Estero Community Website

To learn more about Estero and its growth management efforts view the new website of:

Estero Community Planning Panel (ECPP);
Estero Civic Association (ECA);
Estero Design Review Committee (EDRC), and
Estero Council of Community Leaders (ECCL)

www.esterofl.org

The site is still in formation … your suggestions for improvement are most welcome.

Raising the Commercial Development Bar in Estero

When the Estero Community Plan was adopted in January 2002 it called for a series of changes in the Lee County Land Development Code in order to ensure that the goals of the plan would be achieved throughout Estero.

In June 2002 Land Development Code changes requiring the following were approved by the Board of County Commissioners:

• Increased buffering requirements for all commercial projects but especially
between commercial and residential projects so that residents would not
be negatively impacted by noise, odors and other forms of pollution,

• Special provisions for automobile service stations and convenience food
and beverage stores to reduce the intensity of their canopy lighting,
upgrade their appearance and limit their numbers by establishing a
minimum separation distance,

• Created the Corkscrew Main Street Overlay District and established Design Standards and Property Development Regulations that impact all developments located along Corkscrew Road.

In October 2002 the Board of County Commissioners approved another change in the Land Development Code creating General Signage Guidelines applicable throughout the Estero community.

These legal requirements, along with the Community Plan, have guided the Estero Community Planning Panel (ECPP) and the Estero Design Review Committee (EDRC) in their advisory review of requested zoning and project development (DO) applications during the last three years.

During this period both groups have sponsored community meetings at which hundreds of developments and projects have been presented and reviewed by thousands of community residents. This experience has demonstrated the need for another series of Land Development Code changes applicable only to Estero.

These changes have been developed by the ECPP in conjunction with the County Community Development staff and have now been reviewed and approved by the County’s Land Development Code Advisory Committee and its Executive Regulatory Oversight Committee. During October they will be reviewed by the County’s Local Planning Agency and will then be presented to the Board of County Commissioner’s for their approval.

Recently County staff decided to create a new chapter of the Land Development Code, Chapter 33, exclusively for “Planning Community Regulations” because several more planning communities have established comprehensive community plans and associated Land Development Code provisions and because these requirements have become so extensive. As a result all of Estero’s unique Land Development Code provisions will be found in one place, not scattered around the County’s voluminous Land Development Code.

When it comes to managing development the “devil is in the details”. As a result this consolidated Land Development Code amendment contains eighty sections, in forty five pages of detailed provisions affected every aspect of any commercial project that wants to locate in the Estero Planning Community.

In addition to consolidating and reorganizing all Estero’s existing provisions, the amendment makes the following major changes:

• Creates extensive standards for the development of “Big Boxes”, buildings with at least 50,000 square feet of retail space for a single user or 100,000 square feet for more than one user,

• Creates new Overlay Districts for Sandy Lane and US 41 applying most of the design standards that have been applicable along Corkscrew Road these last three years along with some new ones.

The Land Development Code organizes the thirty-three sections of the Estero Design Guidelines into five categories: Basic elements, Architectural, Landscaping, Transportation and Signs. The following are some examples of how each of these categories is raising the quality of development in Estero’s Overlay Districts that will soon contain all of the community’s commercial corridors.

Among the “basic elements” of the Design Guidelines are requirements that:

• “all utility lines must be located underground except when located within a public street or road with-of-way”,
• “Places of public interest/open space are intended to provide for areas of public interest within commercial developments and must be provided where possible. These areas must be equipped with amenities such as seating areas, structures that provide shade, drinking fountains and other amenities”.
• “Lighting must be given a distinct architectural theme that complements the building’s exterior. Light fixtures must complement the overall building development…. Provide lighting throughout all parking areas utilizing decorative light poles/fixtures.”

Some key Architectural Design Guidelines are:

• “The preferred architectural style in the Estero Planning Community is Mediterranean, with Old Florida where appropriate, and other styles of architecture that are deemed compatible with these styles”.
• “Buildings of less than 5,000 square feet of gross floor area must be designed with roofs having a minimum pitch of 30 degrees”.
• “…all proposed commercial, industrial, public and mixed use buildings must blend with and complement existing architectural features of adjacent structures constructed under these standards”.
• “Buildings must be designed to be visually appealing from all directions”.
• “Exterior facades of out-parcel buildings must be treated as primary facades and must employ architectural, site, and landscaping design elements that are common to the theme used on the main development on site including colors and materials associated with the main building”.

A few of the important Landscaping Design Guidelines are:

• “All landscape buffer designs should complement adjacent project buffers to help aid in establishing a continuous landscape theme within the Estero Planning Community”.
• “Developments must provide separation between pedestrian and vehicular movement by using plantings as space defining elements”.
• “All required trees must be a minimum 45 gallon container, 12-14 foot planted height, 6 foot spread and 31/2 inch caliper, or field grown equivalent, at the time of planting”. These are much larger trees than is required elsewhere in Lee County.

