After a nearly two-decade hiatus, the massive Cascades development planned for Seminole Woods is back, and is more than double its original size: up to 850 single-family homes and apartments on 375 acres in the form of a somewhat misshapen pan with an equally misshapen panhandle. If built out to that cap, the Cascades would be, along with Coquina Shores on Old Kings Road–a 750-home development just rezoned for the purpose–one of the largest developments in the city.
The Cascades had emerged two decades ago, when Flagler County government approved a planned unit development. It covered nearly 700 acres and allowed up to 416 single-family homes. That development never went ahead. The housing crash preceded the development. The Palm Coast City Council on Aug. 1 approved on first reading the voluntary annexation of 330 acres from Flagler County, to go with 44 acres already in Palm Coast and pave the way–so to speak–to the renewed development. The annexation ordinance’s second reading is scheduled for Aug. 15.
The proposal is paired with a significant comprehensive plan amendment that would change the future land use from low density residential under the county’s designation to higher-density residential use under the city’s designation. Comprehensive plan changes used to be elaborate processes requiring lengthy state and regional review. The more development-minded Job Bush and the legislature during his governorship changed the process to make it easier for local governments to alter their comprehensive plans. Those changes are now closer to formalities than challenges.
The comprehensive plan amendment is accompanied by a zoning change–from low density residential and conservation and planned unit development to single family residential, multi-family residential (apartments), and preservation: some 65 acres of wetlands would be preserved. It would be the second major rezoning that would convert at least some green land to residential development in Seminole Woods. The city in May approved the conversion of 42 acres of greenbelt-zoned land to allow a 180-home subdivision off of Seminole Woods Boulevard.
Currently, the acreage is bordered by the Grand Landings Master Planned Development of single-family homes to the north, single-family homes to the south, timberland to the east, and conservation land to the west.
The development would result in seven single-family homes per acre on 6,000 square foot lots with a minimum width of 50 feet. The smallest homes would be around 1,200 square feet. Apartment units would start at 650 square feet. But the property is not even platted yet: site plans and the like are still far ahead.
The Cascades development is the work of Douglas Property and Development, under the name of Byrndog PCP LLC, represented by Mike Chiumento, the Palm Coast land use attorney. It would encompass the 44 acres owned by JTL Grand Landings Development.
Carter Environmental Services, the firm retained by the developer to provide an environmental assessment of the acreage, concluded that site “appears to have been managed for silviculture for at least the past three decades,” with pines growing and harvested as recently as 2015. Much of the non-wetlands property has a canopy of planted slash pine with an understory and groundcover of bitter gallberry, saw palmetto, and bracken fern. A “semi-maintained dirt road spans the property from north to south on the eastern portion site,” the report found.
The report found that gopher tortoises–listed as threatened by the Florida Fish and Wildlife Conservation Commission–may be living on the property and will have to be relocated. A survey found two bald eagle nests within a 5-mile radius the property, the nearest approximately 2.3 miles east of the property boundary, but none actually within the property itself.
LTG Engineering and Planning provided the developer a traffic analysis of the projected impacts of the development. But the analysis is premised on the site having only 463 single-family homes. The analysis does not include the total, potential 850 residential units. The 463 homes would add 4,133 daily trips on local roads, including 300 at peak morning rush and 420 at peak evening rush.
The proposals–the comprehensive plan amendment and the rezoning–go before the Palm Coast Planning Board next week. The board will either recommend approval or not, but the binding decision will be in the hands of the city council, which tipped those hands on Aug. 1 when it approved the annexation: the rest may be downhill.
The pace and breadth of development in Palm Coast has been a recurring if ironic sore point for existing residents who, week after week, complain to the Palm Coast City Council of untrammeled growth, road congestion, disappearing canopies and deteriorating roads and other infrastructure, though at least a portion of those residents themselves fill homes that were once the subject of protest by a previous generation of residents.
The city is unquestionably in the midst of a boom: Palm Coast is the 18th-fastest growing city in the united States, its population just past the 100,000 threshold. Perhaps counterintuitively, however, Palm Coast is also underserved in housing, particularly affordable housing and apartments, as are numerous communities around the state and the country: the Florida Legislature last spring approved a $700 million package to alleviate the affordable housing crunch.
