by SC Reporter Emilie Alfino
The Planning Commission approved the Waterside Inn’s proposed plans to replace what Hurricane Ian destroyed in a unanimous 6-0 vote (Chair Paul Nichols was excused). Benchmark General Contractors filed the application on behalf of Waterside Inn Holdings LLC.
The Waterside Inn property is located at 3033 West Gulf Drive within the Resort Housing District. The subject parcel is approximately 2.57 acres with a six-foot-wide electrical utility easement along the east property boundary and a five-foot-wide non-exclusive walkway easement along the west property line.
The Waterside Inn was originally known as the Snook Motel when it was established in the 1930s. This resort consisted of one-story cottages and a two-story motel. Three of the buildings extended into the Gulf Beach Zone (i.e., seaward of the 1974 Coastal Construction Control Line). There was also recreational use within the Gulf Beach Zone. The proposed site plan retains the resort units, with redevelopment located landward of the Gulf Beach Zone.
The proposed new building is three stories above flood elevation and allows for 1.25 parking spaces per unit. It will include a pickleball court, which neighbors objected to at the Planning Commission meeting because of noise and activity.
The City determined the proposed development is consistent with the Sanibel Plan and the Sanibel Code. The City imposed conditions of approval to ensure consistency with Sanibel development standards. In total, 34 conditions were imposed, with a 35th added during the Planning Commission meeting.
The Planning Commission received public comments from 10 residents and one attorney. Some of the resident comments were signed by Tantara HOA (3049 West Gulf Drive) and Breakers West HOA (3041 West Gulf Drive). Concerns raised by the public include:
• The redevelopment plans do not resemble what previously existed.
• Visual obstruction along the Gulf view for Breakers West and homes across West Gulf Drive.
• Potential noise/nuisance-producing pickleball court.
• Maintaining private beach access easement for Breakers West and expanding to allow deeded beach access for neighbors across West Gulf Drive within 300 feet of the property. Including access during construction.
• Stormwater management and finished grade elevations.
• Reduced “green area” landward of the 1974 CCCL.
• Protection of gopher tortoises.
• Sewer, utility, and shared infrastructure issues.
• Objections to building height, massing, density, overbuilding, loss of green area, neighborhood compatibility, and impacts to privacy, light, air, and adjoining residential use.
• Parking not adequate for expanded number of bedrooms.
Said one comment, “[Waterside Inn’s] proposed plans contain a long list of serious issues that will negatively affect our property. I am told that the property owners to either side of WSI share our concerns and are preparing to object, as well. What is proposed bears no resemblance whatsoever, physically or footprint-wise, to what existed prior to Hurricane Ian. Among other problems, it lacks sufficient buffers, forms a towering visual obstruction along the Gulfward perimeter of Breakers West property, and places a potentially noise/nuisance-producing pickleball court alongside our parking lot and yard. It also encroaches on our beach-access easement. Moreover, the three beach-parallel stories of nightly hotel guestroom lights will pose a hazard to beach wildlife.” – Susan Markowitz.
As for some of the negative reviews from neighbors, Vice Chair Erika Steiner said, “Anybody across from commercial development should know there will be commercial development.”
Comment here