West Main a New Neighborhood in Downtown Project Report Pensacola, Florida

West Main A New Neighborhood in Downtown Project Report Pensacola, Florida

Executive Summary

A NEW NEIGHBORHOOD IN DOWNTOWN PENSACOLA

As one of the oldest settlements in North America, Pensacola did not come upon its privileged location by accident. As celebrated by the famed naturalist E. O. Wilson in his autobiography, the confluence of sea, sand, and city near the end of Palafox street provides all the makings of a thriving ecosystem, not just for flora and fauna, but for humans as well, But, like most American urban waterfronts—traditionally the location of freight terminals and waste discharge—it has taken many centuries for Pensacola’s downtown coast to arrive at the point where can reach its full potential. Now, freed from the burdens of shipping and industry—including an ECUA wastewater treatment plant - a large peninsula just west of Palafox and 19 adjacent acres can be properly redeveloped as a mixed-use neighborhood of shops, restaurants, homes, and hotels, all anchored by three great amenities: the large public Community Maritime Park, the popular minor-league Blue Wahoos Stadium (Fetterman Field), and historic Bruce Beach to its immediate west, soon to be refurbished into Pensacola’s only downtown, swimmable, white-sand beach.

The Study Area

The plan detailed in the pages ahead looks comprehensively at these two main parcels— the Maritime Park peninsula and the ECUA parcel—and also considers key surrounding properties that will benefit from and, contribute to, their redevelopment. These include, among others:

• The area of Nick’s Boathouse, which separates (but could connect) Maritime Park and Bruce Beach;

• The largely empty block just north of Maritime Park, prime for redevelopment; and

• The block-sized parking lot in front of City Hall, which interrupts the important walk to the site from Palafox street. The plan also considers Corrine Jones Park and the historic Tanyard neighborhood to its north, which new development can enhance through the proper scale and mix of uses.

Palafox Street

S DeVilliers Street

Corrine Jones Park City Hall ECUA Parcel

Main Street Maritime Parcel Bruce Beach Fetterman Field

Maritime Park

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 3 Executive Summary

The Opportunity

A market study by Weitzman Associates has determined that this site can support a development program containing the following uses:

• Approx. 1800 apartments of which about 70% are rental and the rest are condominium;

• Approx. 80,000 square feet of retail, fairly evenly split among grocery, convenience, restaurants, and “experiential.”

• Up to two large hotels, several of which have already expressed an interest in this location. Together with the surrounding public parks, ballfield, and office space, these uses are poised to create a lively, walkable neighborhood that helps to complete Pensacola’s downtown core.

The Challenges

Three main challenges could potentially impede the optimal development of the study area: its elevation, its multiple ownership, and its zoning:

• Elevation: the majority of the site—and the entirety of the 19-acre ECUA parcel— sits well below the resilient first-floor elevation of 16 feet. Two key strategies of the plan ahead are to focus retail activity on the higher-elevation Maritime Parcel, where shopfronts can sit at grade and, elsewhere, to place residential uses above a ground floor of parking, carefully shielding that parking behind lobbies, stoops, and other pedestrian-friendly edges.

• Multiple Ownership: Several parcels in the area, most notably the parking lots in front of City Hall and Nick’s Boathouse, provide key connections among Maritime Park, Bruce Beach, and Palafox Street. The plan ahead necessarily designs across property lines in order to encourage an outcome that optimizes the value of every parcel in the study area. It is hoped that individual owners, inspired by the plan’s potential and City leadership—as well as likely financial benefit—will embrace the plan and participate in its implementation.

• Zoning: The current zoning on site is conducive to the sort of high-density, walkable development that befits an urban waterfront, but oddly encourages taller, denser development further from the water, in the low-lying Tanyard neighborhood rather than on the peninsula surrounding the baseball stadium. A central motivation for creating and formally adopting a plan of this nature is to modify the existing zoning to create an outcome that celebrates the active waterfront while respecting the more domestic scale of the Tanyard. The pages ahead describe the site’s regional and historical context, walk through the project Market Study and existing Zoning, and then illustrate the plan for West Main in great detail. These sections are followed by the plan’s Urban and Architectural Standards, the documents that are proposed to regulate the study area moving forward, as an evolution beyond its existing zoning. Collectively, these pages represent a vision that grew out of an intensive week-long planning effort that fully welcomed and embraced the aspirations of the community for these important properties. It is hoped that all who encounter this document will take the time to review it carefully and, if they judge it positively, participate in its timely implementation.

4 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Executive Summary

k al w in m 5- / ile m 4 1/

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 5

Contents Executive Summary ...... 3 Existing Conditions Regional Context ...... 10 Local Context ...... 11 Neighborhood Context ...... 12 Key Sites for Intervention ...... 13 Site Notes ...... 15 Site Details: ECUA Parcel ...... 16 Site Details: Maritime Parcel ...... 17 Flood Hazard Zone AE ...... 18 Flood Hazard Zone VE ...... 19 Site Photographs ...... 20 Scale Comparisons ...... 21 Maritime Parcel History ...... 26 Prior Master Plans - Maritime Parcel...... 28 Prior Master Plans - ECUA Parcel ...... 43 Landscape & Open Space Strategies [SCAPE] ...... 45 Market Study [Weitzman Associates] ...... 46 ECUA Capacity Study ...... 59 General Zoning Summary ...... 60 WRD Zoning Summary ...... 67 C-2 Zoning Summary ...... 69 Overall Zoning Summary ...... 70 Mayor Robinson’s Transition Report ...... 72 Master Plan Design Charrette ...... 75 Overall Site Plan ...... 78 ECUA Parcel Detail ...... 80 Maritime Parcel Detail ...... 82 Westward Link Detail ...... 84 Eastward Link Detail ...... 86 Plan Diagrams ...... 88 Capacity ...... 91 Circulation ...... 100 Character ...... 116

Existing Conditions Regional Context

Molino

Barrineau Park

Milton

Cantonment Muscogee Rte 90 Pace Bagdad

I-10

Rte 281 Rte Rte 87 Mulat

Avalon Beach

Rte 29 Escambia Bay

I-10

Brent Northeast Pensacola

I-110 Pensacola East Bay Bellview Holley Rte 90

West Pensacola Navarre Lillian Rte 98 Site Pensacola Bay

Warrington Oriole Beach

Rte 98 Perdido Bay Gulf Breeze

Pensacola Beach

Perdido Key

From wikipedia.com

10 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Local Context

Johnson Ave

Ferry Pass

I-10

Pensacola Blvd

Langley Ave

Palafox St

I-110

Summit Blvd

Spanish Trail Rd

W St Michigan Ave

Massachusetts Ave

Texar Dr Scenic Hwy

Pensacola

12th Ave

Jordan St 9th Ave

I-110

Cervantes St Pace Blvd Pace Cervantes St

Palafox St Gregory St

Garden St

Navy Blvd Bayfront Pkwy

New Warrington Rd

Barrancas Ave Main St

Rte 98

Barrancas Ave

Gulf Beach Hwy

The study area, 212 acres in size, fronts the Pensacola Bay with nearly a mile of waterfront access. Within the study area are approximately 30 acres develop- able land. While this land is the immediate design focus, the plan also considers how it can be stitched into the downtown.

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 11 Neighborhood Context

West Pointe Old East Hill Heritage Eastside Neighborhood East Hill

North Hill Long Hollow Preservation Neighborhood District

Westside Gateway Garden District Redevelopment District

Belmont DeVilliers Neighborhood Aragon District Downtown Improvement Board District Historic District

Tanyard

Waterfront Redevelopment Sanders Beach District

The study area is embedded in a collection of established neighborhoods.

12 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Key Sites for Intervention

S DeVilliers Street

S Reus Street

S Coyle Street

S Palafox Street

S Baylen Street

S Spring Street

k al S Clubbs Street Government Street w in m 5- / ile m /4 1

A Street Main Street Lot 4 Lot 1 Lot 6 Lot 2 Lot 5 Lot 7 Lot 3

Lot 8 Lot 9

Key opportunity sites A Former ECUA Site: 18.5 ac. Potential redevelopment sites B Nick’s Boathouse (private site) - potential street realignment Study Area: 212 ac. C Maritime Site: 10.5 ac. • Lot 2: 1.00 ac. Pedestrian Shed • Lot 3: 0.26 ac. [1/4 mile / 5 minute walk, center to edge] • Lot 4: 3.02 ac. • Lot 5: 1.74 ac. • Lot 6: 0.84 ac. • Lot 7: 1.48 ac. • Lot 8: 1.75 ac. • Lot 9: 0.39 ac. D City Hall Parking Lot: 2.2 ac. - potential redevelopment site E Lot 1: 1.02 ac. - currently has a 3-story building on the north half of the lot. Lot has frontage along 3-sides - potential for east/west connection, F Parking lot for potential redevelopment: 0.85 ac.

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 13 Neighborhood Context

S DeVilliers Street

S Reus Street

S Coyle Street

S Palafox Street

S Baylen Street

S Spring Street

k Government Street al w S Clubbs Street in Citym Hall 5- / ile m 4 1/ Main Street W Cedar Street

A Street

Joe Patti's Admiral Fetterman Field Oyster Seafood Hatchery Maritime Park Potential opportunity to extend/ Opportunity to daylight Washer Woman Creek enhance existing park Bruce Beach Plaza Ferdinand VII Oyster Reef Rejuvenation Corinne Jones Park

Key opportunity sites Key connections Main St (access & opportunity for enhancement) Potential vehicular/pedestrian connection Potential pedestrian connection Study Area: 212 ac. Pedestrian Shed [1/4 mile / 5 minute walk, center to edge]

14 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Site Notes

S DeVilliers Street

S Reus Street

S Coyle Street

S Palafox Street

S Baylen Street

S Spring Street

Government Street k al S Clubbs Street w City iHalln m 5- / ile m 4 1/ Main Street W Cedar Street

A Street

1 Buildings need to be raised about 9 feet - park under building? Site is fill, which requires piles, increasing cost. See “Site Details: ECUA Parcel” on page 16 for further details. 2 Potential hotel site 3 Opportunity for towers bookending stadium 4 The ‘Little House’ 5 Escambia County Court House 6 Escambia County Court House parking structure 7 Port Royal Neighborhood 8 Potential enhancement of frontage 9 City-owned building - 1 story - redevelopment potential

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 15 Site Details: ECUA Parcel

S Coyle Street

S Donnelson Street

S Reus Street GovernmentGovernment Street Street S DeVilliers Street S DeVilliers Street

S Clubbs Street

Main Street Main Street

AE (EL8)

North of Main Street Site by Jacobs

Elevation: Environmental Requirements:

• The elevation across the site ranges from approxi- • There are no known environmental issues associated mately 4.5’ to 6’. These values do not include any fill with this site. that has been brought to the site since the property Subsurface Information: was purchased. • The site was backfilled with a combination of • This site is also in Zone AE and the first floor eleva- crushed concrete and specified backfill soil. tion (FFE) must be 3 feet above the base flood eleva- Compaction was tested across the site as part of the tion of 10 feet. demolition project. Stormwater Requirements: • There is an 84” diameter stormwater pipe that runs • The site can make use of a stormwater facility south north-south through the property as an extension of of Main Street with an outfall to the bay. The old Coyle Street. WWTP outfall was converted into the stormwater • Site has 4 feet of new structural fill in excavations. outfall. Below that, from - 5 - 15 feet is generally old fill • A new stormwater facility will be required once the material, including primarily unprocessed concrete new development plans are identified. from demolition. Sandy soils are below that.

• Consider tying the new stormwater system to the existing outfall to avoid crossing Main Street with a new pipe.

