- December 4, 2025
Despite having some reservations concerning flooding, the Flagler County Commission approved two final plats on Monday, May 19, for phases of the upcoming Veranda Bay development.
The 3-0 approval of the final plats, for 65 lots is Phase 2B and 59 lots in Phase 2C, also included the acceptance of draft performance and maintenance bonds — about $341,000 for the performance bond, $707,000 for the maintenance bond and $878,000 for the performance bond for the roadway connecting Phases 1A and 2B of Veranda Bay. These bonds were made between developer Palm Coast Intracoastal LLC and the county for security regarding the completion of site improvements for Veranda Bay. Commissioners Leann Pennington and Pam Richardson were absent.
The Flagler County Commission previously approved the preliminary plats for six phases of the almost 900-acre Veranda Bay development in 2020. A total of 335 lots have been platted since, meeting the concurrency requirement for construction of the spine road and the golf course, which the Planned Unit Development outlined as taking place prior to the platting of 453 lots, of which 150 could be multifamily.
"Certainly, that's still potentially possible on the remainder here on the east side, or something for the west," County Growth Management Director Adam Mengel said. "But as of this point, the completion of these two final plats finishes out what we have previously approved for the preliminary plat."
Commissioner Greg Hansen said he wasn't convinced that the developer had addressed his flooding concerns on the property.
"I've been out there, watched heavy rainfall, and it's going to leave the property," Hansen said. "And they've assured me that it's not going to leave the property, but it's going to leave the property and affect their neighbors."
Hansen said he'll be watching that issue closely, as he doesn't trust the assurances made by the development's engineer. During heavy rains, Hansen said, the water flows to the north.
Flagler Beach resident Sandra Schultheiss attested to this. She resides south of the Veranda Bay property on John Anderson Highway, and said the residents on the north side are experiencing flooding. So is she.
"There is a huge drainage problem on this property, and they're never going to build a golf course — Don't let them fool you on this," Schultheiss said. "...This is over development at its worst."
Attorney John Tanner, representing Preserve Flagler Beach & Bulow Creek Inc., asked the board to table the item at the meeting, seeing as only three of its five members were present. He cited citizen concerns on flooding and "vagueness" of the developer's plans
"John Anderson Scenic Highway is unique," Tanner said. "If this type of development continues at this level, in this area, I fear that it's going to be faced with a prospect of being compelled, or perhaps, even forced to four lane John Anderson Highway, which would totally ruin the scenic aspect of John Anderson."
Attorney Michael Chiumento, on behalf of the developer, said the Veranda Bay development has gone through about 20 hours of hearings and four different approval processes, and spent about $20 million for the development's infrastructure. The final pat is the end of the first part of the construction process.
"I wanted to make sure that, not only you all were on the same page of what we were doing today, but the community understood that this is the last piece — making you see that the box of Legos has been assembled correctly," Chiumento said. "There's a bond out there to ensure all the infrastructure has its warranty."
If people are experiencing flooding today, Commissioner Kim Carney asked Chiumento when they would have the chance to address it. Chiumento said detailed analysis addressing stormwater have long been approved.
"Just to be very simple, both state and federal law prohibit any development, including this development, to allow their water to go off site and flood adjacent properties," Chiumento said. "... Obviously, during the hurricane, there was flooding, but I think that happened all along, and I don't know that there's any indication or studies that even suggest that this project floods those people."
Carney said that while the development is "high scale," it's over development. If people are saying their properties are flooding, the county needs to deal with it.
"Somebody's gonna lie that their that their home is flooding or or there's flooding in their driveway? That doesn't make sense," she said.
Flagler County attorney Sean Moylan said the commission's hands are tied on the matter. The county defers to the St. Johns Water Management District for stormwater standards, and if the commission seeks to instate more stringent standards, they can do so through the comprehensive planning process.
"As your legal counsel, I have to tell you that if you find that [the final plat] meets the statutory requirements, you must approve it, or else you're putting us in legal jeopardy," Moylan said. "You'd put us in a lawsuit that would be difficult to win."
Chair Andy Dance said the commission has had a lot of conversations about implementing more stringent stormwater standards, and that it should be a priority for the commission.
"But, there have been instances where the state Legislature has overridden those as well, so it's a constant battle with home rule," Dance said.
Hansen said he will give the developer the "benefit of the doubt" until Veranda Bay is finished.
"Their plan says that no water will leave that development," he said. "It flows from one pond to the next pond and then to the intercostal waterway, if it really overflows. So, I'm waiting to see, but I think it behooves us to watch it very closely to make sure that there is no flooding, north or south."
