The Palm Coast City Council is being asked to issue a proclamation declaring October 19–23, 2026, as National Medical Assistants Recognition Week, honoring the contributions of medical assistants to patient care and the local healthcare system.
The proclamation specifically acknowledges Salus Medical Training, LLC, a Palm Coast-based institution that trains medical assistants for the local community.
Mayor Michael Norris and the City Council will formally sign the proclamation at the October 20, 2026 meeting.
The Palm Coast City Council is being asked to formally proclaim October 2026 as National Domestic Violence Awareness Month.
The proclamation recognizes the Family Life Center — Flagler County's only certified domestic violence emergency shelter and rape crisis center — along with the Flagler County Advocates Alliance and the Flagler County Domestic Violence Task Force, and calls on Palm Coast residents to join community efforts to end domestic violence.
The Palm Coast City Council is being asked to issue a ceremonial proclamation designating November 25, 2026, as 'Flagler County Rotary 45th Anniversary Day' in honor of the Rotary Club of Flagler County, which was chartered on that date in 1981.
The proclamation recognizes the club's four-and-a-half decades of community service, charitable giving, and its founding of the Fantasy Lights Festival at Central Park in Town Center.
The City Council is being asked to approve the official minutes from two prior meetings: the October 6, 2026 Business Meeting and the October 13, 2026 Workshop Meeting.
The October 6 Business Meeting minutes document a wide range of actions, including first readings of several ordinances (notably a Magnolia Trace MPD amendment approved 4-1, a Red Mill Pointe MPD approved 5-0, and a Future Land Use Map amendment for a 331.1+/- acre parcel that was denied 5-0), as well as consent agenda items, CRA board action, and various resolutions.
The October 13 Workshop Meeting minutes are included as an attachment but were truncated in the provided document text.
Council is simply being asked to ratify these minutes as an accurate record.
The Rotary Club of Flagler County is asking Palm Coast City Council to authorize temporary banners on city-owned street poles along Palm Coast Parkway to celebrate Rotary International Foundation Month each November.
The resolution would allow this arrangement starting in November 2026 for five years with an option to renew, with the City handling installation and removal while Rotary bears all costs for design and production.
Council is being asked to adopt the resolution and authorize the City Manager to enter any agreements needed to carry it out.
The City of Palm Coast is being asked to approve a formal agreement with the Flagler County Cultural Council (FC3) to continue administering the City's Cultural Art Grant Program, which supports arts, cultural, and historical programming for residents.
Under the agreement, FC3 — the designated Local Arts Agency for Flagler County — would develop grant applications, convene an expert review panel, host public meetings, and present funding recommendations to City Council, which retains final authority over all award decisions.
The partnership originated in 2024, and this resolution would renew and formalize the arrangement with an initial term running through September 30, 2027, with options for two additional one-year renewals.
The City Council is being asked to adopt a resolution approving Cultural Arts Grants totaling $85,392 for Fiscal Year 2026–2027, distributed among eight Flagler County arts, history, and cultural organizations that hold programs and events within Palm Coast.
The Flagler County Cultural Council (FC3), which has administered the grant program in partnership with the city since 2024, evaluated all eight applications for eligibility and is recommending full funding for every applicant.
If adopted, the resolution authorizes the City Manager to execute agreements and issue payments to the grantees.
The City of Palm Coast is being asked to approve a Master Services Agreement with the Palm Coast Historical Society and Museum, Inc.
(PCHS), a nonprofit established in 2000 that has served as the city's sole curator of local history.
Under the three-year agreement (October 20, 2026 through September 30, 2029), the city would pay PCHS $10,000 per fiscal year in quarterly installments of $2,500, grant use of Activity Rooms A and B at Holland Park, and eventually provide space in a renovated Fire Station 22 under a new 10-year lease once that facility receives its Certificate of Occupancy.
In return, PCHS would continue collecting, preserving, and presenting Palm Coast history and host public programs such as speaker series, Founders Day, and Constitution Day events.
The City of Palm Coast is being asked to approve piggybacking on a Florida Department of Management Services contract (No.
DMS-19/20-006B) with T-Mobile USA, Inc. to replace Verizon as the primary provider of cellular and mobile internet services for city staff.
The Information Technology Department recommends the switch because T-Mobile's government pricing through the state contract is expected to save the city more than $70,000 per year while maintaining the same level of service, and the piggyback approach allows the city to skip a separate competitive solicitation.
Council is asked to adopt a resolution authorizing the City Manager to execute the necessary documents.
The Palm Coast Planning Division is asking City Council to approve six separate Master Services Agreements for citywide surveying and mapping services, following a formal competitive solicitation (RFSQ-CD-26-61) that drew ten responsive bids.
Staff evaluated all submissions and recommends awarding agreements to the top six firms — Alliant Engineering, CPH Inc., England-Thims & Miller Inc., George Young Inc., JBrown Professional Group, and Kimley Horn — to ensure timely land surveys and second-party survey plat reviews across city projects.
Each agreement runs three years with two optional one-year renewals, and services will be drawn on an as-needed basis using funds already budgeted for Fiscal Year 2027.
Palm Coast's Public Works department is asking the City Council to approve two Master Price Agreements — one with Flagler Power Equipment and one with Fleet Kleen, Inc.
(doing business as St.
Johns Sales & Service) — for the purchase of mower parts and handheld outdoor equipment on an as-needed basis.
Both vendors were selected through a formal competitive bid process (ITB-PW-26-67) in which two bids were received and both found responsive and responsible.
Each agreement runs for one year with two optional one-year renewals, and the City Manager is authorized to approve future amendments involving changes under $100,000.
Palm Coast is being asked to approve a new interlocal agreement with Flagler County, Bunnell, and Flagler Beach to continue sharing costs for a cold-weather homeless shelter that activates whenever temperatures are forecast to drop below 40 degrees Fahrenheit.
The updated agreement replaces the original 2020 agreement and raises the nightly shelter fee from $1,000 to $1,500, with each of the four jurisdictions paying 25% ($375 per night), and removes a previous cap on the number of chargeable nights per year.
The shelter is operated by the Flagler County Family Assistance Center doing business as The Sheltering Tree, and now also covers residents living in homes without heat, not just those who are unhoused.
Palm Coast City Council is being asked to approve Master Services Agreements with multiple vendors to provide on-call landscape architect and landscape design review services, which the Planning Division needs to conduct independent peer reviews of landscape and irrigation plans for all development projects requiring design approval.
Following a formal competitive solicitation (RFSQ-CD-26-65) that drew eight responsive bids, staff evaluated submissions and recommends awarding agreements to five firms: Kimley-Horn, Dix.Hite, Miller Legg, Cotleur & Hearing, and Metric Engineering.
Services will be procured on an as-needed, work-order basis using funds already appropriated in the Fiscal Year 2027 budget, and the City Manager is authorized to approve future amendments under $100,000 without returning to Council.
The City of Palm Coast is asking its council to adopt a resolution accepting a Hazard Mitigation Grant Program (HMGP) agreement with the Florida Division of Emergency Management, stemming from the Presidential Disaster Declaration for Hurricane Nicole.
The grant would fund replacement of up to 500 aging PEP (Pretreatment Effluent Pumping) electrical control panels across the city, upgrading units that are in some cases up to 30 years old and lack dedicated generator connections, which creates safety and sewer-overflow risks during power outages.
The total grant-related budget is $420,000, with $320,000 coming from federal funds and a $100,000 city match required, and council is being asked to approve the agreement, accept the funding, and authorize the City Manager to execute all necessary documents.
Palm Coast's Utility Department is asking the City Council to approve a FEMA Hazard Mitigation Grant Program agreement — triggered by the Hurricane Idalia federal disaster declaration — that will fund retrofits of 262 wastewater manhole covers across the city.
The total project cost is $547,792.87, with the federal government covering 75% of construction costs plus all management expenses, leaving the city responsible for a $135,257.50 matching share.
Council is being asked to adopt the resolution, formally accept Grant Agreement H1398 with the Florida Division of Emergency Management, and authorize the City Manager to execute the necessary documents so the Utility Department can proceed with procurement and construction.
The Palm Coast Utility Department is asking City Council to approve piggybacking the City of Orlando's existing competitive bid contract (IFB23-0211) with US Submergent Technologies, LLC to perform structural cleaning at Wastewater Treatment Facility No.
1.
The work involves removing accumulated sand, grit, and debris from biological tanks and clarifiers — material that has built up since the facility was last cleaned in 2023 and that reduces treatment capacity over time, particularly after storm events.
The estimated cost is $269,000, to be funded from the Fiscal Year 2027 Wastewater Treatment Operations budget, and the underlying City of Orlando contract remains valid through June 10, 2027.
The Palm Coast Utility Department is asking the City Council to approve piggybacking on Volusia County Contract No.
26-B-42LS, which was competitively bid and awarded to STAline Waterworks, Inc., for PVC and brass materials used in water and sewer operations.
