Estero Development Report

Volume 4, Number 11
Issued March 2005

Edited by ECCL--the Estero Council of Community Leaders

For further information, to provide information or to add names to our mailing list, Email Don Eslick at doneslick@comcast.net or call him at 949-4050

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

Index

Implementing the Estero Community Plan

Three years ago the Board of County Commissioners (BOCC) approved the Estero Community Plan. The primary thrust of the plan was established after many hearings and input from hundreds of Estero residents. The central focus that emerged from this process:

• Make Estero’s commercial corridors as beautiful as the surrounding residential communities,
• Cause persons traveling through Estero to know that it is a unique and outstanding place, and
• Achieve maximum compatibility between adjacent commercial and residential uses.

At the time Estero had several advantages that made these realistic goals. They were:

• Only about 10% of the 2,000 acres of commercial land along Corkscrew Road and US 41 was developed at that time so there was no strong opposition from existing merchants to the adoption of high development standards for commercial properties.
• Most of this land consisted of large parcels that could be developed as planned developments with appropriate buffering from any neighboring residential communities; space for attractive landscaping along the roadway; appearance standards that would apply to all the projects within the property; fewer parcels with less desirable uses like convenience stores, gas stations and fast food restaurants; less and more attractive signage to name a few.
• A County government that strongly supported the aspirations of the Estero community. The County not only approved the Community Plan but has also approved two packages of “unique to Estero” changes in the County’s Land Development Code (LDC), the document that makes legally binding what developers can and cannot do in Estero. A third package of changes is now working it way through the County’s approval process.
• A group of high quality developers who recognize that consistently high standards in a community allows the higher costs of development to be more than offset by higher land values and lease rates.
• A relatively large core of talented and committed volunteers who believed strongly in the benefits the community will derive from effectively implementing a community plan.

The biggest challenge that the Community Plan and the associated planners have had to overcome was the existing “bubble plan” zoning on many of Estero’s commercial sites. On these properties the property owners have the legal right to choose from as many as 100 uses, many of them detrimental to the community, as they or their land purchasers develop the property. The “uniquely Estero LDC changes” sometimes diminish the practicality of some of these uses but in all cases they cause them to be more attractive, have less impact on their neighbors in terms of distance, height, noise, light and smell and be better buffered from the roadway.

Probably the most important of the many provisions of the Community Plan is the requirement that all developers seeking to rezone a property must hold a community meeting in Estero before filing the application for rezoning. As a result of this requirement the Estero Community Planning Panel (ECPP) has sponsored over 60 meetings reviewing far more developments providing over 3,000 Estero residents the opportunity to express their concerns and make suggestions about those developments early in the approval process, when they are easier and less costly to change.

After that meeting the developers must file a report with Lee County specifying all the issues that were raised at the meeting and how they plan to address them. When there are unresolved issues the developers work with the ECPP, the residents of the affected communities and county zoning staff to add conditions to the zoning that address the concerns of the community. They are anxious to do this because they know that the residents of the affected communities will testify about those unmet concerns at the required Public Hearing conducted by a Lee County Hearing Examiner and by the BOCC, who make the final zoning decision. Estero is the only community in Southwest Florida with this level of community input on zoning decisions and it is greatly improving the quality and compatibility of our commercial developments.

Additionally, the first round of Land Development Code changes made by the BOCC established a “uniquely Estero” requirement that a community meeting be held in Estero before a Development Order can be filed with the County. Usually when property is zoned the specific uses and users are not known so no detailed development plan can be prepared. The LDC requires that developers must later obtain County staff approval of a Development Order for each parcel within their development when the user has a detailed development plan for the site.

The Estero Design Review Committee (EDRC) sponsors the community meeting on each Development Order applied for in the Estero Community Planning Area. The EDRC, which consists of architects, landscape architects, engineers, developers and Estero citizens, has reviewed more than 50 major commercial projects with tremendous impact on the appearance and layout of those projects. Once again these are meetings with ample opportunity for residents to raise concerns and make suggestions. County staff pays close attention to the concerns and suggestions that these meetings produce.

Peak Season Traffic in Estero

Over the years the ECCL has had several special purpose transportation committees. At its February meeting the Council decided it needed a Transportation Committee that addresses all the community’s traffic concerns. Traffic congestion in south Lee County in past years has been bad, but this year it seemed to be several orders of magnitude worse. If these conditions are allowed to continue our safety, quality of life, the attractiveness of the area for living, visiting and business will all be adversely affected.

