- October 5, 2026
The Palm Coast City Council put two major development proposals on hold Sept. 1, giving applicants additional time to address concerns ranging from traffic and density to conservation.
Council members voted 4-1 to table proposed amendments to the Lakeview Estates development until the council’s Sept. 15 business meeting. Later in the nearly five-hour meeting, the council voted 4-1 to table the Seminole Trace proposals for three months.
The Lakeview Estates proposals involve the approximately 280-acre former Matanzas golf course property. The property is owned by Matanzas GC Palm Coast LLC, with attorney Michael Chiumento III of Chiumento Law representing the owner.
The applicant is seeking a Future Land Use Map amendment for approximately 20 acres of Tract 9, along with changes to the existing Master Planned Development agreement. The overall development was previously assigned entitlements for 272 residential units. The proposed changes would modify permitted uses on several tracts while redesignating approximately 20 acres of Tract 9 from Greenbelt to Mixed Use for commercial development.
The Planning and Land Development Regulation Board previously voted 5-1 to recommend approval of the Comprehensive Plan amendment with restrictions but voted unanimously to recommend denial of the MPD amendment.
During the Sept. 1 council discussion, Vice Mayor Theresa Pontieri raised several issues she wanted resolved before taking a final position, including what would happen to remaining undeveloped property and whether additional land could be permanently placed into conservation.
Pontieri also questioned the condition of land proposed to be given to the city for a park on Tract 8. She said the city should require soil testing before accepting it.
“If there is arsenic on the property, it needs to be remediated,” Pontieri said. “The city doesn't need to buy a mess or I guess trade for a mess.”
Pontieri moved to table both Lakeview Estates amendments until Sept. 15 to give the applicant and its attorney time to continue discussions with the city. The motion passed 4-1, with Mayor Mike Norris opposed.
Seminole Trace proposal would add 327 units
The council then turned to Seminole Trace, a 331-acre development along Seminole Woods Boulevard. The property owners are Byrndog PCP, LLC and KL Seminole Trace, LLC.
The proposal seeks to increase the maximum number of dwelling units from 416 to 743, an increase of 327 units, and rearrange the Residential and Conservation areas within the property. A companion request would rezone the property from Single Family Residential-1 and Preservation to Master Planned Development with a development agreement.
The 416-unit cap goes back to 2023, when the landowners proposed as many as 850 homes and the City Council settled on 416 instead. That number didn't change when about 44 acres were later removed from the project. In May, the city approved the final plat for Seminole Trace, which includes 386 single-family lots.
Pontieri noted the previous council decisions involving the property and questioned why the city should now increase the allowable number of homes.
“This is a fourth bite at the apple because we've heard it multiple times, we've denied it multiple times, and yet here we are again,” Pontieri said.
Pontieri questioned whether the proposal, as presented, provided enough benefit to the community to justify the requested changes.
“The problem remains you've presented us with something that I don't feel in good faith we can approve,” Pontieri said. “So the question is, what does it take to get you to something that is amenable to you all that is beneficial for the community? Right now you're not there.”
“I can tell you I won't approve it as it is,” she said.
Residents also questioned what Palm Coast would gain from allowing the additional development.
“You talk about the benefit to residents. There is no benefit to residents,” one resident said. “There's going to be some growth. Of course it's a growing city, but it has to be smart growth, thoughtful growth and adding to the lives of residents that are already here.”
The applicant told council members it was willing to continue working with city staff to address outstanding issues. A representative said the development would comply with the Land Development Code and that the developers were willing to discuss what type of public benefit the city envisioned.
“I think we need to maybe sit down at a table and talk about it together and see what's beneficial,” the representative said.
Near the end of the discussion, a representative for the applicant suggested tabling the matter, saying several issues had surfaced during the meeting that could be addressed through additional discussions with staff.
“There's a lot of things that popped up tonight, a lot of things I think we can address, but I think that we just need a little bit more time,” he said.
Council Member Charles Gambaro initially moved to table the Seminole Trace items for six months, saying the council needed additional information “so it makes sense for our residents.” After other council members said six months was too long, Gambaro withdrew the motion.
“There needs to be resolution,” Council Member Ty Miller said.
Miller then moved to table the proposals for three months. The motion passed 4-1, with Pontieri opposed and Miller, Gambaro, Council Member Dave Sullivan and Norris voting in favor.
Neither development proposal was approved or denied Sept. 1. Lakeview Estates is scheduled to return to the council Sept. 15, while Seminole Trace was tabled for three months.
