Subject:
Title
Bernard B Burklund Jr., Francis Kay Burklund and Janis Lucas (Blair Knighting) are requesting a zoning classification change from RU-2-10(5) (Medium-Density Multiple-Family Residential) and PIP (Planned Industrial Park) to BU-1 (General Retail Commercial) (26Z00037) (Tax Account 2217394) (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 Board conduct a public hearing to consider a zoning classification change from RU-2-10(5) (Medium-Density Multiple-Family Residential) and PIP (Planned Industrial Park) to BU-1 (General Retail Commercial).
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Summary Explanation and Background:
The applicant is requesting a change of zoning designation from PIP (Planned Industrial Park) and RU-2-10(5) (Medium-Density Multiple-Family) to BU-1 (General Retail Commercial) on 31.96 acres of a parcel totaling 75.30 acres. The applicant has submitted a companion Small Scale Comprehensive Plan Amendment to change the Future Land Use designation of the subject properties from PI (Planned Industrial) and RES 15 (Residential, 15 units per acre) to CC (Community Commercial).
The applicant has stated an intent to develop the entire 75.30-acre site as a mixed-use development. If the BU-1 portion is approved, the proposed development is anticipated to consist of a retail shopping center, a 143-room hotel (if determined to be feasible), and 320-multi-family unit development. Single-family detached or attached residential uses are proposed on the remaining RU-2-10(5) portion of the subject property. The applicant has also stated that the remaining eastern PIP-zoned portion of the property will remain untouched as it is wetlands and will act as a buffer to the adjacent properties. The applicant has not provided a concept plan as of October 27, 2026.
The subject property remains in the same configuration since the warranty deed was recorded in OR Book 3663, Page 3285 dated April 16, 1997, according to BCPAO’s historical data. Parcels 6 & 7, which makeup the property, were established with a recorded deed in OR Book 2847, Page 1971 on October 8, 1987.
The subject property presents development challenges related to existing drainage conditions, wetlands, and aquifer recharge areas. The applicant is hereby advised that these constraints may affect the extent and configuration of future development and will require additional evaluation and permitting during the applicable development review process.
Public Works has identified potential stormwater and flooding concerns associated with development of the property. The property appears to contain a relatively isolated floodplain that receives stormwater runoff from surrounding subdivisions, commercial properties, and other nearby properties. Based on a preliminary review, approximately eighty-nine percent (89%) of the property appears to consist of low-lying areas, which raises concerns that development could increase flooding on neighboring properties if stormwater impacts are not adequately addressed. A higher sand ridge encompassing approximately 8.5 acres is located along Barna Avenue. Other areas of higher elevation may exist within the property; however, they appear to be isolated areas surrounded by lower-lying or wetland areas.
The property also contains potential wetlands. Columbia Boulevard is designated as a Major Qualifying Roadway (MQR) at this location. If wetlands are confirmed, High Function and Landscape Level wetland assessments will be required prior to authorization of any wetland impacts. Any proposed wetland impacts requiring a Public Interest Determination will require the applicant to return to the Board of County Commissioners for consideration and approval before those impacts may occur.
In addition, the property contains aquifer recharge soils and is mapped within the City of Titusville's Area of Critical Concern and a Prime Wellhead Protection Area, both of which are designated as Type 1 Aquifer Recharge Areas. Future development will be required to comply with the applicable environmental protection requirements associated with these areas.
While the property contains significant drainage, wetland, and aquifer recharge constraints, the information currently available does not establish that the property is incapable of being developed in compliance with applicable County requirements. The extent and configuration of future development will be subject to more detailed evaluation during subsequent development review, including demonstration that development will not adversely affect surrounding properties. Any proposed wetland impacts requiring a Public Interest Determination will require the applicant to return to the Board of County Commissioners for consideration and approval.
The BU-1 general retail commercial zoning classification encompasses land devoted to general retail shopping, offices and personal services to serve the needs of the community. The BU-1 classification requires a minimum of a 7,500 square foot lot and does not permit warehousing or wholesaling.
The subject property retains the two original FLU designations of RES 15 and PI that were established in 1988 by the Brevard County Comprehensive Plan.
North of the subject property are six parcels. All six parcels range in size from approximately one acre to 4.25 acres and are developed with single-family detached residences. All parcels have RR-1 zoning classification with RES 15 FLU designation. There are four parcels located south of the subject properties across Columbia Boulevard. The parcels range in size from 1.5 acres to 17. 2 acres. All four parcels are vacant and are within the City of Titusville jurisdiction and have PD (Planned Development) and RC (Regional Commercial) zoning classifications with High Density Residential and Commercial High Intensity FLU designation. East of the subject property are three parcels ranging in size from approximately 6.76 acres to 11.77 acres, undeveloped HOA residential common area, within the City of Titusville jurisdiction, which has OR/PUD (Open Space & Planned Development) with Conservation FLU designation. West of the subject property across Barna Avenue are four parcels: One is an approximately 5.06=acre undeveloped commercial property with BU-1 zoning classification along with CC FLU designation. The other three parcels are approximately 1.06 acres to 1.2 acres in size each, one is undeveloped, and two (2) are developed with single-family detached residences. All three have RR-1 zoning classification with RES 15 FLU designation.
The Board may wish to consider if the request is consistent and compatible with the surrounding area.
The parties may consider whether it is appropriate to voluntarily agree to a Binding Development Plan condition that would prohibit access to Barna Avenue from the commercial and multifamily portions of the development to further address the locational intent of Policy 2.8(A).
The Board of County Commissioners will consider the request on Thursday, December 10, 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