The Flagler Beach City Commission on Thursday gave the leaseholder of the city-owned Ocean Palm Golf Club a month to submit a proposal to buy the 37-acre property, paired with a capital improvement plan. The leaseholder has been in such discussions with the city administration since taking a year and a half ago.
If there is to be a sale, commissioners said, it would be conditional on Jeff Ryan, the leaseholder, meeting a series of milestones to prove that he is capable of securing the money necessary to do the work, and to do the work to the high standard he is promising. Those milestones will have to be negotiated.
The commission at no point discussed the legality of such an arrangement without opening up the process to other bidders with the same conditions.
Meanwhile, the commission agreed to alter the lease and allow Ryan to close the golf course for the month. That closure will be renewable, month to month, as the commission reevaluates what Ryan will have accomplished monthly. There was no word on the city suspending expected rent payments during the closure.
The 4-1 vote allowing the closure and requiring Ryan to submit the plan followed an 80-minute discussion that was often confusing, because Ryan’s original request was for a seven-month closure to enable him to accomplish substantial renovations. But he also said that he would not–could not–do those renovations without the assurance that he would own the property.
“At the end of the day, what I’m trying to do is develop something great for everyone within the community, which is a golf course that can live on into the future,” Ryan said. “What’s there now is quite dated–not just the turf grass.” He was not saying anything the previous lease-holder hadn’t told the city many times through that checkered relationship, which also had its share of closures and promises of complete overhauls. But no talk of a sale.
Ryan said he had “both public and private funding options.” By public options, which he favors, he meant Small Business Administration loans. “There’s certainly some prep work that needs to go into it, but for me to protect myself in the long term, there would need to be a separation from the city,” Ryan said. That meant he had to own the property to do all that work.
After plenty of discussion, Mayor Patti King raised the salient question: “My only concern in this whole thing, which I don’t think we’re addressing, is: only if he buys it,” she said. “That’s a caveat that we’re not speaking to at the moment. So kind of putting the cart before the horse here with not having that discussion first, in my opinion.”
That prompted a shift in the discussion to the specifics of a purchase, which was not on the agenda–or at least a discussion about a future discussion of a purchase. City Attorney Drew Smith suggested that commissioners clarify their approach to that end, because “what you’re hearing from the podium,” Smith said, referring to Ryan, “is if you shut it down and sell it to me, I’ll go out and make those repairs.”
“That’s the conversation we have to have up here,” Commission Chair James Sherman said. “Mr. Ryan wants to invest some money into this golf course. However, he’s got to protect that investment. So I don’t know where we go from there.”
So Smith mapped it out: Put the ball in Ryan’s court. He can submit a plan on what sort of purchase he would favor. The commission would then negotiate it.
Commissioner Scott Spradley, an attorney, fleshed out the approach: If Ryan were to buy the property, there would first have to be “a list of milestones, that not only must this course be maintained going forward,” Spradley said, “but that there must be a number of subjective and objective milestones that must occur towards the rebuilding of it and everything that goes about it.” Those would be incentives for Ryan, and it would prevent him from having a lease-purchase without accomplishments.
In an interview later, Spradley stressed: “We have to see the plans, we need to see financial commitments,” and “reasonable expectations that that’s going to happen. So the milestones will be negotiated, and the negotiations won’t be started until he gives us his plan.”
Ryan did outline several goals, starting with the rebuilding of the greens into a 12-hole golf course.
Right now, “it’s a bunch of dirt pushed up onto a hill to make a green,” Ryan said. “USGA spec green goes 12 to 18 inches down. We create a base layer, we create drainage, we bring that topsoil in a mixture, and then put the turf grass on it. You don’t paint a house before you tear it down. And anything that would have gone on out there now would not have been fiscally responsible.”
The clubhouse is also in disrepair, without a functional air conditioning system. He wants to build a new clubhouse and restaurant.
“It’s nowhere near 30,000 square feet. I don’t know where and how that came from,” he said. Ryan was being disingenuous. The figure, reported in previous articles, came from the conceptual site plan he submitted to the city. It was 30,000 square feet. He has since walked back the size to 19,400 square feet–a 15,000 square foot first floor and a 4,400 square foot mezzanine. It remains a very large building compared to the tiny clubhouse there now. (Ryan did not return a text and a call asking about the building.)
