The Flagler County Board of County Commissioners heard a staff briefing July 14 on a proposed lease for the rebuilt Bull Creek concession facility and met prospective operators, the White family, who were identified as the top-ranked proposer by the county’s purchasing division.

Deputy purchasing and project staff described the draft lease and expected construction timeline. Jorge Salinas, deputy account administrator, told the board the county solicited responses in mid‑2023, re‑advertised after an incomplete submission, and ultimately evaluated two full proposals. "The White family was the organization or company that won the proposal," Salinas said.

The draft lease as presented would: start with an initial five‑year term and two optional five‑year renewals; set an introductory monthly rent at $500 with an annual CPI adjustment effective Aug. 1; require a security deposit equal to three months’ rent ($1,500); require the tenant to pay utilities, internet and grease‑trap maintenance; and require $1,000,000 in liability insurance. The lease would also include a $100 annual contribution to a common‑area reserve tied to the facility’s osmosis treatment system.

Use permitted in the draft is for restaurant and concession operations, including ice and propane exchanges and sales of camping and boarding supplies. Staff said the tenant may seek a 4COP liquor license (on‑premise sales and packaged sales) but added that the lease does not currently impose a revenue‑sharing provision tied to alcohol sales. "If they do receive alcohol sales ... is that something that the board wishes to discuss?" a staff member asked during the briefing.

Several commissioners and members of the public urged caution about the low starting rent and suggested a phased approach to any profit sharing. Commissioner Carney and another commissioner said they favored allowing the tenant time to establish the business before adding a percentage rent, with one suggestion to phase in a sales share after two or five years. A public commenter, Ron Long of Aldo Drive, said the site draws many regular customers and urged the board to reconsider the low rent in light of market comparisons: "You're looking at $6 [per sq. ft.] as opposed to 500," he said, arguing the current rent appeared low compared with nearby market rates.

Staff outlined tenant obligations on repairs and maintenance and said warranty work related to the new building would be handled through the county; commissioner questions led staff to agree to add explicit warranty‑reporting language to the lease draft. "If there's any warranty or anything that we need to know about the building, it should be communicated, and it could be in one of these sub lines on page 6," a commissioner said; Salinas replied, "If it's not, well, I'll talk to Sarah and we'll include it in there." Sarah Spector, assistant county attorney, is working with the Whites on the draft lease.

Project funding and schedule were also reviewed. Staff said the Bull Creek replacement project is a roughly $1.5 million endeavor: about $1.2 million came from a hurricane recovery grant, approximately $250,000 from the general fund and roughly $70,000 from park impact fees. The new single‑story building will be 4,896 square feet with a screened porch; staff described site work and dock removal/installation scheduled between July and September and building erection and interior build‑out projected for October 2025. Some items — installation of septic/drainage fill and a new well — remained to be scheduled.

Commissioners and staff clarified operational details: the draft imposes hours limits (no opening before 5 a.m. and no service after 11 p.m.; seasonal minimum days/hours were also specified) and reserves a three‑day closure for Thanksgiving, Christmas Eve and Christmas Day. Staff said RV reservations and cabin reservations will continue to be managed by the parks department’s online reservation system; the tenant will not manage RV reservations under the current draft.

Members of the White family introduced themselves to the board and described a menu orientation toward fishermen and farmers and a likely reliance on southern‑style food. "We want to cater to the farmers and the fishermen and, like, southern food," Josh White said. Pam White added the low rent was an important factor in making the new business viable: "The low rent makes us feel more secure ... you're setting us up for success with the lower rent, and we appreciate that." Several public commenters said they welcomed a locally based operator and expected community support.

Next steps: staff told the board they would include the commissioners’ suggested warranty language and return the lease to a regular agenda item for board consideration. No formal approval vote on the lease was taken at the workshop; staff characterized the discussion as direction and said the lease will return for formal action.

Why this matters: Bull Creek is a county‑owned facility that the board has rebuilt after hurricane damage. The lease terms and any revenue‑sharing or alcohol‑sales conditions affect the county’s stewardship of a public asset, local business viability in a remote location and how the county balances startup support against long‑term market rates.

Public comment during the workshop emphasized both community desire to reopen the facility quickly and divergent views on the appropriate rent and revenue sharing. Staff said they will bring the lease back with the added warranty language and with the White family identified as the selected proposer.

Ending note: The board did not vote on the draft lease at the July 14 workshop; staff will return with a refined lease, warranty language and any modifications the board requests, and the item will appear on a future regular meeting agenda for formal consideration.