by SC Reporter Emilie Alfino
City staff have been working on numerous vegetation buffer projects for commercial/institutional properties post-hurricane and surge events. Several challenges have been identified when trying to achieve buffer compliance:
1. Lawfully existing non-conforming properties
2. Buffers with existing mature trees
3. Overhead powerlines, public utility easements, and stormwater within buffer areas
4. The cost of plants has increased significantly since Hurricane Ian
These topics were up for discussion at Council’s April 21 meeting, after which the matter will proceed to “first reading” (that takes place later in the same meeting), and then on to “second reading and public hearing” at the next Council meeting, when an ordinance will be decided upon.
Recommended revisions to the current vegetation buffer standards for commercial and institutional uses include reductions in tree quantities and changes to plant types/quantities based on the adjacent use, as well as the addition of language to address existing mature trees within buffer areas. Compliance following a natural disaster, phased installation of required buffers, and the presence of powerlines, public utility easements, and stormwater areas that fall within required buffer areas are under consideration.
The City Staff report states that installing vegetation buffers can be costly, especially for new development or lawfully existing non-conforming properties with little to no plants within required buffer areas.
Currently, the Code does not include any language regarding phased buffer installation, but this is often requested by property owners/applicants. Staff recommended that a property owner submit a written request for the phased installation of required vegetation buffers. The property owner must sign a Stipulation of Phased Vegetation Buffer Installation Agreement and incorporate an approved vegetation buffer plan to ensure compliance with the requirements of this division.
Under phased installation, front buffers shall be installed first and must be completed within 12 months of permit approval. Twelve months shall be provided for each additional buffer (i.e., side and rear buffers), up to 48 months for vegetation buffer compliance along all property lines. This will provide property owners a longer timeline for compliance and allows the cost of buffer installation to be spread over multiple years.
This matter is scheduled for a public hearing at the May 5, 2026, City Council Meeting, 800 Dunlop Road, Sanibel.
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