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 August 7, 2025 - 5:30 p.m. Terry Thompson- Chair Richard Laxton- Vice Chair Larry Schenavar Deborah MacArthur Anderson Karen Cunningham Gregory Acker Kristen Coble Alternate 1 - Angie Piche Alternate 2 – Kimberly Salter Chuck Dixon – School Board* 1) Call to Order 2) Roll Call 3) Moment of Silence 4) Pledge of Allegiance 5) Adoption of Agenda 6) Approval of Minutes: July 3, 2025 7) Citizen Input: 3 minutes 8) Public Hearings: a) Conduct a Quasi-Judicial public hearing for Application PFP25-0001 – 230 NE 11TH St and 1032 NE 3RD Ave Brought by Chris Ensing, on behalf of CR Interlaken Residential, LLC, requesting a preliminary plat pursuant to Section 9 (a) Subdivision and Plats of the Crystal River Community Development Code, including three (3) properties, to create five (5) residential lots. b) Conduct a Quasi-Judicial public hearing for Application PDU25-0001 – 1501 NW US Highway 19 Brought by DRJ Land Company, LLC, on behalf of CR 19 Holdings, LLC, for an unlisted dissimilar use to allow car sales and automobile dealership 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. c) 1. Conduct a public hearing for Application PDA25-0001 Brought by Edward Sinz to request a developer’s agreement pursuant to Section 9 (u) Developer’s Agreements of the Crystal River Community Development Code. 2. Conduct a public hearing for Application PVA25-0001 Brought by Edward Sinz to request that the City vacate a portion of NE 1st Ave (public right-of-way) south of NE 2nd Street between five (5) properties and Hunter Springs Park.

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 9) Unfinished Business 10) New Business 11) Citizen Input: 5 minutes 12) Staff Comments 13) Commissioner’s Comments 14) Chairman’s Comments 15) Adjournment *Appointed by School Board pursuant to §163.3174, Florida Statutes.

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 Minutes July 3, 2025 - 5:30 p.m. Terry Thompson- Chair Richard Laxton- Vice Chair Larry Schenavar Deborah MacArthur Anderson Karen Cunningham Gregory Acker Kristen Coble Alternate 1 - Angie Piche Alternate 2 – Kimberly Salter Chuck Dixon – School Board* 1) Call to Order by Chairman Thompson at 5:30 P.M. 2) Roll Call Commissioners Present: Terry Thompson, Richard Laxton, Larry Schenavar, Karen Cunningham, Gregory Acker, and Kristen Coble. Commissioners Absent: Deborah MacArthur Anderson, Angie Piche, and Kimberly Salter. Staff Present: Growth Management Director, Carly Hanson 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 Schenavar; Seconded by Commissioner Acker. Motion carried 6-0. 6) Approval of Minutes: Motion to approve the minutes of June 5, 2025, was made by Commissioner Schenavar; Seconded by Commissioner Laxton. Motion carried 6-0. 7) Citizen Input: None. 8) Public Hearings: a) Conduct a Quasi-Judicial public hearing for Application PSU25-0002 – 654 SE Fort Island Trail A Conditional Use Application to allow for kayak storage, rentals, and sales as Recreation Outdoor to be located within the Urban Center 1 Zone, pursuant to Section 5, Table 5.1 Uses by Zone, of the City of Crystal River Community Development Code, brought by Lena Lux, on behalf of Paddle Boards LLC. Chairman Thompson asked each commissioner if they had any conflict or ex parte communication with anyone regarding application PSU25-0002. No conflicts were disclosed, and no communication occurred.

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 Chairman Thompson asked for any individual who plans to speak during a Quasi-Judicial hearing to rise and be sworn in by the clerk. These individuals were sworn in by the clerk. Staff Presentation: Ms. Hanson presented application PSU25-0002. She began by giving a detailed description of the property's location, including zoning, future land use, and surrounding properties. Additionally, she explained the Recreation Outdoor use and explained staff’s conditions for approval. Applicant Presentation: The applicant was available for questions. Public Comment: None. Commissioner Comments: Commissioners asked the applicant if they had any issues with staff’s conditions of approval. The applicant had none. Motion to approve PSU25-0002 was made by Commissioner Acker; Seconded by Commissioner Coble. Motion carried 6-0. 9) Unfinished Business: None. 10) New Business: None. 11) Citizen Input: None. 12) Staff Comments: Ms. Hanson announced that there were no phishing emails this month. 13) Commissioner’s Comments: None. 14) Chairman’s Comments: None. 15) Adjournment: Chairman Thompson adjourned the meeting at 5:40 P.M. ATTEST: _________________________________ ___________________________________ Recording Secretary, Heather Lacey Chairman Terry Thompson *Appointed by School Board pursuant to §163.3174, Florida Statutes.

_____________________________________________________________________________________ PFP25-0001 – CR Interlaken Residential LLC – Preliminary Plat CITY OF CRYSTAL RIVER STAFF REPORT Growth Management Department MEETING DATES: Planning Commission Meeting: August 7, 2025, at 5:30 p.m. City Council Public Hearing: August 25, 2025, at 5:30 p.m. PFP25-0001 – CR INTERLAKEN RESIDENTIAL LLC – REQUEST FOR PRELIMINARY PLAT REQUEST: Chris Ensing, on behalf of CR Interlaken Residential LLC, has made a formal application for a five (5) lot preliminary plat including three (3) properties addressed as 230 NE 11th Street and 1032 NE 3rd Ave, Crystal River, Florida. SUBJECT PROPERTY: Section 21, Township 18S, Range 17E; specifically, Parcel IDs 17E18S210010 2090 (Altkey: 1070201), 17E18S210010 20980 (Altkey: 1070198), and 17E18S210010 2070 (Altkey: 1070180) as identified in the records of the Citrus County Property Appraiser. A complete legal description may be inspected at the Growth Management Department during regular business hours. ACREAGE: Approximately 29,860 square feet or 0.68 acres FUTURE LAND USE: Urban Neighborhood ZONING: Urban Neighborhood 2 SURROUNDING AREA: North Future Land Use – Urban Neighborhood Zoning – Urban Neighborhood 2 Across NE 11th Street, these properties are vacant. South Future Land Use – Urban Neighborhood Zoning – Urban Neighborhood 2 These properties are developed residentially. East Future Land Use – Urban Neighborhood Zoning – Urban Neighborhood 2 Across NE 3rd Ave, these properties are developed residentially. West Future Land Use – Urban Neighborhood Zoning – Urban Neighborhood 2 These properties are vacant or developed residentially. PREPARED BY: Carly Hanson, Growth Management Director BACKGROUND: This is a request by Chris Ensing, on behalf of CR Interlaken Residential LLC, for a replat of Lots 207, 208, 209, and 210 of the Townsite of Crystal Park plat, known as “Oyster Village”, to create five (5) residential lots. A pre-application meeting was held with the applicants on June 11, 2025.

Page 2 _____________________________________________________________________________________ PFP25-0001 – CR Interlaken Residential LLC– Preliminary Plat CONSISTENCY ANALYSIS: Comprehensive Plan Future Land Use Element 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. POLICY: B) B-2: Urban Neighborhood (UN). The purpose of this category is to provide a location for mixed-use, single-family, missing middle, and multi-family residential development and customary residential accessory uses incidental to the residential and non-residential uses on site. This category is also intended to provide opportunities for small-scale neighborhood centers where daily needs are located in a walkable distance. Some non-residential uses are subject to supplemental development and design standards. Residential density shall be from 0 to 12 units per acre. Maximum impervious surface shall not exceed 75 percent Staff Comment: This application for a preliminary plat proposes five (5) single-family residential lots with a density of 7.35 dwelling units per acre and a maximum impervious surface not to exceed 75 percent. This policy is met. Conservation Element GOAL 1: Crystal River will ensure that development does not endanger important natural resources. OBJECTIVE 1.3: The City shall protect and conserve the natural functions of rivers, bays, wetlands, estuarine and marina habitats, in order to assure the protection of fisheries, native flora and fauna and associated habitat, and especially species designated as endangered, threatened or species of special concern under the Endangered Species Act of 1973, as amended, or the Florida Endangered Species Act of 1977, as amended. This objective is implemented through the following policies: POLICY: A) 2. b: The City shall require identification of wetlands on any proposed development site prior to issuance of any development approval for a DRI, FQD, subdivision plat, or site plan. Staff Comment: The properties included in this application are not found by the National Wetlands Inventory to have the potential for wetlands. This policy is met. GOAL 2: Crystal River will conserve and enhance the natural beauty of the city. OBJECTIVE 2.2: All new development will provide landscaping.

