[{"_1":2,"_87":-5,"_88":-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],{"_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",6568320,"mediaKeyId","3203268-02500a450123e2ce920a6492e06bcd34","parentId",3203268,"title","Planning commission unanimously recommends rezoning of two downtown lots from multifamily to single-family","audioSeconds",2237,"startMs",3683000,"endMs",5920000,"viewUrl","/Search/View?dp=1&key=3203268-02500a450123e2ce920a6492e06bcd34&start=3683&end=5920","thumbnailUrl","https://assets.pipeline.soar.com/3203268-02500a450123e2ce920a6492e06bcd34/thumbnail_3683000.jpg","articleUrl","/articles/6568320/Venice/Sarasota-County/Florida/Planning-commission-unanimously-recommends-rezoning-of-two-downtown-lots-from-multifamily-to-single-family","mediaUrl","https://secure.pipeline.soar.com/6568320-fbf922a5ea982bb494049fc4d449b663/orig.mp4?Expires=1770441736&Signature=jtW4gQLX3TKG1i8RrUW9v-H2kt~Y1E1LaQldpmF9W1Xf6Kfv1XDxskeZQuhCUSZquEsV7ds4BEC5~r~pDx9h8iuNDX84L86Icbo~m6mNMOty2A0eGDkPRVlKXnXbUUW3zsNs5-1B0pJxNDXCn7pPGhKPkiR-YqbJssFN1ruN6c2LpfpNOFzl1F49WHqhbOrqq3gQrumIg-DIaqhm4QTfIjZOES4uF-rGshx~1N4wFXozew7jBM4WsBJ8f2FwabSUVvzPTlF7OJEFiEo1DxGGGxu7S6a1dGoc-zKx9a0Qxnf-uayoHSvApTxoxU8h-T6ftZnt0OzjWSXAOSvuABdjOg__&Key-Pair-Id=KUT5TJCACFTXG","author","Venice","date","2025-05-06T00:00:00Z","article","The City of Venice Planning Commission voted 7–0 to recommend City Council approval of zoning map amendment petition 25‑05‑RZ, a request from the Boruff Family Trust to rezone two parcels at 225 Park Boulevard South and 528 Menendez Street from residential multifamily (RMF‑4) to residential single‑family (RSF‑4).

Staff presentation noted the parcels total about 0.6 acres and carry a future land‑use designation of high‑density residential. Under RMF‑4 the existing site currently contains 10 multifamily units; rezoning to RSF‑4 would allow up to three single‑family homes. Nicole Tremblay, senior planner, explained the comprehensive plan contains a provision (LU 1.2.0.3) allowing properties smaller than one acre to request a lower‑density implementing district without a comprehensive plan amendment; staff found sufficient information in the record and no TRC issues and recommended the commission forward a favorable recommendation to council.

Attorney Jeffrey Boone, representing the applicant, told commissioners the Boruff Family Trust (owner Gary Boruff was present) sought rezoning so the property could be divided for family parcels in the future and argued the change is consistent with existing development patterns on that block. Boone also argued practical market and height constraints limit the feasibility of redeveloping the site as rentable multifamily under current island height limits and construction economics.

One speaker from the public, Michelle Montero, spoke in favor of rezoning and said single‑family homes on the lots would be consistent with the neighborhood character near John Nolan Park and with recent nearby infill single‑family construction.

Commission discussion referenced competing goals: the comprehensive plan’s high‑density residential designation and the city’s broader interest in adding multifamily housing versus property owner rights and the island’s development realities. Several commissioners said they had considered the tradeoffs and determined the application met the applicable criteria. Commissioner Hale moved to recommend approval; the motion passed unanimously 7–0.

