Cocoa CRA

Cocoa Community Redevelopment Agency Meeting

Name: Cocoa Community Redevelopment Agency Meeting, October 28, 2025
Start: 2025-10-28

Date: 2025-10-28
Status: Draft minutes and machine transcript available
Source: CivicClerk event #1326

📄 Read the City's record 📝 Transcript 📋 Agenda (PDF, 127 KB) 📋 Agenda Packet (PDF, 11.2 MB) 🎬 Recording ↗

Built from draft minutes printed in an agenda packet — no AI-written text Briefing final

The City's record

What the City's record shows

Draft minutes printed in the City's agenda packet of 2025-12-01, pp. 7–13; approved with amendments by the Cocoa Community Redevelopment Agency according to the draft minutes of 2025-12-01, whose own approval is recorded in later draft minutes but not yet confirmed in the City's approved minutes; the amendment text is not in these records (the approving motion: “approve the Minutes for the Special Meeting of October 28, 2025, with an amendment on Page 3 Paragraph 4”). The City has not posted the approved minutes. The approving motion, “to approve the Minutes for the Special Meeting of October 28, 2025, with an amendment on Page 3 Paragraph 4”, is in the draft minutes printed for approval in the 2026-02-02 agenda packet (2130_Cocoa_CRA_Full_Agenda_02_02_26.pdf, packet pp. 6–13; minutes p. 2).

Built only from this meeting's draft minutes (2091_12_01_2025_Cocoa_CRA_Agenda_Packet.pdf, packet pp. 7–13). 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: Mike Blake, Patricia Weeks, Alex Goins, Lavander Hearn, Lorraine Koss, Janne Etz, Candace Rogers
(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.)
Absences: the minutes print an “ABSENT” heading with no names under it.
Also listed as present (staff and other roles): Anthony A. Garganese (Agency Attorney), Peyton Fink (Recording Secretary)
Named on at least one ballot later in the meeting: Alex Goins, ETZ, Lavander Hearn, Lorraine Koss, Mike Blake, Patricia Weeks, ROGERS (participation, which can differ from the roll: arrivals and departures are in the minutes' text)

Adopted actions (7)

to approve the Agenda for the Special meeting of October 28, 2025, as written (moved by Patricia Weeks, seconded by ETZ); PASSED 7-0; ayes: Mike Blake, ETZ, Alex Goins, Lavander Hearn, Lorraine Koss, ROGERS, Patricia Weeks; nays: none — the draft minutes p. 2, packet pp. 7–13
to approve the Minutes for the Special meeting of September 9, 2025, as written (moved by Patricia Weeks, seconded by ETZ); PASSED 7-0; ayes: Mike Blake, ETZ, Alex Goins, Lavander Hearn, Lorraine Koss, ROGERS, Patricia Weeks; nays: none — the draft minutes p. 2, packet pp. 7–13
to approve with discussion th e two 5 -year leases, one of which is with the Cocoa Village Partners and the other is with the Post Office (moved by Alex Goins, seconded by Mike Blake); PASSED 6-1; ayes: Mike Blake, ETZ, Alex Goins, Lorraine Koss, ROGERS, Patricia Weeks; nays: Lavander Hearn — the draft minutes p. 3, packet pp. 7–13
to Approve and Discuss a Resolution Amending the FY26 Budget, BAF26-004- IFT for the 50% match funding of $1,494,500 for the Florida Inland Navigation District (FIND) Grant award for the Lee Wenner Park Day Slips and Revetment project and transfer the funds through an Interfund Transfer to the City's … (moved by Mike Blake, seconded by Patricia Weeks); PASSED; ayes: Mike Blake, ETZ, Alex Goins, Lavander Hearn, Lorraine Koss, ROGERS, Patricia Weeks; nays: none — the draft minutes p. 4, packet pp. 7–13 Corrected to match the minutes, page 4.
to Approve an amount not to exceed $180,000 for the Design and Permitting Services for the Improved T -Dock Project (moved by Mike Blake, seconded by Patricia Weeks); PASSED; ayes: Mike Blake, ETZ, Alex Goins, Lavander Hearn, Lorraine Koss, ROGERS, Patricia Weeks; nays: none — the draft minutes p. 5, packet pp. 7–13 Corrected to match the minutes, page 5.
to Approval of the Cocoa CRA Tax Increment Financing (TIFF) Reinvestment Guidelines with discussion (moved by Mike Blake, seconded by Patricia Weeks); PASSED 5-2; individual ballots not stated (the names read do not match the printed tally) — the draft minutes p. 6, packet pp. 7–13
to adjourn the Special meeting of October 28, 2025 (moved by Patricia Weeks, seconded by ETZ); PASSED 7-0; ayes: Mike Blake, ETZ, Alex Goins, Lavander Hearn, Lorraine Koss, ROGERS, Patricia Weeks; nays: none — the draft minutes p. 7, packet pp. 7–13

Money named in the minutes' motions (what each motion did with the amount, in its own words)

$1,494,500 — CRA: in draft minutes not approved as written (not counted as adopted): decided in an adopted motion. “Approve and Discuss a Resolution Amending the FY26 Budget, BAF26-004- IFT for the 50% match funding of $1,494,500 for the Florida Inland Navigation District (FIND) Grant award for the Lee Wenner Park Day Slips and Revetment project and transfer the funds through an Interfund Transfer to the City's Capital Project Account” (motion result: PASSED; the draft minutes printed for approval in the 2025-12-01 agenda packet (2091_12_01_2025_Co; fiscal period not recorded) (draft minutes printed in the City's agenda packet of 2025-12-01, pp. 7–13; approved with amendments by the Cocoa Community Redevelopment Agency according to the draft minutes of 2025-12-01, whose own approval is recorded in later draft minutes but not yet confirmed in the City's approved minutes; the amendment text is not in these records (the approving motion: “approve the Minutes for the Special Meeting of October 28, 2025, with an amendment on Page 3 Paragraph 4”))
$180,000 — CRA: in draft minutes not approved as written (not counted as adopted): decided in an adopted motion — authorized up to (a spending limit, not an amount spent). “Approve an amount not to exceed $180,000 for the Design and Permitting Services for the Improved T -Dock Project” (motion result: PASSED; the draft minutes printed for approval in the 2025-12-01 agenda packet (2091_12_01_2025_Co; fiscal period not recorded) (draft minutes printed in the City's agenda packet of 2025-12-01, pp. 7–13; approved with amendments by the Cocoa Community Redevelopment Agency according to the draft minutes of 2025-12-01, whose own approval is recorded in later draft minutes but not yet confirmed in the City's approved minutes; the amendment text is not in these records (the approving motion: “approve the Minutes for the Special Meeting of October 28, 2025, with an amendment on Page 3 Paragraph 4”))

Draft minutes, as printed in a later agenda packet

Source: 2091_12_01_2025_Cocoa_CRA_Agenda_Packet.pdf, the agenda packet of the 2025-12-01 meeting, packet pp. 7–13; lines 199–515 of the City's text of that file. The draft's header prints Monday for 2025-10-28, which was a Tuesday. The packet's own page footers are left out below.

Read the draft minutes

MINUTES 
COCOA CRA 
October 28, 2025 
 
The Special Meeting of the Cocoa Community Redevelopment Agency was held 
on Monday, October 28, 2025, in Cocoa City Hall, in City Council Chambers, 
located at 65 Stone Street, in Cocoa, Florida, 32922, as publicly noticed. 
I. CALL TO ORDER: 
Chairperson Blake called the meeting to order at 4:03 p.m.   
 
INVOCATION: Vice Chairperson Weeks led the assembly in Invocation.   
 
