Viera, FL – July 18, 2025 – In a tense and divided session, the Brevard County Board of County Commissioners voted 3-1 to approve amendments to the county’s Comprehensive Plan based on the Evaluation and Appraisal Review (EAR), sparking fierce public backlash over potential increases in residential density on flood-prone areas and the barrier islands. The decision, made during the July 17 zoning meeting, highlighted deep divisions between development interests and community concerns about flooding risks, insurance costs, and public safety in one of Florida’s most flood-vulnerable regions.
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The EAR amendments, item H13 on the agenda, were intended as part of a periodic update to the county’s long-term land use policies. However, critics argued that the changes shift from strict density caps—such as limiting developments to no more than two dwelling units per acre in certain floodplains—to a more flexible “performance-based” approach reliant on “best available data.” Opponents, including local residents and environmental groups, warned that this could exacerbate flooding in areas already strained by recent storms and rising sea levels.
Brevard County ranks as the 10th most flood-prone county in the nation and fourth in Florida, according to public speakers at the meeting. Sandra Sullivan, a vocal resident and frequent commenter on county planning issues, lambasted the board for what she called a “misrepresentation” of the plan’s history and impacts. “You are removing the density limitation on the river and floodplain,” Sullivan said, predicting a “homeowner insurance tsunami” and even “potential loss of life in a mass casualty event.” She accused commissioners of prioritizing “special interests” over public safety, stating, “Our lives matter.”
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Ruth Amato, a fifth-generation farmer from Mims, echoed these sentiments, pleading with the board not to increase density in rural floodplains. “We can’t take your stormwater anymore,” Amato said, describing how the St. Johns River’s bottleneck already floods her land during heavy rains. Thea Thorne, another Mims resident, described recent flooding as “epic” and labeled the amendments as “pure negligence to we the people.”
Commissioner Delaney, representing North Brevard, was a key voice of dissent within the board. Citing communications with Florida Commerce and the St. Johns River Water Management District, she argued that reinstating previous density limits would not constitute a “substantial change” to the plan. Delaney presented photos of severe flooding from the past week, showing inundated farms and homes in areas like Mims and Scottsmoor. “This is not normal,” she said, emphasizing the need to protect farming communities and cultural heritage from unchecked development.
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Delaney’s initial motion to retain specific density restrictions in policies CON 4.1 A1, B1, and C2 failed for lack of a second. An attempt to table the item until September 22—the deadline for EAR adoption—was withdrawn after staff noted it would delay transmittal of the related Brevard Barrier Island Area (BBIA) amendment, which must be sent to the state within 10 working days. Ultimately, Delaney proposed a compromise: approving the EAR but excluding areas west of I-95 and north of SR 520 from the density changes. This motion, seconded by Commissioner Atkinson, passed 3-1, with Commissioner Goodson dissenting due to the lack of a map delineating the excluded zone.
The debate was further complicated by Florida Senate Bill 180 (SB 180), which retroactively limits counties from reimposing more restrictive regulations once removed. County staffer Morris explained that moving to a performance-based system makes it “very difficult” to revert to hard caps later, even if unintended consequences arise.
Environmental groups offered mixed support. Mary Spar of the Sierra Club endorsed the amendments but urged future strengthening of coastal management policies to address flood-prone areas and setback lines. Dr. Laura Wilson from the Marine Resources Council praised elements promoting low-impact development and living shorelines but stopped short of full opposition.
The meeting’s emotional climax came post-vote, when Sullivan returned to the podium for a scathing rebuke. “When a hurricane hits—and it will—and there’s mass casualty, I hope there’s a class action suit for what you did today, doubling and tripling the density on the barrier island,” she said. Sullivan also criticized the lack of a fixed evacuation standard, referencing a Florida Department of Commerce letter tying such standards to restrictions on developments under the Live Local Act.
In contrast, the BBIA amendment (H12), which adds a new element to the Comprehensive Plan to implement the Brevard Barrier Island Protection Act, passed unanimously 4-0. Staff emphasized it “absolutely not” increases density and reinforces protections for the South Beaches as an area of critical state concern. However, speakers like Sullivan raised concerns about variable evacuation standards and potential shifts from residential to commercial uses, which could enable hotels or large multifamily projects.
Routine items, such as zoning changes for townhomes and an industrial gas plant expansion in Mims to support SpaceX operations, were approved with little debate. But the EAR decision underscored ongoing tensions in Brevard County, where rapid growth from space industry expansion clashes with environmental vulnerabilities.
As the amendments head to Florida Commerce for review, residents like Sullivan vow to continue fighting. “We the people don’t matter because this is all about we the money and special interests,” she concluded. County officials have indicated willingness to revisit “unintended consequences” post-transmittal, but under SB 180, such adjustments may prove challenging.
The full meeting video is available below, with the next zoning session scheduled for August 7.
