Everyone please stand. ‸ Face the flag for the Pledge of Allegiance. I pledge allegiance 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. That's all right. All right. Next, we'll do roll call, please.
sir
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Chairperson Park.
Here.
Vice Chair Anderson.
Here.
Board Member Chabot. Board Member Finley. Here. Board Member Greenwood.
Yes.
Board Member Jones. Board Member Stewart.
Yes.
Board Member Wheeler.
Present.
Board Member Sengel.
Here.
Board Member Wall.
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And then, I'm sorry, City Attorney.
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Thank
you. All right. So, we'll move on to item two, which is approval of the agenda in minutes. First item is the agenda for this evening. Anybody have any comments or questions? I had time to review the agenda. Have any changes they'd like to make? Well, according to staff, they want
to postpone agenda item number one. Is that still correct?
That's correct.
All right. So, I will make a motion to accept the agenda with the postponement of agenda item number one.
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location.
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let you know.
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yeah.
‸ All right. While that's in the
paperwork.
So,
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Second.
All right. So, we have Mr. Anderson's motion and a second by Ms. Stewart. Any further discussion on the item? It is at the City Hall here. That'll be the location. No further comments. All in favor? Aye. Aye. Aye.
Any
opposed? All right. Motion passes. Next item is the minutes from last meeting. Has everyone had time to look over the minutes? Have any questions? All right. Any motion or movement? Motion.
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Any further discussion on the item?
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Nothing under old
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we've already made the move to postpone so we'll
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Mixed-Use Development Agreement. My name is Eric Hughes, Planning Consultant with RVI Planning and landscape architecture
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for the construction of a vertically integrated mixed-use development. Commonly known as the bank of america site the subject property consists of three parcels totaling ‸ approximately 1.95 acres and is located at the corner of Brevard Avenue and Church Street. The current future land use is mixed use and the current zoning is
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the overlay district regulating plan, the subject properties are designated as commercial mixed use large building, building type. the
city of coco is located over
the course of several years and several uh multi public hearings, there have been multiple policies that have allowed for unique and dense development opportunities within the City's Community Redevelopment Area and specifically in the Village where the subject property is located. In 2022,
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up to 125 dwelling units per acre for vertically integrated mixed use projects. In 2023, the land development code was updated to allow for large-scale commercial mixed-use buildings with a maximum building height of eight stories. And last year,
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the ground floor for vertically mixed-use development. And with those changes, the formal application request the
request
is for a vertically mixed-use building that will allow a residential use of no fewer than 220 upscale rental multi-family units, retail use of approximately 2 800 square feet that would include retail uh club room fitness facilities, and leasing office, and a maximum building height of eight stories with the maximum density of up to 125 dwelling units per acre. and
the number
pursuant to appendix a zoning article 11 section 22
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include economic and social benefits to the city and the CRA, what the architectural design of the development will be, and what compatibility with the surrounding area of the Cocoa Village will the development propose. For the economic and social benefits, the applicant has indicated that approximately 1030 jobs are expected to be created for the city uh Within the enclosed parking area, 25 public parking spaces will be spaces will be provided to all visitors. And
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as one of the two medium priority projects as a catalyst redevelopment site in the CRA master plan. Building elevations have been provided to show how the development incorporates care the character of the village, and at the request of staff, the applicant has incorporated additional articulation on the facade, including glazing, arched windows, and covered porches. these are additional factors to consider when approving a development agreement
and
here are the building elevations that are being proposed here's the west elevation south
east
and north like mentioned earlier all applicable requirements of the mixed use policy 1.1.2.6 c shall be met
and
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compliance with this policy as well as the LDC relating to
floor
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ratio density height and so forth shall be reviewed by city staff during the site plan approval and final site plan approval is contingent upon City Council requests there are some waivers that are being requested in exchange for significant project enhancements they include development standards from the Cocoa
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and from the sign regulations.
um
We do understand that the applicant and staff are currently in still working out final details for the development agreement that will likely cause some changes to the agreement before City Council. But uh nevertheless, staff has determined that the request of the agreement complies with all relevant sections of the code and comprehensive plan, and we recommend approval for the agreement between the applicant and the City of
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Myself and I believe the applicant team are available for any questions.
All right, thank you very much. Anybody from the board have any questions for staff?
How old is the building that is there currently? I
will defer to the applicant, who's the now property owner.
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Alec? Did you get that? You know when that was built?
I have a very good idea of the 60s because only because well I've lived here all along since then okay and that was back when
it was the National Bank well there was remember that the cat lady's house was
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yeah it
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‸ sounds
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close it to the board and open it up to the public I don't have any cards but okay thank you ma'am
good evening everyone good
evening I
love this microphone that moves around for the
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thank you for having us here tonight I will say I'm the housekeeping side of this presentation and then I'm Nick will come up with a an illustrative presentation first I want to thank city staff on kind of the journey we've had to get here I would say that this project started on this on the city side probably 15 years ago in 2010 when you adopted that mixed-use future land use ‸ to kind of target redevelopment in this area. On our project team side, it started probably about three years ago and you kind of saw that chain of comprehensive plan amendments that have gone through since that time to kind of bring this vision to life. There was a key statement that was just made, which is the the catalyst redevelopment and I will say as a land use attorney who represents clients across the state framework group and Nick ‸ you'll hear from more in just a moment, are very comfortable being in that role of a catalyst. And we have worked with them on a handful of projects where they have stepped in and and really redefined what certain sectors and areas of a local government can be and kind of building into that future growth here I'm excited to see this one, which is just a hop, skip and a jump away from where we're standing right now.
