In what would be one of the largest developments in Palm Coast, a company is applying to build up to 750 upscale single-family homes in a Grand Haven-like gated community over 500 acres stretching from State Road 100 north, parallel to Old Kings Road.
The development, called Coquina Shores, would wrap around the Kings Pointe commercial development at the corner of SR100 and Old Kings Road and encompass a vast, jaggedly rectangular swath of land up to the Lehigh Canal near Town Center Boulevard, south of Graham Swamp and the Hidden Lakes/Toscana subdivisions. There would only be an emergency exit onto Old Kings Road.
That means all regular traffic would be channeled through State Road 100. The development is called Coquina Shores because one of its central feature is a huge, old coquina borrow pit, and now a lake, giving the name its authenticity.
Current plans, obtained by FlaglerLive, call for minimum lot sizes of 40 feet wide on 4,800 square-foot lots and homes of 1,200 square feet, with side-yard setbacks of just five feet. The smaller lots and smaller homes reflect the trend of the last few years, with homeowners looking for less space to manage. But the smaller lots have been a flashpoint for existing residents who turn up in opposition to such new developments, as was the case with the recent opposition to the successor to Eagle Lakes, now called Radiance, further south on Old Kings Road. There, the opposition focused in part on 40- and 50-foot lots. (An earlier version of this article had incorrectly reported that there are no 40-foot lots planned there.) The County Commission approved the Radiance development, a 1,200-home subdivision, in July.
The Coquina Shores development is not a new idea. It is a revived, significantly scaled back version of a plan first submitted by JX Properties in 2006 and revised in 2007 that projected a total of 2,411 homes–619 of them single family and 1,792 apartment units in towers rising up to 100 feet. That plan also entailed filling in parts of the lake.
The developer of the new proposal is Heartwood4 LLC of Fort Lauderdale, the successor corporation of JX Palm Coast Land, under whose name most of the documentation continues. JX Properties, which had an $11.55 million mortgage on the 507 acres (which encompass three parcels), went into foreclosure in 2010. The principal address of both corporations remains the same. By then Palm Coast government had approved JX Properties’ Development of Regional Impact, or DRI, the sort of land-use plan that allows for specific regulations on massive developments. Grand Haven and Hammock Dunes are DRIs.
The renewed application, which would go before the Palm Coast planning board in the next few months, is for a Master Planned Development, or MPD, which also gives the local government authority to regulate and condition development. The 750-home figure is a maximum. The development could fall anywhere between 600 and 750 homes. Either way, it would still be among the larger developments in the city.
The application was filed even as interest rates have doubled in the past year, pricing out a large chunk of homebuyers from the market and sharply curtailing what had been a renewed housing boom locally and across the country.
“My job is to get entitlements,” Jay Livingston, the Palm Coast attorney representing the developer, said today in response to a question about rising interest rates’ effect on the project. “The guys that ultimately figure out how to build things are concerned with that. If it becomes a reality, a long term reality, we’re going to have to to learn how to live with it. We can’t stop building houses.”
The 2007 plan had proposed 50,000 square feet of retail and 30,000 square feet of office space, plus a 150-foot hotel, with land set aside for a school and 2 acres for a fire station. The developer was to contribute half the cost of a fire engine that would have ladder capabilities to reach higher floors of high-rises.
The current plan includes no land for commercial or retail space and no school site. Although the current MPD application doesn’t spell that out, the aim is to have an age-restricted community for residents 55 and older, Livingston said. That would relieve pressure on the school district for additional classroom space.
Coquina Shores would also be its own Community Development District, a government within a government with an elected board. It would have its own stormwater system. Its streets would remain private, and the development’s responsibility to maintain, and will have street lighting, some of it solar-powered. The development would have “pocket parks” and its own recreation facilities. Fire and police services would still be the city’s and county’s responsibilities.
The Coquina Shores plan does not yet include estimates of the additional traffic the development will bring. But it’ll certainly be lower than the 17,000 daily vehicle trips the 2007 plan had projected. The 2007 plans had seen an intersection near Town Center Boulevard to accommodate its traffic, but only with that segment of Old Kings Road enlarged to four lanes. That plan is still on the back burner for the city. With just two lanes, “it would actually be dangerous to put a connection there because it’ll be offset to the Town Centre connection,” Livingston said–even with a scaled back development.
