Major Issues. Introduction

Transcription

1 III. Major Issues Introduction The City is at an important juncture in determining the direction of its future growth. With fortytwo percent (42%) of its 115 sq. miles of land area developed and the strong market for future residential and commercial growth that is expected to continue over the next decade, planning for the remaining developable area is paramount in shaping the future character and quality of the City. Primarily a suburban residential waterfront community, 79% of the City s developed area is residential, at the end of The future land use map designates 63% of the City s land area for residential development, 3% for commercial development, 1% for industrial, 3% for public facilities, 3% for public parks and 18% for preservation (See Figure 1). Eclipsing other cities of its size throughout the country, the City s growth rate is reported by the Census to be the fifth fastest growing City with a population over 100,000. The City issues, on average, over 500 building permits monthly for single-family homes. The City s growth model, prepared in 2002, projects that the City s population will ultimately reach 413,713 by In the future, the City will need substantial additional land for commerce, industry, schools, parks, and other public facilities. To support that growth, the Commercial Corridor Study completed in 2003, projected that an additional 1,000 acres of commercial development is needed at a minimum to support the City s build out population. Additional industrial land use and development will also need to be realized to support the City s projected increased demand for goods, services and employment. Designated land area for new schools, parks, open space and other community facilities will need to be acquired to support the City s burgeoning population. Regulatory and financial incentives and disincentives will need to be further developed and implemented to direct land use, density and intensities to suitable and appropriate locations. Site plan and development controls are increasingly becoming important tools to ensure quality development and compatibility with adjacent areas and surrounding neighborhoods.

2 Figure 1 Percent of Land Area by Future Land Use Classification Commercial Professional 3% Pine Island Road District 5% Preservation 18% Mixed Use 4% Commercial Professional Highway Commercial PIRD Mixed Use Industrial SF MF SM by PDP PF Parks Preservation Parks 3% Public Facility 3% Industrial 1% Single Family 25% Single Family and Multi-Family by PDP 35% Multi-Family 3% The future land use map has had modest changes, in terms of proportions of land uses allocated, since the date of the last EAR and the original adoption in The most notable exception is the advent of the Pine Island Road District. At the time of this writing, another new future land use map designation definition has been transmitted, but not yet adopted the Commercial Activity Center. Although the map has been amended many times, many of these amendments have been to reclassify land within the Urban Services Reserve Area as the Urban Services Transition Area. The most common small scale amendment has been to convert small areas from one of the residential use types to Commercial/Professional Uses. Sizable amendments include converting almost a square mile to Natural Resources/Preservation, and adding Recreational Facilities and Public Facilities. Since 1997, the last review of the Comprehensive Plan, there has been 44 Future Land Use Map Amendments, comprising 3, acres of land. The following chart reflects the number of Commercial/Professional, Mixed Use, Commercial Activity Center (pending), and Pine Island Road land use cases approved by the City of Cape Coral since The majority of land use amendments affect the type of commercial uses and development permitted, rather than an increase in commercial acreage per se. Approximately 78% of the total acreage associated with these land use amendments was to the Pine Island Road District, which was largely a conversion of the existing Commercial/Professional and Highway Commercial properties to the new district. The first amendment, establishing, the Pine Island Road District was created through the

3 approval of LU (76% of the total 3, acres) which replaced nearly all of the Highway Commercial properties in the City of Cape Coral. Overall, 78.4% of the acreage amended during this period was amended to the Pine Island Road District (PIRD). Another 9.8% of the acreage amended was amended to Mixed Use Future Land Use. The remaining acreage was amended to Commercial/Professional (10.3%) and the Commercial Activity Center (1.5% - note pending amendment). The following chart reflects the number of Commercial/Professional, Mixed Use, Commercial Activity Center (pending) and Pine Island Road land use cases approved by the City of Cape Coral since Adopted Commercial LU Cases since 1997 LU Case Number Acreage FLUM 1 LU CP 2 LU CP 3 LU CP 4 LU CP 5 LU CP 6 LU CP 7 LU CP 8 LU MX 9 LU CP 10 LU CP 11 LU CP 12 LU CP 13 LU CP 14 LU CP 15 LU CP 16 LU CP 17 LU CP 18 LU CP 19 LU CP 20 LU CP 21 LU CP 22 LU CP 23 LU , PIRD 24 LU CP 25 LU CP 26 LU CP 27 LU CP 28 LU CP 29 LU CP 30 LU CP 31 LU PIRD 32 LU CP 33 LU CP 34 LU (90.97 MX/47.34CP) 35 LU CP

4 36 LU CP 37 LU CP 38 LU CP 39 LU PIRD 40 LU CP 41 LU CP 42 LU CAC 43 LU CAC 44 LU CP One of the single most important issues with regard to the adequacy of the future land use map is the balance between residential and commercial and industrial uses. The pre-platted character of the City into small home sites perpetuates the development of single family residential uses and poses challenges to both land use changes to commercial or industrial uses, and the ultimate realization of those uses in the areas affected by amendments. Within this major issue, particular areas of concern include: the insufficient amount and suitability of land area for commercial; industrial and mixed use development; modifications to and/or implementation of measures to support special districts such as the Pine Island Road District and the Downtown Community Redevelopment Area; the need for a greater range of commercial and residential districts to support uses and types of development that are consistent with City needs, surrounding neighborhood character and/or the environment; the identification of land for future community facilities, transportation, affordable housing and hurricane shelter and evacuation needs, land assembly effectiveness of the Transfer of Development Rights (TDR) Program and annexation. Commercial, Industrial, Residential and Public Facilities Designated land use to support commercial and industrial development opportunities is essential in ensuring the economic health of the City. The City s existing population of 136,000 generates a significant demand for goods and services. The current future land use map calls for only 3% commercial, 1% industrial, 4% mixed use and 5% for the Pine Island Road District. In addition to the relatively low percentage of areas designated for commercial and industrial uses, commercial and industrial development opportunities are further constrained by the high percentage of small parcels that dominate the Cape. A pre-platted community, the City has over 260,000 lots that are no greater than 10,000 sq. ft. To build a quality commercial and/or mixed use development, developers have to negotiate with several property owners to assemble a suitable size parcel. This process is costly, time intensive, unpredictable and often not successful, due to reluctant or unwilling owners (see land assembly section of major issues). Throughout Florida and the nation, most prospering communities generally export some commodity, which is often manufactured in industrial areas. The supply of industrial land in Cape Coral has decreased since the adoption of the 1989 Comprehensive Plan. Furthermore, many lands classified as Mixed Use which had the opportunity to develop with industrial uses as part of the mix, have been approved for mixes of uses that do not include any industrial uses. The City s major commercial areas include the Del Prado Corridor, the Downtown Community Redevelopment Area (CRA), the Pine Island Road Corridor, and the Mid-Point Center (see

5 Figure 2). Planning efforts are underway to make the City Hall area, known as City Centrum, a more vibrant office and mixed use center. The City s industrial areas include: Hancock Creek Commerce Park, Indian Oaks Trade Centre, North Cape Industrial Park and Mid Cape Commerce Park (Viscaya) (see Figure 2) Figure 2 Del Prado Corridor: The Del Prado Corridor, located along the eastern portion of the City is a major north-south arterial connecting the City s downtown in the south to the City s northern

