After a lengthy discussion, the Sanibel Planning Commission approved a variance application and conditional use permit for FISH of SanCap\u2019s Resiliency Hub, which allows the organization to expand its floor area ratio by more than 3,400 square feet. <\/p>\n
\u201cThis was an important step for FISH and for a project that has required a tremendous amount of planning, coordination and collaboration,\u201d FISH Executive Director Maria Espinoza said. \u201cWe appreciate the Planning Commission, city staff and everyone who took the time to learn more about the project, ask questions and participate in the process. We know there are different perspectives in our community, and we respect the public process that allows those perspectives to be heard.\u201d<\/p>\n
The approval was not unanimous. Commissioners Kate Sergeant and Ken Colter voted against the motion. <\/p>\n
Commissioner Larry Schopp made the motion to allow a 16.7% floor area ratio where the limit is 12% for an institutional use located within the Town Center limited commercial district. The motion also included FISH relinquishing the rental space on Palm Ridge Road within 12 months after the certificate of occupancy for the new building is received.<\/p>\n
\u201cThis is a hard decision, but I have found number one, seven, and six of those conditions have not been met. One \u2014 did not buy a big enough lot. Number six \u2014 inconsistent with neighborhood based on size. Seven \u2014 3,700 above what they allowed to have \u2014 that is an enormous amount. On a regular day-to-day basis, their services are actually not unique \u2014 it\u2019s given by other organizations that certainly don\u2019t need something this large for day in and day out,\u201d Sergeant said. <\/p>\n
Colter said the building should have been made smaller, as the same arguments of more space will be made by everyone else. <\/p>\n
The other commissioners shared why the resolution earned their approval. <\/p>\n
Commissioner Lyman Welch said FISH has been supporting the community for the last 40 years and really stepped up after Hurricane Ian hit the island by providing cleaning supplies and food for people recovering from the storm. <\/p>\n
\u201cIt\u2019s appropriate to support a service in our Town Center that supports the community. To be resilient, the building needs to be raised up, include elevators and stairways that take up some of the additional space. I think I would support the staff\u2019s finding and move to grant the variance,\u201d he said. <\/p>\n
Principal Planner Kim Ruiz took the commissioners through a presentation regarding the variance \u2014 allowing the floor area to increase from 12%, 8,834 square feet to 16.7%, 12,309 square feet, at 2422 Periwinkle Way and 2430 Periwinkle Way. <\/p>\n
\u201cThe left hand side of the property is the current location where FISH was operating before Hurricane Ian \u2014 it had both FISH and a restaurant,\u201d she said. \u201cPost Hurricane Ian, FISH has ownership of the whole building and had the opportunity to acquire the Gene\u2019s Bookstore on the east side.\u201d <\/p>\n
Ruiz said through the Lee County Property Appraiser the two lots were combined for one strap number, increasing from one acre to a 1.69 acre property. <\/p>\n
This location is part of the Town Center, which is dedicated as the hub of the community offering a mix of uses. <\/p>\n
Sergeant said her concern was that the proposed building does not fit in with the Town Center feel. <\/p>\n
Ruiz said the center is not just strictly commercial use \u2014 as there is already a city facility and fire station located within the area. <\/p>\n
\u201cFrom a planning point of view, it\u2019s the perfect place to have institutional use to serve multiple ways,\u201d Ruiz said. \u201cFISH has been in the Town Center since 2014.\u201d <\/p>\n
Sergeant said FISH is now taking up two lots with a much larger building that will not generate any tax revenue. She shared concern about the variance, allowing the floor area to increase by 4.7%, or 3,745 square feet, over what could be permitted.<\/p>\n
\u201cIs that really the minimum necessary,\u201d she said, as others who are building a home or some other commercial building do it within regulation and not a request for a variance. \u201cThere is a lot of flex space and it doesn\u2019t seem to me that they need extra space, especially in the Town Center. Why can\u2019t they shrink it, so it doesn\u2019t need that variance?\u201d <\/p>\n
Colter also had a problem with the size of the building, and the concern of loosing more tax benefit.<\/p>\n
\u201cAll residents have to comply with the development code, commercial has to comply with the land development code. I totally can\u2019t support the increase in size,\u201d he said<\/p>\n
Ruiz said over the course of three and a half years, there has been a critical eye on what the needs are and maximizing that as far as possible. <\/p>\n
