SEABROOK — Complaints about Route 1 traffic following the opening of BJ’s Wholesale Club on Fourth of July weekend have some town officials concerned about future plans for the remaining land in the development.

At the July 12 board meeting, Selectman Aboul Khan said over the previous weekend he heard from numerous residents who were worried about the clogged state of Route 1 and its intersection with Perkins Avenue since BJ’s opened for business. But, Khan said, he believes the recent traffic backups in that area over the holiday weekend aren’t indicative of the normal flow of traffic and things will settle down.

Khan said the impediment to smooth travel in the area that occurred recently had to do with more than BJ’s opening. Road construction is limiting traffic flow as crews put the final touches to the required upgrades on Perkins Avenue, he said. Additionally, thousands of people were patronizing Seabrook’s Route 1 fireworks stores because of the holiday, especially Phantom Fireworks, which is at that intersection as well.

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In addition, the weekend of the Fourth of July was rainy, and many who didn’t engage in outdoor activities, ended up shopping along Seabrook’s Route 1 retail outlets.

Although Khan believes the traffic issues in that area are temporary and will settle down soon, he expressed concern that traffic could get worse since the development was also approved for a 200-seat restaurant, a hotel and gas station, following the completion of the roughly 90,000-square-foot BJ’s. Khan suggested the board contact the Planning Board to discuss the situation.

Local resident and businessman Arleigh Greene of Seabrook Development Association, along with Waterstone Retail Development, are the project's developers. According to Greene, to the best of his knowledge the second phase of the project, which would add the hotel behind BJ’s, has not been approved yet. He also believes the building of a 200-seat restaurant on the site is no longer in play.

The 20–plus acre, commercially-zoned land went before the Planning Board as a new retail development in early 2018, proposed by Greene and Waterstone. The development is off Perkins Avenue, which intersects with the southbound lane of Route 1. The development itself is nestled behind Seabrook ER and The City (formerly Cigarette City), abuts Route 107 and backs up to Interstate 95.

The first phase of the project received approval before the Planning Board in February of 2018, conditioned upon the developers meeting 16 conditions. The development also required a state wetlands permit and had to meet the Department of Transportation requirements since Route 1 is a state road.

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During its 2018 Planning Board review, traffic engineer Steve Pernaw projected that the new development could add 500 car trips per hour at the Perkins Avenue intersection during peak weekday hours (3 to 6 p.m.). He estimated that peak weekend hours, (10 a.m. to 2 p.m. on Saturday) could see 600 additional vehicle trips per hour on the roadway.

At the time, Pernaw said the study took into consideration the traffic impact of not only the shopping center and restaurant, but also the planned second phase of the development, which included a hotel.

Currently, the shopping center has only one access: off Perkins Avenue which is a signaled intersection with Route 1. However, during its 2018 review, Planning Board members, abutters and the developers discussed the possibility of adding another entrance off Route 107, which abuts the project on its northern boundary.

An additional access ramp off of state highway Route 107 presented difficulties, according to those present, including gaining permission not only from the state Department of Transportation but also from the governor’s Executive Council. In 2018, Planning Board consulting engineer, Richard Friberg, said that although it was not impossible, it was something that would take time.

Recently, Khan expressed concern that an entrance off Route 107 doesn’t seem to be in the works anymore. He feels a second entrance could make a significant difference to the traffic flow on Route 1, especially if plans for the second phase proceed.

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The project abuts a Perkins Avenue residential complex, Seabrook Village Cooperative, with 101 homes, and many of the Planning Board’s conditions related to accommodating the residents of the complex. Developers met with Seabrook Village residents to work out their concerns on safety, traffic, noise and flooding, reaching a signed agreement to address their issues. That signed agreement included adding sound and lighting barriers, fencing, landscaping, sidewalks, and safe areas for children to wait for the school bus.

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Other conditions included Planning Board requirements to address the traffic expectations, such as road widening, traffic signal sequencing, signage, truck delivery restrictions, compliance with all recommendations issued by the town’s engineering and traffic consultants, water, sewer, fire, police and public works departments, and working with all abutters, including the owner of The City, Richard Rigazio.

At the July 12 Board meeting, Selectwoman Theresa Kyle said she was the selectmen’s representative to the Planning Board when the project was reviewed. Aside from abutters, no other residents offered objections to the proposed development at the time.

Kyle said that in meeting the conditions set by the Planning Board, the developers made substantial improvements, including the new school bus turnaround and a place for the kids to wait, as well as cleaning out Ben’s Brook, which is located on the site.

“This project has been going on for five years,” Kyle said. “Where were the people who are complaining? Come to the meetings; don’t wait 'til (the project) is done and people have spent millions of dollars then start insulting people.”