October 15, 2026 CRA Board Meeting — Recap

The October 15, 2026 CRA Board meeting, in the order it happened. No roll-call votes were taken. Two of the three consent items, the bylaws and the housing sales package, were moved to Board Discussion. They were discussed only: neither moved to a decision or a vote. The one remaining consent item, the September 17 minutes, and adjournment passed on voice votes.

Who was present

All seven directors took part: Chair Critton, Vice Chair Thomas, and Directors Randolph, Jordan, Mack, Williams and Greathouse. Executive Director Michael Johnson and General Counsel Greg Jackson were also there. The meeting opened before the Chair and Vice Chair arrived. Vice Chair Thomas arrived during citizen participation, and the arrival of Chair Critton was noted for the record as it ended.

Citizen participation

Four residents spoke. Their comments covered these topics:

• The bylaws on consent. Speakers asked the Board to pull the bylaws off the consent agenda. They objected to the new sentence requiring "five or more votes" to fire the Executive Director, asked who requested it and when the Board had discussed it, and questioned the bylaws' spending thresholds and account controls.
• Legal authority and oversight. One speaker asked whether the new rule that all legal action be authorized by the Board means earlier lawsuits should not have been filed. The speaker also asked what belongs in bylaws versus the policy manual, and suggested a resident seat for financial oversight.
• Finances. A speaker said the Board has not had a financial report since about May, and asked for the CRA's bank balance and for details on the Club Eaton purchase and on loan draws for the housing project.
• The meeting's start. One speaker said for the record that the meeting began a minute early.

The consent agenda — only the minutes approved

Three items were on consent. Before the vote, a director moved to take item 2, the bylaws (CRA-R-2026-39), and item 3, the housing sales package (CRA-R-2026-48), off consent and into Board Discussion. The motion passed on a voice vote. That approved only what was left on consent: Resolution CRA-R-2026-47, approving the September 17 minutes. Neither pulled item was moved on to Board Decisions, so neither was adopted or rejected. Both stay pending.

The bylaws — sent to an October 28 workshop

The bylaws discussion ran about an hour. No vote was taken. As the breakdown explained, the bylaws in force still let a majority of the directors present act, including to fire the Executive Director.

The five-vote rule. Director Randolph and Director Mack both said they oppose it. Director Mack said he had suggested a supermajority in the past, when executive directors were turning over quickly. Now, he said, it "puts a red flag" up for him and raises the question of "what are we hiding." Director Randolph asked counsel to explain why it was there. Chair Critton said a supermajority had been discussed when the Executive Director was hired, and that the Town's HR director had said then that it was unnecessary. Director Jordan said Florida is a "right to work" state and that the Board does not need to give a reason to fire someone.

Who wrote the changes. General Counsel Jackson said the edits came from earlier minutes and from one director's input, and that no one else had sent him changes. He asked directors to send changes to him directly. He said he will revise the draft and circulate it through the Clerk.

Spending limits. Director Randolph asked for lower purchase thresholds, with Board approval above $10,000. Director Mack also asked for lower limits. Mr. Jackson said that under state law the CRA's thresholds must follow the Town's purchasing policy, so the Town would have to change its policy first. Directors also questioned the $7,501 figure in the draft. Chair Critton said it was likely a typo for "75 even and a penny," meaning anything above $7,500 comes to the Board.

Other sections. Director Randolph objected to the Executive Director controlling the agenda, and to the wording in section 3.8 that places "attorneys" among those directed through the Executive Director. Mr. Jackson said, "I'm not under the supervision of the executive director," and that the word refers to other attorneys the agency may use. Director Randolph also said she will submit language making CRA staff Town employees. Mr. Jackson cautioned about workers' compensation, tax and interlocal-agreement issues.

The workshop. Director Williams voiced frustration that the bylaws keep coming back and asked when the Executive Director's evaluation is due. Chair Critton said the evaluation the Board discussed in the spring was never finished. The Board agreed by consensus to a special workshop on Wednesday, October 28, at 6:30 PM, on the bylaws, the Executive Director's evaluation and the Board's priorities. Mr. Jackson will prepare an updated draft and a memo on the Board's role.

