Palm Coast City Council members approved a plan converting 320 planned townhomes into 244 single-family houses within the Sawmill Branch development on US1. Council member Dave Sullivan cast the lone dissenting vote over irreparable destruction of the Revolutionary-era Hewitt Sawmill historic site due to recent construction drainage. The developer promised to investigate these preservation claims before the final vote scheduled next month.
Real Estate & Development
Palm Coast Council Approves Tax Rebates of Up to 95% To Jumpstart Stalled Town Center Commercial Development
The Palm Coast City Council approved a construction and tax-incentive program to spark commercial construction in Town Center, offering property tax rebates of up to 90 percent or more for significant investments. Town Center has fallen far short of investment and revenue expectations as the special tax district expires in 2034. Leaders excluded residential projects from the deal, prioritizing vertical density and commercial growth over single-family homes.
Calling Plan ‘Garbage,’ Theresa Pontieri Vows to Block Westward Development Unless Rayonier Pays More for Infrastructure
Palm Coast Council Member Theresa Pontieri rejected Rayonier’s Palm Coast westward expansion plan, labeling the document “absolute garbage” for adding 10,000 homes but eliminating previous developer commitments for roads and parks as taxpayers pick up the $126 million cost of a “Loop Road.” Pontieri demanded the landowner fund infrastructure improvements before a new development order is submitted to the council for approval.
Palm Coast Council Member Theresa Pontieri’s Statement on Westward Expansion Development Proposal
The full text of Palm Coast City Council member Theresa Pontieri’s statement opposing a proposed Master Planned Development order submitted by Rayonier, the Wildlight, Fla.-based company that owns the majority of the 20,000 acres slated for the western expansion.
School Board Cools On YMCA Pool Partnership While Considering Building Its Own, Despite Fiascoes
The Flagler County School Board is not enthusiastic about a potential partnership with Palm Coast for a shared YMCA pool, instead showing interest in the district building its own Olympic-size facility despite past management and financial failures at its own Belle Terre Swim and Racquet Club. This discussion coincided with an unsolicited $1.9 million offer from Ryan Companies for surplus district land that could provide revenue for a district stake at the YMCA.
Neighbors Mobilize Against Development of 39 Houses on Previously Protected Matanzas Golf Course Tract
Palm Coast L-section residents are largely opposed to a plans to develop 39 houses on the so-called Tract 3 of the former Matanzas golf course, a tract the Palm Coast City Council had protected from development in 2021, when it approved the broader, 268-home project. Residents argue the Land Development Code protects their views. The developer is not adding new homes, but shifting them from another tract, which would be give to the city for a public park.
Flagler County Unemployment Jumps to 6 Percent, Highest Rate in Five Years
Flagler County unemployment reached 6 percent in January, the highest rate since October 2020 as labor markets in St. Johns and Volusia counties also showed strains in January. Florida lost 20,000 jobs over the year.
Barnes & Noble Coming to Palm Coast’s Target Shopping Center
Palm Coast residents will soon see the end of a long bookstore drought as site plans submitted to the city reveal a Barnes & Noble will be part of a 50,000-square-foot expansion at the Target shopping center. The expansion includes a Five Below and a home goods store.
Flagler Commissioners Increasingly Nervous Over Long-Delayed Phoenix Crossings Affordable Housing Project
Flagler County commissioners are expressing significant concern regarding the delayed Phoenix Crossings apartment complex in Bunnell. The project aims to house young people exiting foster care and other low-income families. Repeated delays have dogged the project. Commissioners must now decide whether to restructure local grants to prevent the loss of federal and state funding.
Flagler Beach Approves Millions In New Debt For Sewer Upgrades Without Clear Resident Cost
The Flagler Beach City Commission approved $37 million of an expected $52 million loan to rebuild its sewer plant, and is applying for an additional, separate $19 million loan for other stormwater improvements. Yet the city cannot currently calculate exact rate increases for residents because outdated studies fail to reflect rising construction costs. Development impact fees will not provide immediate relief.