The transportation sections focus primarily on making Estero pedestrian and bicycle friendly. Some key provisions are:

• “Pedestrian walkways must be provided for each public vehicular entrance to a project…”
• “Sidewalks or bikeways must be installed along all project frontage roads, and whenever possible must be separated from the edge of pavement by a minimum 4’ planting strip”.
• “Bicycle racks are required for all retail and office developments within overlay districts’.
• “Developments must provide street furniture and other pedestrian amenities in their design”.

The Signage Design Guidelines include the following important provisions:

• Prohibit animated, emitting electronic changing message, figure structure, poll, pylon and off-site directional signs as well as the use of balloons, banners, pennants and other flying paraphernalia.
• Limits the use of temporary signs
• Extensively regulates all signage in all commercial and industrial areas so that all identification signs are monument signs that are wider than they are tall; may be no more than 17 feet in height; must use at least 25% of the sign for architectural design; must be lighted attractively; must match the architectural style of the building or development.

Estero’s Cultural, Arts and Entertainment Development

Gulfshore Playhouse

Late in August Joe D’Jamoos, President of the D’Jamoos Group, announced that his development company would donate the land for a 500 seat professional regional theater to be located in the Estero on the River project they propose to develop on the northeast corner of Corkscrew Road and US 41 in Estero. The developer of the theater would be Gulfshore Playhouse (GP) headed by theater director Kristin Coury, who has directed productions in New York and London. Gulfshore’s planned program includes a mixture of traditional and new age plays, Broadway and off-Broadway shows and family-oriented entertainment.

In addition to the 499 seat main stage theater the facility will include a 125 seat studio theater, rehearsal space, offices, dressing rooms and design shops. To pay for all this Gulfshore has initiated a $15 million campaign to build the theater and pay for the first years operating expenses. Four fundraising and orientation events have already been scheduled for the upcoming season. They are:

• On October 18th GP has purchased the house for a presentation of “Rat Pack Revisited” at the Sudgen Theater in Naples. Tickets are available for $40 by calling the box office at 263-7990.
• On November 7th GP will host a Golf Classic and Luncheon at Tiburon Golf Course. Later this week the PGA Tours Franklin Templeton Shootout will be held on the course so you know that it will be in top-notch shape.
• On November 28th GP will host a Cocktail Party featuring Frank D’Ambrosio and other special guests, and
• On January 12th GP will host Carol Channing for a “Diamonds Are a Girl’s Best Friend” dinner and reception.

For information on any of these events or to learn how you can help to bring professional theater to Estero call 261-5870 or see GPs website at www.gulfshoreplayhouse.org.

On September 16th Kristin Coury discussed the plans for Gulfshore Playhouse with the Estero Council of Community Leaders (ECCL). She indicated their need for community support and the ECCL responded by starting to establish a Cultural, Arts and Entertainment Committee. Persons interested in serving on this Committee should indicate their interest by calling Frann Wagner at 495-1906.

Estero Community Park Amphitheater

In mid-2006 the Estero Community Park will begin to serve the residents of Estero and south Lee County. At the rear of the 41,000 square foot Recreation/Community Building is a 60 foot wide, 30 feet deep covered stage for concerts and other performances. The stage faces the park’s “Central Lawn”, an oval that will seat at least 2,000 on their blankets and beach chairs.

The stage will be equipped with a professional lighting and sound system that will provide the power for the sound equipment supplied by the performers. The Lee County Parks and Recreation Department expects to work with a large number of groups as public awareness of these outstanding facilities increases. The potential exists for this facility to become one the premier outdoor concert facilities in southwest Florida.

FGCU Theater and Music Departments

For the last couple of years FGCU’s theater department has been presenting several plays per year for the University Community and the public in their Black Box Theater. During September the University announced the appointment of Nancy Cobb Lippens to become the founding director of its music degree program. If all goes as planned FGCU’s music degree program will enroll its first students in the fall of 2006.

Eight Month Permitted Housing Units
Exceed the Total for Last Year

During August Lee County issued building permits for another 279 housing units in Estero worth a record $61,214,436 excluding the value of the land under those units. The County’s monthly report also includes several significant commercial permits, not included in this total. They include $3.7 million for two additional buildings in the Coconut Point Town Center and about $1.5 million for the community center in the Meadows of Estero.

The following table shows how the first eight months of 2005 compares with the same period during the prior five years:

Year	Total January- July  Housing Units	Building Value of Units	Average Building Value Per Unit	Percentage of Single Family Units
2000	1,324	$185,979,596	$140,468	43.7
2001	1,620	$247,128,734	$152,549	45.2
2002	995	$170,674,374	$171,532	58.0
2003	1,130	$173,165,820	$153,244	41.4
2004	1,155	$252,025,813	$218,204	63.8
2005	1,924	$402,498,096	$209,199	52.1

The 1,924 housing units permitted during the first eight months of 2005 exceeds the total units permitted throughout any of the last three years. It exceeds the second highest year, 2001, by 304 units, or by 19%.

The permitted value of these units, excluding land, exceeds last year, now the second highest on record, by over $150 million and is nearly twice the total for the first eight months of the last two years.

The average building value of $209 thousand nearly equals the average during 2004 when the percentage of single family homes was 12% higher than this year.

The City of Bonita Springs has been growing more rapidly during the last two years but still trails Estero on a year to date basis by 38% in housing unit value and 36% in the total value of permitted development.

REMINDER: The residential building value understates the cost of each residence because it excludes the value of the underlying land.

2005 – 2007 Roadway Monitor

The following seven roadway projects are scheduled for construction in and around Estero during the next 2 and one-half years. They must stay on schedule if south Lee County is to avoid even more traffic gridlock over the next several years as Estero’s residential growth rate increases and our commercial growth takes off.

With the help of FDOT and Lee DOT staff this and subsequent EDR reports will identify the key schedule deadlines for each project so that any delays are observed and corrected as soon as possible.

State Projects

US 41 from Old 41 in Collier County to Bonita Beach Road

Construction Underway…Completion Date… November 2005

US 41 from Bonita Beach Road to Old 41 by Pelican Landing

Construction Underway…Completion Date…April 2006

US 41 from Corkscrew Road to San Carlos Boulevard

Action	Responsible Party	Planned Date	Actual Date
Apply for State Infrastructure Bank (SIB) Construction Loan	Regional FDOT	August 2005
Decision on the SIB Loan Application	State FDOT	November 2005
60% Design Complete	Regional FDOT		Complete 6-05
Community Meeting	Regional FDOT	November  2005
90% Design Complete	Regional FDOT	Mid 2006
ROW Complete	Regional FDOT	Early 2007
Start Construction	Regional FDOT

County Projects

On September 16th Don DeBerry, Lee County DOT’s Manager for Road Design, Permitting and Right-of Way Acquisition phases, discussed the status and plans for the County’s five major roadway projects expected to be completed in the Estero Area during the next two years. The following sections include DeBerry’s project reports along with other important information on each of them.

The dates in DeBerry’s report indicate the month that the project will be “awarded” to the contractor. “4L” means four lanes, etc.

Three Oaks Parkway/Imperial/Livingston Corridor

“DECEMBER 05
PROJECT: Three Oaks Pkwy. South 4L Extension, E. Terry St. to The Brooks
CONSTRUCTION BUDGET: $19.2 million
PROJECT MANAGER: Nicole Maxey (479-8569)
STATUS: Awaiting final permits, have acquired 60% of the parcels for right-of-way, others are in the process but may not be completed until Feb. 06, anticipated construction time 21 months.”

Thus the estimated completion month is September 2007.

“FEBRUARY 06
PROJECT: Imperial St. 4L, Bonita Beach Rd. to E. Terry St.
CONSTRUCTION BUDGET: $7.4 million
PROJECT MANAGER: Nicole Maxey (479-8569)
STATUS: Awaiting final permits, have acquired 32% of the parcels for right-of-way, Resolutions of Necessity have been filed for the remainder (includes 16 parcels on E. Terry St), anticipated construction time 15 months.”

Thus the estimated completion month is May 2007. Resolutions of Necessity authorize the department to proceed with condemnation in order to acquire the property if the seller does not reach agreement with the County to sell the property.

“APRIL 06
PROJECT: Three Oaks Pkwy. 4L, Corkscrew Rd. to Alico Rd.
CONSTRUCTION BUDGET: $11.8 million
PROJECT MANAGER: Betsy Rowan (479-8511)
STATUS: Awaiting final permits, two parcels left to acquire for right-of-way, anticipated construction time 18 months.”

Thus the estimated completion month is September 2007.

Estero Parkway

“JUNE 06
PROJECT: Estero Pkwy. 4L Extension, Three Oaks Pkwy. To Ben Hill Griffin Pkwy.
CONSTRUCTION BUDGET: $19.6 million
PROJECT MANAGER: Betsy Rowan (479-8511)
STATUS: Design and right-of-way acquisition underway, should be completed by June, anticipated construction time 21 months.”

Thus the estimated completion month is March 2008.

Corkscrew Road

“AUGUST 06
PROJECT: Corkscrew Rd. 4L, Ben Hill Griffin Pkwy. To East of Bella Terra
CONSTRUCTION BUDGET: $12.4 million
PROJECT MANAGER: Don DeBerry (479-8503)
STATUS: Design and right-of-way acquisition underway, should be completed by August, anticipated construction time 18 months.”

Thus the estimated completion month is February 2008.

In addition press reports indicate that the City of Bonita Springs will be starting two road widening projects during in 2006. They are:

• Four laning of East Terry Street from Old 41 to Imperial Street is scheduled to begin in January 2006. The City expects to complete this project before the County completes the Three Oaks/Imperial projects listed above in May and September 2007, and
• Four laning of Old 41 between Rosemary Street and the north connection to US 41 is scheduled to begin in March 2006.

Lee County Metropolitan Planning Organization (MPO) Opposes Adding the Proposed Coconut Road/ I-75 Intersection to the 2020 Long Range Plan

On September 23rd the MPO voted 8 to 5 in opposition to adding the proposed Coconut Road/I-75 intersection to the County’s 2020 Long Range Plan over the objections of the City of Bonita Springs and the Southwest Florida Transportation Initiative (SWFTI), a private sector transportation lobby group. The ECCL and The Brooks communities spoke against changing the plan.

The issue arose because $10 million was, somewhat mysteriously, added to the $286.4 billion 2005-10 Federal Highway authorization bill recently passed by Congress and signed into law by the President. Previous actions by the MPO in establishing road-building priorities for 2020 did not include this project. Thus the Federal funds could not be appropriated for the intersection without the long range plan amendment.

The Estero spokespersons urged the MPO to seek reallocation of the $10 million to the as yet not fully funded I-75 six-laning project expected to begin construction in late 2007 or early 2008. In addition they noted that the full cost of such an intersection will cost from $35 to $50 million. Thus the intersection, if added to the 2020 plan, would compete for an additional $25 to $40 million with the higher priority projects now in the 2020 plan.

South Lee County priority projects now in the 2020 plan include:

• Four Three Oaks Parkway/Imperial Road projects…the three discussed above and another that would complete the corridor from Alico Road to Daniels Parkway,
• The Estero Parkway Flyover discussed above,
• The Widening of I-75 to six lanes,
• Six laning of US 41 between Corkscrew Road and San Carlos Park,
• Extending Sandy Lane as a four lane road from Corkscrew Road to Old 41 in Bonita Springs
• Six laning of segments of Corkscrew Road around I-75
• Reconstructing and expanding the Intersection of I-75 and Corkscrew Road.

This project should not be planned until the decisions regarding CR 951 have been finalized and the road alignment and design approved if all the affected agencies decide to proceed with the project.

The decision to proceed with this intersection should take into account the residential nature of Coconut Road east of US 41 and the fact that it is southwest Florida’s most beautiful roadway that would undoubtedly be depreciated by such an intersection and the traffic it would bring.

This issue will undoubtedly be addressed again soon by the MPO in a slightly different context. The MPO is in the process of adopting a 2030 Long Range Plan and the proponents of the intersection will probably try to add the intersection to that plan even though the direction of the MPO staff at the September meeting was contrary to that position.

Construction Preview Conference

On September 30th Lee DOT, FDOT, Collier County, Lee County Port Authority, and the Cities of Fort Myers, Cape Coral and Bonita Springs conducted Southwest Florida’s First Construction Preview Conference at the Hyatt Regency Coconut Point Resort. Over 800 road contractors were invited and over 150 responded to learn about all the projects that these agencies will be taking out for bids during the next two years.

At present there is too many road projects for the local road contractors to construct on a timely basis. Hopefully the Preview Conference will attract some new firms to the southwest Florida market. As the Conference Handout book states “Over $700 million in roadway construction projects will be awarded in the next two years by…” the seven agencies.

Community Meetings on Corkscrew Road Projects

Additional Outlots at Estero Town Commons

In October 2003 the 33 acre parcel on the southeast corner of Three Oaks Parkway and Corkscrew Road was rezoned with two large multi-tenant parcels along the roadways and a large “big box” parcel in the rear. At that time the project was called “Estero Town Center” but the name was changed to “Estero Town Commons” at the request of the EDRC when the developer, Kite Development, presented the first phase of the project to them on March 9, 2005.

September Activities

On September 14th Kite Development presented site and design plans for its remaining five outlots to the EDRC. The layout of these five parcels has been influenced by the developer’s discussions with Lee County staff resulting in the preservation of additional native trees on the site. Although the developer has only one firm commitment for the five parcels, a bank on parcel 3, they are prepared to designate the use, site plan and design for all five parcels. The following table summarizes Kites plans for these five parcels that extend by number from east to west along Corkscrew Road:

Parcel Number	Proposed Use	Size in Square Feet
1	Drugstore	14,820
2	Restaurant	5,280
3	Bank	3,820
4	Fast Food	3,288
5	Restaurant	7,000

Kite indicated that the same plant palette will be used as with the earlier approved Shops and Lowe’s projects; that parcel 5 contains a public feature containing several large indigenous trees that will be preserved on the corner of Three Oaks and Corkscrew Road plus some extensive landscaping and that additional oak trees will be preserved in the detention area.

The EDRC made several suggestions for improving the plans for the five sites including the following:

• Committee felt the design of the buildings was too generic and lacked continuity and detailing. In addition they suggested that these buildings should add some of the features that made the small shops presented last year so attractive. They urged the developer to increase the variation of the height of the roof lines on these buildings, like they had done previously. The applicant agreed to return with improved architectural plans.
• One of the banks and the fast food restaurant contain less than 5,000 square feet and therefore are required to have a 30 degree pitched roof.
• Recommended that the three proposed drive-throughs be structured so that the waiting vehicles are not visible from Corkscrew Road.
• Add green space on parcel 1.
• Recommended that the developer review the sight line provisions included in the zoning resolution.
• The Corkscrew Road Overlay requires that all parking be setback at least 75 feet from the Corkscrew Road property line. If that requirement will not be met a deviation must be requested.
• Recommended that the fast food drive-thru should be covered for the entire lane.

The EDRC appreciated the developer’s cooperative effort to ensure that all the parcels within Estero Town Commons are designed in a compatible way and fully satisfy all the design standards applicable to this highly visible site.

Background

Kite’s first initiative for developing this site proposed two, multi-tenant commercial buildings with a total of 25,600 square feet along Three Oaks Parkway and the internal roadway and infrastructure system for the entire site. These two buildings will be built up close to Three Oaks Parkway with the parking in the rear as required by the Corkscrew Road overlay. They will be designed with colorful Mediterranean architecture on all four sides because the entrances to the buildings are on the side away from Three Oaks Parkway. Since the zoning on the property contains extensive design standards, the appearance of these buildings will set the standard for the entire development.

The large oak trees on the corner will be retained and the landscaping around the entire site will be installed when the site is cleared for development later this year.

On May 11, 2005 Lowe’s and Kite Development presented their plans to the EDRC for a 169,000 square foot Lowe’s store including a 33,000 square foot garden center all to be located in the southeast rear section of the property. The developers presented a Lowe’s store with a Mediterranean design and other design elements that would satisfy the Corkscrew Road Overlay Design Standards and the Estero Town Commons appearance standards that are required by the zoning of all projects on this site. The EDRC appreciated what Lowe’s and Kite presented but made sixteen recommendations for improvement. On June 8th Lowe’s, Kite and their professional design team returned to the EDRC with their revised plans. After this review the EDRC praised Kite and Lowe’s for their cooperation and outstanding store and site design.

Estero Crossing CPD

On September 12th the developers of Estero Crossing CPD presented their plans for this large retail site on the south side of Corkscrew Road just west of the Island Club and Corkscrew Woodlands residential communities and immediately east of Estero Town Commons (see article above). The developers are Boston based JTAD Estero LLC. Their plan for the 41.74 acre site provides for 310,000 square feet of gross floor area of retail space and a possible hotel.

Two areas for smaller buildings (maximum 62,000 square feet) would be up front along Corkscrew Road with parking in the rear; this area is called the Village Square. The larger buildings would be in the back and could include two big boxes or one big box and a hotel. The panel and the public made the following suggestions for change in the plan:

• Free standing bars or cocktail lounges are not permitted in Estero, they must be connected to a restaurant or hotel,
• Asked the developer to join a coalition of other developers to help finance the widening of Corkscrew Road between Three Oaks and I-75,
• The zoning should include appearance standards for the development that are at least as good as those adopted by the developers of Plaza del Sol and Estero Town Commons, developments immediately adjacent to the property. Such standards would ensure that all the projects on the property would be compatible with one another.
• The developer should meet with surrounding communities to discuss buffering, sidewalks and landscaping.
• When there are specific proposals for big boxes, the Panel will like to review them.
• Expressed concern about the impact of the project upon the proposed residential property to the southwest.
• Expressed concern about the flow of traffic from such a large project at this location, in conjunction with the adjacent large projects, and the County’s planned configuration of Corkscrew Road.
• Suggested that drive-throughs not be permitted for the small shops in the front of the property
• Agreed with the developer that if a hotel was built on the site that the authorized retail space would be reduced by 650 square feet per hotel room.
• Expressed concern about the height of the hotel if it is to be located on parcels B or C.

