On Thursday the Fort Myers Beach Town Council discussed a list of “public benefits” the town expects developers to bring to the table if those developers plan to ask for more density or intensity than what their property allows.
You may recall TPI (Margaritaville) having to come to the table with a long list of “public benefits” in exchange for increased density and going from a F.A.R. of 1.4 to 1.55 (calculated with parking included below BFE). Some of those public benefits included; a pedestrian bridge over Estero Boulevard with public restrooms, 3 beach accesses replacing one previously, the removal of 7 ingress/egress along Estero, a donation of land at the base of the Matanzas Pass Bridge that allows for the interchange redevelopment, the Waistina Way parking lot and a 25% discount on beverage, food, retail and beach club passes in perpetuity to Fort Myers Beach residents.
What the town wanted from a developer back then compared to what they may want or need from a developer post-Ian is certainly going to be different. The town is a blank slate right now, both for the developers and for elected officials who will have to approve their plans.
On Thursday, Vice Mayor Jim Atterholt brought a long list of “public benefits” he would like to see his fellow council members look for, and ask for, when a developer comes to the table.
Atterholt said his list is in no particular order. “It’s just fodder for intellectual discussion and digestion,” he said. Here’s Atterholt’s list:
– Traffic congestion mitigation. Atterholt said he’s come up with a concept called D.R.A.C. (Do Not Rent a Car). Atterholt’s idea is that a hotel would give a guest a $50 credit if they do not rent a car.
– Pedestrian Walkovers, especially if a developer has property on both sides of the street like Red Coconut.
– Design on how developers enter and exit Estero Boulevard so it does not slow traffic.
– Granting public right-of-way to the town on Estero Boulevard so the town can increase the width of the bike lanes.
– Participation in a water ferry.
– Bike rentals or for free.
– If you develop early, versus a year from now, you are contributing to the restoration to the island. Atterholt said, that has some value. “The 1st hotel has more value than the 20th.”
– Space for small businesses to incubate.
– Discount for local residents.
– View corridors to the gulf.
– Willingness to move a new development back, off Estero Boulevard.
– Unique architectural design.
– Attracting a business that the community needs.
– An effort to attract elementary aged children.
– Pocket parks.
– Public rest rooms.
– An easement for a bike path.
– An attractive or unique landscaping plan.
– Willingness to pay an impact fee.
Atterholt admitted his list is lengthy. “We’re in the drivers seat for determining the future of this island. We’re missing out if we don’t try to engage with these developers and try to find some public benefit.” Atterholt says he’s concerned that if the town is not flexible, developers will simply build condos to recoup their investment and that will bring very little benefit to the residents of the island.
Keep in mind, the Town Council has repeatedly agreed not to swerve at all from their Comprehensive Plan which sets the guidelines for what could be built. Most likely new development proposals, especially the bigger projects, will go through the Commercial Planned Development (CPD) process. That’s really where the negotiations about public benefits take place. The ultimate question for each project will be; Has the developer provided enough “public benefit” to the town to receive whatever extra they are asking for that they do not have by right? So far there hasn’t been a single new project that has gotten to this phase. We’ve all seen the pictures. We’ve all read the feedback from those pictures. The rubber will meet the road when that first big proposal comes before the LPA and ultimately this 5-member Town Council.
The issue is, of course, TRAFFIC and HIGH Density. This problem has plagued the Island since long before hurricane Ian.
The solution is LESS. I am not comfortable with creating work around and waivers that will allow more density and traffic. Ideally, post-Ian, we should move towards less people on the Island and a much more Eco-friendlier environment. Now is our chance to move toward this goal. We should not cave in to the pressure from developers and Real Estate agents.
Also, under the list of “public benefits” is listed;
– “An effort to attract elementary aged children.
What the heck is this? How does this benefit property owners? Seems to me like some hidden agenda that someone is trying to sneak past the Ft. Myers Beach taxpayers.
Great, creative ideas, Jim Atterholt. This kind of thinking is true leadership.
The number one problem on the island is traffic / parking, as many others have pointed out. Solutions to this dilemma are priority one. Airport shuttles and shuttles to outlet malls, nearby tourist attractions, etc. can help. Also DRAC.
Water taxis / shuttles sound good but where will they land on FMB? Passengers need easy walkable / bikable links to trolley, tram, shuttle pickup, etc.
Water-based transport can’t rely on residential canals for transit and dockage. These canals are narrow, shallow and busy with resident traffic during season; not designed for commercial passengers.
A great start. Let’s keep finding and refining ideas!
good article and comments but honestly more development means more traffic period.. how would anyone in their right mind agree to more rooms .. more cars.. someone has lost their marbles!
TRAFFIC !!!
With all the devastation Ian did –
there’s still TRAFFIC !!!
Increase density – for perks ?
Shouldn’t even be vaguely condidered.
$50 credit for “DRAC” – really ?
Anyone staying more than a weekend will definitely be renting a car !
