Cocoa Beach Gateways Master Plan, FL.



The Project & Our Responsibilities: Cocoa Beach is emerging from a period of limited development and growth. The City hired Jason King, leading the Dover, Kohl & Partners Team, assisted by Spikowski Planning Associates, EPR, and Community Design Associates, to help reverse this trend and encourage private investment to attract more visitors, businesses, sales, and, ultimately, tax revenue. The City’s Charter, Comprehensive Plan, and Zoning Code have intermingling development restrictions that resulted in decades of practically no development. The plan includes suggested revisions of the most stringent regulations, permitting new growth.


The Gateways Master Plan is comprised of three distinct study areas, each with under-utilized spaces that have the potential to become vibrant centers of activity. The plan examines key development areas and provides sample plans that create a sense of arrival at each of the northern entrances to the city.


The Process: A five-day design charrette was held in January 2014, which brought together community members, community leaders, elected officials, property owners, and the design team to work together toward a common vision for Cocoa Beach. Jason King and his team helped to establish local consensus and worked with the community to highlight Cocoa Beach’s potential through hands-on design exercises. Forming a general consensus establishes a foundation for future public support, which is often necessary to overcome regulatory roadblocks and enable the types of development desired.


Status: The plan was reviewed by Cocoa Beach Commissioners and was unanimously passed in June 2014. Changes to land development regulations and the Comprehensive Plan are in progress.

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