City‑initiated rezoning proposed for Block 3960 (El Dorado / Embers Parkway): staff favors commercial zoning; nearby residents oppose

The City of Cape Coral presented a city‑initiated rezoning on June 3 that would change zoning for all 22 parcels in Block 3960 (the block at the intersection of El Dorado Boulevard South and Embers Parkway) from Single‑Family Residential (R1) to Commercial (C). Mike Struve, planning team coordinator, told the hearing that the entire block’s future land‑use classification was amended to commercial professional in 2019 and that staff is bringing the zoning into conformity with that land‑use designation to enable future commercial development at a major intersection.

Struve said many parcels in the block are vacant, while seven sites are developed as single‑family dwellings. He described the rezoning as long‑term planning to reserve neighborhood commercial sites near major roads, noting that providing goods and services closer to residents can reduce travel distances. "We would consider the Embers (Parkway) / El Dorado intersection to constitute a commercial node," Struve said, and staff recommended approval of the rezoning request under the comprehensive plan and the Land Development Code. He explained that required land‑development provisions — landscape buffers, architectural standards, lighting standards and right‑of‑way separation — are intended to reduce negative impacts on neighboring single‑family uses.

Public comment was opposed. Sandra Cassidy, who identified herself as an attorney and an adjacent property owner, said notice was late in her case and argued the neighborhood is largely residential with drainage problems and lacks centralized sewer and water for many parcels. "I did receive the written notice on Friday at 4PM ... giving me 1 business day to prepare for this hearing," Cassidy said, and she urged denial or delay. Cassidy also displayed photographs she said showed rainfall flooding near the block and told the hearing that commercial uses allowed under C zoning (drive‑through restaurants, gas stations, car washes) would be incompatible with the surrounding residential neighborhood.

Struve responded that staff brought the rezoning forward to align zoning with the council‑adopted land‑use change and to plan for future needs; he acknowledged the block is partially within FEMA AE flood zones and said commercial development would be required to meet engineered stormwater treatment standards that could reduce some local flooding compared with single‑family development without such controls. On utilities, Struve said centralized water is available along the east side of the block but centralized sewer and reuse are not currently available to the sites; he reported the block is part of "UEP 4" and said, as of the hearing, utilities were not anticipated until about "02/1945" (as stated in the record), though he noted scheduling can change.

Struve said staff received one voicemail that was neutral and one email in opposition; the hearing examiner accepted the emailed opposition into the record and said she would take all testimony under advisement and prepare a recommendation for City Council.

Clarifying details from the record: the rezoning request covers roughly 5.1 acres (22 parcels) in Block 3960; centralized water exists along the east side only; centralized sewer and reuse are not currently available to these sites; over half of the block lies in FEMA AE flood zones per staff report; staff referenced comprehensive‑plan policies (including Policy 1.15 and Policy 8.3) and the Land Development Code evaluation standards (Section 3.4.6). Public commenters raised concerns about notice timing, flood drainage, utilities, and compatibility with surrounding single‑family homes.

The hearing closed with the hearing examiner saying she would take the record under advisement and issue a written recommendation; no final action was taken at the hearing.