Planning Board Tackles Controversial Projects

The Marco Island Planning Board held a marathon meeting this week, reviewing several high-profile and sometimes contentious proposals affecting local businesses and development.

Parking Variance Approved on North Collier Boulevard

A parking-related variance on North Collier Boulevard was approved with conditions. Joseph Oliverio, the owner of 287 and 297 N. Collier Blvd., was given parking credits for a pedestrian walkway between the two properties, which means the number of off-street parking spaces those properties are required to have is reduced. 

Café Variance Sparks Debate Over Alcohol Sales Near Synagogue

One of the extensively debated items involved a variance petition for a café at 989 Winterberry Drive, which is situated between the Jewish synagogue and the putt-putt course, Marco Golf and Garden. The café seeks to serve beer and wine, but its location is within 500 feet of a house of worship, a location that normally prohibits alcohol sales. If approved, the variance would recommend that the City Council reduce the distance requirement for the petitioner.

Several board members expressed concern, noting that when the café initially sought Planning Board approval, it was assumed that it would be a coffee shop. Questions then arose about operating hours, which petitioner Fred Kramer said would run from 7:00 AM to 9:00 or 10:00 PM. The petitioner went on to explain that when he initially filed his site development plans, city staff recommended that he wait and seek a variance for alcohol sales at a later date. 

Local resident Dennis Bartolucci spoke passionately against the proposal, saying, “Let’s recognize that it is Passover right now…I believe this proposal is an attack on community values…I find it ironic that today, Good Friday, a special day for Christians all around the world, that the City brings forth an attack on religion.” His comment drew considerable applause from those present.

It was discussed that while the petitioner spoke to members of the Jewish center and relayed that none had expressed objections, there was no one present at the meeting representing the synagogue to provide an official position on the subject. Member Brad Henson also expressed his concern that granting this variance would set a precedent for the future. 

The board decided that a formal response from the synagogue should be sought and included in the application and voted to continue the matter at the next Planning Board meeting, which is scheduled for May 1. 

Planning Board Approves Marco River Marina Requests Despite Resident Opposition

Much of the meeting was spent reviewing a series of proposals for the Marco River Marina, also known as Rose Marina, on Bald Eagle Drive, which drew strong opposition from residents concerned about their property values, water views, quality of life, and the overall future of their residential neighborhood.

The marina’s requests included a site plan amendment for a new 6,340-square-foot, 220-seat restaurant with 342 total parking spaces, variances easing landscaping, design, and waste disposal requirements, a conditional use permit for open rack boat storage, and a boat dock extension that would allow a zero riparian setback, which could be used to accommodate larger vessels. Additional modifications included the removal of pier “fingers” at the north end of a dock, which could also make room for bigger boats.

Residents voiced deep concerns about the impact of these proposals on traffic, safety, and the character of the neighborhood. Several pointed to the presence of cruise ships, already docked multiple days a week, as evidence of the strain on local infrastructure and water views. A young mother living near the marina expressed worries that increased traffic, insufficient parking, late restaurant hours, and potential live music would diminish family life in the neighborhood, while another resident noted the absence of information about cruise ships in public notices. 

Others suggested that there were documents referenced by the petitioner that were not attached to the agenda, such as the terms of the current sovereign submerged land lease, though the attorney for the petitioner indicated that that document had been included in the packet that was given to the City.

Residents also questioned long-term plans for cruise ships and the potential dredging of the ship channel. Dennis Bartolucci, speaking on behalf of nearby homeowners concerned about preserving water views, criticized staff’s explanation that “this is a marina” as insufficient to address property value concerns. After a cross-examination by the petitioner’s attorney, which was deemed “adversarial” and halted by Chair Jason Bailey, Bartolucci’s comments were met with cheers and applause.

Staff reminded the board that conditions from a previous resolution (03-13) limit large vessels in Factory Bay to no more than two exceeding 100 feet or carrying more than 100 passengers. Attorney Zach Lombardo explained that Rose Marina initially sought to remove that restriction, but the terms of the submerged land lease require compliance. He noted, however, that lands closer to shore are privately owned by Rose Marina, while the areas farther out fall under the state lease, meaning the nearshore dock is not bound by the lease’s vessel limitations.

Chair Jason Bailey asked whether anything would prevent Rose Marina from bringing a third vessel exceeding 100 feet or 100 passengers into the nearshore area nearest to Magnolia Court. Lombardo’s answer was simple and direct: “No.” Bailey then asked whether the Planning Board could impose a condition on the zero-riparian-setback variance to prevent such an occurrence. Lombardo replied, “The marina will not agree to something like that.”

Despite vocal opposition from residents and repeated questions about legal and procedural gaps, the board approved all but one of Rose Marina’s requests. That one item - open rack boat storage - was postponed due to a public notice error and will return to the board at a future meeting. Planning Board member Brad Henson was the main dissenting voice, consistently raising concerns about the overall plans of the business and the intended uses for the property. 

These approvals are not final. All proposals still require the backing of the Marco Island Civic Association (MICA) before moving to City Council for final approval. Other related projects, including planned road expansions, were noted but were not discussed. Resident concerns about incomplete information and the potential expansion of commercial activity, which could alter neighborhood character, increase congestion, and place additional strain on local infrastructure, remain unaddressed.