This page provides timely information about planning activities of the Town of Fort Myers Beach, Florida. For everything else you might want to know about the Town of Fort Myers Beach, visit their web site.

JUMP TO:

• Evaluation of Comprehensive Plan
• Revised Flood Insurance Maps
• Pending Land Development Code Amendments
• Recent Land Development Code Amendments
• Adopted Land Development Code On-Line
• New Zoning Maps
• Map Archive
• Land Development Code Archive
• Adopted Comprehensive Plan
• Comprehensive Plan Amendments
• Comprehensive Plan Archive
• Development Agreement for Seafarer's Plaza
• Other Planning Studies
• Application Forms

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Pending Land Development Code Amendments

After earlier public hearings on modified regulations for lodging establishments at Fort Myers Beach, a final public hearing was held on February 11, 2008. Ordinance 07-04 was adopted on that date. Background information is available here and here. On May 8, 2007, the Local Planning Agency had recommended approval of a earlier version of proposed Ordinance 07-04.

The Town Council adopted Ordinance 07-09 on January 23, 2008 to modify LPA membership terms in Chapter 34.

The Town Council adopted Ordinance 07-03 on April 2, 2007 to modify Chapters 14 and 27 of the Land Development Code. The primary effect of this ordinance is to establish policy regarding beach raking.

The Local Planning Agency held workshops on January 23 and previously on December 12, 2006, to discuss two subjects for potential changes to the land development code: changes to building coverage percentages, and changes affecting neighborhood flooding.

Ordinance 06-18 has been adopted by the Town Council amending the floodplain regulations in Chapter 6 of the land development code and amending related provisions in Chapter 34 regarding building heights. The Town Council held its final public public hearing on December 11, 2006. A draft of the ordinance and a transmittal memo as considered at the final public are still available. The first  public hearing was held on November 6; download the previous draft of the ordinance or the transmittal memo.  This ordinance was the subject of a previous public hearing before the Local Planning Agency on September 12, at which time the LPA reviewed the first draft of the ordinance, a transmittal memo; and review comments regarding proposals by Andrew DeSalvo.

On October 10, 2006, the Local Planning Agency held a workshop concerning the conversion or parcelization of existing hotels and motels. A background memo is available here.

Evaluation of Comprehensive Plan

To follow up on recommendations from the town's Evaluation/Appraisal Report, a series of amendments to the Comprehensive Plan have been initiated. In addition to the initial list of proposed amendments, the Town Council has authorized two additional amendments:

• Potential changes to the plan, especially to policies and maps that affect the town's commercial areas, that will be required if FEMA changes the minimum elevation of new buildings at Fort Myers Beach.
• An evaluation of the financial feasibility of the town's potable water system.

The Town Council adopted the Evaluation/Appraisal Report on the Fort Myers Beach Comprehensive Plan after a public hearing on January 16, 2007; this report was officially accepted by the Florida Department of Community Affairs on April 4.  Next steps will be discussed by the Town Council on May 14, 2007. The town previously forwarded its Proposed Evaluation/ Appraisal Report  to state officials for preliminary review comments. The Town Council held initial workshops on this report on March 22 and June 13 of 2006; a memorandum that suggested the next steps is available here. A special meeting of the Town Council was held on August 1 to review those suggestions and to modify the report before sending it for preliminary review.

A workshop concerning redevelopment in the Times Square area was held by the Fort Myers Beach Town Council on November 29, 2006. Further details may be obtained from the town's web site. Additional background information is available here.

On March 14, 2006, the Local Planning Agency held its formal public hearing on the evaluation of the Fort Myers Beach Comprehensive Plan. LPA members unanimously agreed that its work on this report has been concluded and forwarded the report to the Town Council. Available here:

• Final draft submitted by the LPA to the Town Council; transmittal memo to Town Council
• Earlier draft of this report considered by the LPA on March 14; transmittal memo to LPA describing changes from earlier drafts. 

The Traffic Mitigation Agency discussed the transportation sections of the evaluation and appraisal report on November 9, 2005. The background material for that discussion is available here. (This meeting has been rescheduled from its original date of October 26, 2005.)

The Local Planning Agency held another workshop on the evaluation of the Fort Myers Beach Comprehensive Plan on October 11, 2005, at which time they reviewed a draft of the fifth section of the evaluation and appraisal report. The Local Planning Agency's previous workshop on the evaluation of the Fort Myers Beach Comprehensive Plan was held on September 13. The LPA reviewed a draft of the first four sections of the evaluation and appraisal report. The Local Planning Agency's previous workshop was held on August 9. The LPA reviewed a preliminary draft of the first three sections of the evaluation and appraisal report.

