Consultant finds market for multiuse sports complex; commissioners ask for deeper review of financing, demand and risks

An independent review by JLL presented to the Flagler County Board of County Commissioners on Oct. 6 concluded that the market can support a regional indoor/outdoor sports complex, but the firm urged a deeper follow‑up analysis of financial assumptions, deal structure and ancillary infrastructure before the county proceeds.

JLL managing director Dan Fenton said phase one focused on market dynamics and venue programming and compared existing facilities in the region. JLL identified local demand driven by youth sports participation, demographic support within a one‑hour drive and a limited number of comparable facilities in Florida that combine indoor championship courts with extensive outdoor rectangular fields. "As long as you have the right experience," Fenton said, "organizers are looking for the right experience — they're looking for a lot of additional pieces to make one of these facilities their home."

Amy Lukasik, tourism development director, said her office hired JLL to provide an independent review after Synergy Sports proposed a public‑private partnership (P3) plan for a complex. JLL reported that phase one supports continuing to phase two, which will include a track record assessment of Synergy’s projects, an in‑depth review of the proposed pro forma, naming rights assumptions and risk‑mitigation strategies. JLL’s phase two will examine deal terms, sponsorship assumptions and reserve structures and is scheduled for presentation at a Dec. 8 workshop.

Commissioners and public commenters raised questions about hotel room capacity, parking, competition from facilities in nearby counties (including an outdoor project in St. Johns County), and whether the county should be participating in a speculative P3 at this scale. Commissioner Pennington asked whether the county could achieve the same outcomes by improving existing indoor gyms and fields; consultants said the combined indoor/outdoor model is rare and that organizers often seek facilities that offer a full tournament experience.

Public commenters urged caution: Kate Comaskey of the Hammock cited governance and investor questions and pointed to recent Alachua County management problems at a new complex, and John Phillips of the Chamber said indoor track and other specific sports needs could justify larger indoor space. Several commissioners asked JLL to validate visitor and room‑night projections, review naming rights sensitivity and model downside scenarios.

Ending: JLL will complete the phase‑two analysis and return with deal‑structure recommendations, risk mitigation and financial modeling at a Dec. 8 workshop; commissioners asked staff to forward additional questions for JLL to address in its next report.