The Palm Coast City Council spent hours working through some of the city’s most pressing issues — from how to run a turnaround golf course to a bombshell allegation about a major development deal gone wrong.
Public comment: Residents raise concerns on littering, motorcycles, development, and more
The meeting opened with 30 minutes of public comment. Resident Jeanie Duarte raised a wide range of concerns, including what she described as unchecked development, 5G cell towers near schools and homes, airport expansion, a data center offering only 15 jobs, overflowing manholes, herbicide use in canals, and a wastewater-to-potable-water pilot program she said was never disclosed to residents. She also raised objections about a vacant appointed council seat, calling for the city charter to be restored to its original form.
Mark Webb asked the council to consider allowing public comment at the end of meetings, not just the beginning, so residents can respond to discussions that happen during the session. He also asked the council to share their views on a statement reportedly made by a Republican gubernatorial candidate who said cities like Palm Coast exist only because the state of Florida allows them to.
Two residents — Joe Runac and William Bell — raised concerns about motorcycle racing along Palm Coast Parkway between a Wawa location and the Hammock Bridge, describing it as a serious and growing safety problem. Mayor Norris directed the city manager to follow up with the Sheriff’s Office, and a commander indicated the issue would be addressed.
Council members responded to the home rule question raised by Webb. Councilmember Miller said he believes authority that is closer to residents is better government. Vice Mayor Pontieri said she had personally asked a gubernatorial candidate what he would do to restore home rule and was not satisfied with his answer, though she acknowledged it was technically correct under state law. Councilmember Sullivan noted he had watched local control erode steadily over his 10 years in office. Councilmember Gambaro said he strongly disagrees with any candidate who dismisses local government’s importance and added he would not be supporting that candidate. Mayor Norris said he would hold his comments closer to the primary but noted the city may be considering a lawsuit related to state bills SB 180 and others that he said erode local authority.
Annual investment report
Finance Director Helena Alves and representatives from PFM Asset Management — Danella Mets and Leslie Weber — presented the city’s annual investment report for the period ending December 31, 2025. The city’s investment philosophy prioritizes safety first, then liquidity, then yield. The portfolio is managed with a focus on U.S. Treasuries, which make up about half of the long-term holdings, with corporate notes making up approximately 25% for additional return.
The advisors reported that the city’s portfolio outperformed its benchmark by about 40 basis points over the one year, generating approximately $3.76 million in interest earnings and about $4 million in total accrual-basis earnings. The portfolio carries an overall credit rating of double-A. As of December 2025, the yield on the portfolio was 4.23%, compared to a market yield of 3.66%, meaning the city was out-earning what it would get by buying equivalent securities fresh in the market.
Advisors noted that geopolitical uncertainty — specifically the conflict involving Iran and the Strait of Hormuz — has created upward pressure on yields. Inflation as measured by the Consumer Price Index came in at 3.3% for March, while core CPI, which excludes food and energy, stood at about 2.6%. The Federal Reserve is projected to cut rates once in 2026 and once in 2027 to reach a long-term target rate of 3.1%.
Council was told that bond proceeds from a recently completed municipal bond deal are being kept in a separate portfolio designed to match the cash flow needs of upcoming utility projects. The bond deal was in pre-closing on the day of the meeting, with final closing expected by April 23.
Palm Harbor Golf Course: RFP debate draws packed room and emotional testimony
One of the longest discussions of the day centered on the future of Palm Harbor Golf Course. Parks and Recreation Director James Hirst and Recreation Manager Dennis Radiken presented a Q2 update showing significant financial improvement under new management. In fiscal year 2023–24, the course generated $1.7 million in revenue against $1.8 million in expenses. In 2024–25, revenues rose to $1.8 million, but expenses increased to $1.9 million. Under the current year with Radiken’s changes in place, revenues are on track to reach $2.25 million — a projected swing of approximately $430,000 toward profitability compared to the prior year.
Improvements cited included updated fee structures, a new Walker Punch Pass at $200, hole sponsorships, a “Party After Golf” event, limits on nine-hole morning play to allow more 18-hole rounds, and two Florida State Golf Association Junior tournaments that generated nearly $100,000 in economic impact. The course’s average revenue per round increased from $28.22 to $37.61. Year-to-date revenue as of March 20 stood at $1.28 million.
Council was asked to choose between continuing with city-run operations or issuing a Request for Proposals to explore outside management. The city had already received eight responses to an earlier Request for Information from companies including American Golf Corporation, Bobby Jones Links, Era Golf Management, HNL Golf Group, Landscapes Golf Management, Palm Harbor Golf Course LLC, SS Down to Earth OPC, and Entolf LLC.
One of those RFI respondents, Greg Evans, presented his team’s proposal in public comment. His group, which includes members with ties to Palm Coast and Universal Studios, outlined plans to invest private capital in a 30-bay technology-enhanced driving range, new outdoor food and beverage facilities, improved parking, and a rebuilt clubhouse — all at no cost to the city. Evans invited the council and the public to visit their work at Claremont National Golf Club to see what they had done there.
