Estero Development Report

Volume 7, Number 2
Edited by ECCL--the Estero Council of Community Leaders  

This Report is available on the Estero Fire Rescue website at www.esterofire.org and the Estero Community website at www.esterofl.org

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

Date	Time	Event	Location
Monday, June 4th	9:30 a.m.	Board of County Commissioners (BOCC) FINAL Review of the following two major Zoning Applications: Estero On The River and Midtowne Estero West	Commission Chambers, 2nd Floor, Old Lee County Courthouse, 2110 Main Street in downtown Ft. Myers
Monday, June 11th	3 p.m.	BOCC Report and Hearing on the Density Reduction Groundwater Resource (DRGR)  Study Consolidation Report	Commission Chambers, 2nd Floor, Old Lee County Courthouse, 2110 Main Street in downtown Ft. Myers
Monday, June 11th	6 p.m.	Estero Community Planning Panel meeting. The agenda includes presentations on the following developments: See the full agenda at:: http://esterofl.org/ecpp/ecpp_meetings.htm	Estero Community Park, located on the south side of Corkscrew Road midway between Sandy Lane and River Ranch
Tuesday, June 12th	6 p.m.	Estero Fire Rescue District Board Meeting.   For further information about the District see http://esterofire.org/	Estero Community Park, located on the south side of Corkscrew Road midway between Sandy Lane and River Ranch
Wednesday, June 13th	5 p.m.	Estero Design Review Committee review of the following projects: Londonderry Plaza at Corkscrew Road and River Ranch Road and signage for SuperTarget at Coconut Point. See the full agenda at http://esterofl.org/edrc/agenda.asp.	Estero Community Park, located on the south side of Corkscrew Road midway between Sandy Lane and River Ranch
Friday, June 15th	9 a.m.	Metropolitan Planning Organization (MPO) See the full agenda at http://www.mpo-swfl.org/agendas.shtml	Regional Planning Commission Building, 1926 Victoria Avenue in downtown Ft. Myers
Friday, June 15th	1 p.m. noon	Estero Council of Community Leaders Monthly Meeting featuring Charles Dauray, Member of the South Florida Water Management District . …Open to the Public…for the full agenda see http://esterofl.org/eccl/minutes/	Estero Community Park, located on the south side of Corkscrew Road midway between Sandy Lane and River Ranch
Monday, June 25th	8:30 a.m.	Lee County Local Planning Agency Hearing on “The Fountains” Comprehensive Plan Amendment	First Floor Conference Room, Lee County Administration Building, 2115 2nd Street in downtown Ft Myers
Wednesday, June 27th	1 p.m.	Joint Information Workshop of the Southwest Florida Expressway Authority and the Lee and Collier County Boards	Bonita Springs City Hall on Bonita Beach Road
Wednesday, June 27th	4 p.m.	Greater Estero Cultural Arts Council Board meeting. This meeting is open to the public.	Estero Community Park, located on the south side of Corkscrew Road midway between Sandy Lane and River Ranch

Index

Page	Subject
1	Calendar
2	Estero Community Website
2	Development in Estero: The Best is Yet to Come
4	Rapallo at Coconut Point Named David Graham Award Winner
5	Estero Design Review Committee (EDRC) 2007 Project Reviews
6	Estero’s Housing Permits Continue To Slow
7	Permitted Commercial Building Value Continues Strong Expansion
7	Lee Memorial Community Health Visioning for 2017 Estero Focus Group Results
8	Roadway Landscaping Update
8	Agency Screening Report Raises Questions About the Coconut I-75 Interchange
9	Williams Road-US 41 Intersection, Paradise Development
10	Traffic At and Around the Coconut Road/US 41 Intersection
11	South Florida Water Management District (SFWMD) Leaders Meet with the ECCL

Estero Community Website

During the first four months of 2007 24,250 persons visited this site to learn about Estero. During the same period last year we had only a little more than half as many visitors, about 13,000.
 
