Estero Development
Report
Volume 1, Number 4
Issued August 2001
Edited by ECCO--the Estero Concerned Citizens Organization
For
further information, to provide information or to add names to our
mailing list,
Email
Don Eslick at
doneslick@worldnet.att.net or call him at 949-4050
Estero Development Activities during August 2001
Fourteen months after Estero's "grass
roots" planning process began the Board of County Commissioners voted
unanimously on August 29th to forward the
Estero Community Plan to the
Florida Department of Community Affairs (DCA) for their review. The
Commissioners also approved for transmittal to the State boundaries for
an independent Estero planning community including the populated part of
the Estero Fire District and most properties along the north side of
Koreshan Boulevard between 41 and Three Oaks Parkway. Estero is
currently part of a combined San Carlos/ Estero Planning Community. DCA
has 60 days to complete their review of these changes and transmit a
"Objections, Recommendations and Comments" (ORC) report to the county
whereupon Lee County has another 60 days to resolve any objections and
approve the Estero Community Plan as part of the County's Comprehensive
Plan.
The Estero Community Plan, as transmitted to the State, contains the
following vision statement describing what the citizens of Estero want
their community to become:
“To establish a community that embraces its historic heritage, while
carefully planning for future growth resulting from
Florida Gulf Coast
University, the Southwest Florida International Airport, growing
population and unique natural environment. Estero’s growth will be
planned as a village, establishing defined areas for tasteful shopping,
service and entertainment, while protecting and encouraging residential
neighborhoods that encourage a sense of belonging. Weaving the community
together will be carefully crafted limitations on strip commercial uses,
inappropriate signage and certain undesired commercial uses, while
additional design guidelines will be established to ensure attractive
landscaping, streetscaping, architectural standards, and unified access
points. The implementation of this Vision will help reduce the conflict
between residential and commercial areas, as well as allow Estero to
emerge as a vibrant Lee County Village.”
The community plan also contains a set of goals, objectives and
policies intended to guide the citizens of Estero and the county with
future community development issues within Estero. The plan contains six
major objectives for the community related to the following aspects of
Estero: Community Character, Commercial Land Use, Residential Land Use,
Natural Resources, the Development Approval Process, and Community
Facilities. Each of these objectives will be pursued by the citizens of
Estero and Lee County government through 25 policies specified by the
plan.
Most of the goals, objectives and policies included in the
Estero
Community Plan are not enforceable unless the County's Land Development
Code (LDC) is amended. The development of the needed Land Development
Code amendments by the Community Plan Steering Committee, its
consultants and the citizens of Estero can proceed now that the
Community Plan has been considered by the Board of County Commissioners.
The sooner the LDC is amended to implement the Community Plan vision and
provisions the sooner real estate development within Estero will be
required to satisfy the new higher standards contained in the Community
Plan. Once the LDC changes are adopted development orders sought by
developers for properties that have already been zoned will need to meet
the new appearance, signage, setback, lighting, landscaping, buffering
etc. standards included in this Land Development Code amendment.
As predicted
last month the Regional Planning Council did not consider the
Development of Regional Impact (DRI) application for
this project when
they met on August 17th. During August the focus shifted to negotiations
between the Mall developer and Lee County Transportation and Planning
staffs. On the Transportation side, some progress has been made in
narrowing the differences between the parties on the estimated impact of
the project upon traffic on Estero's and the surrounding area's road
network. More traffic meetings are scheduled in an effort to see if the
parties can agree on the projected traffic impact of the project. We are
informed that the developer will also be meeting with the Florida
Department of Transportation staff in an effort to reduce the costs
attributed to the project for its proportionate share of the cost of
widening 41 and I-75. As reported previously the cost of these two
projects has increased greatly in recent years thus greatly increasing
the cost that the Mall developer must pay to finance its impact on these
roads.
In order for Simon Suncoast to be approved, the Lee County
Comprehensive Plan must be amended to change the classification of the
land on which it will be situated from "rural" to "urban community". The
developer has applied to the County for such a change, but the
application has not yet been found "sufficient" (complete). This
deficiency is expected to be remedied within the next week. Once the
application is found sufficient Lee County Planning staff will review it
and submit its report to the County's Local Planning Agency (LPA) for
consideration most likely at its October 22nd meeting. After that
meeting the Board of County Commissioners will decide if they want to
transmit the amendment to the State Department of Community Affairs (DCA).
DCA will prepare an "Objections, Recommendations and Comments" report
and send it back to the County no later than January 2002.
