by SC Reporter Emilie Alfino
The Planning Commission at its July 9 meeting voted 5-1 (with Commissioner Lyman Welch absent) to increase building height for redevelopment in the Resort Housing District to 37 feet from 33 feet above base flood elevation. City staff had recommended 35 feet. The change to 37 feet was made in large part to accommodate nine-foot ceilings in the redeveloped condominiums. This applies to three story structures above parking which at this time is just one condominium building.
Architect Joyce Owens spoke during public comment. “There needs to be some resiliency in the number you choose,” she said. “There are so many variables to consider.”
The height of the building is measured to the top of the structure and that includes any air conditioning units, which usually measure five feet tall. Exceptions to that are very limited, said Planning Director Paula McMichael, such as lightning protection devices, elevator enclosures pursuant to ADA requirements, and wildlife protection considerations.
“There are so many solutions to be thought about,” Owens continued, “forcing people to think more cleverly about where to put those A/C units. Thirty-seven feet allows for options. A/C could be put on the side or even inside the house.” That can lead to a problem with setbacks on the side, but Owens said there are always ways around that.
“You will always see five-foot HVAC units from the road, regarding aesthetics,” Owens continued. “Think about volume – on the roof allows you to push all the way to your setbacks, allows you to go bigger and taller at the same time. Thirty-seven feet gives you a little bit of tolerance that you need.”
Commissioner Kate Sergeant said it’s a matter of finding a balance between rebuilding and maintaining the look of Sanibel.
Commissioner Ken Colter argued in favor of 37 feet with an additional five feet allowed for A/C units on the roof, and he voted against the resolution, which will now go on to City Council.
“This will not apply to that many buildings,” said Commissioner Eric Pfeifer. “We can address it in the future if necessary.”
In other Planning Commission news, an application for variances by property owners Robert E. and Paula L. Hult at 690 Birdie View Point was postponed until the Commission’s July 23 meeting. They are seeking to allow an 84.5-square-foot increase in maximum allowed impermeable coverage, and a 27-square-foot increase in the maximum allowed vegetation removal and developed area.
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