It is no longer just the north-south corridors like US 41 and I-75 that are affected; Corkscrew Road near its intersection with I-75 often looks more like a parking lot than a road. Pubic safety vehicle response times are being delayed significantly, creating a danger to us all.

The ECCL Transportation Committee met three times during March to develop a comprehensive list of roadway problems and possibilities. In addition the Committee has begun to meet with major developers and institutions that are affected by these bottlenecks. During April the Committee will be meeting with FDOT and Lee DOT to discuss these concerns and to begin to work on their solution in an urgent manner.

The following are the traffic problems affecting Estero that must be addressed by the County:

• Timing of Traffic Lights on US41 ©
  
• Obtaining Intersection Improvements and Traffic Controls ©

• Traffic Light at Intersection of Coconut Road & Three Oaks Parkway
• Traffic Light at Intersection of Williams Road & Three Oaks
• Intersection Improvement of Broadway east of US 41
  
• Funding for Three Oaks Parkway South of Coconut ©
  
• County Road 951 (B)
  
• Coconut Road I-75 Intersection; Coconut Road over I-75 © ®

• Corkscrew Road Improvements around I-75 (P) ©

• Length and Number of Stacking Lanes
  • Williams Road and US 41 (west side) (P) ©
  • Coconut Road and US 41 (east side) ©
  • Three Oaks and Corkscrew Road (north side) ©

• Estero Parkway Flyover © Delays and Extension to Proposed 951 Alignment

• Sandy Lane North from Corkscrew Road ©

• Estero Entrance Road Monuments ®

• Fire District Emergency Access & Mass Evacuation Traffic Controls © ® (L)

• Proper Alignment of Intersections & Traffic Control Changes

• Williams Road and US 41 (east side) (P) ©
• Coconut Road and US 41 (west side) ©

The following are the traffic problems affecting Estero that must be addressed by the State:

• Obtaining Intersection Traffic Controls

• US41 & Estero Parkway ®

• Design & Construction for Widening of US 41 from Corkscrew Road to San Carlos Park ®(P)

• Coconut Road I-75 Interchange Studies and Proposal (P) (L)

• Estero Parkway Flyover Delay © ®
  
• Corkscrew Road & I-75 Interchange ®
  
• Length of Stacking Lanes ®

• Fire District Emergency Access & Mass Evacuation Traffic Controls © ® (L)

• I-75 Widening Federal & State Funding (L)

• I-75 Noise Barriers ®

• I-75 Toll way Authority (L)

• Coconut Road Bridge to Ft. Myers Beach ®

• Estero Entrance Road Monuments ®

• Alico Road I-75 Intersection Improvements ®

• Construction & Regulation (L)

• Chronic Construction Delays (L)
• Typical Phasing; 2-Years Design, 2-Years Acquisition, 2-Years Construct
• Ineffective Contract Provisions
• Ineffective Project Management
• No Sense of Urgency
• Low Level of Expectations
• Need to Change Procedures
• Lane Usage

Responding to Bonita Springs Annexation Initiative

From mid-February through mid-March Gary Price, the Bonita Springs City Manager, made several annexation presentations to Estero community organizations, to the Bonita Springs Chamber of Commerce and BUPAC, a county-wide public interest lobby group. On March 15 th the Bonita Springs City Council discussed an agenda item suggested by Mr. Price seeking authorization to hire an expert to do a study to determine the benefits and burdens of annexation of Estero areas. In the ensuing debate some Council members suggested that the City should wait until the residents of Estero came to the City seeking to be annexed. Ultimately, the Council voted 5-2 to authorize Manager Price to seek a consultant, at a cost of up to $10,000, to gather facts and to bring the contract back to them for final approval.

In addition the Council voted to authorize staff to take all diligent steps to protect the City’s two mile buffer zone. They discussed but did not vote on the need to personally lobby the local legislative delegation on this issue. Since that meeting the City has sent a letter to the local legislative delegation asserting their desire to protect the two mile area from possible incorporation by Estero.

