Estero Development Report
Volume 2, Number 4 Edited by ECCO--the Estero Concerned Citizens Organization For
further information, to provide information or to add names to our
mailing list, Estero Development Activities during August 2002 September Opportunities for Citizen Participation In Protecting Estero's Quality of Life
County
Financial Assistance
|
|
Date |
Square Footage Permitted |
Estimated Occupancy Date |
|---|---|---|
|
Upon Zoning Approval |
400,000 |
October 2004 |
|
January 1, 2003 |
800,000 |
January 2005 |
|
January 1, 2004 |
1,200,000 |
January 2006 |
|
January 1, 2005 |
1,800,000 |
January 2007 |
The Hearing Examiner's report states: "The Applicant has testified that it would be anywhere from one year to eighteen months from the time the Applicant receives its permits to the time the 400,000 square feet of retail uses will be open for business." In the above table we have been more generous and have assumed that it will take the developer 24 months for permit approval, project design, engineering and construction. In addition the Hearing Examiner would allow permits to be issued earlier if certain road improvements, located miles from Estero, have been started prior to these dates. County staff indicates that all of these projects will be start within the next several months, thus permitting all phases of the project to be permitted quite soon. Under the Hearing Examiner's approach, the status of road improvements surrounding the project would have no affect upon the phased development of the retail center.
In addition the Hearing Examiner would permit all of the other parts of the project to be permitted immediately. They are: 300,000 square feet of office space, 600 hotel rooms, 1,000 multi-family housing units and a 200 unit assisted living facility.
In January 2005, when 800,000 square feet, or 44%, of the retail center could be opened for business the following eight local road projects are expected to be under construction or still in the planning stage and acquisition stage:
- 6 lane widening of US 41 from south Old 41 to north Old 41
- 4 lane Three Oaks Parkway from Bonita Beach Road to Coconut Road
- 2 or 4 lane Sandy Lane from Corkscrew Road to Old 41
- 4 lane widening of Three Oaks Parkway from Alico Road to Corkscrew Road
- 4 lane widening of Old 41 from Rosemary to north US 41
- 6 lane widening of US 41 from Corkscrew Road to San Carlos Park
- 4 lane Koreshan Boulevard from Ben Hill Griffin to Three Oaks Parkway
- 6 Lane widening of I-75 through all of Estero
The added traffic produced by the January, 2005 Coconut Point retail opening will compound problems produced by:
- ongoing construction work necessary to 6 lane US 41 from north Old 41 to south Old 41;
- ongoing construction work necessary to 4 lane Old 41 from the north end of Old 41 to Rosemary;
- the unavailability of Three Oaks Parkway in Bonita Springs which will still be under construction at this time; and
- the fact that there will be no north-south alternative to US 41 south of Coconut Road other than I-75.
In addition the four lane construction work on Three Oaks Parkway between Alico Road to Corkscrew will add to the traffic problems on the four lane US 41 between Corkscrew Road and San Carlos Park. This problem will be intensified by the failure of both Three Oaks and Ben Hill Griffin to provide continuous north-south service (not all segments will be completed by that date).
One year later in January 2006, when 1,200,000 square feet, or 67%, of the retail center could open for business and again in January 2007, when all 1,800,000 could be open for business, the following Estero vicinity roads are not expected to be completed:
- 4 lane Three Oaks Parkway from Bonita Beach Road to Coconut Road
- 2 or 4 lane Sandy Lane from Corkscrew Road to Old 41
- 6 lane widening of US 41 from Corkscrew Road to San Carlos Park
- 6 Lane widening of I-75 through all of Estero
- Widening of I-75 ramps at Corkscrew Road
Without a fully operational 4-lane Sandy Lane and with the discontinuities on Three Oaks Parkway, traffic on US 41, now 6 laned from north Old 41 to Corkscrew Road, will be intense.