The land wraps around the acreage owned by Walmart, with long-ago abandoned plans for a supercenter there. Livingston has been in contact with Walmart representatives, because Coquina Shores had to negotiate an emergency access road through the Walmart property. “Their intentions for the property, I don’t know,” Livingston said. “I got the impression when I explained to them the development activity that they might be interested in doing something there, but as far as I know, it’s still being marketed. And if Walmart doesn’t build it, then I assume that they would probably not sell it to somebody that would build a comparable use. They’re not going to sell to a competitor. So it’s really anybody’s guess what’s going to end up on that property, which is really unfortunate.”
The Walmart property, however, is also a reminder of how market conditions can change any plan’s trajectory.
Even if Coquina Shores is slowed down, construction’s timing should not be confused with the regulatory steps that first must take place, he said. “The biggest mistake that was made after the last the crash, the Great Recession crash, was that development orders expired, entitlements became not readily available to go straight to plat or site plan,” Livingston said. “So when the demand picked up, the inventory was just immediately gone. And that’s now a direct contribution to housing costs, rental rates, all the economic kind of pressures we’re facing here, which could have been avoided had there been entitlements in waiting for development.”
Securing those entitlements in the regulatory process is laborious and time-consuming. It follows its own timetable, irrespective of housing demand. And development orders expire. So when a downturn occurs, halting development plans, developers have to go through some of the process all over again to move toward construction. The aim in the present case is to get as far ahead as possible, enabling construction when appropriate.
The city requires developers to host a neighborhood meeting for property owners within a 300-foot radius of a proposed development. That meeting has not yet been scheduled. it would be extended mostly to owners of vacant land and businesses.
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The dude says
Why do folks here love those gated community thingys so much???
Who knew being so “free” could involve so many gates?
bob says
(smile) 1st gates I went thru were the barn yard and the state zoo, now they’re everywhere
Mary says
Its a like minded social living. Easy way to meet people if moving from another state. A guess a feeling of comfort and security
FlaPharmTech says
The wealthy feel comforted by ensconcing in gates, to protect them from us, the dangerously waning middle class.
tsvi feldstein says
Right! We know what kind of voters live there dont we . Sigh.
Chris says
That’s 1500 more cars on 100 per day.realy?
The infrastructure cannot handle it.
Nancy N. says
Not necessarily that many cars. 1200 sq feet is quite possibly appealing to people living alone, especially single older people, so that would mean one car and not commuting daily
.
Kita says
Great point. Older folks, especially woman, need less land and more security.
Over Developed says
I booked a last minute hotel room in Orlando last weekend to go to seaworld. There was limited rooms as its near the convention center which was full that weekend. TripAdvisor suggested an alternate hotel at a good price nearby in Kissimmee, said it was only 6 miles away. I booked it and wow, It took me almost an hour to get to the park which opened at 9 on a Monday morning! Looked easy drive on google maps but Just parking lot traffic, grid lock endlessly long lights, passing housing development after development pouring out onto already congested roads it was a nightmare. I thought to myself “How do all these people live like this?!?!?” Then it dawned on me, 10-15 years ago It was probably like Palm Coast here then they over developed with back to back housing developments. I’ll tell you what if it ever gets half as bad here I’m gone, too much stress
Paul S says
Palm Coast is going to be a poorly managed, poorly developed, densely populated and congested community in no time. Wonderful.
David Schaefer says
It is now Paul S.
Jan says
Regardless of how many new units there are, be sure they don’t allow short-term rentals, or you’ll need to triple/quadruple the projected traffic numbers.
Shark says
I guess Staley will need another 50 deputies !!!!
Jp says
And a $10 million command center.
Mark says
“Upscale” is 1200 sq. ft. on 40 ft. wide lots now? Why even apply the City Council is just going to rubber stamp it’s approval anyway.
Foresee says
WOW! To call 1200 square feet on a 40 wide lot “upscale” is an oxymoron. Here are the standard dimensions for double wide trailers
that you are likely to find available in the market:
– 1056 square feet, usually 24 x 44 feet
– 1,440 square feet can measure 24 x 60 feet
– 1960 square feet at 28 x 70 feet
– 2,072 square feet units which are typically 28 x 74 feet.
Note the last three are larger than the proposed “upscale” units.
