REPORT OF THE COMMUNITY REDEVELOPMENT AGENCY ITEM 10

SEPTEMBER 24, 2007

3.: SUBJECT: MODIFICATIONS TO THE DEVELOPMENT AGREEMENT BETWEEN THE
COMMMUNITY REDEVELOPMENT AGENCY AND HAWKSHAW
EASTSIDE, INC. FOR THE DEVELOPMENT OF A MIXED-USE PROJECT
AT NINTH AVENUE AND EAST ROMANA STREET
Reference Material:
Committee Memorandumdated September 24, 2007
Recommendation:
That the Community Redevelopment Agency (CRA) review the development
concepts and transaction terms for the modification to the development
agreement between the CRA and Hawkshaw Eastside, Inc. for the development
of a mixed use project at Ninth Avenue and East Romana Street and if
acceptable extend the time for a revised development agreement to be
negotiated and approved by the CRA no late than October 26, 2007.
The motion passed 6 - 3 with Cannada-Wynn, Donovanand Nobles dissenting.
--------------------------------------------------------------------------------------------------------------------------------
COMMITTEE MEMORANDUM
ITEM II 3
COMMITTEE:
FROM:
DATE:
SUBJECT:
Community Redevelopment Agency
Thomas J. Bonfield, City Manager
O P
September 24, 2007
Modifications to the Development Agreement Between the
Community Redevelopment Agency and Hawkshaw Eastside,
Inc. for the Development of a Mixed-Use Project at Ninth
Avenue and East Romana Street
RECOMMENDATION: That the Community Redevelopment Agency (CRA) review the
development concepts and transaction terms for the
modifications to the development agreement between the CRA
and Hawkshaw Eastside, Inc. for the development of a mixed-
use project at Ninth Avenue and East Romana Street and if
acceptable extend the time for a revised development agreement
to be negotiated and approved by the CRA no later than October
26, 2007.
SUMMARY: On March 25, 2007, the CRA approved a development
agreement with Hawkshaw Eastside, Inc. for the development
and disposition of 1.8 acre site at Ninth Avenue and Romana
Street. The agreement contemplated a closing date no later than
November 1, 2007.
On June 1, 2007, the Developer proposed a change in ownership
for the project and a series of development modifications. On
June 11 , 2007, the CRA approved the change of ownership
interest adding Moulton Properties, Inc. to Hawkshaw Eastside,
Inc., granted an extension of time on the approved agreement,
and directed the City Manager to attempt to evaluate and
negotiate the proposed development modifications before July
23, 2007. On July 23, 2007, the CRA extended the deadline for
completing negotiations to September 24, 2007.
Q O f,
l r e n m c o
a
"Hawkshaw" Development Comparisons
Component Approved Proposed Comments
Total Residential Units 96 30 36 months completion
Workforce Housing Units (In total) 24 30 18 month vs 24 month completion (af sold)
Residential Lots 0 10 No completion commitment (lots for sale)
Mixed Use Commercial 15, 000 sq. ft. 28, 200 sq. ft. 36 month vs 36 month completion
Purchase Price (Project Site) $1.4 million $1.4 million
Variances Required 1 7
Street Vacations Partial (Colfax) Complete (Colfax)
Partial (10th Avenue)
Stormwater On Site Admiral Mason Park Capacity and feasibility unconfirmed
Property Compensation (Admiral Mason) N/A Unconfirmed
Stormwater Construction Cost (Developer) 100% Pro-rata by volume Phased Construction
Additional Agreements Required 0 2 Stormwater Construct/Maintenance
Item #5
COMMITTEE MEMORANDUM
COMMITTEE: Community Redevelopment Agency
FROM: Thomas J. Bonfield, City Manager
Q11
DATE: July 23, 2007
SUBJECT: Revised Recommendation for Proposed Modifications to the
Development Agreement between the Community Redevelopment
Agency and Hawkshaw Eastside, Inc., for the Development of a Mixed-
Use Project at Ninth Avenue & East Romana Street
Based on additional input from the City Attorney, the recommendation is revised as
follows to include additional applicable performance deadlines:
That the Community Redevelopment Agency authorize the City Manager to re-
enter into negotiations with Hawkshaw Eastside, Inc., for the purpose of
preparing an amended and restated Development Agreement and revised Site
Plan for the Mixed-Use Project at Ninth Avenue & East Romana Street for
consideration by the CRA on or before September 24, 2007, and further, if a
revised development agreement executed by the developer is not presented to the
CRA by that date, or if a revised development agreement is not fully executed
by the parties by September 24, 2007, then Preliminary Plans and Specifications
for the development under the existing development agreement shall be extended
to no later than October 1, 2007. Unless a revised development agreement
provides otherwise, the Closing Date provided for in the original development
agreement shall not be deemed to be extended by this action.
Item #5
COMMITTEE MEMORANDUM
COMMITTEE:
FROM:
DATE:
SUBJECT:
Community Redevelopment Agency
Thomas J. Bonfield, City Manager
July 23, 2007
Proposed Modifications to the Development Agreement between
the Community Redevelopment Agency and Hawkshaw Eastside,
Inc., for the Development of a Mixed-Use Project at Ninth
Avenue & East Romans Street
RECOMMENDATION: That the Community Redevelopment Agency authorize the City
Manager to re-enter into negotiations with Hawkshaw Eastside,
Inc., for the purpose of preparing an amended and restated
Development Agreement and revised Site Plan for the Mixed-Use
Project at Ninth Avenue & East Romans Street for consideration
by the CRA on or before September 24, 2007, and further, to
extend impending deadlines contained in the Development
Agreement until that date.
SUMMARY: On March 5, 2007, the Community Redevelopment Agency
(CRA) authorized the City Manager to execute the Development
Agreement between the Community Redevelopment Agency and
Hawkshaw Eastside, Inc., for the development and disposition of
the approximately 1.8 acre redevelopment site at Ninth Avenue
and East Romana Street identified in Request for Proposal No.
06-039 issued March 12, 2006. As required in the Development
Agreement, the Developer has paid a $140, 000 deposit to the
CRA. Other requirements as described in the Development
Agreement are due prior to the Closing Date of August 1, 2007.
In certain circumstances, the Closing Date may be as late as
November 1, 2007.
On June 1, 2007, the City Manager received a letter from the
Developer proposing several modifications to the project,
summarized as follows:
P en7c 1 a
Community Redevelopment Agency
Proposed Modifications to Development Agreement
July 23, 2007
Page 2