The Local Planning Agency held a workshop on the evaluation of the Fort Myers Beach Comprehensive Plan was held on June 21, 2005. The agenda included these four items:

• Replacement of buildings that exceed current density levels
• Regulatory issues for lodging establishments
• FEMA's floodplain mapping restudy and its effect on Fort Myers Beach
• Planning options between Crescent Street and the Sky Bridge

Now available: correspondence with the Florida Department of Community affairs on the scope of this evaluation.

COMMUNITY DESIGN WORKSHOP --- "REDESIGNING OUR TOWN"

A second workshop concerning redevelopment in the Times Square area will be held by the Fort Myers Beach Town Council on November 29, 2006, at 5:30 PM. Further details may be obtained from the town's web site. Additional background information is available here.

The Town of Fort Myers Beach began a community design process with a March 8, 2005, workshop to begin evaluating and improving the Comprehensive Plan. A "work-in-progress" presentation led by Victor Dover of Dover, Kohl & Partners was held the evening of April 7, 2006; download a flyer for that event here. This presentation was broadcast live on the town's cable TV channel and rebroadcast several times.

The plans and drawings shown during the April 7th presentation are now available here:

	NEW BEACH PARK  (Idea "A") NEW STREET PARALLEL TO ESTERO BLVD.  (Idea "C")	RELOCATED ESTERO BLVD          (Idea "B")
PLAN (overhead) VIEW WITH ROUNDABOUT      (Idea "D")	CLICK FOR:  larger image  printable page	CLICK FOR:  larger image  printable page
PLAN (overhead) VIEW WITHOUT ROUNDABOUT	CLICK FOR:  larger image  printable page	CLICK FOR:  larger image  printable page
AERIAL PERSPECTIVE	CLICK FOR:  larger image  printable page
STREET-LEVEL PERSPECTIVE	CLICK FOR:  larger image  printable page	CLICK FOR:  larger image  printable page
STREET-LEVEL PERSPECTIVE	CLICK FOR:  larger image  printable page

Other topics for discussion at these workshops has included:

• How can Estero Boulevard be improved for motorists, pedestrians, bicyclists, and trolleys? DETAILS
• Are the town's "buildback" rules for older buildings too lenient or too strict? DETAILS
• Is it in the town's best interest for motels to be converted to condos? DETAILS

The next discussion was held before the Local Planning Agency on May 10, 2005; background for that meeting is available here.

During February of 2005, the Local Planning Agency continued its discussion on the upcoming evaluation and appraisal report, particularly its list of major issues and plans for the March 8 charrette; background material is available here. Previous discussions were held on January 25, 2005, and December 7, 2004. Background material for the October 19, 2004 discussion is available here. Background material for the first discussion in June is available here. The Fort Myers Beach Comprehensive Plan was the result of an intensive 2˝-year effort that began shortly after incorporation of the town and ended with the new plan taking effect in 1999. Florida’s growth management system requires the periodic reevaluation of the entire comprehensive plan.

Revised Flood Insurance Maps

The Town of Fort Myers Beach has retained Tomasello Consulting Engineers, Inc. (TCE) to review FEMA's technical analysis and proposed maps. This evaluation is contained in two reports.

• The first, titled "Summary Report," identified data gaps or mapping alternatives that may have been overlooked by FEMA or its contractors, and examined additional engineering or modeling tasks that might supplement the work that had been completed to date.
• The second, titled "Summary Report 2," evaluated the Draft Preliminary Flood Insurance Rate Maps (FIRMs) provided to town officials in the fall of 2005 and identified how and why they differed from the pre-existing maps. This report recommended that FEMA consider the more thorough analyses contained in these reports and apply them to more locations than FEMA has done thus far; the FEMA computer model was applied as infrequently as once every two miles along Fort Myers Beach, requiring interpolation and guesswork to create the detailed regulatory maps between those locations. The more thorough methodology would reduce the negative impacts of the proposed maps on property owners throughout the town.

These reports have been forwarded to FEMA by town officials and are awaiting a response from FEMA.

Recent Land Development Code Amendments

Adopted Land Development Code On-Line

The town's land development code is available below in codified format; click below to download the entire code or individual chapters. These chapters have been updated to include all changes made through Ordinance 06-18 on December 11, 2006.

All zoning resolutions, including those that change zoning districts for specific properties, are now available on-line. Click on the "Zoning" folder in the upper left corner, then click on the "Resolutions" folder, then select the type of resolution you are looking for. This service is courtesy of Lee County.

