Which Venice neighborhood, opened in 1970 as the city’s first public-housing community, marked the beginning of municipally supported affordable housing in Venice, Florida?

Is Chipotle Mexican Grill really coming here?

The buzz isn’t unfounded. A proposed project—internally described as a Chipotle restaurant—has appeared in early planning stages connected to the Venice Village Shoppes property. That alone is enough to get Venice residents talking.

For a national chain like Chipotle, the location makes perfect sense. The Jacaranda and 41 corridor is one of the busiest gateways into Venice—an area where commuters, snowbirds, shoppers, and families all intersect daily. With strong co-tenants like Publix and Panera and a high-traffic placement right on U.S. 41 (Tamiami Trail) , this corner has long been a magnet for recognizable national brands.

For many residents, especially younger families and busy professionals, the idea of a Chipotle close to home feels like a welcome dose of convenience. It’s fast, it’s customizable, and it fits the kind of “grab-and-go but still fresh” dining that works well during the school-year rush or after a morning at Centennial Park or a beach day at Venice Beach .

But Venice is a town with a strong identity, and not everyone is eager to see another national chain move in. Locals often point to beloved family-run eateries and long-standing Venice institutions as the heart of the community. Some residents quietly wonder whether each new chain chips away at that sense of character.

That’s why the Jacaranda/41 intersection—a place already dotted with major brands—has become such a symbolic stage. The potential arrival of Chipotle adds a new wrinkle to the conversation about what Venice is becoming: a community with more options and convenience, or a community slowly shifting toward national-chain homogeneity.

The truth is, there’s still a lot we don’t know. Early planning activity is not the same as confirmed construction. Projects can stall. Corporations can change their rollout strategies. Nothing official has been announced by Chipotle, and no signage or on-site work confirms an imminent opening.

Still, the early indicators make it hard not to imagine the possibilities. Some residents are already thinking about their go-to order—burritos, bowls, salads, chips and queso—while others remain cautious, preferring to support Venice’s homegrown restaurants scattered along the Tamiami Trail (U.S. 41) corridor.

For now, the best answer is simple: There are signs that a Chipotle may be planned for Venice Village Shoppes, but nothing is officially confirmed.

As Venice continues to grow—residentially, commercially, and culturally—corners like Jacaranda and 41 become more than just traffic intersections. They become landmarks of the city’s future. The potential arrival of Chipotle won’t define Venice, but it will add another piece to the story of how the city is evolving.

Venice-Matters.com will continue monitoring any developments at Venice Village Shoppes. If definitive signs appear— construction fencing, tenant signage, corporate announcements—you’ll read about it here first.

Until then, as you drive through the intersection of Jacaranda and U.S. 41 , keep an eye on the corner. Venice might be getting its burrito bowl sooner than you think.

Will you be happy to see a Chipotle here in Venice?

Venice High School’s Indians stunned fans at Powell-Davis Stadium with a commanding 70–35 playoff win over West Orange on Friday night.

After a neck-and-neck first half tied at 28, the Indians erupted for 42 points after halftime, powered by key turnovers and a full-strength roster for the first time this season.

Senior Darryon Jones, a Howard University commit, delivered a pivotal go-ahead touchdown, while junior Dorien Jones added a 25-yard scoring burst as Venice’s lead ballooned.

Despite West Orange quarterback Andrew Chung’s strong effort and his 40-touchdown season, Venice’s defense forced five interceptions and shut down any comeback hopes.

With the offensive line paving the way and playmakers firing on all cylinders, Venice secured a ticket to the Region 2 Final.

They now host a much-anticipated Black Friday showdown against Sumner High.

A 1.15-acre parcel at 2001 Laurel Road—a site within the growing Venice Crossings commercial area—is on track to become a new express car wash, pending approval by the City of Venice .  What looks like a simple business idea reflects a deeper process involving zoning rules, public hearings, and multiple layers of land-use regulation.

Step 1: Annexation & Long-Range Planning

Development in this area began years earlier when the land entered Venice city limits through the annexation process . Annexation documents—initiated by 2001 Laurel LLC—were approved through ordinances filed in the city's Legistar system , including actions related to the Laurel Road Assemblage.

After annexation, the city applied the Mixed Use Corridor (MUC) designation through its Comprehensive Plan , signaling that the Laurel Road corridor is intended for commercial, retail, and service-based uses.

Step 2: Addressing the "Inactive" Zoning District

Although the comprehensive plan anticipated dense commercial development, the parcel retained its older Commercial General (CG) zoning. When Venice adopted its updated Land Development Regulations , CG became what planners label an inactive zoning category—no longer used for new development. To correct this mismatch, the applicant filed for a rezoning to Laurel West (LW), a modern zoning district tailored for the Laurel Road mixed-use corridor. The full reasoning appears in the applicant’s official narrative:

► Project Narrative – Zoning Map Amendment 25-46RZ (PDF)

The narrative explains that LW is the only zoning classification consistent with the Mixed Use Corridor designation.

Step 3: Rezoning to Enable a Car Wash

The rezoning is not abstract—the applicant intends to build a 4,240 sq. ft. express tunnel car wash on the property.  Although it cannot be confirmed in local records anywhere, it appears speculation is that it will be a Tommy's Car Wash.

The applicant filed two coordinated applications:

• Rezoning Request (25-46RZ) – CG → LW
• Conditional Use Request (25-47CU) – allowing a car wash in the LW district

The LW zoning district allows a car wash only by conditional use, meaning the city must review it through a public hearing and can attach conditions.

