Eight thousand new houses and apartments for Bunnell? Or 5,500? Plus a small town of 800 RV sites?
The development agreement for the controversial 8,000-house development and 800 RV sites known The Reserve at Haw Creek goes before as Bunnell City Commission Monday evening. The controversial proposal–the single largest development in Flagler County’s history after ITT started Palm Coast in the late 1960s–coincides with an ongoing backlash against rapid and intense development in nearby Palm Coast. The outcome of Monday’s meeting is uncertain.
The proposed development by Jacksonville-based Northeast Florida Developers, would sprawl between State Road 11, SR 100, County Road 302 and CR 65. The majority of residents in and around that perimeter are opposed to the enormity of the development and the city’s regulatory light had so far.
Residents who have spoken before the city’s planning board and the commission since last year have raised issues about the disproportionality of the development relative to the city: it would increase the city’s population six or sevenfold at buildout. They have raised concerns about flooding, traffic, environmental protection and the character of their town and county. They have been frustrated by the city’s response.
“We’ve had a lot of citizens who have been lifelong residents of Bunnell come out with their concerns with the magnitude of this project,” Vice Mayor John Rogers said, “and they kind of feel like their concerns weren’t heard, and that concerns me. Bunnell, we do need growth, but we need smart growth, sustainable growth, and I’m not opposed to development. But 9,000 rooftops is too many for our community.”
Rogers may have been including the RVs in his calculation, though when the developers first proposed The Reserve only last year, they placed the number of houses at 6,000. That was the number their representative gave the City Commission in May 2024. Somehow, it jumped to 8,000 months later.
The commission in December rejected the developer’s request to lower the proportion of green space in the development from 60 percent to 50 percent, only to summarily approve an earlier version of a proposed development order weeks later. The Bunnell planning board in January recommended approval of the planned unit development, but with conditions: lower the total number of housing units by 2,500, to 5,500.
Two actions are before the commission Monday evening: the ordinance that would rezone the 2,800 acres to a planned unit development (it would be the first reading), and the development agreement.
The development order before the City Commission calls for 8,000 housing units, an 800-site RV resort on 15 to 80 acres, 440,000 square feet of commercial and retail space (that’s just 10 acres), 775,000 square feet of industrial (18 acres), 15 to 70 acres for light industrial uses, a minimum of 4 acres set aside for a fire house, 8 acres for public services, and 1,115 set aside for conservation.
“The Reserve at Haw Creek PUD,” the city’s staff report summarizes, “is proposed to be an integrated master planned mixed-use community including residential, commercial, light industrial, emergency support services, parks and recreation, and conservation. The community will include housing types ranging from affordable to market rate housing, consisting of attached and detached single-family residences to townhomes, garden homes, and condominiums. A village center is proposed in the eastern portion of the subject development that will provide a mixture of neighborhood and community services, retail and commercial spaces, parks and trails, public services, and amenities. The development will be adjacent to and expand the current urban core of the city.”
City staff is recommending approval of both. But it’ll be up to the five commissioners to decide the development’s fate. Two of the five, elected in March–David Atkinson and Dean Sechrist– will be considering the proposal for the first time. The staff did not make the traffic study available on its website, with the rest of the background material, though it is available at the city, upon request, and has been distributed to commissioners.
“Growth, change is inevitable,” Rogers said, “but we as the board, as the elected officials, have to be the gatekeepers of our community.”
reserve-haw-creek-development
FLF says
I’m curious, what are the flood zones this property occupies? I wouldn’t doubt most of it is AE. Where is all that water going to go? Where is the water and sewer coming from? Bunnell? Impact fees are going to pay for it a head of time or are you just going to play the chicken and egg saga? The developer is footing the bill for all the roads, bridges, water, sewer, FCSO additional hires, all of the infrastructure needs before the first home is sold? Why do I not believe this? I know, because I live in Palm Coast! So, this coupled with the new next door neighbor 1900 acre heavy industry complex; will make a fine pairing for sure! Before you know it it will be built from 11 to 305 to 302 and then south to 304 in 25 years. So this vision is to destroy another 1/3 of this beautiful county for growth that we’ve somehow managed to not need in the last 125 years. Would someone please call me out on this and explain how all of this is going to work? Particularly from the people that are approving this, please!
