Venice Planning Commission Meeting – August 18, 2026

The Venice Planning Commission met on August 18, 2026, at 1:30 PM in Council Chambers. The agenda included approval of minutes, six quasi-judicial public hearings (Mavis Tires & Brakes site plan, Knights Trail Subdivision preliminary plat, Venice Crossing Signs design alternative, and two related petitions for Venice Executive Storage – site plan and conditional use), and a legislative text amendment regarding mailed notice and neighborhood workshop requirements. All hearings were properly advertised as of August 1, 2026. The commission approved the minutes, all four quasi-judicial petitions with unanimous votes (except Knights Trail which passed with one member opposed), and recommended approval of the text amendment to city council.

Consent Calendar

• Approval of Minutes (July 7, 2026): Motion by Mr. Jasper, second by Mr. Hale. Approved unanimously.

Public Comments & Testimony

• Mavis Tires & Brakes (26-11SP): Steve Carr, chairperson of the Central Venice Coalition, asked about disposal of used tires and whether they would be stored outside. He requested they be screened from view.
• Knights Trail Subdivision (26-03PP): Mike Haran, owner of Ajax Paving (a heavy equipment company operating on Gene Green Road), opposed the secondary access onto Gene Green Road. He argued it is a private road and expressed safety concerns about families and children near industrial truck traffic. He requested that the access be closed off.
• Venice Crossing Signs (26-17DA) & Venice Executive Storage (25-25SP / 26-19CU): No public speakers signed up.
• Text Amendment (26-32AM): No public speakers signed up.

Discussion Items

• 26-11SP Mavis Tires & Brakes – Site and Development Plan: Staff (Brittany Smith) presented a 7,095 sq ft tire and auto service center on 0.98 acres at 205 Holstein Street (formerly 2001 Laurel Road). The property retains CG zoning (inactive district) in the Laurel Road neighborhood. The applicant (agent Justin Napolitano) noted a prior conditional use approval (26-10CU) from June 2, 2026. The project will generate 22 PM peak hour trips, well within the 1,208 approved trips for Venice Crossings. Staff found compliance with comprehensive plan and land development code. Public comment addressed tire storage; the agent confirmed no outside tire display and that disposal includes screened dumpsters. The commission approved unanimously.
• 26-03PP Knights Trail Subdivision – Preliminary Plat: Staff (Brittany Smith) presented a 60.44-acre subdivision with 338 single-family units (222 detached, 116 attached townhomes) at 2100 & 2413 Knights Trail Road. The previous approval (22-30SP Nicomas Groves) had 630 multifamily units. The new density is 5.7 units per acre (MU corridor range). Access from Knights Trail and Gene Green Road (consistent with prior approvals). Traffic impact: 258 PM peak hour trips (down from 703). Agent Jackson Boone argued the reduction mitigates concerns. Buffers include a Type 3 buffer (15 ft wide, 6 ft fence) along western, southern, and eastern boundaries adjacent to industrial uses (e.g., Crush It concrete facility). Commissioner questions: Mr. Jasper asked about stormwater management (handled by Grand Oaks CDD) and illumination (compliance with code). Mr. McKeon raised concerns about the Gene Green Road access near Ajax Paving's heavy equipment traffic. Mr. Haran (public speaker) argued the road is private and requested closure. Planning Director Roger Clark clarified the access was approved previously and that the commission could discuss it. The applicant noted the secondary access is required by code for the number of units. Commissioner Sherberg supported, noting the access is further from Knights Trail than a prior controversial proposal. Mr. Jasper opposed due to safety concerns. The motion to approve passed (one member opposed, Mr. Jasper).
• 26-17DA Venice Crossing Signs – Design Alternative: Staff (Brittany Smith) presented a request to modify monument sign standards for the 82-acre Venice Crossing development (MU corridor, Laurel Road). Three modifications: (1) increased width and square footage for two large entryway monument signs (A1, A2) near signalized entrances; (2) reduced size for outparcel signs to maintain aesthetic consistency; (3) increased width for two gas station price‑changer signs (still meeting square footage). Agent John Latman (substituting for Alvin Ramos) noted signs are for large box retailers (Home Depot, etc.) and gas stations. Planning Director Roger Clark commended the developer for voluntarily agreeing to smaller outparcel signs (instead of the allowed 15‑ft tall signs). No public comment. The commission approved unanimously.
• 25-25SP & 26-19CU Venice Executive Storage – Site Plan and Conditional Use: Staff (Nicole Tremblay) presented a 26‑unit self‑storage facility (two buildings, each 13 units) on 2.3 acres at 3508 Knights Trail Road. The property is in Laurel East zoning; self‑storage requires a conditional use. The site previously had an approved CVS (now Dollar Tree) with future development area. Phase two includes a two‑building self‑storage with an alternative parking plan: two permanent spaces and 26 temporary loading spaces (87% reduction from code minimum of 15‑61 spaces, requiring commission approval). Agent John Perry (AM Engineering) noted the facility is for purchase (condominium units) and includes a half‑bathroom in each unit for convenience during extended use (e.g., working on RVs or boats). The developer (Stephen Voigt) explained lessons learned from a prior project without private bathrooms. Lighting and landscaping meet code; no adverse traffic impact (5 PM peak hour trips). No public comment. The commission approved both petitions unanimously.
• 26-32AM Text Amendment – Mailed Notice and Neighborhood Workshop Requirements: Staff (Nicole Tremblay) presented a legislative amendment recommended by City Council (May 2026). Changes: (a) expand mailed notice radius from 250 ft to 500 ft; (b) require in‑person neighborhood workshops (hybrid optional, but a project representative must be physically present). Commissioners praised the changes (especially the expanded notice and in‑person requirement). No public comment. The commission voted unanimously to recommend approval to City Council.

Key Outcomes

• Mavis Tires & Brakes (26-11SP): Approved unanimously.
• Knights Trail Subdivision (26-03PP): Approved (one member opposed – Mr. Jasper).
• Venice Crossing Signs (26-17DA): Approved unanimously.
• Venice Executive Storage Site Plan (25-25SP): Approved unanimously.
• Venice Executive Storage Conditional Use (26-19CU): Approved unanimously.
• Text Amendment (26-32AM): Recommended for City Council approval unanimously.
• Next Meeting: September 1, 2026, with three applications (variance, site plan, design alternative).
• Upcoming: Parks master plan presentation at Citizen Advisory Board (August 19, 2 PM) and at September Planning Commission. Ajax appeal will go before City Council on August 25, 2026.