The community groups sponsoring the site are:
 
Estero Community Planning Panel (ECPP)
Estero Civic Association (ECA)
 Estero Design Review Committee (EDRC)
Estero Council of Community Leaders (ECCL)
Greater Estero Cultural Arts Council (Arts Estero)
 
www.esterofl.org

Development in Estero: The Best is Yet to Come

As development in Estero achieves critical mass, many outstanding buildings have been completed. Many are absolutely outstanding in overall design and function. With the close proximity of the Estero Community Park, the Coconut Point Life Style Center, Miromar Outlets, the International Design Center and the other new commercial centers, Esteroans no longer have to travel long distances to find their recreation and shopping of choice. Compliments on architecture, landscape, function and sense of place are numerous. Even as we marvel at what we now have, consider this: for many, particularly those who are predisposed to the arts and attractive mixed use communities, the best is yet to come. Indeed Estero will become southwest Florida’s most beautiful commercial and cultural center.
 
Among several outstanding planned developments yet to come, two on the horizon will leave their own long term legacy and help to define the character of Estero in a most significant way. These developments are (1) The Art District at Rapallo, and (2) Estero On The River. Both are large projects, are centrally located and will have a performing arts theatre, each designed to make its own architecturally unique and powerful visual statement within a mixed residential and commercial use community. Each will be developed by companies with a proven track record in Estero.
 
(1) The Art District at Rapallo by Wallace Homes is planned as a mixed-use resort-lifestyle urban village on 34 acres with a 506-seat performing arts center, restaurants, galleries, shops and 292 homes. The Art District will feature 76,000 square feet of restaurants, galleries and shops: 36 live/work studios: 18 lofts above the studios and 92 terrace homes. The design concepts incorporate many of the principles of New Urbanism including pedestrian-friendly roads and public places, connectivity, active and passive open space, diversity of housing and residents, and architecture which promotes resident involvement in the main street elements of the community. The community will also feature an outdoor domed stage, fountains, cobblestone streets, wrought iron molding, public art and natural seating. The Art District is located at the south east corner of US 41 and Williams Road, wrapping around the adjacent Rapallo residential community.
 
(2) Estero On The River by J.E.D. of Southwest Florida is planned as a mixed use urban village on 85 acres along both sides of the Estero River. Located at the north east corner of US 41 and Corkscrew Road, the community will include The Gulfshore Playhouse, a 550-seat mainstage proscenium theatre, a 150-seat studio theater and a children’s learning institute as the cultural centerpiece of the community. Estero On The River is envisioned to include 530 residential units in a variety of attractive housing options. It will also contain 177,000 square feet of retail space, restaurants and a boutique hotel, 87,000 sq. ft. of general and medical office space, and 36,000 square feet for civic use, including the Playhouse. The commercial, retail, and residential areas will be interwoven into a fabric of sidewalk connections, formal lawns, and on street parking, which all serve to reduce automobile dependence and promote pedestrian movement. A pedestrian river walk meanders along the buffers; landings and decks will provide public access to the riverbanks; and a 75 foot greenway spine connects all residential areas to the river buffer. The community also includes a network of lakes and open spaces.
 
The two theaters will compliment each other rather than compete with one another. Gulfshore Playhouse is a “regional reparatory” theater that will annually produce one or more series of shows with a cast of professional actors. While the Art District at Rapallo is a community performing arts center hosting guest artists, lecture series, film programming, children’s and outreach programs, opportunities for artistic synergy, outdoor stage and street festival programming, including vocal, orchestra and dance performances.
 
These planned developments are the product of outstanding creativity and vision, and are equally significant to Estero in another very important way. Just as these visionaries have previously set a high bar for development in Estero with their respective developments of Rapallo and Corkscrew Palms, their planned developments of The Art District at Rapallo and Estero On The River will serve to further raise the bar for all other major developments in Estero.
 
Yes, the best in Estero is yet to come!

Rapallo at Coconut Point Named
David Graham Award Winner

Neal Noethlich, Chairman of the Estero Community Planning Panel, announced at the May 23, 2007 meeting of the Urban Land Institute that Wallace Homes is the first winner of the David Graham Memorial Award for Excellence in Development.  Wallace Homes was honored for its development known as “Rapallo at Coconut Point.” 
 
The David Graham Award is jointly administered by the Planning Panel and the Estero Design Review Committee and recognizes exceptional completed projects within the Estero community planning area.  Four criteria were used in evaluating the 2007 submissions:  Exceptional planning, Exceptional appearance, Working with the community and Public benefit.  Four submissions were received this spring, and an awards selection committee composed of two representatives each from the ECPP and EDRC evaluated them based on these criteria.  All four submissions were exceptional projects, but Rapallo at Coconut Point was selected because it features a unique combination of sense of place, architecture, landscaping, artwork and attention to detail.  The committee felt that Rapallo is truly an outstanding project and is deserving of special recognition.
 
