Request for a historical marker for the Shangri-La condominiums, Palm Coast's first condominium complex built in 1974, located near the community center and the historical fire station sign.
HOA representatives presented a hand-constructed sign proposal and noted the complex has historical significance as the city's oldest condominium community.
Traffic congestion on Seminole Woods Boulevard, specifically requesting a right-turn lane from Sesame Boulevard onto Seminole Woods, and asking about the traffic signal near Fire Station 22 operating when no traffic is turning, causing unnecessary stops.
Healthcare provider shortages in the area, including loss of primary care and specialist physicians from Advent Health and the risk of United Healthcare dropping Advent from its network; requests for city business development efforts to attract alternative healthcare systems.
Also raised concerns about a new Walmart bringing inappropriate retail density, the FLUM increase from 300 to 700+ homes on the agenda, and infrastructure deficits.
Commended recent road improvements on White View Parkway and discussed a Tiger Bay Club forum on Florida Amendment 3 where Vice Mayor Pontieri spoke in favor; encouraged voter participation in early voting starting October 18 and the November 3 election.
Noted the Florida Realtors Association outspent opponents of Amendment 3 by 30 to 1.
Budget transparency concerns including grouped expenditures that don't add up, conflicting information on water capacity and wastewater usage, three city charter amendments on the ballot that may increase ambiguity, the distinction between state Amendment 3 and the city's Amendment 3, concerns that decisions tonight may be reversible due to the two appointed seats having passed two scheduled election cycles, and long meetings driven by developer entitlement requests.
Public records request regarding a letter from Dr.
James (veterinarian at the animal shelter) and two years of unresolved concerns about conditions at the shelter.
Speaker is a 15-year animal shelter board member in Indian River County and asked for a concrete update on city-county discussions about land and funding for a new shelter before she will resume fundraising efforts.
City fiscal responsibility, infrastructure funding gaps, and the obligations being left for future generations.
Speaker runs a local business (Pre Tint) and asked council to publicly explain what happens if growth or revenue projections fall short — whether the city would delay projects, use reserves, or ask households to pay more — and to assess affordability for current and future residents.
37-year Seminole Woods resident raising concerns about rapid loss of conservation areas and wetlands throughout Palm Coast due to mitigation fees allowing development in ecologically sensitive areas, water reclamation and infrastructure costs to existing residents, traffic congestion on Seminole Woods Boulevard, and requesting that major developers be required to contribute to water treatment capacity.
Skate park siting concerns — speaker has advocated for a skate park but does not want it built in a wetland or in a location that inconveniences neighborhoods.
Also noted severe traffic congestion near Seminole Woods and SR 100, with a 3.4-mile school pickup trip now taking 30–45 minutes.
The council approved piggybacking a Sourcewell Minnesota contract with New Line Skateparks, Inc. for skate park, bike park, pump track, and BMX track solutions.
One public speaker raised concerns that approving an open-ended vendor contract without a designated site was premature; staff clarified this only establishes an approved vendor for when the city is ready to proceed, with no funds committed.
The council approved piggybacking the NASPO master agreement with Boulevard Tire Center for tires, tubes, and related services.
A public speaker noted that the attachment in the agenda packet appeared to relate to an unrelated electrical contract from Jacksonville; staff indicated the correct version had been distributed.
The council approved a master price agreement with Alpha General Services, Inc. for miscellaneous repair parts for PEP systems on an as-needed basis, as part of the consent agenda passed unanimously.
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.
Concerns about H.1 (Magnolia Trace) — praised the developer for reducing units from 754 to 544 vs. the other project trying to increase from 416 to 743, but raised concerns about density with town homes on 20-foot lots and single-family on 60-foot lots compared to existing 80-foot lots nearby.
Urged that storm water drainage issues be resolved before proceeding and noted his own property is already receiving increased runoff from a neighboring new construction.
Concerns about H.1 (Magnolia Trace) — supports the 20-foot minimum lot width consistent with the LDC, and urges adherence to code standards without smaller deviations.
Also agreed with traffic concerns on Seminole Woods Boulevard.
