Defying the threat of a lawsuit by a developer, the Palm Coast City Council late Tuesday evening voted 5-0 to stand by its decision last year to limit the Cascades development in Seminole Woods to 416 single-family houses. The council had in 2023 approved a limit of 850 dwellings, then reversed course in the face of staunch opposition. The additional housing units would have been apartments–always a volatile subject in Palm Coast, where prejudices against apartment complexes persist despite a shortage. But a city infrastructure under strain also factored into opposition to the higher density.
Real Estate & Development
Deadline Looming, Palm Coast Council Prepares Response to Lawsuit Threat by Developer of Cascades in Seminole Woods
The Palm Coast City Council is almost certain to discuss, for the first time, the threat of a lawsuit by the developer of Cascades, a 375-acre planned development in Seminole Woods, who was denied more than half the 850 housing units he was seeking when the council approved the development in November 2023. Public anger at the higher density caused the council to reverse course from an initial approval. The developer last November filed what’s called a Bert-Harris claim. If it goes to court, the developer will seek $12.2 million in damages from the city. The council will decide Tuesday how to respond.
Bunnell Rubber-Stamping Development Agreement for 8,000-Home Haw Creek Reserve, Residents Complain
The Bunnell City Commission devoted just 60 minutes to a workshop its own planning board had requested to review the 65-page development agreement with the Reserve at Haw Creek, the 8,000-home development west and south of the city that will change the complexion of Bunnell. Residents complained that 60 minutes wasn’t enough, and raised numerous issues that have been raised over the past few months, to a non-reactive commission. But the commission subsequently agreed to set a future workshop.
Palm Coast Council Approves 182-House Development’s Final Step Near Airport in Seminole Woods, With a Disclaimer
The Palm Coast City Council on Tuesday approved the final plat for the 182-home subdivision known as the Enclave at Seminole Palms, on 70 acres north of the Citation Boulevard extension, between Belle Terre Boulevard and Seminole Woods Boulevard, and just south of the county airport property. Platting is a legally required final regulatory step in a development, mapping out individual property boundaries, easements, roads and other infrastructure features.
Palm Coast’s Planning Board Approves $12 Million Construction Plan for New Public Works and Utility Facility Off U.S. 1
The Palm Coast Planning Board on Wednesday unanimously approved the construction plan for phase one of the city’s own Maintenance Operations Center on U.S. 1, a project a decade in the works that will consolidate public works, stormwater and the Utility Department’s administrative offices on the same grounds i what, over the next half century, will prove to be the new center of the city as it expands west. It’s not as if the board was in a position to object.
It’s Not Your Imagination: Palm Coast Homes Used as Vacation Rentals Increase by 70% in 2 Years, to Over 500
It’s not your imagination. The number of single-family homes used as short-term vacation rentals has increased by 60 percent in two years across Flagler County, while the number of vacation rentals in Palm Coast alone, where most of the growth is concentrated, has surged by 70 percent, with the overwhelming share of those in single-family homes, condos or town houses.
The Paints They Are A-Changin’: Palm Coast May Lift Most Restrictions on House Colors
The Palm Coast City Council appears on the verge of repealing most restrictions on house colors. As a consequence, homeowners would be allowed to paint houses in darker, less light-reflecting colors than allowed in the city’s 25-year history. But the move occurs in opposition to environmental trends that are encouraging lighter, whiter urban colors as a tool of fighting climate change, as darker colors absorb heat rather than reflect light and require homes to spend more energy on cooling.
DeSantis Calls Special Session on Immigration, Condo Safety, Hurricane Relief and Petition-Gathering
Saying he expects a “sea change” in federal immigration policies from the incoming Trump administration, Gov. Ron DeSantis on Monday called the Florida Legislature into special session to deal with illegal immigration and three other issues. The session will begin on Jan. 27 and will include deliberations on condominium safety regulations, hurricane relief, and fraudulent signature-gathering petitions for constitutional amendments.