6 entrance at US 41. This six lane road, characteristic of strip commercial, supports the Coralwood Shopping Center and a variety of retail, office, restaurants and fast food establishments. The short lot depth of commercial development along the Corridor often results in sub-optimal site layout, circulation and diminished parking opportunities. The number of curb cuts along the corridor can pose safety issues as slower traffic enters and exists the fast moving six lane arterial. The strong demand for goods and services, and to some extent the limited availability of commercial opportunities within the City, has kept the Del Prado Corridor a vibrant commercial area. In addition to new growth, existing older structures are often retrofitted for other uses or replaced with new structures. Del Prado Boulevard South is a Lee County road; the County controls curb cuts, further complicating economic development along Del Prado. Analysis & Recommendations: The challenge for the Del Prado Corridor is to encourage greater commercial development depth while ensuring appropriate buffering and screening to surrounding residential neighborhoods. The Flexible Overlay District, a land use designation adopted in 2004, is intended to encourage commercial expansion while also allowing multifamily residential to be conforming. Proposed mappings of the Flexible Overlay District along Del Prado will be proposed over the next two years to achieve this objective. Site design, circulation, ingress and egress are issues that the City will continue to focus on for this corridor. The City s on going and future efforts for Del Prado are consistent with the Future Land Use Objectives and Policies. In addition to proposed mappings of the Flexible Overlay District, the City will examine other measures that potentially result in greater implementation of Policy 1.12, which encourages land assembly to provide greater depth for the expansion of Commercial development along the corridor. Continued promotion of commercial and mixed use development along Del Prado will also help to facilitate Policy 3.1, which encourages infill development within the Urban Services Infill Area and Transition Area. Downtown Community Redevelopment Area: The Downtown Community Redevelopment Area (CRA) is a 283 acre area, excluding streets, within the southeast portion of the City. Entering the City at its southern terminus on the Cape Coral Bridge, approximately 15,000 vehicles pass through the CRA everyday to and from Fort Myers. Approximately 60% of the Cape Coral workforce leaves Cape Coral to go to work each day. Major efforts and initiatives are underway to revitalize the downtown, one of the oldest commercial areas in the City largely developed in the 1980 s. A conceptional master plan for the CRA, the Design Downtown Cape Coral Community Redevelopment Area Master Plan ( Plan ) was adopted in March 2002 which calls for a vibrant urban downtown with mixed use development. The plan encourages pedestrian friendly design so that residents can work, live and recreate within the downtown. Amendments to the Comprehensive Plan were adopted in 2003 which allow a maximum nonresidential development of up to a 4.0 floor area ratio (FAR) and residential density up to forty (40) dwelling units per acre, with a cap of 2,027 dwelling units. New zoning districts have been prepared to implement the vision outlined by the Plan and will be proposed for adoption in the early part of The districts encourage pedestrian friendly and consistent streetscapes that provide shade through awnings and colonnades. Architectural elements, façade treatments and bulk placement relative to public streets and parks are key elements of the new codes. The new codes also create a Payment in Lieu of Parking (PILOP) program that reduces some of the required parking on site in exchange for payment that is used

7 to develop structured parking on the City s existing parking lots in the CRA. A Development Incentive Program (DIP), included in the proposed codes, establishes a baseline density and intensity and enables developers to achieve up to the maximum density and intensity permitted if they participate in the program. The program encourages higher quality development and the provision of public benefits, such as waterfront access, parks, civic space and infrastructure improvements. The City has created a Tax Increment Finance (TIF) program to provide financial support for ingrastructure improvements required of new development in the CRA. Analysis & Recommendations: There are a number of challenges for the CRA which include adjusting the mix of density and intensity to support the vision of the downtown. Commercial development and night life in an urban setting is dependant on a higher density. While the Comprehensive Plan allows forty (40) dwelling units per acre, residential development is capped at 2,027 units for the entire CRA. The residential cap was created to prevent traffic congestion that might occur along Cape Coral Parkway, a primary artery leading in and out of the City. In the Core area of the downtown, it is anticipated that a typical building will have retail on the first floor and residential and/or office space on the higher floors. It is also anticipated that the maximum 4.0 FAR is unlikely to be fully used except for taller office buildings. The residential cap is not sufficient to support the land use and development vision of the downtown. To create a more appropriate balance of residential and commercial, the City will put forward a proposal to reduce some of the permitted non-residential building bulk and increase or eliminate the residential cap. This adjustment overall would not result in an increase in vehicular traffic. It would also enable a greater number of residents to walk to services and shops further reducing some vehicular traffic in the area. Increased residential density in this area also supports greater opportunities for mass transit. Infrastructure planning and implementation are key elements in realizing the land use and density called for in the Master Plan. Traffic and pedestrian circulation, parking and mass transit alternatives are integral in supporting the activities associated with new downtown development. Many of the existing alleys are undersized and unimproved. Centralized storm water systems are needed to enable greater impervious coverage, typical of an urban environment. The City s Transportation Division will need to develop solutions that balance the need to ensure a traffic system that supports the major flow of traffic at the City s southern entrance with the traffic calming needs of a pedestrian friendly downtown. The Transportation Division has taken steps to address these issues. In addition to the collection of traffic data and adjustments that have been made in the downtown area, a traffic study is in progress to address these concerns. These proposed efforts are generally consistent with the Future Land Use objectives and policies for the downtown CRA. These efforts would advance Policy which calls for the facilitating of mixed use development. However, it is anticipate that an amendment will be proposed for consideration by the CRA Board, P&Z Board and City Council to readjust the amount of commercial and residential development permitted to better achieve the vision of the Master Plan. Future Land Use Objective 6 and Policies 6.1, 6.2, and 6.3 identify key goals for the downtown CRA. Specifically, Objective 6 calls for City efforts to pursue the redevelopment and renewal of blighted areas in the downtown CRA. Policy 6.3 which put forth percentages of land use and development would also need to be revised to better address the vision of the Plan. A proposal to allow greater residential development will be proposed.

8 Pine Island Road Corridor: Pine Island Road is a major corridor that bisects the City and connects Pine Island on the west to Route 41 to the east. A 2,800 acre area, the Pine Island Road Corridor district (PIRD) was the first future land use district to be created since the original Compreshensive Plan. Adopted in 2002, the PIRD permits large scale commercial, mixed use and residential development. This land use district was developed via an award-wining master plan, which foresaw the District s importance as the key commercial corridor in the City of Cape Coral. This importance is underscored by two key points first, that the Pine Island Road Corridor is the only state-designated roadway within the City of Cape Coral, with direct access to Interstate 75; and second, that the land parcels fronting Pine Island road are not platted into the typical 5,000 square foot lot. The Corridor is characterized by large deep parcels, essential for a number of commercial and light industrial uses, with good centralized access to other portions of the City. New zoning districts, the Corridor and Village districts were adopted by the City in November 2003 and mapped in February These districts promote larger scale development and higher quality development through the requirement of architectural elements, superior buffering and site circulation provisions. The Pine Island Road District offers some of the best future commercial opportunities for the City. Analysis & Recommendations: While the Corridor and Village districts promote high quality commercial development, there are industrial and mixed-use opportunities that could be realized with amendments to the City s Land Use Development regulations. The depth of lots within the PIRD and the inclusion of Pondella Park within the PIRD, affords industrial development opportunities that are not currently permitted under the existing zoning districts. The City is in the process of preparing a Business Park Overlay that would allow industrial development with unified buffering and circulation systems to occur within select areas along the Corridor. The Overlay would relax architectural standards for those uses as long as they are appropriately buffered from surrounding commercial and residential development. The Village and Corridor districts currently do not permit compound buildings, single buildings that include a mix of commercial and residential use. Amendments to the existing zoning districts would be developed over the next two years to allow uses and development types that are clearly consistent with the intent of the PIRD. While the existing architectural elements allow flexibility, developers are often unclear as to what constitutes an acceptable proposal. Staff has been working with developers on an informal basis to facilitate a high quality submission. The lack of clarity probably results in a greater number of iterations that could be reduced with modifications to districts. These proposed efforts are consistent with Future Land Use Objective 1, Policy 1.13 M in which establishes the creation of the Pine Island Road District and the mixed use character of the Corridor. Policy 1.13 M anticipates the development of compound buildings. Changes to the Village and Corridor zoning districts are needed to implement this component of the Policy. Expansion of the existing Pine Island Road by the state is critical to the advancement of new development. The road to which varies from two to four lanes, is not sufficiently developed to support the long term growth expected. Plans for secondary access roads are also needed to support the long term traffic volumes projected for the corridor. The State and County are working with the City to realize this important objective. The Transportation Division has engaged the services of a consultant to identify secondary access road alternatives for the corridor. The initial secondary access road system identified in the Pine Island Road Master Plan

