The Bunnell planning board on Tuesday approved the comprehensive plan change and rezoning of nearly 1,900 acres from agriculture to industrial, on land stretching from U.S. 1 to County Road 304. It is the single-largest rezoning of the kind in the city’s or county’s history and would reshape the character of both as surely as would the massive 8,000-home residential development proposed for west of the city.
Yet the planning board recommended approval on a pair of 3-1 votes without a single question, inquiry or comment.
The changes, which must be ratified by the city commission, are raising fears among neighboring residents that heavy industrial uses–like the fuel farm Palm Coast and Ormond Beach rejected–will be built there. The sudden proposal also has residents perplexed, and at times furious, over the breadth of the request and the speed of the process, with little vetting, no workshop, and limited public notice.
Planning Board member Lynn Lafferty is one of the owners of the land. She recused herself from Tuesday’s votes but not the meeting, though her silence merely echoed that of her colleagues on the board. It was an inexplicable display of collective muteness, if not irresponsibility, raising questions about what board members know and are not saying.
A routine question this and other planning boards typically ask of land owners or developers seeking rezonings was never asked Tuesday evening: What do you plan on developing there?
The attorney representing the landowner said nothing is planned for now. The board did not question her. Residents who addressed the board did not believe her.
“Nobody rezones their property to industrial without an end goal in mind,” Blake Neal, a third-generation Floridian and 25-year county resident who plans to raise a family in the local house his mother left him, told the board. “By saying otherwise, you are lying to our faces, some of which are your friends. The people who will benefit from this rezoning potential development are certainly not the citizens of this county.”
He added: “We must assume the worst, because you guys are not being transparent. And how can we trust you? How would you like a landfill or a chemical plant in your backyard? And why is it okay to put it in ours? What gives the city and the landowner the right to ruin everyone else’s properties? … You were all hoping we would be caught sleeping on this, forcing this through quietly, and you were wrong. We will not let you destroy our quality of life.”
Chelsea Herbert of Old Haw Creek Road in Bunnell, a city business owner and a long-time, vocal advocate for economic development, including industrial and commercial development, said for all that, “the size and intensity of this rezoning scares me to death. The potential of 1,842 acres of heavy industrial feet from our residents, feet from our drinking wells, scares me to death.” The rezoning, she said, would enable landfills, flammable storage facilities and chemical plants, among others.
Herbert, who is familiar with local land use laws, noted: “Rezoning a piece of property is not a property right, especially when the future land use map does not call for that designation.” But once the rezoning goes through, residents and the city would have no ability to stop any permissible development under the new zoning. It would then be a violation of property rights. She enumerated the reasons why what would become the third-largest industrial park in Florida is incompatible with its surroundings.
“We all know that in government, there’s always plans behind the scenes. And all of you in this room aren’t stupid,” Vicky Haley told the board, before referring to the previously proposed Belvedere Terminals fuel farm, whose representatives she claimed have continued to meet with local officials. (County government said there was no plan for such a fuel farm in unincorporated Flagler County. Bunnell has not issued a similar statement.)
Public opposition was not unanimous, but close. A business owner said the rezoning was very much needed because there’s a dearth of industrial land in Palm Coast and Bunnell, though he was exaggerating when he claimed that “Palm Coast does not allow anything, not a single thing.” He said the Bunnell proposal will allow for manufacturing “which we all rely on.” He ridiculed the not-in-my-back-yard reactions. “We all have great businesses here, and we could really thrive if we were able to have some leeway on these,” he said. “This is what we need here, period. This is what we need.”
The acreage starts just south of Bunnell along U.S. 1 and covers a V-shaped area west of U.S. 1 and north of County Road 303.
\The proposal is for the majority of the acreage–1,383 acres–to be heavy industrial, and 459 acres to be “agricultural community industrial,” or ACI zoning, though the distinction between the two will be lost on most people. ACI zoning, according to city code, “is to permit industrial uses that are compatible with and serve the agricultural and rural communities.” But those uses can be anything from Iron, sheet metal, millwork, culvert and concrete manufacturing would all be permitted, along with a slew of other uses most people would associate with industry, warehousing and manufacturing.