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before you I think a clean version was provided we just want to hit on that. And we've been working closely with staff up until the meeting on some review there. The draft development agreement that was in the agenda backup, you may have noted was more some sections were more general or from other projects, especially the description and the waiver section. So that has been updated to expand on the amenities provided on the intent of the street front activation along Brevard that we really want to see mimicked and the waivers have been adjusted. Thank you. and
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staff presentation. So those have all been up to date as noted in the staff presentation. There are two sections, which is the development schedule and the assignability provisions that we are still working through with city staff. and We expect that those will change from what is before you but we don't have that final language for you tonight and I think that I don't want
to
speak on behalf of staff but
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as we move forward. With that, we are happy to answer questions but
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this presentation so with that I will turn it over to Nick
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thank
you
thank
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before you get started
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up on the board now. We're gonna ‸ talk a little bit more about Framework Group
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community, amenities, things of that nature.
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architecture and we will wrap up with the economic impact, which you've already gotten a taste of. So starting with the Framework Group, we've been around since 2010. All we do is multifamily and mixed use across the state of Florida we focus on urban infill special opportunities like this one. We take what we call a big idea approach, which means that no two of our developments look alike. They are always colored by authenticity and a flair of localism.
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it into everything that you see within the development from the name to specialized font, signage, business cards, pillows on the couch, decisions about architecture ‸ and things of that nature.
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see from the slide. We have a future
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representative development that
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528 just west of the Cape
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development it's 280 apartments and I'm proud to say that with the help of a few ‸ Framework individuals here, it is 50% occupied as of this summer and we're continuing with lease up seeing some strong demand and some really bright days are ahead for this development. Hopefully you see it's like no other apartment community in this area or maybe even across the state. The big idea was mid-century modern architecture mixed with futurism that you see all over the Space Coast lots of glass lots of metal some things like masonry fins and angled roofs that speak to that architecture and I
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you're seeing is a photo, an actual photo on the left and a rendering that I stood here and presented to this very board,
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and zoning board, many years ago.
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And this is exactly what we like to do again across the state. We
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large on its own although less ambitious than what I'm talking about here tonight We get in and and we create relationships. We get to know markets. We create ‸ advocates and and create a track record, most importantly, showing you that we do what we commit to doing. And then we double down. We do something bigger, more ambitious and
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to touch on the location briefly two acres right
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Indian River Lagoon looking inward and to get into the site plan and key stats we're stating a range of apartments 220 to 241 because the entire interior ‸ this building still needs to be laid out, but we are committing to that minimum 220, as was mentioned. We're gonna ‸ have 2800 square feet of retail. It's
that
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pinkish box in the top left hand corner of the site. The parking calculation will go something like what is shown on the screen. This assumes 234 apartments, so right in the middle of that range that I mentioned but you can see
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so one and a half parking spaces for a studio, for example, and we'll sort of add it up from there. We're also going to have 10 spaces for our retail and
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that that anybody visiting the village can really
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a
little closer view, labeled now, of the site plan I mentioned item number one at 2800 square feet of retail space abutting the retail to our north. The leasing office is that kind of large, whitish box, also going to house our primary interior amenities, things like a gym and a spa, probably some co-working areas and
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memberships.
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an interesting public outdoor space. It also kind of counteracts some of the massing and scale of this building to have that deep recess. Item number four is what we call the grand courtyard. This is private. It'll be available only to the residents, but this is where our pool is going to be located in sun deck. Really nice places to relax. Number five on the south edge there
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We've talked at length with local businesses and sort of use that to establish this this access and minimize the impact to the pedestrian flow. Of course, this is what we want to maintain. This is why we're in the village at pedestrian friendly surroundings. So we figured Church Street was the best place to bring cars in. Item number six is the structured parking garage. Key takeaway there is that it is going to be almost completely enveloped by the building, by ‸ apartments, by the the
retail
excuse me,
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So very little of it is going to be exposed. And of course, item seven, everything in that orange, yellowish color, those are apartments, both lining the pool and
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to be almost entirely residential. This is fairly typical of the upper floors. One key feature, however, item number one, we call it the Brevard Avenue Terrace. So that's just going to be on the second level, resident only, an opportunity to look down to the street, feel that you're part of the village, interact with the village. And again, an opportunity to pull the building facade away from the street, get some light down on the street and and maintain that kind of smaller human scale. The rest of this we've talked about a little bit, but you can see the density of apartments on each floor as the building rises.
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Every inspiration image you see on this slide is an actual framework development from the interior and exterior amenities to to the images of the apartments there.
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to have a wider range of amenities. The clubhouse, the gym and spa that I mentioned, the private courtyard, the pool, the sun deck.
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private outdoor spaces, balconies, and high-end appliances, fixtures and finishes too. The architecture
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but we pulled it forward and we made it a little more residential. I mentioned we counteracted uh the scale of this building with the jogs in the facade, those reliefs that create interesting outdoor spaces like the plaza, like the Brevard Avenue Terrace. On the next slide, we're zooming in a little bit closer. So you start to really see uh the features that we've incorporated into this building by drawing inspiration from the neighborhood. Things like arched windows, columns, a really proposed
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with corbels up on the third and the fourth floors. We have awnings, we have urban stoops. These are things
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And this is the corner, the south west corner, looking at the building. uh Lastly, the economic impact is substantial. This is a 90 million
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development. It's 70 million
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in construction costs alone. Anywhere from
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to
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people are going to live here full time these These are rentals, these are not condos, these are people
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They're going to spend their
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combinations of direct, indirect and induced outputs. um They break down both into one time for the development and recurring over the very long term, you know,
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economic development, we
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jobs created and then recurring, you know, as far as we can see into the future.
