Planning Commission - Regular Meeting

All right. All the meeting to order could have a roll call please.

Chair Wilson, I'm here Mister Hale or Mister Burke here Mister McKeon here Mister Jasper here Mister for logging here and miss fresco will be absent isn't asking to be excused.

OK that's one of the things I just had first up and a Frank would be like to be excused for today's meeting to have a motion.

So moved, Mr. Chair.

So moved. Do I have a second?

Second.

I have a motion and a second. All in favor say aye. Aye. All those opposed the same. The motion carries. I also have a request from Mr. Hale. He requests an excused absence for June 16th. Could I have a motion for that, please?

So moved.

We have a motion.

Oh, I'll second it.

Okay, and Mr. McKeon's a second. All those in favor say aye. Aye. All those opposed the same, and both are excused. Thank you very much. We also have a set of minutes from May 19th, 2026 regular meeting. Do I have a motion for that?

I move that the minutes be approved as submitted.

Okay, we have a motion by Mr. Jasper. Do I have a second?

Second.

Second by Mr. Hale. All those in favor, say aye.

Aye.

All those opposed, the same. And the minutes are passed. Thank you very much. Do we have anyone signed up for general audience participation?

No, we do not.

All right. Moving right along then, our first order of business is actually a presentation, and that's the Seaboard Phase 1 Technical Plan. There's Mr. Clark. All right, I see we're coming forward. There's a familiar face we've seen before.

afternoon members of the planning commission for the record roger clark planning and zoning director happy to uh bring to you today the technical plan for phase one of the of this seaboard master plan that you all are aware of that we went through a year and a half or so ago went through a really good process to come up with a master plan for the entire seaboard area we worked with DOVER COLE AND PARTNERS AND THAT WAS A REALLY PRODUCTIVE PROCESS THAT WE WENT THROUGH AND WE CAME UP WITH A REALLY WHAT WE THINK IS A REALLY GOOD PLAN THAT WAS ULTIMATELY ADOPTED BY CITY COUNCIL SO TODAY WE'RE EXCITED TO HAVE JOSH HERE AGAIN TODAY TO PRESENT TO YOU YOU'LL PROBABLY REMEMBER HIM FROM LAST TIME WHEN HE PRESENTED TO YOU FROM DOVER COLE AND HE'S GOING TO KIND OF FOCUS IN TODAY ON THE FIRST KIND OF PHASE OR FIRST SECTION of the plan, getting kind of down to almost ground level and coming up with a way forward. So with that, I'm going to turn it over to him and he's going to tell you all about it.

