by SC Reporter Emilie Alfino
The Sanibel Planning Commission on Tuesday, March 24, considered a resolution recommending that the City Council allow an exception to building design and construction requirements for Below Market Rate Housing and remove an obsolete restriction on flat roofs.
This resolution passed unanimously 6-0, with Vice Chair Erika Steiner recused, as she is President of Community Housing & Resources’ Board.
Although the resolution addressed only a flat roof exception, some concerns were raised regarding CHR’s proposed Riverview II building on Periwinkle Way. The development would create 39 one-bedroom apartments at 570 square feet each, enough units to meet the state’s mandate that 3 percent of island housing be below-market-rate.
Riverview II would be two buildings connected by a walkway. There would be two driveways, one for entering and one for exiting, which would connect to CHR’s Harkey House development behind 7-Eleven on Periwinkle.
The precast building, set back about 140 feet from the road, would comply with the height regulation at 41 feet, compared to the 45 feet allowed. It would be three stories above the parking; only two stories are currently allowed under the Land Development Code.
“After careful deliberation and consideration, I will change the vote that I gave at the Land Development Code Subcommittee, and I will not support this,” Commissioner Larry Schopp said. He said he opposed the construction of a three-story building anywhere in the Commercial District.
“For purposes of protecting the small-town character of Sanibel, we should not give CHR the ability to build three-story residences. And there are several locations where that could happen.” Schopp named the Sanibel Bean site as a future possibility.
City Attorney John Agnew pointed out that any future three-story structure would still require a variance, but could still be built to 45 feet. “Also,” he said, “whatever examples are given, you still have density restrictions.”
Paula McMichael, Planning Director, said, “This is not just a free pass for BMRH to go to three stories.”
“I understand these are difficult decisions, but these are decisions that came about because of Hurricane Ian,” said CHR Executive Director Nicole Decker-McHale. “It’s changed our community and the way we build. We have to build up, we have to build resilient.”
“We have exhausted all land options since that time,” McHale said. “We didn’t just decide this out of the blue. We looked at all available property.”
“Do we want a two-story building that can house fewer people? Let’s house more people who are workers, working for nonprofits, forming their own nonprofits, working for the City. I just encourage you to do what’s right for the City,” McHale said.
Commissioner Ken Colter said, “We’re getting a lot of resident feedback that they’re against three stories. It should be a variance. It’s totally against the look of the island.”
“It seems to me that 45 feet is 45 feet,” said Commissioner Kate Sergeant, whether it’s a hotel or BMRH.
“I just don’t think discrimination against affordable housing is appropriate,” said Sergeant. “We still have the density issue. The most challenging thing on the island is staffing.”
“The Sanibel Plan talks about a diverse population. Due to Hurricane Ian, our character has to change. Allowing three living floors shouldn’t be objectionable on its face,” said Sergeant.
The Commission ultimately approved the exception for building design and construction for Below Market Rate Housing and removed an obsolete restriction relating to flat roofs, which was the only issue on the table.
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