That the CRA approve the purchase by Moulton

Properties of 50% of the capital stock of Hawkshaw
Eastside, Inc.

That the CRA approve modifications to the Site Plan

contained in the Hawkshaw Eastside Proposal, including
increasing the number of Workforce Housing Units from
24 to 30 and re-orienting the units to the west

That the City vacate the remainder of Colfax Street

That specific variances to Land Development Code

requirements be granted

That the feasibility of a "lake" or stormwater facility be

explored at Admiral Mason Park
And that an extension of the time be allowed for the
preparation of revised Plans and Specifications reflecting
the above modifications
The Developer indicated in his letter that the proposed storm
water solution will support the development of 27 acres, which
would include the approximately 2 acre RFP site as well as
additional nearby properties as a series of appropriately urban and
walkable projects.
Additionally, the Developer stated that the
partial change in ownership will allow for a joint venture between
Hawkshaw Eastside, Inc. and Moulton Properties. Moulton
Properties controls a substantial area of land to the north of the
project site.
On June 11, 2007, the Community Redevelopment Agency
approved the addition of ownership interest of Moulton Properties
to Hawkshaw Eastside, Inc in the Mixed-Use Project at Ninth
Avenue & East Romana Street and authorized the City Manager
to prepare an analysis of proposed modifications to the
Development Agreement and Site Plan for consideration by the
CRA on or before July 23, 2007 and further, also granted an
extension of impending deadlines contained in the Development
Agreement until that date.
Staff has evaluated the proposed modifications to the project and
has prepared several memoranda and a presentation to assist the
CRA in considering the Developer's request. In general, the
modifications appear to represent additional benefit to the CRA
and it appears that re-entering negotiations with the Developer for
up to 60 days will allow for the preparation of an amended and
Community Redevelopment Agency
Proposed Modifications to Development Agreement
July 23, 2007
Page 3
restated Development Agreement and revised Site Plan for this
Mixed-Use Project.
PRIORACTION:
August 31, 2006: CRA authorized the City Manager to enter into
exclusive negotiations with Hawkshaw Eastside Inc., for a period
of up to 60 days commencing September 2006, in order
to define the terms for the sale and development of the CRA
property at Ninth Avenue and East Romana Street.
November 6, 2006: CRA concurred with the Term Sheet for the
sale and development of the CRA property at Ninth Avenue and
East Romana Street and authorized the City Attorney to finalize a
development agreement
in accordance with the term sheet for
final approval by the CRA.
January 22, 2007: CRA extended
the due diligence period by 14
days to February 5, 2007.
CURRENT ACTION:
February 5, 2007: CRA referred the Development Agreement
back to staff for an analysis of any significant changes that may
have occurred between Hawkshaw Eastside's original response to
the RFP and the current Development Agreement.
March 5, 2007: CRA authorized the City Manager to execute the
Development Agreement between the Community
Redevelopment Agency and Hawkshaw Eastside, Inc., for the
development and disposition of the approximately 1.8 acre
redevelopment site at Ninth Avenue and East Romana Street.
March 14, 2007: Development Agreement executed and
Memorandum of Development Agreement recorded in Public
Records.
June 11, 2007: CRA approved the addition of ownership interest
of Moulton Properties to Hawkshaw Eastside, Inc in the Mixed-
Use Project at Ninth Avenue & East Romana Street and further,
authorized the City Manager to prepare an analysis of proposed
modifications to the Development Agreement and Site Plan for
consideration by the CRA on or before July 23, 2007
FUNDING: None required.
Community Redevelopment Agency
Proposed Modifications to Development Agreement
July 23, 2007
Page 4
ATTACHMENTS: (1) Staff Report
(2) June 11, 2007, Letter from Developer
(3) July 10, 2007, Memo from Fabre Engineering regarding
Storm Water Concept
(4) July 13, 2007, Memo from UDA regarding Historic District
Master Plan Design Review
