Residents oppose tentative assessment process
Several island condo associations voiced objection to the proposed apportionment methodology for the 2020-2021 beach renourishment project at the Captiva Erosion Prevention District’s recent meeting.
On Feb. 11, six groups submitted a letter to the CEPD board protesting the “double than single-home millage rate and triple the millage rate” for the condos with less than 10 units category. It was signed by the Sunset Captiva, Hide-A-Way, Lands End, Captiva Shores, Bay Villas and Seabreeze associations.
“We are supportive of the upcoming beach replenishment and see its need to protect Captiva Island,” the letter said.
However, the groups continued that the methodology used by consultants and economists Drs. William Stronge and Gary Jackson is “flawed and inconsistent with economic principles” for a few reasons.
Several condo residents attended the meeting and shared their thoughts with the board.
“I’m just concerned about the methodology,” Dave Saunders said. “It’s just very very scary.”
In the letter, the associations stated that the analysis used as the basis for the apportionment is wrong and unfair because it mixes rental income with beach usage and a survey that establishes beach benefits is not statically valid and should not be used for decisions for apportionment of beach replenishment.
They added that the inequalities of the apportionment for condo owners could be resolved by:
– Using statistically valid methods to evaluate the beach use benefits for properties
– Conducting a new survey using a company that uses statistical valid methods
– Discontinuing a double valuation of just value and rental income for assessing condos
“I have a basic problem with the core methodology,” Linda Laird said, explaining that the proposed methodology is hard to decipher and equitable solutions are needed that residents can understand.
She suggested coming up with one or two alternative proposals that may be more equitable.
“I think there’s much credibility to the concern that’s been raised now for a couple of months,” CEPD board Chairman Mike Mullins said of the proposed methodology for assessing the apportionments.
“But, I don’t want to throw out the baby with the bath water,” he added of the entire process.
Mullins and others on the board assured those in attendance that they would continue to fine tune the methodology to try and reach an equitable solution for all, emphasizing that nothing is finalized yet.
Carroll Wetzel, president of the Captiva Shores Condominium Association, urged the CEPD and its board to maintain the open lines of communication as the apportionment methodology evolves.
Later in the meeting, the board revisited how multi-family homes with fewer than 10 structures were treated in the methodology. In a 5-0 vote, they moved to treat them like single-family residences.
The board also re-examined the treatment of the Sunset Captiva condos. At a prior meeting, the economists floated the option of assessing all of the development’s properties for storm damage, not just the seven located on the Gulf. In the past, only those beachfront parcels have been assessed.
Yet, Sunset Captiva contains a common beach area advertised as accessible to everyone.
“Any property that isn’t right on the beach, the building – it’s hard to reconcile they get storm protection,” Commissioner Dave Jensen said. “I don’t know how they get storm protection.”
Stronge noted that the objections surrounding the assessment from the majority of the properties might actually tie into the millage rate and just value and the condos being lumped in with others in a zone.
“We do it for a beach zone as a whole,” he said of the calculations.
The board voted 5-0 to have the economists and APTIM Coastal Planning & Engineering extract just that development from its assigned zone and determine what its storm protection value is by itself.
“Let’s get the facts and take a look at the facts, then make a decision,” Mullins said.
The board also agreed to hold its first public meeting on the renourishment project on April 9 at 5:01 p.m. at the Captiva Civic Center, after learning of a schedule conflict for the tentative April 8 date.
During the meeting, Administrator Carolyn Weaver presented the board with a resolution to allocate $58,000 of its Lee County Tourist Development Council funds to purchase the new restroom trailer to replace the portable toilets at Alison Hagerup Beach Park. It will feature two baths and an ADA stall.
She explained that quotes were collected from three companies, but one of them had expired.
The standing quotes were for trailers from Portable Restroom Trailers and Ameri-Can.
“They both run about $58,000,” Weaver said.
The board voted 5-0 for staff to proceed with the purchase of one of the trailers.
She explained that the trailers are built-to-order, so it will take about three or four months for it to arrive once ordered. The costs to service the trailer will be the same as it was for the portable toilets.
“We will still need the same company to come out and pump it out (a few times a week),” Weaver said.
She also provided the board with an update on the new beach vehicle.
It had arrived, however, the vehicle got stuck in the sand because it was not four-wheel drive. Weaver explained that it has been returned and the CEPD will get a new John Deere with four-wheel drive.
“The company that we got it from is giving it to us at the same price,” she said.
Weaver reported that she will meet with the Sanibel-Captiva Conservation Foundation about the use of the vehicle. It is concerned that the operator will not be sensitive to bird habitats, turtle nests and such.
The CEPD staff is creating and implementing standard operating procedures for the vehicle.
IN OTHER NEWS
– The board voted 3-2 to allow consultant Hans Wilson & Associations to hire a new deputy administrator for the CEPD from a final list of two candidates; Mullins and Vice Chair Michael Lanigan cast the dissenting votes.
– The board voted 5-0 to submit its budget request of $150,100 for fiscal year 2019-2020 to the Lee County Tourist Development Council. Staff originally proposed a request of $130,100, but $20,000 was added to cover site preparation at Hagerup park for the updates and the parking meters’ electric bill.
The meters are currently hooked up to the South Seas Island Resort’s electric.
– The board voted 5-0 to approve an extra $4,000 payment to each of its economists. Weaver explained that it was for work completed outside of the scope of their contract and attending additional meetings.
Mullins acknowledged that he had been requesting a lot more from Stronge and Jackson.