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.
Development
Palm Coast development, construction, sprawl and other real estate-related issues.
Don’t Buy the False Narrative that Palm Coast’s Infrastructure Isn’t Keeping Up with Growth
No one disputes that Palm Coast has grown significantly and faster than most communities in the country. The city’s population has grown by 150 percent in 20 years. That kind of growth naturally brings challenges, and anyone who suggests otherwise is being disingenuous. But to claim that our infrastructure is incapable of supporting this growth, or worse, that the city has been sitting idly by, is to ignore a mountain of evidence.
Lessons from Palm Coast’s Fuel Dump Folly
The push for building the ill-fated Belvedere Terminals fuel dump in Palm Coast was tied to a series of myths: that somehow Palm Coast’s overwhelmingly residential tax base is unsustainable. That its tax burden is lopsidedly on residential homes. That commercial and industrial development lowers property taxes. The premises are taken as gospel in this county and never tested. Not one of them is true.
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.
Proposed Fuel Farm Off U.S. 1 Draws More Fire as Public Urges County to Reject Palm Coast Location
Already bruised by mounting opposition since it was announced almost two weeks ago, Palm Coast and Flagler County governments’ proposal to buy 78 acres for a 12.6-million gallon fuel farm off U.S. 1 took more fire today, this time at the County Commission, even though the county last week pulled the proposal from today’s agenda. Numerous residents, all opposed to the fuel farm at the U.S. 1 location, addressed the commission, but commissioners themselves raised sharp questions about the plan, adding to its uncertain future.
Three Palm Coast Council Members Return from Tallahassee With Some Hope for City’s Utility Needs
Three of the Palm Coast City Council’s four members–Theresa Pontieri, Charles Gambaro and Ty Miller–returned from a lobbying trip to Tallahassee last week with some potential successes to help pay for the city’s utility-infrastructure needs despite legislative appropriations far more constrained than they’d been the previous two years.
Company Will Build Massive Fuel Depot and Distribution Plant at Rail Spur Off Peavy Grade in Palm Coast
Belvedere Terminals, a start-up company developing a new gas and diesel distribution network by rail, will build a fuel depot and distribution plant on a 78-acre site on Palm Coast’s Peavy Grade, next to the city’s Water Treatment Plant 3 off U.S. 1. The company intends to start operations in late 2026 at a plant with half dozen fuel tanks with a total capacity of 300,000 barrels of gasoline and diesel storage, or 12.6 million gallons–the equivalent of 17 water towers like Palm Coast’s off I-95.
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.
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.
I Confess: I Like Palm Coast
On WNZF’s annual year in review show with local media in January host David Ayres asked me if I liked Palm Coast. I replied with a mix of sarcasm and sourness. It was more of a show-offy attempt to sound clever than an honest reflection of how I felt. For all its many flaws, there are good reasons to appreciate Palm Coast down to its irradiating redness, even for a Bolshevik like me.
Sen. Rick Scott Aide Tours Palm Coast’s Troubled Wastewater Plant, Raising Hopes for Help with $240 Million Upgrade
The first-ever visit by an aide to Sen. Rick Scott–or by any senator or his aides–to Palm Coast’s troubled Waste Water Treatment Plant #1 today left City Council member Charles Gambaro, who arranged the visit, thinking “it’s a 50-50 chance” that the city may get financial help to lessen a projected $240 million bill to upgrade and expand the sewer plant.
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.
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.
November House Sales in Flagler County At Lowest Level in Almost 7 Years, Job-Holder Total at 2-Year Low
Flagler County’s unemployment was 4.4 percent in November, up a decimal point from a revised 4.3 percent the previous month, a statistically insignificant change, even as the number of unemployed residents declined slightly. More alarmingly: housing sales hit a seven-year low, while the number of Flagler residents holding jobs continued to decline significantly.
Wawa Opens 2nd Flagler County Store on Palm Coast Parkway and Florida Park Drive Friday
Wawa, the national convenience store chain with a strangely fervent following, is opening its second Palm Coast store and gas station Friday morning, on Palm Coast Parkway and Florida Park Drive. The store was built on the 2.5 acres formerly occupied by the Paul Katz office building, one of the many landmarks of Palm Coast’s earlier days as an ITT project that have been leveled to make room for housing or commercial redevelopments.
