⚠️—Details 🌡️Loading conditions… 💨Wind — ☀️UV — 🌬️Air — 🏄Surf — 🌊Tide — 📅Forecast — 🌅— 🕐--:-- [![Palm Coast Local](https://palmcoastlocal.com/images/logos/Palm_Coast_Local_Community_Hub.webp)](https://palmcoastlocal.com) 🔍 **Sammy Quick Search** — businesses & events 🎙️ Listening… ![ALICE](https://palmcoastlocal.com/images/ALICE/ask-alice-palmcoastlocal.png) Live Now Meet ALICE Your Palm Coast AI Guide Ask — free! 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'feels '+feels+'°' : ''+wc\[0\]+''; document.getElementById('ci-wx').innerHTML=''+wc\[1\]+'**'+temp+'°F**'+feelsTxt; var dirs=['N','NE','E','SE','S','SW','W','NW']; var dir=dirs[Math.round(c.wind_direction_10m/45)%8]; document.getElementById('ci-wind').innerHTML='💨'+dir+' '+Math.round(c.wind\_speed\_10m)+' mph'; if(c.uv_index!=null){ var uvr=Math.round(c.uv_index), cls, lbl; if(uvr☀️UV '+uvr+' '+lbl+''; } if(d.daily){ var hi=Math.round(d.daily.temperature_2m_max[0]); var lo=Math.round(d.daily.temperature_2m_min[0]); var pop=d.daily.precipitation_probability_max ? d.daily.precipitation_probability_max[0] : null; var fwc=wCodes[d.daily.weather_code[0]]||['','📅']; var fc=''+fwc\[1\]+'Today '+hi+'° / '+lo+'°'; if(pop!=null && pop>0) fc+=' · '+pop+'% rain'; fc+=''; document.getElementById('ci-fc').innerHTML=fc; var sr=new Date(d.daily.sunrise[0]).toLocaleTimeString('en-US',{hour:'numeric',minute:'2-digit',hour12:true}); var ss=new Date(d.daily.sunset[0]).toLocaleTimeString('en-US',{hour:'numeric',minute:'2-digit',hour12:true}); document.getElementById('ci-sun').innerHTML='🌅'+sr+' · 🌇 '+ss+''; } }) .catch(function(){document.getElementById('ci-wx').innerHTML='🌡️Weather n/a';}); // ── AIR QUALITY (chip + AirNow modal) ── window.aqiOpen=function(){document.getElementById('aqi-modal').classList.add('open');document.body.style.overflow='hidden';}; window.aqiClose=function(){document.getElementById('aqi-modal').classList.remove('open');document.body.style.overflow='';}; document.addEventListener('keydown',function(e){if(e.key==='Escape')window.aqiClose();}); fetch('https://air-quality-api.open-meteo.com/v1/air-quality?latitude='+LAT+'&longitude='+LNG+'&current=us_aqi&timezone=America/New_York') .then(function(r){return r.json();}) .then(function(d){ var aqi=d.current&&d.current.us_aqi; if(aqi==null)throw 0; var cls,lbl; if(aqi🌬️Air '+aqi+' '+lbl+'▸'; }) .catch(function(){ document.getElementById('ci-aqi').innerHTML='🌬️Air Quality▸'; }); // ── SURF ── fetch('https://marine-api.open-meteo.com/v1/marine?latitude='+LAT+'&longitude='+LNG+'&current=wave_height&length_unit=imperial&timezone=America/New_York') .then(function(r){return r.json();}).then(function(d){ if(d.current&&d.current.wave_height!=null){ document.getElementById('ci-surf').innerHTML='🏄Surf ~'+d.current.wave\_height.toFixed(1)+' ft'; }else{document.getElementById('ci-surf').style.display='none';} }) .catch(function(){document.getElementById('ci-surf').style.display='none';}); // ── TIDE (NOAA 8720833 Flagler Beach) ── function ymd(dt){return dt.getFullYear()+String(dt.getMonth()+1).padStart(2,'0')+String(dt.getDate()).padStart(2,'0');} var td=new Date(); fetch('https://api.tidesandcurrents.noaa.gov/api/prod/datagetter?product=predictions&application=palmcoastlocal&begin_date='+ymd(td)+'&end_date='+ymd(td)+'&datum=MLLW&station=8720833&time_zone=lst_ldt&units=english&interval=hilo&format=json') .then(function(r){return r.json();}).then(function(d){ if(!d.predictions||!d.predictions.length)throw 0; var now=new Date(),next=null; d.predictions.forEach(function(p){var t=new Date(p.t.replace(' ','T'));if(!next&&t>now)next=p;}); if(!next)next=d.predictions[d.predictions.length-1]; var t=new Date(next.t.replace(' ','T')); var ts=t.toLocaleTimeString('en-US',{hour:'numeric',minute:'2-digit',hour12:true}); document.getElementById('ci-tide').innerHTML='🌊'+(next.type==='H'?'High':'Low')+' tide '+ts+''; }) .catch(function(){document.getElementById('ci-tide').innerHTML='🌊Tide n/a';}); // ── BREAKING TICKER (Joomla API, category 83) ── var pos=0,inner=null,paused=false,speed=0.5,ready=false; function animate(){if(ready&&inner&&!paused){pos-=speed;var half=inner.scrollWidth/2;if(Math.abs(pos)>=half)pos=0;inner.style.transform='translateX('+pos+'px)';}requestAnimationFrame(animate);} function loadTicker(){ inner=document.getElementById('pclh-ticker-inner'); var fb='◆Palm Coast Local — Community News & Local Business Guide◆Ask ALICE — your free Palm Coast AI guide'; inner.innerHTML=fb+fb;ready=true; inner.addEventListener('mouseenter',function(){paused=true;}); inner.addEventListener('mouseleave',function(){paused=false;}); inner.addEventListener('touchstart',function(){paused=true;},{passive:true}); inner.addEventListener('touchend',function(){setTimeout(function(){paused=false;},2000);},{passive:true}); fetch('https://palmcoastlocal.com/api/index.php/v1/content/articles?filter[category_id]=83&filter[state]=1&sort=-created&page[limit]=6',{headers:{'Authorization':'Bearer