Subject:
Title
Turtle Mound Ventures, LLC (Kim Rezanka) requests a Small-Scale Comprehensive Plan Amendment (SSCPA) to change the Future Land Use Map (FLUM) PUB, RES-1, and RES-2-DIR to CC (26SS00001) (Tax Account 2316247, 2316452, 2316451, and 2315413) (District 2)
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Fiscal Impact:
None
Dept/Office:
Planning and Development
Requested Action:
Recommendation
It is requested that the North Merritt Island Dependent Special District Board conduct a public hearing to consider a request for Small-Scale Comprehensive Plan Amendment to change the FLUM 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 existing Future Land Use designation of Public (PUB) does not establish a residential density; however, the requested Community Commercial (CC) designation allows for residential development pursuant to Policy 2.10. The closest residential Future Land Use designation is RES 1; therefore, residential density within the CC designation may be considered up to one category higher, subject to compatibility. However, within the Coastal High Hazard Area (CHHA), residential density is limited to that of the closest residential designation on the same side of the roadway, which in this case is RES 1.
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.
The Coastal Management Element of the Comprehensive Plan, Policy 6.1, designates Coastal High Hazard Areas to be those areas below the elevation of the Category 1 storm surge elevation as defined in Chapter 163, Florida Statute. Objective 7 of the Coastal Management Element aims to limit densities within the coastal high hazard area and direct development outside of this area. The eastern portion of the property is also located in FEMA Special Flood Hazard Area AE, which imposes floodplain development standards including elevation and compensatory storage requirements. Additional constraints include mapped hydric soils indicating potential wetlands, which will require delineation and may restrict development.
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.
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. North Courtenay Parkway, a principal arterial roadway providing north-south connectivity on Merritt Island. However, 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.
Northwest of the subject property, across McGruder Road, are nineteen (19) properties, seventeen (17) of which are developed with single-family residences or mobile homes, and two (2) remain vacant. The largest of these lots is 0.92 acres. Eight (8) of these properties have RES 1 FLU designations and TR-1 zoning. The remaining eleven (11) properties have RES2_DIR FLU designations and a mix of GU, TR-1, and TR-2 zoning. South of the subject property, across North Tropical Trail, is a 0.8-acre property owned by Merritt Island Volunteer Fire Department, Inc. and a 0.39-acre property owned by Brevard County with PUB FLU designations and GML and GML (I) zoning. Next to that are a 0.22-acre property with AT&T utility equipment and a vacant 2.05-acre property with CC FLU designations and BU-1 zoning. Across North Courtenay Parkway are five (5) properties with RES 1 FLU designations. The first is a 1.35-acre church property with IN(L) zoning, next to a vacant 1.15-acre, RR-1 zoned property. The next three (3) properties are 6.91 acres, 2.25 acres, and 14.17 acres all zoned AU with residential and/or agricultural uses. To the east there are two (2) properties with RES 1 FLU designations. The first is a vacant, 0.71-acre property with SR zoning, and the second is an 11.99-acre, IN(L) zoned property developed with a church.
The Board should consider if the request is consistent and compatible with the surrounding area. The Board should also consider whether the request is consistent with all policies and objectives of the Brevard County Comprehensive Plan; in particular, the Board should consider whether the request is consistent with Objective 7 of the Coastal Management Element, which states the County shall “limit densities within the coastal high hazard area and direct development outside of this area,” and the locational criteria found in Policy 2.8 of the Future Land Use Element. The Board may also consider that the requested Community Commercial (CC) designation could allow for more intensive commercial development, including BU-2 uses, if the RVP use is not developed, and whether a land use with a less intense development potential would be appropriate and consistent with the applicant’s stated goals.
The Local Planning Agency will consider the request on Monday, April 20, 2026, beginning at 3:30 p.m. and the Board of County Commissioners on Thursday, May 07, 2026, beginning at 5:00 p.m The meetings 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