Flagler Beach Grants Final Approval for 22-Unit Apartment Complex Made to Look Like Single Family Homes
Ratifying the recommendation last month of its planning board, the Flagler Beach City Commission approved the final site plan for the 22-apartment complex called Legacy Pointe Cottages on 3 acres of currently wooded land at the end of Joyce Street, west of John Anderson Highway. The project is a scaled down version of a plan that first consisted of 39 apartments in two buildings, that the City Commission had approved last year.
Bunnell Board Tells City Commission: Shrink Haw Creek Reserve Mega Development By 2,500 Homes
On its third try since November, the Bunnell Planning and Zoning Board recommended approval of the rezoning and development agreement controlling the Reserve at Haw Creek–the largest single development proposal in Flagler County since Palm Coast was conceived in the 1960s–but not before issuing nearly a dozen proposed conditions to the Bunnell City Commission, which takes on the proposal next. Among those conditions: Lower the planned 8,000 home total to 5,500.
Veranda Bay Developer Pauses Annexation into Flagler Beach to Draft Litigation Threat Workaround
The Flagler Beach City Commission Thursday evening agreed to pause indefinitely further annexation steps involving Veranda Bay, the large development along John Anderson Highway. The city did so at the developer’s request. The pause and its indefinite timeline look more dramatic than they are. In fact, the pause appears to be more of a strategic retreat allowing the developer to redraw annexation plans in light of the threat of a lawsuit by opponents of annexation, had the original plan gone forward.
Fired Palm Coast Utility Director’s ‘Whistleblower’ Action Details Grave Issues and Conflicts But No Smoking Gun
Former Palm Coast Utility Director Amanda Rees in a nine-page “whistleblower” letter to the City Council detailed dysfunction, personality clashes, discordant expectations, leadership issues and poor diplomacy, along with fearful or preemptive politicking among an administrative leadership clearly jarred by what had been an unpredictable and at times rash City Council. But anyone looking for corruption, malice, or a smoking gun in the letter would not find it. The city rejected its whistleblower claim.
Bunnell Says No to Developer Seeking To Reduce Open Space By 10% at 8,000-Home ‘Haw Creek Reserve’
The 8,000-home development called Reserve at Haw Creek in Bunnell may proceed, but it will have to respect the city’s minimum requirement of 60 percent of open space. Rejecting a developer’s claim that his due process was violated or his veiled threat to build more apartment buildings if his request was rejected, the Bunnell City Commission voted 3-2 to deny an exception that would have allowed reducing open space at the Reserve at Haw Creek from 60 percent to 50 percent.
Flagler County Raised Concerns Well Before Developer Sought to Reduce Open Space at 8,000-Home ‘Reserve’ in Bunnell
As the developer of the proposed 6,000-t-8,000-home Reserve at Haw Creek in Bunnell, the single-largest development in the county since Palm Coast’s origins, seeks to lower the proportion of open space there, Flagler County months ago issued a detailed letter to the city raising concerns with the plan, especially as it relates to the number of homes, flooding and open space. And that was before the developer increased the proposed density and sought to lower the amount of open space.
Colossal 6,000-Home Plan in Bunnell is Now 8,000 Homes, and Developer Wants to Cut Open Space by 10%
The developer of the proposed Preserve at Haw Creek, a 2,800-acre development west of Bunnell that would dwarf the city in size and population, has raised the number of dwellings from 5,000-to 6,000 in a May presentation to 6,000 to 8,000 now, and is asking the city to lower the minimum required open space from 60 percent to 50 percent. The city’s planning board unanimously rejected the request. The Bunnell City Commission hears the appeal on Monday.
Palm Coast’s Vacation-Rental Rules Ready for Prime Time as Council Refines Them, But They Could Be Short-Lived
Palm Coast’s debut short-term rental ordinance is heading for approval over the next few weeks as the City Council today, inheriting a draft in the works for months under a largely different council, signed off on it with minor adjustments. The council will vote on the proposal on Dec. 17 and Jan. 7, when the public may yet address it.