The parties apparently do not agree about how fast other aspects of
the rezoning approval process can proceed while the Comprehensive Plan
changes are being considered as outlined by the last paragraph. In any
event it is clear that final approval of the project will not take place
until Estero's winter residents' return for the season, thus providing
greater opportunity for community input on this most important decision.
(Between Corkscrew and Williams
just east of the railroad tracks)
On August 21st the Board of County
Commissioners approved a contract with Parker/Mudge/Smith Architects
Inc. in the amount of $96,810 for the design of 55 acres of this
65 acre
park. The first 10 acres were developed earlier this year as playfields
for the Pop Warner league and others. As part of their contract the
planners will be holding at least three public hearings in Estero, the
first of which is expected within the next month. In addition the Board
allocated $750,000 of park impact fees for construction of the park,
which is expected to begin early in 2002. ECCO encourages all Estero
residents to begin thinking about what kind of facilities and uses they
want in the park and to express their views at the public hearings so
that the park satisfies the needs and wishes of the community.
(South side of Koreshan Parkway midway between 41 and Three Oaks)
On August 8th ECCO appeared
before a Lee County Hearing Examiner in opposition to the rezoning of
this 158 acre parcel from agricultural to residential planned
development on the basis that the proposed development is far too dense
for this location and inconsistent with the surrounding residential
developments and the "in-process"
Estero Community Plan. The developer, Southstar Development Partners (Coral Gables), seeks approval to build
820 housing units--mostly multifamily and zero lot line single family
homes-- on 158 acres, or 5.19 units per acre.
 As the chart shows
Indigo Isles is about 50% denser than the next
densest existing community in the area-- the
Villages of Country Creek--
while the other developments have far lower densities.
The Vines, Grove
Lakes and the Villages of Country Creek are all nearly fully developed
while Rookery Point is still under development. Three other housing
developments have been approved in the immediate vicinity of Indigo
Isles--Estero Golf Resort, the Villages of Bernwood and Kristen Woods.
They have all been approved for lower densities than Indigo Isles.
 Kristen Woods is 8% lower; Villages of Bernwood 22 % lower and Estero
Golf Resort 52% lower. Each of these projects contains some commercial
development in addition to the residential component, but the estimated
amount of land devoted to commercial use in these developments has been
removed from the density calculations so that all projects are compared
on the basis of the number of housing units and the acreage to be used
for residential purposes only.
Finally the proposed development is inconsistent with the provisions
of the Estero Community Plan. The issue of high density housing was
discussed at all of the public hearings held prior to the Community Plan
being submitted to Lee County. As a consequence each draft of the plan
has included language identical in intent to the current provision of
the Plan which states as follows:
Policy 19.3.1: In order to meet the future needs of
Florida Gulf
Coast University, Lee County encourages higher density residential
developments, with a mix of unit types, including affordable housing in
close proximity to Florida Gulf Coast University, between Three Oaks
Parkway and I-75.
Developers seeking high density outside this designated area could
set a precedent that others will try to emulate, much to the detriment
of the community.
High density projects like Indigo Isles will simply compound the
growth problems--traffic, water supply etc. -- that Estero already
faces. The success of our less dense communities proves that high
density is not necessary for such projects to be economically viable in
Estero. We are hopeful that the Hearing Examiner and/or the Board of
County Commissioners will agree with us and not with county zoning staff
that supported the project as proposed.
Several other community representatives testified in opposition to
the Indigo Isles proposal because a substantial portion of the residents
of the community would be required to enter and leave the development on
East Broadway Street, a quiet, two lane road in old Estero.
Unquestionably, the character of this area would be changed dramatically
if the project is approved as presented to the Hearing Officer.
On August 17th the Regional Planning Council approved an
amendment to the approved plan for The Brooks that would reduce the
maximum number of residential units from 5,200 to 3,600 in exchange for
a small increase in commercial space from 100,000 to 120,000 square
feet. This commercial development will be located just east of The
Brooks existing Town Center on the northwest corner of Coconut Road and
Three Oaks Parkway. The amended plan would limit the number of
multifamily housing units to 2,000 and single family to 1,600 homes. The
amendment must still be reviewed by a Lee County Hearing Examiner and
approved by the Lee County Board.
