The Palm Coast City Council today approved on a pair of 4-1 votes land use changes that clear the way for up to 850 housing units on 375 acres on the west side of Seminole Woods Boulevard, three miles south of State Road 100.
The proposal, for a project called Cascades, drew sharp opposition from City Council member Theresa Pontieri and an equally sharp defense from the developer, Jeff Douglas of Douglas Properties. The exchange drew in the mayor and other council members and reflects a recurring debate in Palm Coast over the speed, density and purpose of development.
Pro-development voices point to the “nearly $400,000 median price”–in Mayor David Alfin’s words–of a single family house in Palm Coast (the median was $379,000 in July), prohibitively high rent and low housing supplies, or as Council member Ed Danko put it: “This is America. This is what we do. We grow. We build. We make jobs.”
Pontieri voiced opposition not so much to development, but to what she sees as too many rapid approvals of developments in general and too much density ahead, specifically with the Cascades proposal. “We are going from 416 dwelling units to 850 possibly, and those are the faces right there that these decisions affect. I’m not okay with this,” Pontieri said, referring to residents in the audience.
The city’s planning board recommended approval in early August. (See: “Cascades Development, Revived from 2005, Calls for Up to 850 Homes on 375 Acres in Seminole Woods.”)
The proposal was vested for 416 single-family homes when county government initially approved it as the Cascades at Grand Landings in 2005, on nearly 700 acres, with 354 of those acres were transferred to the county as wetlands and sensitive lands. None of the houses were built. The land was recently annexed into Palm Coast. Today’s amendment to the future land use map would enable development of up to 850 units. The ordinance passed on first reading today.
“We are earning a reputation in the city of Palm Coast of if you don’t have it in the county just annex into the city, and the developers will be able to double their density,” Pontieri said. “You can’t blame the developers. That’s their job. It is our job to protect quality of life for the citizens of Palm Coast and we are not doing it.” She wanted the density kept at the original 416 units. Pontieri said she was speaking for residents.
“I didn’t hear the residents say that,” Alfin told her, though he has repeatedly made the point that he and his fellow council embers represent residents and speak for them.
“I just need to clear the air of some false messaging that’s out there,” Douglas told the council, clearly addressing Pontieri. “We’re not doubling the size of the of the project. It was originally approved for 416 units. I think we gave 200 acres to environmental where uplands could have been built on, originally. That was in 2005.” He said his company gave the city well sites for future water.
As or concerns, voiced by some residents in the audience, that the units will include apartment buildings, he said: “We don’t know what we’re going to build there yet. I thought we did. I feel like I just walked into something that’s utterly unfair because we’ve given 150 feet [in setbacks], we’ve gone to hysteria and false messaging and fear tactics. That’s kind of sad to the people that have done everything we can to address this.” He added: “Shame on the family, shame on the working family, shame on the working person that’s getting here. We have zero occupied vacancy and the apartment community. Zero. It’s $2,000 a unit I pay, it’s actually $2,100 a unit.”
Pontieri challenged Douglas further on the different ways they were interpreting the increase in total dwelling units. “It was 415 units,” Douglas said. “It didn’t include the hook piece. It was never part of it.” The “hook piece” is a geographical feature adding acreage to the overall site, and with it, the potential increase in housing units. “Please stop saying that we doubled the size of it. It’s simply factually not true,” he said.
Anyone reading the city’s analysis of the land use change as it appears in the documentation framing the ordinance, however, would fairly see it as a doubling, since citty planners themselves say the net change is of 434 additional units:
“My issue is not with you or your company or what you all are doing,” Pontieri said. “My issue is the fact that we have 14,000 dwelling units in the pipeline right now just this year that we’ve approved, and this is adding to it.” Alfin called “throwing out” the reference to 14,000 units “irresponsible” without context–a context Pontieri said she will provide at the next meeting.
Council member Cathy Heighter also raised some concerns that initially suggested she might vote against the proposal. “I have no problem at all with builders and developers in the city of Palm Coast. But I think that we have to be mindful of our residents and our city and what we’re doing to their quality of living,” she had said in reference to an annexation item immediately preceding the Cascades discussion. When it came to that, she said her main concern was “what happens when we stack in another 850 units in this development that’s there because it is going to have a large impact on the residents of that particular area.”
