Estero Development Report

Volume 4, Number 2

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

 

This Report will soon be available on the Estero Chamber of Commerce Website www.esterochamber.org and the Estero Fire District site at www.esterofire.org.

 

July Opportunities for Citizen Participation

In Protecting Estero's Quality of Life

 

Date

Time

Event

Location

Thursday, June 1st

1 p.m.

Coconut Road Wal-Mart Hearing Examiner Appeal of County Rejection of Wal-Mart's Development Order.

County Community Development Building, Second  Floor Conf. Room, 1500 Monroe St., Ft Myers

Tuesday, July 6th

6 p.m.

Roadway Landscape Advisory Committee Meeting

County Community Development Building, First Floor Conf. Room, 1500 Monroe St., Ft Myers

Monday, July 12th

6 p.m.

Estero Community Planning Panel consideration of

Marsh Landing Clubhouse

Tuesday, July 13th

6:00 p.m.

Estero Fire Rescue District Board

Estero United Methodist Church -- Founder's Hall

Wednesday, July 14th

5 p.m.

Estero Design Review Committee Review of Burger King and Novona tower at The Colony projects 

The Perry Room of The Estero Country Club at The Vines

Friday, July 16th

2 p.m.

ECCO Council of Community Leaders Meeting.

Marsh Landing Clubhouse

Wednesday, July 21st

9.a.m.

City of Bonita Springs Consideration of the Sandy Lane Extension to Old 41

Bonita Springs Utilities Board Room, East Terry Street & I-75

 

Page

Subject

1

Calendar

2

Hospital and 24 Hour Emergency/Stabilization Facility Needs

2

Estero Post Office Site Progress Report

3

Estero Community Park Progress Report

3

Public Projects in Process Status Report

4

Proposed Sandy Lane -- Williams Road Roundabout

4

Other Sandy Lane News

5

Estero Housing Growth Continues Strong

5

Estero Property Tax Base Grows by $500 Million This Year

5

Estero Parkway Wal-Mart Zoning Progress Report

6

Paradise Shoppes of Estero in Camargo Trust MCP

7

Terezei CPD Rezoning

7

Coconut Road Wal-Mart Status Report

8

Estero Interstate Commerce Park Concerns

9

Coconut Point Progress Report

10

Navona at The Colony in Pelican Landing

10

Bank of Florida in Coconut Square

11

North Point DRI Zoning Progress Report

 

Hospital and 24 Hour Emergency/Stabilization Facility Needs--- On June 18th Jim Nathan, President of Lee Memorial Health Systems, met with the Estero Council of Community Leaders (ECCL) to discuss Lee Memorial's  plans for the 22 acres that they recently purchased next to the Bonita Community Health Center.

 

Mr. Nathan described the rapid expansion of health services available at the Bonita Community Health Center, a joint project with Naples Community Hospital (NCH). Today a staff of 58 doctors and a large support staff provide:

  • A walk-in Center
  • Radiology/Imaging Services
  • Rehabilitation Center
  • Ambulatory Surgery Center
  • Pain Management
  • Laboratory
  • Pharmacy
  • Audiology Services
  • Infusion & Chemotherapy Services, and
  • Cardiac Diagnostic Center

 

Nathan indicated that the Lee Memorial had not developed any plans for the 22 acre site and did not know when that would occur. It is not in their present 10 year plan that calls for $500 million in capital improvements each year during that period.

 

During the question and answer session the subject turned to the need for Emergency/Stabilization services. The closest "emergency room" is approximately 10 miles from the center of Estero and with the delays we experience on our road system the amount of time to reach those services can be life threatening. The Bonita Community Health Center is NOT a Hospital and does NOT supply "Emergency Room" services. Serious illness or injury cases are sent or transported to a Hospital Emergency Room in Naples or Ft. Myers. Approximately 7% of all Estero Fire Rescue calls originate at the Bonita Community Health Center. 

 

Mr. Nathan indicated that Florida has only two Community Health Centers that also provide "Emergency Room" services and there is presently a moratorium on that type of facility. With a full service hospital so far into the future, it would appear that the Estero community needs to direct its attention to obtaining a 24 hour Emergency Stabilization facility as soon as possible.

 

Estero Post Office Site Progress Report --- On June 18th Bill Moore and Kathy Babcock of the Lee County School District reported to the Estero Council of Community Leaders (ECCL) that the School District has completed preliminary plans that include a five acre site for a post office on the 73 acre site that they recently purchased along the east side of Three Oaks Parkway just north of Corkscrew Road. They indicated that the School District would hold 5 acres of land along Three Oaks Parkway for a post office if environmental studies indicate that there is enough usable land for a general high school, an elementary school and the post office on the site. These studies are expected to be completed within two years. The timing works well for the community and for the school district. The U. S. Post Office moratorium on new post offices is expected to expire about that time and the School Board would like to start construction of one or both of the schools then.

Estero Chamber of Commerce Chairperson Meg Judge has led the community effort to obtain a post office site ever since the regional U.S. Post Office staff indicated that having a committed, appropriately sized and well located site would greatly improve Estero's rank among all the communities in the region that will be competing for post offices after the moratorium expires. Many thanks to Meg, to the School Board and its staff and to County Commissioner Ray Judah and Dennis Merrifield, Estero's fire chief, who lent their good offices to the project as well.

 

In spite of the fact that much of southern Estero is served by the Bonita Springs Post Office, Estero's daily deliveries have increased by 150%, from 4,000 to 10,000, in just five years. Nobody questions the need for a new post office in Estero. The existing building is old, rundown and far too small even when one adds the double wide trailer behind it.

 

Estero Community Park -- Jeff Mudgett, the architect for Lee County Parks and Recreation, presented the design of the Park and its 41,000 square foot Community/recreation Center to the Estero Design Review Committee (EDRC) at their meeting on June 9th. The EDRC were generally impressed with the plans for the park, the design and architecture of the Community Center and the landscape plan for the park. They did, however, suggest that some additional taller, 30 foot sabal palms be planted next to the Community Center to break up the large roof lines and that the density of the sabal palms on both sides of the building be intensified.

 

The County was encouraged to plant the trees in the median of Corkscrew Palms Boulevard, the main entrance to the park from Corkscrew Road, as soon as possible and to add another park identification sign in the median close to Corkscrew Road. Mudgett indicated that the County will permit the community to further enhance the landscaping in the park with contributed trees and plantings after the initial landscaping has been installed.

 

Public Projects in Process Status Report -- the following table lists the public projects now underway or expected to start later this year in Estero along with their expected completion dates.

 

Project

Start-up Date

Estimated Completion Date

Corkscrew Road Landscaping -- US 41 to Three Oaks

December 2003

March 2004

Three Oaks Boulevard Landscaping from Williams to Corkscrew

May 2004

July 2004

US 41 Six-laning from Old 41 to Corkscrew Road

September 2002

September 2004

Koreshan Boulevard Landscaping

August 2004

October 2004

Estero Fire District Coconut Point Station

July  2004

January 2005

US 41 Landscaping from Old 41 to Corkscrew Road

November 2004

February 2005

Estero Community Park

January 2004

December 2005

Estero Fire District Three Oaks Headquarters

December 2004

December 2005

 

Proposed Sandy Lane--Williams Road Roundabout -- As reported last month Lee County DOT has recommended that the developers of Coconut Point consider including a two lane roundabout at the intersection of Williams Road and Sandy Lane instead of a stop light. The developers agreed to construct a round at this location if the Estero Community supports the idea.

 

As a result of this initiative four community meetings heard presentations by David Plummer, the head of one of the engineering firms that are designing Sandy Lane. At each of these meeting Plummer presented the preliminary design for the roundabout and a survey was taken to access community support for the project. At the final meeting with the Council of Community Leaders, the Council voted unanimously to support construction of a roundabout at Williams Road and Sandy Lane.

 

In addition at this meeting the Council was asked to consider and vote upon another roundabout at the intersection of Sandy Lane and Pelican Colony Boulevard. The Council unanimously voted to support this roundabout as well.

 

As a result of this public input process the County has instructed the developers to proceed to design and construct the Williams Road--Sandy Lane roundabout. The intersection at Sandy Lane and Pelican Colony Boulevard will be constructed without a round about until Sandy Lane is extended directly to Old 41. At that time a roundabout could be installed at that corner.

 

Other Sandy Lane News --- On June 7th the County's Sandy Lane Alignment Study consultant presented her recommendations to the Board of County Commissioners (BOCC). The Board was generally supportive of the consultant's recommendations but expressed their interest in the intersection problem between the two sections of The Cascades. The County and its consultant have scheduled a similar presentation to the Bonita Springs City Council on July 21st.

 

As a result the consultant has indicated that they are currently evaluating several at-grade intersection concepts to address the residents concerns. In addition they are seeking an up-to-date mailing list of Cascade residents so that they can schedule a meeting with them during the 3rd or 4th week of July.

 

On June 14th the engineering firms that are designing the four lane segment of Sandy Lane between Corkscrew Road and Pelican Colony Boulevard presented their preliminary plans (30%) to the Estero community at the monthly meeting of the ECPP. The firms indicated that they would return in about 2 months with a more detailed (60%) design. Construction of this important relieved for US 41 is expected to begin in about October with completion expected one year later. The timing is critical because the first phase of the Coconut Point Town Center is scheduled to open in the fall of 2005.

 

Finally, the County has indicated that Sandy Lane is not entitled to median roadway landscape funding like all other new major collector roadways because it not being constructed directly by the county. The budgeting system that the County has adopted unfairly discriminates against new public roads that are constructed for the county by private entities, in this case Oakbrook Properties and the Simon Property Group. The County does has some other funding programs that may fill part of the funding gap. The Community will soon be meeting with County DOT staff to discuss these funding options.

 

Estero Housing Growth Continues Strong -- During the first five months this year 631 housing units with a building value of $127 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

858

116,877,412

136,200

38.3

2001

2,104

1,035

155,925,738

150,700

40.1

2002

1,500

599

99,942,722

166,800

51.6

2003

1,425

872

127,480,453

146,200

33.5

2004

 

631

126,737,869

200,900

71.8

 

Thus the current year ranks fourth of the five years in the number of housing units permitted but almost tied for second in the total building value of those units. The housing unit data in 2003 is inflated by the large number of permitted units 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 much. The residential building value understates the cost of each unit because it excludes the value of the underlying land. 

 

The building value of housing units permitted in Estero continues to exceed that of the City of Bonita Springs. During the first five months of the year the building value of Estero's residential permits exceeded Bonita's by 26%. Although commercial investment in Bonita Springs still exceeds that of Estero, the total four month building value of all Estero permits exceeds Bonita's by 14%.

 

Estero Property Tax Base Grows by $500 Million This Year --- For the third straight year Estero's property tax base expanded by more than one half billion dollars this year. Based upon the Tax Appraiser's preliminary data Estero now has a property tax base of $3.3 billion. Only four years ago Estero passed the $1 billion mark and just two years ago Estero was at $2 billion. As a result of this growth Estero now has a larger tax base than the City of Fort Myers and the City of Fort Myers Beach and at present rates will equal Sanibel's tax base in two years. Final property tax valuation figures will be released next month.

 

Zoning Changes

 

Estero Parkway Wal-Mart Progress Report --- As reported last month Estero's Wal-Mart Committee and Wal-Mart's representatives reached agreement on a long list of issues in early May and met with County zoning staff on May 14th to ensure that all of the changes are properly included in the staff report to be filed with the Hearing Examiner prior to the public hearing on this project.

 

County zoning staff has scheduled the Hearing Examiner hearing for August 4th. If that date is to be met the Staff Report on the project must be available to the parties by Wednesday, July 21st. At that time the Committee will review the staff report and prepare for testimony at the August 4th Hearing. Jerry Murphy, the County Zoning staff person assigned to this project will be leaving the County for another position on July 12th. Consequently, the Committee and Wal-Mart may need to meet with his successor to insure that the staff report is consistent with our negotiations.

 

In a related matter, Wal-Mart, several community leaders, county staff and the leaders of The Vines, met with representatives of US Homes on June 22nd to discuss their plans for the multi-family parcel immediately east of the Wal-Mart site. The purpose of the meeting was to obtain community input regarding those plans and to ensure that the Wal-Mart zoning plan would not be affected by those plans. US Homes plan to build 340 "for sale" multifamily housing units on this site in thirteen (13) two, three and four story buildings. The plan calls for two story buildings adjacent to The Vines community. After considerable discussion the developer agreed to add landscaped buffers and walls in several areas for security and aesthetic reasons. US Homes plans to present the project to the Estero Design Review Committee at their July or August meeting.

 

Paradise Shoppes of Estero in Camargo Trust MCP – Camargo Trust is the 83 acre parcel on the northwest corner of US 41 and Williams Road. Thus it ranks 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 Pelican Sound residential community. Ten acres along Williams Road was recently developed as the Life Care Center of Estero. The 23 acre commercial area along US 41 is now 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 acre to eleven acres. Their rezoning request was presented to the ECPP on June 14th. The 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.

