Zoning board approves variances for Bonita Springs home at 27195 Bel Rio Drive

The Bonita Springs City Zoning Board approved two variances to the city’s Land Development Code that will allow reduced water-body setbacks for a proposed single-family home at 27195 Bel Rio Drive.

The board voted unanimously by members present to approve setbacks of 3.7 feet and 18.1 feet from the seaward sides of seawalls where the code requires a 25-foot water-body setback, allowing the owner to build a new, slightly larger, elevated home on the lot that previously held a damaged structure.

Mike Feegan, Community Development, told the board the request stems from two small boat-ramp inlets carved into the lot and adjacent parcels before Bonita Springs incorporated. "We're going through the proper channels to get the relief," Feegan said, describing the application as a case-by-case variance rather than a reason to change the citywide code. He said the prior home — shown on older aerial photos and believed to have been built about 1981 — did not meet the current water-body setbacks and was demolished after repeated storm damage, including losses from Hurricane Irma in 2017 and Hurricane Ian.

Feegan explained the purpose of the 25-foot water-body setback is twofold: to preserve view corridors for properties along the water and to reduce the risk of bank erosion by keeping principal structures farther from the bank. He added that bank-protection features such as seawalls or riprap can allow some structures to be located closer to the water when those protections are present.

The applicants told the board the new home will be built to meet FEMA elevation standards and will use stem-wall construction to raise the structure above base flood elevation. The applicant indicated the new house will be "slightly bigger" than the previous footprint; Feegan noted that re‑building the exact prior footprint would also have required a variance because the prior house did not meet current setbacks.

There were no public comments on the item. A motion to approve the two variances was made and seconded; the roll call vote recorded Board member Gambrell — aye; Board member Wynne — aye; Chairman Rosio — yes; Board member Galloway — yes. The motion carried.

Staff noted the case arises from unique, site-specific conditions (the inlets) and that similar variances have been granted to other properties on Bel Rio Drive. Jacqueline Gibson, speaking later when updating the board on prior cases, said staff and the applicant had worked to clarify proposed conditions of approval for a separate case going to city council for second reading.

The board had a quorum with four members present and three members excused. The board tentatively scheduled its next meeting for Tuesday, Nov. 18, at 9 a.m.