Subject:
Title
Sami & Violette Salib (Carmine Ferraro) request a Small-Scale Comprehensive Plan Amendment (26S.05), to change the Future Land Use designation from NC and RES 2 to CC. (26SS00005) (Tax Accounts 2000371 and 2000352) (District 1)
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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 Small-Scale Comprehensive Plan Amendment (26S.05), to change the Future Land Use designation from NC (Neighborhood Commercial) and RES 2 (Residential 2) to CC (Community Commercial).
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Summary Explanation and Background:
The applicant is requesting a change in Future Land Use (FLU) designation from NC (Neighborhood Commercial) and RES 2 (Residential, 2 units per acre) to CC (Community Commercial) on two parcels totaling 7.05 acres. The FLU amendment is intended to facilitate a companion rezoning request from AU (Agricultural Residential) to BU-1 (General Retail Commercial), under rezoning application 26Z00015, to allow for future commercial development and/or sale of the subject property.
The subject property is currently undeveloped and located on the east side of U.S. Highway 1 at the northeast corner of Lionel Road, approximately 0.2 miles north of Gloria Avenue. The applicant states that the owners intend to join both properties and develop the entire site as a commercial development consistent with the existing commercial development at this intersection.
The subject parcels retain the two original FLU designations of RES 2 and NC that were established in 1988 by the Brevard County Comprehensive Plan.
The proposed Community Commercial (CC) Future Land Use (FLU) designation is established both north and south of the subject properties and is concentrated primarily along the U.S. Highway 1 corridor. North of the subject properties, the CC FLU extends approximately one-half mile to just north of Carter Road and generally maintains a depth of approximately 200 feet before transitioning to residential FLU designations. South of Lionel Road, the CC FLU continues to the Titusville city limits with varying depths; however, for approximately one-half mile south of the subject properties, the commercial designation extends approximately 280 feet east of U.S. Highway 1. In comparison, the proposed amendment would extend the CC FLU eastward to a depth ranging from approximately 475 to 600 feet. The requested FLU designation embodies activities which are intended to serve several neighborhoods, sub-regional and regional areas, and provides an array of retail, personal, and professional uses.
The current RES 2 land use designation on the east property permits lower density residential development with a maximum density of up to two (2) units per acre, except as otherwise provided for within the FLU element. The current NC development activities are intended to be low impact in nature and serve the needs of the immediate residential area.
The subject property contains mapped National Wetlands Inventory (NWI) wetlands. This property contains aquifer recharge soils. The mapped topographic elevations show that the property falls within a Type 2 and/or Type 3 Aquifer Recharge areas, areas that are subject to impervious area restrictions. The applicant is hereby notified of the development and impervious restrictions within Conservation Element Policy 10.2 and the Aquifer Protection Ordinance. Section 62-3694(c)(3)(b) has allowances for wetland impacts for commercial uses along “Mitigation Qualified Roadways” (MQRs). U.S. Highway 1 is an MQR at this location, Lionel Road is not.
Four parcels abut the subject properties to the north. The westernmost parcel is 0.76 acres developed with a single-family residence and designated with NC FLU with AU zoning. The three adjoining parcels to the east are each 1.05 acres, developed with single-family residences, and designated RES 2 FLU with RR-1 zoning. There are two parcels located south of the subject properties across Lionel Road. The property located on the southeast corner of Lionel Road and U.S. Hwy. 1 is 1.48 acres, developed with a retail store (Dollar General), with BU-1 zoning classification and CC FLU. The second parcel is 15 acres, developed by the Brevard County School Board as Pinewood Elementary School, zoned GML(I) (Government Managed Lands) with RES 2 FLU. East of the subject properties is a 3.33-acre parcel, developed with residential related amenities (built in 2025), AU(L) zoning classification, and RES 2 FLU. West of the subject properties is U.S. Highway 1, a four lane, state-maintained roadway. A 10-unit motel on property zoned BU-2 with a CC (Community Commercial) FLU is located directly across U.S. Highway 1 from the subject properties.
The Board may wish to consider if the request is consistent and compatible with the surrounding area.
On July 13, 2026, the Local Planning Agency considered the request and voted unanimously to recommend denial.
Clerk to the Board Instructions:
Please return a copy of the filed ordinance to Planning and Development.