Cocoa City Council Case PZ 22-00100001: London Cove Revised Site Plan and Preliminary Plat on November 10

The Cocoa City Council will hold a public hearing on case PZ 22-00100001, London Cove, on Tuesday, November 10, 2026, at 6:00 p.m. The Council will consider a revised Large-Scale Site Plan and a Preliminary Plat for about 22.66 acres generally located south of State Road 524 and north of Range Road. The revised plan would reduce the number of commercial lots from six to two. The request is item 4 under Public Hearings (item VI.4). City staff recommends approval with conditions. The request is not final until the City Council acts.

What the London Cove Request Covers

The October 29, 2026, staff memo was prepared by Erika Hughes, RVi Planning Consultant. The property sits along State Road 524, west of the Cocoa Commons Shopping Center and about one quarter mile south of State Road 528. It covers Parcel IDs 24-36-18-00-506, 24-36-18-00-502 and 24-36-18-00-500.1. The land is vacant and is in City Council District 3.

The property is in two zoning districts. The northern part is zoned Neighborhood Commercial (C-N). The southern parcels are zoned Multiple Family Dwelling (RU-2-15). The future land use is Neighborhood Commercial (NCOMM) on the northern frontage parcel and Medium Density Residential (MDR) on the rest.

How the Plan Has Changed Since 2025

On March 5, 2025, the Planning and Zoning Board approved a London Cove Large-Scale Site Plan. The memo describes it as an "infrastructure only" plan. It set up six commercial lots of about 1.0 to 1.98 acres, reached by London Boulevard.

The applicant has since revised the site plan to combine the six commercial lots into two. In September 2025, the applicant filed a Preliminary Plat application to match. The memo states that both keep the general design and access approved in 2025. It also states that on October 7, 2026, the Planning and Zoning Board approved the revised site plan with two commercial lots, infrastructure only, subject to conditions.

What the Preliminary Plat Would Create

The memo states that the Preliminary Plat would subdivide three parcels into two commercial lots and tracts for future development, stormwater and open space. The tract table in the memo lists the following areas.

• Tract A, future development, 6.43 acres

• Tract B, stormwater treatment, recreation and common open space (water body), 3.82 acres

• Tract D, wetland conservation, 0.82 acres

• Tract E, private access road and London Boulevard (private roadway), 1.79 acres

• Tract F, wetland conservation, 0.09 acres

• Tract G, stormwater treatment, recreation and common open space (water body), 0.34 acres

For access, the memo describes an extension of London Boulevard that ties into the existing signalized intersection at State Road 524. London Cove Lane and private roadways shown on the plat would serve internal traffic. A cross-access easement would connect the site to the Cocoa Commons Shopping Center to the east.

What an Infrastructure Only Site Plan Allows

Like the 2025 approval, the revised site plan would allow site clearing, earthwork, and construction of internal roads, utilities and stormwater facilities only. It would not allow buildings, parking, landscape buffers or other site-specific improvements on either commercial lot or the future development tracts. Those would need separate site plan approval by the city. Open space, landscaping, buffers and utility demand for future buildings would be reviewed with those later site plans.

A traffic study dated April 2023 was reviewed with the 2025 approval. Staff states that no new traffic study is required at this stage because the revised plan does not change the approved development intensity or access.

Legal Framework for the Site Plan and Plat

The site plan is reviewed under the Cocoa City Code, Appendix A, Zoning, Article XIII, Section 1(D). The memo quotes that section: "All site plans shall be required to meet all current applicable code requirements."

The plat is reviewed under Chapter 18, Subdivisions. The memo quotes Section 18-29, which states that approval of the preliminary plat "authorizes the subdivider to install all required improvements in accordance with the approved plans and specifications." The section states that the work must be inspected and approved by the city engineer. It also states that no improvements, including clearing and grading, may begin until final engineering drawings or a site plan have been submitted to and approved by the city council.

The memo states that the Development Review Committee found that the plans generally meet the minimum requirements of the City Code.

Environmental Review and Staff Conditions

The memo states that environmental permitting with the St. Johns River Water Management District (SJRWMD) was approved on November 7, 2022. An environmental report found one gopher tortoise on the property. The applicant intends to relocate it under Florida Fish and Wildlife Conservation Commission (FWC) requirements.

Staff recommends five conditions.

• The approval would not allow vertical construction of buildings or improvements other than those shown on the revised site plan. Site plan approval would be required before any building is built.

• Before construction starts, the applicant must give the city the gopher tortoise relocation permit from the FWC.

• Before construction starts, the applicant must give the city the required Florida Department of Transportation (FDOT) permits for the connection to the State Road 524 right of way and related project impacts.

• A total of 635 replacement trees must be planted under the Tree Mitigation Plan, and no more than 35 percent may be palms.

• Required conservation easement documents and environmental permits must be completed before Final Plat approval.

Who May Be Affected and What It May Mean for Them

The applicant and the property owner are directly affected by the Council's decision. If approved, the plans would set the lot and tract pattern, the private road network and the stormwater design for the site. Buildings on the lots and tracts would still need separate site plan approval. Property owners near State Road 524 and Range Road, and the Cocoa Commons Shopping Center, which would share a cross-access easement, may wish to review the plans in the agenda packet.

Hearing Process and Next Steps on November 10

The item appears under Public Hearings. The agenda notice states that individual speakers on public hearing items are limited to three minutes. Applicants and representatives of recognized groups are limited to ten minutes. Total debate on a single issue is limited to thirty minutes. Written comments or questions may be sent before the meeting by email to cityclerk@cocoafl.gov. Final action rests with the City Council.

Pursuant to Section 286.0105, Florida Statutes, the agenda advises that a person who decides to appeal a Council decision will need a record of the proceedings and may need a verbatim record. Under the Americans with Disabilities Act, persons needing assistance to take part should contact the City Clerk at least 48 hours before the meeting.

Staff recommends that the City Council approve with conditions the revised Large-Scale Site Plan and the Preliminary Plat for London Cove. The Cocoa City Council meets Tuesday, November 10, 2026, at 6:00 p.m., at Cocoa City Hall, City Council Chambers, 65 Stone Street, Cocoa.