Commercial and residential density. Palm Coast allows multi-family developers to build only 12 residential units per acre. Jacksonville allows up to 60 units while Daytona Beach allows up to 40 units.
PALM COAST, FL – October 10, 2019 – The single most asked questions I’ve heard over the 13-plus years of publishing GoToby.com is, “When are we going to get a Costco (or Sam’s Club or BJ’S)?” The answer is, “Not until we have greater residential and commercial density.”
Palm Coast is a city in name only. It’s better defined as a sprawling suburb. It has no high-density residential areas or commercial core. The greatest allowable zoning density in the city is multi-family (MFR-2), which allows 12 residential units per acre. Two new apartment developments are under construction in Town Center, the first multi-family permits in over 50 months. The Palms at Town Center will have 88 units with a density of 8.6 units per acre. Central Landings, totaling 233 units will have 10.2 units per acre.
The new Sam’s Club in Daytona Beach is surrounded by several multi-family zoning districts that allow up to 20 units per acre. Jacksonville, home of the nearest Costco, allows high-density multi-family zones with from 20 to 60 units per acre.
A study (by Peter Testa, University of North Texas) of 10 new Costco openings in Texas between 2000 and 2014 shows that only one had a 27-minute drive time area containing fewer than 1 million residents. Rockwall, Texas had only 977,897. Flagler County has 112,067 residents (July 1, 2018).
The Jacksonville Costco on Gate Pkwy is surrounded by high-density retail, business, and residential. So too is the new Sam’s Club in Daytona Beach. The following three-mile views from Google Earth tell the story.
Jacksonville Costco 3-Mile Radius
Daytona Beach Sam’s Club 3-Mile Radius
Palm Coast Town Center (Landings) 3-Mile Radius