Board of Adjustment

Board of Adjustment Meeting

Date: 2025-09-17
Status: Draft minutes and machine transcript available
Source: CivicClerk event #116

📄 Read the City's record 📝 Transcript 📋 Agenda Packet (PDF, 9.4 MB) 🎬 Recording ↗

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 2025-11-19, pp. 8–10; approved with amendments by the Board of Adjustment according to the draft minutes of 2025-11-19 (that draft's own approval is not found in the records on file); the approving motion: “approve the September 17, 2025 Regular Meeting Minutes with a correction to the roll call”; the amendment is quoted from that motion and is not applied in these records. The City has not posted the approved minutes. The approving motion, “to approve the September 17, 2025 Regular Meeting Minutes with a correction to the roll call”, is in the draft minutes printed for approval in the 2025-12-17 agenda packet (2112_12_17_2025_Agenda.pdf, packet pp. 7–9).

Built only from this meeting's draft minutes (2076_11_19_2025_BOA.pdf, packet pp. 8–10). Page numbers are the minutes' own. Discussion is in the minutes' text; it is not summarised here.

Attendance (the roll call)

The roll call could not be read reliably from the minutes' text (the reading did not include Pacheco, who voted later in the meeting), so it is not stated here; the first page of the minutes is the record.

Adopted actions (4)

to approve the September 17, 2025 Regular Meeting Agenda as written (moved by SHAIA, seconded by BUTLER); PASSED 7-0; ayes: Quattrocchi, Shaia, Dyar, Butler, Moton, Goudelock, Pacheco; nays: none — the draft minutes, packet pp. 8–10
to approve the July 16, 2025 Regular Meeting Minutes as written (moved by SHAIA, seconded by DYAR); PASSED 7-0; ayes: Quattrocchi, Shaia, Dyar, Butler, Moton, Goudelock, Pacheco; nays: none — the draft minutes, packet pp. 8–10
to approve all staff recommendation and to amend the extension timeframe from six months to a year (moved by SHAIA, seconded by QUATTROCCHI); PASSED 7-0; ayes: Quattrocchi, Shaia, Dyar, Butler, Moton, Goudelock, Pacheco; nays: none — the draft minutes, packet pp. 8–10
to adjourn the September 17, 2025 meeting (moved by QUATTROCCHI, seconded by MOTON); PASSED 7-0; ayes: Quattrocchi, Shaia, Dyar, Butler, Moton, Goudelock, Pacheco; nays: none — the draft minutes, packet pp. 8–10

Draft minutes, as printed in a later agenda packet

Source: 2076_11_19_2025_BOA.pdf, the agenda packet of the 2025-11-19 meeting, packet pp. 8–10; lines 219–361 of the City's text of that file. The packet's own page footers are left out below.

Read the draft minutes

MEETING MINUTES
September 17, 2025

A Regular meeting of the Board of Adjustment of the City of Cocoa was held on Wednesday ,
September 17, 2025 in the Council Chambers at 65 Stone Street, Cocoa, as publicly noticed.

I. OPENING MATTERS:

Vice Chair Butler called the meeting to order at 6:00 pm.

The Recording Secretary called the roll.

ROLL CALL:

Dan Quattrocchi Chairperson
Robert Butler Vice Chair
Robert Dyar Board Member
Pam Shaia Board Member
Jose Pacheco Board Member
Jennifer Moton Board Member
Margaret Goudelock Board Member

MEMBERS PRESENT:

Dan Quattrocchi Chairperson
Robert Butler Vice Chair
Pam Shaia Board Member
Robert Dyar Board Member
Jennifer Moton Board Member
Margaret Goudelock Board Member

MEMBERS ABSENT:

OTHERS PRESENT:

Kristin Eick Assistant City Attorney
Jennifer Webster City Planner
Breanna Earley Recording Secretary

Board of Adjustment
Meeting Minutes
September 17, 2025
Page 2

I. APPROVAL OF AGENDA AND MINUTES:

AGENDA: Regular Meeting of September 17, 2025

* Motion by BOARD MEMBER SHAIA; Seconded by VICE CHAIR BUTLER to
approve the September 17, 2025 Regular Meeting Agenda as written.

Ayes: Quattrocchi, Shaia, Dyar, Butler, Moton, Goudelock, Pacheco

Motion Passed Unanimously (7-0).

MINUTES: Regular Meeting of July 16, 2025

* Motion by BOARD MEMBER SHAIA; Seconded by BOARD MEMBER DYAR to
approve the July 16, 2025 Regular Meeting Minutes as written.

Ayes: Quattrocchi, Shaia, Dyar, Butler, Moton, Goudelock, Pacheco

Motion Passed Unanimously (7-0).