PLEDGE OF ALLEGIANCE : Agency member  Koss led the assembly in the 
Pledge of Allegiance.   
 
 
 PRESENT:  Michael C. Blake  Chairperson 
Patricia Weeks  Vice Chairperson 
Alex Goins   Agency Member  
Lavander Hearn  Agency Member (Via Phone) 
Lorraine Koss  Agency Member  
Janne Etz   Agency Member  
Candace Rogers   Agency Member  
    Anthony Garganese  Agency Attorney 
    Peyton Fink   Recording Secretary 
 
 ABSENT:   
  
  
OTHER STAFF MEMBERS PRESENT: 
City Manager Whitten, Community Services Director Neuterman.  
 
II. Approval of Agenda and Minutes: 
Agenda: Special Meeting held on October 28, 2025, either as written or with 
amendments. 
 


Special City Council Meeting  10-28-2025 
Page | 2  
 
* MOTION by Vice Chairperson WEEKS; Seconded by Agency Member ETZ to 
approve the Agenda for the Special meeting of October 28, 2025, as written.  
 
 THE VOTE ON THE MOTION WAS: 
 
 AYES: BLAKE, ETZ, GOINS, HEARN, KOSS, ROGERS, WEEKS. 
 THE MOTION PASSED UNANIMOUSLY (7-0) 
Minutes: Special Meeting held on September 9, 2025, either as written or with 
amendments.   
* MOTION by Vice Chairperson WEEKS Seconded by Agency Member ETZ to 
approve the Minutes for the Special meeting of September 9, 2025, as written.   
 
AYES: BLAKE, ETZ, GOINS, HEARN, KOSS, ROGERS, WEEKS. 
 THE MOTION PASSED UNANIMOUSLY (7-0)  
II. DELEGATIONS:  
• Aleck Greenwood 
o Discussed security in Cocoa. Feels that having a police force sends too 
strong a message. He thinks that it would be a better idea to start small by 
using a security guard system and if that does not work then go bigger. 
III. PRESENTATIONS: None 
            
V.  ACTION ITEMS: 
1. Approve two (2) five-year agreements for the property at 600 Florida Avenue: 
the first being the Cocoa Community Redevelopment Agency (CRA) Master 
Lease Agreement with the property owner, Cocoa Village Partners, Inc.; and 
the second being the Sublease Agreement between the CRA and the United 
States Postal Service (USPS) for the Cocoa Downtown Station. Authorize the 
City Manager to execute both the Master Lease and the Sublease, and all 
related documents. Staff will return with any necessary budget amendments.  
 
Director Neuterman gave an overview of the two proposed lease agreements 
and provided details regarding their history with the City of Cocoa. She stated 
that staff are seeking agency approval of the renewal of these lease 
agreements and we are asking that the City Manager be authorized to execute 


Special City Council Meeting  10-28-2025 
Page | 3  
 
the master lease and sublease. She further stated that If there are any  
budgetary amendments that need to be adjusted or if the amount budgeted for 
the year is off, we will bring those numbers back to the agency members.  
 
A motion to approve was made by Agency Member Goins and it was seconded 
by Chairperson Blake but with discussion. 
 
Vice Chairperson Weeks then asked about the Post Office being subsidized 
and the reasoning for it. Which Director Neuterman stated was due to it being 
a federal agency, so it is only allowed a certain amount per square foot to 
provide as a lease payment. T he City Manager added to this discussion by 
stating that the Post Office is also subsidized as an incentive to keep it in the 
village. The Vice Chairperson then asked staff if the cost of rent could be 
lowered but it was established that the rent was at a reasonable rate as it is 
$17.29 a square foot plus CAM.  
 
Agency Member Koss stated that she does want the Post Office here. This was 
amended at the December  1, 2025 Cocoa C RA Meeting. The new text states the 
following: Agency Member Koss expressed how she would absolutely like to see the 
Post Office here. She asked what the increase is (3%) and said that it is too bad 
that we are in this situation because everyone wants a Post Office in the Village 
and the landlord knows it. The City Manager responded by saying that this is a 
pretty reasonable deal for the Post Office, and he does not see them 
negotiating beyond this amount. The City Attorney then discussed the 
relationship between the Post Office and the City as well as  how it goes way 
back.  
 
Agency Member Etz reiterated how important it is to have a Post Office in the 
village. She will forever be in favor of subsidizing it . The Agency Member also 
addressed the amount of money spent on it and stated that this is a no brainer.  
 
Agency Member Hearn wondered if there are tracking mechanisms in place to 
see how often the Post Office is being used. Director Neuterman believes they 
could possibly find a way through transactions.  It would probably be through  
pieces of mail. He wants to make sure that the funds are being used.   
 
Vice Chairperson Weeks and Director Neuterman then discussed maintenance 
for the Post Office, with Director Neuterman sharing that there is money set 
aside for it . The agreement also mentions several areas of maintenance that 
the CRA is responsible for.             
 
* MOTION by Agency Member GOINS ; Seconded by Chairperson BLAKE  to 
approve with discussion th e two 5 -year leases, one of which is with the 
Cocoa Village Partners and the other is with the Post Office. This would allow 
the City Manager to execute the Master Lease and Sublease, and all related 
documents.     


Special City Council Meeting  10-28-2025 
Page | 4  
 
 AYES: BLAKE, ETZ, GOINS,  KOSS, ROGERS, WEEKS.  
 NAYS: HEARN 
 THE MOTION PASSED (6-1) 
2. Approve a Resolution Amending the FY26 Budget, BAF26-004-IFT for the 50% 
match funding of $1,494,500 for the Florida Inland Navigation District (FIND) 
Grant award for the Lee Wenner Park Day Slips and Revetment project and 
transfer the funds through an Interfund Transfer to the City's Capital Project 
Account; Approve an Interlocal Agreement with the City of Cocoa for the 
Project.  
 
After reading the agenda item, Chairperson Blake made a motion to approve 
the item with discussion, and it was seconded by Vice Chairperson Weeks. 
 
After the motion was made, Director Neuterman discussed the item. She stated 
that council will receive the grant tonight at the City Council meeting. The 
design will be a more permanent structure rather than a floating dock structure 
and has been redesigned and reengineered. The project will start immediately 
and is expected to take two years to complete. The breakwater will take the 
most amount of time to complete, and the day slips will probably  be in after . 
We will keep agency members updated as the project moves forward. Asking 
for approval tonight. 
 
Agency Member Etz asked if this would cause any parking at Lee Wenner Park 
to close, and the answer is no. 
 
Agency Member Koss asked where the breakwater would be located. Director 
Neuterman said it is on the City Council agenda and Mrs. Morgan will be 
presenting. She knows where it is, but she needs to see a picture of it. The City 
Manager added that the breakwater is part of the structure itself.  
 
* MOTION by Chairperson BLAKE Seconded by Vice Chairperson  WEEKS to 
Approve and Discuss a Resolution Amending the FY26 Budget, BAF26-004-
IFT for the 50% match funding of $1,494,500 for the Florida Inland Navigation 
District (FIND) Grant award for the Lee Wenner Park Day Slips and 
Revetment project and transfer the funds through an Interfund Transfer to 
the City's Capital Project Account.  
 
AYES: BLAKE, ETZ, GOINS, HEARN, KOSS, ROGERS, WEEKS . (Passed 
unanimously) 
3. Cocoa CRA approval of an amount not to exceed $180,000 for the Design and 
Permitting Services for the Improved T -Dock Project. Approve a Resolution 
Amending the FY26 Budget (BAF#26-006-A), from Cocoa CRA Fund Balance 


Special City Council Meeting  10-28-2025 
Page | 5  
 
to Infrastructure. Staff will return to the CRA Board and City Council with the 
finalized Grants, Amendments, and Agreements. 
 