ECUA: Emerald Coast Utility Authority

16 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Site Details: Maritime Parcel

AE (EL7)

Main Street

AE AE (EL8) (EL7) AE (EL8)

AE (EL9)

VE (EL9)

VE (EL10)

VE (EL11)

South of Main Street Site by Jacobs

Elevation: • Plan on 7.6 acres of pervious area to be conservative. • Zone AE (Base Floodplain) • Finish floor must be 3 feet above base flood • Original park layout had 11.25 acres of pervious area elevation. including the Beck site. (now developed).

• Zone VE (Velocity Zone) Environmental Requirements:

• Lowest structural member needs to be 3 feet • Must provide permanent cap (building, roads, side- above the base flood elevation. walks) or 2 feet of clean fill over the entire site.

• General knowledge • Existing park should already be capped. • Ivan storm surge reached the door of the 449 • Issues is if significant excavation occurs. West Main Street building at elevation 13’. • Special study done for the park to set FFE at 16’. General Soils Information: • Most buildings immediately adjacent to roads • Thick, soft clay layer below site.

were planned to be at FFE of 16’. • Site could experience differential settlement.

Stormwater Requirements: • Roads were preloaded to prevent settlement of • Site was master planned for 26.7 acres of impervious utilities. area and 6 acres of pervious area. • Buildings must most likely be placed on piles.

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 17 Flood Hazard Zone AE

Specific standards for zone AE 1. Residential construction. All new construction or substantial improvement of any residential building shall have the lowest floor, including basement, elevated to no lower than three (3) feet above the base flood elevation. Should solid foundation perimeter walls be used to elevate a structure, openings sufficient to facilitate automatic equalization of flood hydrostatic forces on both sides of the exterior walls shall be provided in accordance with standards of subsection 12-10-5B.3. 2. Non-residential construction. All new construction or substantial improvement of any commercial, industrial, or non-residential building shall have the lowest floor, including basement, elevated to no lower than three (3) feet above the base flood elevation. All buildings located in zone AE may be flood-proofed, in lieu of being elevated, provided that all areas of the building components below the base flood elevation plus three (3) feet are water tight with walls substantially impermeable to the passage of water, and use structural components having the capability of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy. A registered professional engineer or architect shall certify that these standards are satisfied. 3. Elevated buildings. New construction or substantial improvements of elevated buildings that include fully enclosed areas formed by foundation and other exterior walls below the lowest floor elevation shall be designed to preclude finished living space and designed to allow for the entry and exit of floodwaters to automatically equalize hydrostatic flood forces on exterior walls. • Designs for complying with this requirement must either be certified by a professional engineer or architect or meet the following minimum criteria: (1) Provide a minimum of two (2) openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding; (2) The bottom of all openings shall be no higher than one foot above foundation adjacent interior grade (which must be equal to or higher in elevation than the adjacent exterior grade); and (3) Openings may be equipped with screens, louvers, valves, or other coverings or devices provided they provide the required net area of the openings and permit the automatic flow of floodwaters in both directions. • Fully enclosed areas below the lowest floor shall solely be used for parking of vehicles, storage, and building access. Access to the enclosed area shall be minimum necessary to allow for parking of vehicles (garage door), limited storage of maintenance equipment used in connection with the premises (standard exterior door), or entry to the living area (stairway or elevator); and • The interior portion of such enclosed area shall not be finished or partitioned into separate rooms.

18 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Flood Hazard Zone VE

Specific standards for zone VE are coastal high hazard areas, designated as zone VE. The following provisions shall apply for all development activities: 1. All new construction and substantial improvements shall be elevated on pilings or columns so that: • The bottom of the lowest horizontal structural member of the lowest floor (excluding the pilings or columns) is elevated to no lower than three (3) feet above the base flood elevation whether or not the structure contains a basement; and • The pile or column foundation and structure attached thereto is anchored to resist flotation, collapse, and lateral movement due to the effects of wind and water loads acting simultaneously on all building components. Water loading will be those values associated with the base flood. Wind loading values will be those required by applicable State of Florida or local, if more stringent than those of the State of Florida, building standards. 2. A registered professional engineer or architect shall develop or certify that the design and methods of construction are in accordance with accepted standards of practice. 3. Obtain the elevation (in relation to mean sea level) of the bottom of the lowest horizontal structural member of the lowest floor (excluding pilings and columns) of all new and substantially improved structures. The floodplain administrator shall maintain a record of all such information. 4. All new construction and substantial improvements shall be located landward of the reach of mean high tide. 5. Provide that all new construction and substantial improvements have the space below the lowest floor either free of obstruction or constructed with non-supporting breakaway walls, open wood lattice-work, or insect screening intended to collapse under wind and water loads without causing collapse, displacement, or other structural damage to the elevated portion of the building or supporting foundation system. For the purpose of this paragraph, a breakaway wall shall have a design safe loading resistance of not less than ten (10) and no more than twenty (20) pounds per square foot. Use of breakaway walls which exceed a design safe loading resistance of twenty (20) pounds per square foot (either by design or when so required by local codes) may be permitted only if a registered professional engineer or architect certi- fies that the designs proposed meet the following conditions: • Breakaway wall collapse shall result from water load less than that which would occur during the base flood; and • The elevated portion of the building and supporting foundation system shall not be subject to collapse, displacement, or other structural damage due to the effects of wind and water loads acting simultaneously on all building components (structural and nonstructural). The water loading shall be those values associated with the base flood. The wind loading values shall be those required by applicable Florida or local, if more stringent than those of the State of Florida, building standards. • Such enclosed space shall be usable solely for parking of vehicles, building access, or storage. Such space shall not be finished, partitioned into multiple rooms, or temperature-controlled. 6. Prohibit the use of fill for structural support. No development permit shall be issued for development involving fill in coastal high hazard areas unless it has been demonstrated through appropriate engineering analyses that the subject fill does not cause any adverse impacts to the structure on site or adjacent structures. Placement of fill that would result in an increase in the base flood elevation or cause adverse impacts by wave ramping and deflection may be permitted, provided that the permit applicant first applies for and receives a conditional FIRM revision, fulfilling the requirements for such revisions as established by FEMA. 7. Prohibit man-made alteration of sand dunes and mangrove stands that would increase potential flood damage.

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 19 Site Photographs

1 2 3

4 5 6

7 8 9

9 8

3 4 2

7 1

20 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Scale Comparisons

Scale comparisons are a tool used by planners to better comprehend the size and development potential of a site. By superimposing local and other well-known urban areas on the site footprint, they yield a deeper understanding of a site's size and shape, while sometimes also provoking unexpected thoughts about potential urban form.

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 21 Site Photographs

South Tarragona St, Pensacola

22 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Site Photographs

S Alcaniz St, Pensacola

Aqua, Miami Florida

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 23 Site Photographs

Rosemary Beach, Florida

Santana Row, San Jose

24 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Site Photographs

Glenwood Park, Atlanta

Mission Bay, San Francisco

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 25 Maritime Parcel History

Vince Whibbs Sr. Community Maritime Park White Paper

Progress & Wins:

• Environmental protection: One of NW Florida’s most environmentally contaminated sites successfully cleaned up for approx. $25 million.

• Community waterfront access: Free and accessible access to Pensacola’s waterfront for the first time in over a century, starting in 2012.

• Pensacola’s Bayfront stadium: Pensacola has a premier facility in Minor League Baseball.

• Regional Economic Catalyst: Investment of $52m by Studer Group has been an economic catalyst for Pensacola’s booming downtown. The ballpark and Blue Wahoos are strong source of civic pride for the community.

• Private office development: Studer Group relocated in 2015, marking the beginning of mixed-use development on site.

2005 Community Maritime Park Plan (by Urban Design Associates):

• Inclusive, public charrette.

• Initial plans included a Multi-Purpose Stadium, a Conference/Education Center, a Maritime Museum, one privately-developed office building, and various improvements on the parcel. Plans also anticipated three additional public venues: the UWF Maritime Research Facility, a Multi-Cultural Museum, and an amphitheater.

• Public-private partnership key to success, encouraging private development to provide tax base for the City, and supporting the development of public areas. Proposed development included retail, offices, bars, restaurants, and other private enterprises to enliven the district.

Setbacks:

• Flawed master developer: costly process led to hiring of master developer who was sued as he significantly misrepresented the development team.

• Withdrawal of key partners, such as the University of West Florida, removing commitments for the Maritime Museum and Research Center.

• Florida’s financial downturn during the recession.

• Referendums costing taxpayers millions in lost revenue. The debate over the Community Maritime Park has been one of the most divisive in Pensacola’s history.

26 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Maritime Parcel History

Maritime Park site, 2005

Current Status

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 27 Prior Master Plans - Maritime Parcel Caldwell Plans for Bruce Beach & Maritime Parcel, 2004

The following pages provide an overview of the history of site planning for the Maritime Park and surrounding sites, starting in 2004 and culminating in 2018. Starting in 2004, Caldwell & Associates began sketching plans for Bruce Beach and the Maritime Park sites, which included both residential and commercial uses across both sites.

28 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Prior Master Plans - Maritime Parcel Caldwell Plans for Bruce Beach & Maritime Parcel, 2004

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 29 Prior Master Plans - Maritime Parcel Caldwell & Associates, March 2005

In 2005, Caldwell & Associates were hired to create design criteria to guide development. See DOCUMENT Later, Scott Davison hired as master developer. Due to ECUA land not being available, all development located on the Maritime Park site.