Tara Tedrow, the attorney representing the landowners, said the location fits in with key transportation corridors–U.S. 1, I-95, State Roads 11 and 100 and of course the Florida East Coast Railway.
“This is an incredible opportunity,” the attorney said, as “being able to take advantage of existing railway allows us to reduce vehicle miles traveled by having the transportation of goods both in our state and out of our state using existing railway. It is an incredible asset for any type of industrial development, too, whether that ranges from light and heavy users to be able to again, take advantage of having a spur connection, to have interconnectivity using the Florida East Coast Railway.”
The fuel farm was to build just such a spur when it was proposed for an area west of U.S. 1 to the north, in Palm Coast.
“We would like to look at those rezoning opportunities for the future and see how that can align with the city,” Tedrow said, repeatedly qualifying the application as one step toward industrial development, but without a specific development in mind. “These are kind of a theoretical planning exercise that we’re doing at this stage.”
She anticipated the audience’s skepticism. “I know that there are going to be folks in the room who might be upset because they don’t know exactly what is going to happen on this property,” Tedrow said. “I can certainly appreciate the desire to have an understanding and a knowledge of exactly what might come. That’s not what happens at a zoning and a future land use entitlement stage.”
That’s not always true. Routinely, when land owners or developers have asked for a land use change in Palm Coast or Bunnell, they pair their request with an overview of the desired, specific uses down the line. (A landowner did so last January in Bunnell, looking to bring a concrete manufacturing plant. He was turned down.) The absence of so much as a glimmer of what might be developed there only intensified the public’s suspicion that something is in the works. The land owners and the city just don’t want to say what.
It’s the landowners’ right. It’s not the city’s, unless a specific project is being developed under a permissible and temporary state confidentiality cloak, though that ship has sailed for the fuel farm.
“This is a very long-term legacy project for a family that owns the land, will continue to own and be part owners of this land, and want to see something that the city has also said is an area that they want this type of growth,” Tedrow said.
The attorney did not speak only as the landowners’ representative, but in a remarkable shift of focus, spoke as if she were the city’s economic development director, telling the city what it “had” to be doing to diversify its tax base and economic opportunities. She cited city documents, city speakers (and the mayor) and staff reports, and also at times stretched the truth: “I was told that 50 to 60% of your property in the city of Bunnell does not pay ad valorem taxes. That is not a sustainable framework for local government.” In fact, 49 percent of properties didn’t pay taxes as of the 2024 tax rolls, according to Property Appraiser Jay Gardner.
She then repeated the disputed claim that “development is needed to maintain levels of service for residents,” implying that development not only pays for itself but helps defray other costs–a contention Bunnell’s development of Grand Reserve, which will have grown the city by a third by the time it is built out, has proven to be inaccurate.
The planning board’s vote was only a recommendation to the City Commission, which will have to ratify the vote before the comprehensive plan amendment is sent to the state. The state will review the proposal and issue recommendations to the city before the commission can again take up the request and approve it in a final reading of the ordinance.
The planning board had no questions for her. Nor did the staff. The audience had questions and concerns–including Sean Moylan, county government’s assistant county attorney. He told the board of the county’s ongoing effort to launch a joint planning committee enabling “more thoughtful coordination” in annexations and developments along boundaries between the county and cities. He also said that the county will be providing comments about the comprehensive plan, as local government entities are entitled to do on such plans.
“The things that we’ll be commenting on the most would be the impacts to county road 304, which is in horrible shape,” Moyland said, as well as on stormwater and on fire services. “A development of this magnitude would certainly have a need to increase the ability to provide services,” he said–again belying the claim that development pays for itself, or results in tax windfalls: it can be more costly for local government.