After the Chairperson read off the agenda item, Director Neuterman spoke. She 
said that staff is requesting the Cocoa CRA to fund the design portion of this T-
dock project. The design must be complete before March 2026 as that is when 
the application is due and we must have the design included in the application 
packet. We have work ed with FIND, FEMA, and the St. Johns Water 
Management District on the redesign portion of it to meet criteria for substantial 
strengthening of the T-dock to try and make it more sustainable so we do not 
have to replace those structures  as frequently. We are working on getting 
quotes, the highest quote was just under $180,000, we are looking for one s 
under that amount. Staff will come back with the actual amount and the transfer 
that will be made.  
 
Chairperson Blake made a motion to approve, it was seconded by Vice 
Chairperson Weeks and it passed unanimously.    
 
* MOTION by Chairperson BLAKE Seconded by Vice Chairperson WEEKS to 
Approve an amount not to exceed $180,000 for the Design and Permitting 
Services for the Improved T -Dock Project. As well as approval for a 
Resolution amending the FY2026 Budget from Cocoa CRA F und Balance to 
Infrastructure.  
 
AYES: BLAKE, ETZ, GOINS, HEARN, KOSS, ROGERS, WEEKS. (Passed 
unanimously).   
4. Agency approval of the Cocoa CRA Tax Increment Financing (TIF) 
Reinvestment guidelines. 
 
The City Manager  had the floor, and he went through a slide show that 
explained what the TIF Program is and what it accomplishes. The topics in the 
slide show include d the purpose, objectives, eligible projects, disqualifying 
factors, eligible reimbursement costs, capital thresholds, and the process 
overview. After going through the slideshow, the City Manager recommended  
approval of the tax increment financing reinvestment guidelines as outlined in 
the policy and staff report. 
 
Chairperson Blake made a motion to approve which was seconded by Vice 
Chairperson Weeks with discussion.  
 
Agency Member Goins expressed how he would like something (such as an 
incentive) set aside for locals in case big contractors come  into the area and 
bring in others. The City Manager responded by stating that there are points in 
the application for hiring local workers, contractors, etc.  
 


Special City Council Meeting  10-28-2025 
Page | 6  
 
Agency member Etz shared her concerns about  how broad the requirements 
are. After Director Neuterman confirmed that the board will see all applications. 
Agency Member ETZ asked what part of Cocoa these applications would 
pertain to, to which the City Manager responded by stating that you won’t know 
until you get the applications. He then discussed the financial aspects of the 
TIF by giving an example which is if you generate $100 in TIF revenue you only 
get $90 in terms of the reinvestment. For every $1 giv en you must spend $7. 
The Agency Attorney then discussed how these guidelines do not set a 
precedent because the policy is clear and states it is a discretionary decision 
that sets no precedent. The decision is made by the board and is a negotiated 
type of application that the CRA budget also plays a role in. He further stated 
that even if someone is not awarded a TI F they can still go through with their 
project. 
 
Agency Member Rogers believes this is broad and she does not think  there is 
enough information. She also feels that this falls back on residents and thinks 
it would be nice to have something we can obtain such as luxury apartments. 
She added it would be nice if we could try to make those apartments affordable 
and have them included and not so exclusive. The Agency Member then stated 
that she does not hate this idea, but it needs to be more transparent on what 
residents are going to get back. She does not want to be overly optimistic but 
practical and thinks it needs to be more definitive when the applications start 
coming in.   
 
Agency Member Koss is also concerned about the broad strokes and lack of 
specific benefit. She is worried about the infrastructure needs and how the 
costs will be paid by everyone else in Cocoa. She wondered at what point would 
sales tax help us out. The City Manager answered that these are property 
taxes, he then explained how sales taxes are collected and distributed. Agency 
Member Koss said she understood but wondered if there were any round 
figures and what are the advantages of the additional people to the sales tax 
revenues we receive. He responded to this by stating that there are probably 
statistics to this but there are guidelines to this policy, and you want them to be 
broad so you can negotiate. That way you don’t have something too specific.   
  
Agency Member Weeks gave her perspective on the subject by stating that she 
likes the broad strokes on this because it does not tie your hands and you can 
negotiate, which she believes is a good idea.  
 
* MOTION by Chairperson BLAKE Seconded by Vice Chairperson WEEKS for 
Approval of the Cocoa CRA Tax Increment Financing (TIFF) Reinvestment 
Guidelines with discussion.  
 
 AYES: BLAKE, GOINS, HEARN, ROGERS WEEKS.  
 
 NAYS: KOSS, ETZ 


Special City Council Meeting  10-28-2025 
Page | 7  
 
 
 MOTION PASSED (5-2) 
 
VI.  ATTORNEY REPORT: None 
VII.   UPDATES AND STAFF REPORTS: 
• Director Neuterman went over the Cocoa CRA budget with the agency members; 
she stated it could change and if it does those changes will be brought back to the 
board members.  
VIII.  NEXT MEETING DATE: 
• Monday, December 1, 2025, at 6:00 pm in the Council Chambers located in Cocoa 
City Hall, 65 Stone Street, Cocoa, Florida.  
 
• After the next meeting date was confirmed, Agency Member Etz asked if the 
security/police meeting would be in December to which the City Manager 
responded that he would work hard to get that done but it was asked that the 
meeting also talk about nightlife, parking, etc. He will try to put it together.  
 
IX.  ADJOURNMENT: 
 
* MOTION by Vice Chairperson WEEKS; Seconded by Agency Member ETZ to 
adjourn the Special meeting of October 28, 2025. 
 AYES: BLAKE, ETZ, GOINS, HEARN, KOSS, ROGERS, WEEKS. 
 THE MOTION PASSED UNANIMOUSLY (7-0) 
 The meeting adjourned at 5:00 p.m. 
 ________________________________ 
       Michael C. Blake, Chairperson 
 Respectfully Submitted by: 
  ______________________________ 
 Peyton Fink, Recording Secretary

Agenda (the City's wording)

Time links are automatic matches to the machine transcript and may be off.

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

I. CALL TO ORDER

1. Invocation
2. Pledge of Allegiance
3. Roll Call

II. APPROVAL OF AGENDA AND MINUTES

1. Agenda: Special Meeting of October 27, 2025.
2. Minutes: Special Meeting of September 9, 2025.

III. DELEGATIONS

IV. PRESENTATIONS

V. ACTION ITEMS

1. Approve two (2) five-year agreements for the property at 600 Florida Avenue: the first being the Cocoa Community Redevelopment Agency (CRA) Master Lease Agreement with the property owner, Cocoa Village Partners, Inc.; and the second being the Sublease Agreement between the CRA and the United States Postal Service (USPS) for the Cocoa Downtown Station. Authorize the City Manager to execute both the Master Lease and the Sublease, and all related documents. Staff will return with any necessary budget amendments. — 00:14:40
2. Approve a Resolution Amending the FY26 Budget, BAF26-004-IFT for the 50% match funding of $1,494,500 for the Florida Inland Navigation District (FIND) Grant award for the Lee Wenner Park Day Slips and Revetment project, and transfer the funds through an Interfund Transfer to the City's Capital Project Account; Approve an Interlocal Agreement with the City of Cocoa for the Project. — 00:28:47
3. Cocoa CRA approval of an amount not to exceed $180,000 for the Design and Permitting Services for the Improved T-Dock Project. Approve a Resolution Amending the FY26 Budget (BAF#26-006-A), from Cocoa CRA Fund Balance to Infrastructure. Staff will return to the CRA Board and City Council with the finalized Grants, Amendments, and Agreements. — 00:33:24
4. Agency approval of the Cocoa CRA Tax Increment Financing (TIF) Reinvestment guidelines. — 00:41:54

VI. ATTORNEY’S REPORT

VII. UPDATES AND STAFF REPORTS

VIII. NEXT MEETING DATE - November 3, 2025 at 6:00 PM

IX. ADJOURNMENT

Transcript Partial transcript

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

How this transcript was made. New machine transcription of the whole recording, with 13 voices separated from the audio. 19 short machine repair(s) (21 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 and whether a voice was detected where the words are. Not completed: language review. A second, independent machine reading was compared with it word by word: the same words for 89.3% of 7,863 content words. Dotted words (261 places) are ordinary wording differences: hover or tap to see the other reading. 176 passages (24% 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.
Inspection is incomplete: language review.