All the options suggested:
Water taxi, Bikes (Dangerous.. especially at night) etc., may help alleviate the problem, but, face it, keeping density as low as possible is really the only solution.
we are on island once or twice a year at our TS. We walk as much as possible, except to far ends of island. We don’t mind paying for parking, but as far as “bike lanes” ha ha. they do not exist if you ever walk on a sidewalk. constantly moving over for a biker. I was even told by a biker during spring break 2022 that unless he gets a ticket, he is not doing the bike lane because cars swerve into it to get around other cars. so, bike lane? enforce its use to make it work
Bikes and walkers are both allowed to use the sidewalks.
That’s fine with me as long as both adhere to lawful directions of travel for each
I was just on the Ferry/Water Taxi from Daniel Island to downtown Charleston, SC. It was a great experience and such an asset to their town. There’s no reason FMB couldn’t do that as well.
TRAFFIC!!!!!!!There is one volunteer that crosses people by Margaritaville that the minute a pedestrian walks up, he immediately will stop the traffic for even one person to cross the road. He never makes them wait. So you have cars being stopped just to let that one person stroll across the road constantly. I have no idea why no one has come up with a plan to hold the pedestrians and cross them as a group.
Another issue could be taken care of by the sheriff’s dept. Why do they not ticket people that are driving along 10-15 mph UNDER the speed limit? How many times have we seen a slow driving car, holding up traffic and they are oblivious to the line of traffic they have created OR they are looking for beach parking and have to stop in the road at each access. There are things that could be done to help but they are not implimented. FMB has 2 major issues…1 is traffic and the 2nd is crime/homelessness. It’s not as bad now but just wait until things open up again. They will be back in full force.
I had to reply to myself since I can’t go back and edit on this platform. Jim mentioned giving bikes for free to vacationers…..That would be a disaster. They would be zipping in and out of traffic, darting out in front of cars,etc. That is an accident waiting to happen. Just like how we have the cars holding up traffic, you would have older people scared of the traffic and blocking the bike paths so the impatient younger kids would be darting in and out of traffic. We do not need hundreds of additional bikes on the road and the liability for the town would be enormous. But what I do think could work is heavily encourage golf cart use. Instead of having 6-8 people on bikes, they could all be in one golf cart. They are easier to park, electric and fun to zip around in. There are barrier islands that no one drives a car unless they are arriving or going off island. Let a shuttle pick them up at the airport and take them right to the golf cart rental place and drop them off. That would get cars and extra bikes off the road and would be safer then hundreds of bikes.
Vehicle traffic is probably the biggest problem on Estero Island. As we know, it can take hours to get on and off the island at the north end during season.
When developers are granted more density or intensity than what their property allows, they should be required to join a consortium that contributes financially to an extensive water taxi service that uses several landings on the Matanzas Bay side of the island to ferry off-island visitors and workers to the island. Those landings should have convenient access to trams, buses, or shuttles to move people around. Coordination with LeeTran would be necessary.
Additionally, local businesses should be incentivized by the town to provide discounts or other benefits to those who provide proof that they used the water taxi to gain access to the island.
A water taxi is a great idea. Palm Island (gulf coast) has a water taxi that people can either park their car and ride over or bring their car. There is a parking lot that people can leave their cars parked at. Locals have to pay as well and they can buy monthly or annual passes. The taxi is just a barge with a railing. On Palm island that is the only way to get to the island and while on the island, golf carts are used. This is the only viable solution since some rocket scientists decided not to add lanes when we were going through 7 yrs of construction.
Until we solve the traffic problem, none of these ideas are going to help much. Need to eliminate at least 2 traffic lights, prevent northbound traffic from turning left at base of bridge. Perhaps limit non-residents from bringing cars on island by having trams run the full length both ways.
So employees would have to take a tram to work? Hmmm
Also, letting Margaritaville build to the sidewalk negated any chance of widening the road/bike lanes, in my opinion.
Right now we have 2 sidewalks and 2 bike lanes. That should have never, ever been done. The priority should have been another lane for cars. Also, when we have those large groups of bicyclists that come to FMB, they never are in the bike lanes. They are always in the road, slowing down traffic. I really find it odd that workers want to be pampered these days. I worked at a hospital that I had to park and wait for a bus, then from there a tram, then start the 1/2 mile hike to my unit. BTW I started at 4am. I just planned accordingly and was happy to have a good job. Soon there will be workforce housing for you and your family and you can then just walk to work.
“A willingness to pay an impact fee” Jim?
If ever there was a place that needed a mandatory impact fee it is this narrow barrier island with only one main road.
I appreciate a wider bike lane, but I really think we need a third turn/bus lane all the way to Time Square. Some of the businesses that sat right on the road are now gone. Please make the tough decision to add a dedicated third lane. It really helps on the south end of the island to move the traffic more efficiently.
This should have been done during the 7 years that we suffered through Bateman Construction project. I would love to know who were the ones that voted for the bike lanes on both sides as well as extra wide sidewalks. I don’t recall being asked if I wanted this. That sure sounds like someone is trying to gear things up for a “15 min city”.
I will absolutely encourage and participate in DRAC with my 10 units that will soon be complete. It is a fantastic idea. Consider it done.
