Minutes of the Greater Pine Island Civic Association Membership Meeting Nov. 7, 2023, Pine Island United Methodist Church
Board Members Present: Deborah Swisher-Hicks, President; Nadine Slimak, Vice President; Mike Sweeney, Treasurer, Sue Dahod and Steve Eldredge, Acting Secretary.
- 88 members and attendees signed in
- The meeting was also livestreamed to the GPICA Facebook page where it reached another 1,749 viewers
President Deb Swisher-Hicks opened the meeting at 6:34 p.m.
Treasurer Mike Sweeney presented the October 2023 GPICA Treasurer’s report, including a Chiquita Lock funding update:
ACCOUNTS
- Money Market $16,764.50
- Checking $8,109.51
- CD Investment $76,656.20 (rolls over on 12/3/2023)
- Cash Box $103
INCOME TOTAL (since October 3 meeting) $63.23
Breakdown
- $25 cash/check memberships
- $38.23 online membership purchases
EXPENSE TOTAL (since October 3rd meeting)-$73.48
Breakdown
- $33.48 GoDaddy website upkeep
- $40 Safe deposit box rental
**CHIQUITA LOCK (CL)LEGAL DEFENSE STATUS
- Original GPICA Pledge- $2,500
- Donations from Members- $2,725
- Matching GPICA donations $2,725
- Payment to Chiquita Lock Lawyer John Thomas ($2,500)
- Current Total $5,450
**Background: GPICA agreed to a funding match for all CL Fund donations made by GPICA members. Currently two donations have been submitted using our online payment system, Squareup.com, which deducts a fee for the use of its services. GPICA is supporting the full match and making up the payment difference. (i.e. GPICA received a $25 donation for which we received $23.97 [Square service fee $1.03] and a $200 donation for which we received 194.70 [$5.30 Square service fee]. Difference GPICA will be making up is $6.33.
- A motion to approve the Treasurer’s Report was made, seconded and the motion carried.
President Deb Swisher-Hicks noted that the October general membership minutes were posted on-line and requested approval of the minutes from that meeting. There were no questions or comments.
- A motion was made to approve the minutes as written, seconded and the motion carried.
There were two Public Information Sessions scheduled during this meeting.
Upper Captiva Carriage Club CBD Re-Zoning Request
Deb Swisher-Hicks introduced Fred Drovdlic from RVi Planning + Landscape Architecture. Mr. Drovdlic was at the meeting to discuss the Upper Captiva Carriage Club Road CPD (UCCCR CPD). The owner of the property is Chuck Wainright. He was in attendance in addition to Tyler Wainright.
PROJECT SUMMARY: The property is located on the northwest corner of Stringfellow Road and Maria Drive at 9101 Stringfellow Road, Saint James City. The Wainrights are seeking to rezone 3.69 acres from Agricultural (AG-2) to Commercial Planned Development (CPD). Currently the property is partially developed with a building structure and wooded areas and is located within the Greater Pine Island Planning area.
The development plan includes:
- Up to 5,000 sq. ft. of commercial building area (there is currently a 2400 sq. ft. pole building that will remain there with the possibility of a small additional building. It was stated that they were bound by the 5,000 sq. ft., so that the additional structure and pole building would not exceed that total.
- Up to 40 low-turnover, 40-foot deep parking spaces for vehicles, boats and trailers that (proposed alternative surface-reinforced grass) can use the Pine Island (PI) Commercial Marina during public use hours on Saturday and Sundays;
- Up to 75 paved spaces for short and long-term parking (asphalt paved) serving employees and customers of the UCCCR CPD and people storing vehicles who live off island. The plan is to provide a shuttle to the Pine Island Commercial Marina and provide logistics transfer of goods and services through the marina.
According to the developers:
- Lot access would be controlled through three limited-access gates with codes. One gate will be off the north end of the property with egress onto Stringfellow Road with two additional gates along Maria Drive.
- The proposed plan meets or exceeds the buffer requirements under the Pine Island Plan. Their intent is to buffer the entire property so no one can really see what is going on inside the property boundaries.
- The project plans to meet code minimums for lighting as they don’t want to over-light this area any more than they have too, while meeting safety requirements. They also want to keep lights low and shielded.
Applicant has submitted a Zoning Application to Lee County, the County has reviewed and made comments back.
Next steps: Applicant has until the end of November to respond back to the County. Lee County will again review and comment back to the Applicant. There will then be a public hearing with a hearing examiner (anticipated March 2024) and then public hearings before the Board of County Commissioners (anticipated by June 2024).
Questions, Comments and Concerns Raised During the Meeting
Q-Will there be overnight security for the cars?
A-Yes, there will.
Q-Will this be a 24-hour manned facility?
A-No this will not be a manned security facility. There will be video cameras on site and access-controlled gates.
Q-Will Marina employees be allowed to park there?
A-It is our intent to allow parking for Marina employees as well.
Comment-There is concern around the vagueness of the parking spaces—”UP to 40 spaces”, “Up to 75 spaces”. A suggestion was made from the members to solidify the specific number of spaces allocated to each parking type and these be made a part of a resolution recorded that runs with the land. CPD parking allocation can change dramatically depending on money flows so it’s important to be specific around parking allocations.
A-Applicant suggested that further in the process there will be a very specific list of uses and exact parking allocation.
Q-If spaces are all filled is there a lottery for other people to access parking?
A-Public parking would be on a first-come, first-served basis with an on-line reservation system. Membership parking would be on an annual paid basis. Membership parking is more intended for the outer-barrier island residents.
Q-Why the entrances off both Stringfellow Road and two off Maria Dr.?
A-Ease of access and traffic flow
Q-Is there going to be a shuttle to the Marina?
A-Yes, there is intent to have a shuttle. The exact times and number of trips has not yet been determined.
Q-Are you planning on adding additional boat ramps at the end of Maria Drive?
A-The Applicant only owns the property at Stringfellow Rd. and Maria Dr. and has no intent to do anything down there.
Comment: If this plan goes through it will create a huge problem at that boat ramp. There is not enough capacity for all these suggested parking spaces which will use one boat launch ramp, which can only handle 2 boats at a time. The existing ramp does not have capacity for this project and would cause huge bottlenecks. There are currently bottlenecks, in season, without this project.
Q-Will traffic be backed up on Stringfellow Rd. if there is a gated entrance?
A-It is expected that there will be a gated entrance off Stringfellow. It is the Applicant’s intention to provide an offset of approximately 60 feet, so boat/trailer traffic can pull off Stringfellow to gain coded access.
Q-What is the current zoning of the property?
A-It’s Ag2-Agriculture.
Q-Can you speak about the deficiencies that Lee County identified when they responded back to you?
A-County provided comments on, buffering, i.e. whether screening, a fence or greenery would be added. It is the Applicants intention to use as much “green” screening as possible to stick with the rural culture and avoid the use of concrete walls. There were many comments from Lee County about the intended uses of the property. The letter is a matter of public record.
Q-Does the County require you to do any work in terms of traffic flow from the proposed project?
A-A traffic impact statement is required. It identifies there is not an impact. If there is an impact, you are required to make improvements to them. An impact study has been provided to the County.
Q-Was there a wildlife study done on that area?
A-Yes, an environmental species survey and it was completed. There are two gopher tortoise burrows, and the Applicant’s intent is to mitigate them on-site. This means the tortoises would be relocated to tortoise-recipient site.
Q- Will there be any trash collection at the proposed site?
A-No, we don’t want to be in the garbage business.
Comment- The ramp at the end of Maria Rd. is for 1 boat, not two boats.
Q-Is the County losing revenue if this project is constructed?
A-It is our understanding that you must pay a fee to launch, regardless of whether you park there or not. So, no impact there.
Q-What do you plan to do to mitigate the impact of the property lighting on the surrounding properties?
A-We must develop a lighting plan. Our intent is to use lower-high poles (15-foot poles, instead of 25-foot poles) and screening to help mitigate this issue. However, there is a minimum required amount of lighting since it is a public area.
Q-Is this a 24-hour or daylight-hour facility?
A-Access time to the facility would be 24-hours. That would be for long-term, off island members, but trailer parking would not be 24 hours. The proposed site would be lighted the entire evening hours.
Q-Is there a proposed repair facility as part of the project?
A-It is currently part of the proposed uses and something we are discussing with the County as to whether it remains as part of the proposal.
Q-Is this a storage facility or repair facility or both?
A-The only intent of the repair facility is the Company owns a barge that runs back and forth to Upper Captiva. It would be for our use to service our barge. The County questioned whether there would be retail repairs on the property and the answer is NO. There are discussions with the County to limit the use of repair facilities only to the Company’s barge.
Q-What are the intentions for the 5,000 sq. ft. commercial space?
A-The intention is to keep the existing pole barn with the potential to add one additional structure of approximately 2,000 sq. ft. The additional structure might be an office to house the shuttle service employees for check-in as well as bathrooms.
Q-Is there a limit on the number of days or hours that a person can reserve a space for?
A-Our intention is to not let a person lock up a space for extended periods of time, however the details of the reservation system have yet to be worked out.
Q-Currently, the North Captiva Island Club people park at the industrial park, get on the shuttles and head to the Marina to be transported. Is this project over and above or will it be combined?
A-This will be separate with the North Captiva Club and this Project will provide shuttle services.
Q-Will you be offering ferry services?
A-No, not really, we just have a barge that runs back and forth. We do plan to offer limited ferry service.
Q-What is the barge going to be taking?
A-The barge is separate from the rezoning question and we would really like to keep focus on the rezoning issue.
Q- What additional benefits are you providing to the community as the North Captiva Island Club provides many of the services you have mentioned your Project will provide?
A-We are offering boat trailer parking and long and short-term storage to Island residents.
Q-So you are looking to take agricultural land and turn it into commercial…a parking lot?
A-Yes, that is the purpose of this Project.
Q-Where will the barge moor at Upper Captiva?
A-There are multiple locations to offload supplies in Upper Captiva and there is a wet slip at the Marina on Pine Island for the barge. The barge’s overnight mooring location is the Marina.
Q-Since your Project will be a 24-hour facility, will users of your facility have 24-hour access to the Marina?
A-No, as part of this Project, there are no proposed changes to the Marina’s hours of operation.
Viet Famisland Inc.
Deb Swisher-Hicks introduced Dean Martin from TDM Consulting, Inc. In turn, Mr. Martin introduced Loren Boehm, a member of the ownership group.
Project Summary
- The Project was described by Dean Martin.
- The property is located at 11010 Stringfellow Road, Bokeelia. The developers are requesting to plat a 19.52-acre parcel for a mixed-use development of commercial and single-family lots, “there are also some duplex lots in the back.” The Developer’s plans are to “initially develop the residential property.” “There will be a commercial component along the front which is already zoned for that.”
- The project will include two commercial outparcels along Stringfellow Road with 36 single-family lots to the east. The project has already been submitted to Lee County for a Plat and Development Order review to approve the request.
- In addition, the Project has been submitted to Water Management District for an Environmental Resources permit. “We have received some comments back and one of the comments was to come here and get you all’s feedback.”
- The proposed project has a single entrance/exit off Stringfellow Road. According to Boehm and the Martin: The ownership group does not intend to develop the commercial outparcels on the western side of the property and stated that they would likely be sold. “They are going to be for sale, I would assume” Boehm said.
The Project’s owners plan:
- To develop the road coming in from Stringfellow and the east side of the property with a circular drive;
- To build a pond to collect runoff for water management regulations; the property will drain into a large pond/lake at the center of the community. Road swales are also planned.
- The community will have a pump station for a community hook up to a sewer line about 1,000 feet south of the property and will also tie in to the Greater Pine Island Water Association.
According to Boehm/Martin:
- The project owners have completed a traffic Impact Statement indicating that “traffic generated by the lots don’t really trigger [the need for] any kind of turn lane, but the County will make us, once we sell the parcels in the front and whoever buys them and develops them as commercial projects will have to reanalyze the traffic and potentially build turn lanes on Stringfellow.”