He said the new building would “certainly have some extra space” and whatever else would be needed “to be in the modern era of golf and to service the community with a nice restaurant.” There would be no loud parties. He said the activities would be more along the lines of “Sunday brunch, bridge clubs and couples golf than anything else.” In the end, he wants to renovate the grounds “to something beautiful.”
That means a “complete overhaul,” moving “hundreds of thousands of yards’ worth of dirt to start,” and a redesigned golf course with new equipment, new holes, new irrigation system. The building and the golf course will take seven months to repair, Ryan said, with drought-tolerant seashore paspalum grass on top of a specifically blended four-inch layer of soil.
The public had a range of reactions, with unanimity on one point: everyone wants a better-looking, better run golf course. But most residents are opposed to a sale. Some oppose even a 15,000 square foot building, others don’t. Many think the city has not been transparent about it all.
“There’s all kinds of things that come up in the city that get worked and developed by staff,” Commissioner Eric Cooley said. “Until it comes to a public meeting and on an agenda and it gets worked by the Commission, that is at the only point that a plan would take place.” He added: “When the city plans to sell the golf course, if that was to happen, it would happen in a meeting decided in the open, exactly as we’re doing now, and only at that point is it an actual plan.”
A year and a half ago–466 days, Ryan specified–the city transferred the lease to Ryan. At that point, City Manager Dale Martin said, “there was contemplation like: would the city be interested in selling the golf course. No additional action was taken. But there was conversation that, in the past, the city would not necessarily pursue that course of action.”
But when Ryan said the golf course is not viable without a huge overhaul under his ownership, he drew a skeptical response from R.J. Santore, a local resident and a fixture at commission meetings for the past year or so. “I do find it interesting that he stated that it’s not fiscally responsible to do the work. It’s not an operational golf course,” Santore said. “I just don’t know why he would enter into the lease. I’m sure he had the opportunity to test the soil beforehand. And if we’re really coming to a head with the city and him doing something, do we need to renegotiate the lease, get terms he would agree to, breaking it, possibly, and letting it someone else come in, putting it out for bid, and if we have to put more money into it, bring it to the people to see what we think about it.”
Mark Emhoff said he represents other residents (though he said he spoke for people who want to remain anonymous). He supports the improvements, but not the sale. “We think you are making a massive mistake selling it,” he said. “It’s like a Central Park we own. It’s beautiful,” and “the last place in Flagler Beach where there’s peace and quiet.”
But 30,000 square feet or 15,000 square feet drew opposition. “That’s way too big,” one resident of Ocean Palm Drive said, as would be a large parking lot. “This area belongs to Flagler Beach. This area belongs to the people who have been paying taxes for years. Why would we let that go?” she asked. “ And who can promise if it doesn’t work out that he doesn’t sell it in five years, and then they build whatever they want to build.” Others voiced the same concerns.
Chris Conklin, however–he cited three properties he owns on Ocean Palm–supported Ryan. “They’re going to make it a benefit for everybody in the area, I give them courage and strength to get through what they’re trying to do,” he said. “And yes, if he needs to build a larger building to bring in the money, because a golf course is not making money.” But he also called Ryan “crazy” and “nuts” for trying to do what he’s trying to do.
Several additional residents lent their support to Ryan, not always accurately. Everyone wants an improved golf course as opposed to “something that’s embarrassing,” one Palm Circle resident said, saying that a 15,000 or 30,000 square foot building would not be “that big.” He claimed that the existing clubhouse is 8,000 square feet–it is not–and that two or three additional floors would make it 24,000 square feet, and wouldn’t be a “monstrosity.”
In fact, the existing clubhouse is 1,560 square feet, according to the Flagler County Property Appraiser’s documentation.
To calm residents’ worries that Ryan could sell the golf course to a developer in the future,
Commissioner Rick Belhumeur said the golf course could never become something other than a golf course because a sale would be accompanied by a deed restriction. But as the city attorney said at the end of the meeting, a deed restriction is not perpetual: a subsequent commission could repeal it.
“This golf course has been hemorrhaging money since the day we bought it,” Belhumeur said. “Think back what it looked like before we bought it, and the reason that we bought it. We bought it because it was unkept.” He added: “Everybody down there would love to see a nice, brand new, high-quality golf course, which is being promised. And I don’t doubt this gentleman can do it.”
