Planning board backs amended Huntington Villas development agreement; residents complain smaller amenity center than advertised

The Flagler County Planning and Development Board recommended approval of an amended and restated development agreement for the Huntington Villas planned unit development at Hunters Ridge and forwarded the matter to the Board of County Commissioners for final action.

Planning staff said the amendment consolidates multiple prior ordinances and adjusts land‑use tables, permitted building types and the footprints of stormwater, open‑space and recreation tracts. "This amendment to this development agreement encompassing all of that land area…" staff member Adam Mingle said, summarizing changes to plats and required replats that would be necessary if the board approves the amendment.

Developer representatives said market conditions drove changes to the unit mix and the amenity package. Mark Watts, counsel for the applicant, said the original plan called for roughly a $6 million amenity center that was to operate with membership revenues; the developer says that model proved infeasible. "The original plan was about a $6,000,000 amenity center …" Watts told the board. He said the developer will instead build and dedicate a scaled facility estimated at about $750,000 that includes a small fitness room, a multipurpose space, bathrooms, pool and outdoor fire‑pit area.

Howard Lefkowitz, manager for ADC (the developer), told the board the smaller facility will be built and turned over to the homeowners association and that the developer is funding the construction rather than relying on a for‑profit membership model. "The facility is now being built. It's about a 3 quarter million dollar, amenity package that'll include…a fitness room, a small meeting room…fire pit and outdoor pool area," Lefkowitz said.

Several Huntington Village residents spoke during public comment, saying they had purchased homes or lots in reliance on promotional materials and on descriptions of a larger clubhouse, organized activities and multiple outdoor courts. Carol Hodak told the board she had been shown advertising and expected a "3,000 square foot clubhouse ballroom with fireplace, private bar, catering kitchen, liquor wine cabinets…Pickleball courts"; she said those features were no longer part of the plan and that she believes the change is inconsistent with representations made during sales. Other speakers described earlier community meetings at which the developer presented revised plans.

Staff recommended approval and submitted a clean redline of ordinance changes and background materials; the board voted to recommend approval and heard the applicant say it had held multiple community meetings and submitted minutes. The planning board record will be transmitted to the Board of County Commissioners, which is scheduled to hear the item at its March 18 meeting; the applicant said construction of the revised amenity center is anticipated during the calendar year.