30 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019

Prior Master Plans - Maritime Parcel PNJ Article, 2005

P P alafox St. Pensacola alafox St. Seville P Garden St. P Garden St. Square P alafox St. Project P alafox St. alafox St. alafox St. Greenshores Pensacola Pensacola Wastewater Seville treatment plant Garden St. Square Main St. Bartram Project Seville Park Greenshores Wastewater treatment plant Garden St. Pensacola Main St. Bartram Garden St. Square Bay Park Project Port of Bruce Proposed site Pensacola Pensacola Greenshores Bay Beach for maritime 1 Port of 4 mile Wastewater museum and Bruce Proposed site Pensacola community park Beach for maritime 1 4 mile treatment plant museum and Main St. Bartram community park Main St. Retail and small shops Park Buildings with boutiques and eateries that blend into historic Pensacola. Wide alleyways lead to the large multi-use park. Retail and small shopsMain St. Buildings with boutiques and eateries that blend into historic Pensacola. Wide alleyways lead to the large multi-use park. Main St. Pensacola Public playground Bay equipment Public playground Port of equipment Bruce Proposed site Pensacola Beach for maritime 1 Pond mile Pond 4 museum and Cedar St. Cedar St. community park Stadium Stadium 3,500 fixed 3,500 fixed seating Retail and smallPublic shopsseating beach Public beach Public can walk down Public can walk down Open park Open park to the shoreline. to the shoreline. Buildings with boutiques and eateriesPark that area blend into historic Pensacola. Wide alleyways lead to the large multi-use park. Park area for education Waterfront access area Waterfront access area Main St. for education Multi-use open space that can be used as a Multi-use open spaceThis area could be used for that can be used as a This area could be used for environmental displays for Baseball venue for sailboat and environmental displays for Baseball venue for sailboat and Concerts Concertsteaching purposes, with Football kayak regattas. teaching purposes, with kayak regattas. Symphony Football Symphonynatural habitats and sea Soccer orchestra Tree-lined linear park natural habitats and sea grass displays similar to the Tree-lined linear park that is several times the Soccer orchestra Tennis Fireworks grass displays similar to the Project Greenshores area that is several times the size of Seville Square. Tennis Fireworks display Project Greenshores area south of Bayfront Parkway size of Seville Square. Other sports display south of Bayfront Parkway Other sports in Pensacola. Removable wall in Pensacola. Removable wall Would be put up for Public playground Would be put up for sporting events. sporting events. Big-screen equipment Big-screen television Public picnic area Broadcasting: Grills, tables and benches. television PublicPublic picnic area Bowl games Broadcasting: boardwalkGrills, tables and benches. Movies Public 200 Bowl games Special events feet boardwalk Movies Special events 200 feet Parking garage Fee-based parking garage that will support Parking garage the community park and Fee-based parking the maritime museum. Pond garage that will support the community park and the maritime museum. Public road Cedar St. Roads can be blocked off for events and vendor set-up. Public road Roads can be blocked off for events and vendor set-up. Open space Stadium Open 3,500 fixed space Public beach seating Artists rendering of a view of the museum from a boat. Public can walk down Open park to the shoreline. alkway Artists rendering of a view of the museum from a boat. W Public marina Park area for educationDesigned to allow boaters to walk Waterfront access area from their boats to ballgames, Conference/ to the park and museum and other Maritime museum teaching center Multi-use open space that can be used as a This areadowntown could locations. be usedalkway for W Historic exhibits and Mid-size teaching auditorium Public marina partnership with the with office and classroom venue for sailboat and environmental displays for University of West Florida Baseball Designed to allow boaters to walk space for the University of Concerts from their boats to ballgames, Conference/ for marine education, West Floridas marine environmental research biology, history and marine kayak regattas. to the park and museum and other teaching purposes, with Lighthouse Maritime museum teaching center 9-story tower open and entertainment. archaeology programs. Football Symphony downtown locations. Historic exhibits and Mid-size teaching auditorium for public viewing. partnershipnatural with the habitatswith andoffice and sea classroom Tree-lined linear park University of West Florida Soccer orchestra space for the University of for marine education, West Floridas marine Breakwater grass displays similar to the Offshore that is several times the environmental research biology, history and marine Has walkway and Deep water for Lighthouse fishing pier. Tennis Fireworks 9-story tower open andProject entertainment. Greenshoresarchaeology programs. area static ship display. size of Seville Square. for public viewing. Other sports display south of Bayfront Parkway Breakwater Offshore Has walkway and inDeep Pensacola. water for Removable wall fishing pier. static ship display. Would be put up for sporting events. Construction-related costs Community park/ Waterfront conference park center Museum Commercial Acres 10 6 6 5.5 About About Site development cost $3,000,000 $1,800,000 $1,800,000 $1,650,000 $40 Private development retail $4,250,000 $30 Big-screen Construction-related costs Community million Community park $12,250,000 million park/ Parking deck $5,000,000 Waterfront conference television Conference and learning center $9,625,000 Public picnic area park center Museum Commercial Office building $7,500,000 Grills, tables and benches. Acres 10 6 6 5.5 AboutMaritime museum About $10,000,000 Broadcasting: Site development cost $3,000,000 $1,800,000 $1,800,000 $1,650,000 Subtotal:$40 project hard cost $8,000,000 $23,675,000 $11,800,000 Public$13,400,000 Quint Studer/office complex Private development retail $4,250,000 $30 $11,213,280 Bowl games million Methods of public funding for the Community park $12,250,000 Soft and miscellaneous costsmillion$1,660,000 $6,266,625 $3,351,000 $2,613,000 Commercial/retail $5,086,160 proposed park would be determined Parking deck boardwalk Movies $5,000,000 Grand total project cost $9,660,000 $29,941,625 $15,151,000 $16,013,000 by the Pensacola City Council.Museum fund raising$12,839,973 Conference and learning center $9,625,000 Special events 200 Office building $7,500,000 Note: Costs and funding numbers have not been finalized. Total cost for the project is about $70.7 million. Maritime museum $10,000,000 feet Subtotal: project hard cost $8,000,000 $23,675,000 $11,800,000 $13,400,000 Quint Studer/office complex $11,213,280 Methods of public funding for the Soft and miscellaneous costs $1,660,000 $6,266,625 $3,351,000 $2,613,000 Commercial/retail $5,086,160 proposed park would be determined Grand total project cost$9,660,000 $29,941,625 $15,151,000 $16,013,000 by the Pensacola City Council. Museum fund raising $12,839,973 Parking garage Note: Costs and funding numbers have not been finalized. Total cost for the project is about $70.7 million. Fee-based parking garage that will support the community park and the maritime museum. Public road Roads can be blocked off for events and vendor set-up. Open space Artists rendering of a view of the museum from a boat. alkway W Public marina Designed to allow boaters to walk from their boats to ballgames, 31 Conference/ November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 to the park and museum and other Maritime museum teaching center downtown locations. Historic exhibits and Mid-size teaching auditorium partnership with the with office and classroom University of West Florida space for the University of for marine education, West Floridas marine environmental research biology, history and marine Lighthouse 9-story tower open and entertainment. archaeology programs. for public viewing. Breakwater Offshore Has walkway and Deep water for fishing pier. static ship display. Construction-related costs Community park/ Waterfront conference park center Museum Commercial Acres 10 6 6 5.5 About About Site development cost $3,000,000 $1,800,000 $1,800,000 $1,650,000 $40 Private development retail $4,250,000 $30 million Community park $12,250,000 million Parking deck $5,000,000 Conference and learning center $9,625,000 Office building $7,500,000 Maritime museum $10,000,000 Subtotal: project hard cost $8,000,000 $23,675,000 $11,800,000 $13,400,000 Quint Studer/office complex $11,213,280 Methods of public funding for the Soft and miscellaneous costs $1,660,000 $6,266,625 $3,351,000 $2,613,000 Commercial/retail $5,086,160 proposed park would be determined Grand total project cost $9,660,000 $29,941,625 $15,151,000 $16,013,000 by the Pensacola City Council. Museum fund raising $12,839,973 Note: Costs and funding numbers have not been finalized. Total cost for the project is about $70.7 million.

Prior Master Plans - Maritime Parcel Urban Design Associates Plan, April 2005

Plan by Urban Design Associates from Pittsburgh in 2005, following the Caldwell & Associates plan. It included a Maritime museum and one- and two-story buildings in a fishing village style.

32 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Prior Master Plans - Maritime Parcel Maritime Museum

The University of West Florida, chosen to lease parcel 8 for one dollar per year for maritime museum, hires architect. The architect changes the design to a larger building, raising the cost from 10 million to 20 million dollars.

Maritime Museum Site

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 33 Prior Master Plans - Maritime Parcel PNJ Article, 2006

Funding would come from To be built with Community Redevelopment Main access road that divides the Opinions strong on both sides Agency funds and leased to the University commercial area to the north from of West Florida. the park, multiuse stadium and maritime museum to the south. public, private contributions Planned mixed use development with office space, restaurants and shops. The initial phase of parking will consist of a lot designed so additional parking garage floors can be added at a later First floor retail and park support offices, time. with a conference center on the second Estimated cost of $5 million, to be paid floor and University of West Florida with private funds. The location would classroom space on the third floor. feature local athletes, such as Emmitt Smith and Roy Jones Jr. Estimated cost of $12,375,000 funded with Community Redevelopment Agency funds. Outfield fence that can be opened to allow public access for seafood festivals, graduations. Plans include a jumbo screen where movies and sporting events can be played. Main St. Open green spaces consisting of 10 waterfront acres with two public gazebos and five picnic shelters to be built during the first phase of construction. Outdoor park with possible fountain and monuments Future site of band shell to be that could serve built with private funds that will as entrance to feature an outdoor elevated the maritime stage and sound system for museum. concerts, plays and other entertainment events. Promenade visible from Devilliers Street that could feature an outdoor restaurant, vending areas and historic artifacts from the maritime museum. Estimated cost of $15 million with half funded by state grants through the West-side marina University of West Florida and half and lighthouse with through private donations. lookout tower would be built later with grant funds and private money. Source: Community Maritime Park Associates About $40 million About Roughly 3,500 of the approximately 55,000 Pensacola residents This shows public money and $30 million the minimum private investment Project opponents say funds from CRA live or work within the Community Redevelopment Agency boundaries. Property owners, most commercial, in the CRA proposed by Community Maritime Park Associates. area pay city and county taxes, most of which goes to the CRA to fund projects to eliminate slum and blight within the Although the private money would serve better purpose elsewhere agencys boundaries. Latest figures as of Friday, August 18. will initially count for $30 million of the projected 29 $70 million cost, national real Cervantes St. 110 90 estate consultants hired by the city and Community Multi-use stadium/ Maritime Other private Waterfront Park developments Maritime Park Associates conference center Museum 17th Ave. have projected final build-out Acreage 10 6 4 10 costs to be between

9th Ave. Gregory St. A St. St. alafox $65 million and $130 million

P Site development costs $11,060,000 $2,940,000 $2,300,000 Chase St. in private money, with no Pensacola additional public funding. Garden St. Civic Multi-use stadium $12,375,000 Center Main Street DOWNTOWN Conference center and UWF Wastewater $6,075,000 Plant PENSACOLA classrooms and offices City Hall Main St. Maritime museum $11,500,000* Land leases to the city and real Community estate taxes to the CRA and Redevelopment Offices, shops, restaurants and residential $10,200,000 Escambia School Board. Agency Port of Pensacola boundaries $11,500,000 $12,500,000 Subtotal: Project hard costs $11,060,000 $21,390,000 $1.1 million per year Proposed Community $3,500,000 $2,500,000 Soft and miscellaneous $2,575,000 $4,975,000 Maritime Park site $15,000,000 $15,000,000 Grand total projects cost $13,635,000 $26,365,000 $1.85 million per year *UWF officials will seek matching state grants to pay half the $11.5 million cost for the maritime museum.

Hurricane City Council Pensacola City Council Design team of Price tag for Trillium Estimated price climbs to Pensacola City Council Retired Vice Adm. Jack Ivan makes landfall. Pensacola City Council member Marty Donovan The Florida Black Park opponents submit Senior U.S. Pensacola Bay approves $3.63 million Pensacolas Bullock development estimated $40 million. Some business approves $40 million to build Fetterman seeks support of a approves concept of calls for a referendum to Chamber of Commerce needed signatures to District Judge Area Chamber purchase of 30-acre Tice Associates at $36 million. leaders question expense and a 16-acre park and an $12 million maritime museum Idea of maritime maritime park. decide if the Community endorses the Maritime trigger a referendum Lacey Collier of Commerce parcel of property across unveils preliminary criticize what they see as too little $18 million auditorium, with downtown, but falls short of park is conceived during a Maritime Park will be built. Park project and urges vote on the park project. becomes a endorses project. from City Hall, known as plans for two-story private development, such as space for future development. asking it be included in park meeting to discuss rebuilding the city to move forward trustee of the Trillium property and auditorium, 795 restaurants and shops. plans for the Trillium property. among Pensacola City Proposal to add Pensacola without a referendum. Community An ad hoc group, Citizens Manager Tom Bonfield, once owned by Chevron. parking spaces and Detailed plans released Against Trillium, threatens Sports Hall of Fame emerges. Whibbs dies. Maritime Park Pensacola Mayor John Fogg Referendum vote Conceptual plans 12 acres of green for 73,000-square-foot a referendum to overturn Retired Vice Adm. Associates. formulated for 16-acre space. auditorium, a festival Bay Area Chamber of and other business Park plans Fetterman, a principal Mayor Emeritus Vince Whibbs is on maritime park councils decision. Charles He succeeds project is to take park, an auditorium and park with an outdoor Commerces Progress 2005 City voters reject City leaders. downsized as projected park proponent, dies. selected as successor to Fetterman Whibbs. seeks more commercial Fairchild is a member. place. 130,00 square feet of theater and 3,000-seat Council action to proceed construction costs increase. on the board of trustees for the commercial space. exhibit hall. development on the property. with the plans. Community Maritime Park project.