While the supply of homes in Flagler County has improved, it remains under four months’ worth, a relatively low level. The monthly average in listings is just over 800 homes. The median sale price of single family homes still above $370,000 as of the second quarter of 2023, according to the Flagler County Association of Realtors.
The city’s planning department is recommending approval of the various steps the developer is applying for. “Impacts to the Palm Coast economy are anticipated to be positive since the project will provide numerous construction jobs over the first few years and will provide additional tax revenues to the City,” the staff analysis states. “Additionally, the residential homes will increase demand for commercial services at US Highway 1 and Seminole Woods Boulevard.”
Laurel says
“The report found that gopher tortoises–listed as threatened by the Florida Fish and Wildlife Conservation Commission–may be living on the property and will have to be relocated.” Since gopher tortoises are *relocated* from all over Florida’s growth, just where are they all being *relocated*? Wildlife is not supposed to be relocated as it can bring disease from one area to another.
“A survey found two bald eagle nests within a 5-mile radius the property, the nearest approximately 2.3 miles east of the property boundary, but none actually within the property itself.” The survey doesn’t state where the eagle are supposed to hunt, does it?
Take the money and run, boys, it’s never going to be enough for you, is it? Your grandchildren will pay for it.
Gina says
Laurel: Excellent analysis, as if they care for the wildlife, they are all crooked and
greedy, their motto is if you don’t like it move and that goes for the wildlife too, is
there any way the public can witness when they remove this wildlife and relocate
them, who knows if they even do it, can’t trust them with their false reports and
of course they hire their own independent surveyers, we should all hold them to
the fire as they depend on no one challenging them or questioning, they are
experts in leaving out the details and just give surface information.
Christopher W MAULL says
Get ready for all the traffic. Going to be like St. Augustine soon. It will take 30 minutes just to go get food!
Carol Tibbs says
Most of that area is high and dry I bet there are a lot more Gopher Turtles and Eagles in those woods than they are saying. My concern is there going to be enough ground water to go around, my home borders Seminole Woods, many people here have ponds that are already going dry or staying at a lower level. We are worried about our water. Praying may not be out of the question as a last resort.
David Schaefer says
Stop this crap…..
Alexia says
Don’t do it! Seminole Woods is the nicest area because of all the open land. Please don’t take that away too! And it sounds like the houses are going to be on top of each other. Why? $$$$ Stop building! The roads are too crowded as it is. Leave some land for the wild animals! They have very little left!
James says
I’d say something (negative) about this, but what’s the point. We all know what we’re talking about and we’ve said it (over and over).
A sucker is born every minute. I guess they just found room for 850 more.
Welcome.
T says
This is extreme now palm coast is over population now it is hell here now why do you all want to destroy palm coast
Bill says
This is the cause of global warming. No more trees to produce oxygen, instead roof tops, asphalt , destruction of nature. I retired here 3 years ago and never seen anything like the destruction of a county in my life. Time the sellout, move to greener pastures.
Richard Smith says
They will ok it. Developers have a green light to build anything in this town. Maybe ad another storage buildings as will.
Mike M says
Alvin and his crew approve everything and anything pertaining to any developer’s wishes!
The Sour Kraut says
Remember this when it is time to vote.
Amy says
Where are all the green environmentalist tree hugging people at when you need them? Oh that’s right they are just standing in line taking a pay out too! There is no conservatory green areas let in flagler co, if a developer says it mine, done deal!
Maris TALLEY says
Understand that not only are you destroying the areas wildlife and forests, you can multiply ✖️2, for each dwelling automobiles. Is there no one qualified to run for public office (s) to stop this madness? These people are on developmental crack. Someone, smarter than me, needs to form a citizens voting bloc to fight this.
palmcoaster says
Where are the impact fees to build more needed roads and widen the ones we have like Old Kings Road South….No rezoning! NO approval!
Carol Tibbs says
Don’t forget more schools, more police to control the crowds of people we will have. Plus, if you cut most of the trees down it will be hotter, dryer. This doesn’t just affect PC it affects the rest of the county.
James says
I want to know the background, communications and relationships of those responsible for zoning and selling land and approving these housing and building projects in palm coast. I want these things to become public knowledge before I’ll vote anyone of these folks back into office. And if they are appointed I want to know by whom. This is getting out of hand and it stinks!
James says
Correction: “these decisions are being made by the City of Palm Coast City Council and zoning department.”
