Lee County hearing on rezoning at 712 Adams Ave. draws neighbor concerns over buffers and storage

A Lee County hearing examiner on Feb. 19 heard a request to rezone a 0.53-acre parcel at 712 Adams Ave. in Lehigh Acres from Residential Single-Family (RS-1) to Commercial Planned Development (CPD) so the owners can formalize an existing, owner-operated pest-control business and limited indoor storage.

The applicant, represented by engineer Amjad Siti of Siti Engineering, told the hearing that the property—owned by Walter Crystal—has operated as a business from the structure and the rezoning would "legitimize" that use. Siti said the owners seek to limit allowable activities to lower-impact categories and "pull out all the heavy uses" from the schedule of permitted uses so that activities such as fumigation, agricultural operations and outdoor storage are not permitted.

Staff supported approval with a condition. "Staff does recommend approval of the applicant's request with the 1 condition," said senior planner Mary Sue Groff, who presented Lee County's analysis finding the site consistent with the county's Lehigh Acres community plan and central urban future land-use designation. Staff recommended adding a condition that the master concept plan (MCP) continue to depict 30% open space (about 0.3 acres) before a local development order is issued.

Why it matters: The parcel sits at the intersection of Homestead Road and Adams Avenue near both commercial properties and single-family homes. Residents pressed the county to ensure the rezoning does not allow future owners to introduce heavier uses or outdoor storage that could affect nearby yards, view lines or storm resilience of plantings. The property also lies within a five-year travel-time well-field protection zone, which led staff and the applicant to narrow permitted uses.

Key details and disagreements

- Scope of use: The applicant said the existing business is an owner-occupied pest-control office with indoor storage for buckets and equipment; Siti stressed there is "no mixing" or industrial activity on site. Staff and the applicant agreed to relabel the reserved storage space on the MCP as "indoor storage" rather than "warehouse" to avoid confusion about outdoor storage allowances.

- Size and plan inconsistency: The staff report included a typographical discrepancy (it listed 41,000 square feet); the MCP and testimony showed 3,800–4,100 square feet of combined office and storage. The applicant agreed to revise the MCP to correct the square footage to match the plan (applicant indicated a working total of 3,800 sq ft on the MCP).

- Deviation from connection-separation standard: The applicant requested relief from LDC §10.285 to allow an access connection roughly 50 feet from California Road instead of the standard 125-foot separation because of the existing driveway location. Staff recommended approval of that single deviation given the lot configuration and single access point.

- Transportation and parking: Lee County Department of Transportation and the applicant's trip memo projected roughly 7 AM-peak trips and 8 PM-peak trips; staff said those figures are under 100 peak-hour trips so no detailed intersection level-of-service analysis was required. The parties discussed parking calculations (office: 1 per 300 sq ft; indoor storage ratios referenced from the code).

- Buffers and neighborhood protection: Staff and the environmental reviewer described the eastern buffer requirement that will abut adjacent homes: a 25-foot buffer, consisting of seven trees, a double hedge row and about 33 groundcover plants per 100 linear feet to provide opacity and separation. William Lang, the environmental reviewer, said the buffer is "quite a bit of vegetation" and can be adjusted on the MCP to respond to neighbor concerns about storm resilience and placement.

Public comment and next steps

Neighbor Raymond Colaso, who lives at 708 Adams directly east of the site, said the operation "pretty much operates the same" as today but asked whether a new 35-foot structure would impact his view and whether the change could affect home values: "Does that devalue my home?" Other nearby residents asked how the county would protect adjacent property owners as the area becomes more mixed-use.

Hearing examiner Amanda Rivera left the record open until the close of business the following day to allow the applicant to submit a revised MCP (relabeling "warehouse" as "indoor storage" and reconciling square footage). Rivera said she will issue a written recommendation; the Board of County Commissioners will be the final decision-making body at a later, scheduled hearing. No formal vote or final decision was made at the Feb. 19 proceeding.

Authorities referenced in the hearing included the Lee County Land Development Code provisions cited by staff (including LDC §10.285 and LDC §10-415A), the Lehigh Acres Community Plan (LEAP), and permitting requirements from the South Florida Water Management District and Florida Department of Environmental Protection.

What to watch next: The record will remain open for the revised master concept plan and Rivera's written recommendation; the case will advance to the county commission for a final decision, where residents who spoke may address the board again.