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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I'm sorry, that extension cannot be reached at this time. If you want to reach someone else and know

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Thank

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I'm sorry, that extension cannot be reached at this time. If you want to reach someone else and know their extension, you may dial it now. For assistance, press zero.

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Okay. Don't

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Okay.

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Sure. I'd like to call this regular meeting held for a Cocoa Redevelopment Agency. October

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Call this meeting to order. We will have, thank you very much, sir. We will have invocation by Vice Chairperson Weeks. Pledge of Allegiance will be performed by the rank agency member calls. And then we will do roll call. Would everyone please stand?

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That's

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Our

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much for bringing us here together this evening to do your work. Lord, we just think especially of those in Jamaica ‸ who are dealing with a horrible storm. Lord,

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please

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protect those lives in particular and Lord, help that country and anything that we can do to help them out. But Lord, just please put your arms around them during this time and also then Haiti and Cuba. And Lord, we just thank you for all your many blessings. In Jesus name we pray. Amen.

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Amen.

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‸ To

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the

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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.

[00:08:40] ▶ Play Speaker 2

Mr. Chairperson, I do have agency member Hearn on the line now. He's on this on the phone here. Okay. Fantastic. Thank you.

[00:08:49] ▶ Play Speaker 3

Madam Noodleman, ma'am. Um, Mr. Fink, may we do roll call, please, sir.

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Yes, sir. Chairperson Blake. Present. Vice Chairperson Weeks.

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Here.

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Agency member Goins. Here. Agency member Hearn. Agency

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[unclear audio — 0:01 ▶]

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[unclear audio ▶]

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Agency member Etz.

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Here.

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Agency member Rogers.

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Here.

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Agency

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[unclear audio — 0:01 ▶]

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[unclear audio ▶]

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Thank

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you very much, sir. We will proceed

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Approval

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What are the wishes of the agency?

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Move to approve. Second.

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Okay.

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have a motion on the floor by Vice Chairperson Weeks and a

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[unclear audio — 0:03 ▶]

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[unclear audio ▶]

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[unclear audio — 0:01 ▶]

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All in favor saying aye.

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Aye.

[00:09:53] ▶ Play Speaker 3

Any nays? Ayes have it unanimously.

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[unclear audio ▶]

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special meeting of

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held Tuesday, September the 9th, 2025. What are the wishes of the agency? Move to approve. Second. Okay, we have a motion on the floor by Vice Chair Person Weeks and second by agency member

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gonna call the question

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[unclear audio ▶]

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favor by

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[unclear audio — 0:01 ▶]

[00:10:17] ▶ Play No voice detected

Ayes

[00:10:17] ▶ Play Speaker 3

have it unanimously. Proceeding forward to delegations. Greenwood is this delegations card?

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Ayes. Ayes.

[00:10:27] ▶ Play Speaker 3

Okay. Okay. No harm. No foul man. Go ahead. The floor is yours. You have three minutes, sir.

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Yes,

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sir.

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Mayor

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[unclear audio — 0:01 ▶]

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board,

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[unclear audio — 0:02 ▶]

[00:10:45] ▶ Play Speaker 10

I was under the assumption that there might be a discussion for more information about the security

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[unclear audio — 0:04 ▶]

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[00:10:55] ▶ Play Speaker 10

And I will just share with you some information from what has been transpired. I'll start with an example. The police department has phones available to call ‸ dispatch people for issues that happen in the city. And when I had a group discussion about that process, we started thinking more serious about it. With

[00:11:31] ▶ Play Speaker 10 · Unclear audio

[unclear audio — 0:11 ▶]

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[00:11:43] ▶ Play Speaker 10

not just downtown. There are news articles that are there that are aged. We're talking about the

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keep

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[00:11:50] ▶ Play Speaker 10

printing ambush issues, police issues. It seemed like it was getting more serious. But when they are serious, and a dispatcher receives a phone call to try to support the fact that I'm calling about an issue. When in reality, if this same dispatcher just got a call about a potential crime here or there in ‸ the city, and then I call representing the people that are complaining about an issue in the village, and that usually is homeless issues, noise issues, crowd control kind of thing. ‸ They have a big

[00:12:41] ▶ Play Speaker 10 · Machine re-recognized

groups

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[00:12:41] ▶ Play Speaker 10

of people there. In comparison, my phone call compared to what the dispatchers get for a serious crime up and ‸ it seems very, very, it just doesn't seem as severe as some of the other calls that they're getting. So with it being so petty, we have an epiphany and we're thinking that when we're not like what Melbourne has experienced. And we ‸ could see, and when I say we, it's the group that I talk about. And

[00:13:20] ▶ Play Attribution uncertain

we're thinking about,

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[unclear audio — 0:08 ▶]

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[00:13:28] ▶ Play Speaker 10

police is a little too strong a message. Even when we started noticing police officers' cars parked

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there

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[00:13:37] ▶ Play Speaker 10

vacant, you know, it just sends the wrong message for the area. I think we need to start small and go bigger later if it doesn't work with security guard system because they're

[00:13:52] ▶ Play Attribution uncertain

cheaper,

[00:13:52] ▶ Play Speaker 10 + overlapping voice · overlapping voices

they're available with more hours to be available, less expensive. Please wrap it up,

[00:13:56] ▶ Play Speaker 3 + overlapping voice · overlapping voices

sir.

[00:13:57] ▶ Play Speaker 10 + overlapping voice · overlapping voices

And the point I'm making is, is the other way to make up for extra hours from the police department, we could give that to the police department for more support outside of the downtown area. The

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[unclear audio — 0:04 ▶]

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Thank

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[unclear audio — 0:02 ▶]

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[00:14:21] ▶ Play Speaker 10 + overlapping voice

‸ Please consider that when the item comes up. And

[00:14:23] ▶ Play Speaker 3

that's

[00:14:24] ▶ Play Speaker 10

where everybody seems to be needed. Thank you very much.

[00:14:27] ▶ Play Speaker 3

Thank you. Do we have any other additional

[00:14:30] ▶ Play Speaker 3 · Machine re-recognized

cards

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for delegation?

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Yes,

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[unclear audio ▶]

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[00:14:34] ▶ Play Speaker 3

Thank you very much. This concludes this portion of delegations. We have no presentations. We go into

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the property of 600 Florida Avenue. The first being of the city. Cocoa Community Redevelopment Agency, CRA master lease agreement with the property owner village partners, Inc. the

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[unclear audio — 0:06 ▶]

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[00:15:09] ▶ Play Speaker 3

for the Cocoa downtown. Authorize the city manager to execute the master lease and sublease and all related documents. Staff will return with any necessary budget amendments. This is a no brainer. Mrs. Noodleman. The floor is yours.

