Agenda 07/08/2025 Item #11D (To provide safe access to the water and resiliency of storm surge events with minimal impact to the residents neighboring Bayview Park)7/8/2025
Item # 11.D
ID# 2025-2248
Executive Summary
*** This item to be heard at 11 AM. *** Recommendation to proceed with land acquisition on Bay and Danford Street
to address future boat parking needs and local community challenges.
OBJECTIVE: To provide safe access to the water and resiliency of storm surge events with minimal impact to the
residents neighboring Bayview Park.
CONSIDERATIONS: Staff propose acquiring the remaining parcels on Bay Street and a few strategic parcels on
Danford Street as part of a long-term effort to create additional boat access parking, close off access to the Park from
Danford Street, and re-route the entrance to the park off of Bay Street. This plan would address the ongoing traffic and
operational concerns of the residents of Danford Street, allow the residents of Bay Street to receive fair compensation
for relocation (most have flooded three times in the last few years), address concurrency needs for boat accessibility, and
possibly improve commercial marine deficiencies.
In 2003, the Board of County Commissioners unanimously adopted a Beach Parking and Boat Access Master Plan to
prepare for the long-term demands of a growing Collier County population and limited opportunities along the
waterfront due to escalating costs. This recognizes that within the Parks and Recreation Impact Fee Study, there is a
base calculation of $ 0.000761 per resident demand to maintain a level of service for boat ramp parking spaces. Within
the plan, staff recommended that the County acquire all properties on Danford Street and Bay Street while they were
relatively affordable. Over a period of four years (2004-2008), the County acquired twelve parcels from willing sellers,
utilizing park impact fees (Exhibit A). In 2007, staff brought forth a recommendation to rezone the existing properties to
parkland to begin drawing up a plan to create additional parking within the existing neighborhood. The Board of County
Commissioners rejected the staff recommendation primarily due to its incompatibility with adjacent residences. After
that action, no additional acquisitions have occurred. However, it is worth noting that Bayview Park parking was
modified to add additional parking within the park boundaries along the waterfront, and 34 spaces were added adjacent
to Hamilton Avenue in subsequent years. Nevertheless, the demand for access continues (Exhibit B).
In recent weeks, two developers have begun clearing property and seeking building permits to construct single-family
homes. Recognizing that if either property were to be developed, any future plan for expanded access to the park would
be significantly impacted by cost and viability. Staff met with the developers, and both indicated that they would be
willing to sell to the County, but time was of the essence. The developer on Bay Street owns four parcels on Bay Street.
The developer on Danford Street owns four parcels as well, but only three are strategically needed for the proposed plan
(see Exhibit C). If the County acquired these parcels, there would only be eight outstanding parcels to purchase and
complete the plan. Staff has met with the owners individually, and all the property owners have indicated a willingness
to work with the County. The staff were upfront about the County's appraisal process.
Neighborhood Concerns
Over the past several years, residents of Danford Street have expressed several concerns regarding the operation of the
park, including speeding, commercial activity within the park, hours of operation, and the safety of pedestrians in
relation to vehicular traffic. County staff have observed a noticeable increase in commercial activities within the park.
These activities include jet-ski rentals, eco-tour guides, and fishing guide drop-offs, as well as construction staging for
Keewaydin for materials and personnel, and boat maintenance haul-out, among others. Separating access to the park
from Danford Street would address these concerns, as Danford would become a dead-end street.
Secondary Impacts of Additional Parking
1. Commercial boat activity at boat ramps in Collier County is an ongoing challenge. Most recently, the City of Marco
Island prohibited commercial activity at Caxambas. Although it has been a long-standing accepted use at Bayview Park,
as long as a permit has been issued, there has been an increase in non-permitted activities. The marine industry would
argue that these businesses are a vital part of the local economy, and the County does have some level of responsibility.
Additional available spaces could address some of these concerns as a matter of policy.
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7/8/2025
Item # 11.D
ID# 2025-2248
2. Bayview Park is one of the most scenic County parks, looking over the Gordon Pass, the gateway to the Gulf of
America. When the 2007 re-rezoning failed, the County proceeded to add parking spaces directly on the waterfront,
taking away green space for the public's enjoyment. This project would enable the restoration of green space within the
park while also addressing the expanded needs for additional park space.
3. Purchasing property in high-hazard coastal zones mitigates the County's long-term obligations to maintain
infrastructure and services. This community is a mixture of new and older homes with varying flood level construction
heights. Purchasing these properties mitigates many of the issues associated with new construction at higher floodplain
levels adjacent to older homes that were built at much lower floodplain levels. It also mitigates the need for stormwater,
roadway, and public utility maintenance on Bay Street.
4. Closing off Danford Street will enhance the property values for the owners. While some homes are newer and meet
today's building code requirements, most do not. This will provide them with a more marketable opportunity should they
eventually wish to relocate.
Options
There are three options:
1) Purchase the aforementioned properties with a commitment to expand the park and rezone the parcels to allow for the
construction of a parking lot;
2) Reject the recommendation and surplus the existing parcels to allocate towards other park projects;
3) Take no action at this time. This runs the risk of future development impacting any future County plans.
This addresses quality of place and County infrastructure.
FISCAL IMPACT: There is no fiscal impact at this time as individual parcels would have to be appraised, negotiated
and brought forth to the Board. The available funding sources include CDBG grants, Park Impact Fees, CRA funds, land
swaps, and funds set aside for strategic land purchases.
GROWTH MANAGEMENT IMPACT: Regional Parks are a component of the A.U.I.R.
LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, is approved as to form and
legality and requires a majority vote for approval. -JAK
RECOMMENDATIONS: Staff recommends proceeding forward with the acquisitions on Bay Street and the end of
Danford Street utilizing the financial tools outlined in the fiscal impact statement.
PREPARED BY: John Dunnuck
ATTACHMENTS:
1. Exhibit A Bay Street Acquisition
2. Exhibit B Bay Street Acquisition
3. Exhibit C Bay Street Acquisition
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( __________ 2_0_2o_s_A_vv_,_Ew_P_A _R _K _M_A_R_K_E_T_A_N_A _L_v_s_,s _________ J
□BAYVIEW PARK LAND ACQUISITION ... PURCHASED LOTS 2004 THRU 2008
EXHIBIT A
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Collier County
Boat Launch Parking Space Projections
2015 Impact Fee Study
Based On Peak Seasonal Population
Year 2015 2024 2025 2026 2027 2028
Population 418,048 491,779 499,426 506,406 513,483 520,660
L.O.S.0.000761
Inventory 318 352 352 352 345 345
Hamilton Ave 34
951 Ramp -7
Cocohatchee Expansion 35
L.O.S Required Spaces 374 380 385 391 396
Deficit (22)(28)(33)(46)(51)
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2029 2030 2031 2032 2033 2034 2035 2036
527,936 534,305 539,741 545,233 550,781 556,384 561,339 565,633
380 380 380 380 380 380 380 380
402 407 411 415 419 423 427 430
(22)(27)(31)(35)(39)(43)(47)(50)
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2037 2038 2039 2040
569,960 574,320 578,714 582,721
380 380 380 380
434 437 440 443
(54)(57)(60)(63)
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Boat Registrations to Population Growth
Year 2019 2020 2021 2022 2023
Population 455,059 464,155 474,235 483,487
2.00%2.17%1.95%
Vessel Registrations 22,749 23,058 24,103 24,908 25,575
1.36%4.53%3.34%2.68%
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Collier County
EXHIBIT C
Project FootPrint
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