What Bunnell Vice Mayor John Rogers is calling a “city within a city” with “no compatibility with the size, the character or the infrastructure” of the city will start taking shape west and south of Bunnell as a divided City Commission on Monday gave final approval to the 6,100-home development known as the Reserve at Haw Creek. The development will sextuple the size of Bunnel, a city of 1,000 households at the last census.
As was the case two weeks ago, when the commission approved a series of regulatory steps on first reading, it did so with the same 3-2 split. Commissioners Pete Young, Dean Sechrist and Mayor Catherine Robinson voted in the majority, Rogers and Commissioner David Atkinson were opposed.
“If not Haw Creek, then what?” Sechris asked the crowd. He had opposed the development during his campaign for office, but soon became a supporter.
Rogers had asked Young to amend his motion for approval and lower the number of entitled housing units to 5,500, as the city’s planning board had recommended. Young declined.
“This process has not been rushed. It’s been over three years,” Robinson said. The statement was misleading. It’s been over three years in the administration. But the public heard about it for the first time only 16 months ago, in May 2014, when the proposal was first unveiled at a commission meeting. It was Robinson who, with Young, revived the development proposal in late June two seeks after the commission had voted to kill it.
“There were at least three workshops regarding this with the public,” Robinson continued. “If you noticed and looked at the beginning of this, I would say, every one of the concerns that you had regarding the number of households, and the different variety of issues that you were concerned about, the developer addressed those. It’s not at 5,500, it’s not at 3,000 but it’s not at 12,000 either or 8,000. And the 6,100 homes or 6,100 households are the most that could be developed. Doesn’t mean that they will.”
Robinson did not say that future amendments to the agreement, if approved by the commission, could also change the density upwards and add housing units during the development phase, which, while it may not start for several years, would stretch over decades.
By then Palm Coast’s so-called “westward expansion” is expected to have been well under way, with a pair of major developments west of U.S. 1–Neoga Lakes and Old Brick Township— that by themselves would add 12,000 housing units, or twice as many as the Reserve at Haw Creek. Each of those also projects a town-center-like area and commercial space, as does an ongoing development in Flagler Beach, as does Palm Coast’s Town Center. How that glut of similarly designed developments will each support their town centers is one of the many unasked questions.
Members of the public filled the new chambers of the City Commission, which was holding its inaugural meeting at its own $10 million City Hall since its dedication on Aug. 27. The 80 chairs in the relatively small chamber (compared to the county’s) were not enough for the crowd, so people had to stand along the walls. It was not the happiest occasion, and it was anticlimactic: the outcome was foretold, with none of the commissioners in the majority offering any hint that they could be swayed against the project.
Residents tried. The commission heard pointed voices about fears of flooding, of traffic congestion on roads without plans to accommodate the growth, of the unforeseen. “As I said to Pete Young,” one resident said, “when you back a dump truck up to your pool and dump a load of dirt in your pool, the water comes out of it and goes over to your neighbors, and that’s what’s going to happen here.” (Palm Coast’s stormwater engineers would dispute the example, saying a development’s stormwater system ensures against that scenario.)
Among the voices were that of County Commissioner Leann Pennington, whose commission district represents the west side. “I thank you for saying you could speak from your heart tonight, because sometimes that’s all people have,” Pennington told Robinson, saying she was there to speak as a resident. “A request of this magnitude is a privilege granted by your board, not an automatic right. Once approved, this development can morph under future boards or under state laws such as SB 180, Live Local and new legislation currently under consideration. This state is actively eroding local authority over development.”
Pennington was right about the state’s sharp scaling back of local regulatory authority. Up to this point, however, the shape of the Haw Creek development has been the doing entirely of the Bunnell commission and administration, with the developer’s agreement after the development was initially rejected to lower the total number of housing units from 8,000 almost back to what it had originally proposed when it first unveiled it to the commission last year, with an extra hundred units tacked on.
