Venice Planning Commission Meeting - March 3, 2026

The Venice Planning Commission met on Tuesday, March 3, 2026 at 1:30 PM in the Council Chambers. Chair Snyder presided, with members Wilson, Harrell, Sherberg, McKeon, Young, and Jasper (absent excused) present. The commission unanimously approved the minutes from the February 17, 2026 meeting and then conducted two major public hearings: the Ajax Site Improvements (combined design alternative and site plan) and the Triton Industrial comprehensive plan and zoning amendments. No general audience participation occurred.

Consent Calendar

• Approval of Minutes: The minutes of the February 17, 2026 regular meeting were approved unanimously by a 6-0 voice vote.

Public Comments & Testimony

• Triton Industrial Rezoning: Three residents of the Substation Road corridor spoke in opposition:
  • Jamie Nakkowsky argued the property is being used without permission for light industrial (not zoned for it) and that Substation Road is already deteriorated, unsafe for children, and cannot support more heavy truck traffic.
  • William Apel stated the road is not maintained by the city or business owners, and that increased commercial traffic is incompatible with the existing residential community.
  • Susan Armellini noted that four residential areas exist along the road, residents pay for road maintenance themselves, and the road is unsafe for pedestrians, cyclists, and children. She asked the commission to deny the application to preserve a vibrant, charming community.

Discussion Items

Ajax Site Improvements (Petitions 25-61DA and 25-40SP)

• Overview: The commission considered two quasi-judicial petitions together for Ajax, a local asphalt company established in 1998. The site (500 and 504 Gene Green Road, 94 total acres, 10.3-acre project area) currently operates as headquarters and manufacturing. Proposed improvements include: expanding building 1 (office), constructing a new laboratory (building 2), replacing modular structures with permanent buildings 3-5, relocating the access drive for safer traffic flow, paving and striping parking areas, and adding stormwater retention.
• Design Alternative Request:
  • Wildlife fence breaks: The applicant requested no breaks in perimeter fencing for security and insurance compliance. Staff found no adverse impact.
  • Lighting fixture heights: The applicant requested 20-foot and 30-foot perimeter fixtures instead of the code-required 12-15 feet, due to the large (average 12-foot tall) vehicles on site. The photometric plan showed compliant foot-candle levels, and all perimeter fixtures would include glare shields.
• Alternative Parking Plan: 45 parking spaces for fleet/vehicle storage in the eastern industrial area, exceeding standard code limits but deemed acceptable.
• Easement Stipulation: The applicant is negotiating with Sarasota County and other easement holders to maintain access. A draft stipulation was presented and accepted by the agent.
• Staff Findings: Staff reported the site plan complies with comprehensive plan strategies (FAR 0.04, well below 2.0 max), Land Development Code, and concurrency (de minimis traffic: 18 PM peak hour trips). No public speakers testified.

Triton Industrial Comprehensive Plan Amendment (25-63CP, Legislative)

• Proposal: Change the future land use designation of 490 Substation Road (2 acres) from High Density Residential to Industrial. The property currently has a single-family residence but is used by the owner for a contracting business (light industrial). The applicant intends to redevelop with multi-tenant light industrial buildings.
• Planning Analysis: Staff noted the site is in the Gateway Neighborhood, which allows industrial uses. A compatibility matrix showed "potentially incompatible" with adjacent residential, but existing industrial users (Turbine Weld, Southern Spring & Stamping) coexist. The maximum development potential under Industrial FAR 2.0 (173,000 sq ft) is unlikely; transportation analysis assumed a more realistic 16,000 sq ft, yielding 8 PM peak hour trips compared to 19 trips if developed as high-density residential. The change was found consistent with the comp plan and Florida Statute 163.
• Discussion: Chair Snyder expressed being torn between the need for affordable housing (high-density residential potential) and preserving scarce industrial land. Member Harrell noted the road maintenance issue but stated the city council will have final decision. Member Sherberg highlighted the tension between the two competing city desires. The vote to recommend approval was 6-0.

Triton Industrial Zoning Map Amendment (25-64RZ, Quasi-Judicial)

• Proposal: Rezone the same property from RMF-1 (Residential Multifamily) to Industrial, the implementing district for the industrial future land use. The agent clarified the current use is a contracting business (dock and pier work) and that the owner intends to redevelop with similar light industrial uses, possibly multi-tenant, but not necessarily limiting to that.
• Public Opposition: All three public speakers (see Public Comments) focused on the poor condition of private Substation Road, safety hazards, increased truck traffic, and incompatibility with existing residential neighborhoods.
• Commission Deliberation:
  • Member Wilson (moved approval) stated he was not convinced to change from the original zoning decision.
  • Member Harrell opposed because industrial zoning permits a wide range of uses (tattoo parlors, taxidermists, etc.) unless limited by stipulation, and the applicant declined to stipulate.
  • Member McKeon favored approval, noting the adjacent Turbine Weld was recently approved and the current use is already light industrial.
  • Member Young supported, arguing residential would bring more people and traffic than industrial.
  • Chair Snyder noted the multi-tenant aspect broadens potential uses and that the road issue is a private matter. The vote was 4-2 in favor (members Wilson and Harrell voting no), recommending approval to City Council.

Key Outcomes

• Ajax Design Alternative (25-61DA): Approved unanimously (6-0) – allows no wildlife fence breaks and taller perimeter lighting.
• Ajax Site and Development Plan (25-40SP): Approved unanimously (6-0) with the inclusion of the easement stipulation.
• Triton Comprehensive Plan Amendment (25-63CP): Recommended for approval to City Council unanimously (6-0).
• Triton Zoning Map Amendment (25-64RZ): Recommended for approval to City Council by a vote of 4-2 (Wilson and Harrell opposed).
• Next Meeting: Scheduled for March 17, 2026, which will include a text amendment. Chair Snyder noted this may be his last meeting; the commission and staff thanked him for his service.