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million in economic output,
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million in
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alone, uh the services um that that folks are
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So this is a study that we commissioned from a group called
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when we started this development. uh So that's my presentation. I'm so excited to be in front of you tonight and talk more about
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and take this important step. um ‸ this development it's been mentioned is it's transformative. It is deserving of this site, we think this site that's at Main and Main in the heart of
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Village. And ‸ it's long awaited. We know that we've been a part of this development, chasing this piece of land and for years. I personally have been involved in that. Finally got a hold of it. we're finally making strides on the development. So we're eager to take this step and take many more steps uh very quickly, as quickly as we can make this thing a reality ‸ here. to Answer your questions. Thank you. Thank
you,
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Thank you. um ‸ I'm very familiar with your project on
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then and I was one of the supporting votes for it. uh And it turned out exactly like you all had uh proposed is absolutely beautiful. ‸ And I must admit that you went on the same level with this project, but it looks a little more elevated. I mean, when I saw columns and arches and nine foot ceilings, you don't that's not the norm. I i got ‸ You uh folks had called this a luxury rental uh unit and it is based on what I'm reading here.
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the way you uh altered the building to where it's not one flat wall that could be taken visually sort of negative. uh And what that does is it creates, it reduces what intensity it is of the building being there. The other thing that helps it, and everybody's gonna ‸ kid me about it, is trees. And uh are you in a position uh that I could ask you a question about the trees that are located there? I mean, do you foresee anything uh like any of the
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question. Sure, sure.
I'll do my best to answer tonight. I think, honestly,
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So
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as I'm sure many of us have experienced. um
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sort of find that that balance and create the space that we need from those over the very long term, because as we know, they're going to get huge.
Now, the construction, um all concrete, I guess?
Not necessarily. uh This is likely going to be concrete
on
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the first two floors and wood frame above above that's right
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that's entirely wood frame. So there will be concrete. This is a hybrid building. in college Yep. All right. And, um
um
French doors on all the balconies. Most people do sliding doors, you guys. I mean, this there's a lot of money being invested here.
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I'm very supportive of it. And I... and He answered uh all my questions. All right. And I appreciate the time. Thank you.
thank
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um
Well, touching on the Cirrus project, that project took ‸ extremely amount... a long amount of time to develop. um Are you expecting the same issues you had with Cirrus? That project should have been done probably a year... prior to when it was actually done. And this is right in the downtown, right in the center of the village.
Sure. Sure.
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I mean, we we built that in the heart of this massive construction boom that took place all over the state still had supply chain issues
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We
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world. So
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getting the labor that we needed, getting the materials that we needed. It was an extremely challenging build. um Of course, we wanted it to go to
go
faster. We always do. And uh nobody hurts worse than the developer and the operator. I understand the impact of the community, but those delays cost tremendous amounts of money. So, of course, coming into this development, we are going to endeavor to foresee every issue we can and move as fast as possible. I can't predict the future.
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but we have every reason to move quickly.
Okay. um The the units that you
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know the square footage of those? uh Those
studios are are probably in the 600, 650 square foot range. um Those three bedrooms,
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In the two bedroom uh Somewhere between 1400 ‸ like that, yeah.
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own the Sears building itself and manage it, or do you subcontract that, or did you or do you when you're done, do you sell it to someone else that that runs it?
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We have a third party full-time property management firm um that we keep in touch with on a daily basis. Many of the team members here with me tonight. We're at the property today. um To your question about whether we sell or hold, our intention and our business plan framework group is to build and hold wherever we can. Sometimes there are reasons to sell. We've sold very few of the developments that I mentioned. We own, you know,
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So it's not the norm for us.
So your intention is to keep both
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and this project going forward? um
I can't commit either way on
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You know, um we've got some work to do. I mentioned it's 50 occupied. You know, ‸ is it it's got some ways to go, you know, to get to stabilization is is what we call it. So um no immediate plans to sell
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and no immediate plans either post construction um
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Our intention is to build and hold, but i'm I'm trying to say that things change. There are factors. uh If you look at our history, you will see that we've sold some properties, so um can't rule that out, but it's not our preference.
Okay. your Your intent isn't to build it and then sell it? That's right. Okay. um The 25 parking spaces that are open to the public, those are going to be free and clear, correct? You're not going to charge anybody to park there?
I'm not sure that they're going to be free. I think they'll be market rate.
okay um
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It's right in the middle of the village. It's going to be brand new. It's you're going to try to make it look like the the village and the other surrounding areas, but it's just massive. It's it's eight stories tall. And uh that's that's just my big concern with this project. and And the sheer amount of people that are going to be ingress, egress out of the village and you know, uh ‸ busy time of the day.
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So that's that's just the the big projects like this out on 524, I get it. You know, they're they're gonna ‸ widen the road. They're gonna ‸ make things easier that you have all these uh
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There isn't that ability down here in the village. That's just my big concern um with that. I'll i'll pass it on.
Understood. if i If I could just respond to that quickly. um Just ‸ point of clarification. What we're proposing is seven stories and not eight. Eight stories is allowable according to the comprehensive plan amendment on this site and others in downtown. So it seems that the large buildings have been sort of planned for like this one. Well,
they're on the outskirts. This is right smack in the middle of the village. It's it's obviously going to be a big deal. And every time every time a unit is destroyed, burnt down, for whatever reason it is it's redeveloped, I would hate to see the village lose its um identity and just go with these skyscrapers in the middle of the village. I don't think it fits, but that's just my opinion.
