Minutes Planning and Zoning Board / Local Planning Agency  
3:00 PM  
Call To Order - 3:00 p.m.  
Approval of Minutes - May 9, 2022  
Motion by John Hoppengarten, seconded by Bruce Moia, to approve the P&Z/LPA minutes of  
May 9, 2022. The motion passed unanimously.  
Result: APPROVED  
Mover: John Hopengarten  
Seconder: Bruce Moia  
H.  
Public Hearings  
H.1.  
Daniel P. and Amber N. Allen request a CUP for Farm Animals and Fowl for Medical Hardship in  
an RR-1 zoning classification. (22Z00017) (Tax Account 2405506) (District 1)  
Amber Allen, 2625 Wagon Road, Cocoa, stated the request for the Conditional Use Permit is  
for two miniature pot-bellied pigs, which are emotional support animals for herself and her  
husband. She stated they have had the pigs for three years, the pigs live inside the house 75%  
of the time, and they go outside to a fenced yard through a dog door. She said they are fed a  
100% vegetarian diet, so their waste does not smell. The waste is thrown away, but it can also  
be used for compost.  
Public comment:  
Hanna Clough, 2574 Trotters Trail, Cocoa, stated one-half acre of property is required in  
Brevard County in order to have one horse, and the Allen’s pigs have over one acre. She said  
she is familiar with the pigs and her children spend a lot of time with the pigs, petting them and  
feeding them by hand. She asked to board to approve the conditional use permit. She noted  
she lives within 500 feet of the property and did not receive notification of the request, but  
people who liver farther than 500 feet did receive a notice.  
John Hopengarten asked the breed of the pigs. Ms. Allen replied they are a mixed breed of  
Vietnamese pot-bellied pigs.  
Mr. Hopengarten asked how long Ms. Allen has lived on the property. Ms. Allen replied four  
years.  
Mr. Hopengarten asked where Ms. Allen got the pigs. Ms. Allen replied they got them from a  
farm in Apopka that rises them.  
Mr. Hopengarten stated certificates were submitted with the documentation, along with a  
statement that Ms. Allen has a medical need. Ms. Allen replied yes, both herself and her  
husband have medical needs.  
Mark Wadsworth clarified the board is to consider the request for the conditional use permit  
only.  
Liz Alward stated the CUP expires after five years or the sale of the property, and noted they  
have met the medical support required for the CUP.  
Motion by Liz Alward, seconded by Bruce Moia, to recommend approval of a CUP for Farm  
Animals and Fowl (2 pot-bellied pigs) for Medical Hardship, in a RR-1 zoning classification. The  
motion passed 8:1, with Mr. Hopengarten voting nay.  
Result: APPROVED  
Mover: Liz Alward  
Seconder: Bruce Moia  
H.2.  
Evan Bales and Kelsey Godfrey (Charlene Morgan) request a CUP for a Guesthouse in an  
RU-1-11 zoning classification. (22Z00024) (Tax Account 2522454) (District 2)  
Charlene Morgan, representing the applicant, stated Mr. Bales’ mother is ailing and they would  
like to be able to build a guesthouse for her in the back of their property.  
No public comment.  
John Hopengarten asked if there will be a kitchen in the guesthouse. Ms. Morgan replied no.  
Ben Glover asked if the guesthouse will be connected to sewer. Ms. Morgan replied they are in  
the process of getting a septic tank evaluated and the final approval from Environmental  
Health. She said the water will be City of Cocoa and it will be connected to the existing meter.  
Motion by Henry Minneboo, seconded by Ben Glover, to recommend approval of a CUP for a  
Guesthouse in an RU-1-11 zoning classification. The motion passed unanimously.  
Result: APPROVED  
Mover: Henry Minneboo  
Seconder: Ben Glover  
H.3.  
William and Jeanette Gonedridge request a change of zoning classification from AU to RR-1.  
(22Z00018) (Tax Account 2000372) (District 1)  
William Gonedridge, 9610 Woodland Ridge Drive, Temple Terrace, Florida, stated he would  
like to build a house on the property, but it is more property than he needs, so he would like to  
build an additional house on the front of the property for his son.  
No public comment.  
Bruce Moia asked if it will be similar to what the neighbor has done, where there is a lot in the  
front and a flag lot in the back. Mr. Gonedridge replied yes.  
Liz Alward asked if Mr. Gonedridge agrees to a binding development plan limiting the  
development to a total of two lots. Mr. Gonedridge replied yes.  
Ben Glover asked if creating the flag lot is a separate request. Jeffrey Ball replied yes, the flag  
lot will be a separate administrative approval.  
Motion by Peter Filiberto, seconded by Liz Alward, to recommend approval of a change of  
zoning classification from AU to RR-1 with a BDP (Binding Development Plan) limiting  
development to a total of two lots. The motion passed unanimously.  
Result: APPROVED  
Mover: Peter Filiberto  
Seconder: Liz Alward  
H.4.  
Andrea Bedard and Nicholas Boardman (Ronald Treharne) request a Small Scale Comprehensive  
Plan Amendment to change the Future Land Use designation from RES 4 and NC to CC.  
(22SS00004) (Tax Account 2511124) (District 2)  
Nick Boardman, 26 Park Avenue, Rockledge, stated his intent is to request a Future Land Use  
change from RES 4 and NC to CC in order to be able to request a change of zoning to BU-1.  
He said he and his wife own the small motel to the west of the subject property, and they have  
identified a need for contract workers to have a place to stay when they are in the area and  
they would like to build a complementary business on the property.  