(5) July 12, 2007 Memo from City Engineer regarding Storm
water Concept
(6) July 12, 2007 Memo from Planning Services Administrator
regarding Proposed Closure of Colfax Street
(7) July 12, 2007, Memo from Planning Services Administrator
regarding Proposed Variance Requests
(8) July 12, 2007, Memo from Neighborhood and Economic
Development Coordinator regarding Public Input on Proposed
Use of ADM Mason Park
STAFF CONTACTS: Kevin A. Cowper, Community Development Director; David
Bailey, CRA Director; John Fleming, City Attorney.
PRESENTATION: Yes.
MEMORANDUM
TO:
THROUGH:
FROM:
DATE:
SUBJECT:
Thomas J. Bonfield, City Manager
Kevin A. Cowper, Community Development Director
David Bailey, CRA Director
July 23, 2007
Proposed Modifications to the Development Agreement between the
Community Redevelopment Agency and Hawkshaw Eastside, Inc., for
the
Development of a Mixed-Use Project at Ninth Avenue & East
Romana Street
RECOMMENDATION:
That the Community Redevelopment Agency authorize the City Manager to re-enter into
negotiations with Hawkshaw Eastside
, Inc., for the purpose of preparing an amended and restated
Development Agreement and revised Site Plan for the Mixed-Use Project at Ninth Avenue &
East Romana Street for consideration by the CRA on or before September 24, 2007, and further,
to extend impending deadlines contained in the Development Agreement until that date.
BACKGROUND:
On January 23, 2006, the Community Redevelopment Agency (CRA) declared the 1.8
acre of CRA-owned property located on the east side of Stn Avenue between the intersection of
Romana Street and Colfax Street surplus property and authorized the City Manager to issue a
Request for Proposals (RFP) for disposition. A request for proposals was subsequently issued
and five (5) responses were received by the June 2006 deadline.
After evaluating the five proposals during two workshops held in July and August 2006,
the CRA authorized the City
Manager to enter into exclusive negotiations with Hawkshaw
Eastside Inc., for a period of up to 60 days commencing September 1, 2006, in order to define the
terms for the sale and development of the property. On January 22, 2007, the CRA extended the
due diligence
period by 14 days to February 5, 2007. On February 5, the CRA referred the
Development Agreement back to staff for an analysis of any significant changes that may have
occurred between Hawkshaw Eastside' s original response to the RFP and the current
Development Agreement.
On March 5, 2007, the Community Redevelopment Agency (CRA) authorized the City
Manager to execute the Development Agreement between the Community Redevelopment
Agency and Hawkshaw Eastside, Inc., for the development and disposition ofthe approximately
1.8 acre redevelopment site at Ninth Avenue and East Romana Street identified in Request for
Thomas J. Bonfield, City Manager
Proposed Modifications to Development Agreement
July 23, 2007
Page 2
Proposal No. 06-039 issued March 12, 2006. As required in the Development Agreement, the
Developer has paid a $140, 000 deposit to the CRA. Other requirements as described in the
Development Agreement are due prior to the Closing Date of August 1, 2007. In certain
circumstances, the Closing Date may be as late as November 1, 2007.
On March 14, 2007, the Development Agreement was executed by the parties and a
Memorandum of Development Agreement was recorded in the Public Records of Escambia
County, Florida.
On June 1, 2007, the City Manager received a letter from the Developer proposing
several modifications to the project, summarized as follows:
That the CRA approve the purchase by Moulton Properties of 50%of the capital stock of
Hawkshaw Eastside, Inc.
That the CRA approve modifications to the Site Plan contained in the Hawkshaw
Eastside Proposal, including increasing the number of Workforce Housing Units from 24
to 30 and re-orienting the units to the west
That the City vacate the remainder of Colfax Street
That specific variances to Land Development Code requirements be granted
That the feasibility of a "lake" or stormwater facility be explored at Admiral Mason Park
And that an extension of the time be allowed for the preparation of revised Plans and
Specifications reflecting the above modifications
The Developer indicated in his letter that the proposed storm water solution will support