[00:15:29] ▶ Play Speaker 2

Thank you, Mr. Chairman. As you noted with the requested action, we are looking for approval of the two five year agreements for the property at 600 Florida Avenue. The Cocoa

[00:15:41] ▶ Play Attribution uncertain

Community

[00:15:41] ▶ Play Speaker 2 + overlapping voice

Redevelopment Agency currently leases a suite at the ‸ building at

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[unclear audio — 0:04 ▶]

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then we sublease it to the U.S. Postal Service for them to have the Cocoa ‸ downtown station, which

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[unclear audio — 0:06 ▶]

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renamed. And so we've had

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is set to expire on October

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Both leases will be expiring. And

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[00:16:22] ▶ Play Speaker 2 + overlapping voice

We we have renewed them for five years since its inception and the new lease period will begin on November 1st and

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[unclear audio — 0:02 ▶]

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[00:16:31] ▶ Play Speaker 2 + overlapping voice

October 31st of 2030. And and so there are subsequent increases for each year from the Cocoa Village Partners, which is noted in your agenda. And then the post office will pay the

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And

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[00:16:58] ▶ Play Speaker 2 + overlapping voice

We are seeking agency approval of the renewal of these lease agreements. We are asking for authorization for the city manager to execute both the master lease and the sublease and all the related documents. And if there are any budgetary amendments that need to be handled after the fact, we will come back to you at an additional meeting to request those changes. We had budgeted us what we what we anticipated for the year. And if those are numbers are off by a few dollars, we will come back to you to adjust those numbers in the budget.

[00:17:34] ▶ Play Speaker 3

Okay.

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[unclear audio — 0:02 ▶]

[00:17:39] ▶ Play Speaker 3 + overlapping voice

Okay.

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[00:17:40] ▶ Play Speaker 3

have a vice chairperson weeks and then agency member costs. Okay. Um,

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[unclear audio — 0:02 ▶]

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[00:17:49] ▶ Play Speaker 2

We have since its inception, ma'am. Um,

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[00:17:54] ▶ Play Speaker 2

Um, to subsidize it because that's the post office can only because of their lease agreements with their because it's a federal agency. They're only allocated a certain dollar amount to per square foot to to provide as a lease payment. So the CRA has agreed over the years to subsidize that payment. Um, since the beginning of could ‸ we have not had a an equal payment from the post office versus the

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[unclear audio — 0:02 ▶]

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if I'm wrong, but the the

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it's

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subsidized as an incentive to to have a post office in the village there. So

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[unclear audio — 0:01 ▶]

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It advises them to remain in the village.

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Um,

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and,

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and, uh, I understand that. So why would the, um, the, ‸ the rent that the owners

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[00:18:51] ▶ Play Speaker 5

we're paying it to the owners of the building, right? To subsidize it. Why can the rent not be reduced down to what the post office can pay? It seems like a lot of money that we're subsidizing that could go to other things on the CRA.

[00:19:06] ▶ Play Speaker 2 + overlapping voice · overlapping voices

Uh, I don't disagree with you, but they are a private entity and we're leasing their space. And so I think that that is, uh, we've, we've negotiated these terms with them over the years, uh, to keep it as low as possible. And I think it is lower than the normal market rate for

[00:19:24] ▶ Play Speaker 2 + overlapping voice · Machine re-recognized

a lease

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for the building.

[00:19:26] ▶ Play Speaker 5

Do you know what it is ‸ per square foot? I didn't get that in here.

[00:19:30] ▶ Play Speaker 2

I would have to look it up. I don't have that square foot.

[00:19:34] ▶ Play Speaker 5

Yeah.

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But cause I see

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the total dollars. I mean, I, I, I want the post office there. That's not, I just want to, you know,

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because

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I see here that we're paying the, the, um, realtor who I guess is representing the owners.

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The realtor represents the postal service, the

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postal service. So, okay. So they represent the postal service. So not, uh, so who's then negotiated for the owners,

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the owner of the building, which himself rude, who is the

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[unclear audio — 0:03 ▶]

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[unclear audio ▶]

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and person, like I

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said,

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I just, I hate to see

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spending that amount of money when it could go for other things in the, in the village. But, um, I'd love to know what the, what it is. Dollar per square foot.

[00:20:25] ▶ Play Speaker 2

I will look up that amount and I will report back to the agency.

[00:20:29] ▶ Play Speaker 5

Thank you.

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That's how

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much they rent. That's

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[unclear audio — 0:02 ▶]

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Yeah.

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[unclear audio ▶]

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I'm trying to do the math. Oh

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yeah. I know that's, I was going to do

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[unclear audio — 0:01 ▶]

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$17 a square foot plus ‸ cheap. That's

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[unclear audio — 0:04 ▶]

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[00:21:20] ▶ Play Speaker 5 + overlapping voice

for. So, um, I gotcha.

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That's cheap.

[00:21:23] ▶ Play Speaker 5

Okay. Thank you.

[00:21:24] ▶ Play Speaker 3

Yes. This building where we stand at right now or sitting at, shall I say, used to be the post office. That's correct. And for those that are new to this area, I just want to give you a little historical information. Uh, we will proceed forward to where we are.

[00:21:40] ▶ Play Attribution uncertain

Uh,

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agency

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[unclear audio — 0:05 ▶]

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then chair will call the question.

[00:21:49] ▶ Play Speaker 7

Uh, ‸ just going to say that there's no

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question that

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[unclear audio — 0:02 ▶]

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[00:21:55] ▶ Play Speaker 7 + overlapping voice · overlapping voices

It's interesting information to me. I didn't realize the post office was formerly here when that building was built. It was built to be a post office, right? I mean, they built it with that in mind. And, um, ‸ you know, I know the architect, the owner, ‸ I know it's

[00:22:12] ▶ Play Speaker 2

a very

[00:22:13] ▶ Play Speaker 9

stable rental. He's got,

[00:22:14] ▶ Play Speaker 7 + overlapping voice · overlapping voices

it's not going anywhere. It seems like, you know, negotiation would be in order, but, um, you know, this is what we've been presented

[00:22:28] ▶ Play Speaker 4

with.

[00:22:30] ▶ Play Speaker 7

Which year of the agreement are we in? Are we in the fifth year?

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[00:22:33] ▶ Play Speaker 7

that?

[00:22:34] ▶ Play Speaker 11 + overlapping voice · overlapping voices

We just ended a fifth year. Okay. This is, this will be a new fifth year.

[00:22:38] ▶ Play Speaker 7

So the increases, I'm sorry.

[00:22:40] ▶ Play Attribution uncertain

I'm

[00:22:40] ▶ Play Speaker 7

not, I don't have that. Um,

[00:22:43] ▶ Play Speaker 7 · Machine re-recognized

that

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took my time. What

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Well, it's just too bad. We have ourself in this situation given that we're not going anywhere with that post office.

[00:23:00] ▶ Play Speaker 4 + overlapping voice · overlapping voices

No.

[00:23:00] ▶ Play Speaker 7 + overlapping voice · overlapping voices

‸ Everybody wants the post office. Well,

[00:23:03] ▶ Play Attribution uncertain

[00:23:03] ▶ Play Speaker 7 + overlapping voice · overlapping voices

wanted to get, um, ‸ and he knows it too. We all know it. Yeah.

[00:23:08] ▶ Play Speaker 6

I'm not sure what the situation is.

[00:23:10] ▶ Play Attribution uncertain

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mean, he, he, I mean, the, the, the, the,

[00:23:14] ▶ Play Attribution uncertain

the

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lease comes up every five years. He presents a proposal, you know, I mean, the 1715

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‸ pretty reasonable percentage increase. ‸ They're pretty reasonable square footage. So, um, I don't think he's willing to negotiate

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[00:23:43] ▶ Play Speaker 11

Yeah. I mean, this relationship goes way back because as the mayor said, this used to be the old post office site for many, many years. The building was dilapidated.

