Board of Adjustment

Board of Adjustment Meeting

Date: 2025-11-19
Status: Draft minutes and machine transcript available
Source: CivicClerk event #118

📋 Agenda Packet (PDF, 6.8 MB) 🎬 Recording ↗

From the City's minutes

The attendance roll and the motions below are read from the City's minutes, not from a recording.

What the City's record shows

Draft minutes printed in the City's agenda packet of 2025-12-17, pp. 7–9; approval not found in the records on file (the meeting that received these draft minutes was 2025-12-17).

Built only from this meeting's draft minutes (2112_12_17_2025_Agenda.pdf, packet pp. 7–9). 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: Dan Quattrocchi, Robert Butler, Pam Shaia, Robert Dyar, Jose Pacheco, Jennifer Moton
(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: Margaret Goudelock
Also listed as present (staff and other roles): Kristin Eick (Assistant City Attorney), Luci Ribeiro (City Planner), Breanna Earley (Recording Secretary)
Named on at least one ballot later in the meeting: Butler, Dyar, Moton, Pacheco, Quattrocchi, Shaia (participation, which can differ from the roll: arrivals and departures are in the minutes' text)

Adopted actions (4)

to approve the November 19, 2025 Regular Meeting Agenda as written (moved by Shaia, seconded by Dyar); PASSED 6-0; ayes: Quattrocchi, Butler, Dyar, Moton, Pacheco, Shaia; nays: none — the draft minutes, packet pp. 7–9
to approve the September 17, 2025 Regular Meeting Minutes with a correction to the roll call (moved by Shaia, seconded by Dyar); PASSED 6-0; ayes: Quattrocchi, Butler, Dyar, Moton, Pacheco, Shaia; nays: none — the draft minutes, packet pp. 7–9
to approve the Special Exception with staff recommendations (moved by Shaia, seconded by Butler); PASSED 6-0; ayes: Quattrocchi, Butler, Dyar, Moton, Pacheco, Shaia; nays: none — the draft minutes, packet pp. 7–9
to adjourn the November 19, 2025 meeting (moved by Dyar, seconded by Butler); PASSED 6-0; ayes: Quattrocchi, Butler, Dyar, Moton, Pacheco, Shaia; nays: none — the draft minutes, packet pp. 7–9

Draft minutes, as printed in a later agenda packet

Draft minutes printed in the City's agenda packet of 2025-12-17, pp. 7–9; approval not found in the records on file (the meeting that received these draft minutes was 2025-12-17).

Source: 2112_12_17_2025_Agenda.pdf, the agenda packet of the 2025-12-17 meeting, packet pp. 7–9; lines 201–321 of the City's text of that file. The packet's own page footers are left out below.

Read the draft minutes

MEETING MINUTES
November 19, 2025

A Regular meeting of the Board of Adjustment of the City of Cocoa was held on Wednesday,
November 19, 2025 in the Council Chambers at 65 Stone Street, Cocoa, as publicly noticed.

I. OPENING MATTERS:

Chair Quattrocchi 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
Jose Pacheco Board Member
Jennifer Moton Board Member

MEMBERS ABSENT:

Margaret Goudelock Board Member

OTHERS PRESENT:

Kristin Eick Assistant City Attorney
Luci Ribeiro City Planner
Breanna Earley Recording Secretary

Board of Adjustment
Meeting Minutes
November 19, 2025
Page 2

I. APPROVAL OF AGENDA AND MINUTES:

AGENDA: Regular Meeting of September 17, 2025

* Motion by Board Member Shaia; Seconded by Board member Dyar to approve the
November 19, 2025 Regular Meeting Agenda as written.

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

Motion Passed Unanimously (6-0).

MINUTES: Regular Meeting of September 17, 2025

* Motion by Board Member Shaia; Seconded by Board Member Dyar to approve the
September 17, 2025 Regular Meeting Minutes with a correction to the roll call.

