The City's posted agenda for this meeting held cover memos only. These attachments were released by public records request: requested Oct 12, 2026, delivered Oct 19, 2026.
The board approved the minutes of its July 19, 2023 meeting as presented.
Deputy Chief Development Officer Ray Tyner asked for one presentation covering this item and the companion rezoning (D.3).
Senior Planner Jose Papa presented the land-use change and Senior Planner Bill Hoover the rezoning; Michael Chiumento spoke for the applicants on the application's history.
Board Member Dodson-Lucas asked about wildlife, and the minutes record Chiumento saying environmental studies would come at the final plat or subdivision master plan stage.
School Board representative Whitson asked, and Chiumento confirmed, that the 850-unit cap covers both single-family and multifamily units.
Two residents spoke between 5:56 and 5:59 pm, one about unresolved swale problems and one about the multifamily section's closeness to homes along Seminole Woods Boulevard; Tyner answered that the project would use curb and gutter and described a buffer of roughly 200 feet.
Vice Chair Shank pressed on wetlands, gopher tortoises and whether the water management district would approve the density.
The minutes say Chiumento expected approval and described the 850 figure as a random number that may be less.
Shank proposed limiting the project to 710 units.
The minutes say Chair Smith, with Katie Reischmann, clarified that the time to limit units is before council's second reading; Papa walked the board through staff's facilities analysis using a 434-home example; and Tyner and Smith cautioned that cutting units would go against staff's analysis.
The board recommended approval of application #5109 with the site-specific policy limiting development to 850 dwelling units.
The presentations for this item were given under D.2.
Public comment opened at 6:17 pm and closed at 6:18 pm with no speakers.
The board recommended that council rezone about 375 acres from the PUD and NRC districts to SFR-1, MFR-2 and PRS.
Tyner described the site's location in Town Center and Senior Planner Phong Nguyen presented the staff review; civil engineer Adam Oestman of Alliant Engineering presented for the applicant.
Board members asked about gating (yes, per Oestman), school bus access, on-site management, parking (Nguyen said the 1.73 spaces per unit exceeds the ITE figure of 1.36), the Lake Avenue entrance, mailbox location and likely rents.
The minutes place this item's public comment at 6:37 to 6:38 pm, after the adjournment time they record (6:20 pm); one of those times is wrong.
Heard before · Item D.2 · Aug 16, 2023
Aug 1, 2023 · City Council · Item I.7 · first reading — Annexation of about 330.8 acres (application 5108) passed first reading 5-0, motion by Council Member Klufas, second by Vice Mayor Danko (approved minutes p. 9). The minutes (p. 8) record Council Member Pontieri asking for clarification of the utility-service requirement. No unit count was discussed.
Aug 15, 2023 · City Council · Item G.3 · second reading — Adopted on second reading as Ordinance 2023-10, 5-0 roll call, motion by Council Member Klufas, second by Vice Mayor Danko (approved minutes p. 4-5; captions 1:01:17-1:01:29). No changes since first reading; no unit count was discussed.
Aug 16, 2023 · Planning board · Item D.2 and D.3 · this meeting
Sep 19, 2023 · City Council · Item I.8 and I.9 · first reading — Heard together. FLUM (App. 5109, 850-unit cap) passed first reading 4-1, motion Vice Mayor Danko, second Council Member Klufas; rezoning (App. 5107) passed 4-1, motion Klufas, second Danko. Council Member Pontieri voted no on each (approved minutes p. 9; motions named by the chair on video 02:54:00 and 02:55:38).
Nov 7, 2023 · City Council · Item H.11 and H.12 · second reading — The land-use change was adopted as Ordinance 2023-15 with the cap set at the original 416 units, 3-1 (Vice Mayor Danko no; Council Member Klufas absent), on a motion by Council Member Pontieri seconded by Council Member Heighter (video 03:32:30, roll call 03:33:24-03:33:38). An earlier Pontieri motion to deny died 2-2, and Danko motions to approve at 750 units and to continue drew no vote. The rezoning was adopted as Ordinance 2023-16 with all MFR-2 changed to SFR-1, 4-0, motion Danko, second Pontieri (approved minutes pp. 10-12).
Nov 15, 2023 · Planning board · Item D.3 · recommendation — PLDRB approved the Cascades at Grand Landing subdivision master plan (App. 5478; 386 single-family lots on 180.47 acres, the first two phases) 7-0, motion Board Member Hilton, second Board Member Dodson-Lucas, on condition the site plan reflect the zoning council adopted Nov 7, 2023. No video; approved minutes only.
Dec 19, 2023 · City Council · Item F.3 · rehearing granted — Council agreed 3-1 to rehear the Nov 7, 2023 land-use change at the earliest possible date, on a motion by Mayor Alfin (gavel passed to Vice Mayor Danko), seconded by Council Member Klufas; Alfin, Klufas and Danko yes, Pontieri no, Heighter absent (video roll call 00:54:05-00:54:18; minutes p. 4). The applicant, for JTL Grand Landing, said the owner of the 44.3-acre hook parcel never authorized the plan change.
