NON-RESIDENTIAL DESIGN STANDARDS

Cape Coral Land Development Code art. 5, ch. 8

in effect

Cape Coral Land Development Code § 5.8.1 Purpose and intent.

Section 5.8.1. - Purpose and intent. The appearance of non-residential and mixed-use development affects the visual image and attractiveness of the City of Cape Coral. Utilitarian design and developments with minimal architectural features detract from the city's image and character. The purpose and intent of the non-residential design standards is to promote the City as an attractive destination for tourists and residents, and to support economic vitality while protecting the public health, safety, and welfare. These regulations intend to: A. Enhance the visual image and attractiveness of the City; B. Establish reasonable standards that offer flexible and diverse design options; C. Ensure development in Cape Coral is of consistent high quality and character; and D. Regulate site layout and architectural features to ensure aesthetic and visual interest.

Cape Coral Land Development Code § 5.8.2 Applicability.

Section 5.8.2. - Applicability. A. The standards of this section shall apply to all non-residential and mixed-use development for which application for site plan approval, or a building permit is made. B. These design standards shall apply to existing development if a building's gross floor area is increased by 50% or more. C. Development on Industrial zoned sites shall be exempt from these standards. D. The design standards of this section do not apply when the City Council has established specific design standards for a unique area of the city unless the specific design standards otherwise expressly state their applicability.

Cape Coral Land Development Code § 5.8.3 Exemptions.

Section 5.8.3. - Exemptions. The following types of buildings shall be exempt from the non-residential design standards. A. Any building that has received a temporary use permit. B. Any accessory structure. C. Bona fide agricultural buildings in the Agricultural and RE Districts such as barns and stables. D. Guard houses. E. Government facilities that are screened or not visible from a public street. F. Model homes. G. Municipal pump station buildings. H. Self-storage buildings provided the buildings are enclosed with a wall with a minimum height of eight feet. I. Pavilions, carports, gas canopies, and similar buildings that have support posts or columns but no sides except for roof treatments as required in Section 5.8.8. J. Buildings similar to those listed above as determined by the Director.

Cape Coral Land Development Code § 5.8.4 Conflicts.

Section 5.8.4. - Conflicts. If any of the non-residential and mixed-use design standards of this section conflict with any other provision of the City of Cape Coral Code of Ordinances or Land Development Code, the provision that establishes the more specific standard or architectural theme governs. If neither conflicting provision establishes a specific standard or architectural theme, then the more restrictive provision governs unless otherwise expressly provided.

Cape Coral Land Development Code § 5.8.5 Appearance, building mass, and design treatments.

Section 5.8.5. - Appearance, building mass, and design treatments. A. Consistency Within a Development. Except for buildings on outparcels that contain only one unit, designed and constructed to be occupied by a single end user, regardless of the number of business operations conducted within the single unit, buildings within a development shall be designed with color schemes, building materials, finishes, roof types, roof lines, and exterior roof finishing consistent with or that resemble those of the principal building or structure on the main parcel(s). B. Consistency and Integrity of Building Components. All portions of any exterior side of a building, extending from finished grade to the top of the parapet wall or eaves, extending the entire width of the side of a building, must be designed with consistent architectural style, detail and trim features. All architectural features other than parapet walls, including towers or cupolas, shall be designed so as to have an equivalent character from any ground-level angle from which they can be viewed. C. Glazing. 1. For buildings abutting and facing a public street, transparent windows, doors, or any combination thereof, shall cover at least 25% of the first story building wall area from grade to a height of 10 feet. 2. For buildings with walls abutting but not facing a public street, transparent windows, doors, or any combination thereof, shall cover at least 15% of the first story building wall area from grade to a height of 10 feet 3. For lots abutting dedicated city parking areas or portions of alleys abutting dedicated city parking areas, transparent windows, doors, or any combination thereof, shall cover at least 25% of the first story building wall area from grade to a height of 10 feet. D. Sides of a building. For buildings located on outparcels, all exterior sides of a building shall comply with this section. Additionally, except for a side of a building built flush with a side lot line, a side of a building that faces a rear lot line of an abutting property, and a side of a building that faces a property line that abuts an alley, all sides of a building shall comply with the standards of this section. 1. All exterior sides of a building subject to this subsection shall include a repeating or varying pattern and shall comply with both design elements listed below. At least one of the three design elements shall repeat horizontally. All elements shall repeat or alternate at intervals of no more than 50 feet, either horizontally or vertically. a. Each wall shall provide visual differentiation of wall surfaces through variations in a minimum of one of the following: i. Building materials; ii. Finish textures; or iii. Color. b. Each wall shall provide a minimum of two of the following architectural features: i. Columns; ii. Pilasters; iii. Awnings; iv. Canopies; v. Reveals (if provided shall have a minimum depth of ½ inch); vi. Corbels; vii. Quoins ; viii. Keystones; ix. Cornices (if provided shall have a minimum height of four inches); or x. Other features as determined by the DCD Director that provide articulation or reduce building massing. 2. All exterior sides of a building shall provide a minimum number of design elements among elements a. thru r. below in accordance with the gross square footage of a building, as provided herein. Required design elements may be located on an exterior wall of a building, on the roof of the building, or on both the wall(s) and the roof of a building, as applicable. If located on a roof, the design element shall be located on a portion of the roof that faces in the same direction as the exterior wall. It is not the intent of this section, however, to require the design elements to be on both the exterior wall(s) and the roof. Building Gross Floor Area (sq. ft.) | Minimum number of Design Elements Required 10,000 sq. ft. or less | 3 10,001 to 49,999 sq. ft. | 4 50,000 sq. ft. or greater | 5 a. Architectural features and detailing that create a frame and definition to the primary public entrance; b. One or more canopies or awnings that extend a total length of at least 30% of the length of any side of a building subject to this subsection; c. One or more attached porticos; d. Peaked or arched roof form; e. Overhanging eaves a minimum of 18 inches wide on all portions of a building with a pitched roof; f. Arcade; g. Colonnade; h. Arches or arched forms other than roof forms or an arcade; i. Windows or glazing that exceed the minimum glazing requirements of Subsection 5.8.5.C. by a minimum of 10% for a wall; j. Ornamental or structural details, including, banding or moldings used throughout the exterior building walls that add decoration and detail to a building roofline, building openings, or windows; k. Two or more ornamental or structural details that are horizontally continuous (except for interruptions for doors and windows), which may include belt courses or any type of three-dimensional molding, banding, projections, recesses, or niches that help to define a base, body, and cap to the proposed building; l. A tower such as a clock tower or bell tower; m. A cupola; n. Sculptured artwork (excluding corporate logos or advertising); o. Vertical articulation of walls, including pilasters, columns, or other relief with maximum separation of one third of the wall on which they are located, not to exceed a separation of 100 feet; p. Planter boxes that are integrated into the building architecture or wing walls that incorporate landscaped areas or places for sitting; or q. Curved wall containing an uninterrupted curve along at least 10% of the length of any side of a building subject to this subsection. r. One or more vegetated trellises that occupy a minimum of 25% of the area of a single wall. 3. For buildings with a gross floor area of greater than 50,000 square feet, no exterior wall shall exceed 100 linear feet in a horizontal direction within a single, continuous wall plane, nor shall any single, continuous wall plane constitute more than 60% of the building's total length. A wall shall be deemed to be in a single, continuous wall plane unless it is offset (recessed or projected) by at least 24 inches from any adjacent wall plane or contains a pilaster that projects at least 36 inches from the wall.

Cape Coral Land Development Code § 5.8.6 Wall height transition.

Section 5.8.6. - Wall height transition. A. Buildings that are more than twice the height of the height of extant buildings on abutting property shall incorporate one or more transitional height elements to segue the height of the new building to the height of the closest existing building. The transitional height element shall be incorporated on the new building at the approximate cornice or roof line of the nearest existing building, if any. Where there is no extant building on adjacent property, the requirements of this sub-section will not apply. Where no single building is "nearest" to the new building, but instead two or more buildings are located an equidistance from the new building, the property owner may select the approximate cornice or roof line of any of such equidistant buildings at which to incorporate the transitional height element on the new building. B. Transitional height elements may include: 1. Cornices or other decorative elements that run the length and width of the building and project a minimum of six inches from the wall; 2. Upper story setbacks and offsets at the approximate cornice or roof line of the nearest existing building as provided above; 3. Variations in roof planes.

Cape Coral Land Development Code § 5.8.7 Building materials.

Section 5.8.7. - Building materials. Only the following finish materials for exterior walls are permitted. All other finish materials are prohibited. A. Concrete block with stucco finish (CBS), synthetic stucco (an exterior cladding system with a stucco-like outer finish applied over insulating boards or composite materials), or other exterior coating that is the visual equivalent of stucco. Non-textured concrete block with visible mortar joints, even if painted, is not an acceptable finished material. B. Textured or ribbed concrete block, e.g. "split-face block". C. Reinforced concrete of any finish. D. Glass or other glazing, whether transparent, translucent, or applied as a veneer. For purposes of this subsection, glazing consists of glass or any material that resembles glass including, but not limited to, Plexiglass or polycarbonate. E. Stone or brick, including simulated stone or brick. F. Wood, other than plywood or T1-11 type paneling, if termite-resistant species, pressure-treated, painted, or stained. G. Fiber-reinforced cement panels or boards. H. Tile. I. Architectural metal panels, provided that corrugated metal panels shall not exceed 30% of the surface of any wall. J. Vinyl siding, provided that vinyl siding shall not exceed 30% of the surface of any wall. K. Cargo or shipping containers, provided that any exterior wall of the container is completely sheathed with one of more of the allowable materials listed in this subsection.

Cape Coral Land Development Code § 5.8.8 Roofs.

Section 5.8.8. - Roofs. A. All non-residential and mixed-use buildings shall have variations in rooflines and roof features that are consistent with the building's mass and scale. In addition, roofs shall include features from at least two of the following five categories below. 1. Parapet wall provided the parapet extends completely around the building on all sides. However, this requirement shall not prohibit the substitution of a pitched roof in lieu of a parapet for part of a building. 2. A three-dimensional cornice treatment, a minimum of four inches high (not applicable along any portion of a wall that is built flush to the side lot line). Flashing at the top of a parapet shall not qualify as a cornice. Cornices shall return a minimum of eight feet around corners that transition from a building wall that requires a cornice to a building wall that does not require a cornice. 3. Varied roof lines with different roof heights and or separate or distinct roof segments that fall at different horizontal planes above the cornice line; 4. Overhanging eaves that extend at least 18 inches beyond the supporting walls, with a minimum fascia of six inches in height (not applicable along any portion of a wall that is built flush to the side lot line); 5. Vertical variation in the roof line with a minimum change in elevation of two feet. B. Pitched roofs such as gable, hip, shed or mansard roofs shall be clad with highly durable materials such as standing seam metal, slate, ceramic, or fireproof composite tiles. Fiberglass and asphalt shingles are prohibited except for dimensional grade or better. 1. Allowed slope. Pitched roofs shall have a minimum slope of three feet vertical rise for every 12 feet of horizontal run. The maximum slope of a pitched roof shall not exceed a one-foot vertical rise for every on foot of horizontal run. C. Roofs covering pavilions, carports, gas canopies, and similar structures with support posts or columns but no sides. Buildings with roofs that lack walls, whether free-standing or attached to another building, shall have a minimum slope of three feet vertical rise for every 12 feet of horizontal run. Unless a roof with an alternative design is approved by the DCD Director, all roofs are required to possess a pitched roof with a minimum slope of three feet vertical rise for every 12 feet of horizontal run. The DCD Director shall consider the following two criteria in determining whether to approve a roof with an alternative design: 1. Whether the design of the roof evokes exceptional expression through the use of angularity, curvature, or other means; or 2. Whether the design of the roof precludes visual monotony and enhances the aesthetic character. Flat and parapet roofs are prohibited for buildings covered by this subsection.

Cape Coral Land Development Code § 5.8.9 Building design standards in the SC and MXB districts.

Section 5.8.9. - Building design standards in the SC and MXB districts. A. All buildings, whether residential, nonresidential or compound use, shall conform to the design standards provided herein., except as superseded by the following requirements. B. Public entrances. Public entrances shall be provided as follows: 1. Any building facade that faces a street (excluding alleys) shall provide a public entrance oriented toward such street. In the case of a corner lot where more than one building facade faces a street, a corner entrance may serve to meet the requirements for the two streets that intersect and create the corner. All public entrances shall have convenient pedestrian access providing a direct connection from the street to the entrance via a walkway a minimum of four feet in width and not traversing any portion of an off-street parking area. In the event the City determines that this provision cannot be met due to site constraints, such walkway may traverse the off-street parking area but shall be clearly delineated by a change in paving material, pavement markings, or similar treatment. 2. Any building facade that faces a dedicated city parking area shall provide a public entrance oriented toward such dedicated city parking area with convenient pedestrian access providing a direct connection via a walkway a minimum of four feet in width. 3. It is not the intent of these provisions to require more than two public entrances to any use intended to be occupied by a single tenant. In the event that the provisions above cumulatively require more than two public entrances, then the requirements may be reduced such that two public entrances shall be required. In determining the orientation of such public entrances. Parkway street designations and dedicated city parking areas shall have priority. C. Transparency of building walls. Except for parking structures, building walls shall contain transparent windows, doors, or any combination thereof, meeting the following standards: 1. For lots abutting primary or secondary street designations, transparent windows, doors, or any combination thereof, shall cover at least 50% of the first story building wall area that faces the primary or secondary street designation. Above the first story, non-residential uses, except hotels, shall provide transparent windows, doors, or any combination thereof, covering at least 25% of the entire building wall area; residential and hotel uses shall provide at least 15%. 2. For lots abutting local street designations, non-residential uses, except hotels, shall provide transparent windows, doors, or any combination thereof, covering at least 25% of the entire building wall area that faces the secondary or tertiary street designations; residential and hotel uses shall provide at least 15%. 3. For lots abutting dedicated city parking areas or portions of alleys abutting dedicated city parking areas, non-residential uses, except hotels, shall provide transparent windows, doors, or any combination thereof, covering at least 25% of the entire building wall area that faces the dedicated city parking area; residential and hotel uses shall provide at least 15%. 4. Non-residential use building walls facing navigable waterways shall provide transparent windows, doors, or any combination thereof, covering at least 25% of the entire building wall area. 5. The exterior of windows and doors shall remain unshuttered at all times of the day. This provision shall not apply to the following: a. Un-walled areas such as, but not limited to, dining and seating areas associated with restaurants and bars. b. Hurricane shutters or flood-proofing panels during the time period in which a flood watch or warning, a tropical storm watch or warning, or a hurricane watch or warning is in effect for any portion of Lee County. Such shutters or panels shall be removed within a week from the time they are put up, unless a hurricane, tropical storm, or flood has impacted the area, in which case the shutters may remain up for not more than three months from the date of the incident, except for good cause shown to the City. D. Non-residential buildings with a first story consisting of more than 35,000 square feet of floor area and consisting of a single use shall meet the following requirements: 1. One public entrance shall be provided for every 75 feet of overall building frontage; or 2. Liner buildings meeting the following requirements shall be provided: a. Liner buildings shall be provided along at least 50% of the overall building frontage. b. Liner buildings shall contain active uses with at least one public entrance provided for every 75 feet of liner building frontage. Such liner buildings shall comply with all applicable building setbacks and building frontages. c. Liner buildings shall have an interior depth of at least 15 feet. d. Liner buildings may be detached from, attached to, or integrated into the principal building. E. Architectural elements design standards: awnings, canopies, colonnades, arcades, balconies, front porches, stoops/landings, and cupolas. A first story facade facing a street or dedicated city parking area shall provide shade with awnings, canopies, colonnades, arcades, balconies, or any combination thereof, for at least 50% of its length or width, unless prohibited by Article 4, Chapter 5. Notwithstanding Section 5.1.6 of the LDC, architectural elements or any combination of architectural elements, may occur forward of the minimum setback, as applicable, but shall not extend forward of a lot line, except as provided herein. Notwithstanding Section 5.1.8 of the LDC, architectural elements, or any combination of architectural elements may extend forward of a lot line into the public right-of-way with the approval of the City Manager. The city may require the property the property owner to enter into a formal easement agreement or formal right-of-way agreement in a form acceptable to the City Attorney. The owner of the structure containing the architectural elements encroaching into the easement or right-of-way is solely responsible for repairing any damage to encroachments in the easement or right-of-way that result from maintenance or public infrastructure improvements. The property owner must comply with the provisions of Section 5.8.9.E.1-8 below. 1. The City Manager shall consider the following criteria in determining whether to approve an architectural element, or any combination of architectural elements, that would encroach into the easement or public right-of-way. a. The extent to which the architectural element would encroach into the easement or right-of-way; b. The effect of such encroachment on any utilities that are either currently located in the easement or right-of-way or that may be located in the easement or right-of-way in the future; and c. The effect of such placement on any abutting properties or streetscape and on the navigability of the public right-of-way. 2. Awnings and canopies. Awnings and canopies extending from the first story, facing a street or dedicated city parking area, and serving to meet the 50% length/width requirement of Article 4, Chapter 5 shall conform to the following: a. Depth shall be a five-foot minimum projection from the building facade. b. Height shall be an eight-foot minimum clearance, including suspended signs. 3. Colonnades and arcades. Colonnades and arcades facing a street or dedicated city parking area shall conform to the following: a. Depth shall be a minimum of five feet from the building wall to the inside column face. b. Height shall be an eight-foot minimum clearance, including suspended signs. The lowest point on arches shall not extend below seven feet. c. Openings between piers, columns, or similar supporting elements shall be at least 50% of the colonnade or arcade facade area. d. Open multi-story verandas, awnings, balconies, and enclosed habitable space shall be permitted above the colonnade or arcade. 4. Balconies. Balconies shall be open and un-air-conditioned. Balconies may have roofs. Roofed balconies may be enclosed with screen and may contain privacy partitions. Balconies shall not project beyond the rear building setback requirement, as applicable. Balconies shall be located no closer than six feet from the abutting side lot line. Balconies facing a street or dedicated city parking area shall have a height clearance of ten feet minimum from grade; their decorative or supporting elements that project from building walls shall have a clearance of seven feet from grade. 5. Front porches. Front porches shall be un-air-conditioned. may be screened, and shall conform to the following: a. Front porches facing a street or dedicated city parking area and serving to meet the minimum building frontage requirements of Article 4, Chapter 5 shall be a minimum of eight feet in depth. b. Open multi-story verandas, awnings, balconies, and enclosed habitable space shall be permitted above front porches. 6. Stoops and landings. Stoops and landings may be roofed or unroofed, and shall maintain the required minimum building setback, as applicable. However, access to a stoop, whether by stairs, ramp, or other means, may extend forward of the minimum building setback as applicable, if approved by the Director but shall not be located less than three feet from the front lot line. 7. Cupolas. When provided, cupola(s) shall have a maximum of 400 square feet in horizontal dimension and shall be limited to two per building. 8. Garage doors associated with residential uses, when facing the front of the lot, shall be set back at least 20 feet behind the building line.

Cape Coral Land Development Code § 5.8.10 Equipment and loading areas.

Section 5.8.10. - Equipment and loading areas. A. For all non-residential and mixed-use developments, air conditioning, heating, and similar equipment shall be placed on the roof or the ground. 1. Air conditioning and heating equipment shall be prohibited from being mounted on the side of a building. 2. Rooftop equipment shall be screened on all sides in a manner consistent with the architectural design of the building. Such screening shall be at least as high as the highest portion of the equipment or apparatus being screened. 3. Equipment located on the ground shall be located or screened so as not to be visible from any property line abutting a public street other than an alley when viewed along a line perpendicular or radial to such property line. Screening shall consist of a wall, fence, plant material, or any combination thereof. Fences used for screening shall not be constructed of chain link with or without slats and are encouraged to be designed to appear to be constructed of material the same as the building, and to incorporate architectural trim features consistent with the building. 4. Electric meters and similar panels may be wall-mounted and are subject to the same screening requirements outlined in subsection c. above. In lieu of screening, the equipment may be painted to match the color of the building. 5. Attic vents and solar panels are exempt from the requirements of this subsection. B. Loading areas that are visible from an abutting property with a residential future land use classification or that is separated from a property with a residential future land classification by an alley or a two-lane street shall be screened by a wall that is at least six feet in height, which is constructed of the same material as the building or is designed to appear to be constructed of material the same as the building, and that incorporates architectural trim features consistent with the building, by an earthen berm that is at least six feet in height, or by a combination of wall and berm that is at least six feet in height.

Cape Coral Land Development Code § 5.8.11 Deviations.

Section 5.8.11. - Deviations. A. Deviations from the provisions of this section may be approved by the Director provided that the deviation will not be contrary to the public interest and will be in harmony with the general intent and purpose of this section and where either of the following applies: 1. Conditions exist that are not the result of the applicant and which are such that a literal enforcement of the regulations involved would result in unnecessary or undue hardship; or 2. Literal conformity with the regulations would inhibit innovation or creativity in design. B. In determining whether a particular deviation request should be approved as the result of unnecessary or undue hardship, factors the Director shall consider include, but are not limited to, the following: site constraints such as shape, topography, dimensions, and area of the property, the effect other regulations would have on the proposed development, or other locational factors that may make compliance with this section impossible or impracticable, the effect the requested deviation would have on the community appearance including, but not limited to, consideration of the mass, scale, and other characteristics of a proposed building relative to the characteristics of existing and approved surrounding buildings whether on the same or nearby sites, and the relative visibility and character of equipment or loading areas which are otherwise required to be screened along with constraints on alternative location of such equipment or loading areas. Additionally, the Director shall find that the approval of the deviation(s) would serve the intent of this section to protect the health, safety, and welfare of the public while ensuring a high level of overall aesthetic appeal and visual interest in the city. C. In determining whether a particular deviation request should be approved because compliance with the regulations would inhibit innovation or creativity in design, the Director approve the request for deviation(s) if the applicant demonstrates that the design of the building or development for which one or more deviations is sought is unique and innovative and further, that the approval of the deviation(s) would enhance such unique and innovative design. Additionally, the Director shall find that the approval of the deviation(s) would serve the intent of this section to protect the health, safety, and welfare of the public while ensuring a high level of overall aesthetic appeal and visual interest in the city. For purposes of this section, indicators of unique and innovative design may include, but are not limited to, the following: 1. Architectural details that are unique or that are exceptional in quality by virtue of artistic composition, quality of materials, dimensional attributes, or any combination thereof; 2. Building forms that evoke exceptional expression through use of angularity, curvature, or other means; 3. Design elements or other forms that achieve dynamic or symmetric aesthetic balance; or 4. Other details or forms that preclude visual monotony and are pleasing in aesthetic character. D. Requests for deviations and the reasons therefor shall be set forth by the applicant in the application for deviation and shall be accompanied by documentation including sample detail drawings, schematic architectural drawings, site plans, floor plans, elevations, and perspectives which shall graphically demonstrate the proposed deviation(s) and illustrate how each deviation would operate to the benefit or at least not to the detriment, of the public interest. E. Subject to these standards and criteria, the Director shall approve only the minimum deviation from the provisions of this section necessary to avoid either the unnecessary or undue hardship or the inhibition of innovation or creativity in design. The Director may impose reasonable conditions of approval in conformity with this section. Violation of such conditions and safeguards, when made a part of the terms under which a deviation is granted, shall be deemed a violation of this section and shall be enforceable not only by revocation of the deviation, but also by all other remedies available to the city, including, but not limited to, all code enforcement procedures.

Source: City of Cape Coral, Florida, Code of Ordinances, City Charter and Land Development Code (Municode Library, library.municode.com)URL: https://library.municode.com/fl/cape_coral/codes/code_of_ordinances?nodeId=ART5DEST_CH8NSIDESTFetched: 11/4/2026