After Scaling Down, the Gardens Project Gets Planning Board OK

The Planning Board recommends approval for a modified PUD site plan and preliminary plat for this 453 unit former Bobby Ginn development that straddles John Anderson.

PALM COAST, FL – August 17, 2020 – August 11 the Flagler County Planning and Development Board voted to recommend to the Board of County Commissioners (BOCC) approval of a modification of a PUD Site Development Plan and a Preliminary Plat for The Gardens, an 824-acre proposed development straddling John Anderson Highway south of SR 100. The developer is Palm Coast Intracoastal.

THE GARDENS LOCATION

Background

Originally planned as The Gardens at Hammock Beach by Bobby Ginn and financial partner, Lubert-Adler, the development was to include:

• 453 Residential Units (up to 199 multi-family)
• 130,694 SF Commercial
• Riverfront Villa-style Clubhouse
• Traditional Italian Gardens
• Indoor and Outdoor Dining
• Resort-style Pool and Fitness Center
• Intracoastal Docking Facilities
• Nature Trails Kayaking, Canoeing, and Bicycling
• Water Taxi to and from The Club at Hammock Beach
• 18-hole Fred Couples-designed Signature Golf Course

The original property totaled 1,999 acres, but the PUD agreement set aside approximately 1,000 acres for conservation and additional acreage for a fire station and boat launch, leaving 824 acres for development.

The homesites were offered in early 2007 in the half-million-dollar range, but the housing market had already headed south. Unlike earlier Ginn successes (The Conservatory sold all 340 lots in one weekend), The Gardens sales launch garnered only 12 lot sales. The project stalled.

Upon abandoning the original plan and following Ginn’s exit, Lubert-Adler repurchased the 12 lots and proceeded to vacate the original plat. This was done, in part, to make the property more marketable to a future developer.

Enter Charlotte-based Sunbelt Land Management

Sunbelt Land Management purchased The Gardens property and its accompanying development entitlements from Lubert Adler in May 2018 for $11,500,000. Sunbelt is not new to Flagler County. Under the Florida Waterway Properties LLC banner, it developed Palm Coast Plantation, a gated Intracoastal development on Colbert Lane adjacent to Grand Haven. Under a separate banner, Sunbelt is currently developing Marina del Palma, a gated marina community on Colbert Lane with Intracoastal access.

Differences Between The 2006 Gardens Site Plan and the Revised Plan

There are three major changes to the 2006 site plan that were requested by the developer.

1. The amendment has 335 lots on the east side of John Anderson Highway. The 2006 site plan had only 219 on the east side.
2. The 2006 site plan depicted a John Anderson overpass or underpass connecting the east and west sections of the new development. The main access was to be from SR 100 opposite Colbert Lane. The amended plan will have direct access to the development from John Anderson with turn lanes. The 2005 PUD considered the overpass or underpass as an option.
3. The 2005 PUD had the developer supplying on-site potable water and wastewater treatment. Under the amended plan, these services will be provided by the City of Flagler Beach. The Gardens will also accept Flagler Beach reuse water for irrigation, reducing the city's current discharge of treated effluent into the Intracoastal Waterway.

The PUD site plan amendment item passed with only one dissenting vote after a failed appeal attempt by opponents, Preserve Flagler Beach. The public comments and discussion were temperate compared to the raucous town hall-style meeting at the Hilton Garden Inn last year that attracted over 300 attendees. A much higher density plan was introduced to the public by the developer at that time. The new plan maintains the same density previously conferred to Ginn. The second item, the preliminary plat, passed unanimously.

The BOCC will take up the issues in an upcoming meeting.

Commentary

Based on the original 2,000 acres, The Garden's density is 0.227 residential units per acre. Based upon the 824 acres approved for development, the density is 0.55 residential units per acre; still sparse. Conservationists and forward-thinking planners are now touting increased, clustered density to conserve green space and water and to allow more tax-efficient delivery of public services. To learn more about their recommendations, read A Conservationist Argument for Density. See what Florida might look like in 2070.