Alfin appealed to her interest in affordable housing (Heighter represents the city on the county’s Affordable Housing Committee). “My main concern is not about affordable housing in this case,” Heighter said. “My main concern is about what it’s going to do to the existing residents that are living there.” Still, she voted with the majority.
The land will be vested for 850 units. But today’s rezoning was an early step in the process, with specific development plans still far ahead.
Alfin said he wasn’t clear what Pontieri’s “ask” would be (“I’ve heard some rather philosophical and quite frankly, some uncomfortable conversation here,” he said), and directed the city manager to work with residents and the developer on any concerns. Pontieri specified: “Why not just stick with the 416 dwelling units that are allowed on this property now, why do we have to annex in property and then double the capacity?” she said. “Why do we have to do that? We don’t. We up here can say no. The people that have invested in this community, we’re pushing them out. We’re pushing them out so that we can allow more people who are new and maybe want to live in an apartment that’s on the fourth story, so that they can come in. That is not okay.”
Pontieri did not present evidence backing up an exodus of residents long established here, ceding the way to new arrivals. Rather, figures do point to a significant population increase driven by older residents looking for smaller homes, a trend mirrored across the country: The intensifying development of the last several years has paralleled a large influx of new residents into Palm Coast, making it the 18th-fastest growing city in the country between 2020 and 2022, according to the Census Bureau.
House sales and construction permitting are among the most solid indicators of development trends ahead. Permitting of single family homes and duplexes in Palm Coast remains robust but has been on a downward trend in the past year, with 1,450 permits issued–an average of 121 a month–compared to 2,216 permits issued in the previous 12 months, an average of 185 permits a month. Over the past 12 months, 2,846 single-family home sales have closed, an average of 237 a month (with about a third of those sales in cash.)
The average sale price–as opposed to the median price–is approaching half a million dollars, but is skewed by pricier homes at the top of the scale. While the median time from a home getting listed to a closed sale had fallen to just below 60 days for most months in 2021 and part of 2022, that measure has averaged closer to 100 days in the last year, according to the Flagler County Association of Realtors’ latest report.
Mike Martucci says
This mayor has to go! You don’t have to be a rocket scientist to see how he’s destroying the area by being in bed with these developers!
Me says
Sounds like Pontieri is the only logical one on the committee. Alfin doesn’t care about the traffic problem in PC all he cares about is building, building and building, since he s a realtor.
When is his term up because it sure isn’t soon enough.
bill says
mayor doesn’t care he’s a realtor, him and his wife, commercial and residential. He’s got 5 acres a leasehold Kings Road. He’s not going to be affected with all this congestion of homes 8 feet between each home.
BLINDSPOTTING says
More gaslighting by the city planners and developers along with the mayor
and city council people with the exception of Pontieri and Heighter ,who help
facilitate their irresponsible growth. Take “THE HOOK” out of the plan, this is
where the gaslighting comes in with giving them possibilities of doubling their
plans and increasing the housing. And then of course we have Danko’s big
mouth once again, “This is what we do”, “This is America”, “We grow”, “We
build”, “We make jobs” leaving out the most important words, IT HAS TO
BE DONE THE RIGHT WAY! which considers other citizens quality of lives,
“We make jobs”, for whom the developers and their contracted workers, how
many jobs are you making for the residents of PC? It’s irresponsible growth
you pack in people without the proper infrastructure. And where is Kuflas
mouth now as he votes on it as he has agendas like this in the past, he only
cares about his Grand Reserve community in his little neck of the woods.
He doesn’t care about the PC people. DO NOT VOTE FOR KUFLAS AND
DANKO FOR COMMISSIONER SEATS as you can vividly see where their
heads are at. And please Mr. Mayor you do not speak for all the residents of
PC, nor do you and your fellow council embers represent us, we do not want
irresponsible growth that will impact once again our quality of life. What
you are really hoping is that the older residents will get fed up and move
so that you can stack in the newer ones at higher prices. The rest of you
couldn’t care less for the existing residents, taxpayers of Palm Coast.
Laurel says
Brace yourselves Flagler Beach, Palm Coast and the Hammock. Remember who these people are when it’s time to vote, and enlighten your new neighbors too.
The Sour Kraut says
Alfin and Danko have to go! Remember this and vote!!!
Polly Sci says
Pontieri is saying what many think. I totally agree with her assessment. I truly believe being a realtor or developer should disqualify any individual from any elected office which may affect building or development decisions. That would certainly include the City Council and the Planning Board. It seems clearly a conflict of interest.
David K Lee says
What’s for lunch
Polly Sci says
I support Pnntieri s position. Palm Coast is being overdeveloped too much and too quickly. I think any realtor should not be allowed to rung for any elected office that may affect building or development. That includes the City Council, the Planning Board and perhaps others. It seems clearly a conflict of issue.
Bill C says
Let’s not mince words. Alfin thinks all growth is good growth, a concept dating back to the 1970’s . Cancer is also an uncontrolled growth. He is a malignant mayor. The treatment is removal.
Eric says
This mayor has got to be removed! How can a realtor be in charge of houses/ properties being bought in sold in his own town!
Amy says
Need emergency session and have the mayor removed!
BLINDSPOTTING says
Alfin had a very weak opponent running against him which is why he won, this
time around DON’T VOTE FOR ALFIN, VOTE FOR MIKE NORRIS who is
running against him, look him up , he’s a great person, down to earth and someone
who truly cares about all this over development.
Jack Sprat says
Where are all these new residents of palm coast going to work? They all can’t be retirees, can they? I haven’t heard one word about these council members soliciting new businesses to palm coast.
Richard Smith says
Another 1700 cars on our roads. Great..
TR says
I’ve said this before but I’ll repeat myself to remind everyone. As a realtor (which alfin is) should know that the housing market is usually on a 10 year cycle up and down. Well with the economy as it is and the direction it’s heading I hope that the housing cycle holds true and sometime next year it will fall and all these developers that Alfin and the council approved their developments and loose their butts. Not to mention during an election year the housing market always slows down until after the election to see who will be in the WH. Alfin has one more year until he has to run for re election (which he said he would do) so hopefully people will start now passing the word around that he has to go because of how he and the council have ruined PC more so that the previous council.
CH says
I agree with Pontieri. She is representing the view of many residents but she is only one vote. It’s really too bad that this city can be run into the ground by three of five members of city council. I would vote to make all city council decisions unanimous in order to pass. Would others share that opinion? Let’s get this structure changed, and remember to vote in a new mayor that doesn’t have conflicts of interest like Aflin.
Hammock Bear says
No mention of the impact on infrastructure. The new hospital opened and only used some of the space as there were not enough people to work. Likely they could not afford the high rentals in Palm Coast. No mention of the strain on the two hospitals with the allowed growth. That would include our police and fire departments. The Mayor has conflict of interest and should have the decency to resign now.
Jan says
And, if they allow short-term rentals to operate in these communities, multiply the number of vehicles by 4 – 6!
JimboXYZ says
Sounds like they’re after the the old Matanzas Woods golf course fairways. Look like we’re stuck with Alfin until the next election. When it was obvious he wasn’t the slam dunk t replace Paul Renner (term limits) for the State House position, He decided to remain as Mayor ? How noble of him, how fortunate for Palm Coast is that ?
Greg says
Every day is another day in the destruction of the quality of “I’ve on Palm Coast. Just build and collect more taxes, and counsel is happy. Alfin must be voted out. We are now on North Carolina looking at buying a house.
PDiddy says
Agree 100%
Concerned Citizen says
Alfin needs to spend time in St Pete and Tampa to see what overdevelopment has done there. The schools went to crap and a half an hour commute went to an hour and a half most days. There isn’t a need for more homes in PC when streets like mine are currently full of vacant homes because the owners jacked up all the rents and everyone has moved out. Rents of $2100 or more per month are unaffordable for many families in this area when it’s all tourism jobs. Personally, We lucked out that we work remote from home, otherwise we wouldn’t be able to afford our mortgage with what types of jobs are in this area. This is a nice little town that will quickly turn into a congested Orlando or Tampa suburb if the building isn’t curbed; I can assure you since we moved away from it!! Plus, the abundance of woods and nature here is AMAZING, some of these streets are getting ugly with all of the lots being built up. Does the mayor not drive around to see how the development is changing the look (and vacancy) of some of these neighborhoods??
feddy says
Well another dollar tree or dollar general, a fast-food restaurant and of course a gas station on 100 will pop up soon so that should open some jobs. (Sarcasm). Alot of people just live in palm coast but work in St Johns, Duval or Volusia counties or even further. Publix is probably the biggest employer in palm coast/Flager county an and their pay is not enough.