These groups need to be investigated.
Jane says
This is so very sad!
Deborah Coffey says
Too much building expansion, way too fast, with absolutely no matching infrastructure. Yeah, I’m beginning to think a forensic audit is necessary. Let’s follow the money.
Confused says
What’s going on here ? I’ve been reading this web site for at least 3 years and I always read ” VOTE THEM OUT” !! BUT, yet THEY are still on the board of County Commissioners. I can’t figure out how THEY keep getting voted in if everyone wants them out. Is it only democrats that read this page or is it everyone, republicans and independents ? How many read this page ? Do you all vote ? I’m sure you do, but you can’t tell me that one group or the other wants the land tore up. As in, I keep reading it’s the Republicans in control and they want to line their pockets ! Really, really, really ! I have friends on both sides of the fence and I know not one of them want to see more growth and animals losing what little they have left to forage from, raise their babies, and even sleep in peace ! What I’m trying to figure out is, why they’re still in office if people are wanting them out ? I vote and try to get rid of those that are wanting to do nothing but make a salary and play follow the leader. Am I the only one who votes ? Or, is it just a few on here who vote ? I’m just so confused ! There are MANY of us,so why are they still in office ? !!! We never get a mayor who isn’t in the pocket of someone else, the County Commissioners seem clueless and only do the bidding to whoever is running the show ! You have to be blind to see the traffic lined up, no street lights, sidewalks or even small parks that should be in our neighborhoods, close by, where our children don’t have to be driven to a splash pad that doesn’t work , a skate park or a playground . All around us we have big open , empty dirt fields, while tearing out every tree in the way ! Green space is what keeps us cool. And I find it hard to believe most of us want this, and keep these people in office. We, the people of Palm Coast, Bunnell and the surrounding areas, don’t benefit from new homes, storage units and gas stations being built !! So why are we letting it happen ? The other thing that upsets me in addition to just relocating the turtles or any animal, is while their homes are being destroyed, the loud noise coming from the heavy machinery, the garbage left laying around from the workers lunch, peeing in the woods instead of using the port a pot’s, what do you think is happening to these poor creatures while they’re still on the property.
My point is we really need to vote, ALL of us, we’re letting this happen by complaining and doing nothing as far as my eyes can see. This is about squishing buildings on every available empty or tree filled space they can, to make a builder money. And ALL of us, regardless, need to put a stop to this madness !!! I can’t personally wrap my brain around this. I don’t believe any of us regardless of party affiliation want this ! We just need to vote the right people into office, new blood !!
BLINDSPOTTING says
Confused: So was I confused until I realized that they are one big tumbleweed
between the city and county and it all stems from Tallahasee , Renner, Hudson
Waltz contributing with dark money to their campaigns. In the last campaign there
has been some upsets, we need more upsets like that and then again these new people
who make it in need the votes by their peers on the council to make changes, and don’t
get te votes, so then we have to get the other ones out when their time is up and make sure
we don’t vote on the SOS which is WHY we CANNOT ELECT previous city council officials
to county seats, it only makes sense, use your heads! STOP ELECTING THE SAME
PEOPLE FOR DIFFERENT ROLES IN OUR GOVERNMENT!
Pogo says
@Confused
Yes, you are.
You can not have your cake — and eat it too. Period.
floriduh, is indeed, for 25 years now, a Republican Party monopoly. You remember the game? It ends when everyone except the winner is broke and beaten. Great game — huh?
Thanks for playing, hope that next life works out better.
James says
Didn’t they appoint some dude last year to a key office who had a long track record of being, shall I say, “pro-development?”
His name escapes me, but quite a few folks here were taken aback at his appointment… perhaps one of them recalls to who I’m referring.
My point being, it doesn’t matter. The message is clear, “your vote doesn’t matter here… and if you don’t like it move.” “We’re going to do whatever we want.” With regards to development, and every other issue it seems.
Well, that day might indeed come to pass.
James says
Ah yes, Delorenzo was his name.
David Schaefer says
To Confused, Thank you, Thank you and a big Thank you . You are 100% correct.
cgm says
40 + years ago when I went with my mom to here a palm coast sales pitch in NJ what lies we were told.
a RETIREMENT COMMUNITY, bring your boats put them in your driveways, bring your golf clubs, campers, low taxes no over crowding, no schools, no traffic……. she bought a condo in 1980- she’s spinning in her grave now.
