c what makes a greatbusiness development and opportunities. • utilize the 491 portfolio parcels...

CITYWHAT MAKES A GREAT...

CITY[clusters of neighborhoods form a village or town]

[clusters of many neighborhoods make up a city]

+ Urban places framed by architecture and

landscape design that celebrate history, climate

and ecology

+ Public and private uses to support a local

economy

+ Corridors as regional connectors

+ Interconnected street networks / grid system

+ Walkable, safe and attractive streets

+ Multi-modal transportation alternatives – transit,

pedestrian and the car

+ Public spaces and community institutions

+ Location of institutional and commercial uses in

neighborhoods and districts

+ Schools located for cycling and walking

+ Conservation and open lands to defi ne and

connect different neighborhoods and districts

+ Well distributed park system with nodes in each

neighborhood

DISTRICT[urbanized areas that specialize in a particular activity:

residential, arts, commercial, offi ce, parks, mixed-use,

entertainment, etc.]

+ Connected with adjacent neighborhoods

+ Connected to transportation systems

NEIGHBORHOOD[the neighborhood is the building block of the city]

+ Limited in physical size; (5 minute walk from center)

+ Well defi ned edge and center

+ Diverse in use and population

+ Range of housing types within neighborhoods

+ Integrates multi-modal transportation alternatives –

transit, bicycle, pedestrian and the car.

+ Range of parks distributed within neighborhood

+ Activities of daily living within walking distance

+ Supports non-residential uses PARKS

WATERFRONT ACTIVATION

CANOPY

INFRASTRUCTURE

NEIGHBORHOOD CENTERS

GREAT STREETS

HOUSING VARIETY

GREENWAYS/BLUEWAYS:BOUNDARIES AS

CORRIDORS

URBAN FORM

TRAILS/MOBILITY OPTIONS

VIBRANT COMMERCIAL AREAS

CIVIC SPACES + PLACES

CITY LEADERSHIP

Water quality issues

Public access to water

Waterfront development

Destination

Upscale residential

Restaurants

Kayak and SUP access

Boardwalk

Mid-rise potential

Coastal High Hazard, Sea level rise and FEMA concerns

Marine service facilities/Dockage

Mixed use

Park use/dog park

Plaza/public gathering area

Multi-family

Parking garage/vertical integration

Civic use

Commercial

Fishing

Boutique hotel

COMMUNITY STAKEHOLDERS

Sense of community

Incorporate parks

Improve Tropicana Park

2-3 stories

No interest in housing variety

No interest in apartments or affordable housing

No interest in single family housing

Public access

Boardwalk/Public

Not a private development

Waterfront restaurant

Marine service facilities/Dockage

Neighborhood goods and services

Improvement of Ceitus and Embers access; landscape, etc.

Vertically integrated; structured parking

Boutique hotel

Themed islands

9

10

4

13

5

12

8

14

5

6

6

6

7

3

4

4

1

5

5

5

6

1

4

2

1

7

1

2

3

3

10

2

2

4

3

0

1

7 ISLANDS

CITY LEADERSHIP

Better land use mix

Celebration of natural amenities and conservation lands

Enhance economic development; more developed

Residential mix

Commercial uses

Assess bridge removal or adjustments

Commercial nodes in proximity to residential

Parks and open space

Bicycle access

Mass transit

TOD

Street lighting

Roadway landscape

Water quality

Habitat enhancement, wetland protection

Beach element in park area

Coastal High Hazard

Crystal Lake Park opportunity

COMMUNITY STAKEHOLDERS

Spreader canal access

Sense of community

Nodes

Coastal High Hazard

Boat access

Crystal Lake Park opportunity

More bike paths

Street maintenance

Street improvements

Flood concern

Street lighting

Commercial

Schools

Civic/Institutional

Strategic bridge removal to increase large boat access

Spreader canal manatee zone

Filter marsh

Matlacha strip as mitigation

NW boat access to beach and Charlotte Harbor

Sidewalk access throughout NW Cape

Variety of park types and uses

Water taxi

Incentive-based plan to encourage sidewalk useage

Increased plant life/tree canopy

Retain tranquil/serene qualities

Create unique place

Destination

Sustainable growth

Neighborhood connections over canals

Minimize noise/light pollution

No interest in re-zoning

Mixed-use

6

8

4

4

5

6

2

8

7

1

0

3

5

5

4

1

1

5

8

5

2

2

5

6

5

3

3

3

3

0

2

1

1

3

2

1

5

6

3

1

3

8

2

1

1

1

1

3

4

1

NW SECTOR CITY LEADERSHIP +STAKEHOLDER INTERVIEW RESULTSPROGRAM DESIRES

The matrix below represents the number of instances

each specifi c program desire or concern was

mentioned during the various meeting with city

leadership and community stakeholders.