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[00:23:52] ▶ Play Speaker 11 + overlapping voice

was subject to like a 99 year ground lease. And the post office was going to leave this facility because of holes in the roof. And it just wasn't suitable any longer. And

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And the city came in and actually acquired this property, um, taking over that, that property from the ‸ ground lease people out.

[00:24:17] ▶ Play Attribution uncertain

And

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I think in

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we're able to move the post office across the street so they could stay in the, in the village.

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Yes,

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[00:24:35] ▶ Play Speaker 11 + overlapping voice

Canaver. So sometimes many moves ago,

[00:24:38] ▶ Play Speaker 3 + overlapping voice · overlapping voices

you know, it's best to let history stand and remain as it is. Hey, are you finished? Agency

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Yes.

[00:24:46] ▶ Play Speaker 3 + overlapping voice · overlapping voices

Thank you. Agency

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just

[00:24:48] ▶ Play Speaker 12 · Machine re-recognized

wanted

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to reiterate how critical it is to have ‸ a post office in a downtown like ours. Um, and I remember when they were going to go away and how terrifying that was to, you know, those of us who know better. Um, so I am, you know, I am and will be forever in favor of subsidizing, you know, whatever it takes. But just to address the, the amount of

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million budget. It's

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[00:25:19] ▶ Play Speaker 12 · Machine re-recognized

But it's

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[00:25:19] ▶ Play Speaker 12

really not considering some of the things we spend a lot of money on it's and how important the post office is. I, I, you know, I just think it's like, um, the chairman said at the beginning, it's a no brainer. So thank you. I

[00:25:34] ▶ Play Attribution uncertain

got

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Uh,

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Mr.

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Yes, ma'am. He's next.

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Mr.

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Yes,

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Yes.

[00:25:44] ▶ Play Attribution uncertain

Uh,

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my only concern is are we, do we have any tracking mechanisms in place to see how often or how much that post office can use? The

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[00:25:56] ▶ Play No voice detected

Um,

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[00:26:03] ▶ Play Speaker 2 + overlapping voice · overlapping voices

I mean, they would only be able to provide you with transactions ‸ that happen, but we, you can't, you can't put a number on how many people just walk in and drop a mail into the slot and don't actually go to the counter. So it's not, it would, they would have to be by the number of pieces of ‸ mail that PO boxes that transfer

[00:26:22] ▶ Play Speaker 12 + overlapping voice · overlapping voices

boxes. I'll

[00:26:24] ▶ Play Speaker 12 + overlapping voice · overlapping voices · Unclear audio

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[00:27:14] ▶ Play Speaker 3

Okay. Thank you, sir. Agency member, uh, vice chair person agency member weeks.

[00:27:20] ▶ Play Speaker 5 + overlapping voice · overlapping voices

I just had one other quick thing under, uh, the maintenance, the landlord himself takes care of all the heating, air conditioning and all that. The city does not have those costs. Correct.

[00:27:31] ▶ Play Speaker 2 + overlapping voice

Uh, if there are air conditioners that need to be

[00:27:34] ▶ Play Speaker 2 + overlapping voice · Machine re-recognized

replaced

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in the post office. The city is responsible for that. And

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have replaced, uh, HVAC units in there. The

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maintenance is for the maintenance around the property. Okay. All, all of the tenants in that building, uh, pay the same cam amount. Okay.

[00:27:55] ▶ Play Speaker 5 · Machine re-recognized

because

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it says in terms of equipment, the following, uh, will be provided by the landlord. So it says heating system, air conditioning system. So I thought all of that was being provided by the landlord. It's

[00:28:10] ▶ Play Speaker 2 + overlapping voice · overlapping voices

provided, but if there's other

[00:28:12] ▶ Play Speaker 5

than the AC having to be replaced, that's gotcha. Okay. That, that makes more sense. Thank you. I'm done.

[00:28:18] ▶ Play Speaker 3

Thank you, ma'am.

[00:28:19] ▶ Play Speaker 5

Just gonna call the question. All in favor saying aye.

[00:28:22] ▶ Play Speaker 3

Aye. All in favor saying aye.

[00:28:25] ▶ Play Speaker 4

Aye.

[00:28:26] ▶ Play Speaker 3 + overlapping voice · overlapping voices

Okay. Any nays? Aye's have unanimously. Proceeding on to item number five dash to approve.

[00:28:34] ▶ Play Attribution uncertain

Mr. Chairman, um,

[00:28:35] ▶ Play Speaker 2 + overlapping voice · overlapping voices

Mr. Uh, agency member Hearn, did you say nay? That's correct. Okay.

[00:28:42] ▶ Play Attribution uncertain

Please

[00:28:42] ▶ Play Speaker 2 + overlapping voice · overlapping voices

let the record note that agency member Hearn said nay.

[00:28:46] ▶ Play Speaker 3 + overlapping voice · overlapping voices

Is that the loudest at volume? I guess. Thank you. I have

[00:28:50] ▶ Play Speaker 2 + overlapping voice · overlapping voices

to move the microphone down to hear him. Okay.

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Thank you.

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Park Day Slips. Okay, and I guess redevelopment project and transfer the funds from the inter fund Transfer to the City's Capital Project Account. Approve on an interlocal agreement with the

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to make a motion. This is another no-brainer. I can make a motion to approve, and I'm looking for a second for discussion. Okay. Mrs. Noodleman, ma'am, we're just matching funds, but go ahead, ma'am.

[00:29:54] ▶ Play Speaker 2 + overlapping voice

uh Yes, sir. uh you will uh Council will receive tonight at this council meeting, we have been awarded the Florida Inland Navigation District Grant Award for the Lee winter

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Day Slips and revetment

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is the breakwater project. And this will complete the redesign and construction of the day slips that were destroyed by the storms. And so we are, the design is going to be a more permanent structure rather than a floating uh dock structure that was obviously not uh going to work out with the storms that we had after those were done. So we are having a re-engineered, redesigned um with the assistance of St. john's River Water Management District, the Florida Inland Navigation District, and and others who have um provided consulting services to the design and engineering of this. uh The grant is a matching grant, and the

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fund the portion of it that's a

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We will be awarded that project at the next meet at the meeting tonight. The project will start effective ‸ immediately. We will go out for bid for uh contractors to do the work and the work is anticipated to take two years to complete. um It is a the

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will take the most significant amount of time um to complete. And then the day slips will go in probably after that. um So we will keep you abreast of that progress as it moves forward uh throughout the the entire construction project. But we're asking for approval tonight.

[00:31:39] ▶ Play Speaker 3

do We have any questions. Agency member X. Will

[00:31:45] ▶ Play Speaker 12 + overlapping voice · overlapping voices

construction of that require closing of any part of the parking of Lee winter No. Okay. Thank

[00:31:54] ▶ Play Speaker 3

you. Yes, ma'am. is it some member calls?

[00:31:57] ▶ Play Speaker 7

yeah Can you describe where the breakwater will be located?

[00:32:02] ▶ Play Speaker 2 + overlapping voice · overlapping voices

I'm sorry, ma'am. I missed your question.

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Can

[00:32:04] ▶ Play Attribution uncertain

you

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describe where the breakwater will be located?

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that we have that in the

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is actually what breaks the action of the ‸ wave, waves against the actual uh day slips.

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really describe it without having a picture present. But that should be in your agenda packet for tonight's meeting. Okay.

[00:32:44] ▶ Play Speaker 6

So the breakwater is actually part of the structure itself

[00:32:56] ▶ Play Speaker 2 + overlapping voice · overlapping voices

right Any other questions, Mr. Chair? Her light is

[00:32:59] ▶ Play Speaker 3 + overlapping voice · overlapping voices

on, so I don't know what she wants to do. Okay. okay All right. Chair's gonna ‸ call the question. All in favor of saying aye. Aye.