Pennington was warning that the city was out of chances to control the development. “Once you give approval, your ability to deny future change will be weakened. A project that looks acceptable today could become a nightmare tomorrow, something you never intended when you first approved it,” she said. “I suspect you all will spend the rest of your lives wandering through town explaining to upset residents of what your vision was versus what this project will actually become. The revenue you expect also may never materialize.”
Growth, in sum, does not pay for itself, she said. “So that is what I’m here asking for you tonight,” she said. “It only takes three of you to stand up, use common sense and be rock stars in this community. Table this matter until the city and county can catch up on infrastructure and flood mitigation projects, and until we see the outcome of the upcoming legislative session, where lawmakers have promised to revisit bills like SB 180 and hopefully restore local authority over development.”
But the commission majority wasn’t concerned with SB180. The proposals it was about to approve were giving the developer–Jacksonville-based Northeast Florida Developers, represented by Chad Grimm–a wider berth than whatever the state was enabling.
The commission majority sees Haw Creek Preserve as a boon to the city’s economy and its imprint on Flagler County’s map, now that it has given clearance to what will be one of the largest single developments in the county since ITT platted Palm Coast in the 1960s.
The Haw Creek development–borrowing and somewhat deceptively alliterating its name from one of the region’s state parks, which U.S. Rep. Randy Fine wants to include in a new national park–would encompass nearly 2,800 acres between State Road 11, State Road 100, County Road 302 and County Road 65, rezoning agricultural land to a “planned unit development” that would have single-family homes, apartments, duplexes, an RV park, commercial and industrial zones, while pledging to keep 60 percent of the acreage green.
The commission voted on three items Monday–the amendment to the city’s comprehensive plan (the blueprint for the city’s long-term growth), the planned unit development ordinance, and the development agreement. Those details were technicalities. To the crowd before the commission, it all added up to a transformation of Bunnell. If it is a small town today, the old portion of Bunnell will become a mere neighborhood, if not a suburb, to the new development, which would at buildout dwarf the city in size and population.
“What I’d like to see is go ahead and vote on it, and whatever happens, happens,” Young said, suggesting that the comprehensive plan amendment can go to the state, “and if the state says there’s too many houses in too small an area, or there’s too much flooding, then let the state decide that.” But Young was misunderstanding the comprehensive plan process. The state no longer tells local governments whether to develop, or how. Its review process is a formality, with suggestions–not the authority to require changes.
Rogers, the vice mayor, asked his colleagues “not to rubber-stamp it,” and to vote their conscience. Whether they did or not, they approved the development.
Really annoyed says
It’s amazing how pay offs really could change things!
JimboXYZ says
Old vs New Bunnell ?
Christopher Michalsky says
15,000+ more cars a day running through Bunnell. I don’t think the infrastructure can handle it. Somebody got paid off big time.
Doug says
Bye, bye Bunnell. Very sad, that your city commission sold you out to developers.
Paul Larkin says
To be noted: the article indicates that the public heard about this development for the first time “16 months ago” in “May 2014” obviously should be “May 2024”. Thank you for an otherwise informative article about an issue of vital concern for our local area.
GReeeeaasey monKeys says
Following in foot steps of failed palm coast: 6,000 houses here, maybe 8K more, heck my hands feel greeeeasey – make is 23K more future homes – then after we tax the living crap out of our residents and forget were / how we spent the money, we’ll run to the governor begging for appropriations to build / expand / the one improve water treatment that we do have. What a joke. This is not right -and I can’t believe Bunnell is following the same foot steps as PC. I guess you just cant catch a greeeaasy monKey!
Dennis C Rathsam says
When will the good people of Bunnell & P/C, band togeather & say enough is enough! When will someone investigate, who is behind the destruction on these 2 cities. Homes sit empty, no one buying, why do they continue to build more? Who,s the lawyer for this abortion of land? Maybe its time to put pressure on them & expose them to the people. This way we know not to hire them. They ruin the city, so they can be rich! Folks in P/C don’t sell your lots…. Have the balls to say NO. The poor deer in my back yard are devastated. The 2 little ones just lost their spots, & the Moma is limping badly. I beg you all to drive a little slower, We destroyed their habitat, have a little consideration for these majestic creatures…. They didn’t ask for land destruction. We as humans need to step up. We have a brain…. lets use it! Thank you DCR
NJ says
The Bunnell City Commission just FUCKED everyone in Bunnell and Flagler Control by giving UP all control of this GIANT Development!! Again, the Realtor, Contractor, Developer-CARTEL WINS against “We the People”!
