The rezoning for a 23-acre site for a future self-storage facility–another one–between I-95 and Old Kings Road, and not far from the Hidden Lakes and Toscana subdivisions, drew some pointed opposition from nearby residents and people with family at a neighboring assisted living facility. The self-storage grounds would also accommodate RV’s and boats, neither of which may be parked in Palm Coast driveways.
But the Palm Coast City Council approved the rezoning in a 4-1 vote at high noon today.
Seville-based Roy Hubbard of OKR Investors, a two-year-old company, bought the seven-parcel acreage in 2018 for $2.5 million. It was zoned for office-type development. He sold part of the acquisition to the developer who built Gold Choice Assisted Living facility, which opened last year. Early last year Jay Livingston, the land-use attorney representing OKR, sought a rezoning that would have allowed building duplexes in the six parcels. The Palm Coast Planning Board rejected the application.
OKR then sought to rezone two parcels from office to general commercial, with a special exception that would allow for a self-storage facility, those facilities not being allowed in general commercial.
City Attorney Bill Reischmann told council members that their role was limited: “Based upon the substantial competent evidence you heard today, do you believe that one of the factors which goes to compatibility of this property, this proposed development, to all of the surrounding properties–is that compatible?” Council members decided it was.
“I haven’t heard anything today that goes against a single point of the land use code and that’s how I’m facing my decision today,” Council member Nick Klufas said before casting his vote for the rezoning and special exception, along with Mayor David Alfin and Council members Eddie Branquinho and Ed Danko. Victor Barbosa voted against.
Residents who addressed the council were unanimously opposed.
Patti Quick spoke of the residents at the assisted living facility, one of them being a relation of hers, and how “we throw our elderly away,” she said, arguing that the storage facility will make them fearful, though it wasn’t clear how that would be the case–or how the curviness of Old Kings Road, to which she also alluded, would play into the equation. Bob Scholes of Hidden Lake, like several others who spoke after him, opposed the development, both for “noise and safety.” He said Old Kings Road will become more dangerous. He called it a “boondoggle” and said voters will react accordingly. John Burton, another Hidden Lakes resident, rejected the notion that the facility would be aesthetically pleasing or would reduce noise from the highway.
Others complained about how the council would change zoning after they themselves, as homeowners, had investigated surrounding zoning before buying their properties–and relying on that zoning to make their decision. One resident was especially critical of the special exception, and a Realtor, Jane Gentile-Youd, who lives in Plantation Bay (and is a county commission candidate), a significant distance from the site, said the city was exposing itself to legal liability. Reischmann said “there is no statutory or case law existing, period, to support that allegation.”
“The need for storage, if it is attractive, if it is hidden from view, if it makes provisions for Old Kings Road changing to a four lane highway and still keeping from view anything that does not look attractive,” would be acceptable, another resident said. Linda Charboneau, a Hidden Lakes resident, said the facility would draw trucks that will damage Old Kings Road and lower property values, though there is no evidence that a storage facility lowers property values.
There is ample evidence of storage facilities being a very good business–so good that Bill Gates, the Microsoft founder, became an investor in 2020–and of such facilities being in high demand. Livingston in his presentation included a comparison of average monthly costs for self-storage in Daytona Beach ($185), St. Augustine ($176) and Jacksonville ($159) to argue that the Palm Coast market could use added competition, since the three facilities he listed averaged $262 a month. (See: “Here, There, Everywhere: Why Self-Storage Facilities Are Booming All Over Flagler, and Will Keep Booming.”)
David Butler, one of the applicants seeking the rezoning, responded to the residents’ concerns. He said claims that self-storage facilities draw crime are false. He said he acquired data from the Flagler County Sheriff’s Office to conclude that crime was more concentrated in residential areas than in self-storage facilities. He based his conclusion on a calculation of crimes reported that involved any of the 4,480 self-storage units analyzed, compared with the 34,700 single-family residences analyzed. In 2021, he reported 653 crimes involving single-family homes, or a 1.9 percent crime rate, and 14 crimes in self-storage units, or a rate of 0.32 percent.