Linda says
No, but they call it that to justify the minimum $400,000 (or more) they will ask for the basic fesign, not including typical upgrades.
don miller says
he says “can’t stop building houses”. Why? Why can’t you stop? Because you won’t make more money? Bet the impact fees are way too low also so that the builder can make even more money while we choke on the over built infrastructure the gift us.
Bobbi says
When is Palm Coast going to stop the build? This is so ridiculous!!!
Wow says
Seems so common for developers to go belly up then just start a “new” business (new tax and likely new EIN) and start over with a clean slate and full pockets.
Jimbo99 says
Uggghhhh, so much for the environment, paving swamp land The bike trail will be just a bike path between residential communities. . It starts with the intrusion closest to FL 100 East of I-95 and eventually the growth will wipe out the rest of the forestation.
Mary says
I agree. Where is the wild life and aquatic life suppose to go? Too many people. The driving already sucks. Takes forever to get anywhere now.
Dennis C Rathsam says
Stuff Em In Alvin strikes again….Wheres the intrastructure, Mr Mayor ? That corner is already jammed with cars!
Ray says
Glad i left the area, looking like Orlando every day. Hate to think about the high crime,traffic, pollution, utilities bills to come.
Jeff Miller says
More traffic, more people. Better four lane old kings both north and south of 100. These developers can’t wait until all off Palm Coast is covered in concrete. Traffic on 100 is just as bad as palm coast parkway now . They keep filling jn the wetlands, when will this stop. Seem like any developer has a green light for anything in Palm Coast. Money talks and well you know the saying..
Land of no turn signals says says
Up scale houses on 40′ wide lots with 1200 square houses?That’s 750 too many.
jOE sTOLFI says
MORE people . MORE density . MORE traffic . MORE CONGESTION
One way in, one way out . . . How archaic .
Quite the kerfuffle for Palm Coast ?
Concerned Citizen says
“There would only be an emergency exit onto Old Kings Road.”
I’m not surprised anymore when I read these. Follow the money. Developers won’t rest until they develop all of Flagler County
Nick Mullen says
That is a old picture the Race Track Gas Station isnt even there in the picture
John says
40′ lots with 5′ easements on each side. Sounds like it should be a trailer park.
Linda says
40′ lots are at least double the size of trailer lots. If we continue the way that we’re going, trailers and 20′ lots are all the young people will be able to afford.
Gates of Hell says
Gated Communities ? Why? do the home owners need to be “Locked in” to their little patch of swamp ? Hope they like being told what to put on their porches. Or what color their door has to be. What the HELL is wrong with people ? Do they actually believe the “GATE” is going to keep the boogie man out ?
Linda says
In the beginning, the developers promoted the gated
communities as being “upscale” and “safer”, no solicitations and no riff-raff. In reality, it was just a way to get the necessary city and county approvals more easily. By gating the community the cities and county are not responsible for the creation or maintenance of any roads or sidewalks within the development. Most lighting is also billed per unit to the owners on their tax bill. Most of the communities might also be paying additional impact fees which may include sewer, additional roads, water, schools, etc. and many developers are packaging these fees and charging the buyers a buy-in fee which is paid upfront or put into the mortgage. In rare occasions they might have a deal with the government to bill it annually for a period of time, like 10 or 15 years. I believe the developer of The Villages was the first one to separately charge these development buy-in fees to the buyer. You see, it all goes back to the $, they may market it as a benefit to the residents but it is just a way to grease the approval process.
America First 81 says
Palm Coast’s REALTOR/mayor Continues to DESTROY Palm Coast with the HELP of the ALL the CARPETBAGGER Developers! STILL NO PROOF that the Current Water and Sewage System Can Handle More Homes! People of Palm Coast Start Attending Planning Meeting to STOP. the Approval of KARP BUILDER(kB) and Other Developers WHO are SCREWING every Palm Coast Property Taxpayer! STOP the RAPE of OUR City! Florida First-America First!
palmcoaster says
This is what you get in a red state….with yessing red elected government and their administrators eager to allow special exceptions (lots of grease under the table) to the original residential zoning, from like 3 homes per acre to 50 and upwards to, as they say “save green areas”. Planning (PLDRB) board meetings are seldom attended by residents unless an special requests of zoning change to satisfy greed gets too close form many homes for comfort, so the developer lawyers and those we pay 6 figures in the city get their way.
