If approved, this would reshape Palm Coast over the next 30 years โ 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)
The land is owned largely by Raydient, which submitted a Master Planned Development (MPD) application โ 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
๐บ๏ธ The planning area lies west of U.S. 1 โ 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
๐ฟ Greenway OverlayConservation, recreation, open space
๐๏ธ VillagesResidential neighborhoods
๐ซ Neighborhood CentersSchools, parks, civic uses, services
๐๏ธ Village CentersRetail and services
๐ข Regional Activity CenterEmployment, shopping, healthcare, entertainment
๐ญ Employment CenterOffice, industrial, warehouse (near the rail corridor)
The Road Already Being Built
The Matanzas Woods Parkway Loop Road broke ground on May 14, 2026 โ 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 โ 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 โ 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 โ 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 โ 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 โ 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 โ 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 โ 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
๐บ๏ธ Westward Expansion MPD โ Development Summary MapThe official planning map ยท PDF, 1.72 MB Download โ ๐ฃ๏ธ How to Have Your Say
This is still being decided. Whatever you think about it, the public hearings are where residents get heard โ and they're happening now. Attend in person at City Hall, watch the live stream, or review the agendas before you go.
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