Planning & Land Development Regulation Board I July 15, 2026

The City of Palm Coast Planning and Land Development Regulation Board held a meeting on July 15, 2026, primarily to discuss a significant future land use map (FLUM) amendment and zoning map amendment related to a proposed master plan mixed-use (MPMU) development encompassing approximately 20,144 acres, including annexation of about 7,000 acres. The project, led by Radiant Palm Coast LLC, envisions a mixed-use community with residential, commercial, industrial, and recreational components, including a large greenway overlay and regional activity center. Staff and the applicant presented details on the development's scope, infrastructure needs, environmental considerations, and economic impact projections. Several concerns were raised by board members, the Flagler County School Board, and the public regarding the adequacy and timing of infrastructure provision, the balance of residential versus industrial/commercial space, historic preservation, and the need for clear mitigation agreements involving the city, county, and school district. The board expressed that insufficient detailed information was provided to make an informed decision and emphasized the importance of having the county and school board involved in future phases. Ultimately, the board voted unanimously to deny both the FLUM amendment and the zoning map amendment due to lack of sufficient information and recommended tabling the matter for further refinement and stakeholder engagement before reconsideration. The meeting also included reminders of upcoming agenda items and a call for greater city council participation in board meetings.