What is a Planned Development Project (PDP)?
Planning Division: Planned Development Projects

What is a Planned Development Project (PDP)?
A Planned Development Project (PDP) is a development review process required for developments, but it may be used anywhere within the City limits of the City of Cape Coral. The PDP allows for development flexibility and the combination of any number of procedures (special exceptions, variances, subdivision, rezoning, vacation of plat, deviations, and site plan approval) into one process. The project can then be developed as one package.

When is a PDP required?

A PDP is required if the property is:

• In the Urban Services Reserve Area
• Commercial and professional developments adjacent to a residential land use classification
• Located on Mixed Use Land Use
• Subdivision
• Borrow Pit

A PDP may also be executed at the developers discretion. It is often advantageous to go through the PDP process in order to combine the required staff reviews and public hearings for each request into one process.

Who is involved in the PDP process?

The following departments are involved in the PDP process. They will review and comment on the applicants plan in order to assure development in compliance with the City's Land Use & Development Regulations and the Cape Coral Comprehensive Plan :

• City Manager
• Fire Department, Emergency Operations
• Department of Community Development (Building, Planning Divisions)
• Public Works Department (Engineering, Utilities, Surface Water Divisions)
• Health Department (Where water and sewer is not available)
• Parks and Recreation Department

What is the PDP process?

The process is comprised of three phases:

Phase I : Mandatory Advisory meeting – submittal of conceptual plans.
Phase II : Administrative Reviews - submittal of detailed plans & comments by the City Staff.
Phase III : Public Hearings – Board of Zoning Adjustments & Appeals/Local Planning Agency, City Council (in some cases)

Phase I : Advisory Meeting

1. Applicant submits, at the minimum, a conceptual plan to the Department of Community Development.
2. DCD schedules an advisory meeting (at no charge)
3. Applicant meets with representatives from appropriate City departments to discuss the project.

Phase II : PDP Administrative Review

1. Applicant submits Application Packet including a letter of intent, a copy of Warranty or Quit Claim Deed for 100 percent of the subject property, a Traffic Impact Statement, engineered plans, and required administrative review information for staff review as defined in the application, and pays fees.
2. The Planning Division distributes the engineered plans and application packet for staff review.
3. The staff comments are returned to the Planning Division. Comments may include requests for additional information, changes, and suggestions.
4. A synopsis of the staff comments is sent to the applicant.
5. (Optional) The applicant may request a meeting with the staff to discuss comments or for clarification.
6. A draft of the development order (ordinance or resolution) is written by the Planning Division and distributed to staff for review.
7. Staff comments on the development order.
8. Applicant is sent a copy of the draft development order for review.
9. (Optional) Applicant may request a meeting to discuss the development order.

Phase III : Public Hearing

1. Applicant pays fees for the public hearing process.
2. The Planning Division distributes the draft development order to the City Attorney.
3. Upon completion of review by the City Attorney, the Planning Division schedules public hearings.
4. Planning and Zoning/Local Planning Agency holds public hearing. This board will make one of the following recommendations to the City Council (for projects that go to Council).

• Approve as submitted.
• Approve with changes and/or conditions.
• Denial.
• Continue to future date.

5. The City Council will hold a public hearing and make one of the following decisions:

• Approve as submitted.
• Approve with changes and/or conditions.
• Deny.
• Continue to future date.

How long does the PDP process take?

This depends heavily on a complete application packet, a project that has been designed to meet all the codes and regulations used by the City of Cape Coral, and a timely response from the applicant to staff's review comments.
What is the cost of the PDP process?

There are two separate fees assessed during the PDP process, they are as follows: