Volume 3, Number 2
Issued June 2003

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

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

Zoning Actions during June

During June three Estero properties were rezoned by the BOCC-- one residential and two commercial.

Marbella Estates

The residential property is called Marbella Estates and is a 41 acre property located on the north side of Broadway west of US 41 and east of the Breckenridge community. The zoning permits the developer to build 167 housing units, 25 of which will be single family homes.

The commercial projects are called Park Circle and Estero Pointe.

Park Circle

Is a small 1.5 acre project located on the north side of Corkscrew Road  about one-half mile east of Sandy Lane. The parcel is zoned for a limited number of commercial uses (about 20) including a bank, pharmacy, offices, animal clinic or a non-fast food restaurant.

Estero Pointe

Is an 11 acre retail and office site located in front of Marsh Landing. The project contains four tracts that could eventually be developed with buildings containing 95,000 square feet. The community unsuccessfully tried to eliminate gas stations, convenience food and beverage stores, fast food restaurants and car washes from the list of allowable uses. We were able to convince the BOCC and the developer to limit these uses to a total of one of them to be located on the most distant parcel from the nearest Marsh Landing residences.

Estero Town Center

The Hearing Examiner conducted a public hearing for the Estero Town Center project. This 33 acre project is located on the southeast corner of Three Oaks and Corkscrew Road and would consist of a maximum of 265,000 square feet of retail space if approved by the BOCC. The anchor parcel on this project could contain a big box with as much as 180,000 square foot of retail space. This project is being developed by the Courtelis Corporation, a large east coast developer, best know on Florida's west coast as the developer of the Waterside Shops, and more recently, Granada Shops, on the southeast corner of Immokalee and US 41.

The developers have made a strong effort to zone the property in accordance with the Corkscrew Road Overlay which requires, among many other things, all buildings fronting on Corkscrew to be up close to the road with the parking in the rear. In addition they have agreed to an extensive set of Design Guidelines for the project that will ensure that all the purchasers of outlot parcels will use compatible architecture and landscaping. Finally, the developer has participated extensively with the ECPP in the development of "big box standards" that, when adopted by the BOCC, will apply to all big box developments within Estero.

Wal-Mart

The next big zoning matter for Estero is the proposed Wal-Mart superstore. On June 9^th representatives of the Wal-Mart Corporation voluntarily presented a preliminary proposal to obtain input from the Estero community at a meeting hosted by the ECPP. The proposed project calls for construction of a 208,000 Wal-Mart superstore and 20,000 of outlot space on 33 acres located on the northeast corner of US 41 and Koreshan Boulevard, just south of The Vines; across US41 from Breckenridge and just west of an unnamed future multi-family housing development.

Earlier Wal-Mart's representatives made a similar presentation to the residents of The Vines. Wal-Mart has also had its representatives participate actively in the ECPP's efforts to develop big box standards for Estero. At these hearings numerous concerns have been expressed by residents of The Vines and other Estero communities.

The project presented to the ECPP meeting tried to address some of the concerns of the Vines residents through the placement of the building on the site and the buffering to be provided between the store and the nearest homes in the Vines. Five non-traditional architectural designs were also presented as possibilities.

Residents of the Vines identified a Wal-Mart store in Coral Springs that appears to be the "top of the line" Wal-Mart store from an appearance perspective. Consequently, several members of the ECPP, the Vines and other community leaders traveled to Coral Springs to meet with the City's staff and appearance committee and to view the store. The store has a Mediterranean design with covered walkways along all sides of the building adjacent to parking. The perimeter of the site contains wide, bermed and heavily landscaped buffers. The parking lots are frequently divided by landscaped walkways extending from the perimeter buffer to the front of the store. The store was not located near any residential property and was adjacent to major roadways that mitigate any traffic problems created by the store.

The following is a list of the issues that have been raised by Estero residents at the public hearings:

Transportation Issues

·          Volume of Traffic (10,000 movements per day)

·          Inadequacy of 4 lane US 41 at least until 2008 or 2009 and the timing of the opening of the project

·          Financial support for accelerating US 41 widening

·          Safety concerns about the proposed right-in right-out entrance and possible left in turn lane on US 41 at time of US 41 widening

·          Traffic Light at Koreshan

·          Location of Principal Koreshan Blvd entrance

Site and Appearance Issues

·          Use of outlots

·          Type and size of buffering between parking lots and US 41 and Koreshan

·          Demassing of the Building and using architecture to improve its appearance

·          Demassing of Parking Lots--breaking them with entrance roads; sidewalks and landscaping

·          Providing good and safe pedestrian circulation

·          Increased open space

·          Other "Big Box" standards

·          Tire battery etc consistency with earlier gas station action of BOCC

Wal-Mart Requested Zoning Changes

·          24-7 operation on Parcel 1 (and its impact on crime and noise)

·          Increased Signage

·          Outdoor sales and display (and storage and storage creep)

·          Lower the existing delivery restrictions

·          Site design changes, notably combined 60 degree and 90 degree parking

Operational Issues

·          Maintenance, clean-up and cart issues

·          RV overnight parking

·          Continuous use of containers on the property

·          Auto shows

·          Sidewalk sales

 Vines Specific Issues

·          Traffic problems exiting The Vines onto US 41

·          Entrance road

·          Vines buffering strategy and lake and wall versus wall and lake

·          Noise especially from delivery trucks

·          Pollution

·          Light intrusion

Plaza Del Sol

On July 2^nd the Hearing Examiner will conduct a public hearing on the Plaza Del Sol project, a 230,000 square foot, 38 acre, retail project on the northeast corner of Corkscrew Road and Three Oaks. The anchor parcel on this project could contain a 130,000 square foot big box. The developers of this parcel:

• are committed to adhering to the Corkscrew Overlay standards,
• have included in their zoning request a condition that would require all purchasers of outlot parcels to adhere to design guidelines similar to those included in the Estero Town Center project, and
• have been working with the ECPP in the development of big box standards for Estero.

Three Oaks-Williams CPD

On June 9^th the ECPP heard a presentation regarding the development of a 10 acre parcel on the northwest corner of Williams Road and Three Oaks called Three Oaks--Williams CPD.  The developer of this project is requesting 99,999 square foot of retail and 23,601 square feet of office --these are the maximum amounts that could be requested under applicable county regulations. The proposal for this narrow, relatively small site even include some two story office buildings in spite of the fact that the property is surrounded on all four sides by homes. The Panel suggested that:

• the project would provide for much greater density than other commercial projects recently approved in Estero,
• the project would contain too many drive-through uses,
• there are adjourning two-story residences that would look directly over the eight foot wall into the proposed two story commercial buildings,
• the area available for parking appears inadequate,
• there should be a deceleration lane before the Three Oaks entrance,
• the project should prohibit out-door kennels or runs for the animal clinic, pet services and pet shop,
• no out-door displays or sales should be permitted at repair shops and used merchandise stores,
• there should be a size limitation on the hardware store.

Estero Fire Rescue Headquarters

Also on June 9^th the Estero Fire Rescue district presented a proposal for a 30,000 headquarters building on vacant property just north of the Three Oaks Fire Station. Approximately half of this office building will be used initially by the Fire District with the balance to be rented for commercial office uses until the fire District needs the space. Under the proposal there would be a 0.20 acre wetland and 0.77 acre indigenous vegetation preserve between the building and the EsteroRiver.

The panel suggested that the buffer on the Three Oaks side of the building should be 20 feet in width and that the list of permitted uses should be pared back to eliminate categories that might generate excessive traffic.

New Estero
Development Controls

Signage

During June the BOCC approved Land Development Code provisions that will control future signage in Estero. Henceforth all new signs in Estero's commercial areas must satisfy the following standards:

·         Ground mounted "monument signs" now are the only acceptable type of permanent sign for business establishments throughout Estero;

·         "Pole" and "pylon" signs may no longer be installed by businesses located in these areas;

·         Animated signs, emitting signs, balloons, banners, pennants, off-site directional signs and several other types are prohibited,

·         New regulations will control the use of commercial temporary signs, and

·         All new on-site commercial signs must display the street address of the property.

Big Box Standards

During June members of the ECPP met with county planning staff and several big box retailers seeking zoning approval for big box retail centers in Estero in order to improve the standards developed by their consultant. Suggestions produced by these meetings have been transmitted to Joe McHarris, the ECPP's big box consultant.

McHarris is now preparing a revised draft of these standards to be presented to the ECPP and the developers on July 3^rd. After that meeting McHarris will revise the standards once again, they will be put into Land Development Code form by Bob Gurnham, who formerly performed this kind of work for the County, and then sent on to the County for staff review and hearings by the County advisory committees that review all Land Development Code changes.

Estero Growth
Continues Strong  

Housing Units Permitted

During May 178 housing units were permitted in Estero with a building value of over $26 million. The following table summarizes Estero's housing permit experience during the January to May period for the last four years:

As the above table indicates Estero's growth thus far in 2003 exceeds that of all prior years except 2001. The slump caused by "911" and the soft economy has been substantially overcome with 2003 making up more than half the gap caused by these factors. Estero is once again on a path to exceed 2,000 housing units permitted this year. Only 2000 and 2001 exceeded that figure.

During the first five months of 2003 Estero produced 24% of the total building value of permitted housing units in unincorporated LeeCounty. When one includes commercial permits Estero's share falls to 17% because our commercial development is just getting underway.

The value of housing units permitted in Estero during the first five months of the year exceeds BonitaSprings by 184%--the total being almost three times Bonita's total. Since Bonita's commercial development has been double that of Estero, the value of all properties permitted in Estero during this period is a little more than double that of BonitaSprings.

Population

The University of Florida Bureau of Economic and Business Research (BEBR) estimates the population of all Florida municipalities and counties each year so that state funding for local governments are apportioned fairly between censuses. BEBR does not do an estimate for Estero because we are not a municipality but they have shared with us their procedures so that we can make comparable estimates. The following table summarizes Estero's population growth during the last three years since the 2000 census.

The slowdown in 2003 was primarily due to "911" and the building permit decline that followed it. The 2003 increases in permitted housing units indicates that Estero's population growth will soon return to 4,000 person per year.  Overall Estero's population has grown by 73% in the last three years. While the percentages will decline as Estero grows in size the actual increases are likely to continue at about 4,000 persons per year for several more years.

Property Tax Base

Preliminary 2003 property tax assessments recently released by the Lee County Tax Appraiser indicate that Estero' property tax base grew by over one-half billion dollars for the second successive year. As the following chart indicates Estero's 2003 taxable valuation now exceeds $2.8 billion, almost three times the value posted in 2000, just 3 years ago. Once again because of the slowdown in building resulting from "9-11", Estero's growth in 2003 was down from the record setting pace established in 2002. Property tax growth is expected to accelerate this year due to the increase in the number of housing units being permitted in late 2002 and early 2003.

Last year Estero passed the City of Fort Myers Beach in total taxable value. This year Estero's growth pushed the community above the total taxable value of the City of Fort Myers.

Estero Community
Park Public Hearing

The seventh and final public hearing on the Estero Community Park was held on Wednesday June 18^th.  The County Parks and Recreation Department and its architect's led a detailed discussion of the park plans included the following new information:

• The size of the community building could be increased from 37,000 to 39,000 square feet in order to add another dual-use volleyball/basketball court. The cost of this addition would be paid by a private donor. Thus the facility would have four, instead of three, volleyball/basketball courts.
• An agreement has been reached between Lee County Parks and Recreation and the Lee County School District to integrate the park with a 10 acre parcel just southeast of the park where the School Board will eventually site a new elementary or middle school. Some of the school property will be used to expand the park in exchange for the students' ability to use the park for recreational activities.
• A third full sized soccer field will be added to the park. These fields can also be used as six smaller fields for other youth games.
• Groundbreaking for the $12 million park is expected in December 2003 or January 2004.

Roadway
Landscaping Progress

Corkscrew Road

between US 41 and Corkscrew Woodlands

The expanded landscape design  for this segment with additional plantings in the median and along the north right-of-way has been completed and is now being priced by the contractor that installed the existing trees in the median. The county will attempt to work with the existing contractor to complete the project by amending the current contract. If that is possible, the additional trees would be planted later this year. If a satisfactory contract cannot be negotiated with the existing contractor, the county will need to go out for bids on the contract and completion of the project will be delayed by several months.

Three Oaks Parkway

from Williams Road to Corkscrew

The County's design consultant is now working on the landscape design for this segment using the intensified core level landscaping plan for Corkscrew as a guide. These plans are expected to be completed over the next three months. Thereafter the installation contract can be bid, the contractor selected and the trees installed, probably early in 2004.

US 41

from north Old 41 in Bonita Springs to Corkscrew Road

As reported last month the Roadway Landscape Advisory Committee (RLAC) approved a motion for the design consultant to develop a more fully landscaped plan with notes that the clear zones required by the state may need tree canopies 8½ foot or higher, and the billboard locations may involve negotiation with sign owners. These plans will be presented to the RLAC at their meeting in early August and will, no doubt, be the subject of discussion with FDOT, with the billboard companies and the landowners now leasing their property to the billboard companies. After these steps have been completed the landscape design consultant will prepare the final plans for this segment. 

Koreshan Boulevard

from US 41 the Three Oaks Boulevard

On June 3^rd the RLAC reviewed detailed landscape plans for this segment of Koreshan Boulevard. As presented the plan would be limited to plantings in the medians using clusters of different plant types. The plan is intensified by using larger than usual Oaks and Jacarandas planted at shorter intervals than in the typical core level landscaping plan. In addition clusters of deciduous trees in groups with evergreens would be used to diversify the appearance of the road

The committee suggested that installation of the landscaping should be coordinated with the Three Oaks-Koreshan flyover to ensure that no landscaping will have to be removed when that road is constructed in about 2005. Pat Moore of Lee DOT noted that some driveways on the north side of the road may need left turn lanes and some plant material may need to be rearranged in order to accommodate those changes.

Lee DOT's roadway lighting staff has accepted the RLAC's recommendation that only one side of each lamp pole be clear of landscaping for 25 feet in order to service the lights.