2026-09-08
primary-source
PUBLIC
Hahaj Letter Westward Expansion 2026 09 08
Letter from Mike Hahaj (Director of Commercial Development & Operations, Raydient Places & Properties) to City Manager Mike McGlothlin and City Attorney Marcus Duffy, cc'ing city council members, Raydient's outside coun…
2026-08-05
analysis
PUBLIC
Brief 1 Stewardship District Law 2026 08 05
Internal editorial research brief (not a primary source), prepared by Claude at Craig's request August 5, 2026, Editor-in-Chief session, following the taxing-district colloquy at the August 4, 2026 Council meeting. Summ…
2026-08-05
analysis
PUBLIC
Brief 2 Wildlight Ensd Precedent 2026 08 05
Internal editorial research brief (not a primary source), prepared by Claude at Craig's request August 5, 2026. Documents Wildlight (Nassau County, near Yulee) and its governing East Nassau Stewardship District (ENSD, C…
2026-08-05
analysis
PUBLIC
Brief 3 Affordability Income Stacked Costs 2026 08 05
Internal editorial research brief (not a primary source), prepared by Claude at Craig's request August 5, 2026. Models a full stacked monthly housing cost (mortgage + property tax + insurance + HOA + district assessment…
2026-08-04
primary-source
PUBLIC
Raydient City Council Hearing 2026 08 04 Full Presentation
Full 31-slide applicant/landowner presentation prepared by Raydient Palm Coast LLC for the August 4, 2026 City Council Business Meeting, Items G.4/G.5 (Westward Expansion MPD Future Land Use Map and Zoning Map Amendment…
2026-08-04
primary-source
PUBLIC
Ord 2026 G1 Annexation 440ac 2026 08 04
Ordinance 2026-XX approving the voluntary annexation of approximately 440 acres owned by Raydient Palm Coast LLC ("Western Expansion Lands"). First reading, City Council, August 4, 2026. Passed 3-2 (Pontieri and Norris …
2026-08-04
primary-source
PUBLIC
Ord 2026 G2 Annexation 6601ac 2026 08 04
Ordinance 2026-XX approving the voluntary annexation of approximately 6,601 acres owned by Raydient Palm Coast LLC. First reading, City Council, August 4, 2026. Passed 3-2 (Pontieri and Norris voting no) with the same f…
2026-08-04
primary-source
PUBLIC
Ord 2026 G3 Annexation City 1 9ac 2026 08 04
Ordinance 2026-XX approving the annexation of approximately 1.90 acres of City-owned property (well sites) located within the larger Raydient annexation area, required under Sec. 171.044(5), Fla. Stat. to avoid creating…
2026-08-04
primary-source
PUBLIC
Ord 2026 G4 Flum Amendment 20144ac 2026 08 04
Ordinance 2026-XX, a Future Land Use Map (FLUM) amendment to redesignate approximately 20,144 acres from existing City of Palm Coast and Flagler County designations to Master Planned Mixed Use (MPMU), covering the full …
2026-08-03
gis-data
PUBLIC
Pine Lakes Industrial Park Data
Confirmed, sourced parcel data for Pine Lakes Industrial Park (Commerce Blvd, Palm Coast) -- 12 parcels, all sharing plat 07-11-31-5112, 64.9 acres total. Pulled live from palmcoast_gis.parcels (anchor: 5 Commerce Blvd …
2026-08-03
gis-data
PUBLIC
Cornerstone Seminole Woods Data
Confirmed, sourced parcel data for Cornerstone at Seminole Woods shopping center (State Hwy 100, Palm Coast) -- 8 parcels, all sharing plat 08-12-31-1237, 31.73 acres total. Pulled live from palmcoast_gis.parcels, ancho…
2026-07-31
gis-data
PUBLIC
Palmcoastfl Flum Citywide 2026 07 31
Full citywide Future Land Use Map (FLUM) GeoJSON export from the City of Palm Coast, uploaded by Craig. 2,113 total features covering every FLU category in the city. Provenance verified in-file: CREATEDBY/EDITOR = "City…
2026-07-31
gis-data
PUBLIC
Palmcoastfl Zoning Citywide 2026 07 31