Gun-Shy County Delays Buying ‘Sensitive Lands’ Acres That Could Allow Expansion of Bull Creek Campground
The Flagler County Commission was ready Monday to buy 28 acres of pastureland not far from its Bull Creek Campground near Dead Lake at the west end of the county, for $1.245 million. At the last minute County Administrator Heidi Petito, who knows firsthand the cost of acquiring potentially troublesome properties absent thorough vetting, requested that the purchase be delayed.
Palm Coast Council Sharply Divided Over Making Large Developers Pay ‘Minuscule’ Fee for Public Art
The Palm Coast City Council is divided over a modest program to fund public art installations that would require larger developers to devote half of a percent of the value of their project to the arts. One council member calls it “awesome.” Another says it “makes no sense.” A third is “torn.”
Company Building Data Center in Palm Coast Clears Undersea Cables’ Final Hurdle in Flagler Beach
Flagler Beach’s South 6th Street will soon be the landing point for up to six of the 600-some transatlantic data cables that form the backbone of the internet. The cables will then snake underground, across State Road 100 and into Town center, where DX Blox, the Atlanta-based company, will build a “cable landing station,” or a data center, near the intersection of Town Center Boulevard and Royal Palms Parkway.
‘Significant Reservations’ About Approving 2,735 Homes at Veranda Bay as Development Advances on 4-1 Vote
The Flagler Beach City Commission is slowly moving toward approval of annexing Veranda Bay, the 900-acre development along that could potentially double the population of the city, change its character as a small town and upend its political center of gravity. But commissioners are pushing back against the number of homes, which could be a deal-breaker. The developer has made several concessions and is continuing to negotiate, but the total number of homes has so far been a hard line.
Touch-and-Go Noise Around Flagler County Airport: Residents Hear Facts, and Contempt
A group of residents surrounding the Flagler County airport in Palm Coast have for years complained about the constant stream of touch-and-go student flights, about noise, about pollution, and about the county’s own dismissive attitude toward them. On Monday, the group got more of the same, with at times overt contempt from Airport Director Roy Sieger.
Palm Coast Council Wants Another Re-Write of Vacation-Rental Ordinance, Pushing Approval to Next Year
Four months after it directed its attorney to draft it, the Palm Coast City Council again delayed approving the city’s first-ever vacation-rental ordinance as numerous issues and new proposals arose after the latest draft, which was due for a first read on on Tuesday. Instead, the council agreed to table it and schedule another workshop in December or January, when three new members will be on the council. That means the council will barely have time to approve the ordinance before the state Legislature again tries to pass a law that invalidates local ordinances.
School Board Rejects Developer Interested in Building ‘Specialty Retail Center’ on Palm Coast Parkway Property
The Flagler County School Board this evening will again formally reject a developer’s interest in buying the district’s old 7.2-acre Corporate One property at the southeast corner of Palm Coast Parkway and Corporate Drive, a 7-acre site that used to be one of ITT’s headquarters, in the early years of developing Palm Coast, before the board bought it for $3.5 million. It was not one of the board’s wisest decisions.Tailwinds Development, a company that specializes in building retail commercial shopping centers, was interested in the acreage.
Palm Coast Says It Has No Control Over Burn Piles on Lands Cleared for Development But Will Seek Attorney General’s Opinion
For years Palm Coast has had an ordinance giving it authority to control where and when burning takes place. The ordinance conflicts with state law, which reserves that authority exclusively to the Florida Forest Service. Rather than approve a new ordinance just yet, the Palm Coast City Council has agreed to seek an Attorney General opinion on what regulatory authority the city could seek within the law.
Fire Station 22 Will Survive as Historic Building, with 90-Space Community Center Parking To Be Built Around It
The Palm Coast City Council on Tuesday voted on a $3.3 million plan that would preserve the old fire station and look to “adaptively reusing the building to serve alternate functions,” in the words of city architect Eric Gebo, while creating 90 new parking spaces as overflow for the nearby Community Center. The 138 parking spaces at the Community Center have proved insufficient for the number and popularity of activities and events there. On average, seven meetings a month are turned away from the center for lack of capacity.
