civic record · cocoa, florida
Planning & Zoning

Planning & Zoning Board / Local Planning Agency Meeting

Date
2025-10-01
Status
Draft minutes and machine transcript available
Source
CivicClerk event #104
Built from draft minutes printed in an agenda packet — no AI-written text Briefing final

The City's record

What the City's record shows

Draft minutes printed in the City's agenda packet of 2025-12-03, pp. 18–21; approved as written by the Planning & Zoning Board according to the draft minutes of 2025-12-03, whose own approval is recorded in later draft minutes but not yet confirmed in the City's approved minutes. The City has not posted the approved minutes as a separate file. The approving motion, “to APPROVE THE MINUTES OF SEPTEMBER 10, 2025, AND OCTOBER 1 2025, AS WRITTEN”, is in the draft minutes printed for approval in the 2026-04-01 agenda packet (2173_Planning_Zoning_4_1_26.pdf, packet pp. 9–14).

Built only from this meeting's draft minutes (2080_12_3_2025_Planning_and_Zoning.pdf, packet pp. 18–21). Page numbers are the minutes' own. Discussion is in the minutes' text; it is not summarised here.

Attendance (the roll call)

  • Listed present when the roll was taken: Ron Chabot, Tamisha Findlay, Victoria Jones, Katherine Stewart, Marcus Wheeler, Russell Sengel
  • (Checked against the ballots and the printed roll lines; no independent membership list of this board is available to confirm that the roll is complete.)
  • Listed absent: Wesley Park, Todd Anderson, Aleck Greenwood, Keith Wall
  • Also listed as present (staff and other roles): Kristin Eick (City Attorney), Breanna Earley (Recording Secretary), Jennifer Webster (City Planner)
  • Named on at least one ballot later in the meeting: CHABOT, FINDLAY, JONES, SENGEL, STEWART, WHEELER (participation, which can differ from the roll: arrivals and departures are in the minutes' text)

Adopted actions (4)

  • to APPROVE THE REGULAR MEETING AGENDA OF OCTOBER 1, 2025 WITH AN AMENDMENT TO MOVE ITEM III.1 TO ITEM III.3 (moved by STEWART, seconded by SENGEL); PASSED 6-0; ayes: CHABOT, FINDLAY, JONES, SENGEL, STEWART, WHEELER; nays: none — the draft minutes, packet pp. 18–21
  • to postpone agenda items PZ 25-00200015 Michael C Blake Subdivision Large Scale Site Plan and PZ 25-00100002 Michael C Blake Subdivision Preliminary Plat until the November 5, 2025 meeting (moved by JONES, seconded by STEWART); PASSED 6-0; ayes: CHABOT, JONES, SENGEL, WHEELER, FINDLAY, STEWART; nays: none — the draft minutes, packet pp. 18–21
  • to APPROVE THE COMPREHENSIVE PLAN MAP AMENDMENT (moved by STEWART, seconded by JONES); PASSED 6-0; ayes: CHABOT, FINDLAY, JONES, SENGEL, STEWART, WHEELER; nays: none — the draft minutes, packet pp. 18–21
  • to ADJOURN THE MEETING (moved by SENGEL, seconded by ACTING CHAIR WHEELER); PASSED 6-0; ayes: CHABOT, FINDLAY, JONES, SENGEL, STEWART, WHEELER; nays: none — the draft minutes, packet pp. 18–21

Draft minutes, as printed in a later agenda packet

Draft minutes printed in the City's agenda packet of 2025-12-03, pp. 18–21; approved as written by the Planning & Zoning Board according to the draft minutes of 2025-12-03, whose own approval is recorded in later draft minutes but not yet confirmed in the City's approved minutes. The City has not posted the approved minutes as a separate file.

Source: 2080_12_3_2025_Planning_and_Zoning.pdf, the agenda packet of the 2025-12-03 meeting, packet pp. 18–21; lines 707–891 of the City's text of that file. The packet's own page footers are left out below.