II. OLD BUSINESS:
III. NEW BUSINESS:
A. PZ 25-00000006 28 Prospect Ave Extension of Special Exception to Operate as a
Church

Staff requests the Board of Adjustment APPROVE a request for an extension of a Special
Exception, pursuant to Appendix A, Zoning, Article XI, Section 15(C) (3) of the City of
Cocoa Code that allows “Churches, rectories, parish houses, temples, synagogues, and
associated buildings, including educational and recreational facilities”, for the subject
property to operate as a church, subject to certain conditions of approval and to adopt the
staff findings included in the Staff Report. The property is identified as 28 Prospect Ave,
Cocoa, Florida. Tax Parcel ID: 24 -36-32-00-4, in the City of Cocoa Commercial
Wholesale District.

Jennifer Webster, City Planner, provided a presentation in regard to 28 Prospect Avenue,
an Extension of a Special Exception
1.

Board member Shaia asked if six months was enough time for the applicant.

In response, Donald Patterson, the applicant, said one year would be great.

1 PZ 25-00000006 28 Prospect Ave Extension of Special Exception to Operate as a Church PowerPoint

Board of Adjustment
Meeting Minutes
September 17, 2025
Page 3

Board member Shaia explained that she doesn’t want the applicant to be pressured if he’s
unable to secure permits in six months.

Attorney Eick said she had no issue.

* Motion by BOARD MEMBER SHAIA; Seconded by CHAIR QUATTROCCHI to
approve all staff recommendation and to amend the extension timeframe from six
months to a year.

Ayes: Quattrocchi, Shaia, Dyar, Butler, Moton, Goudelock, Pacheco

Motion Passed Unanimously (7-0).

B. PZ 25-00000005 Special Exception - Dakota’s Detail + Auto Center, LLC, 5555 SR
524

Consideration of a Special Exception request to allow an automotive repair establishment
to operate, provided all activities are conducted entirely within an enclosed structure,
pursuant to Appendix A, Zoning, Article XI, Section 12(C)(1) of the City of Cocoa Code
of Ordinance. The subject property is located at 5555 SR 524, Cocoa, Florida. Parcel ID:
24-35-27-00-4.
(Cancelled- will be scheduled on future agenda)
IV. OTHER BUSINESS:
V. NEXT MEETING DATE: October 15, 2025, at 6:00 pm at 65 Stone Street, Cocoa, FL.
VI. ADJOURNMENT
* Motion by CHAIR QUATTROCCHI; Seconded by BOARD MEMBER MOTON to
adjourn the September 17, 2025 meeting.

Ayes: Quattrocchi, Shaia, Dyar, Butler, Moton, Goudelock, Pacheco

Motion Passed Unanimously (7-0).

There being no further business the meeting adjourned at 6:14 P.M.

______________________________________
Dan Quattrocchi, Chairperson

______________________________________
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. Pledge of Allegiance
2. Roll Call

II. Approval of Agenda and Minutes

1. Agenda: Regular Meeting of September 17, 2025.
2. Minutes: Regular Meeting of July 16, 2025.

III. Old Business

IV. New Business

1. PZ 25-00000006 28 Prospect Ave Extension of Special Exception to Operate as a Church
2. PZ 25-00000005 Special Exception - Dakota’s Detail + Auto Center, LLC, 5555 SR 524 [Cancelled- will be scheduled on future agenda]

V. Other Business

VI. Next Meeting Date: October 15, 2025, at 6:00 pm at 65 Stone Street, Cocoa, FL.

VII. 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.

How this transcript was made. New machine transcription of the whole recording, with 7 voices separated from the audio. 2 short machine repair(s) (2 word(s)) are labelled in place, with the original words beside them: an ordinary word was replaced only where two further machine readings agreed on a different one. Checks run on this transcript: the recognizer's own warning signs, whether a voice was detected where the words are and a language review for likely mishearings. A second, independent machine reading was compared with it word by word: the same words for 95.1% of 2,111 content words. Dotted words (36 places) are ordinary wording differences: hover or tap to see the other reading. 49 passages (23% of the words) are marked suspect: their words are not shown ("unclear audio") and support no statement: numbers, amounts, negation or names differ; the language review questioned them; or no voice was detected there. Agreement between two machine readings is not verification.

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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Okay, awesome. Welcome to our Board of Adjustment meeting for September 17th, 2025. We will all stand for the pledge.

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All right, Brianna, will you do our roll call, please?

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Here.

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Vice Chair Butler?

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Here.

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Board Member Dyer?

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Present.

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Board Member Shia? Here. Board Member Pacheco?

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Here.

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Board Member Moten? Here.

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Here.