c2hhMjU2OjQ3NjQ6N2QwNmY1OTQ1NjExNTUwMDkxN2Y2MzIzZGQ1ZGRhMWE3ZjJlY2YyNDg4MmI0NzEwNzNhYjQ0NmFhYmUxMDdiNA=='}}) .then(function(r){return r.json();}).then(function(data){var items=data.data||[];if(!items.length)return;var html='';items.forEach(function(item){var a=item.attributes||item;var title=a.title||'';var alias=a.alias||'';var artId=a.id||'';var url='https://palmcoastlocal.com/alice-articles/83-breaking-news/'+artId+'-'+alias;html+='◆['+title+'](https://palmcoastlocal.com/'+url+')';});inner.innerHTML=html+html;pos=0;}) .catch(function(){}); } document.addEventListener('DOMContentLoaded',function(){ var here=window.location.href; document.querySelectorAll('#pclh-nav a').forEach(function(a){a.classList.remove('pclh-active');var h=a.getAttribute('href');if(h&&here.indexOf(h)!==-1&&h!=='https://palmcoastlocal.com')a.classList.add('pclh-active');}); loadTicker();requestAnimationFrame(animate); }); })(); # Westward Expansion MPD Development Summary Map Details Written by: Alice Parent Category: [State Government](https://palmcoastlocal.com/alice-articles/64-flagler-county-florida-government) Category: [City of Palm Coast](https://palmcoastlocal.com/alice-articles/64-flagler-county-florida-government/52-palm-coast-government) Published: 11 July 2026 Palm Coast Local · Community Explainer ## The Westward Expansion 20,144 acres west of U.S. 1 are under review for the largest planning decision in Palm Coast's history. Here's what's proposed, what it means, and how to have your say. ### ⚖️ Public Meetings — Your Chance to Be Heard Planning Board July 15, 2026 5:30 p.m. City Council July 21, 2026 9:00 a.m. Public Hearing #1 August 4, 2026 6:00 p.m. Public Hearing #2 September 15, 2026 9:00 a.m. All meetings are held in the Jon Netts Community Wing of City Hall, 160 Lake Ave., Palm Coast — and are live-streamed by the City. **No decisions have been made.** Residents are encouraged to review the proposal and participate. If approved, this would reshape Palm Coast over the next 30 years — adding neighborhoods, jobs, shopping, parks and roads on land nearly the size of the city we live in today. It is **not yet approved**. It is being reviewed right now, in public meetings you can attend. ### The Proposal at a Glance 20,144 Acres west of U.S. 1 ~2056 Anticipated full buildout 8,501 Acres of Greenway Overlay (conservation & open space) 13,375 Projected new jobs *(2024 draft study)* $6B Projected property value *(2024 draft study)* 3 Phases of development The land is owned largely by **Raydient**, which submitted a **Master Planned Development (MPD)** application — a framework setting out land uses, roads, open space and development standards for the whole area. The MPD would *replace* the previously approved Old Brick Township and Neoga Lakes DRIs and covers more land than they did. Approval of the MPD would not start construction. Individual projects would still need site plans, engineering review, environmental permitting, utility agreements and building permits before anything is built. ### Where It Is 🗺️ The planning area lies west of U.S. 1 — roughly the shaded region. The green pin marks existing Palm Coast. For the official boundary, see the City's Development Summary Map below. ### What's Proposed to Go There **🌿 Greenway Overlay**Conservation, recreation, open space **🏘️ Villages**Residential neighborhoods **🏫 Neighborhood Centers**Schools, parks, civic uses, services **🛍️ Village Centers**Retail and services **🏢 Regional Activity Center**Employment, shopping, healthcare, entertainment **🏭 Employment Center**Office, industrial, warehouse (near the rail corridor) ### The Road Already Being Built The **Matanzas Woods Parkway Loop Road** broke ground on May 14, 2026 — a new roadway west of U.S. 1 with a bridge over the Florida East Coast Railway. Backed by roughly **$125 million** in state appropriations and FDOT funding, it's designed as a **western beltway** for Palm Coast. This project is under construction now, independent of whether the MPD is approved, and is a key piece of the area's transportation picture. ### Questions Residents Are Asking What exactly is a Master Planned Development (MPD)?A zoning and development framework for the ~20,144 acres. It sets the overall plan — where housing, jobs, shops, roads and open space would go, and the standards they'd follow. It does **not** approve any specific building. Individual projects would each need their own reviews and permits afterward. Why is this happening now?The lands west of U.S. 1 were identified during the City's **Imagine 2050 Comprehensive Plan** process as a future planning area. That plan created a "Master