Venice Planning Commission Meeting Summary: October 20, 2026

The Venice Planning Commission met on Tuesday, October 20, 2026, at 1:30 PM in the Council Chambers. Commissioners present included Chair Wilson, Hale, Sherbert, McKeon, Jasper, and Ferlaghi. Commissioner Fresco was absent. The meeting covered four public hearings, including a capital improvement schedule update, a preliminary plat, and two zoning map amendments.

Consent Calendar

• Approval of Minutes (October 6, 2026): The minutes from the previous regular meeting were approved unanimously by a motion from Mr. Jasper and a second from Mr. McKeon.

Public Hearings & Discussion Items

1. Annual Update of the Capital Improvement Schedule (CIS) (26-43AM)

• Staff Presentation: Planning Manager Amy Nelson presented the annual update to the Capital Improvement Schedule (CIS), a legislative item required by Florida statutes. Planning Director Roger Clark highlighted that traffic improvement priorities were reorganized based on previous commission feedback. The current Level of Service (LOS) for most road segments is C or D, which is the target range. Few new improvements were identified over the past year, such as converting a northbound through-right turn lane to a through lane only and adding a roundabout at Pinebrook Road and Curry Lane.
• Public Comment: No members of the public signed up to speak.
• Outcome: The Commission found the petition consistent with the Comprehensive Plan and voted unanimously to recommend approval to City Council.

2. Knights Trail Transitional Preliminary Plat (25-36PP)

• Staff Presentation: Nicole Tremblay, Senior Planner, detailed the proposal to plat a 34-acre portion of the 224-acre Knights Trail property into 7 tracts with 4 mass grading areas for future commercial and industrial uses. The application did not authorize development, only the creation of lots. Three wetlands under 20 acres were identified for mitigation. A transportation study for the entire property projected 1,405 PM peak hour trips.
• Applicant Position: Agent Jackson Boone argued the plat was consistent with the comprehensive plan and land development code. He stated mitigation credits for the low-quality wetlands were reserved, and traffic impacts would be revisited at the time of future site plans.
• Commission Discussion: Commissioner Jasper raised significant concerns about the estimated removal of 33 to 37 heritage trees on the site, questioning the effort made to avoid removal. Staff confirmed a determination from a licensed professional is required to justify removal. Commissioner Jasper stated he had to vote against the plat until he was satisfied that heritage trees could not be saved.
• Outcome: The Commission voted to approve the preliminary plat (5-1), with Commissioner Jasper dissenting.

3. Wisdom Development Zoning Map Amendment (26-41RZ)

• Request: The applicant, SVN Commercial Partners, sought an amendment to the Tuscana Isles Binding Master Plan to allow townhomes as a permitted use in Sub-Area 3 and to designate new access points on Knights Trail Road. Previous attempts for access through the development or via Gene Green Road were unavailable or denied.
• Staff Presentation: Nicole Tremblay outlined the quasi-judicial process. Planning Director Roger Clark clarified the request was solely to add two arrows to a connectivity map and add a use category, not to approve specific development. He noted the property must be granted legal access. A traffic study is not required at this stage.
• Public Comment (15 speakers): A significant number of Tuscana Isles residents spoke in opposition, urging denial. Key positions included:
  • The developer's own prior testimony deemed Knights Trail access unviable due to separation standards.
  • Severe flooding concerns for the community of 969 homes. Residents claimed new development is already overwhelming the drainage system (weir, 200 acres of lakes), specifically citing the failure to provide a no-rise certification for the FEMA AE flood zone.
  • A civil court ruling blocking access through Tuscana Isles was referenced.
  • The developer's prior applications on this topic were denied by both the Planning Commission and City Council.
• Commission Discussion: Commissioners acknowledged the residents' concerns but reasoned their decision was strictly bounded by the decision criteria for a zoning map amendment and the legal requirement to provide landowners access. Commissioner Sherbert and McCann stated that specific impacts like site drainage and traffic would be addressed in depth during the future site development plan process. The City Attorney reinforced that approval was required if the criteria were met.
• Outcome: The Commission voted unanimously (5-0) to recommend approval of the zoning map amendment to City Council.

4. Venice Yacht Club Zoning Map Amendment (26-42RZ)

• Request: The Venice Yacht Club applied to rezone its property from Residential Multifamily (RMF-2) to Commercial (CM) to align its zoning with its existing Commercial Future Land Use designation.
• Staff Position: Staff presented the item as a conformity issue. The club's current use is legal non-conforming and no changes to the site or operations are proposed.
• Public Comment (4 speakers): Neighbors expressed opposition, arguing CM zoning was too permissive for a residential neighborhood. Ann Harrison and Lori Priest suggested OPI (Office Professional and Institutional) zoning as a more appropriate fit. Neighbors expressed concern about noise (≥60 dBA residential vs. 65 dBA commercial), light trespass, and the potential for future uses like a commercial marina.
• Applicant Position: Agent Annette Boone explained the rezone was driven by storm resilience planning to avoid regulatory hurdles after a disaster. OPI was not an implementing zone for the commercial future land use. Decibel limits for commercial and OPI are functionally similar.
• Commission Discussion: Commissioner McKeon disclosed his membership in the Yacht Club but stated he could remain fair and impartial.
• Outcome: The Commission voted unanimously to recommend approval of the zoning map amendment to City Council.

Staff and Commission Comments

• Planning Director Roger Clark provided an update on the Parks Master Plan process. The consultant gathered public input at recent events. A survey has received approximately 356 responses. Two public workshops are scheduled for October 27 (5:30-7 PM) and October 29 (11:30-1:30 PM) in Community Hall to continue community engagement.