Great. Can you all see the screen okay? Is everything good? Okay, excellent. Well, thank you for having me back, having us back. It's really great to be working on this project again and to get a chance to show you what we've been working on. For us, we gave this presentation this morning to our technical working group, just as a quick recap so you may see some text in here from the technical working group. That's something we've continued on since the previous project where we've touched base with the same group of folks that gave us feedback during the initial seaboard project. And as you see here, have a schedule that we've just about adhered to week to week. for that effort. And so today was that third technical working group meeting. And so we're nearing the end of this technical plan and really looking forward to sharing with you some of what we've come up with. So on last week's episode, for those of you who may remember, we gave the presentation that talked a lot about Seaboard as a district. Some of the main takeaways were, first and foremost, do no harm. the Hippocratic oath because of the health and vibrancy of the economy local to Seaboard, making sure that anything and everything we suggested was able to work cohesively with all the businesses that are currently there. At the same time, leverage some of the investments the city has made into some really, we think, amazing opportunities to see some of the original intent that John Nolan drew on paper 100 years ago realized. So just to run through some of these, a lot of what you'll see is graphics that are in the works. So now's a really good chance for you to give us feedback and we can still make amendments as we move forward. So we'll start with the before image. This is just a quick trace on top of a drone photo we took during the Charette. that shows looking towards Seaboard Venice Avenue sort of in the north. If you remember, the full vision plan for Seaboard included a heavy focus on Seaboard Avenue with specific focus areas on the city-owned property where the concrete plant used to be. There was an idea that came out through the public about a swing barge bridge that could connect one side to the other, an idea about carving out some of the old railway right-of-way for a public marina, as well as introducing a redevelopment on the Venice Avenue side, which is currently not technically in the Seaboard District, but is adjacent to the Seaboard District. So for this part of the project, we've really dialed in the focus area to just the areas that the city currently owns property in and i'll refer to those probably a couple times as the uh the old concrete plant property which is the one nearest to us in the foreground and then the seaboard avenue property which is sort of in the mid ground there both of those owned by the city currently one of which uh houses the public works facility uh the trucks and dumpsters and things like that which are being uh located off site at present So I want to dial in a little bit and talk about the future scenario of how this might look from a redevelopment standpoint. This is by no means the exact way this would likely play out. However, I would characterize this as maybe the most conservative way of thinking about how some of these properties may redevelop and how the city may start to look at this as you look to find a private development partner or look towards your next capital improvements project list, things like that. So we have the coolest job, by the way, I think, in the world. We get to help cities figure out what they want to be when they grow up. And the best way that we have found in our 36 years as an office to do that is by visually showing that as a change over time. So what's coming here is a real sequence of, you know, a what if scenario. So we always start with the existing conditions. Again, sort of looking generally at the same angle as some of the previous images. Seaboard Avenue runs sort of across the image from right to left, heading towards the north. and basically focusing between Camion Street and Spur Street. That's our main subject area. To remind you, the city currently has a significant footprint in this area. So the box that says city-owned property is the Seaboard Avenue property. The one closest to us is the old concrete plant. City has also acquired one parcel across the street on Warfield and is in the process of grabbing a second one as well to connect all the way through to Grove Avenue. so that's a really important thing to know because our first recommendation if you remember from the plan is creating a new street and not just a new street but the best new street in the state of florida we think that this has the opportunity to not just be you know functionally moving cars and people and goods but also to be incredibly beautiful to have healthy street trees wide sidewalks possibly go curbless with alternative materials and really set the bar very high in a way that John Nolan always envisioned the public realm being, not just in Venice, but in all his projects. One really important thing to know is that streets are the number one tools that cities have to make change in the way that they want. They are the slowest thing to change in every city and no look no further than the seaboard district John Nolan drew those streets exactly where they are a hundred years ago, and they haven't moved So it's a really important thing to get on paper and to get it right and so we think the opportunity to create a new street is Really important and I'll explain why in the next couple slides for first and foremost When you have a street as part of your block and street network, you are essentially creating edges and addresses. So every time you add a new street, you are making new edges. Therefore, the more streets you have, the smaller the blocks are, the more edges you have. Edges are where the economy of the built environment happens. It's where storefronts are, it's where alley connections are, it's where all the public right-of-way is most valuable. So the more addresses you make, the more edges you have, the more valuable your property is. In this case, pushing Nolan through between Warfield and Seaboard Avenue is really important because it takes what would otherwise be a very large parcel with really only one large frontage. If I go back, you'll see the eastern side on Warfield is rather limited. If we were to think about that as an opportunity to make new edges, we unlock a significantly more amount of development opportunity. So just by placing the street in the right place, we not only create a more walkable seaboard district, but we create more value for public-private partnership in the future. We think that that should focus at a new intersection at Seaboard and the new Nolan Street, which I'll highlight here in a few slides. The other really important thing about this change over time and this possibility is on that parcel, the half of the parcel that says number one, is big enough with new Nolan Street to have mid-block parking to service what would initially be a couple early phases of a new Seaboard district. So we think that initial phase should include some public parking as well in the middle of the block. We don't want to necessarily have that very visible. We want to be able to screen it with buildings and with landscaping and trees. But we think that the number one side is really the largest opportunity to do that, at least in the early phase. And I should mention that also includes on-street parking as well. the second phase or second micro phase really completes both sides of that new nolan street so that's another opportunity to hide some mid-block parking but also you'll start to see that it begins to look like a complete street or a complete intersection where you've got enough energy to sustain some housing, some residential, as well as perhaps some retail on the corners. We think that that intersection is a really great place for non-residential use. Now, this scenario is a hypothetical. Again, if I take a step back, And this was all that was to really be happening within the city's parcel on seaboard avenue that's a pretty good amount it's enough of a DNA sample for the rest of seaboard. To continue to build off of in the future, including private redevelopment so in the next couple slides you'll see an example of that private redevelopment. fronting the new Nolan Street as a way to leverage that investment for additional redevelopment. So that can happen on both sides. Again, this is now in private redevelopment territory, but could be done in a way and required to be done in a way such that it faces Nolan Street and creates more really great addresses. now importantly those two previous parcels that are newly acquired are aligned with the city's property that allows us to extend that new nolan street all the way to grove which is really important for connectivity for walkability and for creating more of those addresses so in the longer time horizon again if i took a step back if this were all that were to happen for the you know next couple cycles of development and redevelopment this would be plenty you'd have enough here as a seed or a catalyst to see a lot more redevelopment over time spurred on by the by the investment that the city has made with its partners in this area But in the fullness of time, we think it would be really great to continue that pattern all the way to Warfield so that, for example, Warfield and Nolan could be another completed intersection with businesses on four sides. At the same time, leaving the possibility for a later phase to come in and start thinking about carving out the waterfront for the marina, thinking about the larger concrete plant site, which may or may not have some remediation requirements or Army Corps permits or things that are perhaps a bit slower to get initiated than some of the other private redevelopment opportunities. But recognizing that the urban forest and the public waterfront and the new trail that could connect all of those things together is the premier part of this project, is the most important part of your emerald necklace, something that John Nolan really cared a lot about. And so for us, this is the most important thing to get right, but it's probably the slowest and longest to take place. Having said that, we want to set it up so that it's set up to succeed and to be done in a way that is not only the envy of the county, but the envy of the region and the state. Selfishly, I think I've said before, I was born in St. Petersburg, a John Nolan planned city in a lot of ways. uh he is a lot of the reason why i do what i do and our office does what we do so you all have the great legacy here to be a john nolan city and one of what one of maybe two or three that really was built to what he envisioned so we think that's really important to continue to honor some of his original thoughts 100 plus years ago so This later phase around creating the new public marina, thinking about that larger parcel as being open for redevelopment is a way to continue that thinking. That may also include, for example, doing some adaptive reuse where some of the existing buildings could be added to or wrapped or reconfigured to house new buildings and to fit within the envisioned seaboard district. That's really important for a place to have a sense of place Because in most redevelopment scenarios, a lot of places will, a lot of cities and counties will sort of wipe the plate clean and start from scratch. And when you do that, you not only cause harm to the businesses and the environment around that area, but you're also erasing any sense of what that place used to be. And sometimes it can be vacant for a very long time before a future phase comes online. So keeping some of the existing buildings, allowing some of that light industrial people who are making things or fixing things to be in the same neighborhood as people who are living and working and grabbing a burger or a beer is what we think is a really important part of Seaboard and its possible future as a place. um that last big city-owned parcel is the thing that you want to you know harvest some of the the fruits of your labor by redeveloping the first and second areas you will eventually see the value of the surrounding property increase which allows for the um the market and your partners on the other piece of property to see some of those realized gains which is a huge advantage when it comes to selling that piece of property and also for leverage from the city's perspective to get some more of the things you want whether it's larger street trees or more bike infrastructure or it's affordable housing or you know whatever you choose you have leverage there for when you create that value. um importantly the four sides of this intersection now complete in this version is allowing us to take that extension of nolan street which is closest to us in the foreground as a pedestrian-only plaza connecting folks from nolan street to the waterfront we think that's a really important connection and eventually could lead to that swing barge that gets over to the trail on the other side of the intercoastal setting up for a really special sort of urban condition. The last several slides in this change over time are really about filling out the rest of the project or the rest of the focus area. So for example, this may be an opportunity to start thinking about buildings fronting the trail. Maybe there's a, I'll go back and forth so you can see this, like a little like going to the optometrist, like better in lens one or lens two. You can go back and forth and see maybe there's a tree planting program that's done in Seaboard to provide street trees for the rest of the district. Other types of things you can do to encourage redevelopment. Importantly, we've designed this in such a way that should there be a need for a future parking garage, there is space for one. However, we think that that ought to maybe be the last thing that gets built. Parking garages are only becoming more expensive. They are maintenance headaches and also it may entirely not be necessary in the market at the time of this construction. We are rapidly entering a period where Waymo and e-bikes and e-scooters and all kinds of other mobility options are starting to take the parking demand and shrinking it drastically. So we want to maintain that flexibility should the future decide that we don't need it. But we have a place for it should you deem it necessary. So from there, let me just pause and go back, this would be essentially a completed focus area number one. If you got this far and this is all that ever happened, this would be a tremendous success. It would be a great urban district and would also, I think, set the stage for a lot of the future of not just Seaboard but the city of Venice to be as successful as it possibly can be. This is also maybe a generation's worth of change. So it could take a very long time. We, as planners, often think not just five or 10 years in the future, but often 100 years in the future because of the time that it takes to change streets and to put sewers in and move things around. So we have to have that long view at the same time we think of the short view. And this would be a very successful long view outcome. The rest of these slides are really about how does that kernel grow to achieve the rest of the vision plan that was put forth in the last couple years. So we may see more growth towards the north as some of the more vacant parcels or less improved parcels begin to turn over. We may see one of the other areas we pointed out during the vision plan, the intersection at Cameon and Warfield as being really important. Maybe that self-storage facility that was just constructed turns hands in the next generation or two and redevelops. And then eventually up in the top left corner, you'll see the completion of the Venice Avenue corridor to some of the standards that you have in the overlay up there. So really you could see how this may begin to foster some of the growth not just within 200 feet of these parcels, but within a quarter mile as well. And then last but not least, there are other places that make a lot of sense to create a more sense of completeness. So Spur Street, we have the same idea about bringing the public through to the waterfront there and fronting it on both sides. And that is the full focus area number one build out. Now we don't just draw pretty pictures. We do a lot of analysis as part of this project as well. So one of the ways that we think this ought to be formalized or included in the code is thinking very much about creating perhaps a new code category or district type called Seaboard Core. What that does is it provides a little more certainty for the property owners within that seaboard core that this is the area of focus. There are a few code changes you may opt to look at in seaboard core, for example, around setbacks in the build-to zone, around where the parking has to be located, things like that. Your current code is very good around all of these siting and urban design elements. However, the seaboard core may also want to be more prescriptive around what industrial uses are allowed versus the regular base seaboard improvement district. And at the same time, we would recommend that that seaboard improvement district, the rest of the blue, be much more flexible for the businesses that are there today. So that they can stay and keep their business operating for as ever long as they would like to. What we wanna do is reduce the amount of uncertainty in the district as much as we possibly can. Uncertainty is the enemy of investment. So we wanna make sure that we have some of that in the core area specifically. That also means thinking carefully about how in your code you dedicate certain streets or allocate the hierarchy of which streets are the ones that we actually want redevelopment to front. So right now the code basically says if you have a property on seaboard you must put your front door on seaboard. You shall put your front door on seaboard. We think there are a few more streets that should have that same level of importance in the future. Up for discussion whether it's all the ones we've drawn including Warfield and Grove or not. A reminder that in the overall vision plan, we suggested that Venice Avenue at Warfield and Grove both have a signalized intersection in the future on both Venice Ave and 41. That's something that should be a target for DOT and the county to work with you on. but also nolan street becomes one of those primary streets as well one asterisk to this is if you have a property that's on both nolan street and seaboard or on nolan street and grove there are provisions in the code today that allow you to put a corner entry which would accommodate having basically two the necessity for two front doors and there are other code amendments that you can make to sort of make that much more legible and and less confusing um in addition to thinking about the code we also did a quick analysis by no means what exactly we expect to be built on every lot but a quick stress test for us to see you know what variety of unit types and sizes ought we aim for parking strategies we may need to think about um you know what what fits in certain places you know can you fit a 60 foot depth or 70 foot depth building which would be big enough for a commercial kitchen on this parcel things like that and so we really stress test a lot of those things as we draw these plans some things to point out are in terms of residential unit types. We think Seaboard is actually a perfect place for two housing types that are fairly uncommon in not just Venice but in the state of Florida because of how the state developed over time. And those are both live work units. Live work units are sort of coming back into favor. I call it the imagine the butcher living above the butcher shop. It's one mortgage payment for both the business and for the residents. So we're seeing a lot of this in a lot of places because a lot of people are working from home, and so they want to have their business within close proximity. This is probably as close as you get, a five-step commute to your ground floor office, whether you're a law firm or we've worked on a project in Atlanta. that had a law firm on the corner and the lawyer lived above his law firm and his rooftop terrace had an amazing view of midtown Atlanta. It's a pretty high and expensive unit, but literally two doors down was the piano teacher who lived above the piano teacher's studio. All the kids in the neighborhood go and take their lessons at the ground floor below her apartment and then would leave. This is a very American and traditional way of thinking about city planning and development. and also a really good way to get enough wallets around the cash registers to keep businesses with the lights on on main streets like Nolan and Seaboard should be. There's also a lot of really great projects coming online that do this. This one's one of my favorites in Edmond, Oklahoma called Town's End. It doesn't always have to be super historic. It can often be contemporary with metal roofs. or horizontal windows or things like that to sort of match the general character. The second housing type that we think ought to have a home in Seaboard is row house units. And that's something that Florida traditionally did not have much of. You think of row houses or attached townhouses. You think of Georgetown or Baltimore or parts of Atlanta or South Carolina, Charleston, Savannah, things like that. This housing type never really made it to Florida. What that means is it's an entirely untapped market that is basically in every place of folks looking to have more attached housing. the nice thing about row house units is it can have a very industrial flair architecturally whether they're very simple boxes like the image in the bottom left with with minimal amount of architecture or they have more ornamentation to them they can even have roll up windows and doors on the ground floor so you know we've heard very strongly from the public that seaboard ought not to copy the northern italian style of the island ought to be its own thing and so row house units provided some flexibility for that because essentially they've got one front facade and one rear facade. The sides are all internal to the building so you can spend more energy on the architecture of the front and that can be done in creative ways with creative materials. I want to talk for a minute about some of the street design in Seaboard District. Seaboard Avenue is 70 foot right of way, which is kind of an interesting number. It's a common John Nolan right of way dimension, but not a common contemporary right of way dimension. Most streets are about 60 if they're in an urban environment. So 70 is actually nice because we get a little bit of bonus elbow room. And so we've actually drawn a handful of different sections for that 70 feet at least the two blocks between came on and spur ought to be very very pedestrian and cyclist oriented The nice thing about the fact that seaboard is on the edge of the district is all the intersections are three-way not four-way which means you can have an uninterrupted bike network on one side of the street and that is perhaps i would i would say the envy of every other place that's looking to put in a bike street is to have something like that so it could be really great so there are areas on seaboard where there ought to be two parking spaces in the street section there are some places where we may push those trees a little further in and have islands so we can capture storm water or bring tree canopy closer together so it shades more of the street There are places where we may have enough room for two trees side by side, which would really allow for quite a nice tree canopy in the public realm. I think it's, from what I've seen, having a shaded street versus an unshaded street can be a basically 10 degree temperature difference. And so it doesn't really take a whole lot for that to happen. And when you can put two trees together as an alay, you can get quite a bit of shade, especially if they're large live oaks or something that reaches a decent mature size. There are also places where we think that we can push those trees even closer together and have no on-street parking. they'll probably be less frequent because we think that there should be a significant amount of on-street parking on seaboard but these are maybe special places where we could include civic art we could have higher priority pedestrian crossings things like that Just to show you a quick rendering, I think you've seen this before, of what we think that character might look like on Seaboard Avenue. Nolan Street is also, like I said, we are shooting and aiming very high. This is a 57-foot right-of-way section. And we think that it's a perfect opportunity to go curbless, to have some, maybe it's a brick street, maybe it's a pavered street, something that also helps with stormwater and so is not just a one trick sort of typical street. It's trying to solve as many problems as you can, make the property more attractive for development and solve as many problems as we can with one project. And that same 57-foot right-of-way often may have segments where there is no on-street parking and it's very slow, slow and safe. You could imagine string lights perhaps even going across from building face to building face. So I won't spend a ton of time on each of these, in fact, because we have a table at the end that summarizes them. But needless to say, we have counted all of this to give it an initial stress test to see, you know, are we on or are we off? What are the numbers saying? You know, so we've done that block by block, taking a look at the possibility for storefronts and the parking counts, both on street and off street, as well as a future garage, and then looking at commercial space and possible adaptive reuse. to get to a table that I will just admittedly say is probably over on the number of retail square footage. We are in an era of Amazon and Uber Eats, and I think I described it this morning as the great American retail apocalypse, which is you don't have to go very far. Look at every strip mall. There's a lot of vacancy right now. It is probably bullish to say that most development projects or redevelopment projects will be residential-led for the near future. A retail-led project is probably not something that we will see at least for the next decade or so, depending on the market. And we may have another COVID or something that drastically changes the market, I don't know. But for now, the retail-led is really difficult. Having said that, it's much easier to convert and to rethink the retail into more residential than it is to rethink the residential into more retail. So our approach with this is to think about the places that that makes the most sense. try and reserve as much of that as we can to create the place we think we ought to create, and then work backwards from that should a developer partner tell you that they can only meet half of that number or, you know, et cetera. So we're trying to maintain that flexibility. And I will also say that the non-res number that you see here includes the big warehouse that's being adaptively reused. So that square footage is quite large, skews that to some extent. But basically what you see is those three blocks all within your height requirements, all within, for the most part, the existing code and the setbacks and the parking requirements and all of that. And we end up around 236 units, give or take, could be a little higher, could be a little lower, depending on the average unit size. And that gets us to essentially a density of around 37 to 40 units per acre, which feels appropriate for a district of this size and with this level of activity at the street level. And importantly, is decently parked. So we think that that's actually pretty healthy. And it's really only limited to the two or three blocks around that area. Doesn't include the rest of the on-street parking that we would expect to come online. so that is it for the technical phase our next steps will be we are available on contract with the city to help in the scenario where perhaps a private developer shows interest in this in this project we are your liaison to make sure that all the spirit and the energy and the public's input that was put into the vision plan is at the forefront in those conversations if there are bids that come in and we will also be working to finalize some renderings put the color into the graphics that you've seen make any amendments that you all may have recommendations for us and also put some marketing materials together should the city decide to put this out to bid officially or advertise it in some way we remain available to to tackle that as well in the coming months so is there anything you wanted to add to that roger

