Historic preservation panel approves replacement house at 300 North Pine Street with design suggestions

Chair Terry Bledsoe called the specially called Historic Preservation Commission meeting to order and introduced the first agenda item: a review of a replacement single-family house proposed for 300 North Pine Street in the Coronado National Registered Historic District.

Nathan, planning staff for the city, presented the staff report and said the review is limited to exterior features visible from the public right-of-way under Section 50-8 of the City of New Smyrna Beach code of ordinances. He described the proposed two-story frame vernacular design, noted it is within the 35-foot height limit (plans show roughly 28 feet), and said the planning department recommended approval of the replacement structure as a condition of a previously approved demolition.

Commissioners focused questions on fenestration and proportions. One commissioner asked for confirmation of the 28-foot height and several members said upstairs and side windows appeared narrow for bedrooms and stairwells. "It just seems as though the windows are a little small to me in proportion to the house," a commissioner said, urging the applicant to consult the architect about additional windows to improve cross-ventilation and daylight.

Applicant Camille Espitani, who gave her address as 300 North Pine Street, explained the stairwell was intentionally placed on the side facing the street to preserve privacy and said the design includes tall front windows and a large sliding door at the rear. "We do plan on putting a fence at some point...and landscaping, of course," Espitani said, adding the household needs three bedrooms and that a full second story was chosen to preserve usable interior space and yard area.

Two members of the public spoke in support. Deborah Dugas, who lives on the block before the subject property, said neighbors are behind the project and appreciated the review process. Rebecca Harris, director of the Smyrna Archaeological Research Institute and hired by the owner to monitor demolition, said features from the previous structure—such as the cupola and fishtail siding—were incorporated into the new design. "A lot of the things that they've incorporated into their new plan were actually existing in the old structure," Harris said.

After discussion, a commissioner moved to approve the plans and another seconded. The clerk called the roll; the vote was 4 in favor, 0 opposed, and the motion passed. Commissioners asked that the owner return with progress photos during construction so the commission can see how recommendations were implemented.

The commission's approval is limited to the exterior elements visible from the street; staff reminded the applicant that permit-level reviews by building and zoning staff will verify setbacks, driveway width, stormwater and other technical requirements before construction permits are issued.