Flagler Beach: 0203/2026 PLANNING & ARCHITECTURAL REVIEW BOARD MEETING
Summary. The Flagler Beach Planning and Architectural Review Board convened on February 3, 2026, at 5:30 PM to review a final site plan application for a three-story, eight-unit oceanfront vacation rental apartment building at 1708 South Ocean Shore Boulevard. The project, proposed by Mr. Barnhill (developer of Flagler Beach vacation rentals), would be constructed on vacant land in the Tourist Commercial zoning district with a building height of 34 feet. The application generated significant public opposition from neighboring residents who raised concerns about parking adequacy, alley access conditions, trash management, stormwater runoff, and the overall density of the project for the area. Despite these community concerns, staff recommended approval noting that the project meets all current land development code requirements. The board ultimately approved the final site plan by a unanimous 4-0 vote, determining that the application satisfied all technical code requirements for the Tourist Commercial zone, though several issues regarding waste enclosure and alley improvements were noted for future resolution.
Agenda Items
1. Call to Order and Pledge of Allegiance
Meeting called to order at 5:30 PM on February 3, 2026, followed by the Pledge of Allegiance
- Meeting officially opened
- Pledge of Allegiance recited
2. Roll Call
Roll call of board members present
- All board members present: Paul McKitka, Scott Chapas, Susie Johnston, Lisa Smith
3. Approval of Minutes from 01/06/2026
Motion made and approved to accept previous meeting minutes
- Motion to approve minutes
- Unanimous approval
6a. Final Site Plan Application PMS 26-002 - Flagler Beach Vacation Rentals
Review of final site plan for three-story, eight-unit oceanfront vacation rental at 1708 South Ocean Shore Boulevard
- Project meets Tourist Commercial zoning requirements
- Building height 34 feet on 8,631 sq ft vacant lot
- Eight one-bedroom units ranging 544-638 sq ft
- Nine parking spaces provided
- Alley access from rear
- Stormwater management with permeable pavers
- Staff recommends approval
4. Public Comment Period
Multiple residents expressed concerns about the project
- Parking inadequacy - 9 spaces for 8 units insufficient
- Alley condition - sandy, narrow, trucks get stuck
- Trash management concerns
- Turtle nesting habitat questions
- High density for residential area
- Stormwater and drainage issues
- Access and emergency vehicle concerns
5. City Planner Report
Updates on comprehensive plan approval and upcoming training opportunities
- Comprehensive plan approved by state - only municipality in Northeast Florida
- Mobility plan draft to be forwarded to board
- Planning board training workshop being arranged
- Legislative updates pending
- Map updates needed for annexed areas
Motions & Votes
Motion to pass the minutes for 01/06/2026
Moved by Scott Chapas, seconded by Paul McKitka
Passed unanimously
Motion to recommend approval final site plan application PMS 26-002
Moved by Lisa Smith, seconded by Scott Chapas
Passed 4-0
Motion to adjourn
Moved by Paul McKitka, seconded by Scott Chapas
Passed unanimously
Action Items
Forward mobility plan draft to board members
Assigned to Lupita
Forward list of pending legislative bills to board
Assigned to Lupita
Arrange planning board training workshop date
Assigned to Lupita
Work with city on alleyway improvements
Assigned to Mr. Barnhill (applicant) · Due Before building permit
Modify site plan to include enclosed dumpster area
Assigned to Mr. Barnhill (applicant) · Due Prior to approval
Frequently Asked Questions
What was decided at this meeting?
The Flagler Beach Planning and Architectural Review Board convened on February 3, 2026, at 5:30 PM to review a final site plan application for a three-story, eight-unit oceanfront vacation rental apartment building at 1708 South Ocean Shore Boulevard. The project, proposed by Mr. Barnhill (developer of Flagler Beach vacation rentals), would be constructed on vacant land in the Tourist Commercial zoning district with a building height of 34 feet. The application generated significant public opposition from neighboring residents who raised concerns about parking adequacy, alley access conditions, trash management, stormwater runoff, and the overall density of the project for the area. Despite these community concerns, staff recommended approval noting that the project meets all current land development code requirements. The board ultimately approved the final site plan by a unanimous 4-0 vote, determining that the application satisfied all technical code requirements for the Tourist Commercial zone, though several issues regarding waste enclosure and alley improvements were noted for future resolution.
What was on the agenda?
This meeting covered 6 agenda items: Call to Order and Pledge of Allegiance; Roll Call; Approval of Minutes from 01/06/2026; Final Site Plan Application PMS 26-002 - Flagler Beach Vacation Rentals; Public Comment Period; City Planner Report.
How many motions were voted on?
3 motions were voted on during this meeting. See the Motions & Votes section above for each motion and its result.
What action items came out of this meeting?
5 action items were identified. See the Action Items section above for details and who they were assigned to.
Who attended this meeting?
6 members were recorded as present: Paul McKitka, Scott Chapas, Susie Johnston, Lisa Smith, Lupita, Drew.
Where can I watch the full recording?
The full video recording is available on YouTube or embedded at the top of this page.
What county is Flagler Beach in?
Flagler Beach is located in Flagler County, Florida. Browse other Flagler County meeting summaries to see what local governments across the county are working on.
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