seven islands vision plan presentation
TRANSCRIPT
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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 localeconomy
+ Corridors as reg ional connectors
+ Interconnected street networks / grid system
+ Walkable, safe and attract ive streets
+ Multi-modal transportation alternatives – transit,
pedestrian and the car
+ Public spaces and community insti tutions
+ Location of institutional and commercial uses in
neighborhoods and districts
+ Schools located for cycl ing and walking
+ Conservation and open lands to define 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, office, parks, mixed-use,
entertainment, etc.]
+ Connected with adjacent neighborhoods
+ Connected to transportat ion systems
NEIGHBORHOOD[the neighborhood is the building block of the city]
+ Limited in physical size; (5 minute walk from center)
+ Well defined edge and cente r
+ Diverse in use and population
+ Range of housing types within neighborhoods
+ Integrates multi-modal transportation alternatives –
WATERFRONT ACTIVATION
CANOPY
INFRASTRUCTURE
URBAN F
TRAILS/MOBILITY OPTIONS
VIBRANT COMMERCIAL AREAS
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CITY LEADERSHIP
Water quality issues
Public access to water
Waterfront development
Destination
Upscale residential
Restaurants
Kayak and SUP accessBoardwalk
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
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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
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NW SECTOR CITY LEADERSHSTAKEHOLDER I
PROGRAM DESIRES
The matrix below represents
each specific program desire
mentioned during the variou
leadership and community s
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
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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 floors
12
5
2
2
3
COMMUNITY ASP
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VISION EL
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NW CAPE
VISION STATEMENT
To improve the aesthetic quality o
the northwest Cape Coral area a
community identity.
FRAMEWORK
• Advance the NW Cape’s Dis
character by highlighting 15 n
landscape improvements.
• Propose six new neighborho
new pocket parks.
• Enhance the existing grid-str
elements within the 100’ R.O
• Create the Seven Islands Sp
community focal point.
• Create a 250-acre City Enter
business development and o
• Utilize the 491 Portfolio parce
of regional basin/sub-basin s
and recreational opportunities
• Study surface water quality a
Low Impact Design standard
rain gardens, bioswales, etc.
VISION
embers parkwayer
tropicana parkway
diplomat parkway
ismet parkway
randa parkwarand aarkway jaca
hermosa canal
bonefish canal
0 2400 4800
WEST
EMBERS
WEST
TROPICANA
EAST
YUCATAN
POTENTIAL FOR ECOLOGICAL
ENHANCEMENT OF CANAL +
SPREADER SWALE SYSTEM
EAST
GULFSTREAM
WEST GATOR
CANAL
WEST
GULFSTREAM
WEST
KISMET
SOUTH
JACARANDA
NORTH
JACARANDA
CALOOSA
SOUTH
CALOOSA
NORTH
THE DURDEN
COMMUNITY
EAST GATOR
CANAL
VAN BUREN
DIPLOMAT
EAST
TROPICANA
NEIGHBORHOODS
EASTEMBERS
WEST
YUCATAN
YUCCA PEN
CREEK
DURDEN CREEKDURDEN
FEEDER CREEK
7 ISLANDS
DISTRICT
EMBERS PKWY
TROPICANA PKWY
DIPLOMAT PKWY
KISMET PKWY
VAN BUREN PKWY
YUCATAN PKWY
KISMET PKWY
CALOOSA PKWY
B UR NT S T OR E R OA D
E L D OR A D O B L V D .
OL D B UR NT S T OR E R D
.
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
CEITUS PKWY
GATOR CANAL
BURROW PIT
POTENTIAL BLUEWAYS TOMATLACHA PASS RESULTINGFROM ECOLOGICALRESTORATION
SURFACE WATER
MANAGEMENT AREA *
CITY ENTERPRISE ZONE OVERLAY
CHARLOTTE HARBOR
CONSERVATION AREA
(MARSHES)
EXISTING PARK
EXISTING
PARK
EXISTING PARKS
EXISTING PARKS
PROPOSED PARKS
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embers parkwayer
tropicana parkway
diplomat parkway
ismet parkway
randa parkwaranda arkway jaca
hermosa canal
bonefish canal
0 2400 4800
WEST
EMBERS
WEST
TROPICANA
EAST
YUCATAN
EAST
GULFSTREAM
WEST GATOR
CANAL
WEST
GULFSTREAM
WEST
KISMET
SOUTH
JACARANDA
NORTH
JACARANDA
CALOOSA
SOUTH
CALOOSA
NORTH
THE DURDEN
COMMUNITY
EAST GATOR
CANAL
VAN BUREN
DIPLOMAT
EAST
TROPICANA
EASTEMBERS
WEST
YUCATAN
7 ISLANDS
DISTRICT
EMBERS PKWY
TROPICANA PKWY
DIPLOMAT PKWY
KISMET PKWY
VAN BUREN PKWY
YUCATAN PKWY
KISMET PKWY
CALOOSA PKWY
B UR NT S T OR E R OA D
E L D OR A D O B L V D .
OL D B UR NT S T OR E R D
.
COMPLETE STREETS/GREENWAY
NEIGHBORHOODS
KEY
EXISTING PARKS
CEITUS PKWY
NW CAPE VISI
COMPLETE ST
GREENWAY N
PARKWAYS (100’ R.O.W. C
Complete Street Section/Perspe
PARKWAYS (100’ R.O.W. C
Complete Street Diagram
travel lanesstreet trees
sidewalk
rain garden swalemulti-use trail
planted buffer
PROPOSED PARKS
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OPPORTUNITIES
• Opens sail boat access to larger blocks
• Creates increased neighborhood definition
• Provides multi-modal throughway access
CONSTRAINTS
• New bridge construction costs
• Potential maintenance/operations
• Temporary traffic disruption during operation
OPPORTUNITIES
• Opens sail boat access to interior neighborhoods
• Creates partial neighborhood definition
M i t i lti l i / ti
NW CAPE VISI
BRIDGE ENHA
BRIDGE ENHANCEMENT +
OVERALL CONCEPT
Bridge improvement and remova
boat and sailboat access to the c
off the connectivity established b
the 7 Islands. There may also be
and bike access over the canals
boat access. Bridge enhanceme
maintain connectivity. However, c
COMMUNITY REACTION
The opinions from the stakehold
opening the canals to larger boat
Road and the 7 Islands was met
LEGEND
COLLECTOR ROAD
TRAIL
BRIDGE ENHANCEMENT W/
PEDESTRIAN / BIKE /
VEHICULAR ACCESS
LEGEND
COLLECTOR ROAD
SELECT BRIDGE ENHANCEMENTW/ MULTI-MODAL ACCESS
SELECT BRIDGE REMOVAL
Enhance bridge
Remove bridge
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7
I S L A N D S
VISIONING TH
7 ISLANCREATING PLACE
7 ISLANDS AS THE VILLAG
Heart, Destination, Beautiful Mixe
+ Specialty retail, neighbor
services
+ Boutique Hotel
+ Residential Mix
+ Office
+ Parks
+ Waterfront Activation
NW CAPE MIXED ACTIVITY
+ Neighborhood services
+ Residential mix
+ Office
LANDSCAPE CHARACTER
+ Maintained Coastal
+ Natural Coastal
+ Canopy
491 PORTFOLIO
Used to create development opp
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VISIONING TH
DESIGN, FORM
URBAN FORM / PLACEMAK
COMPATIBILITY: ELEMENT
SCALE
+ Bui lding height
+ Public realm: Streets, Pa
+ Massing
CHARACTER
+ Refined Coastal
USES
+ Res idential
+ Commercia l
+ M ixed-Use
+ Civic
+ Waterfront Activation
Urban form associate Boardwalks
Pedestrian connectio
Parks
Boating activity
Retail: Restaurant op
Commercial recreatio
SUSTAINABILITY
ECONOMIC
+ 491 Portfolio Opportunity
ENVIRONMENTAL
+ Stormwater
+ Connect ions
+ Restoration
SOCIAL
C i
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VISIONING TH
DESIGN, FORM
CONNECTIONS
EXISTING GRID
Maintain and enhance (Arterial/C
+ Connectivity, not exclusiv
WALKABILITY
+ Provide sidewalks
+ Integrate trails/take advan
R.O.W.)