Noethlich presented Jim Wallace, the developer of Rapallo, with a trophy in honor of David Graham, an Estero visionary and founding member of the ECPP.  In presenting the award, Noethlich stated:
 
“We have so many unique and outstanding developments to see with more to come, but none stands out more like a beacon on a hill than Rapallo. With its vibrant colors, its attention to architectural detail, its lush landscaping, its lavish display of public art, its bold Italian coastal theme, and its strong sense of place, Rapallo is truly a development of distinction, one which has raised the bar for development in Estero, and one which is truly worthy of the 2007 David Graham Award for Excellence in Development.
 
“Rapallo is built on 114 acres as a gated, resort-lifestyle community of 540 terrace homes, coach homes, carriage homes and courtyard villas nestled around 22 acres of lakes. It features a clubhouse, lagoon pools, a tennis center and players club, a fitness center and Olympic lap pool, an arts and learning center, botanical garden, bocce park and two miles of walking/biking paths.
 
“Rapallo is testimony to the extraordinary vision of Jim Wallace.  Wallace has had a diverse business career with heavy experience in sales promotion, advertising and strategic planning, as well as in building.  He is well known for conducting extensive market research in association with his projects.  Prior to Rapallo, Wallace created Lighthouse Bay in the Brooks as well as Piper’s Pointe, Piper’s Grove, and Calusa Bay in Collier County.  Jim is a native Canadian who came to southwest Florida in 1990.  For those of us involved in Estero growth management we are glad he came and we appreciate his vision and his community efforts which are, in his words, ‘all about kids.’”

Estero Design Review Committee (EDRC) 2007 Project Reviews

Thus far in 2007 the Estero Design Review Committee has reviewed seventeen (17) commercial projects prior to County approval of their Development Orders.

The EDRC, which consists of architectural and landscaping design and engineering professionals, reviews all Estero development projects for compliance with the unique appearance standards authorized by the County Board for developments in Estero. County staff takes the EDRC's comments and suggestions into consideration in the Development Order decision-making process.

Once County staff has approved the Development Order for a project then the developer may apply for the building permits needed to construct the project. Thus these are the projects that will soon be coming out of the ground.

May 2007
Project Reviewed	Development	Location
Orion Bank	Coconut Crossing	Northwest Corner of Coconut and US 41
26,000 s.f. retail/office building including Panda Express	Coconut Trace	West side of US 41 across from the entrance to the Coconut Point Town Center
April 2007
Hyatt Place	Coconut Point Town Center	Along the east side of US 41 by the main entrance of the Shopping Center
Wachovia Bank	Coconut Point Town Center	Along the east side of US 41 by the main entrance of the Shopping Center
The Diamond District	Coconut Point Town Center	Along the east side of US 41 by the northern to the Shopping Center
Spring Hill Suites	Coconut Crossing	Northwest Corner of Coconut and US 41
March 2007
Cedarwood Retail at Estero	Coconut Crossing	Northwest Corner of Coconut and US 41
ASAP Storage	ASAP Storage	On the south side of Corkscrew Road east of Stoneybrook
Broadway Grand Shoppes	Broadway Grand Shoppes	Northeast corner of Broadway and US 41
February 2007
Murano	South Village of Coconut Point	On the east side of US 41 south of Coconut Road
Retail Building Connected to ABC Liquors	Paradise Shoppes	Southwest corner of Pelican Sound Boulevard and US 41
Rooms to Go	Paradise Shoppes	Southwest corner of Pelican Sound Boulevard and US 41
Thrift Shop	Estero United Methodist Church	Broadway between US 41 and Highland Avenue
January 2007
Super Target	Coconut Point Town Center	On the west side of Via Coconut Point at the north end of the Shopping Center
TGI Fridays	Coconut Point Town Center	Along the east side of US 41 by the northern to the Shopping Center
Retail Center (DOPCO Development)	South Village of Coconut Point	On the east side of US 41 south of the Bonita Community Health Center
Phase 3 Student Residences	Colonial Villages	The east side of Three Oaks Parkway just north of Estero Parkway

Estero’s Housing Permits Continue To Slow

During April 40 housing units with a building value of $8.5 million were permitted in Estero. Housing units permitted during the first four months of the year were the lowest in the 8 years that the County’s system has tracked Estero’s permits. This result reflects the declining trend established in 2006. The local new home market decline continues at an even faster rate. The County permitting information used in this report may be found at http://www.lee-county.com/dcd/Reports/EsteroReports.htm.   
 
