Subject:
Title
City Pointe Landfall LLC. (David Bassford) requests a Small-Scale Comprehensive Plan Amendment (24S.11), to change the Future Land Use Designation from Res 1, Res 2, Res 4, and NC to CC and Res 4. (24SS00009) (Tax Account 2411252) (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 Small-Scale Comprehensive Plan Amendment (24S.11), to change the Future Land Use Designation from Res 1 (Residential 1), Res 2 (Residential 2), Res 4 (Residential 4), and NC (Neighborhood Commercial) to CC (Community Commercial) and Res 4 (Residential 4).
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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 Residential 1 (RES 1), Residential 2 (RES 2), Residential 4 (RES 4) and Neighborhood Commercial (NC) to Community Commercial (CC) and Residential 4 (RES 4) on a 12.86-acre parcel. The applicant has a companion rezoning application, 24PUD00003, requesting a change from Estate Use (EU) and Residential Professional (RP) to Planned Unit Development (PUD).
The subject property’s current configuration was recorded on November 5, 2021.
The subject property retains three original FLU designations established in 1988 by the Brevard County Comprehensive Plan (in addition to the RES 1 resignation, which was established at a later date): RES 2, RES 4, and NC. The RES 1 FLU designation was established after April 13, 2004, Board Directive, under Comprehensive Plan Amendment 2004A.5 which is found in the March 2005 Small Area Study Examining Policy 1.12 Protection of Riverside Residential Lands. With the amendment being approved, it changed the FLU from RES 4 to RES 1.
The RES 1 FLU designation permits low density residential development with a maximum density of up to one (1) unit per acre, RES 2 FLU designation permits a maximum density of up two (2) units per acre, and RES 4 FLU designation permits a maximum density of up to four (4) units per acre.
The requested RES 4 designation would allow up to 43 residential units. The applicant has proposed a project consisting of 19 single-family residential units with an overall gross density of approximately 1.75 dwelling units per acre on the 10.84 acre portion of the subject property that is proposed for residential development. The Board may consider limiting the density with the PUD zoning under a separate application.
A portion of the property totaling 1.91 acres is proposed for commercial development with a potential for a FAR of 1. NC is the current FLU designation on this portion of the subject property. The NC FLU embodies activities that are intended to be low impact in nature and serve the needs of the immediate residential area. The requested 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.
To the north is a subdivision, recorded as Parkchester in Plat Book 18, Page 114, with approximately 63 single-family detached homes on approximately 0.2 to 0.25 acre lots with RU-1-11 zoning designation and RES 2 FLU. Additionally, there is one parcel, 8.06 acres, developed with a single-family residence with EU zoning designation and RES 4 FLU. This parcel also includes a nursery which has AU zoning and RES 1 FLU. There is another parcel which is 0.56 acres, developed with a single-family residence, EU zoning and RES 2 FLU. The final parcel is 0.49 acres, developed with a single-family residence with EU zoning and includes RES 2 FLU. To the south is a 0.17-acre parcel, cemetery land, with zoning designation IN(L) with RES 1 FLU. A second parcel is 1.67 acres, developed with a single-family residence, EU zoning designation and RES 4 FLU. A third parcel totals 1.53 acres, undeveloped with AU zoning designation and RES 1 FLU. To the east of the subject property is the Indian River. To the west is a 1.32-acre parcel, developed with an office building with RP zoning and NC FLU designation. Additionally, to the west of the subject parcel is Highway 1.
The Board may wish to consider if the request is consistent and compatible with the surrounding area recognizing existing development trends.
On March 17, 2025, the Local Planning Agency heard the request and voted 7 to 3 to recommend approval.
Subsequent to the Local Planning Agency hearing, the applicant provided a revised Preliminary Development Plan to correct an error regarding the calculation for maximum allowable wetland impacts on the wetland impacts exhibit. The revised Preliminary Development Plan is attached.
Clerk to the Board Instructions:
Once filed with the State, please return a copy of the Ordinance to Planning and Development.