“A residential property has a 6.2 times greater chance of experiencing crime than does a self storage unit,” Butler said. “So the canard that self storage is a hotbed of crime or it’s axiomatic that there is crime in self-storage that is greater than in residential is not true based upon the statistics from the Flagler County Sheriff’s Office records.” (His next claim was not as logical: “what that means is that self storage versus residential actually reduces crime by 84 percent,” he claimed. Not exactly, though he may have simply have used the wrong terminology: there is no crime currently in the woods that he plans to level for the self-storage facility, and by his own calculations, there will be crime, albeit a very small amount of crime, once the facility is built. So inevitably, there will be a measurable increase in crime in the self-storage zone–albeit nowhere near the crime that may occur, say, at Hidden Lakes or Toscana.
Butler also countered the claim that the project was creating urban sprawl. “There are no extension of public facilities in regards to this project,” he said. “This is an urban corridor, sewer, water stormwater irrigation water are already in the streets. There is a very clear separation between urban and rural uses. In fact, there are no rural uses within a mile of this project.” He said whenever residential development goes up, the need for self-storage, including storage for boats and RVs, increases. “We believe that this will in fact meet the need.” Car trips will be reduced, compared to what would have happened there if there were office or commercial developments. Even I-95 noise will be reduced, since the storage facility will create a buffer for the residences to the east.
Aesthetically, the facility will not look like a self-storage facility, he said, and will include perimeter walls, with all the storage facilities facing inward: they will not be visible from the roads.
Click to access secure-space-rezoning.pdf
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Robin says
These self storage facilities are cash cows for the developers/owners just as manufactured home communities are such as Plantation Oaks (on Old Kings Road). That is why they are popular with insurance companies and investment groups such as Black Rock.
Jimbo99 says
Unless this storage is for boat & RV People that live off Old King’s Road, I can understand why the homeowners in that area would consider it an eyesore. Like Matanzas Woods golf course having to fight off the apartments at the NW end of this area. Oh well, it’s done & they’re going thru with it. Gotta have a place for all those Boston Whaler boats they’re going to be building ?
David Schaefer says
How many does this make in Palm Coast 10 or more…….
Darlene L Shelley says
This makes 29 Storage Facilities in Palm Coast! Insane
FlaglerLive says
The commenter is inaccurate. A check with Palm Coast’s business-tax receipt division indicates that there are nine self-storage facilities in the city as of today. Please verify your facts before posting.
Jane Gentile-Youd says
Just curious if any of the facilities quoted in the 29 by Darlene are in ‘unincorporated Flagler or in Bunnell yet close to and/or abutting Palm Coast proper… 19 or 29 – it is disgusting development anywhere visible from residential homes.
Thank you Pierre but we just got a new one stuck in front of home inPlantation Bay – 650 units – we are in uincorporated county – A planning board member who lives in that subdivision voted ‘yes’…. And we got another one going up on US 1 opposite Plantation Bay’s almost completed 3rd entrance.
I have to be very careful now when giving driving directions to people coming to our home. Can’s just say ‘turn by the storage facility’ ‘ cause we now have TWO!
Darlene L Shelley says
Correction- *Palm Coast area as 3-5 miles is not too far to travel to a storage facility. They do not belong in OFC-2 zoned parcels across from residential communities, and there are plenty of existing parcels zoned Comm-3 and Industrial all around Palm Coast, on US 1, and SR 100. A web search gives 22 hits for storage facilities in Palm Coast area, and there are 6 more coming.
Flatsflyer says
These facilities have very few employee and those are minimum wage jobs. They pay very little in taxes relative to the size of the property they occupy. One city office said he sold his camper because he couldn’t find a place to store it. This dumb shithead obviously can’t use Goggle, his cell phone or operate his vehicle. Using any of the above options would have given him 29 options to choose from. This brain dead carpet bagger needs to be shown the door.
A.j says
We will c what happens. A hospital going up, storage units being built. Hospital for people and the storage fir the stuff they leave behind. I wonder are they in cahoots with each other. Makes business since to me.
LRMorgan says
Wow Someone figured out, like I did a couple of years ago, that the rubber stamping of all of these land use changes, have denied potential buyers their “due diligence” search before making the biggest investment of their life in many cases. Realtors are being put in jeopardy because their facts will be subject to changes made by other people in power. I almost bought at Hidden Lakes but saw two large out parcels on each side and passed. One more thought re: that there is no proof that storage centers cause property value to lower. How about a voice of reason that says: maybe there isn’t any proof because nobody EVER thought it was a good idea before. Compatible? Would it be compatible if it was next to your house? If we buy in after the fact, that’s on us, but the city leaders are dictating who your neighbors are. They just drop little bombs everywhere and we have to hope our little Eden remains unaffected.
