Subject:
Title
Turtle Mound Ventures, LLC (Kim Rezanka) are requesting a Small-Scale Comprehensive Plan Amendment (26S.01) to change the Future Land Use designation from PUB, RES-1, and RES-2-DIR to CC. (26SS00001) (Tax Account 2316247, 2316452, 2316451, 2315413) (District 2)
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Fiscal Impact:
None
Dept/Office:
Planning and Development
Requested Action:
Recommendation
It is requested that the Local Planning Agency conduct a public hearing to consider a Small-Scale Comprehensive Plan Amendment (26S.01) to change the Future Land Use Map designation from PUB (Public Facilities), RES-1 (Residential 1), and RES-2-DIR (Residential 2-Directive) to CC (Community Commercial).
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Summary Explanation and Background:
The applicant requests a Small-Scale Comprehensive Plan Amendment (SSCPA) to change the Future Land Use Map (FLUM) from Public Facilities (PUB), Residential 1 (RES 1), and RES 2-DIR (Residential 2-Directive) on a four (4) parcel, 28.37-acre property to allow for rezoning and development of a recreational vehicle park. The requested RVP zoning classification may be considered consistent with the proposed Community Commercial (CC) FLU designation.
The CC FLU designation embodies activities which are intended to serve several neighborhoods, sub-regional and regional areas, and provide an array of retail, personal, and professional uses. The applicant has submitted a companion rezoning application, 26Z00007, requesting a change of zoning classification from GML(I) (Government Managed Lands - Institutional) and TR-1 (Single-family Mobile Home) to Recreational Vehicle Park (RVP).
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 the 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.
PUB and RES 1 are the original FLU designations established by the 1988 Brevard County Comprehensive Plan. A small section of Tax Account 2316452 has been divided from the main property by McGruder Road and Whaley Road. This section has a FLU designation of RES 2-DIR as established by the North Merritt Island Small Area Study on June 1, 1992.
Notwithstanding the allowable typical residential density under the CC designation, the proposed RVP zoning classification limits development to a maximum of ten (10) units per acre when accompanied by the CC land use. Accordingly, the effective density of the project is governed by the more restrictive of the Comprehensive Plan or zoning regulations.
The subject property consists of approximately 28.37 acres; however, the developable area is significantly constrained by environmental conditions. Approximately two-thirds of the site (±18.9 acres) is located within the CHHA, where the Comprehensive Plan directs that densities be limited and development be directed outside of this area. As such, the upland area outside of the CHHA (approximately ±9.5 acres) represents the most viable portion of the site for development intensity.
Additional constraints include mapped hydric soils indicating potential wetlands, mapped habitat for protected species, including the Florida Scrub Jay, and is subject to additional floodplain criteria applicable to North Merritt Island requiring certification of no adverse flooding impacts. Collectively, these constraints may further reduce the net developable area and influence site design.
The subject property is within the septic moratorium area. Any proposed development requiring a septic permit could 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.
Locational and Development Criteria for Community Commercial Uses Policy 2.8(F) requires that recreational vehicle parks be located in areas that serve tourists and seasonal visitors and have access to interstate interchanges via arterial or principal collector roadways, or be located along a major multi-county transportation corridor. the nearest interstate-access facility, State Road 528 (Beachline Expressway), is located approximately 24 miles south of the site. As such, the property does not have proximate access to an interstate interchange via an arterial or principal collector roadway.
The Board may consider whether the request is consistent and compatible with the surrounding area. The Board may consider whether the request is consistent with Objective 7 of the Coastal management Element, Policy 2.8(F), and Administrative Policies 3 and 4 of the Future Land Use Element.
North Merritt Island Dependent Special District Board is scheduled to hear this item on April 09, 2026. The Board will be provided with updated information regarding their recommendation when it is rendered.
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