Jaycee Park renovation approved
The city of Cape Coral will enter into a public-private partnership and proceed with a $16-$18 million renovation of Jaycee Park.
Cape Coral City Council approved the Comprehensive Agreement between the city and Fortress Secured, LLC, as well as the Concessionaire’s Agreement between the city and The Reef during a contentious meeting Wednesday night.
The key points of the P3 proposal are a target for substantial completion within 15 months, a not-to-exceed price with the city and Fortress Secured to share in any cost savings. In addition, there is a private investment component with Black Diamond Real Estate Group for $1,370,488 with a separate concessionaire agreement to manage and operate the food truck and The Reef.
Council members Jessica Cosden and Richard Carr voted against the motion.
Carr said he has changed his mind many times regarding the Jaycee Park project alone, as he has assessed it from every angle. He said there is passion on both sides, some more than others — some unfortunate and some that go too far, but he was not there to judge that.
The struggle for him concerned parking as there has not been an answer adequate for him, at least to satisfy the needs of a successful park.
Although parks are not there to generate funds, he also said the projected revenue is significantly less than the burden of the carrying cost of the loan needed to make the project happen.
The remaining council members were in favor of the project.
Mayor John Gunter, in past meetings, said the only way he could support moving forward with the Jaycee Park plan, was when he knew where they stood with the $60 million Parks Go Bond. He said the city has well exceeded that voter-approved funding source and that the city is now $28.5 million over budget.
“We have taken out the Yacht Club and we are still $28 million that we are over,” he said, adding that the money came from multiple sources, such as FEMA and COVID reimbursement and disaster relief. “The $60 million is gone today, spent or incumbered.”
Gunter said until two weeks ago he was going to vote no.
“I wanted to make sure we are going to fulfill our commitment for the $60 million. I am pleased to tell you — we either have, or are going to do that,” he said.
Gunter said he thinks the benefits of the project outweigh some of the concerns residents have expressed. As the project moves forward, the city has to protect residents and make sure any problems that arise are addressed diligently.
“I want to make sure your quality of life isn’t impacted too negatively, or any amount of negativity from this project,” he said.
The public came out in droves to speak during the final public hearing to share their thoughts on both sides — leaving the Australian pine trees alone with small enhancements or giving a nod of approval to move forward with the city-proffered plan, as Jaycee Park is outdated.
Speakers ranged in age from young parents with their children in attendance that welcomed the change to retirees who live close to Jaycee Park and want their park left alone, so it maintains its tranquility and gathering place for the older generation.
The chambers became split to those in favor to those against — both passionate about their reasons — both sides wanting their voice to be heard as the discussions became more heated, with some personal attacks on those that spoke before them.
A few applauded Council and staff for the plan’s many ADA features, which would make Jaycee Park the largest between Tampa and Miami to be ADA compliant.
“I was elected to represent all citizens of Cape Coral and that includes the children and the people that live in the most northern part of the city, southern part of the city,” Councilmember Dan Sheppard said. “I understand a lot of you are passionate about the park. I get it. I watched things change in the city, but using hate as an influencing tool — it is not good for our community, and it only produces more hate. We all have to learn to share, we really do.”
Many against the changes asked the council to postpone a decision until the new council is seated in November.
Five of the elected board’s eight seats will be on the ballot.
“It is okay to change your mind,” said Charlie Pease, a candidate in District 5. “Do you want your legacy to be construction fences in October and rip out Australian pines? It won’t look good for Council and staff.”
He said they have 175 acres ready to go that can be the central park — the old golf course acreage the city has agreed to buy.
Those in favor of the changes, thanked the Council for creating a space where they could take their families — mingle with other mothers while enjoying refreshments, somewhere in Cape Coral, rather than driving over the bridge and beyond.
Assistant City Manager Connie Barron brought Council members through a presentation that highlighted the public private partnership with Fortress Secured, which approached the city with an unsolicited P3 proposal in November.
She said no competing proposals were received.
“This was not a complicated project. We did not think it was necessary to extend it for a long period of time because there was not that many complications with it,” she said.
Due to provisions that went into effect July 1, the Wednesday meeting was to hold a second public hearing.
Some of the benefits of a P3 is having a project on time and on budget, she said, also citing the not-to-exceed cost cap, as well as accountability.
“You have one team you work with throughout the project,” she said of a quality project because there is a team working together. “You always maintain control over the process and project.”
The Jaycee Park improvements address several deficiencies — replanting native trees, active facilities, as well as upgrading existing playgrounds and bathrooms, in addition to adding a youth want — open mic night and cafe.
The proposed enhancements reflect recommendations in the parks master plan and the ULI report — a bandshell, food truck court, inclusive playground and splash pad, covered pavilions and boardwalk, cafe, and the removal of the pines, which are a designated invasive species.
Barron said the original concept was $12 million and the final concept is anywhere from $16 to $18 million.
The actual project construction is $13.7 million; insurance, bonds, permitting, mobilization and scheduling at $1.9 million and construction management, contingency and administration fees is $2.4 million.
Barron said the cost break down — all those big numbers — is because they did not go cheap on anything when it came to Jaycee Park.
The pavilions are $434,000; large restroom in the center $650,000; bandshell $639,000; The Reef $900,000; playgrounds $606,000 and the splash pad $734,000.
She also addressed the financing which has estimated debt funding of $15.7 million, which is currently in the FY25 budget with annual payments to begin in FY26. Barron said that is about $1.2 million annually.
She said at $1.2 million a year, that breaks down to $14.50 a year, $1.20 a month per property.
As per the agreement the concessionaire will own and operate four of the food trucks with the other two remaining sites being used for special events.
“The goal is to offer an affordable destination for Cape Coral families, and also want to give back to the community. Them owning and operating the food trucks can control cost of operations and lower the cost to the consumer when they sell the food to them,” Barron said.
Black Diamond Real Estate Group will donate 2% of net profits to Guardian Angels for Special Populations.
The Reef will sell alcohol. There will be an established “wet zone” around the perimeter of the concession stand.
The remainder of the park is an alcohol-free dry zone, which could change during special events with the city manager’s approval.
There were also revenue sharing opportunities from gross receipts up to $500,000 in sales, 4% and over $500,000 at 2.5%.
“We don’t know how well they are going to do,” Barron said. “We set it up after two years of experience to revisit the agreement and look at revenue and adjust that number up.”
Other revenue-sharing opportunities are from pavilion rentals, band shell rentals, and kiosk rentals for volleyballs, cornhole bags and ping pong paddles/balls.
To reach MEGHAN BRADBURY, please email news@breezenewspapers.com