No, I was just seeing if everybody's still conscious after the density. So that was probably a little shock to the system, but as Josh indicated, that makes sense for this area. So hopefully everybody's okay.

So with that, I'll take any questions you may have. And I'll go back to the, pardon the slides here, but I'm going to go back to the final vision. Questions or comments?

Thank you. As always, very thorough and kudos. This looks fantastic. Generational, absolutely. This is definitely long term. Excuse me, my questions are if not the northern Italian look, what look were they considering?

That's a great question. You know, we've gone round and round and I think that the answer is There is not one style or or look the size of the district is such that you could have multiple different vernacular available to developers or to you know people who want to reskin their building and it should be. it should be flexible to accommodate more than one. I would also say that it's easier to prescribe a more stylized standard for like Northern Italian or Italianate or mission style or if you're in Santa Barbara, you know what to expect because you basically, there's five key things that identify what your building will look like. It's clay barrel tile, it's stucco, it's three colors that are approved and that will basically be an Italianator mission or something like that. And so when it comes to what we would consider American mercantile architecture or quasi-industrial or even Florida vernacular, it's a little bit less prescriptive. You could expect lapboard siding the same as you could expect stucco. Clay barrel tile could work just as well as asphalt shingles. So I think in this case, Our approach or recommendation wouldn't be, here are the five things you get to pick from. It would be more of, here are the fundamentals that you need to get right. The building should be up against the sidewalk. The front door should face the front street. You want store fronts on the ground floor. Every building should have a bottom that feels like the bottom, a middle that feels like the middle, and a top that looks like the top. No blank walls. Some of this stuff's already in your code. you know other things like putting the parking in the rear and you know allowing for a great signage those are all things that we can encourage but I really don't see the need for a really overly prescriptive architectural style and last last point is that I think that that also is contrary to the idea of embracing the industrial nature of seaboard, which even John Nolan's plan thought of as industry. It was just citrus packing and timber, not necessarily auto repair or ship repair or things like that. So I think to embrace the more industrial side of things doesn't mean making things, sacrificing any of the quality of the built environment, but it may mean being more flexible than you would be on the island or in the historic district.

I've got a question for you. I'm a little prejudiced in this area. You were saying with the 70-foot-wide street, the ability to have an area for bicycles and pedestrians and so forth, if we cut in and have that marina back in there, is that your vision of where the venetian trail would extend up to the street or you think about having something further back closer to where the boats are to have that be a separate thing and not be bringing those folks all right up to the street it's both it's both okay yes we we our recommendation because the urban forest is uh in in the trail and

Everything that you have going on the Intracoastal is excellent and has the ability to continue to be planted with native plantings. We've talked before about carving out a rookery island and improving the health of the waterway as much as we can with a project like this. And so I think that there's room for that to be one of the best natural trails in the area that just happens to have a segment that overlaps with a little bit more city than it would elsewhere upstream and downstream. And also for Seaboard Avenue to have really gold standard dedicated bike infrastructure and they're a block apart from one another in this specific example. knowing that further upstream they come together. In the bigger vision plan, we talked about that happening at the train station, which would be a really amazing place for those two trails to converge and to have maybe a grander sort of civic use there, whether it's an amphitheater or something else. And then also for them to come back together downstream where the trail becomes much more of a way of moving people on bikes.

I just it's I think that is important to have both so that the that trail gets heavily used and to have that not be. impeded from their use to let them be able to go along, but also to be able to have access to go up and go down, you know, downtown, if you will. Right. They go to the seaboard area. But I think it is really critical to have both those avenues available.

And there are a lot of different kinds of bike riders. You know, we want to think about everybody from year eight to year 80. And so that means different speeds. You know, the folks on the on the the seaboard side of things maybe a little bit more of the spandex wearing you know trying to keep their blood pressure and their heart rate at a certain rate versus the folks who may be on a much more leisurely pace on the water side and so we want to think about how the users can also you know we can have different experiences for different users as well and they all overlap here at the marina which is sort of a really important civic place thank you any other questions or comments on

I'd just like to say you have a chance to be an overnight success because they were talking about something happening at Seaboard when I moved here in 1993. It's nice to see something is actually on paper and moving forward.

Congratulations. It is exciting. It's like I've said before, it's probably the most exciting project that we've had since I've been here. Obviously, Seaboard has just I think this plan is excellent. I think the key to the plan, I think, is the new Nolan Street, which I think is extremely important to this plan and to, especially not only just because it works, and it came together really well to have us have that extent of that area to to turn into a new street but also the legacy of John Nolan I mean this was part of John Nolan's original plans so I think keeping that legacy uh intact in this area is extremely important and i think that new street is uh is really essential in this plan so but i just thanked over cole and partners and josh uh his team they've done an excellent job we're still going to be working with them for a little bit longer And he will be doing this presentation again at City Council at the July 14th meeting. As he indicated, it'd be some more detail, some more coloration to the presentation, but wanted to get it in front of you all today. So I appreciate your attention to that.

Thank you very much. Thank you. Appreciate your presentation. Thanks. Okay, next up. And we have to create a digital can I combine these together. Thank you very much. Good. Okay, so I'm going to open there we have to public hearings one is design alternative petition number 25 to 75 da family promise staff is Nicole tembley the agent is Melanie Smith. The owners of family promise of South Sarasota County Inc. This is a crazy judicial hearing and I do have a memorandum to read This is to certify that the public hearing for this petition was appropriately advertised on May 16th, 2026 as required by the City of Venice Land Development Guard. And I'm also going to open then site and development plan petition number 25-74SP. Again, family promise, same staff and ownership. This is also a quasi-judicial hearing and I have a memorandum for this one as well. This is to certify that the public hearing for this petition was appropriately advertised on May 16, 2026, as required by the City of Venice Land Development Code. And with that, I'll open the public hearing. And could I have the attorney question of members, please?

If anyone has any possible conflicts of interest, please indicate those at this time. Seeing none, if you've had any ex parte communications regarding either of these petitions, please put those into the record. I have none.

none none none none none thank you thank you okay and we'll confirm the speaker cards have been signed uh with that nicole take it away

