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Planning board denies lot‑split variance for 2532 Glenwood Ave amid neighborhood flooding, character concerns
Summary
The New Smyrna Beach Planning & Zoning Board voted 4‑2 to deny a variance that would have allowed a house at 2532 Glenwood Ave to sit 5 feet from the side property line and enable a lot split; neighbors cited drainage, neighborhood character and shared infrastructure problems.
The New Smyrna Beach Planning & Zoning Board on March 2 rejected a request to allow a house at 2532 Glenwood Avenue to remain five feet from the side property line so the owner could subdivide the platted 100‑foot parcel into two 50‑foot lots.
City staff presented V‑2‑262532 and described a revised recommendation: the board could approve the lot split only if the property owner submitted engineering plans showing both parcels would meet city stormwater requirements before any division. Staff said the house was built in 1961, before the current 7.5‑foot side setback in the Land Development Regulations (LDR), which is why the property owner sought a variance.
Multiple neighbors urged denial during public comment. Environmental engineer James Nelson, who said he lives at 2515 Glenwood Avenue, told the board the lot split would increase neighborhood density, worsen existing drainage problems and create two nonconforming lots that would be “substantially detrimental to the LDR.” Several other residents described repeated flooding incidents, a shared well and the area’s historical lot sizes and tree canopy, saying a new home close to the street would be out of character.
Board members questioned whether removing the existing house and building two new homes consistent with modern setbacks would avoid the variance process, and whether required engineering measures would be feasible. Staff responded the property could be split if redevelopment met modern flood and utility standards, but the present application required relief because the existing structure currently sits closer to the side line than allowed.
A motion to approve the variance with the engineering condition failed on roll call, 2 in favor and 4 opposed, and the board announced the variance was denied. Chair Larry Wheatcraft said any future subdivision would have to comply with stormwater and utilities review.
What happens next: with the variance denied, the owner may choose to pursue subdivision after bringing the site into full compliance with engineering and utilities requirements, or to pursue other lawful options allowed by the LDR.