Read the draft minutes 
MINUTES 
CITY OF COCOA 
PLANNING & ZONING BOARD/ LOCAL PLANNING AGENCY 
REGULAR MEETING 
October 1, 2025 
 
A Regular meeting of the Planning & Zoning Board Local Planning Agency 
was held on  October 1, 2025, at City Hall, 65 Stone Street, Cocoa, FL, as 
publicly noted. 
 
I. CALL TO ORDER: 
 
Acting Chairperson Wheeler called the meeting to order at 6:06PM. 
ROLL CALL:  
 
Wesley Park     Chairperson 
Todd Anderson  Vice Chairperson 
Ron Chabot   Board Member  
Tamisha Findlay  Board Member  
Aleck Greenwood  Board Member 
Victoria Jones   Board Member 
Katherine Stewart  Board Member 
Marcus Wheeler  Board Member  
Russell Sengel   Board Member 
Keith Wall   Alternate Board Member 
Kristin Eick   City Attorney  
 
PRESENT:   
Ron Chabot   Board Member  
Tamisha Findlay  Board Member  
Victoria Jones   Board Member 
Katherine Stewart  Board Member 
Marcus Wheeler  Board Member  
Russell Sengel   Board Member 
Kristin Eick   City Attorney  
 
ABSENT:  
Wesley Park     Chairperson 
Todd Anderson  Vice Chairperson 
Aleck Greenwood  Board Member 
Keith Wall   Alternate Board Member 
 
STAFF PRESENT: 
 
Breanna Earley, Recording Secretary; Jennifer Webster, City Planner. 
 


        Planning & Zoning Board 
Special Meeting 
October 1, 2025 
Page 2 of 4 
 
 
Acting Chairperson Wheeler led the assembly in the Pledge of Allegiance. 
 
I. Approval of Agenda and Minutes:  
 
1. Agenda: Regular  Meeting of October 1, 2025.  
 
*  MOTION BY BOARD MEMBER STEWART; SECONDED BY BOARD MEMBER 
SENGEL TO APPROVE THE REGULAR MEETING AGENDA OF OCTOBER 1, 
2025 WITH AN AMENDMENT TO MOVE ITEM III.1 TO ITEM III.3. 
 
AYES: CHABOT, FINDLAY, JONES, SENGEL, STEWART, WHEELER 
 
MOTION PASSED UNANIMOUSLY (6-0) 
 
II. Old Business:  
 
III. New Business:  
 
1. PZ 25-00500001 Comprehensive Plan Map Amendment | ORD. 10-2025 
 
An ordinance of the City Council of the City of Cocoa, Brevard County, Florida, relating 
to comprehensive planning; amending the future land use map for eight (8) parcels of real 
property within the City of Cocoa totaling 1.9 acres, more or less, and gener ally located 
along Forrest Avenue, south of Mulberry St and north of Peachtree Street, in Cocoa, 
Florida, as more particularly depicted and legally described on exhibit “A” attached hereto; 
amending the future land use map designation of said parcels from “High Density 
Residential” to “Mixed Use”; providing for the repeal of prior inconsistent ordinances and 
resolutions, severability, incorporation into the comprehensive plan, and an effective date 
and legal status of the plan amendment. Moved to Item 3. 
 
1. PZ 25 -00200015 Michael C Blake Subdivision Large Scale Site Plan [Request to 
Postpone to date certain of November 5, 2025 at 6pm at City Hall, 65 Stone Street, 
Cocoa, FL] 
 
Request to approve a large-scale site plan of the Michael C Blake Subdivision, consisting 
of 30 single family homes and consisting of approximately 2.56 acres. Generally located 
north of Barbra Jenkins St and between Mango and Blake Avenues. 
 
2. PZ 25-00100002 Michael C Blake Subdivision Preliminary Plat [Request to Postpone 
to date certain of November 5, 2025 at 6pm at City Hall, 65 Stone Street, Cocoa, FL] 
 
Request to approve the preliminary subdivision plat of the Michael C Blake Subdivision, 
pursuant to Chapter 18, Subdivisions of the City of Cocoa Code of Ordinances. To 
subdivide 15 parcels for purpose of platting 30 new single family lots in total consisting  
 


        Planning & Zoning Board 
Special Meeting 
October 1, 2025 
Page 3 of 4 
 
 
of approximately 2.56 acres. Generally located north of Barbra Jenkins Street and between 
Mango and Blake Avenues. 
 
*  MOTION BY BOARD MEMBER JONES; SECONDED BY BOARD MEMBER 
STEWART to postpone agenda items PZ 25-00200015 Michael C Blake Subdivision 
Large Scale Site Plan and PZ 25-00100002 Michael C Blake Subdivision Preliminary 
Plat until the November 5, 2025 meeting. 
 
AYES: CHABOT, JONES, SENGEL, WHEELER, FINDLAY, STEWART 
 
MOTION PASSED UNANIMOUSLY (6-0) 
 
3. PZ 25-00500001 Comprehensive Plan Map Amendment | ORD. 10-2025 
 
An ordinance of the City Council of the City of Cocoa, Brevard County, Florida, relating 
to comprehensive planning; amending the future land use map for eight (8) parcels of real 
property within the City of Cocoa totaling 1.9 acres, more or less, and gener ally located 
along Forrest Avenue, south of Mulberry St and north of Peachtree Street, in Cocoa, 
Florida, as more particularly depicted and legally described on exhibit “A” attached hereto; 
amending the future land use map designation of said parcels from “High Density 
Residential” to “Mixed Use”; providing for the repeal of prior inconsistent ordinances and 
resolutions, severability, incorporation into the comprehensive plan, and an effective date 
and legal status of the plan amendment. 
 
Jennifer Webster, City Planner, presented a PowerPoint presentation for PZ 25- 00500001 
Comprehensive Plan Map Amendment
1.  
 
Board member Sengel asked if any residents reached out about the changes.  In response, 
Ms. Webster stated the residents were fine with the proposed change. 
 
Board member Jones asked if this would affect the zoning at the school. In response, Ms. 
Webster stated there would be no zoning changes. 
 
Dave Haley, 63 Mulberry St., Cocoa, said they like it and are happy with the change. 
 
*  MOTION BY BOARD MEMBER STEWART; SECONDED BY BOARD MEMBER 
JONES TO APPROVE THE COMPREHENSIVE PLAN MAP AMENDMENT. 
 
AYES: CHABOT, FINDLAY, JONES, SENGEL, STEWART, WHEELER 
 
MOTION PASSED UNANIMOUSLY (6-0) 
IV. Tree Board: 
 
1 Exhibit A: PowerPoint presentation for PZ 25-00500001 Comprehensive Plan Map Amendment 


        Planning & Zoning Board 
Special Meeting 
October 1, 2025 
Page 4 of 4 
 
V. Open Discussion:  
VI. Other Business: 
VII. Next Meeting Date:  
 Wednesday, November 5, 2025, at 6:00pm, at 65 Stone Street in Cocoa, FL. 
VIII. Adjournment: 
 
*  MOTION BY BOARD MEMBER SENGEL; SECONDED BY ACTING 
CHAIR WHEELER TO ADJOURN THE MEETING. 
 
AYES: CHABOT, FINDLAY, JONES, SENGEL, STEWART, WHEELER 
  
MOTION PASSED UNANIMOUSLY (6-0)  
  
MEETING ADJOURNED AT 6:26 PM.  
 
 
 
______________________________ 
Wesley Park, Chairperson  
 
Respectfully Submitted By: 
 
 
______________________________________ 
Breanna Earley, Recording Secretary

Agenda (the City's wording)

No time links are shown for this meeting.

An item without a time link may still have been discussed; the link is only added when the automatic match is strong.

I. Opening Matters

  • 1. Call to Order
  • 2. Pledge of Allegiance
  • 3. Roll Call

II. Approval of Agenda and Minutes

  • 1. Agenda: Regular Meeting of October 1, 2025.