Public comment:  
Curt Myers, 1981 Rockledge Drive, stated he spearheaded the project to get Coquina Road  
paved 30 years ago. There is a total of 20 feet of right-of-way on Coquina Road with no  
drainage on either side. Drainage boxes were put in the middle of the road and they get  
overwhelmed at times because they do not get cleaned out often. He noted a variance was  
granted to a pet daycare center on the north side of Coquina Road with a driveway onto  
Coquina, which drains a good portion of its parking lot. No trucks are allowed on Coquina  
Road, and it’s a very limited use. Other than the properties directly on U.S. 1, it is a residential  
neighborhood, with houses on the river of substantial value. He stated he objects to any  
commercial classification at all for that property and neighborhood. He noted the board already  
ruled on a property to the north with 20 acres of storage.  
Jerilyn Bird, 1983 Rockledge Drive, and 1971 Rockledge Drive, stated she can see the subject  
property from both of her properties. She said she is against the requests for a land use  
change and zoning change. It is a small piece of property and she would like to keep it  
residential, as the road is extremely small and she cannot see big trailers or RV’s easily  
accessing the property.  
Susan Mills, 21 Coquina Road, stated she is the direct neighbor of the subject property and she  
is opposed to the requests. She said she lives by herself and she has worked hard on her  
property, she doesn’t want people coming and going, tractor trailers, and people by themselves  
coming into the area.  
Eileen Szuchy, 2035 Rockledge Drive, stated recently and consistently there are people coming  
from the motel and going to the river to fish because there is a small piece of public land they  
can get to, but unfortunately the fish move into private property and the fishermen are going up  
and down trying to catch fish, trespassing on private property. She said with Hound Town there  
are people using the parking lot for more than the daycare, and that adds to the congestion on  
Coquina Road. She said she objects because she believes it will ruin the character of the road,  
and it will spill over into the residential homes close to Coquina and further up and down  
Rockledge Drive.  
Nick Boardman stated he also lives in the area, and he agrees that it is a lovely residential road  
and area. He said he only intends to do something residential with the property, whether it be  
an extension of the motel, some efficiencies, or a bed & breakfast. He said he wants it to be  
tasteful and fit in with the surrounding properties. He clarified there will not be any type of  
storage on the property.  
Henry Minneboo stated the motel has been there almost as long as Harvey’s Groves, and at  
one time it was a thriving location. It is a difficult situation in that area, and he cannot support  
anything on that road more than what is there today. The neighborhood doesn’t deserve any  
more impact.  
Bruce Moia stated the applicant is asking for a rezoning and land use change, and the board  
really doesn’t know what could happen; he could sell it or do something completely different;  
and there is no proposed BDP. He stated the area is an area where there should be a plan and  
conditions, but there is really nothing. He said he doesn’t feel comfortable changing the land  
use and rezoning the property when there is not a plan and the applicant can’t be held to  
anything.  
Robert Sullivan stated Rockledge Drive is a designated scenic highway, and that seemed to be  
the basis for not allowing trucks on Coquina Road. The history in the area is extensive and the  
residences along Rockledge Drive and their accesses have allowed for waivers to the roadway  
width to ensure the trees and other things, and he concurs with the sentiments of the other  
board members.  
Peter Filiberto asked the difference between a motor court, a storage facility, and a parking  
garage.  
Jeffrey Ball replied a motor court is not defined in the Code, but his understanding is that a  
motor court is an old motel. As far as parking and storage, BU-1 allows for indoor storage only,  
whether it’s vehicles or materials.  
Mr. Filiberto stated there are already no trucks allowed on Coquina Road. Mr. Ball stated he  
cannot confirm that. It is a site plan issue and if there is insufficient right-of-way they will have  
to design their site to accommodate additional right-of-way.  
Mr. Filiberto stated he has concerns about the close proximity to the Indian River Lagoon. He  
also feels it will affect the character of the community and it is inconsistent. The staff report  
states the request may be considered an encroachment of commercial land use into a  
residential area. He agrees with that statement and he will be dissenting as well.  
Mr. Hopengarten asked if Mr. Boardman considered getting access from the motel rather than  
encroaching onto Coquina Road. Mr. Boardman replied he did, and his understanding is that he  
would need to get development permissions to do something with the land before he gets to  
the stage where he would be doing a full site plan, but it is an option he would consider. He  
said he would gladly gain access from the north, but he would have to speak to his neighbor,  
and he could give away some land on the north side, but he is only interested in residential.  
Motion by Peter Filiberto, seconded by Liz Alward, to recommend denial of the Small Scale  
Comprehensive Plan Amendment, to change the Future Land Use designation from RES 4 and  
NC to CC. The motion passed unanimously.  
Liz Alward stated the surrounding residents bought their properties with the understanding that  
the only thing that could be built there was one single-family unit, and what is being proposed is  
43,996 square feet of commercial.  
Mr. Ball clarified that for concurrency purposes, staff has to identify the floor area ratio for any  
given land use. There is no way the applicant can do that and make sure he has stormwater  
and parking, but for concurrency purposes, staff does that.  
Ms. Alward stated it is still a proposed commercial use. The uses in BU-1 are extensive, and  
without a BDP it can be sold tomorrow and be opened up to any of the BU-1 uses. She said  
she doesn’t think the board has enough information to move forward.  
Mr. Glover stated if the property could be accessed from U.S. 1 and the applicant came to the  
board with a plan of the number of units planned for the property it could be something he  
could be in favor of, but he is not in favor today.  
Mr. Boardman stated he does have some plans.  
Mark Wadsworth asked if the board can table the request, and noted there is a motion on the  
floor to deny.  
