Seminole Woods: Did He Lie?
The board asked the water question. Point blank. They got an answer. The board voted six to nothing. Hold on, though.
The Seminole Woods fight is on fire. Long lines at the mic, hearing after hearing. Traffic, flooding, schools, the tree canopy — the room had plenty to say. But with the water mess this town is already in, one question rose above the rest. Is there enough to go around.
So the board asked. Point blank.
Board member: “Capacity meaning that the city of Palm Coast does have the capacity for water and sewer.”
County planner: “Correct.”
Board member: “For the numbers you just gave.”
County planner: “Correct.”
The question, named exactly, answered twice. The board did its job.
Then Michael Chiumento took the next hearing. The applicant’s attorney put the city’s assurance up on the screen for the whole room to see.
Chiumento: “On 12-9, the city utility department reviewed the application and the PUD and determined that there was sufficient capacity in their plan to serve it.”
Chiumento: “So we don’t have any issues of water, sewer, or reuse in the area. And that the project can be handled by the city of Palm Coast.”
There it was. The town’s one question, answered — with a paper on the wall to back it. The board voted six to nothing.
Hold on, though.
He wasn’t waving around the answer to the question. He was parading a service availability letter — and that’s a different animal. It says Palm Coast is the utility. It encloses maps of the pipes already in the ground. It says nothing — not one word — about whether there’s any water in the plants those pipes run back to.
That’s the whole letter. Who the utility is, and where the pipes run. The word capacity is not in it. No gallons. No finding the system can carry 502 homes.
Hoodwinked. Twice now.
Just like how we got stiffed on the loop road.
Must be something in the water.
Board member asks capacity question. County planner confirms. Item continued to future meeting with water question considered resolved.
Attorney for applicant MPC Lots LLC presents the December 9 letter and tells the board the city utility department determined there was sufficient capacity. Board votes 6–0 to recommend approval.
Produced by the City of Palm Coast in response to a public records request for the utility capacity determination for the Seminole Woods Mixed Use PUD. This is the document Chiumento displayed to the board. The word “capacity” does not appear in it.
The first time. A Palm Coast City Council voted to approve an MPD agreement that extinguished $97.5 million in developer road obligations in a single recital clause. The council did not know what they were voting away. The roads were never built.
Complete recording of the December 9, 2025 Planning and Development Board meeting. Seminole Woods Mixed Use PUD capacity exchange begins at 1:02:40.
Complete recording of the February 10, 2026 Planning and Development Board meeting. Chiumento presents the service availability letter beginning at 0:57 of the full meeting.