The Palm Coast Planning Board Wednesday evening recommended approval of the development of 275 upscale town-home apartments in a gated community on 40 acres at the southeast corner of Citation Boulevard and Belle Terre Boulevard, just west of a city water plant.
The unanimous vote also recommended rezoning the acreage from commercial to master planned development. The development would be the latest in a series of conversions of land previously slated for commercial uses, to mostly residential uses, despite city council members’ repeated if not necessarily consequential insistance that residential development is lopsided in the city: Palm Coast is also in dire need of more affordable housing options, and options less indentured to single-family doctrine.
How affordable Belle Terre Estates will be, however, is open to question: no price points were provided the planning board, and one of the developer’s representatives described the project as “an upscale community without being unaffordable,” which may have broken new ground in real estate doublespeak.
The development will consist of some 40 two-story buildings, each about 50 to 60 feet long and 50 feet high, most with six or seven units, each 19 feet wide and 90 feet deep and a shade under the 1,500 square foot threshold, above which the developer would be required to provide two-car garages instead of one. Some units at the extremities of buildings will be over 1,600 square feet. Each unit will have three or four parking spaces.
A planning board member was concerned that, if a resident were to have 10 guests over or dinner, there would be a lack of parking spaces. City planners did not contradict her. “I understand your concern, but this is how our code is applying it,” Ray Tyner, the city’s planning director, said. “I think the clubhouse probably would remediate some of that concern.” But the board could (and did) recommend additional parking.
The new designation preserves 1.75 acres for future commercial development. The grounds will be maintained by a property association, though residents will not have much of a yard.
To avoid a monotonous look, the town homes will be designed to look unique even as they have cohesive architectural elements.
“Lots will focus less on yard space to maintain and more on practicality of accommodating one or two-story housing plans that prioritize natural light over large car garages and multiple stories typical of townhome designs,” the agreement reads. “While not planned to be an
age-restricted community, this townhome development serves to the needs of the aging population by offering more livable space on the first story including an optional first floor bedroom and less yard to maintain.”
Bill Hoover, a senior planner with the city, said the acreage, split into four irregularly-shaped parcels, was platted for commercial use in 2006 but “sat vacant for 15 years due to an apparent lack of demand for the commercial at this corner.”
The acreage was acquired for $1 million in December 2021 by Belle Terre Holdings, managed by Mark Goldschmidt, with the intention of developing a “walkable” mixed use community of town homes. (A search of the Division of Corporations’ records online did not turn up a record for Belle Terre Holdings or Mark Goldschmidt in association with Belle Terre Holdings.)
“These neighborhood scale village centers should have commercial office, multifamily and single-family uses,” Hoover said, “and townhomes are considered multifamily. So it would be a valid component of this neighborhood center.”
The project is one of likely many to come that are being spurred by the ongoing east-west extension of Citation Boulevard to Seminole Woods Boulevard. The 40 acres are surrounded mostly by residential zoning, with some conservation and greenbelt zoning as well, though in recent years those designations have lost some of their ironclad meaning: the City Council only last May rezoned 42 acres of greenbelt to residential not far off in Seminole Woods to make room for 180 homes.
To the north of Belle Terre Estates, Flagler Village is under construction, with 227 single-family homes on 50-foot-wide lots. Grand Landings to the west of the project is also a development of single-family homes on 50-foot lots.
Belle Terre Estates will have a 1.2-acre dog park next to the commercial tract, fronting Citation Boulevard. The dog park will be open to any member of the public, not just residents of the new development, but it’ll adjoin a private park. There’ll also be an amenity center.
Christina Evans, a senior planner with St. Augustine-based Matthews DCCM, the engineering and development firm, said the community is “meant to be low maintenance and appeal to retirees who want to downsize and who can’t or don’t want to maintain a yard and a pool.” But it would “also appeal to young professionals and couples who don’t need a lot of space yet.” She described Belle Terre Estates as “an upscale community without being unaffordable.”
But no prices were offered. Sandra Shank, a planning board member who’s often focused on affordability, was curious about the way Evans defined the development as both upscale and affordable. Evans’s answer: “It’s not luxury, but retirees could afford it, and newer families.”
No market analysis was done for the project, which raised a concern for Sandra Shank, a planning board member. “Because we have multiple townhome projects developments going into Palm Coast,” she said, “because you mentioned that the target is retirees, residents with disabilities. All of the units are two story units. Is there any consideration to any single-story that will accommodate retirees and persons with disabilities.” There would not be, Evans said, but the units offer options of first-floor bedrooms.
The developer’s attorney told the planning board that the developer has not previously built projects in Flagler County, but has done so in Volusia, St. Lucie and Seminole.
The project will have to go before the Palm Coast City Council for a rezoning hearing, as well as for a review of the final plat. It will not go before the planning board again.
coyote says
No price points, huh? Does the phrase ‘pig in a poke’ ring a bell? Buy now, and we’ll tell you how much it will cost later?
“The new designation preserves 1.75 acres for future commercial development. The grounds will be maintained by a property association, though residents will not have much of a yard.”
Is ‘property association’ the new euphemism for Home Owners Association? Are there going to be monthly fees? Will there be a mini-dictatorship controlling the residents?
“The developer’s attorney told the planning board that the developer has not previously built projects in Flagler County, but has done so in Volusia, St. Lucie and Seminole.”
Has ANYONE on the planning board examined these previous projects in the other counties, maybe talked with the authorities in those counties, just to see how it worked out? Are they previous built projects still viable, or have they degenerated into problems?