The arrangement would let the City purchase piping, fittings, valves, meter boxes, and related supplies on an as-needed basis under pre-negotiated pricing through March 20, 2029, with two optional one-year renewals.
Council is being asked to adopt a resolution authorizing the City Manager to execute the necessary documents, with total spending capped at available budget appropriations up to the $850,000 amount identified for Fiscal Year 2027.
Palm Coast's Stormwater and Engineering Department is asking the City Council to approve a grant agreement with the Florida Inland Navigation District (FIND) under its Waterways Assistance Program, which would provide $420,000 toward the design of St.
Joe Waterway Trail Phase I.
The total estimated design cost is $840,000, and FIND's award covers exactly half, with the city responsible for the matching half.
Council is being asked to adopt a resolution authorizing the City Manager to execute the project agreement (FL-PC-26-40) with FIND, which requires all work and reimbursement requests to be completed by September 30, 2028.
The Rotary Club of Flagler County is asking Palm Coast City Council to authorize temporary banners on city-owned street poles along Palm Coast Parkway — between Old Kings Road and Boulder Rock Drive — to recognize November as Rotary International Foundation Month.
The resolution would allow this display starting in November 2026 for five years with an option to renew, with the City handling installation and removal while Rotary covers all costs for design, production, installation, and removal.
Council is being asked to adopt the resolution and authorize the City Manager to enter into any agreements needed to carry it out.
The City of Palm Coast is asking its council to approve a formal agreement with the Flagler County Cultural Council (FC3) to continue administering the City's Cultural Art Grant Program, which funds arts, cultural, and historical programming for residents.
Under the agreement, FC3 — the designated Local Arts Agency for Flagler County — would develop grant applications, convene an expert review panel, hold public meetings, and make funding recommendations to the City Council, while the City retains final decision-making authority over all awards and financial matters.
The partnership originally began in 2024, and this agreement runs through September 30, 2027, with two optional one-year renewals.
The City Council is being asked to adopt a resolution approving Cultural Arts Grants totaling $85,392 for fiscal year 2026–2027, distributed among eight Flagler County arts, history, and cultural organizations that hold programs and events within Palm Coast city limits.
The Flagler County Cultural Council (FC3), which has administered the grant program in partnership with the city since 2024, evaluated all eight applications for eligibility and is recommending funding for each one.
Council's approval would authorize the City Manager to execute grant agreements and issue payments to the grantees.
The City of Palm Coast is being asked to approve a resolution authorizing a bank loan of up to $11,000,000 from Wells Fargo Bank to acquire real property within the State Road 100 Corridor Community Redevelopment Area.
The loan would be structured as a taxable non-revolving line of credit, with the city drawing funds as needed and paying interest only on amounts actually advanced, with all principal and interest due by October 1, 2029.
Three banks responded to the city's RFP — SouthState Bank, Truist Bank, and Wells Fargo — and Wells Fargo was selected based on its lowest proposed variable interest rate and its penalty-free prepayment terms.
An interlocal agreement with the SR 100 CRA would channel tax increment revenues back to the city to cover debt service, and the CRA's redevelopment plan was already amended on October 6, 2026 to authorize this use of increment revenues.
The Palm Coast City Council is being asked to approve a lease agreement with the Volusia-Flagler Family YMCA for city-owned property at 1580 Central Avenue, where the YMCA would construct and operate a new recreational facility featuring an Olympic-size pool, wellness center, sports gym, and other amenities.
Under the proposed 35-year lease, the YMCA would pay just $1 per year in rent while the City contributes a total of $3.25 million in phased payments — plus a separate $3 million commitment is required from the Flagler County School District as a condition for the deal to take effect.
The item was workshopped on October 13, 2026, after which staff revised the agreement based on Council direction, and Fire Chief Kyle Berryhill is presenting the final version for adoption.
Palm Coast City Council is being asked to approve a resolution amending the Flagler County and City of Palm Coast Local Housing Assistance Plan (LHAP) for 2026–2028, which governs how State Housing Initiatives Partnership (SHIP) funds are used locally.
The proposed amendments would add an Affordable Rental Development program allowing SHIP funds to support new construction, rehabilitation, and infrastructure for units serving households at or below 80% of Area Median Income, and would revise the Purchase Assistance Program to broaden eligible applicants beyond the current first-responder/public-employee restriction and remove recently added shared equity and resale requirements.
A third, state-mandated change is also included, incorporating manufactured and mobile home strategies required by Florida Senate Bill 594.
Flagler County Health and Human Services and Palm Coast Community Development staff are jointly presenting the item and recommend approval.
The Parks & Recreation Department is asking City Council to adopt a resolution amending the city's existing fee structure (Resolution 2024-39) for the Southern Recreation Center, covering pickleball, tennis, combination pass, and room rental fees.
The proposed changes introduce resident and non-resident pricing tiers — with non-resident rates set 20–30% above resident rates — raise most pass and daily admission fees, add a new Family Daily rate category, and establish formal after-hours and weekend room rental rates.
The resolution would also authorize the City Manager to apply an annual CPI adjustment of up to 3% and require the full fee structure to return to Council for review and approval every five years.
Palm Coast City Council is being asked to adopt a resolution approving roughly $41.4 million in total project expenses for the Maintenance Operations Center (MOC), a facility that will consolidate Public Works, Utility, and Stormwater & Engineering into one location.
The largest piece is a Guaranteed Maximum Price contract amendment of $37,050,539 with Gilbane Building Company to construct the Phase 1C fleet maintenance and wash buildings, along with a $474,885.11 change order with Pond & Company for construction administration services and roughly $3.875 million in additional expenses and contingency covering permits, wetland mitigation, furniture and IT equipment, and unforeseen costs.
This item was tabled from the October 6, 2026 Business Meeting with no changes, and any unspent balance from the approved project expenses would be authorized for early Phase 2 work including design documents and an internal entrance drive to Matanzas Woods Parkway.
Oare Associates, LLC is requesting a Fourth Amendment to the Magnolia Trace Master Planned Development-Development Agreement (formerly the Oare MPD), a roughly 1,017-acre site located about 0.75 miles northeast of the US-1 and Belle Terre Boulevard intersection.
The amendment would reduce the maximum residential units from 754 to 624, expand the MPD boundary by about 4.41 acres, restructure the tract layout, limit Zonal Geranium Trail to emergency-only access, and create a new emergency access to Zaun Trail.
This October 20 hearing is the second reading following a first public hearing on October 6, 2026, at which Council directed several changes — including prohibiting open burning, increasing minimum townhome lot width from 18 to 20 feet, and strengthening stormwater and buffer language — all of which staff has incorporated into the revised agreement.
Red Mill Pointe LLC, represented by attorney Michael D.
Chiumento III, is asking the City Council to rezone approximately 35.41 acres at 76 Red Mill Drive from Multifamily Residential (MFR-1) to Master Planned Development (MPD) so the site can be developed as 216 fee-simple, owner-occupied townhouses rather than the 216 rental multifamily units already approved.
The MPD Development Agreement locks in the same unit count as the existing entitlements while introducing reduced dimensional standards and requiring a publicly accessible dog park and amenity center to be completed no later than the first Certificate of Occupancy.
This is the second and final reading of the ordinance; the Planning and Land Development Regulation Board unanimously recommended approval in August, and the City Council passed it unanimously on first reading on October 6, 2026.
Matanzas GC Palm Coast LLC, represented by attorney Michael Chiumento III, is asking the City to amend the Future Land Use Map for a roughly 20-acre portion of Tract 9 within the Lakeview Estates Master Planned Development — changing its designation from Greenbelt to Mixed Use — so the land along US Highway 1 can be developed for General Commercial (COM-2) uses, with heights capped at 35 feet and self-storage/mini-warehouse uses explicitly excluded.
To protect infrastructure capacity in lieu of a full Transportation Impact Analysis, staff recommends adopting a new site-specific Comprehensive Plan policy (FLUE Policy 1.1.2.5) capping PM peak-hour trips and residential density on the site.
This is the second reading before City Council, which already voted 3-to-1 to approve the FLUM amendment at its September 15 meeting; council is now being asked to take final action on the ordinance.
The City Council is holding a second reading on Ordinance 2026-XX, which would amend the existing Lakeview Estates Master Planned Development (MPD) Development Agreement for a former golf course property.
The applicant, Matanzas GC Palm Coast LLC, is seeking to reduce remaining residential entitlements from 51 to 39 dwelling units, designate roughly 20 acres of Tract 9 adjacent to US Highway 1 for COM-2 commercial uses (capped at 250,000 square feet), convey Tract 8 to the City as a free public park site, and add new View Protection Zone and conservation easement/conveyance requirements.
At its May 2026 meeting the Planning and Land Development Regulation Board voted unanimously to recommend denial of the MPD amendment, though Council voted 3-1 to approve it at first and continued readings in September, and the item now returns with an updated Development Agreement reflecting Council feedback.
