The Cape Coral Planning and Zoning Commission recommended approval Wednesday for a city-initiated small-scale future land-use amendment for 140 properties along Diplomat Parkway East totaling about 14.6 acres.  

The proposed change is from a future land use of multifamily to commercial/professional, which would create consistency with the current commercial zoning of the combined parcels and allow new commercial development to occur. 

“The goal is to make the future land use and zoning consistent with each other so that those parcels can be developed by the property owners,” said Senior Planner Justin Heller. 

All parcels are vacant land, with the exception of one improved parcel that has a church on it.  

Because of differing ownership and the small size of the parcels, ranging from 3,125 to 15,624 square feet, assembly of the parcels is necessary for viable commercial projects.  

Heller said even if the city went in a different direction or kept the multifamily use, assembly of lands must occur to build. 

The site has low-density residential communities nearby, which will be buffered by multifamily lands serving as a transitional use between residential and commercial development.  

However, city staff found that commercial development would have some intrusion into the residential area.  

Cape Coral resident Robert Durand has lived on Northeast 15th Lane since he and his wife purchased a lot and built a home in 2003.  

“We feel that the changes are definitely not necessary and harms the affected homeowners,” he said. “The existing Pine Island businesses and the Merchants Crossing corner business complex already provide adequate choices for shopping, dining and all the ordinary necessities needed for local residents. This change will destroy the residential feel of the neighborhood.” 

Durand said commercial development will create unwanted visual pollution for everyone affected, especially residents of properties on Northeast 15th Lane. “There is no need to encourage commerce here, a residential neighborhood is already here,” he said. 

Planning and Zoning Commissioner Jesse Marker said he understands the city’s desire to expand commercial development in Cape Coral, an effort the city has been working on for years, but this land-use change may not be the best fit. 

“Just looking at the comprehensive plan analysis and taking a look at these properties in that surrounding area, it certainly is not ideal for commercial by any means and in my opinion would be somewhat intrusive at this point,” he said. “But I do understand the city’s desire that runs against that.” 

The amendment would result in a small increase in water and sewer demand, solid waste services and in the number of peak-hour trips generated. 

The planning and zoning commission recommended approval to City Council in a 3-2 vote, with Marker and Dan Severson dissenting.