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CITY MANAGER CITY of CAPE Co~ CITY MANAGER CITY OF CAPE co~. DEPARTMENT OF COMMUNITY D~~~aPMi=tfff 3: ftO MEMORANDUM TO: John Szerlag, City Manager FROM: Vincent A. Cautero, Community Develop~-n~.t Director{!t';)\__, Robert H. Pederson, Planning Manager~ Wyatt Daltry, Planning Team Coordinator vl> DATE: September 6, 2016 SUBJECT: Future Land Use Map Amendment Request-LU16-0012 The City has initiated a large scale future land use map amendment for a large area in Northern Cape Coral; the proposed area is 2,818.49 acres. This request is a follow-up to LU15-0004, which brought over 4,000-acres from the Urban Services Reserve Area into the Urban Services Transition Area. Once the amendment is adopted by Council, property owners could rezone their property for development to permit densities supported by centralized water and sewer utilities. The proposed amendment request includes the following: Current FLU Proposed FLU Acreage Single Family/Multi-Family by PDP (SM) SinQle-Family Residential (SF) 2,686.04 SM Multi-Family Residential (MF) 63.16 SM Parks and Recreation (PK) 10.24 Commercial Activity Center (CAC) SF 29.39 CAC MF 29.66 Thank you for your consideration of this future land use map amendment. Please contact Wyatt Daltry, Planning Team Coordinator, at 573-3160 if you have any questions. VAC/wad(North1 +2FLUMAmemoofintent) Attachment Planning Division Case Report LU 16-0012 Review Date: November 2, 2016 Applicant: City of Cape Coral, Department of Community Development Property Owners: See Attachment A Site Address: See Attachment A Authorized Representative: Wyatt Daltry, AICP Planning Team Coordinator City of Cape Coral Department of Community Development (239) 573-3160 Case Staff: Wyatt Daltry, AICP, Planning Team Coordinator Review Approved By: Robert Pederson, AICP, Planning Manager Purpose: The City has initiated this large-scale future land use map amendment for a large area in Northern Cape Coral. This request is a follow-up to LU15-0004/Ordinance 59-15, which placed ±4,000 acres from the Urban Services Reserve Area to the Urban Services Transition Area. In addition to the FLUMA, 57.13 acres (84 properties), are proposed to be amended from the Urban Services Reserve Area to the Transition Area. Request: The proposed amendment is as follows: Current FLU Proposed FLU Acreage Single Family/Multi-Family by PDP (SM) Single-Family Residential (SF) 2,686.04 SM Multi-Family Residential (MF) 63.16 Commercial Activity Center (CAC) SF 29.39 CAC MF 29.66 No FLUMA: Reserve Area No FLUMA: Transition Area 57.13 Location: Cape Coral Subdivision Units 33, 34, 35, 36-1, 37, 38, 41, 48, 49, 50, 54, 58, 59, and 76, Coral Ridge Estates unrecorded subdivision, and certain unplatted properties. November 2, 2016 LU 16-0012 Page 2 These properties in question are south of Embers Parkway, Tropicana Parkway, west of Andalusia Boulevard, east of the Northwest Spreader canal, and north of the SW 6/7 Utility Expansion Area. Parcel Area: Overall, 9,656 properties (±2,865.38 acres) will be directly affected by this amendment. Subject Future Land Use Zoning Property: Current: Commercial Activity Center (CAC), Parks and Agricultural (A), Multi-Family Residential Recreation (PK), and Single Family and Multi-Family (R-3), Residential Development (RD), and Residential by PDP (SM) Single Family Residential (R-1B) Proposed: Single Family Residential (SF), Multi-Family N/A Residential (MF), and PK Surrounding Future Land Use Surrounding Zoning North: CAC, Commercial/Professional (CP), PK, and SM Agricultural (A), R-1B, and RD South: Pine Island Road District (PIRD), and Rural (Lee Corridor (CORR), R-1B, RD, and County designation) Marketplace Residential (MR) East: Industrial (I), MF, SF, and PIRD CORR, RD, and Industrial (I-1) West: Natural Resources/Preservation (PRES) and SM Preservation – regulated by Preserve FLU (PRES), and Agricultural-2 (AG-2, Lee County designation) Urban Service Area: Transition and Reserve City Water and Sewer: The majority of the area is not serviced by City water and sewer, with the exception of some properties that have extended water service to their sites. Type of Access: The subject area is accessible from Embers Parkway, Burnt Store Road, Pine Island Road, and other local, collector, and arterial roadways. Positive Aspects of • With utilities finally or imminently present, amendment Application: will reflect development patterns that will exist at buildout • Amendment will provide direction for future growth within the area • Amendment would retain existing residential character within subject properties Negative Aspects of • No commercial lands anticipated within subject area Application: • Possibility of CAC owner disappointment with loss of commercial opportunities Mitigating Factors: • Other areas are more appropriate