The Palm Coast City Council Tuesday evening approved a pre-annexation agreement with BJ’s Wholesale Club and another company that will be building their stores on 31 acres near the corner of State Road 100 and Seminole Woods Boulevard, just west of the RaceTrac gas station and partly in place of Flagler Pines RV Storage. The land is currently in the county, on the rim of Palm Coast’s boundaries.
The pre-annexation agreement enables the city to provide water and sewer service before the formal annexation.
But the city is concerned about the amount of additional cars thronging an already busy State Road 100 as they drive in and out of the future big-box store, on limited entry and exit points, and with yet another, if much smaller, shopping mall about to be built on the same side of the road, further west: Airport Commons II, by Airport Road (24,000 square feet of retail space, compared to 103,000 square feet for BJ’s alone; 5,536 square feet of that will be for storage).
BJ’s would also run its own members-only gas station. Five satellite stores would be built by Seminole Woods Investments. SWI was incorporated last February, according to the Florida Division of Corporations. It is under the umbrella of of Matthew Development, the developer that builds BJ’s, Wawa, Ross, Publix, Target, Panera and similar strip-mall type or big box stores.
BJ’s is not yet under contract to buy the property, even though the documents that went before city council members Tuesday evening said it was.
“That has was modified to say BJs Wholesale Club is ‘contemplating entering into a contract to purchase the property,'” Jay Livingston, the Palm Coast attorney representing BJ’s and SWI, told the council. “It’s a semantics that has to do with the status of the current joint venture for the development.” The documents were swapped out with the correct verbiage.
None of the council members asked about the status of the expected land sale. The timing of the sale is central to the annexation process. The approval of a pre-annexation will allow for a Palm Coast water connection to be extended to the parcel. An application for that extension has been approved. The actual annexation petition may not be filed until BJ’s and SWI have closed on the land sale. The annexation ordinance itself–another step that must go before the council–does not become effective until 60 days after BJ’s is fully built and a certificate of occupancy has been issued.
Pre-annexation does not bind the city to go through with the annexation, although there would be little reason for the city not to accept: BJ’s and its satellite businesses are expected to generate a substantial amount of tax revenue. Target, a short distance west, for example, paid $269,000 in combined local taxes last year, $44,200 of it to Palm Coast, another $87,000 to Palm Coast’s Town Center enterprise zone, or community redevelopment agency.
But the BJ’s development has been raising concerns, at the county planning board and the County Commission, about the amount of traffic it will add to State Road 100, and the dearth of entry and exit points from what will be a vast shopping plaza with its own gas-station island in the middle. The county sought an agreement from RaceTrac to provide a cut-through exit from BJ’s onto Seminole Woods Boulevard. RaceTrac refused, saying it would be facilitating traffic from a competitor. (See: “County Approves BJ’s Wholesale Club Despite Unresolved Jam of Traffic Problems Ahead.”)
Palm Coast Mayor David Alfin again raised questions about the expected traffic, this time in surprising conjunction with whether the city would approve the annexation agreement. “I’m going to going to ask my fellow city council members if they would join me in asking or directing staff to–prior to that date– offer us an opinion on the traffic consequences of this development before we agree to annexation,” Alfin said. “I’m not asking for a traffic study. I’m asking for staff’s opinion, using your resources on the traffic implications presently and moving forward.”
The council agreed to provide that analysis.
“They’re going through that exercise right now with a site plan with the county so we’ll be sure to get that information,” Ray Tyner, the city’s chief planner, said.
the annexation ordinance, if approved by the city council, will come 60 days after issuance of a certificate of occupancy or completion for phase one of this entire project–the completion of the BJ’s store. Since impact fees–the one-time levy paid by developers to defray the impact of development on roads and other public services–are paid at the time the certificate of occupancy is issued, Flagler County government, not Palm Coast, will get that revenue. Once the satellite stores are built, the city would collect those impact fees.
Jay Gardner, the Flagler County property appraiser, who owns the acreage just north of the Flagler County airport, hinted in November 2021 that BJ’s was on its way to Palm Coast. He confirmed it last March, and county government approved several regulatory step last September to clear the way for BJ’s and the five satellite stores on the property.
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Deborah Coffey says
You’ve got to be kidding. This Council does absolutely nothing for PEOPLE! Since when is it concerned about traffic on any road near or in Palm Coast? The Council has no problem approving every Tom, Dick and Harry storage complex, 300 units at Harborside, and tons of housing and apartment developments. They’re worried about 100 but, don’t give a **** about Old Kings Road? Please.
David Schaefer says
Thank You….
Doug says
Palm Coast is a cesspool. Since when have they ever cared about the impact growth has had on this county? Our roads CANNOT handle it, and people (mostly locals) are fed up. Pockets are lined with hush money that gives way to these developers daily.