9 splits a number of larger parcels which is not desirable from a commercial development and economic perspective. Some light industrial uses are permitted in the Corridor areas of the PIRD. The proposed Business Park Overly would further the implementation of industry. Mid Point Center: One of the central commercial districts in the City of Cape Coral is the Mid Point Commercial Center, located at the northwest corner of the intersection of Veterans Memorial Parkway and Santa Barbara Boulevard. This site represents a major land assembly effort by the private sector, which is a rarity within the City. The initial future land use amendment was adopted in October 2002, when a acre parcel was amended to Commercial/Professional. This land use change was adjacent to an area of roughly 20 acres already designated Commercial/Professional. Since that initial amendment, two additional land use amendments were adopted, one in late 2002, another in early 2004, adding an additional 9.51 acres of Commercial/Professional to this site. The Mid Point Center offers commercial retail, restaurants and other commercial services to many residents in the City, particularly in the western portion of the City. Its economic viability is enhanced by the fact that Veterans Parkway connects to the Veterans Memorial (mid-point)bridge and the rest of Lee County. Analysis & Recommendations: Mid Point Center s proximity to Veterans Parkway, a major east-west corridor connecting the City to Fort Myers by the mid-point bridge, provides a convenient centralized location to a number of consumers within the City. However, the limited access road characteristics of Veterans Parkway, which is needed to support its function as a major arterial pose challenges to ingress and egress for some of the developments within the Center. The limited access on Veterans creates a need to potentially modify existing local roads to support the anticipated volumes. The existing and proposed land uses to advance commercial development at this location are consistent with the Future Land Use Objectives and Policies for new and expanded development. Private initiatives regarding assembly of pre-platted parcels has been successful at this location commercial development has substantial depth supporting a higher quality site plan and it is geographically well located to support a previously unmet demand for goods and services. The existing and proposed land uses to advance commercial development at this location are consistent with the Future Land Use Objectives and Policies for new and expanded development. City Centrum: The City Hall and surrounding areas are known as the City Centrum area. The purpose of City Centrum is to create a central location that these land use amendments would encourage other than government, such as, but not limited to: telecommunications services, engineering firms, attorneys, and architects to locate to City Centrum. To complement this public government center, which includes City Hall, Lee County Offices and a central U.S. Post Office center, land use amendments were adopted in December 2003 to effectuate a central location that could support and enhance Cape Coral s government, financial and business services. A proposed amendment to the existing Mixed Use land use classification, projected for adoption in early part of 2005, permits compound buildings and reduces the development site area to one acre with the intent of fostering a greater amount of mixed use development in the City Centrum area. New zoning districts are being prepared to allow a mix of professional office and retail development within select areas. A new townhouse district is also being prepared to

10 encourage a multi-family density type that is compatible with the character of the City Centrum area. The prevalence of both single family residences and duplexes poses challenges to the realization of commercial development in some locations. To address this issue, a land use amendment changing a small portion of the commercial land use to mixed use is recommended. No changes to the Comprehensive Plan are anticipated to further these initiatives. Commercial Corridor Study and Growth Model: To better plan for the future, the City retained consultant services in 2002 to prepare an interactive growth model that would better forecast long-term population projections. The growth model anticipates a build-out population of 413,713 by A Commercial Corridor Study was completed in 2003 to assess the future commercial needs and opportunities to support this growth. The Study concluded that a minimum of 1,000 acres, in addition to existing dedicated commercial land area, was needed to support the City s growth. The Corridor Study and City s current Growth Model, through examination of comparable areas and nationwide standards, further stipulates a projected breakdown of commercial and industrial development to support the City s build out population as follows: 26.1 million sq.ft. of retail (6.2 million sq. ft. in 2001), 11.2 million sq. ft. of office space (2.7 million sq. ft. in 2001) and 10.5 million sq. ft. of industrial development (2.7 million sq. ft in 2001.). Commercial office, retail and industrial development would have to increase by almost 400% to respond to the City s projected needs. The Study proposed the geographic dispersion of commercial centers throughout the City to better serve existing and future residents and to reduce vehicular trips and traffic congestion. Commercial Activity Centers: Subsequent to the study, the City reexamined some of the recommendations of the study to ensure a better fit with the existing conditions of where these centers would be mapped and to respond to other implementation issues that are important in achieving commercial and mixed use development. Instead of promoting purely commercial land use districts as recommended by the Commercial Corridor study, the City determined that creation of a new mixed use land use classification, Commercial Activity Center (CAC) would better serve the needs of the City. The challenge is that in examining the locations of where the CAC could be mapped along major corridors, it became apparent that a majority of these areas already had some level of residential development. A Type designation, which specifies the amount of commercial and residential uses permitted within any CAC is also included in the land use classification. This enables applicants and decision makers to determine the appropriate mix of commercial and residential for any particular application of the district based on the attributes and characteristics of the existing area and surrounding neighborhood. This also allows existing residential development to be conforming, which is important in the event that homes are affected by fire or other damaging events and need to rebuild. The mixed use nature of the CAC also fosters the concept of town centers that enable residents to enjoy goods and services in a town like environment. To foster higher quality development and encourage the provision of civic space, parks, open space, infrastructure, superior site design, affordable housing and the preservation of natural resources, a Development Incentive Program (DIP) was included in the newly proposed CAC district. A baseline density of 4.4 units per acre and a non-residential intensity of 0.5 FAR is permitted. To achieve a greater residential density, up to 16 dwelling units per acre and/or non-

11 residential intensity up to 2.0 FAR, participation in the DIP would be required. For compound buildings, a maximum density of 20 units per acre may be achieved under the DIP. Other factors will also constrain the amount of development achievable at any location. There is emphasis in the CAC in ensuring that commercial and mixed use development are designed to be good neighbors to surrounding areas. Buffering, lighting and noise controls, site plan design, ingress and egress are emphasized as important elements to be addressed in new development. Recognizing the strong residential market that is competing with new commercial and mixed use development, particularly in the Reserve Area, a number of other important elements were included in the CAC. The DIP rewards assembly of three (3) acres or more to support commercial development. Residential development, except in compound buildings, is prohibited within 250 feet from major roadways. With respect to utilities, in the absence of city water and sewer, only single family residential development is currently permitted in the City s reserve areas. The proposed Comprehensive Plan amendment that establishes the new CAC, includes a provision that would permit commercial development in the Reserve without City water and sewer, as long as it consumes the same or less water than a single family residence. This would allow small office developments in advance of city water and sewer and reduce residential sprawl in the CAC areas. Mixed Use Amendment: Within the same proposed Comprehensive Plan amendment, similar changes are proposed to the existing Mixed Use land use classification. A baseline density of 4.4 units and an 0.5 FAR for non-residential development is also permitted. The baseline density for compound buildings would be 10 units per acre. Greater residential density of 16 units per acre and 1.0 FAR for non-residential development requires participation in the DIP. Greater density of up to 20 units per acre in compound buildings would also require participation in the DIP. Other provisions in the amendment that would advance commercial development include: a minimum twenty (20%) of commercial development in any mixed use project, allowance of a mixed use development with no residential development (ie. retail and office), and land assembly incentives through participation in the DIP. Commercial Activity Center (CAC) & Mixed Use Analysis & Recommendations: The proposed Comprehensive Plan amendments that create the new Commercial Activity Center and amend the existing Mixed Use classification are potentially a significant step forward in advancing high quality commercial and mixed use development within the City. These measures are aggressive, yet market focused. The Planning & Zoning Commission/LPA at their December, 2004 meeting recommended to the City Council that this amendment be adopted. It is anticipated at the time of this report, that this amendment will be adopted by the City Council at their January 4, 2005 meeting. To implement the proposed CAC and amended Mixed Use land use classification, new zoning districts are being prepared. Workshops will be held with decision makers, residents, developers and other interested parties to develop zoning districts that respond to the range of concerns. For example, the CAC was intentionally developed to include the range of commercial and light industrial uses given its broad application in the City. However, as a matter of application, uses and development types will be further limited at the time that zoning districts are mapped within the CAC. Key districts anticipated to implement the CACs include Town Centers and Office Parks, amongst others.

