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Planning board urges city commission to extend Venetian Bay Phase 2 moratorium after flooding study
Summary
The Planning & Zoning Board voted 5-0 to recommend a six‑month extension of the temporary moratorium on certain building permits in Venetian Bay Phase 2 after staff modeling found higher than expected wetland elevations and functioning problems in the stormwater system; a separate motion to add Phase 6 failed 2-3.
The New Smyrna Beach Planning & Zoning Board on Dec. 2 recommended the City Commission consider a second six‑month extension of a temporary moratorium on permitting in Venetian Bay Phase 2, voting 5-0 after hearing staff modeling and resident testimony.
Development Services planner Shrin Corbin presented Stormwise model results and certified piezometer readings that, the city said, show adjacent wetland elevations roughly two feet higher than designers assumed. Corbin said that when the wetland rises it can backflow through existing weirs and—because two of three planned overflow weirs are either missing or nonfunctional—the ponds can overtop berms and discharge into streets, producing prolonged flooding in parts of Phase 2.
Corbin told the board the stormwater system in Phase 2 is owned and maintained by the Venetian Bay HOA, not the city, and that required as‑built surveys for portions of the project were not on file. Staff said the system technically meets current land‑development regulations but is not performing to community expectations and that the HOA and its engineers are working with St. Johns River Water Management District on compliance.
Residents who spoke during public comment described repeated street flooding after major storms and urged the moratorium be extended long enough to see how the next hurricane season affects the area. “We experienced significant street flooding in Portofino Gardens… We believe the moratorium should be extended pending a complete resolution of the issues,” resident Janet Hall said. Other speakers urged developer accountability and broader study of countywide drainage.
Board members discussed whether Phase 6 should be added to the moratorium. Staff said Phase 6 had not been studied and may not yet be platted; the board held a separate vote to ask the commission to investigate including Phase 6, which failed 2-3.
The board’s recommendation asks the City Commission to consider a second six‑month extension to allow the HOA time to complete required filings and for staff and consultants to verify modelling and any proposed fixes. The item will move to the City Commission for final action.
