by SC Reporter Emilie Alfino
The Planning Commission passed a resolution at its May 14 meeting stating the proposed Master Plan Development for the Bailey’s Shopping Center property is consistent with the Sanibel Plan and recommended the City Council adopt the necessary amendments to the Land Development Code in the form of an ordinance. The vote was unanimous, with Commissioner Paul Nichols absent.
Bailey’s Shopping Center Property includes 2477 Periwinkle Way and 2431 Periwinkle Way.
The changes to the Land Development Code include deletion of the section Master Vegetation Plan in the context of redevelopment, as it is now obsolete, and allowing 60,000 square feet of commercial floor area and allowing for increased-density below-market-rate housing, a conditional use.
Dan Delisi, the land use planner for the project, said the site has been significantly redesigned. “We needed to re-re-develop after Ian destroyed the property,” Delisi said. “The buildings have been broken up. It’s a big upgrade to the site and brings it in conformance with Sanibel codes.”
The business has been in continuance operation since 1965 on this property.
The Bailey’s Shopping Center, previously known as the Island Shopping Center, was originally developed in the 1960s. In 1979, the city approved an expansion of the shopping center to 70,000 square feet with a parking requirement of 385 spaces. The application included the parcel now developed as Doc Ford’s restaurant (the “west parcel,” on the west side of Tarpon Bay Road). However, in 1981, the owners decided not to expand the shopping center, instead revising their application to expand to 54,000 square feet and a minimum 321 parking spaces. At the time, land uses within the commercial center on the east parcel included restaurant, retail, service, office, grocery, hardware, movie theater, gas station, a 13-room boarding house for employees, and a single-family cottage. The east parcel is partially located within the Town Center General Commercial District. The commercially zoned portion of the east parcel is currently 83 percent developed and 83 percent covered with impermeable surfaces, resulting from the large asphalt surface parking lot.
An additional 91 square feet of floor area was allowed resulting from the conversion of a walkway corridor into enclosed building space. In 1993, resulting from an out-of-court settlement agreement, Bailey’s Shopping Center Property Planned Unit Development was established with development conditions and a Master Development Plan adopted in the Land Development Code.
In conjunction with a Conditional Use Permit for a coffee bar at Bailey’s General Store, which required at least 200 feet between an access driveway and the intersection of Periwinkle Way and Tarpon Bay Road, an amended Master Development Plan was approved in 2011. The most notable change related to the placement of parking and a driveway at the porte-cochere of the corner restaurant with shell walkways and bonus outdoor dining. Doc Fords Restaurant was approved for construction on the west parcel in 2015.
In 2021, the Planned Unit Development Master Plan and Land Development Code standards were amended. The amendment was made in the context of a planned renovation of the shopping center. Allowable commercial floor area was expanded to 60,000 square feet with 3,000 square feet dedicated to warehouse storage on the second floor. The amendment also expanded the PUD to include 2431 Periwinkle Way, a commonly owned former mixed-use development – most recently used as a consignment shop with two dwelling units in two structures. A parking demand study, completed by a traffic engineer, concluded that the intensity of intended uses required a minimum of 249 parking spaces. Lastly, the amended Master Development Plan included parcel descriptions that anticipated a minor subdivision and use of residentially zoned areas of the PUD for Below Market Rate Housing.
“This is a really important development for the Sanibel Community,” said Commissioner Lyman Welch. “I’m excited to see it moving forward.” Welch asked about the possibility of permeable surfaces in the parking areas.
“The concern is that in high traffic areas, permeable surfaces don’t hold up as well,” Delisi answered. “We will definitely consider it but have not yet gotten into the final design for the parking areas and driveways.”
City staff is “encouraging” the use of permeable surfaces but not “requiring” it.
New Commissioner Kate Sergeant said, “I’m grateful that you all are building. I have no doubt it’s going to be a beautiful structure. Landscaping will be very important.”
Planning Department staff made the following recommendations to the proposed plan:
1. A landscape plan is required in compliance with landscape buffer, vegetation screening, parking islands, and environmental performance standards. Revise the vegetation buffer area at the southeast corner of the landscape buffer area so as not to overlap the 15-foot-wide buffer with an open body of water.
2. Approve four points of ingress-egress for efficient traffic circulation as it relates to maintaining 200 feet from driveway location to the Periwinkle Way/Tarpon Bay Road intersection.
3. Consistent with the Plan for Scenic Preservation, which states concrete and asphalt paving of parking areas should be minimized, encourage the use of suitable pervious surfacing for parking areas to lessen lawful noncompliance to coverage standards (82 percent) of the Town Center General Commercial District.
“I’m good with this and will recommend sending it to City Council,” said Commissioner Eric Pfeifer. “Please consider not requiring a Conditional Use Permit.”
Commission Chair Roger Grogman said, “This is a facility that has been systemic to Sanibel for a long time. The outcome on this will be better for Sanibel.”
Bailie Johnson said Bailey’s is celebrating 125 years in business, alongside the City’s 50th anniversary. “We’re a big part of Sanibel returning to normalcy. We’re not asking for any exemptions. We look forward to serving this community for the next 125 years,” she said.
Dane Johnson thanked the Planning Department for the enormous amount of time spent on this project. “This is the culmination of two years of meetings every other week,” Dane Johnson said. “After Irma we had our doors open the next day, and we love to take care of everybody. With Ian we were not able to do that, and that caused us great pain. Our focus is on resiliency and better serving the community.”
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