12 Range of Commercial Districts: Historically, separate from special districts such as those developed for Pine Island Road and the downtown CRA, and the new districts anticipated to complement the new CAC district, there are limited commercial zoning district choices for applicants and the decision makers. It is either Pedestrian Commercial or Professional Office. In some cases, decisionmakers may be inclined to permit additional number of retail uses within a predominately professional district, but do not have that opportunity. Also, in some areas retail commercial may generally be appropriate except for some of the permitted uses. Modifications to the City s Land Use Development regulations to provide a greater range of choices would promote both greater commercial development in some cases and greater protection to surrounding neighborhoods in others. Analysis & Recommendations: These recommendations to commercial districts are generally consistent with Objective 1 and Policy 1.11 and 1.11(A) of the Future Land Use Element. Changes to these policies may be needed to effectuate the proposed regrouping of permitted uses by a greater range of districts. However the concepts behind the node policy and protection of surrounding neighborhoods will be taken into account with any proposed change. The chapter below describes the relevant Comprehensive Plan objectives and policies as they relate to commercial issues. OBJECTIVE TARGET CONDITIONS WHEN PLAN WAS ADOPTED Future Land Use Element Objective 1: The City of Cape Coral will manage future growth and land development by adopting, implementing, and enforcing new regulatory vehicles; by enforcing and strengthening existing regulations; and by eliminating superfluous or confusing regulations. All land development regulations called for in the Plan shall be adopted and implemented in accordance with the provisions of S , Florida Statutes. Growth management Growth management was not accomplished via regulatory measures provided in the Comprehensive Plan CURRENT CONDITIONS The City has managed future growth and land development via these regulatory vehicles. COMMENTS Objective is generally being achieved. Policy 1.6 commits the City to conduct a study of its future open space policies and needs related to future residential, commercial, and industrial developments and planned development projects. Policy 1.9. Commits to the maintenance of regulations providing a Transfer of Development Rights (TDR) mechanism which may be used to acquire lands for public use, and to create commercial and industrial tracts for private use. Although the City has had a TDR regulations, the program does not currently function to provide commercial, mixed use and industrial lands for use and development, while achieving other public policy objectives. While no changes are needed to the objective or policy, the City intends to make modifications to its TDR program to make it more effective. An active TDR program would support the proposed Development Incentive Program, an important element of the proposed Commercial Activity Center, amended Mixed Use land use

13 classification, and the new zoning codes proposed for the Downtown CRA. Policy commits to conducting commercial land needs studies to identify potential areas of the City which could accommodate commercially designated land. This was essentially accomplished though the Commercial Corridor Study, and the development of the new Commercial Activity Center (CAC) land use classification. The Commercial Activity Center needs to be mapped at appropriate locations and new zoning districts need to be developed to fully implement the new CACs. Policy 1.11 (A). commits the City to utilize seven (7) criteria as a basis for considering increases in commercial land at commercial nodes. This policy, even though it allows the Council to use its discretion, does provide valuable guidance with land use amendment decisions. The City is proposing a number of initiatives to increase commercial and mixed use lot depth. Mapping of the Flexible Overlay zoning district at locations along the Del Prado Corridor and other select locations would advance this objective and policies 1.11, 1.11(A) and 1.13 (l) by facilitating deeper lot commercial development and mixed use development. Proposed creation of a new Buisness Park Overlay zoning district would further the objectives of the Pine Island Road District as described in Policy 1.13 (M). Proposed modifications to the Corridor and Village zoning districts to permit compound buildings would also further this policy by promoting vertical mixed use development. Policy 1.20.encourages the future development of commercial land at transportation nodes by designating land located around intersections on arterial roadways as Commercial/Professional. This policy is proposed to be

14 amended because not every location around major intersections is suitable for Commercial/Professional use. Objective 6: The City will pursue the redevelopment and renewal of blighted areas in the downtown area consistent with the provisions of the Community Redevelopment Area (CRA) plan, and in residential areas as identified through the Code Enforcement Program. Transportation Element Objective 6.1: The City's industrial, commercial, and professional job opportunities and tax base shall increase over 1997 levels. Pursuance of the redevelopment and renewal of blighted areas in the downtown area consistent with the provisions of the Community Redevelopme nt Area (CRA) plan Increase industrial, commercial, and professional job opportunities and tax base over 1997 levels N/A N/A Some redevelopment has occurred in the CRA. Job opportunities have increased; however, because the rate of residential development has exceeded the rate of industrial, commercial, and professional development, the residential component has increased as a proportion of the tax base. The City s current and proposed initiatives are generally consistent with this objective and policies. To better balance the ratio of residential and commercial development in the downtown CRA, a proposal will be prepared for consideration by the Council that would amend policy 1.13 l and policy 6.3 by increasing or eliminating the residential cap of 2,027 units and decreasing some of the permitted commercial development. Industrial Areas Background The City of Cape Coral has a small portion, 1% of its land, dedicated to industrial development. The Future Land Use Map 2020 plan illustrates this point as the City has approximately 714 acres of industrial lands. The majority of the industrial lands are located in the Urban Services Transition Area, which means the City anticipates that such properties will receive municipal water and sewer. Some time ago, three projects were approved under the Development of Regional Impact (DRI) process for industrial uses in the City. As of now, these three projects have yet to fully develop. Prior to 1997, the City had approximately 885 acres of industrial lands. However, a large portion of that land was undeveloped and vacant. The change in industrial land from 1997 to 2004 is due to a large scale land use map amendment from industrial to public facilities. The City plans to develop an education center, Academic Village, on a 171-acre site in northeast Cape Coral. This higher education facility is intended to complement higher technology industrial development by providing a well educated population to service those facilities. Today, the City has approximately 714 acres of industrial land. Currently, approximately 26% of the industrial land area is improved. Figure 3 illustrates the City s Vacant and Improved Industrial Parcels, based on the future land use map designation.

15 Figure 3 There are additional opportunities for industrial development in the Mixed Use and Pine Island Road District land use classifications. There may be many factors influencing the amount of industrial land in the City. For the most part, the lack of industrial land in the city is related to its premature subdivision design and the City not having direct access to a major airport, seaport, and/or transportation corridor. These factors have limited the City in its ability to attract heavy industry. Furthermore, the increasing land values in the City could also be a determining factor

