[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6603744,"mediaKeyId","2998089-721df40a5242bc9103e1973b8953991c","parentId",2998089,"title","Planning commission recommends City Council approve Live Local code changes to support affordable housing incentives","audioSeconds",761,"startMs",6613000,"endMs",7374000,"viewUrl","/Search/View?dp=1&key=2998089-721df40a5242bc9103e1973b8953991c&start=6613&end=7374","thumbnailUrl","https://assets.pipeline.soar.com/2998089-721df40a5242bc9103e1973b8953991c/thumbnail_6613000.jpg","articleUrl","/articles/6603744/Venice/Sarasota-County/Florida/Planning-commission-recommends-City-Council-approve-Live-Local-code-changes-to-support-affordable-housing-incentives","mediaUrl","https://secure.pipeline.soar.com/6603744-95c4916717e20ad1b702513353186175/orig.mp4?Expires=1771204319&Signature=GGJjJAqPXU3MQiZVmzZCbaXZNAXIbAqvtMZK8nykzDp5d8g6xze6khsrkxUmpC55YUFxt2C1I3l~BPuIBUSElrH9cDghSIRrCKQ1iRnyO0w1qUpR7t94fpe7F64KtW0auLJfZXGGFrMPYx0qp5sn3XfysFUhJFKWurgD6uCzrxjx7pZUJLCketpoVmRFqy8FqN-8fRFbdfW0S0v6REbQhGQc3TCZov4uUGb0K~C3FeGVg-duyuIbczGaMge5OlXWkzEfbeyHNNj-SqpVxPOljGJi0UcQyIfVltTwjAj7XAh9dQJzlADTN~LcNTZhffow-stL9tcMrz8LgItSSkO4pg__&Key-Pair-Id=KUT5TJCACFTXG","author","Venice","date","2025-04-15T00:00:00Z","article","The City of Venice Planning Commission recommended City Council approval of a text amendment (petition 23-66AM) that updates local code to implement provisions of the state’s Live Local Act and to add equitable‑development standards for projects using affordable‑housing incentives.

Nicole Tremblay, senior planner for the City of Venice, presented the proposed changes at a continued public hearing explaining staff removed a provision regarding separate residential and nonresidential areas on a unified lot after consulting with a local affordable‑housing developer. She said the change was removed to avoid creating financing or equity complications for developers using the incentives. Tremblay also said language was harmonized across two sections so projects using general affordable‑housing incentives and projects relying on the Live Local Act would follow the same equitable‑development standards.

The amendment text clarifies that projects taking advantage of incentives may seek density or parking adjustments consistent with the Live Local Act and local code, and it references the statutory requirement that qualifying projects be permitted at the highest density allowed by right for a given zoning district. City legal staff explained enforcement would rely on recorded restrictive covenants and the city’s code‑enforcement or court remedies; enforcement would not immediately evict an owner but would require the property owner or manager to cure breaches or face legal remedies.

No members of the public signed up to speak on the amendment at the second hearing. After limited discussion, the commission voted 7-0 to recommend City Council approve the text amendment.

The action directs staff to forward the ordinance and record of proceedings to City Council for the legislative decision on the code changes implementing the Live Local Act and the city’s equitable development standards.","mediaType","Video","parentTitle","Venice - Planning Commission on 2025-04-15 1:30 PM - Apr 15, 2025","oneSentenceSummary","The Planning Commission voted 7-0 to recommend approval of a text amendment implementing the Live Local Act and related equitable development standards into the City of Venice Land Development Code.","taxTitle","Venice, Sarasota County, Florida","taxId",56285,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6603749,"Planning commission recommends denial of Fox Cove comprehensive plan and zoning changes after residents raise stormwater and traffic concerns",3816,2869000,6685000,"/Search/View?dp=1&key=2998089-721df40a5242bc9103e1973b8953991c&start=2869&end=6685","https://assets.pipeline.soar.com/2998089-721df40a5242bc9103e1973b8953991c/thumbnail_2869000.jpg","/articles/6603749/Venice/Sarasota-County/Florida/Planning-commission-recommends-denial-of-Fox-Cove-comprehensive-plan-and-zoning-changes-after-residents-raise-stormwater-and-traffic-concerns","https://secure.pipeline.soar.com/6603749-e7fe03d2c92dbeecd726b25ec70a8032/orig.mp4?Expires=1771204319&Signature=j6WoHjqso67RAy-Xbrhsl3ch6gR84SnhEoe~3tswsyHGGgOogZW2b9Gy3VQ~bl7d~1ZnDrOUlJJFUmmDQ~3WRc-lfW-WzjiSm8WQIdwH2UYL2VyX929xluRvWO0ssond8oP6FbUIMktkt5c3ziz-m2eUdXV5MybAvRd5R~Fpq11GqIMUFQv~dgVGaltWl5zVJCAwRVjTf70feOvFYJgzJZlkfh7U9A2zIXNqJzQLjOc1sEtRGXmb-OvW~bVfVa~dCdyRIy8nM68FUwps3cB7QyPc0pKLf81o-yTi0RrKPhRAO-~g6cL3GNyDTvUARypxKhK56Zqmq0kIjd7c8HflCw__&Key-Pair-Id=KUT5TJCACFTXG","The City of Venice Planning Commission voted 7-0 to recommend denial of two related Fox Cove petitions: comprehensive plan future‑land‑use amendment petition 24-60CP and zoning map amendment petition 24-61RZ. The applicant sought to change about 10.74 acres at the northeast corner of Auburn and Border Road from low‑density residential to moderate‑density residential and to rezone the property from Sarasota County \"OUR\" to the City's RMF‑2 zoning to allow single‑family attached units.