and waterfront
PARKS
+ Neighborhood connectio
+ Trails and linear parks cre
+ Parks along Spreader Ca
ENVIRONMENTAL CONNEC
+ Enhance flow-ways
+ Provide human connectiv
+ Land swaps to create an
CONNECTIVITY/ACCESS TO
+ Access to village core
+ Access to neighborhood
INFRASTRUCTURE
+ Basic utility service: wate
+ Stormwater/drainage
LID (Low Impact Dev
Roadway improveme
SCHOOLS/NEIGHBORHOOD
491 PORTFOLIO + Used to enhance conne
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VISIONING TH
POTENTIAL
bonefish
el k v o e
c an a
i n gr o 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
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0 250 500
PLAN
0 40 80
SECTION rain gardensidewalk
street
trail
rain garden
residential
buffer
buffer
canal
drop off / entry
multi-family
promenade
1
2
3
single familyresidential
multi-family
private edge
individual lot
driveway
7 ISLANDS CO
CONCE
original islandfootprint
complete street
NOTE:
+ Cross Section illustrates greatest number of floors proposed
+ Overall concept consists of 1, 2, & 3-story buildings
PROGRAM
RESIDENTIAL
MF / Condo / Apartm
SF / Bungalows
Total Units
* Potential yield with base e
** Potential yield with varian
OLD BURNT STORE ROAD
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0 250 500
PLAN
0 40 80
SECTION rain gardensidewalk
street
trail
rain garden
1
2
3
4
5
6
street buffer
fish house /
rental
canal
street
multi-family
podium parking + units
promenade
multi-family
public edge
private club
mixed-use
village center
rental cottages
resort
7 ISLANDS CO
CONCE
enhanced bridge
private amenity
townhomes
boardwalk
NOTE:
+ Cross Section illustrates greatest number of floors proposed
+ Overall concept consists of 1-6 story buildings
PROGRAM
RESIDENTIAL
MF / Condo / Apartm
SF / Fish Houses
Total Units
HOTEL / RESORT
Meeting Space
Amenities
COMMERCIAL
BOAT SLIPS
AMENITIES Community Center
Park
OLD BURNT STORE ROAD
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0 250 500
PLAN
0 40 80
rain garden
sidewalk
street
trail
rain garden
1
2
3
4
5
6
street buffer
fish house /
rental
canal
promenade
promenade
SECTIONmixed-use
7
8
resort / conference center
condos
mixed-use
village center
private edgeiconic architecture
multi-family
7 ISLANDS CO
CONCE
townhomes
town green
public edgemulti-family
NOTE:
+ Cross Section illustrates greatest number of floors proposed
+ Overall concept consists of 1-8 story buildings
PROGRAM
RESIDENTIAL
MF / Condo / Apartm
SF / Fish Houses
Total Units
HOTEL / RESORT
Meeting Space
COMMERCIAL
AMENITIES
Community Center
Park
Public Marina + Laun
Boat Slips/Marina
OLD BURNT STORE ROAD
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0 250 500
PLAN
rain garden
sidewalk
street
trail
rain garden
1
2
3
4
5
6
rain garden /
buffer
canal
promenade
living
7
8
promenade
podium parking
9
10
11
12
12 story high-rise
boat slips
village center
square
marina
6-story resort /
conference center
4-story villas
7 ISLANDS CO
CONCE
community club /
civic center
marine museum
11 story high-rise
11 story high-rise
4-5 story mid-rise
NOTE:
+ Cross Section illustrates greatest number of floors proposed
+ Overall concept consists of 1-12 story buildings
PROGRAM
RESIDENTIAL
HOTEL / RESORT
Marina Cottages
Meeting Space
COMMERCIAL
AMENITIES
Community Center
Marine Museum
Recreational Center
NW Cape Park OLD BURNT STORE ROAD
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7 ISLANDS CONCEPTS
OPPORTUNITY MATRIXELEMENTS
A B C D PROGRAM
SF UNITS 46 0 71 71MF UNITS 161*/588** 710 924TOWNS 0
COMMERCIAL SF 0 65,000SF 58,000SF 45,000SF
HOTEL ROOMS 0 90 1203
2404
MAX # OF FLOORS 3 4 6 8TOTAL # OF RESIDENTIAL UNITS 207*/637** 490 781 995
FUTURE LAND USE Single Family & Multi-Family by PD TBD2
TBD2
TBD2
ZONING CATEGORY RD TBD2
TBD2
TBD2
BOAT SLIPS TBD1
TBD 140 240
PARKING
SURFACE YES YES YES YESSTRUCTURE YES YES YES YES
PUBLIC WATERSIDE BOARDWALKS PRIVATE YES PUBLIC + PRIVATEPUBLIC + PRIVATEPUB
CANALS FILL/DREDGE 0 YES YES YES
PUBLIC PARKS 0 2 2 2POTENTIAL PROPERTY TAX
GENERATION
PERMIT FEES
UTILITY CONNECTION FEES
COMMUNITY CENTER NO YES YES YES
* POTENTIAL YIELD WITH
EXISTING/BASE ENTITLEMENT 1 Number of slips to be determined by indivdual lot/unit owners
2
CONCEPTS
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Potential Development Proforma
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 +/-
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CONCEPT DEVELOPMENT PROFORMA
CONCEPT DEVELOPMENT PROFORMA
• Residential Acquisition cost (average) @18k/unit 14,
• Dredge and Fill 526
• Site Work 6,2
• Vertical Construction 139
• Shoreline Construction 10,
• Soft Costs 19,
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CONCEPT DEVELOPMENT PROFORMA CONTI
• Assumed sales @ $265/SF (1,300SF): $344,500 per unit
• Assumed generalized development acquisition costs per unland, entitled, with infrastructure and dredge/fill): 30k or 2project
• 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