The estimated cost of Flagler Beach’s proposed rebuilding of the A-Frame and boardwalk at the pier has increased by $300,000 from the previous year to $3 million. Additionally, the very ornate architectural style has not pleased municipal commissioners. Changes to the A-frame and shell-like exteriors of a new building’s facade are not particularly suggested.
They rejected both ideas along with others, choosing instead to go for more straightforward designs that maintain what they consider to be timeless characteristics. Later this summer, they instructed their designer to come back with a drastically altered plan. Design modifications at this stage are not all that uncommon because the design was just 30% finished, allowing for this kind of criticism. However, it was surprising how scathingly caustic the critique was.
Commissioner Rick Belhumeur, who was particularly critical of the new designs, stated that commissioners had requested that too much pricey gingerbread be removed. The cost may be reduced by switching back to a more straightforward method, but given cost increases, even that is unlikely to occur by the time building starts in August 2026, if it happens. A year would pass during construction.
The $750,000 funding used for a portion of the renovation must be spent within two years, so the city cannot afford to wait.
In what the city refers to as the Beachwalk and Promenade project, Flagler Beach is set to reconstruct not just the pier but also the A-frame, the buildings on the south side of the A-frame, and the entire boardwalk north and south of the pier.
These two projects are funded by different sources of money. The pier’s $16 million restoration, which will begin soon, is being funded by the Federal Emergency Management Administration and a parliamentary appropriation.
Only a portion of the $2.95 million Beachwalk project, which was originally estimated to cost $2.66 million, has been paid for. Through the county’s Tourist Development Council, the city was able to obtain a $750,000 grant. The remaining funds have not been taken for it. Although it would like to look for alternative sources, it has the balance in its reserves.
Since the bait business closed and the pier was condemned two years ago, the city has not been making money from the pier. However, the rent and a 3 percent profit-sharing agreement from the Funky Pelican restaurant bring in around $150,000 annually for the city. Three percent of Funky Pelica’s total sales over $1 million go to the city. It made $122,000 in the 12 months that ended in June.)
Phases of the project’s development will begin with design. The Beachwalk project and the pier were both designed by Moffat & Nichol. The Beachwalk project’s architect is Joseph Pozzuoli Architects, a Flagler Beach firm.
At a commission meeting Thursday night, when Gabriel Perdomo of Mofatt & Nichol presented the Beachwalk project plans, JPA did not perform well. A balcony beneath the A-frame, sloped aluminum roofs on timber frames, additional spaces, and even the proposed aluminum roofing for the A-frame itself were all dropped from the design. This also applied to the new building’s outside face on the south side of the A-frame. Its stone-and-shell exterior did not sit well with commissioners.
Belhumeur referred to it as “expensive gingerbread,” and Commission Chair James Sherman emphasized this analogy: Sherman echoed much of Belhumeur’s criticism when he remarked, “We do need to look into maybe doing some value engineering here.” He anticipates further cost-cutting measures in the future.
Belhumeur, a builder and designer himself, dissected the design in great depth. Additionally, he was worried that the famous A-frame and its Flagler Beach lettering would be obscured by three 17-foot-tall slanted roofs.
You mention making changes to the A-frame. Belhumeur remarked, “I don’t understand that we’ve already done major renovations to that A-frame.” The tourism council had already awarded the city a grant to rebuild the A-frame. “I think no!” he responded, referring to the steel roof. One of our vision statements is to preserve the small-town charm and old Florida tradition. We are not interested in making everything grand and new. The look of an A-frame hasn’t changed in decades. And when we kept the first 100 feet for the pier, it was not our intention to do this and completely alter its appearance. (The 800-foot pier’s first 100 feet of construction will remain intact thanks to the pier repair.)
Phase one of the original concept called for remodeling the A-frame and constructing the larger services structure at the pier’s base. Larger facilities, a renovated radio room, and improved access to the pier and promenade are all features of the new facility. Additionally, the bait shop—or whatever that location is—will be rebuilt.
There was supposed to be a balcony or overlook between the radio room and the bait shop, as well as open space between them. According to Belhumeur, “I don’t understand why we’re wasting that space under roof for an overlook to see the same thing you can see if you walk a few more feet down.”
The bait shop will be expanded, and the area and balcony will be removed. The building’s foundation will be mostly made of concrete, and the breezeway will have concrete floors with composite decking or timber to mimic the pier’s feel.
Instead of block construction, the mayor disliked planned timber on the outside of buildings. According to Perdomo, wood was taken into consideration for the boardwalk/promenade because it is less expensive, even if it only lasts 20 to 25 years with good care. However, composite material could be utilized in its place. According to Belhumeur, the composite that is currently in use was put in 35 years ago.
Despite not being present at the meeting, Commissioner Eric Cooley had City Manager Dale Martin speak on his behalf. For example, Cooley no longer wants the bait shop mentioned. According to Cooley, the commission has not decided that the new design will include a bait shop. In the city, it generates no revenue. The private sector shouldn’t be a rival. In such area, he envisions a welcome center or a continuation of the city museum.
Less controversy surrounded some designs. During his presentation, Perdomo stated that all radio cables would be replaced or shielded as necessary. To create a cohesive look and feel, the new seating will match the pier’s benches. At the pier’s entrance, a new sliding security gate and fence will be put in place. There would be sort of an iconic concrete archway that would be integrated into the slanted roof system to complement the A-frame on the south side, Perdomo said, though it s not clear how that detail would fit or whether it will survive now that the slanted roofs have been eliminated.
A lifeguard building is also part of the pier s future, but the fate of that building is not clear.
The city manager in an email to Perdomo this afternoon summed up the required revamp in bullet points (in Dale Martin s words):
The suggested layout:
