- June 23, 2026
A proposed 119-acre mixed-use development along Seminole Woods Boulevard moved forward June 15 after the Flagler County Commission considered a large-scale future land use amendment that would allow a combination of residential, commercial and assisted living uses on property surrounded by existing neighborhoods.
The request, submitted by MPC Lots LLC, seeks to amend the property's future land use designation from Agricultural and Timberlands and Commercial Low Intensity to Mixed Use High Intensity. The site is located west of Seminole Woods Boulevard, approximately one mile from U.S. 1, and is bordered by Grand Landings, Cascades and a School Board-owned parcel reserved for a future school.
County planners told commissioners the amendment includes a parcel-specific limiting policy that would cap residential density at an average of seven units per acre, matching the density allowed under the county's Mixed Use Low Intensity category. The higher-intensity designation was requested primarily because the developer wants the ability to include a shopping center and grocery store, uses that are not permitted under the lower-intensity category.
During her presentation, Principal Planner Simone Kenney said county staff analyzed the proposal using the maximum development potential allowed under the requested land use designation. Under that worst-case scenario, the amendment would generate a net increase of approximately 1,153 residents, 4,800 daily vehicle trips, 420,000 gallons of potable water demand, 370,000 gallons of wastewater demand and nearly 18,000 pounds of solid waste. The project would also increase demand for parks and recreation facilities and generate an estimated 100 additional public school students.
Kenney said the project could ultimately include up to 502 residential units and approximately 829,000 square feet of commercial development under the future land use designation. However, the companion rezoning application includes restrictions reducing the commercial floor area ratio, resulting in approximately 414,000 square feet of commercial development while preserving plans for a grocery store and neighborhood shopping center. The project would also be required to maintain at least 25% open space, or roughly 30 acres.
The Planning and Development Board unanimously recommended approval of the amendment in February after requesting additional input from the City of Palm Coast. County staff said Palm Coast reviewed the proposal and concluded there is adequate roadway capacity to accommodate the projected traffic while recommending conditions related to buffering, density limitations and placement of commercial uses near Seminole Woods Boulevard.
Developer cites long-range planning
Representing the applicant, attorney Michael Chiumento argued the proposal reflects a vision that has existed since Palm Coast's original planning documents were created more than 50 years ago.
Chiumento presented historical planning maps dating back to the ITT era and said the area has long been designated for a neighborhood commercial center intended to serve residents in southern Palm Coast.
"This has been the plan for over 50 years to provide this type of development in the area," Chiumento told commissioners. "So that the neighbors and the people in that part of the community don't have to travel as far to get their day-to-day needs."
He said the project has been substantially revised over the past year in response to comments from county staff, Palm Coast officials and residents.
Among the changes, the applicant reduced the project's commercial intensity, added larger landscape buffers, lowered maximum building heights, restricted certain commercial uses and committed to keeping stormwater on-site through a curb-and-gutter drainage system. Chiumento said the development would include single-family homes, townhomes, multifamily housing, an assisted living facility and neighborhood-serving commercial uses.
The developer also pointed to a utility capacity letter from Palm Coast indicating water and sewer service is available and noted that any future development would still be required to meet concurrency requirements before construction could occur.
Residents voice concerns
Several residents from nearby communities urged commissioners to reject the proposal or require additional restrictions.
Grand Landings resident James Carlin thanked the applicant for making concessions but requested wider buffers and questioned whether commercial uses selling alcohol should be located next to land reserved for a future school.
Darlene Shelley argued the amendment conflicts with the county's long-term planning goals and Vision 2050 initiative.
"We are not anti-growth," Shelley told commissioners. "Flagler County needs responsible development that honors our Vision 2050."
She contended the proposal would encourage urban sprawl, place additional pressure on infrastructure and erode the area's rural character.
Other residents questioned the project's traffic projections and the need for additional commercial development in the area.
Grand Landings resident Robert Meyer said he has not heard demand from residents for another grocery store and challenged portions of the traffic analysis presented by the developer.
Seminole Woods resident Liz Shanahan argued the proposal is inconsistent with the character of the surrounding neighborhood.
"Seminole Woods is over 95% residential," Shanahan said, adding that large-scale commercial development would be out of place in the area.
Another Grand Landings resident, Jim D'Agostino, told commissioners the project would fundamentally alter the character of nearby neighborhoods and urged them to keep development at the intensity currently allowed under existing land-use regulations.
Next steps
The future land use amendment represents the first step in a multi-stage approval process. Commissioners also considered a companion planned unit development rezoning that establishes specific development standards and limitations for the project.
If ultimately approved, the development would transform one of the largest remaining undeveloped tracts along the Seminole Woods corridor into a mixed-use community designed to serve both existing residents and future growth in southern Palm Coast.
Supporters argued the proposal would provide housing, commercial services and a grocery store in an area long envisioned for mixed-use development, while opponents warned it could increase traffic, strain infrastructure and alter the character of nearby neighborhoods.
