Estero Development Report

Volume 4, Number 3
Issued July 2004

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

August Opportunities for Citizen Participation In Protecting Estero's Quality of Life

Date	Time	Event	Location
Monday, August 2^nd	9:30 a.m.	Hearing Examiner Hearing on the Terezei Project Rezoning	County Community Development Building, Second Floor Conf. Room, 1500 Monroe St., Ft Myers
Wednesday, August 4^th	9 a.m.	Estero Parkway Wal-Mart Hearing Examiner Zoning Hearing	County Community Development Building, Second Floor Conf. Room, 1500 Monroe St., Ft Myers
Wednesday, August 4^th	9 a.m.	Bonita City Council Consideration of the Sandy Lane Extension	Bonita Springs Utilities Board Room, East Terry Street & I-75
Monday, August 9th	6 p.m.	Estero Community Planning Panel consideration of the AT&T tower site along Spring Creek Road in Pelican Landing; Miromar Development project	Marsh Landing Clubhouse
Tuesday, August 10^th	6:00 p.m.	Estero Fire Rescue District Board	Estero United Methodist Church -- Founder's Hall
Tuesday, August 10^th	6:00 p.m.	Primary Election Candidate Forum -- Local County Commissioner and State Representative Races	Copperleaf at The Brooks Clubhouse
Wednesday, August 11th	5 p.m.	Estero Design Review Committee Review of Navona Tower at The Colony;	The Perry Room of The Estero Country Club at The Vines
Friday, August 13^th	2 p.m.	ECCO Council of Community Leaders Meeting.	Marsh Landing Clubhouse
Friday, August 13^th	5:30 p.m.	Bonita Chamber of Commerce Business After Hours; Guest Speaker County Commissioner Ray Judah	Shadow Wood Country Club
Monday, August 23rd	11 a.m.	Estero Community Park Groundbreaking	Corkscrew Road Entrance to Park
Tuesday, August 31^st	All Day	Primary Election	Estero's Five Polling Places

Page	Subject
1	Calendar
2	Estero Council of Community Leaders (ECCL) Candidates Forum
2	Two Stimulators of Estero's Growth
2	Southwest Florida International Airport
3	Florida Gulf Coast University (FGCU) Update
3	Estero Community Park Progress Report
4	Estero Housing Growth Continues Strong
4	Coconut Road Wal-Mart Status Report
5	New Projects in the Approval Process
5	Paradise Shoppes of Estero in Camargo Trust MCP
6	Hampton Inn
6	Bayside Community Development District (CDD) Maintenance Facility
6	The Preserve of Estero
7	Osprey Cove
7	Meadows of Estero

Estero Council of Community Leaders (ECCL) Candidates Forum

The ECCL is sponsoring a forum for candidates for State Representative (75^th District) and the Lee County Board (3^rd District) on Tuesday, August 10^th at 6 p.m. in the Copperleaf at The Brooks Clubhouse. The public is invited to attend. Please come and bring your friends and neighbors so that all are informed before the Primary Election on August 31^st.

County Commissioner Ray Judah and his opponent, Jake Slot, will appear during the 6 to 7 p.m. period while Ralph Livingston and Neal Noethlich, two of the three candidates for our open State Representative seat, will discuss state issues from 7 to 8 p.m.

Both sessions will be moderated by Phil Lewis, the Editor of the Naples Daily News. Each candidate will be given five minutes for an opening statement. These statements will be followed by each candidate asking the other candidate one question. Then the moderator will ask questions suggested by the audience. Then each candidate will ask his opponent one more question followed by five minute closing statements by each candidate.

Two Stimulators
of Estero's Growth

Southwest Florida International Airport

Representatives of the Lee County Port Authority discussed future plans for the airport with the members of the Estero Council of Community Leaders (ECCL) at their meeting on July 16^th. The new Midfield Terminal will open for business next spring. That facility will initially contain 785,000 square feet and 28 gates with provision for a larger number of gates when needed in the future.

A new parallel runway will be constructed south of the Midfield terminal between 2010 and 2015. That runway will not have a major impact upon noise and air pollution in Estero because if will be used primarily for take-offs while the existing runway will be used for landings. Due to our prevailing winds most planes take off to the east and then turn north, thus avoiding Estero airspace.

