Subject:
Title
Turtle Mound Ventures, LLC (Kim Rezanka) are requesting a zoning classification change from GML(I) and TR-1 to RVP. (26Z00007) (Tax Account 2316247, 2316452, 2316451, 2315413) (District 2) - THE APPLICANT HAS REQUESTED THE APPLICATION BE TABLED TO THE JULY 09, 2026, ZONING MEETING.
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Fiscal Impact:
None
Dept/Office:
Planning and Development
Requested Action:
Recommendation
It is requested that the Board of County Commissioners conduct a public hearing to consider a change of zoning classification from GML(I) (Government Managed Lands - Institutional) and TR-1 (Single-Family Mobile Home) to RVP (Recreational Vehicle Park).
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Summary Explanation and Background:
The applicant requests a change of zoning classification from GML(I) (Government Managed Lands - Institutional) and TR-1 (Single-family Mobile Home) to RVP (Recreational Vehicle Park) on 28.37 acres.
The eastern portion of the property is located within the Coastal High Hazard Area (CHHA) as defined by Florida Statute 163.3178(2)(h), and as shown on the CHHA Map. The Coastal Management Element of the Comprehensive Plan, Policy 6.1, designates Coastal High Hazard Areas to be those areas below the elevation of the Category 1 storm surge elevation as defined in Chapter 163, Florida Statute. Objective 7 of the Coastal Management Element aims to limit densities within the coastal high hazard area and direct development outside of this area. The eastern portion of the property is also located in FEMA Special Flood Hazard Area AE. Furthermore, the property is subject to other environmental constraints, such as hydric soils, and potential wetlands, which may limit development potential.
Additionally, the parcel is located on North Merritt Island (NMI), north of Hall Road. Section 62-3724(4) contains additional criteria including compensatory storage and written certification from the engineer of record that there will be no adverse flooding impacts upon properties resulting from the proposed development. The applicant is encouraged to contact NRM prior to any plan or permit submittal or prior to performing any land clearing activities.
The Board should consider the proposed point of ingress and egress in relation to the character of the surrounding area, as access from a local residential roadway may introduce compatibility concerns, whereas access from a higher-capacity arterial roadway may better accommodate the anticipated traffic and intensity of the proposed use.
The subject property is comprised of four parcels which were combined under one deed on August 28, 2025, as recorded in ORB 10420, PG 1398. The property has access to south side of McGruder Road, at the intersection with North Tropical Trail, both county-maintained roads, and on the north side of North Courtenay Parkway.
TR-1 was established as the zoning classification on the northern parcel (Tax ID 2315413) through Resolution Z-3725 on August 8, 1974. The original zoning for this property upon adoption of the Brevard County Zoning Regulations on May 22, 1958, was TR-3.
The next parcel (Tax ID 2316451) was established as GML(I) through Resolution Z-1021b on March 9, 1999. The original zoning for this property upon adoption of the Brevard County Zoning Regulations on May 22, 1958, was AU.
The remaining parcels (Tax ID 2316452 and 2316247) were established as GML(I) through Resolution Z-10198e on January 28, 1999. The original zoning for these properties upon adoption of the Brevard County Zoning Regulations on May 22, 1958, was AU.
If rezoned to RVP, the subject property will exceed required minimum lot size of five (5) acres for that zoning classification.
Northwest of the subject property, across McGruder Road, are nineteen (19) properties, seventeen (17) of which are developed with single-family residences or mobile homes, and two (2) remain vacant. The largest of these lots is 0.92 acres. Eight (8) of these properties have RES 1 FLU designations and TR-1 zoning. The remaining eleven (11) properties have RES2_DIR FLU designations and a mix of GU, TR-1, and TR-2 zoning. South of the subject property, across North Tropical Trail, is a 0.8-acre property owned by Merritt Island Volunteer Fire Department, Inc. and a 0.39-acre property owned by Brevard County with PUB FLU designations and GML and GML (I) zoning. Next to that are a 0.22-acre property with AT&T utility equipment and a vacant 2.05-acre property with CC FLU designations and BU-1 zoning. Across North Courtenay Parkway are five (5) properties with RES 1 FLU designations. The first is a 1.35-acre church property with IN(L) zoning, next to a vacant 1.15-acre, RR-1 zoned property. The next three (3) properties are 6.91 acres, 2.25 acres, and 14.17 acres all zoned AU with residential and/or agricultural uses. To the east there are two (2) properties with RES 1 FLU designations. The first is a vacant, 0.71-acre property with SR zoning, and the second is an 11.99-acre, IN(L) zoned property developed with a church.
Please note that an addendum to the staff comments has been attached to this item. This addendum addresses the application of Policy 2.10 of the Future Land Use Element of the Brevard County Comprehensive Plan to this proposal, and the limitations on density this will have, particularly in relation to that portion of the development within the Coastal High Hazard Area (CHHA).
The Board should consider whether the proposed zoning request is consistent and compatible with the surrounding area including, but not limited to, the proposed points of ingress and egress.
The Board should also consider whether the request is consistent with the policies and objectives of the Brevard County Comprehensive Plan, particularly Objective 7 of the Coastal Management Element, Administrative Policy 3, Administrative Policy 4, Administrative Policy 7, Policy 2.6, and Policy 2.10 of the Future Land Use Element.
On April 09, 2026, the North Merritt Island Dependent Special District Board heard the request and unanimously recommended denial.
On April 20, 2026, the Planning and Zoning Board heard the request and voted 10:1 to recommend denial.
Clerk to the Board Instructions:
Upon receipt of resolution, please execute and return a copy to Planning and Development.