Smart guy says
There are two key words that are missing in all this dialogue. Those words are need and balance. Housing growth needs to be balanced based on the need that business growth will demand. You can’t always rely on the “build it and they will come” concept. I have seen very little business growth planned in the city/county. Yet, we have staffing assignments for economic development within both county and city governments. It is blatantly obvious that these two staffs are failing to produce and should be replaced! We need to focus on industrial jobs, not fast-food restaurants. As it stands now, I see that there will be an issue of too many housing units available for a workforce that does not exist. There needs to be a balance between available housing and workforce needs. Instead, the developers are full speed ahead, making their money while they can.
Come on government leaders, get your heads out of your ass! Danko and Alfin haven’t seen the ball since kick-off!
Been There says
He’s a real estate broker! You don’t need to be a rocket scientist to see that there is a conflict of interest; the interest working in favor of his pocket. Why isn’t he recusing himself?
Mary Jane says
He lives in Flagler Beach he could careless about what is wrong with PC all he cares about is making money selling real estate anyway he can. The real reason he wanted to get elected. He will be a one term Mayor thank God. He is the worst PC has ever had.
Me says
Totally agree and the City Officials need to start listening to the voters and the people that pay their salaries.
George says
Where are all the green environmentalist protection groups they are supposed to protect our woodlands. Crickets, crickets. Oh that’s right. They are the first ones in line. Taking the hand out$$$!
James says
Odd. Could it be that Pontieri isn’t in some developers pocket?!?
No matter… I will just add that I have this strange feeling for some reason that she’s headed down the same road that Ed Branquinho ended up going down
(perhaps for differing reasons, but the end will ultimately be the same in my opinion).
Conclusion… what a swamp it truly must be behind the scenes.
Just an observation.
CH says
The PC mayor MUST own and live in PC! That should be a requirement to even get on the ballot. Aflin must think that we are idiots, and if we vote him in another term, then we are fools.
CH says
And at the recent meeting, Aflin said that he hasn’t heard any concerns from residents! Yeah, he lives in Flagler Beach and only comes to PC for meetings and groundbreakings of new developments.
People need to speak up, please.
BLINDSPOTTING says
James: So far Pomtieri is the only one on that council besides Heighter who does
speak up for the citizens and the only one who has guts to speak her mind in
favor for her constituents, Danko, Kuflas and Alfin always voted for
irresponsible development , they need to be voted out and to never be
voted in on any other seats, they should move elsewhere and take their
shennanigans with them, Pontieri will be around for a long time, she is what
the people want, you may not agree with her all of the time but most of the
time she is right on.
James says
To be quite honest with you, I’m not sure what to make of her right now.
One week she proposes to annex an entire beachfront, and then the next makes some odd comments against expansion through annexation.
I’d like to agree with her… believe me. But in light of the fact that the development was still approved 4-1 does it really matter?
Haven’t we seen this movie before? Do I need to wait around for the next scene with Pontieri storming out in a huff? Or can I just walk out of the theater now?
Just an opinion.
BLINDSPOTTING says
James: I understand where you are coming from, keep in mind she is an attorney
I don’t understand why Heighter voted for it after speaking not so for it keep
in mind that she doesn’t have the votes, perhaps the other 3 will read the comments
here knowing that elections and reelections are in their near future, they hate when
their power is challenged, all they care about is votes and I don’t know why on
earth anyone would vote for Danko, Alfin and Kulfas you would have to be
braindead!
James says
Hey, all I’ll add is that I know there’s a writer’s strike going on, but this is pathetic.