Ti Odio says
Agree. I support free enterprise however profit has turned to greed in Palm Coast. Mayor Holland protected the interest of the citizens in Palm Coast. I was hopeful this administration would do the same but their interest is their ego only. At this time there is no proof that government official pockets are being “lined” but it does cause one to wonder. The shoppers in Palm Coast were always polite and considerate, unfortunately because of unwanted unnecessary growth and over-crowding, that too is changing. We are losing green space at a rapid rate. The creatures, i.e. deer, nesting birds, small animals have nowhere to call home. More and more innocent animals are dead on the roads. This will not end until every piece of dirt in Palm Coast is covered by housing developments and malls. When all the available dirt is gone the administration will consult with engineers to determine the feasibility of floating town homes and condos on the ocean, similar to technology that floats oil drilling rigs. Take pictures of trees to show to your children as due to this rapid destruction there will not be a tree left in Palm Coast. This beautiful city is being destroyed and there is no turning back. To the geniuses in this administration: hire additional law enforcement, the crime rate can head in but one direction–up.
Louise says
You are absolutely correct!
Susan Giannuzzi says
Absolutely right! I got a laugh from the “concern” on traffic.Must not be getting any kickbacks like for approval of the housing developments. Big Joke
BILL says
Since when has “our” city council ever given consideration to traffic impact while approving the sales and use of real estate? ( I’ll answer that: not since our present self serving Mayor and his puppet staff headed up by Mr. Clueless.
Russell A Smith says
I think that a “BJ’S” and all the stores and restaurants that follow the chain would create a “Traffic Nightmare” in the area. This would totally change the dynamic of our “Bedroom Community”. WOW! Not in a good way! Just my thought…
Frank Nogueira says
Sure, but if it was to add another 300 houses that would be ok by you?
DP in PC says
The only reason these businesses are even considering the area is the influx of rooftops in the area.
Residential development has lower traffic impact than commercial. The number of vehicles per lane per hour is something like five times higher for retail than it is for residential.
Zones are zones (excluding some pre-emptions for residential now under new state statutes). Can’t stop land owners from developing their property, but there are things that have to meet code.
Kip says
We do not need any more stores!
Frank Nogueira says
But it is ok to you to add another 2 thousand houses like the ones that City Counsel has been approving!?
Bobby V says
Hey we go again anytime we have an opportunity to bring in a box retailer , city council likes to throw a wrench so that they eventually relocate to another city.
Frank Nogueira says
It is absolutely ridiculous that City council is worried about traffic for something that the citizens of Palm Coast want. We the people want that store, now!
blondee says
@FrankNogueira NO WE DON’T!!!!!!
Concerned citizen says
Yes we do! At least stores don’t actually bring more permanent people (aka cars) to the town like 4,oo0 more homes do! We need a more diversified means of real estate tax revenue other than the homeowners! I’m tired of paying for politicians and other government workers raises while my salary stays the same!!
Louise says
Totally agree Frank!
Dennis C Rathsam says
Im still laughing…..Since when does Stuff Em In Alvin care about traffic? Maybe he,s had a intervetion???? Palm Coasts antiquated roads are full now. Potholes litter our streets like fire ants after the rain. Every traffic light in town is rigged. No flow, just stop and go. Obviously our city councilmembers have never been to a wholesale club. Drive down to Daytona, see all the traffic at Sam,s! They have multi lanes of roads, in & out. B.J,s have clusterfuck in the making! And I,ll bet they wont beat the gas prices at Buckyees or Sams. This is the wrong place for this store, the area is too developed already. A great place would be down the road from the circle, off Matanzas Woods Pkw. Plenty of open space there, make it a real desiation.
Emma says
Agree traffic is ridiculous, especially trying to get to the only Walmart in the ‘hood! Only a vacationer and have no say, but hate, did I say hate, traffic in Palm Coast. Only shop during the week, mid- morning after actual workers go to work. That cluster of stores at Target is an absolute zoo in and out. 100 is a race track. And the toll bridge…hiked to $3.00 now. It should have been paid for years ago. There’s vacant land up and down A1A and going to Bunnell/Daytona North that could be used, but traffic is ridiculous there as well. Don’t get me going on Flagler Beach…traffic and they’re going to build that hotel.
Time to venture to the west coast of Florida to see if things are more settled. Know this has ruffled feathers and nobody gives a hoot.
Just two cents …which ain’t much these days!
Home Grown says
Might want to venture out more. Florida’s population at now over 22 million has doubled in just the past decade. Flagler County is one of the least populated.
Just saying says
Small town Flagler Beach is dead. We’re becoming Daytona Beach. All the building is leaving our wildlife with no place to live. Humans are the most destructive creatures on this planet.
Concerned citizen says
You are so right! It’s very sad. Too often I see a lifeless animals on the road. I am ashamed of being a human.
