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• • • CEDAR KEY FISH

• 2011 APPLICATIONS

• CPA/AA/PDO 11-04

1

REQUESTS

• COMPREHENSIVE PLAN AMENDMENT

- From Coastal Lakes to Coastal Lakes Commercial

• ATLAS AMENDMENT

- From Coastal Lakes Residential to Coastal Lakes

Commercial

• PLANNED DEVELOPMENT OVERLAY

• THREE APPLICATIONS TOGETHER- AS A PACKAGE

• • • 2

• • LOCATION

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4

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Map 4 -Aerial Photo

Map 4 - Aerial Photo

Water Bodies

Parcel Boundaries

--county BOU"ldary

••Municipal Urrits

--Road Rights of Way

DISCLAIMER

Parcel Boundaries (continued)

.,._Parcels

-··Historic

·••TravErselines:

'" -Meand~ Unes

-othe'

2010 Aerials (JMl./Feb.)

l/£l Red' Band_l

J3l:Green: Band_2

.Blue, Band_3

Page 1 of 1

DISCLAIMER: MOT A SURVEY- FOR ASSESSf¥1: NT PURPOSES ONLY. "The Citrus County Properly Appraisers Office does not warrant, guarantee. or make any representations regarding the use, or the res-ults of the use, of the information provided to you by the CCPA In terms of correctness,· accur ac.Y, rel~iHty, tirreliness or. otherwise. "The entire risk as: to the results and performance of any information obtained from the CCPA is entirely.assurred by the user. Zoning information should be ...erified trith Development Services.

http //gis2.pa. citrus.fl.us/CCPA WMA/ • 1/27/2011

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D 5590 S Boulevard Dr

Land Use Classifications

Q Commercial Uses

Social Uses

Residential Uses

County Land

Churches

Vacant Parcels

250 500

Feat

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BRUCE MclAUGHLIN CONSULTING SERVICES, INC. 900 Glif BoUlevard, SUite 300

lndi21'1 Rocks Btach, Florida 33765 Phone: 727159&.7634 Fax: 727f.i93-9561

EmeU BruceSisncfy@laal.com

Dtte-: January 7, 2010 Source: Citrus County Proptrty Appraiser, Florida ~ograpbic Do.tat.itnry Map Scale: 1:-tOOO Map Projection: NAD 1983 Stale Phwe FL W FIPS090"l Fed

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• 1.68 Acres

• BASIC FACTS

• Both sides of South Boulevard Drive

• Commercial since before 1953

• Cedar Key Fish established 1962

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7 8

-..-

5 BLOCK 6

\BLOCK

SITE PLAN

,. '

3 BLOCK 15\\

2 BLOCK 7

:::::a 29 BOAT SLIPS ON WATER

OTTER CREEK

SITE PLAN sCALE 1 ""' !36'-6''

•

12 BLOCK 7

I. SEE All BOAT SUPS LABELED 29 BOATS IN WATER 2. (3) FUEL TANKS CNE ON TRUCK, ONE ON TRAIUER

ONE ON RACK SEE: PLAN FOR LOCATIONS J. 28 BOATS IN DRYSTORAGE RACKS 4. ONE FISH CLEANING STATION PER PLAN 5. THE EXISTING BUILDING IS MULTI-USE

FISH HOUSE / BAR& TIKI HUT

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IPRO....EC.T NO.I 0'1 - 660

I OF 4

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• • • HISTORY

• Cedar Key Fish House

• Established in 1962 by Buck Sheppard and fam-ily, the Cedar Key Fish House has the reputation for introducing mullet and mullet roe to the world. Shrimp, stone crabs, oysters, scallops, and other fish are sold retail and wholesale

15

VESTING AND ZONING

• 1976 Vested as Commercial Fish House

• PRE-1989 West side rezoned to Commercial Fishery {1986 with R/W Vacation?)

• APRIL 4, 1989, East side rezoned to Commercial Fishery

• • 16

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• • • ZONING AFTER 4/4/89

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CURRENT USE

• 2007- Commercial fishing in decline

• Property designated Commercial by both 1989 Comprehensive Plan text and 2006 FLUM Amendment making FLUM parcel-based

• Added restaurant and bar- properly approved by County

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• • •

• • • COMPONENTS

• Working waterfront/Service for boaters

• Wet and dry boat slips

• Storage of fishing equipment

• Wholesaling seafood

• Retailing seafood, etc.

