A local board voted to approve Special Exception PZ-25-23, allowing Coastal Market (Salty Sisters) to place a commercial, transportable smoker on three leased parking spaces adjacent to the market in downtown Cocoa Beach, subject to five conditions addressing setbacks, visibility, fire-code compliance, a physical buffer and propane storage and security.

The applicant, Mark Granger, partner with Rusty Buchanan, told the board the business “has a lease for 3 parking spaces” from the parcel owner and that the trailer-style smoker is commercial-grade and transportable. Granger said the unit will be at least 10 feet from the building and that operation will be under the purview of the fire department, adding the smoker is intended to supplement in-store food preparation rather than operate as a street vendor.

The board’s discussion centered on public-safety and security concerns: members raised the proximity of dumpsters and parked cars, the vulnerability of propane tanks, and the possibility of vandalism or late-night tampering. One board member said without a border “I would not approve it,” and several asked that the applicant secure the area and the propane tanks. Applicant chef Danny Beard described the unit’s cooking profile: “we cook it can go up to about 300, but when we’re cooking these type of meats, it’s right around 225, 250.” Beard also said the unit’s firebox is sealed and the smoker is insulated.

Staff recommended conditions read aloud by a staff member included minimum setback from the property line, a requirement that the grill not interfere with site visibility, compliance with Florida fire safety code and inspections by the chief building official and fire marshal, a physical buffer or barrier around the leased parking-area premises, and that propane tanks be stored off-premises or otherwise secured when the smoker is not in use. Staff told the board that fire code would still apply and that the city would enforce compliance. Development Services Director Dave Dickey told the board staff can translate the board’s intent into enforceable language and will work with the applicant so the downtown character meets the board’s expectations.

Board members debated whether the buffer should be a permanent, ground-fixed structure or a movable solution; some favored a simple temporary chain-link barrier for security while others suggested a more attractive wood solution. The board agreed to give staff flexibility to approve the final barrier design so the applicant could meet a near-term event schedule; staff indicated the order would be signed promptly and take effect within a day, allowing the applicant to proceed with a planned weekend event if the barrier and other conditions are met in the timeframe directed by staff.

A motion to approve Special Exception PZ-25-23 “subject to the 5 conditions recommended by staff” passed on a roll-call vote recorded in the transcript as affirmative from the roll-call speakers. The chair congratulated the applicants and the meeting moved toward adjournment.

The board recorded the action and directed staff to enforce the conditions and return to the board if compliance issues arise; the order will be filed and enforced by city staff and the fire marshal.