Page 3 _____________________________________________________________________________________ PFP25-0001 – CR Interlaken Residential LLC– Preliminary Plat POLICY B): A landscaping plan will be required as a portion of the site plan review process for all non-residential projects, for all multi-family development projects, and for all residential subdivisions to ensure compliance with city ordinances. Staff Comment: A landscape plan will be required as a part of the permitting process for this proposed residential subdivision. Community Development Code Section 2: Thoroughfares Section 2 requires that all development provide a traffic report except for those considered “de minimis” or development for which the net average weekday peak hour two-way volume generated is less than 100 trip ends or driveway volume on the adjacent roadway. With five (5) proposed residential homes, it is believed that this development will generate fewer than 100 trip ends net average weekday peak hour. This development is exempt from the traffic report requirement Section 3: Open Space Section 3 requires that 30% Open Space be provided in the Urban Neighborhood 2 Zone. This requirement is met by 30% pervious surface proposed on each proposed lot. This will result in at least 8,958 square feet of open space for landscaping and stormwater management. These spaces will be privately held and divided across the five (5) residential tracts. Table 4.1 Zoning Requirements Within the Urban Neighborhood 2 Zone, lots are required to meet the development standards shown in Table 4.1. Please see below for an analysis of these requirements. Staff is permitted to authorize a 10% administrative waiver for most development standards within the Community Development Code. Although two (2) lots are proposed to be smaller than the minimum lot width requirement, they meet the requirement with an approximate 4% administrative waiver. Lot Minimum Width (40 feet for detached) Minimum Lot Size (2,160 SF) Lot Coverage (70%) 1 66 feet ~ 5,736.5 SF Max 70% 2 81 feet 11 ¾ inches ~ 6,881 SF Max 70% 3 41 feet 1 inch ~ 5,832.5 SF Max 70% 4 38 feet 6 ½ inches 36 feet permitted with 10% admin waiver ~ 5,775 SF Max 70% 5 38 feet 5 inches 36 feet permitted with 10% admin waiver ~ 5,762.5 SF Max 70% The maximum density for the Urban Neighborhood 2 Zone is 12 dwelling units per acre. With five (5) proposed residential units, the entire site has a density of 7.35 dwelling units.

Page 4 _____________________________________________________________________________________ PFP25-0001 – CR Interlaken Residential LLC– Preliminary Plat Table 4.6 New Neighborhoods – Large Subdivisions This section for the design and development of new neighborhoods is not applicable because the proposed subdivision is less than 10 acres in size. Section 5: Uses & Parking Within the Urban Neighborhood 2 Zone, Single Family Detached is a permitted use. Section 6: Landscaping All Construction Plan that propose more than three lots/units or any non-residential use shall require a landscape plan. All lots require tree plans. This section will be required after preliminary plat, during construction plan. Section 7: Stormwater Standards Stormwater Management Plan will be required for the subdivision in compliance with the Southwest Florida Water Management District and Section 7 of the Community Development Code. Table 9.1: Preliminary Subdivision Checklist The applicant provided all required documents for staff review. The traffic study was not required due to the proposed traffic being de minimis. The preliminary plat was found to contain all necessary information. INFRASTRUCTURE: Water – The City currently supplies water to this property and has adequate capacity to serve the additional development. Extension of utility lines, if necessary, constructed within the public roadway, will require right-of-way utilization permits from the City of Crystal River. Sewer – The City currently supplies sewer service to this property and has adequate capacity to serve the additional development. Extension of utility lines, if necessary, constructed within the public roadway, will require right-of-way utilization permits from the City of Crystal River. Stormwater Management – Stormwater management requirements must meet the requirements of the Southwest Florida Water Management District and the City of Crystal River, Section 7 of the Community Development Code. PLAT PROCESS: The plat document meets the minimum requirements set forth in Chapter 177 of the Florida State Statutes and Section 9 of the City of Crystal River Community Development Code. Following approval of the preliminary plat, the applicant will submit the construction plan to the Growth Management Department for all proposed improvements in and adjoining the subdivision. The Construction Plan shall be submitted within twenty-four (24) months of preliminary plat approval. This will be reviewed administratively.

Page 5 _____________________________________________________________________________________ PFP25-0001 – CR Interlaken Residential LLC– Preliminary Plat Following construction plan approval, the developer may submit a final plat for approval for review by staff, the City surveyor, the City attorney, and the City engineer. This item will then come back before City Council for final plat approval. STAFF RECOMMENDATION: Staff has found the proposed preliminary plat to be consistent with Florida Statute, the Comprehensive Plan, and the requirements of the Community Development Code. Staff recommends approval of this application.

7/31/2025 1 Chris Ensing, on behalf of CR Interlaken Residential LLC PFP25-0001 PRELIMINARY PLAT 1 Crystal River Planning Commission Meeting of June 6, 2024 2 SUBJECT PROPERTIES Parcel Ids: 17E18S210010 2090, 17E18S210010 20980, and 17E18S210010 2070 +/- 0.68 Acres 1 2

7/31/2025 2 Crystal River Future Land Use and Zoning Designations N 3 4 3 4

7/31/2025 3 5 NE 11th Street NE 10th Street NE 3rd Avenue 6 5 6

7/31/2025 4 Crystal River Planning Commission Meeting of June 6, 2024 7 Crystal River Planning Commission Meeting of June 6, 2024 8 7 8

7/31/2025 5 Crystal River Planning Commission Meeting of June 6, 2024 9 Crystal River Planning Commission Meeting of June 6, 2024 10 9 10

7/31/2025 6 Crystal River Planning Commission Meeting of June 6, 2024 11 QUESTIONS? 12 Chris Ensing, on behalf of CR Interlaken Residential LLC PFP25-0001 PRELIMINARY PLAT 11 12