The housing sales package — two homes go ahead, no vote

Resolution CRA-R-2026-48 would approve a sales program and closing documents for the six CRA-built homes. Executive Director Johnson described the package as consistent with state law. No vote was taken.

Most of the discussion was about construction, not sales. Mr. Johnson said all bids on the construction RFP exceeded the funding: the capital budget has $1.2 million, and bids ran from $1.6 million to $3.3 million. He said it was the second time bids had come in too high. Director Mack said he wants to rebid. Mr. Jackson said the bank has already released funds, and that stopping now could put the CRA in breach of its agreements with the bank and the project manager.

The project manager, David Smith, is also the general contractor of record. Chair Critton said he is paid $25,000 per property. Director Randolph said she understood he is also paid as general contractor. Mr. Johnson replied, "That's not true." Director Jordan said Mr. Smith had told the Board he had never built a home, and said, "I don't want to be the guinea pig." Chair Critton recounted the history: bids came in too high in October 2025, the project-manager role required a general contractor's license, and Seacoast Bank, the lender, limited construction to two homes at a time.

Directors agreed to proceed with the two homes underway and to consider a new RFP for the remaining four. Mr. Jackson said that approach was workable. Vice Chair Thomas asked for an updated capital-projects sheet, and Mr. Johnson said he would provide one.

The Club Eaton closing

Director Mack raised the closing on the Club Eaton property, which the Board had already approved buying. He said the bank had contacted him to authorize the wire. He said he had not completed it because he wanted to bring it to the Board first, and that he planned to sign the next day.

Mr. Jackson presented a memo. He said Director Mack had asked whether two $25,000 extension payments on the contract, signed by the Chair and the Executive Director, should have come to the Board. Mr. Jackson said they did not need to. He cited the Town's purchasing policy (Resolution 2023-22), which applies to "all purchasing activity except real property." He added that even if the threshold applied, the two payments fell in different fiscal years. He said the $500,000 price needed only one appraisal, which was done.

Chair Critton said the payments were credited to the purchase price and nothing exceeded the $500,000 the Board approved. She said the extensions were needed because a grant funding about 60% of the purchase was delayed. She said Director Mack is not the only signer on the CRA's operating account: all five Town Council members on the Board are signers. She said the bank asked for Director Mack because he holds the only card linked to the account, which it uses to verify identity.

In answer to a director's questions, it was said that $100,000 has been paid toward the $500,000 price, and that a $300,000 United Arts grant is for the purchase. When asked what the bank balance would be after closing, Mr. Johnson said he did not know and would answer the next day. No vote was taken.

Staff reports

Executive Director. Mr. Johnson gave these updates:

• Tourist development tax. He said the Orange County Commission meets Monday, October 19, at noon, and that it will take a final vote. He urged directors to attend and speak for the CRA's request, which he said is now $20 million, down from $22.5 million. He said he had been told a county commissioner opposes the request. That claim was not supported on the record. He said the money would be available October 1, 2028, but also called that "next year." See the tourist development tax brief.
• The CRA's plan. Its County Commission vote has moved from November 10 to December 1.
• Other work. He said the agency is working on new bank partnerships and a project not yet ready to share. He said the audit for the fiscal year that just ended has begun, and that he will give a state-of-the-agency address at the December meeting, whose date is being moved.

Clerk's office. The Board was reminded of the October 28 workshop.

Bank cards. A director asked about the card linked to the operating account. It was said that former Mayor Gardner's card has been closed, that Director Mack holds the only card and does not use it, and that the bank is updating its procedures for municipal accounts.

Board reports

Director Greathouse asked General Counsel Jackson about collecting the roughly $892,000 the Town owes the CRA, which came out of the budget on September 17. He said he is meeting the Town's interim attorney. She also asked why the roof trusses delivered to the Club Eaton site are not covered from the rain. Mr. Johnson said construction stopped at the state's direction after the trusses were paid for, and that they are not damaged. He offered to buy a tarp.

Chair Critton promoted free financial-literacy classes offered with Seacoast Bank, with the last session in person at the library on October 27. She asked directors to review the policy manual now so it can follow the bylaws discussion.

The meeting adjourned on a voice vote at about 9:25 PM.

Sources. Meeting recording · October 15 meeting packet · CRA documents