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CITY OF SANIBEL
Community Housing & Resources provided renderings of its Harkey House at Riverview, top, compared to its proposed Riverview II, bottom, which would be located at the former Fish House.
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CITY OF SANIBEL
Materials provided by Community Housing & Resources on its proposed Riverview II.
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CITY OF SANIBEL
Materials provided by Community Housing & Resources on its proposed Riverview II.
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CITY OF SANIBEL
Materials provided by Community Housing & Resources on its proposed Riverview II.
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CITY OF SANIBEL
Materials provided by Community Housing & Resources on its proposed Riverview II.
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The Sanibel City Council moved forward to second readings two ordinances for a Below Market Rate Housing development proposed by Community Housing & Resources (CHR) at a special meeting.
On March 17, city staff presented the council with the draft ordinances for consideration.
The first entailed a conditional use permit to approve an increase in residential development density, as approved by the Sanibel Planning Commission, to allow for increased-density Below Market Rate Housing for the construction of a 39-unit multi-family development at 1523 Periwinkle Way — the site of the former Fish House — property owned by the Coast Islands Community Land Trust.
The second entailed variances to allow for the construction of the development — Riverview II.
According to staff documents, CHR contractor Rachel Bielert applied for the permit to increase the density from up to nine units to 39 to develop the residential building, along with seven variances for:
– Maximum number of dwelling units: To allow 39 units in one building instead of 12 units in one building.
– Limitations on principal buildings: To allow a building designed and constructed with three units vertically.
– Location and size of required vegetation buffers; types, varieties and number of plants required; and required conditions: To allow development to encroach within the minimum required setback of 15 feet from the east property line adjacent to 1517 Periwinkle Way — CHR’s Harkey House at Riverview. The proposed side setback and reduced vegetation buffer is 6.5 feet.
– Site planning; and driveways and service aisles: To permit more than one ingress-egress driveway for the purpose of emergency vehicle access.
Staff reported that the applicant included a “future 2,447 square-foot commercial building” on the site plan. While that building is not currently under review, it appears to comply with the standards as proposed. A future commercial building will not require a conditional use permit, but it will require a change of use development permit.
It noted that CHR may receive $9.75 million from the U.S. Housing and Urban Development’s (HUD) Community Development Block Grant — Disaster Recovery (CDBG-DR) program for the project.
Staff added that the increase of density for Below Market Rate Housing use achieves the housing goals in the Sanibel Plan to increase housing for very low-, low- and moderate-income households and essential services workforce housing. Also, the variances are necessary accommodate the development.
When the conditional use permit went before the planning commission, staff recommended approval of the application subject to three conditions, including that all dwelling units shall be dedicated to the Below Market Rate Housing rental program indefinitely.
On the variances, staff recommended approval of the application subject to 10 conditions, including contingent upon approval of conditional use permit for increased density Below Market Rate Housing; dedication of lands/easements to the city or nonprofit for conservation of lands within 200 feet of the Sanibel River (Interior Wetlands Conservation District); revised agreement for shared trash and recycling facilities; bike parking; inter- and intra-connectivity; signage; landscape buffers; and future permitting of commercial development.
The planning commission voted 6-1 to recommend approval of both by the council.
Planning Director Paula McMichael gave a presentation to the council on the project and related conditional use permit and variances. Bielert also presented before the council on behalf of CHR. Both answered questions from the dais — along with CHR Executive Director Nicole Decker-McHale.
Staff again recommended approval of both subject to the same conditions.
During discussion, Councilmember John Henshaw raised concerns about the size of the proposed development for the location and district, as well as available parking for the future commercial site.
Councilmember Laura DeBruce echoed his concerns, pointing to the height and appearance of the residential building. She noted that the one-bedroom units would all be for singles, not families.
The council discussed adding additional landscape or vegetation buffer requirements.
City Attorney John Agnew suggested amending the condition on the landscape plan to include that the large trees in the front buffer be a minimum of 15 feet tall at the time of installation. Additionally, he suggested adding two conditions: that the proposed commercial area be planted and maintained to the buffer standards until it is developed, and that any proposed minor or major subdivision of the subject property is required to come before council for final approval.
A motion to move the draft ordinance on the conditional use permit forward to a first reading was approved unanimously 4-0. Vice Mayor Holly Smith had an excused absence from the meeting.
A separate motion to move the draft ordinance on the variances, with the one amendment and additional two conditions suggested by staff, forward to a first reading was approved 4-0.
The first reading for both followed, with the second readings and public hearings set for March 31.
Also at the meeting, the council voted 4-0 on an ordinance to amend the Sanibel Code regarding the mandatory inspection of aging condominium and cooperative buildings — milestone inspections — to conform with changes made by the state.