Richard Smith says
How many these stupid things do we need???
Darlene L Shelley says
None. There are already too many.
Darlene L Shelley says
Storage Facilities are a waste of money, unless for a short time while your home is being built, even though I prefer Pack-Rat or Pods because they bring your items right to your new home. Most people end up paying far more to store the stuff than it is even worth. There are currently brand new Storage Facilities in Palm Coast with 100% availability for boats and RVs. There is an approved facility coming soon less than 1/2 mile from this location and soon to open 100,000 sq ft facility 1 mile away. Talk about Sprawl! This proposal is ugly, looks like a bomb shelter, and has no right to exist across from 2 residential communities. It is Inconsistent, Incompatible and Unnecessary at this location. We purchased our homes understanding that there was OFC-2 parcels across the street, and were prepared for that. The Mayor and City Council got this so wrong, choosing to side with developers, putting profits over the voice of the people, and ignoring the rights and safety of the local residents protected by the land and Development Code and Comprehensive Plan.
Preston Bauman says
Well soon TV will be coming to Palm Coast. Ever see Storage Wars?
Jane Gentile-Youd says
I spoke in opposition today NOT as a candidate but as a then homeowner, former Miami-Dade county Zoning Board Member and expert Real Estate Broker of 32 years, in Miami-Dade county who faced the IDENTICAL scenario – the only difference is that the property was 3 acres not 23.3 acres. 1,500 homes would have been n e g a t i v e l y affected.
Whether I file on June 13 for County Commission or not has nothing to do with my passion for zoning decisions which are not based exclusively on the ‘consistency, compatibility and necessity’ for the s u r r o u n d i n g residences. I am appalled that the county attorney ( in my opinion) told the commissioners that it was a matter of ‘law’ for them to approve. The elected officials are responsible for making laws which are in accordance with statutory requirements which do not include any factors other than what affects the actual surrounding area residents quality of life. The 3rd District Court of Appeals has ruled, more than once, that the RESIDENTS are the experts of what their needs are in addition to their rights of ‘reasonable expectation’ and not the ‘opinions’ of the planning boards. As I stated in person ” If the Office Zoning is no good why didn’t staff recommend changing it to Commercial BEFORE the developer invented their outrageous unqualified reasons, including how they tried to reason with the residents.
My latest definition of chutzpa: A investor who thinks they have an inherent right to make money on their property and to hell with those who the elected officials represent. I must be forthright and thank Mr. Barbosa for his no vote.
As a citizen of Flagler County, as a homeowner myself who faced the identical situation to a ‘T’ and participated in their defeat I am revolted to see such a display of ignorance, apathy and disregard by elected officials of those whom they represent.
I will help them any way I legally can, candidate or not.
Land of no turn signals says says
Of coarse the vote was a yes they don’t live there.
Land of no turn signals says says
They might start to out number dollar stores.
Darlene L Shelley says
I am a resident of Hidden Lakes in Palm Coast. At the final public City Council hearing today, the Council approved application #4901 for a change in zoning for the parcel of land on Old King’s Road, next to the Assisted Living Facility. The change in zoning will allow for the construction of yet another storage facility in an area that is currently zoned OFC-2. This also required a Special Exception, since storage facilities are not allowed in Comm-2 locations as they are considered industrial use. This location is directly across from 2 large residential communities of Hidden Lakes and Toscana, who purchased their homes knowing that they were located near OFC-2 parcels.
Many of the residents who spoke in opposition also provided documentation that was received by the clerk, but not read into the records. (For instance, one resident brought evidence of a related lawsuit upholding the decision of another jurisdiction’s decision to deny such rezoning). As a resident, to me it is appalling that the board would vote without review of the documents presented, or without adequately addressing the myriad of safety concerns raised by its citizens. They also chose to ignore the fact that the application filed by Jay Livingston was incomplete and contained non factual information regarding the Land and Development Code requirements, which were blatantly misstated, misquoted, and omitted.
