CEPD tentative apportionment model gets support
The Captiva Erosion Prevention District staff shared the tentative apportionment model that the commission is considering with the public during a recent meeting, as well as received approval from the commission on a couple of resolutions related to the upcoming beach renourishment project.
On June 28, staff opened the discussion on the apportionment process by explaining that it had intended for the commission to officially select one of the three models to proceed with. However, the newspaper notice for the meeting had a defect, which prohibits the commissioners from voting.
At its regularly scheduled monthly meeting on June 7, the commission had unofficially signaled support for the benefits based model and directed staff to prepare a presentation for the public. Staff reported that it would still go over the presentation, despite the commission being unable to vote.
CEPD Technical Director Daniel Munt explained that the project is set to start as early as Aug. 5. It consists of placing approximately 750,000 cubic yards of beach fill along 4.85 miles of shoreline, plus the rehabilitation of dunes along the Gulf of Mexico shoreline between Redfish Pass and Blind Pass.
The project, which is designed to last eight to 10 years, will provide the necessary maintenance to counteract long-term critical erosion of the island’s beaches, properties and shorelines, he said.
It is expected to cost approximately $18,025,485 total. The Florida Department of Environmental Protection has an anticipated cost share of $3,797,068 — up to 21.07 percent — and Lee County has an anticipated cost share of $3,464,839 — up to 24.35 percent of the remainder after the FDEP share.
Munt continued that that would leave an estimated $10,763,578 to be funded through assessments levied on the island’s properties — commercial and residential — that benefit from the project.
Gulf-facing properties would be better protected from erosion and storm damage as a result of the project, he explained. Those properties have been grouped into similar categories based upon data from the CEPD’s engineering firm. Known as the Storm Protection Benefits Zones, there are six zones.
In addition, the project would provide access to an enhanced recreational beach, and all properties would experience an enhancement in value due to the increased recreational benefits. They have been grouped into three categories: residential, residential with a homestead exemption and commercial.
“The model the board is considering is the benefits based model,” Munt said, referring to the methodology it has indicated support for in assessing properties for the remaining $10.8 million.
In calculating the assessments for the storm protection benefits portion, only properties considered frontline to the Gulf were included. To determine the project’s monetary value to the properties, APTIM Engineering conducted a 22-year simulation, figuring erosion-related damages without and with it.
Upon determining the annual monetary benefit to the properties for having the renourishment completed, project benefit percentages and cost shares were calculated for each of the six zones.
Using a $2 million just property value as an example, Munt explained that the storm protection assessments for the properties in those zones would range from approximately $6,583 to $26,259.
In calculating the assessments for the recreational benefits portion, all properties on Captiva were considered. Recreational value was obtained from a willingness-to-pay survey of beach users. He noted that homesteaded residences will receive an estimated 42 percent discount over non-homesteaded.
Again using a $2 million just property value as an example, Must explained that the recreational assessments for the three categories of properties would range from about $3,660 to $14,914.
During public comment, the presented tentative model mostly received support.
John Jensen, a Sunset Captiva resident, agreed with using it.
“I support the tentative apportionment,” he said.
Resident Carroll Wetzel, who has been active during the process — with some others — by offering feedback to staff and the commission, explained that he had already expressed his support to the CEPD.
“I’m simply orally reiterating our support for (Executive Director) Jennifer (Nelson) and Dan and staff and the work they’ve done because we like what we see,” he said, also speaking on behalf of others.
However, one commenter explained that he felt residential properties being used as rentals are not absorbing their fair share and that true residential properties are subsiding commercial ventures.
To view Munt’s full presentation, click on TENTATIVE APPORTIONMENT MODEL.
In addition, staff has launched an online interactive map that displays the tentative apportionment model for each island property at https://www.mycepd.com/map-of-the-apportionment-model.
Before moving on from the apportionment presentation, Nelson reported to the commission that staff recently has been fielding questions from the Captiva Civic Association and Chapel by the Sea — two Captiva nonprofits — about if and how they would be assessed and, if so, for which of those benefits.
She noted that both play a role in the community and provide a benefit to the island.
“We might want to possibly give a discount to the nonprofit entities on island that offer a benefit,” Nelson said. “You will have to keep in mind — the costs will have to come from somewhere.”
She added that staff is seeking direction on how the commissioners want to proceed.
“This is something we should strongly consider,” Chairman Rene Miville said.
He added that he would like to wait, however, for the full commission to make any decision.
Commissioner Mike Mullins had an excused absence from the meeting.
Vice Chair John Silvia disagreed with the proposal of providing nonprofits with a partial or full exemption from the assessments, noting that all benefitting from the project should pay for it.
Secretary Harry Kaiser appeared to agree with him.
“It’s better if we treat everybody the same,” he said.
During public comment, CCA Board of Governors Treasurer Lisa Riordan offered some background about the organization and how it serves the island. She noted that minus the 2014 renourishment project, the CCA has been exempt from all prior assessments. Riordan asked that it return to that way.
IN OTHER NEWS
– The commission voted 4-0 to reimburse CEPD expenditures used to cover expenses relating to erosion control and the upcoming renourishment project with proceeds of tax-exempt debt.
– The commission voted 3-0 to provide emergency expenses for staff during the project if needed; Treasurer Dick Pyle left the meeting early. Staff had originally asked the commissioners to support a resolution to approve about $11,000 for an on-island rental for staff in case any emergencies arose.
– The commission voted 3-0 to approve a supplemental contract with APTIM for the firm to assist staffers with their completion of the 2022-23 Local Government Funding Request to the FDEP.
To reach TIFFANY REPECKI / trepecki@breezenewspapers.com, please email