Truck scale

Palm Coast Section R gets first large-scale apartment complex, 216-unit plan near Rymfire Elementary School

In the southwest corner of the R section of Palm Coast, a short walk from Rymfire Elementary School, is an almost square-shaped, undeveloped and forested 35-acre parcel, but long zoned for apartments. It is one of two large plots set aside for building apartments in section R, which has many other plots zoned for duplexes.

On Wednesday evening, the Palm Coast Planning Board recommended approval of a development plan for a 216-unit apartment complex. It will be called Red Mill Pointe and will become the R-Section’s first large-scale apartment complex. The second zone reserved for him, in the central-western part of the R section, is not yet developed.

The complex will be located north of Regency Drive, south of Red Oak Place and west of Reynolds Place, overlooking Red Mill Drive. Construction is scheduled to begin in March and end in March 2023. Despite its proximity to the school, no sidewalks are offered. “The developer only has control over the front of his property and not the full length of Red Mill,” the developer noted at a neighborhood meeting. There will also be no direct access to the adjacent US 1, which is not within the authority of the developer to build.

The apartments will be built in three phases of around 60 units each, with a 10-foot green buffer zone surrounding the complex. The areas to be preserved, nearly 13 acres of wetlands, represent 36% of the territory. See a preliminary layout of the development here. The project will generate $3.5 million in impact fees for Palm Coast. (Impact fees are the one-time levies used to cover the cost of “impacting” development on roads, schools, fire departments, etc.)

All buildings will be two-story, with three-bedroom units ranging from 1,750 to 2,000 square feet at the ends of the buildings, and more interior units ranging from 1,400 to 1,500 square feet, to be marketed as two-bedroom apartments. bedrooms. The price of the apartments is unclear. The developer has not yet decided whether to sell or rent the apartments, or to combine the two options.

Apartment complexes in Palm Coast must have garages for at least one-third of their units. “This is the first time I can remember that we didn’t have to fight with the claimant to get a third of the garages,” said lead planner Bill Hoover. “They actually gave everyone a garage and 30 of the units actually have a two-car garage.”

A rendering of what the building blocks might look like. Click on the image for a larger view.

About 30 people neighboring the property attended a neighborhood meeting which the city asked the developer to welcome, hear from and address concerns. “I don’t think there are 30 people here tonight on the project because the neighborhood meeting worked out,” Hoover said. Only one person approached the planning board – a resident wondering if the new development would provide bus stop areas for students. The developer has not yet been able to respond. At the neighborhood meeting, there were concerns about vehicular and pedestrian traffic, given the proximity to Rymfire Elementary.

A traffic study “expected that we were to operate satisfactorily within the level of service standards adopted for this area”, the developer told the planning board.

The developer is Robert Kociecki, president of Brite Group Holdings of Florida and Orlando-based Brite Homes, who describes his company as “the most technologically advanced builder in the United States,” with a particular focus on construction-ready homes. ‘solar energy. “We build energy-efficient homes,” Kociecki said. “We incorporate LED lighting, energy efficient devices. We build a product that usually contains everything you want as a new owner already as standard functionality. A leisure center will include an exercise area, meeting rooms, offices, an outdoor swimming pool and a playground.

The company has been building in Palm Coast since 2018, closing 85 homes locally, 95 by the end of the year, including 25 in Section R.

“A school impact analysis was also completed and was conducted by Flagler County Public Schools,” Kociecki said. “The immediate school this would affect would be Rymfire Elementary, they are predicting an additional 18 seats from this development and that is comfortably within the balance of available seats as Rymfire Elementary is currently under capacity.” But that statement drew a “clarification” from Patty Bott, the school district’s representative on the planning board.

“Rymfire Elementary School, yes, has capacity because we’re moving sixth grade to middle school,” Bott said. “However, you have not received a concurrency reservation through the school district because we are overcapacity in middle and high schools. This will require mitigation. By “mitigation,” Bott was referring to building a college and a high school later this decade. To fund this, the district says the school impact fee would have to be doubled. The school board has approved the doubling. But it must also get approval from the Board of So far, the commission is resisting, under threat of a lawsuit from the Flagler Home Builders Association – which is expected to nominate the county as a party even though it is mostly unhappy with the district. homebuilders are due to negotiate again in January.Meanwhile, the district is holding back signing new development ‘competition’ requirements, that is, signing off on the impacts the developments will have on the di strict. The district’s position is that without the impact fee it is charging, it cannot guarantee adequate school capacity for these new developments.

“It’s going to be 30 to 60 days before we can approve a mitigation through our school board, which you really need before you get that board approval,” Bott said.

Neighbors at this end of Section R have complained of low water pressure in their homes and now fear the development will further reduce the pressure. But the developer is installing a parallel water line that will provide connections that will eventually improve water pressure for the development and neighbors, Hoover said.

The developer calls the prospective structures “townhouses,” but the city is not buying the designation. “Townhouses would require the developer to apply for a subdivision master plan,” says a town planning analysis. “In this case, the developer has requested a master plan for the site, as they do not plan to veneer the units individually. Thus, the units will either be sold as condominiums and/or rented as apartments.

Wetlands on the east side will protect the apartment complex from single family homes. The west side of Red Mill Drive is currently treed, but that’s misleading: the area up to US 1 is zoned commercial mixed-use.

The Red Mill app points: