A traffic nightmare may be developing on State Road 100 and on Seminole Woods Boulevard as several new commercial developments are crunching their way through the county’s regulatory steps. But the biggest development, a BJ’s Club and five satellite businesses, is moving along despite lacking a full analysis of traffic issues ahead.
“To me the biggest quality of life issue on this is the traffic and the impacts on 100,” County Commissioner Andy Dance said at the meeting on Monday, when the county approved a key step in the development. “I’m not set to approve this. I think personally I need input from the city since they’re annexing it.”
The development site is currently in the county’s jurisdiction. But it will be annexed into Palm Coast as soon as water and sewer lines are extended. Dance had been in contact with Palm Coast’s traffic engineer. “Although he did have been input in the methodology of the traffic study, he hasn’t received the traffic study and hasn’t offered input on the traffic study,” Dance said.
Michael Grunewald, Palm Coast’s traffic engineer, had written Dance before Monday’s meeting: ” I provided opinions on items that I would like to see as part of the traffic impact study. I do not recall what became of those comments. That was the last I was updated on the traffic impact study.” He had specific concerns about the proposal of a traffic signal at the intersection of SR100 and McCormick Drive, but as for the traffic study itself, since he had not seen it, he couldn’t address it.
Dance–who also chairs the countywide Traffic Safety Team, a cross-section of local governments and agencies–sought to postpone approval of the development application until October to give the city time to review the study and “look at the impacts in the surrounding area and do what the traffic engineers are supposed to do. We don’t have that specialty on our staff.” His fellow-commissioners were uninterested.
The Flagler County Commission cleared the way for the BJ’s Wholesale Club and five satellite businesses near the intersection of State Road 100 and Seminole Woods Boulevard. But it did so on a 4-1 vote.
Dance was not alone with concerns. Commissioner Dave Sullivan seconded the motion to approve the application, with a significant caveat: “That’s mostly because this is a good thing for the county,” he said. “But I’m telling you, unless we get an access over to Seminole Boulevard at some point, this thing with the traffic increasing in that intersection at Seminole Boulevard and 100 is already horrible. We’ve got to come up with a solution.” Regarding a cut-through from the BJ’s development to Seminole Woods Boulevard, he said: “Sooner or later, there’s going to have to be an axis that way. I’m telling you, or it’s going to lock on 100.”
And Adam Mengel, the county’s own planning director, had spent most of his presentation discussing traffic issues and outlining problems that have yet to be resolved, even though he has been relatively supportive of the development project. He spoke in terms far more alarming than Dance did.But commissioners are salivating at the prospect of the new development, and they know that very soon, it won;t be their problem since they’re kicking the issue to Palm Coast once it’s annexed into the city. In essence, commissioners can take the credit for “bringing” a BJ’s and take none of the blame for subsequent traffic issues.
Sullivan’s remarks aside, the four commissioners seemed neither particularly concerned nor inquisitive about the coming traffic even after Mengel outlined the issues. Commissioner Joe Mullins was only interested in pointing out the jobs and tax revenue the big box store will bring. He did not note that the jobs will not be living-wage jobs, but service jobs at the lowest end of the wage scale.
“We’re going to have a little pain but I mean this is good pain. This is good stuff to occur,” Mullins said, claiming, without evidence, that it would lower taxes for residents. The evidence suggests otherwise: despite the most residential and commercial growth in 16 years, neither the county nor Palm Coast lowered taxes this year. They both approved tax rates that project tax increases of around 15 percent. Mullins promptly made the motion to approve the preliminary plat for BJ’s development.
The specific set of applications was for a preliminary plat and for permission to diverge from parking-space regulations. The items were detailed before the county planning board last week. (See: “Building Plans for BJ’s Wholesale Club, Gas Station and Several Stores on SR100 Clear County Board.”) On Monday, Mengel summed up the mechanics of the application and the annexation to come. But his focus was on traffic issues not only around the future development, but on its periphery, including “what’s already a very busy intersection coming in at Bulldog-airport” drives.