Palm Coast City Council is being asked to adopt Ordinance 2026-XX on second reading, which would amend eleven chapters (2, 3, 4, 5, 7, 9, 10, 11, 12, 13, and 14) of the city's Unified Land Development Code to implement the goals and policies of the 2050 Comprehensive Plan adopted in May 2025.
The amendments were developed through a lengthy public process involving the Beautification and Environmental Advisory Committee, the Planning and Land Development Regulation Board (which held a public hearing on August 19, 2026, and recommended approval), multiple City Council workshops, and public input gathered via the Social Pinpoint platform.
The item was first read at the September 15, 2026, business meeting, then tabled from the October 6 meeting without changes, and is now before Council for final adoption.
The Palm Coast City Council is being asked to adopt on second reading an ordinance that would make it unlawful for the city to sell, transfer, or long-term lease its Fire Rescue Department — or any substantial operational component — to any other government entity or private provider without first obtaining a supermajority council vote and then winning approval from a majority of voters in a citywide referendum.
City Attorney Marcus Duffy drafted the ordinance at the direction of the City Council, and the proposal amends Chapter 25 of the city's Code of Ordinances to add the new restriction while explicitly preserving routine equipment disposal, mutual aid agreements, and interlocal training or shared-dispatch arrangements that do not divest the city of operational control.
City Attorney Marcus Duffy is presenting an ordinance for second and final reading that would formally prohibit direct potable reuse (DPR) — the practice of introducing advanced-treated recycled water directly into a drinking water distribution system — within Palm Coast's municipal utility system.
The ordinance amends Chapter 49 of the city's Code of Ordinances to add a definition of DPR and to explicitly ban the city utility from constructing, operating, or funding any DPR infrastructure, while preserving existing non-potable reclaimed water uses such as landscape irrigation.
Council is asked to adopt the ordinance on second reading, following a first reading on September 15, 2026, and a tabling at the October 6 meeting.
The Palm Coast City Council is being asked to adopt Ordinance 2026-XX on second reading, which would substantially expand the city's existing Land Development Code provisions on cultural and historic resources protection (Section 10.05).
Presented by City Attorney Marcus Duffy, the ordinance adds new definitions, survey exemption rules, and two new bodies: a Historic Preservation Board (five members and two alternates) and a Historic Preservation Officer appointed by the City Manager.
The measure is also intended to position the city for inclusion in the Florida Certified Local Government program and the National Register of Historic Places, which would unlock federal grant funding and tax incentives for property owners.
Each month, the City of Palm Coast's Finance Department reports all emergency and sole-source purchases made without a competitive bidding process, as required by the city's Procurement Policy.
For September 2026, City Manager Michael McGlothlin is presenting four sole-source purchases and two emergency purchases for council awareness, with no vote or approval required — this item is for reporting purposes only.
Heard before · Item G.3 · Oct 20, 2026
Julia Trujillo, grant administrator for FC3 (Flagler County Cultural Council), presented eight cultural arts grant applications for FY2026-2027 totaling approximately $83,000 — below the budgeted amount — all from nonprofit organizations, seven of which received and fulfilled grants the prior year.
The one new applicant is City Lights Inc.
The panel scored all eight applicants above the 80-point minimum threshold.
Vice Mayor Pontieri flagged a concern about some grants supporting broad multi-event seasons rather than discrete events, and asked that future grants be more targeted; she noted support for this year's applicants while flagging the direction for future cycles.
Mayor Norris raised the question of whether the FC3 contract had been renewed for the current year, which was confirmed as pending — payments cannot be made without it.
Council also discussed that Palm Coast is currently the only municipality funding the grant program, and that the city's Historic Society was previously excluded from eligibility, which the mayor characterized as unacceptable.
A fifth-grader from Wadsworth Elementary School read his published short story 'Elf Diaries' aloud to applause.
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for October 13, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →
Heard before · Item G.3 · Oct 20, 2026
Julia Trujillo, grant administrator for FC3 (Flagler County Cultural Council), presented eight cultural arts grant applications for FY2026-2027 totaling approximately $83,000 — below the budgeted amount — all from nonprofit organizations, seven of which received and fulfilled grants the prior year.
The one new applicant is City Lights Inc.
The panel scored all eight applicants above the 80-point minimum threshold.
Vice Mayor Pontieri flagged a concern about some grants supporting broad multi-event seasons rather than discrete events, and asked that future grants be more targeted; she noted support for this year's applicants while flagging the direction for future cycles.
Mayor Norris raised the question of whether the FC3 contract had been renewed for the current year, which was confirmed as pending — payments cannot be made without it.
Council also discussed that Palm Coast is currently the only municipality funding the grant program, and that the city's Historic Society was previously excluded from eligibility, which the mayor characterized as unacceptable.
A fifth-grader from Wadsworth Elementary School read his published short story 'Elf Diaries' aloud to applause.
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for October 13, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →
Heard before · Item H.2 · Oct 20, 2026
Fire Chief Barry Hill and YMCA representatives John Walsh and Chris Sealcop presented a proposed 35-year lease agreement (at $1/year) for city-owned Town Center land, under which the Volusia-Flagler YMCA would construct a roughly 46,300-square-foot facility including a 50-meter competitive pool, a family pool, a gymnasium, wellness center, and other amenities at a projected total cost of approximately $14 million.
The city's contribution is $3.25 million from CRA funds and a state appropriation; the Flagler County School District is being asked for $3 million; the YMCA is responsible for the remaining $8 million through a mortgage, a private donor commitment of $1 million, and a community fundraising campaign.
Groundbreaking is targeted for winter 2026 with completion by winter 2028.
Council discussion centered on the need to condition city approval on the school board's concurrent approval, clarifying that the agreement currently says 'one pool' while the presentation shows two, adding insurance minimums and a cleaner mortgage-default protection clause, and addressing shared parking arrangements with the Town Center stage.
Vice Mayor Pontieri also sought more explicit carve-outs for competitive swim clubs in the pool-use schedule.
The resolution is scheduled for vote at the October 20 business meeting.
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for October 13, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →
Back after being tabled · Item H.5 · Oct 20, 2026
Resolution approving project expenses including a guaranteed maximum price contract amendment for Phase 1C, construction administration services, and a project contingency for the Maintenance Operations Center project — tabled by consensus to the October 20, 2026 business meeting due to time constraints.
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for October 6, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →
Second reading · Item I.1 · Oct 20, 2026
The Magnolia Trace MPD-DA amendment — renaming the former Oare Mixed Use PUD, capping residential units at 544 (down from 754), eliminating the Zonal Geranium Trail road connection in favor of a wetland crossing with only emergency stabilized access, and retaining 71% of the site in conservation — passed on first reading 4–1 with Mayor Norris voting no.
Council added conditions including: 20-foot minimum town home lot widths; a requirement to maintain natural vegetative buffers unless storm water management necessitates alteration; no open burning; clarification that multifamily is limited to Tract 1 (neighborhood commercial) and that active adult housing in Tract 2 does not include multifamily; a Gore Lake Mound interpretive display in the amenity center; removal of the conversion table (Section 7.2); a comprehensive plan citation correction (1.1.2.3 not 1.1.2.4); and a borrow pit access clarification.
Staff is also directed to assess current drainage conditions in the Z-section.
Second reading is scheduled for October 20.
Vote, per the draft minutes: Passed 4-1 — yes: Pontieri, Gambaro, Miller, Sullivan; no: Norris Moved by Pontieri, seconded by Gambaro. p.16
Vote, per our caption record: 4-1 (Miller yes; Pontieri yes; Sullivan yes; Gambaro yes; Norris no) Taken from the meeting's captions; not yet checked against the video.
Applicant agreed to add a recital and section 10.21 requiring an interpretive display about the Gore Lake Mound to be installed in a project amenity center, to be incorporated before second reading.
Raised by: applicant · Oct 6 · 01:58:34
MadeSection 10.21 was added to the ordinance requiring the owner to include information and an interpretive display about the Gore Lake Mound in an amenity center, and a recital was added in the whereas clauses.
“10.21 GORE LAKE MOUND HISTORICAL MARKER: The Owner shall include information and an interpretive display about the Gore Lake Mound in an amenity center developed within the Project.” packet p.1563Not yet checked against the video.
Minimum town home lot width shall be changed from 18 feet to 20 feet in the development standards table at section 12.1.
Raised by: council · Oct 6 · 02:22:35
MadeThe packet confirms that Table 12.1 was amended to increase the minimum townhome lot width from 18 feet to 20 feet as directed by council.
“Table 12.1 Site Development Requirements. The minimum townhome lot width is increased from 18' to 20'.” packet p.1486Not yet checked against the video.
Public commenter asked that a drainage flow map be entered into the record and that an updated drainage analysis be required using recent rainfall, current flooding conditions, and cumulative development impacts before the project proceeds.