for commercial development. November 2, 2016 LU 16-0012 Page 3 Soil Types and Their Limitations for Development: Soil Type Limitations Dwellings without Small commercial buildings Basements 12 Felda fine sand Severe (wetness) Severe (wetness) 13 Boca fine Sand Severe (wetness) Severe (wetness) 18 Matlacha gravelly fine sand, Moderate (wetness) Moderate (wetness) limestone 26 Pineda fine sand Severe (wetness) Severe (wetness) 33 Oldsmar sand Severe (wetness) Severe (wetness) 34 Malabar fine sand Severe (wetness) Severe (wetness) 35 Wabasso sand Severe (wetness) Severe (wetness) 42 Wabasso sand, limestone Severe (wetness) Severe (wetness) substratum 49 Felda fine sand, depressional Severe (ponding) Severe (ponding) 63 Malabar fine sand, high Severe (wetness) Severe (wetness) 69 Matlacha gravelly fine sand Moderate (wetness) Moderate (wetness) All soils in the area present moderate to severe limitations for residential dwellings and small commercial buildings. These severe limitations are typically overcome by using various engineering solutions, such as importing fill. The soil types, therefore, do not present an obstacle to the proposed Future Land Use Amendment; however, special engineering solutions may be required. Natural Resources: The subject area is characterized by forested areas, unplatted land, and urbanized and regularly mowed vacant parcels. Species Habitat: Active burrowing owl nests, gopher tortoise burrows, and eagle nests are present in the vicinity. The City requires species surveys prior to issuance of City of Cape Coral permits or development approvals, in accordance with the Conservation and Coastal Management Element of the Comprehensive Plan. Furthermore, development within 1100’ of an active eagle nest is regulated by Chapter 23 of the City Code of Ordinances. November 2, 2016 LU 16-0012 Page 4 Land Use Analysis: BACKGROUND Policy 2.2.1 of the Infrastructure Element committed the City to undertake the planning and studies necessary for orderly utility expansion. The City fulfilled this commitment by conducting an intensive and comprehensive utility planning effort and adopting the City of Cape Coral Utility Master Plan Update (Dames & Moore, August 1999). The City of Cape Coral Utility Master Plan Update reaffirmed the above-referenced policy to undertake a phased Utility Expansion Program (UEP). The Utility Master Plan Update developed evaluation criteria to identify areas within the City which appeared to be most feasible for immediate utility expansion. The most highly ranked areas were further evaluated in terms of financial feasibility based on existing land value, improvements value and projected assessment amounts. The Utility Master Plan Update then developed a model with ten weighted criteria. The evaluative criteria are provided below: 1. Projected Density: The more densely populated a GAC Unit, the more feasible it will be to expand the utility system into that area. 2. Average Land Value: Land values assist in determining the financial feasibility of expanding the utility system into an area. 3. Rate of Growth: Areas with a high growth rate indicate significant development, which would warrant expansion of the utility system. 4. Location of an area in relation to the existing Utility Service Area: Avoids “leapfrog” development and promotes proper growth management by providing continuity of the utility system while discouraging urban sprawl. 5. Groundwater Resource Protection: Addresses the potential for saltwater intrusion into the aquifers underlying the City. 6. Surface Water Resource Effects: Areas with greater surface water coverage are more exposed to contamination from septic tanks. 7. Economic Development: This category addresses the emphasis on promoting commercial growth within the City. 8. 2035 Land Use Map Conformance: Areas within the “Infill” or “Transition” areas designated by the Comprehensive Plan are the highest priorities for receiving utility service in order to promote conformance with the Plan. 9. Existing Utility Availability: The City’s goal is to provide a complete Potable Water, Wastewater, and Secondary Water System to its customers where appropriate. 10. Planned Capital Improvements: The City has a limited amount of funds for Capital Improvement Projects. Therefore, it is important that these funds be used as wisely and efficiently as possible. The Utility Master Plan Update applied the evaluation criteria to GAC Units (areas that typically consist of approximately one square mile that coincide with the platted areas), subdivisions, and unplatted areas. In December of 2015, the City initiated a future land use map amendment request to bring over 4,000 acres of property into the Urban Service Transition Area ahead of the North 1 and 2 Utility Expansion Areas. The
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