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

Motion Passed Unanimously (6-0).
II. OLD BUSINESS:
III. NEW BUSINESS:
A. PZ 25-00000007 Special Exception - 1541 N Cocoa Blvd COGIC Church
Consideration of a Special Exception Request to permit the operation of a church.
This request is pursuant to Appendix A, Zoning, Article XI, Section 12(C)(8) of the
City of Cocoa Code of Ordinances, “Churches, rectories, parish houses, temples,
synagogues, and associated buildings, including educational and recreational
facilities.”, within the General Commercial Zoning District. The property is
identified as 1541 N Cocoa Blvd, Cocoa, Florida. Parcel ID: 24-36-20-BM-*-1.05
Luci Ribeiro, City Planner, provided a PowerPoint presentation1 to discuss PZ-25-
00000007, a Special Exception.
Chairperson Quattrocchi asked about parking in the plaza if there was an event. In
response, Ms. Ribeiro stated that this was factored into their parking calculations.
Additionally, the applicant explained that the only service during the week is on Fridays
from 7pm to 8pm. He stated parking is not an issue during the week.
Board Member Shaia asked if notification was provided to other tenants in the plaza. In
response, Ms. Rib eiro explained that notifications were sent out and no calls have been
received.
Board Member Dyar asked for the number of church members. In response, it was
clarified that there are fifteen members.

1 Exhibit A: BOA Presentation 1541 N Cocoa Blvd 11.19.25

Board of Adjustment
Meeting Minutes
November 19, 2025
Page 3

Chairperson Quattrocchi asked if there should be some kind of condition regarding
parking.
Board Member Shaia stated she did not believe so as there have been no issues after
notification to the other tenants was sent out.
* Motion by Board Member Shaia; Seconded by Vice Chairperson Butler to approve
the Special Exception with staff recommendations.
Ayes: Quattrocchi, Butler, Dyar, Moton, Pacheco, Shaia
Motion Passed Unanimously (6-0).
IV. OTHER BUSINESS:
V. NEXT MEETING DATE: December 17, 2025, at 6:00 pm at 65 Stone Street, Cocoa,
FL.
VI. ADJOURNMENT
* Motion by Board Member Dyar; Seconded by Vice Chairperson Butler to adjourn
the November 19, 2025 meeting.
Ayes: Quattrocchi, Butler, Dyar, Moton, Pacheco, Shaia
Motion Passed Unanimously (6-0)
There being no further business the meeting adjourned at 6:24 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 November 19, 2025.
2. Minutes: Regular Meeting of September 17, 2025.

III. Old Business

IV. New Business

1. Special Exception COGIC Church - 1541 N Cocoa Blvd Unit 102

V. Other Business

VI. Next Meeting Date: December 17, 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 6 voices separated from the audio. 8 short machine repair(s) (8 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 87.3% of 2,201 content words. Dotted words (80 places) are ordinary wording differences: hover or tap to see the other reading. 55 passages (30% 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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seats or seating places or one space for each 150 square feet of floor area in the main assembly hall whichever is greater. So the parking requirements for the church are based on the number of seats. So we compare the the square footage with the capacity, the seat capacity that we believe will be, it actually was proposed also by the applicant.

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And I have to apologize because I think I forgot to attach that to show but he's proposing, he proposed with the application 50 seats. So based on that, we made a assumption that the maximum capacity should not be more than 50 seats. And he does have to go through a site plan review and so fire in the building Marshall will have to review the proposed layout to make sure it complies with fire code and building code. And

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building

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codes

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So there are existing 28 existing spaces and is 13 require.

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of operation are ‸ not, you know, the whole week. He's just proposing two days out of the week and in specific hours and most of the business

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there

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in the plaza do not operate ‸ on a weekend is mainly Monday through Friday on regular hours

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issue. So here is just in conclusion that we evaluated the site and everything is sufficient and in his complying you know, the

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finding

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parking compliance will be confirmed during the site plan. And so we also um added that to one of our conditions to try to set the

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maximum

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capacity pending site plan review. So our recommendation is approval of the special reception to permit the operation of the church. This request is

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pursuant

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to appendix a zoning article 11 section 12

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Churches, rectories, parish houses, templates, synagogues and associated building, including education and recreation facilities within the general commercial zoning district.

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coco boulevard. ‸ Unit 102. So the conditions that we are asking for the board

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that the

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permits and approvals necessary for any development related to the special reception. So if he proposes any changes, internal changes, he does have to comply with

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then the site plan application as well will be in a minor amendment. And then he has 12 months to comply with all the permits that are required. Also, here we are proposing and asking the board that if the user is extending and large or expanded, a new special reception approval shall be required. Our operation should ‸ be conducted entirely indoors, so it will be nothing outside of the building footprint.

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102. So if in the future another church try to move to a different unit, they will have to come through the same process for approval so we can analyze all the criteria ‸ make sure they're in compliance with our code. um So with the and then we try to set that with the total indoor maximum capacity, should not exceed the 50 seats as was proposed by the applicant or the number determined during the final site planned review process and building and fire review, would actually whichever is determined, if they determine that the capacity

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50, then that would prevail over the number that we're proposing tonight. So

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biting upon the applicant so there will be no changes permitted. they will He will have to come back if he proposes a different floor plan. And then set to minor modifications that may be made during the site plan review process to conform to the city

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cocoa

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code of ordinance or any life safety requirements by the fire department. And then any other condition conditions deemed necessary by the board,

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‸ we are open for that as well.