Dozens of residents in red shirts turned out to support keeping the course under city management. Speakers praised Radiken’s turnaround and warned that outside operators would raise green fees and prioritize profit over community access. Several recalled that a previous outside contract with Keer Sports had resulted in eight years of city losses while the contractor made money. Others asked the council not to send what they saw as a demoralizing message to city staff who had worked hard to turn the course around.
After public comment, the council discussed the path forward. All five members stated they do not support selling the golf course. Three council members — the mayor, Councilmember Gambaro, and Councilmember Miller — initially appeared to favor exploring an RFP with strict parameters. Vice Mayor Pontieri and Councilmember Sullivan expressed opposition to an RFP, arguing it sends the wrong message to staff and risks the course’s community character.
“I don’t think it’s appropriate to go out to RFP… it sends a bad message to Dennis and staff that even though you’ve done quite the turnaround, it doesn’t matter. $430,000 swing. I don’t know what corporation would say, ‘I know you’ve turned things around to the tune of $430,000, but we’re still going to look elsewhere.’ I just think that sends a really bad message.”
— Vice Mayor PontieriAfter further discussion, the council reached consensus — without a formal vote — not to proceed with an RFP at this time. Council directed staff to research whether the golf course could be established as an enterprise fund, which would legally require all revenue generated by the course to be reinvested into it rather than absorbed into the general budget. Council also asked staff to look further into whether leasing golf carts rather than purchasing them could reduce costs. Radiken was encouraged to continue managing the course.
Proposed charter amendments
City Attorney Marcus Duffy presented three proposed amendments to the Palm Coast City Charter, with Flagler County Supervisor of Elections Kati Lenhart in attendance to assist with questions. The amendments were developed from recommendations made by the city’s Charter Review Committee.
The first amendment would add a new process allowing the city council to send a letter to the governor requesting the removal of a council member or the mayor. Under the proposal, doing so would require three formal censures of the individual plus a supermajority vote of the council. Council discussed concerns about the language, including how “censure” is defined, how many censures would be allowed per term, and whether the amendment could inadvertently interfere with the governor’s existing authority to remove officials. Council directed Duffy to clarify that the three censures apply per elected term and to add language making clear the amendment is an addition to — not a replacement for — existing removal provisions. The item was sent back to the staff for revision.
The second amendment addressed how vacant council seats are filled when a member resigns or leaves office. The current charter language has created legal ambiguities — most recently when a council member’s resignation came just before a primary election, leaving insufficient time to place the seat on the ballot. The proposed amendment would have required a special election within 90 days of a vacancy. Council debated whether the cost — approximately $150,000 per special election — was worth the benefit, particularly in scenarios where the vacant seat might only be filled for a few months before a regular election anyway. Lenhart walked the council through examples, including the 2020 vacancy that was resolved by placing the seat on the November general election ballot after a compressed five-day qualifying period. Council directed staff to take a more targeted approach — focused on fixing the specific language gap that caused the 2024 problem — rather than overhauling the entire vacancy process.
The third amendment would raise the city’s limit on unfunded multi-year contracts from $15 million over 36 months to $30 million over 30 years. City Attorney Duffy and bond counsel Chris Row explained that the current $15 million figure was set when the city’s charter was originally drafted and that $30 million represents the inflation-adjusted equivalent today. The amendment also includes a CPI escalator so the limit would automatically increase over time, preventing the need to revisit the charter every decade. Row noted that even without a charter limit, issuing municipal debt requires extensive state law compliance, public hearings, and underwriter scrutiny. Council expressed general support for the change.
State Road 100 Community Redevelopment Area (CRA) overview
Community Development Director John Zobler and Economic Development Manager Craig McKenna presented an update on the State Road 100 CRA, which was established in 2004 and expires in 2034. The CRA covers an area bounded by State Road 100 to the south, Old Kings Road to the east, Royal Palms to the north, and Bellair to the west. It operates using Tax Increment Financing, which captures the increase in property tax value within the area and reinvests it locally.
The CRA was projected in 2018 to generate approximately $7.6 million annually and to have collected $161 million in total revenues by now. In reality, the CRA is generating $2.9 million per year and has collected approximately $33 million to date. The properties within the CRA were expected to reach a cumulative value of $1.1 billion; the actual current value is $286 million. With nine collection years remaining, the city expects about $27 million more before the CRA expires.
Completed projects funded through the CRA include slum and blight removal at Bulldog Drive and Whispering Pines, road and intersection improvements, landscaping on State Road 100, and design work for Town Center Boulevard near Imagine School. Two parcels — a 7.793-acre site at Bulldog and an 8–12 acre site at Whispering Pines — are currently up for redevelopment, with bids due in the second week of May. Council was presented with options for next steps to maximize the CRA’s remaining life and improve outcomes in the corridor.
Affordable housing and duplex lot splitting
City planning staff presented four options for how the city could address its affordable housing shortage, focusing on Palm Coast’s roughly 1,181 existing duplex-zoned infill lots — a legacy of the city’s original ITT development plan. The options ranged from doing nothing to allowing duplex lots to be split into two separate single-family lots, with or without affordable housing restrictions tied to the split.