the development of 27 acres, which would include the approximately 2 acre RFP site as well as
additional nearby properties as a series of appropriately urban and walkable projects.
Additionally, the Developer stated that the partial change in ownership will allow for a joint
venture between Hawkshaw Eastside, Inc. and Moulton Properties. Moulton Properties controls
a substantial area of land to the north of the project site.
On June 11, 2007, the Community Redevelopment Agency approved the addition of
ownership interest of Moulton Properties to Hawkshaw Eastside, Inc in the Mixed-Use Project at
Ninth Avenue & East Romana Street and authorized the City Manager to prepare an analysis of
proposed modifications to the Development Agreement and Site Plan for consideration by the
CRA on or before July 23, 2007 and further, also granted an extension of impending deadlines
contained in the Development Agreement until that date.
The June 12, 2007, deadline contained in the Development Agreement for the Developer
to submit Preliminary Plans and Specifications for review and approval by the CRA was
extended by prior action of the CRA.
Thomas J. Bonfield, City Manager
Proposed Modifications to Development Agreement
July 23, 2007
Page 3
Staff has evaluated the proposed modifications to the project and has prepared several
memoranda and a presentation to assist the CRA in considering the Developer's request. As
directed by the CRA, staff has also solicited additional input from stakeholders and the public
regarding the interest in the conversion of Admiral Mason Park from an open field to a dual-
function lake supporting both recreational use as well as storm water treatment.
In general, the modifications to the Hawkshaw Eastside proposal appear to represent
additional benefit to the CRA and it appears that re-entering negotiations with the Developer for
up to 60 days will allow for the preparation of an amended and restated Development Agreement
and revised Site Plan for this Mixed-Use Project.
FINANCIAL IMPACT
The sale of the property will generate $1.4 million. Development of the property will
generate ad-valorem tax revenue and other forms of revenue to the CRA and City. Further
analysis of the proposed modifications relating to stormwater improvements at Admiral Mason
Park is necessary to determine other potential financial impacts.
HAWKSHAW EASTSIDE, INC.
730 BAYFRONT PARKWAY
SUITE 4 B
PENSACOLA, FL 32502
June 1, 2007
Mr. Tom Bonfield
City Manager
City of Pensacola
City Hall
P.O. Box 12910
Pensacola, FL 32521
Re:
Request for Certain Modifications to the Ownership
and Site Plan of Hawkshaw Eastside, Inc. as per our
Agreement with the Community Redevelopment Agency
Dear Tom,
As you know, we have reached two development milestones under our agreement
with the Community Redevelopment Agency and the City, i.e.
- Payment of the Binder of $140, 000.00; and
- The City's Vacation of the Partial Rights of Way of Colfax and 10t '' Avenue.
As we proceed to develop final plans for the Community Redevelopment
Agency's approval for "work force" housing and the mixed use development, storm
water retention has become more pragmatic based on the small size of the subject site. In
an effort to solve that problem the principals of Hawkshaw Eastside, Inc. have agreed to
include in the ownership and as principals of Hawkshaw Eastside, Inc., Jim and Bob
Moulton (the principals of the adjoining landowner
to the North of the subject site).
Under our agreement with the Community Redevelopment Agency this partial change in
the ownership of the Developer is subject to the approval of the C. R. A.
In that regard, we ask that C. R. A. approve the addition of the Moultons as 50%
owners of the capital stock of Hawkshaw Eastside, Inc.
If that change in partial ownership is approved that would bring into play the
possibility of a joint venture with the remaining "Moulton's owned" property to the
North to expand the location of the "24 unit "work force" housing building slightly to the
North and to expand the building size to 30 units of "work force" housing (as defined in
our existing agreement) plus expand on the opportunity to explore and create a more
regional and comprehensive storm water retention plan that would serve the needs of