The first responder who questioned the claim that there are no development plans afoot said he was not opposed to growth, but was “deeply concerned about how we grow and at what cost.” He does not see rezoning 1,800 acres to industrial as “responsible growth,” especially as a matter of public safety. “We’re definitely not equipped to handle a major industrial incident,” he said, referring to local fire services. “We’re just not. I’ve been in the forefront. I commanded incident scenes. We don’t have the specialized hazmat teams. We have limited resources, stretched staffing, believe me, and aging equipment. We already doing more with less, and that’s just on a normal day. If this large-scale rezoning is approved, we’re talking about a whole new level of risk.” Ignoring that is “gambling with lives,” he said.
Some residents spoke of how the rezoning would impact their immediately adjacent property. “Was not aware that this was ever a possibility, nor would we have probably purchased our house,” one such resident said, showing the board where her property stands today, and how she’d lose any prospective buyer in the future. She linked the rezoning to the possibility of a fuel farm there, “which this is opening Pandora’s Box. Approving this is allowing this to happen,” she said. “ We don’t want to be the next Erin Brockovich story.”
Others called the rezoning “ridiculous,” “scary,” “drastic,” “a risk,” they questioned the lack of transparency, the lack of proper public notice, even to residents neighboring the property, the suddenness and speed of the proposal, without reflection. One asked why a decision of that magnitude was not placed on a referendum (though that would be very unusual) and several referred to the fuel farm and associated risks.
Remarkably, when it was time to vote, one of the planning board members told the crowd that even if the panel voted down the proposal, “that has no bearing on what the commission will do, absolutely none.” In other words, the city commission could vote it up or down. He was right about the commission’s ultimate controlling authority. But to suggest that a planning board has “absolutely” no bearing on its commission’s decisions was a gross misrepresentation of the planning board’s advisory role, the vetting process in general, and the board’s reflection of public sentiment and its own judgments. Otherwise, there would be no need for its existence.
The board then voted on the two items, passing them both, 3-1.
Keep Flagler Beautiful says
There’s no doubt about what’s planned for that parcel of land. What’s happening to this county is criminal.
Robin says
With rights comes responsibility, to the adjacent landowners, the community at large, and the existing infrastructure (including services), and the environment .
Completely disgusted says
GREED. It’s all about greed. They want everyone to move here, then after they’re here, well too bad about what you want or how your property value is destroyed and your quality of living. We want more more more money, to hell with those pesky people.
FourFifty OHC says
Lyn Johnston and others that own this property are trying to make us believe that heavy industry will make Bunnell a prosperous thriving town. If you believe this you are a fool!!
Please look to the neighboring town to the west, Palatka. Lots of heavy industrial jobs, paper mill, power plant, etc.
Median household income 47k
Flagler median household income 73k, with very little industrial jobs.
Also towns with heavy industrial areas drive down property values. Not only direct nearby properties but surrounding areas, palm coast would be included
Median price of flagler county 370k
Median price of Putnam county 220k
Sure there will be a handful of project management job that will be decent $$; but most of the jobs will be low paying labor jobs. Also the business owners will be from out of state or country. Larger projects will be subcontracted out and our community will never see the benefit.
This will also put a strain on our local public services that is underfunded, under staffed, but still performing up to par due to hard working locals.
The elected officials, management and staff have never managed a project the size of Haw Creek Reserve 8000 acres. Nor an industrial park of 2000 acres. Big business will come in and steamroll this town and they won’t be able to stop it!!
Tadpole says
Greed how is clearing all that land benefit
The community.
Trees for toilet paper?
Those trees protect us from winds that blow from the west.
You remove natural defense to slow down storms is not a good idea.
Janene Neal says
Wake up Flagler! This is NOT the industry we want in our county! This will cause a negative impact for thousands of Flagler County residents, not just city of Bunnell. The people can’t even vote on this, only a handful can decide our future. Show support for NO on this rezoning project! Get the word out!
Not happy says
We the people should have the say , vote, what happened to our bill of rights the Constitution.
Yankee Noodles says
Can’t blame Northerners for this.
Fill Er Up Lynn says
Lynn the part land owner is on the land planning board who is – let’s face it we all know – helping to rezone the land so it can be sold for a fuel farm? That’s NOT a conflict of interest at all!