Jan 2, 2024 · City Council · Item F.4 · rehearing — Rehearing of the land-use change (granted Dec 19). After a motion to postpone to Jan 16 (Danko/Klufas) failed 3-2, a motion by Council Member Pontieri, seconded by Council Member Heighter, to deny the request and revert to the Nov 7, 2023 decision failed 4-1 (only Pontieri yes; Heighter voted no and afterward said she had not heard the motion properly; no revote). Council Member Klufas's amended motion, seconded by Pontieri, to remove the JTL "hook" parcel and keep the plan amendment with the site-specific 416-unit limit then passed 5-0 (video roll call 05:19:39-05:19:47; minutes pp. 12-13). The applicant had asked to remove the hook and approve 850 units. The adopted Ordinance 2024-01 (8 pp., signed, marked readopted Jan 2, 2024; obtained by records request) limits the Cascades Planning Area to 416 dwelling units on about 330.8 acres and recites the “deletion of a 44.5+/- acre parcel under separate ownership” (p. 2 of 8).
Feb 4, 2025 · City Council · Item L · Bert Harris response — Response to the developer's Bert Harris Act claim (filed Nov 6, 2024). City Attorney Duffy gave two options: uphold Ordinance 2024-01, or offer more density (an additional 219 single-family units, per the captions). Motion by Vice Mayor Pontieri, seconded by Council Member Stevens, to respond no and keep the ordinance as-is (minutes p. 12); passed 5-0 on a roll call (captions 3:31:01-3:31:14; the minutes record no tally for this motion).
Council heard the first reading of an ordinance annexing about 330.8 acres south of Flagler County Airport for the Cascades (application 5108), requested by Byrndog PCP, LLC.
Senior Planner Phong Nguyen said the land meets the statutory tests for voluntary annexation, and that city ordinances and a settlement agreement require land in the city's utility service area to annex before it can receive city utilities.
Council Member Pontieri asked whether annexation is required when utilities are requested and whether the owner could instead pay the outside-city surcharge; staff said the settlement agreement and ordinances do not allow that, and she said "the wiggle room is very small." Resident Celia Pugliese asked about utility capacity and raised flight-school noise near the airport; resident Steve Carr asked what annexation would cost the city, and Ray Tyner said infrastructure is at the developer's cost.
Mayor Alfin got consensus for staff to ask the county about changes in airport use.
The first reading passed on a voice vote.
Vote, per the approved minutes: motion to approve on first reading — Passed 5-0 (Alfin, Danko, Klufas, Pontieri, Heighter) Moved by Klufas, seconded by Danko.
Vote, per our caption record: 5-0 (motion Klufas, second Danko; Alfin, Danko, Klufas, Pontieri, Heighter yes)
The voluntary annexation of approximately 330.8 acres south of Flagler County Airport (the Cascades parcel, application 5108) received its second reading.
Staff confirmed it meets statutory contiguity and compactness requirements.
Three residents spoke: Bob Meyer and Jan Manella asked about the 44 acres in Grand Landings (staff said the 44-45-acre "hook piece" was annexed earlier and will come back with a future FLUM amendment and rezoning), and Dennis McDonald raised airport noise.
Council briefly discussed commissioning a noise study for the airport and noted airport representatives will present to council in October.
The ordinance passed 5-0 on a roll call, on a motion by Klufas and a second by Danko.
Vote, per the approved minutes: motion to be adopted on second reading — Passed 5-0 (Alfin, Danko, Klufas, Pontieri, Heighter) Moved by Klufas, seconded by Danko.
Vote, per our caption record: 5-0 (motion Klufas, second Danko; Danko, Heighter, Klufas, Pontieri, Alfin yes)
Sources: the Aug 16, 2023 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for August 1, 2023; August 15, 2023, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Agenda (cover sheets) →
Heard before · Item D.3 · Aug 16, 2023
Aug 1, 2023 · City Council · Item I.7 · first reading — Annexation of about 330.8 acres (application 5108) passed first reading 5-0, motion by Council Member Klufas, second by Vice Mayor Danko (approved minutes p. 9). The minutes (p. 8) record Council Member Pontieri asking for clarification of the utility-service requirement. No unit count was discussed.
Aug 15, 2023 · City Council · Item G.3 · second reading — Adopted on second reading as Ordinance 2023-10, 5-0 roll call, motion by Council Member Klufas, second by Vice Mayor Danko (approved minutes p. 4-5; captions 1:01:17-1:01:29). No changes since first reading; no unit count was discussed.
Aug 16, 2023 · Planning board · Item D.2 and D.3 · this meeting
Sep 19, 2023 · City Council · Item I.8 and I.9 · first reading — Heard together. FLUM (App. 5109, 850-unit cap) passed first reading 4-1, motion Vice Mayor Danko, second Council Member Klufas; rezoning (App. 5107) passed 4-1, motion Klufas, second Danko. Council Member Pontieri voted no on each (approved minutes p. 9; motions named by the chair on video 02:54:00 and 02:55:38).