Palm Coast Council Candidate Darlene Shelley Preparing to Sue City and Council Member Theresa Pontieri Over ICI Vote
Darlene Shelley filed a lawsuit against Palm Coast and Council Member Theresa Pontieri. The legal action–hung up in an errors cue at the clerk’s office for now–challenges an approved housing expansion in the E Section. Shelley alleges the council violated due process and transparency rules. She also claims Pontieri holds a conflict of interest regarding first responder housing. Pontieri dismissed the claims as frivolous and politically motivated.
Flagler Beach City Commission Tables A1A Vacation Rental Project Over Alleyway Access and Design Concerns
The Flagler Beach City Commission unanimously tabled a proposal for a three-story, eight-unit vacation rental at State Road A1A and South 17th Street. Commissioners generally favor the project. But they’re concerned about parking and the use of a dirt alleyway for primary access. Developer Ted Barnhill must now revise plans with the planning board to address traffic flow and neighborhood impact.
Flagler County Commission Votes To Drop Legal Challenge Against Veranda Bay Annexation In Flagler Beach
The Flagler County Commission voted against challenging the City of Flagler Beach’s annexation of Veranda Bay. Two commissioners cited concerns regarding the legality of homeowner signatures in property covenants, but not a single Veranda Bay resident turned up to challenge the annexation, while the developer and a real estate broker spoke of the risks of losing deals. Developer Ken Belshe reaffirmed his commitment to existing infrastructure and conservation agreements.
Palm Coast’s Development Derangement Syndrome
Palm Coast often luxuriates in development derangement syndrome as residents of established communities and neighborhoods move to block new housing projects. This hypocrisy ignores that existing homes also replaced native wilds. Developers are not faultless. But Florida’s property tax system forces local governments to chase growth because homestead exemptions prevent existing residents from paying their fair share. Consequently, infrastructure decays while impact fees rise to subsidize the sprawl.
Palm Coast Council Approves $226,000 Design Plans to Transform Historic Fire Station 22 Into Museum
The Palm Coast City Council approved a $226,000 design contract to transform historic Fire Station 22 into a museum and home to the Palm Coast Historical Society and possibly a welcome center. Saved from demolition by the Palm Coast Historical Society and Council member Theresa Pontieri’s advocacy, the 1977 building will feature exhibition spaces, meeting rooms, and an art studio. Funding comes from fire impact fees as the city seeks grants to cover future construction costs for the site.
Potential Litigation Over Flagler Beach’s Annexation of Veranda Bay Isn’t Over Until Kim Carney Says It Is
Flagler County officials are reconsidering a previously assumed universal settlement regarding the Veranda Bay annexation. Commissioner Kim Carney, citing missing resident petitions, contends the annexation is illegal. Despite warnings from the county attorney about losing mitigation funds and a 153-acre conservation deal, the commission will hold a workshop to discuss legal action. The move, with guarded support from Commission Chair Leann Pennington, pending further deliberations, threatens to reignite conflict between Flagler Beach and the county.
Flagler Beach Commission Finalizes Historic Annexation of Veranda Bay, Increasing City’s Size by Almost a Third
The Flagler Beach City Commission finalized the historic annexation of Veranda Bay Thursday night, after previously approving that of Summertown, expanding the city’s land mass by nearly a third. Passed in a 4-1 vote, the twin developments will add over 2,200 housing units and extensive commercial space in the coming decades. Despite prior opposition and threatened lawsuits from the county, the final approval proceeded smoothly with only minor public dissent currently remaining.
Palm Coast Approves Two-Building $22 Million Medical Complex For Town Center
The Palm Coast Planning Board unanimously approved a $22 million, 54,000-square-foot medical office complex at the intersection of Town Center Boulevard and Town Court. Developed by Paul Hassan, the two-building project will feature 198 parking spaces and may expand in future phases. Project manager Charlie Faulkner noted the new development aligns perfectly with the original vision for Town Center and fills a necessary community void.
Florida Senate Approves Fix for SB 180’s Unintended Consequences on Land-Use Law, But House Dithers
The Florida Senate unanimously passed a bill to scale back a 2025 hurricane recovery law that inadvertently hindered local governments from protecting critical infrastructure. Sponsored by Sen. Nick DiCeglie, the new legislation reduces the geographical restrictions of the original law and clarifies land-use rules. Senators are now urging the House to advance the companion bill before the legislative session ends to resolve ongoing local disputes.
Judge Grudgingly Grants City’s Emergency Delay in Home Builders’ Lawsuit Against Palm Coast Over Impact Fees
A circuit judge reluctantly granted Palm Coast an emergency delay in a critical lawsuit filed by the Home Builders Association over significantly increased development impact fees. The city requested the postponement after the builders submitted a second amended complaint, causing confusion over which document governed the proceedings. The HBA is concerned about financial cost of further delays, but the judge prioritized avoiding procedural errors that could lead to an appeal.
Palm Coast Council Ties ICI’s Easthampton Development Expansion to Affordable Housing for Public Servants
Defying sharp public opposition, the Palm Coast City Council voted 4-1 to expand the Easthampton development from 58 to 71 homes. The approval hinges on a proposal requiring a Hosseini-led nonprofit to sell the smaller lots at cost to essential workers like teachers and veterans, a move proponents argue provides critical attainable housing despite residents’ concerns about density and transparency.
Bill Would Ban Local Governments From Requiring Lot Sizes Larger Than 1,200 Square Feet
A proposal by a Port Charlotte Republican to ease local zoning rules to spur construction of smaller, more affordable homes has cleared its first House Committee. The House Intergovernmental Affairs Subcommittee advanced HB 1143, titled the “Florida Starter Homes Act,” on a 14-2 vote following debate over local control, infrastructure capacity and housing affordability.
502 Houses and Apartments, Shopping Center and Assisted Living Off Seminole Woods Boulevard Win Board’s Nod
Despite unanimous objections from neighbors regarding traffic and community character, the Flagler County Planning Board recommended approving the Seminole Woods Mixed Use planned development on 119 acres near Grand Landings. It would include 502 residential units and significant commercial space. Residents fear incompatible density and environmental loss. The planning board found the plan consistent with regulatory requirements, moving it to the County Commission for approval.
Flagler Beach Approves Conflict-Resolution Window to Stave Off County Litigation Over Summertown Annexation
The Flagler Beach City Commission approved a timeline extension to facilitate negotiations with Flagler County, aiming to avoid litigation over the Summertown development’s annexation. Disputes center on a recycled-water commitment, floodplains, and traffic impacts. The county initiated the formal conflict-resolution process. Both sides are optimistic that negotiations will make litigation unnecessary.
Judge Sets Nov. 16 Trial Date in Allete’s Lawsuit Against Palm Coast Over Town Center Utilities
Circuit Judge Sandra Upchurch has scheduled a two-week trial for November 16 regarding a lawsuit filed by Palm Coast Holdings against the city. The developer alleges that utility service uncertainties caused significant land sale losses. While the city defends its capacity and infrastructure investments, the court will hear motions to dismiss and amended complaints this March.
Flagler County Triggers Conflict Resolution Over Flagler Beach Annexation as Both Sides Seek to Avoid Lawsuit
The Flagler County Commission voted 4-1 to initiate a formal conflict-resolution process against Flagler Beach regarding the Summertown annexation. Despite Commissioner Andy Dance’s efforts to use a less confrontational agreement to avoid the appearance of litigation, the majority opted for a legal framework to protect the county’s rights. The dispute involves infrastructure and environmental concerns, notably drawing accusations of “bad faith” from the City Attorney regarding the county’s past approval of the same development.
Judge Bars Coastal Family Church Services at Flagler Square, Citing Covenants; Liberty Counsel Appeals
Coastal Family Church is appealing a court injunction that prohibits it from holding services at its Flagler Beach location, in the former Badcock Furniture store. Liberty Counsel argues the ban violates First Amendment rights. But Circuit Judge Sandra Upchurch ruled that private property covenants explicitly prohibit large public assemblies. Flagler Square owners claim a church would overwhelm parking and diminish retail value. The court suggests Flagler Square will likely prevail based on established contract and property law.
Flagler Beach Advances Veranda Bay Annexation and Seeks Resolution of County’s ‘Bobbing and Weaving’ Threat to Sue
The Flagler Beach City Commission approved the Veranda Bay annexation on first reading in a 4-1 vote, despite a looming threat to sue from the county. The dispute centers on whether 122 existing homeowners must individually sign off on the deal. While developers argue deed restrictions are enough, the county cites state law requiring explicit consent. Commissioners moved forward to force a definitive stance from the county, though a final second reading remains contingent on avoiding litigation.
Palm Coast Set to Take On $582 Million Debt Over 30 Years and Invest $600 Million in City’s Utility Over the Next 5
The Palm Coast City Council is poised to approve a $280 million bond issuance and $45 million refinancing to fund a $599 million utility capital improvement plan. The resulting $582 million debt, to be repaid over 30 years, is already integrated into recent rate increases. While the investment aims to modernize aging infrastructure and satisfy state orders, officials face criticism regarding the city’s failure to secure grants, leaving residents to bear the primary financial burden.
Flagler County Threatens Lawsuit Against Flagler Beach Over Annexations of Summertown and Veranda Bay Developments
Flagler County is preparing for potential litigation against the City of Flagler Beach regarding the annexation of the Summertown and Veranda Bay developments. While the county does not oppose the Summertown annexation itself, it challenges the land-use designation as incompatible with the city’s comprehensive plan. For Veranda Bay, the county questions whether all property owners signed the required petitions required for voluntary annexation. Both parties may enter a state-mandated conflict resolution process to avoid protracted administrative hearings.
Flagler County’s Jobless Rate Spikes to 6.1 Percent, Highest Since October 2020, and Labor Force Stalls
Flagler County’s unemployment rate surged to 6.1 percent in November, marking a five-year high as the local labor force remains stagnant. While tourism revenue shows modest growth driven by luxury vacation rentals, the housing market is signaling a significant slowdown, with the time to secure a contract reaching levels not seen since the 2012 housing recovery. Despite a slight year-end uptick in consumer sentiment, overall economic confidence across Florida declined throughout 2025.
Funky Pelican and Flagler Beach Renew Vows: Lease Extended 32 Years Amid Gushing Praise and Makeover Plans
Flagler Beach City Commissioners approved a lease extension for the Funky Pelican restaurant, securing the partnership through 2057. The deal, a lovefest in contrast to 2011’s contentious negotiations on the original lease, requires the restaurant to complete exterior renovations within a year. While base rent remains unchanged, the city retains its lucrative 3 percent cut of gross revenues over $1 million. The business had revenue of $4.7 million in 2024. It’s been a bit slower this year. The vote was 4-0.
Bunnell Approves 1,259-Acre Industrial Rezoning 3-2, Brushing Aside Commissioner’s Warning of ‘Blank Check’
A split Bunnell City Commission voted 3-2 to rezone 1,259 acres for industrial use, overriding sharp public opposition. Dissenters warned the approval is a “blank check” that explicitly permits a garbage transfer station. While proponents promised millions in future tax revenue, the figures appear off the mark compared to the city’s actual budget and comparatively bullish projections for Palm Coast’s Town Center 20 years ago. Critics blasted the lack of specific plans or identified businesses for the vast tract west of U.S. 1.
Ending Taxes on Home Sales Is Mostly a Giveaway to the Rich
Supporters of eliminating taxes on home sales, a bill introduced by U.S. Rep. Marjorie Taylor Greene, say it would benefit working families by eliminating all taxes on the sales of family homes. But most Americans who sell their homes already do so tax-free. And the households that would gain most under Trump’s proposals are those with the most valuable real estate.
Serenity Falls: 18-Hole Mini Golf Course Coming to Palm Coast’s Town Center Opposite Epic Theatres
Serenity Falls Mini Golf, owned by Roland Delbois of Palm Coast, is to be located on 2 rectangular acres at 1208 Central Avenue, almost directly opposite Epic Theatres, closer to Brookhaven Way. Delbois’ Serenity Falls corporation, established in January, bought the parcel from Palm Coast Holdings/Allete in mid-April for $523,000. The 18-golf course’s design will have a tropical look, will serve beer and wine, and will have a party pavilion.
