Cocoa Commercial Land: London Cove Replat Would Cut Six Lots to Two on 22.66 Acres
Demetree Builders' London Cove project went before the City of Cocoa Planning & Zoning Board on October 7, 2026 with a revised large-scale site plan and a preliminary plat covering about 22.66 acres south of State Road 524 and north of Range Road. The frontage is Cocoa commercial land zoned C-N, with multifamily-zoned RU-2-15 land behind it. The revision consolidates the six commercial lots approved in March 2025 into two. Staff recommended that the board recommend approval with conditions to City Council. The agenda packet records the staff report, not the board's vote, and as of October 23 the item had not appeared on a City Council agenda.
The Site
The three parcels, 24-36-18-00-506, 24-36-18-00-502 and 24-36-18-00-500.1, sit along State Road 524 west of the Cocoa Commons Shopping Center and about a quarter mile south of State Road 528. The northern frontage parcel carries Neighborhood Commercial zoning and future land use; the parcels behind it are zoned RU-2-15 with a Medium Density Residential designation. All of it is vacant. Office and commercial uses sit to the east, residential to the north and a municipal use to the south. The site is in Council District 3.
What Changed Since the 2025 Approval
On March 5, 2025 the board approved an infrastructure-only site plan for London Cove: clearing, earthwork, internal roads, utilities and stormwater, with six commercial lots of 1.0 to 1.98 acres off London Boulevard. The applicant filed a plat at the same time and postponed it. In September 2025 it filed a preliminary plat with a revised site plan that consolidates the six commercial lots into two. Access stays as approved in 2025: the extension of London Boulevard from State Road 524 and the connection to London Cove Lane.
The preliminary plat divides the property into two commercial lots, a 6.43-acre future development tract, a 3.82-acre and a 0.34-acre stormwater and open space tract, 0.82 and 0.09 acres of wetland conservation, and 1.79 acres of private roadway. The plan remains infrastructure only. Vertical construction on either commercial lot or the future development tract needs separate site plan approval. The St. Johns River Water Management District permit was approved November 7, 2022, one gopher tortoise is to be relocated, and the April 2023 traffic study stands because the revision does not change the approved intensity or access.
Staff Conditions on Cocoa Commercial Land at London Cove
Staff recommended approval with five conditions: no vertical construction without site plan approval; the FWC gopher tortoise relocation permit before construction starts; FDOT permits for the connection to the SR 524 right-of-way before construction starts; 635 replacement trees under the Tree Mitigation Plan by Borrelli + Partners, with no more than 35 percent palms; and conservation easement documentation and environmental permits completed before final plat approval. The Development Review Committee found the plans generally meet the minimum requirements of the city code.
If you own commercial land on State Road 524 and want a number on it, call 321-514-0876 or use the contact page.
Sources
City of Cocoa Planning & Zoning Board / Local Planning Agency agenda packet, October 7, 2026), read October 23, 2026: item IV.1 staff report, tract data table, conditions and recommended motion.
City of Cocoa meeting agendas, read October 23, 2026: no agenda file posted yet for the October 27 City Council meeting; the October 13 City Council packet does not include London Cove.
Frequently Asked Questions
What does approval of the preliminary plat authorize under Section 18-29 of the Cocoa City Code?
The staff report quotes Section 18-29: approval of the preliminary plat authorizes the subdivider to install all required improvements in accordance with the approved plans and specifications, and all work shall be inspected and approved by the city engineer. It adds that no improvements, including clearing and grading, shall be undertaken until final engineering drawings or site plan for the subdivision have been submitted to and approved by the city council.
Written by Cassandra Hartford, founder and CEO of Reach Commercial Real Estate. She has worked in Brevard County commercial real estate for 17 years, representing buyers, sellers, landlords, and tenants across Florida's Space Coast.
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