Robert says
I don’t know why the goal is to turn this area into Orlando. Then once you have an Orlando, it is nothing but a giant shit hole nice going town council. I hope you burn in hell.
Pogo says
@Mass transit
… but why even consider something if you don’t understand, and don’t want to understand — anyway, we’re doing okay. Right?
K says
Going to destroy the area. NO ONE EVER STOPS the developer. The process is all for show. The developer always know the out come. There are thousands of homes for sale right now!!! What’s the need for 6000 more? This is BS!!!! everyone should storm the country and city halls with pitchforks
FLa says
There’s 3 pep people that need to be voted out of office.
Local elections matter. Get rid of these self serving elitists
The dude says
Oh Dennis… all that is currently happening in the city, state, and world is a direct result of you and yours decades of voting habits…
Own it.
Who Cares says
Hahahahahahahahaja, goodbye Bunnell! What an old city, not any more. Greedy government, and shady developers! Hope you get what you asked for! Dont forget that the homes already there will bear the costs of this. Everyone living there should immediately find out what everyone on the government payroll is making right now and then wait til this development is finished, and then watch how they Prosper beyond belief while your property taxes and mortgages go up. It’s happening all around the world, small towns Big Towns They Don’t Care About Us they care about getting that dollar and making sure you die poor! Good job Flagler County, sellouts
Ed says
I believe that there was not a therow enough study, 1. On water drain, these same engineers reworked the 100west over pass that goes west but it floods, why they decided to build houses in the wooded area right off the side street raising the ground and now water has no where to go. 2. They apparently have not sat in the traffic that is there from P.C or comming up from volusia ,to go to the west 100 during say 3:30 to like 6:00 pm. Let alone in the morning with the traffic already that comes from the west to us1.
Steve says
The straw that breaks the camels back.
Good luck
Pig Farmer says
The city must be thrilled. All that new property tax revenue! With the HOAs (home owners) paying for upkeep and services, the property tax income will be gravy for the city!
Nicole M. says
Did they consider the schools ALREADY being full? ITMS has a ratio of 25:1 at the moment. Where are they putting these babies??? Lord help us.
JeffM says
I know no one like to hear this, but people or companies don’t but land so it can be a community nature reserve and never used or developed. If you want it to be a state park you need to petition the state to buy it.
Ed P says
Follow the money ( issue is not pay off or corruption)….it’s reality.
If the actual 6100 homes are ever built, roughly 54 million dollars in total impact fees would be generated at todays fees, potentially more over a 10 year build out.
Upon completion these same 6100 homes will generate a minimum of 22 to 25 million dollars annually in ad valorem .
If an average family of 3 in Flagler county pays $2000 a year for sales tax at retail, that equates to 12 million dollars in revenue.
As long as Flagler County continues to grow, additional revenue for infrastructure/maintenance /services are available. Flagler is a small population county, so it’s always thirsty for funds.
Our government officials need to start reserving some money, for that day when , the growth revenue stream slows to a trickle. It’s not the proverbial question if but when.
Additionally, the residents need to become more tolerant of including commercial businesses other than retail into the county. Flagler county is a commercial business desert, commercially unfriendly, and void of any actual commercial vision other than hope and prayer.
Everyone decries not in my neighborhood. Too much traffic. Too hard on roads. Too noisy. Too dirty. Not enough jobs created. Too everything….just say no. So here we are.
Guaranteed trouble ahead if this trend continues. The political leaders have no choice but to endorse expansion of the residential sprawl because they have not solved our commercial tax base deficit. Some type of commercial growth is the only salvation. It’s time now because commercial build out is longer term and time is of the essence.
Are any political leaders listening?
See, that’s reality.