Flagler Beach Hears Substantial Opposition to Veranda Bay Annexation as Developer Counters: ‘I Have Agreed to a Lot Here’
More than two dozen people in an audience of 60 spoke against Flagler Beach’s annexation of the 2,700-unit Veranda Bay development as crafted in a special workshop Tuesday evening. Three commissioners raised substantial concerns as well. But none of it appears to be a deal-breaker as the developer agreed to continue negotiating, and to make several pledges and concessions.
Judge Rejects ‘SLAPP’ Suit by Veranda Bay Developer Against Opponents Who’d Challenged County’s Approval
Rejecting what he saw as an attempt to silence an advocacy organization’s right to challenge development, Circuit Judge Chris France on Friday ruled in favor of Preserve Flagler Beach and Bulow Creek, ending a year-and-a-half-old lawsuit filed against the group by Palm Coast Intracoastal. France termed PCI’s action a SLAPP suit impermissible under state law, handing the grass-roots group a major victory against the chilling effect of such lawsuits on speech and participation in matters of public concern. PCI is under the umbrella of SunBelt Land Management, the company overseeing Veranda Bay near Flagler Beach.
Flagler County’s Inventory of Homes for Sale Reaches 13-Year High as Unemployment Remains Above 4%
After rising to a three-year high last month, Flagler County’s unemployment rate declined a statistically insignificant fraction, to 4.4 percent. In one troubling indicator: The local inventory of available housing is now at 1,225 single family homes–the highest number in 13 years. It was last at that level in may 2012, when the inventory was shrinking fast in the recovery from the housing boom.
Annexation Into Flagler Beach of 2,700-Home Development Crosses Key 1st Hurdles, With Some Public Opposition
The Flagler Beach City Commission Tuesday night substantially moved forward with the annexation of Veranda Bay, a 2,700-home development along John Anderson Highway that will double the city’s population, hugely increase its tax revenue but also likely change its identity, its politics and its center of gravity as well as the character of its unincorporated surroundings by the time it’s built out near the middle of the century.
Flagler Beach Prepares to Annex Veranda Bay, Adding 2,700 Housing Units and Doubling City’s Size by 2044
The Flagler Beach City Commission holds a special meeting Tuesday to consider the annexation of Veranda Bay, the 800-acre development on the two sides of John Anderson Highway that, when it is built out in 2044, would total 2,735 housing units and 5,100 residents–equal to the current city population–over half a million square feet of commercial space, and a new, walkable downtown. The city’s planning board unanimously recommended approval. Opposition has been limited.
BJ’s Wholesale Club and Traffic Nightmares on SR100: County Says Pain Will Ease With Coming Turn Lanes
With BJ’s Wholesale’s impending opening and traffic congestion already exacerbated by road construction, Flagler County and Palm Coast officials sought to allay public anxieties with assurances of a pair of turning lanes off of State Road 100, near BJ’s, that should relieve some of the bottlenecks. That construction is possibly slated for November. But larger concerns about traffic backups in the area are still looking for solutions, even as some transportation impact fee revenue is available to facilitate them.
Ponce Preserve, 74-House Gated Development in Palm Coast’s P-Section, Gets Final Approval Amid Truck Traffic Strains
The Palm Coast City Council on Tuesday approved the final plat for Ponce Preserve, a gated development of 74 single-family homes on 35 acres between Point Pleasant Drive and Ponde de Leon Drive, the last such contiguous expanse of open space in the P-Section. Truck traffic in and ou of the construction zone has drawn complaints.
Flagler County Readies to Adopt Tougher Rules to Protect Trees from Demolition on Development Sites
Flagler County government is belatedly moving toward adopting a tree ordinance that would significantly increase tree-protection measures, either by reducing the number of trees cut, by increasing replanting requirements, or by establishing a tree fund that will be a form of replacement bank developers may pay into, to compensate for the trees destroyed on a development site.
