Planning commission hears of plan to redevelop Bailey’s site
The Sanibel Planning Commission directed staff to prepare a draft ordinance for an amendment request to the city’s Land Development Code related to a proposed redevelopment of the Bailey’s Shopping Center at its recent meeting, as well as continued a waiver request tied to a second different application.
On June 8, the commissioners were presented with a request for an amendment to the LDC to amend the development standards for the Bailey’s property, part of a Planned Unit Development. The proposal was filed for the center at 2477 Periwinkle Way and Periwinkle Adventures, at 2431 Periwinkle Way.
The application was submitted by architect Ray Fenton on behalf of the owner of the properties.
City planner Craig Chandler provided an overview of the application, explaining that the request deals with the provisions of the Code related to a Planned Unit Development, specifically the center PUD. He noted that the PUD consists of two separate and separately owned parcels totaling about 13 acres — Bailey’s and Doc Ford’s — but the application only relates to the parcel and acres owned by Bailey’s.
Chandler continued that the applicant is seeking amendments to the PUD to allow for:
– Adding the approximate half-acre parcel of Periwinkle Adventures, the existing 13-room housing facility for Bailey’s employees, to the PUD.
– Demolishing the principal structure, along with Periwinkle Adventures.
– Redeveloping the commercial floor area with an expansion of the grocery store.
– Relocating Alleck’s Alley to the east to provide for a two-way access to serve the center and eastern (residential) property.
– Donating an approximate 2-acre parcel to the city or Community Housing and Resources for the purpose of below market rate housing.
– Demolishing the movie theater.
– Redeveloping square footage for retail use.
– Redeveloping the existing liquor store.
– Adding gazebos to the principal structure.
– Adding a new entry to the general/grocery store.
– Redesigning the parking lot, to include the expansion of commercial landscape buffers and interior landscape islands, as well as the relocation and an overall reduction of the ingress-egress curb cuts.
– Increasing pedestrian facilities, bike connectivity and parking.
– Eliminating seven existing parking spaces.
– Constructing a second floor addition for incidental storage for the grocery store.
Within its report, staff found that the requested amendment will not change the land use in the PUD, will not increase intensity and will not adversely affect the community’s unique small-town identity. It also pointed out that the ingress-egress changes will improve traffic circulation and bike path safety.
The report included eight recommendations from staff for consideration.
Chandler continued that staff was seeking direction to proceed with drafting an ordinance for review and for direction for the applicant to proceed with a final, master site development plan for review.
Bailey’s owner Richard Johnson explained that the business looks ahead in five-year plans.
“We’re probably about 20 years overdue for a change like this,” he said.
Fenton echoed his client’s sentiment.
“This plan represents the dreams and the wishes — the growth of the Bailey family going into the future for the next five years,” he said. “It is drawn not as a PUD, it’s drawn as a master development plan.”
Fenton added that if they receive support, they will return with the less detailed PUD.
During the following discussion, the commission had questions, but voiced an overall support for it.
“I think the plan and the renderings look great and I am very excited to see this start,” Vice Chair Eric Pfeifer said. “It will definitely be a welcome addition to the island.”
“I think that this is a fabulous plan and I’m very excited about it — and as well very grateful for the addition of the donation to CHR,” Commissioner Laura Debruce said. “I think that’s a win-win.”
“My comments are, ‘It’s time,'” Chair Roger Grogman said. “It’s an asset to the community.”
A motion was made to have staff prepare a draft ordinance, with the eight staff recommendations, to come back before the commission for review at its meeting on June 22. It also included direction to the applicant to have prepared for the meeting its master site plan. The motion was approved in 6-0 vote.
Also at the meeting, the commission considered a request for a waiver to allow for less than the required installation, location, numbers, types, size and variety specified for commercial vegetation buffers and landscaping at the Periwinkle Place shopping center, located at 2075 Periwinkle Way.
The application was submitted by attorney Steve Hartsell on behalf of Dahlmann Periwinkle Place.
After a lengthy discussion that included questions from the commission and public feedback, the applicant voiced interest in submitting a revised request and the commission continued it to June 22.