The detailed proposal—including internal site circulation, tunnel design, queuing lanes, and access from Holstein Street—is outlined here:

► Conditional Use Narrative – 25-47CU (PDF) (example placeholder link; replace with correct file when available)

Under the existing CG zoning, the car wash is not permitted at all. Under LW, it becomes possible—but only with approval.

Step 4: The Planning Commission Hearing

The Planning Commission heard the case on October 7, 2025, reviewing both the rezoning and conditional-use request.

A community summary of the meeting is available here: ► CitizenPortal – Planning Commission Recommendation

Key highlights:

• City planner Brittany Smith outlined why LW matches the comprehensive plan and why CG does not.
• Attorney Jackson R. Boone, representing 2001 Laurel LLC, emphasized consistency with traffic and infrastructure approvals already embedded in the Venice Crossings preliminary plat.
• Community advocate Steve Carr, representing the Central Venice Coalition, argued that the rezoning could set a precedent and questioned the need for another car wash.
•  

The commission voted:

• 7–0 to recommend approval of the rezoning
• 6–1 to approve the conditional use, contingent on council approving the rezoning

If the rezoning fails, the conditional use automatically becomes void.

Step 5: City Council – The Final Decision

The rezoning must now be approved by the Venice City Council through a formal ordinance. The official hearing appears in this legal notice: ► Public Hearing Notice – Ordinance 2025-36 (PDF)

Important dates:

• First Reading: Scheduled for November 18, 2025
• Second Reading: Scheduled for December 9, 2025

If the Council approves Ordinance 2025-36, the zoning officially changes to Laurel West, and the conditional-use approval becomes valid. If Council denies the rezoning, the car wash cannot be built under current zoning rules.

Residents can track agendas, watch livestreams, or review staff documents here: ► City of Venice Meetings Portal

Step 6: What Comes After Zoning

Even with zoning approved, several regulatory steps remain:

✔ Site & Development Plan Review

The applicant must submit a detailed Site & Development Plan (SDP) showing:

• building placement
• queuing lanes
• stormwater retention
• noise buffering
• landscaping
• lighting compliance
• internal traffic flow

✔ Engineering Review

Because the property connects through Venice Crossings, all engineering details must align with previous traffic and infrastructure studies.

✔ Building Permits

Once SDP is approved, the applicant submits for permits through the city’s Building Department .

✔ Certificate of Occupancy

The business can open only after passing inspections and receiving a Certificate of Occupancy (CO).

Who Is the Car Wash Company? As of today, we cannot identify the  operator or brand since it has not been identified in any public filing.

The documents list only:

• Owner/Applicant: 2001 Laurel LLC
• Agent: Jackson R. Boone, Esq.

The car wash is referenced only by the project name, “Venice Crossing Car Wash.”

Possible tenants in the regional market include chains such as Tommy’s Express, Mister Car Wash, and Take 5 Car Wash, but none have been confirmed.

We'll be able to determine the operator as they will need to appear in:

• final architectural elevations
• signage applications
• business licensing filings

The Laurel Road proposal illustrates how city planning, zoning rules, and development requests intersect:

• The Comprehensive Plan establishes the vision.
• The Land Development Regulations convert policy into zoning rules.
• Developers must bring their land into compliance.
• Residents influence outcomes through public participation.

A single car wash may seem minor, but it travels through annexation, land-use designation, zoning reform, conditional-use review, public hearings, and a full engineering process before anything is built. 

Will YOU be happy to eventually find a Tunnel Car Wash on this location?

SecondEffort

"Don't Give up on your Website, Give it a SecondEffort!"

AEO is rapidly overtaking traditional Search Engine Optimization (SEO) in many parts of the internet marketing world for one key reason: users no longer search — they ask ChatGPT.  So how do you get ranked in AI? 

Well, unlike traditional search engines that return a list of links, answer engines like ChatGPT, Gemini, Perplexity, and Grok deliver direct, summarized answers — often without showing any search result pages.

AEO is about optimizing your content to be the source behind those answers.  And with Alexa, Siri, Google Assistant, and ChatGPT voice interfaces, users aren’t even browsing results — they’re listening to one answer. That one answer comes from content optimized for AEO, not just SEO.

Don't fall behind the curve, and risk falling behind your competitors. 

Plan ahead, and give your business the local and affordable SecondEffort it deserves.  Call today!

(941) 426-4100

Ed Campbell, a longtime Venice resident and civic supporter, will receive the Mayor’s Pillar of the Community Award at the upcoming City Council meeting.

This prestigious honor recognizes those who meaningfully enrich Venice’s cultural and social vitality.

Campbell’s enduring impact is visible through his sponsorship of the Venice Art Center alongside his wife, Debbie, and his leadership as a past president of the Kiwanis Club of Venice.

He has also served on local nonprofit boards, lending both expertise and resources to grassroots projects.

By celebrating Campbell’s dedication, the city spotlights the value of active volunteerism and mentoring in strengthening community bonds, and  honoring a neighbor whose ...

If you missed any Venice Matters past articles, 

you can find them HERE 

Grove Terrace. . Demolished in 2009, it has since been replaced by two new affordable housing developments located at the same address: Venetian Walk (a senior community at 201 Grove St N) and Venetian Walk II (for all ages, at 210 Grove St N).