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Good evening, sir. I do appreciate your uh thoroughness and
thoughtfulness
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towards this presentation this evening. um I will limit my questioning to more of a precise uh annotation at this point because you've made clear on many things that have already been outlined. So in the observation of time, I move forward. It is advised within the information that was received to us and stated here verbally, this is
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my point of questioning is basically regards to occupancy per unit. Well, I guess you say your occupancy rate.
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I'm thinking of something else at this point. Your occupancy rate. So in your existing
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your council here, this
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that
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what your
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I
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my question, as I give a little background to that, is that if we're labeling it as an upscale
market,
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for an upscale ‸ market, do we have the exact demographic of research to support that type of uh clientele to be able to afford the the rent? Because you did say this is a rented property. This isn't something that's being sold. So therefore, selling something brings in a different influx of cash. But rental is different. So if you're looking at upscale, which get me wrong, I've traveled tremendously. There's upscale rentals all over the hemisphere that we could look at the points of reference. But
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a level, that that is that is
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you can have this big monstrosity of whatever it is, and I would hate for it to sit empty. Sure. So i I just want to reference that back to you and your group. Because as it looks and as it feels and as it comes to fruition, um I would just hate that we struggle with occupancy rate. And I know what that looks like, because once, and I'll just say it, what hasn't been said, once you get your occupancy rate up, that makes the building more valuable, which lends to other things that can and will and may occur. So, yeah
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we're at
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rate and
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because we can't prove that we could even fill it. But if we get this nice, beautiful building downtown that we can get 70,
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occupancy rate, you know,
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then what does that look like? So I'm just speaking broadly, sure so that it's known in a public forum, so that those things are taken into consideration, not with any particular implication uh in mind, but just so the board has a point of additional points of reference. That's all.
uh
thank
you. Sure. If I could just respond briefly to that. um ‸ Cirrus is at 50 occupancy, and I was sort of celebrating that because I've got the knowledge, the context of it. um
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early this year. ‸ So it is kind of exceeded our expectations on
that
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path to stabilization, that leasing velocity, we call it. And thus far,
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as you mentioned, their ability to pay the rent, um we are very confident about about the depth of the market. You make a good point that this is even more ambitious. The rents, the market rents in downtown are going to be higher. They have to be higher to support this development, and that's you know somewhat unproven. But that's what we do as developers, especially framework group. you know we We kind of make a habit of going to these markets around the state that are not institutional, not Orlando or you know
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uh places like that. And so our MO is to work with um with local governments like yourself to make these things possible, you know,
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downtown and a brand new housing option that hasn't been seen before. um So partnership is kind of what we're what we're seeking and making this happen. and um
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as we get more data from Cirrus. um The job growth story here on the Space Coast that don't have to tell you all about it it's extremely compelling. And we think that
cocoa
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Village is the most one of the most livable neighborhoods you're going to find out here. So that's why we're excited to make it happen. And we understand the risk, believe me.
And lastly, because it was not anything that I could reference,
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and you know in terms of trying to establish any you know price points. But
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I'm sure that you guys had to come up with some median number towards what you're looking to pursue. And
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But have we come any closer to that? I'll say that because I already saw your motion towards what we're looking for for price per square foot?
It's, as as you mentioned, it's extremely early to tell. The markets go up, markets go down, rents go up, rents go down. We are pulling together all of our costs, things of that nature. So um I'm not comfortable saying oh
you know exactly
where we're going to be today because it's that could change going to change with certainty uh many times before we actually go out there and market any apartments.
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Stewart.
Thank you. um I'm uh very uncomfortable when um statements are made concerning whether it fits in the village or not because people are addressing, even though they could go eight stories, they chose to go seven. I don't know if there's many
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uh the condos on the river they're over 10. and we don't just have one condo like that They're selling for half a million and up. And I I'm very happy that we have those projects because it
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is not a red deck town anymore, that the only thing that we've got high in our city is the telephone tower. And
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As you can see from the photos that was showing this project, it fits right in. We're on a slope to the river. So the tallest condos are along the river. And because of the slope, it makes this project fit in
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me that it's like something that won't fit or whatever, because there's another hotel project coming.
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to hover around 35 million. We're
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that I can't believe what they first were selling for.
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The design of it is done in a way to fit with the village as well. That's another advantage that brings this whole downtown area up. These two projects are going to really push us in a very class representation. And I'm very happy that it's coming around for that. But this is a definite fit. If this was 12 stories or more, I could see how it might be too big a project or whatever. I don't agree with that at all. I think it fits in. And they willingly went down to seven floors already. The traffic. I have been living at the building that I built on Brevard Avenue for ‸ 40 some odd years. years.
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That was before the other two condos on River Road down the street from Derby was built.
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that. It didn't happen. I live on those streets. And
it
is not a situation where you have bumper to bumper traffic.
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in here and cause traffic jams.
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Because I'm wanting to also ask about events. In the village. Now I see your main entrance is off of Church Street. Is that correct? That's right.
Or
do you have another one as well?
I
was just about to say it's the only.
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I think was a good idea.
Nothing on Delanoi. Right. Just church.
Right. So now it's just the church. Correct. Right. Church Street. We closed
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events that we have in the village. And we're known for it. And we recently had July 4th. I don't know how many people showed up, but boy, did we have a spectacular fireworks show. It was gorgeous. We are changing, folks.
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And the people with money are putting us there or those condos would not have been built and they wouldn't have been sold. Now,
I
want to be ‸ devil's advocate here. And I don't want to jinx the project because of what they want to do. But a statement. It was a question was brought up if they could potentially be successful with this project or not. And I feel that the people that are in the group that they are and the success rates they've had with more than other projects, they've done their homework and they know that the numbers are there to support what they want to do, especially when they're putting 90 million dollars worth. You don't just go in there and not do some of the homework or the market analysis or otherwise you will lose it. So I just hope that this is a ‸ project that's going to come around. They've been working on it a very long time. I just feel that we should be very happy that they're wanting to locate here and the design plans and everything that they've presented. It's going to be a class act and I'm just looking forward that we go ahead and support what this project is wanting to offer and to remember they are not the one and only that's going to stick out like a sore thumb because it's done. But properly following the slope of the river, this is not a 10 story tall project.
