Historic and Architectural Preservation Board Meeting – September 25, 2025
Historic and Architectural Preservation Board Meeting – September 25, 2025
The Historic and Architectural Preservation Board of Venice, Florida, met on September 25, 2025, at 9:00 AM in Council Chambers. The board addressed two public hearings: a proposed three-story mixed-use building at 256 Nokomis Avenue South (continued to October 9, 2025) and a renovation/addition at 500 Nassau Street (approved with conditions). The board also approved its 2026 meeting schedule.
Consent Calendar
- The board excused absences for members John Steckity and Steve Green, and approved the minutes of the August 28, 2025 regular meeting (by unanimous voice vote).
- No other routine approvals were on the consent calendar.
Public Comments & Testimony
- For PLAR25-0019 (256 Nokomis Avenue): One written comment was received from Katie Flynn (444 Darling Street, Venice), but no oral public testimony was offered at the hearing.
- For PLAR25-0026 (500 Nassau Street): No public testimony was presented.
Public Hearing: PLAR25-0019 – 256 Nokomis Avenue South – Proposed New 3-Story Mixed-Use Building
Staff Presentation: Planner Brittany Smith introduced the project – a new three-story mixed-use building (predominantly residential with two ground-floor non-residential units) on a 0.37-acre parcel zoned South Trail 1 in the Venetian Theme Architectural Control District. The existing one-story commercial building would be demolished. The board was to review architectural compliance with Venice Historic Precedent (VHP) guidelines.
Applicant Presentation: Owner/applicant Beka Saldadze (B Design LLC) presented the design, emphasizing a Venetian-style aesthetic with parapet towers, stucco molding, and arches. Total building height was stated as 35 feet plus a seven-foot parapet (42 feet total). The applicant explained that the parapet was chosen to conceal rooftop AC units and that the towers were intended to create visual interest.
Board Discussion & Concerns:
- Several board members expressed that the building appeared too vertical and massive for the surrounding one- and two-story context. Concerns included the height of the parapet towers (seven feet above the roof), the lack of massing offsets (flush facade on the north and south elevations), the proportionally thin columns (16 inches) under large arches, and the monotonous repetition of arched window trim.
- The board suggested lowering the parapet by approximately three feet, exploring a barrel tile roof on the towers (to reduce perceived height), adding plane changes (at least 16 inches offset) on the north and south facades, widening the columns under arches, simplifying balcony railings, and aligning windows vertically.
- The applicant and project representative Arthur Sowal indicated willingness to revise the design but noted constraints from parking and driveway requirements.
Outcome: The board voted unanimously (4-0) to continue the hearing to October 9, 2025, at 9:00 AM, without re-advertisement. The applicant was asked to return with revised drawings addressing the massing (especially on the south and east facades), parapet height, window proportions, railing simplification, and overall vertical emphasis.
Public Hearing: PLAR25-0026 – 500 Nassau Street – Renovation and Addition to Existing Residence and Carriage House
Conflict Disclosure: Chair Beebe recused himself because his son-in-law owns the applicant firm (Beebe Design Studio). Vice Chair Trammell presided for this item.
Staff Presentation: Senior Planner Nicole Tremblay described the Certificate of Architectural Compliance (CAC) request for a 1927 single-family home in the Venetian Theme ACD. The proposal includes removing non-original front porch and connecting porch, adding a second-story connection between the main house and the guest house (carriage house), repairing stucco, roof, windows, doors, and adding new privacy walls. Historic Resources Manager Harry Klinkhammer confirmed the garage is not original (added ~1980) and that the home is not yet on the local register (second reading pending).
Applicant Presentation: Agent Sam Hardie (Beebe Design Studio) detailed the restoration plan – replacing non-original steel windows with French casement steel windows, preserving original wood doors, adding a custom door to match, and building a privacy wall with a combination of solid and railing sections. The applicant presented revised north elevation drawings that simplified the wall design.
Board Discussion:
- Board members noted the need to re-establish two characteristic front windows and the balconette detail.
- Discussion of the privacy wall: The applicant proposed a stepped wall with a three-foot solid base plus three-foot railing above, while the board questioned whether a simpler three-foot solid wall (without railing) would be more historically appropriate. The applicant maintained the railing was desired for privacy.
- Board member Watkins questioned the two small eyebrow brackets on the garage balcony; the board recommended their removal as they are not typical of historic precedent.
- The board confirmed that the existing vent on the north elevation should remain.
Outcome: The board voted unanimously (4-0) to approve the application with the following conditions:
- The applicant shall use the revised north elevation and wall detail drawings presented at the meeting (which supersede the packet).
- The eyebrow brackets on the garage balcony shall be eliminated.
- Staff is authorized to approve minor administrative changes consistent with these conditions.
New Business – 2026 Meeting Schedule Approval
- Staff presented a proposed 2026 meeting schedule (meetings on the second Thursday of each month, starting with October 9, 2025, as the next meeting). The board approved the schedule by voice vote.
Key Outcomes
- PLAR25-0019 (256 Nokomis Ave): Continued to October 9, 2025, with directives to revise massing, reduce vertical emphasis, and improve architectural details.
- PLAR25-0026 (500 Nassau St): Approved with conditions (remove eyebrow brackets, use revised wall elevations).
- 2026 Meeting Schedule: Approved (second Thursday monthly).
- Recusal: Chair Beebe abstained from the 500 Nassau Street hearing due to a conflict of interest (familial relationship with applicant firm).
Meeting Transcript
All right. I'll call the historic architectural preservation board to order for August 28th, 2025. And Mr. Barrick is due to be here any moment. So just note that when he comes in, I believe. So for now, let's just do a uh a roll call attendance. Chair Beebe. Here. Ms. Trammell. Present. Ms. Dairyberry. Here. Mr. Watkins. And then Mr. Stecketty and Mr. Green are to be absent and are asking for the absence to be excused. Let them in. And here comes Mr. Barry. And Mr. Barrick. Good morning. Here. Good morning. All right. Thank you very much. We'll go ahead. Excuse me. We'll go ahead to approval of the minutes. Actually, uh oh, I'm sorry. Sorry, how do you think that's a good question? Mr. Chair, since we uh we'll need a motion for the two chair members to excuse their absences, um, just since they requested it. So we just need a motion to vote on that. All right. Would someone like to motion make a motion? I like the motion that we excuse two chairman members. All right. Which would be John Steckity and Steve Green. All in favor. Aye. Aye. Opposed? All right. Thank you very much. All right, thank you. Um we'll go ahead to approval of the minutes before you have the minutes of uh the May 22nd, 25th, and July 10th regular meetings.
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