DMFinFlorida says
If you think the West Coast of FL is better, you haven’t been there much. We lived in the Tampa area for nine years, left in 2004. Occasionally go back to see friends and can’t even recognize half of it! What used to be a 30-40 minute drive from our former home to one friend’s house now takes well over an hour to 90 minutes. Good luck finding anything on the coast that isn’t turning into a 3-ring circus with developers as the ring masters.
LittleMissSunshine says
I just moved from the West coast and everyone’s complaints here about traffic is downright laughable. Know how long it takes to get to St. Pete from interior Hillsborough county? TWO hours. Know how long it takes to get from S. Hillsborough to Pasco? At least an hour. What I’ve been shocked to see in the year I’ve lived here is more and more homes being built and there’s not much else to do here. This town needs more clothing stores and grocers like Sprouts or Trader Joe’s, and more entertainment options besides just going out to eat. Trust me, if you want less traffic, DO NOT head West. If Palm Coast City Council wants to see what overdevelopment does to traffic and overall quality of life, all they need to do is head West on I-4. Traffic here is a dream people, I can now get to work under fifteen minutes!!😂
Emma says
Can I pose a question here? Don’t know if it will raise any comments, but what and why are people from all over the United States trying to buy land, our lot, in Daytona North? Is there big plans for this area NOW? As, when we bought it in early 1970s, it was going to be such a super fast growing area, so close to 95 and just unbelievable wants for the land!!! Hahaha, here we are 40+ years later and it’s still unpaved, gully washed out roads, potato or cabbage fields, undeveloped streets! There were hopes of retiring there, but it is miles to wherever to just get gas, groceries, medical. So, here we sit! Just might take one of them up on their offer, but some are really low-range to just maybe that might be nice BUT after all these years of paying taxes…
Have loved this little town since the ’70s, but it is too, too crowded and a hotel coming! Forget about traveling through Flagler on weekends there. Have a great day Flagler. Love and miss you, but coming back this fall once again!!
Jimbo99 says
The next solution is to widen FL-100. As Palm Coast continues growth residential & commercial, the existing roads will have to be widened to alleviate traffic.
Another growth development not mentioned, there will be more Government buildings, at the very least with more residential, there will be more schools to handle the overflow of increased population growth. This reminds me of how Spruce Creek High School came about in the Dunlawton area of Port Orange. mid-late 1970’s it was in the woods. Today, it’s developed around. That’s what happened/is happening to FPC High School.
Again, US-1, Belle Terre, I-95, Old King’s Road & A1A are the Big 5 that go end to end North South in Flagler County. A1A is a crisis, at some point the Atlantic Ocean will reduce that to a Big 4. Colbert Lane only makes it 1/2 way thru FL-100 Palm Coast Parkway.
East West is FL-100, Palm Coast Parkway & Matanxas Woods Parkway are the Big 3. Royal Palms Parkway is never going to go beyond Old King’s Road in the East, but it does go to US-1. That leaves Whiteview Parkway to get a overpass or underpass to cross I-95. Is there another overpass/underpass that can connect Old King’s Road & US-1 or at least Belle Terre as a Parkway between Palm Coast Parkway & Matanzas Woods Parkway. I think Bird of Paradise (BOP) Drive flirts with being close enough to I-95 that like Whiteview Parkway could connect Old King’s Road to Belle Terre East West ? BOP could also go further west to US-1 at the Indian Tails Sports Complex, but it’s going to pass the Indian Trails Middle School. Bird of Paradise would become a school for that, Unlike Whiteview Parkway.
End of the day here, this is most likely the final plan for development & population growth for Flagler County that wouldn’t require turning Flagler County into a Jacksonville-like city concept of being an entire county for land boundary. Palm Coast would have to annex Bunnell to the West, Flagler Beach to the East, & maybe as far South to Marco Polo Parkway as City of Palm Coast for a Jacksonville, FL city as a complete county = City of Jacksonville, FL. Maybe those could remain townships like Daytona Beach, FL from Ponce Inlet to Ormond by the Sea.
David Schaefer says
Good point but the council will never go along with it as long as you have MR clown as mayor. All you can expect from him is more buildings to be built forget the expansion of any roads.
The voice of reason says
I vote for widening sr100 and belle terre to 6 lanes. This should have been done before development. Easier and cheaper. Doing the work later is kerosene on a fire. Real master planned communities do roads first. PC and Florida always do infrastructure on the cheap and costly nightmares later.
Concerned citizen says
If it made sense, it wouldn’t be the government!
Atwp says
Was looking foward to buying gas from Bjs. There is a traffic problem at Sams in Daytona. The price is much cheaper than gas in Palm Coast. We will see what happens.
Bobbi G says
Is rather drive somewhere, than to have all that here, money or not!
