Without discussion, the Bunnell City Commission on Monday evening unanimously approved the development agreement for Phoenix Crossings, the 28-apartment complex breaking ground this summer on 8 acres off North Bay Street, not far from the city’s sewer plant. The project overcame some strident but localized public opposition in recent months. In contrast, Monday’s hearing drew no public participation, and the commission approved the development order in barely a minute.
Real Estate & Development
Palm Coast’s Fire, Parks and Road Impact Fees Are About to Jump 90 to 160% as City Capitalizes Future on Development
The Palm Coast City Council is about to raise development impact fees for transportation, fire and parks from 95 percent to over 160 percent in some cases. The new fees would go in effect in full in mid-September. Impact fees are the one-time fee builders or developers pay on new construction to defray the cost of the “impact” of their development on infrastructure. The revenue helps pay for new roads, new parks or recreation centers and new fire stations or fire trucks.
Flagler County Clears Construction of 124 Single-Family Houses at Veranda Bay in Latest Phases of 453-Unit Development
The Flagler County Commission approved Monday the final plat for 124 single-family house lots at Veranda Bay near Flagler Beach, the last two of six phases totaling 335 houses in the development along John Anderson Highway, which was permitted for 453 housing units in 2020. Veranda Bay’s ultimate plan is for 2,400 housing units and annexation into Flagler Beach. That plan is on a hiatus.
Without a Single Question, Bunnell Board Approves Rezoning of Nearly 1,900 Acres to Industrial, Outraging Residents
The Bunnell planning board on Tuesday approved the comprehensive plan change and rezoning of nearly 1,900 acres from agriculture to industrial, on land stretching from U.S. 1 to County Road 304. It is the single-largest rezoning of the kind in the city’s or county’s history and would reshape the character of both as surely as would the massive 8,000-home residential development proposed for west of the city. Yet the planning board recommended approval on a pair of 3-1 votes without a single question, inquiry or comment.
Flagler County Unemployment Dips Back to 4.1%, But Inventory of Single-Family Houses Rises to 13-Year High
Flagler County’s unemployment rate fell back to 4.1 percent, from 6.6 percent the previous month, according to figures released by the state Department of Commerce this morning. The rates are not seasonally adjusted. But the county’s housing inventory continues to rise, and is now at its highest level in 13 years, and rising.
Fuel Farm Off U.S. 1 Appears Dead as Palm Coast Mayor Norris Pulls His Support, Joining Council Skeptics
The proposed Belvedere Terminals fuel farm off U.S. 1 in Palm Coast appears to be dead. In an email to City Manager Lauren Johnston on Friday, Palm Coast Mayor Mike Norris pulled his support without equivocation, joining three council members who are extremely skeptical of the proposal. Belvedere couldn’t afford to lose Norris’s support. Until then, the mayor had been the company’s champion in the city.
Palm Coast Approves Final Step for 489 New Houses, 147 of Them Near Proposed Fuel Depot
The Palm Coast City Council on Tuesday approved final plats for three residential subdivisions at three of the four cardinal points of the city (north, west, south) totaling 489 single-family houses. Of these house, 147 are to be built on land adjacent to an industrial tract slated for a massive fuel depot.
‘Ritz Carlton Residences’ Will Add 128 Condo Units in Two Towers At Hammock Dunes (not Palm Coast)
Two condominium towers of 64 condos each will rise at Hammock Dunes, to be called the Ritz-Carlton residences, the belated culmination of a project initially approved by the Flagler County Commission in 2006 and still awaiting its final plat. The development will add to half a dozen existing and similar condominium towers at Hammock Dunes. But contrary to a report in the News-Journal, Palm Coast is not involved.
Bunnell Approves Grand Reserve’s Last 141 of 847 Houses, with a Pointed Caution From Its Staff
The Bunnell City Commission approved the final phase of Grand Reserve, the 847-home subdivision that will increase the city’s population by more than half and is already changing the city’s politics. The sixth phase consists of 141 houses on 100 acres. The city’s planning director cautioned the commission to review future developments more carefully than when Grand Reserve was originally approved.
To Prevent Renewed Wars Over Annexation, Flagler County Will Aim for Joint Planning Group with Cities
Flagler County government is proposing to create a Joint Planning Committee with Palm Coast, Flagler Beach and Bunnell to review all developments and annexations that straddle county-city or city-city boundaries. The committee would be responsible for drafting service agreements defining who will provide law enforcement, fire, water and sewer services and road maintenance. The County Commission is all for it. But getting the cities to sign on to what amounts to more transparent coordination may be a challenge.