How are land owners allowed to be on land planning boards??? Why???
Greg says
Looks like they will build that, which Palm Coast will not build. Great for the future of Bunnell.
Erod says
How is the counties Tourism office going to sell this ?
Come to beautiful Flagler County, the LOVE CANAL of the south.
JC says
FourFifty OHC: Your analyst is not 100% spot on due to a few very important things.
Putnam County (Where Palatka is) is still a heavy rural and poorer area with regards to average income wise. The area still have high amounts of people who are on state/federal benefits, so the stats of average income is heavily skewed downward for them. I met people who worked in those heavy industry jobs in the Palatka area, and they are making decent income to afford to live. Also let’s face it, not many people want to live to Putnam County if you are someone moving from the Northeast where you want to be on the ocean and near higher end fancy homes. Also, not much interest in homes in Putnam County, so that’s why home sale prices are much lower there. Also doesn’t help that homes in Putnam County are often older that requires a remodeling job.
Flagler County is different since we have a lot more people with $$$ moving into the area (either remote work or retirees with high incomes), we are at the ocean, more to civilization, and our location not being too far from Daytona/St. Augustine/Jacksonville. Of course our housing prices and average income will be much higher.
T says
Yankee we do
Laurel says
The fact that the board had no questions, no discussion and voted quietly and swiftly makes it clear that they have discussed it outside of the Sunshine Law. Bunnell is about to be raped. You residents had better step up now, or forever suffer the consequences. Get rid of your planning board, and anyone who supports this takeover as well.
Robert Hougham says
And all of the tanker trucks will be using sr100 right through Flagler/ Palm Coast to get to Interstate 95…..
John says
I”m neither for nor against any of this rezoning. But do you all realize that Flagler County is an ideal location for any industry moving to the county, We are closest to the ocean, the intercoastal the railways and itnerstates and airways. Why would an idustry/company not want to look at to Flager County to bring business?
Judy Scardano says
Finally an opportunity for jobs around here. All this county wants is HOMES. Where are the jobs? My two sons would love to move to Palm Coast but we keep shutting down industrial jobs. I dont like the idea of a fuel farm but something besides 5,000 more homes.
Jay Tomm says
When is the monorail coming? :)
Janene Neal says
For those that want this Heavy Industrial rezoning, we’ll request to move it to your backyard! This heavy industry is not the employment answer you want for this community. This will have a NEGATIVE IMPACT on our county, residents, environment and infrastructure. Support NO on heavy industrial rezoning.
Blake Neal says
Some very questionable viewpoints on this article. I love seeing people in palm coast complain about no jobs and too much houses. You people caused this issue. Now you don’t seem to care because it doesn’t have a palm coast address. News flash-it’s the same county. The ones who have been here longer than you didn’t want 10,000 new homes. We wanted things to stay the same. Go back up north or somewhere else with that nonsense.
The city of Bunnell is broke and this is their sorry excuse to try and drum up revenue. Don’t come crying when they build a landfill or a petrochemical plant a mile from your house. We tried warning you!
Bob says
Flagler county is becoming a dumping ground of anything harmful to the environment destroying all its natural resources and beauty for money look what happened to Palm Coast it is nothing but a zoo now they are going to surround it with fuel tanks. Maybe the best thing would be the leeching fuel to burn the whole city down and start over!
People suck says
There is no doubt that zoning commissions take bribes. All bribery is legal now. Remember no money for kids cancer research but 90 million for a draft dodgers birthday parade. Haha fools!
Jane Gentile-Youd says
Can Mayor Robinson veto a ‘yes’ vote as Mayor? Will she if she can?
This is not the Flagler County my husband and I choose over 23 years ago to call our new ‘forever home’ having lived in Miami-Dade County for 26 years of my God given life and where I was successful as a citizen advocate, council and zoning person, recipient of a Proclamation naming April 2, 2002 JANE GENTILE-YOUD DAY for 26 years of accomplishments for the citizens, in addition to being a sough after very fair real estate broker. We left when my husband’s company closed and we were both uncomfortable with losing English as our main language.
