- April 24, 2026
Palm Coast leaders are taking a renewed approach to redevelopment along the State Road 100 corridor, advancing an incentive program aimed at encouraging vertical, mixed-use projects in Town Center, before the Community Redevelopment Agency sunsets in 2034.
The proposal, presented by Community Development Director John Zobler during the April 21 City Council meeting, outlines a strategy to spur multi story, mixed use development within the SR100 CRA district.
Zobler’s presentation centered on attracting projects that combine residential, retail and commercial uses in a single footprint, a model city leaders say is critical to activating Town Center and bringing long awaited momentum to the area.
Mayor Mike Norris emphasized the importance of focusing on true mixed-use development, not traditional residential growth.
“I mean, solely for mixed use, not single-family housing,” Norris said, noting the city’s intent to prioritize projects that build vertically and incorporate multiple uses.
Norris also supported the concept of multi-story development, including buildings around three stories, as part of a broader vision for a more walkable and economically active Town Center. He made clear the city does not want to incentivize additional single family home construction within the CRA.
Vice Mayor Theresa Pontieri echoed that position, stating she does not support incentives specifically for residential development.
She also stressed the importance of preserving arts and cultural elements within Town Center, saying she wants to ensure those components remain part of the long term vision for the area.
Pontieri highlighted the need to better utilize the CRA itself, particularly in areas like Town Center that have seen limited progress over the years.
“I further want to commend you on kind of bringing life back to the CRA or trying to, because this has kind of been a black sheep of our organization that has been neglected,” Pontieri said.
The SR100 corridor, and specifically Town Center, has long been viewed as a focal point for Palm Coast’s economic development strategy. However, Town Center has struggled to attract sustained investment, prompting the city to revisit its approach.
Councilmember Ty Miller reinforced the importance of keeping the program aligned with mixed use goals.
“I’m fine with mixed use,” Miller said during the discussion, supporting the direction while maintaining focus on how incentives are applied.
Councilmember Charles Gambaro made the motion to approve the program.
“I move approval of the resolution establishing a vertical development incentive program within the SR100 Corridor Community Redevelopment Area,” Gambaro said.
The measure passed unanimously.
City leaders say the timing of the initiative is critical. The CRA captures increases in property tax revenue within the district and reinvests those funds into redevelopment efforts such as infrastructure, beautification and economic development. With the CRA set to expire in 2034, officials say there is a limited window to make meaningful progress, particularly in Town Center.
The incentive program is designed to address the higher costs and complexity associated with vertical construction, which often involves multi story buildings and mixed uses. By reducing financial barriers, the city hopes to attract developers willing to take on projects that could reshape the corridor.
Officials say the ultimate goal is to transform Town Center into a more active, walkable destination that blends living, shopping, dining and cultural elements, something that has long been envisioned but slow to materialize.
With unanimous support from the council, the SR100 Corridor CRA Vertical Development Incentive Program now moves forward as a key piece of that strategy, as the city works to maximize redevelopment efforts ahead of the CRA’s 2034 expiration.
