Bayshore Gateway CRA Minutes 12/03/2024 - Draft
MINUTES OF THE COLLIER COUNTY
Bayshore Gateway Triangle Local Redevelopment Advisory Board
Collier County Community Redevelopment Agency (CRA)
Hybrid Virtual Zoom Regular Meeting
3299 Tamiami Trail E., 3rd Floor BCC Chambers
Naples, Florida, December 3, 2024
6:00PM
LET IT BE REMEMBERED, the Collier County Bayshore BGTCRA in and for the County of
Collier, having conducted business herein, met on this date at 6 PM in REGULAR SESSION at
3299 Tamiami Trail E., 3rd Floor BCC Chambers Naples, FL 34112
with the following members present:
Karen Beatty, Chairwoman
Maurice Gutierrez
Steve Rigsbee
Sam Saad, Jr
Al Schantzen
James Talano
Kristin Hood
Michael Sherman (Absent)
Bonnie Hawley (Absent)
Also present:
John Dunnuck,CRA Director
Shirley Garcia,CRA/MSTU Manager
Tami Scott, CRA/MSTU Project Manager
Lisa Blackwood, Planning Manager, Growth Management
Chris Mason, Division Director, Community Planning and Resiliency
Trinity Scott, Transportation Management Services Department Head
Marshall Miller, Director of Road, Bridge, and Stormwater Maintenance Division
Joseph Arclere(via Zoom)
Harriet Heilthus (via Zoom)
Bill Brown (via Zoom)
1. Meeting called to order.
▪ Karen Beatty called to order.
2. Roll Call
Quorum established.
3. Invocation & Pledge of Allegiance
4. Adoption to Agenda Action Item
▪ To swap 7b Development Report and 7c Growth Management and
Transportation Stormwater Report.
▪ To move 10a Code Enforcement to 7d.
▪ Al Schantzen made a motion to adopt agenda ,Karen Beatty seconded the motion,
all in favor.
5. Public to be heard ( Non- Agenda Items)
▪ None
6. Consent Agenda (Attachment 1) Action Item
A) Financials- Project Update
▪ Al Schantzen made a motion to accept agenda
▪ Maurice Gutierrez seconded the motion
B) 2025 Meeting Calendar
▪ Al Schantzen made motion to accept 2025 Meeting Calendar
▪ Karen Beatty seconded the motion
7. Community and Staff Presentations
A) Public Safety Report by Sheriff’s Office
▪ N/A
B) Development Report by Laura DeJohn, Johnson Engineering (Attachment 2)
▪ First page- zoning verification letter requests
▪ Second page- Brookside mixed land unit development rezoning-1st submittal
▪ Item 6 page three is another zoning verification letter where the applicant along
Airport Road is just asking questions about commercial and mixed use viability of
the site.
▪ On page five, item 11, the Poplar Street Dock - has been reviewed by staff. There
are outstanding concerns from the county attorney's office about ownership
issues, so this will remain an issue until resolved.
▪ On page 6, Mangrove Row, that is two items, the limited density pool item and
the site development plan item are both reaching their conclusion. The limited
density pool item will be going to the hearing examiner, and I'll keep you posted
when the hearing examiner date is set.
▪ On page 7, Naples Hotel, that's the one on 41 between Palm Street and Frederick
Street. There's a first staff review letter on the site development plan, which
means it's early in the process, and there's still a long way to go on that one.
▪ Page 8, 3010 Tamiami Trail East. That's a mixed-use project at the site of the old
Pizza Hut, and the Planning Commission recommended approval of this item in
November. It's now scheduled for a final decision by the board on January 14th.
▪ Page 10, the resort on Bay Shore, this is along Eureka Avenue. We talked about
this last month. It's officially been a canceled request for a pre-application
meeting. Will come off next month.
▪ On page 11, the Snappy Car Wash is a request for a site plan with deviations and
it is continuing to go back and forth with staff comments and now the third
applicant submittal has been put in in November. That will also go to the hearing
examiner for a public hearing. I'll keep you posted when a date is set.
▪ On page 16, Kelly's Roast Beef Tamiami trail and Peters Avenue is very very
very close to the finish line they had to pay some final fees and I expect next
month I'll be reporting that that's been approved
▪ The last item with activity is just the issuance of a zoning verification letter and
that's for property on Davis Boulevard it's now occupied by The Body Shop of
Naples and it was general information being requested in a zoning letter.
C) Growth Management and Transportation Stormwater
Follow-up to a lot of the concerns in the Danford Street area,Shadowlawn and other areas
that fringe the CRA but have to do with stormwater issues and challenges:
Melina Brankov-representing Danford Street residents. Following a meeting
with Commissioner Kowal on November 19th.
▪ Prepared a letter with all the items to Commissioner Koval. It was sent in copy
with the CRA team too. And then we received a response from the executive
coordinator of Commissioner Kowal that our letter was forwarded to the
Department of Stormwater Management.
▪ Urgent issues which we would like to have some immediate or soon resolutions.
▪ The major issues on Danford Street, first close to the Bayview Park area, huge
four feet pipes which were made by the storm water division or the transportation
to have water go through back and forth from the bay.
▪ Danford Street is low, so there is water actually coming more on the street from
these pipes from the bay and causing partially flooding.
▪ The middle side of the street is really very low. It's sunk from heavy trucks with
boats and also the construction work that has been going on from Bayview Park to
support construction activities on the island and nearby water areas.Collects water
which cannot go back to the bay.Also collects water from the east side and the
problem with the east side comes because we had a nice project completed on
Hamilton, and now Hamilton, according to the new standards, has been raised.
And there is no actual way for the water from them to go through under Hamilton
into the botanical area where there is the drainage ditch system. And also the east
side gets flooded. This flooding comes to the middle of the road and the whole
road basically becomes the river. We're also getting water coming from Bay
Street, to Danford Street being the lower point of the area. So all this is flooding
not only Danford but Bay Street and everyone around. We also have a situation
with Windsor,which also sits higher. So properties which are bordering get
flooded from basically their backyards.
▪ Kathy Shaw- “I will reiterate to the board members as I told you in the last
meeting I'm a lifelong resident of Collier County Naples to be exact and I've
never seen what I'm seeing happening in our neighborhoods not just Danford not
just Bay Street but further down, up in the Pine Street area, Jackson area. And it
seems that we're forgetting these generational homes that some of these houses,
these people have owned for years and years and years. And they're being
flooded, totally flooded out. And I don't necessarily think it's just the stormwater
that's coming in, it's that it's not being directed properly. We've got runoff from
some of these newer communities that are, like Milena just said, the new
community that was built behind Danford. I've never seen water run for two
weeks solid. Came down Bay Street, and we have a neighbor in our area on Bay
Street. She's been living on Bay Street for, I want to say, 30 odd years. She
worked for the county, and she's been very very sick and her husband just passed
away and she's paralyzed she's not able to move and she's scared to death of
what's going to happen her house was totally flooded during Helena and Milton
and now she's worried to death am I going to have to leave my home because
nothing's being done about the storm water nothing's being directed in the right
way we've got Residents that have come down on Danford that have come get
you know, this is their retirement.They come here to to enjoy our community and
we've never flooded I've called during in the middle of these storms. We've had
We spoke last time at the Commission meeting about the sewerage and I called in
the middle of the sermon said that the sewer was pumping back up out of the
water blew the lid off of my sewer line and it was going back into the street and
we've got water that's waist deep now where's it going to go it's going to go back
into the bay and we want to know why we've got tainted water in our in our bays
and I called and the guy goes oh we have a we have a generator on there there was
no generator on that I had to go to the end of the street to get a nurse from my
mother there was no generator on that so I just feel like we're being neglected and
and don't know it's a shame because again I'm a lifelong resident of Collier
County many of you guys are here for a long time as well and some of you may
just be new residents but it's not fair for generational homes to be given up you
know legacy places my kids grew up on Danford Street playing basketball and
and football and whatever and it's not fair for me to have to give up my home
because we're not paying attention to to the drainage and the speeding down our
road. I've gone over the speeding a thousand times with the county about this, and
they keep telling us, well, it's got to be a certain amount of speeding. Well, there
are no sidewalks, as Melina said, and one person is going to get hit, one person,
and that's all it's going to take. So I just ask, I beg you, take up the different things
that we have brought before you I don't know you guys don't we talked about this
before I know you guys don't have any say in any of this but I don't know who's
here to bend because I went to the County Commissioner to talk to him and there
were a thousand or a bunch of people there that had other issues sand issues and
that issues and whatever but I These are people that live in these homes year-
round. We're the people that work for the people that come down here. And we
can't live... I mean, I haven't even finished cleaning up from Ian, and I'm starting
to clean up from Milton. And no time to even grieve my mom that died in the
middle of all of it. It's just a shame. And so I'm asking that you guys would...
