Commission backs Border Road rezoning for 54 units, neighbors raise flood and compatibility concerns

The Planning Commission on Nov. 17 recommended approval, 6-1, of zoning map amendment petition 25-48RZ to rezone approximately 10.73 acres at the northeast corner of Auburn and Border Road from county OUE to City of Venice RSF-3 (low-density residential), a request that yields up to 54 dwelling units under implementing district standards.

Britney Smith, planner, said the parcel sits adjacent to I-75 and is triangular and constrained; staff said RSF-3 is an implementing district consistent with the site’s current low-density future land use. Agent Marty Black told commissioners the request is lower intensity than a previously denied application and that FDOT indicated an access point nearer the interstate could work, subject to a deceleration lane.

Steve Carr of the Central Venice Coalition questioned whether the applicant is committing to single-family detached product or could later seek single-family attached, and he raised stormwater concerns: staff materials show much of the parcel lies in FEMA flood zone AE and a 25-year storm pond may be overtopped in extreme events, creating downstream risks for Waterford, Casada Oaks and Sawgrass neighborhoods. Commissioners asked for clarity about adjacent densities: staff noted Waterford is ~3.67 du/acre and Casada Oaks has an ordinance cap of 1.5 du/acre; the proposed 5.4 du/acre is higher than some nearby neighborhoods though lower than prior proposals.

After discussion about compatibility, access, and stormwater, Commissioner Jasper moved to recommend approval to City Council; the motion passed 6-1. The applicant and staff said detailed stormwater design, final access, and conditional-use review (if attached housing is proposed) would be addressed at site-plan, plat or conditional-use stages and with SWFWMD oversight where required.