 

The Paradise Group has a track record as a high quality retail developer most noted for grocery and drug store developments and specialty retail shops. The proposed project will include architectural and landscape design guidelines intended to promote a unified, aesthetically pleasing development, examples of which include:

 

·         Common architectural elements and features

·         A common color palette

·         Consistent site lighting standards and fixtures

·         Common signage

·         Screening of site improvements through use of landscape buffers

·         Creation of focal points

·         Emphasis on use of native plants

 

The project will include a coordinated internal pedestrian system linked to external walkways and will include signage and special pavement treatments to ensure safe movement throughout the project site. In addition vehicular connectivity to all areas of the site will be provided with clear identity of entryways, landscaped parking areas and appropriate screening and buffering.

 

The developers committed themselves to create a unified theme for the project using detailed development guidelines that will be incorporated in the zoning after review by the ECPP.

 

The Panel raised some concerns raised about some of the uses proposed by the developer and the need for a gas station. The Developer responded by indicating his continued desire for that use, but assured the Panel that only one gas station would be included in the project and it would be located internal to the project site as opposed to either the corner of Williams Road and U.S. 41 or the corner of Pelican Sound Boulevard and U.S. 41.

 

A second use issue of concern to the Panel was fast food restaurants. The Developer stated their desire for two fast food restaurants. The Panel reacted negatively to that suggestion. The Panel asked for further meetings and discussion on these issues and the Developer agreed to honor this request.

 

Terezei CPD Rezoning --- On June 9th the Lee County Hearing Examiner heard testimony regarding the rezoning of this 4.4 acre parcel on the east side of US 41 just north of The Vines. The developers are seeking to rezone that property from agricultural to commercial in order to build commercial buildings and a restaurant with a maximum of 30,000 square feet.

 

This project was presented to the ECPP in July 2003. As a result the developers had removed fast food restaurants and gas station/convenience stores from their list of uses and added a prohibition on outdoor storage and sales. Representatives of the ECPP and The Vines testified for the need to widen the buffer and increase the size of the trees along US 41 in front of the parking lot and in the rear of the property. The developer agreed to additional conditions that would limit the possibility that noise from the outdoor dining area would reach persons living nearby.

 

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 tree outlots and a gas station site.

 

On April 21st 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 indicated that Wal-Mart must rezone the property if it wants to build a superstore on the site. The appeal was scheduled to be heard by a Lee County Hearing Examiner on June 4th but shortly before the Hearing Wal-Mart asked for and obtained a continuance until Thursday, July 1st.

 

Matt Uhle, a land use attorney for six Estero communities, the citizens of four other residential communities and the Hyatt Coconut Point Resort, has filed a "Notice of Appearance" with the County to enable him to represent them at the appeal hearing.

 

If these groups and the County are successful, Wal-Mart will have to rezone the property, file another DO 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.

 

Estero Interstate Commerce Park Concerns--- This 48 acre property, located on the northwest corner of I-875 and Corkscrew Road, was zoned many years ago for 140,000 square feet of retail, 20,000 square feet of industrial and 250 hotel rooms.

 

This property has been one of Estero's least successful experiences to date. The existing zoning requires no comprehensive appearance or landscaping standards, and none has been provided by the developer in spite of the County's approval of the Corkscrew Road Overlay and all of the upgraded zoning that has occurred adjacent to the property.

 

The B& W Golf Carts facility, the one with the garish red signs, was permitted prior to the Corkscrew Road Overlay being approved by the County. Fortunately, the County recently rejected a request by this firm for a highway interchange sign…as if drivers couldn't see their existing signs…and all the carts that they have overflowing their parking lots.

 

This is the same property with the recently opened Tires Plus facility. That is the project that held its own meeting, with zero attendance, in order to avoid appearance review by the Estero Design Review Committee (EDRC). After some negative publicity they did appear but have done nothing about landscaping the eastern side of their property...the side with eight service doors clearly visible from the I-75 access road and Corkscrew Road.

 

Six months ago the architect for the owner promised the EDRC that an overall landscape plan was being prepared that would provide a consistent appearance to the project and would impact all the outlots that rim the property. The EDRC is still waiting to review this plan. In the meantime Plaza del Sol, the commercial development just west of the property, has installed berms and landscaping around all it's outlots.