The following table shows how the first four months of 2007 compares with the same period during the prior seven years:

Not only is the 2007 number of housing units below all prior years it is only 57% of the total during the first four months of 2002, the season immediately following the tragedy of 9/11/2001.
 
In spite of the decline in the number of housing units permitted, the average building value, excluding the land beneath it, continues to increase, up significantly from the prior high set last year. The average building value in 2007 is almost double (up 96%) from the average in 2000, in spite of the share of more expensive single family homes declining as well.

Permitted Commercial Building
Value Continues Strong Expansion

The value of commercial buildings permitted in Estero during the first four months of the year totals $51.1 million. The only time higher value was last year when $70.7 million of commercial projects was permitted during the same four month period. Estero’s commercial permits during 2006 totaled $184.7 million, exclusive of the underlying land.
 
The major projects that contributed to the three month total are:
 
$22.6 million in the Coconut Point Town Center;
$6.8 million for the Argonaut Chevrolet Dealership at I-75 and Corkscrew
$3.1 million of the Estero Ridge Shopping Center at US 41 and Estero Parkway
$2.9 million for the renovation of the Villages of Country Creek Clubhouse
$1.8 million for the Animal Hospital of Estero on Corkscrew Road
$850,000 for the Lee County Utilities facility on east Corkscrew Road
$1,070,000 for projects in Estero Town Commons
$645,000 for Miromar Outlets Phase V expansion
$512,000 for Estero Park Commons projects
$340,000 for interior build-out within the International Design Center

REMINDER: The building values understate the cost of each residence or commercial building because it excludes the value of the underlying land.

Lee Memorial Community Health Visioning Through 2017…Estero Focus Group Results

In April and May fifteen (15) Focus Group Meetings were held in the Estero Community.  Lee Memorial Health System later this summer will provide a detailed report on all such meetings held in Lee County, when that information is available we will include it on our web-site.  Most of the groups have provided information back to the ECCL on what they feel were the major issues discussed in the meetings:

• The need for a Hospital/Emergency Care facility in South Lee County
• Physician’s communicating to patients where they may (hospital) admit patients if necessary
• The theme that the Health Care community just has not provided much information to the residents on how the ‘system’ works in Lee County was repeated in many ways in most of the meetings
• The feeling that if you have ‘serious health care issues’ it is best to return to the “North” was a repeated issue from those that do not spend full-time in Estero.
• The failure of the health care system in our area to recognize and provide assistance to part-time residents (ability to see physician’s during the ‘season’)
• The general feeling of those responding that they do NOT understand the health care system in our area including the transport system in case of emergency

Roadway Landscaping Update

US 41 between Corkscrew and Old 41 in Bonita Springs

The landscaping plan for US 41 has completed the bidding process, the Board of County Commissioners (BOCC) has approved the contract for this $1.5 million project and the County issued its “notice to proceed” on March 15th.  Installation of the irrigation system from one end to the other has been underway now for over one month. The contact for the project allows the contractor 150 days to complete the project, thus the estimated completion date is August 11, 2007.

Estero Parkway between US 41 and Three Oaks Parkway

Now that the sales center at The Reserve at Estero has been removed and the final median opening closed the County Department of Transportation bid the project, selected the contractor and authorized the firm to proceed. The contractor has been installing the trees and shrubbery for over a month and should be completing the project within the next week or two.

Corkscrew I-75 Interchange Project

On May 15th the BOCC approved a contact for Vila & Sons Landscaping Corp. in the amount of $418,289 to install the irrigation and landscaping for the Corkscrew I-75 interchange area. Thus in August the County is expected to issue its Notice to Proceed authorizing the contractor to begin work on the project. The County’s plan is for the landscape installation to be completed about 90 days later, in November 2007.

Roadway Progress Report

Agency Screening Report Raises Questions About the Coconut I-75 Interchange...