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Yes, I had two questions. ‸ If I missed something, ‸ can you give me an
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might be just a ballpark figure.
‸ Rent it's serious is
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I
mean, it's it breaks down to a little under $2 a foot. That's per square foot of the apartment. And as I said, downtown, more ambitious build structured parking. I can say
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Yeah.
Like double possibly. Correct.
I don't think double. No.
The other thing, too, is I didn't see any on the
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and residents. Was there any indication that people might have a problem with this project?
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Now it was when when we were first ‸ getting started putting the land under contract, things of that nature.
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and historic
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with them again very soon. And so the support has been very robust, you know, specifically for the economic impact and eliminating blight and connecting ‸ north and south Brevard, filling that in with something that continues kind of the fabric of Cocoa Village. So walkability and of course the newness and just the new residential options and what that does for employers and things like that saying, OK, finally, I've got a high quality place to put my people in the village. The
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talked about a little bit of it tonight. It's, you know, of course, a large building.
There are questions around the number of people, the traffic, as was mentioned. But again, I mean, largely, it's been in support from my perspective and the conversations that I've had for all the reasons that I mentioned.
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All right. Go ahead, Mr. Anderson. Two questions.
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have this in
front of you.
Do
you have any idea how deep you're going to have to go with a footing for something?
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We are going to be no taller than 91
and a half feet tall.
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Do you have any idea how deep you're going to have to go for the structural footing on this?
Not at present. That hasn't been designed. I think...
Isn't that pretty common? Don't you put that into your numbers when you're...
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What we know today from geotechnical analysis is that this is not going to require some deep auger cast foundation, you know, with...
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as far as we know from the geotechnical information that we have today. It may require something that we call soil improvement under the structure parking garage in particular, because of its weight and its settlement potential. Those, again, depends on engineering. Engineering that we haven't necessarily done yet. But those, you know, can run 15, 20 feet deep or something like that.
Or more. How about any... This is such a large project taking up almost a whole city block.
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Because, of course, it's going to be a huge issue with the drainage, you know, water drainage. Luckily,
we
have the park across the street with a reservoir underneath it, which most people don't realize. But any anticipations with the city as far as closing any roads during this construction?
Our intent will be to minimize our ‸ impact, of course. And we've, again, talked with local businesses about events and things like that. It's hard to imagine that we will never need to shut down a lane, a sidewalk, something like that. This is urban development and urban construction that is...
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Right, right. That is more than likely going to be necessary at certain intervals. But we're not coming in here and saying we're going to shut down one of these roads for six months or a year.
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And we wouldn't be very creative problem solvers in doing it either. We
intended
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have a much lighter touch.
Okay. That's
all
right. Thank you. All right. Any else? Yes, ma'am.
Ms.
Finley.
Hi. You're talking a lot about the parking garage and the foot.
You know,
you're talking
about
traffic and branching into a couple of things, but what are you... How many spots are you thinking for your parking garage?
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Right, right.
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Yep, yep. What
does
that look
like? And we've heard that concern. ‸ That's a good reminder in response to the question that ‸ was asked earlier. Some of the ‸ pushback or questions. ‸ This is a good breakdown of how we intend to calculate the number of spaces in that parking garage. Right now we're stating a range of apartments, 220 and 241. This assumes 235, but you can see that we're allocating certain number of parking spaces for different apartment sizes.
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So this is well above ‸ code even. And our intent is not to impact any, you know, on street parking or anything like that. We are entirely self-parked, both our residents, their guests, the guests of the retail, and even adding some public spaces for public benefit as well. Yep.
All right. Ms. Jones.
Hello. I just also want to state for the record, I
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So nice to meet you. ‸ I absolutely love the development. I think that this is an awesome
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I also kind of want to put it out there as well. As a resident, I got a chance to see the behind the scenes things that were happening. We had a lot of things that were happening within our country workforce.
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The second building just opened up in May as well. I was there waiting for the 30% occupancy just to get mail. So I've been surviving with you.
Thank you
for that. But I think it's an amazing opportunity and I just hate that if we would miss something like this. Because I do believe that other people will come and move into a property such as this.
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starting to fill up a lot. And I think that there is a different demographics that are looking for something different. When I'm in my apartment, and I actually have one of the Lunch View apartments. I love it. I get to go outside, watch
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It's absolutely amazing. And so ‸ I just think that you all should take into consideration the opportunity that this would bring to the city. Because like I said, while I'm in my apartment, sometimes it doesn't even feel like
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like Orlando or so forth. But it's also beautiful to see the Bright Line train from my apartment. I get to see the train when it comes through the bend. And so like I said, just take into consideration there are a lot of factors that has happened, at least in the last year. So that's all I wanted to say.
Thank you for that.
Thank
you for
that.
Anyone else? Yes, sir. Mr. Beckham.
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I understand that you're the subject to a lot of forces in order to make
this project
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work.
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boards and then the
portions
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thereof that we stick. With that in mind, what can you say as to the lifespan of this structure, seeing as it's going to be smack dab in the middle of Cocoa?