I’ll go back to Miami-Dade any day – I speak Spanish; my husband might have to learn because at least in Miami they are doing things to protect their citizens not like here! And the Mayor is a Jewban lady – so I am ready to go back. Flagler County has become a pig pen in every sense of the word in my definition of ‘beauty’. The first thing I did when we moved here in 2002 was to make sure we got the FDOT money to beautify the I-95 Old Dixie Right ofi way with trees and shrubs and guard rails. I tried and have been trying for 23 years but I am ready to go back home to Miami…
I have had more than enough of Flagler County, Mark will do just fine – our Jamaican-American, American, and Cuban American friends will make sure we are ok.
We’ll take videos of the home we have turned into our castle for 23 years to look at but the price to continue to live in our castle is far too destructive to our emotional and financial well-being. Time to say Adios. My 105 year old friend , born in Alabama, still living in Miami Lakes said to me 23 years ago ” Jane you will be back – Dade loves you and you love Dade”
Shanti says
Why is no Lawyer fighting this? I think Flagler needs a coalition to stop negative growth. People in Flagler are letting this happen. Flagler is vulnerable to all the greed. Years ago Cocoa Beach fought and won. Everyone wanted to build and honestly it wasn’t for the good of the community. But the truth is so many people move here and don’t have that sense of community or years of living in a area that they want to try and preserve. I’m Daytona it already is happening. Sadly not the way it could be but to make it look like Fort Lauderdale Beach. Greed is the problem unfortunately. But it can be fought against.
Pogo says
@Welcome to hell on a cloudy day
… that’s it, that’s all.
Robert Moore says
Find out who owns that property that they just rezone. Who on the city board gets to benefit from that property being sold . Politicians all of them only care about making money and not the people that they represent. They will sell everyone that put them in office right down the river if they can make a buck. Its a bad idea. The land out there is full of wild life turtles ,snakes , deer ,hog, birds , all will be buried when the bulldozers arrive. It’s all about getting more taxes and spending it. To put a massive fuel farm or any industrial project in the middle of once was considered farm land is ridiculous.
John says
My belief is all that US-1 junk they turned into housing should all be demolished and turned to businesses. That has always been industrial properties since the city was founded then all of the sudden nope now we’ll have a strip for miles being neighborhoods that shouldn’t have ever existed. That enormous housing development in Bunnell? Shouldn’t have even been an idea! Flagler county needs to get their heads out of the developers rear ends and fix this county to actually make revenue and jobs, not tax the hell out of us and ruin the Flagler County area!
Keep Flagler Beautiful says
No one should forget the arguments that led to the swift turnabout in Palm Coast when the Belvedere fuel depot almost slipped through. It’s exactly what’s on the horizon for that massive piece of land in Bunnell. With the same lack of transparency, the Bunnell planning board voted yes to forever transforming 1,900 acres of green land into a potential toxic site. The possibilities are endless, but the number one contender lurking in the shadows is Belvedere, who could turn Flagler, and an adjacent portion of Volusia County, into New Palestine, Ohio: The Sequel. You can bet that they’re trying every trick in the book to get an approval for their filthy project. They view Flagler as an easy county to push over, but as Flagler’s County Attorney stated at the Bunnell planning board meeting, such large-scale planning projects require joint participation from all affected governments, and he raised Flagler County’s concerns over stormwater, traffic and fire services, as they specifically affect County operations. That’s the tip of the iceberg, though. Concerned citizens, take note: The Bunnell City Commission will meet on May 28 at 7PM at the Government Services Building on Moody. It is my understanding that they will hear public comment at that time. Perhaps FlaglerLive could confirm that. It is extremely important that anyone with concerns about the future safety of our county show up for that meeting. I keep thinking I will wake up from this ongoing nightmare of incompetence and greed, in which one of Florida’s last unspoiled counties ends up being the state’s anus. But its real. Very real.
