Rezoning & Future Land Use Map (FLUM) Amendments in Flagler County, FL
Standard rezonings and small-scale FLUM amendments, from the pre-application meeting through the final vote. We handle the Flagler County side, from Palm Coast to Beverly Beach, with the Flagler County Planning & Zoning and the city offices where the parcel sits inside city limits.
An adopted rezoning or FLUM amendment, with the staff report and conditions summarized in writing.
Why people call us for rezoning & flum amendments in Flagler County
Your hearing didn't go your way
Hearings are usually lost on preparation: no pre-application meeting, a request the land use plan doesn't support, neighbors who heard about it last. We start with staff, build the case to the plan and talk to neighbors early. Nobody can promise a vote. We make sure you don't lose on a technicality.
Farm zoning on land surrounded by houses
Rezoning agricultural land to residential where the future land use already supports it.
You'd rather not stand up at a public hearing
We present the request and answer the board for you.
What matters for this in Flagler County
Flagler County rezonings go through the county's planning board to the Board of County Commissioners; Palm Coast, Bunnell and Flagler Beach each run their own.
Most of Flagler's vacant lots are the 1970s ITT/Levitt plats in Palm Coast: small lots, many with wetlands, some unbuildable without mitigation. Palm Coast is its own city with its own Community Development department, so the county is the wrong office for most of those lots.
Want the jurisdiction and flood zone first? Run a free property snapshot.
5 steps, start to finish
Pre-application meeting
We sit down with planning staff and find out what they will support.
Application filed
Justification, maps and exhibits, written to the comprehensive plan.
Staff review
We resolve the Development Review Committee comments one by one.
Planning board hearing
We present the case and answer the board and the neighbors.
Commission vote
Final hearing before the county commission or city council.
The scope, in writing
- Small-scale FLUM amendments (under 50 acres) and standard rezonings
- Pre-application conference representation
- Planning staff negotiation
- Development Review Committee (DRC) comment resolution
- Planning Commission and Board of County Commissioners (BCC) hearing presentations
What you receive
An adopted rezoning or FLUM amendment, with the staff report and conditions summarized in writing.
Your scope and estimated fee
Add-ons are optional. Third-party costs are never on this receipt: those are quoted first and paid directly to the provider.
Every dollar you pay us comes back when we build.
When you build your home, ADU or garage with Brightview Homes, every dollar you paid Brightview for due diligence, entitlements and demolition coordination is credited back against your construction agreement. Pre-construction fees are credited in full against the construction contract price at signing.
- Applies to full-cycle building agreements (a home on your lot or custom home, a turnkey ADU, or a custom detached multi-car garage or workshop) with a contract value of $100,000 or more.
- Fees are earned as each filing, audit or field visit is completed and are not refundable. The credit is applied against the final construction draw or the pre-construction contract balance, never paid out in cash.
- Credits stay valid for 12 months from delivery of the completed work or permit closeout.
The credit covers Brightview's fees. Surveyor, engineer, attorney and government fees are paid directly to those providers and are not part of the credit.
Straight answers
How much does a Rezoning & FLUM Amendments cost in Flagler County?
Brightview's fee runs $8,500 to $16,500, depending on scope. Prices shown are Brightview's fee. Surveyor, engineer, attorney and government fees are quoted in writing before anything is ordered and paid by you directly to the provider, never marked up. If you go on to build with us, Brightview's fee is credited toward the construction agreement under the build-credit terms.
Who approves a Rezoning & FLUM Amendments in Flagler County?
Flagler County Growth Management (Planning & Zoning) staff review it, then it goes to public hearings before the planning board and the Board of County Commissioners.
How long does it take in Flagler County?
Typically 4 to 8 months including hearings. The proposal gives a schedule for your parcel before you commit.
Is any of this free?
The property snapshot is free because it only reads public records. Every service on this menu is a paid, defined scope, and Brightview's fees are credited toward the construction agreement if you build with us.
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Get this scope quoted in Flagler County
Send the address or parcel ID. A real person replies within one business day with a written proposal. Nothing is ordered and nothing is charged until you approve it.
Prefer Spanish? Our team works with you in English or Spanish, from the county board to the permit counter.
- Rezoning & FLUM Amendments