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Venice council approves comp‑plan change to allow more housing in mixed‑use corridor over neighborhood objections
Summary
Council approved a final reading of ordinance 2025‑07 to increase potential residential capacity in a mixed‑use corridor east of Avenida Del Circo, overriding sustained neighborhood concern about traffic, density and compatibility. The measure passed 4‑2 after weeks of debate and a failed amendment to lower the allowed density.
The Venice City Council voted 4‑2 on second and final reading to adopt ordinance 2025‑07, amending the city’s comprehensive plan to allow additional residential capacity in a Mixed Use Corridor (MUC) east of Avenida Del Circo.
The ordinance changes land‑use rules to permit higher residential density on the property and includes a provision, added by the Planning Commission, limiting new multifamily development to no more than 32 dwelling units per acre.
Neighbors, planning staff and the applicant offered sharply contrasting views about whether the change would worsen local traffic and alter neighborhood character. “This density will change the character of the neighborhood significantly,” said Joan Iacono of the group Venice Thrives during the public comment period. Several speakers pointed to narrow, older neighborhood streets and said Avenida Del Circo is already congested in season.
Planning staff and the applicant argued the amendment reduces potential traffic by trading off commercial development capacity. Nicole Tremblay, senior planner, described the Planning Commission’s added limit and explained the scope of the decision before council. Jeffrey Boone, attorney for the applicant, said the amendment “requires a reduction of the allowed commercial square footage for the property,” and that, under the proposed trade‑off, commercial uses that would have generated higher trip counts would be limited if additional residential units are approved.
Boone and planning director Roger Clark also emphasized that no development can proceed without subsequent site‑and‑development plan review and a traffic study. “Nothing on this property, nothing can be developed without a site and development plan being approved by the city of Venice,” Boone told the council, adding that a licensed traffic engineer would review any specific project.
Council debate focused on density math and neighborhood impacts. A motion by Council Member Howard to amend the ordinance and cap the change at 22 units per acre failed 2‑4. Council Member Engelke moved final approval of 2025‑07; the ordinance passed 4‑2.
Council members who spoke in favor said the site is appropriate for higher density and that the amendment reduces the property’s potential commercial traffic compared with the existing commercial entitlement. Opponents said the change departs from the comprehensive plan and repeated earlier council decisions to limit density in the area, and they urged adherence to the plan’s 13 units‑per‑acre baseline.
The ordinance now stands adopted; any future construction proposals on the site must still file a site and development plan and a traffic study before building permits could be issued.
Votes and next steps: the council approved second and final reading of ordinance 2025‑07 (outcome: approved, tally 4 yes, 2 no). The record shows the Planning Commission’s recommended cap of 32 units per acre was included in the version the council adopted. A separate request for increased building height was previously denied on a related application.