After Flagler Beach’s Margaritaville Hotel Rose Higher Than It Should Have, the City Rewrites Height Ordinance
Flagler Beach government is re-writing its height ordinance as it applies to commercial buildings after an administrative misstep allowed the Margaritaville Hotel to rise higher than it was supposed to. The city’s planning board reviewed and recommended the new ordinance, which sets out exceptions and conditions for heights exceeding 35 feet. The ordinance now goes to the City Commission for a pair of readings.
Palm Coast Council Clears Final Plats for 119 Housing Units in Town Center and Seminole Woods
The Palm Coast City Council on Tuesday approved a pair of final plats clearing the way for construction of 61 single family homes and 58 town homes, one in Town Center, one in Seminole Woods.
Flagler Schools Losing $10.8 Million to Pay for 1,250 Students to Attend Private, Religious or Home School
Three take-aways largely explain how the state is gradually emaciating traditional public education’s budget by lowering the tax rate, as it has almost every year since 1995, by diverting millions of dollars to subsidize families’ private, religious and homeschool education bills, and by causing an inevitable exodus of students from public school to privately subsidized education, but at public expense.
Sawmill Branch Will Add 425 Single Family Homes in West Palm Coast as Planning Board Approves Latest Phase
The Palm Coast Planning Board cleared the way for 425 single family homes in the Sawmill Branch development’s latest phase on U.S. 1, a month after approving 320 town houses for a separate phase. The single-family home phase is on 213 acres west of U.S. 1, about half a mile south of Old Kings Road North. The town houses are on 65 acres, with lot size of 2,000 square feet.
Flagler County Library’s $14 Million South Branch ‘Nexus Center’ Breaks Ground in August, Ending 10-Year Wait
Almost a decade after Holly Albanese and the Library Board of Trustees first conceived it, the south branch of the Flagler County Library–to be called the Nexus Center–will break ground on Aug. 5 on the 7-acre parcel opposite the Flagler County Sheriff’s Operations Center, a short walk down from the future Bunnell City Hall now under construction. The 23,000-square-foot, one-floor library, combined with the county’s social services offices, will open at the end of October 2025.
BJ’s Wholesale Club Readies to Open as County Raises Traffic Concerns and Palm Coast Annexes
BJ’s Wholesale Club on State Road 1100 will open in a matter of weeks, its parking lot paved on Monday and its certificate of occupancy soon to be issued, Flagler County’s planning director said, while Palm Coast government today took the first step toward annexing the property. But county officials raised concerns about traffic lights and traffic patterns ahead. The 32-acre property will consist of BJ’s and its gas station, Miller’s Ale House, opening around Aug. 1, Longhorn Steakhouse and Chase Bank.
Promenade Breaks Ground at Town Center’s 1st Mix of 200 Apartments and Array of Shops After 20-Year Wait
When it opens in 22 months, Promenade will be Town Center’s largest–well, its only–mixed use development to date, and what so much of Town Center was imagined to be when it was conceived out of 2,000 acres of scrub 22 years ago. The developer, the architect, city and county officials gathered on the project’s 17 acres this morning for a groundbreaking and a few insights into what’s coming.
Flagler Beach Gush of Drainage Complaints Mirror Palm Coast’s as Commission Rebuffs Moratorium
The Flagler Beach City Commission tabled a proposal to stop construction in flood zones for six months. The administration was proposing the moratorium on using fill at work sites to give it time to rewrite the city’s building regulations, which the city engineer blamed for drainage issues on residential lot. Commissioners disagree, saying the problem is the city’s own non-enforcement of its existing regulations.
DeSantis Veto of Vacation-Rental Bill Opens the Way for Palm Coast Regulations with Flagler’s as Model
Facing pressure, Gov. Ron DeSantis vetoed the measure a bill that deregulated local control of vacation rentals, saying the proposal would create “bureaucratic red tape” for local officials. Now, Palm Coast has another chance to write its own vacation-rental ordinance, or at least craft some city-specific regulations. City Council member Theresa Pontieri said this morning she intends to open the way for just such a proposal, with caution, as residents increasingly complain of rentals.