New Zoning Maps

On May 17, 2004, the Town Council approved two resolutions that adopted "official" and "historic" zoning maps for the entire town. These maps are the result of the new zoning chapter (chapter 34) of the town’s land development code, which was adopted by Ordinance 03-03 on March 3, 2003 to implement the town’s 1999 Comprehensive Plan. Background memos are now available that explain both maps and contain attachments with drafts of resolutions and reproducible copies of the maps.

The final adopted resolutions are available by clicking below:

Resolution 04-16 -- Adopting an Official Zoning Map for the Town of Fort Myers Beach

Resolution 04-17 -- Adopting a Historic Zoning Map for the Town of Fort Myers Beach

Ordinance 03-03 adopted an "interim" zoning map that assigned new zoning districts to all land in the town. The new "official" zoning map uses the same zoning districts as assigned by Ordinance 03-03 but adds relevant variances, special exceptions, special permits, rezonings, and similar approvals that were approved by resolution through April 1, 2004. The conversion of the "interim" zoning map into the "official" zoning map is mandated by Section 34-614 of the town’s land development code. The official zoning map includes key numbers that are explained by detailed notes that provide a record and index of variances, special exceptions, special permits, and similar approvals.

The new "historic" zoning map shows the zoning districts that applied to all properties immediately prior to the adoption of Ordinance 03-03 and all variances, special exceptions, special permits, and similar approvals that had been approved by Lee County or the Town of Fort Myers Beach prior to the adoption of Ordinance 03-03. This map provides a historic record of past zoning actions and prior zoning status that may affect the nonconforming status of certain properties within the town. The historic zoning map also includes key numbers that are explained by detailed notes that provide a history of prior rezonings, variances, special exceptions, special permits, and similar approvals that had been approved before Ordinance 03-03 was adopted on March 3, 2003.

Both of these maps can also be downloaded in files that permit them to be printed out in full color for wall mounting (up to 36" by 48"). The key numbers refer to the same index of variances and special exceptions in the resolutions.

• "Official zoning map" (wall-sized map only)
• Reprint of official zoning map (color wall map, without notes) -- printed copies of this map can be purchased from the Map Room at the Lee County Property Appraiser's main office in Fort Myers.
• "Historic zoning map" (wall-sized map only)

Map Archive

Land Development Code Archive

On June 2, 2003, the Town Council adopted amendments to Chapter 30 on signs. Ordinance 03-06 contains these amendments. Codified versions of this and all other chapters of the Land Development Code are now available; Chapter 30 codified through Ordinance 03-06 only is available here.

Adopted Comprehensive Plan

Spikowski Planning Associates prepared the town's first Comprehensive Plan, assisted by Carol Cunningham & Associates; Dover, Kohl & Partners; Smith·Osborne Associates; Mohsen Salehi Consulting Services; and Camp Dresser & McKee Inc. This Comprehensive Plan became effective on January 1, 1999.

The initial chapters of this plan, including the Community Design Element, can be downloaded in PDF format by clicking here. The entire new Comprehensive Plan is now available on-line from the town's web site. Also, the entire plan can be downloaded here; or just the original existing and future land-use maps; or just the revised future land-use map with the amendments that took effect on July 22, 2004. You will need the Adobe Acrobat Reader to access these files; it is available free by clicking on the yellow "GET ACROBAT READER" button (located above, or just above the chart listing the individual elements) and you can download the free viewer directly from Adobe.

Those interested in the entire plan can also purchase a printed copy with the land-use maps from the Town of Fort Myers Beach. A printed copy is also available for review at the reference desk of the Fort Myers Beach Public Library. A wall-sized copy of the future land use map can be purchased from this web site or may be downloaded here. See the next section of this page for amendments to this plan since it was adopted.

The Fort Myers Beach Comprehensive Plan received an award from the Florida Planning and Zoning Association as an "outstanding public report" for 1999.

Comprehensive Plan Amendments

Final public hearings were held on December 20, 2004 and January 3, 2005 to adopt Ordinance 04-13 to add the latest five-year schedule of capital improvements into the Fort Myers Beach Comprehensive Plan. Replacement pages that reflect this ordinance are now available and can also be obtained from the town's web site. Background material can be downloaded. The LPA public hearing originally scheduled for September 14 was held on September 21 and the earlier Town Council public hearing was held on September  27, 2004 concurrently with annual budget hearings. Background material for both earlier hearings can also be downloaded.

On June 21, 2004, the Town Council adopted Ordinance 04-10 amending the Comprehensive Plan. Four applications for small-scale amendments to the Future Land Use Map were considered; two were approved and two were denied. Click here for a map showing the two amendments that were approved; click here for a revised Future Land Use Map for the entire town. Replacement pages for the Comprehensive Plan are available here and also from the town's web site.