Planned Mixed Use" land use designation to guide long-term growth there. This MPD application is the step that would put that policy into practice. How is this different from the old Old Brick Township / Neoga Lakes plans?The MPD covers a **larger area** than those previously approved DRIs and includes land they didn't. According to the applicant, it would replace those entitlements with a new framework — updated land uses, transportation connections, open space and standards. Because it covers more land, it also includes more residential, commercial and employment area. What about the environment, wildlife and historic sites?The proposal identifies roughly **8,501 acres as Greenway Overlay**, and indicates about half the property is planned for open space and recreation-related uses — conservation lands, wetlands, trails, parks, stormwater. Studies on historic/cultural resources and threatened or endangered species would be completed during future permitting, subject to state and federal requirements. Development patterns are described as transitioning to lower intensity closer to conservation areas and wildlife corridors. What happens to Old Brick Road?Old Brick Road is a historic roadway running through part of the planning area. The City, Flagler County and the applicant are still coordinating on its future — including regional transportation projects and preservation of the historic resource. **No decisions have been finalized.** Will this strain our water and sewer?Any future development would require utility planning and infrastructure analysis to determine water and wastewater needs. Utility agreements would be developed to address those requirements. The City and applicant say planning efforts are underway to evaluate future utility needs and potential improvements. What's this about a sports complex?The application includes a **concept** for a regional sports and recreation facility — land that could accommodate athletic fields and related uses. No decisions have been made on design, funding, construction, ownership or operation. About **180 acres** are identified for recreation-related uses overall. What's the economic case being made?A **2024 draft** economic impact study prepared for the project estimates full buildout over ~30 years could produce roughly **13,375 jobs, $6 billion in property value, and $14 billion in total economic output**, with a net benefit of about $2.5 billion in impact fees and tax revenue. *The study is currently being updated.* These are projections based on assumptions about future market conditions — they are estimates, not guarantees. How long would all this take?Decades. The proposed Development Agreement outlines **three phases**, with anticipated buildout extending through **2056**. Actual pace depends on market conditions, infrastructure, permitting and future approvals. Will it be called "Westward Expansion" forever?No — that's just the working term from the Imagine 2050 process. Names for future districts, roads, neighborhoods and activity centers haven't been determined yet. ### The Official Documents [ 🗺️ **Westward Expansion MPD — Development Summary Map**The official planning map · PDF, 1.72 MB Download → ](https://palmcoastlocal.com/documents/westward-expansion/westward-expansion-mpd-summary-map.pdf) ### 🗣️ How to Have Your Say This is still being decided. Whatever you think about it, the public hearings are where residents get heard — and they're happening now. Attend in person at City Hall, watch the live stream, or review the agendas before you go. [Ask ALICE About This →](https://palmcoastlocal.com/ta) [📞 Planning Division: 386-986-3736](tel:3869863736) [📅 Palm Coast Events](https://palmcoastlocal.com/events) 🌴 **Palm Coast Local** — we'll keep this page updated as the process moves forward. Compiled from public records and City of Palm Coast planning documents. Have a question we didn't answer? [Ask ALICE →](https://palmcoastlocal.com/ta) ',className:'',iconSize:[36,36],iconAnchor:[18,18],popupAnchor:[0,-19]}); L.marker([29.5844,-81.2079],{icon:homeIcon}).addTo(map) .bindPopup('**Palm Coast today** The existing city, east of U.S. 1'); // City Hall — where the hearings are var hallIcon=L.divIcon({html:'🏛️ ',className:'',iconSize:[30,30],iconAnchor:[15,30],popupAnchor:[0,-28]}); L.marker([29.5744,-81.2078],{icon:hallIcon}).addTo(map) .bindPopup('**City Hall — 160 Lake Ave.** Jon Netts Community Wing All public hearings held here'); })(); Last Updated: 11 July 2026 #### Add comment I confirm my comment does not contain hate speech, harassment, false or defamatory statements about any person, business or political figure. I understand my comment are moderated and may be removed if they violate platform guideline. 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