Neighbors press commissioners on traffic, flooding and character as board adds 20.2 upland acres to Mixed Use Overlay

The board considered a privately initiated comprehensive plan amendment and companion rezoning (Horizon Tamiami CPA / REZ 2024-000006) to incorporate 20.2 upland acres into Lee County's Mixed Use Overlay. Kate Burgess, principal planner, said the amendment does not change the underlying future land use category or allowable density and that the uplands portion meets locational criteria for the Mixed Use Overlay (transit access, pedestrian/auto connections and access to public facilities). Staff and the Local Planning Agency recommended adoption.

Public comment was lengthy and sharply focused on traffic, flooding, environmental protection and neighborhood character. Longtime residents, including Mark Sutton, Mark Comray and Ron Norton, said the parcel is adjacent to established single-family neighborhoods that rely on Brooks Road and a single bridge for access; they warned that a proposed high-density development (speakers referenced roughly 400+ dwelling units in public comment) would worsen morning congestion and change the neighborhood's character. Several speakers asked for a deferral, said many neighbors did not receive hearing-examiner notices and urged lower-density alternatives. Other members of the public argued the county needs more apartment units and supported the proposal.

Applicant representatives responded that the Mixed Use Overlay addition does not increase the base allowable density and that the applicant will preserve approximately 7.2 acres of wetlands in their entirety and place wetlands and a 25-foot upland buffer under conservation easement with the water-management district. The applicant's environmental consultant said on-site exotic species would be removed and that the project would enhance wetland function through plantings and management; she stated that stormwater would be held and treated on-site before discharge and that the project is not designed to drain into the wetlands.

Planners and the applicant also addressed access questions: the Florida Department of Transportation (FDOT) previously decided to close the southbound median cut on North Tamiami Trail in the area (a change the applicant said predates and is independent of the project) and would require turn-lane improvements; county staff said county DOT is working with residents to evaluate reopening a barricaded local road that could provide an alternative access point. Commissioners noted that state law preempts local denial of projects based solely on traffic impacts; however, they pressed the applicant and staff on access improvements, stormwater controls and wetland protections.

A commissioner moved to approve the staff recommendation to add the 20.2 upland acres to the Mixed Use Overlay (the application does not increase the site's existing maximum density under the intensive development future land use category). The motion was seconded and carried unanimously.