Mims Zoning 101: AU, RR and What You Can Build

Thinking about buying land or a home site in Mims so you can add a barn, keep a few horses, or build a big workshop? You are not alone. Many Space Coast buyers want rural room to breathe, then discover that zoning and permits shape what is actually possible.

This guide breaks down how AU and RR zoning typically work in unincorporated Mims, what you can usually build, the surprises that catch new owners, and the steps to verify your plans before you invest. You will leave with a simple checklist and local contacts so you can move forward with confidence. Let’s dive in.

AU vs. RR: What they mean in Mims

AU: Agricultural and flexible

AU is commonly an agricultural or agricultural-residential district intended for larger lots and low-density uses. You can usually have a single-family home plus agricultural activities such as gardens, small crop plots, horses, and barns. AU tends to be more permissive for accessory agricultural structures like stables, equipment shelters, and greenhouses. Limited agricultural-related nonresidential uses may be possible by right or with an administrative review, depending on the site and proposal.

RR: Rural residential for homes first

RR is designed to preserve a rural residential feel with larger lots than urban settings. It prioritizes single-family homes and customary accessory uses. You can often keep small-scale animals and add typical outbuildings. Compared with AU, RR may include more limits on the size and number of accessory structures or on commercial-scale agricultural activity. There are often subcategories (for example variants that change minimum lot size), so you need to confirm the exact RR designation on your parcel.

How they compare for your plans

• Barns and arenas: AU is generally more flexible for larger barns, arenas, or agricultural storage. RR often allows barns, but with more constraints.
• Livestock: Small-scale animal keeping is commonly allowed in both. Commercial animal operations face more limits in RR.
• Home-based activity: Small home occupations are usually allowed. Anything approaching commercial farm use or retail can require special review in either district.

What you can usually build

Primary uses

• Single-family home as the main use.
• Customary residential features such as garages, carports, patios, and porches.
• Agricultural uses that fit the district. AU is typically the most accommodating; RR focuses on residential with rural flexibility.

Accessory structures

• Sheds and tool buildings are commonly permitted as accessory structures. Height, size, and setbacks still apply.
• Barns and stables are typically allowed in AU and often in RR. Expect standards for setbacks, animal safety, and distance from wells and septic.
• Accessory dwelling units (ADUs) or guest suites may be possible, but size, occupancy, and utility connections are often limited by local code.
• Horse arenas or riding rings are often feasible in AU. Lighting, drainage, and spectator features may trigger extra review.

Home occupations and small farm retail

• Small-scale home occupations are common with limits on intensity and traffic. A farm stand or similar activity might be possible, but selling goods or operating a visible business can require a home occupation permit or a special approval.

Surprises that trip up new owners

• Cumulative accessory size limits. Codes may cap the total accessory square footage based on lot size or on the size of the main home. Multiple large shops or a very large barn can push you over the cap.
• Setback rules. Accessory buildings must fit front, side, and rear setbacks, including from county rights-of-way. Placing a barn too close to a property line or road can lead to violations.
• Height caps. Tall barns, hay lofts, or equipment sheds can exceed height limits and require a variance.
• Use vs. appearance. A building that looks like a barn but functions as a commercial workshop can trigger zoning or licensing issues.
• Private covenants. HOA rules or recorded covenants can be stricter than county zoning, such as limits on metal buildings or livestock. Private rules still apply even if county zoning allows the use.

Setbacks, size, and site constraints

Setbacks and separations

• Yard setbacks: Both principal and accessory structures must meet defined front, side, and rear yards for your zoning district.
• Road and right-of-way: Driveways and structures must stay clear of county right-of-way. Access work often needs a driveway permit.
• Septic and wells: Health rules require minimum distances between septic systems, wells, and structures. These separations can control where you place a barn or ADU.
• Easements and utilities: Utility or drainage easements typically prohibit building within the easement area.

Lot size and density

• AU and RR are lower-density districts. Minimum lot size can influence whether certain agricultural uses are allowed and how much accessory area you can build.
• Larger lots often make placement easier but do not remove the need to follow setbacks, easements, or environmental limits.

