Venice Planning Commission Meeting – October 6, 2026

The Venice Planning Commission met on Tuesday, October 6, 2026, at 1:30 PM in the Council Chambers. The meeting included approval of minutes, public hearings on several quasi-judicial petitions related to the Venice Crossing development, and a public comment period. The commission approved a site plan for a Chipotle restaurant, and considered four interconnected petitions for a Texas Roadhouse restaurant: a design alternative, a height exception, a variance for LED accent lighting, and a site plan with an alternative parking plan. All Texas Roadhouse petitions were approved except the height exception, which requires City Council approval.

Consent Calendar

• Approval of Minutes (September 15, 2026): Motion by Commissioner Jasper, second by Commissioner McKeon. Approved unanimously.

Public Comments & Testimony

• Steve Carr, Chairperson of the Central Venice Coalition: Expressed concern over the request for 173 parking spaces (116% over the code maximum) for the Texas Roadhouse. He cited traffic projections for Venice Crossing (20,000 daily trips) and the nearby Twin Laurel project (6,000 additional trips), arguing the extra parking would add approximately 900 vehicle trips per day on Laurel Road. He urged the commission to deny the alternative parking plan and adhere to the existing land development code, warning of a precedent that could affect future applicants like Chick-fil-A or Walmart.

Discussion Items

• Chipotle at Venice Crossing – Site & Development Plan (26-18SP): Staff presented the proposal for a 2,453 sq. ft. quick-service restaurant with a drive-thru at 309 Holstein Street. The parcel is 0.94 acres, zoned Commercial General, with future land use Mixed-Use Corridor. The plan meets all setbacks, height (well below 35 ft.), parking (29 spaces, within min-max), and landscaping requirements. A traffic impact statement projects 31 PM peak-hour trips. No public comments. Motion to approve by Commissioner Jasper, second by Commissioner McKeon. Approved unanimously.

• Texas Roadhouse at Venice Crossing – Four Quasi-Judicial Petitions:

  • Design Alternative (26-36DA): Requested relief from code sections requiring landscape divider medians between parking rows. The applicant proposed eliminating two internal medians and enhancing terminal islands for pedestrian flow and larger vehicle maneuverability. No public comments. Motion to approve by Commissioner McKeon, second by Commissioner Sherberg. Approved unanimously.
  • Height Exception (26-37HE): Request to allow two roof-mounted flagpoles at 40 ft. 6 in. (exceeding the 35 ft. height-by-right) under the height exception provision allowing up to 85 ft. The flags are an American flag and a Texas flag. Staff noted no comprehensive plan conflicts. Discussion included flag illumination and compliance with U.S. flag code (lighting 24/7/365). Motion to approve (recommendation to City Council) by Commissioner Sherberg, second by Commissioner Jasper. Approved unanimously.
  • Variance for LED Banding (26-38VZ): Request to allow white LED accent strip lighting along the eaves and fascia on all four facades, prohibited by code except for holiday decorations. The applicant described it as a trademark design element. Commissioner Fresca initially moved to deny, citing failure to meet variance criteria 1.13.3.a.3 and a.5 (no unique hardship or unnecessary hardship). That motion failed 2-5. A subsequent motion to approve by Commissioner Fresca, second by Commissioner McKeon, passed 5-2. Discussion highlighted concerns about LED color-changing capability and conflicting rationales (tree visibility vs. trademark).
  • Site & Development Plan (26-21SP) with Alternative Parking Plan: Proposal for an 8,296 sq. ft. sit-down restaurant with 173 parking spaces (116% over the code maximum of 83). The applicant cited high patron turnover and staffing needs. The plan includes a stipulation that the site plan effective date ties to the City Council's approval of the height exception. The traffic impact statement projects 33 PM peak-hour trips. Staff confirmed traffic consultant approval and that the corridor remains at ~88% capacity. During discussion, commissioners noted limiting parking would not control external traffic and that the restaurant's popularity requires extra spaces. Motion to approve by Commissioner Sherberg, second by Commissioner McKeon. Approved unanimously.

Key Outcomes

• Chipotle Site Plan (26-18SP): Approved (7-0).
• Texas Roadhouse Design Alternative (26-36DA): Approved (7-0).
• Texas Roadhouse Height Exception (26-37HE): Recommended to City Council for approval (7-0).
• Texas Roadhouse Variance for LED Banding (26-38VZ): Approved (5-2) after an initial motion to deny failed (2-5).
• Texas Roadhouse Site Plan & Alternative Parking (26-21SP): Approved (7-0), contingent on City Council's approval of the height exception.
• Next Meeting: Scheduled for October 20, 2026, with several applications including rezones, a preliminary plat, a text amendment, and the capital improvement schedule.