Nov 7, 2023 · City Council · Item H.11 and H.12 · second reading — The land-use change was adopted as Ordinance 2023-15 with the cap set at the original 416 units, 3-1 (Vice Mayor Danko no; Council Member Klufas absent), on a motion by Council Member Pontieri seconded by Council Member Heighter (video 03:32:30, roll call 03:33:24-03:33:38). An earlier Pontieri motion to deny died 2-2, and Danko motions to approve at 750 units and to continue drew no vote. The rezoning was adopted as Ordinance 2023-16 with all MFR-2 changed to SFR-1, 4-0, motion Danko, second Pontieri (approved minutes pp. 10-12).
Nov 15, 2023 · Planning board · Item D.3 · recommendation — PLDRB approved the Cascades at Grand Landing subdivision master plan (App. 5478; 386 single-family lots on 180.47 acres, the first two phases) 7-0, motion Board Member Hilton, second Board Member Dodson-Lucas, on condition the site plan reflect the zoning council adopted Nov 7, 2023. No video; approved minutes only.
Dec 19, 2023 · City Council · Item F.3 · rehearing granted — Council agreed 3-1 to rehear the Nov 7, 2023 land-use change at the earliest possible date, on a motion by Mayor Alfin (gavel passed to Vice Mayor Danko), seconded by Council Member Klufas; Alfin, Klufas and Danko yes, Pontieri no, Heighter absent (video roll call 00:54:05-00:54:18; minutes p. 4). The applicant, for JTL Grand Landing, said the owner of the 44.3-acre hook parcel never authorized the plan change.
Jan 2, 2024 · City Council · Item F.4 · rehearing — Rehearing of the land-use change (granted Dec 19). After a motion to postpone to Jan 16 (Danko/Klufas) failed 3-2, a motion by Council Member Pontieri, seconded by Council Member Heighter, to deny the request and revert to the Nov 7, 2023 decision failed 4-1 (only Pontieri yes; Heighter voted no and afterward said she had not heard the motion properly; no revote). Council Member Klufas's amended motion, seconded by Pontieri, to remove the JTL "hook" parcel and keep the plan amendment with the site-specific 416-unit limit then passed 5-0 (video roll call 05:19:39-05:19:47; minutes pp. 12-13). The applicant had asked to remove the hook and approve 850 units. The adopted Ordinance 2024-01 (8 pp., signed, marked readopted Jan 2, 2024; obtained by records request) limits the Cascades Planning Area to 416 dwelling units on about 330.8 acres and recites the “deletion of a 44.5+/- acre parcel under separate ownership” (p. 2 of 8).
Feb 4, 2025 · City Council · Item L · Bert Harris response — Response to the developer's Bert Harris Act claim (filed Nov 6, 2024). City Attorney Duffy gave two options: uphold Ordinance 2024-01, or offer more density (an additional 219 single-family units, per the captions). Motion by Vice Mayor Pontieri, seconded by Council Member Stevens, to respond no and keep the ordinance as-is (minutes p. 12); passed 5-0 on a roll call (captions 3:31:01-3:31:14; the minutes record no tally for this motion).
Council heard the first reading of an ordinance annexing about 330.8 acres south of Flagler County Airport for the Cascades (application 5108), requested by Byrndog PCP, LLC.
Senior Planner Phong Nguyen said the land meets the statutory tests for voluntary annexation, and that city ordinances and a settlement agreement require land in the city's utility service area to annex before it can receive city utilities.
Council Member Pontieri asked whether annexation is required when utilities are requested and whether the owner could instead pay the outside-city surcharge; staff said the settlement agreement and ordinances do not allow that, and she said "the wiggle room is very small." Resident Celia Pugliese asked about utility capacity and raised flight-school noise near the airport; resident Steve Carr asked what annexation would cost the city, and Ray Tyner said infrastructure is at the developer's cost.
Mayor Alfin got consensus for staff to ask the county about changes in airport use.
The first reading passed on a voice vote.
Vote, per the approved minutes: motion to approve on first reading — Passed 5-0 (Alfin, Danko, Klufas, Pontieri, Heighter) Moved by Klufas, seconded by Danko.
Vote, per our caption record: 5-0 (motion Klufas, second Danko; Alfin, Danko, Klufas, Pontieri, Heighter yes)
The voluntary annexation of approximately 330.8 acres south of Flagler County Airport (the Cascades parcel, application 5108) received its second reading.
Staff confirmed it meets statutory contiguity and compactness requirements.
Three residents spoke: Bob Meyer and Jan Manella asked about the 44 acres in Grand Landings (staff said the 44-45-acre "hook piece" was annexed earlier and will come back with a future FLUM amendment and rezoning), and Dennis McDonald raised airport noise.
Council briefly discussed commissioning a noise study for the airport and noted airport representatives will present to council in October.
The ordinance passed 5-0 on a roll call, on a motion by Klufas and a second by Danko.
Vote, per the approved minutes: motion to be adopted on second reading — Passed 5-0 (Alfin, Danko, Klufas, Pontieri, Heighter) Moved by Klufas, seconded by Danko.
Vote, per our caption record: 5-0 (motion Klufas, second Danko; Danko, Heighter, Klufas, Pontieri, Alfin yes)
Sources: the Aug 16, 2023 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for August 1, 2023; August 15, 2023, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Agenda (cover sheets) →