The Venice Planning Commission voted 1–6 on Nov. 4, 2025, not to approve variance petition 25‑33VZ, which requested relief to construct a privacy wall with a 3‑foot concrete base and 3‑foot decorative aluminum top (6 feet total) where a short corner segment would extend seaward of the city’s Gulf Beach setback line.

Britney Smith, staff, summarized the request and the applicable code section (Chapter 89, §2.114(a)). The applicant, Sam Hardy of BB Design Studio, said the owner sought a continuous privacy wall for a tight beachfront lot adjacent to public parallel parking and the public esplanade; he described the proposed materials as block and stucco with welded decorative aluminum above.

Why it matters: City code establishes setback lines on Gulf Beach frontage to protect coastal resources and manage erosion. Most of the property is landward of the beach setback, but a jog in the Gulf Beach setback line places a small corner segment seaward; the applicant said a prior coastal letter of no objection had been issued for other work but that a variance was required for this corner portion.

Public comment and staff analysis
One nearby resident and an architect for adjacent properties urged the commission to require the applicant to redesign the corner wall to stay landward of the setback line; they said the corner could be shaped to achieve the visual and privacy goals without crossing the line. Staff told the commission that the variance application included the applicant’s written responses to the seven statutory decision criteria and that a public hearing record was established.

Commission action
A motion to approve the variance was moved and seconded. After discussion, commissioners concluded the petition failed to meet the legal standard for a variance (the code requires affirmative findings for all seven criteria, including that the variance is the minimum necessary to make reasonable use of the property and that a hardship—beyond mere inconvenience—exists). The motion failed by a 1–6 vote.

Next steps
The applicant may revise the design to keep the wall landward of the Gulf Beach setback line or pursue other permits as applicable.