The City of Flagler Beach approved a 30% design for the Beachwalk and adjacent pier building on Sept. 25, directing staff and the project team to proceed with concrete piles, reinforced masonry walls, a flat promenade, and value-engineering alternates for exterior materials and one roof element.

The decision follows a prolonged discussion over whether to retain existing timber pilings under the structure or reconstruct on new concrete piles. Commissioner John Spradley led support for moving forward with the updated design; the motion passed 4-0.

Why it matters: commissioners and members of the public raised concerns that reusing 25-year-old timber piles could shorten the useful life of the new structure and force costly repairs or demolition later. Engineers told the commission that marine timber commonly shows an accelerating deterioration once it begins and that reliable forecasting beyond 10–15 years is difficult without intrusive testing. The commission favored investing in longer-lived concrete piles now and preserving contingency funds to mitigate cost increases.

Most important facts: the design team presented a 30% cost estimate that ranges around $2.9–3.1 million depending on material choices; the project includes an existing contingency (about $304,100 in the estimate provided) and remains within the grant and contingency envelope as presented. Commissioners asked the team to include alternates in bid documents for decking materials (timber vs. composite), and to prepare masonry/block wall as a base design with a veneer/alternate to allow competitive pricing.

Engineering and durability were central. Gabe Perdomo, project manager, explained typical marine timber design life (about 30 years) and that the foundation for the existing building is roughly 25 years old. He said visual inspections indicate the structure currently appears sound but cautioned that “once the deterioration begins, then it will tend to accelerate.” The commission asked for a geotechnical/structural evaluation option and for a lifecycle-cost analysis; some commissioners nevertheless preferred to proceed now with concrete piles to avoid rebuilding over a compromised foundation later.

Design choices: commissioners asked the architect to lower and simplify shed rooflines while preserving sightlines to the iconic A-frame; approved reinforced masonry (concrete block) for the base building with alternates for manufactured veneer or Hardie-style siding; directed the promenade surface to be flat (no elevated deck/stairs to the south) and removed a proposed south beach access stair that would have been closer to the low-tide line.

Budget process and next steps: the project manager will prepare bid documents with base bid and alternates (decking and a third overhead awning treated as an alternate). Staff will also scope more invasive pile-capacity testing and lifecycle analysis as an early value-engineering task; commissioners instructed the team to pursue those studies while progressing the design. The project remains tied to the previously approved TDC grant and associated cost estimate; staff said permitting reviews with FDEP are underway and the agency expects an updated erosion projection line soon.

Public input and oversight: several residents urged the commission to protect long-term value rather than seek short-term savings. Local civil engineer Paul McKittrick recommended a lifecycle-cost comparison of rehabilitation versus full reconstruction; public commenters also urged the city to use the planning review process and questioned whether the design matched Flagler Beach’s historic character. The commission asked staff to keep design options transparent and to include alternates in the bid package so final cost is established by competitive bids.

Ending: With the 30% design direction approved, staff will finalize bid-ready documents with the specified alternates, pursue the recommended structural evaluations, and coordinate required state permitting. The commission asked for updated cost and schedule information once the lifecycle study and alternate pricing are complete.