Meanwhile the ECCL Annexation Review Committee has taken the following steps:

• Initiated a meeting with the City of Bonita Springs to discuss their intentions and to encourage all parties to “take the high road” in our discussions and presentations;
• Developed a funding program for legal assistance and research including the significance and historical treatment of the “two mile buffer” in Florida incorporation law;
• Hired attorney Thomas Hart to provide us with legal counsel and research;
• Initiated discussions with Lee County to analyze the impact that any annexation would have on the community and the County;
• Distributed an objective, unbiased survey of all registered voters in the annexation study area defined by the City of Bonita Springs in order to determine their present attitudes about annexation by Bonita Springs and the issues that are likely to influence their ultimate decision should they have an opportunity to vote in an annexation referendum.

On Saturday, April 2 nd preliminary results of the Annexation Survey were released to the public at a Village with a Vision meeting at the Hyatt Coconut Point Resort attended by about 450 Estero residents. With only 5 days of mail being counted 1,397 registered voters, or 26.5%, of the 5,272 registered voters in the area had already responded. Ninety one (91%) percent of the respondents, or 1,274 voters, indicated that they would definitely vote in the referendum if their area is to be annexed. Over 84% of those definitely planning to vote OPPOSE annexation of part of Estero by Bonita Springs ; 14.4 % FAVOR annexation and 1.3% are undecided. Voting continues to be open until April 15 and all registered voters in the area are encouraged to vote. The final results will be reported in next month’s EDR.

This is our fourth article on annexation, for further information see all editions since the December 2004 edition on the websites listed above.

315 February Housing Permits Second Highest on Record

During February Lee County issued building permits for 315 housing units in Estero worth $62,202,658 exclusive of land. Only September 2000 had more units permitted, with 386 units worth $49, 691,275 without land.

The following table shows how January and February 2005 compares with the same period during the prior five years:

The January-February 2005 results compare favorably with the prior years in all respect except the percentage of single family units. The 2005 building value is 78.5% higher than the second highest value in 2003. The number of housing units permitted in 2005 is 115 units, or 31%, higher than in 2003, the second highest year. The developments that were the major contributors to this rapid growth are:

• Rapallo 98 units
• Villagio 72 units
• Bella Terra 58 units
• Meadows 44 units

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

Although residential permitting in Bonita Springs has increased greatly in the last couple of years, residential growth in Estero during January and February was still 74% higher than Bonita Springs .

Changing Patterns of Housing Development

During 2000 through 2002 housing development in Estero was dominated by The Brooks, Pelican Sound and Stoneybrook. Nearly 4,000 housing units were permitted in these tree developments during that 3 year period. In contrast only about 750 housing units have been permitted in these communities during the last two years. Only The Brooks is still under development.

As these projects reached maturity in 2001 and 2002, a number of new residential developments got underway. In 2001 The Colony in Pelican Landings and Rookery Pointe started to permit a substantial part of the 1,000 combined units that are planned for those communities in Estero.

In 2002 Grandezza, The Cascades and Colonial Oaks obtained the first of their 1,700 or so housing permits. Colonial Oaks sold out in two years, The Cascades sold nearly 700 units in less than three years and Grandezza has been a major contributor to Estero’s housing growth ever since.

In 2003 Villagio, Bella Lago and Estero River Estates obtained their first of their 1,000 permits for housing units. At this time Estero River Estates is virtually complete, Villagio has reached the halfway mark with the second and final phase just getting underway and Bella Lago continues to produce about 100 units per year.

In 2004 five new residential developments came online: Bella Terra, Rapallo, Copper Oaks, The Meadows and The Lakes of Estero. Over the next five years these developments will build about 3,000 housing units in Estero. During 2004 they permitted about 400 housing units.

During 2005 three more residential developments are expected to commence permitting in Estero and the West Bay Club is expected to begin construction of the first of their five high rises that will ultimately contain 650 units. They are:

• The Reserve of Estero
• Osprey Cove
• Terra Vista , formerly Marbella Estates

Over the next five to seven years these developers plan to construct another 1,600 housing units in Estero.  

Projects in
the Zoning Process

Estero on the River

On March 14th the D’Jamoos Group presented their plans for development of 85 acres on the northeast corner of US 41 and Corkscrew Road, now owned by the College of Life Foundation, to the ECPP and about 125 Estero residents. If approved by the BOCC as presented, the project would become a “neo-traditional mixed use village” containing 197,000 square feet of retail, 103,000 square feet of office space and 481 residential units. The developers have assembled 15 parcels of land over the years permitting a planned development where none would have been possible without this effort. The project is nearly evenly divided by the Estero River with over 40 acres on each side of the river.

The project contains many mixed use parcels with multi-family residential units located above commercial/retail space. The project design emphasizes linking commercial and residential uses through sidewalks, streets and courtyards. The proposal states in this regard: “Landscaped boulevards, traffic circles, detached sidewalks, formal lawns, and narrow streets all serve to slow down the vehicular traffic, decreasing impervious areas and making the streets pedestrian friendly while implementing Smart Growth Concepts and Guidelines endorsed by Lee County and the State of Florida.” The commercial areas feature courtyards, fountains, and connected green areas as gathering spaces and activity centers. The plan also includes two cultural facilities. One is located near the center of the project with a large formal lawn for cultural and community events, while the second is a smaller facility on the south side of the river near US 41. Residential and commercial users will share parking spaces in some areas.

Members of the Panel and the public had many questions and concerns about the project. The following is a list of the major issues that were discussed at the meeting:

(1)      Green space and its distribution…much of the green space is located on one 8.5 acre parcel south of the river that is unaltered by the project. A panel member questioned why this parcel is included in the application inasmuch as it does nothing except permit the other parcels to have less open or green space.

(2)      Sandy Lane extension alignment impact on this proposed project…the County’s recently completed Sandy Lane Alignment Study conflicts with the planned use of three parcels containing 13 acres on the east side of the project.

(3)      Estero River protection…the developer has proposed a 50 foot buffer along both sides of the Estero River where the property abuts the River (this exceeds state and county requirements); indicated that they would relocate some trees into that buffer area and would construct a meandering pedestrian trail in the buffer. Some suggested that 50 feet is not sufficiently wide to protect the river. The developer proposes a roadway bridge spanning the river without structural supports within the river. Some members of the public expressed opposition to any new bridges over the river.

(4)     Estero River access…at present the public has access to the river through the Kayak/Canoe rental establishment on the north side of the river along US 41. The Panel urged the developer to include in his plan an element that would perpetually maintain public access to the river.

(5)      Historic homes preservation, within and just outside the proposed project area…there are several homes within the site that were built in the early days of Estero’s development (early 20th Century) and some others just north of the development. Several members of the public expressed concern about these homes being preserved on site, if possible, or consolidated into a historic village just north of the site. Either option would require considerable support from the developer.

(6)      Highlands Ave connection…the Panel and the public both expressed concerns about the impact that project traffic would have on Highlands Avenue and Broadway near the project’s northern entrance. Both are narrow, local roads designed strictly for local traffic.

(7) US 41...Members of the Panel reminded the developers that US 41 adjacent to the project is failing and that the project would, in all probability, be subject to the same zoning limitation as was recently added to the Wal-Mart at Estero Parkway project that does not permit the project to begin construction until the US 41 widening has started.

8) Building Heights …the developer is seeking permission to build village apartments, Garden Condominiums and Commercial buildings to a maximum height of 60 feet. The Panel and the public expressed concern that buildings of that height not be located too close to US 41 or Corkscrew Road , be setback appropriately from the Estero River and not interfere with the sightlines of adjacent smaller residences.

(9)      Density…the developer is seeking maximum density for both residential and commercial projects located as mixed use facilities on the same parcel i.e. the maximum number of housing units per acre and the maximum square feet of commercial per acre authorized by the land development code on the same parcel of land. While the Panel expressed support for the mixed use concept they questioned that this much development could or should be authorized.

(10)      Proposed Uses…the developer has proposed many uses for many of the parcels that the Panel and Estero residents typically oppose. The Panel asked, and the developer agreed, to discuss elimination or limitation of these proposed uses prior to Hearing Examiner consideration of the project.

(11) Mixed Use possibilities…the developer and the Panel agreed to work together to gain County interpretations and/or land development code changes to permit more mixed use development to occur in this and similar projects.

(12) Public acquisition of any part of this area being proposed for development… some members of the public expressed their support for public acquisition of the site and questioned whether or not there was still a chance that some or all of this property would be purchased and preserved by the County.

Estero 30

On March 14th the developers of Estero 30 presented their plans to the ECCL. The project consists of 30 acres surrounding the northeast corner of US 41 and Broadway. The developer of the rear 22 acres is Colonial Homes, developers of two other Estero housing projects, Colonial Oaks and Rookery Pointe. The developers are seeking to rezone the property from agricultural to a residential planned development in order to build 132 multi-family housing units, or 6 units per acre. These units would be accessible both from US 41 and from Broadway.

