Captiva community panel and county staff clash over South Seas MPD density, building‑height compliance

A contentious portion of Lee County’s Feb. 20 hearing focused on whether the South Seas Mixed‑Use Plan Development (MPD) conforms to the Captiva Community Plan and the county’s Land Development Code. The applicant’s planner and county staff said the petition — which would rezone about 120.5 acres to allow up to 193 multi‑family dwelling units and 435 hotel rooms with a maximum building height of 45 feet as measured under the Land Development Code — satisfies applicable standards when conditioned. Neighbors and civic groups countered that the petition would breach the historic, low‑density development pattern the Captiva plan requires.

Why it matters: The disagreement turns on long‑standing density allocations and how the county and courts have treated an administrative interpretation (ADD) and earlier zoning approvals for South Seas. A change in the MPD could alter how many units are allowed island‑wide and set precedents for building heights on the barrier island.

What the applicant and staff told the examiner

- Alexis Crespo (RVI, planning consultant for the applicant) presented the MPD as a redevelopment that reduces overall residential units compared with older administrative allowances while increasing hotel room counts in specified…