S89°58'58"W(F) 150.04'(F) S00°31'00"W(F) 200.03'(F) N00°31'13"E(F) 200.08'(F) N90°00'00"E(F) 150.03'(F) 30" CEDAR 30" OAK Florida BOUNDARY AND TOPOGRAPHIC SURVEY FOR CR INTERLAKEN RESIDENTIAL, LLC 1" = 30' DRAWN BY: CEB Sheet Of 1 1 Field Book: See File Field Date: 05-21-2025 Project No.: 25078 Scale: Citrus County, GulfWest Surveying, Inc. Professional Surveyors and Mappers 9469 W. Green Bay Lane Crystal River, Florida 34428 Ph: 352.563.1252 Fax: 352.563.1253 SURVEYORS NOTES: 1.The bearings shown hereon are assumed with the bearing of N 90°00'00" E along the North line of Lot 210. 2.This survey is not intended to locate any underground foundations, underground encroachments or underground improvements including utilities, except as shown. Additional sub-surface utilities or structures may exist. 3.No instrument of record reflecting easements, rights of way and/or ownership were furnished to the surveyor except as shown hereon. No title opinion is expressed or implied. 4.The land bound by this survey may be subject to other recorded or unrecorded easements, right of ways, conveyances, restrictions and reservations other than shown hereon. 5.The elevations shown hereon are based on G.P.S.(Global Positioning System) observation and are in NAVD 88. FLOOD STATEMENT: The land bound by this survey is located in Flood Zone AE with a base flood elevation of 11.0 feet NAVD 88, per Flood Insurance Rate Map number 12017C 0189E, EFFECTIVE DATE:01-15-2021 LEGAL DESCRIPTION: Lot 207, 208, 209 and 210, TOWNSITE OF CRYSTAL PARK, according to the map or plat thereof, recorded in Plat Book 1, Pages(s) 2, of the Public Records of Citrus County, Florida. LEGEND: S (LB) LICENSED BUSINESS (F) FIELD MEASURED (P) PLAT TELEPHONE WIRE BOX UTILITY POLE TREE SET NAIL AND DISK (LB 7314) SANITARY SEWER MANHOLE FOUND 5/8" IRON ROD & CAP (TARGET) DESCRIPTIVE POINT (NOT FOUND, NOT SET) FOUND 4"X4" CONCRETE MONUMENT (NO IDENTIFICATION) CABLE BOX WATER METER WM (T.B.M.) TEMPORARY BENCHMARK (EL.) ELEVATION (X 2.3) SPOT ELEVATION (P.R.C.C.F.) PUBLIC RECORDS CITRUS COUNTY FLORIDA (PG(S).) PAGE(S) (R/W) RIGHT OF WAY (A/C) AIR CONDITIONER (P.B.) PLAT BOOK (CONC.) CONCRETE Wallace L. Higgins, P.S.M. for GulfWest Surveying, Inc. Florida Surveyor and Mapper registration no. 5832 Florida licensed business number 7314 This Survey Map and/or Report or the copies thereof are not valid without an authenticated electronic signature and authenticated electronic seal or embossed seal and signature. WM S SET NAIL AND DISK (LB 7314) IN 40" OAK TREE ROOT 28.7' 66.0' 14.0' 23.3' 33.7' 8.0' 11.0' 30.3' 61.2' 34.6' 28.6' 2.0' 10.0' 10.0' 18.9' 9.0' ONE STORY MASONRY RESIDENCE FF 6.6' (TO BE DEMOLISHED) ONE STORY FRAME AND METAL BUILDING (TO BE DEMOLISHED) A/C N00°22'18"E(F) 100.04'(F) 100.00'(P) 150.00'(P) 150.00'(P) 150.00'(P) 150.00'(P) 150.00'(P) 50.00'(P) 50.00'(P) 50.00'(P) 50.00'(P) 50.00'(P) 50.00'(P) 50.00'(P) 50.00'(P) 200.00'(P) 200.00'(P) LOT 210 TOWNSITE OF CRYSTAL PARK P.B. 1, PG. 2, PRCCF LOT 209 TOWNSITE OF CRYSTAL PARK P.B. 1, PG. 2, PRCCF LOT 208 TOWNSITE OF CRYSTAL PARK P.B. 1, PG. 2, PRCCF LOT 207 TOWNSITE OF CRYSTAL PARK P.B. 1, PG. 2, PRCCF LOT 206 TOWNSITE OF CRYSTAL PARK LOT 211 TOWNSITE OF CRYSTAL PARK FENCE CORNER 51.0' N 2.1' W FENCE CORNER 36.4' S 0.6' W FOUND 3"X3" CONCRETE MONUMENT (NO IDENTIFICATION) CONCRETE SIDEWALK CONCRETE SIDEWALK CONCRETE DRIVEWAY WALK CONC. CONC. COVERED CONCRETE 44.0' 75.9' 25.2' 30' 25' 3.3' BASIS OF BEARING TBM SET NAIL AND DISK IN PP EL. 7.53' CENTER LINE CENTER LINE NE 11th ST. COLLEGE(P) 18' ASPHALT 60' R/W NE 3rd AVE. LEMON ST.(P) 18' ASPHALT 50' R/W ASSUMED 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0 30 15 3030 LOT 204 TOWNSITE OF CRYSTAL PARK