16 in the development of industrial lands. The value of vacant industrial land when combined with the cost of providing infrastructure to an industrial site may make a project impractical from an economic standpoint. It was projected in the City s Corridor Study and through use of the City s growth model that 10.5 million sq. ft. of industrial development will be needed to support the City s build out population of 413,113 in 2080 which is approximately a four fold increase from the City s existing industrial development. Increasing the availability of commercial and industrial land will help reduce its price and increase its economic viability for development. Policies Policy 1.9: The City will maintain regulations which create a Transfer of Development Rights (TDR) mechanism which may be used to acquire lands for public use, and to create commercial and industrial tracts for private use. The City s Transfer of Development Rights program has not been very successful, due to an inadequate supply of land in the City s land bank. The increasing price of land values in the City and the present demand for land to facilitate public necessity further restricts opportunities to create an adequate supply of land. Therefore, the City has not been able to leverage its land for viable properties for commercial and industrial developments. Now, the City has a limited supply of industrial lands as illustrated by the number of unimproved industrial properties. Recommendation: Should the City desire to increase its industrial development activity, programs other than identification of suitable land on the future land use map is necessary. The typically larger parcel size needs and start up costs often make it difficult for industrial development to compete with commercial and residential development when these markets are strong. Essentially, communities with a successful industrial base have either had limiting areas to industrial issues and development, to aviod competition by other stronger market uses or provide incentives by offering tax abatements, provision of infranstructure and/or other kinds of incentives to bring in heavy or light industrial manufacturers. In addition to recruiting office and corporate headquarters, and high technology production and software companies, the City should focus its efforts on recruiting research and development corporations by creating business and technology parks. The development of a business or technology park could have a symbiotic relationship with higher academic facilities in the surrounding area such as the emerging Academic Village, Edison College in Fort Myers, and Florida Gulf Coast University, an emerging state school in nearby Fort Myers. Furthermore, business and technology parks could encourage one of Florida s universities to locate a satellite campus in Cape Coral. The Business Park Overlay zoning district intended to be introduced to the Planning and Zoning Board in the early part of 2005 would be mapped at select locations within the Pine Island Road District. One of the most likely locations in the City for a research park is along the Pine Island Road Corridor. The Pine Island Road District land use classification and the corridor-zoning district could help facilitate the type of business environment opportunities sought by the City. There may also be other suitable areas where business and research parks could be realized in the City at existing of future mapping of, the Mixed-Use district land use classification. The initial step to promoting research-oriented growth in the City begins with a solid economic development strategy already begun by the City s Economic Development Office and revising the land and development regulations to encourage such development

17 The Economic Development Office has written the New Horizon Land Assembly incentive, wherein a developer could receive a certificate valued at $1.3 million, in exchange for assembling 30 acres of single family land use land and converting it to allow for commerce and/or industry. The Economic Development Office is also going to propose land banking for certain uses, e.g.research parks. OBJECTIVES TARGET CONDITIONS WHEN PLAN WAS ADOPTED Future Land Use Element Objective 1: To protect the public investment by encouraging the efficient use of community infrastructure and natural resources; assure the orderly, efficient growth of the City by encouraging development in those areas which are best served by infrastructure and community services; promote new land uses which create the least possible disruption to existing uses; create a strategy which anticipates future community needs by acquiring and assembling platted lands; and protect the rights of individual property ownership, consistent with public needs. Policy 1.9 of the Future Land Use Element: The City will maintain regulations which create a Transfer of N/A During the last evaluation, the City had fairly stringent land use classification and regulations. In 1997, the City had 855 acres of industrial land. The City s Transfer of Development Rights program has not CURRENT CONDITIONS The City is in the process of implementing new land use classifications while providing flexibility in its land use regulations to accommodate future growth. The City s Transfer of Development Rights program has not been very successful, due to COMMENTS No change needed as this objective is being met. The City has noticed that the market for TDRs is somewhat limited at this time because there exists land whose future

18 Development Rights (TDR) mechanism which may be used to acquire lands for public use, and to create commercial and industrial tracts for private use. been very successful, due to a number of reasons. a number of reasons. land use is industrial that is not yet developed. In this environment, a TDR program has little value. However, the city recognizes that the rate of industrial development is accelerating (as the population growth accelerates even more greatly), and with that growth, and with some of our proposed land-use categories, we will be creating a stronger TDR market that will create value for the private sector in establishing industrial investment in designated receiving areas. We believe the policy is sound, and we will be fine-tuning its implementation subject to market input. Policy Council will adopt regulations and standards to encourage land assembly for private uses by providing density bonuses and other incentives for the recombination of platted lands. Adoption of regulations and standards to encourage land assembly No Regulations existed Some new regulations have been developed The Economic Development Office is submitting to the council the first of several financial incentives for the recombination of platted lands for commercial and industrial uses. These incentives will focus assemblies as great as 30 acres. Future Land Use Objective 2: Future private development requiring public water and wastewater will be directed into the Urban Services Infill Area and the Urban Services The City directed private development to the infill and transition areas by placing limitations on development in the Urban Services Reserve Area. The City continues to place limitations on development in the Urban Services Reserve Area. Developers must have at least 3 acres for largescale projects (commercial and Amendment is needed to clarify how on-site sewage treatment facilities and developer extend water and sewer should be addressed.

19 Transition Area illustrated on the Future Land Use Map, unless specifically excepted by the provisions of this plan. non-commercial), and provide extensions to central water and sewer or on-site sewage treatment facility. Future Land Use Element Policy 2.3. By 1998, the City will complete an Economic Development Plan to encourage large scale commercial, professional and industrial types of development within the City The City has not conducted a largescale commercial, professional and industrial development study. The City has completed a commercial lands needs assessment, the Commercial Corridor Study, to evaluate the current and future demands. The Economic Development Office is commissioning additional study by Paul Van Buskirk (developer of the city's dynamic growth model) to assist in updating the city's plan for encouraging large scale commercial, professional and industrial types of development in the city. A key component of implementation of the current ED Plan is creation of the CAC and Business Park overlay districts (referenced at other points in this document). Policy 3.1. Land use regulations, whether adopted or revised pursuant to this plan, shall provide incentives to encourage infill of residential, commercial, and other appropriate uses within the Urban Services Infill Area and Transition Area. shall provide incentives to encourage infill of residential, commercial, and other appropriate uses within the Urban Services Infill Area and Transition Area. Please refer to the use of CACs and policy 1.9, which integrate well (with a continuing growth environment) to support new incentives through TDRs or other linked development within the Urban Services Infill and Trasition Areas.

20 Policy 5.3. The City will provide incentives to individual property owners, builders, and developers to assemble parcels of land for future private uses, and will encourage the use of zero lot line (ZLL) and cluster type of development to improve lot layout, drainage, and stormwater retention. provide incentives to individual property owners, builders, and developers to assemble parcels of land for future private uses, and will encourage the use of zero lot line (ZLL) and cluster type of development to improve lot layout, drainage, and stormwater retention. Please refer to our comments re: policy 1.9 (TDR) and policy 1.12 (financial incentives). The city will be exploring a variety of incentives, including tax rebates, impact fee credits and negotiable certificates, to provide incentive to the market to assemble land for future private uses. Particularly since developable land is sparse (as we have noted throughout) and prices are more high than moderate, we will encourage higher density and larger cluster development through incentives and land use policies. Residential Lack of low density housing areas (1 DU per ½ - 10 acre) The lowest density residential future land use classification is Single Family, at 4.4 dwelling units per acre. This density is logical for most of the pre-platted lands, allowing development on the typical platted lot of approximately 10,000 square feet. However, some unplatted lands currently exist and additional unplatted lands could potentially be annexed. Regardless of any conditions that may suggest a lower appropriate density, if residential use is appropriate, the only choice is Single Family at 4.4 dwelling units per acre. This results in difficulty in addressing such environmental factors as wildlife habitat, aquifer recharge, lack of central sewer and water, or lack of roadway network. Another issue that warrants further consideration of a future land use map amendment is an area between Burnt Store Road and Old Burnt Store Road that is currently designated Mixed Use. Specifically, the referenced area is an area of unrecorded subdivisions with parcels fronting on Sand Road and Janis Road. As hatching indicates improved parcels on Figure 4 Sand Road / Janis Road Land Use Consideration Area, some portions of this area are significantly improved. These improvements consist mostly of ranchettes. As such, redevelopment of some portions of this area with mixed-use development may be unlikely. Therefore, the City should consider amending portions of this area. However, this area may be a good candidate for reclassification to a low density residential use, which the City does not currently have. The City should strive to compensate for the loss of any such converted Mixed Use land area by re-designating other

21 such lands to Mixed Use. Opportunities to do such amendments may be available in the neighborhood south of the area highlighted in Figure 4 below. Figure 4 Sand Road / Janis Road Land Use Consideration Area Recommendations The City of Cape Coral should create additional future land use map classifications to provide a wider range and a variety of increments of residential density. The allowed uses within each classification should be amended to clarify that parks and public facilities may be permitted in multiple future land use map categories, but must be designated on the future land use map as public facilities. This would result in a clear depiction of parks and public facilities. The City should delete parks and other public facilities for which land acquisition is not programmed or funded. The current Policy 1.13 should be changed accordingly. The objectives and policies relative to the TDR issue are sufficient. The TDR program may benefit by augmenting the existing policies with additional guidelines, particularly with respect to rezoning, so that applicants seeking additional density are not awarded the additional density without participation in the TDR program and/or other incentive program that offsets the negative effects of increased density. Reclassification of certain mapped areas such as those properties in the Sand Road and Janis Road area should be considered. The adjustment of any standards relative to density must adhere to the provisions relative to the coastal high-hazard area density limitations.