Commissioner John Cunningham dissented in the 4-1 vote.
Believer says
I liked Commissioner Cunningham’s idea of putting a lake on the property which could help resolve storm drainage problems. It could be a be a beautiful multi use park for all residents to enjoy !
Fun outdoors says
This is recreational zoned city owned land. We should consider uses for the enjoyment of all residents. The property should not be sold. This closes the door on our possibilities.
Pogo says
@Or a cemetery
… after the hurricane season; if anyone is still around.
And here, to see that the deserving get what’s due them, say hello to this prick:
New FEMA head says he will ‘run right over’ staff who resist his changes
By Leah Douglas and Nathan Layne
“Summary
New FEMA head says all decisions must now go through him
Richardson tells staff to begin collating information on FEMA activities
Richardson plans to split time between FEMA and existing DHS job, source says
Richardson says he will look at increasing costs borne by states hit by disasters as FEMA narrows mission
WASHINGTON, May 9 (Reuters) – David Richardson, the new head of the Federal Emergency Management Agency, told staff on Friday he will “run right over” anyone who resists changes and that all decisions must now go through him.
“I, and I alone in FEMA, speak for FEMA. I’m here to carry out the president’s intent for FEMA,” Richardson, who was most recently assistant secretary for DHS’ office for countering weapons of mass destruction, told the staff…”
https://www.reuters.com/world/us/fema-head-says-he-will-run-right-over-staff-who-resist-agency-changes-2025-05-09/
Oh yeah, you is in good hands now!
SickofCityLiars... says
Many are not aware that
the property has zoning for multi density residential ( condos)
The city never enforced their own lease with this guy since Jan 2024.
The property was allowed to degrade and THEN was appraised, to now be sold.
The city manager and the leasee met for lunch behind closed doors without public notice or input. A State Ethics violation.
The commission promised workshops, publicly stated they had no plan and it would not be sold without public input.
The plan for the pro level PAR 3 course will be unsustainable due to maintenance in the future resulting in a rezoning of the property.
The city will not be asking citizens to vote on the sale of the property.
A large percentage of the neigbors around the course are in favor of a new course, zoned 100% recreational with an improved clubhouse. Not the 30000 sq foot one planned.
The new parking lot will require lighting throughout the entire night per Florida law. The light pollution will affect all of those around the course.
Increased traffic, noise and flooding runoff.
The leasee is NOT a resident of Flagler Beach and his partner is located in Maryland. Not local business as per the city vision statement.
The plan is to put in several inches of soil with high grade turf. Sounds wonderful EXCEPT for massive water and fertilizer requirements. We are on a sand barrier island. Sand is like in a bank environmentally. It gets deposited and withdrawn. Nothing is permanent without energy input.
This COULD be a wonderfully run community course like there exists currently in Winter Park near Orlando and other cities with people who have a vision. The vision for this particular city seems to be to cater to the new hotel customers. Named Margaritaville, you can imagine the people this will attract. The course seems to be being built as an extension of the hotel.
Mr. Ryan should be given a major deal by the city to PROVE that he can operate a quality course BEFORE it is sold to him. Give him a deal, pay half of the improvement costs and rent to own for a period of years.
Sadly, these people running the city have proven time and again that they are incapable of decisions that reflect the vision statement of the city. It should just have a blank page with a dollar bill taped to it. If you have not been to a commission meeting, I highly recommend going to see what goes on. Thank you Commissioner Cunningham, this guy has the backs of the citizens.
Every meeting starts with the Pledge and I sit and wonder if anyone else has a clue what “REPUBULIC” actually means. I have never heard once from any of them. And I pay taxes and am THEIR Boss. So are you!
OP says
While listening to the meeting, it seemed that Jeffrey Ryan’s presentation was something that had been planned in advance with Jeff and the city.
FLF says
Make it 9 holes, parking lot for Flagler Beach with shuttles down the beach like St.Augustine. Everybody gets what they want and make some money for the city.
exasperated says
“But as the city attorney said at the end of the meeting, a deed restriction is not perpetual: a subsequent commission could repeal it.”
Donald J Trump says
I think digging a lake is a great idea as long as the stuff removed is used to fill in the Atlantic Ocean. I will build a hotel, casino and golf complex on the reclaimed ocean front. I’m the best builder, casino operator and hotel operator, I might even consider making Flagler Beach a separate country so I could properly control immigration.