H.1 (Magnolia Trace) — raised concerns about the legal enforceability of 'will' and 'may' versus 'shall' language in development agreements, the inadequacy of a 20-foot natural buffer (citing University of Georgia research that a quarter-mile undisturbed buffer is needed for meaningful mitigation of noise and visibility), and the need for administrative enforcement standards including tree protection fencing prior to permit issuance and meaningful stop-work and fine protocols.
H.1 (Magnolia Trace) — Z-section resident with water flow concerns; spent $10,000 regrading his yard after a neighboring new construction caused flooding and was told by the city the runoff was not their problem.
Requested 'shall not flood the Z-section' language in the agreement, adequate fire department emergency access maintenance requirements, and a warranted traffic signal analysis accounting for all surrounding development.
H.1 (Magnolia Trace) — asked to be sworn in before commenting as a quasi-judicial matter.
Thanked council members for raising drainage concerns and thanked the applicant for reducing entitlements from 754 to 544.
Primary remaining concern is drainage: the Z-section floods during ordinary heavy rain, the drainage analysis did not account for recent rainfall, and the development is approximately 80% wetlands.
Requested a drainage flow map be entered into the record and an updated analysis using current conditions and cumulative development impacts.
H.1 (Magnolia Trace) — Seminole Woods resident concerned about water being pushed westward into the K-section with its ponds and lakes, the dangerous curve on Beltier Boulevard, and whether Beltier will be widened to four lanes given all the development occurring.
Stated 20-foot buffers are too small and suggested 30 feet minimum.
The Red Mill Pointe MPD converting 216 previously-approved multifamily condominium units to fee-simple town homes (20-foot interior lots, 25-foot end units) with a public dog park at the entrance on Redmill Road passed unanimously on first reading.
The applicant noted permits had already been issued for the condominium version, and this change shifts the ownership structure while keeping the same footprint, unit count, and traffic profile as the approved site plan.
Second reading is scheduled for October 20.
The FLUM amendment for Seminole Trace (331.1 acres) to increase maximum dwelling units from 416 to 743 was denied unanimously on first reading.
Council concerns centered on: the traffic analysis not including the recently county-approved adjacent mixed-use development; several intersections already at or near Level of Service E; inadequate wastewater capacity data; unresolved storm water drainage issues throughout the Seminole Woods corridor; the Bert Harris claim context (a $12.19 million appraisal-based demand); and the absence of a sufficient change in circumstances to justify increasing entitlements.
A motion to approve drew no second and was withdrawn; a subsequent motion to deny passed 5–0.
Multiple residents from Seminole Woods spoke in opposition.
Called this the fifth bite at the same apple.
Said the area doesn't need a new park because the Seminole Woods neighborhood park on Sesame is three-quarters of a mile away.
Added up the cars: 416 homes, about 500 more homes in the new adjacent development and another thousand from the Citation area, all feeding Seminole Woods Boulevard, which is two lanes to US 1.
Spoke in favor of a skate park after hearing a developer might donate land for one.
Said not every child can get a ride across Palm Coast and asked the city to also look at another skate park on the other side of town.
Said the city's one skate park, at Ralph Carter, is too crowded when busy, which pushes skaters to parking lots and streets.
Suggested memberships, coaching, lessons and tournaments to help cover the cost of a second park.
Said the request to go from 416 to 743 homes has been denied repeatedly and keeps coming back.
Pointed to the adjacent county-approved development with a large shopping center on Seminole Woods.
Said a skate park is not equal to 300-plus more homes and asked council to deny permanently.
Listed the impacts of 327 more homes: about 818 more residents, more traffic onto two-lane Citation and Belle Terre, about 77,663 more gallons of water and 67,000 gallons of sewage a day while the wastewater plant is under a consent order.
Said wells the developer gave Flagler Beach should serve Palm Coast.
Said the code entitles 416 homes, and that taxpayers would carry a skate park's insurance, liability and upkeep.
Asked whether there has been a feasibility study of a skate park's long-term costs after it is built: maintenance, insurance and liability for injuries.
Suggested looking at California's experience with skate park lawsuits.
Recalled more than 200 residents filling the chamber against this project a few years ago.
Said three council members will soon be gone and won't live with the result.
Said the applicant attorney's talk of a multimillion-dollar claim sounded like a threat to the city, and asked council to turn the request away.
Said the applicant came back after five weeks instead of the three months council asked for.