Raised by: public · Oct 6 · 02:53:37
Not madeThe packet addresses stormwater through a clarifying language amendment to Section 9(e) and a staff presentation on the review process, but does not enter a drainage flow map into the record or require an updated drainage analysis using recent rainfall or cumulative development impacts.
“stormwater staff will provide a presentation on the development review process to demonstrate that stormwater system meets conditions to prevent flooding of other properties” packet p.1486Not yet checked against the video.
The conversion chart (Exhibit E) and all language referring to it were deleted from the MPD-DA. p.1485
Section 10.20 was amended to clarify buffer maintenance requirements, including minimum buffer widths, supplemental buffering conditions, and conditions under which natural buffers may be replaced. p.1486
Section 10.22 was added to prohibit open burning of land clearing debris on the property. p.1486
Section 9(e) was clarified to state that stormwater and stormwater runoff is the responsibility of the owner and must be conveyed to the master stormwater system. p.1485
Section 10.9 was amended to clarify that the developer receives no credit for extending utility lines to their property. p.1486
Stormwater staff will provide a presentation on the development review process to demonstrate that the stormwater system meets conditions to prevent flooding of other properties. p.1486
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for October 6, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →
Second reading · Item I.3 · Oct 20, 2026
Ordinance on first reading for the Lakeview Estates comprehensive plan amendment (Application #5576), redesignating 20 acres of Track 9 from Green Belt to Mixed Use with a site-specific limiting policy capping density, intensity (trips), and building height at 35 ft.
Planning board recommended approval 5-1 conditioned on the limiting policy.
Tabled to September 15 by a 4-1 vote (Norris no) along with I.2, pending resolution of arsenic soil testing, view protection zone language, conservation of remaining lands, and other issues.
Vote, per the draft minutes: motion to table Ordinance items 1 and 2 to the next business meeting on 9/15 — Passed 4-1 — yes: Pontieri, Gambaro, Miller, Sullivan; no: Norris Moved by Pontieri, seconded by Miller. Sep 15 packet p.20
These are draft minutes. On Sep 15, council asked for a correction to an incorrect recording of the vote for Items I.3/I.4 before approving them; don't rely on that vote until the approved minutes or the video confirm it.Vote, per our caption record: 4-1 to table (Miller yes; Pontieri yes; Sullivan yes; Gambaro yes; Norris no) Taken from the meeting's captions; not yet checked against the video.
Ordinance for the Lakeview Estates Comprehensive Plan Amendment (Application 5576, small-scale future land use map change on 20 acres of Tract 9 from green belt to mixed use) passed on first reading 3–1 with the mayor voting no.
The amendment would reduce remaining residential entitlements from 51 to 39 on the overall property while adding a site-specific limiting policy capping commercial intensity.
Second reading is scheduled for October 6.
Vote, per the draft minutes: motion to be approved on first reading with staff recommended site specific limiting policy — Passed 3-1 — yes: Pontieri, Gambaro, Sullivan; no: Norris Moved by Pontieri, seconded by Gambaro. Oct 6 packet p.23
Vote, per our caption record: 3-1 (Pontieri yes, Sullivan yes, Gambaro yes; Norris no) Taken from the meeting's captions; not yet checked against the video.
The view protection zone on tract 9 must remain at 150 feet, not be reduced to 100 feet, in compliance with LDC section 3.03.04 J1 and J2.
Raised by: council · Sep 1 · 03:50:16
Not madeThe packet shows the VPZ on tract 9 remains at 100 feet, with waiver language designed to ensure the 100-foot VPZ is maintained, not restored to 150 feet.
Not yet checked against the video.The view protection zone on tract 3 must be 50 feet across its entire length, not an average, and existing natural vegetation must be maintained rather than clearcut and replanted.
Raised by: council · Sep 1 · 03:50:37
MadeThe packet states tract 3 text was reworded to require a minimum 50-foot VPZ maintained along its entire boundary and prohibits clearing the VPZ during development.
“Text for Tract 3 has been reworded to clarify that potential development on Tract 3 shall maintain a minimum 50-foot View Protection Zone (VPZ), and ensures that the VPZ may not be cleared during development of the tract.” packet p.2300Not yet checked against the video.
Buildable gross square footage on tract 9 should be capped at 250,000 square feet rather than leaving the full 20 acres open to maximum build-out.
Raised by: council · Sep 1 · 03:50:06
MadeThe packet confirms the tract 9 utilization table was updated to cap commercial development at 250,000 square feet.
Not yet checked against the video.Certain COM 2 uses should be struck from the permitted uses list for tract 9 to ensure the development is genuinely neighborhood commercial in character.
Raised by: council · Sep 1 · 03:51:35
Partly madeThe packet shows COM-2 uses are limited by excluding mini-warehouses, office warehouses, and self-storage via special exception, and a new exhibit clarifies permitted COM-2 uses, but does not confirm broader striking of COM-2 uses to ensure neighborhood-commercial character.
Not yet checked against the video.The balance of the MPD property not being developed or donated must be placed into conservation in perpetuity, with the city taking title to guarantee it cannot be re-amended without extreme difficulty.
Raised by: council · Sep 1 · 03:52:23
Partly madeThe October 20 version amended the language to require conveyance of undeveloped property to the city, removing the conservation easement alternative, but the packet does not confirm city title or perpetual conservation designation.
“"Prior to filing any application for development of Tract 3 or Tract 9, the Owner shall convey the Undeveloped Property pursuant to a mutually agreeable purchase and sale agreement approved by the LUA."” packet p.2302Not yet checked against the video.
Before the city accepts tract 8 as a park donation, deep soil boring of at least 18 inches must be conducted to test for arsenic, with remediation required if contamination is found.
Raised by: council · Sep 1 · 03:53:53
Partly madeThe packet confirms arsenic testing language was added requiring demonstration that levels are under limits for human occupation prior to conveyance, but does not specify deep soil boring of at least 18 inches.
“the owner shall demonstrate that arsenic levels on Tract 8 are under limits for human occupation as regulated by Federal, State, and Local regulations prior to conveyance of the Tract to the City.” packet p.2300Not yet checked against the video.
Enhanced vegetative buffers within view protection zones must have enforceable timing and assurance mechanisms—such as a bond or a prohibition on certificates of occupancy until buffers are in place.
Raised by: council · Sep 1 · 03:40:15
Not addressed in the pages reviewedThe packet does not mention bonding, certificates of occupancy holds, or other enforceable timing mechanisms for vegetative buffer installation.
Not yet checked against the video.Staff or the city attorney should research and bring back a mechanism—such as requiring a unanimous council vote—to make any future amendment to a conservation designation on the remaining MPD land extremely difficult.
Raised by: council · Sep 1 · 03:53:24
Not addressed in the pages reviewedThe packet does not mention any research or mechanism such as a unanimous council vote to make future amendments to a conservation designation extremely difficult.
Not yet checked against the video.Staff should involve the stormwater department to verify that the tracks offered for stormwater retention actually connect to and function within the existing stormwater conveyance system before treating them as a public benefit.
Raised by: council · Sep 1 · 03:47:48
Not addressed in the pages reviewedThe packet does not mention stormwater department involvement or verification that stormwater retention tracts connect to the existing conveyance system.
Not yet checked against the video.The applicant offered to discuss capping the gross buildable square footage on tract 9 at 250,000 square feet with the property owner.
Raised by: applicant · Sep 1 · 03:35:30
MadeThe 250,000 square foot cap on tract 9 was incorporated into the development agreement as reflected in the packet.
Not yet checked against the video.The applicant offered to place the balance of the undeveloped property into conservation or deed it to the city, and said that option is open for discussion.
Raised by: applicant · Sep 1 · 03:39:10
MadeThe October 20 version requires the owner to convey the undeveloped property to the city pursuant to a purchase and sale agreement, removing the conservation easement alternative.
“the Owner shall convey the Undeveloped Property pursuant to a mutually agreeable purchase and sale agreement approved by the LUA.” packet p.2302Not yet checked against the video.
The applicant noted that the map showing the park parcel on tract 8 needs to be corrected to include an additional triangular area adjacent to tract 9, bringing the total park donation to approximately 15 acres with water access.
Raised by: applicant · Sep 1 · 03:36:52
Not addressed in the pages reviewedThe packet does not mention correcting the park parcel map on tract 8 to include the additional triangular area or confirm the approximately 15-acre total with water access.
Not yet checked against the video.Staff will look up and provide the view protection zone depth for tract 5, which was not specified in Hansen's notes at the time of the question.
Raised by: staff · Sep 1 · 02:58:39
Not addressed in the pages reviewedThe packet does not provide the view protection zone depth for tract 5.
Not yet checked against the video.A resident asked that another properly documented neighborhood meeting with adequate audio-visual amplification be held before a vote, given the May meeting was chaotic and its record is incomplete.
Raised by: public · Sep 1 · 03:43:38
Not addressed in the pages reviewedThe packet does not mention holding another neighborhood meeting with adequate audio-visual amplification before the vote.
Not yet checked against the video.A resident raised that the neighborhood meeting sign-in sheet and written summary required by LDC 20502 appear incomplete or missing from the packet, making the application file incomplete.
Raised by: public · Sep 1 · 03:45:51
Not addressed in the pages reviewedThe packet does not address whether the neighborhood meeting sign-in sheet and written summary required by LDC 2.05.02 are complete or have been added to the file.
Not yet checked against the video.A resident raised that the LDC sections 3.03.04 J1 and J2 protecting former golf course views have not been satisfied, and that approving the MPD without a full traffic impact analysis risks a concurrency failure.
Raised by: public · Sep 1 · 03:46:27
Partly madeThe packet acknowledges LDC 3.03.04 J1 and J2 are not fully satisfied, and confirms the full TIA is deferred to technical site plan stage, not resolved before this hearing. Deferred to: Technical Site Plan stage of Tract 9's commercial development
“staff is unable to evaluate the proposed distribution on US Highway 1 for the ±20-acre commercial site. An updated TIA shall be required during the Technical Site Plan stage of Tract 9's commercial development for further review.” packet p.2319Not yet checked against the video.
Arsenic testing language in the development agreement must specify deep soil boring of at least 18 inches on tract 8.
Raised by: council · Sep 15 · 02:55:39
Not madeThe arsenic testing language added requires demonstration that levels are under regulatory limits but does not specify deep soil boring of at least 18 inches.
“the owner shall demonstrate that arsenic levels on Tract 8 are under limits for human occupation as regulated by Federal, State, and Local regulations prior to conveyance of the Tract to the City.” packet p.2300Not yet checked against the video.
The development agreement must include a requirement that if arsenic above acceptable limits is found, the applicant must perform remediation before conveying tract 8 to the city.
Raised by: council · Sep 15 · 02:55:48
Not addressed in the pages reviewedThe packet states arsenic must be shown under limits before conveyance but does not include a specific requirement for remediation by the applicant if contamination above limits is found.
Not yet checked against the video.Staff will meet with the parks director to assess what type and scale of park can be built on tract 8's upland area and report back before the second reading.
Raised by: staff · Sep 15 · 03:02:20
Not addressed in the pages reviewedThe packet does not mention a staff meeting with the parks director or any report on what type and scale of park can be built on tract 8's upland area.
Not yet checked against the video.The view protection zone language for tract 3 must be clarified to require a minimum 50-foot VPZ maintained along the entire boundary line adjacent to existing residential lots.
Raised by: council · Sep 15 · 03:04:54
MadeThe packet confirms tract 3 text was reworded to require a minimum 50-foot VPZ maintained along its entire boundary adjacent to existing residential lots.
“Text for Tract 3 has been reworded to clarify that potential development on Tract 3 shall maintain a minimum 50-foot View Protection Zone (VPZ), and ensures that the VPZ may not be cleared during development of the tract.” packet p.2300Not yet checked against the video.
The view protection zone on tract 9 must remain at 150 feet, not be reduced to 100 feet as the applicant proposed.
Raised by: council · Sep 15 · 03:08:29
Not madeThe packet confirms the tract 9 VPZ remains at 100 feet with waivers designed to maintain that 100-foot zone, not restored to 150 feet.
Not yet checked against the video.The applicant agreed to revise the tract 9 VPZ language to address the 150-foot requirement, including exploring parking and landscaping flexibility on US1, and bring revised language back for the second reading.
Raised by: applicant · Sep 15 · 03:20:03
Partly madeThe packet shows revised language allowing waiver reductions to landscaping and parking adjacent to US-1 to preserve the 100-foot VPZ, but the VPZ remains at 100 feet, not revised to 150 feet as the council required.
Not yet checked against the video.Live local as a listed use should be stricken from the MPD development agreement text for tract 9, even though state law cannot prevent an application under that statute.
Raised by: council · Sep 15 · 03:15:22
Not addressed in the pages reviewedThe packet does not mention striking Live Local as a listed use from the MPD development agreement text for tract 9.
Not yet checked against the video.Staff will calculate and provide the approximate acreage of remaining undeveloped land that would be conveyed to the city before the second reading.
Raised by: staff · Sep 15 · 03:07:51
Not addressed in the pages reviewedThe packet does not provide a calculated acreage figure of the remaining undeveloped land that would be conveyed to the city.
Not yet checked against the video.A member of the public raised concern that approving the entitlement transfer from tract 8 to tract 3 before arsenic results are in could leave the city with no viable park if contamination is found.
Raised by: public · Sep 15 · 03:22:10
Not addressed in the pages reviewedThe packet does not address the concern about approving the entitlement transfer before arsenic results are available.
Not yet checked against the video.A resident bordering tract 9 argued the 100-foot VPZ would leave only roughly 60 feet of actual dry buffer behind his home and urged council to maintain the original 150-foot buffer.
Raised by: public · Sep 15 · 03:23:29
Not madeThe packet confirms the VPZ on tract 9 remains at 100 feet; the council's direction to maintain the original 150-foot buffer was not followed.
Not yet checked against the video.A member of the public asked how durable the site-specific limiting policy on tract 9 would be for future owners and what public process would be required to change those limits.
Raised by: public · Sep 15 · 03:26:41
Not addressed in the pages reviewedThe packet does not address how durable the site-specific limiting policy on tract 9 would be for future owners or what public process would be required to change those limits.
Not yet checked against the video.Council directed that the remaining undeveloped land in the MPD be deeded to the city to be held in conservation rather than encumbered only by a conservation easement held by the applicant.
Raised by: council · Sep 15 · 03:05:52
MadeThe October 20 version amended Section 4-13 to require conveyance of the undeveloped property to the city, removing the conservation easement alternative that had been in the September 15 version.
“"Prior to filing any application for development of Tract 3 or Tract 9, the Owner shall convey the Undeveloped Property pursuant to a mutually agreeable purchase and sale agreement approved by the LUA."” packet p.2302Not yet checked against the video.
Section 4-13 was amended to remove the conservation easement option, now requiring the owner to convey the undeveloped property to the city pursuant to a purchase and sale agreement. p.2302
Arsenic testing language was added requiring the owner to demonstrate arsenic levels on Tract 8 are under regulatory limits for human occupation prior to conveyance to the city. p.2300
Tract 3 text was reworded to require a minimum 50-foot VPZ along its entire boundary and to prohibit clearing of the VPZ during development. p.2300
An updated Transportation Impact Analysis (TIA) shall be required during the Technical Site Plan stage of Tract 9's commercial development for further review. p.2319
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for September 1, 2026; September 15, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →
Second reading · Item I.4 · Oct 20, 2026
Ordinance on first reading for the Lakeview Estates MPD amendment (Application #5575), proposing to move 39 remaining residential entitlements to Track 3 as estate lots with RV garages, convey Track 8 (~15 acres) to the city as a park, allow commercial uses on Track 9, provide emergency access from US1, and modify view protection zones (Track 9 reduced from 150 ft to 100 ft).
Planning board voted 6-0 to recommend denial citing conflict with LDC golf course community standards.
Tabled to September 15 along with I.1, 4-1.
Vote: 4-1 to table (Miller yes; Pontieri yes; Sullivan yes; Gambaro yes; Norris no) Taken from the meeting's captions; not yet checked against the video.
Ordinance for the Lakeview Estates MPD Amendment (Application 5575) passed on first reading 3–1 with the mayor voting no, subject to applicant consent on three conditions added at Vice Mayor Pontieri's request: (1) deep soil boring of at least 18 inches with remediation language for arsenic before park conveyance on Tract 8; (2) the view protection zone on Tract 9 to remain 150 feet rather than the applicant's proposed 100 feet, with the applicant to work with staff on parking and landscaping flexibility on US-1 to make the geometry work; and (3) the VPZ language on Tract 3 to explicitly read as a minimum 50-foot buffer along the entire parcel boundary with existing homes, not to be cleared.
The applicant also agreed to convey approximately 100 acres of remaining undeveloped land to the city rather than using conservation easements.
Second reading is scheduled for October 6.
Vote, per the draft minutes: motion to approve on first reading with the conditions of 150 ft view protection zone, deep soil boring and remediation language, and staff recommendation of the densi — Passed 3-1 — yes: Pontieri, Gambaro, Sullivan; no: Norris Moved by Pontieri, seconded by Sullivan. Oct 6 packet p.24
Vote, per our caption record: 3-1 (Sullivan yes, Gambaro yes, Pontieri yes; Norris no) Taken from the meeting's captions; not yet checked against the video.
Council directed that the view protection zone on tract 9 must remain at 150 feet as originally approved, not be reduced to 100 feet as proposed.
Raised by: council · Sep 1 · 03:50:16
MadeThe clean version of the development agreement on page 475 retains the easterly 150 feet of Tract 9 as a VPZ, not reduced to 100 feet.
“The easterly 150 feet of Tract 9 that is located behind existing residential platted lots located along the westerly side of London Drive shall be maintained as a VPZ” packet p.2954Not yet checked against the video.
Council directed that buildable square footage on tract 9 be capped at 250,000 gross square feet rather than leaving it unlimited across 20 acres.
Raised by: council · Sep 1 · 03:50:06
MadeThe development agreement language on page 475 caps commercial uses on Tract 9 at a maximum of 250,000 gross square feet.
“Commercial uses consistent with the COM-2 zoning designation (See, Ex. "C") shall be limited to a maximum of 250,000 gross square feet of development over the tract.” packet p.2954Not yet checked against the video.
Council directed that the view protection zone on tract 3 must be a uniform 50 feet across its entire length, not an average, and existing natural vegetation must be maintained rather than cleared and replanted.
Raised by: council · Sep 1 · 03:50:37
Partly madeThe packet shows a 50-foot VPZ for Tract 3 and new language requiring existing vegetative screening be maintained in perpetuity with no clearing, but the pages do not explicitly confirm the VPZ is uniform along its entire length rather than an average.
“Existing vegetative screening in all View Protection Zones (VPZ) shall be maintained in perpetuity with no land clearing activities, except for those deemed necessary by the City for emergency services.” packet p.2493Not yet checked against the video.
Council directed that the COM 2 permitted uses list for tract 9 be reviewed and certain uses struck to ensure only neighborhood-scale commercial uses are allowed.
Raised by: council · Sep 1 · 03:51:35
Partly madeThe packet shows certain uses (mini-warehouses, office warehouses, self-storage special exceptions) are struck, but no comprehensive review striking additional uses to ensure only neighborhood-scale commercial is shown.
Not yet checked against the video.Council directed that the balance of the MPD property not being developed or donated be placed into conservation in perpetuity, preferably by deeding it to the city, so that further amendments cannot be brought.
Raised by: council · Sep 1 · 03:52:23
Partly madeThe 9-15 version added Section 4-13 giving the owner the option of either a conservation easement or conveying undeveloped property to the city, but the clean 10-20 version pages do not confirm the conservation-easement option was struck and conveyance to city was made mandatory.
Not yet checked against the video.Council directed that deep soil boring testing for arsenic at a minimum depth of 18 inches must be conducted on tract 8 before the city accepts the park donation, and any arsenic found must be remediated.
Raised by: council · Sep 1 · 03:53:53
Partly madeThe DA requires the owner to demonstrate arsenic levels are under the limit for human occupation prior to conveyance, and an environmental report with soil borings is included, but the borings were only to 6 feet and the top intervals sampled were 0–0.5 ft and 0.5–2 ft, not specified as 18-inch minimum depth.
“prior to conveyance, the Owner shall demonstrate that Tract 8 arsenic levels are under the limit for human occupation as regulated by Federal, State and local law including, but not limited to, the Florida Department of Environmental Protection” packet p.2949Not yet checked against the video.
Council raised that a transportation impact analysis (TIA) should be required and staff was directed to address why it was waived and whether it is needed before second reading.
Raised by: council · Sep 1 · 03:13:16
Not addressed in the pages reviewedThese pages contain no discussion of whether a transportation impact analysis was required, waived, or addressed before second reading.
Not yet checked against the video.Council indicated the enhanced vegetative buffer requirement in the view protection zones must have enforcement teeth, such as a bond or a condition prohibiting certificates of occupancy until the buffers are installed.
Raised by: council · Sep 1 · 03:40:15
MadeThe 10-20 update added Section 4-14 with code enforcement teeth: fines of $1,000/day for first violation and $5,000/day for subsequent violations for unpermitted clearing within VPZs.
Not yet checked against the video.The applicant offered to discuss capping the gross buildable square footage on tract 9 at 250,000 square feet with the property owner.
Raised by: applicant · Sep 1 · 03:35:30
MadeThe development agreement caps Tract 9 at 250,000 gross square feet as the applicant offered to discuss with the property owner.
Not yet checked against the video.The applicant offered that the balance of the property not otherwise used could be donated or placed into conservation, and said they are open to discuss deed transfer to the city or conservation easement.
Raised by: applicant · Sep 1 · 03:39:10
Partly madeSection 4-13 added language for either a conservation easement or conveyance to the city, but the applicant's offer to commit solely to deed transfer to the city does not appear to have been fully locked in as the conservation easement option remains.
Not yet checked against the video.The applicant noted that the drawing showing the tract 8 park boundary needs to be corrected to include an additional triangular parcel adjacent to tract 9, making the park conveyance approximately 15 acres with water access.
Raised by: applicant · Sep 1 · 03:36:52
Not addressed in the pages reviewedThese pages do not mention correcting the Tract 8 park boundary drawing to include the additional triangular parcel adjacent to Tract 9.
Not yet checked against the video.Staff promised to look up and report back on whether tract 5 has a defined view protection zone depth in the existing development agreement.
Raised by: staff · Sep 1 · 02:58:39
Not addressed in the pages reviewedThese pages contain no report back from staff on whether Tract 5 has a defined view protection zone depth in the existing development agreement.
Not yet checked against the video.A resident raised that the April neighborhood meeting was inadequate and unprofessional, and asked that a proper, well-documented neighborhood meeting be held before the matter returns.
Raised by: public · Sep 1 · 03:43:22
Not madeThe packet states the applicant has met their public notice requirements and no additional neighborhood meeting was held; the same April 14 meeting is referenced without any new meeting conducted.
Not yet checked against the video.A resident raised that the application file is incomplete because the sign-in sheet and written Q&A summary from the neighborhood meeting required by LDC 20502 were not in the packet, and asked council not to vote on an incomplete file.
Raised by: public · Sep 1 · 03:45:51
Not madeThe packet states the applicant submitted documentation summarizing the neighborhood meeting and met public notice requirements, indicating the file is treated as complete without a new sign-in sheet or Q&A summary being separately noted as added.
Not yet checked against the video.A resident asked that the stormwater department be consulted to verify that the parcels offered for storm water retention can actually connect to and function within the existing drainage system before accepting them as public benefit.
Raised by: public · Sep 1 · 03:47:39
Not addressed in the pages reviewedThese pages contain no indication that the stormwater department was consulted to verify connectivity and function of parcels offered for stormwater retention.
Not yet checked against the video.Development agreement language for tract 8 arsenic testing must specify deep soil boring of at least 18 inches minimum depth.
Raised by: council · Sep 15 · 02:55:41
Not madeThe DA requires demonstration that arsenic levels are under human occupation limits prior to conveyance, but the soil boring report reflects sampling only to 0.5–2 ft intervals with no language specifying a minimum 18-inch boring depth.
“Soil samples were collected from the ground surface to 0.5' bgs, 0.5-2' bgs, and 2-4' bgs.” packet p.2713Not yet checked against the video.
Development agreement must require the applicant to perform remediation if arsenic levels above acceptable limits are found during deep bore testing of tract 8 prior to conveyance.
Raised by: council · Sep 15 · 02:56:14
MadeThe DA requires the owner to demonstrate arsenic levels are under regulatory limits prior to conveyance of Tract 8, effectively requiring remediation if levels exceed limits.
“prior to conveyance, the Owner shall demonstrate that Tract 8 arsenic levels are under the limit for human occupation as regulated by Federal, State and local law including, but not limited to, the Florida Department of Environmental Protection” packet p.2536Not yet checked against the video.
Staff will meet with the parks director before the second reading to assess what type and scale of park elements can feasibly fit on the upland portion of tract 8.
Raised by: staff · Sep 15 · 03:02:20
Not addressed in the pages reviewedThese pages do not mention any meeting between staff and the parks director to assess what park elements can feasibly fit on the upland portion of Tract 8.
Not yet checked against the video.The view protection zone on tract 9 must remain at 150 feet, not be reduced to 100 feet as proposed by the applicant.
Raised by: council · Sep 15 · 03:08:29
MadeThe clean version of the development agreement maintains the easterly 150-foot VPZ on Tract 9, not reduced to 100 feet.
“The easterly 150 feet of Tract 9 that is located behind existing residential platted lots located along the westerly side of London Drive shall be maintained as a VPZ” packet p.2954Not yet checked against the video.
Applicant agreed to strike the conservation easement option and instead commit to conveying the remaining undeveloped land (approximately 100 acres) to the city.
Raised by: applicant · Sep 15 · 03:12:29
Partly madeSection 4-13 in the 9-15 version still retains the conservation easement as an option alongside conveyance; the pages do not show the conservation easement option was struck as the applicant agreed.
Not yet checked against the video.Development agreement language for the tract 3 view protection zone must be clarified to make clear the minimum 50-foot VPZ applies continuously along the entire length of the tract boundary adjacent to existing residential lots.
Raised by: council · Sep 15 · 03:05:14
Not addressed in the pages reviewedThese pages do not include specific development agreement language clarifying that the minimum 50-foot VPZ applies continuously along the entire length of the Tract 3 boundary adjacent to existing residential lots.