Town Center Developer Sues Palm Coast, Accusing City of Breaking Promise on Water and Sewer Capacity
The developer of Palm Coast’s Town Center is suing the city for breach of contract, alleging that Palm Coast government has failed to guarantee water and sewer service for Town Center holdings it was planning to sell. Palm Coast Holdings, the successor to Florida Landmark Communities and a subsidiary of Duluth, Minn.-based Allete Corp., sued Palm Coast in Circuit Court in Bunnell on Oct. 23. They are asking a judge to enforce the city’s promise of providing water and sewer service to Town Center, or require it to pay unspecified damages.
Flagler Beach Annexation of Veranda Bay Hits Another Obstacle; County Eyes a 215-Acre Buy
As the Veranda Bay development on the outskirts of Flagler Beach nears another attempt at annexation into the city, county government is throwing two new, seemingly contradictory wrinkles in the mix: a new, legal obstacle to annexation, and a hail Mary pitch to acquire over 200 flood-plain acres from the developer to protect Bulow Creek and minimize construction in flood zones. It’s not clear how raising a legal issue against the developer could win his support for a land sale.
‘There Will be Some Changes’ to SB180, Sen. Tom Leek Says of Law Favoring Developers At Home Rule’s Expense
State legislators are discussing the possibility of revising a new law that has drawn legal challenges because it blocks cities and counties from approving “more restrictive or burdensome” changes to growth plans. Senate Majority Leader Jim Boyd, R-Bradenton, said Monday during a Manatee County legislative delegation meeting that he has talked with sponsors of the 2025 legislation and that “tweaks” are being discussed.
Palm Coast Will Not Join 25 Local Governments in Lawsuit Against SB180, Which Disables Development Regulation
The Palm Coast City Council today said it is declining to join a lawsuit by 25 other local governments against a new state law, known as SB180, that has sharply restricted governments’ regulatory authority on local development. Bunnell, Flagler Beach and county government have also declined. Council member Theresa Pontieri pushed back against Mayor Mike Norris’s suggestion to join the lawsuit, saying the city should not risk its political capital by alienating lawmakers whose help and appropriations it needs, at a time when lobbyists are near certain that the law will be amended by next March.
Flagler Commission Was Ready to No-Bid Sell Parkland for a Parking Lot. Then the County Attorney Intervened.
A church in Espanola wants to buy a sliver of county parkland, rezone it, and convert it to a parking lot. The Flagler County Commission was prepared to do that without a bid, without hearings, and no public notices beyond cursive ones embedded in commission meeting agendas. The County Commission shrugged off the proposal’s implications as it almost certainly would not had a similar proposal involved , say, the popular Wadsworth Park in Flagler Beach or Princess Place Preserve. But Espanola is a poor, neglected area of the county with a significant Black population and a typically invisible political constituency.
Palm Coast Government Invites Community Input on Land Development Code
The City of Palm Coast is beginning the process of reviewing and updating its Land Development Code (LDC) and is inviting the community to participate in this important effort. A series of public workshops will be held during the Planning and Land Development Regulation Board (PLDRB) meetings and City Council meetings, all of which are open to the public. The first workshop is scheduled for Wednesday, October 8, 2025, at 5:30 p.m. at Palm Coast City Hall.
More Skepticism and Vagueness than Hard Data to Support Mammoth $110 Million Sports Complex in Palm Coast
A company pitching a proposed $110 million sports complex for west Palm Coast claims it could attract up to 400,000 a year even though the county as a whole doesn’t attract more than 100,000 total visitors a year, including those who flock to its beaches. Yet the Flagler County Commission, with some strong skepticism from one member and questions from others, continues to encourage its tourism office to further explore the possibility of just such a complex, which would require a $6 million a year “rent” payment from taxpayers.
