What is the status of the Wasserman property on Avenida Del Circo?
On 5/13/25, the Venice City Council gave final approval for the residential density exception for a proposed condominium development at the Wasserman property on Avenida Del Circo (see image below).
Venice Thrives believes that increased density is not appropriate for this site because it is on a very busy beach/event access route; the traffic infrastructure is not adequate for such an increase; and adding volume to an already busy intersection near a bridge will decrease safety. We agree that the property should be improved but expect the City Council to follow the Comprehensive Plan and Land Development Regulations and exercise their authority and obligation to control development so that the result is mutually beneficial to the property owner and the residents and visitors of Venice.
What can we do about it?
- The next step is the approval of the site plan (date TBD). We can all help educate the City Council about the amount of beach/event traffic on Avenida Del Circo. We encourage anyone traveling through this neighborhood to capture traffic congestion with photos or video that includes the date and time. These images can be shared via email and/or at a future City Council meeting (date TBD).
- Stay tuned and speak up. When the time comes for approval of the site plan (date TBD), which will include a traffic study and likely another request to increase height, Venice Thrives will notify the community of the opportunity to make their voices heard and to share any pictures/videos of traffic congestion in this area.
Recent history of the Wasserman property
Venice Thrives has kept the community informed about this project and spoken at three City Council meetings. We are thankful to all the residents who sent emails and spoke at meetings. The process is complicated, so we are including this brief overview.
- 2/11/25: The Wasserman property (5+ acres) was zoned for mixed use (residential/commercial), and the City Council voted to allow the conversion of commercial use to residential use with almost 2.5 times the residential density, from 13 units per acre to 35 units per acre. Venice Thrives spoke in opposition to the increase in density.
- 3/11/25: Current LDRs limit new buildings to 35 feet in Venice. Wasserman requested an exception for 79 feet at the meeting. Venice Thrives and many residents voiced their opposition: nearly fifty residents sent emails, and more than a dozen people spoke to the Council. The City Council voted against allowing the height exception.
- 5/13/25: At the second reading and vote, the increased residential density was affirmed. This was despite around 150 emails and seven speakers in opposition, the overwhelming majority of whom were from the impacted neighborhood and cited concerns about traffic congestion. Council Member Engelke indicated that the amount of opposition was not enough to dissuade his vote in favor of the increased density. Wasserman’s representative argued that the property could be developed commercially if the residential density was not increased, and retail stores (like a 200,000 square foot Walmart or multiple Walgreens) would create worse traffic conditions. However, any such commercial development would also require the approval of the City Council. Council Member Howard offered a compromise at 22 units per acre, which was rejected by a vote of 4 (Pachota, Boldt, Engelke, Frank) to 2 (Howard, Smith), and the amendment to the Comprehensive Plan was approved by the same vote (4 to 2).
Venice Thrives is a non-partisan group of residents working to protect our beloved
city’s charming character, our tranquil quality of life, our environment, our property
values, and the future economic prosperity for every neighborhood in Venice.