Council approves first reading to change future land use at 490 Substation Road despite objections

The Venice City Council approved on first reading a comprehensive plan amendment (Ordinance 2026-613) to change the future land-use designation for parcels at 490 Substation Road from high-density residential to industrial. Senior planner Nicole Tremblay told the council the two parcels total about two acres and that staff found sufficient information to take action on the amendment.

Annie Boone, agent for the applicant Triton Holdings, argued the change is consistent with the Gateway neighborhood strategy and said the property historically has supported light industrial uses and that the application would bring the site into compliance. Boone said the area has a lack of industrial land and that industrial use would generate fewer trips than multifamily residential.

Several council members expressed concern about how often the city changes its comprehensive plan. One council member said this would be the city's 24th comprehensive-plan amendment since 2023 and announced an intention to vote against the change. Councilman Weed (who reported extensive personal familiarity with the site) and others pressed staff on photographic dates, current code violations, septic availability and road conditions. Assistant utilities director Patience Anastasio said the city is coordinating a utility-participation agreement that would bring sewer to the Substation Road area and eliminate several septic tanks once completed.

After discussion, Vice Mayor moved approval and the council passed the motion on first reading by a 5-to-2 vote. The ordinance was scheduled for final reading at a later date.

The action amends the future land-use map but does not itself rezone the property; a separate quasi-judicial rezoning was considered later in the meeting.