Planning Commission Meeting – January 20, 2026

The Venice Planning Commission met on Tuesday, January 20, 2026, at 1:30 PM in Council Chambers. The commission approved two quasi-judicial petitions: a site and development plan for a 12,000-square-foot hangar addition for Agape Flights, and a sign variance for Lord-Higel's Coffee House. The meeting also included approval of prior minutes and an annual report from the Planning and Zoning Department.

Consent Calendar

• Minutes of January 6, 2026: Approved unanimously by a voice vote (6-0).

Public Comments & Testimony

Agape Hanger Addition (Petition 24-46SP)

• Tom Martin (resident at 217 Airport Ave W): Expressed concern that Agape Flights departs from Runway 13 instead of the designated noise abatement Runway 23, requesting the operator be a better neighbor.
• Russ Grotering (property owner): Raised concerns about a historically documented bald eagle nesting area in the wooded portion of the proposed site, citing Florida Fish and Wildlife Conservation Commission maps.
• Larry Luber (resident of Bellagio Island and volunteer landscaper for Agape): Spoke in full support of Agape's mission and the hangar expansion, stating he would accept additional aircraft noise.

Lord-Higel's Coffee House Variance (Petition 25-76VZ)

• Howard Burke (resident directly across the street): Opposed the variance, arguing the sign is unnecessary due to existing visibility, generating traffic and parking issues, and that a 12.6-square-foot projecting sign would be distracting and inappropriate for a residential area.

Discussion Items

Agape Hanger Addition

• Staff (Nicole Tremblay) presented the request for a minor site and development plan amendment to add a 12,000-square-foot hangar on 2.02 acres (Mixed-Use Airport future land use, Government zoning). The plan meets all code requirements for setbacks, lot coverage, and height (30 feet, under the 35-foot limit). Parking was approved administratively with a 10% reduction. A stipulation was added requiring City Council approval of an amended lease before construction.
• Applicant (Alan Speer, CEO of Agape Flights) described the organization's 45-year history of delivering humanitarian aid to the Caribbean, emphasizing the expansion's role in increasing cargo capacity and fleet growth. He noted that the SwiftMUD permit for stormwater had already been obtained.
• Commissioners asked about the bald eagle issue; staff and the applicant confirmed that no active nests were present and no environmental mitigation was required. The noise complaint was noted but considered outside the scope of the site plan review.

Lord-Higel's Coffee House Variance

• Staff presented the request for a variance to allow a projecting sign of approximately 12.6 square feet, exceeding the 4-square-foot maximum in the Land Development Code. The property is a historic home on a government-zoned parcel. The seven variance criteria were reviewed; staff noted no staff error was involved.
• Applicant (Alyssa Williams, leaseholder) argued that the larger sign is needed for visibility from Granada Street and Avenue de Parks (45 feet from the building to the road, compared to 7–13 feet on Miami/Venice Avenues), improving wayfinding and safety for drivers. She stated the sign meets wind load standards (ASCE 7-22) and can be removed during hurricanes.
• Commissioners expressed support, noting the historic nature of the property and the coffee house's community value.

Annual Report from Planning and Zoning Department

• Roger Clark, Planning and Zoning Director, presented the annual report to be delivered to City Council on February 10, 2026. Key points: 70 petitions reviewed in the past year (up from 62 the prior year); the Comprehensive Plan update was found in compliance by the state after an in-house effort; upcoming work includes the Parks Master Plan (consultant selection pending).
• Chair Snyder (completing his 18th year on the commission) noted the changing nature of planning as the Joint Planning Agreement nears its end, with about 1,200 acres remaining for potential annexation. He indicated this would be his last presentation to Council, though his term continues until a replacement is appointed.

Key Outcomes

• Agape Hanger Addition (24-46SP): Approved 6-0 with the stipulation that an amended lease must be approved by City Council before construction begins.
• Lord-Higel's Coffee House Variance (25-76VZ): Approved 6-0, allowing a projecting sign of approximately 12.6 square feet.
• Next Meeting: Scheduled for February 3, 2026, to consider a residential site and development plan on Nicomas Avenue.