III. Old Business

IV. New Business

  • 1. Ord. 10-2025 Uptown Forrest Future Land Use Map Amendment
  • 2. Cocoa Small Homes (Michael C. Blake Subdivision) Large Scale Site Plan [Request to Postpone to date certain of November 5, 2025 at 6pm at City Hall, 65 Stone Street, Cocoa, FL]
  • 3. Cocoa Small Homes (Michael C. Blake Subdivision) Preliminary Plat [Request to Postpone to date certain of November 5, 2025 at 6pm at City Hall, 65 Stone Street, Cocoa, FL]

V. Tree Board

VI. Open Discussion

VII. Other Business

VIII. Next Meeting Date: Wednesday, November 5, 2025, at 6:00 pm at 65 Stone Street in Cocoa, FL.

IX. Adjournment

Transcript Partial transcript

Machine transcription of the meeting recording. The words are the recognizer's, except where a passage is marked as corrected or machine re-recognized; most have not been checked against the audio, so words, numbers and names can be misheard. It describes what was said. It cannot establish who voted how, an amount or an outcome — the City's minutes do that (above). A time links to its passage, and “Copy link” copies that link. “▶ Play” opens the recording at that moment, as the City's file, in a new tab.

Speakers were separated by voice. A plain name rests on evidence tied to that voice; “provisional” is a name from an earlier text-only pass and is not verified; “Speaker N” is an unidentified voice.