come up with some solutions or at least consider some of the things that we have
brought before you.”
▪ Mike Rinaldi. “Thanks for your time today. I came here as a concerned neighbor.
I live in Royal Harbor and a number of us got involved in an ad hoc committee
regarding the proposed zoning change for the Little Italy site. And I wanted to
bring up a few general issues. Obviously, you hear about traffic density and noise.
Those are straightforward. We also have a very big concern about flooding. And
the developer of that site had presented some engineering that showed that they
could store water on site and then they'd allow it to percolate. There's no way that
that study was a fair study. If you take a look at the retention pond that's behind
Verizon, or you look at the little villas that are on Palm, they have a retention
pond. Those ponds stay full even during the dry season. So they have to have an
alternative way of dealing with their stormwater on that site. When they presented
a site plan, they had only 10 foot setbacks, they were going to fill the entire site
with non-permeable area. I just want to bring that to your attention that don't
approve or support anything that doesn't have outside review of water retention.
The other thing that kind of concerned me was offsite improvements. A lot of
improvements have been approved for the mini triangle already, but there's no
off-site improvements. By that I mean additional right-of-way for commercial,
additional right-of-way for Palm, additional right-of-way for Frederick Street, and
improvements for those. I've worked my entire life in the real estate development
industry, Denver, Jacksonville, and in Florida. It's typical when you have larger
development that the governmental authority on top of our generous impact fees
would require offsite development concessions as well. Nothing was done. Those
streets need to be wider to handle the properties that have already been approved,
not to mention the ones that will be approved in addition. So please watch out for
that. That's a big error. The other thing I wanted to talk about was how things are
financed. Most of my career was in commercial real estate financing. I probably
did about $4 billion in deals. Apartment buildings are financed by presenting a
market study. That's why the first building in the mini triangle got their financing
and why they were able to come out of the ground. They said, oh, look at the
community. We have a shortage of rentals. There's demand, there's growth. You
can produce a market study in an appraisal that'll show up for anything. And the
lender made the loan based upon the developer's ability and the market study.
When you go to do a condo project, like, what's it called, Aurora, the 56-unit
property, they've been trying to market that for more than three years. It's a
failure. The market's telling them, It's not good. I just got the announcement that
they're going to start construction. I heard a rumor that they're combining rental
units with condo units. I don't know if that's true. But the point is that the market
has told them it's not feasible. You require 50% pre-sales in order to get a
construction loan. And they've taken years to get that. And you also have to keep
in mind there's usually speculators in there that aren't really market people.
They're just trying to make a fast buck when the new deal gets done. So I just
wanted to alert you that if I were in the lending business and somebody came to
me in the mini triangle and said, would you finance this project? I wouldn't touch
it. I think we're... causing a problem for the future. And I think we need to be
more cautious in what we allow to occur there. And our neighborhood group will
be taking a position of no zoning changes on the properties. But please don't make
additional concessions to bail out deals that aren't doing well. Thank you for your
time.”
▪ I don't see how we're going to have enough demand to fill that first apartment
building. Rents have to be $5,000 to $6,000 a month. You all know that salaries
aren't that high here.