Atwp says
FLF do you expect an answer?
Nope says
What happened, run out of land in Jacksonville? No just another greedy, sick, land grab by an elites, so now your mayor wants a part of the greed. There are enough homes in Flagler Co. How about you build something WE need, i mean you are going to use our money in one fasion or another, so why will you take our money for your benefit. You people are a joke, only its not funny in the slighest. The rich will complain about this post, the rest of you…well you let it happen!
FLF says
ATWP,
What I’m looking for is someone to say, listen hick, you have no idea what you’re talking about and here’s why…Let me explain to you how great this is and how it works… My perception is that all we’ll get is enough crickets to go fish for bluegills in Haw Creek. City of Bunnell, do a podcast and put a link out that we can all listen too about how this is going to work and how is it funded, and how this is better for all of us? Have Mark Barker from Volusia County host the show, he has way of smoking out BS from city and county government.
Wtf says
Not to mention, the Landfill in the works, to go next to it???
Karen P says
Can we hear from Lila Pontius, the seller of this property? She has not been paid all of her money for the sale, so indirectly she is involved in the development of the property. She is strongly opposing an industrial park near her house, picketing at target and going on the news. What about the animals Lila? WHat about all of the baby deer and the bears you are worried about? Or do you just care about money until it affects YOUR back yard? You are letting your 2800 acres be destroyed for profit!! You should protest about this too… spread the LOVE!!
Pig Farmer says
They are going to pay appropriate impact fees so the infrastructure costs don’t fall on the current residents…right? RIGHT???
Laurel says
Poor Flagler County, they’ll never learn. Same old shit on another day. Urban sprawl with no imagination. This county lives under a developer’s bubble, and not great developers at that.
Try something new for a change:
https://culdesac.com
Palm Coast says
Leave palm coast alone . It’s as is impossible, to drive here . No trees ,wild life left . Theese “developers ruined the whole Florida. I hate it here now days .
Dusty says
So along with ripping out all of the trees from either side of I-95so we have hogs and deer wandering around the neighbor have you made any plans to build schools and service facilities, widen roads, improve the infrastructure to support the increased population? It’s rhetorical because we already know that you haven’t. You will just rush into the deal to get what you want and the next batch of politicians and the taxpayers can deal with the fallout. Just like these idiots in Flagler Beach that think getting $800K for the 40 acre golf course is a good deal because they won’t operate it as a loss even if it benefits residents. Just close it and don’t sell it to people that say they will do one thing but actually have no intention of doing it.
Rick says
Time to get out of this S***hole
While the getting is good. Sold our home and on the way out of Florida and Flagler County like a Rocket. Was gorgeous once, no longer just one big S***hole now.
Pogo says
@The little tater
… is all growed up…
JK says
Wow, it looks like I dodged a bullet. Almost moved to the area a year ago. What a mess that would have been! Sounds like the developers are going to bully in one way or another. I would be afraid of them eventually claiming eminent domain to build up the infrastructure, schools, etc., needed to sustain that many people. Crazy!
Concerned Citizen says
This development will be pushed thru.
Why?
Builders and developers have been running unchecked for years in Flagler County. They bully and push their way thru with broad promises never kept. They will throw lots of money at the BOCC. Amd someone will cave. Because when someone is funding retirement plans it’s hard to say no.
Todd says
lol this is murikkka where absolutely nothing is more important than a dollar. We literally starve children to maybe save a mystery dollar. No one cares what you want the elected officials represent who they were paid to represent corporations and billionaires.
Rose says
My concern is access to quality Health care. Our hospitals are already full and finding quality healthcare professionals to staff these facilities is also very challenging.
It’s very difficult to get a medical appointment in a timely fashion in Palm Coast, there’s no access to maternal child services either in this immediate area.