Alex Esseesse noted there is a motion and a second.  
Mr. Moia stated he is in support of the motion because there isn’t enough information.  
Mr. Minneboo stated people came to speak against the requests today and there is no reason  
to table.  
Motion by Liz Alward, seconded by Henry Minneboo, to recommend denial of the change of  
zoning classification from AU to BU-1. The motion passed unanimously.  
Result: DENIED  
Mover: Peter Filiberto  
Seconder: Liz Alward  
H.5.  
Andrea Bedard and Nicholas Boardman (Ronald Treharne) request a change of zoning  
classification from AU to BU-1. (22Z00015) (Tax Account 2511124) (District 2)  
Nick Boardman, 26 Park Avenue, Rockledge, stated his intent is to request a Future Land Use  
change from RES 4 and NC to CC in order to be able to request a change of zoning to BU-1.  
He said he and his wife own the small motel to the west of the subject property, and they have  
identified a need for contract workers to have a place to stay when they are in the area and  
they would like to build a complementary business on the property.  
Public comment:  
Curt Myers, 1981 Rockledge Drive, stated he spearheaded the project to get Coquina Road  
paved 30 years ago. There is a total of 20 feet of right-of-way on Coquina Road with no  
drainage on either side. Drainage boxes were put in the middle of the road and they get  
overwhelmed at times because they do not get cleaned out often. He noted a variance was  
granted to a pet daycare center on the north side of Coquina Road with a driveway onto  
Coquina, which drains a good portion of its parking lot. No trucks are allowed on Coquina  
Road, and it’s a very limited use. Other than the properties directly on U.S. 1, it is a residential  
neighborhood, with houses on the river of substantial value. He stated he objects to any  
commercial classification at all for that property and neighborhood. He noted the board already  
ruled on a property to the north with 20 acres of storage.  
Jerilyn Bird, 1983 Rockledge Drive, and 1971 Rockledge Drive, stated she can see the subject  
property from both of her properties. She said she is against the requests for a land use  
change and zoning change. It is a small piece of property and she would like to keep it  
residential, as the road is extremely small and she cannot see big trailers or RV’s easily  
accessing the property.  
Susan Mills, 21 Coquina Road, stated she is the direct neighbor of the subject property and she  
is opposed to the requests. She said she lives by herself and she has worked hard on her  
property, she doesn’t want people coming and going, tractor trailers, and people by themselves  
coming into the area.  
Eileen Szuchy, 2035 Rockledge Drive, stated recently and consistently there are people coming  
from the motel and going to the river to fish because there is a small piece of public land they  
can get to, but unfortunately the fish move into private property and the fishermen are going up  
and down trying to catch fish, trespassing on private property. She said with Hound Town there  
are people using the parking lot for more than the daycare, and that adds to the congestion on  
Coquina Road. She said she objects because she believes it will ruin the character of the road,  
and it will spill over into the residential homes close to Coquina and further up and down  
Rockledge Drive.  
Nick Boardman stated he also lives in the area, and he agrees that it is a lovely residential road  
and area. He said he only intends to do something residential with the property, whether it be  
an extension of the motel, some efficiencies, or a bed & breakfast. He said he wants it to be  
tasteful and fit in with the surrounding properties. He clarified there will not be any type of  
storage on the property.  
Henry Minneboo stated the motel has been there almost as long as Harvey’s Groves, and at  
one time it was a thriving location. It is a difficult situation in that area, and he cannot support  
anything on that road more than what is there today. The neighborhood doesn’t deserve any  
more impact.  
Bruce Moia stated the applicant is asking for a rezoning and land use change, and the board  
really doesn’t know what could happen; he could sell it or do something completely different;  
and there is no proposed BDP. He stated the area is an area where there should be a plan and  
conditions, but there is really nothing. He said he doesn’t feel comfortable changing the land  
use and rezoning the property when there is not a plan and the applicant can’t be held to  
anything.  
Robert Sullivan stated Rockledge Drive is a designated scenic highway, and that seemed to be  
the basis for not allowing trucks on Coquina Road. The history in the area is extensive and the  
residences along Rockledge Drive and their accesses have allowed for waivers to the roadway  
width to ensure the trees and other things, and he concurs with the sentiments of the other  
board members.  
Peter Filiberto asked the difference between a motor court, a storage facility, and a parking  
garage.  
Jeffrey Ball replied a motor court is not defined in the Code, but his understanding is that a  
motor court is an old motel. As far as parking and storage, BU-1 allows for indoor storage only,  
whether it’s vehicles or materials.  
Mr. Filiberto stated there are already no trucks allowed on Coquina Road. Mr. Ball stated he  
cannot confirm that. It is a site plan issue and if there is insufficient right-of-way they will have  
to design their site to accommodate additional right-of-way.  
Mr. Filiberto stated he has concerns about the close proximity to the Indian River Lagoon. He  
also feels it will affect the character of the community and it is inconsistent. The staff report  
states the request may be considered an encroachment of commercial land use into a  
residential area. He agrees with that statement and he will be dissenting as well.  
Mr. Hopengarten asked if Mr. Boardman considered getting access from the motel rather than  
encroaching onto Coquina Road. Mr. Boardman replied he did, and his understanding is that he  
would need to get development permissions to do something with the land before he gets to  
the stage where he would be doing a full site plan, but it is an option he would consider. He  
said he would gladly gain access from the north, but he would have to speak to his neighbor,  
and he could give away some land on the north side, but he is only interested in residential.  
Motion by Peter Filiberto, seconded by Liz Alward, to recommend denial of the Small Scale  
Comprehensive Plan Amendment, to change the Future Land Use designation from RES 4 and  
NC to CC. The motion passed unanimously.  