The presentation highlighted the footprint of the building, such as parking under the one story building, interconnection to the shared use path, and a proposed floor plan with flexible space for such areas as community meeting rooms, program areas, conference room, pantry area equipped with both a dry food storage area and refrigerator and freezer, distribution areas, office space, break room, bathrooms, and elevators. <\/p>\n
Attorney Jason Maughan, who serves as FISH\u2019s counsel, said they have 11 permanent workers at the office every day, and about 11 to 15 volunteers there all day every day. <\/p>\n
\u201cWe have to build a property that is going to serve everybody forward. We tried the bare minimum. They are stacked up on top of each other. They are not luxury offices. These are volunteers and workers doing it \u2014 caring for people \u2014 a harder days work than us,\u201d he said. <\/p>\n
Maughan said the building is an essential building \u2014 a local hub for United Way, and a local hazardous event command center. He said FEMA put so many resiliency requirements on them that it has taken years to get to where they are. <\/p>\n
The planning has included bringing in generators to maintain the position of the first line. He said the operation and logistical lessons learned from the past few hurricanes, has been incorporated into the building. <\/p>\n
\u201cThat is the pledge we have taken. We did it with community partners. That is what the community has asked us to do. This is the space we need to continue to fit those unmet needs,\u201d Espinoza said. \u201cWe try to do well by providing resources and plan for the future. All of these spaces are entirely useful.\u201d <\/p>\n
Nathalie White, with Schenkel Shultz Architecture, said the original grant from HUD was to take the two existing buildings and raise them up to FEMA requirements. She said with it being an essential facility there were greater height requirements to meet that classification. <\/p>\n
If they were to take the two existing buildings and elevate them, it would cost more than building brand new, White said, as there would be additional scope for such things as elevators and stairs, and a proper kitchen during gray skies, as well as a bridge to connect the two. Building new, she said, works better \u201cflow-wise\u201d while focusing on that \u201cporch like feeling.\u201d <\/p>\n
\u201cWe maximized every development inch we have \u2014 space needed for admin, privacy for residents. We definitely did look at multiple options,\u201d White said. \u201cA brand new building was a better option. It is going to be the latest codes. A better use of their money for the community.\u201d <\/p>\n
Colter said \u201cthe free money trumps the rules,\u201d which he cannot accept. <\/p>\n
\u201cEvery day we have to make a building fit within. It should have happened here also,\u201d he said. <\/p>\n
With the approval from the Planning Commission, FISH and the project team will advance the Resiliency Hub through the design, and development process. The project currently sits at 60% design, which has incorporated community feedback into the planning process \u2014 interest in flexible space, resilient construction, backup power, emergency distribution capabilities and continuity of services.<\/p>\n
FISH acknowledged the day after the meeting that they need to continue to share information about the project, the services the organization provides, and how the facility will support both the year-round operations and disaster responses. <\/p>\n
\u201cSome of the questions we heard gave us an opportunity to talk about the depth and breadth of FISH and how much our work has changed and grown, particularly since Hurricane Ian,\u201d Espinoza said. \u201cIt also showed us that we have more opportunities to share that story. We want people to understand what happens through FISH every day, what happens when our islands face an emergency, and how this facility is being planned to support both.\u201d<\/p>\n
The facility is planned to support the daily services, while also strengthening FISH\u2019s ability to continue operating before, during and after emergencies. FISH will continue to work with the City of Sanibel, Lee County, project professionals, funding partners, donors and the community as plans progress. <\/p>\n
\u201cThe Building Committee has spent a great deal of time working through the details of this project with our architects, engineers and FISH leadership. Reaching this point represents a lot of careful work, and we will bring that same level of attention to the decisions still ahead,\u201d FISH Board Vice Chair and Building Committee Chair Bill Hayles said. <\/p>\n
Those who have questions, or comments about the project can contact Espinoza at 239-472-4775.<\/p>\n