The “Pine Island Plan,” twenty years in the making, finally came to full fruition in May of 2007.  It consists of two main rules. 

The 810 rule prohibits any rezonings that would increase traffic through Matlacha.  It went into effect in the late 1990’s when the traffic through Matlacha reached 810 peak-hour annual average two-way trips.  The rule applies to both commercial and residential rezonings, but provides exceptions for infill properties, rezonings with insignificant effects, and the accommodation of small enterprises that promote the natural features or cultural heritage of Greater Pine Island.  

The 910 rule restricts new residential housing developments.  As originally written and enacted in the late 1980’s, it prohibited the approval of all new residential housing developments when the traffic through Matlacha reached 910 peak-hour annual average two-way trips.  That milestone was reached in the early 2000’s, however, in 2003, the 910 rule was changed from a total prohibition to a system that allowed new developments with limited numbers of housing units if they provided for preservation of green space.  In May 2007, the rule took full effect when Lee County adopted the following chart specifying the number of coastal rural area housing units allowed on a sliding scale relative to habitat or farmland preserved.

 
Note that the chart is designed to promote preservation of both native habitats and farmlands.  A developer of 100 acres can cluster up to 37 dwelling units on 30 acres if he preserves (or restores to native condition with plantings) 70 acres of the property.  A farmer of 100 acres can cluster up to 25 dwelling units on 30 acres and continue to farm the remaining 70 acres.  The chart is designed to allow landowners profitable use of their property while at the same time preserving the coastal rural character of the island.  Landowners that do not wish to cluster or preserve native habitats or farmlands can sell their properties as ranchettes of 17 or more acres.  The above chart applies only to the “coastal rural” areas of Pine Island so designated in the Lee County Future Land Use Map, which is an integral part of the Lee County Land Use Plan.  New developments in the designated “urban community” areas of Pine Island Center and Matlacha as well as the “suburban” areas of Bokeelia and St James City are allowed a maximum of two dwelling units per acre.  Designated “outlying suburban” areas on the edges of the villages of St James City and Bokeelia are allowed one dwelling unit per acre.  

The Pine Island Plan does not restrict the building of homes on previously approved housing lots.  It only limits the number of dwelling units in new development while ensuring preservation of open space.  The Plan also restricts the use of gates and walls in housing developments, and it sets “Old Florida” (or cracker) building design standards as the norm for new commercial construction.  The building height limitation of 38 feet remains unchanged. 

In summary, the Plan strikes a balance with development that strives to ensure that the Pine Island environment and our rural island quality of life are permanently preserved. 

[For a complete copy of the Lee County Land Use Plan, including the Future Land Use Map, go to http://www.lee-county.com/dcd1/Leeplan/Leeplan.pdf.  For detailed information on the Pine Island portion of the Lee Plan, including commentary, go to www.Spikowski.com/PineIsland.]