Fun Outdoors says
Jeff Ryan presented his concept for a new clubhouse at the Ocean Palm Golf Course during this week’s Commissioners Meeting. He said it was only going to be 15,000 sqft. The exterior of the new clubhouse IS the same as a 30,000 sqft building….15,000 sqft ground floor, 2 stories high! Ryan just gutted a large area and called it mezzanine (which doesn’t count towards floor area). However, it makes it extremely easy to convert the inside to a full 2nd floor!!! This was very deceptive. It still looks like a 30,000 sqft building from the outside. This is most likely why elevation plans weren’t given!
don miller says
do a ground lease. cheaper than what he’ll have to pay to buy it. then he can take that money saved and renovate course. after proving he can do that then a clubhouse discussion.
Ken says
Well when the meeting started the board said they didn’t know anything about it. When the agenda discussion ended they requested a proposal within thirty days. So perhaps not a surprise anyway. I live on the course and I don’t think I have heard or seen the sprinklers watering twice in the past several months. I have seen a survey crew near my yard. They let the leasee suspend operations with no penalty and they let him ignore upkeep as per the lease agreement. Cunningham was the only voice of reason and dissent. He will have my vote for a long as I can give it. This property should be left for the wild to reclaim if they cannot afford to maintain it. Spending money for your public and city is not a.waste. A long term lease was proposed and called skeptical by a board member how we leasehold has worked in Hawaii for a very long time allowing transfer and sale as well for preserving public ownership on Oahu. The residents should not allow this property to be sold without a irrevocable deed restriction. The reason is now sitting right behind Veteran’s Park.
The Villa Beach Walker says
Does Flagler County need another golf course? The City of Palm Coast course seems to be operating at a deficit or tiny profit. There are many other golf courses in Flagler and neighboring counties.
Why not turn the Palm Harbor property into something unique and new, something that the citizens of Flagler Beach and our neighbors could use?
Why not turn the golf course into an adaptive recreational center? A park that would have walking and jogging trails but also handicapped-accessible trails for people with limited mobility (walkers, canes, and wheelchairs). A park with benches placed at intervals that would allow parkgoers to sit in the shade and look (and listen) to water in a small pond. A park with a playground designed for all children, including those with limited mobility or cognitive challenges.
A place where people could gather for exercise classes, walk in nature, or sit and read a book. Someplace that isn’t the beach.
https://floridastateparksfoundation.org/programs/access-for-all/
Michael says
I see it becoming apartments or condos. Who knows maybe section 8 housing. Other than Mike Norris the commission can’t be trusted.
They could keep the course make it 9 holes. Put in a driving range. And a restaurant or clubhouse.
If they would put a resort like they were supposed to . Alot of people would use the course and spend money here.
Unfortunately our 3 past commissioners okayed the developer to put apartments or condos in there against the Planning Board advised.
Carolyn says
Please do not sale. This belongs to the county of Flagler Beach. It is in a residential area and in the past as been a very good golf course for locals to play and not have to pay the expensive country club prices. I see it everyday out my window for years. This is partly where our tax money goes. The tried a small restaurant and market on the corner across from the golf course and raised the prices and it went out of business. It sat vacant for years. Then someone tried to build condominiums and tried to presale them at over $1,000,000 each and it fell through. We had to look at partially built bldg rusting and finally had to pay for it to come down because pieces of building were rusting. The golf course has beautiful trees and shrubbery and little ponds throughout which has taken years to grown. It does need need grass planted (Florida kind) with upkeep for that. Many neighbors volunteer to help with maintenance adn also play golf . This is Flagler Beach property please do not sell to outsider who may just redo and turn around and sell it. Please find someone to lease it. In the meantime if county will buy some grass seed alot of volunteers will help to maintain it. It used to be always busy and when they ran out of golf carts people brought their own. This is not Daytona Beach or St. Augustine. We do not need another failed building here and it is enjoyed by everyone in Flagler Beach. Please do not sale our golf course. This is a residential area and not zoned for a big restaurant. Please lease it and don’t throw away all the tax dollars we have put in it. Isn’t all the mishaps with the Margaritaville hotel enough. thank you, Carolyn