Full citywide Zoning GeoJSON export from the City of Palm Coast, uploaded by Craig. Same source/session as palmcoastfl-flum-citywide-2026-07-31 -- provenance confirmed in-file: CREATEDBY/EDITOR = CityOfPalmCoastFL, date…
2026-07-21
primary-source
PUBLIC
Palmcoast Jul21 2026 Miller Mpd Process
During Item M ("Discussion By City Council Of Matters Not On The Agenda") at the July 21, 2026 business meeting, Councilman Ty Miller responds to a public commenter's critique of the westward expansion MPD. He clarifies…
2026-07-08
correspondence
PUBLIC
Chapter119 Smoke Test Request 2026 06 26
Chapter 119, Florida Statutes public records request sent by Craig Kootsillas to City Clerk Kaley Cook, June 26, 2026, seeking all I&I/SSES records for three specific addresses: Brookhaven Drive (Town Center utility sec…
2026-07-07
official-record
PUBLIC
Jacobs Msa Wastewater 2026 07 07
City Council Item G.2 — Resolution approving a Master Services Agreement with Jacobs Engineering Group, Inc. for Wastewater System Program Management and Engineering Services. $4,723,638, not-to-exceed, time-and-materia…
2026-06-30
primary-source
PUBLIC
Raydient Mpd Agreement Part1 Sections 1 7 2026 06 30
Master Planned Development Agreement Between the City of Palm Coast and Raydient Palm Coast LLC -- Westward Expansion, June 30, 2026 draft (ver 9), Part 1 of 2, Sections 1-7 (Recitals through Development Standards). 84 …
2026-06-30
primary-source
PUBLIC
Raydient Mpd Agreement Part2 Sections 8 36 2026 06 30
Master Planned Development Agreement Between the City of Palm Coast and Raydient Palm Coast LLC -- Westward Expansion, June 30, 2026 draft (ver 9), Part 2 of 2, Sections 8-36 (Phasing of Development through Entire Agree…
2026-06-23
primary-source
PUBLIC
Palm Coast Mpd Impact Analysis 2026 06 23
Full economic and fiscal impact analysis of the Palm Coast MPD, prepared by Impact DataSource (Austin, TX economic consulting firm) for the Client, dated June 23, 2026. Marked "DRAFT - FOR REVIEW PURPOSES ONLY." 33 page…
2026-06-23
primary-source
PUBLIC
Palm Coast Mpd Impact Analysis Exec Summary 2026 06 23
Executive summary (5 pages) of the full Impact DataSource economic/fiscal impact analysis of the Palm Coast MPD, same date (June 23, 2026), same "DRAFT - FOR REVIEW PURPOSES ONLY" marking. Condenses Study Highlights onl…
2026-05-21
engineering-drawing
PUBLIC
Raydient Mpd Master Plan Etm Mpd1 2026 05 21
MPD Master Plan drawing, Sheet MPD1, prepared by England-Thims & Miller (ETM) for Raydient Palm Coast, LLC. ETM No. 19-239-01-028. Drawn by SS, designed by KMS, checked by LKH. Dated 03-23-2026, revised 04-28-26 per POP…
2026-05-21
engineering-drawing
PUBLIC
Raydient Mpd Development Summary Map Etm Mpd1 2026 05 21
Clean (non-marked-up) version of the ETM MPD Master Plan drawing, Sheet MPD1, as a PDF -- same drawing as raydient-mpd-master-plan-etm-mpd1-2026-05-21.png but with full legend and MPD Development Summary table clearly l…
2026-03-23
primary-source
PUBLIC
Raydient Mpd Agreement 2026
Master Planned Development Agreement Between the City of Palm Coast and Raydient Palm Coast LLC — Westward Expansion. Filed March 23, 2026. Not yet executed — execution date lines are blank. Covers approximately 20,214 …
2026-03-09
presentation
PUBLIC
Raydient Mpd Pre Application Meeting 2026 03 09
Raydient Places + Properties slide deck, "Palm Coast Westward Expansion — MPD Pre-Application Meeting," March 9, 2026. Covers Raydient's role as landowner (vs. developers/builders/community), the "Two Paths Forward" fra…
2025-03-06
official-record
PUBLIC
Lfir 3181 Palmcoast Pep Tanks