Questions, Comments and Concerns Raised During the Meeting
The question period opened with a comment from project representative Boehm raising the issue (unbidden) that this project was being developed by a group of Vietnamese families:“When Sivian asked me for help with this project, I was really surprised at the scope of the project and what it can bring to the community. When I think about community, I think about family. Family is what it is all about. These Vietnamese would love to be part of this community. These are hard-working people, not a large corporation. They would be a welcomed addition to this community.”
Q-I am interested in hearing more about these Vietnamese people. Where are they coming from?
A-From the north and the south, some came here in 1975 from Vietnam. They are just an incredible, hard-working people. They are Americans, just like me and you.
Q-Are they all willing to come here? How do they even know about it?
A-There is already quite a sizeable Vietnamese community here. This being a red state, they like the politics. They bleed red, white, and blue, that I will guarantee you.
Q-Are these rental or owner-occupied?
A-From what I hear some of these will be vacation homes. Of the 37 units, most will be vacation homes?
Q-AirBNB?
A-No, I don’t see AirBNB, these are homes they want to come into. If they do AirBNB then it will be difficult for them to come and occupy their home.
Q- Are they going to be owner-occupied.
A-Yes.
Q-Duplexes are going to be rentals?
A-I would think yes.
Comment- The density you are asking for is contrary to what we have on this island currently. Once you open that density door, you are never going to shut it. {Applause}.
A-To be clear we are not asking to increase the density. We are already zoned for what we are asking for. We are getting a development order to build what we are allowed to build.
Q-Also, every development I have ever seen has claimed there was no traffic impact. Can you explain to me why there are only eight units generated by the study? The traffic impact study is sometimes skewed depending on how it is presented and the metrics you use.
A-I can recognize your pain. I have seen the traffic and I have seen the cars. As far as the traffic, it’s a real concern. I know that people figure out a way. I can’t answer the big question about how big of impact it is. I just don’t know that to be honest with you.
Comment-The addition of 37 units, if not built up, is going to cause additional flooding for all the residents in the center of this island. We cannot handle this kind of density or the traffic situation as it relates to evacuation.
Q-Are you planning on putting septic systems for all these houses? You said you were tying into the municipal sewage system?
A-Every house will be tied to a public system.
Q-Have you checked on the capacity or cost to hook into the public system?
A-We have not received permits from the County utility yet.
Q-Can you explain how this comports with the Pine Island plan?
A-I am an engineer, not a planner?
Comment-It looks like the KOA campground plat, no disrespect. It is worse than zero lot line for those units the way you have divided that plat. One hole half of the entire property for 36 units.
Q-I want to understand what is being built on a single plot? Are these manufactured homes or single-family homes?
A-Single-family homes.
Q-With the money already raised are they already pre-sold or could they be purchased by anyone in the community?
A-I believe there is an ownership group that has the intention of living on the properties, but I believe there will be spaces available for sale to the community. I do believe there will be duplexes for sale.
Q-You just referred to ownership group, help me understand the connection to the Vietnamese?
A-You have a large Vietnamese community that has invested in this vision. Their intention is to use this as their vacation homes. They live all over the country.
Comment- I am Vietnamese and I know the Vietnamese community and it is my understanding these investors are not from this island. We welcome all who contribute to our community, and I question how they can contribute if they don’t live here full time.
A-I know one of the owners has investments on this island already. He is part of this community already.
Q-But investing doesn’t mean living here.
A-Just because you are not here full time, does not mean you don’t have an interest in the community.
Comment-It is less about the people and more about what it does to our community. {Applause}
Q-I am having a little trouble understanding this project. Will there be amenities here? I just don’t have much of a concept of what you are trying to do here.
A-I kind of glossed over that during the presentation. There is an amenity area in the SW corner of the project.
Q-I pulled this slide off the Facebook page. In the commercial part it indicates their dream idea.