ENVIRONMENTAL AGENCY INPUT

NW Cape Filter Marsh Conceptual Plan/Acquisition Plan

Water Quality, Water Quantity and Peak/Point Discharge

Charlotte Harbor Flatwoods Vital Tidal Creeks Project

Yucca Pens Hydrologic Restoration Plan

Water Quality in Matlacha Pass is in a downward trend

Sea Level Rise (1” per decade)

Mangrove as land builders

5

5

4

2

2

2

5

NW CAPE CORAL + 7 ISLANDS

DEVELOPMENT COMMUNITY INPUT

Boat access

Marine services

Lack of visibility

Lack of direct access to primary markets

Vertically integrated uses

Building height key; 5-6 fl oors

12

5

2

2

3

1

NWNA SUMMARY // 7 ISLAND SURVEY

(61% OF MEMBERSHIP)

Waterfront Dining

Park use

Single Family Homes

66.5%

70%

59.8%

8

4

7

COMMUNITY ASPIRATION

VISION ELEMENTSPARKS

COMMERCIAL AREAS

CORRIDORS Pedestrian

Automobile

Bicycle

Water

COMPLETE STREETS

GATEWAYS

WATERFRONT ACTIVATION

PUBLIC LANDS

INFRASTRUCTURE

VILLAGE CENTER

RECREATION

GREENWAYS

BLUEWAYS

SIGNAGE

IMAGE/THEMING

NEIGHBORHOOD DEFINITION

TRANSPORTATION

NW CAPE

VISION STATEMENT

To improve the aesthetic quality of physical environment and urban form in

the northwest Cape Coral area and to create a stronger sense of place and

community identity.

FRAMEWORK

• Advance the NW Cape’s District and Neighborhood defi nition and

character by highlighting 15 neighborhoods through gateway signage and

landscape improvements.

• Propose six new neighborhood parks, one new community park, and four

new pocket parks.

• Enhance the existing grid-street system by applying “complete street”

elements within the 100’ R.O.W. collector streets.

• Create the Seven Islands Special District: Marina Village, The NW Cape’s

community focal point.

• Create a 250-acre City Enterprise Zone to promote economic and

business development and opportunities.

• Utilize the 491 Portfolio parcels for potential land swaps for enhancement

of regional basin/sub-basin stormwater treatment, economic development,

and recreational opportunities.

• Study surface water quality and quantity enhancements that may include:

Low Impact Design standards for residential development, native plants,

rain gardens, bioswales, etc.

VISION PLAN

* Lands potentially targeted for surface management areas based on City’s 491 Portfolio Land Exchanges

** Accelerate utility expansion program zones N-2 & N-3 in City’s work plan to service 7 Islands District

3/25 REVISIONS

embers parkwayer

tropicana parkway

diplomat parkway

kismet parkway

randa parkwaranda parkwayjaca

hermosa canal

bonefish canal

0 2400 4800

WESTEMBERS

WESTTROPICANA

EAST YUCATAN

POTENTIAL FOR ECOLOGICAL ENHANCEMENT OF CANAL + SPREADER SWALE SYSTEM

EAST GULFSTREAM

WEST GATORCANAL

WEST GULFSTREAM

WEST KISMET

SOUTHJACARANDA

NORTHJACARANDA

CALOOSA SOUTH

CALOOSA NORTH

THE DURDENCOMMUNITY

EAST GATORCANAL

VAN BUREN

DIPLOMAT

EAST TROPICANA

NEIGHBORHOODS

EASTEMBERS

WEST YUCATAN

YUCCA PEN CREEK

DURDEN CREEKDURDEN FEEDER CREEK

7 ISLANDSDISTRICT

EMBERS PKWY

TROPICANA PKWY

DIPLOMAT PKWY

KISMET PKWY

VAN BUREN PKWY

YUCATAN PKWY

KISMET PKWY

CALOOSA PKWY

BU

RN

T STO

RE

RO

AD

EL D

OR

AD

O B

LVD

.

