CITY

GREENWAYS/BLUEWAYS:
BOUNDARIES AS
CORRIDORS

WHAT 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 dene and

connect different neighborhoods and districts

Well distributed park system with nodes in each

neighborhood

INFRASTRUCTURE

HOUSING VARIETY

URBAN FORM
CANOPY

TRAILS/MOBILITY OPTIONS
WATERFRONT ACTIVATION

DISTRICT
[urbanized areas that specialize in a particular activity:
residential, arts, commercial, ofce, parks, mixed-use,
entertainment, etc.]
+

Connected with adjacent neighborhoods

Connected to transportation systems

VIBRANT COMMERCIAL AREAS

GREAT STREETS

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

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

Well dened 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

CIVIC SPACES + PLACES

NEIGHBORHOOD CENTERS

COMMUNITY ASPIRATION
CITY LEADERSHIP +
STAKEHOLDER INTERVIEW RESULTS

NW SECTOR
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

PROGRAM DESIRES
The matrix below represents the number of instances
each specic program desire or concern was
mentioned during the various meeting with city
leadership and community stakeholders.

7 ISLANDS
CITY LEADERSHIP
Water quality issues

Public access to water

10

Waterfront development

Destination

13

Upscale residential

Restaurants

12

Kayak and SUP access

Boardwalk

14

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

ENVIRONMENTAL AGENCY INPUT

Multi-family

NW Cape Filter Marsh Conceptual Plan/Acquisition Plan

Parking garage/vertical integration

Water Quality, Water Quantity and Peak/Point Discharge

Civic use

Charlotte Harbor Flatwoods Vital Tidal Creeks Project

Commercial

Yucca Pens Hydrologic Restoration Plan

Fishing

Water Quality in Matlacha Pass is in a downward trend

Sea Level Rise (1 per decade)

Mangrove as land builders

Boutique hotel

NW CAPE CORAL + 7 ISLANDS

COMMUNITY STAKEHOLDERS
Sense of community

Incorporate parks

Improve Tropicana Park

2-3 stories

Boat access

12

No interest in housing variety

Marine services

No interest in apartments or affordable housing

Lack of visibility

No interest in single family housing

Lack of direct access to primary markets

Public access

Vertically integrated uses

Boardwalk/Public

Building height key; 5-6 oors

Not a private development

DEVELOPMENT COMMUNITY INPUT

Waterfront restaurant

10

Marine service facilities/Dockage

Neighborhood goods and services

NWNA SUMMARY // 7 ISLAND SURVEY

Improvement of Ceitus and Embers access; landscape, etc.

(61% OF MEMBERSHIP)

Vertically integrated; structured parking

Waterfront Dining

66.5%

Boutique hotel

Park use

70%

Themed islands

Single Family Homes

59.8%

VISION ELEMENTS
PARKS
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

EXISTING PARKS
0

2400

3/25 REVISIONS

BURNT STORE ROAD

YUCCA PEN
CREEK

4800

NW CAPE

THE DURDEN
COMMUNITY

DURDEN
FEEDER CREEK

DURDEN CREEK

CALOOSA
NORTH

VISION PLAN

OLD BURNT STORE RD.

EXISTING PARKS

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.

NEIGHBORHOODS

CALOOSA PKWY

CALOOSA
SOUTH

POTENTIAL FOR ECOLOGICAL

ENHANCEMENT OF CANAL +
SPREADER SWALE SYSTEM

FRAMEWORK

NORTH
JACARANDA

jaca
aranda
randa parkw
parkway

SOUTH
JACARANDA

EAST GATOR
CANAL

KISMET PKWY

WEST
KISMET

KEY

EL DORADO BLVD.

CHARLOTTE HARBOR
CONSERVATION AREA
(MARSHES)

GATOR CANAL
BURROW PIT

KISMET PKWY

SURFACE WATER
MANAGEMENT AREA *

VAN BUREN PKWY

MULTI FAMILY
PROPOSED PARKS

VAN BUREN
EAST
GULFSTREAM

WEST
YUCATAN

KEY WATER MANAGEMENT

ACQUISITION PARCELS *

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 Capes
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.

YUCATAN PKWY

EAST
YUCATAN

hermosa canal

NEW EAST CALOOSA PARKWAY

diplomat parkway

DIPLOMAT PKWY

NEIGHBORHOODS

COMPLETE STREETS/GREENWAY

Advance the NW Capes District and Neighborhood denition and

character by highlighting 15 neighborhoods through gateway signage and
landscape improvements.

EXISTING PARK
WEST
GULFSTREAM

EXISTING PARKS

CITY ENTERPRISE ZONE OVERLAY

kismet parkway

WEST GATOR
CANAL

EXISTING
PARK

DIPLOMAT
TROPICANA PKWY
tropicana parkway

7 ISLANDS
DISTRICT
WEST
TROPICANA

POTENTIAL BLUEWAYS TO
MATLACHA PASS RESULTING
FROM ECOLOGICAL
RESTORATION

bonefish canal

EAST
TROPICANA

MASS TRANSIT STOP/KIOSK

EMBERS PKWY

POTENTIAL MASS TRANSIT ROUTE

embers
er parkway

WEST
EMBERS

FUTURE/ENHANCED
COMMERCIAL/MIXED USE

EAST
EMBERS

NEIGHBORHOOD GATEWAYS
CEITUS PKWY

BRIDGE ENHANCEMENTS
WATER TAXI
NW CAPE STUDY AREA
ACCELERATED UTILITY
EXPANSION ZONE **

PINE ISLAND ROAD

EXISTING
PARKS

* Lands potentially targeted for surface management areas based on Citys 491 Portfolio Land Exchanges
** Accelerate utility expansion program zones N-2 & N-3 in Citys work plan to service 7 Islands District

2400

BURNT STORE ROAD

4800

NW CAPE VISION PLAN:

COMPLETE STREETS, PARKS, +
GREENWAY NETWORK

THE DURDEN
COMMUNITY

OLD BURNT STORE RD.

CALOOSA
NORTH

CALOOSA PKWY

CALOOSA
SOUTH

PARKWAYS (100 R.O.W. COLLECTOR STREETS)

Complete Street Diagram

jaca
aranda
randa parkw
parkway

SOUTH
JACARANDA

EAST GATOR
CANAL

KISMET PKWY

WEST
KISMET

EL DORADO BLVD.

NORTH
JACARANDA

KISMET PKWY

travel lanes
street trees
sidewalk

kismet parkway

WEST GATOR
CANAL
VAN BUREN PKWY

WEST
GULFSTREAM

VAN BUREN
EAST
GULFSTREAM

diplomat parkway

rain garden swale

multi-use trail
planted buffer

DIPLOMAT PKWY

WEST
YUCATAN

YUCATAN PKWY

EAST
YUCATAN

hermosa canal

7 ISLANDS
DISTRICT

PARKWAYS (100 R.O.W. COLLECTOR STREETS)

Complete Street Section/Perspective

DIPLOMAT
TROPICANA PKWY
tropicana parkway

WEST
TROPICANA

bonefish canal

EAST
TROPICANA

KEY
EMBERS PKWY

PROPOSED PARKS
EXISTING PARKS

embers
er parkway

WEST
EMBERS

EAST
EMBERS

NEIGHBORHOODS
COMPLETE STREETS/GREENWAY
NEW EAST CALOOSA PARKWAY
NW CAPE STUDY AREA

CEITUS PKWY

PINE ISLAND ROAD

NW CAPE VISION PLAN:

BRIDGE ENHANCEMENTS
SELECT BRIDGE ENHANCEMENT
W/ MULTI-MODAL ACCESS

LEGEND
COLLECTOR ROAD

BRIDGE ENHANCEMENT + CLOSURE STUDIES

Enhance bridge

OVERALL CONCEPT
Bridge 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 REACTION
The 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.

OPPORTUNITIES
Opens sail boat access to larger blocks
Creates increased neighborhood denition
Provides multi-modal throughway access

TRAIL
BRIDGE ENHANCEMENT W/
PEDESTRIAN / BIKE /
VEHICULAR ACCESS

CONSTRAINTS
New bridge construction costs
Potential maintenance/operations
Temporary trafc disruption during operation

SELECT BRIDGE REMOVAL

LEGEND
COLLECTOR ROAD

Remove bridge

OPPORTUNITIES
Opens sail boat access to interior neighborhoods
Creates partial neighborhood denition
Maintains multiple ingress/egress options

TRAIL
BRIDGE REMOVAL

CONSTRAINTS
Cuts off some connectivity established with the existing grid
Pushes portions of circulation to Burnt Store Road

