Planning Commission Meeting - February 17, 2026, City of Venice

The Venice Planning Commission met on Tuesday, February 17, 2026, at 1:30 PM in Council Chambers. The commission approved prior minutes, conducted four public hearings, and made recommendations to City Council on the Chalets at Venice annexation, future land use map amendment, and zoning map amendment. Two Venice Isle petitions and one Panda Express site plan were also approved.

Call to Order, Roll Call, and Minutes

• Chair Snyder called the meeting to order. Roll call showed Chair Snyder and members Wilson, Hale, Sherberg, McKeon, Young, and Jasper present. Member Kit was excused.
• The February 3, 2026, regular meeting minutes were approved unanimously as presented.
• No members of the public signed up for general audience participation.

Venice Isle - Design Alternative 25-55DA and Site and Development Plan 25-13SP

• The certified public hearing for both petitions was advertised on January 17, 2026.
• Staff planner Brittany Smith presented a proposal for a new three-story mixed-use building on a 0.379-acre parcel. The ground floor would contain two commercial retail spaces of 2,152 and 1,116 square feet plus residential garage parking, and the second and third floors would contain seven residential units totaling 12,361 square feet.
• The project would be at the maximum residential density of 18 dwelling units per acre and have a floor area ratio of 0.40, below the 0.65 maximum.
• The design alternative request included relief from perimeter buffer and setback standards. Staff noted the driveway setback alternative was not actually needed because the proposed 17-foot setback exceeded the code minimum. The requested rear and side setbacks were 45 feet and 29 feet, compared with code standards of 20 feet and 15 feet.
• Staff found both petitions consistent with the Comprehensive Plan and compliant with the Land Development Code. The applicant owner spoke in support; no public speakers testified.
• The commission approved the design alternative 6-0 and the site and development plan 6-0.

Panda Express Site and Development Plan 24-62SP

• The certified public hearing was advertised on January 31, 2026.
• The applicant sought approval to construct a 2,700-square-foot Panda Express restaurant at 2001 Laurel Road on an approximately 1.066-acre parcel. The property retains Commercial General zoning and has a mixed-use corridor future land use designation.
• An alternative parking plan requested 38 parking spaces, exceeding the maximum of 27 by about 33%; the minimum required was 11 spaces. The applicant's traffic impact statement showed 35 PM peak-hour trips, which was deemed de minimis.
• The applicant's agent, Garrett George of CESO, explained that a temporary barrier on the west side would remain until the adjacent parcel is developed, and that delivery truck turning movements on the site plan reflect bumper overhang rather than wheel paths.
• Staff found the petition compliant. No public speakers testified. The commission approved the site and development plan 6-0.

Chalets at Venice - Annexation 25-19AN

• The certified public hearing was advertised on January 31, 2026.
• This legislative petition sought annexation of 10.1209 acres at 282 North Auburn Road into the city. The property is in Joint Planning Agreement Area 7, has a proposed future land use of mixed-use residential, and is proposed to be zoned Planned Unit Development in the Pinebrook neighborhood.
• Staff reported that the pre-annexation agreement was approved by City Council on February 10, 2026.
• Public speaker Susan Carrow, a Sawgrass resident, expressed concerns about added traffic on Auburn Road and strain on the city's finite water supply.
• Commissioner Wilson said failing to annex does not prevent development; county development would still use city roads and facilities without providing city tax revenue, while city annexation allows the city to impose standards. Planning and Zoning Director Roger Clark added that JPA Area 7 identifies this property for city water and sewer service.
• The commission voted 6-0 to recommend City Council approval of the annexation.

Chalets at Venice - Future Land Use Map Amendment 25-20CP

• The certified public hearing was advertised on January 31, 2026.
• The petition requested a change from Sarasota County moderate density residential to City of Venice mixed-use residential. JPA Area 7 limits density to five dwelling units per acre; the applicant proposed 4.25 dwelling units per acre.
• Staff found the petition consistent with the Comprehensive Plan and with Florida Statutes Chapter 163, Part II.
• Public speaker Julie Valo raised concerns about drainage for raised homes, the drain pipe across North Auburn Road, Blackburn Canal overflowing during heavy rains, and the proposed two-story homes abutting Venice Palms.
• During discussion, commissioners noted that the JPA limits the density to five units per acre, which restricted the board's ability to impose lower densities similar to other Auburn Road projects. Staff and the applicant noted that the existing county moderate density residential designation already allows two to five units per acre.
• The commission voted 6-0 to recommend City Council approval of the future land use map amendment.

Chalets at Venice - Zoning Map Amendment 25-21RZ

• The certified public hearing was advertised on January 31, 2026. This was a quasi-judicial hearing.
• The petition requested a change from Sarasota County OUE1 zoning to City of Venice Planned Unit Development zoning. Under OUE1, the 10.12-acre parcel would yield only about two potential units; the proposed PUD would allow up to 51 units, but the applicant proposed 43 single-family detached homes at 4.25 dwelling units per acre.
• The binding master plan includes a minimum 50% open space, a 25-foot landscape buffer, a private right-of-way with sidewalks, a hammerhead turn at the dead-end street, two stormwater lakes, and limits building height to 35 feet or two stories. Minimum lot size would be 3,600 square feet, with 20-foot front yards, five-foot side yards, and 20-foot rear yards.
• The project's estimated impact was 48 PM peak-hour trips, considered de minimis. Staff found no concurrency issues.
• Public speaker Susan Heisen, a Sawgrass resident, raised concerns about density, Auburn Road traffic, Blackburn Canal water flow and maintenance, downstream Curry Creek flooding, and the undeveloped radio tower parcel to the south.
• Public speaker Richard Clapp, also from Sawgrass, urged the commission to prioritize community home values over the applicant's presentation, argued that traffic and water impacts are understated, and said Curry Creek is under severe stress. He asked for lower density.
• Director Roger Clark explained that the JPA has been in place since 2007, identified this property for up to five units per acre, and requires city water and sewer, so the property would need to be in the city. He also noted that stormwater permitting through SwiftMUD generally requires post-development runoff to match pre-development conditions, and that the city understands Sawgrass is responsible for maintaining part of Curry Creek, though that issue is not totally resolved.
• Commissioner Young offered an amendment to add a stipulation limiting density to 2.5 dwelling units per acre. The amendment lacked a second and failed. The commission then voted 5-1 to recommend City Council approval of the zoning map amendment.

Planning and Zoning Department Comments

• Roger Clark announced the next Planning Commission meeting on March 3, 2026, and clarified that the Venice Isle property would not need a certificate of demolition from the Historic and Architectural Preservation Board because it is not a 1926 building or on the register.
• He also recognized outgoing Chair Snyder with a token of appreciation.

Comments by Planning Commission Members

• One commissioner emphasized that board decisions must be based on the evidence presented rather than personal opinions, particularly as the city recruits new planning commissioners.

Key Outcomes

• Approved February 3, 2026, minutes unanimously.
• Approved Venice Isle Design Alternative 25-55DA, 6-0.
• Approved Venice Isle Site and Development Plan 25-13SP, 6-0.
• Approved Panda Express Site and Development Plan 24-62SP, 6-0.
• Recommended City Council approval of Chalets at Venice Annexation 25-19AN, 6-0.
• Recommended City Council approval of Chalets at Venice Future Land Use Map Amendment 25-20CP, 6-0.
• Recommended City Council approval of Chalets at Venice Zoning Map Amendment 25-21RZ, 5-1; a proposed 2.5-du/ac stipulation amendment failed for lack of a second.