OLD

BU

RN

T STO

RE

RD

.

COMPLETE STREETS/GREENWAY

NEIGHBORHOOD GATEWAYS

MASS TRANSIT STOP/KIOSK

NEW EAST CALOOSA PARKWAY

FUTURE/ENHANCED COMMERCIAL/MIXED USE

MULTI FAMILY

POTENTIAL MASS TRANSIT ROUTE

KEY WATER MANAGEMENT ACQUISITION PARCELS *

BRIDGE ENHANCEMENTS

NEIGHBORHOODS

KEY

EXISTING PARKS

WATER TAXI

NW CAPE STUDY AREA

CEITUS PKWY

GATOR CANALBURROW PIT

POTENTIAL BLUEWAYS TO MATLACHA PASS RESULTING FROM ECOLOGICAL RESTORATION

PINE ISLAND ROAD

SURFACE WATER MANAGEMENT AREA *

CITY ENTERPRISE ZONE OVERLAY

CHARLOTTE HARBORCONSERVATION AREA

(MARSHES)

ACCELERATED UTILITY EXPANSION ZONE **

EXISTING PARK

EXISTING PARKS

EXISTING PARK

EXISTING PARKS

EXISTING PARKS

PROPOSED PARKS

embers parkwayer

tropicana parkway

diplomat parkway

kismet parkway

randa parkwaranda parkwayjaca

hermosa canal

bonefish canal

0 2400 4800

WESTEMBERS

WESTTROPICANA

EAST YUCATAN

EAST GULFSTREAM

WEST GATORCANAL

WEST GULFSTREAM

WEST KISMET

SOUTHJACARANDA

NORTHJACARANDA

CALOOSA SOUTH

CALOOSA NORTH

THE DURDENCOMMUNITY

EAST GATORCANAL

VAN BUREN

DIPLOMAT

EAST TROPICANA

EASTEMBERS

WEST YUCATAN

7 ISLANDSDISTRICT

EMBERS PKWY

TROPICANA PKWY

DIPLOMAT PKWY

KISMET PKWY

VAN BUREN PKWY

YUCATAN PKWY

KISMET PKWY

CALOOSA PKWY

BU

RN

T STO

RE

RO

AD

EL D

OR

AD

O B

LVD

.

OLD

BU

RN

T STO

RE

RD

.

COMPLETE STREETS/GREENWAY

NEW EAST CALOOSA PARKWAY

NEIGHBORHOODS

KEY

EXISTING PARKS

NW CAPE STUDY AREA

CEITUS PKWY

PINE ISLAND ROAD

NW CAPE VISION PLAN:COMPLETE STREETS, PARKS, + GREENWAY NETWORK

PARKWAYS (100’ R.O.W. COLLECTOR STREETS)Complete Street Section/Perspective

PARKWAYS (100’ R.O.W. COLLECTOR STREETS)Complete Street Diagram

travel lanesstreet trees

sidewalk

rain garden swalemulti-use trailplanted buffer

PROPOSED PARKS

OPPORTUNITIES• Opens sail boat access to larger blocks

• Creates increased neighborhood defi nition

• Provides multi-modal throughway access

CONSTRAINTS• New bridge construction costs

• Potential maintenance/operations

• Temporary traffi c disruption during operation

OPPORTUNITIES• Opens sail boat access to interior neighborhoods

• Creates partial neighborhood defi nition

• Maintains multiple ingress/egress options

CONSTRAINTS• Cuts off some connectivity established with the existing grid

• Pushes portions of circulation to Burnt Store Road

NW CAPE VISION PLAN:BRIDGE ENHANCEMENTS

BRIDGE ENHANCEMENT + CLOSURE STUDIES

OVERALL CONCEPTBridge improvement and removal were explored as options for increasing large

boat and sailboat access to the canals. However, bridge removal would cut

off the connectivity established by the existing street grid and limit access to

the 7 Islands. There may also be an opportunity to create raised pedestrian

and bike access over the canals to retain connectivity while increasing large

boat access. Bridge enhancement in the form of a mechanical bridge would

maintain connectivity. However, cost would be incurred.

