Flagler Beach tables six annexation measures for Nov. 13 public hearing after residents raise concerns

The Flagler Beach City Commission on Tuesday unanimously tabled six first-reading ordinances proposing the voluntary annexation and related land-use and zoning changes for properties tied to the Veranda Bay/Summertown project, setting a new public hearing for Nov. 13 at 5:30 p.m. in the commission chambers.

The commission moved, seconded and voted 5-0 to continue Ordinances 2025-21 through 2025-26 to that date. The ordinances under consideration included annexations and companion comprehensive-plan and zoning map amendments for several large tracts described in the packet: about 210.7 acres (Ordinance 2025-21), 514.06 acres (2025-22), 233.92 acres (2025-23), 234 acres (2025-24), 544.97 acres (2025-25) and 545.54 acres (2025-26). Each motion specified the Nov. 13, 5:30 p.m. date certain in the commission chambers.

The actions followed a discussion among commissioners about meeting materials and public transparency. Commissioner Eric Cooley told the commission that presentation decks often have not been included in the published packets and said that when slides are withheld "we walk into things blind." City Clerk Penny McClenny responded that the city’s code currently requires packets to be delivered the Tuesday before the meeting and that staff typically provides materials by the prior Friday; commissioners asked staff to ensure presentation decks are included with the packet going forward.

Public commenters used the public-comment period to question the annexation project’s scope and local impacts. Patricia Dahlberg, who identified herself as a Flagler Beach property owner, said she had seen social posts describing 700 acres and 2,200 residential units and asked where jobs, water, sewer and services for new residents would come from. Another resident, Paul Ike of North Flagler Avenue, asked when the city would start seeing revenue from a buildout that, he said, could take a decade.

Other public remarks focused on venue capacity for the Nov. 13 hearings and urged the commission to pick a larger meeting space, saying past hearings have overflowed and some residents were turned away. City Attorney and City Manager representatives said the legal obligation is to make public participation possible (including audio); the commission discussed handling sign-up sheets and rotating speakers and said staff would consider steps to accommodate larger crowds for Nov. 13.

The tabling preserves the commission’s options; acceptance of the ordinances will require final legislative action after public hearings. The packet language for the annexation ordinances cites the voluntary annexation provisions of Section 171.044 of the Florida Statutes and describes effects on city limits, ad valorem taxes and land-use regulations.

The commission and staff said the items will return for detailed public hearings on Nov. 13 at 5:30 p.m. in the Commission Chambers; members of the public were told to return for that date if they wished to comment on the annexations.

Votes at a glance (annexation items): - Ordinance 2025-21 (annexation, ~210.7 acres): motion to table to Nov. 13 at 5:30 p.m.; outcome: tabled; roll call: Spradley Yes, Bellheimer Yes, Cunningham Yes, Cooley Yes, Chair Sherman Yes (5-0). - Ordinance 2025-22 (annexation, ~514.06 acres): tabled to Nov. 13 at 5:30 p.m.; outcome: tabled; roll call: unanimous (5-0). - Ordinance 2025-23 (comprehensive plan map amendment, ~233.92 acres): tabled to Nov. 13 at 5:30 p.m.; outcome: tabled; roll call: unanimous (5-0). - Ordinance 2025-24 (zoning map amendment, ~234 acres): tabled to Nov. 13 at 5:30 p.m.; outcome: tabled; roll call: unanimous (5-0). - Ordinance 2025-25 (comprehensive plan map amendment, ~544.97 acres): tabled to Nov. 13 at 5:30 p.m.; outcome: tabled; roll call: unanimous (5-0). - Ordinance 2025-26 (zoning map amendment, ~545.54 acres): tabled to Nov. 13 at 5:30 p.m.; outcome: tabled; roll call: unanimous (5-0).

Why this matters: the annexations and map changes would add large tracts of land near the existing city limits into the City of Flagler Beach and change how those properties may be developed and taxed; residents at the meeting raised questions about infrastructure capacity, stormwater and how quickly the city might realize revenue from any buildout.

What’s next: the commission will hold first-reading public hearings on the listed ordinances on Nov. 13 at 5:30 p.m. in the Commission Chambers. Staff was directed to ensure presentation decks are included in the meeting packet and to consider logistics for public participation if the room crowds.

Speakers quoted in this article spoke at the meeting or during public comment as recorded in the meeting transcript.