Carol says
Our beautiful area is being over developed. Has anyone thought about the consequences of the destruction of natural vegetation? When the trees and plants are replaced by cement there is no absorption of water and no replenishment of oxygen. Maybe that is what is causing our world’s climate change.
Flagler Beach and Palm Coast used to be paradise, but now it will be paradise lost.
Carvalho says
One step below a trailer park !!!!!
Xbadge says
And no one has mentioned ALL the wild piggies in there!…those mean beasts will overrun Toscana, trash the yards… and the deer will once again have to find a new home.
Jp says
I guess that’s what happens when your elected officials all have interests in real estate. Greed and corruption all around.
tulip says
Mr Melendez is part of the planning board so I would assume he stamps his approval on these developments and does nothing about having more than one exit and entrance? He is running in the mid term election—Gets a no vote from me. Developments should have at least two ways in and out and Palm coast has never enforced that in their building codes. I hope and pray there is not a disaster that forces people to evacuate because all those people that live in these places could not fit at the same time onto one road , and disregard for flooding issues is shameful.
Nancy N. says
The plan calls for a second emergency exit onto Old Kings, for exactly the reasons you describe.
A Concerned Observer says
We need more housing developments like we need Snow Machine Trails, but it seems that any developer that applies for any size development anywhere in the county will be rubber stamped. I must assume most of the residents of Flagler County and its incorporated jurisdictions live here because we like it the way it is. Please explain to me why any developer with an insatiable need to make more money by destroying wetlands and developing unstable (read swamp) land with absolutely no regard for the people already living near their targeted land always seem to win. To learn the true motive of the developers and those granting their unending requests, you must “follow the money” because that is the prime directive. Who will stand up to those wishing to pave paradise to the detriment living here. Those wishing to rape, ruin and run are NOT welcome here. I don’t see any comments herein that want these projects approved.
Laurel says
Concerned: They don’t give a damn what their constituents say, they listen to their own pockets.
Joe says
We don’t need 750 more homes .Palm Coast is getting to congested as it is. Please stop the building .
Jaii says
I’m sure you people don’t remember who named Palm coast… ITT-CDC. Planned urban development on 40,000 acres of land, 1071. Setup for 250,000 people and was approved. They pulled out after only 80,000 due to lagging sales and piecemeal off all the remaining lands. This large scale development has been on the table since 70’s. How do you think the roads were named etc. You all bought into development land, face it. Fly over almost all of Florida. You will see postage stamp development. I’m sad to see graham swam developed. It’s the area where most of the water percolates down into the earth. Now there will be more pesticides from green grassy yards. Yep. And clear+ cutting for. Tiny lots not leaving any trees in site. But replanting saplings…sure…. I think Mother Earth s already pissed.
Paradise lost says
I think it’s safe to say no one agrees to this, just read all the comments. Our say doesn’t matter anymore. I left south Florida 17 years ago and thought I was in paradise. Now just cattle being moved through our over crowded roads. Mooooo!!
The ORIGINAL land of no turn signals says
With all the thousands of new housing shouldn’t property tax’s be going down?
Nancy N. says
It’s not fixed costs being divided by however number of people live here. The costs for the services taxes pay for also increase when the number of residents increases – we need more police and fire, more infrastructure services, etc.
Laurel says
So why can I only water my yard on certain days for the last 20 years?
In my opinion, developers have no regard for this beautiful state. It’s just a money gig for them. Trees and animals do get in the way, don’t they? Developers just continue to desiccate (or flood) Florida every chance they get, and they get a lot of chances with our commissioners, who clearly aren’t in it for us.
“Nature, Mr. Allnut, is what we were put in this world to rise above.” A quote by the religious character, Rose Sayer, played by Katherine Hepburn in the movie “African Queen.” “It is easier for a camel to go through the eye of a needle than for a rich man to get into heaven.” I don’t know, maybe Jesus meant that to explain that a rich man who does not see, or care for the Earth around him, and profits off it relentlessly might actually be making a spiritual mistake. If when we are face to face with God (if that truly happens) and God asks us point blank “I gave you Eden. What did you do with it?” It would be interesting to hear the answers. What would yours be?
SAD says
This is what happened when your local government is a ( trumpist) SAD
Mark says
Define “trumpist”.