COMMUNITY REACTIONThe opinions from the stakeholders were mixed. Many enjoyed the prospect of

opening the canals to larger boats, but the limited access to Old Burnt Store

Road and the 7 Islands was met with displeasure by others.

LEGEND

COLLECTOR ROAD

TRAIL

BRIDGE ENHANCEMENT W/

PEDESTRIAN / BIKE /

VEHICULAR ACCESS

LEGEND

COLLECTOR ROAD

TRAIL

BRIDGE REMOVAL

SELECT BRIDGE ENHANCEMENTW/ MULTI-MODAL ACCESS

SELECT BRIDGE REMOVAL

Enhance bridge

Remove bridge

7 ISLAND

S

VISIONING THE

7 ISLANDSCREATING PLACE

7 ISLANDS AS THE VILLAGE CENTERHeart, Destination, Beautiful Mixed Use

+ Specialty retail, neighborhood

services

+ Boutique Hotel

+ Residential Mix

+ Offi ce

+ Parks

+ Waterfront Activation

NW CAPE MIXED ACTIVITY NODES + Neighborhood services

+ Residential mix

+ Offi ce

LANDSCAPE CHARACTER + Maintained Coastal

+ Natural Coastal

+ Canopy

491 PORTFOLIOUsed to create development opportunities to create place

VISIONING THE 7 ISLANDS:DESIGN, FORM + CONNECTIVITY

URBAN FORM / PLACEMAKING

COMPATIBILITY: ELEMENTS

SCALE + Building height

+ Public realm: Streets, Parks, Urban Plazas

+ Massing

CHARACTER + Refi ned Coastal

USES + Residential

+ Commercial

+ Mixed-Use

+ Civic

+ Waterfront Activation

Urban form associated with waterfront

Boardwalks

Pedestrian connections

Parks

Boating activity

Retail: Restaurant opportunities

Commercial recreation

SUSTAINABILITY

ECONOMIC + 491 Portfolio Opportunity

ENVIRONMENTAL + Stormwater

+ Connections

+ Restoration

SOCIAL + Connections

+ Nodes

+ Neighborhood Centers

+ Parks

VISIONING THE 7 ISLANDS:DESIGN, FORM + CONNECTIVITY

CONNECTIONS

EXISTING GRIDMaintain and enhance (Arterial/Collector/Bridges/Local)

+ Connectivity, not exclusivity

WALKABILITY + Provide sidewalks

+ Integrate trails/take advantage of east/west corridor widths (100’

R.O.W.)

and waterfront

PARKS + Neighborhood connections to parks

+ Trails and linear parks create green connections

+ Parks along Spreader Canal/7 Islands Area

ENVIRONMENTAL CONNECTIVITY + Enhance fl ow-ways

+ Provide human connectivity to environmental lands/Matlacha pass

+ Land swaps to create and enhance environmental lands

CONNECTIVITY/ACCESS TO NEIGHBORHOOD SERVICES + Access to village core

+ Access to neighborhoods

INFRASTRUCTURE + Basic utility service: water/sewer, street lights/light pollution

+ Stormwater/drainage

LID (Low Impact Development Strategies)

Roadway improvements/Stormwater enhancements

SCHOOLS/NEIGHBORHOOD SCHOOLS

491 PORTFOLIO + Used to enhance connectivity opportunities

VISIONING THE 7 ISLANDS:POTENTIAL

bonefish

elkvo

e c

an

a

hin

gro

d c

an

al

0 500 1000

ENHANCE EXISTING PARK

ENHANCE EXISTING PARK

PARK OPPORTUNITY

MAINTAIN SUNSET/PRESERVE VIEWS

POTENTIAL TO FILL TO CREATE INCREASED

BUILDABLE LAND AREA

OPPORTUNITY FOR COMPLETE STREET CONNECTIONS

TROPICANA

EMBERS

CEITUS

GATEWAY/VILLAGE CENTER

OPPORTUNITY FOR ECOLOGICAL ENHANCEMENT OF EDGES

0 250 500

PLAN

0 40 80

SECTION rain garden

sidewalk

street

trail

rain garden

residential

buffer

buffer

canal

drop off / entry

multi-family

promenade

1

2

3

entry

single family residential

entry

stormwater

multi-family

private edge

individual lot driveway

7 ISLANDS CONCEPT PLANS

CONCEPT A

tropicana park

original island footprint

existing canalenhanced bridge

complete street

NOTE:

+ Cross Section illustrates greatest number of fl oors proposed

+ Overall concept consists of 1, 2, & 3-story buildings

PROGRAMRESIDENTIAL 4.4 du/ac* 16 du/ac** MF / Condo / Apartments 161 588 SF / Bungalows 49 49 Total Units 210 637

* Potential yield with base entitlement** Potential yield with variances

OLD BURNT STORE ROAD

0 250 500

PLAN

rain garden

sidewalk

street

trail

rain garden

0 40 80

SECTION

1

2

3

4

bungalow + cottage vacation rentals

marine servicesfuel

bait shopconvenience

4-story hotel

entry

drawbridge

tidal creek

complete street

public boat slips

parkpavilion

boardwalk / trailfi shing docks

parking

continuous public edge

mixed use village center

4-storymulti-family

townhomes

lagoon

beach

podium parking / commercial

street / promenade

3-4 storymulti-use / resort / hotel

promenade


CONCEPT B

tropicana park

beach

boat slips

tidal creek

townhomes

continuous public edge

entry

beach

enhanced bridge

restored natural edgemangrovesuplands

bio-swale,rain gardens,

pedestrian trails overlook demonstrationisland


cove / lagoon

community club / civic centermeeting spaceexercise facilitypool complexboat slips

NOTE:


+ Overall concept consists of 1, 2, 3, & 4-story buildings

PROGRAMRESIDENTIAL 490 Units

HOTEL / RESORT 90 Rooms

COMMERCIAL 65,000 SF

AMENITIES Community Center Park Public Marina + Launch Boat Slips/Marina


0 250 500

PLAN

0 40 80

SECTION rain garden

sidewalk

street

trail

rain garden

1

2

3

4

5

6

street buffer

fi sh house /rental

canal

street

multi-family

podium parking + units

promenade

rental fi sh houses

complete street

entry entry entry

multi-family

public edgeprivate club

mixed-use village center

boat slipsmarina

rental cottages

resort

frontage roadbio-swale

rain gardenpedestrian trails


CONCEPT C


beach

enhanced bridge

marina

entry

park

boardwalk

public edge

multi-family

private amenity

6-storymulti-family

townhomes

entry

entrystormwater

boardwalk

tropicanapark

community center

NOTE:


+ Overall concept consists of 1-6 story buildings

PROGRAMRESIDENTIAL MF / Condo / Apartments 710 Units SF / Fish Houses 71 Units Total Units 781 Units

HOTEL / RESORT 120 Rooms Meeting Space 75,000 SF Amenities


BOAT SLIPS 140 Slips

AMENITIES Community Center Park


0 250 500

PLAN

0 40 80

rain garden

sidewalk

street

trail

rain garden

1

2

3

4

5

6

street buffer

fi sh house /rental

canal

promenade

promenade

SECTIONmixed-use

7

8

complete street

fi sh houses

resort /conference center

condos

marina

mixed-use village center

entry

private edge

entry

village green

iconic architecture

multi-family


CONCEPT D

enhanced bridge

townhomes

town green

public edge

entry

multi-family community center

entry

marina

stormwaterfrontage roadbio-swale / rain gardenpedestrian trails

tropicana park


NOTE:



PROGRAMRESIDENTIAL MF / Condo / Apartments 924 Units SF / Fish Houses 71 Units Total Units 995 Units

HOTEL / RESORT 240 Rooms Meeting Space 25,000 SF


AMENITIES Community Center Park Public Marina + Launch Boat Slips/Marina


0 250 500

PLAN

rain garden

sidewalk

street

trail

rain garden

1

2

3

4

5

6rain garden /

buffer

canal

promenade

living

7

8

promenade

podium parking

9

10

11

12

12 story high-rise

boat slips

linear parkrain gardensbio-swalesbuffer

6-story mixed-use village center

village center square

marina

entry, typ.

