CAPTIVA ISLAND, Fla — Tonight Lee County Commissioner Kevin Ruane and other county staff will hear from Captiva residents on their concerns for the potential new building height and density regulations.
The meeting will be held at the Captiva Civic Association from six to eight this evening.
If the amendment passes in September, it allows buildings to go up by 35 feet, seven feet higher than the current 28-foot restrictions. Under the proposal, South Seas could request buildings up to 45 feet with exemptions to go 75 feet.
In the statement, South Seas did say if they opt to pursue any zoning changes, they will follow all procedures and provisions as required by Lee County.
Below is South Seas full statement:
Hurricane Ian devastated homes and businesses in Southwest Florida’s coastal communities, including Sanibel and Captiva. South Seas sustained significant damage to structures, resort grounds, vehicles and amenities like the golf course, marinas, T-dock and tennis courts. Our team at South Seas shares the community’s sense of pride, resilience and commitment to “building back better than ever.”
That is why immediately after the storm, South Seas turned our attention to neighbors in need. The resort mobilized teams to assist in search and rescue operations, clear roadways, provide emergency supplies through our marina and serve as a base of operations on Captiva Island for the Army National Guard. South Seas dedicated its own funds to recovery efforts, such as restoration of the Redfish Pass rock revetment, implementation of a more sustainable golf course design, replacement of invasive species with native plants, reconstruction of a community fishing pier and improvements to 97 resort owners’ residences. We also prioritized our team members and residents whose homes, belongings and lives were impacted by the storm.
Only now are we beginning to turn the page to the next chapter – the redevelopment of South Seas. Like every resident and visitor to Captiva, we loved our island and resort the way it was. That’s why our team is committed to restoring this iconic property in a manner that will preserve and protect this community for generations to come. And that means following Lee County’s code and zoning process. Ian changed our community, and change can be difficult. As South Seas maps out plans for redevelopment, it’s important to understand the facts:
South Seas has not submitted any requests to Lee County for zoning changes that would affect building height or density requirements. Lee County is proactively addressing the impacts of mandatory FEMA flood zone requirements on building heights. The county will establish a new definition and method to measure building height, specifically where you start the measurement, to create countywide consistency.
South Seas has not requested amendments to the Land Development Code or Comprehensive Plan. Based on the Administrative Interpretation within the Land Development Code, South Seas is exempt from the Captiva Community Plan in terms of density and height restrictions. If South Seas wants to make changes, they must request through the county’s zoning process. When or if that happens, citizens will have opportunities to provide input. South Seas has already been engaging homeowners by hosting meetings to address concerns and answer questions. Those updates and discussions will continue and public hearings will be held.
Resilience must be a driving force for our community’s redevelopment. We must build back in a manner that avoids a repeat if another Ian comes our way. That means building stronger structures to protect against hurricane-force winds, and potentially higher structures to protect against storm surge. Mitigating some of our region’s natural vulnerability is an asset as insurers reassess policies and coverage.
Lee County is reviewing its Comprehensive Plan and Land Development Code to protect all of us, bringing countywide conformance and consistency. In addition to rebuilding at a higher base elevation, South Seas also is considering raising vehicle parking levels under units to mitigate storm surge impacts, factoring solar panels into designs to provide power after a storm and creating natural dunescapes and elevations to hold stormwater.
If South Seas opts to pursue any zoning changes, we will follow all procedures and provisions as required by Lee County, including public information meetings and public hearings.
Many residents disagree with the idea and are concerned it will impact the island's beach town appeal.
Experts said the building structure must change to protect the island from future storm damage.
Resident Cathy Biggs said, “I don’t understand how one small actual property owner can come in and change the face of an entire island.”
The amendment would change the building height restrictions and density. The density changes allow for more than three buildings per acre.
South Seas released a statement ahead of the commissioners' meeting saying south seas has not submitted any requests to lee county for zoning changes that would affect building height or density requirements.
