CONCEPTUAL MASTER PLAN DEVELOPMENT AGREEMENT
Between the City of Palm Coast and Neoga Lakes, LLC

Recorded: Flagler County, Instrument No. 2012006015, Official Records Book 1856, Page 957
Drafted: December 22, 2011
Executed: February 21/24, 2012
Recorded: February 28, 2012

Source: neoga.pdf, provided by Craig Kootsillas, July 10, 2026 (research session)
This file preserves the recital and section language quoted and relied upon during that session.
It is NOT a full verbatim transcription of the source PDF — boilerplate sections (notices,
severability, counterparts, etc.) and the complete legal description in Exhibit A were not
reproduced. If the full recorded document is later obtained as a clean PDF, it should replace
or supplement this text file and the documents.json entry should be updated accordingly.

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Property: approximately 6,378 acres, Township 11 South, Range 29 East and Range 30 East,
Flagler County, Florida. Parties: City of Palm Coast and Neoga Lakes, LLC.

RECITALS (summary):

This is a non-statutory Development Agreement — not enacted pursuant to Sections 163.3220–
163.3243, Florida Statutes. It was authorized under DRI/DO General Condition 14(b), which allowed
Neoga Lakes, LLC to submit a Development Agreement conceptually depicting the location of
allowed uses, common areas and open space, traffic circulation for major road systems, and
project-wide permitted uses, densities and intensities, as an intermediate step between the DRI/DO
itself (Resolution 2010-138) and future parcel-specific "Incremental MPD" agreements.

KEY SECTIONS:

Section 8 (Phasing and Term of Development): the DRI/DO controls phasing, commencement,
buildout, and termination/expiration dates; changes to DRI/DO phasing do not require modification
of this Development Agreement.

Section 9 (Royal Palms Extension Right-of-Way): implements DRI/DO Special Condition 25(d)(iv) —
reservation of a 150-foot-wide right-of-way, not to exceed 4,000 linear feet, for an extension of
Royal Palms Parkway through the southeastern portion of the property (Employment Center area),
with final alignment selected between "Alternative A" and "Alternative B" corridors depicted in
Exhibit D.

Section 10(b) (Facility Commitments) — key operative language, quoted directly:
"the Owner agrees to develop the Subject Property, including construction of any facility or
infrastructure improvements, as set forth in the DRI/DO, as may be amended from time to time,
pursuant to Section 380.06, Florida Statutes (2010), and this Development Agreement, as may be
amended from time to time."

Section 17(d): the City acknowledges the Owner is relying on this Development Agreement and the
DRI/DO in developing the Subject Property; the Owner does not waive any statutory or common law
vested right or equitable estoppel claims.

SIGNATORIES:
Neoga Lakes, LLC — Tracy K. Arthur, Vice President (February 24, 2012)
City of Palm Coast — Mayor Jon Netts; City Clerk Virginia A. Smith; City Attorney William E.
Reischmann, Jr. (approved as to form and legality)

EXHIBITS:
Exhibit A — Property legal description (Township 11 South, Range 29 East / Range 30 East)
Exhibit B — General Location Map (referenced)
Exhibit C — Neoga Lakes Conceptual MPD Site Plan, November 2011 (phased land use table —
Village Center, Employment Center, Institutional, Civic, Utility, Residential, Parks/Open Space,
Conservation Lands, ROW, by Phase I/II/III with acreage/units/square footage; table present in
source but not fully legible in the copy provided)
Exhibit D — Royal Palms Parkway Corridor Extension Map (Alternative A/B corridor options, vicinity
of Otis Stone Hunter Road and the FEC Railroad)

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EDITORIAL FINDING (from this research session)
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This document is the one referenced in the Raydient MPD Development Agreement's recitals as
being "terminated and superseded" by the 2026 MPD approval. Contrary to what "terminated and
superseded" might suggest, this 2012 document does not waive, reduce, or modify the Neoga Lakes
DRI's transportation construction obligations (Special Condition 25) — it explicitly incorporates and
depends on them (see Section 10(b), quoted above). Terminating this document removes a layer of
written reinforcement of Special Condition 25 from the record; it does not, standing alone, extinguish
the DRI itself (Resolution 2010-138), which is being separately abandoned through a fourth,
undocumented application referenced in the July 15, 2026 PLDRB staff reports for Applications
#6681 and #6682.

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END
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