6-story resort /conference center

complete street

4-story villas


CONCEPT E

tropicana park

enhanced bridge

beach

entry

private docks

community club / civic center

marine museum

11 story high-rise

public edge

11 story high-rise

4-5 story mid-rise

demonstration island


NOTE:



PROGRAMRESIDENTIAL 1,269 Units

HOTEL / RESORT 320 Rooms Marina Cottages 6 Units Meeting Space 35,000 SF


AMENITIES Community Center 22,500 SF Marine Museum 10,000 SF Recreational Center 10,000 SF NW Cape ParkOLD BURNT STORE ROAD

7 ISLANDS CONCEPTS

OPPORTUNITY MATRIXELEMENTS

A B C D E PROGRAM

SF UNITS 46 0 71 71 0MF UNITS 161*/588** 710 924 1,269TOWNS 0COMMERCIAL SF 0 65,000SF 58,000SF 45,000SF 70,000SFHOTEL ROOMS 0 90 1203 2404 3205

MAX # OF FLOORS 3 4 6 8 12TOTAL # OF RESIDENTIAL UNITS 207*/637** 490 781 995 1,269FUTURE LAND USE Single Family & Multi-Family by PDP TBD2 TBD2 TBD2 TBD2

ZONING CATEGORY RD TBD2 TBD2 TBD2 TBD2

BOAT SLIPS TBD 1 TBD 140 240 140PARKING

SURFACE YES YES YES YES YESSTRUCTURE YES YES YES YES YES

PUBLIC WATERSIDE BOARDWALKS PRIVATE YES PUBLIC + PRIVATEPUBLIC + PRIVATEPUBLIC + PRIVATE

CANALS FILL/DREDGE 0 YES YES YES YESPUBLIC PARKS 0 2 2 2 2POTENTIAL PROPERTY TAX GENERATIONPERMIT FEESUTILITY CONNECTION FEESCOMMUNITY CENTER NO YES YES YES YES

* POTENTIAL YIELD WITH EXISTING/BASE ENTITLEMENT 1 Number of slips to be determined by indivdual lot/unit owners

** POTENTIAL YIELD WITH VARIANCES 2 Appropriate categories to be recommended as part of final report 3 Plus 75,000sf of meeting space4 Plus 25,000sf of meeting space5 Plus 35,000sf of meeting space

CONCEPTS

Potential Development Proforma7 Island DistrictConcept C

• Program• MF 710• SF/Fish houses 10• Hotel 120 keys• Meeting Space 75k• Commercial 58k• Boat Slips 140• Land Area 48.18 acres +/-

CONCEPT DEVELOPMENT PROFORMA

CONCEPT DEVELOPMENT PROFORMA• Residential Acquisition cost (average) @18k/unit 14,058,000

• Dredge and Fill 526,500

• Site Work 6,240,734

• Vertical Construction 139,609,170

• Shoreline Construction 10,177,341

• Soft Costs 19,917,753

CONCEPT DEVELOPMENT PROFORMA CONTINUED

• Total Hard Costs 156,553,745

• Total Soft Costs 19,917,753

• Acquisition Costs 14,058,000

• Total Project Costs 196,062,114

• Total Project Revenues 423,443,729

• Net Profit 227,381,615

• Project Costs per Unit 267,115

• Project Profit per Unit 309,784

CONCEPT DEVELOPMENT PROFORMA CONTINUED

• Assumed sales @ $265/SF (1,300SF): $344,500 per unit

• Assumed generalized development acquisition costs per unit (raw land, entitled, with infrastructure and dredge/fill): 30k or 23.4MM for project

• Assumed assessed value at 75% for MF units• 344,500 per unit• Assessed value less Homestead: 220,875• Property Tax @ 7.7/1000: 1,700• Total annual residential property taxes: 1,700 x 781: 1.3MM

c what makes a greatbusiness development and opportunities. • utilize the 491 portfolio parcels...

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