Eileen Araujo says
The real concern should be the amount of traffic the new hospital will affect the super busy Palm Coast Parkway…..and parking???? Should be interesting
Tony says
They know of the traffic but add house condo etc they only get kick backs for that I guess
Underpaid says
Palm Coast needs more career work. Not more minimum wage jobs. Housing is enough. We need manufacturing, and suppliers distributing good jobs that you can grow as time goes on.
Concerned citizen says
You are so correct! There is not enough professional or skilled labor jobs in the area to support the community. Who will be buying all theses houses? More retired people from NY, NJ, CT, CA. Nothing left for the younger people trying to make their way.
C’mon man says
Speaking of cut through. I cut through the racetrac daily to go down Seminole woods so I’m not waiting at the light. Put in a F’n right turn lane
Columba Denvir says
No traffic studies for Flagler Beach either. Too busy approving new developments, apartments, tire store, dental office, veterinarian office and car wash all dumping traffic onto SR 100 East and Robert’s Road. Should be fun getting to the beach when these projects are finished. Oh, how about the congestion of building a hotel, building a new pier and reconfiguring A1A SOUTH?
MONEY, MONEY. MONEY.
P. says
Nobody mentioning any loss of our biggest treasure- the nature. We’re losing it faster than we’re able to wrap our heads around it. Land after land gets developed, animals running around neighborhoods displaced. Soon we won’t know why we live here anymore and it won’t be because of BJ’s…or Target or Wawa. I wish our city leaders would show some more interest in preserving the land and conservation initiative.
Jane Kranz says
Now you’re worried about traffic??? Now??? Finally!! Will anything be done???
Lil bird says
Gas will still be cheaper in volusia county because of the volusia vs Flagler county gas tax rates so….
Also notable how PC treats its businesses (as if the golf course restaurant saga wasn’t enough) is asking Race trac to allow a pass through for a competing business to alleviate the problems these “visionary leaders” created
FlaglerLive says
The commenter is incorrect. Total gas taxes in Flagler are 52.7 cents. In Volusia, they are 57.7.
can'tfoolme says
So you are saying that the actual price gas stations are charging in Flagler is inflated before taxes are added? Because, as Lil Bird stated, the total for gas IS cheaper in Volusia
FlaglerLive says
Lil’s statement was about gas taxes being higher in Flagler than in Volusia. The claim was factually incorrect. It was corrected.
Shark says
Publix has a monopoly in this town and I guess their executives got to our city council !!!! It’s time to get rid of the circus act running this town !!!
Louise says
I certainly hope BJ’S builds here. They are a wonderful store, I’ve been a member for 17 years! We need this store badly. I look at the prices that Publix charges which are outrageous and wonder how people can afford to do all there shopping there. And with all the new subdivisions being approved by this mayor and gang we will need it even more! Simple solution make Bj’s put in an exit/entrance on Seminole Woods Rd.
David Schaefer says
Put Bj’s out on Rt 1 that will solve everything…..
Gracie says
That’s a very good idea but traffic would still use SR 100. I try not to do any errands or appointments using SR 100 especially in the afternoon. It’s horrendous. Why is the council just now thinking of the traffic problems?
Rich Cottingham says
BJs doesn’t want to be on US 1, they want to be on 100. It’s not the city’s decision where to place businesses. A business decides to purchase commercial property and develop it. Due to Florida laws, the city council has very little option but to approve developments that meet the legal requirements.
SR-100 absolutely needs to be widened, regardless of this development.
Jimbo99 says
I’d like to think more infrastructure for competition will lower prices, but I won’t fool myself on this. The next round of growth creates financial hardship & leaves more behind. The necessary evil is the next gas station to service the growth. But if anyone is expecting lower prices. Don’t count on it, don’t fool yourselves into believing that another wholesale club is going to cut prices significantly. We have 2 years of watching this inflation.
G A says
Anyone who is paying the slightest bit of attention knows that the traffic on Rt 100 has gotten out of control., especially in the area where BJs is supposed to go. It used to take me about 10 minutes from my house down to Flagler Beach. Now it takes at least 20. Certain parts of the day are a nightmare on Rt 100. It doesn’t have to be this way. I would hope that BJs would move it’s plan to Rt 1, where there is lots of space and very little traffic problems with exiting a business. If BJ’s isn’t interested in Rt1 then…elected officials…make an offer to whet their interest! How much do any of you care about the people in this county?? Do any of our elected officials READ these comments from the people who live here? Do we need BJ’s? Yes. Do we need it there on Rt 100? NO. Rethink this plan!
Concerned citizen says
Very good point!
J.Greaves says
Regarding the controversy of Bj’s as opposed to that store going elsewhere. There is land possibly for sale east of 95 on root 100. That should probably be brought to BJ’s attention.Just a thought!
Louise says
With the land being cleared on 100 , did the final deal go thru for BJ’s?