Planning Commission Approves Permits For “A Bit of Bailey’s”

by SC Reporter Emilie Alfino

On August 13 – the 20th anniversary of Hurricane Charley – the Planning Commission approved permits for Richard Johnson to operate a grocery store at 975 Rabbit Road, to be called “A Bit of Bailey’s.” The application was made by Johnson as a tenant of the owner, Rosalita’s Cantina Rabbit Road. The resolution was approved by a 5-0 vote, with Commissioner Kate Sergeant recusing herself because of business interests she has in the center, and Commissioner Paul Nichols absent.

Due to the projected increase in traffic, 10 bicycle parking spots must be added, bringing the total to 30. That is one of just 14 conditions that go with the Planning Commission’s approval.

Commissioner Lyman Welch said he wanted a traffic study due to the increased use of the space. “I would want to see some additional evidence, some sort of narrative from the applicant, as in an engineering study,” Welch said.

Johnson said when considering the shared use path and bicycle and walking access, they also considered vehicle access. “There would be a minimum increase of use,” he stated. He indicated the square footage includes administrative offices so is not entirely devoted to retail space. “We fully recognize that most of our traffic will be coming from the western side of the island,” he continued. “We hope some people from the east side as well. We don’t anticipate any increase in traffic similar to our Captiva store, which is somewhat larger.”

Johnson went on to say he didn’t believe the change in traffic impact would be different from what was at the center before. “We will actually bring some life to Rabbit Road,” he concluded.

The peak traffic for Rosalita’s is toward the end of the day, while Bailey’s would expect to attract people in the morning and the middle of the day.

“I have been doing this for a long time,” Johnson said. “I can apply my knowledge. I don’t think we need to be concerned about traffic there.”

The subject property at 975 Rabbit Road is approximately 2.89-acres in size and located in the General Commercial District and Mid-Island Ridge ecological zone. The property is developed as the Rabbit Road Center, a commercial development constructed in 1979 which includes 16,582 square feet of commercial floor area. The Bailey’s store would occupy units three through five, formerly occupied by Sanibel Skin Spa.

Other businesses located at the Rabbit Road Center include a 210-seat restaurant, Rosalita’s, and a vehicle rental business, Sanibel Carts & On Island Jeeps.

The property is located at the intersection of Sanibel-Captiva Road and Rabbit Road. The shared use path abuts to the north and west of the center. Island Water Association facility is located to the west, a duplex is situated to the south, and to the east, across Rabbit Road, is St. Isabel’s Church and several single-family residences.

Two site alterations are proposed in association with the application. First, to add a new trash and recycling facility and second, to designate a loading zone with convenience to the back entrance of the center. The property owner, Rosalita’s Cantina Rabbit Road, will maintain the existing number of parking spaces and will restore the landscape buffers.

City staff found the proposed use will receive more than a nominal share of customers that will travel by bicycle or as a pedestrian, due to the proximity of the Rabbit Road Center to the shared use path and several large single-family neighborhoods (Lake Murex, Sea Oats, East Rocks, and West Rocks) followed by the west end of the Resort Housing District. Therefore, City staff recommended a required condition to establish an improved interconnectivity path from the southwest portion of the parking lot to the shared use path. Likewise, staff recommended bike parking facilities (i.e., bike racks) for no less than 30 bicycles distributed evenly at the Rabbit Road Center. This is a 10-space increase over existing conditions.

The parking situation breaks down like this: There are 183 off-street parking spaces at the Rabbit Road Center.
• A 210-seat restaurant with carryout food services requires a minimum of 84 spaces.
• The vehicle rental business requires 10 spaces for employees and vehicle inventory plus an additional eight spaces minimum for customer parking.
• A vacant unit, based on former service use, requires another 13 spaces.
• This leaves 68 spaces for “A Bit of Bailey’s,” which the applicant states will have no more than 10 employees on a shift, leaving 58 spaces for customers. Johnson estimates 32 spaces are needed for “A Bit of Bailey’s.”
• City staff also examined the calculation for required parking spaces for retail use and found a 5,700 square-foot space requires no less than 29 spaces.
• Delivery or pick-up services for groceries would reduce the parking demand and address the concern for parking overspill effects during peak hours.
Citizen Barbara Joy Cooley spoke in favor of Johnson’s application. She said she’s lived on the west end for 34 years and remembers a time when the Rosalita’s center was a much more thriving business center. “There was never a problem with intensity of use,” she said. “I just don’t see a problem there.”

Commissioner Ken Colter expressed concern. “I have a problem with a third grocery store,” he said. “The island’s not that big. And ‘temporary’ could become ‘permanent.’”
When asked if “A Bit of Bailey’s” could become permanent, Johnson deferred and basically said that was an unknown at this time.

Some other conditions of approval, in addition to the 10 additional bike spaces, are that vegetation and landscape buffers must be restored, unpermitted shell/stone be removed, as well as hurricane debris and other damaged structures in the back yard; and provide the improved interconnectivity path that provides access from units three through five of the Rabbit Road Center to the shared use path to accommodate bicyclists and pedestrians.