All right, good afternoon. For the record, Nicole Tremblay, Senior Planner for the City of Venice, and we're looking at a site plan and design alternative for Family Promise. So there are two parcels here at 430 and 460 Substation Road. They're proposing to develop 10 multifamily units and asking for relief from a Type 5 buffer on the western side. This is a high density residential property of about 2.27 acres. But this right now is just phase one of a two phase plan. So phase one is just over one acre. And it's residential multifamily one in the Gateway neighborhood. So, as I mentioned, ten units across five buildings for the site and development plan. This will be affordable housing, and so they're doing phase one as the funding is available, and we'll do phase two when they're able to start on that. Half of the parking spaces for the whole project will be developed now, and then the entire dry vial turnaround, there's a dumpster enclosure, and the full storm water system for the whole project will be going along with this site development plan. There's a sidewalk for phase one on that side and then there's also going to be a trail on the southern side in the phase two area on this site and development plan and the project is accessed by an easement along the eastern side off of substation you go past the Knights of Columbus property. For the design alternative, they are adjacent to an industrial property to the west, and so they're asking for reduced buffering requirements on that western boundary. The neighbor is VSE Aviation, which was formerly a turbine well that you all saw recently. So here's the aerial map. As I mentioned, you access here from substation. You go down here to get to the property. Here's the aviation, formerly turbine weld. This is another industrial you saw recently, Triton Industrial, and then some multifamily or like condos here. So here's the proposed plan. Phase one has the full driveway, has the drainage system, both drive aisles, and then half of the parking. There's more parking laid out for phase two, but we're not looking at that yet. So five buildings, 10 units, dumpster enclosure here, sidewalk here, and then this is that trail or footpath that I mentioned that goes kind of around the future phase two. so for the landscape plan this is just the cut out of the western side because the other sides are all code compliant and so the type 5 buffer would require six trees per hundred linear feet plus three understory trees a continuous hedge a six foot wall and a three foot berm which is pretty significant i think that's our second most intense type So they are asking to leave the existing mangroves, existing six foot high vinyl fence, and these trees proposed here, five canopy, six understory, and 26 shrubs. So these are the elevations, two slightly different types. the existing conditions i'll show you site photographs feature land use zoning map and surrounding land uses and i should mention with the elevations they did not have any bhp requirements or any any style to adhere to there okay so here are some site photographs um this is kind of going down the easement to the property it's full of vegetation right now so i didn't really go into the property itself this is just kind of the approach and what you would see this is where the phase one area will be then this is kind of the neighboring buffer as you see it from substation road you can't really get onto the property without traversing the whole thing to see what it would look like from phase one but this is what you can see from substation road they have the six foot vinyl fence they have some trees here that they've already planted and they were in for a design alternative as well for their buffer knowing that they were adjacent to residential property in the last year or two So here's the future land use map showing high density residential here, and surrounding it on these sides, and then to the north and west is that industrial. And then some corresponding zonings, industrial here, and then a mix of RMF 1, 3, and 4 around it. It's not typical that we would have RMF 1 with high density residential, but we did not change that zoning, that's how it was, so we've left it as is. so surrounding uses as i mentioned train industrial knights of columbus to the north villa grand another high density residential property to the south some single family that is still designated high density residential but is not developed that way at this point to the east and then industrial to the west with vse aviation so for planning analysis for both petitions we'll look at the comprehensive plan the land development code and concurrency and mobility So this is high density residential, which supports multifamily. The required density is 13.1 to 18 units per acre. Phase one is just 9.9 units per acre. However, when they come in for phase two, they'll need to meet that minimum of 13.1. And if they cannot, there is a strategy LU 1.2.3 in the comprehensive plan that allows them to request the ability to have a lower density than the range that is permitted. But we will see when they're ready to apply for phase two, whether they can meet that 13.1 or if they need to request relief from it through that land use strategy. So related to the site plan, analysis has been provided to determine consistency with land use element strategies, the gateway neighborhood, and other plan elements, which should be taken into consideration upon determining consistency. Then looking at the land development code, they are RMF1, which as I mentioned is unusual for high density residential, but that's what they have. So their setbacks should be a minimum of 20, 12, and 10. They've got 35, 60, and greater than 35. Building height permitted, they could have 35 feet with 10 feet of understory parking. They're requesting just 23 feet, and there is no understory parking, all surface parking. lot coverage looking at the full 2.27 acres they're at 9.5 out of a maximum 35 percent and then parking they could have between 11 and 22 spaces that's one to two per unit with 10 allowed for additional guest parking they have proposed 25 but they gave an alternative parking plan justification with that and since it was fewer than 25 percent of the required spaces that they were over we were able to approve that administratively particularly based on the justification that phase two is expected to have more units than this one and they are constructing just half of the parking for the entire project at this time instead of just parking only for these ten units so compatibility is a requirement to consider for both types of petitions but in particular the design alternative is relevant for compatibility because they are requesting relief from that section from section 4 which requires the type 5 buffer but it's important to note they are not requesting a total waiver of the buffer which is one of the intent statements about design alternatives that it could not be a total waiver but a different type of design that is what they've requested Typically a buffer between industrial and residential would be so intense as a type five to protect the residents from nuisances from the industrial user basically. But the applicant is the residential user and has requested this relief. And as I mentioned, the industrial property was also granted a design alternative due to size constraints and some wetland area on their property. And we know that their operations are fully enclosed and so the residential applicant here has agreed that what they're proposing will be sufficient for their residents and this is the design alternative they've asked for. and they've also noted that buildings are located away from the property boundary on both sides on the west it's farther west and on this property they'll be a little bit farther east and they did provide responses related to 1.2.c.8 the land use compatibility analysis which are in your staff report with some staff comments as well so you've got your eight criteria for the site and development plan which i can bring up if you need to see them and then five for the design alternative So related to the land development code, subject petitions have been processed according to the procedural requirements. They've been reviewed by the TRC and no issues have been identified. And so upon review of the petition and associated documents, comprehensive plan, land development code, staff report and analysis and testimony, there's sufficient information on the record for planning commission to take action on both the site and development plan and the design alternative. And I'm happy to take any questions you may have for me.

Do you have any questions for Nicole? Yes.

Thank you. if you can, about the access easement and who will maintain that after it's in place. I understand today it's a rough road. It'll be paved going forward. Who will maintain that paved road? Subsection is not a city road.

That's correct. Yeah, substation is private. I believe it will be the applicant responsibility, but I will let them clarify. I don't actually have a copy of the easement. I apologize. But I'm sure that they can give you a good answer on that.

Thank you.

Any other questions? Yeah, just if you could just clarify more of the differences between the Type 5 buffer and what is being proposed. I'm still a little, if we could go back to that.

Yeah, so the comparison would be if they were to follow the type 5 buffer they would need 13 canopy and seven understory trees they're proposing five canopy and six understory trees with 26 shrubs which i don't believe forms that full continuous hedge all the way down but does provide some of that kind of gradient of canopy understory and hedge and then there is a six foot fence rather than the wall that would typically be required and they are not intending to build up a three foot berm

Thank you. Sure. Anything else for Nicole? No? Thank you very much. Thank you. We'll hear from the agent.

Good afternoon. For the record, Jackson Boone, attorney at the Boone Law Firm, agent for the applicant and property owner, family promise of South Sarasota County. If you can bear with me, please. Going to pull up a PowerPoint here. All right. So Nicole did a good job of hitting the high points for the property in the proposed project. I'm going to kind of fill in with additional information. I want to let you all know that I'm joined here today by the project team, including Jennifer Fagenbaum, executive director of Family Promise South Sarasota County, Melanie Smith, civil engineer with Melhaven Engineering, Jess Frankowiak, and Lynn Anderson with J2 Solutions, and Jim Collins, planner with our firm. As you are aware, we're before you today to discuss a proposed site and development plan and a design alternative for the subject property for Family Promise to build a phased affordable housing development. So first off, a little bit of background information on Family Promise. I assume you all have a general idea to maybe even a well-formed amount of knowledge, but Family Promise of South Sarasota County is an affiliate of a national organization with over 200 affiliates across the country. Their mission and vision is pretty simple and straightforward. It's to provide housing to support children and their families in our South Sarasota County area and to provide comprehensive services to ensure children and their families achieve lasting self-sufficiency. Just some quick statistics. Over 800 children are identified as homeless in Sarasota County each year. One in every 18 students in Sarasota County has experienced homelessness. About 50% of these students are located within South Sarasota County. Everybody is aware or most folks are aware about how expensive childcare costs are and then how expensive housing is here as well. Family Promise serves to meet that need both for the children and for the parents of the children to provide stability for their housing. Some more sobering statistics, focusing just on the children, youth experiencing housing insecurity are five times more likely to miss school, nine times more likely to repeat a grade, four times more likely not to graduate, and unfortunately six times more likely to abuse drugs. Really the goal here is to provide stabilities for families, to give the children the opportunity to be well-equipped to become functioning, well-serving adults of our community. So for the project at hand, outlined in red, this is the subject property. As Nicole stated, it's about 2.27 acres. It is south of substation road, it's west of the bypass, and it's north of venice avenue. I kind of refer to this area as the substation multi-family and industrial area. It's been that way for quite some time, certainly my whole life going on 35 plus years. Future land use designation for the property is high-density residential. Zoning is residential multifamily one, and it's in the Gateway Comprehensive Plan neighborhood. Again, just hitting some high points. To the north is the Triton Industrial site and the Knights of Columbus property. To the east is that single family lot that has the multifamily zoning. To the south is the Villa La Grande condominiums with the multifamily zoning. And to the west is the former turbine weld, now VSE Aviation Services property, which has the industrial zoning. And then also the southern portion of that site, which you can see is the mangrove vegetated brackish water area. We'll get to that with a little bit more detail later on in the presentation.

property information.

This is the future land use map aerial, just what Nicole shared in her presentation. Same with the zoning map aerial. Project information. So before I get into those details, it's key that this proposal follows the success of the Parkside Cottages affordable family housing development that Family Promise owns and operates on the northeast, to the northeast of the property along Substation Road. Actually, You can see here to the right of where the improved access easement is. That's the Parkside Cottages housing development. Because of the success of that project, Family Promise acquired the subject property before you today. You can see where the development detail is with the goal of developing additional affordable housing units targeted for qualifying families in our community. So this is an aerial overlay so you can see around the property and how that first phase lays out. Here's the actual zoom in of the site development she we have a one that just the shade over an acre project area for phase one featuring 5 to story to unit buildings providing 10 units in total has the associated drive I'll you'll see the hammerhead T turn around in parking area again that's the 25 spaces per the approved alternative parking plan. There's a potential park shade and structure area there, kind of to the south of where the entrance drive takes the turn to the left. We have dry stormwater ponds on the north and the south of the property, and we have the footpath trail that Nicole mentioned that's both on the north side of the property, here where my cursor is, and then there to the south. The 10 units in phase one generates a density of 9.9 units per acre. Here with the phasing, the key was Family Promise had the funding to move forward with providing these 10 units now, trying to figure out how can we make use of the property and develop it in a manner where we can build what we can build, provide that service to meet the need today, and set ourselves up in the future to provide those additional units to meet that additional need that we know is out there in the future. um access is provided via the improvement of an easement running south from substation road access and the hammerhead tournament turnaround feature has been reviewed by the fire department with no issues raised ms sherberg in response to your question about the maintenance Right now, Family Promise's understanding is that the maintenance will be split between those who share access to that, so if it's just Family Promise in the future utilizing that, they may be the ones who have to maintain it themselves, but that's a matter that they're working on as far as full development of the site. Setbacks are 40 plus feet to the west, approximately 35 feet to the north, approximately 60 feet to the east, and for phase one, it's about 140 plus feet to the south. Those are greater than the minimum front 20 foot, side 12 foot, and rear 10 foot requirements. The buildings are two stories. They're 23 feet in height to the top of the roof, and they have two different bedroom unit types. This here, you can see, has primarily a dining and living room area on the bottom floor, living units on the top, and then here, as you can see, kind of that, what I'll call like a sidecar extension, that's additional living area on the bottom. They're designed to complement each other as they're placed on the site. Lot coverage is 9.5%, well under the 35% maximum of the RMF1 zoning, and connection to city water and sewer utilities is being made. Stormwater has been designed in compliance with the city and SWFMUD requirements, and no issues have been raised by staff. Project engineer Melanie Smith is available if you have any questions. The city transportation consultant has reviewed the transportation study and no concerns have been raised. There are 4.4 p.m. peak hour trips proposed by phase one. That's well under the 50 trip threshold to qualify as a de minimis impact. And the site development plan has also been reviewed for concurrency for all applicable facility types and no concerns have been raised. We have here the design alternative requested for the western property line buffer for relief from the required type 5 buffer which is 35 feet. Recently Nicole touched on this and I actually represented Turbine Weld with their site and development plan and with their design alternative for that buffer so I'm knowledgeable and well acquainted with it. That was approved in 2024, in the summer of 2024, for the design alternative for turbine weld to take the plantings that are required in the type 5 buffer, but plant them within a 5-foot buffer area. Not put a wall, not put a berm, but put the required plantings and put a 6-foot PVC fence. Part of that design alternative request was attributed to the fact that the turbine weld work is performed indoors in the building exteriors in the parking area located to the east of their building service sufficient buffers as well as the orientation of their property is north and south it's very linear. These factors remain today and in context with the shared boundary with Family Promise. This southernmost portion of their industrial property contains the parking area and the unimproved vegetated brackish creek. Let me see if I can get to the aerial and point this out. And this aerial here does not reflect what has been built, but you can see where it's cleared here where my cursor is. This is basically their new southern parking area. And then where the vegetation is here and the water, that's a shall not touch. So as far as proximate impact here from turbine weld, Family Promise, their opinion remained the same with turbine weld. There really isn't a lot of impact here at that immediate area where the buffer is shared. Family Promise has not had any concerns with turbine weld and now VSE's operation of this property in that buffer along the boundary and family promise seeks to move forward with the improvements in the area which are the providing the 5 trees 6 understory trees and 26 rubs also concerning family promises property The proposed hammerhead turnaround and dumpster area on the Family Promise property are located on the western extremity, in the western extremity in that immediate area. And they are placed there both for increased separation from the adjacent property of the VSE, adjacent parking area of the VSE property, but also due to the nature of the access in east-west rectangular orientation of the property. The access and location and shape and size of the subject property make the western side the logical and efficient turnaround area for the site, and it allows the hammerhead and dumpster area to serve as additional separation from the property boundary in the westernmost residential building. additionally and frankly probably most importantly it allows for placement of a first phase of residential buildings in an east-west manner on the northern portion of the property which can then be mirrored when funding supporting construction of future additional residential buildings in phase two has been obtained that allows for family promise to move forward with this phase one have everything built as Nicole stressed. You're going to build half of the parking. You're going to put the required turnaround, put the required dumpster. And then when funding is obtained to build those additional units in phase two, you can go out and build those units and be ready to go and deliver those much quicker than if you develop this property in a different manner. The proposed design alternative is consistent with the purpose and intent of the LDRS and the comprehensive plan, and it allows for superior design efficiency and performance of the site for a phased affordable multifamily development, and it poses no material negative impact on adjacent uses and no negative impact on the level of service standards. All right, so the proposed applications for the first phase of the Parkside Village seeks to replicate the success achieved at the nearby Parkside Cottages development, serving families with minor children in our community that make up the local workforce, providing meaningful support and stability to the families, which in turn benefits our community. As you can see here, this serves families with minor children. Those are the folks who are gonna qualify. Working households earning less than 50 to 80% AMI. Local workforce serving healthcare, service industry, retail, office staff, construction and trades. The goal here is we're not serving transient populations. These are families that live in the community and that simply just wanna stay and raise their children in the community that they live in today. A strong community is one where the needs of all are looked after, and this project proposes just that, providing stability and a path towards self-sufficiency for families who need housing assistance. The benefits, we already touched on those. These are again some high points, just allowing stable housing for children, keeping them in school, keeping them on routine, keeping parents employed, keeping them on routine, keeping stress levels at home low, creating that positive environment for families to thrive in our community it's also located the property is also located in an appropriate location in the city surrounded by residential civic and light industrial uses with quick access to major transportation corridors such as us-41 bypass and venice avenue making this arguably the most efficient use of the property for the city and the community the proposed site and development plan and design alternative are consistent with the comprehensive plan including intent hg15 and strategies hg151 and 152 concerning the provision of affordable housing and they are compliant with the land development code including the 194a and 11113a decision criteria and the 12c8 compatibility criteria and we respectfully request your approval i'm available for any questions you all may have

Thank you, sir.

Any questions for Mr. Boone?

Yes. Just one question following up on pants. Has the right away easement been negotiated?

That easement is in place. Yes, sir. It was acquired with the warranty deeds to the property. So it is in place.

Thank you.

Any other questions?

I just think a couple of comments. For one, I as chair of this board greatly appreciate the extensive additional presentation beyond that of the staff. We haven't always gotten that lately, and I think that's very, very critical to the process. So I appreciate the additional information. The other thing, we discussed this area recently in another petition, and I brought up the fact that A lot of time and effort went into updating the comprehensive plan and the LDRs, and one of the things that we were looking for is where can we put more affordable housing, whatever nomenclature you want to give it, workforce housing, whatever. We need more areas for that, and this was picked as the area that really should be the place for that to go. So where I was disappointed in a recent one we had This one pleases me greatly because this is precisely what we should be seeing being put into this area. So just my two cents clarification.

Jackson is the design alternative being requested for the entirety of the family promised Western property line or just that portion that's encompassed by the site plan.

It's for the entirety. So the landscape plan that's on file reflects what the proposed landscaping there would be.

Anything else up. Thank you Jackson appreciate it. We have any audience participation signed up for this one. No we do not okay, thank you. And the additional staff comments. Out saying on our thank you with that close both the public hearings. And the. Can I have a motion first on the design alternative petition number 2575DA? Yes. Mr. McCann?

Based on review of the application materials, the staff report, and testimony provided during the public hearing, the Planning Commission, sitting as the local planning agency, finds this petition complies with the design alternative criteria in Section 1.11.3 of the Land Development Code, and therefore moves to approve design alternative petition number 25-75DA.

We have a motion to approve by Mr. McCann. Do I have a second?

Second, sir.

Mr. Hale is the second. We have a motion on the second. Any further discussion? Seeing none, can we have a vote, please? And it passes unanimously. Okay. And then I need to have a motion for the site and development plan petition 2574 SP. Chairman. Yes, Mr. Jasper.

Based on review of the applicable or the application materials, the staff report and testimony provided during the public hearing the planning Commission sitting as a local planning agency finds this petition consistent with the comprehensive plan in compliance with the line land development code with the affirmative findings of fact in the record moves to approve site development plan petition number 25 dash 74 SP.

Thank you we have a motion to approve by Mister Jasper do I have a second.

Second, Mr. Chairman.

Mr. Hale seconds. We have a motion and a second. Any further discussion? Seeing none, can I have a vote, please? And it carries unanimously. Congratulations. Okay. Is everybody good to continue on? We good? Okay. All right. Okay. Next up, we have site and development plan petition number 2609 SP Sarasota Memorial Hospital. The staff is Brittany Smith. The agent is Jackson Boone. The owner-applicant is Sarasota County Public Hospital District. This is a quasi-judicial hearing. I do have a memorandum to read. Try one there. Okay. This is to certify that the public hearing for this petition was appropriately advertised on May 16th, 2026, as required by the City of Venice Land Development Code. And with that, I will open the public hearing and have the attorney question the members, please.

If anyone has any possible conflicts of interest, please indicate those. Yes.

I represent Waterford on the Hospital Neighborhood Advisory Council.

Can you remain fair and unbiased to make your decision today based solely on the record presented to you?

Yes, ma'am.

Okay. Anybody else? Seeing none. If you've had any ex parte communications, you might have, it sounds like you might have some, please disclose those for the record at this time.

Site visit only.

Did Mr. have any?

None. None. None.

None. None.

Okay. Thank you. And we'll confirm the speaker cards have been signed. And with that, Brittany.

