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Because Bay Harbour proposes to combine residences, recreational and commercial space in one building, "We thought it was a true mixed-use development,” he said.

It features 113 apartments,4 town homes and a marina.

The group that is proposing the project are going through the zoning process right now.

The rate of new industrial space coming into Lee County that’s being leased – “what we’re eating,” as Simmons put it – represents about 2.5 million acres of industrial land, he said.“We have a glut of industrial land, and what are the primary industrial growth areas?

” He pointed to sites on a map clustered around major highways, which San Carlos lacks.

County planner Brandon Dunn introduced a 2005 addition to the Lee plan to “ help put staff’s perspective in context.”With living, commercial and recreational uses combined in a compact space, Bay Harbour represented to Lee staff that 2005 policy, whose ideals of new urbanism the county wants to see, Dunn explained.

Mixed use, as new urbanist ideas came to be known, include values of traditional neighborhoods where people can walk or bike as well as drive to places, and live in proximity to their work."True mixed-use development primarily consists of mixed-use buildings," Dunn said.Simmons talked through a hypothetical industrial marina development with a cost to build of .9 million, a gross income of

Mixed use, as new urbanist ideas came to be known, include values of traditional neighborhoods where people can walk or bike as well as drive to places, and live in proximity to their work."True mixed-use development primarily consists of mixed-use buildings," Dunn said.

Simmons talked through a hypothetical industrial marina development with a cost to build of $12.9 million, a gross income of $1.5 million, and net income after expenses of $764,000 – “and that assumes the land is free,” he said.

The marina would be $4 million shy of viability in his scenario.

Simmons made a case for Bay Harbour’s apartments based on listings within five miles of Main Street, where large complexes are 94 percent filled and the average rent is $2,053, he said.

Looking for annual rentals, he found only three within five miles.

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Mixed use, as new urbanist ideas came to be known, include values of traditional neighborhoods where people can walk or bike as well as drive to places, and live in proximity to their work."True mixed-use development primarily consists of mixed-use buildings," Dunn said.Simmons talked through a hypothetical industrial marina development with a cost to build of $12.9 million, a gross income of $1.5 million, and net income after expenses of $764,000 – “and that assumes the land is free,” he said.The marina would be $4 million shy of viability in his scenario.Simmons made a case for Bay Harbour’s apartments based on listings within five miles of Main Street, where large complexes are 94 percent filled and the average rent is $2,053, he said.Looking for annual rentals, he found only three within five miles.Resident Margie Tirey had something to say about the downsides of owning property near industrial uses, a point Simmons also drove home."I have a lot directly opposite the project and am waiting for something to go there to build my home.I think it will help the value of my property," Tirey said.The storage unit sits on the proposed site of the Bay Harbour Marina Village on San Carlos Island. Two developments are in the works off of Main Street. It will feature 113 apartments, four town homes, a marina and other amenities.The other is the Ebb Tide, It will feature 450-room resort, retail/restaurant esplanade, convention center. Two developments are in the works off of Main Street. It will feature 113 apartments, four town homes, a marina and other amenities.From right to left, Ebb Tide RV Park residents, MJ Hare, De Wayne Stahlman and Judy Stahlman visit on Tuesday.It and surrounding properties have been approved for redevelopment and are up for sale.

.5 million, and net income after expenses of 4,000 – “and that assumes the land is free,” he said.The marina would be million shy of viability in his scenario.Simmons made a case for Bay Harbour’s apartments based on listings within five miles of Main Street, where large complexes are 94 percent filled and the average rent is ,053, he said.Looking for annual rentals, he found only three within five miles.Resident Margie Tirey had something to say about the downsides of owning property near industrial uses, a point Simmons also drove home."I have a lot directly opposite the project and am waiting for something to go there to build my home.I think it will help the value of my property," Tirey said.The storage unit sits on the proposed site of the Bay Harbour Marina Village on San Carlos Island. Two developments are in the works off of Main Street. It will feature 113 apartments, four town homes, a marina and other amenities.The other is the Ebb Tide, It will feature 450-room resort, retail/restaurant esplanade, convention center. Two developments are in the works off of Main Street. It will feature 113 apartments, four town homes, a marina and other amenities.From right to left, Ebb Tide RV Park residents, MJ Hare, De Wayne Stahlman and Judy Stahlman visit on Tuesday.It and surrounding properties have been approved for redevelopment and are up for sale.

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