Sure. ‸ Well, first off, wood frame is the majority of what we develop. Every image that I showed you of other representative developments by framework, most all of it has been wood frame as well. Some of the most risk averse institutions on this planet,
you
know, big banks, Wells Fargo and Fifth Third and all those, they ‸ put their money behind wood frame construction because it is of outstanding quality. The engineering, the engineering,
the
waterproofing, pest control, resiliency, you name it. It's ‸ a high bar. ‸ It's every bit as structurally sound by code as alternate construction types.
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of those were in the path of the hurricanes that we saw last year. Almost all of them, actually, because we
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we all know how that hurricane season went.
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category five hurricanes, was mostly aesthetic, you know, bits of roof being torn off, but ‸ absolutely nothing catastrophic.
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You didn't ask, but the reason we do it is because of the economics.
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stratosphere of ‸ hard costs and therefore rents. We're getting into in feasible territory at that point. So we have found, because we do this every day, we can build extremely high quality, long term assets that big banks and life insurance companies, you know, invest in. Again, risk averse institutions, because we can do it in a high quality way. We can get the aesthetics that we want. It's got environmental benefits.
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to to believe in wood frame construction. But yeah, 50 years plus all day. Absolutely. I mean, that's ‸ that's the terms of the debt on these on these developments. Right. So ‸ it's meant to withstand the test of time.
‸ All right. That just leaves me, Mr. Haring, which I have already heard a lot of the people, so I won't reiterate too much. I will say that this is the heart of our city, and I think this will be a beautiful heart. But as someone who lives in
this
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city, I wish for God's sake, if we had some more parking in that area, because we won't be able to enjoy some of these shops once it fills up with all the good tenants and their friends and family who find these great shops, too. So please, I'll go out there and stump for the city if you want to do that for ‸ parking. But this is a great location for parking.
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I'd like you guys to consider if you have the ability to increase it, even if it is to be paid for, because that is prime
that's
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prime parking, especially for the beautiful shops you're going to be bringing to the city. So, thank you for taking everyone's questions. I appreciate it. It's a beautiful proposal. Thank you. Appreciate it. All right. Anybody else from the audience?
let's
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speak on this matter? All right.
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I did no cards.
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Any further discussion or motions to be made? I'll
make a motion that we approve the project as presented by staff.
Okay. A motion from Mr. Greenwood. Second.
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you like.
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All right. Mrs. Finley second. Ms. Finley second. All right.
Any further discussion on
the items? Any item? All right. Then I'll call to question. All in favor, say aye. Aye. Any opposed? Say nay.
Nay.
Okay. Another record show? One nay.
Could you identify the nays and the yeses in those?
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Mr. Sangles, the nay. Oh, you're the nay? Yes, sir. I'm surprised.
All right. All right. ‸ Motion passes. Thank you.
Thank you.
Moving on to the next item. New business number four. New business item three.
Thank you, Mr. Chairman. I'm just getting our consultants in order.
Yes,
ma'am. And I'll introduce them.
This
is Laura Martinez with Inspire Place Making Design and she'll do the presentation for the redevelopment plans for the LPA approval.
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Hello?
Yes, ma'am.
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today to present the Cocoa and Diamond Square Community Redevelopment Area Plans. We've been working on this for a while alongside Charlene and CRA staff
in
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Stockton as well so we're happy to bring it to you guys today and so just as an over overview we're going to be covering two CRA plans the cocoa CRA as well as the diamond square CRA so I'm gonna try my best to make the distinction about when I'm talking about each one of those so I'm gonna ‸ start off with a project overview and then talk about how we develop the plan, how we develop the ‸ strategic frameworks for each of the plan, and then most importantly the consistency
with
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the comprehensive plan and so we started this project back in June of last year the the idea was to conduct these two CRA plans in parallel on a parallel timeline together so we started off with kickoff data collection we did a
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community engagement which included some community meetings and then stakeholder interviews as well as a project website. And then we got into
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the
existing conditions and trends analysis and then
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the community redevelopment plans so that included the TIF revenue projections the five-year budget worksheet
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And then the master plan for both of these. And we're now on task five, which is the presentation of the community plans.
here we go
okay And so, yes, we started with the data collection, looking at the previous plans just to get an idea of the community challenges and goals
in
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each of these communities and get a really good lay of the land. And then got into our data and analysis. Of course,
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that was guided by CRA staff and then you know went back and started pulling some reports from Esri business analyst online on some socio-economic trends housing trends and economic trends also looking at regulatory context, the existing public services and facilities and then starting to look at what opportunities were out there. we then got into our public input segment of the project. This included standing up a project website that was active for four months. It had several features and tools that the public could interact with, including a survey, an interactive map where they could leave any comments of, you know, any concern or any opportunities they had seen that they wanted to point out to us. And then we also had two all-day open house events for each of the CRAs that was held here and each of those included a presentation that explained what a community redevelopment area is how tax increment financing worked
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boards prompting input across several topics that were relevant to each CRA so they were personalized to each CRA and you can get an example of what those looked like right there on the left and then we also held some stakeholder interviews that you know those stakeholders were selected in conjunction with guidance from CRA staff
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business owners some long-time residents and council members and
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so we started you know doing our own just analysis that we always do but also taking a little bit more focused approach based off of what we had heard from public input and maybe some of those things are, you know, are unique to each community and just getting to do a little bit more of a deep dive on those items.