• Restaurant and bar- The Freezer

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THE FREEZER

• January 23, 2007- County signs off on 2-COP application- required because of Camp Plan designation

• February 6, 2007- DABT issues license

• June 28, 2007- County signs off on revised

sketch- basis of current license

• • • 20

• • • THE AREA

• Mixture of commercial and residential uses

• Originated at about same time

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PLANNIN·G HISTORY

• TWO ELEMENTS

-COMPREHENSIVE PLANS

-ZONING ATLAS

• • •

• • • COMPREHENSIVE PLANS

• Pre-Growth Management Act Plans {1979, 1986) supported use

• Text of 1989 Comprehensive Plan recognized vested uses of less than 10 acres

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FOUR KEY PERIODS

• 1989- 2006- Designated Commercial by text

• 2006- 2009- Designated Commercial on parcel-based FLUM- recommended by PDRB

• 1989- 2009- Commercial by both text and parcel-based FLUM

• 2009- PRESENT- Re-designated to Residential- Challenged

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• • •

• • ZONING

• Commercial Fish House Vested in 1976

• Before 1989, West side rezoned to Commercial Fishery

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• April 4, 1989, East side rezoned to Commercial Fishery

., 1990- New Land Development Code and Atl.as adopted- property zoned residential

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COMP PLAN STATUS

• Comprehensive Pia~ governs if in conflict with land development regulations

• 1989 Plan used Generalized Future Land Use Map

• Parcels< 10 Acres vested as commercial recognized by text

• 2006- Parcel-based Future Land Use Map adopted

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• • •

• • • COMPREHENSIVE PLAN PURPOSE

• Frame of reference for development

• Rational decision-making model

• Based on inventory and analysis

• Principal vehicle for policy and intent

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RECREATION/OPEN SPACE ELEMENT

• Private sector plays role in providing recreation facilities

• Examples: marinas, lodges and resorts

• Cedar Key Fish provides marina services

• Lodges and resorts typically include restaurants and bars

• Cedar Key Fish- a perfect fit

• • •

• • • GOALS, OBJECTIVES, POLICIES

• Provide variety of recreation facilities

• Coordinate with private sector

• Maintain or improve water access

• Cedar Key Fish is a private recreation facility which provides improved access to the water

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COASTAL LAKES ELEMENT

• Water-dependent uses require access to water and include recreation-access and marinas

• Cedar Key Fish clearly water-dependent use by Citrus County definition

• Cedar Key Fish clearly water-related use by any definition

• Existence of land use conflicts acknowledged

• • • 30

• • • COASTAL LAKES .ELEMENT APPROACH

• Water-dependent and water-related land uses have priority over other ·uses

• Water-related uses: industries- including commercial fishing, retail and tourist trades­important to employment .base .

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GOALS, OBJECTIVES, POLICIES

• Water-dependent uses have priority over all other land uses except conservation but incl_uding residential

• Access to water to be increased

• Priority ranking of land uses - Water-dependent uses - Water-related uses - Non-water related uses

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• • • ANALYSIS

• Because of dominance of water-related uses, the present use of Cedar Key Fish and granting the necessary approvals represent the studied application of solid planning policies and practice

• Use and approvals recognize the historic use of the property

• By its own terms, Coastal Lakes Commercial is to apply only to single properties but mixed uses permissible

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FUTURE LAND USE ELEMENT

• GFLUM is focus of FLUE and indicates the location, distribution and intensity of uses

• Commercial fishing- even within residential areas- is important asset to Citrus County

• Historic fishing areas should be allowed to continue

• Adaptive Reuse necessary to preserve commercial fishing use

• • • 34

• • FUTURE LAND USE {II)

• Commercial activities include retail and restaurants

• Approx 23,000 people employed by private· sector

- 10.0% in accommodations and food service

• 14 Ne·w employees at The Freezer

- 0.65% of sector PLUS multiplier effect/taxes

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•

FUTURE LAND USE MAP

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