[00:33:09] ▶ Play Attribution uncertain

all

[00:33:09] ▶ Play Speaker 3

right

[00:33:11] ▶ Play No voice detected

Thank you.

[00:33:12] ▶ Play Speaker 3

eyes have unanimously. Item number five

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Coco

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the design and permitting services of the improved T-Doc project. Approve a resolution mending

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Coco CRA fund balance to infrastructure. Staff will return to ‸ the CRA board and city council with the finalized grants, amendments, and agreements. Once again, this is a no-brainer

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[00:34:11] ▶ Play Speaker 2 + overlapping voice

you. uh So this is uh requesting approval to do the design and permitting for the T-Doc. As you know, the T-Doc was damaged during Hurricane Milton and is currently closed and because of its safety issues. And so we're requesting uh Coco CRA to fund the design portion of this project. uh In order to apply for the Florida Inland Navigation District grant in March of 2026, we must complete the design before that date because we have to submit those design criteria with our application packet in March. So uh we're working quickly to get this design started and be able to submit our application in March. And the design will be, uh we worked with FEMA, uh we

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FEMA on the redesign portion of it in order to meet the criteria for the substantial uh strengthening of that T-Doc in

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[00:35:12] ▶ Play Speaker 2 + overlapping voice · overlapping voices

The goal is to not, um to try to be ‸ more sustainable with those uh structures that we do not have to replace them every three to five years because of a storm event. And so we worked with FEMA on some ideas from them on how to get that accomplished. So we've

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the communication side and now we need to get into design. uh we're working on getting quotes right now uh the highest quote we've received was just under 180. um

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which is why we have a not to exceed amount

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the the transfer that will be made so that you'll be aware of what that is.

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Chair,

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to make a motion to approve. Looking for a second. Second. yep I have a second on ‸ floor by Vice Chairperson Weeks. she's gonna ‸ call the question. All in favor ‸ saying aye. Aye.

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Aye.

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as have it unanimously thank you very much our fourth and final item for tonight um as you all know we have this packet make sure you everyone should have this um

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was dispersed by our uh

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tax increment financing excuse me financing tift reinvestment guidelines again another no-brainer as you all know this is the backbone of our area for the redevelopment um all the exclusive enhancements that the downtown coco cra um has experiences through our cra so we look forward of this who has the floor

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i'm going to try to get you through this ‸ as quickly as possible mr chairman so yes sir and so this is as you

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with the establishment of the policy and the guidelines for for the program um your cra plan and the community redevelopment act um allows for you to provide incentive um programs ‸ to incentivize and facilitate uh private development and so again this this uh program is uh is um established for purposes of doing that. Obviously, uh everything has to support efforts to eliminate to eliminate slum and blight, increase property values, and enhance uh economic vitality. uh So the objectives of this program, uh three objectives are to increase property values, to create and retain jobs, and to uh strengthen economic the economic base there. And

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three of the uh the following objectives. And I won't read those for you, but you can see it's the the elimination of slum and blight uh to be a mixed use development and and on down the line there. And so so every every um applicant has to meet the first three objectives, and then at least three of the four, five, six, seven, or eight objectives that are outlined uh below. ‸ the eligible pro projects have to be mixed use developments, either integrating residential, retail, and our office uses there. uh Again, we've we've long been um facilitating mixed use developments. uh The projects um have to be consistent with whatever is identified uh in your plan and consistent ‸ with the uh city's comprehensive plan. um Project can be solicited via uh CRA or RFPs per uh the Florida statute there. Focusing again on neighborhood revitalization of affordable housing again because recall that the the Cocoa Village CRA includes um the heart of Cocoa. so So again, uh could be uh projects that would focus on the revitalization uh neighborhood revitalization uh ‸ affordable housing. uh Also historic building rehabilitation there. so So those are just some of the uh types of eligible projects. There are disqualifying factors. Again, out there they're listed there. I won't go through all of those, but you can see the uh six uh or ‸ so disqualifying factors there. The eligible reimbursement costs are listed there. Public works uh and right-of-way improvement, site development, infrastructure, and utilities, and then uh as listed there. uh

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and

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so the capital thresholds i.e the minimum investment um that the that the private entities have to put forward, uh as the as the chair likes to say, the

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board uh for projects that that are considered exceptional that that are considered to have an exceptional community benefit that could be

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It must demonstrate a seven to one private to public investment. And

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your dollars there. uh Maximum reimbursement would be 90

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by the project itself up to 90 of that increment. um A three-step process, a pre-application meeting with staff, a preliminary application, and then a final application. Eligibility obviously has to be confirmed prior to submission. And then the

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you all have the final approval and the final word on on uh whether the project goes

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by the community services department. Again, can't state again that uh the discretion remains with the board. The

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set a precedent for a subsequent ask or applications. And so, Mr. Chairman and board members, we'd recommend the approval of the uh COCO CRA tax increment financing reinvestment guidelines as outlined in the in the policy and staff report.

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So move. I'm looking

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have that Mr. Fink?

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Yes,

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sir. Thank you. kath

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Yeah. Agency

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member. x Is your light on too as well? Yes, sir. Yes, ma'am. Thank you.

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The quick question I had um for the city manager about possibly adding in um a local incentive for local vendors, local contractors inside of the process. I don't know if that's a a percentage of that project, if that's because i sometimes they do it on the space center. you have

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whatever that um construction dollar amount is. um Because

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bringing in contractors that ‸ may be from wherever nowadays. I mean, you have people

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So something like that where it's a set aside for local local vendors, a percentage.

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Point points in an application for hiring local contractors, workers, etc.

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you're handing us is kind of like just ‸ the bare bones letting us know what the plan is going to be. And there's

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we're not but but but uh something that's much more specific to what you give to the people that are going to apply for this. There's

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Okay. Are we going to get to see that, too? Or

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is it before the agency for approvals? So, yes, you will see the application when it is presented to you.

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Because there's a couple things like the uh what is this like the third page or the fourth page of the neighborhood revitalization or affordable housing projects and and definitely,

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I'm all for that. But I don't want the requirement to be so broad that it could be interpreted for other parts of the CRA that we may not necessarily want to see, quote unquote, affordable housing. I i i don't want that to sound bad, but I'm sorry. But

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talked about before about. yeah I don't even know how to say it. I just wonder if ‸ is it is it going to be specific to the heart of Cocoa or is it going to be bring us your proposal and we'll decide ‸ on a per project basis. okay

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Again, the CRA uh geographically includes river to uh right

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to the railroad tracks yeah

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railroad there and so but but you'll see every project every project uh comes before the CRA and so and so can't tell you where that's going to be geographically until someone comes in and presents. Okay, ‸ request.

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um and then on the capital thresholds page, I wish we'd have had this thing to look at before we have to make a decision. But okay, the projects must demonstrate a seven to one private to public investment. And the maximum

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the project. i I

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the person

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one. uh

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‸ yeah, um but

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generated by the project if

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turns my brain inside out. um the

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Well, let me you understand what I'm saying. I need

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some help with this. So I'm not getting the math. Yeah. If

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terms of this

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the most they can get back is 90. is

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what

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90 of the revenue that's generated oh okay. Okay. From your project. ‸ Okay.

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And

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then the investment that you, okay

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your dollars seven to one.