Palm Coast Council Approves Final Step for 51 Town Homes at The Hammock at Palm Harbor
The Palm Coast City Council last week approved the final plat for 51 town homes in The Hammock at Palm Harbor, a 15-acre subdivision on the south side of Clubhouse Drive, about 200 feet west of Palm Harbor Parkway. The new owners are marketing the town homes for $360,000 for a 1,181-square-foot three-bedroom and $427,000 for a 1,853 square-foot three or four-bedroom.
Amendment 5: I’m Homesteaded. I Don’t Need Another Perk To Deepen Inequalities and Hurt Local Governments.
A yes vote on Florida’s Amendment 5 on this November’s ballot means that every year, the second of two $25,000 exemptions will increase according to the previous year’s inflation rate. The indexing is not only unnecessary–the Save Our Homes cap on taxes already does that–but it’s another pander that will deepen disparities at the expense of local governments, businesses, renters and agricultural properties, all of whom will have to make up for lost revenue.
Sprawling Vacation Rentals Becoming a Nuisance to Palm Coast Residents. City’s Answer: ‘Our Hands Are Tied.’
As resident after resident complained about short-term renters next door–the noise, the partying, the traffic, the garbage, the unexpected–the Palm Coast City Council chambers Tuesday evening sounded more like a scene transplanted from the County Commission a decade ago, or legislative committees in Tallahassee every year since. But the legislature just passed a new law that forbids cities like Palm Coast from imposing stricter regulations on vacation rentals than they would on permanent residents.
Flagler Seeks New Countywide Tax of Homes and Businesses for Beach Protection, But Cities’ Support Is Key
In a “dramatic change for the county,” the County Commission on Monday agreed unanimously to seek a new levy on residents and businesses to pay for $7 million in annual beach reconstruction and protection–for ever. It is the county’s surrender to an unavoidable reality: to preserve the beaches, considered to be Flagler County’s greatest asset, residents across the county will have to shoulder a share of the cost in the same way that they pay for garbage services and stormwater protection.
For Flagler County, New Tax to Raise $7 Million a Year to Preserve Beaches Concedes Realities of Climate Change
Monday’s milestone by the Flagler County Commission–seeking a new funding mechanism to rebuild and maintain the county’s 18 miles of beaches–was the culmination of a four-year process. It would put in place a method to pay for expected beach maintenance for decades as the county faces a new reality of rising seas and relentless erosion. Here’s how consultants arrived at the proposal, and what it would pay for.
Covenants May Be Hurdle to Palm Coast’s Plan for YMCA on Town Center Land Pledged for the Arts
As Palm Coast government plans for a long-awaited YMCA in Town Center, albeit without a pool for now, a covenant restriction requiring the land to be used only for arts and cultural purposes may stand in the way. It isn’t an immovable restriction. But to get around it, the city may either have to pay back some state grant money that helped build a stage there, or it would have to use creative–to not say Orwellian–maneuvering that would allow it to redefine Y spaces as an arts and culture venue.
Developer of Proposed 204-Boat Storage Facility in Hammock on Collision Course with County and Residents
Flagler County government, the Hammock Community Association and Hammock Barbour, the proposed development of a 204-boat storage facility and restaurant on A1A in the Hammock, are heading for another likely collision in court. A nearly four-hour mediation session that started this morning and stretched into afternoon, involving the three parties, failed.
Flagler School Board Supportive of Leasing Old Courthouse in Bunnell as Christian School Exits
The Flagler County school district is likely to take over the lease of the old Flagler County courthouse in Bunnell, which since August 2015 has been the home of First Baptist Academy, a Christian school. The school is leaving in August. The county has been looking for a new tenant. The school district has been looking to consolidate a half dozen programs under one roof. It would do so at the courthouse t a cost of at least $212,000 a year, not including the cost of reconstructing the building according to district needs.