Planning staff presented the requests, explaining the change would allow 5.1 to 9 dwelling units per acre and that the applicant had proffered a stipulation limiting the project to 70 units. Britney Smith, planner for the City of Venice, said staff’s review found sufficient information on the record for the commission to consider the petitions and described required transportation and concurrency review processes.

Josh Slaw of Morris Engineering, agent for the applicant, said the moderate‑density designation was requested primarily because it would allow single‑family attached units and that the team proposed enhanced buffering and a cap at 70 units \"because it was on the lower end of what we were allowed,\" he said. Morris Engineering and the applicant presented conceptual plans showing a preserved wetland on the southeast portion of the property, proposed stormwater basins and a potential sound wall along I‑75.

Multiple residents and community representatives spoke against approving the changes. Jim Perry, a Sawgrass resident, urged caution on stormwater and said, \"Any additional water runoff will go into housing developments. This is not mere speculation,\" noting Curry Creek and local stormwater limits. Ron Fazilero, representing the Waterford community, told the commission, \"Waterford has 3 major concerns. Stormwater management is number 1,\" and raised similar concerns about Curry Creek capacity, density and the proposed site access on Border Road.

Commission discussion focused on density, traffic and stormwater risk. Commissioners noted that surrounding developments generally have densities under 5 units per acre; one commissioner pointed out that while compatibility matrices presume compatibility in some cases, \"presumed compatible does not mean 100% compatible,\" and said changes that push density well above neighbors’ levels reduce presumed compatibility. Several commissioners explicitly cited stormwater and traffic as decisive factors. The applicant and engineers said detailed stormwater and traffic analyses would be completed at preliminary plat and permitting stages, and the engineering team noted they design stormwater systems to 500‑year standards and must demonstrate no net increase in peak discharge to downstream systems as part of permitting.

After discussion, the commission first debated a motion to recommend approval, but following public comment and commissioner concern a substitute motion to recommend denial carried unanimously. The commission’s stated basis for the recommendation was that the requested increased density was inappropriate for the area and should be held to a maximum of 5 units per acre.

Actions taken: Comprehensive plan amendment petition 24-60CP — Planning Commission recommends denial to City Council (7-0). Zoning map amendment petition 24-61RZ — Planning Commission recommends denial to City Council (7-0).

The applicant indicated it would proceed with the quasi‑judicial rezone hearing despite the recommendation; the Planning Commission’s votes are advisory recommendations to City Council on legislative matters (comprehensive plan) and formal recommendations for zoning. Further technical analyses (preliminary plat, traffic impact study, and required stormwater permitting) were identified as necessary steps should the project move forward.