A local builder, who addressed the council during public comment alongside her husband, argued that splitting a duplex lot in half could reduce a home’s cost by $40,000 on its own. Combining that with allowing a one-car garage instead of two, reducing minimum home size from 1,200 to 1,000 square feet, and deferring impact fees through existing programs like SHIP or CDBG could reduce a home’s price by more than $100,000, potentially putting homeownership within reach of teachers, nurses, firefighters, and other workforce earners.
Opponents pushed back. Resident Shelley Darling argued that placing two small homes on a lot designed for one would hurt property values and violate the character of established neighborhoods. Resident McDonald raised concerns about who would benefit from the policy change and asked the city to research who currently owns the duplex lots before proceeding. He questioned whether the change was truly about affordability or about benefiting developers.
Council was divided. Councilmember Gambaro and Councilmember Miller expressed interest in moving forward, with Gambaro saying action is overdue on affordability. Vice Mayor Pontieri said she would not support moving forward at this time, citing concerns about permanent non-conforming structures, impact fee subsidies, and a lack of sufficient market data. Mayor Norris noted that 19,000 housing units are already permitted or queued in the city and suggested the market may correct on its own, but said he would consider a very limited pilot program. Councilmember Sullivan was also open to a pilot.
Council reached consensus to ask staff to research ownership of the duplex lots and identify any clusters owned by the same person or entity that could potentially be used for a pilot program. The council also asked staff to clarify whether a pilot program could legally be run without changing the land development code. No formal vote was taken.
Capital projects and infrastructure funding
Staff presented updates on the city’s capital improvement funding streams, including the Small County Surtax fund, the recreation impact fee fund, the park and fire impact fee fund, and the transportation impact fee fund. Key projects discussed included the Maintenance Operations Center (MOC), which is under construction in phases; field lighting at Indian Trails Middle School, which is expected to go before the Tourist Development Council the following day for grant approval using funds returned from the Flagler Beach pier project; ongoing road projects including Old Kings Road widening phases and the loop road (Palm Coast Parkway extension) funded by a $126 million state appropriation with clearing work beginning April 26; and trail improvements including the Grand Swamp Trail design funded by a $600,000 DOT grant.
Vice Mayor Pontieri noted that Palm Coast and Flagler County receive approximately 6.5% of FDOT transportation dollars distributed through the TPO, but account for about 20% of the regional population. She said the city is working to reschedule face-to-face meetings with FDOT and state officials to advocate for a larger share. State and congressional representatives have been engaged to support the effort.
Westward expansion: Pontieri issues sharp warning about developer proposal
In what became one of the most intense moments of the day, Pontieri delivered an extended and pointed statement about the city’s proposed Westward Expansion master plan development (MPD), catching several colleagues by surprise with her candor.
She stated that she had read the MPD submitted by the landowner seeking to develop the western portion of the city and described it as deeply problematic. She alleged that prior city officials had attempted to set aside existing development orders — which she said place the financial burden for a sports complex, an Olympic-sized pool, sports fields, a loop road, and commercial development on the landowner — without informing the council of those obligations. She said those officials are no longer with the city.
“When I figured out that this loop road was supposed to be paid for by that landowner, I was sick to my stomach. And I got that same feeling today. What they gave us is 117 pages of absolute garbage. Not only do they add 10,000 dwelling units to what was previously in place, but they don’t pay for the sports complex. They don’t pay for any fire stations, police stations, or schools. They donate land for those, but they’re getting impact fee credits in exchange.”
— Vice Mayor PontieriPontieri said the new MPD would replace old development orders that required commercial development to precede residential construction — a requirement she said is absent from the new proposal. She added that the landowner has already received what she described as at least $110 million in taxpayer funds — later updated during the meeting to $126 million — for infrastructure that the old development orders required the developer to pay for. She said she has been trying to resolve these issues directly with the landowner for two years without success.
“I will not accept this as it is. And if this doesn’t go through before I am off this council, I ask you members of the council that will be here, please do not allow this to be acceptable to the future of our city.”
— Vice Mayor Pontieri
Council members briefly acknowledged the gravity of the issue. Mayor Norris said it is “the most serious issue facing this city.” No formal action was taken on the westward expansion at this workshop.
Closing remarks and adjournment
In closing remarks, Councilmember Gambaro thanked city staff for assisting with a housing fair held the previous weekend and noted he planned to participate in the Tunnels to Towers 5K. Mayor Norris praised Flagler Palm Coast High School’s track and field teams, noting the boys and girls both won championships, and mentioned that the FPC Starlets were the first Flagler County team selected to compete in Ohio. The city manager noted that bond execution paperwork needed to be completed, and the mayor adjourned the meeting.
The post Golf Course Futures, Westward Growth Concerns, Affordable Housing Debate, and Charter Changes: A Full Recap of Palm Coast’s April 14 Workshop first appeared on Flagler County Buzz.
