The Planning and Land Development Regulation Board met on November 5, 2025, to review proposed changes to Chapter 9 of the city’s land development code. The chapter covers engineering design and utilities for new construction projects in Palm Coast.
City staff presented updates that aim to make the code match recent changes to the city’s comprehensive plan and fix issues that come up repeatedly. Dennis Leap, the city’s site development manager, led the presentation along with other city engineers and planners.
Major Changes Discussed
The proposed updates include several technical changes to how developments must be designed and built. One key change addresses flag lots, which are properties shaped like a flag on a pole. The new rules would ban these lots unless approved through a special process.
Staff explained that flag lots can create problems. “If you have a flag lot, let’s say you have a 20-foot driveway, you have to drive beyond the back of someone’s lot in order to have that,” one staff member said. The concern is that these lots can conflict with existing homes and create challenges for drainage and utility lines.
Easement and Infrastructure Rules
The board also reviewed changes to drainage easements. The updated code would reduce the standard easement width from 15 feet to 10 feet, but require an additional 2 feet for each foot of depth below ground. This change reflects current engineering practices for installing pipes of different sizes.
Another change clarifies that stormwater facilities like ponds and lakes cannot be included in individual property lots. The city may inspect and maintain these facilities but is not required to do so.
Early Construction Projects
New rules were added to address recent changes in Florida law regarding early-start construction projects. Under Florida Statute 177.073, certain projects can begin before final approval. The city’s updated code now requires that these projects must have a final development order along with an early-start permit, obtain water certification, and complete all required checklist items before starting work.
Lighting and Environmental Concerns
The board discussed removing language about “dark sky goals” from the outdoor lighting section. Staff explained that when Palm Coast became a city, residents wanted to limit street lighting to reduce light pollution and preserve views of the stars. However, the city has since added street lights along major roads like the Parkway, Old Kings Road, and Royal Palms Parkway.
“It doesn’t make any sense to continue to have that policy in place,” staff said, noting that street lights are now common throughout the city.
Other Technical Updates
Additional changes include updates to references for traffic control devices, requirements for construction plans, and rules about erosion control and stormwater pollution prevention. The code will also require that only sod, not hydroseeding, be used on slopes within city rights-of-way.
Board member Ferguson called the changes “mostly a custodial step to allow the land development code to be consistent with the comprehensive plan.” He thanked staff for the detailed presentation, saying, “This stuff is pretty complicated from my point of view.”
The board had no major concerns about the proposed changes. Staff will continue presenting updates to other chapters of the land development code in coming months. The next workshop was originally scheduled for November 19 but may be canceled or used to review a different chapter.
All changes must ultimately be approved by the Palm Coast City Council before taking effect.