CERTIFICATE OF PLANNING COMMISSION: __________________________ PLANNING COMMISSION CHAIRMAN APPROVED AS TO FORM: __________________________ CITY ATTORNEY CITY COUNCIL APPROVAL: THE CITY COUNCIL OF THE CITY OF CRYSTAL RIVER IN CITRUS COUNTY, FLORIDA DOES HEREBY APPROVE THIS PLAT FOR RECORDING IN THE PUBLIC RECORDS AND ACCEPTS THE FOREGOING DEDICATION. ATTEST: _________________________ BY: _________________________ MIA FINK: CITY CLERK JOE MEEK: MAYOR ATTEST: _________________________ BY: _________________________ GOODING AND BATSEL REVIEWING SURVEYOR'S CERTIFICATE: _________________________ DATE SIGNED:_______________________ SIGNATURE OF REVIEWING SURVEYOR I HEREBY CERTIFY THAT I AM A PROFESSIONAL SURVEYOR AND MAPPER, EMPLOYED BY OR UNDER CONTRACT TO THE CITY OF CRYSTAL RIVER, FLORIDA, AND I HAVE REVIEWED THE SURVEY AND PLAT FOR CONFORMITY TO CHAPTER 177 OF THE FLORIDA STATUTES AND I HEREBY CERTIFY THAT SAID SURVEY AND PLAT COMPLY WITH THE REQUIREMENTS OF CHAPTER 177 OF THE FLORIDA STATUTES. _________________________ FIRM NAME:_______________________ PRINTED NAME OF REVIEWING SURVEYOR AND LICENSE NUMBER SIGNED AND ATTESTED TO BY THE PERSONS NAMED BELOW HERETO ON THIS ______ DAY OF ____________, 2025 OWNERS DEDICATION: KNOW ALL MEN BY THESE PRESENTS, CR INTERLAKEN RESIDENTIAL, LLC, THE OWNER OF LANDS AND THAT NO NEW ROADS OR EASEMENTS ARE BEING DEDICATED OR CREATED AS PART OF THIS PLAT. COUNTY, FLORIDA, HEREON DESCRIBED, HAVE CAUSEDLOCATED IN CITRUS ``ELDRED SUBDIVISION" TO BE CREATED NOTARY ACKNOWLEDGMENT: STATE OF _________________ COUNTY OF ______________ THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS _______ DAY OF _______________, 2025, BY REPRESENTATIVE FOR CR INTERLAKEN RESIDENTIAL, LLC, OWNER OF SAID LANDS, WHO IS PERSONALLY KNOWN TO ME OR HAS PRODUCED ______________________ AS IDENTIFICATION AND DID NOT TAKE AN OATH. DATE : ______________ SIGNED : ______________________________ NOTARY PUBLIC, STATE OF ____________ MY COMMISSION EXPIRES COMMISSION NO.: ATTEST: _______________________ _______________________ PRINTED NAME ATTEST: _______________________ _______________________ PRINTED NAME BY: _________________________ REPRESENTATIVE FOR _________________________ PRINTED NAME ABSTRACTOR'S CERTIFICATE: I HEREBY CERTIFY THAT CR INTERLAKEN RESIDENTIAL, LLC, OWNER OF RECORD OF THE LANDS HOLDERS OF AFFECTING SAID LANDS. BY: _____________________________ DATE: _____________________________ COMPANY: PRINTED NAME HEREBY PLATTED, THAT THERE ARE NO SHEET 1 OF 1 SHEET PAGE PLAT BOOK DELINQUENT TAXES ON SAID LANDS, AND THAT THERE ARE NO MORTGAGE RECORD OTHER THAN AS SHOWN AND THAT THERE ARE NO ADDITIONAL EASEMENTS OR ENCUMBRANCES CLERK'S CERTIFICATE: I HEREBY CERTIFY THAT THE ATTACTHED PLAT CONFORMS WITH THE PROVISIONS OF CHAPTER 177, PART 1, FLORIDA STATUTES., AND THAT SAID PLAT HAS BEEN FILED IN PLAT BOOK _______, PAGE _______, OF THE PUBLIC RECORDS OF CITRUS COUNTY, FLORIDA AT __________, ON ______________ , 2025, FILE NO. _____________ BY: _________________________ FOR ANGELA VICK CLERK OF THE CIRCUIT COURT BY: ______________________________ DATE:_________________ WALLACE L. HIGGINS, P.S.M. FOR GULFWEST SURVEYING, INC. PROFESSIONAL SURVEYOR AND MAPPER FLORIDA REGISTRATION NO. 5832 LICENSED BUSINESS NO. 7314 CERTIFICATE OF SURVEYOR AND MAPPER: I HEREBY CERTIFY THAT THIS PLAT OF "PORTZ SUBDIVISION" IS A TRUE AND MY DIRECTION; THAT THE PERMANENT REFERENCE WERE IN PLACE AS OF THE 21st DAY OF MAY, 2025 AND THAT THIS PLAT COMPLIES WITH THE REQUIREMENTS OF CHAPTER 177, PART 1, FLORIDA STATUTES DEVELOPMENT CODE, CHAPTER 11-035. CORRECT REPRESENTATION OF LANDS AS RECENTLY SURVEYED AND PLATTED UNDER MONUMENTS AS SHOWN HEREON AND THE CITRUS COUNTY LAND SEAL LOCATION MAP NOT TO SCALE SECTION 21, TOWNSHIP 18 SOUTH, RANGE 17 EAST CITRUS COUNTY, FLORIDA SURVEYOR'S NOTES: 1. BEARINGS SHOWN ARE ASSUMED 2. ACCORDING TO FEDERAL EMERGENCY MANAGEMENT AGENCY FLOOD INSURANCE COMMUNITY PANEL NO. 12017C 0189E, DATED JANUARY 15, 2021, THIS PROPERTY LIES IN FLOOD 3. THIS PROJECT WILL BE SERVICED BY CITY WATER SYSTEM AND SEWER SYSTEMS. 4. HORIZONTAL COORDINATE VALUES SHOWN HEREON REFLECT FLORIDA STATE PLANE COORDINATES WEST ZONE AND ARE REFERENCED TO THE NORTH AMERICAN DATUM OF 1983 (NAD83), ADJUSTMENT OF 2011 ADJUSTMENT USING BOTH GPS AND GLONASS SATELLITE 5. ALL DISTANCES SHOWN HEREON ARE GROUND DISTANCES. 6. NO NEW STREETS, EASEMENTS OR WATER RETENTION AREAS HAVE BEEN CREATED BY THIS PLAT. RATE MAP, ZONE AE WITH A BASE FLOOD ELEVATION OF 11.0 FEET NAVD 88. A Replat of Lots 207, 208, 209 and 210, TOWNSITE OF CRYSTAL PARK, or plat thereof, as recorded in Plat OYSTER VILLAGE according to the map , Public Records of Citrus County, Florida. SECTION 21, TOWNSHIP 18 SOUTH, RANGE 17 EAST, Book 1, Pages 2 CITRUS COUNTY, FLORIDA NOTICE: THIS PLAT, AS RECORDED IN ITS GRAPHIC FORM, IS THE OFFICIAL DEPICTION OF THE SUBDIVIDED LANDS DESCRIBED HEREIN AND WILL IN NO CIRCUMSTANCES BE SUPPLANTED IN AUTHORITY BY ANY OTHER GRAPHIC OR DIGITAL FORM OF THE PLAT. THERE MAY BE ADDITIONAL RESTRICTIONS THAT ARE NOT RECORDED ON THIS PLAT THAT MAY BE FOUND IN THE PUBLIC RECORDS OF THIS COUNTY. PREPARED BY : PH: 352.563.1252 FAX: 352.563.1253 9469 W. GREEN BAY LANE CRYSTAL RIVER, FLORIDA 34428 PROFESSIONAL SURVEYORS AND MAPPERS GULFWEST SURVEYING, INC. PLAT 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0 20 10 2020 SET 5/8" IRON ROD LB 7314 LEGEND: (LB) LICENSED BUSINESS (P) PLAT OF TOWNSITE OF CRYSTAL PARK (P.O.B.) POINT OF BEGINNING (P.R.M.) PERMANENT REFERENCE MONUMENT (P.R.C.C.F.) PUBLIC RECORDS CITRUS COUNTY FLORIDA (PG(S).) PAGE(S) (R/W) RIGHT OF WAY (MOL)( ) MORE OR LESS (P.B.) PLAT BOOK (ALTKEY) ALTERNATE KEY NUMBER ± (F) FIELD MEASURED CONSTELLATION. ACCURACY IS 3rd ORDER. CR INTERLAKEN RESIDENTIAL, LLC 150.00' 150.00' 200.00' N90°00'00"E BASIS OF BEARING N90°00'00"W NE 11th ST. COLLEGE(P) 60' PUBLIC R/W NE 3rd AVE. LEMON ST.(P) 50' PUBLIC R/W P.O.B. NW CORNER LOT 210 TOWNSITE OF CRYSTAL PARK P.B. 1, PAGE 2, PRCCF SE CORNER LOT 207 TOWNSITE OF CRYSTAL PARK P.B. 1, PAGE 2, PRCCF SW CORNER LOT 207 TOWNSITE OF CRYSTAL PARK P.B. 1, PAGE 2, PRCCF SOUTH LINE OF LOT 207 WEST LINE OF LOTS 207, 208, 209 AND 210 SOUTH R/W LINE WEST R/W LINE N90°00'00"W 66.60' S00°00'13"E 88.10' N90°00'00"W 83.46' 10' INGRESS/EGRESS EASEMENT S00°31'00"W 200.00' N00°31'00"E 84.20' 65.80' 81.00' 39.00' 40.00' 40.00' 39.00' 40.00' 32.90' 88.10' 150.00' N90°00'00"W 150.00' N90°00'00"W 81.00' 30' CENTER LINE 25' CENTER LINE LOT 206 TOWNSITE OF CRYSTAL PARK P.B. 1, PG. 2, PRCCF CHRISTOPHER ALLEN ENSING BETH ANN ENSING ALTKEY 1070170 LOT 211 TOWNSITE OF CRYSTAL PARK P.B. 1, PG. 2, PRCCF GORDON PERRY, JR. ALEYDA PERRY ALTKEY 2336668 LOT 204 TOWNSITE OF CRYSTAL PARK P.B. 1, PG. 2, PRCCF MICHAEL BRANNIN BARBARA BRANNIN ALTKEY 1070163 P.R.M. P.R.M. P.R.M. P.R.M. LOT 2 0.16 ACRES ± LOT 1 0.13 ACRES ± LOT 3 0.13 ACRES ± LOT 4 0.14 ACRES ± LOT 5 0.13 ACRES ± N00°31'00"E 182.90' N00°31'00"E 182.90' S90°00'00"W 10.00' 10.00' 10.00' SET NAIL AND DISK (LB 7314) FOUND 4"X4" CONCRETE MONUMENT (NO IDENTIFICATION) FOUND 3"X3" CONCRETE MONUMENT (NO IDENTIFICATION) WITH THE SOUTH RIGHT-OF-WAY LINE OF NE 11th STREET BEING N 90"00'00" E. NE CORNER LOT 210 TOWNSITE OF CRYSTAL PARK P.B. 1, PAGE 2, PRCCF LEGAL DESCRIPTION: Begin at the NW corner of Lot 210, TOWNSITE OF CRYSTAL PARK, according to the map or plat thereof as recorded in Plat Book 1, Page 2, Public Records of Citrus County, Florida, said point being on the South right-of-way line of NE 11th Street (College a 60 foot wide road per said plat); thence North 90° 00 ’ 00 ” East along said South right-of-way line, 150.00 feet to the NE corner of said Lot 210, said point also being on the West right-of-way line of Northeast 3rf Avenue (Lemon Street a 50 foot wide road per said plat); thence South 00° 31 ’ 00 ” West along said West right-of-way line, 200.00 feet to the SE corner of Lot 207 of said plat; thence departing said West right-of-way line North 90° 00 ’ 00 ” West along the South line of said Lot 207, 150.00 feet to the SW corner of said Lot 207, thence North 00° 31 ’ 00 ” East along the West line of Lots 207, 208, 209 and 210 of said plat, 200.00 feet to the POINT OF BEGINNING. Containing 0.69 acres more or less. KINGSBAY DR U.S. HWY 19 (98) CUTLER SPUR BLVD NE 4th AV SUBJECT PROPERTY SE 1st TER SEC. 21-18-17 U.S HWY. 19 N. CITRUS AVE. C.R. NO. 495 NE CRYSTAL ST. CRYSTAL RIVER MIDDLE SCHOOL S.R. NO. 44 NE 11th ST. NE 10th ST. NE 9th ST. NE 3rd AVE. NE 2nd AVE. SUBJECT PROPERTY ASSUMED U.S HWY. 19 U.S HWY. 19