Florida Senate Local Funding Initiative Request #3181, FY 2025-26. Filed March 6, 2025 by Lauren Johnston, Assistant City Manager, City of Palm Coast. Senate sponsor: Thomas Leek. Lobbyist: Laura E. Boehmer, The Souther…
2024-08-27
PUBLIC
Loop Squeeze Tyner Entitlements
Ray Tyner, Deputy Chief Development Officer for the City of Palm Coast, on the record at the Palm Coast City Council Business Meeting, August 27, 2024 (Part 2). Addressing the status of the 2010 Development of Regional …
2024-02-06
official-record
PUBLIC
Palmcoast Agenda Feb06 2024
City of Palm Coast City Council Business Meeting agenda, February 6, 2024. DUAL INVESTIGATION DOCUMENT. For DC Blox: Item 5 (Ordinance 2024-XX, second read) amends the Town Center PUD Development Agreement to explicitly…
2024-02-06
official-record
PUBLIC
Town Center Dri Amendment 2
2nd Amended and Restated Town Center DRI Development Order (2024). Approved by Resolution 2024-04, January 16, 2024. Recorded June 5, 2024. Instrument 2024023350. OR Book 2874 Page 1215. 80 pages. Contains Section 6(a) …
2024-01-04
official-record
PUBLIC
Lfir 3245 Loop Road Phase3
Florida Senate Local Funding Initiative Request #3245, FY 2024-25. Filed January 4, 2024. Senate sponsor: Travis Hutson. Project: Palm Coast Parkway Extension Loop Road — Phase 3. Requests funds for ROW acquisition, des…
2023-12-18
primary-source
PUBLIC
Cascades Flum Rezoning Email Package 2023
Compiled email package, 'Timeline of electronic communication -- Cascades FLUM and Zoning Map Amendment,' scanned Dec 18, 2023 (one day before the Dec 19, 2023 City Council rehearing-scheduling vote). Covers June 28 -- …
2023-08-08
primary-source
PUBLIC
Vsa Clip Delorenzo No Order Titled
Video clip — DeLorenzo target segment, August 8, 2023, timestamp 2:29:07. DeLorenzo states 'these are in no particular order' and 'correct, no ma'am' in direct response to Vice Mayor Pontieri's question about whether th…
2023-08-08
primary-source
PUBLIC
Vsa Clip Delorenzo Baseline
Video clip — DeLorenzo baseline segment, August 8, 2023, timestamp 2:11:46. The control segment used in the Praat voice stress analysis. DeLorenzo introduces himself and the Southern Group lobbyists to Council — routine…
2023-06-20
news-record
PUBLIC
Flaglerlive Matanzas West Jun20 2023
FlaglerLive article, June 20, 2023. Reports Palm Coast City Council approval of $5,742,070 engineering contract with England-Thim & Miller for Matanzas Woods Parkway Extension West.
2022-07-05
official-record
PUBLIC
Town Center Dri 2022 First Amended Restated
Town Center at Palm Coast 2022 First Amended and Restated Development of Regional Impact Development Order. Instrument No. 2022039793, recorded August 3, 2022, OR Book 2711 Pages 1810-1889. Effective date July 5, 2022. …
2022-05-18
primary-source
PUBLIC
Pldrb Minutes May18 2022 Town Center Dri Amendment
PLDRB minutes, May 18 2022 — Town Center DRI amendment (broader DRI amendment heard by the board). City Manager Denise Bevan had signed the Crest Town Center minor modification 10 days earlier, on May 2 2022, without bo…
2022-05-02
primary-source
PUBLIC
Town Center Dri Minor Modification 2022
Town Center DRI Minor Modification — Crest Town Center. City Manager Denise Bevan alone, no Council vote, no PLDRB review, no public notice. Converts 205,000 sq ft commercial to 250 residential units. Chiumento letter A…
2022-03-08
news-record
PUBLIC
Observer Westward Mar08 2022
Observer Local News article, March 8, 2022. Contains independent confirmation: Expanding to the west is THIRD in the city's 2022 list of legislative priorities.
