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Planning board backs Radiance/Crestwood PUD amendment, shifts funding from roundabout to Old Kings Road improvements
Summary
The Planning & Development Board recommended approval of a PUD amendment for the long‑running Radiance/Crestwood project that removes a previously proposed roundabout, instead using transportation impact fees to fund targeted turn‑lane and capacity improvements on Old Kings Road; the board attached timing triggers for amenities and conditions for access improvements.
The Flagler County Planning & Development Board on July 14 recommended approval of an amendment to the Radiance/Crestwood Planned Development (project 2026010083) that revises traffic mitigation, amenity timing and several lot‑development standards.
Chuck Miranda, interim growth management director, told the board the amendment does not change the overall entitlement or unit count for the 600+ acre project but replaces a previously proposed roundabout with traffic‑study‑triggered turn lanes and lets the county retain transportation impact fees to improve Old Kings Road. Miranda said the traffic study found a roundabout (and signal) were not warranted; instead, conditions will require construction of northbound and southbound turn lanes at specified trigger points in the traffic study. County staff recommended language tying the trigger to dedicated turning‑lane construction and ensuring impact fees are used toward capacity improvements.
Applicant counsel Joey Posey and project representatives described the change as a fiscally responsible refinement: rather than using approximately $2,000,000 in impact‑fee credits to construct a roundabout that may be unnecessary, the fees would remain county funds to support larger capacity improvements on Old Kings Road. The developer agreed to amenity timing triggers: start construction of phase‑one amenities within nine months of final plat approval and finish the initial amenity package within 18 months, with a condition that amenities not be enclosed later into conditioned living space.
Board members asked staff and the applicant for detail on how and when the turning lanes would be installed and about protections for neighbors during construction. Staff said the county will hold certificates of occupancy until required improvements at the trigger points are built to standard and that the applicant may build earlier if mobilized.
The board amended a motion to rename the interim construction access to “Phase 1 entrance” for clarity and voted unanimously to recommend approval to the Board of County Commissioners with the staff‑recommended conditions.
Next steps: the recommendation and conditions will be forwarded to the County Commission, which will take final action. The amendment record includes the updated traffic memorandum, staff analysis and written public comments.
Quote: "Tying the traffic improvements to the actual impacts ... gives the money to the county to use in ways that can result in other public benefits," applicant counsel Joey Posey said about redirecting impact‑fee credits.
