Know the Coastal Construction Control Line
 

If you are going to buy property near the Gulf of Mexico, among other things, you need to understand the Coastal Construction Control Line. The first line was set by Florida in 1974 to enhance beach conservation efforts; construction between the line and the beach had to be permitted by the state to ensure environmental protection. Sanibel took its effort to retain the island's beauty a step further and banned all construction between the 1974 line and the beach. That action made our island different from the crowded, built up areas visitors see through out the state.

In 1991, Florida re-addressed the issue, moving the CCC line further inland. Sanibel's City Council decided not to extend its construction ban to include property within the new area because so many resorts and homes were already in place. City officials decided to keep the ban on building with in the 1974 line and let the state regulate construction for the new line. To find out how this and other local regulations might effect your purchase you need us on your side.

ECO-ZONES

Keeping our islands free from urban problems which plague some cities takes planning and an understanding of what makes our area different from others in Florida.

SANIBEL ISLAND IS DIVIDED INTO NINE DEVELOPMENT ECO-ZONES RANGING FROM THOSE THAT CAN NEVER BE BUILT ON, TO THOSE ALLOWING A MAXIMUM OF 35 PERCENT COVERAGE. HOW MUCH CAN BE BUILT DEPENDS IN PART ON THE ECO-ZONE IN WHICH THE PROPERTY IS LOCATED.

• GULF BEACH: limited to passive recreation and conservation - NO BUILDING.

• BAY BEACH: limited to passive recreation and conservation - NO BUILDING.

• MANGROVE: a minimum lot size for construction is 20 acres. Coverage is limited to 1 percent; developed area to 2 percent.

• LOWLAND/WETLANDS: minimum lot size is 20,000 square feet. Permitted coverage is 15 percent; developed area is 20 percent.

• UPLAND/WETLANDS: minimum lot size is 15,000 square feet. Coverage is limited to 25 percent and developed area to 30 percent.

• BLIND PASS: minimum lot size is 20,000 square feet. Coverage is permitted to 25 percent and developed area to 30 percent.

• ALTERED LAND: minimum lot size is 10,000 square feet. Permitted coverage is 35 percent (30 percent for anything more than 10,000 square feet) plus 5 percent for additional developed area.

• GULF BEACH RIDGE: Minimum lot size is 20,000 square feet, coverage is limited to 25 percent and developed area to 30 percent. When clearing a lot for construction, certain species of plants must be removed including Brazilian Pepper, Maleluca and sometimes, Australian pines. Other plants must be moved or retained including all native species 3 feet or taller and cabbage palms. Buildings above a certain height must angle in from all edges of the property, including street and waterfront. Setbacks from a side lot line, 10 feet for all structures, including overhangs. From water, setbacks are 20 feet from theaverage high water line.

• From the bay, setbacks are 50 feet from the average high water line.

• From the Gulf, all construction must be behind the 1974 Coastal Construction Setback line per City of Sanibel regulations and behind the 1991 Coastal Construction Control Line per Florida regulations if you want to avoid state permitting requirements.

• From the street, construction must be:

  • 50 feet from centerline of all non-thoroughfare or feeder roads
  • 75 feet from centerline of main roads or arterials
  • 100 feet from Periwinkle Way and Causeway Road

  As much as 320 square feet of dockage can be built on man-made canals with a minimum of documentation.

• On natural or man made waterways, 160 square feet of dock space can be built, but requires extensive permit and survey work.

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