A mixed-use development on 119 acres along Seminole Woods Boulevard is likely on the way, bringing homes and commercial space to the area.
The Flagler Board of County Commissioners June 15 approved a future land-use amendment for the piece of land, changing it from agricultural, commercial low-intensity to mixed-use, high-intensity.
The PUD includes plans for a mix of townhomes and single-family units, totaling a maximum of 502 units, as well a 300-bed assisted living facility and other commercial uses.
Commissioners voted was 4-1, with Chair Leann Pennington, Vice Chair Kim Carney, and Commissioners Pam Richardson and Greg Hansen in favor. Commissioner Andy Dance opposed the amendment.
The board’s vote comes approximately four months after the proposal went before the county’s Planning and Development Board, which recommended the amendment.
The BOCC approved the first reading June 15, meaning the agreement will return for a second, final vote. County staff and the developer can still make changes to the agreement during the approximately 60-day timeframe.
Residents want Seminole Woods to remain ‘low-intensity,’ residential area
During the Planning Board’s February meeting, and again this week, several residents of the Grand Landings community, adjacent to the 119-acre piece of land in question, voiced their concerns about the project.
Residents are worried about the project’s proposed high density and how it is “incompatible” with the residential character of the area.
“This is like taking a mini city and plunking it down in the middle of the W Section. It doesn’t fit,” said Grand Landings resident Kyle Meyer during the June 15 meeting. “We don’t need supermarkets. I can get anything I want on (State Road 100) or on (U.S. Highway 1), and that’s what those roads were intended for.
“Seminole Woods is a residential area,” Meyer said.
Lori Sugg, another Grand Landings resident, pointed out that her neighborhood is a “low-intensity” land, as are the surrounding properties along Seminole Woods Boulevard. She argued that the 119 acres should keep its partially low-intensity designation.
“A little family supermarket, little 7-Eleven, whatever — not high-intensity that they are doing,” Sugg said.
Where is the Seminole Woods mixed-use being proposed?
The land is owned by Daytona Beach-based developer MPC Lots LLC, according to the county.
The 119-acre development would be 60% residential and 40% commercial. It would include a maximum of 502 housing units and allow for approximately 414,600 square feet of commercial space, including a shopping plaza and an assisted living facility. At least 30 acres of the property (or 25%) must be open space, according to county staff.
Michael Chiumento, an attorney representing the developer, pointed to concessions made to alleviate some of the residents’ concerns.
One of those included the addition of a 25-foot landscape buffer between the development’s property line and the surrounding residential areas. The developer has also agreed to reduce the commercial floor area ratio from 0.4 to 0.2, bringing the maximum of commercial square footage down from approximately 830,000 square feet.
Commissioners voice concerns over Legislature limiting local government powers
Pennington said she was concerned about denying the land use amendment without enough “reasoning” to do so.
“I mean, (the developer) did all this mitigation to fit this into the (county’s comprehensive plan), reduced the square footage, put in buffer,” Pennington said, adding that she would like to see a bigger buffer. “I feel like there is no reasoning on denial.”
The county chair also mentioned new and proposed laws coming from the Florida Legislature that she argued will continue to limit local governments’ home rule powers. One of those laws, HB 399, “is almost not going to allow us to deny anything.”
HB 339 in part limits local governments’ power to use compatibility requirements as basis for denying development requests. The law, the county commissioners said, would take effect in January 2027.
“I just don’t see how we are able to deny it and, I’m just being honest with you, without facing potential litigation,” she said.
Commissioner Andy Dance expressed concerns about the compatibility of the high intensity proposed with the area.
“The applicant is entitled to 11 acres of low-intensity commercial, I believe that was the intent of the Palm Coast maps, for neighborhood commercial,” Dance said.
While acknowledging the “good arguments” made in favor of approval, Dance said he “would rather have time to develop those compatibility standards, which are identified in HB 399 … before implementing a more intense development in the area.”
This article originally appeared on The Daytona Beach News-Journal: Seminole Woods 1 step closer to 500 new homes, retail development
Reporting by Brenno Carillo, Daytona Beach News-Journal / The Daytona Beach News-Journal
USA TODAY Network via Reuters Connect
By Brenno Carillo, Daytona Beach News-Journal | USA TODAY Network
