Venice Planning Commission Meeting June 2, 2026

The Venice Planning Commission met on June 2, 2026 at 1:30 PM in Council Chambers. The agenda included a presentation on the Seaboard Phase 1 Technical Plan, three quasi-judicial public hearings (Family Promise affordable housing, Sarasota Memorial Hospital expansion, Mavis Tires conditional use), and a legislative text amendment for Certified Recovery Residences. All three public hearing items were approved unanimously (6-0), and the text amendment was recommended for approval to City Council with an additional definition. There was no public participation during Audience Participation or any public hearing.

Consent Calendar

• Absences: Anna Frank (excused for June 2 meeting) and Mr. Hale (excused for June 16 meeting) were approved unanimously.
• Minutes from the May 19, 2026 regular meeting were approved as submitted.

Public Comments & Testimony

• No members of the public signed up for Audience Participation or spoke during any of the public hearings.

Discussion Items

• Seaboard Phase 1 Technical Plan Presentation: Josh Frank (Dover, Kohl & Partners) presented a detailed conceptual plan for the first phase of redevelopment on city-owned parcels in the Seaboard District. Key concepts included creating a new street (New Nolan Street) to increase walkability and development value, preserving light industrial character, providing housing types like live-work and row houses, and prioritizing a pedestrian-bicycle friendly public realm. The plan envisions approximately 236 residential units within three blocks and recommends a new "CBOR Core" zoning category. The presentation is a precursor to a City Council meeting on July 14, 2026.

• Family Promise Site and Development Plan (25-74SP) & Design Alternative (25-75DA): The applicant, Family Promise of South Sarasota County, proposed a phased affordable housing development on two parcels at 430 and 460 Substation Road. Phase 1 includes 10 multifamily units (five duplexes) on just over one acre, with access via a private easement. The design alternative sought relief from a Type 5 buffer requirement along the western property line adjacent to VSE Aviation (former Turbine Weld). Staff and applicant (Jackson Boone) presented the proposal, noting that 5 canopy trees, 6 understory trees, and 26 shrubs with an existing 6-foot fence are proposed instead of the standard 13 canopy trees, 6 understory trees, continuous hedge, 6-foot wall, and 3-foot berm. The applicant argued the industrial use is fully enclosed and the residential buildings are setback farther. Both petitions were approved unanimously.

• Sarasota Memorial Hospital Site and Development Plan (26-09SP): SMH requested approval for two expansion improvements on its 65-acre campus at 2600 East Laurel Road: a two-story, 20,846 sq ft Interventional Radiology/MRI expansion connected to the emergency department, and a four-story Inpatient Rehabilitation Pavilion (approximately 4,128 sq ft ground floor, plus 24,434 sq ft floors 2-4) connected to the existing bed tower. The expansion will add 62,000 sq ft of building area, well within the approved FAR of 3.0 (campus currently at 0.26). The project will reduce parking by 4 spaces (already addressed by a prior administrative parking expansion) and add 83 covered parking spaces. Traffic impacts (621 PM peak trips) are within the approved 879 trips for Phase 1. The petition was approved unanimously.

• Mavis Tires and Brakes Conditional Use (26-10CU): A conditional use request to allow a minor vehicle service center (Mavis Tires and Brakes) within the Venice Crossing Commercial Center at 2001 Laurel Road. The 0.98-acre parcel will have a 7,000 sq ft building with 8 service bays (all indoors), 27 parking spaces, and access via internal roadway. The use is allowed in CG zoning with a conditional use. Staff and applicant confirmed that all service is performed inside the building and bay doors must be closed when not in use. The site plan will come before the commission separately (26-11SP). The petition was approved unanimously.

• Certified Recovery Residence Text Amendment (26-22AM): A legislative text amendment to add procedures and definitions for certified recovery residences (substance abuse recovery) to the Land Development Code. The amendment adds the use to the definition of group living, strikes outdated terms, and incorporates state statute requirements for application, reasonable accommodation, and revocation criteria. The commission approved a motion (6-0) to recommend approval to City Council with an addition to include the definition of "certificate of compliance" in the code.

Key Outcomes

• Approved Unanimously: Family Promise Design Alternative (25-75DA) – motion by Mr. McKean, second by Mr. Hale.
• Approved Unanimously: Family Promise Site and Development Plan (25-74SP) – motion by Mr. Jasper, second by Mr. Hale.
• Approved Unanimously: Sarasota Memorial Hospital Site and Development Plan (26-09SP) – motion by Mr. Ferlagi, second by Mr. McKean.
• Approved Unanimously (6-0): Mavis Tires and Brakes Conditional Use (26-10CU) – motion by Ms. Sherberg, second by Mr. Hale.
• Recommended Approval to City Council (6-0): Certified Recovery Residence Text Amendment (26-22AM) – motion by Mr. McKean, second by Mr. Jasper, with the added amendment to define "certificate of compliance."
• Next Steps: The Seaboard Phase 1 Technical Plan will be presented to City Council on July 14, 2026. Staff will finalize code amendments for larger public hearing signs, hybrid neighborhood workshops, and expanded notification zones (500 feet from 250 feet) following City Council direction. The next Planning Commission meeting is scheduled for June 16, 2026.