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Site Brief

1207 SE US Hwy 19, Crystal River, FL 34429

Drive-thru coffee shop

Zoning fit
Conditionalin CG· General Commercial
Roads and contacts
3 roads· 2 contacts
Jurisdiction
Citrus County, FL

Property

Parcel number
17E-18S-24-0010-00000-0090
Zoning
CG
Use
Stores, one story · 1100
Area
0.92 ac
40,075 sq ft
Assessed value
$612,400
$388,000 land · $224,400 improvements
Year built
1987
Owner
DUDNEY KENNETH
Individual
County
Citrus, FL
500-yr floodplainX (SHADED)

Outside the Special Flood Hazard Area. FEMA National Risk Index: Relatively Moderate.

Cited toCounty parcel record17E-18S-24-0010-00000-0090
County parcel records · 2026-06 · FEMA flood data · 2024-11

Contacts

Locked

Phone numbers and emails for DUDNEY KENNETH

4 contact info queries left this month · resets Oct 1

Zoning fit

Conditional
Current zone CG · General Commercial

Drive-through facilities are a special exception in the CG district — permitted with approval by the Planning & Zoning Board, subject to stacking and access standards.

Districts that allow this use
  • CGGeneral CommercialConditional

    Restaurants are permitted; the drive-through component triggers the special exception.

    • Special exception approval by the Planning & Zoning Board
    • Minimum 6-vehicle stacking lane
    • Access management approval for the US-19 driveway
  • CHHighway CommercialBy right

    Drive-through restaurants are a permitted use in CH.

Rezoning path: CG → CH is a map amendment heard by the Planning & Zoning Board, then City Council.
Cited toCrystal River Land Development Code§ 4.12.3(b)
“Drive-through facilities are a special exception in the CG district, subject to stacking and access standards.”

Risk profile

Zoning & approvals
Can I get it approved, and how political is it?Clear
2 of 2
Wetlands & habitat
Will federal or state permits stall me?Clear
2 of 2
Flood & stormwater
How much of the site does water take?Clear
2 of 2
Ground conditions
Can I build on it as designed?Clear
2 of 2
Contami­nation
Am I buying someone else's liability?Screen
1 of 1 · 1 fired
Access & utilities
Can I get in and connect?Confirmed
4 of 4 · 1 fired
Fees, exactions & title
What will it cost at permit, and what's recorded against the land?Clear
1 of 2

2 fired across 14 checks

Roadblocks

most severe first
  • Access & utilities
    Evidence
    • SE US Hwy 19 — US-19 / SR-55, FDOT District 7 right-of-way
    • ≈ 302 ft of frontage on the state system
    If found late

    Site plan redesign or dead deal after entitlement — turn lanes, deceleration lanes, or a TIS compelled at permit time.

    Who adjudicates
    Who de-risks

    Traffic engineer — engage by Due diligence · produces Traffic impact study; access/driveway permit application

    Why it fired

Roads & access

Some contacts
  • SE US Hwy 19US-19 / SR-55≈ 302 ft frontage
    AuthorityFDOT District 7
    State DOT · access permit
    FDOT District 7 — Tampa
    Access Management / Driveway Permits
    Permit system OSP (One Stop Permitting)
    District access management & permits
  • SE 3rd Ave≈ 125 ft frontage
    AuthorityCity of Crystal River
    Maria Alvarez
    Right-of-Way Coordinator · Public Works · Public Works
    malvarez@example.org (352) 555-0142 Website
  • SE Paradise Point Rd≈ 69 ft frontage
    AuthorityCitrus Countyunverified
    Contact pending

Map

Map not available yet.

the real brief components · illustrative sample

What a brief answers

Seven questions every site has to answer before the LOI

Every one of them lives somewhere on the parcel. A Site Brief reads each from the site's own jurisdiction and tells you who to call when something fires.

  1. 1Zoning & approvalsCan I get it approved, and how political is it?
  2. 2Wetlands & habitatWill federal or state permits stall me?
  3. 3Flood & stormwaterHow much of the site does water take?
  4. 4Ground conditionsCan I build on it as designed?
  5. 5ContaminationAm I buying someone else's liability?
  6. 6Access & utilitiesCan I get in and connect?
  7. 7Fees & titleWhat will it cost at permit, and what's recorded against the land?

Each question is scored from the parcel’s own jurisdiction — its code, its records, its boards. The worst finding sets the level, never a sum, and pending is never shown as clear.

What's behind a brief

Cited, not summarized

Scout holds each jurisdiction the way a land-use attorney does: the code, the boards that decide, and the minutes where precedent lives. Every answer shows its work.

JurisdictionParcelRoadSegmentZoningDistrictOrdinanceUsePermissionDimensionalStandardAuthorityContactMeetingMinutePHYSICALREGULATORYSTAKEHOLDERDOCUMENTATION
To the section
Every determination links to the adopted code it rests on: the district, the use permission, the condition. You read the law behind the verdict, not a paraphrase of it.
From the minutes
What the board approved, what it denied, and how contested it was, read from the meeting record. That is how “how political is it?” gets an answer instead of a guess.

Who to call

It ends with a person

A verdict you cannot act on is trivia. Every brief names the authority that decides and the route to a human, so the next step is a call, not a search.

  • Right-of-way authority per road — verified against the jurisdiction, or labeled unverified when it is inferred from the route
  • The DOT district and permit portal — for a state-road driveway, the office that issues the access permit
  • The department roster — planning, zoning, engineering, fire, public works; staff where known
  • The owner — traced on request, gated behind a credit, never shown before you ask

From the sample brief

Roads & access

Some contacts
  • SE US Hwy 19US-19 / SR-55≈ 302 ft frontage
    AuthorityFDOT District 7
    State DOT · access permit
    FDOT District 7 — Tampa
    Access Management / Driveway Permits
    Permit system OSP (One Stop Permitting)
    District access management & permits
  • SE 3rd Ave≈ 125 ft frontage
    AuthorityCity of Crystal River
    Maria Alvarez
    Right-of-Way Coordinator · Public Works · Public Works
    malvarez@example.org (352) 555-0142 Website
  • SE Paradise Point Rd≈ 69 ft frontage
    AuthorityCitrus Countyunverified
    Contact pending

Can I put a drive-thru coffee shop at 1207 SE US Hwy 19 in Crystal River?

ScoutConditional

Drive-through facilities are a special exception in the CG district — permitted with approval by the Planning & Zoning Board, subject to stacking and access standards.

“Drive-through facilities are a special exception in the CG district, subject to stacking and access standards.”

§ 4.12.3(b) Crystal River Land Development Code

Next call: Planning & Zoning · City of Crystal River

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