by SC Reporter Emilie Alfino
The Land Development Code Review Subcommittee of the Planning Commission is where issues are first discussed and considered before they move on to the full Planning Commission or to city staff with instruction for further work.
At its April 22 meeting, the subcommittee considered (1) Solar Energy Systems and Electric Vehicle Charging Stations, (2) Temporary Flood Barriers, (3) the Sanibel Town Center, and (4) Alternative Shoreline Stabilization Projects.
Solar Energy Systems and EV Charging Stations
On the Solar Energy Systems and Electric Vehicle Charging Stations, city staff recommended that the item be moved to the full Planning Commission for consideration of a draft resolution.
At the last discussion on December 10, 2024, the Planning Commission declined to advance a recommendation to create a Sustainable Development Program. However, amendments pertaining to solar energy systems and electric vehicle charging stations were included among the 2025 Planning priority list for discussion at the next LDC Review Subcommittee.
Staff compiled input along with supplemental research. The intent is to establish clear, consistent standards for the installation and integration of solar panels and EV charging infrastructure within both new and existing developments. The provisions are designed to support the broader adoption of clean energy technologies while maintaining consistency with the Sanibel Land Development Code and Sanibel Plan. Staff recommendations are intended to achieve the following:
• Foster Sanibel’s receptiveness to new technologies that generate and conserve electricity while maintain community compatibility aesthetics.
• Continue researching best practices to support the Sanibel’s sustainability over the Sanibel Plan’s five- and 10-year planning horizons.
• Establish provisions for the installation of solar energy systems while accommodating the installation of solar panels on roofs notwithstanding maximum height limits.
• Establish provisions for the installation of EV charging stations.
Temporary Flood Barriers
Subsequent to a staff-initiated discussion, City Council recommended conducting additional research and drafting potential amendments to the Land Development Code – specifically those addressing temporary structures (e.g. temporary floodproofing methods).
Following hurricanes Ian, Helene, and Milton, members of the public reached out to city staff to learn of any permitting requirements or applicable regulations associated with the placement of temporary flood barriers. Staff initially proposed the discussion to City Council during the November 12, 2024, meeting. City Council was favorable towards researching and identifying reasonable resolutions to establish duration and placement limitations, as appropriate.
Staff has investigated a variety of floodproofing methods to better understand the spectrum of products that may be available to property owners.
Staff proposes to draft regulations that will:
1. Require a permit for temporary flood-barriers where:
a. There is a permanent alteration to the property, resulting in vegetation clearance, an increase of developed areas, or increase of impermeable coverage;
b. The temporary structure is proposed to be secured, attached, or installed upon a nonresidential or multifamily building; or
c. It would otherwise be required by other provisions of the Code or State regulations.
2. Limit the duration of installation for up to 30 days, and require removal within 72 hours of the passing of a storm or after the island is safe to access, whichever is later.
3. Prohibit their installation where they would interfere with or detrimentally impact:
a. Wetlands for feeding, foraging, resting, nesting or breeding by indigenous and migratory shorebirds and other wildlife.
b. Upland areas for feeding, foraging, and habitat (burrows) of Gopher Tortoise.
c. Gulf beach and Bay beach zones for feeding, foraging, resting, nesting and breeding by indigenous and migratory shorebirds and other wildlife.
Staff’s recommendation was for more discussion before providing direction to staff.
R2P2 Regulatory Recommendations for Sanibel Town Center
The Coastal Florida Recovery and Resiliency Partnership Project (R2P2) is a community-focused initiative funded by the U.S. Environmental Protection Agency (EPA) Disaster Recovery program. It provides technical assistance to support long-term resiliency through public engagement, conceptual design, and implementation strategies. The program’s overarching goal is to develop community-driven conceptual designs that reflect local visions for recovery and can help leverage federal, state, nonprofit, or private funding for implementation.
On January 14, 2025, Bill Spikowski, FAICP (Spikowski Planning Associates), presented the final report to City Council. Among the five focus areas studied was the Town Center Commercial District, located between Palm Ridge Road, Tarpon Bay Road, and the western end of Periwinkle Way. As described in the Sanibel Plan, this district is intended “to serve as a focal point for community activity, special events, and informal assembly.”
While much of the report emphasizes physical improvements to streetscapes and adjacent public spaces, it also addresses regulatory changes that align with the district’s goals. Two recommendations are offered to foster a more pedestrian-oriented environment and to promote storefront improvements and reinvestment in the Town Center:
1. Allow New Buildings Closer to the Street
• Modify front setback requirements.
2. Allow Porches Closer to the Street
• Permit porches to encroach into front setbacks, incentivizing their inclusion in new development or redevelopment.
In the wake of Hurricane Ian, and in anticipation of future redevelopment, City Council reduced front setback requirements in all commercial districts to 20 feet from the front property line. Of the two recommendations presented in the R2P2 report, staff focuses on Option #2—to create a special setback regulation for front porches to be more consistent with the goals of the Town Center and the broader policies of the Sanibel Plan, which prioritizes maintaining Sanibel’s rural character and small-town community aesthetic. Additionally, porches are a defining element of Sanibel’s “Island Style” architecture and its four subcategories— Old Florida, Island Eclectic, Island Contemporary, and Island Leisure.
Staff recommends the Land Development Code Review Subcommittee give consideration and support of a reduced setback standard for front porches in the TCG – Town Center General and TCL – Town Center Limited Commercial District, as a form-based incentive and best design practice for redevelopment and improvements within those districts. Staff is seeking comments from the committee as it relates to consistency with the Sanibel Plan and achievement of short-term and long-term recovery and resiliency goals for the community, as described in the R2P2 study; and to move this item for further consideration of a draft resolution at the next scheduled Planning Commission meeting.
Alternative Shoreline
On September 24, 2024, staff presented proposed amendments to the Sanibel Code to change Alternative Shoreline Stabilization Projects from a Conditional Use Permit (CUP) to an allowed use to be reviewed administratively. Staff presented proposed revisions including example designs to clarify the existing standards. LDC Subcommittee members had concerns with allowing shoreline stabilization projects on natural bodies of water without a public hearing. There were multiple questions which made it clear to staff that the section needed to be reorganized for additional clarity.
Staff will present a recommendation to change the section title to Living Shoreline Stabilization Projects to include project requirements that apply to all water bodies, specific requirements for human-made water bodies with examples, specific requirements for natural water bodies with examples, and a revised fee schedule.
The Planning Department recommends the LDC Subcommittee forward the proposed amendments to the Planning Commission for review.
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