- May 20, 2026
Hammock residents may soon see more residential development plans along State Road A1A coming before the Flagler County Commission.
Flagler County’s Technical Review Committee is reviewing an residential plat for a 46-home planned unit development known as The Cove in The Hammock. The committee has also recently received an application for a new development near The Hammock’s Publix grocery store.
The Cove project is owned by KGJG Cove, LLC, and located between Beachside Drive and Hidden Treasure Drive along State Road A1A. The Cove was formerly known as Scenic Cove, a PUD application the Flagler County Commission originally approved for rezoning in 2022.
The Scenic Cove rezoning application was for a maximum of 56 single family homes on the 18.6-acre lot. The 2022 traffic analysis, based on the 56 units, estimated the development would create 528 additional trips, according to Flagler County meeting documents in October 2022.
The Flagler County Commission unanimously approved the rezoning application in 2022. The TRC has been reviewing a residential plat for The Cove — which is still referred to as "Scenic Cove" in some areas of the application — development since November 2025.
As of the May 20 TRC meeting documents, county zoning and engineering staff have requested more information from the developer.
The residential plat application outlines plans for the 46 single family homes on 7,776-square-foot lots along one street with two stormwater retention ponds in the center. The developer also plans to include a viewing platform and canoe/kayak launch area along the Intracoastal Waterway and a beach walkover on the opposite side of S.R. A1A.
According to the application, The Cove is “envisioned as a private, gated residential enclave that complements the character and scale of the surrounding Hammock Community.”
But The Cove is not the only project under review for The Hammock. A new application for a PUD rezoning for 5.7 acres in The Hammock known as “The Cottages” came before county staff in February.
This property is located at 5359 N. Ocean Shore Blvd., next to The Hammock’s Publix. The application outlines plans for 27 single family homes along one side of a street, ending in a cul-de-sac with a retention pond.
A letter from the applicant’s representative in the application states, “The Cottages is envisioned as a modest, well-integrated residential community that complements the surrounding Hammock area. The project’s scale and design emphasize compatibility with nearby development patterns, preservation of natural character, and responsible land planning.”
The TRC last reviewed both applications at its March 18 meeting. Both KGJG Cove, LLC and KGJG Investment, LLC are owned by James Giugliano, according to the Florida Department of State's Division of Corporations. Giugliano is a real estate agent and developer out of Southampton, New York.
These applications are still works in progress, and will need to be reviewed and approved by the Flagler County Planning and Zoning Board and the Flagler County Commission.