2021-08-17
official-record
PUBLIC
Palmcoast Minutes Aug17 2021
City of Palm Coast City Council Business Meeting minutes, August 17, 2021. Item 13, page 8: Council voted 4-0 to approve three legislative priorities submitted by The Southern Group lobbyist Jason DeLorenzo. Transportat…
2021-08-17
official-record
PUBLIC
Palmcoast Resolution 2021 117 Legislative Priorities 2022
City of Palm Coast Resolution 2021-117, adopted August 17, 2021. Formally approves the 2022 State Legislative Priorities as Exhibit A. Three priorities listed in numbered order: (1) PEP System Power Restoration Prioriti…
2021-08-10
primary-source
PUBLIC
Palmcoast Aug10 2021 Workshop Transcript
Verbatim transcript of Palm Coast City Council Workshop, August 10, 2021, Item 6 — 2022 Legislative Priorities. Audio-only meeting — no video recording exists. Produced by PalmCoastStorylines.com from city audio. First …
2021-08-10
primary-source
PUBLIC
Palmcoast Aug10 2021 The Ask Loop Road
Video clip and transcript of DeLorenzo Priority 3 presentation, Palm Coast City Council Workshop, August 10, 2021. Speaker-highlighted MP4 video produced by PalmCoastStorylines.com from city audio. The only video record…
2018-09-11
official-record
PUBLIC
Palm Coast Council Agenda 2018 09 11
City of Palm Coast City Council agenda, September 11, 2018. Contains stormwater rate study item. Included in open records response alongside DRI documents.
2016-03-09
primary-source
PUBLIC
Town Center Pud Minor Mod 2016
Town Center PUD Minor Modification — 2016. Signed by Ray Tyner as Land Use Administrator. Lists the full chain of 6 prior PUD minor modifications since 2003. OR Book 2116 Page 260, Inst 2016007291, March 9 2016.
2012-02-28
primary-source
PUBLIC
Neoga Conceptual Master Plan Da 1856 957 2012
Conceptual Master Plan Development Agreement between the City of Palm Coast and Neoga Lakes, LLC. Instrument No. 2012006015, Official Records Book 1856, Page 957, Flagler County. Drafted December 22, 2011; executed Febr…
2010-10-05
primary-source
PUBLIC
Neoga Lakes Dri Development Order 2010
Neoga Lakes Development of Regional Impact Development Order. Effective October 5, 2010. Developer: Neoga Lakes, LLC (Delaware LLC, connected to Rayonier/Raydient chain). City Resolution 2010-138. Property: approximatel…
2010-09-07
primary-source
PUBLIC
Obt Dri Development Order 2010
Old Brick Township Development of Regional Impact Development Order, with Settlement Amendment (Resolution 2011-56). Effective September 7, 2010. Developer: Wilson Green, LLC (Delaware LLC). City Resolution 2010-114, as…
2008-05-20
primary-source
PUBLIC
Town Center Dri Resolution 2008 89
Resolution 2008-89, Three Year Extension to Town Center at Palm Coast Development of Regional Impact. Instrument No. 2008017111, recorded June 4, 2008, OR Book 1664 Page 1882, 2 pages. Adopted May 20, 2008. Mayor Jon Ne…
2003-12-16
primary-source
PUBLIC
Town Center Pud Ordinance 2003 32
Town Center PUD Ordinance 2003-32 and PUD Development Agreement. Instrument No. 2003071128, recorded December 30, 2003, OR Book 1025 Page 1405, 68 pages, Flagler County Official Records. Adopted by Palm Coast City Counc…
2003-01-01
official-record
PUBLIC
Town Center Dri Development Order 2003
Town Center at Palm Coast Development of Regional Impact Development Order — the founding 2003 order. Instrument 2003039803, OR Book 959 Page 1509, recorded July 23 2003. Contains two independent capacity prohibitions (…