Planners, others worry more people will be in harm's way with SWFL redevelopment after Ian

Hurricane Ian literally reshaped Southwest Florida's landscape, and it continues to do so as landowners and developers scramble for zoning changes on barrier islands like Captiva and Fort Myers Beach.

Newly designed and expanded developments are being proposed at several sites that were destroyed or heavily impacted by the Category 4 storm.

Some of the changes are simply height increases to satisfy federal requirements, but other property owners are asking for more residential or hotel units in a coastal high hazard zone.

But putting more people in coastal hazard zones is putting more people in danger's path, and it's a figurative slap in the face to planners and people who already live in those storm-prone areas, critics say.

And pressure is mounting in storm-damaged areas as landowners and developers try to squeeze every last allowable unit onto their lots.

The $1 billion South Seas Resort rebuild at the north tip of Captiva Island is one example of a potential density increase in a coastal high hazard zone, and, if approved, may set a precedent for a county already struggling with hurricane evacuation times.

The Winter Park-based owner Timbers Resorts wants higher buildings and greater density in the number of units that can be built on Captiva. South Seas representatives would not say whether or not they will ask for a density increase, but many in the community and surrounding areas worry that the developer wants more hotel rooms at a resort that was clobbered by Ian.

"For 30 years the county worked hard for its people not to die, and it failed miserably in this last hurricane," said retired Lee County Smart Growth director Wayne Daltry. "And now you want to increase the threat?"

Hurricane Ian brought more than 18 feet of storm surge to Lee County's coast, and more than 150 people died as a result of the storm, according to the National Oceanic and Atmospheric Administration, or NOAA.

Putting more people in the path of storm like that is just plain dangerous, critics say.

"The area has been wiped out twice in the last 20 years, so who is going to insure that," Daltry said, rhetorically. "It’s largely been wiped out every 10 years."

Sanibel officials worried about South Seas plans

Some Sanibel city council members are concerned the South Seas Resort ownership group will ask for an increase in the number of hotel units.

"They have an unknown number of rooms to add," Councilman Scott Crater said in an email. "The county opened this loophole (that could allow more density at South Seas). They will not state publicly what their plan is."

More: Rebuilding bigger on Captiva is controversial issue for Lee commissioners to consider

Crater said he fears the county will eventually approve more hotel rooms at the resort, and that more people will be placed directly in harms' way.

Captiva residents must first drive through Sanibel in order to reach evacuation routes, impacting the safety and evacuation times there. Sanibel Island was largely incorporated to control growth on the barrier island, taking zoning authority away from Lee County.

Having less development on the island meant less damage during Hurricane Ian, officials there have argued. The mangrove shorelines that surround parts of Sanibel helped the barrier island survive the storm, they say.

Matt Simmons is a real estate analyst for Maxwell, Hendry and Simmons in Fort Myers, and he's watched as pressures to redevelop Fort Myers Beach have mounted in the past 14 months.

He's involved with the development that will replace the longtime Red Coconut RV Resort on Fort Myers Beach.

Simmons said the conversation over South Seas Resort and any density changes are moot until the developers of the property actually file a rezoning plan that shows these types of changes.

"South Seas has also the right to modify some of their programs, and that's within their right to apply for," he said. "But until that happens, there's nothing to talk about."

Fort Myers Beach Town Councilman Bill Veach said he expects redevelopment plans will soon be submitted for several projects on the island, including some property owners asking for residential units where none have been approved.

"There are certainly people who expressed desires to get additional density," Veach said. "Moss Marina has no residential units, and they want 400 residential units, so there's definitely concerns."

Moss Marina is planned to be part of what will be called the Arches Bayfront development, although the development is currently on hold.

Margaritaville will add another 250 units to Fort Myers Beach, near the town's Times Square and the busy pedestrian part of the beach.

Veach said traffic on the island was already "pretty legendary, and that more people on the island means heavier traffic, traffic that could pile up just prior to a major storm.

Veach said allowing certain density increases at one property opens the doors for others to ask and expect similar treatment.

"I don’t think that’s fair, and it might invite legal issues if we give Jim density and Bob wants it," Veach said. "We could be in a bad place because you can’t just cross that line a little bit."

He said the town has so far taken the stance of not increasing residential space during rebuilds.

"My understanding was some developers weren’t happy about that because they thought it was going to be easy," Veach said.

So, there are concerns in the Southwest Florida community about potentially placing more people in harm's way.

More: Environmental group sues feds over lack of protection for red wolves

"In theory they can build as many hotel rooms as they want like," Crater, the Sanibel councilman, said about South Seas. "This is the principal flaw."

County spokesperson Betsy Clayton said the county does not have the rezoning plans from South Seas Resort yet, and that any density request is unclear at this point.

The ownership group issued a statement.

"The county is currently in the final adoption stage of the Lee County plan amendment process which will give us, and the rest of coastal Lee County, clarity on how to proceed with redevelopment post Hurricane Ian," the South Seas Resort ownership said in a statement to The News-Press. "Once we have this clarity, we will work through our recovery and redevelopment plans.  As we have committed to, we will share our plans with the public before anything gets presented to Lee County for zoning consideration. "

Planner on possible density increase: 'it's not wise'

Jim Beever is a retired climate planner and growth expert for the Southwest Florida Regional Planning Council, a state agency that weighs in on development plans and large-scale zoning changes.

"It is not wise," Beever said. "They're going to have to make a comp plan change to allow South Seas to do this. You can elevate to avoid storm surge but they're saying they've got to have this increased density. It doesn't look like they've put a cap on it. (And) if South Seas gets this, wouldn't other people get the same treatment?"

Daltry, long an expert on zoning changes and planning in Lee County, agreed with Beever, that any allowed increase by the county will set the table for other landowners seeking to grow their property and profits.

More: Reporter has greatest wildlife viewing day of past quarter-century in SWFL

"Of course it sets a precedent," Daltry said. "I can’t figure out how political organizations that used to be anchored in sanity think this is the best way to use public money ― to provide infrastructure from police all the way through."

Daltry said the entire approach is wrong. He said fewer, not more, people should stay and live in zones that are particularly vulnerable to hurricanes.

He, Beever and others have pushed the county for decades to adopt stricter development criteria along the coast and in other vulnerable areas.

They're pushing ideas like moving key structures and some homes away from the coast and even abandoning properties that will be heavily impacted by future storms.

"The only thing that’s practical is to retreat," Daltry said, rather than keep rebuilding in harm's way.

Connect with this reporter: Chad Gillis on Facebook.

This article originally appeared on Fort Myers News-Press: SW Florida's possible density increases after Ian has some worried