A-I have never seen that. Vin can you answer that question. Vin-That was an initial conceptual thought, as has been mentioned there are no plans to develop the commercial area. Originally, the commercial space was thought about as a community center. Also, it is the intention that individuals owning the single-family homes would move here. The duplexes would be rental. Our main goal right now is the 37 homes we will be working on. “The commercial we haven’t touched.” We might sell it.
Q-What was the wildlife study result please?
A-There is a little pocket of wetland which we are going to mitigate offsite. There were two active tortoise burrows which we will mitigate offsite. No eagles there.
Comment-Hi I am Kelly, from Cape Coral and I come here to show support and this project will benefit the community as the Vietnamese are peaceful. I hope that the value of your property will go up as the result of this project.
Comment-There are a lot of lots on Bokeelia that are ready to be built on.
Q-I love this little love story. It’s about development. You might sell the property up front. Who is going to buy it? You all are developers, don’t coat it over with anything else.
A-I am not a developer. I am a human. I am a friend of the people who want to develop this community. There is a personal side to these people. These are hardworking people. You are not going to get that with a big conglomerate group.
Comment-I have been on the island a long time. What I am seeing now is a lot of development going on. We have one way in and one way off. When all these projects get built, the County is going to say, we need to build another bridge. We have no choice we need to build another bridge. Then what happens to this island? All the palm farms are going to sell out to one of these developments. Then the island is gone. We won’t have an island. It has to stop now. {Applause}
Q-There doesn’t seem to be any green space, which is part of the Pine Island Plan. I am wondering where you are planning to put your green space? There are currently 5 developments in the works with 402 units. There are currently 486 houses for sale on Pine Island, that is not including lots for sale. We are facing a housing crisis here and I know these lots are already sold, but we would hate to see more housing come and maybe be empty.
A-The northwest corner of the property, it’s the north end of the commercial property. 50% requirement would include the swales and the pond.
Q-Are these mobile homes or structurally built homes?
A-Structurally built homes, no mobile homes. I thought I brought that up that there would be no manufactured homes. We are not zoned for mobile homes. We have to have single family homes or duplexes.
Q-What is the FEMA flood zoning for this project?
A-It’s an AE zone, I forget the exact elevations, either 9 or 10, so we will have them a foot above that.
Q-Can you give a synopsis of when the County reviewed this project.
A-There were no red flags that would put a stop to the project. It was mostly engineering. Nothing from traffic either.
Comment-I wonder how this project can hold together over the near future with the increasing number and intensity of hurricanes.
Q-Are you kidding me? Are you coming back to re-present because you appear woefully unprepared?
A-Yea, a little bit unprepared that is true and no I am not kidding you.
Q-You had to come here to present because you were asking Lee County for something. What is it?
A-We are here for a public information meeting to tell you what we are doing for our development order. We are not asking for anything.
Q-Who is the staff person at the County that can be contacted about this project?
A-Ohdet Klienmann
Comment-This is supposed to be a public information meeting. I offer up that you have offered up insufficient public information in an organized format. If there is some little box that you tick off that says you did this, you shouldn’t be able to do that. There just has not been enough complete information. In fact, I believe you have supplied some misinformation about this project. I would strongly suggest that you come back and re-present with people who are at the lead of this project to answer questions exactly and specifically. {Applause}
A-I appreciate the information and wish that Sivian could have been here, but time constraints made it not possible. I apologize for not have more questions for you, but this is an ongoing process.
Deb Swisher-Hicks presented a Things-To-Know slide about when and how the public can engage with the County on Land Development Code issues.
President Swisher-Hicks also provided a slide identifying resources for anyone still working to recover from Hurricane Ian.
There was a vote on the floor about both developments. (This was a consensus vote of the people actually in attendance at the meeting and only the yays were counted).
- Carriage Club development-only 1 YES vote
- Viet Famisland-Only 1 YES vote
Next month, Dec. 5, the Florida League of Cities will lead an informational meeting on how to become Incorporated (how much money needs to be raised, human capital necessary, etc.) if individuals wish to pursue.
— Minutes respectfully submitted by Steve Eldredge, Acting Secretary