Subject:
Title
Cypress MHP, LLC requests a zoning classification change from TR-1 and TR-3 to all TR-3 (26Z00025) (Tax Account 2408070, 2408071) (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 request for a change of zoning classification from TR-1 (Single-Family Mobile Home) and TR-3 (Mobile Home Park) to all TR-3 (Mobile Home Park). Should the Board approve this application, it is requested that the Board establish an effective residential density on the subject property equivalent to RES 15.
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Summary Explanation and Background:
The applicant is requesting to rezone a non-conforming mobile home park with TR-3 (Mobile Home Park) classification and a second parcel with TR-1 (Single-family mobile home) classification to all TR-3 on a property totaling 14.61 acres. The applicant is proposing to expand the current 97-unit non-conforming mobile home park onto the adjacent property to the north with an additional 33 units. The applicant provided a rezoning & variance exhibit for the current site depicting all 97 mobile home lots, and a concept plan that depicts 33 new lots on what is currently the TR-1 portion of the property. While the plan has not undergone comprehensive review for land development regulation compliance at this time, the variances approved by the Board of Adjustment (BOA) are binding.
In determining the allowable density for the proposed expansion of the mobile home park, the Board should consider the provisions of FLUE Policy 2.10. The policy provides guidance for evaluating the appropriate residential density and should be considered when determining the maximum number of units that may be permitted for the proposed expansion. In the NC FLU designation, residential density is established using up to one category higher than the closest residentially designated area on the Future Land Use Map (FLUM), which is on the same side of the street. However, the area does not have any residential designation near the subject property on the same side of the street. As such, the Board should determine if the proposed number of units is consistent and compatible with the surrounding area.
All of the properties in the immediate area within Brevard County jurisdiction are designated with NC or CC FLU designations. The closest residential FLU designation of RES 15 is located approximately 2,400 feet south of the subject property along the west side of Lake Poinsett Road.
The current developed portion of the subject property, Cypress Mobile home park, consists of nine (9) acres with 97 units. This results in an overall density of 10.77 dwelling units per acre. The Matthew Park subdivision, which directly abuts the subject property to the south, consists of approximately 11.33 acres and is developed with 32 single-family detached residences. This results in an overall residential density of approximately 2.82 dwelling units per acre. The Westgate Mobile Home Park, located approximately 296 feet northeast of the subject property across Friday Road, has an overall density of approximately 6.33 dwelling units per acre
The proposed (TR-3) mobile home park zoning classification requires a minimum lot size of 10 acres for the park. Mobile home sites must be at least 4,000 square feet, with a minimum width of 40 feet.
In order for the then-nonconforming mobile home park to be expanded, the applicant requested eleven (11) variances to bring the park into compliance, which was approved on August 19, 2026. Those variances were applied to both the developed and undeveloped portions of the subject property.
A majority of the subject parcel contains mapped National Wetlands Inventory (NWI) and St. Johns River Water Management District (SJRWMD) wetlands and hydric soils. The property is mapped as within the St. Johns Riverine floodplain as identified by the Federal Emergency Management Agency and as shown on the FEMA Flood Map. Chapter 62, Article X, Division 6 states, "No site alteration shall adversely affect the existing surface water flow pattern." Chapter 62, Article X, Division 5, Section 62-3723 (2) states, "Development within floodplain areas shall not have adverse impacts upon adjoining properties." Protected and Specimen trees likely exist on the parcel.
North of the subject property is one (1) parcel, approximately 17.31 acres, developed with the equine riding arena for the Bit and Spur Club of Brevard, with TR-1 zoning classification and NC (Neighborhood Commercial) FLU designation. Six of the seven parcels abutting the south boundary of the property are developed with single-family residences. Five of those properties are 0.27-acre lots, and platted as part of Mathew Park Subdivision, with TR-1 zoning and NC FLU designations. One of the two unplatted parcels is 0.66 acres and undeveloped, and the other is 1.49 acres and developed with a single-family mobile home. Both properties have TR-1 zoning classification and NC FLU designation. East of the subject property are four (4) parcels. The first parcel is approximately 2.65 acres, undeveloped with BU-1 zoning classification and CC FLU designation. It should be noted that this parcel was originally part of the Cypress Mobile Home Park and includes the road easement, Frankie Lane. The final three (3) parcels are approximately 0.35 acres each, with 2 parcels developed with single-family mobile homes and the other undeveloped, all with TR-1 zoning classification with CC FLU designation. West of the subject property is one (1) parcel, approximately 66.98 acres, undeveloped, with City of Cocoa zoning classification RM-3 (Planned Residential for Mobile Home Park) per the City of Cocoa interactive zoning map. The parcel also has CONS (Conservation) and NCOMM (Neighborhood Commercial) FLU designation per City of Cocoa interactive FLU map.
The Board shall consider whether the request is consistent and compatible with the surrounding area. If the Board finds that it is, based on Policy 2.10 of the Future Land Use Element, the Board should consider if the proposed overall number of units is consistent and compatible with the surrounding area and establish a residential density accordingly (a density equivalent to RES 15 is consistent with the proposed number of units).
On September 14, 2026, the Planning and Zoning Board considered the request and voted unanimously to recommend approval.
Clerk to the Board Instructions:
Upon receipt of resolution, please execute and return a copy to Planning and Development.