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‸ So I think you may have heard, so Mr. Anderson did apparently pick up the packet and say he was coming. If you'd like to wait a few moments, we could. Otherwise, the board would need to select a member that would act as vice chair because neither the chair nor the vice chair would be present.
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Marcus.
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I'll make a motion for Marcus to step
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up.
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one
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to be over at the other show we can record ‸ on it yep speak up i'm i'm prepared either way
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read the book but you
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‸ okay call to order
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vice chair
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okay call this meeting to order mr marcus vice
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yes i mean
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is there consensus on the board that mr wheeler will act as the as the vice chair this evening
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yes
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okay we have
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we
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have consensus ‸ so all right all right that's fine
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all
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right all right so uh we're gonna now call to order the agenda well
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for this
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our
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going to get started um and we're going to have the pledge of allegiance
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of
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to the flag of the united states of america and to the republic for which it stands one nation under god indivisible with liberty and justice for all
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next
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we'll have our roll call
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okay
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chairperson park vice chair anderson um acting chairperson wheeler
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present um
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board member chabot
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here
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board member finley here board member greenwood board member jones
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president
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board
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meeting, and the minutes in the agenda from the prior meeting?
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Yes. I make a motion that we accept the minutes as
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‸ typed. All right. We
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a question?
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it's Are you making a motion to approve the minutes from the prior meeting? ‸ Okay. yes
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We don't have those on this agenda. Right.
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yeah Yeah. That
[00:03:50] ▶ Play Speaker 6 + overlapping voice · overlapping voices
was the confusion. Sorry. You guys are good. I've been really good about it this whole year, so i I totally understand, but there's no minutes to be approved.
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Okay. So we're going to omit that then and we're going to move on to item number, uh line item number three. Is there any old business?
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‸ Actually on on the approval, did you want to make a motion to approve uh tonight's agenda? Yes.
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We need to do that ‸ Is it going to be
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modified? I'm sorry. Is because the two you're going to do in November, so
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the minutes um as modified.
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I'd like to request, uh staff would like to request a modification in the minutes, uh ‸ sorry, in the agenda for this evening as in the order of the agenda items. uh
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three first, and then we'll do number one last. uh For items number two and three, uh the Michael C. Blake subdivision large scale site plan and preliminary plat, the items that are going to be postponed to
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Associates on the line. He is the engineer representing the applicant, and he just wanted to be present in case uh the board had any questions regarding the postponement of these items. So
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the appropriate motion would be to uh approve the agenda as modified.
[00:05:29] ▶ Play Speaker 2 + overlapping voice · overlapping voices
Again, I'll make a motion to approve the agenda as modified. Thank
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you. So we have a motion to accept the agenda as modified. And
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he's seconded.
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And we have a we already have a second. Do I have to
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smoking now. On to uh
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So then moving on to new business, we've now discussed that we're going to be uh reconfiguring the order in which these will be presented. So uh at this point, are we now ready to proceed with, it doesn't matter which one, uh basically the postponement of the
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Small Home start there.
[00:06:22] ▶ Play Speaker 1 + overlapping voice · overlapping voices
Yes, and ‸ the board ‸ could consider these together together because we are requesting ‸ a continuance um postponement to a date certain which is uh November 5th.
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So that would need to be made in a form
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of
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our board member?
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Yes. Okay. I'll make the motion to postpone the new business items number two and three for the Cocoa Small Homes to the November 5th meeting.
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the record that would be at 6 pm at 65 Stone Street in the City Council Chambers.
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‸ So
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Aye. Aye. We have a unanimous. um So next, in the next order of
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Map Amendment and
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he'll
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be presenting for that today? Okay, good deal.
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Thank you, uh Mr. Wheeler. Yes.
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use map amendment for parcels along
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this evening is uh in consideration of this ordinance
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1.9 acres um more or less uh
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use. And these parcels are located, as mentioned, in the um uptown sub district of the Waterfront Overlay District
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Beech Tree Street and Mulberry Street. and So just a refresher on the relationship between future land use and zoning is that, um is that uh
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uh future land use categories are outlined in the comp plan, which guides the long-term growth of the city.
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guidelines for the growth. All the properties in the city are assigned a future land use and also an underlying zoning district. So, it happens in this case that
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along forest are in conflict. And um when you have a conflict between future land use and zoning, it makes development very challenging or near impossible. uh And so, we we uh we strive to find solutions and resolutions to these conflicts, um whether it be a future land use map amendment or a zoning map amendment. And tonight, we're specifically requesting a future land use map amendment.
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is a core commercial
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have been zoned core commercial since 1985. And then the uh one property was uh rezoned to residential professional from cc in 1997. so these the existing zoning that's been in place has been in place for quite a while And the development pattern has been uh sort of mixed use uh commercial and residential for uh since that time period. And I just included a a snippet on the lower right hand side of the map from 1985 ‸ showing um that the area was core commercial.
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225. So, this core commercial district is adjacent to this um uh 25 dwelling units per acre um residential area. And so, as mentioned, the current future land use, existing future land use for this, uh for these parcels is high density residential. So, core commercial and residential, uh excuse me,