The Hearing Examiner recommends that the Developer be responsible for financing $14.6 million of roadway improvements. He further recommends that these funds may be used to help finance (pipeline) the following road improvements and numerous intersection improvements:
·- 6 lane widening of I-75 between Corkscrew and Daniels Parkway;
- 6 lane widening of Three Oaks Parkway from Williams and Corkscrew;
- 6 lane widening of US 41 between Koreshan and San Carlos Boulevard and between Bonita Beach Road and Coconut Road;
- Sandy Lane 2-lane Extension, from the south property line to the north property line (Williams Road) and from Williams Road to Corkscrew Road.
With respect to Sandy Lane the report continues: "Consistent with the County’s long-range plan for Sandy Lane as a 2-lane collector and the County’s standards for collector roads, no more than 125 feet and no less than 100 feet of right-of-way and 2 lanes of construction will be eligible for credits against the proportionate share obligation. The reasonable cost of providing the railroad crossing between Williams Road and Corkscrew Road will be eligible for credits against the project’s proportionate share obligation. If the Developer chooses to build more than 2 lanes, it will be at the Developer’s sole expense."
This recommendation creates two problems:
- by providing no funds for the construction of Sandy Lane from the south boundary of the project to Old 41 it forces all southbound Sandy Lane traffic to US 41 at or above the north entrance to Pelican Landings; and
- by providing no funds for four-laning Sandy Lane it greatly reduces the potential for Sandy Lane to provide relief for US 41, for Three Oaks Parkway through The Brooks and for project construction traffic.
In addition to these traffic problems the Hearing Examiner's reports do not adequately address signage, building setbacks and heights, lighting, and several appearance and buffering issues. ECCO and the Estero community groups most directly affected by all these issues plan to work with the County, the City of Bonita Springs and the Developers to remedy these problems before the Board of County Commissioners (BOCC) meets to approve the zoning and DRI Development Order conditions for the project on October 21st.
Estero Community Planning Panel (ECPP) Activities
The ECPP met three times during the month of August completing the following work:
- heard presentations from seven developers seeking zoning changes and/or development orders for projects that have been zoned. These presentations, along with the related question and answer sessions satisfy new Lee Plan and Land Development Code requirements for developers working in Estero. Developers must participate in one public meeting with the citizens of Estero before the project approval process can be completed by county staff.
- Discussed the proposed second set of Land Development Code (LDC) changes prepared by Vanasse & Daylor, the ECPP's planner, for submitted to the County for their approval early next year. The major recommendations included: 1) a broad set of sign regulations, 2) a zoning overlay district for US 41 throughout Estero, and 3) extension of the Corkscrew overlay district to include Sandy Lane from Corkscrew Road to the north boundary of Bonita Springs. Because signage codes are usually quite controversial the ECPP has decided to schedule a special "signage code" workshop for Estero Citizens, affected businesses and landowners and representatives of the sign industry sometime in September.
- Discussion and approval of procedures for developers seeking to make zoning presentations to the ECPP and the community. The procedures require each developer to submit most of the information required by county zoning staff for their review of the application, a summary of parts 1 through 4 of the application and a list of major issues raised by the project. This information shall be provided to all panel members prior to the public meeting. It also requires the developer to bring needed graphic materials and copies to the public meeting so that the citizens of Estero who attend these meetings can effectively participate in them. The developer must also submit a copy of the meeting summary that he or she is required to file with the county to the ECPP for their review prior to submitting it to the county. Finally it provides procedures for the ECPP to respond to the developer and/or the county regarding the developer's meeting summary.
- Discussion of the requirements for membership on the Community Appearance Committee (CAC) that will soon be appointed by the ECPP. The CAC will review each Development Order sought by developers of Estero projects to insure that appearance guidelines meet new Land Development Code standards. The CAC will consist of seven members, with at least four professionals in architecture, landscaping, engineering or planning. Preference will be given to Estero residents or persons employed or doing business in Estero. The ECPP has publicized our need for quality professionals to serve in this capacity. By the final August meeting several persons had volunteered to serve on the CAC. However, no selections will be made until the application period is completed. The ECPP plans to complete the screening and selection process by September 15th.
Estero's 2002 Permitted Housing Unit Growth
During the month of July another 115 housing units, with a total building value of $20.6 million, were permitted for Estero.
During the first seven months of 2002 a total of 915 housing units were permitted for Estero, down from 1,122 last year and 1,399 in 2000. Most of the decline has been in multi-family housing units. Five hundred thirteen (513) single family homes have been permitted in Estero thus far this year, up from 462 last year but down from 629 in 2000. During the same period housing units in buildings with 3 or more units has declined from 744 in 2000 to 536 in 2001 and 334 this year.
In spite of the 19 per cent year to year decline in housing units permitted thus far this year, the total building value of all housing units fell by less than one percent. The increased proportion of single family homes and higher housing prices are offsetting the decline in the number of new housing units. Estero's average housing unit building value thus far this year is up 23 % from last year and 11% from 2000.
For the first seven months of the year Estero constituted 24% of the total building value for all housing units permitted throughout unincorporated Lee County, and was approximately double that of the City of Bonita Springs.
Estero Community Park Progress Report
(Centrally located between Corkscrew and Williams about 1 mile east of US 41)
On August 6th the county officials responsible for the design and construction of this 65 acre park presented two alternative master plans for the remaining 55 acres to the citizens of Estero. Each plan contains the same features including, but not limited to, recreation center with covered outdoor stage; two soccer fields; playgrounds for different age groups; a water park; skate park; horseshoe and bocce courts; a 5K cross country course; a large central lawn; bike/walking trails; picnic pavilions; a dog park and a 9 hole disc golf course. The Estero citizens attending the meeting preferred the following features: an oval central lawn; an entrance with a roundabout; and separate active and passive recreation sections within the park.
The two plans may be viewed on the Parks and Recreation Department section of the Lee County website www.lee-county.com. The county and its planners will now amend the plan and present it to the BOCC for their approval in late September or October. Public testimony will be permitted at that meeting. Thereafter the park will be designed; three additional public meetings will be held late this year or early 2003 to discuss various park design issues, including the size and design of the recreation center; and construction will begin--probably next spring.
Estero Median Roadway Landscaping and Lighting Update
The University
Overlay
Ben Hill Griffin & Corkscrew Road east of I-75
This project will soon become the second jewel in Estero's roadway landscaping plan. It is our northeastern anchor similar to the manner that the Brooks anchors the southwestern sector of our roadway landscaping plan.
The project was slowed by the discovery of high iron content and low water pressure in the project's test irrigation wells. As a result the irrigation system had to be redesigned, more test wells drilled and new permits obtained. During September and October the County and its project manager, Lodge Construction, will prepare bid documents; advertise for bidders; and evaluate and select contractors. Construction is expected to begin in November with plant installation being completed in February or March 2003.
The landscape design will provide the corridor with median landscaping well above the County's "core" landscaping standards, with more mature trees and other plant materials being planted more intensively.
Corkscrew Road
from Sandy Lane to Corkscrew Woodlands
During September, Lee County will begin installing "core" median landscaping on this important segment of Estero's "Main Street". The irrigation and plantings should be installed in about three months. If the community and its developers can access some of the additional $2 million being budgeted by the County for roadway landscaping this year, additional plantings will be installed along this roadway next year.
Estero Road
Improvement Progress
US 41 from North Old 41 to Corkscrew Road
During September FDOT will conduct a public meeting to discuss the widening and resurfacing plans for this road segment with Estero and Bonita businesses and residents. Construction will begin during the later part of the month. The road design includes five foot sidewalks on each side of the road and six foot shoulders for bike riders. The construction contract provides incentives for the contractor to complete the job ahead of schedule. Recent traffic counts for the road showed that an average of 41,500 vehicles per day passed the Old 41 terminus.
Some of Estero's Pending Rezoning Proposals
Corkscrew-River Ranch (Northwest Corner) Commercial Planned Development
On August 12th David McKee reported to the ECPP on changes made to the Corkscrew River Ranch CPD as a result of his July 24 meeting with the Panel:
- No out-door seating at the proposed restaurant.
- Add sidewalks along River Ranch Road.
- 20ft wide buffer area with an 8ft wall buffering adjacent residential properties.
- Would be agreeable to a turn lane at the entrance off Corkscrew, but the developer does not own sufficient property to the west to install such a lane.
- Will comply with signage and lighting requirements in effect at the time of application for a development order.