Sources: Staff presentation by Britney Smith; agent presentation by Josh Slaw and Matt Morris; comments by Jim Perry and Ron Fazilero; Planning Commission motions and votes.","The Planning Commission voted 7-0 to recommend denial of a proposed comprehensive‑plan amendment and a zoning map amendment for the Fox Cove development; residents and commissioners cited stormwater and traffic impacts and concerns about increasing density above surrounding neighborhoods.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6603754,"Planning commission approves MRT Lawn and Garden Center conditional use and site plan for 385–395 US 41 Bypass N.",2716,148000,2864000,"/Search/View?dp=1&key=2998089-721df40a5242bc9103e1973b8953991c&start=148&end=2864","https://assets.pipeline.soar.com/2998089-721df40a5242bc9103e1973b8953991c/thumbnail_148000.jpg","/articles/6603754/Venice/Sarasota-County/Florida/Planning-commission-approves-MRT-Lawn-and-Garden-Center-conditional-use-and-site-plan-for-385395-US-41-Bypass-N","https://secure.pipeline.soar.com/6603754-80c7b9545f3a55f9a1f0fd84e89d3aaa/orig.mp4?Expires=1771204319&Signature=iGJnv4azd9G0RLci7mSgyzK0Frj4gAB97179h6~MJTH0fCvE0vdLZQ7BGRfI~4KQ~sv9lBXp6E~1woJFglQ1Orb6FxDl~OITNlJG5t5gW3WD~CywAsM4-Hsbxp-N419UkAQDxuScC0kX3nXq5NP6F85fFkfsFh-ox6phzjODWpyEkf4fm16lfp25dSt4tttDgDfdClffMsCwULAbfhDPTYnq-F2XxjQw5E66zDVAjbqODVc~kfZc5RQFM4xaHUDzHqyd6NnG1FYGtosFCAkkZi3b3GYI8Y-w6B5JI9En5FYhR7f7dmTQyxZQu4dd--asXlHRs4UhFpvvPKX8Zzq~cA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Venice Planning Commission approved two related applications for a proposed MRT Lawn and Garden Center, voting 7-0 to grant conditional-use approval and to approve a concurrent site development plan for the property at 385 and 395 US 41 Bypass North.

Planning staff presented the two quasi‑judicial petitions — conditional use petition 24-56CU for outdoor sales and display and site development plan petition 24-55SP — stating the parcel is about 2.1 acres with a commercial future land‑use designation and commercial (Centermass) zoning. Britney Smith, planner for the City of Venice, told commissioners the petitions had been reviewed by the technical review committee and were found to meet applicable provisions of the City of Venice Land Development Code and the comprehensive plan.

Agent Jackson Boone, attorney with the Boone Law Firm representing MRT Lawn and Garden Center, said the proposal would reuse two existing restaurant buildings (formerly Left Coast Seafood and a Pizza Hut) and add a centrally located shade structure and outdoor display areas typical of MRT locations. \"We will respectfully request your approval on both applications,\" Boone said at the close of his presentation.

Boone and the applicant team explained the outdoor sales and display would occupy two shaded areas: a large central display between the buildings for plants, pots and materials, and a smaller frontage display intended mainly for larger decorative items. The site plan retains and upgrades existing parking, adds required buffers adjacent to RMF‑4 and OPI zoned properties to the west, and shows dry stormwater ponds to meet water‑management standards. The proposed shade structure is shown at 17 feet tall; the existing buildings are about 18½ feet.

Commissioners asked whether both buildings would be used (Boone said yes), how the project aligned with a gateway redevelopment strategy in the comprehensive plan, and whether future access agreements with a neighboring Plaza Mexico parcel could be implemented without returning to the commission. Boone said the plan identifies two potential future connection points and that a negotiated easement with the neighbor would likely be required before any new access was opened. Staff and the applicant also noted the traffic statement indicated a likely reduction in peak trip generation compared with the prior quick‑service and sit‑down restaurant uses on the two sites.

One resident, Ronald Seagrest, who lives adjacent to the project, spoke during public comment and said he had concerns about herbicide application near his property and about potential future flooding; he asked the commission to note those concerns on the record. The applicant noted stormwater would be handled via on‑site dry detention designed to meet applicable agency standards.

After discussion, a commissioner moved and the planning commission voted 7-0 to approve conditional‑use petition 24-56CU. The commission then voted 7-0 to approve site and development plan petition 24-55SP.

The approvals allow the garden‑center use with outdoor sales and display as shown on the approved site plan; the motion records and staff reports will accompany the petitions as they proceed through any remaining ministerial steps.

Votes at a glance: Conditional use petition 24-56CU — approved 7-0. Site and development plan petition 24-55SP — approved 7-0.

The applicant and staff said improvements including upgraded parking stalls, landscaping and buffers and dry stormwater ponds will be completed as required by the Code. The commission’s action was a recommendation/approval at the planning commission level for the quasi‑judicial petitions; follow‑on ministerial permits and any required agency permits (e.g., stormwater/Swiftmud) remain to be completed by the applicant.

Sources: Planning staff presentation; testimony by Jackson Boone and project team; public comment by Ronald Seagrest; Planning Commission motions and votes.","The City of Venice Planning Commission approved a conditional use permit and a site development plan for MRT Lawn and Garden Center, allowing outdoor sales and display on two existing restaurant parcels at 385 and 395 US 41 Bypass North. Both petitions passed 7-0.","actionData","errors"]

Article not found

Planning commission recommends City Council approve Live Local code changes to support affordable housing incentives

Planning commission recommends denial of Fox Cove comprehensive plan and zoning changes after residents raise stormwater and traffic concerns

Planning commission approves MRT Lawn and Garden Center conditional use and site plan for 385–395 US 41 Bypass N.