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I'm just trying to, I think we cover most. I

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think we just need to see these conditions. That's what I was looking to reference. Yeah, so

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those are all the conditions and I'm trying just ‸ to make sure I didn't forget anything. Yeah, I think I cover everything. And it just I think the only thing that I can highlight is also the traffic we did, you know, based on the use and including the business, we don't believe

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he's

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going to create a huge impact. And

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So it's a small congregation. So we don't believe

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he's

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going to cause any traffic issue to the area.

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Okay. If

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you have any questions, I'm available. And then the applicant's available. I

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had just a quick question. Parking was my main thing.

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to a different times or something that interferes with businesses that are currently being used? Or I'm just saying like if they want to do a special event or something on a Wednesday at noon or Tuesday at one or something.

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does that I

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just didn't know if it affects because the parking seems to be. I don't know how many of those units are leased out. but

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Well, the parking calculation is based. It was just two factors. or Or the building footprint, ‸ the space actually available, or the number of seats, wherever is great whichever is greater. So within this situation, he is limited.

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on 50 seats. He he needs to provide 13 spaces. And that plaza has 28. So if ‸ Okay, so

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the time doesn't really matter then.

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No. Or like

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like doing it on a Sunday afternoon or Friday nights or whatever. The timing isn't...

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Well, we did take in consideration that because it overlap with other business. Since there are other units and a few of the units are vacant. um So say, for instance, one of the units get leased to a new business, we have to take that in consideration in the parking calculation.

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So I guess it depends which... it was What is... What are the hours that he will be proposing?

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you like, we can create a condition. Yeah,

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can we... We have the applicant here. Do you mind coming up and just sharing that? Can we swear him in, please? or i'm sorry

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also have a question

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That's okay. I also have a question for Lucy.

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Okay. um Do you solemnly swear to tell the truth, the whole truth and nothing but the truth?

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yeah

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thank you

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um yes As far as the um the parking, most of those are nine to four businesses. Except for the one that's on the public. And then there is a

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one of the rooms and then

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um the only service

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and that's between um seven and eight. So just one out ‸ there. And

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but not

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there's nobody there on those, but um um the only the only concern I had when I um went through this process was just in case we have to do this in the future, or we move to another location, because from my understanding, that

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And my question was, did they have to go through this process? And they did, go to the documentation So um

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So when I got

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which, they're easy to leave, but everything on it spoke to ‸ new construction. So I hope that this process is a streetliner that deals

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uh We

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because everything is already intact. And so we we

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But um we, and we, in the future, we move to another building,

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have to go through this um same process. So I would just ‸ hope that by that time, we have the streamlined building with leasing you know inside compliance,

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Flag: the recognized words and the detected speech do not line up · 00:19:18–00:19:21 · unresolved: the words are not shown (unclear audio); listen to the recording

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Flag: a language review questioned the wording · 00:19:21–00:19:26 · unresolved: the words are not shown (unclear audio); listen to the recording

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these check boxes. I don't know if they just have a leasing application compared to uh

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Flag: numbers, amounts, negation or names differ between the machine readings · 00:19:31–00:19:32 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:19:32] ▶ Play Speaker 2

Okay.

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Flag: numbers, amounts, negation or names differ between the machine readings; the recognized words and the detected speech do not line up; a language review questioned the wording · 00:19:36–00:20:04 · unresolved: the words are not shown (unclear audio); listen to the recording

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[00:20:04] ▶ Play Attribution uncertain

well

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thank you. Board, does the board have any questions for the applicant or for...

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I have a question for

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Flag: a language review questioned the wording · 00:20:08–00:20:11 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:20:11] ▶ Play Speaker 3 + overlapping voice

to the other businesses in the plaza with regards to the church moving in and parking, so that they could have a way in as to maybe how much traffic they have. And even though they're not open after hours and there's only one business that's in conflict, but what I don't want to see happen is, as we all know, the parking nightmare. And then does the church have another off-site area they could use for parking if that became a challenge? So

[00:20:40] ▶ Play Speaker 1 + overlapping voice · overlapping voices

we did send notifications, you know, because it's required per code okay properties within 500 feet from that plaza. Not

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Flag: numbers, amounts, negation or names differ between the machine readings · 00:20:48–00:20:49 · unresolved: the words are not shown (unclear audio); listen to the recording

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will

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just the neighbor tenants, but also the um the community around it.

