NAPLES - When it comes to talking about land-use planning, density shouldn't be a dirty word.
That was the consensus during an Urban Land Institute panel discussion on "The Politics of Density," held Wednesday at Pelican Preserve in Fort Myers.
The event attracted about 70 builders, planners, environmentalists and government officials who are concerned about growth regulations. "We're talking about density in a thoughtful way. We want to enrich the public conversation," said moderator Steve Seibert, of the Collins Center for Public Policy in Tallahassee. "It's sustainability with an edge - to make sure those who come behind us don't suffer from our decisions."
Most of the event's five speakers said it is time for Floridians to move beyond the assumption that high-density development isn't conducive to smart growth.
Putting more people in smaller spaces limits sprawl and creates more room for preserved land and natural habitats, they said. It also makes public services like mass transit more economical.
But current state and local regulations make that kind of planning too difficult, said Mitch Hutchcraft, vice president of real estate for King Ranch.
"Doing density right is a lot of hard work," he said. "The system encourages low densities rather than long-term planning and accommodating areas of higher density in the right places."
Hutchcraft said developers receive competing messages from different government entities, plus the demands made by environmental groups and residents.
The result is an overly expensive, piecemeal approach that leads to long-term incremental growth and sprawl rather than "nodes of development that are connected regionally." "If we could make the path of least resistance to achieve what we all want to do, people would go that way," he said. "Right now I think it's almost the opposite."
Nancy Payton, a Florida Wildlife Federation field representative, told the group that environmentalists are eager to collaborate with developers on issues like transferring density rights from environmentally sensitive areas to areas more conducive to development.
"Higher density can bring about lower density for sensitive lands," she said. "You've got to earn it, the density has to come from somewhere else - it's the yin and the yang." One key, she said, is to build rural villages like Ave Maria instead of gated communities.
If a development promotes community and connectivity within itself, it can lessen the need for new roads and the impact on natural areas.
Don Eslick, a member of the Estero Council of Community Leaders, said citizens also are interested in working with government officials and builders.
Since forming the group, Eslick said Estero residents have contributed to smart planning that incorporates high-density developments such as Coconut Point.
The development on U.S. 41 includes 2 million square feet of retail and office space plus 1,500 housing units along a busy transportation corridor.
Compatibility with adjacent properties and the quality of the development were keys to gaining public acceptance, he said.
"Are you going to give us quality?" he asked. "We are willing to give more density if you're willing to do it."
Bob Mulhere of RWA Consultants and a former Collier County planner, agreed that high quality is crucial. Good design, he said, helps high-density projects get built and follows the market.
"Higher density is not appropriate everywhere," he said. "But it's certainly appropriate in certain areas; some of the places with the highest density are the most expensive places to live, and the most desirable."
Naples News
Links to Avaliable LandQwest Properties: All For Sale For Lease
Stephen A. Cunningham; MAI, CCIM
Managing Director
| Email: | scunningham@landqwestcommercial.com |
| Office Phone: | 239-275-4922 ext. 225 |
| Fax: | 239-275-4699 |
| Mobile Phone: | 239-910-4085 |
Professional Affiliations/Community Activities: MAI Member of The Appraisal Institute, CCIM Designee of the CCIM Institute, Member of the International Council of Shopping Centers, Florida State Certified General Real Estate Appraiser #RZ300, Florida Licensed Broker.
· Corporate Office · 12800 University Drive, Suite 150 · Fort Myers, FL 33907 · (239) 275-4922 · Fax: (239) 275-4699
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Lee County broke ground this week on a $10.9 million complex to accommodate the tax collector, a new sheriff's office, an emergency services station and Iona-McGregor Fire District building. The Pine Ridge Government Complex at 15650 Pine Ridge Road in south Fort Myers is scheduled to open in late summer 2009.
The county already owned the almost 10 acres where two buildings will be constructed. That kept cost down, said Commissioner Ray Judah.
"It really helped to make greater efficient use of taxpayer dollars," Judah said.
It also made sense, Judah said, because Iona-McGregor fire needed a new building to provide service and the tax collector's lease at Summerlin Square expired. That made the timing right.
"It really came to fruition when all the planets lined up," Judah said.
The tax collector will get a new 10,155-square-foot building.
Emergency services, including EMS, fire and sheriff's offices, will have a new 30,295-square-foot building.
The sheriff's office will house the West District headquarters there.
"It is easier for the people in the community to access the sheriff's department," said spokesman John Sheehan.
EMS will be better suited to serve a growing area.
"The location, all of our stations are strategically located in order to get the response time we need to save lives," said EMS spokeswoman Diane Holm. "That is why we need a station in that particular area." -
Links to Avaliable LandQwest Properties: All For Sale For Lease
Stephen A. Cunningham; MAI, CCIM
Managing Director
| Email: | scunningham@landqwestcommercial.com |
| Office Phone: | 239-275-4922 ext. 225 |
| Fax: | 239-275-4699 |
| Mobile Phone: | 239-910-4085 |
Professional Affiliations/Community Activities: MAI Member of The Appraisal Institute, CCIM Designee of the CCIM Institute, Member of the International Council of Shopping Centers, Florida State Certified General Real Estate Appraiser #RZ300, Florida Licensed Broker.