- The developer needs cost figures on participation in the Corkscrew median landscaping project. In response it was explained that the County is being encouraged to develop median landscaping with an intensive core level. Should the county approve that proposal the landowners along the road may be asked to bear a proportionate share of the non-public cost of installation and/or maintenance in accordance with their frontage on Corkscrew.
There were several significant problems with the site plan as modified:
- The requested deviation from 660 ft. arterial roadway separation distance to 285 is too short. Whether this deviation is granted will be determined by the County DOT.
- The large number of uses requested still constitutes a “bubble” plan which is unacceptable in Estero.
- Repair Shops Groups I, II and III could involve outdoor storage and noisy activities such as muffler repair which is unacceptable.
- Non-Store Retailers Group II could involve service trucks.
- Rental and Leasing Group I could involve outdoor displays.
McKee said he will confer with the owner to see if he will agree to eliminate some of these uses. He will furnish the Panel with a copy of his meeting report to be submitted to the County and consider the Panel's suggestions before final submittal.
Park Circle CPD
On August 12th Charles Basinait and Gary F. Muller presented this project to the ECPP. The project site is on the north side of Corkscrew Road between Country Creek and Kristen Woods, an approved mixed use project located on the northeast corner of Sandy Lane and Corkscrew Road. Zoning for this project would authorize the owner to construct one 12,750 sf two story Office/Retail building on a 1.17 acre site.
Dan DeLisi noted that if the site plan were approved by the ECPP as submitted it would raise credibility issue for the ECPP because it deviates from the set back requirements recently approved by the County. The location of the building on the site will depend upon the location of the interconnection with Kristen Woods. Efforts will be made by the developer to work with the owners of Kristen Woods to relocate their interconnect road so that the building could be moved forward with parking in the rear. This would permit the project to comply with the setback requirements of the Corkscrew Road Overlay District recently added to the Land Development Code.
In addition to the entrance through Kristen Woods the site plan contains an entrance off Corkscrew Road on a little used existing road that does not have a turn lane. Basinet will furnish the Panel with a copy of his county required meeting summary for review and comment before submitting it to the county.
Koreshan Skilled Nursing Home
On August 19th Doug Widner and Dale Johnson presented a zoning amendment to add a 24 bed Alzheimer’s wing to the previously approved 155 bed Koreshan Skilled Nursing Home Facility now under construction on the north side of Williams Road just west of US 41. The facility is a one story building with large buffers on the north and west sides adjacent to residential developments. The new wing will begin construction shortly after the existing facility is completed. The traffic generated by the project is expected to be less than would have been generated by the 155 bed hospital originally approved for this site.
The developer indicated that they are willing to pay their proportionate share of the cost of landscaping the US 41 median and of maintaining it even though they do not front directly on US 41.
Estero Pointe CPD
(approximately ¼ mile north of the intersection of US 41 and Coconut Road on the west side of US 41 in front of Marsh Landing)
Also on August 19th Greg Stuart, of Stuart and Associates, presented a rezoning application for the Estero Pointe CPD that would change the zoning from Agricultural to 95,000 sf of retail and office. The project will consist of two small retail tracts on the north and south ends of the property and two central tracts that would be used for office development.
The application would preserve 35-ft of native vegetation in an area that would buffer a portion of the Marsh Landing boundary in depth from 60-ft to 145-ft. To implement a “Village” concept for the property the plan provides for residential units above the commercial space. The recent amendments to the LDC encourage this kind of development while Lee county requirements have historically made this combination of uses quite difficult.
Officers of the Marsh Landing homeowners association raised concerns about the potential for the inter-connect road near the rear of the property and adjacent to Marsh Landing causing possible loitering and lighting problems. ECPP Chairman Noethlich indicated that the Panel will work with the homeowners association to ensure that their concerns are addressed by the developer.
In addition serious objections were raised about a number of the proposed uses: service stations, fast food restaurants, convenience stores, car washes, package stores, parcel and express services and rental and leasing establishments. Stuart promised to supply the ECPP with a copy of the meeting summary he is required to file with the County.