34 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 spell checked by

4A Pensacola News Journal Friday, December 12, 2008 LOCAL CommunityPrior Master Maritime Plans Park - Maritime Parcel Thenand Now Maritime Development Partners – made up of Land Capital Group and Magi/Brass Real Estate – is proposing to build PRIVATE DEVELOPMENT the public portion of the Community Maritime Park with UWF CLASSROOMS Mixed use development with office To be built with Community Redevelopment space, restaurants and shops. $52 million. That’s $40 million in publicly funded bonds, Agency funds and leased to the University of The initial phase of parking would West Florida. consist of a lot designed so and $12 million to be sought through federal grants. additional parking garage floors Here’s a look at how the proposal compares CONFERENCE CENTER could be added at a later time. First-floor retail and park support offices, with to what was envisioned in 2006. a conference center on the second floor and University of West Florida classroom space on the third floor. Mixed use development with office space, retail and restaurants would be built later by the developer based on the economy and market PENSACOLA SPORTS Proposed to cost $9.5 million, the two facilities demand. would be combined into one multi-story building HALL OF FAME where the Pensacola Sports Hall of Fame was PARKING Estimated cost of $5 million, originally proposed. The original conceptual Surface parking, with 365 spaces, to be paid with private funds. proposal had the two facilities in separate would be built as part of the The location would feature buildings. The developer is proposing to pay $40 million public portion. local athletes, such as Emmitt for this portion with federal grants. Smith and Roy Jones Jr. Main Street SPRING STREET PARK This park of mostly grass and trees will run along the eastern edge It’s unclear if this building has of the waterfront. any identified funding source. This area will be used for the WATERFRONT PROMENADE UWF and conference center. This pedestrian pathway, which is included in the $40 million, will run the length of the park along the eastern waterfront. 2006 MULTI-USE STADIUM Estimated cost of $12.38 Main St. PARK million funded with Community Redevelopment DESIGN Agency funds. Outfield fence that can be opened to allow public access for seafood festivals, graduations. Plans include a jumbo screen for movies and sporting events DEVILLIERS SQUARE Outdoor park with possible fountain and monuments Proposed cost of $15.8 million that could serve as entrance would be funded from the to the maritime museum. $40 million. This outdoor park, with possible fountain and monuments, is included in the $40 million public portion. MARITIME MUSEUM Estimated cost of $15 million with half funded by state grants through the University of West Florida and half through private donations. OPEN FESTIVAL PARK Open green spaces consisting of 10 waterfront acres with two public gazebos and five picnic shelters to be built during the first UWF, along with private phase of construction. donations, will build this portion of the project. The PERFORMANCE AREA museum will be incorporated with a multi-cultural facility Future site of band shell that into one building. SOUTHERN will feature an outdoor elevated stage and sound system for BULKHEAD concerts, plays and other Already exists entertainment events to be built DEVILLIERS WHARF on the site. with private funds. REMEDIATION Promenade visible from and SITE WORK DeVilliers Street that could GREEN SPACE Proposed $18.7 million cost feature an outdoor Grass lawn and trees will extend would be funded from the restaurant, vending areas Included in the $40 million would $40 million. This is the first step and historic artifacts from the west from the open festival area to the be an open green space area in of the project, and would include maritime museum. water. front of the band shell. The grass a major environmental cleanup MARINA and LIGHTHOUSE lawn and trees will extend west of the contaminated site. West-side marina and lighthouse with from the open festival area to the Fill dirt will be brought in to bring lookout tower would be built later with water. grant funds and private money. the site to the proper flood plain Developer proposes to build level to protect against storm in a later phase, contingent AMPHITHEATER surge. It also includes a new on getting state or federal The University of West Florida, western bulkhead, a new grants. The walkway will be including a $1 million donation by eastern bulkhead, stormwater completed. Developer proposes to build in a later philanthropists Skip Hunter and retention, underground utilities, phase, contingent on getting state or wife Martha Ann, will fund storm drainage, lights, streets, federal grants. construction of a band shell curbs and gutters. on an outdoor elevated stage. 2008 Source: Community Maritime Park Associates, Maritime Development Partners, LLC Graphic by /[email protected]

Davison said Maritime Devel- PUBLIC MEETING Park Considering the draft opment Partners will eventually November 24, 2019 | © Speck & Associates / DPZ CoDesignThis is the 2019 proposed time line for considering the draft agreement: build other elements that were35 WHAT: A public hearing, FROM 1A Today: CMPA public hearing on the draft agreement. originally proposed — such where citizens will have Jan. 2: Agreement forwarded to Pensacola City Council for review. as water gardens, DeVilliers their chance to comment Maritime Development Part- Jan. 9: CMPA to vote on final agreement. If approved, to be Wharf, piers, lighthouse, marina on the park proposal. ners is proposing to build the forwarded to City Council. and structured parking — with WHEN: 1 p.m. today public portion of the park with Jan. 20: City Council committee to vote on final agreement. state and federal grants. WHERE: Second-floor $51.4 million. It would use Jan. 22: Final City Council vote on the agreement. Retail, restaurant and office conference room of $40 million in taxpayer-backed space will be private develop- Pensacola City Hall, bonds to pay for environmental Proposed park plans ments, and entirely market- 222 W. Main St., cleanup of the site, eastern and driven, Davison said. Use of funds, as proposed by Land Capital: Kenneth E. Lamb, an ardent downtown Pensacola. western bulkheads, underground utilities, lighting, streets, a mul- Remediation/site work/utilities/landscaping: $18,712,824 supporter of the project from tiuse stadium, DeVilliers Square, Multiuse stadium: $15,855,161 its inception, believes the draft 110 a 365-space surface parking lot, Conference center & UWF executive learning center: $9,552,501 agreement falls short. PENSACOLA 90 landscaping and a pedestrian Wetlands mitigation: $1 million “The Land agreement is politi- waterfront walkway. Civil engineering & permitting: $988,037 cally dead because it fails to Garden St. Pensacola Since about $2 million of the Architectural design & permitting: $1,341,525 meet the public’s expectations City Hall $40 million will be used by the Miscellaneous professional fees: $775,000 of what was promised,” Lamb board for consulting, the cre- Impact Fees (ECUA): $500,000 said. “It cannot be resuscitat- ation of design criteria and Miscellaneous costs: $640,000 ed. Therefore, the board must Site for other miscellaneous services, Development fee and overhead: $1,914,602 now keep its promise and begin Community that leaves about $38 million for Soft cost contingency (2 percent): $123,183 talks with Trinity Capital. If Maritime Park construction. Total project costs: $51,402,834 that doesn’t work, then we have Scott Davison, president of the talent in our city to do this INTERACTIVE Land Capital, said he is confi- job ourselves as a public-works dent at least $13.4 million will projects to boost the economy. ‘What can you get out of the project without any master GRAPHIC come through federal grants to “We have been talking with ground in six months?’ ” developer.” build the university classrooms legislators ... they are saying, Meanwhile, the University of The board has said if it couldn’t and conference center. His you are not only likely to get West Florida is raising money get a contract with Land Capi- hopes are based on President- the $13 million ... they’re saying to build a maritime museum tal, it would consider going back elect Barack Obama’s proposed it is probably going to be a lot and multicultural facility in to negotiate with master-devel- stimulus plan to distribute bil- more available for this project,” one multistory building, and an oper candidate Trinity Capital lions of dollars to public works Davison said. “They are asking, amphitheater. Advisors.

4ACYAN4AMAGENTA4AYELLOW4ABLACK TIME - 00:00 Prior Master Plans - Maritime Parcel EDSA, 2009

36 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Prior Master Plans - Maritime Parcel EDSA, 2009

Phase 1

Phase 2

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 37 Prior Master Plans - Maritime Parcel 2010 CRA Plan

In 2010 the CRA approves master plan that includes ECUA site, shows high density and intense use of Bruce Beach. After the CRA master plan, UWF pulls out due to operational cost to run museum. Scott Davison is then fired as the master developer and legal action takes place.

38 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Prior Master Plans - Maritime Parcel 2010 CRA Plan

ECUA Redevelopment: View from Corinne Jones Park

Development on Bruce Beach Parcel

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 39 Prior Master Plans - Maritime Parcel Stadium & Park Proposal, 2011 MARITIME PARK Maritime Park Stadium evolution The stadium has remained The $54 million public portion of the within its roughly $13 million 32-acre Community Maritime Park is set to budget because it’s being be ready for public use by April 1. constructed as a design-build Beyond green space and walkways, the park project, meaning its design will include a multiuse stadium, amphitheater, has the ability to evolve as surface parking lot, water gardens, DeVilliers the stadium is being built. Plaza, DeVilliers Promenade, playground, The ﬁ nal design yielded minor restrooms, and will be site ready for changes mostly related to trim, future private development. colors and signage. SOURCE: POPULOUS

MAIN STREET Amphitheater The Skip and Martha Ann Hunter Amphitheatre has been completely redesigned to accommodate the $1.8 million budget.

PARKING

SPRING PARK

Original design The Randall K. and Martha A. Hunter Amphitheatre has been redesigned to accommodate its $1.8 million budget. The original design was a classic-style stage house with DeVILLIERS three enclosed sides. But a consultant’s “functionality PLAZA report” on maximizing the amphitheater’s potential suggested that the design be changed to provide more DeVILLIERS height for performers’ rigging and overhead equipment. PROMENADE MULTI-USE STADIUM

AMPHITHEATER MARINA LANDSCAPING New design The new design offers more than 35 feet of under-roof height, compared to 21 feet on the old design. It’s basically a stage and a roof supported by columns, with no enclosed sides. The three sides would be enclosed with canvas in PENSACOLA BAY bad weather.