11TH STREET 3RD AVENUE 15'-0" 15'-0"5'-0" 5'-0" 10'-0" 10'-0" 5'-0" 5'-0" 10'-0" 10'-0" 10'-0" 10'-0" 5'-0" 5'-0" 5'-0" 5'-0" 5'-0" MAX. PORCH ENCROACHMENT MAX. PORCH ENCROACHMENT 5'-0" 66'-0" 84'-03 8" 81'-11 3 4"41'-1"38'-61 2 "38'-5" PROJECT LOCATION ARCHITECTURAL A0.07 OYSTER VILLAGE Crystal River, Florida FLORIDA ARCHITECT AR 92950 NEW RESIDENCE - one PROJECT LOCATION: OYSTER VILLAGE NE 11TH STREET & NE 3RD AVE CRYSTAL RIVER, FLORIDA 34428 Donnelly Project #25008 352.249.1166 WWW.DONNELLYARCHITECTURE.COM Architecture,Donnelly IncorporatedAR92950 825 NW 13TH STREET GAINESVILLE, FLORIDA 32601 1384 NORTH CITRUS AVENUE CRYSTAL RIVER, FLORIDA 34428 JUNE 25, 2025 REGULATORY APPROVAL, NOT FOR PERMITTING OR CONSTRUCTION DESIGN DEVELOPMENT SITE PLAN Scale: 1 Architectural Site Plan (For information only - site boundary, building location per owner provided survey) 1" = 20'-0" 1. ZONING: UN-2 (URBAN NEIGHBORHOOD) 2. PROPOSED USE: SINGLE FAMILY 3. LOT REQUIREMENTS: -MINIMUM WIDTH: 40' DETACHED -MINIMUM LOT SIZE: 2,160 SF 4. IMPERVIOUS LOT COVERAGE: 70% MAXIMUM 5. DWELLING UNITS PER ACRE: 12 DU/ACRE, 0.68 ACRES UP TO 8 DU 6. FLOOR AREA RATIO: MAX 1.0, FOR 0.68 ACRES (29,620.8 SF) - 29,620.8 TOTAL SF OF BUILDING 7. MAXIMUM BUILDING HEIGHT: 42' TO TOP PLATE, 52' TO RIDGE 8. OPEN SPACES: -NEW DEVELOPMENT (INCLUDING RESIDENTIAL DEVELOPMENT REQUIRING SUBDIVISION PLAN) IS REQUIRED TO PROVIDE OPEN SPACES. -UN-2 IS REQUIRED TO PROVIDE 30% OPEN SPACE, SHALL BE IN TRACTS AND PRIVATELY HELD. -OPEN SPACE TYPES, BUFFERS, AND STORMWATER COUNT TOWARDS THIS REQUIREMENT. 9. DRIVEWAY CONFIGURATION: VARIES BASED ON LOT WIDTH 10. PERMITTED FRONTAGE TYPES: COMMON YARD FRONTAGE TYPE. 11. ELEVATED BUILDING DESIGN STANDARDS: -ALL ELEVATED BUILDINGS SHALL HAVE THREE CLEARLY DEFINED SECTIONS. -A BASE CONSISTING OF A FOUNDATION, GARAGE SPACE, AND/OR STORAGE. -A MIDDLE CONSISTING OF THE PRIMARY INHABITED AREA OF THE BUILDING. -A TOP CONSISTING OF THE ROOF, ATTIC, AND SECONDARY INHABITED AREAS OF THE BUILDING 12. BASE: -FOUNDATIONS MAY EITHER BE SOLID POURED, A SYSTEM OF MASONRY COLUMNS AND/ OR STRUCTURAL PIERS. IF COLUMNS OR PIERS ARE USED, THE LOWER LEVEL SHALL BE ENCLOSED IN A STORM-RESISTANT METHOD (FLOOD VENTS/ BREAKAWAY WALLS) -MATERIALS: BRICK, STUCCO, OYSTER SHELL TABBY, CULTURED STONE, EXTERIOR WALL TILE, WOOD (SLATS, PAINTED, STAINED) 13. MIDDLE AND PRIMARY INHABITED AREAS: -PORCHES ARE ENCOURAGED FOR HOSPITALITY USE. -MATERIALS: STUCCO, CEMENT BOARD, COMPOSITE CLADDING, BOARD AND BATTEN, CEDAR SHINGLES, OYSTER SHELL TABBY, BRICK, METAL PANELS, AND CONCEALED FASTENERS. -WINDOWS AND DOORS SHALL HAVE A MINIMUM OF 30% TRANSPARENCY. 14. TOP, ROOF, ATTIC, AND SECONDARY INHABITED AREAS: -PITCHED ROOFS: THE MAIN ROOF STRUCTURE SHALL BE NO LESS THAN 6/12. LOWER PITCHES ON THE PRIMARY ROOF STRUCTURE REQUIRED APPROVAL FROM THE GROWTH MANAGEMENT DIRECTOR. -ROOF PENETRATIONS AND APPURTENANCES SHALL BE LOCATED ON THE REAR ROOF SLOPES SO THEY ARE NOT VISIBLE FROM STREET. -MATERIALS: 30-YEAR OR BETTER ARCHITECTURAL CUT FIBERGLASS/ ASPHALT SHINGLES, CEDAR SHAKES, SLATE, METAL OR STANDING SEAM, COPPER, CLAY, OR TERRACORRA TILE, CONCRETE TILE, TPO, PVC, EPDM, OR SIMILAR WHEN USED. 15. PARKING MINIMUMS: -RESIDENTIAL- 2 SPACES PER UNIT 16. LANDSCAPING: -ALL CONSTRUCTION PLAN THAT PROPOSE MORE THAN THREE (3) LOTS/ UNITS REQUIRE A LANDSCAPE AND TREE PLAN. -LANDSCAPE PLAN SHOULD BE DESIGNED TO REACH 40% CANOPY COVERAGE AT MATURITY OF THE LANDSCAPE. -LOT TREE REQUIREMENTS: 3,999 SF OR LESS: 1 CANOPY TREE OR 2 UNDERSTORY TREES OR 3 PALMS -4,000 - 6,000 SF: 1 CANOPY TREE AND 2 UNDERSTORY TREES OR 3 PALMS 17. BUFFERING: NO BUFFER REQUIRED BETWEEN UN-2 AND UN-2 18. STORMWATER MANAGEMENT: -STORMWATER MANAGEMENT PLANS (SWFWMD PERMIT)/ ENVIRONMENTAL RESOURCE PERMIT THROUGH DEP AND SWFWMD 19. FEMA: -FLOOD ZONE AE - BASE FLOOD ELEVATION OF 11 FEET -GROUND ELEVATION AT BUILDING BETWEEN 5 AND 6 FEET -RESIDENTIAL MUST BE ELEVATED UP TO A DESIGN FLOOR ELEVATION OF 13 FEET. SITE PLAN NOTES BUILDING SETBACKS FRONT YARD/ CORNER SIDE YARD REAR YARD 10' 5' MIN (DETACHED) 15' MIN. STAIRS MAX. PORCH ENCROACHMENT 2' 8' ACCESSORY STRUCTURE REAR 5'

