Marco Island Council Approves Rose Marina Plan Amid Cruise Concerns

Marco Island City Council approved three requests allowing Rose Marina to proceed with a 200-seat waterfront restaurant, expanded parking and reconfigured docks after a Sept. 10 meeting ran until 12:55 a.m. the following day. The votes concluded a two-year review that included nine hours of Planning Board hearings and another seven and a half hours before the council.

The land-use applications did not seek separate approval for cruise ships, but passenger-vessel operations dominated the hearing. Residents raised concerns about traffic, environmental effects and the possibility that larger and more frequent calls could alter the Florida island’s character.

The landscaping and waste-disposal variance and the dock resolution each passed 4-2, with council members Stephen Gray and Tamara Goehler opposed. A conditional-use permit for open-rack boat storage passed 5-1, with Gray voting against it. The Planning Board had approved the site development plan 5-2 in July.

Rose Marina, a family-owned operation on Bald Eagle Drive dating to 1969, offers wet and dry storage, fuel, pump-out services, boat rentals and charter operations. The planned restaurant is permitted under the property’s C-5 zoning, but its development requires additional parking and changes elsewhere on the site.

Passenger vessels drive local opposition

Passenger-ship operations at the marina began in December 2023 without a separate city approval. Assistant City Attorney David Tolces told the council that Marco Island’s code has no distinct authorization process for cruise ships and that the city treats the calls as part of the marina use covered by a 2003 resolution.

Vice Chair Rene Champagne challenged that interpretation during the hearing. “Who approved cruise ships? When did they approve cruise ships? Show me a document approving cruise ships,” he said. Champagne ultimately supported the dock resolution after concluding that its rejection would not stop the calls and could restore an earlier site plan with fewer restrictions.

Chair Darrin Palumbo also supported the applications. “As of right now today, we have a city attorney saying they didn’t have to ask,” he said.

The marina has handled American Cruise Lines calls, including the 243-foot, approximately 3,000-gross-ton American Patriot, a 2025-built ship accommodating 125 guests. American Cruise Lines currently lists American Maverick, American Pioneer and American Ranger on future Tampa-to-Key West itineraries that include Marco Island; the vessels range from 243 to 248 feet and accommodate up to 130 passengers. American Patriot is not listed for those future departures.

Rose Marina also serves the Marco Island Princess, charter yachts and Key West Express ferries. Key West Express operates two high-speed catamarans measuring 155 and 170 feet, with the larger vessel certified for 507 passengers.

Dock, bus and overnight limits

Land-use attorney Zach Lombardo, representing Rose Marina, said larger passenger vessels were contemplated when the city approved a dock extension in 2003. He told the council that A Dock is no longer than 362 feet, limiting the size of any vessel that can berth there.

The new plan allows no more than three buses and 150 passengers at one time. Because the American Cruise Lines itineraries do not originate at Marco Island, their calls do not require parking for embarking passengers’ private vehicles; buses collect and return guests during the port visit.

Lombardo rejected suggestions that the marina could discharge 1,200 passengers simultaneously. “It’s not possible because of the parking, and even with buses it’s not possible,” he said.

A condition added by the Planning Board prohibits debarkation vessels from remaining overnight except during severe weather. The dock resolution did not include a condition proposed by council candidate Rick Woodworth stating that its approval would not constitute permanent authorization for cruise operations.

The Key West Express separately announced in August that it would suspend service to Rose Marina for the coming winter because of anticipated dock and parking work. The company expects to resume operations after the improvements, but its notice did not specify a return date.

Broader cruise review remains possible

Residents questioned potential effects on Factory Bay, including seagrass, manatees, turbidity, wastewater, diesel emissions and neighboring seawalls. James Holloway, an attorney representing the Marco Island Civic Association, also warned that nearby property owners could have standing to challenge the approvals over notice, deed restrictions, riparian rights or consistency with city plans.

Champagne said he intends to propose requiring City Council review of Planning Board approvals for projects determined to have “community-wide impact.”