- April 25, 2024
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Palm Coast officials agreed Tuesday to delay an agreement with Intervest Construct Inc. (ICI) for a proposed housing development in Cypress Knoll, which neighbors fear could decrease property values.
The proposed development is for a 43-acre parcel of land on the west side of Easthampton Boulevard and south of Eric Drive. The city owns 14 of those 43 acres, leaving 29 to be potentially developed. More than 100 residents — most who live or own property in Cypress Knoll — attended Tuesday’s meeting.
Residents had several reasons for not wanting the City Council to approve the deal: low-income housing wasn’t needed in the E-section; don’t change what is already there; the houses are going to be too close to existing homes.
However, a majority of the speakers — at least 11 — didn’t agree with the proposed lot size requirement: a minimum of 6,600 square feet. That will make the homes smaller than the existing homes, residents said, thus decreasing property values.
It’s not all black and white, though.
Before the city was incorporated, Flagler County zoned the parcel "residential low density," meaning up to three units could be developed per acre, for a maximum of 86 units.
Palm Coast adopted its 2020 comprehensive plan April 6, 2004, changing the designation of the 29 acres to "greenbelt," which allows a maximum of one unit per acre, for a maximum of 28 units.
ICI filed a challenge with the Florida Department of Community Affairs, contesting the change in land-use designation. The proposed compromise, including a landswap, would result in a 2.8 units per acre, for a maximum of 60 units.
Additionally, the developer would contribute $90,000 — which was originally set aside for construction of a park — for improvements throughout Cypress Knoll, including a right-turn lane on Easthampton Boulevard, a multiuse path and a monument sign for the neighborhood.
City Councilman Bill Lewis said the 6,600-square-foot lot sizes are too small.
“I think you need to maintain the character of a neighborhood,” Lewis said. “Once you change the character of the neighborhood, it changes everything else in that neighborhood.”
The City Council unanimously voted Tuesday to continue the proposal 6:30 p.m. Tuesday, March 6, at the Palm Coast Community Center.
In the meantime, city planners will renegotiation with the developer to include some of the residents' concerns.
For more coverage of this story, and an in-depth look at reserve parcels throughout Palm Coast, see the Saturday, Feb. 11, print edition of the Palm Coast Observer.