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Thank ‸ you.

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Awesome. All right, so first thing here is our agenda approval, if I can have a motion for that.

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All in favor? Aye. Any opposed? All right, that passes. And moving for a motion for the minutes for the regular meeting of July 16th.

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I move we accept the minutes. Second.

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All in favor?

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Aye.

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Opposed? All right.

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All

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right. Um, looks like no old business. And new business, PZ25.

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Jennifer, will you present that for us, please?

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Yes, thank you, Chairperson. Um, and good evening, everyone. I'm Jen Webster, uh, city planner here at the city of

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And tonight we have this item, which is a request for an extension of a special exception for the applicant to operate as a church at 28 prospect Avenue and again the with

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of an extension of a special exception request for 28 prospect

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as a church pursuant to appendix a zoning article 11 section 15

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churches, rectories, parish houses, temples, synagogues, and associated buildings, including educational and recreational facilities. And the subject property is located in the Commercial Wholesale Zoning District. And so for reference in history is the applicants are pastors Don and Brenda Patterson of

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and pastor Don is here this evening. If there are any questions afterwards, he'll be able to answer those questions for you they are currently worshiping at 914 Dixon and

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at that location they just have weekly services and monthly special events. And almost a year ago,

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for the special exception and unanimously approved the request to operate as a church in the Commercial Wholesale District.

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a church. And so it was approved with conditions, and the conditions were the special exception shall not be effective until the applicant has secured all of the permits and approvals necessary for any development related to the special

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exception,

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[00:04:01] ▶ Play Speaker 7 (introduced as “Jen Webster” — machine-transcribed, not verified)

such as site plan approval and building permits, and secured a lease for the property. The permits needed to be obtained within one year of the Board's approval unless the Board grants the applicant additional time, which brings us here today. If the second condition is, if the use is extended, enlarged or expanded, additional special exception approval shall be required. And this is ‸ very standard statement for us in our special exception conditions. The site plan included as Exhibit E from a year ago shall be binding upon the applicant, except that minor modifications may be made during the site plan review process to conform to the city code or life safety requirements and then the applicant shall also conform to the city of cocoa noise ordinances the maximum permissible sound levels in a commercial area

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7 a.m. so in 60 dba is the volume of normal conversation just as a reference and so just as a spatial reference just remind everyone that this is on the corner of peach tree and prospect avenue

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it however is surrounded by a variety of uses including the Gilmore Community Park to the north mobile home parks you know to the east and to the south, and also some single family and a convenience store. So there is a variety of uses in the neighborhood. And then just also as a reminder that that the the zoning is wholesale commercial. The future land use is commercial. ‸ So there is there there are no inconsistencies between the future land use and zoning that would prevent an extension of this special exception. And

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exception, which shows the offices and Fellowship Hall sanctuary. And just to reiterate that, um

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landscape buffers. We discussed stormwater requirements, all that sort of thing.

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this site plan is binding with the original approval. And then so in the

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[00:06:37] ▶ Play Speaker 7 (introduced as “Jen Webster” — machine-transcribed, not verified)

exception request pursuant to Appendix A zoning, Article 17, Section 2, which is the compliance with uh ingress and egress and parking, refuse and utilities, screening and buffering, lighting, landscape, open space, height restrictions requirements, renewal and termination dates,

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compatibility with the with the surrounding neighborhood. There were no changes to the analysis or the conclusions from the analysis. And I did include that in your in your staff report was a copy of the original staff report that had all the details of the analysis and which, like I said, ‸ were no changes. And so tonight, staff recommends approval of the request for a six month extension of a special exception for 28 Prospect

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pursuant to Appendix A zoning, Article 11,

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[00:07:40] ▶ Play Speaker 7 (introduced as “Jen Webster” — machine-transcribed, not verified)

houses, temples, synagogues and associated buildings, including educational recreational facilities to be allowed to operate as a church. And again, the subject property and

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again the subject property is

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identified as

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zoning districts. And I just wanted to also say I meant to tell you the reason they are requesting an extension is because they were having ‸ difficulties with locating and working with a design professional. They have secured a

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and they they have acquired and contracted with a design professional as of today. So in spite of their difficulties, they they are making a good faith effort to get their applications in. So with the recommendation of approval for the extension, we are also asking for the following conditions. So it shall not be effective until the applicant has secured all the permits and approvals necessary for any development related to the special exceptions, such as site plan approval and building permits. And this is the same as the original the original uh condition. um But

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and approvals shall be obtained within six months of the board's approval of this extension. No further time ‸ extensions will be granted by the board. Any additional time needed will require another special exception. And so the six months that was the specific amount of time requested by the applicant. So that was what they requested. And if the use is extended, enlarged, expanded, additional special exception approval shall be required. And again,

