When it comes to apartment complexes in Palm Coast, three factors decide whether the developments will draw opposition from neighboring residents or not: location, location, location.
The closer the proposed development is to established residential neighborhoods of single-family homes and the wealthier those homes, the likelier and the louder the opposition, potentially spooking the elected officials responsible for ratifying zoning or development applications. The further away the proposed plans are from those neighborhoods, and the closer they are to existing apartment complexes or ugly thoroughfares, the more indifferent the response from residents–and the more grateful from elected officials happy for the new tax revenue and just as happy not to be faced with angry constituents.
That’s why Palm Coast City Council members Victor Barbosa, Ed Danko and Nick Klufas, seldom on the same side of major issues, were gushing at a land-use application to rezone 72 acres on the north side of the intersection at U.S. 1 and Seminole Woods Boulevard to mostly apartment zoning, with 187,400 square feet reserved for high-intensity commercial development.
The rezoned land adjoins the Integra Woods apartment complex to the northeast and U.S. 1 to the west. It is at some distance from residential neighborhoods. And it has an added aesthetic benefit: the apartments that would be built there are single-story “attached homes” rather than traditional multi-story apartment buildings. In other words, picture you average residential street of single-family homes, but without the side lots separating them. The homes are all attached.
The council unanimously approved the rezoning, clearing the way for a multi-phased development that could add up to 650 apartments–the single-largest (eventual) addition of apartments since two apartment complexes changed the look of Palm Coast’s Town Center. Jason DeLorenzo, the city’s development director, cautions that “this property has quite a bit of wetlands and will not likely be able to be developed to full density.”
The Seminole Pointe apartments–the property owners are in Boynton Beach and Los Angeles, the applicant is David M. Trandel of Stonestreet Partners in Chicago–will be built in phases, with the first phase projected to result in between 170 and 180 apartments.
Not a single individual addressed the council during the public comment period.
The acreage is split into three lots, two of them bordering U.S. 1, the third bordering only Seminole Woods. The rezoning changed from master plan development and general commercial to multi-family and high-intensity commercial.
“This really isn’t a multifamily project in the traditional sense of three or four stories. This is really something that we already have in Palm Coast that I draw your attention to,” Michael Chiumento III, the developer’s attorney, told the council. He cited examples such as Lake Forest on Club House Drive, Kings Colony on Old Kings Road, or the apartments on Bridgehaven Drive. “It’s all single-story. It’s not multifamily in the traditional sense. This is the type of product that is being requested to be built on the property.” The housing will be clustered around retail stores and other commercial uses, diminishing residents’ need to drive.
“This project is what I think is a perfect project. They’re putting a high density on the highway. So it’s not bringing no traffic into the residential,” Council member Victor Barbosa said. “This is perfect because it’s not going to bring no hardship, no traffic. And if there is traffic, that’s going to be the state that’s going to pay to open this up, not us.”
“Ideally, I think we can all agree that we would rather push the high-intensity commercial traffic to U.S. 1 for a plethora of reasons, not just because it’d be the state that will fund it,” Council member Nick Klufas said. “But I think it’s just a more suitable fit.” He said the “single-family attached style of housing is something that again, we needed to add to our housing inventory.”
High-intensity commercial zoning would allow fast-food restaurants, bars with outdoor entertainment, automotive stores, tattoo stores, Chiumento said, reading from the city’s code. The proposal would still allow that, but on 187,400 square feet instead of on 375,000 square feet. The rest would be converted to apartment zoning. No wetlands will be impacted in the first phase, nor any other environmental resources.
The first phase’s apartment units of will have one, two and three bedrooms. The high-intensity part of the development is “undetermined” for now, and will be led by market forces, Chiumento said.
“Is there a risk that the high intensity commercial does not develop?” Mayor David Alfin asked.
“We would always have to say that’s a risk but it is the intent to build that once the residents are there,” Chiumento said.
The council will have to approve the rezoning on second reading in two weeks. The developer will then submit a site plan detailing the actual look of the project.
Seminole Pointe Rezoning (2021):
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Guy Earnhart says
Great more people, just what we need…
Karen Curry says
Aww c’mon quit your bitchin’! They’ll be plenty of room afterKarma, Delta, Mu & Lambda get through with Flagler.