▪ We don't have a professional class. We have an entrepreneur class that's small,
very few professional jobs.
Bill Brown-Seasonal property owner of Royal Park Village.
▪ “I was just following up on making the committee aware of a letter I had sent to
Commissioner Kowal last month representing over 500 property owners in the
area, Royal Park Village, Royal Arms, and Naples Land and Yacht, as well as
some private residents. Again, we know the topic of discussion is storm surge, so
I don't think we have to bend your ear about it anymore. So maybe I can just yield
the rest of my time to see if anybody, one of our professionals or anything, can
say, is there anything that we can do about this issue?”
▪
Lisa Blackwood-
▪ We handle stormwater review, engineering review, landscape, architecture,
zoning, anything that really has to do with the site.
▪ We do all the reviews for the site along with Stormwater and Transportation
▪ Windstar project, it received closeout in 2001. They stopped building, they hit
capacity. All these projects, when they're approved, they're reviewed for
stormwater runoff, retention.
▪ I think there's kind of a misconception that stormwater isn't storm surge. It's
rainwater. It's runoff. It's not when we get multiple feet of water coming all at
once. The systems aren't designed for those sorts of things.
▪ That portion of Windstar was developed in 94. They have a permit from South
Florida Water Management District for their stormwater. It basically dictates how
much wealth they can have, where their retention is, how much retention they
need, and everything like that.
▪ If we head east, we hit the botanical garden. I think there was a comment in the
questions that were emailed to us about couldn't we just put more stormwater on
the botanical garden. And unfortunately, that's not really an option because that's
all conservation easement. So we're not allowed, the state doesn't allow us to put
more water or contaminated water or really any water in those easements. Some
of them are uplands, some of them are wetlands, but it all has state regulations on
what can be done there.
▪ Most recently with the Hamilton Ave project, they did a modification to their
environmental resource permit with the state that allowed some of the water to be
redirected into the garden, but it went into the lake. It didn't just go into the
wooded area. And then Hamilton Harbor, I can't really speak on it. It was
permitted through the city. There was an analytical agreement, so I don't know
what their permitting process was.
▪ Sable Bay, which is the new homes that connect at the end of Bay Street. All
right, so that's Isles of Collier, phase 16. They're currently under construction, and
I did briefly speak with the engineering inspector, who's the supervisor. And he
said, as of right now, everything is up to code. They're passing inspections. I'm
more than happy to ask him any specific questions. I'm not out there. He's out
there on a daily basis. And as far as he can tell, it's to the approved plans. Now, I
don't know what those approved plans say. But they were done by an engineer.
They were certified by somebody with a license. And that's what they're building
to.
▪ When the single-family houses are developed, they don't have that environmental
resource permit, for the most part. This neighborhood does not. They're developed
on a lot-by-lot basis. They have to meet the current FEMA elevations, they have
to meet the building code, they have to meet the zoning regulations, and they have
to meet stormwater regulations.so have an environmental resource permit that
dictates what the water is supposed to be doing on that side.
▪ Flood zones fluctuate with the mapping and with environmental factors, and they
change throughout the years and based on historical data.
▪ stormwater currently, new construction, if there is more than a 40% impervious,
so your driveway, your swimming pool, your house, your sheds, if it's more than
40% of your lot, you're required to have some sort of engineered stormwater
plant, whether that's on-site retention, French drains, proving that your flood zone
is directed into the appropriate drainage channels, whatever that may be. So a lot
of these houses were developed before those requirements were in place
▪ Kristin Hood “it sounds like changing the code is the answer. So how does that
happen?”
▪ It would have to be initiated because any code changes would have to be initiated
by the public, the advisory boards, the planning commission and any code
proposed code exchange is going to require studies to see the feasibility of it and
if they're gonna be able to do the changes.
▪ Trinity Scott-
▪ The stormwater management systems are not designed to deal with a major storm
surge event.
▪ Why we can't make a developer do more than what the code requires them to do,
is because it's against the state law. State law does not allow us to exact anything
out of a developer that is essentially not required by code or not anything that is
required for their development.