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depicted

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[00:09:32] ▶ Play Speaker 7 (introduced as “Jen Webster” — machine-transcribed, not verified) + overlapping voice

shall be binding upon the applicant, except that minor modifications may be made during the site plan review process to conform to the city code or for life safety. And again, the uh the condition is the same for the compliance with the city of cocoa noise ordinances. And if there's any other conditions that the board wishes to um to implement, um then um that is uh that's also um an option just if there's any other considerations to be made. So that's all. And uh as I mentioned, Pastor Don is here in the audience tonight if you have questions for for him

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or just wait for questions or

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open it to the there's no cards, obviously, right? Tonight. He

[00:10:30] ▶ Play Speaker 7 (introduced as “Jen Webster” — machine-transcribed, not verified) + overlapping voice · overlapping voices

submitted a card um just in case you you he did step up to speak. you You have one or we have one. But. Okay.

[00:10:37] ▶ Play Speaker 1 + overlapping voice · overlapping voices

Just in

[00:10:37] ▶ Play Speaker 7 (introduced as “Jen Webster” — machine-transcribed, not verified)

case. um

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Does the board have

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Pastor, um you boxed yourself into six months. um Do you really want to do that? I mean, you can ask for the special exception for a year, correct? They

[00:10:57] ▶ Play Speaker 7 (introduced as “Jen Webster” — machine-transcribed, not verified) + overlapping voice · overlapping voices

they can ask for um more than they can ask for more than six

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months. Right. I mean,

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isn't it costing him money to come back and ask to come before the board again? It would. So, is there a reason you really think you can get this moving for you in six months? Because I hate for you to have to spend that money to come back and ask us again. If

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I don't have my permits by six months,

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secure the permitting within six months. I did speak with one civil engineer that said it could take six months just to get his drawings, and

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don't need it.

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i just Personally, I just hate to put that burden on you to be pushing so hard. It's always nice to finish early is the way I look at it. Thank

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you for your concern. If it's the pleasure of the board, a year would be great.

[00:12:18] ▶ Play Speaker 5

okay thank you

[00:12:23] ▶ Play Speaker 1

Do we just discuss that, I guess? or uh

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Yeah, I'll open it up. we I think you have to bring it back to the board for discussion. Is that how this works? Yeah. Yeah.

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Okay.

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I guess i guess my point, guys, is is that I feel like I don't want him to be boxed into that because it does cost money, and we all know things are moving a little slower than right now than we all want to, and I don't want to see that pressure for him. And um

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I noticed I signed the last one. So, um I guess I would like to ask the board to consider making it a year. Is

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um I know the attorney's listening, so she'll correct me if I'm wrong.

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no I have no issues with that.

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to to decide.

[00:13:11] ▶ Play Speaker 5 + overlapping voice · overlapping voices

Okay. Thank you. Then I'd like to make a motion that we amend this to give him a year.

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Okay. I

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in favor of giving them a year? ‸ Aye. Any opposed? All right. So, we'll amend that. Any other questions from the board for our applicant? No? So, then I need a motion, then, to approve with the conditions stated

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that motion, right, myself? Okay.

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approve this with the three um staff recommended exceptions listed uh

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All in favor of that?

[00:14:09] ▶ Play Speaker 7 (introduced as “Jen Webster” — machine-transcribed, not verified)

Aye.

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All right. Thank

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you.

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Congrats. Thank you guys for coming out tonight. um

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Flag: a language review questioned the wording · 00:14:21–00:14:27 · unresolved: the words are not shown (unclear audio); listen to the recording

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[00:14:27] ▶ Play Speaker 7 (introduced as “Jen Webster” — machine-transcribed, not verified) + overlapping voice

a future agenda.

[00:14:28] ▶ Play Speaker 1 + overlapping voice · overlapping voices

Okay. Number two, uh any other business for ‸ tonight that anybody knows about? uh Don't see it

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Flag: numbers, amounts, negation or names differ between the machine readings; a language review questioned the wording · 00:14:37–00:14:43 · unresolved: the words are not shown (unclear audio); listen to the recording

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to adjourn.

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adjourned. Thank you guys.

[00:14:51] ▶ Play Speaker 7 (introduced as “Jen Webster” — machine-transcribed, not verified) + overlapping voice · overlapping voices

Thank you so much.

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Thank you.

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Flag: a language review questioned the wording · 00:15:19–00:15:21 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:15:21] ▶ Play Speaker 6 + overlapping voice · overlapping voices

Have a good night.

Transcript revision built 2026-10-27T13:49:52 · 1,645 ordinary words, 502 in suspect passages, 2 machine re-recognized.

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