SOURCE: BASKERVILLE-DONOVAN, INC. GRAPHICS BY RON STALLCUP / [email protected] Marina Landscaping It’s unknown whether the marina will Proposed landscaping plans are expected to be remain in the already stripped down park. greatly scaled back to match the $5.5 million budget. The marina and breakwater have been The landscaping plans were designed to the CMPA’s REAR bid out separately so the CMPA can “ultimate desire,” with the intention of trimming out things HOUSE individually weigh each one with the the park can do without based on how much is available remaining $2.7 million budget for these in the budget, CMPA Executive Director Ed Spears said. two elements. With many park costs still Landscaping includes sod, bushes, trees, pavers, walkways, a moving target, it’s unknown how much railings, irrigation, electrical infrastructure and lighting. money will be available. To save money, the CMPA could do such things as pour The marina is proposed to include 48 boat concrete in some areas rather than lay decorative pavers, SOURCE: BULLOCK TICE ASSOCIATES slips where people can dock their boats for eliminate some of the more expensive palm trees, a day at the park. or plant fewer trees in certain areas. Rear house The new design shows a full “rear house” — an enclosed area where performers would prepare for their acts. TERM COMPARISON It would include dressing rooms, full bathrooms and Proposed terms for new non-exclusive multi-use stadium agreement storage areas. If the rear house is included, the cost would go up to There are many more elements to the agreement that remained the same from the Pelicans use agreement that are not cited here. $2.1 million. If the rear portion is not built, a temporary 2009 Use Agreement 2011 Proposed Use Agreement trailer or bus could be used. Issue CMPA & PPB LLC CMPA & NWPB LLC Park costs Team Pensacola Pelicans Blue Wahoos After the park is built, you may wonder how much it will American Association Southern League League (Est. 2006) (Est. 1964) cost the CMPA to operate each year. Now that the stadium use agreement is complete, these numbers are becoming clearer. 40 Classifi cation Independent NovemberAA 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Facility seating 4,000 5,225 » CMPA estimates the park $2 surcharge after 220,000 will cost as much as $1 million attendees. Occupancy March 31, 2012 March 1, 2012 a year to operate. However, » This money will go into Exclusive use between 4/1 to 11/1 Exclusive for scheduled pre-season, exhibition, that fi gure will be consider- a trust fund — which is pro- Team use Games, practice, admin., retail, ticket offi ce regular season, and play-off games; All ably lower because it currently *Plus 10 additional use days additional dates non-exclusive jected to generate $125,000 includes the cost of maintain- to $300,000 per year — to Home games 40+/- 70+/- ing the stadium, which is no pay for the CMPA’s capital longer valid since the new expenses at the stadium. $175,000; payable in six monthly installments agreement requires the team $175,000; monthly, $14,583.33 » A separate ticket surcharge Use fee starting April 1, 2012 April - September, $29,166.66 to pay for all operations and starting April 1, 2012 — projected to gener- maintenance of the stadium. ate $100,000 to $250,000 All net naming rights revenue split evenly That cost was not available. Naming rights Exclusive to Team between the team and the CMPA — would be charged on all » The CMPA currently has ticketed events at the park, Team pledges profi ts with a minimum Team & Studer guarantee $125,000 per year park revenues projected at including the stadium and guarantee i.a.o. $250,000 per year for 5 years for 10 years through attendance surcharge Team fi nancial $500,000 to $1 million a year. amphitheater. This money commitment (Total of $1,250,000); fi rst payment January 30, (below)(Total of $1,250,000); fi rst payment would be for maintenance 2013; Money must be used pursuant January 30, 2013; Money must be used pursuant Here’s a look at the to Master Lease. to Master Lease. CMPA’s revenue sources: and operations of the entire » The CMPA will be respon- park. No Attendance Charge on fi rst 20k sible for the long-term capital » The team also is required Next 100k-$0.50 per attendee; costs of the stadium, such as to pay a $175,000-per-year fee Attendance Next 100k-$1.00 per attendee; surcharge None All over 220k-$2.00 per attendee. replacing an air-conditioning for its use of the stadium. Guaranteed $125k for each of fi rst 10 years. unit when it goes out. » The two parties will evenly Excludes 1st year season ticket holders. » The new agreement allows split stadium-naming-rights for the CMPA to set up a trust revenue, or half of an esti- Ticket surcharge None $0.50 per ticket sold; excludes military, children under 12. fund to cover stadium capital mated $300,000 to $500,000. costs, and insurance and Parking Revenue split 50/50 CMPA 100% parking revenue » The agreement gives the other operational needs for CMPA 100 percent of parking the entire park, through two revenues, which are projected Team maintains the playing surface day to day surcharges. to be about $75,000 a year at during the season. Team maintains the playing surface Maintenance CMPA maintains & repairs everything else » An attendance surcharge $5 per vehicle per game. including playing fi eld unless team is negligent as well as the multi-use facility or at fault for damage of 50 cents per attendee » The CMPA also will receive to baseball games after all revenues from the sale of Acquisition Budget $2,150,000 the fi rst 20,000 attendees city and CMPA merchandise, Furniture, fi xtures will go the CMPA. A $1 per and equipment CMPA CMPA: Fixtures (repair & replace) net proceeds from CMPA Team: Equipment & Furniture (repair & replace) ticket surcharge will go to the events, and 20 percent of CMPA for attendees between concession revenue from Grounds Team will provide; CMPA to reimburse for its use CMPA to Provide; team to maintain and replace equipment 120,000 to 220,000, and a CMPA events at the stadium. Prior Master Plans - Maritime Parcel UWF Center 2010/2011

Studer Properties offers to lease parcels 3,9 and 6 to build center for UWF, conference space and child care center.

Aerial of UWF Center

The Master developer for this plan was sued for misrepresentation.

MCM BAP Proposal

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 41 Prior Master Plans - Maritime Parcel Caldwell Plan Compilation, 2012

Pensacola master planning study, compiling all of the plans completed aroundPensacola the city. Master Planning Studies Compilation

42 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Prior Master Plans - ECUA Parcel Caldwell Proposal, 2010

ECUA owned a large city block north of Main St., across form the Maritime Parcel, in the Tanyard neighborhood which housed a treatment plant. After Hurricane Ivan (2004), the treatment plant was no longer operational. ECUA subsequently moved plant and listed the land for sale. Prospective buyers failed to close on the property and finally in 2010(?) Studer Properties purchased the land as is for $5.2 million. The following pages show a collection of prior plans completed for the ECUA Parcel, starting with the ECUA Property Sketch Caldwell plan in 2010.

Horton Land Works Proposal, 2012

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 43 Prior Master Plans - ECUA Parcel Phillips Architects & Engineers 2015

A rich variety of plans for both the north and south side of Main Street have been proposed over the past 15 years. They have ranged in intensity from 150,000 sq.ft. to nearly 1,000,000 sq.ft of program.

44 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Landscape & Open Space Strategies [SCAPE]

At the same time as this planning effort, the landscape architecture firm SCAPE is looking at strategies to stitch key public spaces and amenities together. Their plans include proposals for the ECUA and Maritime sites.

Open space network and connections concept sketch

Open space network and connections concept sketch as it relates to the immediate study area

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 45 Market Study [Weitzman Associates]

Property Overview

In conjunction with this planning effort, the firm of Weitzman Associates was engaged to conduct an analysis of the site’s development potential in light of current market conditions and surrounding supply. The pages that follow provide a summary of their findings.

West Main Property Overview

8 parcels totaling 28.02 acres

18.54 acres - north parcel .26 acres - parcel 3 North Parcel 18.54 acres 3.02 acres - parcel 4 1.74 acres - parcel 5

.84 acres - parcel 6 1.48 acres - parcel 7 South Parcels 9.48 acres * excludes parcels 1 & 2 1.75 acres - parcel 8 .39 acres - parcel 9

ECUA Parcel

46 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Market Study [Weitzman Associates]

Property Overview

Opportunities

• Southtowne Performance Established the Rental Market

• Positive Demographic Trends and Employment Diversification

• Employment Growth

• General Market Strength

• Upside Residential Rent Potential

• Dated and Obsolete Existing Rental Inventory Creates Pent-Up Demand

• Evidence of Demand for a Range of Residential Condominiums

• Recent Tax Legislation Supports Rentals and Relocation

• Views

• Visibility from Blocks Away

• Scale Allows for Amenities and Service

• Proximity to Natural Recreational Amenities

• Waterfront Sites

• Retail / Entertainment Uses Will Contribute to Positive Positioning

• Residential Uses Will Contribute to Positive Positioning

• Retail / Entertainment Uses Will Contribute to Positive Positioning

• Marketing Impact

Challenges

• Still Emerging Residential Market

• Product Differentiation is Necessary

• Lack of Immediate Walkable Retail

• Required Site Remediation and Elevation

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 47 Market Study [Weitzman Associates]

Population

Economy The Pensacola economy has been relatively steady, in large part due to the influence of health, tourism, and military industries in the area. Job Growth: cyber-security industry, information technology industry, port, airport, defense and government jobs area all growing industries. 14% As of 2017, it was reported by the Pensacola Chamber of Commerce that the Vision 2015 initiative had created 8,900 new jobs, totaling $1.8 billion in economic impact. In 2015, Increase in Tourism after months of research, Destination2020 was announced creating a new strategic frame- work to engage the community and enhance the area’s assets in an effort to develop Pensacola as a place people want to live and visit. Tourism: The tourism industry is growing in Pensacola (14% growth in 3 years) and has the potential to grow even larger. Visitors to Pensacola are a substantial source of local spending. The top four activities that surveyed visitors engaged in were trips to the beach (79 percent), shopping (36 percent), museums (27 percent), and fine dining (25 percent).

Income Median household income is expected to increase for each income group

2018 16.2% $0 - $14,999 2023 13.4% 2018 11.8% $15,000 - $24,999 2023 10.0%

2018 10.6% $25,000 - $34,999 2023 9.8%

2018 14.1% $35,000 - $49,999 2023 14.0% 2018 17.5% $50,000 - $74,999 2023 18.2% 2018 10.2% West Main Target Market $75,000 - $99,999 2023 11.3% The target market for rentals have 2018 11.1% incomes over $42,000 (67% of the $100,000 - $149,999 2023 12.8% population) and incomes over $75,000 2018 3.6% for sales generally. $150,000 - $199,999 2023 4.2%

2018 5.0% $200,000+ 2023 6.5%

48 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Market Study [Weitzman Associates]

Residential Market

Unit Mix Housing target demand: Most significant demand from professional singles and couples wanting to be downtown. Ages vary greatly, but there are few children. Total

1,825 For Rent For Sale Total 1,273 Households 554 Households Households 69.7% of total mix 30.3% of total mix

North Parcel

1,260 For Rent For Sale Total 900 Households 360 Households Households 49.3% of total mix 19.7% of total mix

South Parcels

565 For Rent For Sale Total 375 Households 190 Households Households 20.4% of total mix 10.6% of total mix

Estimated Parking Ratios by Unit Type

• Studio & one-bedroom units @ 1 space/unit

• Larger one-bedroom units @ 1.25 spaces/unit

• Two-bedroom units @ 1.5 spaces/unit

• Three-bedroom units @ 1.75 spaces/unit

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 49 Market Study [Weitzman Associates]

Residential Market

Units by Phase Four phases are recommended for full build-out

Rental Condo Phase Rental Units % Condominiums % Absorption Absorption

Phase 1 340 18.6% 120 6.6% 17 40

Phase 2 285 15.6% 120 6.6% 14 40

Phase 3 350 19.2% 85 4.7% 18 30

Phase 4 300 16.4% 225 12.3% 15 75

TOTAL 1,275 units 69.8% 550 units 30.2% 64 months 185 months

Source: Weitzman Real Estate Consultants

Program Summary Rentals: Average unit size of 746 sq ft. + one covered parking space. Average recommended rental apt affordable to households earning $64k annually (range: $42,600 - $99,000) Up to 20 units/month absorption for rental units.

For-Sale: Condo tower prices: $295k - $650k. Average of $440k or $399/sq ft. Walk -up average size is 940 sq. ft. Prices: $195k - $350k, or $289/sq ft. 1-bd unit: Avg income level: $50.9k - $75.3k 2-bd unit: Avg income level: $73.3k - $107.2k 3-bd unit: Avg income level: $71.4k - $112.5k Up to 3 units/month absorption for sale units

50 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Market Study [Weitzman Associates]

Residential Market

Phase One Rental Unit Mix

Phase Rental Units Unit Mix Avg. Unit Size Average Monthly Rent

Studio 45 15% 475 $1065 One Bedroom 120 40% 650 $1450 One Bedroom 30 10% 750 $1625 Two Bedroom 30 10% 875 $1850 Two Bedroom 60 20% 950 $1925 Three Bedroom 15 5% 1250 $2475

TOTAL 300 units 100% 746 sq ft $1596

Source: Weitzman Real Estate Consultants Phase One High-Rise Condo Unit Mix

Phase Rental Units Unit Mix Avg. Unit Size Average Unit Price

One Bedroom 12 15% 700 $295,000 One Bedroom 12 15% 775 $325,000 Two Bedroom 40 50% 1050 $415,000 Two Bedroom 20 25% 1250 $475,000 Three Bedroom 8 10% 1500 $650,000

TOTAL 80 units 100% 1104 sq ft $440,000

Source: Weitzman Real Estate Consultants Phase One Walk-Up Condo Unit Mix

Phase Rental Units Unit Mix Avg. Unit Size Average Unit Price

One Bedroom 8 20% 650 $195,000 Two Bedroom 20 50% 950 $275,000 Two Bedroom 8 20% 1050 $300,000 Three Bedroom 4 10% 1250 $350,000

TOTAL 40 units 100% 940 sq ft $271,500

Source: Weitzman Real Estate Consultants

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 51 Market Study [Weitzman Associates]

Commercial Market

Retail Square Footage by Phasing

Phase Square Feet of Retail Square Feet of Entertainment

Phase 1 90,000 0

Phase 2 60,000 40,000

Phase 3 30,000 0

Phase 4 20,000 0

TOTAL 200,000 sq ft 40,000 sq ft

Source: Weitzman Real Estate Consultants

Phase 1 Retail Breakdown

35-45 stores and restaurants

$150 - 300 / sq.ft. avg. annual sales

90,000 sq. ft. of retail

20,000 sq. ft. grocery

20,000 sq. ft. restaurants

30,000 sq. ft. experiential retail

20,000 sq. ft. convenience retail

Source: Weitzman Real Estate Consultants

52 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Market Study [Weitzman Associates]

Commercial Market

Retail Demand Areas & Analysis

• Disposable income in metro is nearly 15% higher than national average.