The commission’s recommendation will go to City Council for final action. The staff record and the commission’s discussion note the proposal reduces potential multifamily density (10 existing units on site versus an eventual maximum of three single‑family homes under RSF‑4), a relevant point for council as it weighs housing supply and neighborhood character.","mediaType","Video","parentTitle","Venice - Planning Commission on 2025-05-06 1:30 PM - May 06, 2025","oneSentenceSummary","The City of Venice Planning Commission voted 7–0 to recommend City Council approve a rezoning request to convert two parcels at 225 Park Boulevard South and 528 Menendez Street from multifamily (RMF‑4) to single‑family (RSF‑4).","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},6568324,"Planning commission denies Epiphany Cathedral parking-lot site plan after residents and commissioners raise stormwater and access concerns",3506,173000,3679000,"/Search/View?dp=1&key=3203268-02500a450123e2ce920a6492e06bcd34&start=173&end=3679","https://assets.pipeline.soar.com/3203268-02500a450123e2ce920a6492e06bcd34/thumbnail_173000.jpg","/articles/6568324/Venice/Sarasota-County/Florida/Planning-commission-denies-Epiphany-Cathedral-parking-lot-site-plan-after-residents-and-commissioners-raise-stormwater-and-access-concerns","https://secure.pipeline.soar.com/6568324-82daeb17610da538cb95d86bb850bd14/orig.mp4?Expires=1770441736&Signature=aV19j0SKSe8gZcEOh2BMEAyYHBFsywENQbSkQEvGMaUp10GuNG6TJ-988yHWhsCAQsxj3LYwB5LSggqI-ad2pHHKsZzB7A3hObsZBPwMP-SPWJJC7~4DlYZGboR0Vj9NLXQDekCWTB4T3Xay2XUaojdAwn-hH3JEDQOfq65Bs8qNKHuMYG3nUMZhjaczSrAjhCk89Hr0YhnGAfGtNNBmVvBXP1rZaY-mUqzTZpL9FXIZcaW5-TpOYQqsLXIGPBhLr7hpO6167-5XY5TVVANZ2w-x5HC45K3yFxLNeDcI5Ko4Ss8gVoCetMKo3bEUhGa07GWmFmFdvF9znCL3QjvJEw__&Key-Pair-Id=KUT5TJCACFTXG","On May 2025 the City of Venice Planning Commission voted 6–1 to deny site development plan petition 24-47-SP, a proposal to pave and reconfigure an existing “shell” overflow parking lot used by Epiphany Cathedral.

The petition would have replaced the gravel lot with a paved surface, added sidewalks on three sides, parking medians and landscaping, and relocated the lot entrance to Park Lane Drive. Staff said the Technical Review Committee (TRC) reviewed the plan for parking, lighting, landscaping and the city standard that remote parking be within 1,000 feet of its principal use, and that the city engineer had determined the proposed stormwater design met the city’s 25-year, 24-hour storm-event threshold. Staff also reported that the city’s traffic consultant found the proposal compliant with applicable standards.

Neighbors who spoke at the public hearing opposed the Park Lane entrance and cited safety and drainage problems. Residents said Park Lane and nearby Tarpon Street and Bayshore frequently flood during heavy rain and that the neighborhood includes elderly pedestrians, young children and park users who use Prentice French Park adjacent to the site. One resident suggested rotating the entrance back to Harbor Drive to keep traffic off the residential street. Speakers also questioned whether paving the lot would increase runoff into nearby streets and private yards.

Representatives for the applicant said the project would improve safety and accessibility. A representative identified himself as the chair of the Epiphany Cathedral building committee said the church has invested in landscaping to screen the lot, that the paving project would cost “in excess of $200,000,” and that the work would add lighted crosswalks, sidewalks and landscaping. Agent Alex Wordsworth (DMK) told commissioners the design included a dry retention area in the median and a proposed drain that would convey runoff to an outfall at Harbor Drive; he said the outfall segment on Harbor Drive would be above ground.

City Planning and Zoning Director Roger Clark confirmed to the commission that the stormwater improvements shown on the plan are proposed additions and that engineering staff had reviewed the calculations and determined the design complied with the city’s stormwater standard for the 25-year, 24-hour event.

Several commissioners said they were not satisfied with the level of technical detail available at the hearing. Commissioner Kent moved to deny, saying the commission had “insufficient information at this point in time to make a decision” on elements including stormwater mitigation, ingress/egress and parking. The motion was seconded and amended during discussion to cite the decision criteria in City of Venice Land Development Code section 1.9.0.4 (general review criteria, including layout and drainage). The motion to deny carried 6–1; the chair recorded six votes for denial and one against.

The record shows competing factual claims: staff and the TRC reported plan-level compliance with the land development code and with city engineering and transportation review, while multiple residents and several commissioners said the hearing lacked ready access to the project’s engineering and design professionals and therefore lacked the information they needed to approve the plan.

The hearing was closed after the vote and the commission moved on to the next agenda item.","The City of Venice Planning Commission voted 6–1 to deny a site development plan to pave and reconfigure an overflow parking lot at Epiphany Cathedral, citing insufficient information on stormwater, ingress/egress and parking impacts despite staff and technical reviews that found the proposal compliant with code.","actionData","errors"]

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Planning commission unanimously recommends rezoning of two downtown lots from multifamily to single-family

Planning commission denies Epiphany Cathedral parking-lot site plan after residents and commissioners raise stormwater and access concerns