Subject:
Title
HQW, LLC & HQW Homeowner’s Association, Inc. request a zoning classification change from EU-1 and AU with a BDP to RVP and AU with a CUP and removal of the BDP. (26Z00005) (Tax Account 2408695, 2460010) (District 1)
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Fiscal Impact:
None
Dept/Office:
Planning and Development
Requested Action:
Recommendation
It is requested that the Planning and Zoning Boart conduct a public hearing to consider a zoning classification change from EU-1 (Estate Use) and AU (Agricultural Residential) with a BDP to RVP (Recreational Vehicle Park) and AU (Agricultural Residential) with a CUP (Conditional Use Permit) and removal of the BDP.
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Summary Explanation and Background:
The applicant is requesting to rezone a vacant property from EU-1 (Estate Use Residential) & AU (Agricultural Residential) to RVP (Recreational Vehicle Park) & AU with a CUP (Conditional Use Permit) and removal of existing BDP, as the applicant would like to have an equestrian-friendly RV park. The applicant is proposing to configure it as a 24.34-acre recreational vehicle park and 8.24 acres with a barn for the boarding of horses, along with a horse-riding trail as an amenity to park patrons. The property is a combined total of 32.89 acres. The applicant provided a concept plan that depicts 36 RV lots or spaces. This concept plan is for illustrative purposes and is non-binding; it has not undergone review for land development regulation compliance.
The maximum potential of the site is 240 RV lots & 3 single-family residences. Per Section 62-1406(6)(b): For recreational vehicle park properties located outside of neighborhood commercial or community commercial land use designations on the Future Land Use Map, there shall be a maximum of ten recreational vehicle sites or lots per acre, or the maximum designated residential density, whichever is less.
The proposed (RVP) recreational vehicle park zoning classification encompasses lands devoted to recreation vehicle, tent, park trailer, and cabin uses together with such ancillary structures as allowed to promote a recreational type of atmosphere for both park owners and/or their guests. Minimum Park size shall be five acres. Recreational vehicle sites shall have a minimum area of 2,000 square feet and shall have a minimum width of 30 feet and a minimum depth of 60 feet.
As defined, spaces or lots may be used by a recreational vehicle or equivalent facilities constructed in or on automotive vehicles, tents, or other short-term housing devices. Cabins or park trailers used for short-term rentals may comprise no more than 20 percent of the permitted space or lots and shall not exceed a maximum of 1,000 square feet each in size.
The proposed 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, beekeeping, plant nurseries, and the packing and processing of commodities raised on site. Conditional uses in AU include hog farms, zoological parks, and land alteration.
The applicant is requesting the CUP for boarding horses and horses for hire as they want the ability to have more than 32 horses. Without the CUP, only 32 horses would be permitted based on the acreage of 8 acres times 4 horses per acre, which equals 32 horses.
Pursuant to Section 62-1913, Brevard County Code of Ordinances, boarding of horses and horses for hire requires a minimum lot area of five acres shall be required for boarding of horses and horses for hire, and all structures for the permanent or temporary housing of horses shall meet the setback requirements for such structures in the AU and AGR zoning classifications. A conditional use permit shall not be required where the number of horses does not exceed four per acre.
Within a 500-foot radius, the abutting three properties to the southwest of the subject property have agricultural exemptions per the Brevard County Property Appraiser Office (BCPAO). Those properties are used for grazing land. The abutting property to the west has an agricultural exemption for grazing land in association with the boarding of up to 8 horses, per BCPAO. In addition, two properties to the south have an agricultural exemption for grazing land. To receive agricultural exemption, those properties were determined to be bona fide agricultural. As such, certain land development regulations are superseded by Florida Statute Section 570.86.
North of the subject property is six (6) total parcels. Two (2) parcels, 0.9 and 2.4 acres, undeveloped, with zoning classification AU and NC FLU designation. Additionally, there are two (2) parcels, 1.14 acres, with zoning classification BU-1 and BU-2, 1.12 acres with zoning classification BU-2, both parcels have CC FLU designation. The fifth parcel is 1.45 acres, developed in 1950 as a sewer and water facility for City of Cocoa with AU zoning classification and NC FLU designation. The last parcel is 1.93 acres, undeveloped with AU zoning classification and NC FLU designation. South of the subject property is four (4) parcels. The first parcel is 5.23 acres, developed with a single-family residence with AU zoning classification and RES 15 FLU designation. Next is a 4.84-acre parcel, grazing land, with AU zoning classification and RES 15 FLU designation. The last two (2) parcels are 16.22 and 8.57 acres, grazing land, AU zoning classification with RES 15 FLU designation. East of the subject property is three (3) parcels. The first parcel is 14.76 acres, developed with a warehouse, distribution and trucking terminal, BU-1, BU-2 & AU zoning classification with NC, CC & RES 15 FLU designations. The last two (2) parcels are 2.82 and 4.14 acres, developed with single-family residences, AU zoning classification with RES 15 FLU designation. West of the subject property is two (2) parcels. One parcel is 18.61 acres, grazing land, with AU zoning classification and NC FLU designation. The second parcel is 5.11 acres, undeveloped, AU zoning classification with RES 15 FLU designation.
The Board may consider whether the request is consistent and compatible with the surrounding area. In addition, the Board may wish to consider the potential impacts of the boarding of horses and horses for hire, or any of the more intense agricultural uses permitted in AU, on surrounding properties.
The Board may also consider whether a new Binding Development Plan (BDP) is advisable to limit the number of recreational vehicle (RV) lots or spaces to those depicted on the concept plan, or to another appropriate density, taking into consideration existing density limitations in the area and the applicant’s request to remove the current BDP.
The Board of County Commissioners will consider the request on Thursday, May 07, 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