In the meantime the existing runway will be rehabilitated. Before the rehabilitation begins the taxiway for the existing terminal will be converted into a temporary runway. The airlines that are financing the Midfield terminal have insisted that the existing terminal be demolished so that they can avoid unfair competition from airlines that are not sharing in the financing of the Midfield terminal.

After September 15^th Estero residents will be able to quickly reach the existing terminal without using I-75 by driving north on Ben Hill Griffin Parkway and continuing on Treeline Drive from Alico Road up to Daniels Parkway.

The Port Authority has implemented studies that provide the basis for noise abatement policies that are now part of the Lee County Comprehensive Plan. Residences located within identified sound impacted areas are therefore eligible for Federal Noise Abatement (insulation) grants. Although aircraft movements are expected to increase from the present 75,000 per year to 129,000 by 2020, noise levels are not expected to increase due to reductions in engine noise.

Florida Gulf Coast University (FGCU) Update

On July 16^th Dr. Joseph Shepard, Vice President of FGCU, brought the ECCL members up to date on the University's development plans. FGCU's Fall 2004 Enrollment is expected to total 6,300 students. Currently there are 1,700 student housing units on campus with 800 additional off-campus units currently under construction for Fall student occupancy. On-campus student housing units are expected to number between 3,000 and 4,500 five years from now.

FGCU has received commitments for $125 million in private donations during the last five years. Many of these donations have triggered matching grants from the State of Florida and/or the Federal Government. Two major donations have recently been received for development of an Engineering School. Another gift of 75 acres of land just north of Teco Arena will provide the University with a site for several Charter Schools to be affiliated with the University's School of Education.

In addition the University has stimulated private investment by entities that need or want to locate near such an institution. Cleveland Clinic has purchased land near Alico Road and I-75 because of its proximity to the University. Additional land along Alico is being developed as a University linked Research Park.

Estero Community Park

With substantial input from Estero residents, Lee County has completed the design of the 65 acre Estero Community Park, has cleared the site of exotic vegetation and last month presented the detailed design of the first phase of the project to the EDRC. The main entrance to the Park will be on the south side of Corkscrew Road midway between Sandy Lane and River Ranch Road. The centerpiece of the Park is a 41,000 square foot Community/Recreation Center, by far the largest ever constructed by Lee County Parks and Recreation. The back of the Community/Recreation building is an amphitheater fronting on the "central lawn", a large oval capable of seating 2,000 residents for concerts and other events.

On July 27^th the Board of County Commissioners (BOCC) approved a $10.8 million construction contract with J. L. Wallace Inc. for Phase 1 of the Park. In addition the BOCC approved a loan of $6.7 million from the County's General Fund to help finance Phase 1. The other source of funding for Phase 1 comes from Park Impact Fees paid by purchasers of new homes in Estero and the other areas in our Impact Fee District. As a result construction of the Park will begin about August 15^th with the Groundbreaking Ceremony scheduled for August 23^rd. Construction of Phase 1 of the Park is expected to be completed in November 2005.

In addition to the Community/Recreation Center and all the facilities that it will contain, Phase 1 will also include:

Site preparation, utilities, roads, landscaping and parking lots
The "Central Lawn"
The Cross Country Hill
Two Large Lakes
A Site for a Historic Estero House
A Gazebo
Three Sand Volleyball Courts
Two Bocce Courts
Eight Horseshoe Pits
A Playground and Play Area
A Picnic Area
Entrance Sign and Lake Fountain
Showers and Wash Rooms
Disk Golf Course
2.5 Meter Cross Country Course

Estero Housing Growth Continues Strong

During the first six months this year 796 housing units with a building value of $159 million were permitted in Estero. The following table shows how this performance compares with the prior four years:

Year	Total Annual Housing Units	Number of Housing Units	Building Value of Units	Average Building Value Per Unit	Percentage of Single Family Units
2000	2,088	974	$131,332,339	$134,800	39.9
2001	2,104	1,190	$182,263,909	$153,200	43.7
2002	1,500	790	$132,016,584	$167,100	53.4
2003	1,425	970	$143,437,633	$147,900	34.8
2004		796	$165,343,823	$207,700	72.1

Thus 2004 ranks fourth of the five years in the number of housing units permitted but second in the total building value of those units. The housing unit data in 2003 is inflated by the large number of permitted units (240) in Villagio during February, 2003.