Liz Alward stated the surrounding residents bought their properties with the understanding that  
the only thing that could be built there was one single-family unit, and what is being proposed is  
43,996 square feet of commercial.  
Mr. Ball clarified that for concurrency purposes, staff has to identify the floor area ratio for any  
given land use. There is no way the applicant can do that and make sure he has stormwater  
and parking, but for concurrency purposes, staff does that.  
Ms. Alward stated it is still a proposed commercial use. The uses in BU-1 are extensive, and  
without a BDP it can be sold tomorrow and be opened up to any of the BU-1 uses. She said  
she doesn’t think the board has enough information to move forward.  
Mr. Glover stated if the property could be accessed from U.S. 1 and the applicant came to the  
board with a plan of the number of units planned for the property it could be something he  
could be in favor of, but he is not in favor today.  
Mr. Boardman stated he does have some plans.  
Mark Wadsworth asked if the board can table the request, and noted there is a motion on the  
floor to deny.  
Alex Esseesse noted there is a motion and a second.  
Mr. Moia stated he is in support of the motion because there isn’t enough information.  
Mr. Minneboo stated people came to speak against the requests today and there is no reason  
to table.  
Motion by Liz Alward, seconded by Henry Minneboo, to recommend denial of the change of  
zoning classification from AU to BU-1. The motion passed unanimously.  
Result: DENIED  
Mover: Liz Alward  
Seconder: Henry Minneboo  
H.6.  
James A. and Vikki P. Dean request a Small Scale Comprehensive Plan Amendment to change  
the Future Land Use designation from RES 1:2.5 to RES 1. (22SS00005) (Tax Account 2442557)  
(District 1)  
Vikki Dean, 3525 Canton Street, Cocoa, stated they built their home 27 years ago on 2.5 acres,  
and they would like to give their son an acre so he can build a home for himself.  
No public comment.  
Motion by Bruce Moia, seconded by Ben Glover, to recommend approval of the Small Scale  
Comprehensive Plan Amendment, to change the Future Land Use designation from RES 1:2.5  
to RES 1. The motion passed unanimously.  
Motion by Bruce Moia, seconded by Ben Glover, to recommend approval of the change of  
zoning classification from AU to RR-1. The motion passed unanimously.  
Result: APPROVED  
Mover: Bruce Moia  
Seconder: Ben Glover  
H.7.  
James A. and Vikki P. Dean request a change of zoning classification from AU to RR-1.  
(22Z00019) (Tax Account 2442557) (District 1)  
Vikki Dean, 3525 Canton Street, Cocoa, stated they built their home 27 years ago on 2.5 acres,  
and they would like to give their son an acre so he can build a home for himself.  
No public comment.  
Motion by Bruce Moia, seconded by Ben Glover, to recommend approval of the Small Scale  
Comprehensive Plan Amendment, to change the Future Land Use designation from RES 1:2.5  
to RES 1. The motion passed unanimously.  
Motion by Bruce Moia, seconded by Ben Glover, to recommend approval of the change of  
zoning classification from AU to RR-1. The motion passed unanimously.  
Result: APPROVED  
Mover: Bruce Moia  
Seconder: Ben Glover  
H.8.  
DeRosa Holdings, LLC (Kim Rezanka) requests an amendment to an existing BDP in an RU-2-12  
zoning classification. (22Z00022) (Tax Account 2534267) (District 2)  
Kim Rezanka, Law Firm of Lacy Lyons Rezanka, stated the board has seen this property  
before, and also two or three others of the 12 units together that were to be built. She said her  
client was before the board previously requesting two or three residences, but then realized he  
would like the ability to sell one of the units. That request was approved, but the old BDP  
entangled everyone together. She said they are asking for a new BDP that will allow him to  
either condominium or plat the .24 acres. The request is for the removal of the old BDP and a  
small change to a new BDP, which is that the property shall remain under one ownership  
unless platted or developed as a condominium. The request only changes the ownership and  
the ability to sell.  
No public comment.  
Motion by Liz Alward, seconded by Ben Glover, to recommend approval of an amendment to  
an existing BDP, limiting development of the property as two (2) detached residential units for  
residency and/or rental, and that the property shall remain under one ownership, unless platted  
or developed as a condominium. The motion passed unanimously.  
Result: APPROVED  
Mover: Liz Alward  
Seconder: Ben Glover  
H.9.  
Island Bluff, LLC (Kim Rezanka) requests a change of zoning classification from BU-1 and IN(L)  
with an existing BDP, to SR, removing the existing BDP, and adding a new BDP. (22Z00023) (Tax  
Account 2426893) (District 2)  
Kim Rezanka, Law Firm of Lacy Lyons Rezanka, stated she represents the contract purchaser,  
Gene Bucksell, who has purchased the property so that he and his daughter can build two  
homes. The request is for the SR zoning classification, which is one lot per half-acre, but a  
BDP is proposed to limit development to two homes. There is residential to the north and south;  
and although there is a lot of commercial zoning in the area, there are a lot of small houses that  
people live in and some have been converted to mixed uses. She noted the old BDP had some  
vegetative buffering, but she believes that was because there was residential to the north, but  
this request will be residential next to residential, and the old BDP permitted a professional and  
laboratory use, so that will be eliminated.  
Public Comment:  
Sue Cody, 3345 Canaveral Groves Boulevard, Cocoa, stated she owns the property to the  
south of the subject property. She said she has concerns as to how the approval of  
single-family homes will adversely affect her property now and in the future for development.  