• Households within all retail market areas had average household retail expen- ditures of +/26.7% of avg household income on 5 main categories. • Primary A Market: Households within drive radii of 10 mins. = $12,475/yr • Primary A & B Market: Households within drive radii of 30 mins. = $15,576/yr • Secondary Market: Households within drive radii of 45 mins.= $16,128/yr • Tertiary Market: Households within drive radii of 60 mins. = $16,507/yr

• Primary A & B Markets distributed as follows: • Food, Beverage & Entertainment: 57.2% • Electronics & Home Furnishings: 19.0% • Apparel & Accessories: 11.3% • Personal Care and Services: 5.8% (undersupplied) • General Merchandise: 6.6%

• Retail sales potential ranges from $237.7m - $4.44b depending on Retail Market Area.

• Estimated retail capture for Primary A & B Market could be 200,0000 sq. ft. provided retail includes compelling uses to establish the area as a destination.

• 200,000 sq ft for retail.

• Potential for small footprint grocer & pharmacy.

• Food hall could be incorporated, but not to compete with Joe Patti’s.

• 40,000 sq ft pure entertainment space of major attraction potentially in earlier phase to accelerate retail.

• Target sales of $150 - $300 / sq ft (avg. $225) with 2.2% capture rate.

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 53 Market Study [Weitzman Associates]

Summary

Conclusion The project site is well-suited for mixed-use development with rental apartments, residential condominiums and retail / entertainment space. However, given the pioneering scale of the large-scale development, Weitzman Real Estate Consultants recommend taking a cautious approach to defining the development program. There are numerous positive aspects of the development opportunity, but because of the scope and competitive nature of the development, one must proceed with a great focus on design quality and site planning in order to maximize achievable rents and prices. Nevertheless, the prospective positive attri- butes of the development far outweigh the challenges.

Overall Notes

• Optimistic on key prospects, for rental and condos strong, as is retail.

• Development timeframe 15 years (10 years feasible).

• How do we do simultaneous work to accelerate physical development.

• Need to establish a new market and get people to buy into it.

• Affordability of housing, diversification of industry, current tax climate,high quality of life, market dynamics & place-making potential are all good.

• Look to urban design at greater scale and how collective work will be impacted by downtown. i.e. new entertainment destination to be considered for city, not necessarily downtown. Consortium with university with public engagement component, nature center, aquarium, kids interactive center. Indoor recreational area not good for site.

• Come out strong in Phase 1 and let entertainment use be an accelerant.

• Retail - more conservative, as riskier land use. Not the driver of development on the north side. South side, entertainment and food & beverage. Complement residential, no conflicts.

• Residential - adhered to zoning, but waterfront zoning is too limited. Increase density or height. Consider high-rise for site. Density can solve feasibility issue. Can we physically build a compelling, financially successful projects. 70%/30% split rental/condo.

• Phasing review after master planning. Introduce scale and height: up to 12 stories. Appeal to broadest scale of housing.

• Population and income trends moving in the positive direction, across all brackets.

• Demand not only demographics. They need good design, place-making and value.

• Ground zero for new development in Pensacola downtown.

54 November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 Market Study [Weitzman Associates]

Executive Summary 1

WEST MAIN STREET SITES | PRELIMINARY FINDINGS AND RECOMMENDATIONS April 5, 2019

Weitzman Associates, LLC was retained to undertake a marketability study of the West Main Street Sites for the prospective development of residential and retail uses. Our work is being completed within the context of a broader planning effort that could include significant waterfront infrastructure components, a possible hotel, and collaboration with stakeholders who hope to shape the overall continuation of Pensacola’s downtown revitalization.

The West Main Street sites hold great potential for new residential and retail construction that meets the needs of Pensacola’s growing population, as well as catalytic development that will complement the City’s current attractions and bolster Downtown’s appeal as a destination to live, work, and play. The sites’ location and size (over 28 acres in total) present a unique opportunity in Downtown Pensacola. The residents, workers, and visitors to Pensacola contribute to the City’s vitality, and thus, demand for the uses that can be developed at the sites will be diverse. This will require the development there to appeal to a variety of people, with a range of economic means, and spending time downtown for many different reasons. This is the nature of an urbanized environment, and it is a positive that Pensacola’s downtown has the growing appeal to enable reaching such a range of people into the foreseeable future.

While our marketability study is being finalized, we wanted to offer some critical preliminary conclusions and recommendations derived from our research:

• Population Demographics. Overall, Pensacola’s population is growing, and becoming more affluent. The population, currently around 55,000, is projected to grow modestly (1% annually) over the next 5 years. Median household income, which is currently about $46,000, is expected to grow at a faster rate of 2.7%. The share of households with income below $50,000 is projected to shrink, from 52.7% to 47.2%, during the next five years.

• Employment. The number of jobs in the Pensacola MSA grew by 13.6% from 2013 to 2018, to over 180,000 jobs. The employment base relies heavily on jobs driven by government, healthcare, tourism, and the military. Notably, there is significant growth occurring in the cybersecurity industry, upon which Pensacola is capitalizing. Unemployment in Pensacola is currently about 2.9%, markedly lower than the county, MSA, state, and nation.

• Tourism. The tourism industry in Pensacola is robust and gaining momentum. From 2014 to 2017, tourist visitation grew by 14% annually to about 2.7 million people. This significantly outpaces the growth of Florida tourism overall, which grew by 6.3% annually over the same time period. Visitors to Pensacola are estimated to spend over $800 million each year.

• Housing Market.

o Rental Market. Pensacola supports a healthy albeit emerging multifamily housing market. The number of rental units grew by 9% from 2013 to 2018, to over 12,500 units in

Executive Summary 2 properties operated as apartment communities. Vacancy is healthy, at about 5.9%, indicating that there is currently adequate supply to meet demand, and that there is room for more rental housing in the market. Anecdotal examples of new development have demonstrated the potential for rapid absorption of rental units (over 20 units per month).

o For-Sale Market. In 2018, across Escambia and Santa Rosa Counties, over 9,000 homes (of all types) were purchased, an increase of 48% over 2013. Homes sold at an average sale price of about $235,000 in 2018, 34% higher than the average sale price in 2013. New condominium units have sold from $220 to $586 per square foot, depending on the unit size, quality and location. There appears to be strong depth of demand for for-sale housing in the downtown area, but very little product has been developed that offers relatively affordable purchase options.

• Retail Market. The retail market in Pensacola is fundamentally strong. The overall market has a vacancy rate of 3.6%, whereas Downtown Pensacola has an extremely low vacancy rate of 1.4%. While there has been little new construction, new retail tenants constantly enter Downtown Pensacola, hence its low vacancy rate.

Based on Weitzman’s analysis of the Pensacola market and the physical characteristics of the West Main Street Sites, our preliminary development recommendations include the following concepts:

• With over 28 acres of semi-contiguous land, the project will require significant urban design elements that simultaneously situate the development appropriately along the waterfront and imbue it with a sense of community and place. Importantly, the results of the waterfront study currently being conducted by SCAPE should be taken into consideration in order to tangibly link the West Main Street Sites to the eastern portion of Downtown Pensacola.

• Based on current as-of-right zoning, the 28 acres of land have capacity to accommodate a maximum of approximately 3,000 housing units. Weitzman’s recommendations regarding build- out at the West Main Street Sites are driven by the market’s historic pace of absorption for new development, and by our projected demographic depth of demand. While the current zoning allows for more residential units than we are recommending, a larger scale of development would require a longer absorption period that cannot be reasonably projected at this time. Furthermore, we have made our recommendations with the intention of informing a successful mixed-use development that respects and complements Downtown Pensacola’s existing urban character. The planning effort surrounding West Main Street should be flexible and iterative based on the work of the planning team and feedback from local stakeholders, and density provisions should enable the development to pivot in the future in light of changing market conditions. Should initial phases of development experience materially more rapid absorption than we have projected, and if prices and rents are supportive of taller structures with greater density, the development plans could be adjusted in the future to increase the total number of residential units, if designed in a marketable way. Likewise, should long-term demand not be sustainable at the same levels as we have forecasted for the foreseeable future, the urban plan should be flexible

Executive Summary 3 enough to accommodate lower density development than we have forecasted. However, ultimately, we believe that the scale of development we have recommended is supported with a prudent perspective on demand, and can be phased in marketable “chunks” of development that allow for an appropriate level of development risk going forward.

• We believe that a project of this scale should be built in at least four phases. Overall, the absorption schedule is projected to be approximately 15 years. This is cautious, in that this absorption period allows for a pace that is well-supported by our demand analyses, but that does not take into account the ways in which the development can capture more than its fair share of demand. Notably, we believe that rental apartments can be absorbed far more quickly than condominiums – approximately 20 units per month versus 3 units per month. Additionally, the recommended quantity of retail space, while large in relation to existing retail inventory Downtown, is reasonable when viewed in a regional context, and should be supported by future residents at the West Main Street Sites as well as the City’s growing base of workers and visitors.

• There will be no other development capable of commanding the market’s attention as effectively. The project’s marketing budget can be larger than other competitors due to the scale of this development, enabling the project to dominate top-of-mind awareness. Further, because we are recommending housing and retail that is generally missing from the downtown area, both in specific product types and the unique atmosphere that this project will create, we believe the market may absorb space more quickly than we have forecasted. Thus, the development period could be shorter, although this would also be dependent upon the actual construction phasing occurring with a greater amount of simultaneous construction activity.

• In total, we are recommending that approximately 1,275 rental apartment units, approximately 550 for-sale condominium units, and approximately 200,000 square feet of retail space (with an entertainment component) be built on the West Main Street Sites over a period projected to be approximately fifteen years. The following table summarizes the phasing and scale of development in each phase.

Executive Summary 4

• Housing Affordability. Overall, Weitzman notes that our preliminary recommended rental apartment unit mix and rents will be affordable for households with incomes ranging from approximately $40,000 and higher. Similarly, for-sale condominiums should be affordable for households with incomes above approximately $50,000. At these price points, housing at the project could be affordable to over 50% of existing households in Pensacola. It is critical that residential development at the West Main Street Sites appeals to a broad spectrum of the potential market to maximize its overall marketability and contribute positively to the growth of Downtown by attracting a variety of household types.

