Planning Commission Meeting Summary: August 19, 2025

The Venice Planning Commission met on August 19, 2025, at 1:30 PM in the Council Chambers. The commission unanimously approved the minutes from the July 1, 2025 regular meeting and conducted three quasi-judicial public hearings: Site and Development Plan for Border Road Storage, Design Alternative and Preliminary Plat for Cassata Oaks, and Preliminary Plat for Vistera Phase 2. All three items were approved with specific stipulations or conditions.

Consent Calendar

• Approval of Minutes: Motion made (Mr. Hale) and seconded to approve the July 1, 2025 regular meeting minutes as presented. Passed unanimously.

Public Comments & Testimony

• Border Road Storage (24-37SP): Four speakers addressed the commission.
  • Mary Lucas (ARIA resident) expressed concerns about building elevations, hours of operation, lighting, and landscaping. She noted that residents had little input despite prior promises and questioned if promises would be kept.
  • Hank Naiwalla (Palencia resident) raised concerns about the 35-foot height and traffic safety on Border Road.
  • John Neal (neighboring property owner) questioned the necessity of a 25-foot wildlife corridor in the wall, calling it "silly."
  • Mary Brady requested that the property remain residential to preserve the beauty of Border Road.
• Cassata Oaks (24-64DA & 24-66PP): One speaker addressed the commission.
  • Steve Carr (Central Venice Coalition) commended the applicant for listening to community input but requested clarification that the wall height increase applied to both south and east property lines (staff confirmed an omission in the report). He also asked that stipulation #8 about good-faith cooperation with Foxlea Farms be extended to the entire property (noted as outside the scope of this hearing).
• Vistera Phase 2 (25-18PP): No public speakers signed up.

Discussion Items

• Border Road Storage (24-37SP): Staff presented the request for two three-story self-storage buildings on 5.2 acres, zoned commercial with a stipulation for self-storage only. The applicant noted the plan was nearly identical to the previously approved concept. Discussion focused on:
  • Roof materials: Commissioner Jasper expressed disappointment that asphalt shingles were shown instead of barrel tile (consistent with the neighborhood). The applicant agreed to a stipulation for tile roofing on the towers.
  • Hours of operation: The site plan indicated 24-hour operation; the applicant clarified it would be 8 AM to 9 PM with limited private access until 9 PM. A stipulation was added for 8 AM to 9 PM hours.
  • Wildlife corridor: Commissioner Kit questioned the 25-foot corridor; staff explained it is required by code. The applicant confirmed two breaks in the wall exist for ingress/egress.
• Cassata Oaks Design Alternative (24-64DA): Three design alternatives were requested: (A) leave invasive species in the 100-foot southern buffer, (B) decrease private road right-of-way from 60 to 50 feet, (C) increase buffer walls from 6 to 8 feet on south and east property lines. Staff and applicant described the project as 60 single-family lots (50 standard, 10 estate) on 39.8 acres with extensive buffering. Compatibility was addressed through the prior rezoning and stipulations. The commission commended the thorough review and voted to approve.
• Cassata Oaks Preliminary Plat (24-66PP): The plat for 60 lots was presented as consistent with the binding concept plan. The commission approved it following the design alternative approval.
• Vistera Phase 2 Preliminary Plat (25-18PP): The plat for 190 single-family lots (89.56 acres) within the GCCF PUD was presented. Staff confirmed the project is under the maximum density and consistent with the binding master plan. The stormwater routing through Phase 1 was explained by the engineer. No modifications were requested.

Key Outcomes

• Border Road Storage (24-37SP): Motion to approve with stipulations: (1) replace asphalt shingles with barrel tile on towers, (2) hours of operation limited to 8 AM to 9 PM. Motion passed 7-0.
• Cassata Oaks Design Alternative (24-64DA): Motion to approve the three design alternatives. Passed 7-0.
• Cassata Oaks Preliminary Plat (24-66PP): Motion to approve. Passed 7-0.
• Vistera Phase 2 Preliminary Plat (25-18PP): Motion to approve. Passed 7-0.

Comments by Planning and Zoning Department

• Director Roger Clark reminded the commission of the next meeting on September 2, 2025, with three applications including a text amendment. He announced a training opportunity in Daytona on September 16, 2025 ($45 registration). He noted that the variance appeal for Base Avenue (previously approved) is moving to City Council. He highlighted the lengthy history of the Cassata Oaks project (10 years) and thanked the commission for its approval.

Comments by Planning Commission Members

• Commissioner Kit requested an excused absence for the September 2 meeting due to a scheduled medical procedure.

The meeting adjourned.