She said it does not seem to be the highest and best use of property in the area due to the  
current zonings already in place, and it concerns her that single-family homes will be in the  
middle. She said it also does not seem to be compatible with any comprehensive land use in  
the area. The properties to the north of the subject property are zoned similarly to her property.  
She stated she strongly objects to single-family homes in the area because she does not feel it  
is the best use for Merritt Island in that area, as it is in the middle of multi-family and  
commercial properties.  
Ms. Rezanka stated the subject property is currently under a professional and laboratory use,  
which doesn’t belong in the area. She noted that part of the property is in a flood zone and part  
of it is in the coastal high hazard area, so bringing in development of two single-family homes  
makes more sense for the health of the Indian River Lagoon and for the flood zone and high  
hazard areas, but it is residential next to residential, so it is compatible and is currently an  
under-utilized parcel that provides a variety of housing opportunities.  
John Hopengarten stated the aerial map shows a foundation on the property. Ms. Rezanka  
replied there used to be a church on the property.  
Peter Filiberto asked if the property will connect to sewer. Ms. Rezanka replied yes.  
Mr. Filiberto stated he did not see any concerns on the school capacity, and the public safety  
aspect looks good as well, along with utilities. He asked if the mangroves along the river be  
affected. Ms. Rezanka replied she doesn’t know, they are still working on their site plans, but  
they are allowed to impact them to some degree if they want a dock, but they will have to meet  
regulations at the time.  
Motion by Liz Alward, seconded by Bruce Moia, to approve the requested change of zoning  
classification from BU-1 and IN(L), with an existing BDP, to SR, removing the existing BDP,  
and adding a new BDP, limiting density to one unit per acre, for a total of two units. The motion  
passed unanimously.  
Result: APPROVED  
Mover: Liz Alward  
Seconder: Bruce Moia  
H.10.  
Sunshine Petro, Inc.; Jacob Aaron Corporation; and Alice Elaine Tisthammer (John Rosenthal)  
request a Small Scale Comprehensive Plan Amendment from RES 4, NC, and CC, to all CC.  
(22SS00003) (Tax Accounts 2312189, 2312249, 2312191, 2312201, 2312205, 2312203,  
2312233, 2312234, 2312213, & 2312214) (District 1)  
Jon Rosenthal, Florida Power & Light (FPL), stated before the board is a proposal for a new  
FPL service center, which is a place where FPL houses engineers, line crews, maintenance  
crews, and administrative staff. Three buildings are planned, one is a two-story, 25,000  
square-foot service center, and the two others are a maintenance garage and a storage  
warehouse. A service center is where FPL maintains the electrical grid in neighborhoods  
throughout the community on a day-to-day basis, but more recently FPL has begun a strategy  
that involves positioning people in preparation of storm events. These hardened service centers  
have been established in various areas across the state; there is one in Flagler County, and  
one currently being built in Indian River County. The service center allows FPL to pre-position  
storm riders, such as electricians and contractors, to be on site and commence restoration  
once deemed safe to do so. He said FPL is able to bring in 120 storm riders prior to storm  
landfall, allowing restoration work to begin much quicker.  
Kelley Klepper, Kimley Horn & Associates, 1777 Main Street, Suite 200, Sarasota, Florida,  
stated the 120 storm riders are not people who will be there on a daily basis, they will be used  
in the case of a storm event. He said what FPL is trying to do is clean up the Future Land Use  
map for two parcels totaling 4.25 acres; concurrent with that is a rezoning request for 10  
parcels totaling approximately 17 acres, and also the removal of two existing BDPs. The  
property is along the Port St. John Parkway, the NW quadrant of Grissom. There is some  
development to the south, the Parrish Health Care Center, the animal hospital, and the  
proposed multi-family project. The facility will be mostly isolated from residential development.  
The majority of the surrounding properties are vacant. The CC designation is consistent and  
compatible with what is already established in the area, as well as on the south side of the  
quadrant. From a zoning perspective, they are asking for approval for the 10 individual parcels  
totaling 17.7 acres, to be rezoned to BU-2 to allow the service center. There will be access off  
of Grissom Parkway and Port St. John Parkway, and segregated access for customers and  
crews.  
Henry Minneboo asked if the service center will have an impact on any of the other service  
centers, such as the one on Merritt Island.  
Mr. Rosenthal stated they are still evaluating the existing facilities in the area. He said FPL likes  
to stage crews day-to-day as well as during a storm event, so there could still be a presence at  
the Merritt Island facility and other locations. The proposed facility will be day-to-day and will be  
staffed day-to-day. The proposed location in Port St. John is good because of the quick access  
to S.R. 528 and it also takes crews off of Merritt Island during a storm event and gives them a  
place take shelter.  
No public comment.  
Jeffrey Ball noted the proposed site plan has not been vetted to make sure it meets Code  
requirements, so it is conceptual in nature.  
Mr. Rosenthal stated FPL has been working with the developer of the proposed apartments to  
the west, as well as Parrish Health Care facility and the animal clinic, to get feedback.  
Mr. Hopengarten asked if there will be outside storage of transformers or utility poles. Mr.  
Rosenthal replied yes, there will be outdoor storage, which is why they are proposing an 8-foot  
screening wall around the perimeter of the site. He also anticipates softening the screening wall  
on the outside with shrubbery. He stated there is outdoor storage as well as vehicle staging,  
and there will be vehicle staging on the property all night every day of the week.  
Robert Sullivan asked if the facility is a service center as well as an emergency operations  
center. Mr. Rosenthal replied it is a facility FPL anticipates staging storm riders. He said FPL  
has designed it and set aside space on the property to stage outside contractors that are  
coming in to assist with restoration activities, but he is hesitant to give it the title of emergency  
operations center. Mr. Sullivan said he is in favor of the project.  