▪ They are looking at a program to maybe have a state program to assist property
owners in raising their homes. or even tearing down and rebuilding. They don't
have a lot of particulars for the program yet, but they have a website where you
can sign up to continue to get updates.
▪ You have some homes that are probably still below the new base flood elevation,
but are significantly higher than the others along the street.
▪ Marshall Miller-
▪ design consultant working with one of our project managers
▪ the tip of the road that you were talking about, it's about 800 feet.
▪ Four or five driveways probably need to be reset once we lift that area and the
whole road will be repaved.
▪ When we do that, we're also going to look at the swell system bring it back into
its 25 year design
▪ We need to get our design consultant ready to go with the utilities in the area
because some of them, like the water, the city of Naples are old and we need to
get them on board to see what we do with that as well as the septic system.
▪ Once we have all that in place, we're going to get John Dunnick and his team to
come up with a friendly design that will be both CRA and county funded.
▪ We propose to do all the right-of-way work while John does all the work with the
residents, resetting your driveways and the right-of-way areas.
▪ Community member -We're just outside the CRA along Palm Street and
individual little streets. Anything planned for that?
▪ We have seen a lot of different issues in the last few events,outside of storms,
there's not much we can do, but we have made small modifications over the years
to, on the south side of 41, that little holding pond. We found that the weir with
one of our previous water managers, an engineer, Terry Kurtz, we modified that
design. But we are working with the state because you guys feed into and finally
discharge into the 41 right of way, which is their stormwater system.
▪ We aim to do all arterial roadways once every six years we have a contractor
that's pretty dedicated they're very good at it we've been doing it for the last four
years,it's called our clean view and repair program the major systems where all
the local It's what I call the tertiary and secondary systems, pretty much dump into
before it goes out to the bay or to the state. And they clean them, they view them
to look for issues, and then they document what repairs are needed. And then as
funding becomes available, we go back and repair those. And when was the last
time far areas? So unfortunately, you don't have a lot of arterial roads raised in
your areas. Bayshore is on the list for next year.
▪ Pilot program in the estates,we got two crews to start a pilot program cleaning
swales out in the estates. That's all they do. They're like a machine. They cut back
vegetation. They identify issues with the swales. They dig them out and they
move on. That's something that's never happened before. I can only give you the
details that we have for the estates. Right now in the estates, there's so much
swale, we can only get to them once every 80 years
▪ You have 14 maintenance staff under one supervisor that maintains all of South
Naples. That is everything from Golden Gate City south. So those guys work very
hard to keep this... Entire area is clean and as safe as possible
▪ We jumped in and volunteered as a maintenance group to try to bring at least
basic level of service to you guys. So we're hoping that we can see that through.
We can see the goal line is in view, but we just have to jump over a few more
hurdles to get there.
▪ Christopher Mason,Director of Community Planning and Resiliency within the
Growth Management Department
▪ Study started in 2018 it was paused in 2021 and it was reinitiated in 2022.
▪ 2023, after the reinitiation, we had a series of planning charrettes where
community officials, stakeholders, educators from higher education such as
universities were here. We had a series of three days worth of planning charrettes.
After that, through the months of May and June and over the summer of 2023, up
into 2024 here the earlier part of 2024 we've had numerous public meetings so I
don't know if anybody remembers the status of the study prior to the reinitiation
which was in 2021 there was a presentation to the board and the Army Corps
rolled out their what that call array of alternatives and it was met pretty coldly to
say the least and what was met pretty coldly and what the resistance to was what
was called structural in order to prevent damage from storm surge.
▪ The Army Corps is going to be the first to tell you that there's no plan that's going
to restrict storm surge 100%. It's just not feasible. However, they do have a
number of mechanisms to slow or abate storm surge with some success over time
that they have proven through other studies.
▪ Alternatives included hardened structures such as large flood walls and floodgates
in certain areas of the county to prevent flooding in back bay areas it was not met
very it was it was high opposition to it so the study was paused and we reinitiated
those hardened structures those what we call structural motors have been removed
from the study so there's nothing that we would consider that's called a hardscape
such as a a flood wall or a floodgate everything is trending toward nature-based
solutions. And really the nature-based solutions in the toolkit at this point in time
are number one, beach nourishment.
