Finally, a marriage of land-use convenience

Easier said than done, especially for a 4.8-acre wooded parcel on Windsor Road just south of Bonita Beach Road. For years, the Bonita Springs property was always a bridesmaid, never a bride.

One developer proffered an athletic complex with a pool and tennis courts. Another proposed plans for a warehouse and storage facility. Then came an idea to build rows of self-storage spaces.

Nothing worked.

The problem: the land was squeezed awkwardly between intense commercial developments along Bonita Beach Road and quiet residential homes to the south. But now, one developer believes he has the perfect project to build a lasting relationship.

Joe Mason, head of Naples-based Southwest Quality Homes, wants to construct three multi-story condominium buildings holding a total of 35 units. The project, called Bermuda Preserve, should act as a buffer between the conflicting land uses, he said.

"I just think pieces like this were overlooked as a transition from commercial to single-family. I don't think anyone would want to build a house backed up to Sneaky Pete's," Mason said, referring to the watering hole in the strip of shops flanking the north side of the proposed development.

"So, obviously, a transition use is the best use."

That's the argument Mason's firm will use when it goes before two Bonita Springs advisory boards next week, seeking their blessings for the project. Before work can start, B.E. Devco LLC, an affiliate of Southwest Quality Homes, needs to convince officials to grant a zoning change and a comprehensive plan amendment.

The firm is asking to switch the property's zoning from agricultural use to a residential planned development. Lee County planning officials have signaled their approval pending the outcome of the comp plan change.

"This property has been kind of in flux with people wondering what they can do with it," said Tom Dixon, the county planner who reviewed the case. "We're thinking that if a comprehensive plan amendment is approved by the city... we think a project with that density is a good buffer type development."

The new zoning classification would allow buildings as high as 50 feet, but, Mason said, the plan is to construct them no higher than 35 feet.

The comp plan amendment would be a change from moderate single-family residential to high density multi-family residential. The main difference between the two designations: the former allows a maximum of 5.8 dwelling units per acre and the latter allows up to 15. Bermuda Preserve would be just over 7 units per acre in density.

If granted, the amendment would be the first time city officials have changed their growth blueprint since it officially took effect in February.

The consultant who helped write the comp plan said he expected these kinds of changes early on.

"When you're transitioning from a county land-use map to city designations, there's going to be a period of time where you make sure things are going to be the way they should be," said Jim LaRue of LaRue Planning & Management Services. "This request, even though it wasn't requested by the city, could be considered a fine-tuning of the land-use plan."

The property is owned by the Hazel and Tommy Adams Trust, based in Ellenton. David McKee, the owners' designated engineer, has ridden with the various projects proposed for the site and is relieved one finally took hold.

"Everybody else bailed when it looked like it would be a battle getting approved. When I say battle, I mean going through all the proper procedures," McKee said.

The Local Planning Agency will consider the proposed comp plan amendment at 5 p.m. Thursday at the Bonita Springs Utilities Board Room on East Terry Street.

The Zoning Board will hear the requested zoning change at 9:30 a.m. Friday at Community Hall, 27381 Old 41 Road.

The Bonita Springs City Council has the final decision on the zoning and land-use requests.

(Contact Staff Writer Jeremy Cox at 213-6041 or jgcox@naplesnews.com )