· Corporate Office · 12800 University Drive, Suite 150 · Fort Myers, FL 33907 · (239) 275-4922 · Fax: (239) 275-4699
Home | Properties | Property Management | News | Resources | Services | Company Overview
Our Clients | Our Team | Contact Us | Home | Services | Lease Administration | Case Studies | Managed Properties
| Email: | scunningham@landqwestcommercial.com |
| Office Phone: | 239-275-4922 ext. 225 |
| Fax: | 239-275-4699 |
| Mobile Phone: | 239-910-4085 |
Professional Affiliations/Community Activities: MAI Member of The Appraisal Institute, CCIM Designee of the CCIM Institute, Member of the International Council of Shopping Centers, Florida State Certified General Real Estate Appraiser #RZ300, Florida Licensed Broker.
Lee County, Cape Coral Consider Impact Fee Increases
Two recent studies find Lee County and Cape Coral should raise road impact fees despite a near shutdown in new construction, which generates those fees.
A study this month from consultant Duncan and Associates suggests raising the road impact fee for single-family homes to $8,352 from $3,347, or about 150 percent. The same firm, in a study released in August, suggested the county raise its residential road impact fees to $9,634 from $4,976, or 7 percent.
The studies also call for increases in road impact fees levied against new commercial construction. The consultants would have the county raise road impact fees for non-residential property by 7 percent across the board with the exception of shopping centers, which would be lowered 26 percent. The fees could go up 23 percent for combined county and state impact fees — something the county rarely levies against new construction.
IMPACT FEE RECOMMENDATIONS
An independent study funded by the county recommends increasing most road impact
fees and lowering the school fee. According to the report:
PROPOSED IMPACT FEES
School Impact Fee Update Study (477 KB)
Direct to Public Hearing (BCC) Sept 9, 9:30 a.m.**
Local Planning Agency (LPA) Sept 22, 8:30 a.m.**
Affordable Housing Committee (AHC) Sept. 22, 2:00 p.m.*
BCC Public Hearing Sept 23, 5:05 p.m.**
Road Impact Fee Update (1.73 MB)
Direct to Public Hearing (BCC) Sept. 9, 9:30 a.m.**
Executive Regulatory Oversight Committee (EROC) Sept 10, 2:00 p.m.*
Land Development Code Advisory Committee (LDCAC) Sept 12, 8:00 a.m.*
Local Planning Agency (LPA) Sept 22, 8:30 a.m.**
Affordable Housing Committee (AHC) Sept 22, 2:00 p.m.*
BCC Public Hearing Sept 23, 5:05 p.m.**
Second BCC Public Hearing (optional) Oct 14, 5:05 p.m.**
*1st FL Conference Room, 1500 Monroe Street (Community Development Bldg.)
** County Commission Chambers
In Cape Coral, where impact fees are a fraction of the county’s, the group is suggesting raising fees between 80 and 200 percent depending on the type of property.
Assuming no impact fee changes, the county’s transportation department projects $9 million in impact fee revenue, the same as 2007-08 but down from more than $71 million in 2006-07. The city has seen a similarly sharp decrease in its road impact fees, which went from $7.9 million a year ago to a projection of $723,000 in 2009.
The declines mirror a drop in building permits. Two years ago, Cape Coral processed an average of 642 single-family home permits. That’s down to 11 this month. The county was down to 37 permits this month, compared with more than 1,000 single-family home permits per month several years ago.
Commercial Real Estate Listings
| Email: | scunningham@landqwestcommercial.com |
| Office Phone: | 239-275-4922 ext. 225 |
| Fax: | 239-275-4699 |
| Mobile Phone: | 239-910-4085 |
Professional Affiliations/Community Activities: MAI Member of The Appraisal Institute, CCIM Designee of the CCIM Institute, Member of the International Council of Shopping Centers, Florida State Certified General Real Estate Appraiser #RZ300, Florida Licensed Broker.
Commercial Real Estate Listings
| Email: | scunningham@landqwestcommercial.com |
| Office Phone: | 239-275-4922 ext. 225 |
| Fax: | 239-275-4699 |
| Mobile Phone: | 239-910-4085 |
Professional Affiliations/Community Activities: MAI Member of The Appraisal Institute, CCIM Designee of the CCIM Institute, Member of the International Council of Shopping Centers, Florida State Certified General Real Estate Appraiser #RZ300, Florida Licensed Broker.
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Stephen A. Cunningham; MAI, CCIM LandQwest Commercial Managing Principal 12800 University Drive, Suite 150 Fort Myers, FL 33907 Office Phone: 239-275-4922 ext. 225 Mobile Phone: 2
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