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.
Reilly Opelka, Grateful To Be Playing Again, Recounts Odyssey of Harrowing, Nearly Career-Ending Injuries
Though Reilly Opelka, the former Indian Trails Middle student who trained at the Palm Coast Tennis Center, lost his opening match at the US Open this week, he described in an interview with FlaglerLive how close he came to the end of his tennis career as a string of harrowing injuries sidelined him before unique surgeries helped him make his way back to the tour. He continues to be involved in Palm Coast’s tennis endeavors.
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.
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.
Think Your Land Can’t Be Sold Without Your Knowledge? Palm Coast Lot Owner Found Out Differently.
A Palm Coast property owner was shocked to fine that a lot he owns in the L Section had been put up for sale without his knowledge. It is now a common fraud that’s catching many property owners by surprise, that title companies are battling, and that the Florida Legislature attempted to address, but a bill doing so died in the last session.
Palm Coast Planning for YMCA on Central Avenue in Town Center, Raising Questions About Arts’ Place
Palm Coast government is getting ready to build a 30,000 square foot YMCA on a 12-acre city-owned parcel on Central Avenue in Town Center, next to what used to be the Palm Coast Arts Foundation’s stage and a 5-acre parcel that had been dedicated to arts and culture. Plans at the moment do not include a pool. A director of United We Art, the organization overseeing arts development in Town center, fears picking that location for the Y may crowd out the city’s pledge for an arts center there.
264 Apartments Approved Across Imagine at Town Center, Near 300-Unit Complex, Raising Traffic Concerns
The Palm Coast City Council this morning approved plans for a 264-unit apartment complex on Town Center Boulevard, across from Imagine School at Town Center, and from a 300-unit high-end apartment complex the Planning Board greenlighted last August called The Legacy. The new units are expected to help reduce the shortage of apartments and possibly slow the rise in rental costs, which have been hurting working families and retirees who choose to move away from the burdens of home ownership.
Affordable Housing in Palm Coast-Flagler: Plenty of Ideas, Not Enough Political Follow-Through
The Palm Coast Community Center was not the place to be this afternoon if you wanted to hear cheery answers and simple solutions to increasing the dismal stock of affordable housing in the city and the county. But it was the only place and one of the rare times in recent years where local governments–the county and Palm Coast–devoted a serious forum to explore difficult questions and realistic possibilities to bring more affordable housing to the region.
That Color in Your Water Is Due to Low Rainfall and Palm Coast’s Use of Certain Wells
The City of Palm Coast is actively responding to the challenges posed by the current dry conditions, which have led to significantly increased water usage and heightened demands on our water supply. As a result, residents may notice a change in the color of their water, particularly throughout the summer months.
For Palm Coast Council, ‘Utopian’ Goals on Roads, Parks, Arts and Jobs Clash with Fixation on Reducing Tax Rate
The Palm Coast City Council has narrowed its goals for the coming year to 12. It is an ambitious, immediately contradictory list that starts with limiting government revenue by way of a rolled back tax rate as a goal, then goes on to outline costly initiatives the administration has not been able to address in line with demand for lack of money: road repairs, swale repairs, more money for arts and culture, advancing the dredging of saltwater canals, implementing the parks master plan, and so on.
Why Is Palm Coast Backroom-Dealing Tax Incentives with a Private Company?
Palm Coast is in the middle of a secret deal with an Atlanta-based company called DC Blox, which bought 34 acres in Town Center for $3.3 million last fall. It plans to build a data center there to land several undersea internet-data cables, by way of Flagler Beach. The city and the county are cooking up some kind of tax incentive with the company. We don’t know how much. We don’t know for how long. Presumably, we’ll find out only when the deal is sealed.
Palm Coast Takes Stock of Its Capital Funds Ahead of Budgeting for Parks, Roads, Fire, Swales and Utilities
The Palm Coast City Council this morning got a glance at what the city’s own major capital or construction plans will look like over the next 10 years, where the money will come from, and what city projects may drive the spending. The review of the city’s Capital Improvement Plan, or CIP, combines the tedious with the essential, delineating the wishful from the possible.