Floodplains and wetlands

• Flood zones: FEMA maps determine flood zone status. Structures in AE or VE zones may require elevation and additional design measures.
• Wetlands: The presence of wetlands may limit buildable area and require permits or mitigation before filling.
• Tree and vegetation rules: County ordinances can require mitigation if you remove significant canopy.

Permits and approvals to expect

Building permits

• Most permanent accessory structures need a building permit, especially if they have a foundation or utilities. Electrical, mechanical, and plumbing always require permits.
• Small, temporary sheds may be exempt at certain sizes if not anchored and without utilities. You must confirm the current threshold with the County.

When you need extra review

• Larger barns, arenas with lighting, or commercial agricultural operations can trigger site plan review, special permits, or conditional use approvals.
• If you cannot meet a setback, height, or coverage rule, you may seek a variance. Variances require a clear hardship and county approval.

Driveways and right-of-way

• New or widened driveway access from a county road typically requires a separate permit. Culverts or work in the right-of-way also need approval.

Inspections and fees

• County inspections occur during construction. Habitable accessory spaces, like an ADU, need final sign-off before occupancy.
• Permit fees apply to most building activity. Some agricultural buildings may be exempt from certain impact fees, but rules vary by use and building type.

A simple plan to verify your parcel

1. Confirm your parcel’s current zoning in Brevard County and whether it carries any overlays or pending rezoning.
2. Pull recorded covenants or HOA documents to check for private restrictions.
3. Check flood zone status and have wetlands evaluated if needed.
4. Locate septic and well positions and note required separations from structures.
5. Identify any recorded easements for utilities or drainage.
6. Draft a simple site plan sketch showing proposed building locations, setbacks, septic, well, driveways, and easements.
7. Speak with County Planning and Zoning about permitted uses and any special approvals.
8. Confirm building permit thresholds and submittal requirements with the Building Department.
9. Obtain environmental and health approvals first if they apply, then submit building permits.
10. Schedule inspections and collect final approvals before use.

Who to call in Brevard County

• Brevard County Planning and Development / Zoning Division: Zoning classification, permitted uses, site plan and variance procedures.
• Brevard County Building Department: Building permit thresholds, application checklists, and inspections.
• Florida Department of Health in Brevard: Septic and well permitting and separation distances.
• Brevard County Property Appraiser and GIS Parcel Viewer: Parcel boundaries, dimensions, and recorded easements.
• St. Johns River Water Management District and Florida Department of Environmental Protection: Wetlands and surface-water permitting.
• FEMA Flood Map Service Center: Flood zone verification and base flood elevation information.

Planning to buy in Mims?

If you want space for a barn, workshop, or hobby farm, choosing the right zoning and understanding permits will make your plan smoother and more cost-effective. As a Titusville-based, broker-led team with deep Space Coast roots, we can help you target parcels that fit your goals, coordinate answers from county staff, and structure your offer with realistic timelines for due diligence.

Ready to explore Mims properties with room for your plans? Reach out to Pamela Myers Realty for local guidance and a steady, step-by-step path from search to closing.

FAQs

Can I build a large metal barn in Mims AU or RR zoning?

• Often yes, especially in AU. Confirm size, height, and setbacks, and expect a building permit for permanent structures.

Do I need a permit for a small shed in Mims?

• Many small, temporary sheds may be exempt if under a certain size and without utilities. Always confirm the current county threshold.

Can I keep horses or chickens on an RR lot in Mims?

• Small-scale animal keeping is typically allowed, but limits on numbers and waste management may apply. Commercial activity faces more rules.

Will a new barn or shop increase my property taxes in Brevard?

• A permitted structure is usually assessed and can raise your property taxes. Unpermitted work can lead to enforcement issues.

Can I add a mother-in-law suite or ADU on AU or RR land?

• Some form of ADU may be allowed, but local rules often limit size, occupancy, and utilities. Check zoning and the Building Department first.

What if my Mims parcel has wetlands or is in a flood zone?

• You may need environmental permits and specific construction standards such as elevation. Verify wetlands and flood status before design.