22 Data Analysis: Density Policy 1.13 of the Future Land Use Element (FLUE) provides a single family density of 4.4 dwelling units per acre, as the lowest maximum density. This is the minimum density that would give the numerous parcels of 10,000 square feet, the ability to develop a residential unit on their properties. However, there are some large vacant parcels suitable for residential development, some of which may be much better suited for a lower density ranging from 1 dwelling unit per ½ acre to 1 dwelling unit per 10 acres. Additionally, the City may potentially annex additional lands that would not be suitable for a density as high as 4.4 dwelling units per acre. Factors that tend to make land unsuitable for density as high as 4.4 dwelling units per acre include the lack of centralized water and sewer utilities, the presence of wildlife habitat, the presence of wetlands, and/or the limitations of transportation facilities. Another issue related to density classifications, is that the City s current policy has no incremental density between the 4.4 dwelling units per acre and 16 dwelling units per acre. Development of one or more new standards, may be helpful in areas where some type of multifamily density or duplex density is appropriate, but where 16 dwelling units per acre would be too much. Public Facilities Identify land for future community facilities e.g. public safety, schools, medical, fire stations Cape Coral s future land use map has land designated for Public Facilities. In recognition that suitable lands needed for these facilities will become increasingly difficult to find, it is desirable to do this as soon as possible. For example, only one hospital currently exists in Cape Coral, that will presumable be insufficient to serve the needs of the buildout population. However, the Comprehensive Plan does not quantify the demand for such facilities. Reserving land for the future use by agencies that have no current funding available to acquire such land is a related problem for which there is no apparent solution. Schools concurrency and siting Background The City of Cape Coral recognizes the importance of schools to a community s well-being, for schools are often the foci for community involvement, and are the incubators of tomorrow s generation of leaders. In regards to good planning, schools should be located in areas that have municipal water and sewer service, with a transportation network which has the capacity to support such a facility. For most of the time that the Comprehensive Plan has been in existence, the City did not have a formalized interlocal agreement with the Lee County School Board to

23 determine the siting of schools, and as a result several schools the Mariner school complex, the Trafalgar school complex, Skyline Elementary school, Gulf Elementary and Middle Schools were all developed in areas, that, at the time, were not located in either the Urban Services Infill Area or Urban Services Transition Area. To be fair, much of this reason stems from the City s platted lands nature, whereupon the School Board would be focused on purchasing large parcels for potential school sites regardless of location. Comparison between 1989 and today In 1989, the City had two high schools, two middle schools, and five elementary schools within the city limits. Since that time, one high school, one vocational educational school, three middle schools and three elementary schools have been built. Furthermore another area has been designated by the Lee County School Board as a staging area. Of these nine schools, two have been constructed in the Urban Services Transition Area, and the other seven in the Urban Services Reserve Area, the area of the city where municipal water and sewer utilities are not available. The table entitled Public Schools in Cape Coral, located at the bottom of the document, best describes the comparison between 1989 and 2004 in terms of school siting. This is an issue of major significance to the City of Cape Coral. While the City appreciates the difficulties the School Board endures in finding properties for future school sites, it is necessary for the School Board to try harder to obtain properties for future sites in the Infill and Transition Area for several reasons. For example, schools have been seen as a positive influence on a neighborhood families, particularly those with school-aged children, find that the proximity to schools are a deciding factor in determining their future residence. In other words, schools can be an attractor for residential growth. Therefore, if schools are placed in an area without municipal utilities, soon, several residences will be built in an area without municipal utilities. Furthermore, schools are high traffic generators, and while the City has inherited a large road network from the original developers of the city, there are cases where the transportation network particularly that of sidewalks and bikelanes are insufficient to handle the traffic caused by schools. Lastly, the City views the Urban Services Reserve Area as its domain to perform long-range planning, to designate areas as commercial or multi-family residential to address current shortfalls in those classifications, or as public facilities for future police and fire stations when utilities expand into those areas. Most large, unplatted parcels of greater than 5 acres in size are found in the Urban Services Reserve Area. However, the School Board is in effect cherrypicking these properties for schools which is understandable given the platted lands situation, and its difficulty of assemblage which removes these parcels from future long-range planning for other uses. The City s ability to amend the land use map for areas of the Urban Services Reserve Area is hamstrung when a school site is placed in that area, for the City s priorities utility extension, road widening, siting of emergency response stations become changed when a school is sited in the Reserve. Currently, the Comprehensive Plan says little about school concurrency and siting. One policy however, Policy 1.18 of the Future Land Use Element, does state the following about this:

24 The need for additional educational facilities and programs in the City of Cape Coral will be met through cooperation between the City and the Lee County School Board. Prospective sites shall first be evaluated on projections of residential growth in the area, the ability to serve the current school age population, and transportation needs for use of the site. The City of Cape Coral will then coordinate with the Lee County School Board to evaluate the list of prospective sites to avoid impacts on unique or regionally significant natural systems and ensure compatibility with adjacent land uses and concurrency with other necessary urban services. The coordination between the City and School Board at times has been adequate, but this is not always the case. This, in addition, to the lack of large, unplatted sites for schools, helps to explain the disconnection between the City s and School Board s objectives, with the result that new schools are increasingly located in the Urban Services Reserve Area. Public Schools in Cape Coral School Date Built Location* Pre-1989 Cape Coral High School 1978 Mariner High School 1987 Caloosa Middle School 1971 Gulf Middle School 1982 Cape Elementary School 1964 Caloosa Elementary School 1971 Gulf Elementary School 1982 Pelican Elementary School 1979 Skyline Elementary School 1988 Post-Comprehensive Plan - - High Tech North (Vocational Tech School) 1993 Reserve Ida Baker High School 2004 Transition Diplomat Middle School 1998 Reserve Mariner Middle School 2004 Reserve Trafalgar Middle School 1989 Reserve Diplomat Elementary School 1991 Reserve Gulf Elementary School II ** 2004 Transition Trafalgar Elementary School 2004 Reserve High Tech North Staging Area 2004 Reserve *Location by Urban Service Area for new schools built prior to Comprehensive Plan ** Originally was to be a separate school compliant with the small schools amendment, since repealed. School has combined with prior Gulf Elementary School.

25 OBJECTIVE TARGET CONDITIONS WHEN PLAN WAS ADOPTED Future Land Use Element Objective 1: The City of Cape Coral will manage future growth and land development by adopting, implementing, and enforcing new regulatory vehicles; by enforcing and strengthening existing regulations; and by eliminating superfluous or confusing regulations. All land development regulations called for in the Plan shall be adopted and implemented in accordance with the provisions of S , Florida Statutes. CURRENT CONDITIONS N/A N/A The City has managed future growth and land development via these regulatory vehicles. COMMENTS Objective is being achieved. Within this objective is a policy expressly discussing cooperation in school siting. In the past, the Lee County School Board has informed the City of their intentions to develop school sites. Due to the tremendous growth pressures faced by both the City of Cape Coral, and of Lee County as a whole, this process has been adhered to in a less common manner. Over the past couple of years, the City has been active in increasing the quality of schools within the City s borders. The City has developed a charter school system, independent of the Lee County School Board, whose first charter school is scheduled to open in August 2005, in the rapidly growing southwestern portion of the community. The City also has amended the FLUM to Public Facilities to start the development of a second charter school near the intersection of Kismet and Chiquita Blvd. North. This charter school system is governed by a board of directors that were interviewed and selected by the City Council. In addition to the newly created charter school system, the City also has designated an area referred to as the Academic Village, in recognition of the fact that centers of higher education have a great educational, cultural, and economic benefit to an area. The City has entered into an agreement with Nova Southeastern University to develop part of the Academic Village site, located at the northwest corner of the intersection of Del Prado Boulevard and Kismet Parkway. For these two new school endeavors, the City has performed appropriately in designating and developing these sites. The City has acted consistently with the Comprehensive Plan, undergoing the Future Land Use Map Amendment process to identify these properties and abiding by the City s development and permitting process. The Academic Village and the first charter school are located in the City s Urban Services Transition Area, and a second charter school is planned to be located next to the future North Cape Government Center, where a water reclamation facility is scheduled to be operational by 2008, and a reverse osmosis plant is scheduled to be in operation by 2012.