Mary says
Way overdeveloped! Unless Floridians realize that the patchy greenspaces that still exist in and around our towns and cities are more than just another development opportunity, another tax generating smoke shop or storage facility, or another gated community, we will have created an apocalyptic hellscape, a manicured parody of Florida. These remaining greenspaces are the lungs that make our cities livable. Someone is going to have to explain to future generations why we thought it was better to pave and develop a living breathing ecosystem, so we could have another WaWa and a convenient place to get a fresh sandwich. There is only one solution. I call it “undevelopment.” In Europe, they call it call it “re-wilding.” Before we re-wild Florida, we have to undevelop parts of the city and return it to greenspace.
Peion Man says
Enough is enough………. Power & Greed……… In Federal Government and in EVERY little town in America. 1% who want the control and all the money. To hell with the rest of mankind. Let them fend for themselves. Perhaps a list of ALL the 1% should be printed on the internet. Their names, addresses, how many houses they have, how many cars they have, how many boats they have, how much Stocks they have………. Gee, I can only imagine how much Power & Greed the 0.01% of the Quadzillionaires who make up the DEEP, DEEP, State……… I keep hearing that song from the past in my head…” In the year 3535 “
Maria Darcy says
Once completed, will this project have on-site property management? Will the rental units be maintained by an on-site maintenance team, to include mowing of the lawns? Palm Coast has many duplexes, little oversight, and many streets reflect the need for better code enforcement.
Dennis says
When will enough be enough?
flatsflyer says
The city has not improved the infrastructure any zoning change in the entire history of the City. It’s always a catch up situation after the fact. How much is the real impact o schools, roads, fire services, etc. It’s past time to work on issues like maternity services and eye care at our hospitals before we think about bringing in another 2,500 people to work at minimum wage jobs.
marty barrett says
That Barbosa guy sounds downright illiterate. HE is a decision-maker here? That does not inspire much confidence
Karen A says
Attached single family homes ??? aren’t they duplexs’ … wow really something new !!!!
bob says
maybe it should be called “sardines wrapped in an airport” — there goes commercial braided with an airport
Mike C says
How many more school will need to be built. When you have apartments you will always have a need for more schools I see our taxes going higher and higher .
We were supposed to be a retirement community we will be taxed out of our homes.
How about we do like some other states when you reach 65 you don’t have to pay school tax usd all that lottery money.
I think we are being sold out by the people that we put in office .
TV Trey says
Will they take section 8? We need more housing available to us that accepts it. I was fishing the other day under the bridge by the marina and saw a nice piece of land sitting there empty where the river and canal meet. It would be perfect for some section 8 housing and we could fish all day long.
Suck of stupidity says
Thats funny Trey. U, thinkus people that live on the canals, are going to support section 8.? Get real.!! Yes so y’all can fish all day.!!
Potter says
Whenever there’s another announcement of more homes being built for, ya know, fellow humans with families seeking shelter just like you, there is a recurring group of pathetic self-absorbed clueless uneducated asshats that always have a problem with it.
A.j says
Another Calif. In the making. Fire fire fire. Hopefully we will become a Dem. State like Calif. More cops to police the new appt. buildings. Good job Palm Coast. Will people of color benefit from the complex,probably not. The 10 extra cops will keep them out, just saying.
Joe.! says
Who cares of people of color.?? Stop begging for special attention.!! Get over it.! We’re all equal.!!
deb says
Back in 1960 there was only 4.60 million people, now 21 million plus. in 1960 Flagler County had 4,566 people living here. Now around 115 K . As incoming growth isn’t going to stop or even slow down in this state or this county. Its the way it is. .
A.j says
Joe, we care about ourselves, history tell that the Caucasians do not care about us. We need to speak for ourselves, if we get handouts my forefather slaves were worked to death by the white man to build the white man’s wealth. If I get a handout I truly deserve it. Wbite folks gets free handouts 24,7. Yhsnk you. Deb I saw some signs the population growth is slowing in Fla. It remains to be seen what will really happen. Anyway I hope they are coming from Calif. & N Y. so we can become a Dem State. Just saying.
A.j says
Oh, by the way Joe, if I get special attention, a white woman will call and say a group black people look suspicious, the cops will be there and put us all in jail. We might get shot, for being on a public street, complementing each other for good work in our neglected neighbor hood igged. by the system. You c Joe all black people need special attention. I forgot tha white man always got special attention. They kill people of color it was self defense they say. a white cop kill an unarmed black man, the cops say they fear for their lives they thought the black guy had a gun. I know the cop has a gun, I guess I can’t fear for my life. A white guy rape a woman behind a dumpster, he get maybe 6 months in jail maybe 2 days. I forgot he was white. Special privilege for being white and special attention. Just saying. I I do get a hand out, the white man will steal it I report it I go to jail, he gets nothing be applause and job well done white man.