by SC Publisher Shannen Hayes
Sanibel City Council on Monday, Nov. 20 unanimously approved an ordinance which adjusts the maximum building heights within ecological zones. It gives homeowners a modest increase in height and corresponding relief for measuring angle of light as they build back from Hurricane Ian.
Under the amendment, the height limitation of 35 feet above predevelopment grade (PDG) has been removed, and the maximum height is established at 45 feet NAVD, a standardized measurement above mean sea level. This gives residents, on average, a modest increase of five feet in building height.
But the required base flood elevations range from 7 feet to 18 feet, so actual building heights will differ. For example, the maximum height of 45 feet NAVD minus the required base flood elevation equals actual building height.
This ordinance also changes the primary and secondary angle of light measurements. Primary AOL will increase to 30 feet NAVD from 20 feet above PDG, which allows for the measurements to have the same point of reference and the 15-feet difference between maximum overall height and maximum height at setbacks is maintained. The secondary AOL increases to 35 feet NAVD, from 25 feet above PDG, as well.
City staff said in their report these adjustments, while helping residents build back to code, do not require an amendment to the Sanibel Plan and do not change the limitation of three stories above flood elevation.
Councilman Mike Miller said he totally supported this change, as did his fellow council members. “It maintains the overall maximum building height across all ecological zones at 45 feet NAVD. It does ameliorate some of the issues associated with angle of light, both primary and secondary. And the language is crafted so as not to have problems with Senate Bill 250; it’s not more restrictive,” he said.
Mayor Richard Johnson complimented city staff for their hard work and diligence to make these adaptations, so we can build back a more resilient community.
“I think it’s very important we do this,” Johnson said. “But I think the most important thing is we were able to stay within the Sanibel Plan, and not dramatically alter what we are here, who we are, and what we stand for.”
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