The building value of housing units permitted in Estero this year is up significantly from all prior periods, largely because the single family share of the market has increased so dramatically. The residential building value understates the purchase price of each residence because it excludes the value of the underlying land.

The total building value of housing units permitted in Estero continues to exceed that of the City of Bonita Springs. During the first six months of the year the total building value of Estero's residential permits exceeded Bonita's by 32%. Although commercial investment in Bonita Springs still exceeds that of Estero, the total six month building value of all Estero permits exceeds Bonita Springs by 6%.

Coconut Road Wal-Mart Status Report

The Wal-Mart Corporation has a contract to purchase the 46 acre parcel on the northwest corner of Coconut Road and US 41 with plans to construct a 208,000 square foot super-center including a grocery store, tire-lube operation, liquor store and a garden center. In addition the property would contain three outlots and a gas station site.

On April 21^st Wal-Mart filed with the County a "Request for appeal of an administrative interpretation to the Hearing Examiner" in an effort to overturn the county's denial of Wal-Mart's Development Order. County staff has taken the position that Wal-Mart must rezone the property if it wants to build a superstore on this site.

The long awaited hearing of Wal-Mart's appeal was held on July 1st. The decision of the Hearing Examiner is expected within the next few weeks.

The hearing before Chief Hearing Examiner Diana Parker was shortened when Wal-Mart withdrew a number of issues from their appeal. Their stated reason for this withdrawal was that revised plans to be submitted later by Wal-Mart to the County would overcome the County's objections on these issues.

The issue that was argued by attorneys for the parties, including by Matt Uhle for six Estero communities, the citizens of four other residential communities and the Hyatt Coconut Point Resort, involved Wal-Mart's plan to convert three retail out-lots in the approved Master Concept Plan for the site exclusively into parking for the Wal-Mart Superstore. Wal-Mart argued that such use was permitted because the existing zoning provides "accessory parking" as a permitted use on each of these parcels.

The County argued that while that was true, such parking lots had to be accessory to a main use on the parcel not to a use on an adjoining parcel. In addition, although Wal-Mart wanted to limit the issues before the hearing examiner to this narrow issue of code interpretation, the County Attorney and Matt Uhle, though our witness David Crawford, and in his closing argument, made it clear that the more basic point at issue was that the plan, so far presented by Wal-Mart deviates significantly from the approved Master Concept Plan for the site.

If the County and the Estero communities and firms are successful, Wal-Mart will have to rezone the property, file another Development Order that can overcome the objections of the County as interpreted by the Hearing Examiner or appeal the decision to the Circuit Court. If the Hearing Examiner rules against the community and the County, either or both parties can appeal the decision to the Circuit Court.

New Projects
in the Approval Process

Paradise Shoppes of Estero in Camargo Trust MCP

As reported last month Camargo Trust is the 83 acre parcel on the northwest corner of US 41 and Williams Road. Camargo Trust's size ranks it as Estero's fourth largest mixed use development. The 50 acre parcel at the rear of the property will be developed as the 258 unit Meadows of Estero residential community. Ten acres along Williams Road was recently developed as the Life Care Center of Estero. The remaining 23 acre commercial site along US 41 is now being called Paradise Shoppes of Estero.

The developer of Paradise Shoppes of Estero, The Paradise Group of Weston, Florida, is seeking approval to develop 100,000 square feet of retail on 8 outlots ranging in size from one to eleven acres. The rezoning proposal decreases the amount of retail and the number of uses on the site while increasing the number of outlots. The original zoning authorized development of 300 dwelling units, 100,000 square feet of retail space, 200,000 square feet of office space, and 105 hotel/motel units.

This rezoning request was first presented to the ECPP on June 14^th. The developer returned on July 12^th for further discussion with the community. At the July meeting the developer agreed to only one fast food restaurant and one gas/convenience store that would probably include a car wash. The panel objected to authorizing five drive-thru facilities as sought by the developer. Two of the proposed out-parcel lots are narrow and would force the narrow side of the buildings to face the US 41 frontage, thus reducing the impact of the proposed architectural standards. The Paradise Group’s architect, Bill Fisher, suggested that the design standards could restrict the locations of the drive-thrus to areas away from US 41.

