Venice Voices Newsletter — May 2026
Flooding & Stormwater
Key City of Venice resources on flood risk, evacuation levels, insurance discounts, and stormwater management — all in one place
It is often difficult to find information on the City of Venice website if you are unfamiliar with how it is structured. The Venice Voice team has compiled the most important resources here with a brief introduction to each, so you can navigate directly to the city's official information.
Flooding
An Increasing Flood Risk in the City of Venice
The City of Venice Engineering Department has updated its flood risk presentation, originally from February 2022, through September 30, 2025. This report provides a current assessment of flood risk conditions across the city.
Find this report on the City of Venice Engineering Department page.
Floodplain Management Plan (2023–2028)
The City of Venice Engineering Department created a 2023–2028 Floodplain Management Plan. The purpose of the plan is to:
- Assess flood hazards that affect the City
- Assess the problems brought about by flood hazards
- Define floodplain management goals
- Review possible floodplain management activities
- Develop an action plan
- Review the effectiveness of existing programs
- Plan the annual update and adoption
A CRS Committee (Community Rating System) was created to address specific target audiences, evaluate current outreach activities, and recommend areas of improvement. The committee is made up of staff and public stakeholders — public input is welcomed.
Find the Floodplain Management Plan on the City of Venice website.
Know Your Evacuation Level
An interactive map of the City of Venice uses a color-coding system for evacuation levels A through E. You can enter your address in the search field to find the evacuation level for your specific property.
Find the Know Your Evacuation Level tool on the City of Venice website.
Flood Insurance
Venice exceeds basic floodplain standards through the NFIP's CRS program. As a Class 5 community (as of 2025), the City has participated in the program since 1991.
for Venice residents
Find flood insurance contact information on the City of Venice website.
Stormwater
What Is Stormwater Management?
Stormwater is rainwater runoff that flows into ditches, drainpipes, and stormwater ponds, eventually making its way to the Gulf. If not properly managed, it can lead to localized flooding and water pollution. The City of Venice has a dedicated Stormwater Management Division to address these issues.
Note: If you receive a Utility Bill from the City of Venice, the bottom fees labeled SR and WR represent the amount you pay each month to fund the stormwater account.
Stormwater Master Plan 2025
In May 2024, the City of Venice hired Kimley-Horn to update its Stormwater Master Plan. The current plan was originally written in 1994 and has seen only operational updates over the past 30 years.
This formal revision will assess the city's current conditions, environmental changes, and new regulatory requirements for stormwater design. As a coastal community, managing flooding and surface water is crucial. The updated plan will guide future capital projects, operations, maintenance, and budgeting.
Find the current Stormwater Master Plan on the City of Venice website.
Flamingo Ditch
Flamingo Ditch is a low-lying natural feature along the Gulf coast in the City of Venice. Because the surrounding area has a history of flooding, the city hired Coastal Protection and Engineering, Inc. (CPE) in 2024 to create the Flamingo Ditch Feasibility Study.
The study involves reviewing past research and existing data, refining current models, holding public meetings to gather historical insights and local observations, using numerical models to analyze the area, and exploring conceptual options to reduce flood risks — giving City officials a science-based foundation for future decisions.
Find the current study and additional information on the City of Venice website under Flamingo Ditch.
Contact Information
Who to Call
Coming Up
June Issue: Transportation
In our June issue, we'll cover transportation in both the City of Venice and the greater Sarasota County area. We'll also feature the recently completed transportation study by the City of Venice as part of our newsletter.
Our Mission
Giving a voice to fact-based communication for the benefit of Venice communities, thus eliminating the spread of misinformation.
Our website will post:
- Fact-based, unbiased answers to questions you submit by email
- Information about candidates for various offices
- Information about laws, development, and open space
- Information about infrastructure and happenings at City Hall
- Information about happenings in Sarasota County
Venice Voices Newsletter — April 2026
Role of the Sarasota County Planning Commission
How the Planning Commission guides responsible growth — plus the 2025 voting record and an upcoming election
About the Commission
An advisory body that balances growth with community needs
The Sarasota County Planning Commission is a key advisory body to the County Commission, responsible for guiding the county's long-term growth and development. Its mission is to promote positive growth while addressing land development, conservation, recreation, transportation, and environmental protection — with the goal of creating better communities for future generations.
Core Responsibilities
The Commission also engages with residents and stakeholders at the neighborhood level, incorporating community input into planning decisions.
2025 Voting Record
Transparency in Action
In 2025, the Planning Commissioners consistently voted to protect the environment and ensure responsible development. Proposals were rejected when they posed risks to the environment or when infrastructure could not support increased demand. The County Commissioners supported the majority of these decisions.
| Vote | Project | Reasoning |
|---|---|---|
| NO | Multi-family development on 5 acres south of Border Road on Curry Creek | Flooding and density concerns. County Commissioners also voted No. |
| NO | Development on environmentally sensitive land | Five previous developments did not comply with code. County Commissioners voted to review the code. |
| NO | 85-foot hotel on Laurel Road | Originally proposed as two 85-foot hotels; commissioners voted down. Returned as one hotel with a possible second in the future. County Commissioners also voted No. |
| NO | Cell towers in Old Myakka | Residents had a working network and did not need additional towers. County Commissioners also voted No. |
| NO | Residential and commercial development next to Jacaranda Circle | Violation of existing ordinance and traffic concerns. County Commissioners also voted No. |
| NO | Increased height in downtown Englewood | Developer overreach with no benefit to residents. County Commissioners also voted No. |
| NO | Multi-residential units in Sarasota area | Inadequate roads for the project. County Commissioners voted No. |
| YES | Multi-residential units in Sarasota area | Surrounded by existing multi-residential units; represented an infill project. County Commissioners approved. |
| YES | 2 hotels (85 ft), multiple 75-ft apartments, and commercial on Honore & US 681 | Vote was 2–5 in favor. No votes cited traffic concerns on Honore. County Commissioners voted Yes; Commissioner Neunder abstained due to conflict (parents spoke in opposition). |
| YES | Commercial development at UTC | Approved by County Commissioners. |
| YES | Expansion of animal facility | Approved by County Commissioners. |
| YES | Expansion of commercial buildings in Sarasota strip mall | Approved by County Commissioners. |
| YES | New business in empty commercial building | Approved by County Commissioners. |
| Throughout 2025, votes were cast with careful consideration for community needs, including protecting against flooding and ensuring compliance with development codes. These measures underscore ongoing collaboration among local governments and commitment to responsible growth management. | ||
Upcoming Election
County Commissioner District 4
Primary Election — August 2026
The seat for County Commissioner District 4, currently held by Dr. Joe Neunder, is up for election. Dr. Neunder is running for re-election.
City of Venice
Active Petition Schedule
The City of Venice produces an Active Petition Schedule monthly. It lists current zoning and development petitions under review and is a useful tool for residents who want to stay informed about proposed changes in their area.
You can find it on the City of Venice website under Planning and Zoning Active Petitions Report.
Venice Voices Newsletter — March 2026
Gated Communities
What they are, how they work, and what CDDs and HOAs mean for Venice-area homeowners
Key Point
You can have a "Gated" Community in Florida without gates.
Florida Statutes do not specifically define "gated community," but such communities are identified by features like private streets, fences or walls, and access control. How the community is set up in its documents is what legally matters.
A gated community must have an HOA governed by a member-elected board, private streets funded by residents, and its documents must specify it as a plat or PUD. No state law requires a functioning gate at every entrance.
Gated Communities Explained
Origins and Purpose
The concept of gated communities originated in the southern and western regions of the country, where zoning regulations are generally less stringent. To avoid having industrial plants or other unwanted uses built nearby, many residents in the South and West invested in gated communities as a way to control what could be developed around them.
Who Lives There?
Gated communities usually consist of residents from similar socio-economic backgrounds due to comparable home values. The HOA maintains uniform aesthetics and pleasant environments through its committees. Contrary to popular perception, Venice-area gated communities vary widely in size and price and are not exclusively for wealthy residents.
Amenities
Gated communities may offer a wide range of amenities, from basic features such as private roads and HOA governance to more extensive offerings including swimming pools, fitness centers, tennis and pickleball courts, golf courses, clubhouses, hot tubs, firepits, restaurants, bars, and even private physical therapy and massage services. The more amenities offered, the higher the HOA dues — costs are based on the number of members and the amenities supported.
Examples in the Venice Area
- BirdBay Village
- Bay Indies
- Venice Palms
- Venetian Golf and River Club
- The Plantation
- Aria
- Vicenza
Community Structures
CDD
Community Development District
A CDD is a governmental entity established to provide infrastructure — roads, utilities, and amenities — to specific planned unit developments (PUDs).
Developers finance costs using CDD bonds (tax-free municipal bonds). Homeowners repay this through annual assessments that appear on their property tax bill.
The CDD fee has two parts: a bond repayment (with a set end date, like a mortgage) and ongoing Operations & Maintenance (O&M) costs. It's important to find out when the bond will be paid off — after that, only O&M remains.
HOA
Homeowners Association
Each HOA may differ by community, but the HOA fee is a predetermined amount paid monthly, quarterly, or annually to maintain the community.
Homeowners are subject to CC&Rs (Covenants, Conditions, and Restrictions), which specify what can and cannot be done with the property.
Homeowners who violate CC&Rs may be fined, and some communities may place liens against homes for rule violations or unpaid fines.
Notable CDD Communities in Venice
- Venetian Golf and River Club
- Vistera
- Toscana Isles
When a Community Has Both
CDD + HOA: How Responsibilities Are Split
When a community has both a CDD and an HOA, the roles are divided: the HOA is responsible for maintaining the overall condition of neighborhoods and ensuring compliance with covenants and restrictions regarding the appearance of homes. The CDD repays the bonds and pays for O&M costs.
When a community has only an HOA, the HOA ensures assets like the pool, playgrounds, and common areas are maintained and that residents follow the CC&Rs.
Bottom Line
Homeowners must pay CDD and/or HOA fees in addition to their mortgage payment. Despite the extra expense, these neighborhoods often offer attractive amenities and a well-maintained environment.
Before purchasing in any planned community, ask specifically about the CDD bond balance and payoff date, the full HOA fee schedule, and what amenities and restrictions apply.