One particular, unsolved problem: The county was hoping to have a cut-through from the BJ’s property through RaceTrac to Seminole Woods Boulevard. RaceTrac is refusing.
“RaceTrac has informed the owner, the developer of this property, the prospective purchaser, that that presents a conflict to them,” Mengel said. The county and the city are pressing for that cut-through because it would alleviate already-heavy traffic on State Road 100 and northbound traffic on Seminole Woods that would make the left turn onto 100. Mengel illustrated the point with a slide he showed commissioners: “What you’re seeing is all of that movement of traffic that we see every day. It stacks up heading eastbound on State Route 100.”
The traffic analysis for the development concluded that an additional traffic signal will be needed on State Road 100 at the entrance to BJ’s shopping center (it is to be paid for by the developer), and that the existing traffic signal at State Road 100 and Seminole Woods takes too long to cycle through. “My point there being is that we want that access to happen behind RaceTrac in some way,” Mengel said. “But it’s not part of the current plan.”
Mengel said RaceTrac’s stance is defensible, though at BJ’s the gas will be available only to members–and BJ’s has “a different kind of product mix.” So if RaceTrac would allow the cut-through, it could just as easily increase its customer traffic looking for snacks, drinks and the sort of things not readily sold except in bulk at BJ’s.
There is a county easement to the south of RaceTrac, opening the possibility of a cut-through there. For RaceTrac, that would be the surest way of losing entirely on the chance to capture some of the BJ’s traffic, since that trafic would entirely bypass State Road 100 and RaceTrac, and head straight south on Seminole. That risk appears so far not to be a concern of the station’s owners.
Since the county owns that easement, “there could be the potential for an access that would cut in there, but it would run through the middle of the wetlands,” Mengel said, “it would be costly for the [BJ’s] applicant. It would involve additional wetland mitigation that would be needed. It would also be something that potentially could have some environmental damage because it would it could be worked around.”
Wetland mitigation is expensive. It requires developers who demolish wetlands in one place to buy wetland credits elsewhere, on the presumption that the net total of wetlands demolished in the state would be limited. “You could have box culverts, you could have culverts that allow for the flow of water but it’s also going to still have some impacts no doubt,” Mengel continued.
At previous regulatory steps there was also discussion of a traffic cut through the county airport to the south and west of the property, but that was set aside because “the airport wasn’t interested in pursuing it because it would dump a lot of traffic into the airport, potentially.” That, again, underscored Dance’s point: traffic is an issue that requires further study.
That’s not taking into account the ongoing “doubling the size of the little Airport Commons place right now,” as Sullivan described the expansion of the commercial strip on State Road 100, closer to the airport’s entrance and opposite Bulldog Drive. “We’re locking that street up.”
“We’ve got a lot that’s going on in this area,” Mengel said. “We’re not alone with this. We’re working with the city. We’re working clearly with DOT,” the Department of Transportation, which has jurisdiction over 100. The state, Mengel said, considers State Road 100 as a crucial artery that would get priority if and when traffic flow fails.
“Presently you have the failure that’s happening at the intersection. As the project comes in you have some other failed points,” Mengel continued. “But those I think uniformly can be addressed through intersection improvements. And that’s what the traffic impact analysis showed us. And we do also anticipate no doubt about it–everything is dumping into this–you’re going to have widening that’s inevitable. And so we know that right now we’re tracking a large number of ghost trips, we call them ghost trips because they’re not on the road. But they’re things that are presently approved in the pipeline that could develop any day now. They’re going to continue to add traffic, to this traffic shed, continue to impact the roadways.”
There may be a three-laning of SR100 in the future, but when that happens, the road will become an urban road with gutters and sidewalks rather than its more swale-bordered rural designation now, Mengel said. When that happens, speed limits will be reduced. “That will be fairly dire,” he said.
