Commission backs zoning changes to advance 7 Islands mixed-use project, including occupiable rooftops and limited drive‑thru allowances

The Cape Coral City Planning and Zoning Commission voted Wednesday to recommend approval of Ordinance 55-25, a city-initiated amendment to the land development code for the Mixed Use 7 (MX-7) Islands district that staff said is needed to implement a new master concept plan for the 7 Islands development.

Chad Boyko, principal planner in the planning division, outlined roughly six conceptual changes in the proposal. The amendment removes references to the original D-1 concept adopted about a decade ago; requires development to be consistent with a master concept plan to be adopted by city council; clarifies how building height is measured; allows occupiable rooftops that do not count toward height so long as they do not contain a building; and removes a blanket restriction on drive‑thrus while leaving specifics about permitted drive‑thru uses to a developer’s agreement.

“We found the intent was always to allow for 8 stories of usable building space, and with 2 stories of parking,” Boyko said, adding that first or second stories devoted solely to parking “shall not count towards the maximum of 8 stories for hotel and multifamily buildings.” He described occupiable rooftops as amenity spaces that “shall not count towards height so long as they don't have a building constructed on there.”

Boyko said the amendment also adds and removes particular uses in the MX-7 district: it adds single-family (clarifying an existing allowance), mobile food vendors and professional services, and — by special exception — heliports/helistops; it removes research and development and institutional uses. The change also clarifies pedestrian circulation language to align with the new master plan.

Commissioners asked whether parking could be accommodated under the buildings given the narrow island parcels and whether drive‑thrus would be limited to lower-intensity uses such as coffee shops. Boyko said the developer’s agreement would limit the types of drive‑thrus allowed.

Commissioner Santore moved to recommend approval and Commissioner Martin seconded. The clerk recorded unanimous support on the roll call and the motion carried.

Planning staff recommended approval to permit the project to proceed toward final sale and implementation consistent with the new master concept plan and conditions that will be set in the developer’s agreement.