After considerable discussion of the proposed uses the Panel requested that the developer furnish them with an updated list of uses to be submitted to the County. Citizen concern was also expressed about how future residents of The Meadows of Estero would be affected by noise, lighting and smells from adjacent retail developments.

Another major concern of the panel and the community is how north bound traffic exiting on Williams Road can be handled by the very short left turn lanes that are possible on that road. Presently, there is room to stack only four cars in the left turn lane onto US 41 from Williams Road.

The developer presented design standards for the project to the Panel. The Panel indicated that they would study them and requested an opportunity to meet with the developer within the next few weeks.

Hampton Inn

Michael Bou-Sliman, the managing partner of the Hampton Inn at I-75 and Immokalee Road, presented a plan for five-story, 94 room Hampton Inn hotel on the Southwest Corner of I-75 and Corkscrew Road. The proposed hotel would be located on a 2 acre outlot immediately east of Corkscrew Woodlands Drive and behind the two remaining outlots fronting on Corkscrew Road. The hotel would be buffered from the Corkscrew Woodlands community by a preserve area at the rear of the property. The developer agreed to meet and discuss the project with Corkscrew Woodlands and Island Club residents. Since the zoning for the property authorizes a hotel, the developer does not need to rezone the property but rather is seeking a Development Order. Thus they need to present their plans to the Estero Design Review Committee next month. If all goes as planned, construction of the Hampton Inn will begin in November or December with completion expected about one year later.

Bayside Community Development District (CDD) Maintenance Facility

The plans of this Pelican Landing CDD were presented to the ECPP by Amy Pintus, planner with Johnson Engineering. The maintenance facility would be located on the north side of Coconut Road across from the north Pelican Landing boundary. The proposed 1.5 acre facility would be immediately adjacent to several homes in the Eldorado Acres residential community.

The Panel expressed concerns about the maintenance facility's close proximity to existing and proposed single family homes and its impact on the appearance of Coconut Road, the entrance to the Hyatt Coconut Point Resort and Spa. Since the gates to the maintenance yard will be open from 7:00 AM to 3:00 PM to permit easy entrance and exit of the District's equipment, they will not have the intended effect on the appearance of the facility. It was suggested that large trees and landscaping could help. In addition it was suggested that the gate be moved back from the road so that trucks and equipment entering the facility would not obstruct traffic and the gate could be closed except when equipment and trucks were entering or leaving the property.

The Preserve of Estero

On July 14^th Toll Brothers presented their newest Estero residential community to the Estero Design Review Committee (EDRC). The Preserve is a 492 unit single family community located on the north side of Estero Parkway midway between US 41 and Three Oaks Parkway. Homes in the Preserve will range in size from 1,300 to 2.400 square feet and from $190,000 to $300,000 in price. The gateway and frontage along Estero Parkway will be similar to Toll Brothers' Belle Lago community immediately to the west. Thus this segment of Estero Parkway will be lined on both sides by large landscaped berms in front of attractive residential communities.

Toll Brothers has included in an existing Development Order plans for closing two Estero Parkway median openings (with a third to follow next year) so that the County installed median landscaping can be extended into these areas. Levitt and Sons, the developer of The Cascades on the other side of Estero Parkway, have agreed to share the cost of closing these median openings with Toll Brothers.

Osprey Cove

U.S. Homes representatives also presented their new Estero project to the EDRC on July 14^th. Osprey Cove is a 328 unit multi-family residential community located on 30 acres just west of Bella Lago and just east of the proposed Estero Parkway Wal-Mart. The proposed two, three and four story buildings will contain units ranging in size from 1,200 to 1,500 square feet and from $170,000 to $260,000 in price. A large preserve area is located in front to the buildings along Estero Parkway.

Meadows of Estero

The Grand Opening for this 258 unit multifamily project, located in front of Pelican Sound, was held on July 17^th and 18^th. Two coach home designs are now being offered ranging in size from 2,000 square feet to nearly 2,900 square feet. Prices for the units begin in the upper $200,000. The community will be constructed between the commercial property included in Paradise Shoppes (see article above) and Pelican Sound.

Estero Development Report

New Projects in the Approval Process

New Projects
in the Approval Process