Would you please do that for us, beto?
Laurel says
Mark:
Trumpist: One who follows the Trump Cult.
palmcoaster says
Correct! and Sad.
Mark says
My wife and I have just bought a house in the northern B section, and are moving from Southern California. We’re coming because of what Palm Coast is NOW, and not for what it could be with unlimited growth.
Don’t change a thing to that beautiful city!
jOE sTOLFI says
New homes for RETIREE’S . Coming soon . Affordable . Attainable . Live your Best Life
Can’t afford a high priced home – LOOK HERE . small homes, 40 foot lots . And a GATED COMMUNITY
Pay NO attention to:
MORE people . MORE density . MORE traffic . MORE congestion . All that is HYPE
Mary says
750 homes. I am pretty sure there is not a builder who can hire enough people to even build 50 homes a year. So lets just say they can and build 75 homes in 1 year; which is ridiculous. 750 homes would take 10 years. 35 homes a year would take 20 years. And why cant we get these wetlands protected? I am sure its home to some protected animal
Jay tomm says
Good luck all to those that go that route to get to 95 instead of sitting in traffic from Bell Terre on 100.
And why would anyone want to live next to 95? that traffic roar will be deafening 24/7
Your adding at least 1000 cars on roads not designed for that, plus all the 1000’s of cars for the new BJ’s going up, plus the normal car traffic to FB, then the car traffic from people getting gas/food on their way up & down 95. Can you say smog?
And your killing tons of green lands trees & building next to a popular bike/walking/fishing trail area
People think this is a good idea?
Laurel says
Okay, there are many comments here about how their mayor and commissioners do not listen to them. You are so right!
I just got our water bill from Palm Coast (we are served outside the city limits) and got a brochure called “The Palm Coaster,” and in it, a “Message from the Mayor.” This message touts the “Westward Expansion” supposedly a wonderful “opportunity” for you citizens as it will be “…reaping the benefits of these new businesses carrying a fair share of the tax base.” Also in the same water bill is a letter from the Palm Coast Utility Department that explains that fees need to be increased because “…our operating costs are ever increasing, just as growing costs affect your family’s funds.”
So, which is it? Is Palm Coast government that stupid, or does Palm Coast government think you are that stupid?
Celia Pugliese says
Exactly city applies for millions and gets the grants from red FDOT for west of Rte 1 expansion but none for the over due by 15 years widening of Old Kings Road, no to the two traffic calming islands in Florida Park Drive after spending God knows how much in engineering design, No to the begged life saver sidewalk for Cimmaron, No to life savers residential streets speed humps. (already a teen killed in Blare Castle about 2 years ago over speed) but yes to a 150 ft tall 5G tower 160 to 300 feet from our homes dumping their value and again allowing a request for zone change to erect the nuisance and health hazard to our children 24-7 exposed under it. One more tragic intent to zone change that we Protect Palm Coast group have to fight with costly legal team. Spending our hard earned residents funds against the very one’s we elected to represent us. How do we all like that for sense of community?
Alexia says
First of all, the houses are so small, they will need storage space so they should build their own storage until on the acres they are proposing. Second, the houses are going to be on top of each other with very little privacy. Why not just build townhomes? At least you know what you are getting instead of these wanna be single family homes. Jeez, you could probably borrow sugar from your neighbor just through the windows.
STOP THE TINY LOTS! STOP THE BUILDING! We love the trees!
Laurel says
What the commissioners, of both the City of Palm Coast and Flagler County, are doing so very wrong is they changing zoning codes willy nilly, to support the developers. The lots, both out west and in the Hammock, are zoned for rural living, residential single family homes. Now, they are changing (disregarding) the zoning to promote a much higher density than originally planned (and no, I don’t want to hear about ITT again). They are allowing multiple homes within the same area that is zoned for one family home, and allowing vacation rentals where they should not be (and are not wanted). This increases the density to an irresponsible status with little consideration for water usage, sewer disposal, traffic, and evacuation for storms, which will come. This irresponsibility will effect neighbors with storm surges, wind intensity and flooding. They also have little consideration for the current residents, flora and fauna. Again, for the sake of the developers, not you or me, or the oaks for that matter.
Vote them out every chance you get, even if they are your party.
David S says
Aflin our mayor realtor is taking a big dump on the city of Palm Coast hold him accountable people.