JED Development of Three Parcels in Plaza del Sol

On September 14th JED Development presented their plans to the EDRC for three parcels of Plaza del Sol located between the Corkscrew Road/Three Oaks Parkway intersection and the western property entrance along the east side of Three Oaks Parkway. JED’s plans for the five acre site consist of 53,250 square feet of retail, office and restaurant uses in two
two-story buildings and three one-story buildings.

As with their other developments JED is proposing a rich Tuscan architecture with hipped roof towers and façade details that serve as a unifying theme. Other features of the project include:

• Pedestrian connections between all of the buildings, the adjacent parcels and the surrounding sidewalks,
• Shared joint parking serving all the buildings,
• Preservation and integration of the large live oaks on the corner of the property
• Decorative walls connecting the adjacent buildings and concealing parked vehicles from view from Three Oaks and Corkscrew Road

The developer is asking for a administrative deviation from the parking setback requirements of the Corkscrew Road Overlay District in order to construct parking spaces 35 feet from the roadway property lines instead of 75 feet as required by the Overlay. In one location this is caused by the large trees that are being preserved, in the other cases the vehicles are screened from view by the decorative wall that connects the buildings. Because of the tree preservation issue and the lift station on the corner the EDRC indicated that they could support the requested deviation.

The EDRC also made the following suggestions for improving the design of the project:

• Use of turf block in the parking areas,
• Reduce the number of parking spaces by 2 spaces.
• Install larger trees …they should be 12-14 feet tall at installation.

Background

In August 2002 the developers of the 38 acre site on the northeast corner of Corkscrew Road and Three Oaks Parkway, Sol Property Development, began to rezone the property to:

• 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.

The following year Plaza del Sol was zoned for 230,000 square feet of commercial space on eight outlots and an anchor parcel that could contain as much as 130,000 square foot store. The zoning included a condition that all the parcels be developed in compliance with an extensive set of design standards in addition to the Corkscrew Road Overlay requirements.

In November and December 2004 the developers of the parcel in the northwest corner of Plaza del Sol presented their plans for the Classic Car Wash and four small retail or office spaces on the western side of the building. After making several major changes at the request of the EDRC the Committee strongly supported the design of this project. This project is now nearing completion and will soon be open for business.

On February and March 2005 the developer of the Estero Medical Center presented their plans to the EDRC for a large, two story medical facility to be located on the western 4 acres of the 11 acre anchor parcel at Plaza del Sol. Once again the EDRC worked with the developer to implement significant improvements in the site and building design. The developers of this project have recently initiated site preparation for the medical center.

Picaya Bay Surgery Center Amendment

On September 14th the developers of Picaya Bay presented their plans for this medical office project to the EDRC. The developers of this 3.4 acre site on the north side of Corkscrew Road just west of Arby’s restaurant have reduced the number of buildings on the site from four to two buildings with a total of 25,400 square feet. The plan calls for a 6,000 square foot single story building on the front of the property and a two story, 19,400 square foot building at the rear.

The site plan includes a gopher tortoise preserve at the rear of the property and a fence on the west side to shield the project from the adjacent residential community. The redesign increases the amount of open space and the number of trees to be preserved.

As with all other buildings in the Corkscrew Road overlay the front building will be up close to the road and all buildings with use Mediterranean architecture.

The EDRC recommended that all the trees be larger, 12 to 14 feet in height and of the 45 gallon variety. Inasmuch as there is a swale between Arby’s and the site, perhaps an attractive bridge could be constructed there.

Progress on
US 41 Corridor Projects

Coconut Point Update

The Town Center

On September 14th the Simon Property Group presented some more of their design plans for the 166 acre Coconut Point Town Center to the EDRC. This presentation provided a conceptual overview of the landscape plans for all three parts of the Town Center. The EDRC responded favorably to the presentation. Simon also indicated that Simon’s Design Review Authority ( DRA) had met and reviewed the Muvico Theater plans and had completed their initial review of several other shops. These projects will be discussed with the EDRC at the November meeting. In addition Simon will present their lighting plans at that meeting.

View an Exciting Video of Simon’s Plans for the Coconut Point Town Center on the web at www.coconutpointretail.com

The North Village

The developers of the North Village, Oakbrook Properties, recently reported the following progress to the EDRC:

• The first phase of the infrastructure for the North Village has been completed. This generally consists of the fire station entrance road and the main entrance to Rapallo; a portion of the internal ring road around Rapallo along with associated utilities/drainage; perimeter buffering/landscaping; the majority of onsite lakes and the backbone surface water management system. The remaining phase of infrastructure will be completed by the first of November. This work consists of the remaining internal ring road to Sandy Lane and to the Town Center to the south. Signage, including the project identification monument signs will be completed by the end of the year.

