Flagler Beach approves 545-acre annexation of proposed Summertown

FLAGLER BEACH — It was standing room only at Flagler Beach City Hall Thursday evening, Jan. 8, when the city commission voted 4-1 in favor of annexing more than 500 acres for the proposed Summertown development.

Chairman James Sherman, Vice Chairman Rick Belhumour and Commissioners Eric Cooley and Scott Spradley voted in favor; Commissioner John Cunningham opposed it.

The decision came after hours of debate and feedback from residents regarding the project’s density; assurance that the developer will sell a portion of the flood plain of the land to the county (pursuant to a recent agreement between the parties); its financial impact on the city, and more.

The board had also previously approved the annexation on first reading by a 4-1 vote, with Cunningham the only one opposing it.

What does the Summertown developer offer?

Summertown is part of the Veranda Bay project, which also includes about 234 acres east of the highway.

The proposed 545 acres along the west side of the John Anderson Highway would be called “Summertown” – a mixed-use development of residential and commercial space. The developer is Ken Belshe of Sunbelt Land Management.

It would include a maximum of 1,640 residential units, or an average of about 2.6 units per acre, making it a low-density development; a maximum of 840,000 square feet of non-residential uses, including retail, restaurants and offices; and a maximum of 250 rooms for a proposed boutique hotel.

The entire project could more than double the town’s population of 5,500.

There is also a secondary road running from the south side of State Road 100 through parts of Summertown to connect it to the John Anderson Highway to accommodate additional traffic expected from the development. A provision in the annexation agreement caps the number of home building permits for Summertown at 150 if the secondary road is not completed.

Belshe said the development would actually be “a complete community with an internal road network, trails, parks and open space.”

“Summertown represents a thoughtful, low-density opportunity to create a vibrant, walkable downtown that complements rather than overwhelms the unique character of Flagler Beach,” he said.

Residents express concern about Bulow Creek and support for potential future tax revenue

Several residents expressed their views on the annexation, with some expressing concerns and others expressing support for the project.

Flagler County Vice Chair Kim Carney, who also resides in Flagler Beach, expressed concern about the project’s fiscal impact study, completed by Georgia firm Strategic Planning Group, Inc., which forecasts Summertown’s future water and sewer tax revenues.

“Why does the city rely on a study carried out, financed and controlled by the developer?” » said Carney. “According to SunBiz, this company is currently inactive and has been administratively dissolved. Despite this, the city is relying on this study to support an important financial decision.

“The city has a fiduciary responsibility to conduct its own independent financial analysis or, at a minimum, retain the services of a qualified annexation consultant to do so,” she added.

Other residents wanted assurance that the county’s recent agreement with the developer to purchase 153 acres of the Bulow Creek floodplain area would actually come to fruition.

Sandra Schultheiss, a John Anderson Highway resident, argued the city needed more time before annexing the property.

“We are rushing this,” Schultheiss said, adding that it would be a good idea to postpone the measure until the purchase is finalized. “We talk about preserving Bulow Creek, we talk about our future and our flooding; I think our water management is a serious issue.”

John Phillips, president of the Palm Coast-Flagler Regional Chamber of Commerce, praised the cooperation between government officials and the development team in crafting the annexation agreement.

Flagler Beach resident David Whelan said that “without annexation,” the city would not have “a seat at the table” for PUD discussions on the project.

“I completely understand that (residents) want to protect (the character of Flagler Beach), but without this annexation, the board, the planners — you don’t have a seat at that table,” Whelan said. “If you don’t protect him, who will?

County reaches deal to save part of Bulow Creek floodplain

Commissioners and residents expressed concerns about the development’s potential negative impact on the environment, while also highlighting its economic benefits.

Flagler County Commissioner Andy Dance reached an agreement with the developer to preserve about 153 acres of flood plain on Bulow Creek, which is part of the Summertown property. Flagler County has applied for a Florida Forever grant, which will be used to create a buffer between Summertown and the flood plain.

At the first reading of the Summertown annexation on Nov. 13 in Flagler Beach, the development team showed a map illustrating the maximum distance from the creek water bank to the property line is 100 feet. This distance is several hundred feet greater than other points within Summertown’s boundaries.

In addition to a 100-foot natural buffer zone, the developers are proposing an additional 75-foot setback that will extend across the entire project boundary.

Commissioners asked if language could be added to reassure the community that the county’s purchase of the 150 acres of flood plain was indeed happening.

Belshe said negotiations with the county have gone well and his intention is to move forward with the sale if the county comes up with the money. But with variables that could change that outlook, such as the election of new commissioners with a different viewpoint or the amount of the purchase being unreasonable for the developer, Belshe said he wants to make sure the company doesn’t lose control of the property it owns.

“The knife cuts both ways,” Belshe said. “The county is asking us to trust them; I’m asking them to trust us.”

County officials stressed the local government’s intention to purchase the land, calling it a “priority,” but it could take up to two years. According to Erick Revuelta, the county’s public lands and natural resources manager, Florida Forever grant applications are grouped and evaluated by the state’s Acquisition and Restoration Council (ARC), which meets twice a year to prioritize these projects. The next meeting of this council is scheduled for February 13, 2026.

County Commissioner Andy Dance, who negotiated the Bulow Creek deal with the developer, said the county could explore other options for finding money if the state grant is not awarded. Partnering with the St. Johns River Water Management District or relying on the county’s own ecologically sensitive lands program are possible alternatives, he said.

If and when the county obtains the land purchase, the developer has also agreed to adjust the density of the project, potentially reducing the maximum number of proposed residences (1,640).

With the annexation approved, the developer and city can now work on the Summertown PUD agreement before project phases are approved for future construction.

This article originally appeared in the Daytona Beach News-Journal: Flagler Beach approves annexation of 545 acres for Summertown development.