Planning board approves variance allowing smaller frontage for quick‑service oil change at 3150 Howland Boulevard

The Planning and Zoning Board on a 5–2 vote approved Resolution 2025‑116 granting a major variance to reduce the required street frontage from 150 feet to 100 feet for a proposed quick‑service oil change facility at 3150 Howland Boulevard.

The variance, for VAR25‑0001, affects a roughly 1.37‑acre parcel zoned C‑1 Retail Commercial and was requested so a quick‑service oil change operator could occupy a smaller frontage and allow the remaining land to be subdivided for future retail. Planning staff recommended approval, and the board approved the resolution by roll call: yes votes from Member French, Member Gonzales, Alternate Warnicki, Secretary Amoroso and Chair Cardo; no votes from Member Northey and Vice Chair D'Arrico.

Board planner Brandon Hatch told the board the property is “not currently developed” and that the proposal conforms to LDC sections 110‑315 and 110‑817; he said access is expected to remain where the conditional use had previously shown it and that Volusia County had verified that access location. Applicant representative William E. Barfield argued the 150‑foot requirement is appropriate for multi‑bay service centers but not for “quick change” oil facilities, which he characterized as two‑ to three‑bay, drive‑through operations with minimal customer parking.

Public commenters opposed the variance on safety and precedent grounds. Property owner Eric Sewell, who said he owns 3125 Howland Boulevard, told the board the 150‑foot rule “exists for a reason” and urged denial, calling the applicant’s hardship “self created.” Another nearby property representative, Michael Luciavo, asked the board to consider a frontage‑road approach and to avoid adding curb cuts on Howland Boulevard.

Board members and staff discussed circulation and queuing. Staff and the applicant said a final site plan and a traffic analysis will be required before development; staff noted that full traffic review occurs at final site plan and that any required off‑site improvements would need to be satisfied before development. The application includes cross‑access stubs so adjacent properties can connect in the future, and the applicant said cross‑easements would be used to share parking with future retail on the subdivided parcel.

The board’s action was a recommendation (resolution 2025‑116) to approve the variance; staff reiterated that final development will be governed by the conditions of the previously approved conditional use and by the forthcoming site‑plan and traffic review processes.

Less critical details: the conditional use allowing an auto service use on this property was previously approved by the city through Resolution 2024‑42; the applicant provided a marketing name for the proposed operator as “5 Minute Quick Change.”