The Seaboard Master Plan

The City of Venice worked with consultants Dover, Kohl & Partners to draft a master plan for the Seaboard area. This process included significant input from the public. City Council adopted this Plan on 3/11/25. This master plan is the blueprint for the ongoing transition of the area to mixed use.

Background

Seaboard was the original industrial area of Venice and was part of the John Nolen Plan. Its location along the Seaboard railway facilitated the growth and development of the area. In the 1999 Comprehensive Plan, the area was designated as Transition. This land use defined Seaboard as “an area that is designed for redevelopment due to land use changes that are either occurring within or adjacent to the area.” 

Although the transition has not occurred yet, the pieces are now in place to facilitate the change. The land use designation of the area is now Mixed Use Seaboard, with an implementing zoning district of Seaboard Improvement (SBI). The SBI zoning district uses a form-based code to regulate the visual character of the area and focus on the relationship between buildings and the street. Unlike in a traditional zoning district, where the uses are separated, Seaboard allows for a mix of uses (ex: residential, commercial, retail, and existing light industrial) within a building and/or a neighborhood. The intent is to encourage a walkable area where people can live, work, and play without the need to drive.

Today

This district allows for residential uses up to a density of 18 units per acre, and the new code emphasizes companion uses such as commercial and professional offices. Several amenities surround the area as well, and with the connectivity of the grid-patterned street layout designed by the City’s original planner, John Nolen, this will make for an excellent neighborhood for all future residents.

Next Steps

For more information, see the Seaboard Phase 1 Technical Plan.