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Okay. And then

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by individual approvals. I, I would like to maybe ask Anthony, how how can it not set a precedent? How can it, like, you

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did that for them, why can't you do that for me? I mean, you may get some of that, but the policy, first and foremost, is written that it it's clear it's a discretionary decision. There's no precedent. We are dealing

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So their their tax dollars coming from the county and coming from the city. So

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discretionary financial decision, whether it

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So this is this is a negotiated type of uh application. um There's some general guidelines and and and criteria, but at the end of the day, um unless the board decides that a specific project is is is worthy

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done. And you also need to keep in mind that in the backdrop of all this is the overall budget of the CRA. You'll never know what the budget is going to be from year to year. So when when

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to have to take into consideration all the budget obligations. right So there's there's so it's so more the issues are

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a decision whether it can afford making

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just

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doesn't mean that we're declining the project, correct? they could The person could still do the project even if they weren't getting

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other ways to

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incentivize.

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Yeah, okay.

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Okay, this is just one way. This is actually giving them back,

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project, assuming it gets constructed for a certain period

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‸ Actual money. We're going to actually give them money back.

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Actually and give them money back. ‸ Okay.

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Yeah, I've never been in favor of that, but okay. Thank you. Those are all my questions. Thank

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you very much. uh We will proceed in this order. Agency

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then we'll call, um just in case,

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here

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from agency member her

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he has something to say after agency member calls. The floor is yours, ma'am.

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Okay.

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um These are all rather broad strokes. I mean, when

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Walmart with maybe 400 jobs. I think this is, a maybe four or five. I mean, it seems like we don't have enough information, uh when you have all these broad strokes. And at the same time, if

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the burden is going to go back on ‸ the residents because somebody has to pay for the infrastructure and the safety, the fire department, security, so ‸ and so forth. So it would seem to me, it would be nice if we we

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had

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something that would actually, we could actually obtain. And one of those things could be possibly, because we

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have a lot of people that live here, whether they're seniors or they're essential workers or they work here at the, uh city hall, they cannot afford to live in the village. So it'd be nice if we're

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ask for

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market value or affordable. It would be the same as all the other apartments, but you're

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It's more equitable in my opinion, because that is the money of the the taxpayers. So it would be nice to have that included, uh and not be so exclusive. I mean, we have artists. I mean, there's a lot of people that could, we'd like to be in one of those studio apartments. um but anyway, that's a part of ‸ It's just, there's a lot of things that I just can't really quite get my head wrapped around, um because I think there's too many unknowns. uh I think it's fine to pursue it, but I think we have to get more definitive, because

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different impact. So I'm not, I'm not saying I hate this idea. I just think ‸ it has to be more transparent about what the residents are going to get back for their investment, because it is an investment. And I'm not sure about the merchants either. When all this construction happens, how is that mitigated? we

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to be, and I'm not so sure that it's going to have as big an impact on the merchants. uh I'm sure there's others who have a different opinion, but um I know that profile that I think that they're going for, they shop online once every week, 59

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just don't want to be overly optimistic. I think we need to be practical ‸ and really consider this. And I think we can pursue this, but when we get down to when they're making their application, then I think we have to really start talking definitively and see what we're getting. That's it. Thank you.

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Thank you, agency

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member costs

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Yeah, I was just going to say that I too feel, uh concerned about the, the broad strokes ‸ and the lack of specific benefit because we have an application for

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one's coming and we've

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and just hypothetically, if that were the application, an additional 500 people in the village, I'm sure would bring some more restaurant business, um minimal increase in the shops maybe. But, uh mostly I'm concerned over 10 years, the infrastructure needs of the impact

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the impacts up front when you're building it. you

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know those

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infrastructure costs are going to be paid by, you

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if this becomes a very exclusive living establishment, you know, we further increase that divide, uh between those in the village and those outside. So, um I have a lot of questions as well and I've never really understood how we do on sales tax. So how would the sales tax, at what point would the sales tax help us up out enough? you

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know These are, these are property taxes and so sales tax, a collection of sales tax is collected, uh at the register sent up to the state and the state and

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the state

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distributes back to cities and counties ‸ based on some sort of formula. So

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yeah

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collect. I understand ‸ You know, it's sort of, it's the big pot similar to the federal income tax.

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Yeah, I understand that. I

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play with. If you have 500 additional people average spending, you know, people

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average spending you know

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is there a, like, at one point you had estimated, when when we talked, um that apartments brought in about a

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in terms of property tax. Obviously, renters don't pay property tax, but, you know, the owners of those apartment buildings. So just trying to equate in my mind, is there some advantage to having more apartments versus houses? And in

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revenues that we receive?

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And I'm sure those statistics exist. You know, this is, this is a policy with guidelines. And and so if you get too specific, you know, you you, really what this is, this is the foundation for, I hate to use this term, the art of the deal. And so, and so,

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we want to build this residential complex and and you want it as you being the board as a part of that deal, some sort of

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a number of units, then you would make that a part of the deal. This is broad enough to where, and again, each and every deal is different. Each and every deal is not a precedent for the next deal or, or, or

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that you can actually negotiate each deal. um It's, it's exactly what you said. And that's, that's, you know, and so at the end of the day, if, if you, if someone walks in and they said that we, we have 500 units and we want them all

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market

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may say, well, well, we want at least 100 of those to be at this particular rate, and we don't want to give it to you for a 10-year period. That's the that's sort of why you have to have um just sort of the guideline or or or at least um

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yeah

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Agency

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or are you content? No, sir. Okay. uh Vice chair person Weeks.

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um I just want to say um that uh as we just talked about the incentive for the for how we're subsidizing the post, office, uh by offering incentives, I've heard Linda Weatherman say over and over at the EDC that her hands are tied so often, not having some sort of incentive to help. I mean, what she's done is a miracle with what she has to work with. um And I

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again, it doesn't tie our hands. And we can say no. We can we can anything that comes in any application. um We can negotiate it at that point. We don't have to do what they're asking us for. So I personally think that this is a good

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call the question. All in favor saying aye. Aye. Any

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you give me a roll call, Mr.

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chipper Vice Chairperson Weeks. In

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favor.

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Agency member Goins.

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to you all again. um Esquire

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No report. Thank you, sir. Mr. City Manager. You have any other reports,

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I'm coming to you next, Mrs.! I'm

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‸ manager. ‸ Thank you.

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of the FY 26 budget at your seats. uh Look at um obviously that that will stand to change periodically from throughout the course of the fiscal year, but that is your budget for this year. and You will note the expenditures that are recorded for in the contingency line items for the find grant activity. um Now that we've had it approved, we will book it into the appropriate account numbers.

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you. Item number six, the next meeting of the

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Redevelopment Agency will be held monday december 1st 2025 at 6 p.m beautiful downtown coco mr

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chairman

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yes ma'am

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um um We and the merchants were promised further discussion and or a possible decision on the security slash police issue that we talked about um last month at the November meeting. Now that there's not a November meeting, can we count on it for December? You're going to hear from some from some merchants. I'm sure.

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Yeah, well, I will work very hard to do that. Remember, we we you guys also asked for this workshop to talk about all things village nightlife security parking yada yada. So um we'll try to put that together. Great.

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Thank you.

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just like to be able to pass it on. Is that it

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ma'am?

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Yes, thank you.

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Yes, ma'am.

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All right. Chair entertains a motion to adjourn.

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Move to adjourn.

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Have a motion on the floor by vice chairperson weeks. Okay.

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was giving me a second. Okay. Okay. And second by agency member X. Is that all right? Count

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move fast

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Okay. Just gonna call the court. jala favor saying aye aye.

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Aye.

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you

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get Yeah, you get the Reese's or whatever, whatever.

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i'm I'm

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Transcript revision built 2026-10-27T13:50:01 · 6,196 ordinary words, 1,935 in suspect passages, 64 machine re-recognized.

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