Liz Alward stated the proposed facility is in a good location.  
Motion by Liz Alward, seconded by Bruce Moia, to recommend approval of the Small Scale  
Comprehensive Plan Amendment, to change the Future Land Use designation from RES 4, NC  
and CC to all CC. The motion passed unanimously.  
Motion by Liz Alward, seconded by Bruce Moia, to recommend approval of the change of  
zoning classification from GU, BU-1-A, and BU-1, with existing BDPs, to BU-2, and removal of  
the two existing BDP’s. The motion passed unanimously.  
Result: APPROVED  
Mover: Liz Alward  
Seconder: Bruce Moia  
H.11.  
Sunshine Petro, Inc.; Jacob Aaron Corporation; and Alice Elaine Tisthammer (John Rosenthal)  
request a change of zoning classification from GU, BU-1-A, and BU-1, with existing BDP's, to  
BU-2 and removal of existing BDP's. (22Z00020) (Tax Accounts 2312189, 2312249, 2312191,  
2312201, 2312205, 2312203, 2312233, 2312234, 2312213, & 2312214) (District 1)  
Jon Rosenthal, Florida Power & Light (FPL), stated before the board is a proposal for a new  
FPL service center, which is a place where FPL houses engineers, line crews, maintenance  
crews, and administrative staff. Three buildings are planned, one is a two-story, 25,000  
square-foot service center, and the two others are a maintenance garage and a storage  
warehouse. A service center is where FPL maintains the electrical grid in neighborhoods  
throughout the community on a day-to-day basis, but more recently FPL has begun a strategy  
that involves positioning people in preparation of storm events. These hardened service centers  
have been established in various areas across the state; there is one in Flagler County, and  
one currently being built in Indian River County. The service center allows FPL to pre-position  
storm riders, such as electricians and contractors, to be on site and commence restoration  
once deemed safe to do so. He said FPL is able to bring in 120 storm riders prior to storm  
landfall, allowing restoration work to begin much quicker.  
Kelley Klepper, Kimley Horn & Associates, 1777 Main Street, Suite 200, Sarasota, Florida,  
stated the 120 storm riders are not people who will be there on a daily basis, they will be used  
in the case of a storm event. He said what FPL is trying to do is clean up the Future Land Use  
map for two parcels totaling 4.25 acres; concurrent with that is a rezoning request for 10  
parcels totaling approximately 17 acres, and also the removal of two existing BDPs. The  
property is along the Port St. John Parkway, the NW quadrant of Grissom. There is some  
development to the south, the Parrish Health Care Center, the animal hospital, and the  
proposed multi-family project. The facility will be mostly isolated from residential development.  
The majority of the surrounding properties are vacant. The CC designation is consistent and  
compatible with what is already established in the area, as well as on the south side of the  
quadrant. From a zoning perspective, they are asking for approval for the 10 individual parcels  
totaling 17.7 acres, to be rezoned to BU-2 to allow the service center. There will be access off  
of Grissom Parkway and Port St. John Parkway, and segregated access for customers and  
crews.  
Henry Minneboo asked if the service center will have an impact on any of the other service  
centers, such as the one on Merritt Island.  
Mr. Rosenthal stated they are still evaluating the existing facilities in the area. He said FPL likes  
to stage crews day-to-day as well as during a storm event, so there could still be a presence at  
the Merritt Island facility and other locations. The proposed facility will be day-to-day and will be  
staffed day-to-day. The proposed location in Port St. John is good because of the quick access  
to S.R. 528 and it also takes crews off of Merritt Island during a storm event and gives them a  
place take shelter.  
No public comment.  
Jeffrey Ball noted the proposed site plan has not been vetted to make sure it meets Code  
requirements, so it is conceptual in nature.  
Mr. Rosenthal stated FPL has been working with the developer of the proposed apartments to  
the west, as well as Parrish Health Care facility and the animal clinic, to get feedback.  
Mr. Hopengarten asked if there will be outside storage of transformers or utility poles. Mr.  
Rosenthal replied yes, there will be outdoor storage, which is why they are proposing an 8-foot  
screening wall around the perimeter of the site. He also anticipates softening the screening wall  
on the outside with shrubbery. He stated there is outdoor storage as well as vehicle staging,  
and there will be vehicle staging on the property all night every day of the week.  
Robert Sullivan asked if the facility is a service center as well as an emergency operations  
center. Mr. Rosenthal replied it is a facility FPL anticipates staging storm riders. He said FPL  
has designed it and set aside space on the property to stage outside contractors that are  
coming in to assist with restoration activities, but he is hesitant to give it the title of emergency  
operations center. Mr. Sullivan said he is in favor of the project.  
Liz Alward stated the proposed facility is in a good location.  
Motion by Liz Alward, seconded by Bruce Moia, to recommend approval of the Small Scale  
Comprehensive Plan Amendment, to change the Future Land Use designation from RES 4, NC  
and CC to all CC. The motion passed unanimously.  
Motion by Liz Alward, seconded by Bruce Moia, to recommend approval of the change of  
zoning classification from GU, BU-1-A, and BU-1, with existing BDPs, to BU-2, and removal of  
the two existing BDP’s. The motion passed unanimously.  
Result: APPROVED  
Mover: Liz Alward  
Seconder: Bruce Moia  
H.12.  
Jacob Aaron Corporation; Gigi II, LLC; The BDM Financial Corporation; and Michael P. and Lori L.  