FRONT PORCH - - GARAGE - BEDROOM #2 - LIVING ROOM - - KITCHEN - PRIMARY BATH - PRIMARY BEDROOM - CLOSET - - BATH - BEDROOM #3 - CLOSET - - GARAGE - LIVING ROOM - - KITCHEN - - BATH - PRIMARY BATH - PRIMARY BEDROOM - BEDROOM #2 - BEDROOM #3 - CLOSET - FRONT PORCH - COVERED PORCH - OVERALL A0.10 OYSTER VILLAGE Crystal River, Florida FLORIDA ARCHITECT AR 92950 NEW RESIDENCES PROJECT LOCATION: OYSTER VILLAGE NE 11TH STREET & NE 3RD AVE CRYSTAL RIVER, FLORIDA 34428 Donnelly Project #25008 352.249.1166 WWW.DONNELLYARCHITECTURE.COM Architecture,Donnelly IncorporatedAR92950 825 NW 13TH STREET GAINESVILLE, FLORIDA 32601 1384 NORTH CITRUS AVENUE CRYSTAL RIVER, FLORIDA 34428 MAY 28, 2025 REGULATORY APPROVAL, NOT FOR PERMITTING OR CONSTRUCTION DESIGN DEVELOPMENT FLOOR PLAN Scale: 1 Overall Floor Plan (Shown without tags or dimensions to show completed design intent) 1/8" = 1'-0" Scale: 2 Overall Floor Plan (Shown without tags or dimensions to show completed design intent) 1/8" = 1'-0"

LIVING ROOM - - KITCHEN - - HALLWAY - - GARAGE - - BATH - PRIMARY BATH - PRIMARY BEDROOM - CLOSET - BEDROOM #2 - BEDROOM #3 - CLOSET - FRONT PORCH - OVERALL A0.11 OYSTER VILLAGE Crystal River, Florida FLORIDA ARCHITECT AR 92950 NEW RESIDENCES PROJECT LOCATION: OYSTER VILLAGE NE 11TH STREET & NE 3RD AVE CRYSTAL RIVER, FLORIDA 34428 Donnelly Project #25008 352.249.1166 WWW.DONNELLYARCHITECTURE.COM Architecture,Donnelly IncorporatedAR92950 825 NW 13TH STREET GAINESVILLE, FLORIDA 32601 1384 NORTH CITRUS AVENUE CRYSTAL RIVER, FLORIDA 34428 MAY 28, 2025 REGULATORY APPROVAL, NOT FOR PERMITTING OR CONSTRUCTION DESIGN DEVELOPMENT FLOOR PLAN Scale: 1 Overall Floor Plan (Shown without tags or dimensions to show completed design intent) 1/8" = 1'-0"

5'-0" 9'-0" EXTERIOR A0.20 OYSTER VILLAGE Crystal River, Florida FLORIDA ARCHITECT AR 92950 NEW RESIDENCES PROJECT LOCATION: OYSTER VILLAGE NE 11TH STREET & NE 3RD AVE CRYSTAL RIVER, FLORIDA 34428 Donnelly Project #25008 352.249.1166 WWW.DONNELLYARCHITECTURE.COM Architecture,Donnelly IncorporatedAR92950 825 NW 13TH STREET GAINESVILLE, FLORIDA 32601 1384 NORTH CITRUS AVENUE CRYSTAL RIVER, FLORIDA 34428 MAY 28, 2025 REGULATORY APPROVAL, NOT FOR PERMITTING OR CONSTRUCTION DESIGN DEVELOPMENT ELEVATIONS 1. PROVIDE MINIMUM 6" ADDRESS NUMBERS ON FRONT ELEVATION, VISIBLE FROM THE STREET. 2. SEE A0.25 FOR BUILDING SECTIONS AND EXTERIOR BUILDING SYSTEM SPECIFICATIONS. 3. WHERE EXTERIOR FINISHES AND COLORS ARE INDICATED, TRANSITIONS SHALL OCCUR AT INSIDE CORNERS OR TRIMS, UNLESS NOTED OTHERWISE. ELEVATION NOTES: Scale: 2 Front Elevation 1/4" = 1'-0"Scale: 1 Front Elevation 1/4" = 1'-0" Scale: 3 Front Elevation 1/4" = 1'-0" Scale: 4 Front Elevation 1/4" = 1'-0" Scale: 5 Front Elevation 1/4" = 1'-0"

PDU25-0001 – Unlisted Dissimilar Use Application – 1501 NW US HWY 19 CITY OF CRYSTAL RIVER STAFF REPORT Growth Management Department MEETING DATES: Planning Commission: August 7, 2025, at 5:30 p.m. City Council Public Hearing: August 25, 2025, at 5:30 p.m. DISSIMILAR USE APPLICATION PDU25-0001 – DRJ Land Company, LLC, on behalf of CR 19 Holdings LLC UNLISTED DISSIMILAR USE REQUESTED: An unlisted dissimilar use of the City of Crystal River Community Development Code (CDC) pursuant to Section 5. b. (3) to allow for car sales and an automotive dealership to be located within the Urban Center 1 (UC-1) Zone. SUBJECT PROPERTY: Section 17, Township 18S, Range 17E; specifically, Parcel ID: 17E18S170300 004A (Altkey: 2916273) as identified in the records of the Citrus County Property Appraiser, and which address is 1501 NW US Highway 19, Crystal River, Florida. A complete legal description of the property is on file with the Growth Management Department. ACREAGE: Approximately 110,440 square feet (2.54 acres +/-) ZONING DISTRICT: Urban Center 1 (UC-1) FLOOD ZONE: According to the Flood Insurance Rate Map (FIRM), the subject property is in Flood Zone AE with a Base Flood Elevation (BFE) of 12 feet, as found on FIRM Panel Number 12017C0186E. (Effective date: January 15, 2021) SURROUNDING AREA: North – PUD (Vacant and Future Mixed-Use) South – PUD (Vacant and Future Residential) East – PUD and UC-1 (Vacant with Future Residential and Rural King) West – CON (Vacant Conservation) PREPARED BY: Carly Hanson and Heather Lacey, Growth Management Department BACKGROUND: This application is brought by DRJ Land Company, LLC, on behalf of CR 19 Holdings, LLC, for an unlisted dissimilar use to allow car sales and automotive dealership to be located within the Urban Center 1 (UC- 1) Zone pursuant to Section 5, b. (3), of the City of Crystal River Community Development Code (CDC). This subject parcel is located on the northeast corner of the intersection at US Highway 19 and NW 6th Avenue. The subject property includes one (1) commercial building, previously utilized as an office supply store, with approximately 23,500 square feet of total floor area according to the Citrus County Property Appraiser. The existing development pattern in the surrounding areas is vacant and commercial, with conservation across US Highway 19. This property is within the Crystal River Mall Development of Regional Impact but is explicitly excluded from the Crystal River Mall Master Plan of Development approved by Ordinance 23-O-28. The Planned Unit Development (PUD) surrounding the subject property includes residential uses to the south and east, with a mixture of residential and commercial uses to the north. This Master Plan can be seen in Exhibit “A”. Car sales and automotive dealerships are not listed within Table 5.1 Uses by Zone within the CDC and cannot be interpreted as similar in nature and impact to a permitted use because the applicant is requesting the outdoor storage of vehicles after normal business hours.