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and really just went from there to see what was on the ground and to see where those opportunities were and so as you see for COCO those themes kind of emerged and so they were place making connectivity, housing, economic development, and environmental resiliency. and then for Diamond Square we you know conducted the same thing kind of really being guided by public input and what we had heard the previous plan for Diamond Square actually had really laid out a
really
‸ strategic framework for us. So as this was an update, we just continued on with the framework that they had, but still, you know, took that deep dive into each of these themes. So those were community living, community places, community connections, community identity, and then community opportunities. and you can
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those plans and so for COCO you know we started to get into formulating the strategic framework and the updated CRA goals and so you know we had looked at previous plans we looked at existing conditions we had done a SWOT analysis
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updated CRA goals
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and
so those were the best practices
improve connectivity diversify and improve sorry I couldn't read that improve housing stock foster sustainable economic development and strengthening resilience sorry ‸ cannot read that with my eyes there
we go
And then, of course, did the same thing
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public input that we received. Again, staying within each theme that was presented in the last pre in the previous plan. so this included improving the quality and aesthetics of the housing enhancing parks and public spaces enhancing mobility and fostering a culture of active mobility strengthening community identity and fostering economic growth
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underneath those goals the idea is to be focused enough to give the CRA staff and an idea of where to start and what those, you know, what they should be working towards, but broad enough to allow for flexibility as opportunities arise. So they are, they're broad. They are meant to to guide, not to dictate.
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we took a conservative estimate of growth of 3% for each of these
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longer than diamond squares we were able to supplement their their CRA plan with some proposed projects as well as a project description where we think those those treatments would be most appropriate based on the subject sub districts that were outlined in the waterfront master plan. And then some potential funding sources, as well as an estimated cost that was associated with both prioritization that came out of the public input, as well as actual costs of ‸ what these things, these items might.
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but instead highlight some
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some
of those partnerships that they ‸ could be made in order to make those happen in order to
make those happen in a
maybe a quicker timeframe um and uh you know with a more limited budget um
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diamond square um
and
so for the consistency with the comprehensive plan um starting off with future land use um ‸ the future land use element uh one of the policies includes uh encouraging redevelopment and so under our community living uh goal for ‸ diamond square we had a strategy such as incentivizing infill development and redevelopment um ‸ increasing the enforcement of code compliance
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sectors and uh incorporating some streetscape standards and building signages and architectural styles
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square we highlighted um prioritizing business attraction strategies as one of the strategies that they could um you know move forward on.
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well as
well
as uh cultural signage and historical markers, which was very um important. ‸ The community felt was very important for Diamond Square. um Continuing with Diamond Square again, transportation element, um one of the policies included, uh it talks about expanding transit service routes. And so in under the community connections, we talk about working alongside the Space Coast area transit um
to
uh increase uh bus service and frequency um and coverage. um
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in general. And so we we encourage that as well through implementing complete streets and then called out a few major corridors where we felt that that uh complete streets treatment would be most appropriate and most beneficial. um For recreation and open space element we talked about, um one of those policies talks about uh ensuring that the recreational facilities are well maintained and redeveloped as needed. ‸ And so one of our strategies included uh calling out the parks that we felt could use some enhancements um
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about safety and just perception and aesthetics and just really the function and, um you know, enjoyment of the residents of those those uh parks.
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redeveloping for affordable housing. And so one of our strategies for
cocoa
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under the diversify and improve housing stock uh talked about encouraging the development of live work housing um specifically within the
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village, but of course, across the entire uh
cocoa
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CRA. um And then another policy talked about promoting uh walking uh walkability biking. And so again, kind of taking a broad approach to improving connectivity for
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um We had strategies including streetscape safety improvements, um alternative mobility options, especially in light of the bright line coming in
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uh And so, yeah, that concludes my presentation. All
right.
Thank you,
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Martinez. Anybody have any
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sir.
Thank you for um the presentation. I wanted to ask in all of this evaluation and and
and
market research, was there any talk about the redevelopment or the reopening of the
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Fishing Pier, which used to be the old dock? Because that's something that. uh that i So
because the CRA and the city do not have site control over that. um Yeah, because that's
actually county that is purview, isn't it? That is county. Once you once you get out
that's
past the parking.
That's correct. so
How how far does
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um um jurisdiction just go up to the parking or into the parking?
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all the way through the whole Lee Winter Park,
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That is where the county line begins. That's the county. Is it really? That's where they they own that part of the property from the land out into the water.
Okay, but nothing nothing
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Okay. Yeah, because I i think that's that's something that I've been working on for many years is ‸ trying to get the county and the state and the city to come together to rebuild that and and make it a legitimate fishing pier like it once was.
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project.
It is it can't be because we don't have site control. So we can't put it in the CRA plan for for that
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city and the CRA all have that same feeling that you have, sir. So um but we are it is out of our control, unfortunately. ‸ I understand.
‸ Any other questions for staff?
I do. I have a question. um
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uh you, miss Martinez, I think you
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or your entity send out any additional surveys to the community because I knew there was a concern about the lack of response from the resident input and so I believe it I think it was mentioned maybe 14 responses was received. And so for me, that was a concern, with community engagement on this plan for the residents there.
Yeah. so that survey was hosted on the project website. I don't believe we circulated that survey and any other
circulated it through postcards that were sent out to all of the both CRAs actually got postcards that were mailed to each resident
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open up to the public I see two people out there anybody like to speak on this item all right and we'll close it to the public, bring it back to the board. Do we have any movements or motions?
What is the, what exactly is the board
or the staff
wanting us just to approve all here?
You're making a recommendation to the City Council on the consistency with the comprehensive plan as long as that the plans meet the comprehensive plan initiatives
initiatives
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second by mr. Greenwood
any further discussion
on the
motion
all right all in favor please say aye aye aye Any opposed, and nay. Motion passes.
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for
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has nothing on the board.