VISIONING THE

7 ISLANDS
CREATING PLACE
7 ISLANDS AS THE VILLAGE CENTER
Heart, Destination, Beautiful Mixed Use
+ Specialty retail, neighborhood
services
+ Boutique Hotel
+ Residential Mix
+ Ofce
+ Parks
+ Waterfront Activation
NW CAPE MIXED ACTIVITY NODES
+ Neighborhood services
+ Residential mix
+ Ofce

7 ISLANDS

LANDSCAPE CHARACTER
+ Maintained Coastal
+ Natural Coastal
+ Canopy
491 PORTFOLIO
Used 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
+ Rened 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 GRID
Maintain 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 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

TROPICANA

500

1000

VISIONING THE 7 ISLANDS:

POTENTIAL

ENHANCE
EXISTING PARK

elkvoe cana

hingrod canal

POTENTIAL TO FILL TO
CREATE INCREASED
BUILDABLE LAND AREA
bonesh

OPPORTUNITY FOR ECOLOGICAL

ENHANCEMENT OF EDGES

OPPORTUNITY FOR COMPLETE

STREET CONNECTIONS

GATEWAY/
VILLAGE CENTER
EMBERS

MAINTAIN SUNSET/
PRESERVE VIEWS

PARK OPPORTUNITY

ENHANCE
EXISTING PARK
CEITUS

7 ISLANDS CONCEPT PLANS

CONCEPT A
SECTION

drop off / entry

PROGRAM

rain garden
sidewalk

40

80

buffer

street

canal

trail

promenade
multi-family

4.4 du/ac*
161
49
210

RESIDENTIAL
MF / Condo / Apartments
SF / Bungalows
Total Units

rain garden
buffer

* Potential yield with base entitlement

** Potential yield with variances

residential
3
2
1

OLD BURNT STORE ROAD

NOTE:
+ Cross Section illustrates greatest number of oors proposed
+ Overall concept consists of 1, 2, & 3-story buildings

PLAN
multi-family
individual lot
driveway
0

250

private edge

single family
residential

complete street

original island
footprint

500

entry
stormwater

entry

enhanced bridge

existing canal

tropicana park

16 du/ac**
588
49
637

7 ISLANDS CONCEPT PLANS

CONCEPT B
SECTION
0

40

PROGRAM

rain garden
promenade
80

sidewalk

3-4 story
multi-use / resort /
hotel

street
trail

RESIDENTIAL

490 Units

HOTEL / RESORT

90 Rooms

COMMERCIAL

65,000 SF

rain garden

street / promenade
beach
4
3

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

lagoon

2
1

podium parking / commercial

OLD BURNT STORE ROAD

NOTE:
+ Cross Section illustrates greatest number of oors proposed
+ Overall concept consists of 1, 2, 3, & 4-story buildings

restored natural edge

mangroves
uplands

PLAN
mixed use village center
tidal creek
public boat slips
continuous
public edge
0

250

4-story hotel

500

park
pavilion
boardwalk / trail
shing docks
parking

4-story
multi-family
complete street

drawbridge

entry

marine services
fuel
bait shop
convenience

townhomes
bungalow + cottage
vacation rentals

beach

community club / civic center

meeting space
tidal creek
exercise facility
pool complex
original island
boat slips
footprint

bio-swale,
rain gardens,
pedestrian trails
enhanced bridge

continuous
public edge
boat slips

beach
entry

overlook
cove / lagoon

townhomes

tropicana park
demonstration
island

7 ISLANDS CONCEPT PLANS

CONCEPT C
SECTION

street

sidewalk

street buffer
0

40

80

PROGRAM

rain garden

multi-family

RESIDENTIAL
MF / Condo / Apartments
SF / Fish Houses
Total Units

street
trail

sh house /
rental

promenade

rain garden

710 Units
71
Units
781 Units

6
5

canal

4
3
2

HOTEL / RESORT
Meeting Space
Amenities

120 Rooms
75,000 SF

COMMERCIAL

58,000 SF

BOAT SLIPS

140 Slips

podium parking + units

NOTE:

OLD BURNT STORE ROAD

+ Cross Section illustrates greatest number of oors proposed

+ Overall concept consists of 1-6 story buildings

AMENITIES
Community Center
Park

PLAN
private amenity

private club
rental cottages

250

boardwalk
public edge

townhomes

mixed-use
village center

resort
0

public edge

beach

multi-family

boardwalk

enhanced bridge

park

500

original island
footprint
entry

marina
entry
complete street

boat slips
entry

rental sh houses
frontage road
bio-swale
rain garden
pedestrian trails

6-story
multi-family
entry

multi-family

entry
stormwater

tropicana
park

entry
marina
community center

7 ISLANDS CONCEPT PLANS

CONCEPT D
SECTION

promenade
mixed-use

40

PROGRAM

rain garden

street buffer

80

sidewalk
street
trail

promenade
sh house /
rental

8
7

rain garden

RESIDENTIAL
MF / Condo / Apartments
SF / Fish Houses
Total Units

924 Units
71 Units
995 Units

HOTEL / RESORT
Meeting Space

240 Rooms
25,000 SF

COMMERCIAL

45,000 SF

6
5

canal

4
3
2
1

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

OLD BURNT STORE ROAD

NOTE:
+ Cross Section illustrates greatest number of oors proposed
+ Overall concept consists of 1-8 story buildings

PLAN
condos

250

townhomes

tropicana park

multi-family

resort /
conference center
0

private edge

iconic architecture

town green

mixed-use
village center

multi-family
public edge

500

community
center
original island
footprint

sh houses
complete street

marina

entry
entry

entry
stormwater

village green

enhanced bridge

frontage road
bio-swale / rain garden
pedestrian trails

entry
marina

7 ISLANDS CONCEPT PLANS

CONCEPT E
PROGRAM

rain garden

living

sidewalk
12

street

11

promenade

10

trail

rain garden

rain garden /
buffer

7
6

promenade

RESIDENTIAL

1,269 Units

HOTEL / RESORT
Marina Cottages
Meeting Space

320 Rooms
6 Units
35,000 SF

COMMERCIAL

70,000 SF

AMENITIES
Community Center
Marine Museum
Recreational Center
NW Cape Park

22,500 SF
10,000 SF
10,000 SF

canal

4
3
2
1

podium parking

NOTE:

OLD BURNT STORE ROAD

+ Cross Section illustrates greatest number of oors proposed

+ Overall concept consists of 1-12 story buildings

PLAN
4-story villas
6-story resort /
conference center

village center
square
marina

250

4-5 story mid-rise

12 story high-rise

community club /
civic center

11 story high-rise

tropicana park

marine museum

boat slips

11 story high-rise

500

original island
footprint

entry, typ.
6-story mixed-use
village center
complete street

linear park
rain gardens
bio-swales
buffer

enhanced bridge

entry
public edge
private docks

demonstration island

beach

7 ISLANDS CONCEPTS

OPPORTUNITY MATRIX
ELEMENTS
PROGRAM
SF UNITS
MF UNITS
TOWNS
COMMERCIAL SF
HOTEL ROOMS
MAX # OF FLOORS
TOTAL # OF RESIDENTIAL UNITS
FUTURE LAND USE
ZONING CATEGORY
BOAT SLIPS
PARKING
SURFACE
STRUCTURE

CANALS FILL/DREDGE
PUBLIC PARKS
POTENTIAL PROPERTY TAX
GENERATION
PERMIT FEES
UTILITY CONNECTION FEES
COMMUNITY CENTER

** POTENTIAL YIELD WITH VARIANCES

46
161*/588**

0
65,000SF
0
90
3
4
207*/637**
490
2
TBD
Single Family & Multi-Family by PDP
TBD2
RD
1
TBD
TBD

PUBLIC WATERSIDE BOARDWALKS

* POTENTIAL YIELD WITH

EXISTING/BASE ENTITLEMENT

CONCEPTS
C

71
710
0
58,000SF
1203
6
781
2
TBD
TBD2
140

71
924

0
1,269

45,000SF
2404
8
995
2
TBD
TBD2
240

70,000SF
3205
12
1,269
2
TBD
TBD2
140

YES
YES

YES
YES

YES
YES

YES
YES

YES
YES

PRIVATE

YES

0
0

YES
2

YES
2

YES
2

YES
2

NO

YES

YES

YES

YES

PUBLIC + PRIVATEPUBLIC + PRIVATEPUBLIC + PRIVATE

Number of slips to be determined by indivdual lot/unit owners

Appropriate categories to be recommended as part of final report

Plus 75,000sf of meeting space
4
Plus 25,000sf of meeting space
5
Plus 35,000sf of meeting space
3

Potential Development Proforma

7 Island District
Concept 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