Good afternoon. For the record, Brittany Smith, planner for the city of Venice, and I have filled out a speaker's card. We're here today to talk about 2609 SP for SMH radiology and inpatient rehab pavilion expansion. The project is generally located at 2600 East Laurel Road. The request is for building two expansions. One on the interventional radiology and MRI expansion that would be connecting to the existing emergency department building. And the inpatient rehabilitation pavilion that would be connected to the existing bed tower. The agent is Jackson Boone, Boone Law Firm. The owner is Sarasota County Public Hospital District. Parcel size is approximately 65 acres with the future land use of mixed use corridor and the planned public hospital zoning district in Laurel Road neighborhood. A little bit of project information. Again, this is for the expansion of the interventional radiology and MRI and the inpatient rehabilitation pavilion expansion. The first, the MRI addition consists of two-story building addition, approximately 20,846 square feet connecting to the emergency department building and the inpatient pavilion expansion the existing bed tower includes approximately 4,100 square feet of first floor building area. And then the second, third, and fourth floors will each contain approximately 24,434 square feet of enclosed building. Here is the proposed site plan. The larger area down on the eastern side, that would be the proposed rehab. And then up a little further to the north, here you'll see the proposed radiology expansion area. If you need to see a clearer image, I can pull up the site plan later. So here is an aerial map of the project. Again, I don't know if you can see the cursor when I show it up here, but this would be that rehab expansion area and then the MRI expansion area would be up here. Now we're gonna go over some existing conditions, site photographs, future land use map, zoning map, and surrounding land uses. So these are site photographs that were taken with drone on the last time that we had a hospital petition coming from you. So these are a few months old. There may be some minor changes that you see going on on the property right now, but these are relatively current drone photos that I took of SMH. Here's a future land use map showing to the north. We have Sarasota County government use for the, sorry, that's future land use. It's moderate density residential to the north. To the south, you have institutional, professional, commercial, and mixed use residential. And to the east, you have the I-75, so the interstate. And to the west, you have mixed use corridor. For the zoning, you'll see to the north, you have Sarasota County government use. To the south, you have OPI, CG, RMF1, and PUD, so that's everything that you see there. On the north side of Curry Lane, a lot of those petitions have been in front of you recently. To the east, you have the interstate again, and to the west, you have Laurel West. So I won't go over all of the zoning and future land uses that I just took you through with the maps, but on that north parcel, it's vacant. I know, I don't remember what project is going in there now, but I'm sure that if you've driven past the area, there's been some clearing over there recently. To the south, off Curry Lane, you see those medical office, single family approved for event venue, town homes, and Waterford open space. To the east, the I-75 corridor, and to the west, Plaza Venezia. So now we'll go into planning analysis. We'll look at the comprehensive plan, the land development code, and concurrency and mobility. I won't read over all of these but we looked at strategy LU 1.2.9c for corridor so there are nine things in this part of the comprehensive plan I went through and gave you staff comments. One of the more important ones in here, intensity and density, I have that the hospital was approved for an FAR of three. So my staff comment was that FIR, the proposed project is 0.04 for this addition and the overall campus is right now at 0.26. So you can see that that's well under the maximum of three FAR. Typically you'll see form based code in the corridor and this is a campus style hospital. So you'll see that this is meeting the intent of that campus style field, that form based code. You're gonna see this as the hospital builds out. So conclusions of finding a back with the comprehensive plan analysis has been provided to determine consistency with land use element strategies applicable to the mixed use corridor. Strategies found in lower road neighborhood and other plan elements and this should be taken into consideration upon determining comprehensive plan consistency. For compliance with the land development code, this has been processed according to the procedure requirements for site and development plan. It has been reviewed by TRC. No issues were identified and the proposal is consistent with the binding master plan for the hospital. No modifications to the existing approved plan are requested through this action. Looking at development standards, you'll see for the front side and side setbacks and the rear setbacks that they're all being exceeded dramatically. In fact, it is almost funny to ask them to show this because they're so far over what the minimums are, but they were kind enough to humor us. So the building height that they're allowed under their new zoning is 150 feet and you'll see that we're well below that with the rehab being at 62 feet 11.5 inches and the MRI being at 34 feet 7 inches. For parking here, you're gonna see what is allowed by the PPH zoning or what's required under their master plan. You'll see that that's a little bit lower than what is provided. So with this current project that you're seeing in front of you, there's actually gonna be a few parking spaces that are lost. But we had a petition that went, administratively was approved. earlier this year where they had a parking lot expansion to allow for that deficit that they would have in some parking and they also had to do a temporary relocation of the Hallie pad because of where that the MRI expansion will be going. So while those numbers look a little different, their parking is approved under that administrative decision. If they were to have more parking in the future, then we may be looking at needing an alternative parking plan, but that's not necessary at this time. So here are your decision criteria. I won't read them through for you, but if you need me to come back to this slide, I can. For concurrency and mobility, compliance was confirmed by utilities and by engineering. Transportation, the estimated impact for the entirety of the campus right now is at 620 PM peak hour trips. This was deemed to be compliant by our traffic consultant. Going into that a little bit further, in conclusions of finding effect with mobility, the applicant had provided a traffic impact statement with a comparison of the approved trips from the traffic concurrency study prepared by SMH for phase one. They were approved for 879 PM peak hour trips. And the impact of this project total right now for the whole campus is that 621. So you'll see that they're well in their allowance for traffic at this time. And then for concurrency, no issues have been identified during TRC review regarding adequate public facilities capacity to accommodate the development. So in conclusion, upon review of the petition and the associated documents, the comprehensive plan, the land development code, staff report and analysis, and testimony provided during the public hearing, there is sufficient information on the record to take action on site development plan petition number 2609SP. Are there any questions for me?

Any questions for Brittany? Seeing none, thank you very much. You're welcome. Mr. Boone?

all right good afternoon again for the record my name is jackson boone attorney at the boone law firm agent for the applicant and property owner sarasota memorial also known commonly known as sarasota memorial technically the sarasota county public hospital district i'm going to pull up my slideshow for here if i can find that all right All right, so we have the site development plan that has to propose expansion improvements that Brittany covered in her presentation. I'm joined here today by Chris Wilhoyt and Jeffrey Mendez Martinez with Stantec and Mary Lou Guttrich, design and construction manager with SMH. Jim Collins, planner with our firm, is also here. um you all are probably all well aware of the subject property what we refer to as the smh venice or laurel campus it's approximately 65 acres it's located at the laurel road pine brook honore ave interchange right next the intersection right next to the i-75 laurel road interchange future land use mix is mixed use corridor zoning designation is planned public hospital We brought that back in front of you all last summer to have that zoning, and that has a binding master plan which governs development of the property. That has been in place back since this property was initially zoned PCD. So that binding master plan has carried forward. and I'll get to that a little bit later in my presentation. To the north is Laurel Road in the southern portion of the County Mosquito Management and Stormwater Parcel. That's probably the construction taking place there. I think they're making structural improvements and maybe some more mosquito management stormwater compensation. To the east is I-75. To the south is the Curry Lane Developing Medical Commercial Multifamily Area. And to the west is the Plaza Venezia Commercial Center. So as uh Brittany talked about, we have here the two proposed improvements. Those are boxed in in blue. The northernmost one is the proposed I R M R I expansion that's connecting to the existing emergency department building and then here to the east right up against the I 75 right away is the proposed inpatient rehab pavilion expansion that will connect to the existing easternmost bed tower. I wanted to include this this comes from the binding master plan where there is this phase one and future development plan that helps guide where improvements are contemplated to be made and over simplistic way of looking at this Building the campus on a property of this size is almost like taking Lego blocks and understanding current need and planning for future need. These needs have come to fruition and it's prompted SMH to move forward at this time with these two improvements. This salmon colored area, this is the identified building expansion area for phase one. And you can see here on the northern side of the emergency department building, that's where the IRMRI expansion is going and then The existing bed tower that the rehab pavilion will connect to is actually already built here. So it could, if you would imagine where my cursor is, would be colored in yellow. We're then filling in this salmon portion here. Part of that is clipping this parking, which is why Brittany mentioned the reduction in parking spaces. I'll touch on that in a little bit more detail when I get to those slides. So the first proposed expansion improvement is a two-story approximately 20,846 square foot IRMRI expansion as stated connected to the emergency department building near the northern center of the campus. This expansion will house new imaging and interventional radiology services to support demand and future growth of the hospital while improving treatment capacity. As a result of this expansion, you can see here to the right, the helipad is slightly modified and there were four existing parking spaces that will be removed. The building height for the IRMRI expansion is 34 feet, seven inches, two-story improvement. This is the lighting plan, just included in case you all wanted to look at that. It's part of the application materials. And then here's the landscaping, as you can see, as it fits around the proposed improvement there. Here is a rendering you can see. This shows different angles. The one on the far right would be the a periphery road that hugs up there against Laurel Road as it approaches I-75 to the overpass. And you can see how this design fits in with the existing campus. Per the binding master plan, there are architectural standards that are in place, and obviously every proposed improvement to the campus will meet with those existing architectural features and keep that architectural feel. The proposed section second expansion improvement is the proposed inpatient rehab pavilion expansion. This is the more meaningful from a structural standpoint expansion. It's in the northeastern portion of the property where an existing parking lot is located adjacent to that I-75 right away. This proposed expansion connects to the easternmost bed tower. It contains a first floor area of approximately 4,128 square feet. and an 83 space covered parking area. The next slide shows this in greater detail, but if you can see these little rectangles, these are actually support columns that are covering what's shown as the below structure covered parking area. As you get higher up, let me see if I can get to, there we go. You can see here in this slide where the covered parking area is. As you start moving upwards, so now you get to the second floor, the third floor, the fourth floor, those floors, they have approximately 24,433 square feet of enclosed area, 255 square feet of patio space. The building height for the inpatient rehab pavilion is approximately 63 feet to where the height, the top is measured. However, the top of structure, it's about 71 feet. That's well below the 150 feet maximum building height that's approved for the campus. The proposed expansions are compliant with all applicable binding master plan and LDR regulations, including far exceeding, I'll get us back here to the full slideshow. I apologize for that. if i can get there they far exceed where i left off they far exceed the minimum 15 foot side and front yard setbacks that ir mri expansion it's approximately 70 feet from the front the rehab is approximately 66 feet and 75 feet from each front and the resulting far for the campus with these proposed improvements is 0.26 well under the approved 3-0 FAR. Parking, lighting, landscaping, and architecture all meet the applicable requirements. Regarding access and transportation, there is no proposed change to the existing external access points or on-campus drive aisle network and the 621 total p.m. peak hour trips generated by these two expansions are within the 879 trips already approved for phase one of campus development. This has been reviewed for compliance by the city's transportation consultant and no issues have been raised. Stormwater has been designed in accordance with the City and SWIFTMUD requirements and it will be collected and conveyed to the existing stormwater ponds on site which have been sized for additional campus expansion and concurrency for all applicable facility types have been reviewed by staff and no issues have been raised. Kind of an overall view here, knowing that this is one expansion project coming forward and there will be more expansions in the future. For those of you that were on planning commission last summer when we brought forward and established the PPH zoning for the campus, It was mentioned that this campus is strategically located, and I know Mr. Ferlaug, it seems like I'm speaking to just you, reiterating these points, but I know you're well aware. Really, when you look at the location of this campus in the county, it's right in the middle, Sarasota County, it's right along I-75. I mentioned last summer that the vast amount of land south of Clark Road, State Road 72, is undergoing initial phases of development and it's only going to continue to develop. So thinking not only about the city but the surrounding area that's continuing to grow. There's a need for these services now and there's going to be additional need for more services and more capacity at this campus. It's fitting that the Palmer Ranch South, I think it's Palmer Ranch East technically, but that's on its way to get through the county's application review process. That with it brings what we've talked about as the connection of Knights Trail to Lorain Road, a potential 681 I-75 interchange. all of that is coming in the future you know exactly when we can't predict but it is starting to come and smh venice is well situated to grow with that demand coming not only from that area but the increased demand from the city the site and development plan is consistent with the comprehensive plan it's compliant with the pph binding master plan standards for the property as well as all applicable sections of the land development regulations we respectfully request your approval And I'm available for any questions you all may have.

Thank you. Thank you, sir. Any questions for Mr. Boone? Seeing none. You're getting off easy. Thank you, sir. Thank you. Okay. Do we have any audience participation signed up for this one?