It seems that the cost of any project no matter small or large will be almost prohibitive with some of the restriction after IAN. Unless developers leave ample space for restaurant’s to consider partnering on the island will have fewer places to break bread. Still the density is what most of us worry about when it is all rebuilt, being able to move about freely without hours of wait time on estero. Al for progress but in small steps not large.
I like the idea of an airport shuttle. Maybe twice a day at least. And from Punta Gorda airport would be nice.
Well written, informative article from Beach Talk Radio and a worthy list of helpful and constructive ideas from Jim Atterholt. Great job, I appreciate the information!
Excellent article, Jim!
Great suggestions , however it’s seem that every developer will have to meet the TPI standards! Regardless of there size an existing pre Ian .
Unfortunately many small businesses will never return as evidenced ( no single project had been submitted after 14 months ) .
The Process referred is expensive and takes a long time as Mr. Atterholt is well aware . Most small businesses on this island was under insured and the cost to build back with the new building codes are exorbitant, add the Financial and insurance cost and it will be impossible for majority small businesses.
So if the community and council wants Small businesses they will have to do better !!
I like this kind of discussion. We have a once in a lifetime opportunity to improve our Island in a very short period of time.
Some great ideas but we can think bigger! Have the new hotels pay for more water infrastructure when they have to finally connect to our water main system, be self contained for their own water and pressurization and sewer system, more lighting for Estero boulevard and donate land on either side of their huge properties for open space, NOT just a small viewing corridor.
Time to enact a toll ($3-6) like Sanibel. Carpooling at the underutilized parking at Summerlin and Pine Ridge? Keep traffic off island. Golf carts are just another vehicle. Don’t need people zipping up and down side streets just for “fun”.
I love the idea of a toll. People will whine but if someone is not willing to pay $3-$6 to come onto the beach then they surely won’t be willing to pay money for a meal or shop at the stores. It will help keep the traffic off the island. We should not be striving to attract people onto the island to just have more people roaming around. We should be attracting people who want to spend money to help support the businesses.
Great ideas Jim!
What about getting Santini Plaza going? Why are we not helping the businesses that provided so much to the island before Ian?
Excellent point.
Love the idea of DRAC!!! Great thinking! ❤️FMB
I understand we currently have an area for food trucks but as those properties sell, or if Times Square is redeveloped, it would be nice to have a designated park area for food trucks to set up. First priority should go to those restaurant proprietors who rented spaces that were destroyed by Ian. There could be within this area kiosks or tables for other businesses primarily tenant operated with priority as stated above to sell their products and a stage for local entertainment and street performers. Basically, the idea is to recreate some of the old Times Square features in a new designated area. An acre or so from some of the new developments could provide space for such a park.
Thank you, Jim Atterholt!
Excellent article, Ed.
Thank you Ed and Kim, as always, for a story that otherwise would not get covered in the MSM. Mr. Atterholt : Lots of good things in this list – very creative and clearly well-thought out. Bravo! I wonder: might you and your colleagues consider adding to the list : a) native landscaping ; b) incentives for the new developers to provide employees shuttle service?
That is an excellent idea, Jim. I wonder if anyone has thought about an island airport shuttle that goes from the south of island to the north every hour and then to RSW. It could either stop at hotels or bus stops and supported by hotels but residents could also use it with proof of ownership. Or even have a super reasonable fee. Does the Lee Tran bus take folks to airport? It could be incorporated somehow with the island shuttle. Just some ideas.
We could also use an open an arcade in an area that also has a small carousel merry go round and maybe a teacup ride or something similar. Just an area for kids and families. Not tacky, but done right. Look up north Berwick scotland and check out their area. I have pictures I can send you. I was there is the spring. They also had an artist section. Each artist had their own shed (sort of like a permanent farmers market). Each shed painted a fun color or if those aren’t legal then have a market like they have in Charleston, SC that is inside.
I like that we have Labeled via an Acronym the DRAC concept.
This will be easier to message out now, then explain in a paragraph every time.
DRAC i feel is a key to really making FMB a fun active lifestyle island.
Lets keep promoting DRAC. We could even issue bounceback coupons, discounts to all sorts of FMB local destinations for DRAC. Perhaps if the DRAC tourists have a STAMP or something. That identifies them as DRAC, they will receive VIP status at lots of venues. We will start coming up with ideas about DRAC. Great job, Ed and Jim, as always. Alex
Thanks for your coverage of this Ed. These are just some suggested examples of possible public benefits and the list is not exhaustive. Certainly larger developments will have the ability to offer different public benefits than smaller developments. Some may be able to offer just one or two of these examples, some will be able to offer more. These examples could be utilized when developments are asking for a variance or going through the CPD process and they are asking for some type of additional consideration from the Town. These would not impact businesses who are not asking the Town for anything additional and are just building back what is already allowed for under current zoning. The incentive to not rent a car (D.R.A.C.) from the airport would work as a credit when the guest demonstrates that they took an Uber or car service from the airport to the hotel. If the guest stays for three days or more, the hotel would offer a $50 dollar credit for both arrival and departure to the airport. Again, all these examples were offered to initiate discussion and are not set in stone. There is a consistent theme in many of these suggestions that larger developments make every effort to not add to the traffic congestion problems of our island.