 

Now the developer has sold another outlot to a Burger King franchisee without advising that firm about the Corkscrew Road Overlay standards or requiring them to adhere to any project-wide appearance and landscaping standards. As a consequence when Jay Matey of Avalon Engineering presented the project to the EDRC on June 9th the committee spent almost an hour trying to help the Burger King developer to redesign a store that failed to meet many county and Estero land development code requirements. The Burger King developer retreated and will come back in July with another plan.

 

Because of the work of the EDRC the developer of the Estero Interstate Commerce Park will probably build an attractive and very successful Embassy Suites Hotel but if present trends continue it will be surrounded by a group of cookie cutter automotive and fast food interstate service providers. Meanwhile the east side of the I-75 intersection will have one of the country's most attractive discount malls and an attractive 300,000 square foot International Design Center.

 

Coconut Point Progress Report -- Coconut Point is the 483 acre mixed use project located on the east side of US 41 between Williams Road and the Bonita Springs northern boundary. Present zoning authorizes the construction of 1,800,000 square feet of retail space, 300,000 square feet of office space, 1,200 dwelling units and 600 hotel rooms.

 

Oakbrook Properties and The Simon Property Group have prepared 87 pages of Design Review Guidelines applicable to all 483 acres of Coconut Point, Estero largest commercial development. The Guidelines are required by the project's zoning and will guide all aspects of the development once they are approved by county planning and development staff.

 

During June the Estero Council of Community Leaders (ECCL) Committee appointed to review the Guidelines prior to county approval negotiated four changes in the Guidelines. The changes accomplish the following:

 

  • Estero Design Review Committee Participation:  "A representative of each of the DRA’s (Developer's Design Review Authorities)   within Coconut Point shall appear before the Estero Design Review Committee (EDRC) on a quarterly basis to update the EDRC as to its plan reviews and approvals during the preceding three month period."
  • "The EDRC shall be notified of any variance from these Design Review Guidelines granted by a DRA and the reasons/rationale for granting such variance."
  • Parking Lot Landscaping: Landscaped parking islands are to be provided in accordance with the pertinent codes and as a minimum should be provided at the ends of all bays of parking to separate the parking from driveways.  Continuous landscaped medians between parking aisles should be placed no further apart than three (3) aisles of parking and must be such as to provide for minimum distances from parking stalls to shade trees.  Where any parking aisle is less than ten (10) cars in length, alternative means of complying with the land Development Code will be acceptable.  Where medians are used they may be increased in size by 2’0” against the parking stalls to allow for “car overhang”.  In such case the parking stall is reduced by 2’0”.
  • Building Sign Size Limits: All tenant signs are to comply with Lee County and Estero signage codes. However, signs on any one sign face of a tenant building shall not exceed 300 square feet. This area is to be determined by the sum of all reasonable rectangles that enclose the sign parts. Building face is defined as the area of wall fronting on leased or owned space of the tenant or owner measured from the roof eave or top of parapet to finished floor."

 

During June site preparation for the 540 home Rapallo development began in earnest with the dredging of the many lakes to be included in the project.

 

 

 

Navona at The Colony in Pelican Landing -– Navona is a 100 unit residential tower located immediately inside the Coconut Road gate to The Colony, which is a gated community within Pelican Landing. The plan for the building includes a 200 car two story, uncovered parking deck immediately south of the building.

 

Andy Hjortaas of WCI Communities and Neale Montgomery, project attorney for WCI,  reported that WCI had improperly indicated on its DO application that the 21 story tower, is  located in Bonita Springs rather than its true location, Estero. When the County learned about this error they suspended the DO until the necessary public hearings have been held in Estero. In an effort to speedily fulfill that obligation WCI publicized in a local newspaper that they would make a presentation on the project to the ECPP on June 14th.

 

After the developer had presented the project several residents of The Colony many of whom live in the adjacent tower, the Sorrento, raised concerns about the project. Neal Noethlich summarized the testimony for WCI representatives as follows:

 

·         "Neighbors of this project within The Colony are seriously concerned over the impact of this project on the values of their existing properties. These neighbors feel that the tower building itself may be both too big and contain too many units for its site, as well as for its specific location within the Colony. At 200 parking spaces for 100 units, as required by code, they feel the garage and the very large and open parking deck with night lighting is too large, and when viewed from above will present a view inconsistent with their prior expectations and not i