In the coming weeks, Weitzman will be finalizing its study, and we look forward to discussing it with the community in greater detail. In the interim, these initial conclusions and recommendations should not be relied upon as fully accurate representations of our final conclusions and recommendations, which may change based upon ongoing dialogue with the planning team. Nevertheless, we are quite optimistic that the West Main Street Sites can be developed in a compelling way, that allows Downtown Pensacola to attract new residents and visitors, and to create an exciting new district that is both complementary to the existing downtown atmosphere and that is further enhanced by the other major initiatives being undertaken to develop the waterfront, enhance services and public facilities, and attract new hospitality and entertainment venues to Pensacola. We look forward to continuing our work with the community.

In response to the Market Study, it is useful to visualize how parcel. View #6 illustrates the maximum capacity of the the ECUA parcel would appear if developed with some of parcel, but doesn’t take into account the character of the the different housing types under consideration. All of the surrounding neighborhoods. View #7 is an early attempt alternatives shown below comply with the zoning on the to illustrate transitioning the edges of the parcel. Illustration Key Total Units Density 1. Small Single-Family 144 Units 7.8 du/ac

2. Townhouse 190 Units 10.2 du/ac

3. 6-Pack 438 Units 23.6 du/ac

4. 2-Over-2 476 Units 25.7 du/ac

5. 6-Story Multi-Family 2192 Units 118 du/ac

6. 10-Story Multi-Family 3654 Units 197 du/ac

7. Buffered-Edge Mix 1429 Units 77.1 du/ac

November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 59 General Zoning Summary

S DeVilliers Street

S Reus Street

S Coyle Street

C2 C3 S Palafox Street HC1 S Baylen Street

S Spring Street C2A HC2

R-1AA S Clubbs Street Government Street

C2 SPBD

A Street Main Street C2A

WRD M1 SSD M1 WRD

Zoning Map

The two main zoning categories within the study area are C2 and WRD. The ECUA parcel The above drawings, ideas and designs are the property of DPZ Partners. No part thereof shall be copied, disclosed to others, or used in connection with any work other than for the specific project for which they have been prepared without the written consent of is zoned entirely C2, and the Maritime Park parcel is zoned entirely WRD. the architects/town planners. Preliminary-this is a conceptual drawing not to be used for engineering, surveying, or construction. C2 is a commercial zone intended to provide for major commercial areas intended primarily for retail sales and service establishments oriented to a general community and/or regional market. WRD- Waterfront Redevelopment District is established to promote redevelopment of the city’s downtown waterfront with a compatible mixture of water-dependent and water-related uses which preserve the unique shoreline vista and scenic opportunities, provide public access, create a cultural meeting place for the public, preserve the work- ing waterfront activities historically located in the waterfront area, and encourage a high quality of site planning and architectural design. Site specific analysis of each development proposal within the district is intended to ensure that the scenic vistas and marine-oriented image of the district are maintained, that the development character of the waterfront is upgraded and that the boundaries of the adjacent special districts are positively reinforced. Additional set of design guidelines that are encouraged. Site Plan guidelines include: Maximum preservation of waterfront views, Building orientation, and Off-street parking. Aesthetic considerations include: the relationship of form, the use of natural materials, screening of rooftop equipment, and general encouragement to enhance and complement historic structures.

S DeVilliers Street

S Reus Street

S Coyle Street

Medium S Palafox Street Historic S Baylen Street Preservation

Density S Spring Street Residential

S Clubbs Street Government Street Business

Commercial

A Street Main Street

Redevelopment

Industrial

Future Land Use Map

The relevant Future Land Use categories are as follows: Business: is established to promoteThe above drawings, ideas a ndthe designs are thcompatiblee property of DPZ Partners. No part thereof shall be copied, disclosed to others, or used in connection with any work other than for the specific project for which they have been prepared without the written consent of the architects/town planners. Preliminary-this is a conceptual drawing not to be used for engineering, surveying, or construction. Redevelopment: The future land use is tied directly to redevelopment of the city’s historic downtown waterfront zoning. by encouraging high quality site planning and architectural design which is compatible with both the historic Commercial: is established for the purpose of providing character of the existing structures and the waterfront areas of commercial development ranging from compact activities. The zoning regulations are intended to help shopping areas to limited industrial/high intensity avoid excessive building height and mass and vehicular commercial uses. Conventional residential use is allowed congestion. as well as residential uses on upper floors above ground floor commercial or office uses and in other types of Industrial: The industrial land use district is established mixed use development. New development and rede- for the purpose of providing areas for industrial devel- velopment projects are strongly encouraged to follow opment for a community and regionally oriented service the city’s design standards and guidelines contained in area. The industrial zoning district’s regulations are section 12-2-82. intended to facilitate the manufacturing, warehousing, distribution, wholesaling and other industrial functions of the city and the region. New residential uses are prohib- ited in the M-2 zoning district.

S DeVilliers Street

S Reus Street

S Coyle Street Historic Palafox

S Palafox Street

S Baylen Street

S Spring Street Historic

S Clubbs Street Government Street

Government SPBD

A Street Main Street

WRD

Zoning Overlays

The overlay areas require a separate review board hearing, with The above drawings, ideas and designs are the property of DPZ Partners. No part thereof shall be copied, disclosed to others, or used in connection with any work other than for the specific project for which they have been prepared without the written consent of design guidelines, many of which can be interpreted in a number of the architects/town planners. Preliminary-this is a conceptual drawing not to be used for engineering, surveying, or construction. different ways. There are five main overlay districts within the study area:

• Government, which overlaps with the WRD;

• South Palafox Business District [SPBD] which align to the SPBD zoning district;

• Historic Palafox which overlaps with the Government overlay;

• Historic overlay, which is on the far right of the study area; and

• Waterfront Redevelopment [WRD], which aligns to the WRD zoning district;

S DeVilliers Street

S Reus Street

S Coyle Street Historic Palafox

S Palafox Street

S Baylen Street

S Spring Street Historic

S Clubbs Street Government Street

Government SPBD

A Street Main Street

WRD

Government Overlay

Government: The purpose is to provide the redevelopment of a centralized The above drawings, ideas and designs are the property of DPZ Partners. No part thereof shall be copied, disclosed to others, or used in connection with any work other than for the specific project for which they have been prepared without the written consent of area for government related land use; and to encourage a coordinated archi- the architects/town planners. Preliminary-this is a conceptual drawing not to be used for engineering, surveying, or construction. tectural character within the district.

S DeVilliers Street

S Reus Street

S Coyle Street Historic Palafox

S Palafox Street

S Baylen Street

S Spring Street Historic

S Clubbs Street Government Street

Government SPBD

A Street Main Street

WRD

South Palafox Business District Overlay

S DeVilliers Street

S Reus Street

S Coyle Street Historic Palafox

S Palafox Street

S Baylen Street

S Spring Street

S Clubbs Street Government Street

A Street Main Street

Historic Palafox Overlay

The above drawings, ideas and designs are the property of DPZ Partners. No part thereof shall be copied, disclosed to others, or used in connection with any work other than for the specific project for which they have been prepared without the written consent of Historic Palafox: Preserve the existing development pattern and distinctive architec- the architects/town planners. Preliminary-this is a conceptual drawing not to be used for engineering, surveying, or construction. tural character of the historic downtown commercial district. The regulations are intended to preserve, through the restoration of existing buildings and construction of compatible new buildings, the scale of the existing structures and the diversity of original architectural styles, and to encourage a compact, convenient arrangement of buildings. Character of the district. The Palafox historic business district is characterized by sites and facilities of historical value to the city. These buildings and historic sites and their period architecture (i.e., Sullivanesque, Classical Revival, Renaissance Revival, and Commercial Masonry) blend with an overall pattern of harmony, make the district unique and represent the diversity of business activity and commercial architecture over a long period of Pensacola history. The district is an established business area, tourist attraction, containing historic sites, and a variety of specialty retail shops, restaurants, private and governmental offices, and entertainment centers. Historic theme area. That portion of Palafox Place between Garden Street and Main Street is hereby designated a historical theme area, with a theme based on materials, signs, canopies, facades or other features as they existed in 1925 or earlier.

S DeVilliers Street

S Reus Street

S Coyle Street

S Palafox Street

S Baylen Street

S Spring Street Historic

S Clubbs Street Government Street

A Street Main Street

Historic Overlay

The above drawings, ideas and designs are the property of DPZ Partners. No part thereof shall be copied, disclosed to others, or used in connection with any work other than for the specific project for which they have been prepared without the written consent of Historic: Preserve the development pattern and distinctive architectural charac- the architects/town planners. Preliminary-this is a conceptual drawing not to be used for engineering, surveying, or construction. ter of the district through the restoration of existing buildings and construction of compatible new buildings. The official listing of the Pensacola Historic District (which includes all areas designated as historic zoning districts) on the National Register of Historic Places and the authority of the architectural review board reinforce this special character. Zoning regulations are intended to ensure that future development is compatible with and enhances the pedestrian scale of the existing structures and period architectural character of the districts. Character of the district. The Historic District is characterized by lots with narrow street frontage (based on the original British city plan, c. 1765), and the concen- tration of Frame Vernacular, Folk Victorian and Creole homes which date from the early 19th Century and form a consistent architectural edge along the street grid. These buildings and historic sites and their period architecture make the district unique and worthy of continuing preservation efforts. The district is an established business area, residential neighborhood and tourist attraction, containing historic sites and museums, a variety of specialty retail shops, restaurants, small offices, and residences.

S DeVilliers Street

S Reus Street

S Coyle Street

C3 S Palafox Street HC1 S Baylen Street

S Spring Street C2A HC2

R-1AA S Clubbs Street Government Street

C2 SPBD

A Street Main Street C2A

WRD M1 SSD M1 WRD

Pensacola Zoning Summary [DRAFT]

Principal Building Setbacks Zoning Category Lot Height Lot Width Lot Area Rear Density Coverage Front Yard Side Yard (max.) (min.) (min.) Yard (max.) Pensacola Zoning Summary [DRAFT]% (max.) (min.) (min.) WRD Zoning (min.)

C-2: Commercial Pedestrian Shed Study Area The above drawings, ideas and designs are the property of DPZ Partners. No part thereof shall be copied, disclosed to others, or EasementsPrincipal Buildingnone,u sunlessed in connectio n adjacentwith any work other th aton for tresidentialhe specific project for whi ch they havBD:e been pr ep135ared with o/u t the written consent of Commercial 100 ft. - - 100 / 75* the architects/town planners. Preliminary-this is a conceptual drawing not to be used for engineering, surveying, or construction. zone which requires a 20ft separation 35 Setbacks Zoning Category Lot M-1: Industrial zoning district - (Light) Height Lot Width Lot Area Rear Density Coverage Front Yard Side Yard (max.) (min.) (min.) Yard (max.) 45 ft. / 100 % (max.) none,(min.) 20 ft buer(min.) for non-residential / Light industrial zoning district. ft.* - - 75 40 ft buer for industrial(min.) -

WRD:C-2: Commercial Waterfront redevelopment zoning district ? bynone, street/ unless adjacent to residential BD: 135 / CommercialSingle-Family 100 ft. - - 100 / 75* ? ? 17.4 35/60 ft. 75 contextzone which (60ft requires a 20ft separation 35 Multi-Family ? Main St. CL) ? ? 60 M-1: Industrial zoning district - (Light) 45 ft. / 100 none, 20 ft buer for non-residential / Height:Light industrial zoning district. ft.* - - 75 40 ft buer for industrial -

• WRD:At Waterfront shoreline redevelopment setback: zoning height district limited to 35 ft and then 1 ft back/+ 1 ft Single-Familyin height. This may be waived by the Planning Board. ? by street/ ? ? 17.4 35/60 ft. 75 context (60ft Setbacks:Multi-Family ? Main St. CL) ? ? 60

• 30 ft from bulkhead or shoreline.

