The North Olga Community Planning Area was established around 2010, along with other neighborhood planning districts in unincorporated Lee County. This Area was separated from Alva, yet the addresses are still in Alva, FL 33920. The thought was that these local communities could better direct changes to the Lee County Comprehensive Plan than the larger, County-wide body that was previously charged with this oversight. It was met with much opposition at the time because only seven wealthy, powerful, and connected land owners were chosen to serve on the North Olga Community Planning Panel. At the time, there were 613 eligible parcels with owners who could have served on the panel, meaning about 600 parcels and even more individual property owners were included in an area with absolutely no say. Many of these residents voiced their opinions to the County via email and public address, but the powerful few hired even more powerful lawyers and planning professionals who successfully argued their case and established the panel. One public record, a letter from Attorney Richard Pringle of Strayhorn Law Firm to Kathie Ebaugh of Lee County Department of Community Development states, “The reality is that a vocal minority…of community members…should not dictate anyone’s reaction to the planning efforts of the North Olga Community Planning Panel. The additional reality is that a majority of the landowners and interested parties in the North Olga Community…supports the North Olga Community Planning Panel Efforts.” https://results.leegov.com/Home/DownloadFile/981184902
I recommend you read the letters yourself and then compare the names to the tax roll and see whether you think a “majority” of the residents and land owners in Alva/North Olga really supported the panel and its proposed changes. The overarching theme of the letters seemed to be that these people felt like they were thrust into a district they didn’t want and were not going to have a voice on the panel. Letters from the public here: https://results.leegov.com/Home/DownloadFile/981184900
Looking at other documents, the Panel doesn’t seem so bad. Take this quip from a public document, prepared by Alexis Crespo a professional planner, working at Waldrop Engineering (full document here:https://results.leegov.com/Home/DownloadFile/981184774):
NORTH OLGA VISION STATEMENT
To establish a community plan in order to preserve and promote the unique rural character, historic heritage and quality of life in North Olga, as well as proactively and appropriately plan for the area.
The North Olga Community Plan’s Goal, Objectives and Policies (GOP’) address preservation of the existing rural character and unique historical background that North Olga has retained through the years. The GOP’s also speak to higher standards for future development in terms of landscaping, open space provisions, architecture and the protection of environmentally-sensitive lands. Additionally, it is the intent of the Plan to support economic development throughout the community including nature-based tourism and agricultural operations. The implementation of this Vision will assist in creating a strong sense of identity in the North Olga Community and further establish this area as a unique community within eastern Lee County.
3.2: Guiding Principles
The following is a list of the Guiding Principles identified by the NOCPP and community members engaged through the planning process, as well as the specific comments receive from the public during the June 9th Community Outreach Meeting or through one-on-one interviews. Some principles have been combined for brevity. While some of the comments received may or may not be practical in terms of implementation or legality, these items have been included in this portion of the Plan in order to thoroughly and accurately depict the public comments received during the planning process. These concepts, desires and recommendations were further refined prior to development of the GOP’s outlined in Section 4 of this Plan, and later refined through the Lee County sufficiency review process.
Guiding Principle No. 1: Reinforce & Promote North Olga’s Vision and Identity
- Create a Plan that addresses North Olga’s uniqueness compared to surrounding communities (no commercial or downtown area, Rural & DR/GR Land Use, large tracts)
- “Riverine” – river is vital/defining characteristic
- Rural character & Natural Beauty
- Protection of wildlife
- Neighborhood with assets – river, rural integrity
- Rural balanced with appropriate compact development to serve community
- Sensitive to North Olga’s history
Guiding Principle No. 2: Managing Future Growth
- Maintain rural character
- No speculative growth
- Clustering of development to maximize open space – need standards to encourage better development patterns
- Discourage continuation of large lot subdivisions – encourage clustering through Planned Development process
- Quality Land Development Code Standards to implement community vision
- Maintain green areas and ensure expansive areas of open space are preserved
- Open mind/receptive to proposals based on merits in terms of design & protection of values
Guiding Principle No 3: Agriculture
- Support the local commercial agriculture industry
- Ensure new residential development proposals are evaluated for compatibility with agricultural operations
- Work with Lee County and other agencies to discourage policies/regulations that harm the agricultural industry
Guiding Principle No. 4: Economic Development
- Reduce carbon footprint, seek opportunities to serve community needs locally
- Economic opportunities on the river – marina
- Economic opportunities through agriculture & nature based tourism
- Allow for home occupations to support agricultural and rural-based enterprises
- Limitations on level of economic development in this area – has to fit with local character
- Equestrian & river related economic development
Guiding Principle No. 5: Protection of Rural Character/Quality of Life
- Trees, character, river, equestrian
- Wildlife habitat protection
- Improve river quality
- Expansive open space
- Important visual impact of agriculture
Guiding Principle No. 6: Roads & Traffic
- Preserve the rural character of North River Road
- Improvements need to consider wildlife corridors and habitat connectivity
- Coordinate with surrounding circulation patterns
- Design guidelines – rural cross sections
- Maximize trail opportunities but separate the uses
- Multipurpose: bicycle/pedestrian/equestrian
- Proactive not reactive in facilitating transportation issues/solutions
Guiding Principle No. 7: Open Space, Environmental Stewardship & Conservation
- Preserve open space through clustering of development
- Protecting and restore environmentally sensitive areas
- Multi-purpose trails, including birding trails, separate horse trails from bike lanes for safety
- Public linear trail along the River – coordination with SFWMD
- Blueways
- River and equestrian amenities
- Access to Conservation 20/20 lands where deemed appropriate by the Land Stewardship Plan
Guiding Principle No. 8: Community Facilities
- Desire for rural mixed use center to provide for public meeting space and other uses
- Gathering place to enhance community interaction
- Community gardens
- Public access to the River
Guiding Principle No. 9: Protection & Enhancement of Caloosahatchee River
- Public access to the river for recreational uses where deemed appropriate & where feasible
- River should be celebrated, protected and restored
- New development proposals adjacent to the Caloosahatchee should be encouraged to provide public access
Guiding Principle No. 10: Public Participation/Community Interaction
- Voice in the land development review process
- Stay informed on pending applications at Lee County that impact the community
- Seat at the table in planning for the greater Northeast Lee County area
- Annual and semi-annual community events
- Children are important to North Olga – not a retirement community
- Incorporate museum to promote heritage
Wow! I must say Alva Strong agrees with 99% of all of these Guiding Principles and the Vision Statement! If only the Panel and Lee County worked together to make these a reality, there would be no need for Alva Strong. It seems to me that the Panel has failed on Guiding Principle No. 10 as a huge majority of the individual land owners have been excluded from the conversation (dare I say disenfranchised?), and therefore, the few, wealthy and powerful owners, who stand to make a fortune at the expense of their neighbors’ quality of life, which is to be explicitly protected by Guiding Principle No. 5.
So, with the Area defined and the Panel in place, what do you think the very first order of business was? Seriously… take a guess: Do you think it was it something to support the community who already feels like they have no voice? Or do you think it was something that violated a Guiding Principle? Would you be shocked to learn it violated the Mission Statement and just about all the Guiding Principles?
“Land use amendments that would increase the allowable total density of Alva are prohibited discouraged.” That’s right! They struck through “prohibited” and replaced it with “discouraged” which is an infinitely lower bar to clear. Link the the full public document here: https://results.leegov.com/Home/DownloadFile/981184903
In a sentence, Alva Strong exists in order to get a seat at the table, to represent the majority of land owners who want to preserve the rural character of the North Olga Community, starting with the reversal of that modification.