The property owners, Frank Helmerich Trust, are not seeking to rezone the 8 acres fronting on US 41 at this time, however the site plan submitted by the developer depicts commercial development.

The project is bordered on the north by the Cypress Bend RV Park and several Cypress Bend residents attended the meeting and expressed concerns about the project. They are concerned by the two story buildings overlooking some of their units, the possible commercial development along US 41, the close proximity of the new US 41 entry point and the impact of the project on US 41 traffic. Other residents expressed concern about the southern road intersection on Broadway quite near the railroad tracks.

Members of the ECPP urged the developer to encourage the owner to rezone the entire property for residential use. They also advised the developer that since this segment of US 41 is a failing road, a provision like that applied to the nearby Wal-Mart site by the BOCC would be appropriate. Wal-Mart’s zoning prohibits construction of the store until the six-laning of the adjacent segment of US 41 has begun.

Colonial subsequently met with the residents of Cypress Bend to discuss their issues. However, the property owner has not yet responded to the ECPP request to rezone the entire 30 acres.

West Bay Club Rezoning

In cooperation with the ECCL an informal West Bay homeowners group negotiated with the developers of West Bay for several months to resolve concerns raised by the developer’s desire to restore three high rise towers to the zoning of the property. The two parties reached an agreement just prior to the Hearing Examiner's Hearing on January 19 th.

As a result of the homeowner's efforts and the West Bay developer's willingness to negotiate, the following changes were agreed to and presented to the Hearing Examiner as agreed zoning conditions:

• The number of high rise towers to be authorized in West Bay would be reduced from the six (6) to five (5);
• This reduction would occur in Area 3, the high rise site that the developers sought to restore to its original zoning;
• The total number of housing units authorized for the West Bay Club project is reduced by 105 units from 1,121 to 1,016.

In addition the West Bay developers agreed to several changes sought by the homeowners group that would not be appropriate for a zoning resolution.

On March 21 st the BOCC approved the rezoning of West Bay Club including the conditions cited above. Residents from Fountain Lakes , Pelican Sound, West Bay Club, ECPP and the ECCL testified in support of the rezoning and the developer’s willingness to help finance a solution for the existing traffic safety problems at the intersection of Williams Road and US 41. The BOCC participated actively in this discussion and expressed their concern but took no action since the problem is not impacted by the rezoning since West Bay Club was originally zoned for a larger number of units than are now authorized.

Development Stage Projects  

Shoppes of 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, potentially a “big box” parcel in the rear. At that time the project was called “ Estero Town Center” but the name was changed at the request of the EDRC when the developer, Kite Development, presented the first phase of the project to them on March 9 th. The developers also made a courtesy presentation to the ECPP on March 14 th.

Kite is seeking a Development Order so that they can construct two, multi-tenant commercial buildings with a total of 25,600 square feet along Three Oaks Parkway and an internal roadway and infrastructure system. 17,600 square feet will be used for retail tenants and 8,000 square feet for restaurant tenants. This is the first development in the I-75 -- Corkscrew area targeted for small users.

The two buildings will be placed 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, including the “big box”.

The parking lots on the sides of the buildings are well screened from Three Oaks and have well pedestrian walkways that provide access from the street and to the other stores in the center.

The large oak trees on the corner will be retained and the landscaping around the entire site will be installed as part of this development order.

Florencia at the Colony

On March 9th WCI Development presented their next residential tower at The Colony in Pelican Landing to the EDRC. This tower will contain 116 units on 20 floors over one level of parking and an amenity floor. Florencia is located immediately adjacent to Bonita Springs ’ northern boundary. Construction on Florencia is expected to begin in August. The EDRC liked the architecture and overall appearance of the project. Their only suggestions related to the banding on the front of the building and satisfying some fire district requirements.

The Enclave at Rapallo

On March 9th and 14th respectively the developer of Rapallo Preserve presented this 90 housing unit addition to Rapallo to the EDRC and ECCP. The Enclave at Rapallo will be located just south of Rapallo adjacent to the Halfway Creek flow way and immediately north of the Coconut Point Town Center. It will have the same north Italian architecture typified by Rapallo itself. It will be connected to Rapallo and all its amenities by an 8 foot wide raised boardwalk for bikes and pedestrians. It will be a gated community accessible by its residents through card reading gates. The developer commissioned a consultant to travel to Thailand to purchase 40 bronze statutes for display throughout the community. He has also added several mosaics in order to enhance the appearance of the wall surrounding the community. Both committees praised the developer for his adherence to high appearance standards for both projects.