Plaza del Sol CPD
(northeast corner of Corkscrew and Three Oaks)
Finally on August 19th Tracy N. Bean, Zoning and Land Use Coordinator of Bean, Whitaker, Lutz & Kareh, Inc. presented an amendment to the existing commercial zoning of Plaza Del Sol CPD project. If approved the amendment would:
-
relocate a lake from the highly visible southwest corner of the property to the back of the property,
-
increase the number of tracts, mostly outlots, from 7 to 9,
-
add 50,000 square feet of retail space in order to provide a large parcel for a potential buyer.
Bean indicated that the property owners have a development order that permits them to clear some of the property and install some of the infrastructure. Chairman Noethlich emphasized the Panel’s desire for a consistent architectural theme for all the property and that this section of Corkscrew Road, including this property, not become a gasoline or fast-food alley. The panel pointed out that the proposal, as presented, would permit a fast food restaurant on each of the nine parcels.
The developer replied that the tone for the project would be set by the bank that will anchor the corner if the requested change is approved by the county. Strong opposition was also expressed to the request for a free standing bar or cocktail lounge. Such a request is inconsistent with the Estero Community Plan. Finally, it was suggested that the project site should have only one Corkscrew Road entrance instead of the two sought by the developer. Bean indicated that they will review the list of possible uses in view of the objections and send the Panel a revised list.
Cascades Amendment
On August 27th Harry Sleek, Senior Vice President, Levitt and Sons updated the Panel on the latest plans for the Cascades adult (55 or older) single-family community being built between Koreshan Boulevard and East Broadway, about 1/2 mile east of Three Oaks Parkway. Levitt has acquired the Sunny Grove Nursery property located just southeast of the Cascade site and just north of Country Creek. The zoning amendment would add this property to the development resulting in a 20% expansion of the project's site. This acquisition will greatly reduce truck, other traffic and noise on East Broadway. Present zoning for the Cascades prohibits access to the Cascades from Broadway except for emergency vehicles. This amendment retains that limitation.
The amendment also replaces the multi-family housing units planned for the northwest section of the site with zero lot line detached villas. Thus, the project will ultimately contain 700 single-family homes and no multifamily units. A 40-foot wide buffer with a 5-foot berm and a 6-foot wall will be installed along Koreshan and a 6-foot wall will separate the Cascades from Rookery Pointe. The panel and the audience were supportive of the proposed changes.
New Proposed
Development Projects
Ginn Company Proposes Major Project East of FGCU
As reported in earlier editions the Ginn Company, an Orlando based developer, is assembling about 5,400 acres of land immediately east of FGCU. Virtually all of the land is in the County's Density Reduction Groundwater Recharge (DRGR) Area -- an area that supplies one third of the county's drinking water. The DRGR designation was established by the county in the late 1980s and restricts housing density in the area to one residential unit per 10 acres.
The proposed project would include: 1,400 housing units (or about 3 units per acre), four golf courses, some hotel rooms and office and commercial space. In order to encourage FGCU support for this density increase, Ginn has agreed to donate 100 acres to the University; swap another 215 acres located close to the University campus; build some new roads for the University; donate $7.5 million toward construction of a school of engineering and contribute another $2 million to help operate that school in its early years.
The developer hopes to convince the BOCC that the project will be better for the DRGR property than continued use for farming and mining and by limiting the area covered by impervious materials to 500 acres, or about 10%, of the area. The developer's engineers argue that the land has already been heavily scarred by past mining and farming activities. The land contains 1,273 acres of quarries, 2,258 acres that has been used for farming and 1,875 acres infested with exotic plants.
In 2000 the BOCC approved construction of 10 golf courses for the DRGR area with tight construction and operations guidelines and a requirement that no houses would ever be built on them. Thus far the Bonita Bay Group has sought zoning for 6 courses (one has been approved) and Ginn recently received approval for one 27 hole golf course on over 400 acres of this project site.
It is estimated that it will take at least two years for this project to work its way through the approval process, no matter how it ends up. Inasmuch as some of the property is located in Estero the developer will undoubtedly be making several presentations to the ECPP and the Estero community during the next couple of years, but is unready to do so now.
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