The Florida Department of Transportation (FDOT), in partnership with the Federal Highway Administration (FHWA) and the Federal Transit Administration (FTA) has developed and implemented an “early warning” transportation screening process called the “Efficient Transportation Decision Making” (ETDM) process. This process uses Environmental Technical Advisory Teams (ETATs) composed of representatives of Federal and State regulatory and resource agencies to conduct environmental reviews of capacity improvements beginning in the planning phase using a web-based communications system.
 
According to FDOT’s Pubic Involvement Handbook the ETATs are designed to “flag potential problems, so that avoidance, minimization or mitigation alternatives can be worked out early in the transportation planning process.”
 
In mid-May the final ETDM Summary Report for the Coconut I-75 Interchange became available to the press and public. The Final Report did not differ significantly from the draft report detailed in last month’s Estero Development Report. It still contains seven (7) orange flags, evaluations that found “substantial” negative effects, and five (5) yellow flags, evaluations that found “moderate” negative effects. The Corp of Engineers still believes that the issues raised should be further addressed. 
 
For further information on the ETDM process see http://etdmpub.fla-etat.org/est/# . The project number for the Coconut I-75 Interchange is 8627.
 
On May 18th the Lee County Metropolitan Planning Organization (MPO) discussed the ETDM Report at length. FDOT indicated that this is the final step in the ETDM process and that as a result of the report the critical comments would influence the approach that they would take in the planning phase for the Interchange should it be justified by the Interchange Justification Report (IJR), which is the next step in the process. FDOT has already selected the consultant that will begin the IJR process in July unless the MPO takes formal action to delay the study at its June 15th meeting. For more information on the Interchange Justification Report requirements see http://www.dot.state.fl.us/planning/systems/sm/intjus/default.htm .
 
There was some discussion by MPO members concerning the possibility of the Congress reallocating the $10 million earmarked for this project to offset some of the shortfall in the funding necessary to six-lane I-75 from Ft. Myers to Naples. Efforts are underway to see if this is a real possibility. If the Congress were to agree make this change further consideration of the Coconut Road interchange would be delayed for several years for lack of funding.
 
After considerable debate the MPO agreed to discuss the issue again at its June meeting after the County’s “DRGR Study Consolidation Report” becomes available. This Report is expected any day now and has been scheduled for discussion by the BOCC on June 11th, four days prior to the June MPO meeting. For more information on the Lee County Metropolitan Organization (MPO) see http://www.mpo-swfl.org/ .

Williams Road-US 41 Intersection, Paradise Development…

In November 2004, the Paradise Shops shopping center, located on the northeast corner of Williams and US 41, was approved by the Lee BOCC, with a condition, based on the Hearing Examiner’s recommendation, that access to the project via Williams Road, would only be allowed on a “right-in and right-out” basis, until such time as the intersection at US 41 was improved. This decision was supported by local residents.
 
The Developer, Paradise Development, desirous of having the ability to have a left-turn egress onto Williams and subsequently a signalized left (North) onto US 41, met with members of ECCL, staff, and others to discuss a solution, originally in December 2004. In February 2005, a preliminary, 5-lane footprint (one westbound lane, 2 left turn lanes onto US 41, an eastern through lane, and right only), was proposed, at an estimated cost of $445,000. In addition the developers of the West Bay Club agreed to contribute 15 feet of right-of-way on the south side of Williams to provide for the space needed to this improvement. This solution was conditionally acceptable by all parties.

Since that meeting, other technical discussions proceeded, the Developer submitted a DO application, and the Williams Road subject was reviewed by various County Department staff and FDOT.
 
As a result of input from these various agencies, the scope of work increased, resulting in a project now estimated to cost over $800,000. The primary causes of the cost increase are utility relocation on the north side of Williams and signalization changes. The developer of Paradise Shoppes will not commit to underwrite the entire cost. Lee DOT may be willing to provide some materials for signalization. West Bay Club Development continues to donate 15 feet of property along the south side of Williams.
 
Local residents agree that the intersection is currently failing, even before the Paradise Shops development opens for business. Local residents are concerned that without improvements to the intersection, the opening of Paradise Shoppes will create other traffic and safety problems along Williams from motorists that turn right (West), out of the project, and then U-turn into either the assisted living facility, The Meadows Community or the Fountain Lakes entrance, in order to “backtrack” and access the signal at the US 41 intersection. The signal at Williams and US 41 provides the only signalized exit onto US 41 for the project.