In Rare Rebuke, Palm Coast Planning Board Denies Application for Self-Storage Business on Pine Lakes Parkway
The Palm Coast Planning Board in a 4-2 vote denied an application for an 850-unit, 100,000 square foot self-storage facility on Pine Lakes Parkway, halfway between Belle Terre and Palm Coast Parkway. The facility would have 26 outdoor recreational vehicle and boat storage spaces. The decision is not final, and may not have been reached within the legally permissible parameters of the Planning Board’s responsibilities.
Palm Coast Mayor Norris Calls for Indefinite Building Moratorium Or He’ll Vote No on $614 Million Utility Plan
In a stunning reversal, Palm Coast Mayor Mike Norris today told his colleagues that he will vote against the utility rate increase and borrowing plan he supported just three days ago unless the city imposes an indefinite building moratorium on residential housing, or “no more approval of any more residential housing, to date uncertain,” as he put it. The revelation drew sharp resistance from Council members Charles Gambaro and Ty Miller, and guarded support–and an alternative path–from Theresa Pontieri, who twice before had called for a moratorium.
Palm Coast Council Approves 36% Water and Sewer Rate Increase by 2027 to Finance $455 Million Infrastructure Loan
The Palm Coast City Council Tuesday approved a controversial plan to raise water and sewer rates 36 percent by October 2027 and borrow $455 million to expand the city’s sewer and freshwater capacity, comply with a state consent order forcing the city’s hand on capital improvements, and assure bond-holders that the city can soundly make good on its financial obligations. Combining water and sewer costs, a household using 4,000 gallons of water per month would see its water and sewer bill go from $90.73 today to $123.46 in October 2027, a difference of $32.73, or $393 per year.
Flagler County Votes to Buy 307 Acres for Conservation for $3 Million in Pringle Forest West of U.S. 1
The Flagler County Commission on Monday approved the $3 million purchase of 307 acres for environmental protection of land west of U.S. 1. The land, owned by Raydient, a subsidiary of Rayonier, the timber company, is part of what’s known as Pringle Creek Forest. The parcels the county is acquiring stretch in an east-west sliver from the northern boundary of the Sawmill Estates subdivision, west of U.S. 1, across the railroad tracks, to a pair of unevenly shaped squares with a huge cavity between them, all the way to the county’s western boundary, not far from Flagler Estates.
Flagler Beach Planning Board Gets Seasoned New Members as Barbara Revels and Suzie Johnston Return
The Flagler Beach City Commission Thursday evening appointed former Flagler County Commissioner Barbara Revels and former Flagler Beach Mayor Suzie Johnston to the Flagler Beach Planning and Architecture Review Board. Scott Chappuis, a retired appraiser, was re-appointed to a third term. The members serve three-year terms and are part of a panel of seven.
Flagler Beach’s Days Are Numbered. That’s No Reason for Palm Coast to Assist Its Suicide.
Flagler Beach’s days are numbered. A beach-protection plan is essential. The county has produced one that spares the cities any tax increase and ensures the renourishment and management of all 18 miles of the county’s beaches. Sending the question to referendum ensures its death, and with it the eventual death of our beaches. Flagler Beach and Palm Coast should not be so fatalistic.
New Big-Box Store and Shops Slated Near BJ’s Wholesale, But Palm Coast Is ‘Leery’ of 255-Apartment Allowance
The Palm Coast City Council approved on first reading the annexation from the county of a 39-acre parcel on State Road 100, adjacent to the BJ’s Wholesale Club property just east of Bulldog Drive. The property is slated for a development similar to the BJ’s shopping center. But the council did so with an informal condition: that a portion of the land zoned for apartments, entitling a developer to build 255 units there, be converted exclusively to commercial zoning. No apartments.
Climate-Fueled Hurricanes Do to Florida What Politicians Won’t: Slow Down Rampant Growth
The South Florida Sun-Sentinel reports that “Residents moving to Florida drop to levels of those who are leaving.” Climate-fueled hurricanes and subsequent increases in insurance rates had done what everyone believed impossible: Make Florida seem unattractive. The end of runaway growth should solve so many of Florida’s serious problems, argues Craig Pittman.
Rallying Behind Pontieri, a 5-0 Council Defies Developer’s Threat to Sue Over Limiting Seminole Woods’ Cascades to 416 Houses
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.
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.