The many concerned citizens explained repeatedly that a storage facility across from single family homes is Incompatible, Inconsistent and Unnecessary in this location. We tried to explain that there are already 22 existing storage facilities in Palm Coast and 6 more coming. We gave details on the dangerous nature of this section of Old King’s Rd, with blind curves and competing egress and ingress to the multiple communities. We gave examples of case law in which the homeowners were considered the experts on what is best for their well being and safety, not a developer, City Council, or Planning Board.
We presented 10 articles depicting Crime in local storage facilities, case law on record regarding homeowners being expert on their needs, and a petition signed by 1049 concerned local residents. I will add that there will be an appeal to this decision, as 1049 concerned voices from Hidden Lakes and Toscana were ignored by the Mayor and City Council, as was any concern for our protected rights in the Land and Development Code and Comprehensive Plan of the City of Palm Coast, and no consideration for the incomplete and non factual Zoning Change Application presented by the developer. This is an unbelievable injustice to the people of Palm Coast and the residents of Hidden Lakes and Toscana Communities.
Deborah Coffey says
It is INFURIATING and, I think every resident of Hidden Lakes and Toscana should join ranks in a lawsuit. Let’s knock on every door and make a go of it. I’ll get every Toscana resident on board, as I live there.
Jimmy says
Geez, calm down, it’s a storage place. I know you all don’t like population growth and construction jobs, but literally TENS OF THOUSANDS of people are moving here in the coming years. These places are needed. Hell, I just got one last week, and it’s a nice place, for a storage facility. Clean, new. My biggest gripe: I have to drive 6 minutes. These new houses being built around here are smaller by design, because the future population is older, hence the need for more hospitals. They don’t want to maintain a whole bunch of square footage or lawn. So, more people, smaller houses, means more places needed to store stuff. When you flock to the podium and act like the sky is falling and threaten lawsuits over a storage place that will pay tax dollars and impact fees…it’s funny to watch, but looks crazy. That’s why you get 4-1 votes in favor of rational facts backed by data and research. There’s no collusion, grand scheme or conspiracy. You just look crazy. I enjoy watching the crazy, though. What’s that say about me? Hahahahaha
Darlene L Shelley says
Conforming uses to the current zoning would provide needed services and retail for the local neighbors, who do not want or need storage. We have 2, 3 and 4 car garages. A conforming project would provide more jobs, less dangerous traffic conditions, and equal tax dollars and impact fees. The only crazy thing is wasting your money on the storage of your junk. 28 storage facilities in Palm Coast is crazy. The City of Palm Coast trading the safety and concerns of the local residents over the profits of California companies is crazy, too.
Flatsflyer says
Seeing how we have so much storage space, tighten the rules about parking in driveways verses garages. Was not in favor of this but now that it will be available maybe people will empty their garages of their life times collections of junk and put their cars in their garages as they were originally intended.
Jonathan says
Does this surprise anyone, the City of PC Council does whatever they want changing zoning regulations without taxpayers votes, building a storage shed against public opposition. They just do what they want when they want, they could careless what the taxpayers in the city want.
Remember these idiots next time you go out and vote. They all need to hit the road.
LetsBeReal says
I agree with Jonathan and why I didn’t do Palm Coast survey because I know they always do whatever they want without listening to what residents have to say.
Timbo says
I don’t understand how people can arbitrarily decide a community “doesn’t need” a particular business because we have “enough of them already”. Just because you don’t have a need doesn’t mean no one needs it. People should try to dictate to others less.
Darlene L Shelley says
The local residents do not need a facility according to the 400+ conversations with them while gathering signatures on an opposition petition. Even the owners of RVs and boats in the community would rather drive to one of the many existing local options to store their toys rather than have the property values of their homes negatively affected by a storage facility across the street.
Steve Barnier says
Time to vote these Idiots out
Dennis C Rathsam says
Yeah Yeah !! Everyone of them, there killing the city!
Fool Me Once says
The storage facilities will not be visible from the road? Isn’t that what was promised for the RV storage lot off Colbert Lane?
Flatsflyer says
These facilities have very few employee and those are minimum wage jobs. They pay very little in taxes relative to the size of the property they occupy. One city office said he sold his camper because he couldn’t find a place to store it. This dumb shithead obviously can’t use Goggle, his cell phone or operate his vehicle. Using any of the above options would have given him 29 options to choose from. This brain dead carpet bagger needs to be shown the door.
Jon S says
This is what happens when only 26% participate in the mayors election.