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Flag: a language review questioned the wording · 00:20:55–00:21:01 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:21:01] ▶ Play Speaker 1

so okay I would assume that at this point there's no major concern. Okay, thank you.

[00:21:10] ▶ Play Speaker 2

um Is there any other questions from the board to Lucy or the applicant? Or any ‸ discussion?

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Flag: numbers, amounts, negation or names differ between the machine readings; a language review questioned the wording · 00:21:19–00:21:24 · unresolved: the words are not shown (unclear audio); listen to the recording

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Flag: numbers, amounts, negation or names differ between the machine readings · 00:21:24–00:21:26 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:21:26] ▶ Play Speaker 6

okay. And where are you guys currently meeting at?

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Flag: words only one machine reading has (possibly not said) · 00:21:29–00:21:36 · unresolved: the words are not shown (unclear audio); listen to the recording

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[00:21:36] ▶ Play Speaker 6

okay

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And

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Flag: a language review questioned the wording · 00:21:41–00:21:44 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:21:44] ▶ Play Speaker 1 + overlapping voice · overlapping voices

yeah.

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i've

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Flag: the machine readings disagree here · 00:21:45–00:21:56 · unresolved: the words are not shown (unclear audio); listen to the recording

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been

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Flag: numbers, amounts, negation or names differ between the machine readings · 00:21:57–00:21:59 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:21:59] ▶ Play Speaker 5

a a different spin off of the same church. But um so

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Flag: words only one machine reading has (possibly not said); the recognizer flagged its own output; a language review questioned the wording; numbers, amounts, negation or names differ between the machine readings · 00:22:05–00:22:15 · unresolved: the words are not shown (unclear audio); listen to the recording

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Flag: the recognizer flagged its own output · 00:22:15–00:22:21 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:22:24] ▶ Play Speaker 2 + overlapping voice · overlapping voices

I guess my only question was, do we need to add a condition about the services like or um timing? Or, you know you know what I mean? Like if it's a

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Flag: numbers, amounts, negation or names differ between the machine readings · 00:22:35–00:22:37 · unresolved: the words are not shown (unclear audio); listen to the recording

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[00:22:37] ▶ Play Speaker 2

stays to what he has proposed or not?

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Well, as we look around, the room isn't full with anyone and

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Flag: a language review questioned the wording · 00:22:44–00:22:47 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:22:47] ▶ Play Speaker 3 + overlapping voice · overlapping voices

That's what my question was. So so

[00:22:49] ▶ Play Speaker 2

then uh I guess I'm looking for a motion to approve the special exception with the staff conditions listed here on our screen.

[00:22:59] ▶ Play Speaker 3

I'll make that motion as you just stated. Okay.

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Flag: numbers, amounts, negation or names differ between the machine readings · 00:23:02–00:23:05 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:23:05] ▶ Play Speaker 2

in favor? ‸ Aye. Any opposed? Motion passes. Congratulations. Thank you. And thank you for your service too. yeah And for your ministry. um Okay. Other business, nothing on that. And

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Flag: a language review questioned the wording · 00:23:20–00:23:23 · unresolved: the words are not shown (unclear audio); listen to the recording

[00:23:23] ▶ Play Speaker 2

that we think we may have a...

[00:23:24] ▶ Play Speaker 1 + overlapping voice · overlapping voices

Yes, we'll have an item. An

[00:23:27] ▶ Play Speaker 2

item for that. Okay.

[00:23:28] ▶ Play Speaker 1 + overlapping voice · overlapping voices

Members are ‸ available. uh

[00:23:32] ▶ Play Speaker 2 + overlapping voice

Happy Thanksgiving to everybody. And if someone could uh

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Flag: numbers, amounts, negation or names differ between the machine readings; a language review questioned the wording · 00:23:36–00:23:44 · unresolved: the words are not shown (unclear audio); listen to the recording

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[00:23:44] ▶ Play Speaker 2 + overlapping voice

Thank you guys. Thank

[00:23:46] ▶ Play No voice detected

you.

[00:23:50] ▶ Play Speaker 2 + overlapping voice

‸ You're here.

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Flag: the recognizer flagged its own output; a language review questioned the wording; numbers, amounts, negation or names differ between the machine readings · 00:23:51–00:23:57 · unresolved: the words are not shown (unclear audio); listen to the recording

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Transcript revision built 2026-10-27T13:50:04 · 1,595 ordinary words, 672 in suspect passages, 8 machine re-recognized.