Every Flagler/Palm Coast Development Past, Present and Future Now Mapped Out and Accessible Thanks to Toby Tobin
Imagine an interactive site where every housing development in Palm Coast, Flagler Beach, Bunnell and Flagler County, past, present, and future, is mapped out and available at a click. Every development’s details–number of homes, apartment units, commercial or industrial square footage–is listed, often with illustrations and links. Developers are listed. So are construction dates or projected buildouts. That map is now public and free to use, if not quite as free to its creator, who’s paying for it.
Flagler County Home Builders Sue Palm Coast Over Impact Fees, Seeking Immediate Invalidation of Sharp Increases
The Flagler County Home Builders Association (HBA), five local builders and an individual jointly filed the 69-page, four-count suit in Flagler County Circuit Court late Wednesday afternoon. The suit challenges the City Council’s unanimous adoption last June of sharply higher impact fees for fire services, parks and transportation. The lawsuit is not seeking damages, monetary or otherwise. It is seeking the immediate and permanent invalidation of the ordinances that enacted the higher impact fees. It is an extraordinary challenge. It is neither unprecedented nor unheeded, though with extreme rarity.
Despite Rezoning for New Commercial Strip Near BJ’s, Live Local Act Could Still Bring Apartments There
The Palm Coast Planning Board on Wednesday recommended approval of a pair of land-use changes that will eliminate the potential for apartment buildings on 39 acres just west of the B.J.’s Wholesale shopping center on State Road 100. That land is slated for another retail-commercial strip similar to Airport Commons further west. Because of the Live Local Act that overrides local regulations, the zoning change doesn’t mean apartments couldn’t still be built there.
More Than Third of Flagler County’s Renters Are Under Water as Florida Rents Increased 39% in 4 Years
A University of Florida study found that rent for multifamily units in Florida rose by 39 percent between 2019 and 2023, as 1 million households entered the state. In Flagler County, 4,478 renting households out of 12,000 total renting households–or 37 percent–are in that category. Among the most low-income, cost-burdened renting households in the county, 72 percent are occupied by one or two people. The majority are younger than 54.
Bunnell Approves 6,100-Home Haw Creek Reserve Development 2 Months After Rejecting It as Young Switches Sides
The Bunnell City Commission on a 3-2 vote Monday cleared the way for the 6,100-home Haw Creek Reserve development west and south of the city. The largest single development in Flagler County since ITT platted Palm Coast in the 1960s will surge the Bunnell’s population sixfold by build-out in 20 years. It was a startling reversal from the commission’s 4-1 vote in June to kill the development. The reversal had taken on the shade of a done deal the moment Mayor Catherine Robinson revived the proposal two weeks later, after the developer lobbied commissioners and reduced build-out from 8,000 to 6,100 houses.
Flagler County Eyes Land Buy As Jacoby’s JDI Seeks to Offload 35 Acres Previously Slated for Development in Marineland
With Atlanta-based developer Jim Jacoby of JDI Marineland looking to offload properties in Marineland, Flagler County government and three state agencies are working to acquire 35 acres of JDI land in a joint purchase coordinated by the North Florida Land Trust. Flagler County would partner with three state agencies to buy the land, which is zoned for mixed use–housing or commercial. There’s long been rumors and speculation that JDI would build up the place, transforming the character of Marineland.
Florida Cities and Counties Line Up to Defy New Pro-Developer State Law Known as SB 180
All over the state, local governments are pushing ahead on common-sense changes to their growth plans, wetlands protection, and impact fees. They’re doing so despite warnings from big, bad opponents that what they have in mind will violate a new pro-developer state law that limits city and county governments’ authority on new land-use or development regulations. It’s bad news for Gov. Ron DeSantis and the Legislature.
Opposition Grows to Florida’s SB 180, a Gift to Developers Posing as a Storm-Recovery Law
A nonprofit smart growth advocacy organization, 1000 Friends of Florida, is the latest entity calling for the Florida Legislature to repeal portions of a new law designed to expedite post-disaster rebuilding. The measure has become the most controversial new measure signed into law by Gov. Ron DeSantis this year. The problem? Language barring new local land-use or development regulations considered “restrictive or burdensome,” even if they are completely unrelated to storm recovery.