Venice Planning Commission Meeting - December 2, 2025

The Venice Planning Commission met on Tuesday, December 2, 2025, at 1:30 PM in the Council Chambers. The primary agenda item was a quasi-judicial public hearing for the Epiphany Cathedral Parking Site and Development Plan (petition 25-32SP), which had previously been denied on May 6, 2025. The commission unanimously approved the revised plan after hearing staff, applicant, and public testimony. Other actions included approval of the November 17, 2025 minutes with corrections.

Consent Calendar

• Approval of Minutes: The commission approved the minutes of the November 17, 2025 regular meeting with two corrections: on page 3, changing the former city manager's name from "Mary Black" to "Marty Black"; and on page 6, removing a duplicated phrase ("with the stipulation of which"). Motion by Commissioner Wilson, seconded by Commissioner Hale, passed unanimously.

Public Comments & Testimony

• Robert Bostick (330 Tarpon Street) expressed concern that the proposed stormwater discharge would exacerbate existing flooding problems on Tarpon Street and West Bay Drive. He argued that the natural flow of water from the site was being diverted to a stormwater system that is already inadequate, causing overflow through his and neighbors' yards.
• Douglas Sniff (304 Bay Shore) echoed Bostick's concerns, stating the current drainage system on Bay Shore cannot handle heavy downpours and that even a small additional flow could worsen flooding. He also asked whether the city would contribute financially to alleviate existing drainage problems.
• Cynthia Biotrill and Sandra Ellen were scheduled to speak but passed (no testimony given).

Discussion Items

• Epiphany Cathedral Parking (25-32SP) – Quasi-Judicial Hearing
  • Staff Presentation (Brittany Smith, Planner): The request is to redevelop an existing shell parking lot (0.85 acres at 225 North Harbor Drive) into a paved parking lot with landscaping, sidewalk, and a pedestrian crosswalk on Harbor Drive North linking to the cathedral. Key changes from the previous denial: access point moved from Park Lane to the existing entrance on Manatee Drive; number of spaces reduced from 80+ to 66. Staff found the plan consistent with the Comprehensive Plan and Land Development Code, compliant with parking, lighting, and landscaping requirements, and that the existing use (parking) would not increase traffic.
  • Applicant Presentation (Craig Mayhew, DMK Associates): Addressed stormwater concerns, stating the proposed design has less impervious area than the existing shell lot, a stormwater retention pond, and a 23% reduction in peak discharge (from 4.7 cfs to 3.21 cfs for the 25-year storm). The stormwater discharge is controlled via a weir, delaying runoff. The applicant also noted improvements in pedestrian safety (marked spaces, sidewalks), landscaping to reduce heat island effect, and compliance with city lighting standards.
  • Commission Questions: Commissioner Hale asked about an existing water line and new stormwater pipe. Commissioner Jasper confirmed the discharge goes into a stormwater pipeline, not into the street. The City's Stormwater Engineering Manager, Steve Barron, clarified that the city advised DMK to send discharge to the east (Outfall 17 basin) because that basin has more capacity than the Outfall 15 basin (which floods more severely). He stated the delayed discharge from the retention pond would likely not worsen flooding on Tarpon Street, where water enters mostly via overland sheet flow.
  • Commissioner Wilson: Noted the applicant cannot be held responsible for off-site flooding issues and that the explanation of reduced runoff alleviated his prior concerns.

Key Outcomes

• Approval of Epiphany Cathedral Parking (25-32SP): Motion by Commissioner McKeon to approve based on consistency with the Comprehensive Plan and compliance with the Land Development Code, seconded by Commissioner Jasper. Approved 7-0.
• Next Meeting: The December 16, 2025 meeting was canceled. The next meeting is scheduled for January 6, 2026, with three applications: a comprehensive plan amendment, a conditional use, and a variance.

Comments by Planning and Zoning Department

• Planning Director Roger mentioned that the CBOR (Community-Based Organized Revitalization) staff-level kickoff meeting was held with consultants Dover Cole and Associates, focusing on technical standards and road cross sections. A Request for Proposals/Qualifications for the Parks Master Plan is being advertised, with submissions due in January. He also noted the city's centennial celebration had kicked off with a parade.