I mean, I think this movie was only out last year and they’re already remaking it. ;-)
polly sci says
At the last election for Mayor of PC I researched each of the candidates. I eliminated from my choices any of those running who were in any way affiliated with the Real Estate profession because I felt it was a conflict of interest. I am sorry that the reasons for my decision, in my opinion, have come to fruition in that we are now feeling the effects of over development, and building permits being approved like candy at Halloween.
jeffery c. seib says
Usually, I am not in agreement with council person Pontieri on many of the city issues. But I am very surprised and glad that we are on the same page now. Thousands of housing units approved already in this year alone is a recipe for a declining community. Unless you think all the packed in Florida towns are a good thing. Where are the infrastructure improvements going on right now to prepare for this onslaught of thousands of additional cars, children at school, and recreational opportunities? It’s bad enough now, what a difference a day makes. There is more coming down the pike as I write this. I spoke to the city council at a meeting recently and recommended they consider a six-month moratorium on any further large developments, Master Planned Developments, and apartment complexes, to give us a breather and catch up with all of this. What mayor Alfin said to me was “thank you for your comments, next speaker”.
Atwp says
You all are saying vote Alfin out. Will you all vote against him? Think he is a Republican like most political leaders in Palm Coast, it is probably next to impossible to vote him out. We will continue to see the city gi down the drain under Republican leadership.
Denise says
Certainly a conflict of interest, however, it’s going to be too late by time they all get voted OUT OF OFFICE…. when they are gone… which they WILL TAKE THEIR MONEY AND RUN, AFTER THEY HAVE DESTROYED once what was our lovely little town!!! How was this allowed to happen? OH and where are all of the kids going to go to school? You can only cram so many sardines in one can.
Celia M. Pugliese says
The Mayor lives in Palm Coast in an equestrian section off Old Kings Road North across from the Conservatory. He has to reside in Palm Coast to be our Mayor.
CELIA PUGLIESE says
Pointieri is right and is fighting for us even if only one vote!. Also she is right about Palm Coast having its own lifeguarded beach front. We have no lifeguards in our Hammock beaches and the facilities there are pathetic. Sooner or later Palmcoasters need its own beach front like we had before with ITT until late 90’s. Whether someone likes it or not! Same we need to end these lead contamination avgas falling on us all from the training of pilot schools, piston driven engines at the airpot since mid 2000’s and the nuisance rattling over us and the big value lost to those homes in Quail Hollow and Seminole Woods adjacent to the airport. Those houses were built there way before the airport invited and continue increasing the amount of schools to train over Palm Coast all these “worlwide” pilots!
bruces says
This city is so crowed now with people traffic they over looking the other issues
that is needed in this city stop the building already its enough
where you going to put the cars
what every happy to safety on the roads
what every happened to reduction of taxes
what every happaned to reduction of utilities
what every happaned to safety on the streets so people can ride bikes walk
Mike Norris will bring all this to the city
Get Affin out
Bruce Stone says
everyone in Palm coast should read this
read flager live.
They talk about the new develoment that has been approved
for 4-1 for 850 homes and apartments. People in the area
are rightfully upset. read the remarks for your self
They want this entire council to be removed
all of them, I can tell you this a young man of 75
myself living in NJ Brooklyn NYC Atlanta and Florida
They all talk about Affin Danko and Nick
Folk this is america what is the first amendment
Freedom of Speach
Several people are also in large support
for Mike Norris, They our just tired of the corruptation this city shows
The last i looked PC is part of the united states
we all know the local papers support the present but i would change them to have a interview of the residents and see what they they say what they want not what the politians wants
This is the peoples city and town not the politicans
Joy Cook says
I have been saying that all along. Conflict of interest. I was at that meeting. When the developer said at the end. You’re really not going to approve this? The tone of his voice sounded like this was discussed prior to this meeting. Which is against sunshine law. The tone was like if they were going back on a deal. We will let you have 850 house. You built apartments so we can say. We are providing affordable housing. I think that all deals that have been put on the table gets haulted. Something doesn’t sound right. Ponteri who is a law. Has denied every development. She is on our side. Go listen tot he city meeting. You will hear what I heard in the meeting and just prior was the lawyer information meeting. He told us it was a done deal. How can it be if it wasn’t heard by the building planning board or the city.