Paradise Lost says
The good people of Flagler County need to write or call those who voted unabashedly to approve the rezoning of 1,900 acres before there is nothing left. While you’re at it, call every representative. The few don’t represent the many.
Yankee Noodles says
Careful now. The county may get the last laugh if it turns out the “industry” is an automobile plant or the like.
The dude says
West of 1 is EXACTLY where this type of development belongs.
And business development is exactly what this area needs.
Central Florida is too MAGA, stupid and redneck to be able to build up any sort of meaningful tech development, so warehouse and industry by default.
Factory Boy says
But what about the MAGA movement to bring industry back to America? It has to go somewhere, ya’ll been screaming about factory jobs. Now its NIMBY, andd the jobs don’t pay. Stupid is.
Scientifically Speaking says
Welcome to Flagler County where there are no rules to protect the environment. The non-stop destruction of pristine land is irreversible. If they continue to destroy the forests, etc., they’re ultimately destroying the air that we breathe. Harken back to grade school, where they taught
Photosynthesis. The process, which occurs in trees and plants, taking in carbon dioxide from the air, ultimately producing oxygen. Destroying our quality of life, etc., one acre at a time.
Disappointed says
I was at the Meeting that had a lot of the residents that this ReZoning change would effect. From what I understand, the residents in that area had to purchase 5 acres of land in order to build their homes. Bunnell also has favored to build 8,000 homes. With the Rezoning to Heavy Industrial, this will affect the value of their property and from even selling their homes with Industry. Also will this change the ability to sell the 8,000 homes that are being built. Enough and enough building of everything! We also have to think about all the wildlife that will be displaced. Where will they go? Currently, we have seen some wild life in our area that shouldn’t be and we need to be alert for this. Do you want a bear walking on the Flagler beaches? I wouldn’t think so as this would interrupt tourism and also, the businesses
Doug says
So sad, but bye-bye Flagler County.
Larry says
Just insane!
Lance Carroll says
Do we hear a Suzy Johnston in the crowd? Do we hear a Sue Johnston in the crowd? Why take it all out on Lyn? Spread the LOVE!
Lance Carroll says
Does anybody know which family owns the most land in Flagler County? Take a guess…
Lila Stonethrow says
Lila Allen Pontis in charge of the group against this Allen Estate industrial park because it will be near her house. And she just sold 3000 acre for 8000 unit house development.
And now trying to ruin her cousin name when she’s the bad one all along. Lyn is a good person she always been a little loud but she will do anything to help people. Lila jeolous she sold out and now her family trying to do something for them self without selling to a developer
Geoff says
How is this even legal??? Residents, get together, get a hold of your County
This is a real tragedy on many fronts
Raise Hell!!
CH says
We need industrial zoning in the county. Its for the children.
Patrick says
As a lifelong 32110 resident, I’m just asking to use a little common sense here . If you do not vote NO on the proposed rezoning of 1,842 acres for heavy industrial use prepare for the following. BTW please fact check all the above.
Health Risks
Heavy industrial activities will contaminate the water with dangerous chemicals like benzene, arsenic, and TCE=linked to cancers LIKE leukemia in children, liver, kidney, bladder, and lung cancers in adults. Water contamination could raise lifetime cancer risk from 33% to 40–50%. Rural folks on private wells near Old Haw Creek are especially vulnerable, as are the kids and the elderly. The EPA warns industrial pollution can also cause respiratory issues, kidney damage, and developmental problems. OH IT GETS BETTER
Children’s Future
Our kids deserve clean water and a safe place to grow up. Benzene in drinking water could increase their leukemia risk. Private wells, common outside city limits, are at higher risk of contamination than municipal water. True story!
Property Values and Community Character
The National Association of Realtors says industrial zones can/WILL slash home values by 5–10%. For Bunnell homeowners, that’s thousands of dollars lost! Yes, that’s correct. Thousands of dollars, that right there is bad enough. I’m not even getting into economic concerns, wildlife, the future of the city etc. I hope you get the point and for the city commissioners, you obviously truly care about the people of Bunnell..Great work on your part lol.