Not yet checked against the video.The view protection zone on tract 3 must not be cleared during any development and must be maintained in its natural vegetative state to preserve the mature tree stand.
Raised by: council · Sep 15 · 02:49:58
MadeSection 4-14 added for the 10-20 meeting prohibits all clearing within VPZs and requires like-for-like replanting, applying to all VPZs including Tract 3.
“Existing vegetative screening in all View Protection Zones (VPZ) shall be maintained in perpetuity with no land clearing activities, except for those deemed necessary by the City for emergency services.” packet p.2493Not yet checked against the video.
Council directed staff to calculate the approximate acreage of remaining land that would be conveyed to the city before the second reading.
Raised by: council · Sep 15 · 03:07:51
Not addressed in the pages reviewedThese pages do not include a staff calculation of the approximate acreage of remaining land that would be conveyed to the city.
Not yet checked against the video.Member of the public raised concern that approving the MPD before arsenic testing is complete could result in approving an agreement for a park site that may prove unsuitable.
Raised by: public · Sep 15 · 03:22:10
Partly madeThe DA requires arsenic demonstration prior to conveyance, addressing the concern that conveyance could occur before testing, but approval of the MPD itself still precedes completion of testing.
“prior to conveyance, the Owner shall demonstrate that Tract 8 arsenic levels are under the limit for human occupation as regulated by Federal, State and local law” packet p.2949Not yet checked against the video.
Member of the public asked staff to clarify how durable the site-specific limiting policy on tract 9 is for future owners and what public process would be required to change it.
Raised by: public · Sep 15 · 03:26:41
Partly madeThe PLDRB recommended a site-specific limiting policy (FLUE Policy 1.1.2.5) to cap intensity on Tract 9, which would require a Comprehensive Plan amendment to change, but the pages do not include explicit staff clarification of the durability of this policy for future owners.
“PLDRB voted five to one in favor of recommending approval of the Comprehensive Plan Amendment subject to the concurrent adoption of staff's draft FLUE Policy 1.1.2.5 serving as a site specific limiting policy capping the intensity and density of the 20-acre portion of Tract 9” packet p.2566Not yet checked against the video.
The Tract 9 development agreement text was reworded to reference the intensity cap of 250,000 SF and language was added allowing potential waivers to US-1 landscape buffers and parking requirements to preserve the VPZ. p.2491
An updated environmental report focusing on Tract 8 soil testing was provided by the applicant for the October 20 meeting. p.2482
Prior to conveyance of Tract 8, the owner must demonstrate that arsenic levels are under the limit for human occupation as regulated by FDEP and applicable law. p.2949
Any development application for Tract 9 shall require final action by the PLDRB, and the owner must prepare a conceptual site plan and hold a neighborhood meeting prior to making any application. p.2954
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for September 1, 2026; September 15, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →
Second reading · Item I.5 · Oct 20, 2026
Ordinance amending the Unified Land Development Code received first reading and passed unanimously, with second reading scheduled for October 6.
Notable discussion included Vice Mayor Pontieri's question about buffer requirements between new subdivisions and existing infill lots; staff confirmed language requiring a minimum 15-foot buffer where new subdivision elevation is 2 or more feet above existing homes had already been added to Chapter 13.
A public speaker raised several technical concerns (freeboard rules, historical resource survey requirements, coastal view relief ratios, and AC unit screening rules), and staff agreed to address each specifically before second reading.
Vote, per the draft minutes: motion to be approved on first reading — Passed 4-0 (Pontieri, Gambaro, Sullivan, Norris) Moved by Gambaro, seconded by Pontieri. Oct 6 packet p.21
Vote, per our caption record: 4-0 (Sullivan yes, Gambaro yes, Pontieri yes, Norris yes) Taken from the meeting's captions; not yet checked against the video.
Ordinance amending the Unified Land Development Code — second reading tabled by consensus to the October 20, 2026 business meeting due to time constraints.
Staff will bring back at a later date performance standards for data centers.
Raised by: staff · Sep 15 · 02:16:48
DeferredThe packet confirms that an ordinance to address performance standards for data centers will be brought forward after adoption of the LDC updates. Deferred to: After adoption of the LDC updates
“The following items will be brought forward after the adoption of the LDC updates: • An ordinance to address performance standards for Data Centers” packet p.2963Not yet checked against the video.
Staff will bring back an ordinance to establish penalties and fines for unpermitted tree removal.
Raised by: staff · Sep 15 · 02:16:58
DeferredThe packet confirms that an ordinance to establish penalties and fines for unpermitted tree removal will be brought forward after adoption of the LDC updates. Deferred to: After adoption of the LDC updates
Not yet checked against the video.Staff was directed to highlight in the changes chart where the new residential-to-residential buffer and elevation language appears, so council can review it before second reading.
Raised by: council · Sep 15 · 02:24:38
MadeThe packet includes a Response to Comments table (page 351) and a new buffer table amendment (page 352) specifically identifying where the residential buffer and elevation language appears, with footnote 1A calling out the 2-foot elevation trigger.
“Staff has addressed comments from the September 15 City Council business meeting (September 15) and response is summarized in Table attached to the Agenda Package.” packet p.2963Not yet checked against the video.
Staff confirmed it has already added language in Chapter 13 requiring a minimum 15-foot buffer with enhanced landscaping when a new subdivision is adjacent to existing residences and the elevation is at least 2 feet higher.
Raised by: staff · Sep 15 · 02:24:12
MadeThe packet shows Table 11-5 was amended with footnote 1A requiring buffers between SFR/DPX/EST development and adjoining SFR/DPX/EST zones when the finished floor elevation differs by 2 feet or more.
“1A Buffer requirements only when the Finished Floor Elevation differs by 2' or more.” packet p.3311Not yet checked against the video.
The public commenter raised concern that the five-year cap on prior survey validity in section 100502 would require costly new surveys for every originally platted lot; staff was asked to address this by second reading.
Raised by: public · Sep 15 · 02:28:46
DeferredThe packet addresses the cultural resource survey concern by noting that the City Attorney has drafted a Historic Preservation Ordinance that would provide an exception for existing ITT lots, and that Chapter 13 changes will be addressed as part of that forthcoming ordinance. Deferred to: Proposed Historic Preservation Ordinance
Not yet checked against the video.The public commenter raised concern that the coastal view relief ratio in section 130203 would reduce allowable building width on intercoastal residential lots from 65 feet to 60 feet, which he characterized as an overreach; staff was asked to address this by second reading.
Raised by: public · Sep 15 · 02:29:22
MadeStaff clarified in the response table that the coastal building visual relief ratio in section 13.02.03 applies only to non-residential buildings, resolving the commenter's concern about residential lot widths.
“Staff further clarifies that this condition applies to non-residential buildings only.” packet p.3310Not yet checked against the video.
The public commenter raised concern that mechanical equipment screening requirements in section 130304 requiring landscaping on the neighbor-facing side could impede drainage in tight side yards; staff was asked to address this by second reading.
Raised by: public · Sep 15 · 02:30:17
MadeStaff addressed the mechanical equipment screening concern by clarifying that the only change to section 13.03.04 is the addition of 'back flow preventers' as an example, and that screening is only required when visible from public right-of-way or access easements, not from side yards.
Not yet checked against the video.Staff was directed to note the specific code sections raised by the public commenter so each can be addressed specifically at second reading.
Raised by: council · Sep 15 · 02:31:24
MadeThe packet includes a Response to Comments table listing each specific code section raised by the public commenter with staff responses to each.
“Staff has addressed comments from the September 15 City Council business meeting (September 15) and response is summarized in Table attached to the Agenda Package.” packet p.2963Not yet checked against the video.
Staff asked the public commenter to email the specific sections of concern before second reading so staff could review them in advance.
Raised by: staff · Sep 15 · 02:31:43
MadeThe response table addresses each specific section the commenter raised, indicating staff did review the sections of concern before the October 20 second reading.
Not yet checked against the video.Staff clarified that the coastal building visual relief ratio in section 13.02.03 applies only to non-residential buildings. p.3310
Table 11-5 was amended to add footnote 1A requiring perimeter buffers between residential zones only when the Finished Floor Elevation differs by 2 feet or more. p.3311
The item was tabled from the October 6, 2026 Business Meeting to the October 20, 2026 Business Meeting with no changes made to the item. p.2960
Staff will bring forward an ordinance to address performance standards for data centers after adoption of the LDC updates. p.2963
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for September 15, 2026; October 6, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →
Second reading · Item I.6 · Oct 20, 2026
Fire Chief Kyle Berryhill provided historical context on the Palm Coast Fire Rescue Department, noting the department predates the city's 1999 incorporation and that fire protection was a primary driver of cityhood following the catastrophic 1985 and 1998 wildfires.
City Attorney Marcus Duffy presented a draft ordinance that would prohibit transfer of the fire department without a supermajority council vote followed by a public referendum, while carving out exceptions for mutual aid agreements, equipment sales, and similar operational matters.