Estero Medical Center at Plaza del Sol

On February 9th 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 west 4 acres of the 11 acre anchor parcel at Plaza del Sol. Plaza del Sol is located on the northeast corner of Corkscrew Road and Three Oaks Parkway. At this meeting the developers agreed to the following:

• Mix grass, shrubs and trees in parking islands.
• The use of 10 gallon 4 foot plants in the dumpster area.
• Add a base to the building.
• Change the cornice so that it projects out from the building thus eliminating its rectangular and flat appearance.
• Add 3 shades trees on each side of the front entrance.
• Use S tile or better – not Capri —throughout the project.
• Breakup the long roof lines.
• Increase the height in the front center of the building and add a roof over the doors.

On March 9 th the developers returned to the EDRC with updated plans for the facility. The EDRC made the following additional suggestions for improving the project:

• Increase the size of the upper story roofs so that they are more proportional to the building.
• Add tile or canvas awnings to the second floor windows.
• Add more texture to the building.
• Use internally lit individual lettering in the building logo.

In addition the developer agreed to the following changes:

• Agreed to shed roofs on 3 sides of each of the 4 corner towers.
• Agreed to add lintels over all windows on both stories. Lintels would extend beyond the windows.
• Agreed to bring the signage plans back to the EDRC to review.
• Agreed to add corbels to roofed areas.
• Agreed to stripe the roadway at the end of the building for ambulance parking.

Projects in Process

County--State Purchase of Boomer Property

On March 15 the BOCC approved an agreement with the State of Florida to jointly purchase the 104 acre Boomer property located on the southwest corner of US 41 and Broadway. The following day the Governor and his Cabinet voted to approve the joint purchase and to split the cost of $14.5 million with Lee County. The contract provides a life estate that will permit Nola Boomer to live out her life on a 25 acre tract, called “Mirosal”, in the middle of the property.

The property is immediately north of the Koreshan State Park , both of which share a half mile border on the Estero River. This purchase will increase the size of the Koreshan State Park by about 50%. This addition greatly enhances the "Old Estero" area between Corkscrew Road and Broadway as well as opportunities for residents to use the river for recreation and sight-seeing. Finally, by eliminating the use of the property for retail and residential use, it will reduce traffic on US 41 in that area.

Meadows of Estero

The Meadows is a 55 acre, 262 unit multifamily project, located on the west side of US 41 north of Williams Road (in front of Pelican Sound). It is being developed by Shelby Homes ; a Ft. Lauderdale based housing developer with 30 years of experience.

The Meadows had its Grand Opening in July 2004 and started construction in late November, with 10 buildings now under construction. All units will be coach homes ranging in size from 2,011 to 2,878 square feet. Shelby plans to build the project in two stages with completion expected in the fall of 2006.

160 of the 262 units have been sold in the 9 months that the project has been marketed.

The Meadows amenities include a 5,000 square foot clubhouse including a fitness center, media center, and community pool.  

The Reserve of Estero

The Reserve is a 155 acre, 492 unit single family community located on the north side of Estero Parkway midway between US 41 and Three Oaks Parkway. The developer, Toll Brothers, presented this project to the Estero Design Review Committee (EDRC) in July 2004. The developer has been working on their sales office and gateway and frontage along Estero Parkway for several months. The Reserve’s amenities include a 9,000 square foot clubhouse, 2 pools, tennis courts, basketball court, and fitness center.

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

The developer plans to commence construction in April and will build out the project in three phases. The first homes will be available for occupancy in the spring or summer of 2006.

In November a lottery was held in which 71 lots were sold, and deposits were made on an additional 55 lots.

Villagio (Phase Two)

Villagio is located north of Copper Oaks on the east side of Three Oaks Parkway between Corkscrew Road and Estero Parkway. On September 20, 2004 the developers of Villagio, Royal Palm Communities, presented their plans for Phase 2 of this 514 unit, 38 building multi-family residential community to the ECPP. Phase two contains 248 coach home units located in similar two story buildings. Each unit has a one car attached garage.

Phase one of the project consisted of 266 residential condominium units. Villagio’s amenities include a town center area with a resort style pool, fitness facility, tennis courts, theater, sports lounge, activities director, and sales office. The developer expects to complete construction of all Villagio homes by the summer of 2006. At present only about 10 units remain unsold.