Palm Coast Approves Steps for Trio of Developments That Will Add 689 Homes in North and South of City
The Palm Coast City Council and its planning board between them approved different steps for a trio of developments in north and south Palm Coast that will add a combined 689 single-family homes to the city’s inventory. The approvals were for the final plat of Phase 2B of Sawmill Branch off U.S. 1, the final plat of Seminole Palms Phase 1 on the west side of Seminole Woods Boulevard, north of Grand Landings Parkway, and for the subdivision master plan of Sawmill Branch Phase 3.
Contrary to Flagler Beach’s Impressions, Palm Coast Is Not Pursuing Veranda Bay for Annexation
Palm Coast is not pursuing the annexation of Veranda Bay, the 335-home development formerly known as The Gardens on John Anderson Highway, nor would it pursue an annexation: that would be the land owner’s prerogative. And in veranda Bay’s case, the developer has not filed any kind of formal document suggesting he’d want to annex into Palm Coast.
Old Kings Village Development of Up to 210 Houses Clears Obstacle Course with Polo Club West as City Approves Rezoning
The approvals followed weeks of wrangles between the developer, the city, the county and Polo Club residents. (See previous steps here, here and here.) The council had considered the items on Dec. 5 and Jan. 2, both times getting strong pressure from Polo Club property owners–and their attorney–to delay approval, pending the resolution of sharp differences with the developer.
Proposed Building Moratorium Addressing Flooding Concerns: An Exchange Between Home Builders and Pontieri
Members of the Flagler Home Builders Association have been writing Palm Coast City Council members to urge them to vote No on a construction moratorium City Council member Theresa Pontieri has proposed for 60 to 90 days on so-called “infill” lots in the city’s sections platted by ITT. What follows is an exchange that took place today between a home builder and Pontieri on the proposal. The council meets Tuesday and may take up the issue then, depending on other developments.
Palm Coast Will Spend $94,000 To Study Lower Speed Limits on City Streets, and Again Study Florida Park Drive
Palm Coast will spend close to $100,000 on a pair of traffic studies–one to investigate whether speed limits may be lowered on many residential streets from the current 30 miles power hour, the other to investigate speeds and how traffic-calming medians could help improve traffic flow on Florida Park Drive, the most studied roadway this side of the Appian Way.
Reports of Flooded Properties Attributed to New Homes Rise to 148 as City Pledges Help, But No Sure Solutions
City staffers have visited 75 of the affected properties so far in hopes o analyzing problems and proposing fixes. They are hoping to have visited all 148 by the end of January, assuming the tally doesn’t grow much further. But while the city has addressed building rules that should reduce flooding problems in the future, it does not have a comprehensive, retroactive fix for existing residents who see their yards turn to ponds after rain events.
City Attorney Warns Palm Coast Away from Directly, Financially Aiding Flooded Property Owners
Palm Coast City Council member Ed Danko wants the city to more directly aid property owners whose yards have been flooded from adjacent, new construction, but the city attorney says funds may not be spent to benefit any single private property owners. The city administration will look at alternatives.
All Those Yards Flooding from New Construction? Blame ITT, Nature or Changing Codes, Not Builders, City Finds
More than 80 property owners have filed complaints about yards flooding as new construction has gone up in Palm Coast recently. Palm Coast officials say there are all sorts of reasons but builders and new construction are not among them. The city is working with property owners to analyze the issues and provide direction. It is also rewriting is technical building rules. But it’s stopping short of providing direct aid.
9-Building, 216-Unit Apartment Complex Would Line Old Kings Road South of Palm Coast Parkway
The Palm Coast Planning Board in a 5-2 vote that reflected some sharp resistance to the project recommended approval of a master plan for a nine-building, 216-apartment complex lined along Old Kings Road’s two lanes, halfway between Palm Coast Parkway and Town center Boulevard. It would be by far the largest development visible from the road south of Utility Drive, changing the complexion of what had been one of Palm Coast’s last remaining greenways.
Realtors Want Their Signs in Rights of Way. Palm Coast Warns that Hate and Other Signs Would Follow.
