Sanibel Fire District Application Approved

The Sanibel Fire and Rescue District Station 171, located at 2351 Palm Ridge Road, submitted an application to increase the floor area beyond that permitted by the Land Development Code.

The subject property is largely located within the Town Center Limited Commercial zoning district. The fire station is a public facility use, which is permitted.
Due to building damage sustained during Hurricane Ian, the Sanibel Fire and Rescue District proposes demolishing the existing fire station, retaining the one-story apparatus bay, and reconstructing the station within a footprint similar to the existing building, with comparable driveway and parking configurations.

The Land Development Code establishes the variance process, which is generally applicable to private development and requires a showing of undue hardship based on unique property conditions.

In contrast, a section entitled “Public Facilities” authorizes the Planning Commission to grant deviations from applicable Code requirements for public facilities, provided the development is not inconsistent with the intent and purpose of the Sanibel Plan.

Because the fire station is classified as a public facility, the requested relief is processed as a deviation rather than as a variance. The proposed fire station will comply with the conditions of previously approved deviations related to side setbacks, maximum impervious surface coverage, and maximum developed area.

However, an additional deviation from the maximum floor area ratio (FAR) is required to approve the proposed plans. The maximum FAR permitted within the Town Center Limited Commercial zoning district is 12 percent.

The existing development has an FAR of 24.6 percent, and the proposed project will increase the FAR to approximately 29 percent. The proposed increase in total floor area necessitates a deviation from the current FAR standard. Gross floor area includes the cumulative area of all enclosed stories, measured from the exterior walls.

Floor area ratio regulates development intensity by controlling the total building mass relative to the property’s size. While a building footprint contributes to impervious coverage, FAR measures total enclosed floor area, including upper stories, rather than ground-level surface coverage.

The proposed fire station will include ground-level parking and storage; the first elevated floor will consist of bunk rooms, offices, a kitchen, and other necessary emergency service facilities; and the second elevated floor will include emergency operations space, offices, and other required amenities.

The Fire District proposes a total of 57.9 percent impervious coverage (41,382 square feet) and 65.2 percent developed area (46,609 square feet), both of which are lower than the amounts previously approved by the Planning Commission.

The existing parking area will remain unchanged; however, the building’s elevation allows for parking beneath the proposed structure. The proposed development complies with all other applicable conditions and limitations of the Land Development Code, including those related to building height.

Staff has made the following findings in support of its recommendations:
The proposed public facility and associated improvements are not inconsistent with the intent and purpose of the Sanibel Plan. Staff, therefore, recommends approval of the application, subject to the following conditions, including : A maximum FAR of 29 percent; development generally consistent with the building and site layout indicated in the architectural plans and civil plans; and an as-built survey is required to verify compliance prior to issuance of a completion certificate.

Fire Chief Kevin Barbot said the building can withstand winds at 190 miles per hour, has floodproofing, and that the first floor is six feet above ground. He added that single-level structures cannot exist on Sanibel anymore.

Barbot said 85 percent of the funding for the new station is through a federal grant. He said they are delaying the project somewhat in an attempt to secure more funding from the Department of Housing and Urban Development, “to make sure we’re not burdening the community.”

The new station is expected to be finished about 15 months from now and is now ready to start demolition and groundbreaking, except for the funding-related pause. The new station will comply with height and dark skies regulations.

Commissioner Larry Schopp commented, “It looks like this is a clear-cut, simple case.”

The application was unanimously approved by the Planning Commission.