▪ Number two is going to be potential dune restoration and then mangrove
restoration
▪ Florida Department of Emergency Management would be working with the
federal government, FEMA, for a disbursement of money, but they're not really
gonna look most likely at a one singular home. They're gonna look at raising 60
homes. They're gonna look at a large centralized stormwater collection
improvement in a neighborhood. That's what flood mitigation assistance is.
Hazard mitigation assistance is a little bit looser.
▪ A National Flood Insurance Program policy typically offers $250,000 for the
structure. The reason it's at a cap of $220,000 is there's something attached to a
policy called benefits.
D) Code Enforcement (Attachement 5) John Johnson
▪ Are in the midst of a in my experience there a massive hiring
▪ 3 investigators 200 cases each
▪ Training up employees
▪ 2596 There's an active building permit now there that was issued and approved by
the county.
8. Old Business
A) 17 Acre Update (Attachment 3)
▪ Completed the process with procurement, securing the contractor: Infinite
Construction, LLC
▪ BOCC meeting to approve contract December 10,2024
▪ Total contract price was $3,372,497
▪ Additional soft costs that will go on with this project, such as CDI services
▪ Some miscellaneous costs for permits
▪ Next step, assuming it's approved on the 10th, we will sit with the contractor for a
pre-construction meeting, also with our consultants. In that meeting, they will provide
us with the schedule of when they will start their contract for a 12-month completion
date. That's to final completion. Substantial completion is a month prior to that, so 11
months essentially for the contract.
B) Projects Update Report ( Attachment 4)
▪
▪ Holiday tree lighting is scheduled for Thursday December 5,2024 at the CRA parking
lot corner of Bayshore and Coco
▪ A&M landscaping has scheduled time to clean the parking lot area prior to the event.
▪ Big item this month is the planting at the bridge. BIg thank you to A&M
Landscaping, Naples Botanical Garden and Jim Bixler.
▪ For the new year 2025, staff is looking at cleaning up Del’s pocket park, executing
the Bayshore renovation contract and Building the Boardwalk.
9. New Business
A) New CRA Office Location- 3335 Tamiami Trail E, Suite 102
▪ one of those pick of all bucket list items. We get 50,000 visitors from all 50 states, 31
countries
▪
▪
10. Advisory Board and General Communications
A) Public Comments
▪ N/A
B) Correspondence
i.CRA Staff
▪ CRA meetings moved to Thursday.
▪ January-May 1st Thursday
▪ June will meet at Botanical Gardens
ii.Tree Lighting Event December 5 (Attachment 6)
▪ Event time is 5pm-9pm
iii.Art Exhibition Event December 6(Attachment 7)
▪ 3784 Bayshore Drive
▪ Aubrey Rogers High School Art Club
C) Advisory Board
▪ James Talano “Are we going to undertake a similar invitation to negotiate on the
Del’s property?”
▪ John Dunnuck
▪ that will be entirely your decision, but when we presented the workshop last year,
that's my intention, is to market it, get it out there, Will be brought up in January
as a discussion.
▪ Bachi Pizza is amazing, and classy.
▪ Maurice Gutierrez asked “Is Larry Ingram's place for sale?”
▪ Shirley Garcia “ It’s been for sale for awhile but I will check”
15. Next Meeting Date
▪ Thursday January 9, 2025 at 6pm- Naples Botanical Gardens
16. Adjournment
▪ Karen Beatty,Chairwoman meeting adjourned.
Time adjourned: 8:37pm
Bayshore Beautification MSTU Hybrid Virtual Zoom Advisory Committee
_______________________________________
Karen Beatty,Chairwoman
These minutes were approved by the Chairwoman of Bayshore CRA Advisory
Committee
on _______________________________, (check one) as submitted _______ or as
amended ______.
NOTE: Get the word out to the public to attend. Check on options for a public Zoom meeting.