Council expressed unanimous support and no proposed changes; the ordinance will proceed to first and second readings.
Ordinance prohibiting the transfer of the City of Palm Coast Fire Rescue Department passed unanimously on first reading with minimal discussion; staff noted the item had been fully workshopped and no changes had been made since that session.
Vote, per the draft minutes: motion to be approved on first reading — Passed 4-0 (Pontieri, Gambaro, Sullivan, Norris) Moved by Sullivan, seconded by Pontieri. Oct 6 packet p.22
Vote, per our caption record: 4-0 (Gambaro yes, Pontieri yes, Sullivan yes, Norris yes) Taken from the meeting's captions; not yet checked against the video.
Ordinance prohibiting the transfer of the City of Palm Coast Fire Rescue Department — second reading tabled by consensus to the October 20, 2026 business meeting due to time constraints.
The ordinance must require a supermajority City Council approval before any transfer of the fire department can proceed
Raised by: council · Sep 8 · 02:13:27
MadeThe ordinance expressly requires a supermajority vote of the City Council before any sale, transfer, or long-term lease of the fire department can proceed.
Not yet checked against the video.Any transfer of the fire department must also be approved by voters on a ballot before it can take effect
Raised by: council · Sep 8 · 02:13:35
MadeThe ordinance also requires approval by a majority of electors voting in a citywide referendum before any transfer can take effect.
“the action is approved by a majority of electors voting in a Citywide referendum. The City Council's vote shall occur before the referendum is called.” packet p.3647Not yet checked against the video.
The ordinance must include an exclusions subsection preserving the fire department's ability to enter mutual aid agreements, sell or decommission vehicles, and maintain interlocal agreements without triggering the transfer prohibition
Raised by: staff · Sep 8 · 02:13:41
MadeSection (e) Exclusions explicitly preserves the ability to enter mutual aid agreements, dispose of decommissioned vehicles, and maintain interlocal agreements without triggering the transfer prohibition.
Not yet checked against the video.A member of the public argued that prohibiting only 'direct' potable reuse leaves indirect potable reuse unrestricted, and asked that the ordinance's language be reconsidered to close that loophole.
Raised by: public · Sep 15 · 02:39:41
Not addressed in the pages reviewedThe packet pages contain no mention of potable reuse language or any loophole concern related to direct versus indirect potable reuse.
Not yet checked against the video.No changes were made to the item at the September 15, 2026 Business Meeting. p.3645
No changes were made to the item when it was tabled from the October 6, 2026 Business Meeting. p.3645
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for September 8, 2026; September 15, 2026; October 6, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →
Second reading · Item I.7 · Oct 20, 2026
City Attorney Duffy and Utility Director Roche presented a draft ordinance prohibiting direct potable reuse within the city's water supply system, defining the practice and explicitly banning construction, operation, or funding of any such infrastructure.
The ordinance preserves the city's existing non-potable reclaimed water program for irrigation and industrial uses.
Council members noted no current plans for direct potable reuse exist in Palm Coast but said the ordinance is a proactive protective measure against growing statewide interest in the practice and as an indirect check on overdevelopment.
No changes were requested and the item will proceed to formal readings.
Ordinance prohibiting direct potable reuse passed unanimously on first reading.
Utility Director Brian Rocher explained that 'direct potable reuse' is an industry term meaning treating municipal wastewater to drinking water standards and injecting it into a public water supply, distinct from the city's existing 99% reclaimed water irrigation reuse.
A public speaker raised concern that the word 'direct' leaves indirect reuse unaddressed; Vice Mayor Pontieri clarified the term's technical meaning.
Vote, per the draft minutes: motion to be approved on first reading — Passed 4-0 (Pontieri, Gambaro, Sullivan, Norris) Moved by Gambaro, seconded by Sullivan. Oct 6 packet p.22
Vote, per our caption record: 4-0 (Pontieri yes, Sullivan yes, Gambaro yes, Norris yes) Taken from the meeting's captions; not yet checked against the video.
Ordinance prohibiting direct potable reuse — second reading tabled by consensus to the October 20, 2026 business meeting due to time constraints.
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for September 8, 2026; September 15, 2026; October 6, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →
Second reading · Item I.8 · Oct 20, 2026
City Attorney Duffy presented a draft historical preservation ordinance (Chapter 10.05) that would create a city register of historic places, require cultural resource surveys for lands not previously investigated, establish a Historical Preservation Officer position (appointed by city manager), and create a five-member preservation board (reduced from seven per council direction) with two alternates meeting at least four times per year.
Key council feedback included adding a temporal limit on prior survey exemptions (e.g., 10-year expiration), ensuring historic designations are recorded in title records to notify future buyers, and reducing board membership to five primary plus two alternates.
The ordinance will proceed to the planning board and then return for two council readings.
An ordinance substantially expanding the city's historical preservation regulations — from 1.5 pages to approximately 29 pages in the LDC — passed unanimously on first reading with the planning board's recommendations incorporated, including a requirement that the Historic Preservation Officer appointed by the city manager hold an advanced degree in a relevant field, and that the five-member quasi-judicial Historic Preservation Board include one voting member nominated by the Palm Coast Historical Society.
Second reading is set for October 20.
Vote, per the draft minutes: motion to approve the Historical Preservation Ordinance — Passed 5-0 (Pontieri, Gambaro, Miller, Sullivan, Norris) Moved by Sullivan, seconded by Miller. p.20
Vote, per our caption record: 5-0 Taken from the meeting's captions; not yet checked against the video.
Staff should add a temporal component (expiration period) to the exemption for lands that have already undergone a cultural resources survey, so that old surveys do not permanently exempt a property from new review requirements.
Raised by: council · Aug 11 · 04:10:11
MadeThe packet shows the exemption for previously surveyed lands now includes a 5-year temporal limit, so old surveys do not permanently exempt a property.
Not yet checked against the video.The board membership should be reduced from seven members with two alternates to five members with two alternates.
Raised by: council · Aug 11 · 04:19:59
MadeThe proposed Historic Preservation Board is now listed as five members and two alternates, matching the council's direction to reduce from seven members.
“Five Members and Two Alternates” packet p.3666Not yet checked against the video.
Staff will ensure that a historic designation recorded against a property appears in title records so that future buyers receive notice of the designation.
Raised by: staff · Aug 11 · 04:34:02
MadeThe ordinance provides that the city clerk shall record the designation resolution in the official records of the county, giving notice to future buyers through title records.
“The city clerk, who shall record such resolution in the official records of the county” packet p.3688Not yet checked against the video.
Council and staff should clarify whether individual platted residential lots (e.g., an 80-by-125-foot lot) are subject to mandatory cultural resource investigation and what that would cost a property owner.
Raised by: public · Aug 11 · 04:27:02
Partly madeThe packet addresses platted subdivision lots by exempting them from the cultural resource survey requirement, but does not address the cost question raised by the public.
“Any previous parcel or lot that is part of a platted subdivision within the City boundaries and recorded with the Clerk of Circuit Court and Comptroller of Flagler County.” packet p.3663Not yet checked against the video.
The ordinance is to be approved with the planning board's recommendations incorporated, not as originally drafted.
Raised by: council · Oct 6 · 05:25:11
MadeThe background states the requested updates including Planning Board recommendations are attached, and the ordinance is presented for second reading adoption with those changes.
“The first reading was approved at the October 6, 2026, Business Meeting. The requested updates are attached to the item.” packet p.3658Not yet checked against the video.
One voting member of the historic preservation board must be from the Palm Coast Historical Society, as recommended by the planning board.
Raised by: staff · Oct 6 · 05:22:11
MadeThe proposed board composition explicitly includes one voting member from the Palm Coast Historical Society as recommended by the Planning Board.
“One voting member from Palm Coast Historical Society (PLDRB Board Recommendation)” packet p.3666Not yet checked against the video.
Staff should clarify and confirm whether the Palm Coast Historical Society representative serving as a voting member complies with all applicable rules before second reading.
Raised by: council · Oct 6 · 05:23:32
Not addressed in the pages reviewedThese pages do not contain any discussion confirming or denying whether the Palm Coast Historical Society representative's voting membership complies with applicable rules.
Not yet checked against the video.The courtesy mailed notice period prior to a public hearing was reduced from 15 days to 14 days. p.3688
The notification to the general public period was reduced from ten days to seven days prior to the hearing. p.3688
The maximum suspension period for the historic preservation board to seek technical advice or meet with the applicant was increased from 45 days to 60 days. p.3695
The City Manager is authorized to take any actions necessary to implement the ordinance upon its adoption. p.3703
Sources: the Oct 20, 2026 agenda packet (page numbers link to the page), and PalmCoastStorylines meeting records for August 11, 2026; October 6, 2026, built from the city's agenda packets and meeting video. Summaries and votes from those meetings are generated from the captions and are unverified unless marked otherwise; the video is the record. Full packet →