: A) All public facilities and services must meet the level of service (LOS) standards adopted in this plan concurrent with the impacts of development. B) Building permits or development orders will not be issued for new development where public facilities and services are not available at the level of service standards established in this plan. C) Zoning designations and other land development regulations shall direct development to areas where public facilities are available. Staff Comment: The request promotes coordinated and compatible land use by directing redevelopment to a site that has previously been developed and is within the service areas of existing infrastructure. The subject property is located along an established transportation corridor and in proximity to existing commercial and lodging uses, supporting an orderly and contiguous development pattern. Prior to permit issuance, the applicant will be required to demonstrate sufficient public facilities and services and compliance with applicable floodplain, stormwater, and geotechnical requirements at the time of site plan and building permit review.

PCA26-0001/PZM26-0001 – Gulf Coast RV and Boat Storage – Land Use/Zoning Amendments GOAL 2: Crystal River will be a balanced and well-planned community. OBJECTIVE 2.6 The Crystal River Comprehensive Plan establishes a Future Land Use Map (FLUM) and land use categories to accommodate the projected population needs. POLICIES: A) A Future Land Use Map is adopted as part of the City of Crystal River Comprehensive Plan. Below is the correlation table of allowable densities, intensities and zones within each future land use category. Density and intensity shall be calculated based on the net developable acreage. Net developable acreage shall include all areas proposed for development, excluding wetlands and waterbodies. B) The following land use categories are adopted into the FLUM to implement the City of Crystal River Comprehensive Plan: B-3 Urban Center (UC). The purpose of this category is to promote the continued existence and viability of the traditional activity centers. Uses include residential, retail, professional offices, financial institutions, lodging, restaurants, and other retail uses. Residential dwelling units from 0 – 16 units per acre, essential services, and utilities are allowable, subject to supplemental development and design standards. Maximum impervious surface shall not exceed 90 percent. Staff Comment: The proposed application is appropriate for the Urban Center Future Land Use and the corresponding Urban Center 2 Zone. The Urban Center Category is designed to promote the continued existence and economic viability of traditional activity centers. The proposal for lodging on a previously developed parcel aligns with both the intent and the permitted uses of the Urban Center Category. Although this change from Special District to Urban Center increases the site's development potential, the application is still found to be consistent with the surrounding existing land uses and designations. GOAL 3: Crystal River will promote and maintain the character of the community through consistent land use. OBJECTIVE 3.1 The City shall preserve, protect, and improve the character of the City through the implementation of compatibility standards and the consideration of innovative development

PCA26-0001/PZM26-0001 – Gulf Coast RV and Boat Storage – Land Use/Zoning Amendments standards that may include transfer of development rights, planned unit developments, form- based regulations, conservation subdivisions, or other regulations that encourage mixed use and clustered development patterns. POLICIES: D) Compatibility shall be determined by intensity of use as well as similarity in scale, bulk, and other aspects of site design Staff Comment: The proposal to redevelop this site reinforces an existing pattern of compact, coordinated development within an established corridor characterized by commercial, lodging, and industrial uses. Any future site development will be subject to the City’s Community Development Code, including height limitations, setbacks, buffering, and landscaping, intended to ensure compatibility with surrounding properties. Based on these factors, the application maintains consistency with surrounding land uses and satisfies the City’s adopted compatibility standards. SUMMARY OF PUBLIC COMMENTS: No public comments have been received as of the writing of this Staff Report. FINDINGS: As conveyed in Section 8(u)(4)(a) – (b) of the Crystal River Zoning Ordinance, the Planning Commission shall act as the Local Planning Agency and make recommendations to the City Council regarding amendment of its adopted Comprehensive Plan and shall hear, consider, and make recommendations to the City Council regarding applications to amend the Official Zoning Map. The following findings of fact are presented: 1. The request is a Small-Scale Amendment of the Comprehensive Plan for a 3.05-acre +/- portion of property to change the Future Land Use Map’s designation from Special Districts to Urban Center. 2. The request is an amendment of the City of Crystal River Official Zoning Map for a 3.05-acre +/- portion of property to change from the Industrial Zone to the Urban Center 2 Zone. 3. Access to the subject property is supported by US Highway 19, a state-maintained 6-lane roadway. 4. Adequate public facilities are currently available to serve the subject area. 5. The request is found to be consistent with Future Land Use Element Goal 1, Objective 1.1, Policies A, B, and C; Goal 2, Objective 2.6, Policies A and B; and Goal 3, Objective 3.1, Policy D. 6. All other standards of the Crystal River Community Development Code will be applicable at the time of permitting. STAFF RECOMMENDATION: Staff finds that the proposed amendments are consistent with the intent and provisions of the Comprehensive Plan. The requested designations are compatible with adjacent commercial and industrial land use categories that take access from a major arterial roadway. Furthermore, applicable development standards contained in the Community Development Code, including buffering and site design requirements, will mitigate potential impacts where the subject property abuts multi-family residential uses located in unincorporated Citrus County.