Melzer (Kim Rezanka) request a Small Scale Comprehensive Plan Amendment from NC and CC  
to RES 15. (22SS00006) (Tax Accounts 2312160, 2312187, 2312255, 2312301, 2312312,  
2312307, 2312339, 2312276, 2312262, 2312334, 2312264, 2312333, 2312332, 2312260,  
2319284, 2312251, & 2312250) (District 1)  
Kim Rezanka, Law Firm of Lacy Lyons Rezanka, stated she represents the contract  
purchasers, Blaze Capital Partners, LLC. The property is 20.88 acres and a conglomeration of  
17 parcels. She said the developer is looking to develop 3-story multi-family, 288-unit  
apartment complex, with a maximum of 313 units, there will be a clubhouse and a pool, and  
there will be some garage parking. The thought in 2009 was to develop a hotel/motel, but there  
is not a need for in that location at this time. There was also planned to be 330,000 square feet  
of commercial, but there are not enough homes in the area to support that kind of  
development. The majority of the surrounding properties are vacant with a few commercial  
uses, such as Parrish Medical facility, a future gas station, and an FPL service center. She said  
her clients have been working with FPL and County staff as far as easements, stormwater, and  
accesses. The change of Future Land Use will allow this multi-family apartment complex; it is a  
great location for an apartment complex because it is close to I-95. The proposed use will not  
diminish the safety or quality of life in the existing area; the development will not have a  
negative impact on transportation, the level of services will not be impacted, and there are no  
school concurrency issues. The development will be on sewer and water and it will continue to  
maintain the drainage patterns currently in existence. With the change of Future Land Use to  
RES 15, Policy 1.4 criteria indicates it is appropriate for these types of land uses for areas  
located east of I-95 and areas with access to arterial or collector roadways without impacting  
existing or designated lower density intensity areas, and this will not do that.  
She stated for the rezoning portion of the request, they are requesting a change from GU,  
BU-1, and TU-2, and removal of an existing BDP that limited the property to a 220-room hotel  
and 335,000 square feet of commercial space. The development will be connected to  
centralized sewer and potable water, and there are no traffic or school concurrency issues. She  
said it is a challenging site to develop because there are some wetlands on it, which will be  
limited impact, and there are drainage easements along the frontage, and a County pond to the  
west, all of which will be taken into consideration during site planning. She said her client  
believes housing is needed in Brevard County and new rental property as well.  
Henry Minneboo asked if the Scrub Jays are under control on the property.  
Scott Nichol, DRMP & Associates, stated they have not completed an environmental  
assessment yet, but they are in the process. He said he knows there is a potential for them to  
be on the property.  
John Hopengarten asked if Ms. Rezanka’s clients have any objection to the proposed FPL  
service center that will be to the east of the apartment complex. Ms. Rezanka replied she does  
not believe so, but they know there will be substantial screening, and they are dealing with  
easement and stormwater issues with them, so the two purchasers have been working  
together.  
Mr. Hopengarten stated the school district has designated Fairglen Elementary School for the  
area, which is quite a distance, and asked if the developer is planning a playground for the  
children who live in the apartment complex.  
Chris Whitker, Blaze Capital Partners, 3256 NW 60th St., Boca Raton, Florida, stated the plan  
is preliminary, but they anticipate incorporating playgrounds and pocket parks to the extent they  
can, and it will be family friendly.  
Mr. Hopengarten asked if Mr. Whitker has any objections to the FPL facility that will be next  
door. Mr. Whitker replied no, not with the screening that will be installed as well as the  
separation between the two developments.  
Bruce Moia asked if it is City of Cocoa water and sewer. Mr. Nichol replied yes.  
Peter Filiberto stated as far as the ingress and egress, he sees the resident entry and exit, and  
then the main entry and exit. He asked if the board wants to have two separate exits, or if both  
of them should be the main entrance.  
Mr. Moia stated he believes that because it is over 200 units, they are required to have two  
means of ingress and egress.  
Mr. Minneboo stated one is going to be right-in/right-out, and they are not going to be able to  
cross the median.  
Mr. Moia stated the other one is the limited access of the I-95 corridor. The access cannot be  
moved any further west.  
Liz Alward stated as far as the playground for the kids, the Bernice Jackson Community Center  
is less than a mile from the property and it has an indoor gym and playground. She said she  
thinks with having the FPL service center so close, and the hospital, the apartment complex  
should never lose power.  
Motion by Liz Alward, seconded by Peter Filiberto, to recommend approval of the Small Scale  
Comprehensive Plan Amendment to change the Future Land Use designation from NC and CC  
to RES 15. The motion passed unanimously.  
Motion by Peter Filiberto, seconded by Liz Alward, to recommend approval of the change of  
zoning classification from GU, BU-1, and TU-2, with an existing BDP, to RU-2-15, and removal  
of the existing BDP. The motion passed unanimously.  
Result: APPROVED  
Mover: Liz Alward  
Seconder: Peter Filiberto  
H.13.  
