Zoning approvals can cause a domino-effect for disaster when public safety is overlooked and development quickly pushes forward .
Patricia Smith
Across North Florida, propane storage and distribution facilities are expanding rapidly in rural and semi-rural areas, prompting safety experts to raise concerns. While economic development and energy demand are driving growth, the placement of large-scale propane facilities near residential neighborhoods, public infrastructure, and environmentally sensitive lands is creating urgent life-safety risks.
Propane is stored under pressure as a liquefied gas. If a tank or transfer system is compromised, escaping vapor can form a dense cloud that travels along the ground. Once ignited, that cloud can produce intense heat, overpressure, and fire within seconds. When multiple tanks are clustered together or located near homes, schools, or public facilities, the danger increases significantly, creating conditions where one failure can trigger a catastrophic chain reaction.
Jefferson County: A Mass-Casualty Risk Zone – In Jefferson County, the consequences of insufficient zoning have become increasingly evident. County approval of Cooksey Propane Inc. and Southern Quality Propane placed large volumes of propane in close proximity to residential homes, a local apiary and educational learning center visited by children, and critical public infrastructure, including the county water tower, sheriff’s office, county jail, and emergency management offices. Safety professionals warn that this configuration creates overlapping thermal radiation and blast zones, where a single tank failure could rapidly escalate into a mass-casualty event.
The concern resonates beyond Jefferson County. “I recently visited the Jefferson County Industrial Park to pick up some honey from the apiary,” a Gadsden County resident said. “When I got out of my truck, I just stood there staring at the massive propane tanks. I felt like I was in a war zone.”
Another resident described the toll on nearby families. “I have friends that live there,” she said. “I fear for them. Their lives have changed drastically. They no longer can have family BBQs in the yard, let the children play freely, or even flip a light switch without wondering if that is the day they might die.” She paused, emphasizing that the reality has been devastating, while county officials have yet to acknowledge residents’ anguish.
“Proper siting and safety planning for propane storage is critical to preventing catastrophic fires or explosions from affecting nearby homes, schools, and essential infrastructure,” explained a fire safety consultant familiar with industry standards. “When tanks are placed too close together or near public facilities, a single incident can escalate rapidly into a life-threatening situation. Preventive planning and strict safety measures are essential to protect both residents and emergency responders.”
The county water tower represents a critical single point of failure. If compromised during an incident, Jefferson County could lose a vital water supply for fire suppression, leaving responders dependent on neighboring counties. Despite repeated warnings from residents and safety advocates over several months, officials have taken little action. Instead, they continue to rely on zoning technicalities, characterizing public safety concerns as “civil matters.”
Ethical questions have also emerged. Jefferson County public records list Planning Commissioner Stewart Cooksey as a property owner of Cooksey Propane Inc. while his wife allegedly owns the facility. Additional public sources indicate he also serves as a manager. The overlap has raised concerns in the community about potential conflicts of interest. Tensions continue to grow as residents, workers, and visitors face a hazard they did not create—one capable of producing catastrophic consequences for hundreds of lives, local wildlife, and surrounding wetlands.
Emergency Response and Regional Implications –The risk extends well beyond county borders. Rural emergency response capacity across North Florida is often limited, with fire departments relying on small, minimally staffed teams and constrained water supplies. In the event of a major propane incident, neighboring counties could be called upon to provide mutual aid, straining regional resources and potentially delaying life-saving intervention. Transportation corridors—often the same roads used by tanker trucks, emergency vehicles, and residents—would further complicate evacuation and response efforts.
Zoning Comparison: Gadsden County’s Preventive Measures – Gadsden County has taken a more precautionary approach to propane-related risk. According to its Land Development Code, the county prohibits the sale or dispensing of propane gas within recreational vehicle parks, limiting use to small consumer containers such as those used for grills or stoves. The restriction is intended to reduce fire and explosion hazards in areas where people live, congregate, and visit.
Nearby counties, including Jefferson, have not adopted similar targeted measures. While general permitting standards and setbacks exist, there are no equivalent restrictions specifically designed to limit propane exposure in sensitive land-use areas. The contrast illustrates how zoning decisions can directly influence public safety outcomes when hazardous materials are involved.
A Cautionary Example for North Florida – Jefferson County’s experience serves as a warning for local governments across the region. Rapid approvals and limited oversight in high-risk industrial development can transform economic opportunity into public danger. Residents, including children and other vulnerable populations, now face hazards that could escalate into a regional emergency. For North Florida counties weighing growth against safety, the lesson is clear: proactive planning, comprehensive hazard review, buffer zones, and coordinated emergency responses are essential to prevent tragedy.