2/24/2026 1 Clay Sweger, on behalf of Gulf Coast RV and Boat Storage, LLC PCA26-0001 Future Land Use Amendment PZM26-0001 Zoning Map Amendment 1 2 Subject Property 1 2

2/24/2026 2 Crystal River Planning Commission Meeting of June 6, 2024 3 Aerial from 2013 4 Portion Included in this Application 3.05 Acres +/- 3 4

2/24/2026 3 5 Previous Amendments in 2022 Highway Commercial to Industrial Previous 2022 Approved Designation Proposed Amendment to Future Land Use Map Special District to Urban Center 5 6

2/24/2026 4 Proposed Amendment to Official Zoning Map Light Industrial to Urban Center 2 Crystal River Planning Commission Meeting of June 6, 2024 8 7 8

2/24/2026 5 9 Entrance to Subject Property QUESTIONS? 10 Clay Sweger, on behalf of Gulf Coast RV and Boat Storage, LLC PCA26-0001 Future Land Use Amendment PZM26-0001 Zoning Map Amendment 9 10

720 SW 2nd Avenue, South Tower, Suite 300, Gainesville, FL 32601  Phone: (352) 373-3541  www.edafl.com Small Scale Comprehensive Plan Amendment Land Use Change Application Project Request: A proposed Comprehensive Plan land use map amendment to amend the Future Land Use Map from Special Districts (SD) to Urban Center (UC). Project Location: 1100 block of N. Suncoast Blvd. (US Highway 19) Portion of Tax Parcel Number 32210 / AltKey 1089018 Project Size: 3.05 Ac. (+/-) Project Owner: Gulf Coast RV and Boat Storage LLC Report Date: January 29, 2026 Prepared By: Clay Sweger, AICP, LEED AP eda consultants, inc.

January 29, 2026 2 Project Background / Project Request The owner of the subject property, Gulf Coast RV and Boat Storage LLC requests approval of a Small Scale Comprehensive Plan amendment (land use change) to the City of Crystal River Future Land Use Map from Special Districts (SD) to Urban Center (UC) on approximately 3.05 (+/-) acres of property located at the 1100 block of US Highway 19 / N. Suncoast Blvd. (portion of parcel number 32210 / Altkey 1089018). The total property owned by the applicant is approximately 9.0 +/- acres in size. The westernmost 0.75 +/- acres of this parcel already has the Urban Center (UC) future land use designation and the easternmost 5.2 +/- acres of the parcel will remain with a Special Districts (SD) future land use designation (as indicated in the maps below). The reason for this request is to provide an appropriate future land use designation to allow for the development of a new hotel on the project site. The existing and proposed land use maps are illustrated in the following two exhibits:

January 29, 2026 3 Existing Site Conditions The subject property is the location of an abandoned former mobile home park and is currently unused. Some previous infrastructure from the mobile home park is in place and the property but not utilized. The site gains vehicular access to US 19 via an existing paved driveway entrance that is shared by the adjacent Hampton Inn hotel development. The following are photos identifying these existing conditions:

January 29, 2026 4 The subject property is located within the City limits of the City of Crystal River, as indicated on the following exhibit (with city lands outlined in yellow and unincorporated areas in white):

