Planning Commission Asks For Revisions To Sustainable Development Ordinance

by SC Reporter Emilie Alfino

Approximately one year ago, Director of Planning Paula McMichael provided a presentation to the Land Development Code Review Subcommittee of the Sanibel Planning Commission regarding green building standards and potential incentives for encouraging such design standards. The subcommittee supported the decision to implement these ideas into the Sanibel Code and directed City staff to return to the subcommittee with draft recommendations.

The subcommittee made several recommendations and requests for clarification, such as clarification on the definition of sustainable or green building practices, also on the definition of low-impact development, and other requests.

As a result, the section was revised to provide incentives for green building certifications and water and energy conservation elements which include solar panels, cisterns, graywater recycling systems, low-flow installations, smart metering, etc. This section was also revised to provide more clarification on what should be submitted with a development permit to show proof of green building certification and/or water and energy conservation system. Additionally, a specific maximum solar panel installation height allowance of an extra 8” was deleted. This is because there are different types of solar panel systems that will range in installation height due to roof type, roof material, building placement, and other factors. Restricting the height of solar panel installations may complicate efforts to streamline permitting for sustainable development practices that support climate initiatives and the City’s sustainability goals.

Possible incentives include reduction in development permit fees, a program of recognition, a refund of the actual cost of the green building certification, and fast-tracking of permit applications.

“It’s a great idea,” said Commissioner Ken Colter. “There are all kinds of concerns. Will they take priority over others? There should be a separate crew that just handles these. Builders are freaking out over this.”

Deputy Planning Director Craig Chandler answered, “We are a relatively small staff and don’t have the luxury of putting people into silos. Prioritizing – that’s the point. We’re looking at this as an opportunity for some benefits including fast-tracking review.”

Commissioner Eric Pfeifer said, “I wish we would take more time reviewing this and take it seriously. I don’t agree with fast-tracking because another has to be delayed. People should be doing this because it’s the right thing, not for incentives. Everybody should be fast-tracked.”

“I think the incentives are necessary and appropriate,” said Commissioner Kate Sergeant. “Anyone who takes the extra time and money to do these green practices should get incentives.”

Commissioner Erika Steiner thought the wording of the resolution was vague, using words like “shall,” “as much as possible,” and “may.” “Are the incentives enough? Is it enforceable in how it’s written?”

“I’m very supportive of this plan to encourage sustainable development on Sanibel,” said Commissioner Lyman Welch. “It incorporates some of the resiliency efforts that we have learned. We don’t have these in our code, and I think they should be there. Incentives are necessary.”

Welch continued, listing some items of concern, such as asking for more specifics so people know what’s covered and what isn’t. There’s some ambiguity in what’s covered, he said.

“It’s too soon,” said Colter. “The desire is there; this is just too Helter-Skelter. It has to have some parameters.”

Chandler summarized, “It sounds like there’s consensus on the merits of the program.”

“Foundationally, this is absolutely the right thing to do,” said Commission Chair Roger Grogman.

The motion that passed unanimously was to ask the Planning Department to revise ordinance language in light of comments from the Commissioners and bring it back to the Planning Commission.