- February 25, 2026
Dear Editor:
The Feb. 17 Palm Coast City Council meeting was scheduled to serve as the second reading of a proposal to increase the density of the East Hampton development from 58 homes to 71 homes, along with a reduction in lot sizes from 8,250 square feet (approximately 91 x 91 feet) to 6,000 square feet (approximately 60 x 100 feet).
It is important to remind our residents that this project was litigated in 2012, and the agreed-upon resolution at that time established a cap of 58 homes. That agreement was not incidental, it was the result of a legal process and represented a settled understanding regarding the scale and character of the development.
However, during the initial reading of this new proposal, there was no mention of nonprofit involvement, nor was there any binding requirement restricting sales to first responders or public servants. Those elements were introduced later and significantly change the nature of the proposal. For all practical purposes, the reading on the 17th functioned as the first reading of a materially revised proposal, not the second reading of the original item.
This last-minute shift raises serious procedural and substantive concerns. The proposal now before the council represents a substantial departure from the previously litigated agreement and appears to be structured in a way that sets a precedent for increased density in future developments. Such a precedent deserves full transparency, thorough public review and proper procedural handling.
Additionally, there is no contractual agreement in place that binds the developer to restrict the sale of these homes to first responders, veterans or public servants. The only document referenced is a Letter of Intent, which does not carry binding legal authority. Without enforceable safeguards, there is no guarantee that these homes will ultimately serve the stated purpose.
Furthermore, according to various real estate sources, there are currently between 1,300 and 2,200 active listings in Palm Coast as of February 2026, across a wide range of price points, some of which are already within reach of our first responders and veterans. Before altering previously settled development standards and increasing density, we must carefully evaluate whether such changes are truly necessary to address housing needs.
Our responsibility as a council is to uphold prior agreements, ensure transparency in the legislative process and protect the integrity of our community planning standards. Any proposal that materially alters a litigated agreement and sets new density precedents must be handled with full disclosure, proper procedure and enforceable commitments.
I remain committed to protecting Palm Coast’s neighborhoods, maintaining thoughtful growth standards and ensuring that any policy decisions we make are transparent, legally sound and in the best long-term interest of our residents.
Ray Stevens
Palm Coast
Ray Stevens is a candidate for Palm Coast City Council
Editor's Note: The application was approved on the condition that the land be donated to the nonprofit for the benefit of frontline workers, as presented in the Feb. 17 meeting. If the land is not donated to the nonprofit, the entitlements revert back to the previously litigated 58 homes.