It was at that point that Dance spoke of his objection to moving forward with approval, absent a complete review of traffic analyses by Palm Coast’s traffic engineer.
Mark Hudgins, a representative for Matthew Development, the developer on the project, said the traffic study was submitted to the city. It may not have been circulated to the traffic engineer. “But the city traffic engineer hasn’t reviewed the traffic study so you can make it sound pretty, but that’s the fact,” Dance told Hudgins.
Hudgins said the permitting is going through Flagler County and the state Department of Transportation, not the city. As far as the developer is concerned, it has fulfilled its responsibilities. “At the end of the day, FDOT is the leading jurisdiction on the traffic signal and all the traffic improvements here,” Hudgins said.
“Our comp[rehensive] plan specifically talks about coordinating multi-jurisdictional approaches to solve problems,” Dance said. “That’s, especially if it’s being annexed. That’s my point. That’s all. I’m not going to argue with you about it.”
Hudgins cited the work done until now, and his focus on getting the application through the county. “Obviously we don’t want to delay the application any more than is absolutely necessary,” he said.
Neither did a majority of the commission.
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Peaches McGee says
That photo is incorrect. HWY 100 does not have those curves or the tree line.
Really? You can do better.
FlaglerLive says
You may want to have a closer look.
The Geode says
I think that “Bunnell water tower” might give her a little more context. Don’t know how it was missed before hitting send. Then again, I’m not exempt from being a wise-arse and hit send before verifying my “smart arsery”…
Bartholomew says
I think McGee was thinking “heading east. New drone? I like it.
Dennis C Rathsam says
Oh what a tangled web…..Im amazed that Palm Coast has a traffic guru. The whole cities has a traffic problem, it has for a long time. Nothing gets done, no solutions, just more cars. What ever this guru is payed, its far too much!
Jimbo99 says
The goal is to develop SR-100 into exactly what any of the East-West SR’s of Volusia County have become. I get that there is plenty of land back there, SR-100 will eventually need to become like US-92 (ISB). Coincidentally, Flagler Airport & DB International Airport are on those roads. SR-40 has Tomoka Elementary as the coincidental school zone. Hate to say I told you so as comments on this and other Flagler growth over the past couple of years. It’s approve first details later. What kind of impact fees are going to pay for all of this, the same impact fees they can’t figure out & more importantly collect for the residential to pay for schools & any other growth initiative. Biden Building Back Better was just to get the ball rolling, that’s in a controlled recession now. Traffic is becoming rural sprawl when it used to be urban sprawl. But we have plenty of storage businesses popping up county wide. I just don’t see the expertise, the learning curve is too steep for Palm Coast & the rest of Flagler County to become a big mess. It’s as though they went all in and don’t know when to realize, even admit this was too growth plan was too ambitious. We aren’t saving the planet with this, with the Biden inflation, we aren’t even doing it on the cheap.
William Mullins says
Palm Coast has to grow I mean we do not even have a big box store I moved here to Palm Coast six years ago from Manassas Virginia and what a mistake it was there is nothing around this dump I went to Five Guys in Daytona last week and I ask the manager when do you all plan on opening in Palm Coast he said we have been try for years but they will not let us open a store there Palm Coast is the biggest dump in America to go out on a Friday night to have a few I have to take a Uber to Flagler Beach because there no where to go around this dump
The Geode says
yet here you are…
Bob J says
what is your definition of a big box store?
Here for the comments says
He means a Sam’s or a BJ’s places that sell large quantities.
Feel better big man? says
So you moved to a place that didn’t have those things and then sit around and bitch that the place doesn’t have those things. Some people just like the attention they receive for their whining…. I really hope you feel better now and that you enjoyed the fries in Daytona. peaking of Daytona – that seems to be more your speed – surprised you’d pick a ‘dump’ to live in when you could have moved to the Mondex
Keep Flagler Beautiful says
You didn’t visit, look around, spend some time and get to know the area before you moved here? If you had, maybe your sophisticated eye would have identified it as a dump and we all could have been spared your regal presence.
Bartholomew says
I hope the storage places have AC so when people move into them as affordable housing…
erp says
Next: Bruckner Blvd South.
Jane E K says
Once again no forward thinking!!!
James says
Man…y’all will find something wrong with everything. I’m glad this is coming, tired of driving to DB or St. A for wholesale. Plus, I thought we really needed commercial development on the tax rolls? No? Not a problem anymore? Weird.
Save Anerica says
This is as dumb as Joe { Where’s my puddin cup ) Brandon.
The dude says
Good one there Save “Anerica”…
You really burned us good.
Where is Anerica anyway? I, too, would like to save it.
Mary Kay Hayward says
LOL!!!! Dude buried that troll. Who’s the dumb one now, “Save Anerica?”
C.J. says
Just another Palm Coast debacle stemming from Flagler County/Palm Coast City Commissioners incompetence enhanced by greed. Remember them and vote them out! And, remember them and their development decisions when the next hurricane brings their stick homes blowing into town. Infrastructure planning is too complex for them so why bother. We let them get away with this. So, quit voting for the guy with the BIGGEST sign!
Tjmelton says
Reduce property taxes for residential property owners? And, they actually pay for traffic engineering? There are some of us that won’t swallow any of this. It’s simply tax base. Incompetent dysfunctional, overpaid fools who think they can bullshit the rest of the planet. Pathetic.
Stretchem says
It’s not going to be a nightmare people. C’mon, gimme a break. It’s always as if you traffic complainers didn’t move here from worse nor ever been in any sort of metropolitan. Palm Coast is a big fat nothing burger when it comes to traffic.
Plus this is all getting blown up as if thousands and thousands of cars will be in and out of this store hourly through all hours of the day and night. I mean really people. It ain’t going to be any more congested than the other (apparently non existent) “big box” stores around town, such as Walmart, Home Depot, Lowes, Target, Hobby Lobby, etc.
Sounds as if the traffic engineer is on it with the addition of the traffic light, for which BJ’s pays for anyways. It’s in their best interest to keep the traffic flowing too!
Mary Kay Hayward says
Stretchem, read again. It was the author of the independent traffic impact analysis that noted the need for a traffic signal, not Palm Coast’s “traffic engineer” Michael Grunewald. Actually, this article reads that Michael Grunewald has “concerns” about a traffic signal at McCormick, whatever sidestep that may turn out to be. Michael Grunewald is a yes-man for development (and Carl Cote) who claims he cannot review what he hasn’t received. So, why doesn’t he just get a copy of the study….? Hmm
Watch How Fast says
I find it hysterical that anyone would ask to expect Racetrack, long established on the corner, to cede entrance on their property for a proposed entity that is a competitor. Both sell Gas, Food Beverages Icecream? They are not stupid. Stupid is to suggest they give up their parking lot access to help out a competitor trying to move in on them. But Watch how fast local government gets down on both knees and allows BJ’s (Pardon the pun but thats their legal name) to plow through the protected wetlands to Seminole woods. You heard it here first. Those creatures do not stand a chance against the drive of a greedy few to build up Palm Coast till it is Orlando.
John says
Do we really need BJs? Buying in bulk in stupid. Unless you got a family of 7. Why do OLD PEOPLE living alone need 800 roles of toilet paper??? Huge mistake. Leave all the trash in Daytona.
Motherworry says
We pass the rolls out to all the A-holes who somehow were voted into office in Flagler County.
George says
The wife and I (you’d consider us old people living alone) are glad we are getting a BJs here … Costco is our first choice though. This small city of Palm Coast is NOT crowded with traffic. And Walmart generates more traffic than BJs will. The membership cost will more than pay for itself in no time. And since you haven’t been to a BJs, Costco, or Sams Club from the info in your post you may want to realize that NOT everything is in bulk! There are great buys to be had.
Just the savings in Gas will pay for a membership (though I do prefer Costco’s Tier 1 gas). Propane too for the gas grill! Deli Cold Cuts are MUCH cheaper than in Public, and quite a bit cheaper than Winn Dixie — and this is for the same BRAND name. The Store Brand cold cuts are even cheaper. And you can buy in the same quantity as the supermarkets. :) BJ’s bagels are better than the grocery store ones (and you only have to buy a bulk package of 6 :-). Butter, cheese, Ricotta, Mozzarella, pepperoni, frozen and fresh foods and fruit are much cheaper … especially with the constant sale booklets they send out.
I love Knishes, and BJs has the pack of 10 for about the same price as 4 in the grocery stores. Tomato sauce, oils, spices are much cheaper too. And we haven’t even mentioned the rows of household items and clothing items. And John … they are not even bulk purchases either!! And please tell me where you saw a package of 800 rolls of toilet paper? The paper products (toilet paper, paper towels, tissues, plates, napkins are far cheaper than other stores). And the toilet paper is only about 30 rolls. Cheaper in Costco, but definitely not 800 roll packages!
Chlorine tablets for pools? Shock? Lawn fertilizer? Christmas and holiday candy and gifts are a great deal too! You really need to walk thru a Sams, Costco, or a BJs. You will be amazed. And yes, we have ALL three memberships and the membership fees are more than covered in a short time.
Appliances in Costco are a great buy. Typically a 2 year manufacturers warranty. And use your Costco Visa and the warranty is doubled to 4 years. Same for TVs, Computers (not Apple), etc. And you can save hundreds in your tire purchase in Costco. Outside of electronics you can bring back ANYTHING for return at Costco (and Sams is pretty liberal too in their return policy) regardless of its age (though if I get a fair life out of a product I am satisfied). If my wife’s Kerig dies inside of two years, back it goes.
I can go on and on. Are you aware that the new Costco in St. Augustine broke a lot of sales records when they opened? I guess lots of people like the Big Box Warehouse Clubs. I’d rather see a BJs than a 4th Dollar Tree or yet another Dollar Store here in Palm Coast.
Oh yea … have you tried Costco’s Pizza yet?
That’s enough for now … I can go on and on … I suggest you visit a Warehouse Club store and see what they offer for sale.
Harry says
I guess you would prefer to get ripped off by publix.
johnsmokespole says
Yeah saving money is stupid
Denise says
Why right there on HWY 100? Why not build on Old Kings Road somewhere behind that Racetrak where there isn’t as much heavy traffic? HMMMMM maybe some special circumstances offered to the buyer for that specific area on HWY 100??? We will never know!! If you live in Seminole Woods, certain times of the day you may sit through two lights…. They don’t live here so they don’t care!! Yeah good for Racetrak to not grant access! BESIDES….. HOW MANY GAS STATIONS DO YOU NEED IN A QUARTER MILE RADIUS???? TWO RACETRAKS, WAWA, CIRCLE K, MOBILE, AMACO ….. SOMEBODY GOT SOMETHING SPECIAL BEHIND CLOSED DOORS!!!
James says
Something that will benefit the residents of Palm Coast they have a problem with, but if it was a storage facility, low income housing or another Publix it would be full steam ahead, It’s time to get rid of the circus act that’s making decisions for us.
J. Michael Kelley says
I have often noticed those given a bit of power who never had it before love to wield
their self importance recently acquired. “Look at me, I am really smart, especially since I got my name in print.” S.R. 100 means State Road 100 regulated by the State, not the County of Flagler. If there becomes a problem with traffic on a State Road, responsibility falls to the State. If Zoning requirements are met, then it is very difficult to deny permitting unless you want to spend a lot of taxpayer money on lawyers. Calm down your ego trip.
Me says
Instead of putting in more stores and storage facilities can we just fix the internet service in town? I can’t use my phone at all in Palm Coast.