Traffic At and Around the Coconut Road/US 41 Intersection…

On May 9th an ECCL committee met with representatives of Lee County and Florida Departments of Transportation and the developers of Coconut Point and Coconut Crossing, the major projects that surround the intersection of Coconut and US 41 to discuss traffic problems in and around the intersection and what can be done about those problems.
 
At present the greatest problem with the intersection is the backup of traffic approaching the intersection from the east and desiring to turn south onto US 41. In spite of the fact that a second left turn lane was added to this approach about one year ago, it is not uncommon for left turn traffic to overflow the two turn lanes by a quarter to one-half mile, thus blocking the through traffic lane and preventing vehicles from entering and making left turns Via onto Villagio and Health Center Road, both of which are located quite near this intersection. This corner has been the site of several recent accidents.
 
This problem is partially caused by the three cycle traffic signal at this intersection that is needed because the west and east sides of Coconut Road are not properly aligned. The three cycles include: one cycle for the movement of north and southbound traffic On US 41; the second for Coconut Road traffic from the west and finally to permit movement of Coconut Road traffic from the east. Proper alignment would permit the Coconut westbound and eastbound traffic to move at the same time, thus permitting more time for each movement.

The Proposed Improvements

The Lee County traffic professionals indicated that all the signage has not been installed at the intersection of Coconut Road and Health Center Boulevard (from the south) and via Villagio (from the north). Representatives of the Simon Development Group and the Bonita Community Health Center indicated a willingness to implement these changes as soon as possible. Eventually the County may cease to permit left turns out of the north and south approaches to this corner.
 
JED Development, the developers of Coconut Crossing on the northwest corner of the US 41 Coconut Road intersection, announced that they had just received a permit allowing them to begin construction of the Coconut Road widening of the western approach to the intersection that is required by their Development Order. They indicated that they would begin this improvement during June. When completed the western entrance to the intersection will be expanded from three to six lanes with two westbound lanes and four eastbound. The westbound lanes include one right turn lane into Coconut Crossing and the second a through lane. The eastbound lanes include two left turn lanes, one through lane and one right turn lane. The expansion is on right-of-way available on the north side of Coconut so that it will properly align Coconut Road with the eastern approach to the intersection, thus permitting the traffic signal to be converted to a two phase signal. This project is expected to be completed by the end of 2007.
 
Finally the participants discussed the installation of a traffic signal at US 41 and Pelican Colony Boulevard, about one-half mile south of the intersection,  in order to divert more westbound traffic south onto Via Coconut Point and away from the Coconut - US 41 intersection. When installed the signal must be paid for by Oakbrook Properties, the developers of Coconut Point, and possibly by the developers of the properties on the west side of this intersection. The FDOT representatives indicated that the signal could not be installed until it satisfies the State’s signal assessment system.  However, FDOT indicated that these standards may be satisfied using an analysis of the traffic in the fast emerging area that surrounds this fast intersection. Fortunately, the developers of Coconut Point are just completing such a study in order to satisfy the requirements of their zoning as a Development of Regional Impact. Oakbrook has agreed to work with the community and Lee DOT to expand upon this study in order to satisfy the State’s traffic study needs.

South Florida Water Management District (SFWMD) Leaders Meet with the ECCL

Phil Flood, Executive Director of the Ft. Myers office of the SFWMD met with the members of the Estero Council of Community Leaders (ECCL) at their May 18th meeting to discuss the role of the District, how it affects Estero’s development projects, rivers, streams and Estero Bay and how Estero residents may provide input to the District prior to them making local decisions.
 
Charles J. Dauray, President and Chairman of the College of Life Foundation, formerly the Koreshan Foundation, a resident of Estero was recently appointed by Governor Crist to the nine-member SFWMD Governing Board. Lee County has not been represented on the SFWMD Board since Trudi Williams was elected to the Florida House of Representatives and had to resign the post in late 2003.
 
Mr. Dauray will discuss his role at the District with the members of the ECCL at its meeting on June 15th. For more information about the SFWMD see http://www.sfwmd.gov/site/index.php?id=1 .