THE APPLICANT’S REQUEST: The Proposed Use “The Applicant intends to remodel the existing Office Max Structure as shown in the attached Site Plan into a new Lincoln automotive dealership (SEE PAGE A2 OF THE SITE PLAN "Existing Building"). The repurposed structure will not be large enough to bring new or used vehicle inventory inside overnight, prompting the need for approval as an Unlisted Dissimilar Use. Further, Lincoln is not a brand suited to limited indoor-only inventory display (as found in some shopping malls or fully developed downtown spaces). The Applicant intends to greatly improve the Property, both in terms of appearance and financial productivity. [The] Applicant contends that repurposing the Property as a new car dealership will be its highest and best use. A larger parcel that was part of the former mall is currently operated as a Rural King, which displays sheds and lawncare inventory outdoors, and there is an Ag-Pro on the corridor that stores tractors outdoors overnight. Applicant contends that the Intended Use is a more visually attractive usage. Site Plan As shown on the attached site plan, the Applicant proposes to keep the square footage of the building at 23,500 SF. The building will be renovated and portions demolished to add architectural interest to the front and extend the roofing in the truck dock area. The Applicant intends to greatly beautify, but not demolish the existing Office Max structure which has been vacant for an extended period and which is currently an eyesore. Parking The Applicant's proposed use contemplates the display of new and used vehicles within the parking spaces shown on the Site Plan, with 20 additional parking spaces added along the front and back for employee parking (in the rear) and customer parking intended to be in the front with select new vehicle inventory (SEE PAGE A4 – "Overall Parking" and PAGE A8 "Floor Plan"). Applicant intends to restrict parking of vehicle inventory away from grass areas and other landscaping. This Site Plan shows 101 spaces to be provided through renovations to the existing lot and parking configuration, which is more than twice the 47 spaces required based on the building's unchanging 23,500 square feet of enclosed space. The parking spaces will meet the City's Code requirements for size and number of spaces. Landscaping The Applicant intends to retain all existing green space and landscaping, inclusive of resodding grassed islands in the parking area and to add new plantings as well. Inventory visibility from all rights-of-way surrounding the Property is critical to sales, and additional canopy or islands would reduce both visibility and parking spaces. No change is intended to the current buffer areas along the right-of-way. Signage

SEE PAGE A3- "Proposed Finishes," for initial monument signs design, and requesting guidance as to sizing and location requirements from City. Impact Mitigation Strategies The Proposed Use as a car dealership with outdoor overnight parking on the Property will not have a negative impact on the neighboring development. The current landowner, CR 19 Holdings, LLC (the "Landowner"), is the current landowner for the former mall property located behind the Property. As shown on the enclosed letter/email, the Landowner supports development of the Property as a new car dealership with outdoor, overnight storage of vehicles. Nonetheless, please see impact mitigation strategies below: 1. Overnight Outdoor Goods Storage; Lighting. The overnight outdoor storage of new and used vehicles on the Property in parking spaces as shown on the Site Plan will be kept tidier than any public parking lot, as necessary for the customer experience. The Applicant intends to use directional LED lighting to illuminate only the parking area at night to prevent light pollution. The previous commercial use included lighting that remained on all night utilizing brighter, outdated floodlight fixtures. 2. Traffic. The Proposed Use will have less impact on the neighboring properties than the prior commercial use and the traffic pattern for the dealership will have less of an impact on the area roads during peak morning and evening hours. As such, the Proposed Use will have a reduced impact on the roads compared to the prior retail usage. 3. Glazing; Window Frontage. The pre-app checklist provided by the City indicated that the new applicable zoning calls for 60% window glazing on the frontage of buildings. Current Office Max Glazing is calculated to be 11%. The Site Plan reflects an increase of the glazing to 25% (increased after our pre-app meeting). This, however, is the maximum the existing building can bear structurally per the notes from the Architect in the Site Plan.” ANALYSIS: The Crystal River Comprehensive Plan is silent on dissimilar uses, car sales and automotive dealerships, and outdoor storage. The Plan encourages compatibility and consistency with land development regulations. The Community Development Code provides the process for establishing unlisted dissimilar uses. Section 5.b. (3) Unlisted Dissimilar Use. When a use is not listed and cannot be interpreted as similar in nature and impact to a listed permitted use in Table 5.1 Uses by Zone, the use may only be permitted if submitted to the Planning Commission for recommendation and approval by the City Council. This allows for the City to consider the appropriateness of the applicant’s proposal while addressing any potential impacts upon the surrounding uses and

development patterns of the area, specifically the form and intensity, the site design, and the potential operational impacts of the proposal in order to ensure compatibility with the neighboring uses. The following definition of compatibility set forth in §163.3164(9), Florida Statutes, was utilized: “Compatibility means a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” The Crystal River Comprehensive Plan Future Land Use Element, Goal 3, Objective 3.1, Policy D) similarly states that “Compatibility shall be determined by intensity of use as well as similarity in scale, bulk, and other aspects of site design.” This request for a car sales and automotive dealership is most similar to the definition for the Retail and Service use, which is allowable within the Urban Center 1 Zone. Section 5.e. (17) provides the following definition: “A category of uses involving the sale of goods, merchandise, or services to the general public for personal or household consumption. Visibility and accessibility are important to these uses, as most patrons do not utilize scheduled appointments. Outdoor manufacturing activities and storage of goods are prohibited; however, outdoor display may be allowed during normal business hours provided they do not restrict ADA access or encroach rights-of-way.“ Car sales and automotive dealerships include the sale of goods and services to the general public, while depending on visibility to attract customers. However, this application is requesting to store vehicles within the existing parking lot beyond normal business hours, which is prohibited by the above definition. The Applicant’s proposal to remodel and repurpose the existing Office Max would significantly improve the appearance of the area. Within the vicinity of the subject property, there is an established pattern of uses with outdoor storage, including Jenkins Ford of Crystal River, SB Sheds and Carports, and Rural King. The City of Crystal River only allows for outdoor storage after business hours in the Light Industrial Zone when equipment and materials are stored to the rear of the lot and fully screened. The Applicant explains that their store is not large enough to hold inventory indoors, is not suitable for indoor-only inventory, and will display the vehicles outside of all grass and landscaping areas. The impacts of overnight outdoor storage are proposed to be mitigated by keeping the vehicles in parking spaces while keeping the parking area clean. Staff recommends that approval specify parking of product shall only occur in designated parking spaces, shall not encroach rights-of-way, and shall not restrict ADA access. With regard to landscaping, the Applicant explains that inventory visibility from all right-of-way surrounding the Property is critical to sales, and an additional canopy or island would reduce both visibility and parking spaces. Due to the proximity of this site to future residential uses, Staff recommends that the Applicant be required to install a landscape buffer and opaque fencing to the east of at least 8’ with 1 canopy tree per 60 linear feet, 1 understory tree per 60 feet, and a 2’ continuous hedge at a minimum to assist with visual and auditory impacts of this proposed use. The Applicant should work with Staff to consider site constraints and the requirements of Section 6 of the CDC. Lighting impacts will be mitigated by the site’s lighting being updated to directional LED lighting that illuminates only the parking area at night to prevent light pollution. In accordance with the Community Development Code, all exterior lights shall be fully or partially shielded, and light spillage onto neighboring properties shall not exceed one (1) foot-candle as measured at the lot line. The Applicant states that the traffic patterns of the proposed use will have less of an impact on the area roads during peak morning and evening hours, resulting in a reduced impact on the roads compared to

the prior retail use. Generally, a full-service dealership has a lower average daily trip generation (18-22 vehicles per 1,000 square feet) than an office supply store (33-39 vehicles per 1,000 square feet). Staff does not expect significant impacts from this proposed use on other allowable commercial uses. The Applicant did not address sound mitigation. Staff has concerns with the sound generated from this proposed car sales and automotive dealership use from the service bays and outdoor paging systems. Staff recommends interior sound insulation for service bays and the restriction of loudspeakers, if applicable, to only face north and west (away from residential units) and operate only within normal business hours (8a to 5p). SUMMARY OF PUBLIC COMMENTS: No public comment has been received as of the writing of this staff report on August 3, 2025. STAFF RECOMMENDATION: Staff recommends approval of this dissimilar use to allow for car sales and automotive dealership at the subject property, with the following recommendations: • Staff recommends that approval specify parking of product shall only occur in designated parking spaces, shall not encroach rights-of-way, and shall not restrict ADA access. • A landscape buffer and opaque fencing to the east of at least 8’ with 1 canopy tree per 60 linear feet, 1 understory tree per 60 feet, and a 2’ continuous hedge at a minimum to assist with visual and auditory impacts of this proposed use. The applicant should work with Staff to consider site conditions and the requirements of Section 6 of the Community Development Code. • In accordance with the Community Development Code, all exterior lights shall be fully or partially shielded, and light spillage onto neighboring properties shall not exceed one (1) foot-candle as measured at the lot line. • Staff recommend requiring interior sound insulation for service bays and the restriction of loudspeakers, if applicable, to only face north and west (away from residential units) and operate only within normal business hours (8a to 5p).