Palm Coast Council member Ed Danko is leading the charge on behalf of Realtors and other businesses to open up city rights of way to their advertising signs on weekends. Fellow Council member Theresa Pontieri is warning that doing so would open up rights of ways to every sign imaginable, including hate signs, while overwhelming the city’s Code Enforcement Department. The council is split on an issue it will have to decide soon.
Palm Coast Approves Final Step to Complete 210-Home Whiteview Village Gated Community
The Palm Coast City County on Tuesday approved the final plat for 81 homes in Whiteview Village, phase two of a two-phased development of 202 homes approved as a master-planned development by the council in 2018. Construction began in 2021 in an MPD that also includes a future 316-unit apartment complex.
Palm Coast Approves 91,000 Square Foot Storage Facility Next to Elks Lodge on Old Kings Road
Another storage facility will go up in Palm Coast, on 12 acres on the west side of Old Kings Road, just north of the Elks Lodge, on land owned by First African Methodist Episcopal Church of Palm Coast, which is to the north of the site. The three-story building will be 91,000 square feet, or about half the size of a Walmart Supercenter.
What Does Palm Coast Hope to Be ‘When We Grow Up’? City Launches 14-Month Plan to Listen and Respond
What should Palm Coast look like in 2050? City Hall today kicked off a 14-month process to answer that question, to do so by engaging as many residents as possible as inclusively as possible along the way, ending with a document that will re-imagines the city’s blueprint as its residents want it to be at mid-century. The result of that exercise will be a complete re-write of the city’s “Comprehensive Plan,” the first since 2004.
Palm Coast Issued Development Orders for 4,138 Homes This Year Alone, and Has 13,361 ‘in Pipeline’
While City Council member Theresa Ponstieri significantly overstated the actual number of homes the council approved this year, there is no question that Palm Coast is growing rapidly, and that Council policy is doing all it can to accelerate that growth, with increasing rumbles from existing residents who think, like Pontieri, that the pace is too rapid.
Town Center Fills In Slowly: Palm Coast Council Approves First 66 of 161 Homes at ‘The Retreat’
The Palm Coast City Council last week approved a 66-home development, phase 1 of a gated development that will eventually total 161 houses and duplexes in what’ll be called The Retreat at Town Center, on land just north of the Publix on Central Avenue and east of Belle Terre Parkway.
Don’t Blame Us Seniors for the Affordability Crisis. Blame Developers.
A Hammock resident rejects the claim that Palm Coast’s and Flagler County’s seniors “contribute least” as they buy up homes, or that they are to blame for the housing affordability crisis. Rather, developers convince your fearless leaders that they cannot make any money unless they cram in as many houses on a property as possible. They convince commissioners to change zoning frequently, for profit.
At Root of Palm Coast’s Affordable Housing Crisis: We Got Our Own. Screw the Rest.
We have a housing crisis in Palm Coast. Too few houses, too few apartments, discriminatory zoning and homesteading laws that make the problem worse. We who live in our sprawling, property-tax-sheltered single-family houses not only see these laws as entitlements. We want the door to more development closed behind us. We got our own. Screw the rest. So just when we need it most, affordable housing is becoming a dirty word.
Rezoning Enabling Up to 850 Homes in Seminole Woods Causes Sharp Debate Before Palm Coast Approval
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.
Only Half of Palm Coast’s Land Mass Has Reliable Cell Coverage, with Limited Relief Ahead
For all of the city’s efforts since 2017 to improve cell coverage in Palm Coast, reliability is still a serious problem. Only 14 to 15 percent of the city’s land mass is getting fully reliable coverage. Less than 35 percent of the city is getting fair to mediocre coverage. A deficit of needed towers still looms.
Palm Coast Approves Doubling Housing Units to 845 at Lighthouse Harbor on Colbert Lane, Part of Future ‘Village’
The council approved several deviations from the Land Development Code to accommodate the developer, which is part of the Marina Village collection of developments. Between Marina del Palma’s 615 units to its immediate north and a 240-unit apartment complex immediately to the west of Colbert Lane, the cluster of new developments will add 1,400 housing units.