- June 29, 2026
Flagler County commissioners unanimously approved a pair of land use and zoning changes that clear the way for the former White Eagle property on U.S. 1 to be redeveloped into a gas station and convenience store, despite a debate over whether the project could worsen cut-through traffic on County Road 325.
The 3.56-acre property is located at 5530 U.S. 1, near the roundabout at U.S. 1, South Old Dixie Highway and County Road 325. The site is known as the former White Eagle Bar.
County planner Simone Kenny said the applicant requested a future land use map amendment changing the property from a mix of Residential Low Density, Rural Estate, Commercial High Intensity and Conservation to Commercial High Intensity across the entire parcel. The application also included a companion rezoning request from a mix of C-2 General Commercial and R-1 Rural Residential to C-2 General Commercial.
Kenny said the existing White Eagle structure, which sits close to the County Road 325 right of way, would be demolished as part of the redevelopment. Plans call for a convenience store of just under 4,000 square feet and a gas station with 12 fueling positions. The site will have access from both U.S. 1 and County Road 325.
The applicant also submitted a wetland delineation confirming there are no wetlands on the property. The rear portion of the site will primarily be used for stormwater retention, and the development will utilize a private well and septic system rather than connect to public utilities.
Traffic impacts became the primary topic of discussion during the public hearing.
According to Kenny, a traffic impact analysis estimated the project would generate approximately 1,500 additional daily vehicle trips. The study concluded that the nearby intersections at U.S. 1 and Seminole Woods Boulevard and U.S. 1 and County Road 325 would continue operating at acceptable levels after the development is built.
The analysis determined that extending the existing northbound right-turn lane on U.S. 1 is warranted, while a dedicated left-turn lane on County Road 325 is not. The developer will also improve County Road 325 up to the project's driveway entrance.
Despite the favorable traffic study, Commission Chair Leann Pennington voiced concerns about County Road 325 becoming an even more heavily traveled shortcut.
"It doesn't show here, but County Road 325 goes all the way to the back," Pennington said. "It's a county road, but then it goes into Palm Coast to the S section."
Pennington said residents have contacted her over the years about motorists using County Road 325 to bypass traffic on U.S. 1.
"Now with putting in a gas station, it'll be even more used probably just to get to the gas station," she said.
Pennington added that she expects complaints from residents once the business opens and questioned whether the cut-through should eventually be closed, though she acknowledged that decision would likely rest with the City of Palm Coast rather than the county.
Commissioner Pam Richardson offered a different perspective.
Richardson said she understood why people use County Road 325 as a shortcut but emphasized that the proposed business fronts U.S. 1, a United States highway designed to carry significant traffic.
She said the parcel is "about as commercial a property as I've ever seen," arguing that a convenience store and gas station are appropriate uses for a site located directly along one of the region's primary commercial corridors. Her comments highlighted a philosophical difference with Pennington, who focused on the potential impact to nearby neighborhoods rather than the suitability of the property's location.
The applicant's representative, Kristen Reed of Kimley-Horn, said the traffic study found no deficiencies associated with the project. She also noted that the nearby roundabout improves safety by reducing vehicle speeds and conflict points compared with a traditional intersection.
Reed said a conventional intersection can have approximately 32 vehicle conflict points, while a roundabout reduces that number to about eight. She added that redeveloping the long-vacant White Eagle property would eliminate a blighted site while bringing it into compliance with current county development standards.
The Planning and Development Board previously voted unanimously to recommend approval of both applications. Because the property is less than five acres, the detailed site plan will next be reviewed administratively through the county's Technical Review Committee, including a review of lighting to ensure it meets county standards.
Despite the differing opinions over traffic, commissioners voted unanimously to approve both requests. The board first approved the future land use map amendment by a 5-0 vote before unanimously approving the companion rezoning, clearing the way for the former White Eagle property to move forward toward redevelopment as a gas station and convenience store.