EXHIBIT “A”: The Crystal River Mall Master Plan of Development SUBJECT PROPERTY FUTURE RESIDENTIAL UNITS

8/3/2025 1 DRJ Land Company, on behalf of CR 19 Holdings, LLC PDU25-0001 Unlisted Dissimilar Use Request for Car Sales and Automobile Dealership in Urban Center-1 Zone 1 2 SUBJECT PROPERTY 17E18S170300 004A 2.54 Acres 1 2

8/3/2025 2 3 4 3 4

8/3/2025 3 5 6 5 6

8/3/2025 4 7 8 7 8

8/3/2025 5 9 10 9 10

8/3/2025 6 The Crystal River Mall Master Plan of Development 11 12 SUBJECT PROPERTY FUTURE RESIDENTIAL UNITS 11 12

8/3/2025 7 Staff Recommendation • Staff recommends approval of this dissimilar use to allow for car sales and automotive dealership at the subject property, with the following recommendations: • Product shall only be parked in designated parking spaces, shall not encroach rights- of-way, and shall not restrict ADA access. • A landscape buffer and opaque fencing to the east at least 8’ with 1 canopy tree per 60 linear feet, 1 understory tree per 60 feet, and a 2’ continuous hedge at a minimum to assist with visual and auditory impacts of this proposed use. The applicant should work with Staff to consider site conditions. • All exterior lights shall be fully or partially shielded, and light spillage onto neighboring properties shall not exceed one (1) foot-candle as measured at the lot line. • Requiring interior sound insulation for service bays and the restriction of loudspeakers, if applicable, to only face north and west (away from residential units) and operate only within normal business hours (8a to 5p). QUESTIONS? DRJ Land Company, on behalf of CR 19 Holdings, LLC PDU25-0001 Unlisted Dissimilar Use Request for Car Sales and Automobile Dealership in Urban Center-1 Zone 13 14

82075304;3 Application Supplement To: City of Crystal River ("City") From: Akerman LLP Subject: DRJ Land Company, LLC (on behalf of Jenkins Automotive Group) Intended Development of Parcel #17E18S170300 004A (the "Property") [Presently a vacant Office Max] as a new Lincoln Dealership Date: July 3, 2025 This Unlisted Dissimilar Use Planning Application Supplement ("Supplement") is being submitted on behalf of DRJ Land Company, LLC ("Applicant"), who is currently under contract to acquire the Property, comprised of approximately 2.54 acres located at 1501 NW US Highway 19, Crystal River, Florida 34429. This Supplement is provided to aid in the City's review of the application, which proposes development of the Property for a commercial retail purpose with outdoor, overnight storage in lieu of outdoor storage only during business hours. The proposed use of the Property is commercial retail, which is substantially consistent with the allowable uses under the existing zoning, Urban Center 1 Zone Zoning designation for the Property. Specifically, the proposed use of automotive sales requires outdoor, overnight storage of vehicles (the "Proposed Use") is substantially consistent, but the overnight storage is the unlisted dissimilar use. This Supplement in intended to outline the Proposed Use, Applicant's development plan, and the anticipated impact mitigation strategies. Additionally, enclosed please find the preliminary site plan illustrations and elevations for the Property. I. Proposed Use. The Applicant intends to remodel the existing Office Max Structure as shown in the attached Site Plan into a new Lincoln automotive dealership (SEE PAGE A2 OF THE SITE PLAN "Existing Building."). The repurposed structure will not be large enough to bring new or used vehicle inventory inside overnight, prompting the need for approval as an Unlisted Dissimilar Use. Further, Lincon is not a brand suited to limited indoor-only inventory display (as found in some shopping malls or fully developed downtown spaces). Akerman LLP 420 South Orange Avenue Suite 1200 Orlando, FL 32801-4904 T: 407 423 4000 F: 407 843 6610 akerman.com

DRJ Land Company, LLC; City of Crystal River; Dissimilar Use Application Supplement July 3, 2025 Page 2 __________________________ 82075304;3 The Applicant intends to greatly improve the Property, both in terms of appearance and financial productivity. Applicant contends that repurposing the Property as a new car dealership will be its highest and best use. A larger parcel that was part of the former mall is currently operated as a Rural King, which displays sheds and lawncare inventory outdoors, and there is an Ag-Pro on the corridor that stores tractors outdoors overnight. Applicant contends that the Intended Use is a more visually attractive usage. II. Site Plan. As shown on the attached site plan, the Applicant proposes to keep the square footage of the building at 23,500 SF. The building will be renovated and portions demolished to add architectural interest to the front and extend the roofing in the truck dock area. The Applicant intends to greatly beautify, but not demolish the existing Office Max structure which has been vacant for an extended period and which is currently an eyesore. 1. Parking. The Applicant's proposed use contemplates the display of new and used vehicles within the parking spaces shown on the Site Plan, with 20 additional parking spaces added along the front and back for employee parking (in the rear) and customer parking intended to be in the front with select new vehicle inventory (SEE PAGE A4 – "Overall Parking" and PAGE A8 "Floor Plan"). Applicant intends to restrict parking of vehicle inventory away from grass areas and other landscaping. This Site Plan shows 101 spaces to be provided through renovations to the existing lot and parking configuration, which is more than twice the 47 spaces required based on the building's unchanging 23,500 square feet of enclosed space. The parking spaces will meet the City's Code requirements for size and number of spaces. 2. Landscaping. The Applicant intends to retain all existing green space and landscaping, inclusive of resodding grassed islands in the parking area and to add new plantings as well. Inventory visibility from all rights-of-way surrounding the Property is critical to sales, and additional canopy or islands would reduce both visibility and parking spaces. No change is intended to the current buffer areas along the right-of-way. 3. Signage. SEE PAGE A3- "Proposed Finishes," for initial monument signs design, and requesting guidance as to sizing and location requirements from City. III. Impact Mitigation Strategies. The Proposed Use as a car dealership with outdoor overnight parking on the Property will not have a negative impact on the neighboring development. The current landowner, CR 19 Holdings, LLC (the "Landowner"), is the current landowner for the former mall property located behind the Property. As shown on the enclosed letter/email, the Landowner supports development of the Property as a new car dealership with outdoor, overnight storage of vehicles. Nonetheless, please see impact mitigation strategies below:

DRJ Land Company, LLC; City of Crystal River; Dissimilar Use Application Supplement July 3, 2025 Page 3 __________________________ 82075304;3 1. Overnight Outdoor Goods Storage; Lighting. The overnight outdoor storage of new and used vehicles on the Property in parking spaces as shown on the Site Plan will be kept tidier than any public parking lot, as necessary for the customer experience. The Applicant intends to use directional LED lighting to illuminate only the parking area at night to prevent light pollution. The previous commercial use included lighting that remained on all night utilizing brighter, outdated