26 Recommendation Current policies regarding school siting and concurrency have been achieved from the City s standpoint. Unfortunately, the high growth situation, and the sovereignty afforded to the Lee County School Board precludes the Board from acting against the City s interests. As a result, no additional action needs to be taken via the Comprehensive Plan, but both parties need to renew their attempts to finalize the City of Cape Coral-Lee County School Board interlocal agreement, which is discussed later on in the section regarding the success of coordinating land use and school facilities planning. Recreation and Open Space Major Issue: The adequacy of park and recreation facilities. The City and its citizens have long recognized that the overall quality of life improves dramatically as recreational opportunities (indoor and outdoor) increase. Moreover, the City s aesthetic beauty is also enhanced by public improvements that allow residents to enjoy vistas and scenic parks throughout the City. Parks and recreation facilities not only enrich the lives of those in the community, but also can improve the aesthetics of neighborhoods, increase property values, generate tourism, and enhance the overall image of the City. Based on the City s tremendous population growth, parks and recreation facilities create opportunities for social gathering places, intramural and organized athletics, and social services for the elderly and disabled, and provide a stable environment for the physical and mentally disabled. Parks also provide open space for wildlife habitat and preserve sensitive ecosystems threatened by development. The City of Cape Coral has always stressed the importance of developing parks system that meets the needs of its current and future system. In February 2000, the City selected Wade- Trim, Inc., a consulting firm, to prepare a Parks and Recreation Master Plan in cooperation with the City s Park and Recreation Department. The City selected and assembled a Steering Committee to guide the development of Master Plan. Members, representing both the public and private sector, were chosen to determine the important issues affecting the City and the parks and recreation system. During this process, a survey was performed, three public workshops, and extensive discussions with City officials and other community organizations. After two years of public involvement and collecting data, the City and Wade-Trim, Inc. had developed a Parks and Recreation Master Plan that reflected the spirit of the City. The Parks Master Plan analyzed level of service standards and inventoried the current conditions of the City s parks system. Moreover, the Master Plan recommended guidelines for the size, timing and phasing of parks in the City by using population trends and projections. In addition, the plan considered existing and potential funding sources, as well as, the implementation steps and capital improvements program for future parks and recreation facilities. City Council adopted Resolution 16-02, approving the Parks Master Plan as a conceptual plan for the development and maintenance of Cape Coral Parks. Resolution also authorizes the City Manager to prepare implementation measures for guiding the development and maintenance of

27 the parks system. The City s Future Land Use Map also provides guidance to the City and its citizens in the proposed locations for future parks and recreation facilities. Whereas the Future Land Use Map captures a planning horizon that extends to the year 2020, the Parks Master Plan horizon is limited The City of Cape Coral prides itself as offering an abundance of real estate that has water access to canals, the Caloosahatchee River or views to waterways including Matlacha Pass. However, the public access to the water is extremely limited, as the State of Florida owns land along more than half of the salt/brackish water coastline. However, this is environmentally sensitive land, not suitable for active uses. In recognition that the City of Cape Coral needed to provide additional aquatic activity based park and recreation facilities, the City developed an exceptional water park, known as Sun Splash. Prior to 1997, the City completed several parks and recreation facilities, such as Sun Splash Family Water Park, Lake Kennedy Senior Center and Special Populations Center, Trafalgar Multi-Sports Complex, and Koza/Saldino Complex, the Cape Coral Arts Studio, Cultural Park, Yacht Club, Lake Kennedy, Veterans Memorial, Four Freedoms, Horton Park, Jaycee Park, Giufridda Park, Rotary Park, Lake Saratoga, Strausser/BMX Park, Burton Memorial Park, Caloosa Field, Pelican Baseball, Pelican Baseball, Jason Verdow Memorial, Cape Coral High School, Cape Elementary School, Gulf Middle School, Mariner High School, Trafalgar Middle School, Pelican Elementary School, Coral Oaks Golf Course and Four Mile Cove Ecological Park. Nevertheless, citizens yearn for additional waterfront recreational opportunities. In response to its citizens, the City has made significant improvements to its current inventory, while providing additional waterfront opportunities along the City s shoreline. In 1997, the City had only one freshwater boat ramp, which provided access to the Lake Kennedy Chain of lakes and canals. Access to other freshwater chains exists with no legal access except to private property owners. However, the salt-water access is greater than freshwater, with two public boat ramps to the Caloosahatchee River, a one-lane boat ramp that accommodates two trailers at Horton Park and a two-lane boat ramp at the Cape Coral Yacht Club. The Burnt Store Road boat ramp provides public access to Matlacha Pass and the north spreader waterway. Additionally, bank fishing is available at Four-Freedoms Park, Horton Park and Jaycee Park, and a fishing pier is available at the Yacht Club. In fact, Horton Park and Jaycee Park provide scenic views of the Caloosahatchee River. Despite these parks, public access to Cape Coral s shoreline is extremely limited. Since 1997, the City increased its inventory of parks and recreation facilities and the number of physical public improvements to existing parks and recreation facilities. Moreover, the following parks or facilities offer public access to the City s shoreline or many lakes. Yacht Club Community Park located at 5819 Driftwood Parkway, is 11 acres including 2.1 acres of waterfront beach property 45 picnic tables 3 shelters pavilion 1 saltwater beach area 1 saltwater fishing pier

28 2 lane salt water boat ramp 86 slip saltwater marina Junior Olympic pool (75 x 50 ft.) 5 tennis courts 7 shuffleboard courts 2 handball/racquetball courts equipped play area senior citizens center (the Tony Rotino Center) Activity center Food and beverage concession 260 parking spaces including 11 trailer spaces restrooms Horton Park 5.0 acres along the Caloosahatchee River at Everest Parkway 5 picnic tables 25 foot saltwater boardwalk 2 lane saltwater ramp 36 parking spaces including 30 spaces for vehicles with trailers Jaycee Park acres along the Caloosahatchee River at Beach Parkway 25 picnic tables shelters exercise course with 10 stations multi-purpose play field equipped play area 35 parking spaces restrooms Four Freedoms Park 5.0 acres adjoining a saltwater canal at Beach Court and Tarpon Street 12 picnic tables 5 covered shelters beach area 37 striped, paved parking areas including 2 handicapped and approximately 25 unpaved spaces restrooms equipped play area recreation center outdoor center Four-Mile Cove Ecological Park 364 acres including 48 acres of water, along the Caloosahatchee River on S.E. 24th Street (Four Mile Cove Ecological Park was closed for renovations the during last Evaluation and Appraisal Report in 1997)

29 Burnt Store Boat Ramp 4.5 acres west of Burnt Store Road, between Ceitus Parkway and Embers Parkway 2-lane salt water boat ramp BMX Park One lane freshwater boat ramp (adjacent to park) 3 adult softball fields BMX bike track Picnic shelter area Playground Concession Stand Athletic Office Restroom Seahawk Park The Parks Department has developed a very successful relationship with the Cape Coral Seahawk Model Airplane Club over the past several years. This partnership has resulted in Seahawk Air Park, a radio control (R/C) airstrip in NW Cape Coral. The airpark and club together offer a venue for all R/C miniature airplane enthusiasts to enjoy the sport with a safe location to fly, camaraderie, and a way for all to share their experience and learn. The park is located on Wilmington Parkway, just west of Nelson Road, and will be incorporated into the Cape Coral Festival Park in the future. The City is currently purchasing land in this area to expand the park in order to develop Festival Park, a proposed gathering place for the citizens of Cape Coral. Seahawk and Festival Park also provides water recreation and scenic views to Argosy Lake Table 1 lists the projects and facility improvements between 1997 and 2003 have helped improve the overall quality of life in Cape Coral. The Parks and Recreation Department has concentrated its efforts in providing park and recreation facilities in areas of the City that is most populated (i.e., the Urban Services Infill Area).