Someone please save PC, why a they turning it into NJ.
Floridian says
I disagree, if we do nothing we allow the greedy ” representatives ” to continue to destroy our city. They have to be held to account, let’s look at what they do, not what they say…We then vote them out. Traffic is crazy, water and sewer continues to increase.
Big lou says
I don’t think it is a Republican or Democrat thing. But for sure as a Republican I will be voting the ones that are in there out! This is totally unacceptable alto destroy the environment and the county the way they are going. I have alot of republican feel same way. Hopefully they will be voted out and stop the madness destruction!
Laurel says
More and more buildings, more and more runoff to the Intracoastal Waterway. Our lovely green Matanzas River turns brown, not only because of tannin, but also pollution. Right now it is the color of dirty espresso. Nasty! Too many boats and now the fish are disappearing. We used to see plenty of trout at night. Not now.
Greed kills paradise.
KT says
Tired of the excessive heat and excessive heat warnings? Wait until this whole place is concrete! Notice how streets are becoming more water laden after heavy rain or storms than it used to? Wait until they tear down every tree. Does anybody care any more?? This is devastating. I’m horrified and heartbroken. I know I’m not the only one. At each sham of a public meeting, the “officials” get a largely resounding “NO” to new and continued development, yet here we are….
What is going on here?
Geri Kail says
We can’t stop growth – someone owns that land and has the right to use it, unless we tax ourselves to fund its public purchase. But we should demand that growth be permitted with more care. Big trees are critical in our fight against the warming of the earth. Flagler County allows developers to skin the land of all trees and shrubs – see the abominable clearing on SR 100 this month. Housing developments and even parking lots are better when big trees remain, but our county government seems to care nothing for them. Too much trouble. “Green space” in the form of grass and new saplings is not adequate – too thirsty and no substitute for old trees. We can’t do much locally to combat climate disaster, but we could change our destructive development practices, and it would not be insignificant.
Laurel says
Geri Kail: I agree with the following exceptions: The county keeps allowing zoning changes. They allow more density than previously planned. They allow more tree destruction. They allow more redundant storage buildings. They allow more impervious areas without consideration of the effects. They change the previously planned guidelines to appease the developers. They do not encourage sustainable, climate friendly, community friendly planning. There is no consideration to quality of life, though that is supposed to be one of its goals. It’s heading to be like South Florida, where it is constant city after city, with no greenery to separate the municipalities. Just one, huge strip mall and that is highly irresponsible of the county and the developers. No lessons learned, or cared about. What’s sad about Flagler County is there is no concern, or education, about pollution, wildlife protection or responsible planning. It’s flat out take the money and run. Period.
KT says
You are absolutely correct. If only anyone would just listen and have some sense.
Geri Kail says
Your statements don’t seem to be exceptions to mine – they add to them. As a Florida native, I do tire of recent arrivals complaining when growth continues, as if the door was supposed to close after they arrived. But you are completely right about how objectionable it is to make zoning changes increasing density, to allow more storage businesses which have little to no economic benefit, and to disregard old growth. Thanks for your reply.
GM says
Most of these comments are wrongly directed at the County Commission. Please read the article carefully as the whole project, zoning changes, etc. are being done by the City of Palm Coast City Council. That is a different governing body from the county commission.
Gina Weiss says
GM: I believe that the comments are directed at both the county and the city, I have been at
county meetings where they have to approve and finalize the agendas of these developments
with Chuimento and Mendel speaking on behalf of the developments. Thre also need to work
hand in hand even though they are 2 different governing bodies we are one City and one county.
They need to get on board with each other instead of making poor decisions with
irresponsible growth and ignoring the concerns of their citizens. They are 2 governing bodies
in the same county there needs to be cohesive decisions made.
Just Say No! says
When will the madness stop. We need a moratorium on building. What are the city council members getting out of this? Are they being bribed? The destruction of the land is incomprehensible. We’re talking hundreds and hundreds of undeveloped land that will be destroyed. Not too mention the wildlife that will be greatly affected.
I have to agree with Bill. He commented that the reason we have global warming, climate change, or whatever you want to call it, is because we’re destroying paradise to put up a parking lot. Or in this case, over development, which will cause infrastructure headaches in the near future.