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the question I meant to ask it was just not on the top of my the parking was top of my priority will the offset be held for this development as we have for oak trees I'm saying so they'll be required to plant trees based on the diameter of the oaks that are present or is that on city property because it's in the sidewalk ‸ a
few in the, in the
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rendering. Yeah,
‸ toss them in there.
did you mention that, you guys, if you think about it, the only large number of trees where the project that was presented to us tonight is
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place that you would see a measurably difference of
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yeah right
yeah I kept forgetting that it's not all the way up and down Brevard
in that regard though to probably have a ton of shade because of the building
well it's ‸ on that one corner It's nice to have the shade, and not only that, it makes it more this citizens friendly to walk around, not just in the shade, but to feel like you're not in any kind of oh ‸ I do love it yeah I
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might change because the only negative he said was something about the roots under the uh the brick sidewalks but that was done in a specific way to have easy access to remove the roots that's causing trouble to the brick. and it can
be done in a matter of a couple of hours
that's why they were designed that way when I was on the original board to approve the downtown uh redevelopment area that we now call CRA right right
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so I do not know exactly for you know the trees that are there whether they are on the private property or in the city right of way. So depending on where they are, um if it's if it's on private property, of course, you all will see that project again when it comes back for site plan approval. Because what you were doing tonight is looking at the development agreement um and specifically density and height. um and
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and arbor mitigation if they could not replace the trees. um if it's within the right of way then and it's an oak tree then it would be I believe subject to um this board this board's yeah ‸ So, uh because that's removal of a tree within the right of way, an oak tree. So they would be, um looking at, you know, as we've done in the past, what replacements would be made and where. um
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way and they have to be removed.
All right. Thank you for the clarification I appreciate it
Ms. Fidman I actually do have a question about ‸ the oak trees Not necessarily the ones that are in the village, but the trees that belong to the city that are like in the neighborhood so like Lemon Street, Stone Street is there like a maintenance on those trees trees Are they just like free growing? Do you know if there's like a maintenance schedule? Is ‸ like an annual trimming or never trimming or just? citizen Or is it like resident discretion to cut them if they're on their property lines? Like what?
‸ the ones that are in the right of way, we do some maintenance on
‸ we
do some trimming on the uh especially the uh
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myrtles so I think I think we do annual on all types that are in the right
away
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but
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up with you because I have some trees in my backyard that I trim annually and I'm just not trying to trim them anymore
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I trim my oak trees that are on my properties yeah uh and also water them, but we did have a lot of oak trees there when they were first planted, and
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trees, yeah and that was extremely, it got me very upset about it
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know here go Marcus coming on down the line talking about trees
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I observed that they were as we were discussing they were pruning the uh the uh palm trees this morning in the median
they're
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coming into in the cocoa and and I thought the same thing and and I'll just say it that it's good to see them doing that um and I'm assuming they're getting ready to rehab those medians um but there are other medians and I'll just see it like that for ‸ the sake of what
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some level of attention and I don't know what the schedule is and I'm not going to get too in depth in that but I don't see a schedule and that's the truth so maybe that's something that need to be rerouted back to public works because you know Alex makes a good point of referencing the trees,
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um and unless you call to say there's a dead limb and I had one that was in the city uh right away that had to be removed. Unfortunately, it was not an oak, it was a pine. But the whole tree had to be removed because it was, that must have been struck by lightning and just sitting there hanging all over the place. So,
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I didn't so anyway
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a greater level of attention cleaning
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for it but I think we're we're definitely not serving our residents who are the base of our taxpayers by getting into the the infield areas and trying to make this a little bit more habitable in terms of these tree canopies so that's my point
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all
right
yeah
thank you Mr. Wheeler any further items for the tree board then we shall close the tree board and move on to the open discussion hands for open discussion
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that happened on a recent meeting that maybe not everybody knows. There was a a meeting that was presented for the hotel, uh and the development agreement had been approved. So
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the development agreement that's
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that's
great just thought I'd share that with everybody if they didn't yeah
thank you I did not know that so I appreciate it I heard grumbling of it.
‸ This is a new developer that has three other current hotels in the area. They're one big family, and they are hands-on. They they run the business. They
don't... develop it come back.
Well, yeah. But uh they have a one in Cocoa Beach already uh and they want to do the one in Cocoa
if I could just add on to that um so yes the the CRA did approve the redevelopment agreement um the CRA does own that property where the the hotel is going is proposed
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step in that's laid out in that agreement is that there will be a development agreement um with the city, because the city controls is in charge of land use controls right the CRA is not and so um the next step would be that they're working towards a development agreement in which they will have um their conceptual plan and everything laid out. uh So you should be seeing that coming forward and you know, the next several months. Excellent.
Very excellent. Thank you. Anything else for other business? Or open open discussion? Open discussion? I have just one more item, and it's to request that,
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about that we already approved. When it comes to the payment of parking spaces, and I'm not into controlling any any businesses or ‸ like that, but if we could recommend for payment of those parking spaces working with the city uh Cocoa village to do a voucher kind of situation i used to
park in
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areas in San Diego where if you parked in Horton Plaza, a mall, uh they wouldn't charge you for the first four hours, two hours, three hours. In this case,
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business within the within the location. And
then those businesses would pay a fee,
a standard fee, and you know it would
it
would be supplemented. Right, and
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be there and pay whatever that is, or possibly have a dead car parked there and problems with getting recouped for the money. But um it would encourage folks to go out and go to those places that require the validation stamps
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Just, you know,
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and again, not to control or but possibly influence their their decisions on how to uh charge for that. that's That's all I wanted to put out there. uh All right, so we'll move on. There's no other business. Our next meeting is on the first Wednesday.
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next meeting date and uh
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to adjourn. take it
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Yeah,
lots of seconds. uh Any discussion? I didn't think so. All in favor? all
right
Any opposed? Good.
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I love it.
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