• The North Village subdivision plat has been approved and recorded.

• The Rapallo’s first phase of infrastructure is completed, with approximately 5 building or 40 units with Certificates of Occupancy.

• The Halfway Creek wetland flow way restoration has been completed and an ongoing monitoring program has been put in place.

• Sandy Lane Phase 1 construction, from Coconut Road to Williams Road, is underway, with anticipated completion by April 2006.

• The Estero Fire Station is expected to be open by the end of the month.

• The Enclave at Rapallo is currently under review by Lee Co and SFWMD. This project will consist of 90 multi-family units in the same building style as in Rapallo.

The South Village

Oakbrook Properties, the firm that is also developing the South Village, has reported the following progress on this site to the EDRC:

• The infrastructure for the South Village is now under construction. This consists of the Pelican Colony Blvd Extension from US 41 to Sandy Lane and the associated utilities/drainage; the perimeter buffering/landscaping; the majority of onsite lakes and the backbone surface water management system.

• The South Village subdivision plat will be submitted for county review/approval by the end of the month. Anticipated approval and recording is August 2006.

• Sandy Lane Phase 3 is under construction from Coconut Road to Pelican Colony Boulevard, with anticipated completion by August 2006.

• American Land Ventures LLC is proposing to develop Tract 3D with 224 multi-family units in a series of two story buildings. Tract 3D is located east of Sandy Lane and just west of Spring Run in the Brooks. The Coconut Point Design Review Authority (DRA) for the South Village has approved the development plans, which are currently under review by SFWMD and Lee County. Anticipated start of construction is January 2006.
  o Centrum-Estero Limited Partnership is proposing to develop Tract 3B with 200 Assisted Living units. Tract 3B is located on the southwest corner of the intersection of Sandy Lane and Pelican Colony Boulevard. The Coconut Point South Village DRA has approved their preliminary plans, with final review/approval to be completed prior to the Lee County Development Order submittal.

• Regency Centers is proposing to develop Tract 3A-1 with 32,500 square feet of general retail. This site is located along the south side of Coconut Road between Sandy Lane and the entrance to The Brooks Commerce Center. The Coconut Point South Village DRA has approved their preliminary plans, with final review/approval to be completed prior to the Lee County DO submittal.

In addition, Sandy Lane (Phase 2) from Williams Road to Corkscrew Road is under construction, with anticipated completion in August 2006.

Camargo Trust

Phase II of Paradise Shoppes

On September 14th the Paradise Development Group presented their plans for Phase 2 of Paradise Shoppes to the EDRC. Phase 2 is located on Parcel 8, a 6.4 acre parcel at the north end of the Paradise Shoppes development and just south of Pelican Sound Boulevard on the west side of US 41. This project will consist of one 39,755 square foot building to be constructed in two phases. The building is a colorful, one story retail structure of Mediterranean design. Other features of the project include planters, benches, architectural lighting, a unified signage package, delineated crosswalks and an adjacent landscaped lake. The developer indicates that the project satisfies the development’s Design Guidelines that are required by the Paradise Shoppes zoning resolution. The zoning also requires a 30 foot wide landscaped buffer in front of the property along US 41.

The EDRC made the following suggestions for improving the project:

• The committee generally approved of the architectural appearance of the building but suggested that the design element around the center of the roofline should be articulate more than in the proposed design.
• The developers are asking for 442 parking spaces although the Code would require only 326 spaces. Thus the Committee suggested that more green space should be provided in lieu of the extra parking.
• Use canopy trees in the islands. Applicant agreed to take this under review.
• Use viburnum rather than ixoras to screen the truck well.

Steak & Shake Restaurant in Paradise Shoppes

On September 12th the developers of Paradise Shoppes and Steak n Shake met with the ECPP and the community to discuss their plans for a restaurant on Parcel 5 of this 22 acre development. Parcel 5 contains 1.39 acres and is the third parcel north of Williams Road along the west side of US 41. The restaurant is 4,410 gross square feet in size and will provide seats for 99 sit down diners and a drive through facility.

The developers are seeking an administrative variance to permit a drive-through on the south side of the building instead of in the rear of the building as the zoning requires. The proposed drive-through would be covered along the side of the building. This site, along with all the others in Paradise Shoppes, will be buffered by the 30 foot wide landscape buffer along US 41 that is required by the zoning. A landscape cluster will be used to shield the drive-through from sight along U.S.41. After discussing why the building could not be reoriented on the property and being assured that the drive through area would be screened from view from US 41 the panel and the community agreed with the proposal.

Camargo North 10 Acres

On September 12th the developers of Camargo Trust North 10 Acres, located just north of Pelican Sound Boulevard along the west side of US 41, presented their plans for this project to the ECPP for the second time. The first presentation in April 2005 was a preliminary discussion and was not reported to the County as is required for final presentations like this one. The developers propose to divide the 10.95 acre site into six parcels ranging in size from 1.03 acres to 4.57 acres. The proposed zoning for the property contains two options:

• Option 1 seeks authority to build 100,000 square feet of retail or office space, a parking deck and 42 housing units
• Option 2 seeks authority to build 125,000 square feet of retail or office space and a parking deck.

The developer has made the following four major revisions in order to satisfy the Panel’s earlier suggestions:

• Improved visual aesthetics along US 41 by eliminating parking along the roadway; placement of a pond along US 41; prohibition of drive-throughs along US 41 and the addition of a two story parking deck.

• Create an Urban Village atmosphere by having less surface parking due to the addition of a parking garage; improving pedestrian scale/walkability and adding outdoor plazas and sitting areas.

• Limit the height along the northern and western property lines to two stories and adding a 8-foot wall along the north property boundary, and

• Change the proposed uses by removing gas pumps, auto service stations; adding a prohibition on outdoor sales, displays and storage; deleting drive-throughs along U.S.41 and Pelican Sound Drive; limiting the car wash to freestanding use only and limiting convenience and beverage uses to one store and one upscale liquor store.

The Panel commended the developer on the changes.

Background

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 property has been sold to several developers two of whom will be selling or leasing several parcels to others for project development.

The first development, now in operation for about two years, is the Estero Life Care skilled nursing and Alzheimer care facility. The nearly 200 bed facility is located on 9.6 acres on the north side of Williams Road about a quarter mile west of US 41. The second development within Camargo Trust, and by far its largest, is the Meadows of Estero, a 250 unit multi-family housing development located on 50 acres along the western edge of the property. The Meadows has been under construction since early 2005.

The third development within Camargo Trust is Paradise Shoppes. This project consists of 22 acres along US 41 between Williams Road and Pelican Sound Boulevard. When completed Paradise Shoppes will contain eight (8) projects. Thus far the Paradise Shoppes Group has sought Development Orders for three of those parcels, Walgreen’s and the two projects discussed above, Steak n Shake and Phase 2.

The final development within Camargo Trust is Camargo North 10 Acres.

WCI Corporate Headquarters

On September 14th WCI Communities presented the EDRC with their plans for a new six story, 125,920 square foot executive office building and four and one half story, 318 vehicle, parking deck. The project is to be located on a 4 acre parcel along the south side of Coconut Road about one-quarter mile west of US 41. The height of the office building is 93.5 feet to the median point of the curved roof, approximately equal to the 95 foot limit in the present zoning. WCI presented the project to the EDRC because they believe that it satisfies all the requirements of the existing zoning, approved in 1994.

The project site is adjacent to two existing residential developments and one prospective housing development. The four story parking deck appears to be less than 200 feet from the single story Elks Club on its west. The parking deck and the office building are about 300 feet from the nearest condominiums in The Tides of Pelican Landing. The parking deck is about 350 feet from the nearest condominium in the Coconut Shores development and about 175 feet from the property line of the residentially zoned parcel within Coconut Road MPD, recently purchased by JED Development and according to press reports, is in process of being sold to a residential developer. When fully occupied the building is expected to house 500 WCI employees.

The developers describe the architecture of the building as “Classic Corporate”. There will be some parking on the FPL easement to the west of the property. Other features include:

• the building and project entry will use pavers,
• native canopy trees will be used extensively,
• a fountain and trellis covered parking will adorn the entrance motor court, and
• building architectural features will include shadowing, step backs and an arched roof.

The Committee explained that the Estero Land Development Code indicates that Mediterranean is the preferred architectural style in Estero. WCI contended that the Mediterranean only applied to the Corkscrew Road Overlay District, not all of Estero.

The Committee indicated that the Code requires that the architecture must be compatible with buildings around the project. Coconut Point, the adjacent commercial parcels, including WCI’s existing buildings and the adjacent residential communities are all Mediterranean. The proposed building is not Mediterranean and is not likely to be architecturally compatible with the surrounding buildings.

Three out of six EDRC members felt the building should be changed to Mediterranean and when the Estero community residents were polled, a large majority by a show of hands felt the building architecture should be changed to Mediterranean.

In response to questions from the residents WCI agreed that the parking garage would be architecturally pleasing with windows, grill work and trellises. In addition they intend to use vines in order to create a green barrier on the garage’s western wall

The committee questioned that height differential between the building and its parking deck and the immediately adjacent single story Elks Club and suggested that the County might enforce some transitional rules.

In defense of the roof design WCI indicated they felt a tile roof would not be hurricane resistant. Finally the applicant agreed to look at other design solutions and try to reach some common ground with the Committee.