Subject:
Title
Strada Development, LLC. (Kim Rezanka) requests a zoning classification change from AU and RR-1 to SR with a BDP. (25Z00039) (Tax Accounts 2316605, 2316606, 2316607, 2316617) (District 2)
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Fiscal Impact:
None
Dept/Office:
Planning & Development
Requested Action:
Recommendation
It is requested that the Planning and Zoning Board conduct a public hearing to consider a change of zoning classification from AU (Agricultural Residential) and RR-1 (Rural Residential) to SR (Suburban Residential) with a BDP (Binding Development Plan).
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Summary Explanation and Background:
The applicant is requesting a change of zoning classification from AU (Agricultural Residential) and RR-1 (Rural Residential) on 142.13 acres to SR (Suburban Residential) with a Binding Development Plan (BDP) to allow for the development of 61 single-family residences on the subject property. The subject parcel has access to E. Crisafulli Rd., a county-maintained roadway. The subject parcel is currently undeveloped and is located on the north side of E. Crisafulli Rd., approximately 90 feet east of Josephs Ct.
AU zoning classification encompasses lands devoted to agricultural pursuits and single-family residential development of spacious character on 2.5-acre lots, with a minimum lot width and depth of 150 feet. The minimum house size in AU is 750 square feet. The AU classification also permits the raising/grazing of animals, fowl, and beekeeping.
RR-1 classification encompasses lands devoted to single-family residential development of spacious character, together with such accessory uses as may be necessary or are normally compatible with residential surroundings on a minimum one-acre lot, with a minimum lot width and depth of 125 feet. The RR-1 classification permits horses, barns, and horticulture as accessory uses to a single-family residence. The minimum house size is 1,200 square feet. Keeping of horses are accessory to a principal residence within the RR-1 zoning district.
SR classification encompasses lands devoted to single-family residential development of relatively spacious character, together with such accessory uses as may be necessary or are normally compatible with residential surroundings on minimum half-acre lots, with a minimum width of 100 feet and a depth of 150 feet. The minimum house size in SR is 1,300 square feet.
The SR zoning classification is not consistent with the RES 1 Future Land Use designation present on the property. However, pursuant to Section 62-1255(b)(2), “. . . Where an application for a change of residential zoning classification is not consistent with the residential future land use map designation as depicted on the following table, the rezoning may be considered if the applicant limits the project to a density equal to or less than the maximum density threshold for the subject property.” In this case, the proposed BDP, if approved would meet this requirement.
The subject property is within the septic moratorium area. Any proposed development requiring a septic permit could potentially be affected by this moratorium. For further information regarding the septic moratorium, the property owner would need to reach out to the Department of Environmental Health, which issues septic permits.
The subject parcel contains mapped National Wetlands Inventory (NWI) and St. Johns River Water Management District (SJRWMD) wetlands and hydric soils. A wetland delineation will be required prior to any land clearing activities, site plan design, or building permit submittal.
Per Section 62-3694(c)(1), residential land uses within wetlands shall be limited to not more than one (1) dwelling unit per five (5) acres unless strict application of this policy renders a legally established parcel as of September 9, 1988, which is less than five (5) acres, as unbuildable. This density may be applied as a maximum percentage limiting wetland impacts to not more than 1.8% of the total residential acreage as set forth in Section 62-3694(c)(6). Any permitted wetland impacts must meet the requirements of Section 62-3694(e) including avoidance of impacts and will require no net loss mitigation in Brevard County in accordance with Section 62-3696.
This property is located within an area mapped as FEMA Special Flood Hazard Area (SFHA) AE. The parcel is subject to the development criteria in Conservation Element Objective 4, its subsequent policies, and the Floodplain Ordinance, including compensatory storage. 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.
Most of this 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 Statutes. Objective 7 of the Coastal Management Element aims to limit densities within the coastal high-hazard area and direct development outside of this area.
North of the subject property are three (3) parcels, all zoned AU with RES 1 FLU. First parcel is 10.32 acres, developed with the agricultural pursuit of mixed tropical fruits. The second parcel is 10.32 acres, developed with a single-family residence. Finally, the third parcel is 20 acres, developed with a single-family residence along with grazing land. South of the subject property are five (5) parcels, all zoned RR-1 with RES 1 FLU. One parcel is 1.0 acres developed with a single-family residence. Next are two (2) parcels, both are 1.69 acres, developed with single-family residences. There is an additional parcel, 1.69 acres, that is undeveloped. Lastly, there is a 0.37-acre parcel, developed with a single-family residence. South and west of the subject property is a 1.69-acre parcel, zoned RR-1 with RES 1 FLU, developed with a single-family residence. South and east of the subject property is a 2.93-acre parcel, zoned RR-1 with RES 1, developed with a single-family residence. East of the subject property are two (2) parcels: First parcel is 70.73 acres, zoned AU with RES 1 FLU, developed as a nursery. The second parcel is 56.38 acres, zoned SR w/ BDP and RES 1 FLU, undeveloped as a conservation tract for the Indian Forest Preserve Subdivision. The BDP limited development to 110 units in the subdivision, which encompassed a total of 110.97 acres (as is proposed in the subject property, the inconsistency between the zoning classification and the land use designation was cured through this BDP, pursuant to Section 62-1255(2)). West of the subject property are three (3) parcels, all zoned AU with RES 1. The first parcel is 4.39 acres, developed with a single-family residence. The final two (2) parcels are 7.59 acres and 26.57 acres, which are both undeveloped.
The Board should consider whether the proposed zoning request is consistent and compatible with the surrounding area. The Board may also consider whether the proposed BDP is sufficient and appropriate to cure the inconsistency between the proposed SR zoning and the land use designation of RES 1, and whether an effective density of two units per acre (through clustering of one-half acre lots, which is the minimum lot size of SR zoning) is consistent and compatible with the area despite the land use designation.
The North Merritt Island Dependent Special District is scheduled to review this item on January 8th, 2025. The Board of County Commissioners will consider the request on Thursday, February 05, 2026, beginning at 5:00 p.m. The meeting will be held at the Brevard County Government Center, 2725 Judge Fran Jamieson Way, Building C, Commission Room, Viera, Florida.
Clerk to the Board Instructions:
None