Agenda 01/14/2020 Item #11A (Clam Pass Beach Park Parking Structure)01/14/2020
EXECUTIVE SUMMARY
Recommendation to accept the consultant’s report on the feasibility of constructing a parking
structure at Clam Pass Beach Park; defer development of a parking structure at this time; pursue
alternative methods for beach access and implement planned improvements to underutilized
sections of the public beach at Clam Pass Park.
OBJECTIVE: To provide adequate beach access for both County residents and visitors at existing beach
park facilities.
CONSIDERATIONS: In 2017, The Board of County Commissioners (Board) approved an extension of
the reciprocal beach parking arrangement with the City of Naples for payment of $1.5M annually related
to the use of County residents at City of Naples Beach access points. As part of the deliberations over the
agreement, the City maintained that the County has not done an adequate job of planning for providing
more beach parking in the County beach parking areas.
Currently, the County has the following major beach parking locations:
• Barefoot Beach State Park
• Barefoot Beach Access
• Vanderbilt Beach
• Connor Park
• Clam Pass
• Tigertail Beach; and
• South Beach
These beach access locations are augmented by access to the beach through a seasonal beach circulator
operated by the Collier Area Transit (CAT) as well as regular bus stops that bring individuals to the beach
at Clam Pass Park. The County also maintains beach access points along Gulfshore Drive, Bluebill
Avenue, and Seagate Access.
On May 22, 2018, the Board approved an update to the Parks and Recreation Master Plan, which included
the recommendation to explore the feasibility of additional parking at Clam Pass. Staff obtained funding
through both the Tourist Development Council and the Board of County Commissioners to conduct a
feasibility study on the design and permitting required to construct a parking structure at Clam Pass and
that was approved as part of the FY19 budget.
Q Grady Minor was selected to complete the study and develop preliminary parking improvements. These
improvements require the review and approval of the Pelican Bay Foundation Board. Specifically, the
Foundation Board must agree to waive the deed restrictions to allow for additional parking and the
introduction of a parking structure; approve the conceptual architectural design of the parking structure;
review the design development review and final design review. Separate from that process, the Pelican
Bay Planned Unit Development (PUD) would need to be amended to allow for the garage and setbacks
associated with the garage. The PUD amendment would not need the approval of the Foundation Board
but would require an advertised public hearing before the Collier County Planning Commission and
ultimately, the supermajority approval by the Board of County Commissioners.
Staff, along with Q Grady Minor, met with the Pelican Bay Foundation Board on September 21, 2018, to
provide an informational review of the concept; on December 15, 2018, for a presentation related to
concept and to review feedback on the conceptual design; on January 25, 2019, to provide a follow up
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regarding comments related to the traffic study completed by the consultant; and on February 28, 2019, as
for follow-up discussion. The Foundation Board has not taken a formal position in favor of or in
opposition to the concept of a parking structure but continues to seek more information from the County.
The Foundation Board has been especially interested in seeing companion improvements to the park to
augment the goal to attract and draw traffic down the beach south of the existing boardwalk where the
greatest capacity exists. This has led to identifying and elaborating on several prospective enhancements
to the park including, but not limited to, restoring the old dune trail and walkover's, adding a restroom
area, picnic tables, potentially a kayak launch to the southern end of the beach, and revisiting the concept
of a southern extension to the existing boardwalk and tram system.
Staff sought public input through meetings with area HOA’s including the Gulf Shore Condominium
Association, Seagate HOA, Moorings Park HOA, City of Naples, Waterside Shops, Seagate Elementary
School, Collier County School Board District, St. William Catholic Church, and the Naples United
Church of Christ. With regard to the concept of building a parking structure at Clam Pass Park, comments
have been focused on both developing a comprehensive plan for infrastructure as well as identifying
alternatives to adding onsite parking capacity in response to concerns over increased traffic congestion. In
addition, there has been a question about whether there was a compelling need to provide additional
parking at Clam Pass based on current usage patterns.
As part of the feasibility study, Q Grady Minor has prepared both a conceptual plan of the parking
structure and considerations for feasibility. They include the components identified by the various
stakeholder groups as well as the Pelican Bay Foundation Board. In addition, the traffic improvements
that would ensure the smooth flow of traffic in and around the park have also been included and are part
of the feasibility study.
Clam Pass Park is situated in the center of the Naples urban area. A portion of the park is within the
Naples City limits. It has more capacity to accommodate future beachgoers than any other County beach.
With this in mind, staff recommends that the Board consider each of the following options for proceeding
forward with improving amenities and the utilization of this park:
1. Continue to review beach access issues in the community and determine alternate methods for
managing beach access to include offsite beach parking, continue to support the beach circulator
offered by CAT, and study dynamic parking pricing with higher fees associated with prime beach
use times (e.g. 10 AM-2 PM).
2. Pursue a phased approach to the parking/beach improvements at Clam Pass as follows:
a. Finalize and present the proposed southern park improvements to the Pelican Bay Foundation
Board and the Board of County Commissioners for approval.
b. Market the availability of Clam Pass park for beach access to residents and visitors
(especially at other County beach locations that are at capacity).
c. Monitor parks utilization trends and evaluate that information annually through the Annual
Update and Inventory Report (AUIR) review process and reconsider expanded parking at
Clam Pass as demand increases at this location.
Staff recommends pursuing these options in order to provide the opportunity to incrementally enhance the
resident and visitor experience at (and access to) the beach while continuing to plan for future parking
expansion as needed.
FISCAL IMPACT: A formal assessment of probable cost has not been determined, but it is estimated
that a three-level parking structure would cost approximately $12,000,000 or $25,000 per space with
additional estimated site costs of $600,000. Prospective traffic improvements in front of the park are
estimated to be approximately $1-$1,500,000. Tourist Development Tax supported Beach Park Facilities
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Fund (183) generates approximately $1,000,000 in annual revenue and currently has $5,600,000 in
budgeted reserves. Depending on Board direction a probable cost estimate and a plan of financing can be
developed for consideration.
GROWTH MANAGEMENT IMPACT: The provision of beach access is consistent with the
Recreation and Open Space Element of the Growth Management Plan. Any future amendment to the
Pelican Bay Planned Unit Development would be subject to review for consistency with the Growth
Management Plan at that time.
LEGAL CONSIDERATION: This item has been reviewed by the County Attorney, raises no legal
issue at this time, and requires majority vote for acceptance of the report. -JAK
RECOMMENDATION: To accept the consultant’s report on the feasibility of constructing a parking
structure at Clam Pass Beach Park; defer development of a parking structure at this time; pursue
alternative methods for beach access and implement planned improvements to underutilized sections of
the public beach at Clam Pass Park.
Prepared By: Barry Williams, Director, Parks and Recreation Division
ATTACHMENT(S)
1. Clam Pass Final2 (PPTX)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 11.A
Doc ID: 11218
Item Summary: ***This item to be heard at 10:00 a.m.*** Recommendation to accept the
consultant’s report on the feasibility of constructing a parking structure at Clam Pass Beach Park; defer
development of a parking structure at this time; pursue alternative methods for beach access and
implement planned improvements to underutilized sections of the public beach at Clam Pass Park. (Barry
Williams, Director, Parks and Recreation Division)
Meeting Date: 01/14/2020
Prepared by:
Title: – Public Services Department
Name: Todd Henry
12/27/2019 3:21 PM
Submitted by:
Title: Department Head - Public Services – Public Services Department
Name: Steve Carnell
12/27/2019 3:21 PM
Approved By:
Review:
Parks & Recreation Barry Williams Additional Reviewer Completed 12/27/2019 3:43 PM
Public Services Department Joshua Hammond Level 1 Reviewer Completed 12/30/2019 1:45 PM
Public Services Department Todd Henry Level 1 Division Reviewer Completed 12/30/2019 2:28 PM
Budget and Management Office Ed Finn Additional Reviewer Completed 01/03/2020 3:51 PM
County Attorney's Office Todd Henry Level 2 Attorney Review Skipped 12/30/2019 2:27 PM
Grants Erica Robinson Level 2 Grants Review Completed 12/30/2019 3:26 PM
Public Services Department Steve Carnell Level 2 Division Administrator Review Completed 12/31/2019 9:50 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 12/31/2019 12:17 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 12/31/2019 4:36 PM
Grants Therese Stanley Additional Reviewer Completed 01/02/2020 12:29 PM
Facilities Management Todd Henry Additional Reviewer Skipped 01/02/2020 3:00 PM
Budget and Management Office Ed Finn Additional Reviewer Completed 01/03/2020 3:21 PM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 01/07/2020 3:26 PM
Board of County Commissioners MaryJo Brock Meeting Pending 01/14/2020 9:00 AM
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RECOMMENDAT ION TO AC CEPT A REPORT ON
THE FEASIBILITY OF EXPANDED PA RKING AT
CLAM PA SS,TO NOT PURSUE DEVELOPING A
PA RKING GARAGE AT THIS TIME,BUT TO
PURSUE ALTERNATIVE METHODS FOR BEACH
AC CESS AND PURSUE A PHASED APPROA CH
TO IMPROV EMENTS AT CLAM PA SS.
