by SC Reporter Emilie Alfino
The Sanibel Planning Commission unanimously (with Commissioner Erika Steiner recused as she is on the Community Housing & Resources board and Commissioner Ken Colter absent) voted to recommend Sanibel City Council authorize a conditional use permit to increase density for the Riverview Apartments below-market-rate housing (BMRH) project.
CHR proposes a redevelopment of the Riverview Apartments located behind 7 Eleven on Periwinkle Way (although without roadway frontage) and increased density for BMRH for 15 units in a single multi-family structure, three stories over parking, and associated facilities including 20 off-street parking spaces, mailboxes, trash, and recycling.
The building design is consistent “Island-style” architecture, as required by the Land Development Code, exhibiting “Old Florida” design elements such as porches, balconies, and a pitched roof with overhangs
The lot is surrounded on three sides by commercial developments – 7 Eleven (north), Fish House (west), VCA Animal Hospital (east) – and to the south is the Sanibel River. The property consists of approx. 0.95 acre. Access to the property is provided via a 20-foot-wide easement through 7 Eleven to Periwinkle Way. The property was developed pre-city incorporation with 10 dwelling units (four efficiency and six one-bedroom apartments) in a single multi-family structure. The units were dedicated to the BMRH rental program starting in 1982. The property would be permitted up to three dwelling units based on the development intensity map of the Sanibel Plan. The Riverview Apartments were destroyed by Hurricane Ian, and, in 2023, the building was demolished with intent to redevelop new below-market-rate housing units.
The Sanibel Plan controls development intensity and associated population growth. The plan for residential development intensity adopted in 1976 established a carrying capacity of Sanibel at approximately 7,800 dwelling units at build out. Increases of residential development intensity were granted between 1976 and 1988 which increased projected build out to approximately 9,000 dwelling units. In the city’s plan in 1975, there was a goal of 3 percent of all residential properties to be BMRH.
The Sanibel Plan, Plan for Development Intensity, describes circumstances under which residential density could be increased for a specific site if mitigating considerations are found to exist that would outweigh potential drawbacks and work toward achieving other objectives of the Sanibel Plan, including where opportunities are provided for BMRH. There have been 10 ordinances approved to authorize a conditional use permit for increased density BMRH. Seven were implemented, the last in 2009 for 14 units at Centre Place.
CHR coordinated with the Sanibel Fire District to ensure adequate emergency vehicle access. City staff found the proposed variance to ingress-egress driveway width is reasonably necessary due to a limited 20-foot-wide access easement to the north and an existing commercial structure, 7 Eleven. The applicant proposes to maintain access via the 20-foot driveway next to 7 Eleven in the same manner as has served this development for 40+ years.
Staff further found the proposed development – its design and its intensity – is compatible with surrounding commercial land uses and compatible with the character of the community. All units will be required to remain in the BMRH rental program in perpetuity.
Two variance questions remain regarding the location and size of required vegetation buffers. CHR is preparing narrative responses, and a public hearing has been legally advertised for the April 22, 2025, Planning Commission meeting.
The Planning Commission unanimously (with Commissioner Erika Steiner recused as she is on the CHR board and Commissioner Ken Colter absent) voted to recommend City Council authorize a conditional use permit to increase density for this BMRH project.
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