January 29, 2026 5 Existing and Future Land Use Pattern and Compatibility As indicated in the table and exhibit below, the property is located along US 19 / N. Suncoast Blvd., a state arterial roadway with adjacent commercial lands to the west. The subject property currently has a Special District designation with implementing Industrial zoning. The existing multi-family and residential uses in the unincorporated area to the north and east will be properly buffered/screened from future development to ensure compatibility. Existing Development Patterns Existing Use Future Land Use Designation North Multi-Family RUR South Industrial Special Districts (SD) East None / Vacant / Fmr. Mobile Home Park Special Districts (SD) West Vacant & Hotel Urban Center (UC) As indicated above, the 3.05 +/- acre subject property currently is a vacant site that has direct access to US 19 / N. Suncoast Blvd., a state arterial roadway. Parcels to the west have a compatible Urban Center future land use designation. Other land to the east and south also have a compatible Special Districts future land use designation. In addition, Multi-Family and

January 29, 2026 6 Residential uses in the unincorporated area to the north and east will be properly buffered/screened from future development to ensure compatibility. Consistency with Comprehensive Plan As stated, the application proposes to change the future land use map from Special Districts (SD)to Urban Center (UC). The following Comprehensive Plan policies apply to this proposed land use change application. The policies listed below with the applicant’s consistency statements included. Future Land Use Element: GOAL 1: Ensure coordination and compatibility of existing and future land use patterns with topography, soil conditions, and the timing and availability of public facilities and services. OBJECTIVE 1.1: City of Crystal River shall discourage the proliferation of urban sprawl through coordination of future land use with the availability of services at adopted levels of service and with the topography and soil conditions of the area. POLICIES: A) All public facilities and service must meet the level of service (LOS) standards adopted in this plan concurrent with the impacts of development. B) Building permits or development orders will not be issued for new development where public facilities and services are not available at the level of service standards established in this plan. C) Zoning designations and other land development regulations shall direct development to areas where public facilities are available. Consistency: The subject property is a formerly developed site along US 19 with a Special Districts (SD) future land use designation and the land use change will help facilitate the redevelopment of the property. In addition, public facilities are available to serve the area. The amendment will not create urban sprawl based on the above information above and the compliance with state criteria related to urban sprawl outlined below: Requirement: Provide an Urban Sprawl Analysis which evaluates whether the proposed amendment incorporates a development pattern or urban form that achieves four or more of the following criteria: 1. Directs growth and development to areas of the community in a manner that does not adversely impact natural resources;

January 29, 2026 7 Consistency: The proposed land use change from Special Districts (SD) to Urban Center (UC) category will not create an increased impact on natural resources. There are no known environmental features on the property. In addition, the site was previously developed and there are no natural areas remaining on the property. Any future development shall comply with Crystal River environmental protection regulations and require an Environmental Resource Permit (ERP) from the Water Management District. 2. Promotes the efficient and cost effective provision or extension of public infrastructure and services; Consistency: The proposed land use change from Special Districts (SD) to Urban Center (UC) category will promote development activity on this property in a portion of the City in which public infrastructure and services are in place to support development without any public funded extension of services. In addition, the property is in close proximity to police and fire services, thereby not requiring extended travel time to serve the site with these services. 3. Promotes walkable and connected communities and provides for compact development and a mix of uses at densities and intensities that support a range of housing choices and a multimodal transportation system; Consistency: The proposed land use change from Special Districts (SD) to Urban Centers (UC) category will allow for a mix of non-residential development types in close proximity to each other and maintains the commercial frontage along US Highway 19, which promotes more compact development in which there is an increase opportunity for a variety of connected and walkable uses. 4. Promotes conservation of water and energy; Consistency: The proposed land use change from Special Districts (SD) to Urban Center (UC) category will promote the conservation of water and energy because it is supporting development activity in more concentrated areas that are closer to higher population areas, along a major state arterial roadway, with utilities available to serve the site and not in more remote, rural areas. Concentration of development helps reduce the overall potential need / usage of water and energy. 5. Preserves agricultural areas and activities; Consistency: The project area does not contain any existing agricultural activities and therefore, will not negatively affect preservation of agricultural areas and activities.