BARRY WILLIAMS, DIRECTOR, COLLIER COUNTY PARKS AND
RECREATION DIVISION
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Packet Pg. 235 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
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Packet Pg. 238 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
Connor Park
N. Gulfshore Access
Barefoot Beach Access
Marco South Access
Clam Pass Park
Tiger Tail Beach
Barefoot Beach Preserve
Vanderbilt Beach
9849
11860
27221
35656
62637
69054
117802
126541
9651
10393
25933
34508
41918
71067
102569
120335
8236
9065
36252
30359
65466
65751
135542
146431
Connor Park N. Gulfshore
Access
Barefoot Beach
Access
Marco South
Access Clam Pass Park Tiger Tail Beach Barefoot Beach
Preserve Vanderbilt Beach
FY17 8236 9065 36252 30359 65466 65751 135542 146431
FY18 9651 10393 25933 34508 41918 71067 102569 120335
FY19 9849 11860 27221 35656 62637 69054 117802 126541
VEHICLE COUNTS
FY17 FY18 FY19
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Packet Pg. 239 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
Connor Park
Tiger Tail Beach
Clam Pass Park
Barefoot Beach Preserve
N. Gulfshore Access
Vanderbilt Beach
Barefoot Beach Access
Marco South Access
5
12
29
30
39
46
73
211
1
8
10
24
16
29
54
177
9
13
36
40
32
71
83
156
Connor Park Tiger Tail Beach Clam Pass Park Barefoot Beach
Preserve
N. Gulfshore
Access Vanderbilt Beach Barefoot Beach
Access
Marco South
Access
FY17 9 13 36 40 32 71 83 156
FY18 1 8 10 24 16 29 54 177
FY19 5 12 29 30 39 46 73 211
DAYS AT CAPAC ITY
FY17 FY18 FY19
67 Spaces
96 Spaces
361
Spaces
38 Spaces
402 Spaces
198 Spaces
226 Spaces
156 Spaces
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Packet Pg. 240 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
Water Management Area with wetland dependent
species that assist in filtration of runoff
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Packet Pg. 241 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
HOTEL VIEW –BASE
FLOORS
•Tr ellis to be present across entire top floor
•Cement mix for top floor to be mixed with “g o away green”
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Packet Pg. 242 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
•Tr ellis to be present across entire top floor
•Cement mix for top floor to be mixed with “g o away green”
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Packet Pg. 243 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
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PELICAN BAY FOUNDAT ION BOARD
•12/14/18—provided informational review of concept
•01/25/19—fo llow up regarding Pelican Bay Foundation
Board comments
•02/28/19—fo llow up regarding Pelican Bay Foundation
Comments
•04/25/19—Pe lican Bay Workshop on concept
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Packet Pg. 246 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
RECOMMENDAT IONS FROM PELICAN
BAY
•Consideration for shorebirds—beac h re-nourishment
•Tr affic concerns
•Tr am traffic
•Plan for moving folks down the beac h—beac h utilization
•Coastal hardening concerns about use of the dune trails
•Dredge/Access to Clam Pass Bay
•Suggestion to discuss with neighbors
•Environmental Factors
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Packet Pg. 247 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
MEETINGS WITH OTHERS
•Gulf Shore Association of Condos
•Seagate HOA
•Moorings Par k HOA
•City of Naples
•Seagate Elementary Sc hool
•St. William Catholic Churc h
•United Churc h of Christ
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Packet Pg. 248 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
SUGGESTIONS FROM OTHERS
•Off site par king
•Beac h circulator
•Continue to monitor increased utilization
•Accept that beac h access is limited
•Dynamic pricing for beac h access, i.e., c harge more at
peak times, season
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Packet Pg. 249 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
OT HER CONCEPTS
•CAT Beac h Circulator
•Naples One/Pew ter Mug/Water Taxi
•Bluebill Parking Structure
•Delnor Wiggins State Park Par king Structure
•Offsite parking with leased land from commercial entities
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Packet Pg. 250 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)
Clam Pass Par k Improvements
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RECOMMENDAT IONS
1.Continue to review beac h access issues in the community and determine
alternate methods fo r managing beac h access to include offsite beac h
parking,continue to support the beac h circulator offered by CAT,and
study dy namic parking pricing with higher fees associated with prime
beac h use times (e.g.10 AM-2 PM).
2.Pursue a phased approac h to the parking/beac h improvements at Clam
Pa ss as fo llows:
a.Finalize and present the proposed southern par k improvements to the
Pe lican Bay Foundation Board and the Board of County Commissioners
for approval.
b.Market the availability of Clam Pa ss park for beac h access to residents
and visitors.
c.Monitor par ks utilization trends and evaluate that information annually
through the Annual Update and Inventory Re port (AUIR)review process--
reconsider ex panded parking at Clam Pa ss as demand increases at this
location.
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Packet Pg. 253 Attachment: Clam Pass Final2 (11218 : Clam Pass Feasibility Study)