On December 15, 2003, the Town Council held its final public hearing on a single 2003 amendment to the Fort Myers Beach Comprehensive Plan: Application 2003-1-TEXT, annual updating of the five-year schedule of capital improvements (Table 11-7, page 11-22). This amendment was adopted by Ordinance 03-13. Revised pages for the Comprehensive Plan can be downloaded by clicking here.

The Local Planning Agency discussed next year's comprehensive plan amendments and the upcoming Evaluation & Appraisal Report at its meeting on October 21, 2003. The Town Council will discuss these same subjects on November 17, 2003.

On June 2, 2003, the Town Council considered whether to accept applications for "small-scale development amendments" to the Comprehensive Plan more often than the current annual cycle for considering all other amendments.  A memorandum providing background information on that issue can be downloaded by clicking here.

Three amendments were considered to the Comprehensive Plan on 2002; all were requested by the Town of Fort Myers Beach. The first public hearings were held on April 16, 2002, before the Local Planning Agency. The LPA recommended approval of the first and third applications; the public hearing on the second amendment was continued until May 21, 2002, when a formal recommendation was made. The next step in this process was a public hearing before the Town Council, which was held on June 17, 2002. At that public hearing, application 2002-2-TEXT was denied, the other two applications were tentatively approved and were transmitted to state and regional agencies for their review. Final public hearings were held on the two remaining applications on September 9 and 23 and both were approved; click here for a copy of the adopting ordinance, Ordinance 02-07. Revised pages for the Comprehensive Plan can be downloaded by clicking here; these pages will update previous printings of the Comprehensive Plan.

Copies of the background material on these proposals can be downloaded by clicking below:

• Application 2002-1-TEXT:  Annual updating of the five-year schedule of capital improvements (Table 11-7, page 11-22).
• Application 2002-2-TEXT:  Reconsider plan amendment 2000-2-TEXT, which had tightened the plan’s Chapter 15 provisions guaranteeing perpetual development rights on most substandard platted lots. (THIS APPLICATION HAS BEEN DENIED; NO FURTHER PUBLIC HEARINGS ARE SCHEDULED.)
• Application 2002-3-TEXT:  Revise the Recreation Element to establish policies regarding public acquisition of beachfront land.

Two previous amendments to the Comprehensive Plan were adopted by Ordinance 01-07 on September 24, 2001 (effective date November 21, 2001). Click here to download the final ordinance as adopted. Click here to download replacement pages for the Comprehensive Plan.

Copies of background material on these amendments can be download by clicking below:

• Application 2001-1-TEXT:  Annual updating of the five-year schedule of capital improvements (Table 11-7, page 11-22).
• Application 2001-2-TEXT (requested by the Town of Fort Myers Beach):  Consideration of amending Comprehensive Plan Policy 4-C-6 to encourage landowners along both sides of Old San Carlos Boulevard (see inset map) to build second and third stories over their storefronts without being limited by the current motel-room equivalency factor. Click here for a comparison of previous, current, and pending regulations along Old San Carlos, and click here for the final ideas on revising 2001-2-TEXT.
• Application 2001-3-TEXT & MAP (requested by Seafarer’s 2000, Inc. & Seafarer’s 1997, Inc.):  Consideration of amending Comprehensive Plan Policy 4-C-2, 4-C-5, 4-C-6, and/or the Future Land Use Map to increase the number of hotel rooms that can be built on the second and third stories of the properties near Times Square known as Seafarer’s Village and Helmerich Plaza. NOTE: this amendment was withdrawn by the applicant.

Two minor amendments to this comprehensive plan became effective on November 21, 2000. Download a copy of the replacement pages by clicking here. These amendments were in response to the following applications:

• Application 2000-1-TEXT:  Annual updating of the five-year schedule of capital improvements (Table 11-7, page 11-22).
• Application 2000-2-TEXT:  Reconsidering the plan’s Chapter 15 provisions for guaranteeing perpetual development rights on substandard platted lots.