No, we do not.

All right. Any additional staff comments? None. Thank you. With that, I'll close the public hearing. And do I hear a motion? Mr. Chairman? Yes, Mr. Flagey.

Based on review of the application materials, the staff report, and the testimony provided during the public hearing, the Planning Commission, sitting as the local planning agency, finds this petition consistent with the comprehensive plan, in compliance with the Land Development Code, and with affirmative findings of fact, and the record moves to approve site and development plan petition number 2609SP.

Okay, we have a motion to approve by Mr. Pelagia. Do I have a second?

Second.

Yes, Mr. McKeon is the second. Okay, we have a motion and a second. Any further comment? Seeing none, can I have a vote, please? And it's unanimous, 6-0, it's year approved. All right, 6-0, okay. Yes. Yes. Yes, I was just about to ask if anyone needed one. We're going to take a five-minute recess. Okay, we're going. And with that, I'll reopen the meeting. Our next order of business is a conditional use petition, number 26-10CU, Mavis Tires and Brakes. The staff is Brittany Smith. The agent is Jackson Boone. The owner is 2001 Laurel, LLC. This is a quasi-judicial hearing. I do have a memorandum to read. This is to certify that the public hearing for this petition was appropriately advertised on May 16, 2026, as required by the City of Venice Land Development Code. Let's see here in place that with that, I'll open the public hearing and have the attorney question the board members, please.

If anyone has any possible conflicts of interest, please indicate those at this time. Seeing yes, no. Okay. If you have any ex parte communications to disclose, please do so at this time. Start at the end.

None.

Have your mics on when you're saying that. None.

None. None. Thank you.

Okay. We'll confirm the speaker cards have been completed. And with that, Brittany, welcome back.

Thank you. So Brittany Smith for the record, planner City of Venice. I have filled out a speaker's card. Today we're here to talk about conditional use petition 2610CU for Mavis Tires and Brakes at Venice Crossing. The agent is Jackson Boone. The owner is 2001 Laurel, LLC. The address for the property is 2001 Laurel Road. The request is to allow for automotive service center or minor vehicle service center in the commercial general zoning district. The parcel size is approximately 0.98 acres with the existing zoning of CG, future land use of mixed use corridor in the Laurel Road neighborhood. Usually I won't mention this, that they're running separately, but there is a site plan that is running separately with a different agent for this project. So that'll be 2611SP. Background, again, this is a request to allow for minor vehicle service to be an allowable use in commercial general zoning district. This is an aerial map of the project with this surrounding area here being part of the Venice crossings. This is the conditional use site plan for the project. So I'll give you a second to look at that and its layout. For existing conditions, we'll look at future land use, the zoning map, and the surrounding land uses. This is the future land use map for the project, showing that the entirety of the project to the north, the east, and the west is surrounded by mixed use corridor, and then there to the south is moderate density residential. For the zoning map, you'll see the project or the zoning to the east is Laurel West that came before you several months ago. That is for the car wash facility. And then to the north and to the west, it's commercial general. And then to the south, it's government use. That's the Laurel-Nicomas School. So for the surrounding land uses, to the north you have a vacant commercial for CG, to the south you have the Laurel Nokomis School, to the east is that future car wash, and to the west is a vacant commercial CG. For planning analysis, we'll look at existing, a comparison of the existing and proposed zoning, comprehensive planning consistency, and the land development code compliance. So for consistency with the comprehensive plan, we looked at strategy LU 1.2.9c for corridor, mixed use corridor, envisioned to be located in and support the Laurel Road corridor in this instance. Supports mixed use, both horizontal and vertical. Non-residential uses are limited to commercial and institutional professional with the requested conditional use for minor vehicle service being a commercial use. So conclusions and finding a fact with the comprehensive plan analysis has been provided to determine consistency with the land use element strategies applicable to the MUC land use designation. Strategies found in the Laurel Road neighborhood and other plan elements. This analysis should be taken into consideration upon determining comprehensive plan consistency. For compliance with the line development code, this was processed and according with the procedural requirements of Chapter 87, Section 1.8. It's reviewed by the TRC and responses to compatibility analysis and decision criteria are included in the staff report and in the agenda attachments for your review. So conclusions of finding a fact with the land development code, the subject petition has been processed with the procedural requirements of the chapter 87 to consider the conditional use. In addition, the petition has been reviewed by TRC and no issues regarding compliance with the land development code were identified. Upon review of the petition and the associated documents, the comprehensive plan, land development code, staff report analysis, and testimony provided during the public hearing, there is sufficient information on the record for Planning Commission to make a decision on a conditional use for 2610 . With the stipulation on that slide is an error, so please disregard that. Are there any questions for me?

Any questions for Brittany? Seeing none, thank you, ma'am.

You're welcome.

Mr. Boone, we haven't seen enough of you today.

Again, for the record, Jackson Boone, attorney at the Boone Law Firm, agent for the applicant and property owner here, third time back in front of you all today. I know I'll see you at your next meeting as well, so maybe the meeting after that. That being said, Brittany did a good job hitting the high points for this project. Just to kind of touch base on those and then get into the actual conditional use itself. Again, the subject property, it's approximately .98 acres, so just a hair under an acre. within the 83 acre commercial center that's known as menace crossing future land use designations mixed use corridor this is in the laurel road neighborhood and the zoning is cg we have laurel west to the east that's where the car wash has the approval for and they're actually getting ready to file their site and development plan to move forward with that cg to the north and to the west And then Sarasota County government used to the South where Laurel Macomb schools located. From an earlier presentation I'm going to say this again back when the city adopted the new land development regulations and zoning map the former property owner chose to maintain the existing CG zoning on the Venice crossing property rather than accept the new Laurel West zoning district. As this property is move forward with planning approvals creating the Venice crossing commercial center the over the overall eighty three acres began to be viewed on a parcel by parcel basis and they've had a couple site development plans come in front of you but to reiterate and go further with that point. The numerous parcels in the menace crossing commercial plaza are in various stages of approvals with users like Home Depot which we were in front of you for that project in January they have a site development plan approver approval and other proposed end users such as chick fil a now scheduling and holding neighborhood workshops. so i don't have a powerpoint presentation for this but i have an exhibit that i think you all who have been on planning commission and also you mr ferlaghi uh would like to see because we've fielded many questions about what's going to happen what is it going to look like so i'll use the overhead as these pieces have started to come into play here, for lack of a better term, get that to zoom. So here is the Venice Crossing site, and I'll zoom in. So you can see here are as I mentioned various stages of development whether that means they have scheduled a neighborhood workshop and they haven't held one or they've held a neighborhood workshop or they've filed a site and development plan application. or they've filed a conditional use application, or they've had a site and development plan and or a conditional use approved. So you can see how this is starting to materialize. We all know Walmart owns this property. Home Depot has received its approvals here. Chipotle either has held a neighborhood workshop or is getting ready to. Whataburger's in the same position. Chick-fil-A, we had the newspaper articles about their neighborhood workshop coming up. Racetrack is in that same position, either holding a neighborhood workshop or has already held one. Panda Express, I believe they have site and development plan approval from you all. The Lightning Car Wash I mentioned, that has the, where the property was rezoned. They have a site and development plan being ready to be submitted. We have the Mavis site, which is the subject application and property here today. And then Texas Roadhouse either has scheduled a neighborhood workshop or they've gone ahead held it at this time so as you can see the mix of uses here are starting to fill in obviously with this commercial center its proximity to the interstate its location there on Laurel Road heavy vehicle oriented uses which makes sense that's what a commercial center is it's vehicle oriented so speaking about the subject property we have here Here's an aerial. This was very similar to what was shared in the staff report and presentation. This is that general subject property outlined in red. You can see where it's located. It's just west of the Lightning Car Wash site. Lightning will be the user submitting the site and development plan there. You can see where it's located as far as proximity of Laurel and Comas School. This is where the entrance in the commercial center here is going to take place. And the property itself, it's going to be served by the internal roadway network. So now we'll get the conditional use plan so you can see what the exact proposal is for the property. There we go.

I'll back this out.

So the proposed conditional use plan is again for minor vehicle service use and it's designed to establish the parameters for the concurrent site and development plan for a Mavis Automotive Center. The conditional use plan sets forth a 7,000 square foot minor vehicle service building located in the center of the property. with parking located on the northern, western, and southern side of the property and a drive aisle area on the eastern side. The building has an office and lobby area facing Laurel Road, and there are eight vehicle service bays on the east and west sides of the building. That's the typical standard orientation of where you don't have them facing the street, you have them facing the sides. As mentioned, access is provided via the internal commercial center roadway of Holstein Street. The proposed trips via this minor vehicle service use are allotted within the total amount approved for the Venice Crossing Commercial Center. You all are likely aware of that, but with the preliminary plat approval, the master transportation study approved a whole litany of trips, which all of the end users coming in then have to meet those numbers. So this is already accounted for and no issues about additional trip generation. As mentioned, a subsequent site and development plan application is on file. It's being reviewed by staff. It ultimately will have to come in front of you all to obtain an approval. That's where items such as the exact setbacks, the building height, the elevations, et cetera, would be confirmed. However, with the conditional use plan, what this shows you is the plan in relation to the code required setbacks, the code required buffers, and code required parking. So here you can see we have depicted the required setback areas. We have a required buffer areas and we have the required parking spaces required parking. We have 27 spaces compliant with the code building height per the CG standards will be limited to a maximum of 35 ft by right elevations with the site and development plan will be submitted to you for your consideration. The proposed minor vehicle service use is a compatible use within the larger Venice Crossing Commercial Center, including the approved conditional use for car wash to the east, and is also compatible with the existing surrounding uses, including the vehicle-oriented gas station and quick service restaurant uses on the southern side of Laurel Road to the east and those that are going to be proposed within the Venice Commercial Crossing Center on the northern side of Laurel Road. While it is located across Laurel Road from Laurel-Nicomas School, it is separated by the 160 feet right-of-way and is located directly north of the parking lot and near the tennis court area on campus. So it's not very close to where there are any classrooms, anything of that nature. The conditional use request has been reviewed by all applicable staff departments and no issues have been raised. It is consistent with the comprehensive plan, including strategy 129C and the land development code, including section 12CA compatibility analysis criteria and the section 183 conditional use decision criteria. We respectfully request your approval and are available for any questions you may have. Thank you. Any questions for Mr. Boone?