Smart, over-taxed, and tired of the BS residents (and maybe even a planner or two) want to know.
“(A search of the Division of Corporations’ records online did not turn up a record for Belle Terre Holdings or Mark Goldschmidt in association with Belle Terre Holdings.)”
Dealing with non-existent or non-verified companies? No way that THAT could go wrong, is there? Is ANYONE responsible for what they used to call “Due Diligence” (recently renamed to “Not MY Job”)?
Dennis C Rathsam says
Stuff Em in Alvin strikes again!!! When the hell are U residents who live here in P/C are gonna grow some balls & and put a stop to this madness? Impeach this destroyer of our town! He doesnt give a rats ass about this city, and the we the taxpayer! Since he was ellected this city has gone into a downwared spiral of tomfoolery! How on earth can U support this madman? He is destroying your homes, your schools, your way of life. We cant afford to have him here any longer. All we see is TAX & SPEND! God Bless P/C … Run by the ship of fools!
Barbara Royere says
There is way to much over building in Palm Coast, Flagler County. All our so called leaders need to stop thinking about money and taxes. Think about the community. Our trees, animals losing there homes. No shade trees, traffic is so bad now. Our leaders have gone crazy. Need to vote them all out.
I hate what they are doing have done with our city and county. A pedestrian bridge, what a joke.
A new Wawa, right across for RaceTrac.A1A is a nightmare all the new homes. What are they going to do when we have to evacuate.
I say all board members, mayors need to step down or stop building
Guess they don’t care, what about there grandchildren, what a mess we are making of this world
Lawnman says
This development means over 500 new homes being built on Belle Terre and Citation. That will add more traffic on a 2 laned section of Belle Terre. Are there plans to widen the road from RS 100 to US 1? if so when 5 to 10 years from now? What about infrastructure with our water pressure lately is the city having trouble keeping up with the growth? Are there plans to expand the existing water plants or build another one? Does the City collect enough money from impact fees to pay for these future projects or do they just plan on raising taxes and have us pay for their bad decisions?
TR says
I hope all these developments that the idiot city council members are approving get started and then the housing market tanks and they loose their areses. Then I hope the city council gets sued for whatever the developer can sue them for. I wish someone would hit the council members in the head (figure of speech) and they realize that the roads and the rest of the infrastructure needs to be worked on to accommodate all the added vehicles that will be here when the people start moving here, more then they are doing now. A few more years for me and I’m out of this place. It no longer is a place of joy for me. It’s so frustrating just to drive in this city. Especially with people that drive 10 to 15 miles below the speed limit during the most busiest travel time of day. I see it every single day. There should be a lane just for people that want to drive a lot slower then the posted speed limit and if they don’t have a care in the world. Thank you Stupid smirking Alfin and the council for ruining Palm Coast.
I told you so ! says
Wait until the inevitable real estate CRASH which has been widely predicted by economists. What will happen to the thousands of homes, townhouses and apartment complexes being planned, approved and built in Palm Coast that can’t sell or the massive amounts of foreclosures that are sure to follow ?
I already see this DISASTER coming, amazing none of our city’s politicians do.
The Gay Floridian says
Yep, Stuff ’em in will continue to destroy the quality of life in Palm Coast for as long as he can. He’s doing it as fast as possible. It was no secret when heS ran for Mayor what would happen. Yet here he is. If you voted for him raise your hand. Now, slap the sh#t out of yourself!
Palm Coast Citizen says
There’s no way to limit price points, but demand always increases them. In the long term, diverse housing options such as townhomes and smaller space homes eventually provide more affordability as a community matures. It’s a good thing, with or without price points (right now). It’s sort of the YIMBY (Yes in my back yard) mantra, but it’s fairly true, so long as we do not displace current residents (because the people living here now matter).
When the builders must add parking spaces, limit units per acre, and when land costs are high and when interest rates are high–you’re not going to see something we actually need righ now in terms of price.
Atwp says
Get mad all you want to. Y’all keep electing Republican. Good job.
TR says
…and you think if they were Democrats it would be better? Really look at the deterioration of this country and you will see what would happen.
Tony says
I guess staly will be looking for another 20 deputies.
jeffery c. seib says
This development is an example of the ‘pack em in’ mentality of the city of Palm Coast Planning and Development Department’s thinking about essentially our future, the future city of Palm Coast. A tiny dog park and an equally tiny public park are the great benefits the city staff says this development will provide us all. It looks like a disaster to me. The sad fact is we the people of this city, current residents are paying to have big buck salaried planning staff work with these developers for months at taxpayer expense and this is what they come up with. The staff review says this place meets all the requirements of the ‘Land Development Code’, so they recommend the Planning Board approve this project, and the Planning Board votes to approve. They have never voted against whatever the city staff tells them to do. There are extensive wetlands, Greenbelts, and conservation areas nearby this place. They are next on the chopping block. We pay these guys, what are we doing?
ellen says
STOP THE DAMN BUILDING ALREADY, OUR ROADS AND SCHOOLS CAN’T HANDLE IT ANYMORE. HOW MANY OF OUR (SO CALLED FLAGLER POLITICIONS) HAVE A HAND IN REAL ESTATE, SO ALL THIS BUILDING IS LINING THEIR POCKETS. EMERGENCY ROOM VISIT 4 – 6 WAIT, DR APPT’S 2-3 MONTH WAIT. CRIME BY THE CRAP THAT’S MOVING HERE, STOP ALREADY !!!