Comprehensive Plan Archives

For this interested in background on the new Comprehensive Plan, click on any item below to review the complete archives of documents about comprehensive planning activities that have been undertaken by the Town of Fort Myers Beach since 1996:

• Meeting of July 9, 1996
• Meeting of July 23, 1996
• Meeting of August 20, 1996
• Meeting of September 3, 1996
• Joint Meeting with Town Council on September 10, 1996
• Outline on Land-Use Issues of Immediate Concern
• Memo on Land Development Trends by Bill Spikowski
• Memo on Option to Create a C.R.A. by Carol Cunningham
• Memo on Option to Create a Stormwater Utility by Bill Spikowski
• Memo on Level-of-Service Standards by Bill Spikowski
• Meeting of September 17, 1996
• Techniques for Land Development Regulations by Victor Dover
• Meeting of September 24, 1996 on interim development regulations
• Background report on Accessory Apartments by Bill Spikowski
• Proposed Public Participation Plan by Carol Cunningham
• Background report on Motel Densities by Bill Spikowski
• Memo on Initial Approach on Accessory Apartments by Bill Spikowski
• Background report on Effects of Mandatory Flood Regulations on Future Rebuilding by Bill Spikowski
• "Work-in-Progress" Vision Statement by Carol Cunningham
• Meeting of December 17, 1996
• Proposed Public Participation Procedures dated 12/10/96 by Carol Cunningham
• Proposed Vision Statement dated 12/10/96 by Carol Cunningham
• Background report on Stormwater Management by Michael Heyl
• Meeting of January 7, 1996
• Initial Draft of Goals by Bill Spikowski and Carol Cunningham
• Meeting of January 21, 1996
• Announcement of "Designing Our Town" community design workshop
• Review of Previous Community Design Studies by Carol Cunningham
• Summary of Input From "Designing Our Town" Workshop by Carol Cunningham
• Trend Toward Commercialization at Fort Myers Beach by Bill Spikowski 
• Meeting of March 4, 1997 (announcing traffic calming presentation by Walter Kulash)
• Summary of Input From "Enhancing Our Resources" Workshop by Carol Cunningham
• Transportation Element Proposals by Bill Spikowski
• Proposed Policy on Accessory Apartments by Bill Spikowski
• Remaining Public Participation Activities by Carol Cunningham
• Review of Proposed Core Area Improvements by Carol Cunningham
• Alternate Transportation Element Proposal by Bill Spikowski
• Meeting of May 20, 1997
• Meeting of June 3, 1997
• Joint Workshop, LPA and Town Council, June 17, 1997
• Discussion paper on Mother-in-Law Apartments by Bill Spikowski
• Transportation subcommittee meeting of July 18, 1997
• Meeting of September 2, 1997
• Meeting of September 16, 1997
• Meeting of October 7, 1997
• Meeting of October 21, 1997
• Meeting of November 25, 1997
• Meeting of December 2, 1997
• Meeting of December 16, 1997
• Meeting of January 27, 1998
• Meeting of February 3, 1998
• Meeting of February 3, 1998
• Meeting of February 17, 1998
• Meeting of March 3, 1998
• Meeting of March 19, 1998
• Public comments from workshop of March 25, 1998
• Meeting of April 7, 1998
• Changes made by LPA prior to public hearing draft
• Results of LPA public hearing of April 21, 1998
• Supplement A for meeting of May 18, 1998
• Supplement B for meeting of May 18, 1998
• Supplement C for meeting of May 18, 1998
• On February 22, 1999, the Florida Department of Community Affairs issued a notice of intent to find the new Comprehensive Plan in compliance with Florida's growth management laws and rules. A copy of the town's Response to DCA is also available here, in PDF format.  This response summarizes most of the changes that were between the transmittal version of the plan and the final adopted version.

Development Agreement for Seafarer's Plaza

The Fort Myers Beach Town Council has approved a development agreement for a proposed development known as Seafarer's Plaza located in the block between Estero Boulevard, Crescent Street, and Fifth Avenue. This agreement was approved at the final public hearing on April 15, 2002. Click here to download a copy of this agreement.

Other Planning Studies

Two small-area planning studies can be downloaded here. The first is the Old San Carlos Boulevard-Crescent Street Master Plan; the other is the Santos/Palermo Circle Planning Study. Both are available here in Adobe PDF format. Printed copies are available from the Town of Fort Myers Beach.

A summary of planning for Old San Carlos and Crescent is available here.

A copy of "Strategies for Improving Access to and Traffic Circulation within the Town of Fort Myers Beach," by CRSPE Inc. and Mohsen Salehi, is available here. This report is dated January 2002 and can be downloaded by clicking here.

For a discussion of returning Second and Third Streets to two-way traffic between Old San Carlos and Crescent, click here.

HURRICANE CHARLEY: Available here, a map that shows the precise track and wind speeds of Hurricane Charley as it crossed the Florida peninsula on August 13, 2004. This map also shows the approximate extent of tropical storm and hurricane force winds outward from the eye of Hurricane Charley. This map is based on hurricane locational and wind speed data from the National Hurricane Center and was prepared by Amy Hoyt of the Lee County Commission staff.  ALSO: similar maps, with Hurricane Frances added, and with both Frances and Jeanne added.

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 Last modified: March 05, 2008