Yes, just for yeah, well all the vehicle service be could contain with inside inside the enclosed building.

Yes, Sir, so the city has a specific standards for the use itself one of those is that the services performed indoors and when the service bays are not being operated those doors are to be closed.

It's like yes, so miners vehicle service is a compatible use is that is that to imply that there is a major so like what's the difference between because miners was said over and over again says why we we emphasize that so much that the very good question it actually is a specific use within the cat and I did in anticipate in anticipation.

Can't speak today anticipation of that question I did print out the minor vehicle use standards, I may have to go grab them from my other folder, which I have here. But I can show you those here. So this is from the land development regulations. It concerns, okay, this is what we consider to be minor vehicle service. You know, your standard tire, your auto, or your tire, your oil change, your brakes, things of that nature. Detailing, minor scratch and dent repair, tire alignment, fluid replacement, You know, not substantial, if you get into a wreck and you're gonna have to have substantial auto body repair, that's not considered in this. You can see there, Mr. Fleur Lagie, the exclusions. Vehicle part sales, so vehicle part sales does not take place. That would be considered to be retail sales and service. And then major vehicle service uses, including painting and collision repair, see major vehicle services.

Thank you yeah, that's what I was my concern was the.

End of interest to what I thought stood out to me when I was preparing is that this the in CG this use in the former code was considered to be called automotive services, I think that's on the on the face of our application. That's both a conditional use and CG, whereas if you think of, oh, well, if you all accepted Laurel West's zoning, would minor vehicle service be a permitted use or as a conditional use? It's also a conditional use. And I think it's just because of having that extra set of eyes on it for a proposal for you all to evaluate the compatibility, which is really the major criteria evaluated in your decision criteria for conditional uses. Here, clearly, this is compatible. with the area um and uh that's you know respectfully request your approval thank you any other questions thank you um mavis tires and brakes is this a franchise i haven't heard this name before It actually, it is a, so I wanna make sure I answer that correctly. So will it be franchised by somebody? I'm sure the answer to that is yes. I don't know that entirely for certain. But my understanding of Mavis is that they're now a broadening regional to maybe even national aspirational level of service provider. It's very similar, I think, to what's going on in certain industries, kind of like the dental industry. where you have large companies that are buying these, you know, what would be considered a mom-and-pop, and you have your branding, you have your service standards, et cetera, and that allows them to franchise and populate in greater areas. I know that there was a... tire and auto service down when you go down to the South County courthouse that's now a Mavis so they obviously have fallen underneath that umbrella they have the branding and etc.

Thank you. Any other questions? Thank you sir, appreciate it. Thank you. Any additional staff comments? Okay, thank you. Any audience participation signed up on this one?

No, we do not.

All right. Tried to get that out of order. With that, I'll close the public hearing. And do I hear a motion? Yes, Mr. Sherbrooke.

Based on review of the application materials the staff report and testimony provided during the public hearing the planning Commission sitting as the local planning agency finds this petition will not adversely affect the public interest and that satisfactory provisions and arrangements have been made concerning the. conditional use criteria in sections 1.18.3 of the Land Development Code and therefore moves to approve conditional use petition number 26-10CU.

I have a motion to approve by Ms. Shearberg. Do I have a second? Mr. Chairman, I second. And we have a second by Mr. Hale. All right. Let's see here. Any further discussion? Seeing none, can I have a vote, please? And the vote is 6-0. It's approved. Okay. And one more thing coming up here.

All right. Get them out of there.

Next up we have a text amendment petition number 26 to 22 am certified recovery residents, the staff is Nicole tembley this is a legislative hearing I do have a memorandum to read on this one as well. This is to certify that the public hearing for this petition was appropriately advertised on May 16th, 2026, as required by the City of Venice Land Development Code. I'll open the public hearing and confirm that the speaker cards have been signed. And Nicole, welcome.

thank you for the record nicole trimbley senior planner for the city of venice we are looking at a text amendment for certified recovery residences um so these are going to be recovery from substance abuse and these residences provide some level of treatment they have certified staff in place at the residences and so we're adding some procedures for if one should be applied for in the city um we don't really have a choice about whether to add this it's a requirement from the recent legislative session but you know you can have comments on how you want to see it in the in the code so what we've done is we've added certified recovery residents to the use definition for group living as the this is a type of group living And then we struck these terms, halfway houses is kind of an outdated term, and then this by its nature is a social service, so we felt we would need to strike that as well. A lot of this part, so this is a brand new section, 611. a lot of this comes right from the state statute so the application time periods the types of determinations you can make approve with approve with conditions or deny these things all come from the state statute um so these would be they could be approved by right somewhere that group living is permitted but there's also something in the statute that allows for an applicant to ask for a reasonable accommodation in some cases these will be things that don't really apply to the zoning code there'll be things that are more appropriately handled by the Fair Housing Act or some other federal situation. But for us, looking at the zoning code, it might be something to do with the parking spaces permitted or something that we handle under the zoning code. So if they have a reasonable accommodation to ask for, there's a process where they'll submit it in writing. The director has to approve it administratively. There's a timeframe. And as I mentioned, you can approve, approve with conditions or deny. And then this part about application contents is also prescribed by the statute, name and contact, property information, description of the accommodation, and then any other information that we might need. And in determining whether an accommodation like that is reasonable, these are some criteria that not all are necessarily from the state statute itself, but we looked at some other municipalities and counties that have adopted theirs and took what we thought would be most relevant to us and adapted it for our code. so it will be used as a certified recovery residence of course so in the state statute there are criteria that they have to meet and they have to maintain this certification certain ratios of patients to staff things like that so that's already covered in the statute so we just cite that here that they will basically the first three are kind of all about that that it's necessary to establish them as such that they'll agree to adhere to the requirements in the state law And then D, we thought was important for compatibility. So we said that the accommodation wouldn't constitute a fundamental alteration of the LDR or any other city policies. So that could be eliminating an essential aspect of the zoning code, like being five stories when the height limit in the neighborhood is 35 feet or having a full parking lot with 40 spaces when the maximum in their zoning might be four. So it has to be compatible with surrounding uses and structures in the zoning district and substantially similar to those structures. And then we said that it would not be granted if it seemed to be incompatible based on the surrounding uses and the zoning district of the property itself. And then five is also kind of permitted under the state law times when you can revoke it, whether they're not keeping their certification up to date or following the provisions that they've been approved for. So that's basically the new section and then section nine, we've just added these terms because we're adding new terms to our code. We wanted to give them some definitions in the code as well. So that's pretty much the extent of it. If you have any thoughts on things we might have missed or any corrections you would like to see, please let me know.

Any questions for Nicole? I do.

Suggestion. 9.1, the defined terms. both of those definitions we refer to the certificate of compliance my suggestion would be let's include the certificate of compliance as a defined term in the definition okay it is certainly in the Florida statute 397 but rather than having to go refer to that it would be nice to just include it in this okay thank you anything else for Nicole thank you all right thank you very much

Any audience participation for this one?

No, we do not.

I don't think I've had a meeting before where we had zero audience participation. In six years, I think this is a first.

Okay.

Just a sidebar. Any additional staff comments? I assume none. Okay. I'll close the public hearing. And do I hear a motion?

Mr. Chair?

Yes, Mr. McCann.

Based on review of the application materials, the staff report and testimony provided during the public hearing, the Planning Commission, sitting as a local planning agency, finds this petition consistent with the comprehensive plan and in compliance with Florida Statutes Chapter 163, Part 2, and therefore recommends to City Council approval of text amendment petition number 26-22-AM with the addition as suggested by Ms. Sherbert.

We have a movement for approval by Mister McKeon do I have a second Mister chair, yes, I second Mister Jasper is a second motion a second any further discussion seeing none can have a vote please. And it's 6, 0, and the motion passes. Welcome, sir.

Good afternoon. I'm back again. Just want to let you know our next meeting is the 16th, and we do have a couple of applications on there, a site development plan, and also some additional code changes. But these code changes, as you know, we brought them forward to you in kind of groups. This is the next group. It's actually our sixth group of text applications. changes for the zoning code so we continue to find things as we use it as we said we would we'd be back many times to tweak the code and make some changes appreciate your attention today to the to the seaboard plan hopefully you you like that plan and enjoyed that presentation I think they've done an excellent job so looking forward to to that uh coming to fruition over the next uh i don't know how many years 100 years whatever never know i hope to see the very first part happen i would like to as well so uh but no i think it's a good plan so i would encourage you all to check the uh uh to attend or or tune into city council because it'll be he's going to be colorizing it and everything so it'll look a little different and we'll still be working with them on some things to come. We're lucky to have them to help us review any proposals that may come in as well, up to three proposals, so that's good. Did want to remind you again, this Thursday is the local register forum that we're holding again at the library at 5.30 to try and encourage people to get their homes that may be eligible on the local register. So that's exciting. We did it last year and we had some good results. So we'll see what happens. Also did indicate to you last time that I was getting direction from council on some public notice procedures and we did have that discussion at last week's city council meeting. So you're going to be seeing some larger signs that we post on the property um they're going to be the same size as the counties we're working with a contractor right now to get those signs in place they'll be three foot wide by two foot high so they'll be a little bit bigger than what we typically put out there that was the direction we also discussed neighborhood workshops and the determination as to whether they should be in person again obviously most of them since covet have been virtual and council did direct staff to come up with a hybrid which would require an in-person component but also probably allowing for virtual attendance as well for those folks who might like to do that so we'll be making some code changes for that and we don't have to change anything for the signs we do have to change it for that in-person requirement We also have expanded the notification zone. We've been notifying everyone within 250 feet since we have had a zoning code. Was determined that we were much less than most of our adjacent jurisdictions. The smallest one next to us was 500 feet. So the direction was to move to a 500 foot distance. So we'll be working on code changes for that. see those come forward in the future. So just wanted to kind of give you a heads up on that. Other than that, that's all I have.

All right. Thank you. Any questions or comments? No? Thank you, sir. Appreciate it.

Thank you.

And with that, I do believe we are done. We're adjourned.