Venice Planning Commission Meeting Summary – November 17, 2025

The Venice Planning Commission held a regular meeting on November 17, 2025, at 1:30 PM in Council Chambers. The commission reviewed and made recommendations on six petitions: an airport terminal site plan, annexation, comprehensive plan amendment, zoning amendment for the Baker Trust property, a zoning amendment for the Zuknick property, and a text amendment for the Knights Trail district. Public testimony was heard on several items. All votes were recorded.

Consent Calendar

• Approval of Minutes: Minutes of the November 4, 2025, regular meeting were approved by unanimous voice vote.

Public Comments & Testimony

• Airport Terminal (25-02SP): Tom Martin, a resident of Crosswinds Landing, disputed the common claim that winds favor runway 13/31 at Venice Airport, presenting a wind rose showing winds substantially favor runway 5. No other public comments.
• Baker Trust Ewing Annexation/Comp Plan/Rezone (25-06AN, 25-07CP, 25-08RZ): Four Palencia residents spoke in opposition. Maureen Kelly expressed concerns about a road cutting off access to a preserved wetland and disrupting wildlife. Deb Carter, chair of the ecology committee, emphasized protecting animals (gators, tortoises, sandhill cranes) and preserving the wetland. Michelle Davis, Palencia community association director, presented a petition: out of 203 homes, 196 residents signed in opposition within 72 hours. She cited threats to the wetland preserve, stormwater flooding risks (citing Hurricane Ian photos), noise, and property values. Sarah Gondela, Palencia community association president, detailed environmental concerns: the pond is part of a connected water body under SWFWMD/DEP rules, the FPL transmission easement limits developable land, and the road easement was illegally dredged earlier this year. She argued the applicant omitted critical facts.
• Zuknick Border Road Rezone (25-48RZ): Steve Carr, chair of the Central Venice Coalition, raised questions about single-family attached vs detached (would require conditional use), density incompatibility (5.4 units/acre vs nearby Waterford at 3.67, Cassada Oaks at 1.5, Sawgrass at 1.9), and stormwater concerns on FEMA flood zone AE land.
• Knights Trail Text Amendment (25-57AM): No public speakers.

Discussion Items

• Airport Terminal Building (25-02SP): Staff presented a new terminal building to replace the existing one, hardened for hurricanes, with new access drive and parking. Planning analysis found compliance with all codes. FAA wildlife attractant rules prohibit landscaping within 10,000 ft of turbine-powered aircraft, so a stipulation was added to waive landscaping requirements. The project is 98% funded (approximately $6.5 million secured, with remainder in grant process). The building is 34 ft 10 in height (within 35 ft limit) and will have 25 parking spaces. Approved 7‑0.
• Baker Trust Ewing Annexation (25-06AN): The 7.3‑acre property at 2327 Ewing Drive lies within JPA Area 2B, sub‑area 2, which allows up to 13 dwelling units per acre. Staff found all six annexation criteria satisfied. Commissioner Young expressed concern about density, but others noted annexation merely allows city jurisdiction, not development approval. The motion to recommend approval passed 6‑1 (Commissioner Bill opposed, citing concerns about why the county didn't keep the property and higher density).
• Baker Trust Comp Plan Amendment (25-07CP): Request to change future land use from Sarasota County Rural to City of Venice Medium Density Residential (up to 13 units/acre). Discussion centered on compatibility with adjacent Palencia (2.5 units/acre, built as PUD with 50% open space). Applicant Marty Black offered three stipulations to address concerns: building height limited to 35 ft, minimum 300‑ft setback of all structures from north property line (preserving existing pond), and a maximum of 60 total dwelling units (about 8.2 units/acre). After a recess to confirm feasibility, the motion was amended to include these stipulations. Recommended approval 6‑1 (Commissioner Bill opposed).
• Baker Trust Zoning Amendment (25-08RZ): Request to rezone from County OUE to City RMF‑3 (up to 13 units/acre), with the same three stipulations. Staff noted RMF‑3 is the implementing district for Medium Density Residential. Applicability of conditional use for attached dwellings would require future approval. Recommended approval 6‑1 (same dissenter).
• Zuknick Border Road Rezone (25-48RZ): 10.73 acres at NE corner of Auburn and Border Road, currently in city limits but with county zoning. Request to rezone to RSF‑3 (Low Density Residential, up to 5 units/acre), proposing 54 units (5.4 units/acre). This is a reduction from a prior request for 70+ units. Commissioner Bob expressed strong opposition, citing density incompatibility with adjacent communities (Waterford 3.67, Cassada Oaks 1.5, Sawgrass 1.9). The motion to recommend approval passed 6‑1 (Commissioner Bob opposed).
• Knights Trail Text Amendment (25-57AM): Amendment to Table 2.3.13 to add development standards for single-family detached and attached uses, which were previously made permitted but lacked standards. The amendment includes building placement, lot width/length, coverage, and orientation standards. Commissioner Young noted that lot coverage should specify “maximum” rather than ambiguous numbers; the correction was incorporated. Recommended approval 7‑0.

Key Outcomes

| Petition | Vote | Recommendation/Decision | Key Details | |----------|------|------------------------|-------------| | 25‑02SP Airport Terminal | 7‑0 | Approved with stipulation of no landscaping | Building height 34'10", 25 parking spaces, $6.5M secured, 98% funded, FAA wildlife attractant rule applied. | 25‑06AN Baker Trust Annexation | 6‑1 recommended approval | Annexation criteria all met; JPA Area 2B allows up to 13 units/acre. | 7.3 acres, Ewing Drive right-of-way exists since 1927. Density will be set at rezone phase. | 25‑07CP Baker Trust Comp Plan | 6‑1 recommended approval with stipulations | Stipulations: height ≤35 ft, 300‑ft setback from north property line, max 60 units. | Density reduced from 13 to ~8.2 units/acre. Future development likely townhomes. | 25‑08RZ Baker Trust Rezone | 6‑1 recommended approval with stipulations | Same three stipulations as comp plan. RMF‑3 district implementing. | Conditional use required for attached dwellings. | 25‑48RZ Zuknick Border Road Rezone | 6‑1 recommended approval | RSF‑3 (5 units/acre max), 10.73 acres, 54 units proposed. | Density 5.4 vs adjacent communities (1.5–3.67). Stormwater and access to be detailed at site plan. | 25‑57AM Knights Trail Text Amendment | 7‑0 recommended approval with correction | Added development standards for single‑family detached/attached; lot coverage corrected to “maximum” 75%. | Text applies to Knights Trail Mixed‑Use District only.

• Next Meeting: December 2, 2025 – site and development plan for a church parking lot.
• Training Reminder: December 8, 2025 – in‑person or remote option.

Note: The meeting date per the source is November 17, 2025. All votes are recommendations to City Council except the airport terminal site plan (final approval by Planning Commission).