Jacob Aaron Corporation; Gigi II, LLC; The BDM Financial Corporation; and Michael P. and Lori  
L. Melzer (Kim Rezanka) request a change of zoning classification from GU, BU-1, and TU-2,  
with an existing BDP, to RU-2-15 and removal of existing BDP. (22Z00027) (Tax Accounts  
2312160, 2312187, 2312255, 2312301, 2312312, 2312307, 2312339, 2312276, 2312262,  
2312334, 2312264, 2312333, 2312332, 2312260, 2319284, 2312251, & 2312250) (District 1)  
Kim Rezanka, Law Firm of Lacy Lyons Rezanka, stated she represents the contract  
purchasers, Blaze Capital Partners, LLC. The property is 20.88 acres and a conglomeration of  
17 parcels. She said the developer is looking to develop 3-story multi-family, 288-unit  
apartment complex, with a maximum of 313 units, there will be a clubhouse and a pool, and  
there will be some garage parking. The thought in 2009 was to develop a hotel/motel, but there  
is not a need for in that location at this time. There was also planned to be 330,000 square feet  
of commercial, but there are not enough homes in the area to support that kind of  
development. The majority of the surrounding properties are vacant with a few commercial  
uses, such as Parrish Medical facility, a future gas station, and an FPL service center. She said  
her clients have been working with FPL and County staff as far as easements, stormwater, and  
accesses. The change of Future Land Use will allow this multi-family apartment complex; it is a  
great location for an apartment complex because it is close to I-95. The proposed use will not  
diminish the safety or quality of life in the existing area; the development will not have a  
negative impact on transportation, the level of services will not be impacted, and there are no  
school concurrency issues. The development will be on sewer and water and it will continue to  
maintain the drainage patterns currently in existence. With the change of Future Land Use to  
RES 15, Policy 1.4 criteria indicates it is appropriate for these types of land uses for areas  
located east of I-95 and areas with access to arterial or collector roadways without impacting  
existing or designated lower density intensity areas, and this will not do that. She stated for the  
rezoning portion of the request, they are requesting a change from GU, BU-1, and TU-2, and  
removal of an existing BDP that limited the property to a 220-room hotel and 335,000 square  
feet of commercial space. The development will be connected to centralized sewer and potable  
water, and there are no traffic or school concurrency issues. She said it is a challenging site to  
develop because there are some wetlands on it, which will be limited impact, and there are  
drainage easements along the frontage, and a County pond to the west, all of which will be  
taken into consideration during site planning. She said her client believes housing is needed in  
Brevard County and new rental property as well.  
Henry Minneboo asked if the Scrub Jays are under control on the property.  
Scott Nichol, DRMP & Associates, stated they have not completed an environmental  
assessment yet, but they are in the process. He said he knows there is a potential for them to  
be on the property.  
John Hopengarten asked if Ms. Rezanka’s clients have any objection to the proposed FPL  
service center that will be to the east of the apartment complex. Ms. Rezanka replied she does  
not believe so, but they know there will be substantial screening, and they are dealing with  
easement and stormwater issues with them, so the two purchasers have been working  
together.  
Mr. Hopengarten stated the school district has designated Fairglen Elementary School for the  
area, which is quite a distance, and asked if the developer is planning a playground for the  
children who live in the apartment complex.  
Chris Whitker, Blaze Capital Partners, 3256 NW 60th St., Boca Raton, Florida, stated the plan  
is preliminary, but they anticipate incorporating playgrounds and pocket parks to the extent they  
can, and it will be family friendly.  
Mr. Hopengarten asked if Mr. Whitker has any objections to the FPL facility that will be next  
door. Mr. Whitker replied no, not with the screening that will be installed as well as the  
separation between the two developments.  
Bruce Moia asked if it is City of Cocoa water and sewer. Mr. Nichol replied yes.  
Peter Filiberto stated as far as the ingress and egress, he sees the resident entry and exit, and  
then the main entry and exit. He asked if the board wants to have two separate exits, or if both  
of them should be the main entrance.  
Mr. Moia stated he believes that because it is over 200 units, they are required to have two  
means of ingress and egress.  
Mr. Minneboo stated one is going to be right-in/right-out, and they are not going to be able to  
cross the median.  
Mr. Moia stated the other one is the limited access of the I-95 corridor. The access cannot be  
moved any further west.  
Liz Alward stated as far as the playground for the kids, the Bernice Jackson Community Center  
is less than a mile from the property and it has an indoor gym and playground. She said she  
thinks with having the FPL service center so close, and the hospital, the apartment complex  
should never lose power.  
Motion by Liz Alward, seconded by Peter Filiberto, to recommend approval of the Small Scale  
Comprehensive Plan Amendment to change the Future Land Use designation from NC and CC  
to RES 15. The motion passed unanimously.  
Motion by Peter Filiberto, seconded by Liz Alward, to recommend approval of the change of  
zoning classification from GU, BU-1, and TU-2, with an existing BDP, to RU-2-15, and removal  
of the existing BDP. The motion passed unanimously.  
Result: APPROVED  
Mover: Peter Filiberto  
Seconder: Liz Alward  
Public Comment  
Adjournment  
In accordance with the Americans with Disabilities Act and Section 286.26, Florida Statutes,  
persons needing special accommodations or an interpreter to participate in the proceedings,  
please notify the Planning and Development Department no later than 48 hours prior to the  
meeting at (321) 633-2069.  
Assisted listening system receivers are available for the hearing impaired and can be obtained  
from SCGTV staff at the meeting. We respectfully request that ALL ELECTRONIC ITEMS  
and CELL PHONE REMAIN OFF while the Planning and Zoning Board is in session. Thank  
You.  
This meeting will be broadcast live on Space Coast Government Television (SCGTV) on  
Spectrum Cable Channel 499, Comcast (North Brevard) Cable Channel 51, and Comcast  
(South Brevard) Cable Channel 13 and AT&T U-verse Channel 99. SCGTV will also replay  
this meeting during the coming month on its 24-hour video server nights, weekends, and  
holidays. Check the SCGTV website for daily program updates at http://www.brevardfl.gov.  
The Agenda may be viewed at: http://www.brevardfl.gov/Board Meetings