• 60 ft min from centerline of Main Street

2 DPZ Partners

2 DPZ Partners WRD Zoning Summary

As both an overlay and zoning district, WRD has a series of additional guidelines that are in addition to the zoning requirements, which is not the case for C2. These guidelines are summarized below.

• No Architectural Review Board: In lieu of a special separate review procedure, the following general architectural and aesthetic design criteria will be considered to enhance the character of the district: • Buildings or structures which are part of a present or future group or complex shall have a unity of character and design. The relationship of forms and the use, texture, and color of materials shall be such as to create a harmonious whole. • Natural materials such as brick, wood and stucco should be encouraged. Materials such as metal and plastic shall be discouraged on exterior surfaces of buildings. • All mechanical equipment, satellite dishes and other similar equipment should be completely screened by the architecture of the structure, or fences, walls or vegetation. • Proposed developments within the Waterfront Redevelopment District which are located adjacent to a historic district should give special consideration to visual compatibility in scale and architectural design in order to positively reinforce the character of the historic area and provide a buffer and transition. • Projects should be encouraged which enhance the setting or provide for adaptive reuse of historic buildings and sites.

• Adherence to Design standards: 12-2-82 (D) • Driveway standards (reduced with CRA) • Curb-cut spacing requirements • Private streets permitted, compliant with 12-2-38 • Screening of utilities and service areas • Lighting. • Open space. Multifamily residential developments must provide 5% min. of the total lot area for recreation and open space facilities, in addition to the 20% landscaping area requirement. • Parking. • City discourages excess parking, Parking in excess of 10 spaces or 10% more than minimum requires an administrative waiver. • Permeable paving materials and proper screening of parking lots encouraged, not required. • Minimize visibility of parking and locate in rear where possible. • Off-street parking areas visible from streets require screening or berming. (not adhered to) • Building Façade Finish: Metal curtain walls is limited to 40% max. per elevation in the remaining commercial districts (To verify). The remaining percentage of each façade elevation shall have a finish treatment. Planning Board may grant requests to exceed this maximum standard on a case-by-case basis with consideration being given to developments that incorporate design guidelines suggested in this section and exhibit superior site design.

• Design Guidelines: The intent is to create the highest level of design quality while providing the needed flexibility for creative site design. They suggest methods to improve the character and fit of new development and to encourage respect for how architecture, landscape features, and public improvements help establish context, and steadily improve the quality of the city’s neighborhoods. • Environmental considerations: minimize impacts on wetlands, of runoffs, etc. • Building placement: enhance solar exposure, preserve water views, preserve significant trees, clear entries, habitable uses at grade along streets, be compatible with, and complement adjacent designs, human-scaled, step-backs at 3 stories, blank wall avoidance, etc.

S DeVilliers Street

S Reus Street

S Coyle Street

C3 S Palafox Street HC1 S Baylen Street

S Spring Street C2A HC2 dense business area

R-1AA S Clubbs Street Government Street

C2 SPBD

A Street Main Street C2A

WRD M1 SSD M1 WRD

Pensacola Zoning Summary [DRAFT] C2 Zoning

Pedestrian Shed Study Area The above drawings, ideas and designs are the property of DPZ Partners. No part thereof shall be copied, disclosed to others, or EasementsPrincipal Building used in connection with any work other than for the specific project for which they have been prepared without the written consent of the architects/town planners. Preliminary-this is a conceptual drawing not to be used for engineering, surveying, or construction. Setbacks Zoning Category Lot Height Lot Width Lot Area Rear Density Coverage Front Yard Side Yard (max.) (min.) (min.) Yard (max.) % (max.) (min.) (min.) (min.)

C-2: Commercial none, unless adjacent to residential BD: 135 / Commercial 100 ft. - - 100 / 75* zone which requires a 20ft separation 35

M-1: Industrial zoning district - (Light) 45 ft. / 100 none, 20 ft buer for non-residential / Light industrial zoning district. ft.* - - 75 40 ft buer for industrial - Note: WRD: Waterfront redevelopment zoning district * MaximumSingle-Family Lot coverage outside of the Dense ? by street/ ? ? 17.4 35/60 ft. 75 context (60ft BusinessMulti-Family is 75% (not applicable to our immediate ? Main St. CL) ? ? 60 study area).

Concerns:

• Increase relationship of height to Lot Coverage

2 DPZ Partners Overall Zoning Summary

Below is the summary of dimensional requirements for the zones surrounding the study area. PensacolaThe most relevant Zoning Summary [DRAFT] zones are highlighted in yellow.

Principal Building Setbacks Zoning Category Lot Height Lot Width Lot Area Rear Density Coverage Front Yard Side Yard (max.) (min.) (min.) Yard (max.) % (max.) (min.) (min.) (min.)

WRD: Waterfront redevelopment zoning district Single-Family - by street/ - - 17.4 35/60 ft. 75 context (60ft Multi-Family - Main St. CL) - - 60

C-2A: Downtown Retail Commercial none, unless adjacent to residential zone Commercial 100 ft. - - 100* 10 max. which requires a 20ft 135 separation

C-2: Commercial none, unless adjacent to residential BD: 135 / Commercial 100 ft. - - 100 / 75* zone which requires a 20ft separation 35

C-3: Commercial zoning district none, unless adjacent to residential BD: 135 / Wholesale & Light Industry 100 ft. - - 100 / 75* zone which requires a 20ft separation 35

HC: Historic Commercial HC-1: Historic commercial zoning district HC-2: Historic commercial zoning district 20 min. to property line OR 5 Street Type 1 & 2 25 ft. / 35 ft. 15 max. 5 min. when backing to alley 15 min. to limited by property streetscape line OR 5 Street Type 3 6 max. 0 or 5 min. type (35 ft. when max.) backing to alley

R-1AA: Medium Density Residential (MDR) SF Detached 40 5000 8.7 Duplex 35 ft. 60 7500 none 30 6 30 11.6 SF Attached 30 3750 11.6

M-1: Industrial zoning district - (Light) 45 ft. / 100 none, 20 ft buer for non-residential / Light industrial zoning district. ft.* - - 75 40 ft buer for industrial -

SPBD: South Palafox Business zoning district

Single-Family 80 ft. above ? ? 17.4 ? none Multi-Family ? ? 108

PUD?

1 DPZ Partners Overall Zoning Summary

Principal Building Setbacks (ft.) Zoning Category Max. Lot Max. Min. Lot Min. Lot Rear Coverage Side Yard Height Width (ft.) Area (ft.) Front Yard Yard (%) (min.) Observations of Existing Zoning (min.)

• The current commercial zoning lends itself to unpredictable outcomes, resulting in incon- R-NCB: Residential sistent/ Neighborhood streetscape Commercial frontages. Business Zoning < 100 of Residential Zone 35 ft / varies 15 min 5 15 Old • The commercially zoned areas are rarely ever built- to capacity,- indicating50* that there is > 100 of Residential Zone currently more capacity allowed than45 demanded. ft / varies 10 min 5 10 SF Detached 35 ft 30 - 50% 8 min 5 25/20 • C-1, and C-2 are virtually the same with different height limits, neither of which are Two-Familyconsistently (Duplex) built to capacity or height.35 These ft zones30 produce- unpredictable50% results8 min that 5 25/20 SF Attached 45 ft 16 - 75% 8 min 0 / 5 25 New are typically suburban in form, rather than creating a walkable urban environment. 5 max (com) / Multi-Family 4 stories 16 - 75% 0 / 5 none • Parking requirements should be right-sized to avoid an overabundance of empty15 max (res)surface 5 max (com) / Neighborhoodparking Commercial lots. 4 stories 16 - 75% 0 / 5 none 15 max (res) • Frontage standards are needed to provide adequate buffering to surface parking lots and to help align buildings to their respective frontages. C-1: Retail Commercial • The buffer requirements between uses should be removed, as they result in anone, more unless adjacent to residential Old Commercial 45 ft - - 75* suburban form. zone which requires a 20ft separation SF DetachedThis outcome suggests that these zones need35 ft an overlay30 of form- standards50% and revised8 min 5 25/20 Two-Familypermitted (Duplex) uses. Additionally, when one considers35 ft the30 study area- collectively,50% there8 wouldmin 5 25/20 SF Attached 45 ft 16 - 75% 8 min 0 / 5 25 New seem to be a mis-allocation of allowed heights and densities across the site. The ECUA 5 max (com) / Multi-Family 4 stories 16 - 75% 0 / 5 none parcel, embedded in the principally single-family Tanyard neighborhood, is zoned15 maxto allow(res) uses, densities, and heights wildly out of keeping with its surrounding low-lying5 residential max (com) / Neighborhood Commercial 4 stories 16 - 75% 0 / 5 none fabric. Meanwhile, the Maritime parcel, surrounded mostly by water and centered15 maxon (res)the lively Fetterman Field Stadium, is not allowed to develop at the greater heights typical of urban C-2A: Downtownwaterfronts Retail Commercial and sports-entertainment districts. It would seem that the optimal development of these two parcels will rely on a mechanism for transferring heights and densities south none, unless adjacent to residential zone Old Commercial 100 ft - - 100* 10 max across Main Street from one to the other. which requires a 20ft separation

SF Detached 35 ft 30 - 50% 8 min 5 25/20 Two-Family (Duplex) 35 ft 30 - 50% 8 min 5 25/20 New SF Attached 45 ft 16 - 75% 8 min 0 / 5 25 5 max (com) / Multi-family, Mixed-Use, and Commercial 10 Stories 16 - 100% 0 / 5 none Proposed Zoning Update for the Community Redevelopment Agency 15 max (res)

C-2: Commercial none, unless adjacent to residential Old Commercial 100 ft - - 100 / 75* zone which requires a 20ft separation

C-3: Commercial Zoning District none, unless adjacent to residential Old Wholesale & Light Industry 100 ft - - 100 / 75* zone which requires a 20ft separation

SF Detached 35 ft 30 - 50% 8 min 5 25/20 Two-Family (Duplex) 35 ft 30 - 50% 8 min 5 25/20 New SF Attached 45 ft 16 - 75% 8 min 0 / 5 25 5 max (com) / MF, MU, and Com 10 Stories 16 - 100% 0 / 5 none 15 max (res) November 24, 2019 | © Speck & Associates / DPZ CoDesign 2019 71

2 DPZ CoDesign Mayor Robinson’s Transition Report

Below is a summary of Mayor Robinson’s Transition Report.

Good news for the City

• A growing number of people think Pensacola is moving in the right direction (60%), and the spirit of community is encouraging.

• The City’s overall health is strong as people want to live here. Population increase is a healthy 5% since 2010.

• Property values from 2010-2017: • City assessed property values increased 19%; • CRA areas experienced a 36% increase, and investment in these areas increased by 69%.

• County taxable sales grew by 34.9%.

• The downtown has been a bright spot for the community and region.

• SCAPE’s project is creating a better and more accessible waterfront for Pensacola. The West Main Master plan will provide a road map for a major downtown property.

Environment / Planning recommendations:

• Create a more walkable, bikeable city.

• Plant more trees, specifically on the city’s west side.

• Create form-based standards for key commercial areas.

• Streamline inconsistencies in the Land Development Code.

• Improve neighborhood infrastructure (better lighting, reduced flooding, and safer vehicle speeds).

• Adopt Complete Streets and develop a Design Manual.

• Formulate the Pensacola Bicycle Blueprint. (Pensacola has over 250 miles of roadways, but less than 5 miles of bike lanes).

• Improve the parking experience.

• Eliminate mandatory parking minimums city-wide, encourage private redevelopment of surface parking lots, and incentivize mixed-use development with reduced (shared) parking requirements.

• Make walkability and livability a regional effort.