January 29, 2026 8 6. Preserves open space and natural lands and provides for public open space and recreation needs; Consistency: The proposed commercial/non-residential use of the land will meet all of the requirements of the above stated requirement by providing appropriate code- required open space as part of future development. In addition, there are no environmentally sensitive features, natural lands or public open spaced on the property. 7. Creates a balance of land uses based on demands of residential population with the non-residential needs of an area; Consistency: The proposed land use change from Special Districts (SD) to Urban Center (UC) category will allow for a mix of non-residential activities on the subject property, including both commercial and industrial uses, thus promoting a balanced and varied set of uses to serve the local population within the City. 8. Provides uses, densities, and intensities of use and urban form that would remediate an existing or planned sprawl development pattern or provides for an innovative development pattern such as transit-oriented development or new towns. Consistency: The proposed use of the properties will not create sprawl, as the proposed land use change will help promote the urban redevelopment of a previously developed (and now abandoned) site in the urbanized portion of the City with all necessary public facilities available to serve the property. Because of these reasons, the land use change will reduce development intensity in the more rural areas of the County. OBJECTIVE 2.6 The Crystal River Comprehensive Plan establishes a Future Land Use Map (FLUM) and land use categories to accommodate the projected population needs. B) The following land use categories are adopted into the FLUM to implement the City of Crystal River Comprehensive Plan: B-3 Urban Center (UC). The purpose of this category is to promote the continued existence and viability of the traditional activity centers. Uses include residential, retail, professional offices, financial institutions, lodging, restaurants, and other retail uses. Residential dwelling units from 0 to 16 units per acre, essential services, and utilities are allowable, subject to supplemental development and design standards. Maximum impervious surface shall not exceed 90 percent. A) A Future Land Use Map is adopted as part of the City of Crystal River Comprehensive Plan. Below is the correlation table of allowable densities, intensities and zones within each future land use category. Density and intensity shall be calculated based on the net developable acreage. Net developable acreage shall include all areas proposed for development, excluding wetlands and waterbodies.

January 29, 2026 9 Consistency: The application proposes to change the future land use map from Special Districts (SD) to Urban Center (UC). Any future development activity on site shall comply with the permitted uses, max density/intensity and maximum floor area ratio identified in the policy and table above and will be demonstrated in a properly filed site plan application to the City of Crystal River. Summary The location of the proposed Urban Center (UC) future land use category is compatible with the overall existing development pattern in the area. In addition, the request is consistent with the land use map pattern in the area as a portion of the subject property and another abutting property already has the Urban Center designation to the west and is abutting other lands to the east and south with an equivalent or higher intensity land use designation. In addition, Multi- Family and Residential uses in the unincorporated area to the north and east will be properly buffered/screened from future development to ensure compatibility. The map change will also help encourage economic development activity and redevelopment of an underutilized, previously developed site, thus contributing to the local tax and employment base.

720 SW 2nd Avenue, South Tower, Suite 300, Gainesville, FL 32601  Phone: (352) 373-3541  www.edafl.com Rezoning Application Project Request: A proposed rezoning from Industrial (IND) to Urban Center 2 (UC-2). Project Location: 1100 block of N. Suncoast Blvd. (US Highway 19) Portion of Tax Parcel Number 32210 / AltKey 1089018 Project Size: 3.05 Ac. (+/-) Project Owner: Gulf Coast RV and Boat Storage LLC Report Date: January 29, 2026 Prepared By: Clay Sweger, AICP, LEED AP eda consultants, inc.

January 29, 2026 2 Project Background / Project Request The owner of the subject property, Gulf Coast RV and Boat Storage LLC requests approval of a change in the Crystal River zoning map (rezoning) from Industrial (IND) to Urban Center 2 (UC-2) on approximately 3.05 (+/-) acres of property located at the 1100 block of US Highway 19 / N. Suncoast Blvd. (portion of parcel number 32210 / Altkey 1089018). The total property owned by the applicant is approximately 9.0 +/- acres in size. The westernmost 0.75 +/- acres of this parcel is zoned Urban Center 1 (UC-1) and the easternmost 5.2 +/- acres of the parcel is zoned Industrial (IND), as indicated in the maps below. The reason for this request is to provide an appropriate zoning designation to allow for the development of a new hotel on the project site. The existing and proposed zoning maps are illustrated in the following two exhibits:

January 29, 2026 3 Existing Site Conditions The subject property is the location of an abandoned former mobile home park and is currently unused. Some previous infrastructure from the mobile home park is in place and the property but not utilized. The site gains vehicular access to US 19 via an existing paved driveway entrance that is shared by the adjacent Hampton Inn hotel development. The following are photos identifying these existing conditions:

January 29, 2026 4 The subject property is located within the City limits of the City of Crystal River, as indicated on the following exhibit (with city lands outlined in yellow and unincorporated areas in white):