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in the high density residential uh future land use. um ‸ high density residential does allow 25 dwelling units per acre. However, it is limited to uh very uh few professional office uses, some small commercial and of course the residential. And so uh staff feels the the most appropriate and logical solution for this uh would be to uh amend the future land use map to to mixed use for these properties. As the core commercial zoning district and the residential professional zoning district are both applicable already in the mixed use future land use category. And along with the uses that are allowed in the mixed use category,
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um as an option. So that's still available. So we're not taking anything away from that opportunity by but with this future land use map amendment. And so just as kind of an overview to the existing uses in the area, um the existing parcels, you have a variety of professional office. You have some a few parcels of vacant land. You have a vacant commercial building and an associated parking lot. Several residential uh rentals. And then of course there's the Pillar of Hope Academy School. and ‸ And then you can see the surrounding uses are compatible with mixed use as well. uh You have the library to the north. You have uh several multi-family properties. You have some commercial. You have self-storage. so as as as again the uh the pattern of development here is consistent with uh with mixed use and so in the analysis uh the
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the analysis for chapter 15 article 2 sections 15 section 15 10 and 11 for compliance with a comprehensive plan, of course, to determine the impact to city budget and economy, levels of service, environmental impact, neighborhood compatibility, and housing accessibility.
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negatively or adversely impact the environment, uh the neighborhood compatibility, or housing accessibility. In fact, more, uh there will be more possible uses, including the 25 dwelling units per acre, with a potential five dwelling unit uh per acre bonus in certain circumstances. um And uh just as a side note,
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special exception. And um so we just anticipate a very minimal impact on levels of service. If those properties were ever developed into a higher density residential, uh The existing character of the parcels is not expected to significantly change. and so in in in further consistency with the comprehensive plan uh with goal 1.1 in establishing land uses uh it we make sure we're protecting the public health, safety, and welfare and appearance uh of the city through thoughtful planned use uh and development of the land and public facilities. And in particular, the mixed use future land use uh intends to provide a mixture of residential, commercial, office, recreational, recreational and institutional uses along major transportation corridors like
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520 and
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um The mixed use could be developed as a single use on separate parcels or ‸ mixture of uses within a single development.
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and low intensity uses and areas adjacent to major corridors. It encourages compact ‸ and
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uh
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uh which of course, being in the Uptown sub district of the Waterfront Overlay District, any development on these properties would be subject to those guidelines as well. So we feel that the um the existing properties, the existing uses are consistent with the mixed use future land category and also the existing surrounding uses. And then just uh just a note on um legally non-conforming uses of land. We always take a look at um how our change might impact um any non-conforming uses. And uh
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uh permissible under mixed use and the present uses are permitted as primary or special exception uses and so staff requests the planning and zoning board recommend approval to the city council of ordinance 1025 a city initiated ordinance amending the future land use map for the subject properties from high density residential to mixed use
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So
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do
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you have any? Okay, um ‸ Did any of the property owners reach out with any negative or positive responses to changing this?
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There were just inquiries. As to uh ‸ clarification on what the change was. And once once I explained, you know, of course, like I explained it this evening, they they were fine and they didn't have any uh other concerns or questions.
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I
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have a question. um For instance,
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it affect any of the zoning for that particular private school?
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No, it would not. the uh The zoning itself isn't changing. So what we're doing with the recommendation uh to change the future land use to
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mix
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use is we're making the zoning, the existing zoning, uh compatible with the future land use. And so currently the the school
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allowable use already under the zoning district um that it's in of CC. Thank you.
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Do we have any other questions? and So based upon um the analysis that's been presented, um is anyone prepared to make a bunch
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I just want to make sure that you open it to the
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the cards, we still open.
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It's good for the record just to say we're opening it for the public just in case. I'm opening it for
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the public.
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Do
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they need
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a card?
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We can get one
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We own the
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y'all had to say. We like it. We had no opposition of it, and we just want to hear y'all out to see what you what you know you're going to do.
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oh did you want ‸ a discussion again? Okay, I'll make a motion to um approve the City Council. We've
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got to close it for public comment. ‸ Okay, so now we've officially closed it for public comment. Now we're ready.
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Any other discussion on the board? Any other discussion
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on the board?
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All right. I'm
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learning on the
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job.
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i'll go ahead and
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of Ordinance 10
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amending the future land use map for the subject properties from high density residential to mixed use. I'll
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second
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that
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motion. So
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we have a motion a second. um
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So the motion carried.
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Good job. All
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right. I just want to check that there were no nays. I don't think so. Okay. Thank you. Yeah. All right.
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All right. So we're moving on. um Now we're down to item four, uh which is normally commandeered by Mr.
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it's our tree board. So
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do
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we have any other uh board members with any updates, questions, or concerns? None. Okay. None uh noted by myself. um So we'll move on to our open discussion forum uh portion of our meeting. um This is normally when we're having
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the agenda items. I
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think you're doing a great
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other further comment that we need to have this evening. um in this In the spirit of our chair, who is uh absent this evening, um he always likes to make his little public notices. So I like to say happy breast awareness this month now that we're being recorded. And uh
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enjoy
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the spooky season. So if there's no other uh other business, uh our next scheduled meeting is going to be Wednesday, december excuse me wednesday november the 5th uh 2025 at 6 p.m
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nothing else this
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meeting is adjourned.
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yes
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All
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All
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opposed?
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[00:22:18] ▶ Play No voice detected
Good times.

Transcript revision built 2026-10-27T13:49:53 · 2,161 ordinary words, 832 in suspect passages, 95 machine re-recognized.

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