During August the Estero Civic Association wrote County
Commissioner Ray Judah requesting him to pursue public purchase of
this
50 acre property on the northeast corner of Corkscrew and 41 because of
its strategic location straddling the Estero River. In response to this
request Commissioner Judah asked Charles Dauray, President of the
College of Life Foundation, if he would consider selling the property to
the county for preservation. Mr. Dauray indicated that he had not
considered a sale but that any sale would have to be based upon the
market value of the property. Because the property is located at a major
intersection it is in a "commercial node" and would have a higher value
than properties in non-commercial locations. News accounts focused on
the possibility of the property being purchased by the County using
"Conservation 2020" funds. Lynda Riley, director of the County's
environmental lands acquisition program, indicated that the committee
that makes recommendations to the County Commissioners on Conservation
2020 purchases only considers proposals from property owners. Thus it
would appear that the use of this program to purchase this property
would require that the College of Life to initiate such a request. Thus
far Mr. Dauray has not indicated whether or not the College of Life
board would consider making such a request. Meanwhile the zoning
application is being reviewed by county staff.
During July Lee County issued
building permits authorizing construction of another 209 housing units
in Estero, 109 for single family homes and 100 for units of multifamily
housing. The "building value" of these authorized residential units
totaled $31.5 million, or 38.8% of the total for all of unincorporated
Lee County and 63% of the total of all the rest of unincorporated Lee
County.
To illustrate the importance of Estero's residential growth --
Estero's growth in residential "building value" also compares quite
favorably to that of Bonita Springs. During the first seven months of
2001 Estero's permitted residential "building value" of $211.6 million
was more than twice that of Bonita's $100.6 million. However, Bonita's
permitted "building value" for all other projects, largely commercial,
exceeded Estero's during this period by about $6.4 million, or 26
percent. For both kinds of projects Estero's permitted 'building value"
growth this year is almost 80% greater than Bonita Springs.
Four areas of Estero are
producing almost all of the new housing units authorized during 2000 and
2001 as measured by housing units permitted during this period. The area
with the most permitted units is The Brooks with 38% of the total units
permitted during 2000-01. In second place is the area west of 41 between
Williams Road and Corkscrew Road--primarily
West Bay Club and
Pelican
Sound--with 26% of total units permitted. The third leading growth area
(the "Eastern Area") is east of I-75--Stoneybrook,
Wildcat Run and
Grandezza--with 18% of total units permitted. The fourth area of rapid
residential growth (the "Southwestern Area") is west of 41 and between
Williams Road and the Bonita Springs northern boundary with 12% of the
total units permitted. The growth in this area is being produced by
Pelican Landing,
The Colony,
Coconut Shores,
Meadowbrook,
Marsh Landings
and Fountain Lakes.
The building permit data for the two years indicates that the rate of
growth in some areas increased from 2000 to 2001 while that rate
declined in other areas. The Brooks, the "Eastern Area" and the
"Southwestern Area" increased their share of Estero's residential units
authorized by permit during this period while the "West Bay Club/Pelican
Sound" area share declined. Apparently the Pelican Sound development has
passed its peak growth period and is now reaching its final development
phase while most of the other projects, including the other project in
its area, the West Bay Club, have not yet reached maturity.
On September 4th the Florida Department of Transportation will begin
widening U.S. 41 between Alico Road and San Carlos Boulevard from 4 to 6
lanes. The project is expected to be completed in about one year.
The Florida Department of Transportation recently determined that the
Imperial River Bridge in Bonita could be widened to 6 lanes without
reconstructing the bridge, at a savings of $11 million which can be
applied to other 41 road-widening activities. This change has led to
several important decisions: 1) a decision by FDOT to apply for a $8
million grant from the state's competitive $116 million Transportation
Outreach Program; 2) a decision by Bonita Springs City Council to
allocate $1 million to the widening of 41 in order to increase the
likelihood the grant application would be approved; and 3) a decision by
the Metropolitan Planning Organization to support the $8 million grant
request for widening 41 throughout Bonita.
If the grant request is approved by the Transportation Outreach Program
Council widening 41 throughout Bonita Springs, from Old 41 on the south
to Old 41 on the north will be constructed in 2002 -- instead of as late
as 2006. According to press reports FDOT has indicated that should the
grant be approved widening 41 throughout Estero will start before 2005,
the current scheduled date.
Bonita Springs $1 million contribution will ultimately be used for
enhanced landscaping and street lighting. ECCO has met with FDOT to
learn how Estero might implement such a program when 41 in widened in
Estero and will continue to work with the state, land owners and
developers of properties along this corridor to achieve this objective.