30 Table 1: Parks and Recreation Facilities Improvement, 1997 to 2003 NAME TYPE ACREAGE LOCATI ON IMPROVEMENT FUNDING Burton Memorial Park Athletic Specialty Park 8½ acres 1502 NE 3rd Terrace Improvement to Tennis Courts $30,000 Community Development Block Grant Cape Coral Sports Complex Athletic 52 acres Southwest Cape Shelters in play area $75,000 Florida Recreation Development Assistance Four Freedoms Park Four Mile Cove Ecological Preserve Horton Park Jaycee Park Lake Kennedy Community Park Neighborhood Park 1 (NP1) Rotary Park Neighborhood Park 3.2 acres 4818 Tarpon Court Regional Park 365 acres 2115 SE 20th Place/2220 SE 21st Avenue Specialty Park, Boat Access to Caloosahatchee River 5 acres 2600 SE 26th Place Neighborhood Park 8 acres 4215 SE 29th Place Community Park 46 acres 400 Santa Barbara Boulevard Improvements to view water in Bimini Basin area; resurfacing playground area Added trail to Four Mile Cove, boardwalk, observation pier and replaced three kayak shelter Removal of exotics on shoreline Provided additional parking and picnic area along waterfront Added boardwalk along lake and three water slides to Sun Splash Neighborhood 3 acres 2310 SE 3rd St City purchased land, Not developed, anticipated date 2006 Environmental Specialty Park 68 acres 5505 Rose Garden Drive Added Glover Bight trail, environmental center with 11-acre upland area, and Dog Park Serenia Vista (EP1) Environmental Park 10 acres Northwest Cape Land acquisition Veterans Park Neighborhood 3½ acres 4140 Coronado Improvement included 550 feet Parkway concrete pathway Wm. Bill Social Service 315 2nd Provides support to teens through Program $50,000 Community Development Block Grant $423,000 Lee County Tourist Development Council; $86,000 state grant $200,000 Florida Recreation and Parks Development Program; Federal grant $425,000 Lee County Development Council; $80,000 state grant $200,000 state funds; City owns property Community Development Block Grant

31 Austen Youth Center Facility Avenue After School Program for Elementary & Middle School aged kids, teen employment opportunities Yacht Club Community Park 5819 Driftwood Parkway Playground Improvements and ADA compliance $80,000 Community Development Block Grant

32 The City s Comprehensive Plan commits the City to plan for the location and development of neighborhood parks within 1-mile of a GAC unit that is 60 percent developed. Figure 5 illustrates the existing parks and their relationship to GAC units that are 60 percent developed. It should be noted that development refers to residential development and GAC Unit IN01 consist of non-residential development creating a false assumption that the City should locate a park within 1-mile of the GAC. In addition, Figure 5 excludes GAC units that were 60% developed at the time of the adoption of the Comprehensive Plan.

33 Figure 5: Existing Parks with a 1 Mile Radius

34 Moreover, the City recognizes that some parks in the City have a dual function in supporting the surrounding neighborhood and the larger community. The following list of parks and recreation facilities are within the Urban Services Infill Area: Jaycee Park, Yacht Club Community Park (the newly expanded), Rotary Park, Four Freedoms Park, Cape Coral Art Studio, Pelican Soccer, Pelican Football, Camelot Park, Jason Verdow Park, Horton Park, Four Mile Cove Ecological Park, Caloosa Park, Cultural Park, Hancock Park, and Lake Saratoga Park. The City added a boardwalk along the lake at Lake Kennedy Community Park and created the Glover Bight trail and environmental center at Rotary Park. The City is also committed to providing social service programs for its disabled, elderly and youth. The following programs and social services are in place to help address the needs of the City s disabled, elderly and youth: The Tony Rotino Senior Center The Tony Rotino Senior Center, opened in 1962, provides citizens 55 years and older with social, recreational, and educational programs that sustain or improve their quality of life in the community. The Tony Rotino Senior Center offers the following programs for our active seniors: Computer classes from beginners to advanced Dance classes including beginner and intermediate tap, beginner and intermediate country western line dancing, ballet and ballroom dancing Craft classes for knitting, crocheting and quilting Writing classes to improve your literary skills and/or to help you write your first book Monthly book discussion group Exercise classes Daily cards and games with scheduled bridge and pinochle games Numerous trips to local points of interest, theaters and events, and various overnight trips to exciting land and cruise destinations Special events including health fairs, evening entertainment, fashion shows and holiday celebrations; and Facilities are available for rent for special occasion Lake Kennedy Senior Center The Lake Kennedy Senior Center, opened in 1990, provides citizens 55 years and older with social, recreational and educational programs that sustain or improve their quality of life in the community. The Lake Kennedy Senior Center offers the following programs for active seniors: Exercise classes: Balance & Strength, & Fitness 1, 2, 3. Dance classes A wide variety of day, evening & overnight trips scheduled continually throughout the year. Special events such as Health Fairs, Flea Markets, Monthly Pool Tournaments, Dinner Shows & Seasonal Dances. Public interest seminars and classes Social Service Referrals & Information

35 Daily Congregate Dining Medicare Assistance AARP Monthly Meeting Lee County Health Department Flu Shots Epilepsy Services Family Counseling Widows & Widowers Deaf Services Free Annual Tax Preparation Facility rental is available for your meeting, party, wedding reception, or special occasion. Freida B. Smith Special Populations Center The Special Populations Center, opened in November 2003, is dedicated to assisting persons with developmental disabilities to foster independence, self-esteem, individual growth and interpersonal relationships. This is accomplished through continuing education, recreation, and social, employment, and life skill activities in a safe, caring and structured environment. Programs for adults and children with mental disability include: Adult Day Training (Project Independence and Travel Club) Supported Employment (Project Opportunity Enclaves) Evening Social High School and Afternoon Adventures Bowling, Dances, Holiday and Special Events The Wm. Bill Austen Youth Center The Wm. Bill Austen Youth Center opened in September The Center is operated by the Parks & Recreation Department in partnership with the Police Department. Membership at the Center currently exceeds 1,000 kids ages 8 to 18. The Police Department sponsors boxing, martial arts, scuba and wrestling at the Youth Center. The facility has outdoor lighting and a racquetball court, soccer and football area, picnic benches and grills located throughout the grounds. The drop-in area offers a great sanctuary for teens wanting to hang out with friends, play video games, shoot pool or play the table games. Two rooms are available for homework, arts & crafts and computers. There are other facilities in the Urban Service Infill Area proposed for park and recreation facilities, such as, Chantrey Canal Boat Ramp, Community Park 1, Neighborhood Park 6, Neighborhood Park 7, Neighborhood Park 8, and Neighborhood Park 9 to be phased in prior to In addition to the parks and recreation facilities in the Urban Service Infill Area, the City continues to be very proactive in acquiring properties in the Urban Service Reserve Area in order to meet current and future population needs of the City. The City has acquired a number of properties around Seahawk Park to create Festival Park, a proposed 217 acre specialty park. Figure 6 illustrates the location of existing and future parks in the City.

36 Figure 6: Cape Coral Parks and Recreation Facilities