Said the city website's application listing replaced the Aug 19 planning board date with Sept 16, and the item wasn't heard Sept 16.
Said 743 homes on about 196 net acres is incompatible with Seminole Woods, and that the lower part of the boulevard lacks the buffer and stormwater ditches the upper part has.
Said the comprehensive plan set a cap so infrastructure could keep up, and that the 2023 reduction to 416 homes was celebrated.
Cited an FDOT traffic study from the adjacent ICI project with 400,000 square feet of commercial.
Raised water supply, and asked whether an MPD designation would let the use change later to commercial or apartments.
Said the Live Local Act requires 40% of homes for lower incomes and she had not heard that here.
Supported keeping the original 416 homes.
Said Seminole Woods sidewalks flood after rain and stay flooded.
Described a Douglasville, Georgia skate park with batting cages and picnic areas as an example.
Supported the motion to deny.
Said the question is whether anything materially changed since council kept the 416-home entitlement in February 2025, despite a Bert Harris claim of about $12.2 million.
Credited the applicant for raising open space to 40%, capping townhomes at 130 and strengthening buffers, but said the record does not show a material change to support 743 homes.
Lives beside the site.
Said residents have asked for more than two years for a left-turn lane at Loganir Trail and Seminole Woods Boulevard, and that he was struck by a vehicle turning into his neighborhood there.
Raised stormwater capacity and two-story townhomes beside one-story homes.
The companion zoning map amendment for Seminole Trace (331 acres from SFR-1/PRS to MPD with development agreement) was withdrawn by the applicant (the packet names KL Seminole Trace, LLC and Byrndog PCP, LLC) immediately after the FLUM amendment denial, with the applicant's attorney stating on the record that the MPD application is withdrawn.
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.
Ordinance amending the Unified Land Development Code — second reading tabled by consensus to the October 20, 2026 business meeting due to time constraints.
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.
Sitting as the SR 100 Corridor CRA Board, the council recommended approval of an amendment to the SR 100 Community Redevelopment Area Plan to incorporate 22 of the 23 town center parcels being acquired into the CRA, enabling tax increment financing revenue to service the line of credit for the ~$17 million acquisition.
The 23rd parcel (adjacent to Cigar Lake, north of Royal Palms) was excluded because it lies outside the CRA boundary.
The resolution passed 4–1 with Vice Mayor Pontieri voting no.
Reconvening as city council, the body approved the same SR 100 CRA Plan update — allowing CRA tax increment (TIF) revenue to repay the town center acquisition line of credit (expected to close at $11 million on October 20) and any general fund advance, with obligations remaining after the CRA's 2034 sunset payable from other legally available city revenue.
Finance Director Helena Alves confirmed the full line-of-credit resolution will be presented October 20.
Passed 4–1 with Vice Mayor Pontieri voting no.
Asked the total cost of the town center land purchase, the financing and interest rate, the payments and budget effect over the next three to five years, and what the city plans to do with the land.
Asked whether there is an early-payoff provision and whether proceeds from any parcel sold go directly to paying off the line of credit.
Asked council to put the full financial exposure on the record before final approval of the plan to buy 22 town center parcels, about 258 acres for an estimated $17 million: total cost with interest, expected tax increment revenue through 2034, and what pays any balance after the CRA ends.
Asked for independent appraisals, public disclosure of the final terms, and council approval before any parcel is sold, leased or transferred for private development.
The council unanimously approved a master price agreement with Merrell Brothers, Inc. for wastewater biosolids (sludge) management services covering approximately 10,000 tons per year from both wastewater plants.
The prior contractor did not renew; the new bid rate of $138/ton (up from $105) increases annual costs from roughly $990,000 to $1.3 million.
Staff noted a biosolids management feasibility study is planned for the future.
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.
Ended on a lighter note about Florida's 45-17 loss to Missouri for Councilman Miller, recognized participants in the Pink Army 5K for breast cancer awareness, thanked the young people who spoke for a skate park, and thanked council and staff for staying through a long meeting.
Concerns about G.1 (skate park vendor contract) being approved without a designated site or parameters, described as 'putting the cart before the horse.' Also noted that the G.2 agenda packet attachment appeared to be an unrelated electrical contract from Jacksonville rather than the tire piggybacking documentation.