Last month Dave Loveland, Lee County Department of
Transportation Planning Program Director, supplemented our comments
about the first year of the 5 year CIP now under consideration by the
Board of County Commissioners suggesting that we look at the full five
year program and not just the first year. We have done so and discussed
the analysis with Mr. Loveland. Unquestionably, Estero's roadway needs
are far better served over that longer period than in 2001-02 alone.
Over the next 5 years the County's CIP allocates about $30 million to
road construction projects that will improve traffic conditions in
Estero--or 17.5% of the countywide total of $171 million. The vast
majority of these funds will be spent on three projects--
The extension of Three Oaks Parkway from Coconut Road to Bonita
Springs Road ($12 million),
Widening of Three Oaks Parkway from two to four lanes between Alico Road
and Corkscrew Road ($10.1 million), and
The Extension of Koreshan Boulevard from the east side of I-75 to Three
Oaks Parkway ($7.7 million).
The first two projects, when completed, will greatly relieve traffic
congestion on U. S. 41 through Estero while the third project will
reduce traffic on Corkscrew Road.
During this 5 year period about $35 million will also be spent on
countywide roadway programs ranging from resurfacing projects and
intersection improvements to bike and pedestrian facilities and roadway
beautification programs. The Estero community must remain vigilant and
remind the county of our needs in these areas as they arise.
The roadway landscape and beatification programs are of particular
interest to Estero:
Median landscaping on Corkscrew Road from Sandy Lane to just west of
I-75 has been funded, but at a lower level than required by the original
landscape plan. As a result the County's landscape consultant is now
modifying these plans. When completed in a month or so the project can
then go out for bids and be implemented.
The 2001-02 CIP contains the funding for the "core" roadway landscaping
of the Three Oaks Parkway extension from Corkscrew Road to Williams
Road.
The CIP also contains "core" landscaping funding for the two segments of
Three Oaks discussed above.
Median landscaping on Ben Hill Griffin Parkway from Alico Road to
Corkscrew Road and Koreshan Boulevard from Ben Hill Griffin to I-75 is
being funded as part of the University Overlay.
At present roadway landscaping of the Koreshan Extension over I-75 to
Three Oaks Boulevard has not been funded. We have urged the County to
fund landscaping for this segment at a level sufficient to extend the
"look" of the University Overlay west along Koreshan Boulevard. At
present the existing segment of Koreshan Boulevard between Three Oaks
Parkway and 41 is in the second tier of priorities for the County's
Highway Beautification Program primarily because of its low traffic
levels. This status could be greatly improved if some of the developers
along the road would agree to partner with the county on the needed
landscape improvements. This may be more feasible now that
The Rookery
is under development, the Estero Golf Resort has been rezoned and Indigo
Isles is in the zoning process.
Finally, the Florida DOT is planning to initiate a roadway
landscaping program for new roads constructed later this decade. As
noted elsewhere in this report Bonita Springs has committed $1 million
landscaping and lighting on 41 when it is widened throughout Bonita.
Estero must work with the State and property owners along 41 to ensure
that the appearance of 41 in Estero does not compare unfavorably to what
Bonita is funding.
On Monday, August 6th
the contractor, Better Roads Inc. was authorized to proceed on this
project. Nicole Maxey, the County's project manager, informs us that
since then the contractor has been clearing right of way and hauling in
fill on the north side of the Estero River. Clearing continues on the
south side of the river and installation of the utility lines by the
utility contractor should commence within two weeks. The County is
working closely with the Estero Fire Rescue District to provide access
and utilities to the new station as soon as possible.
This segment will be a four lane divided roadway costing about $1.7
million. The County's contract for this work specifies that the project
be completed in 7 months--or by early March 2002. When completed the
segment will connect with another new section of the road in the
Brooks
that will extend south to Coconut Road. Upon completion this route will
undoubtedly take some pressure off of U. S. 41 between Corkscrew Road
and Coconut Road.
Nicole Maxey of the Lee County DOT
is also managing this project. The County, WCI and the
Hyatt Company are
financing the improvements. The existing 10 foot lanes are being widened
to 11 feet and with 2 foot paved shoulders being added to each side of
the road. Turning lanes into various WCI developments are being added
along with an 8 foot wide bike path on the south side of the road from
41 to the Hyatt. The existing road is essentially being reconstructed to
current standards as the existing subgrade and base were inadequate
given the age of the road and the amount and type of traffic now using
the road. The entire project should be completed in about two months.
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