Community Redevelopment Agency property, the Moulton property to the North and
excess needs of developable property South and West of Gregory Street and 9`h Avenue.
Te l : 850.438.561 8
Fa x: 850.434.3690
HAWKSHAW EASTSIDE, INC.
730 BAYFRONT PARKWAY
SUITE 4 B
PENSACOL4, FL 32502
This would be accomplished by a phased approach to the creation of a scenic lake
on a portion of Admiral Mason Park. The beautification and use of this proposed lake
would be similar to "Lake Ella" in Tallahassee, Florida. The lake feature will provide
substantial recreational benefits to the public in general, including scenic walkways,
picnic areas, and enhanced viewing of the veteran' s monuments. The lake would be
designed to drain 27 acres of developed land yet the Hawkshaw Community
Redevelopment Agency development and the Moulton Joint Venture property consists of
only nine acres leaving 18 acres open to development in the future.
Finally, we request that the Community Redevelopment Agency
and the City of
Pensacola approve moving the originally conceived "work force" housing building from
an East/West orientation to a North/South orientation. The reorientation and additional
property brought to the development by Moulton Properties allows the development to
increase the number of "work force" housing units from 24 to 30 units - a 25% increase
in the number of those units as defined in the existing agreement. The reorientation and
relocation of the "work force" housing would remain within the bounds of the CRA
property and adjacent Moulton Property, i.e_, the area bounded by Salamanaca to
Romana, and between 9th and 10th Avenues. We represent to you that Hawkshaw
Eastside, Inc. would "control" the "work force" housing sites even though part is owned
by the City (Colfax) and part is owned by Moulton Properties. Furthermore, Moulton
Properties will execute an agreement with the CRA such that it will oversee the sales of
any "work force" housing units located on its property.
As a consequence of the forgoing the Joint Venture between Hawkshaw and the
Moultons, (as adjoining land owners) would develop that entire adjoining site thus
creating jobs in addition to the "work force" housing. This would create at least three
times the amount oftaxes (income) the Community Redevelopment would realize over
Hawkshaw Eastside only.
At this point we ask the following for the City's and C. R. A.'s approval:
(a) Approval of the purchase by the Moultons of 50% of the capital stock of
Hawkshaw Eastside, Inc.
(b) Approval the Amended Conceptual Site Plan attached hereto, including the
relocation and re-orientation of the "work force" housing building from a 24 unit
building with "East/West" orientation to a "North/South" orientation and adding
six additional units of "work force" housing to the project(see attached
architectural drawing)
Te l : 850.438.561 8 Fa x: 850.434.3690
HAWKSHAW EASTSIDE, INC.
730 BAYFRONT PARKWAY
SUITE 4 B
PENSACOLA, FL 32502
(c)
Complete the vacation of the final portion of Colfax Street (only) in order to
facilitate the North/South orientation of the 30 unit "work force" housing units
and the additional related development on the Moulton property; and approve the
additional variance requests listed in the attached Land Use Ordinance---Variance
Requests
(d) Explore with the City's Engineer, and other staff, the feasibility of having a
portion of Admiral Mason Park service the Hawkshaw/Moulton joint venture
development as well as unrelated property including the investigation of the costs
that the Developer would pay and the time frame for doing so.
(e) Extend the time for the developer to submit its preliminary plans and specs to a
reasonable date after completion of the feasibility study on. creation of a lake at
Admiral Mason Park.
We would appreciate your advice and input.
Cc: Kevin Cowper
"David Bailey
Scott Remington, Esq.
Jim Moulton
Mary Moulton
.epresenting the Developer
James jC Reeves
Bill Whitesell
Jim Cronley
Paul Snider
John Fleming, Esq.
Te l : 850.438.561 8 Fa x: 850.434.3690
PHASE I
Co n c e ptua l Site P l a n
Sm a l l busin e ss De ve l o pm e n t
On e sto r y r e side n tia l str uc tur e
68 to ta l o n gr a de pa r kin g spa c e s
68 to fia l o n gr a de pa r kin g spa c e s
Fir st Fl o o r
1 3,200 SFMixe d-use
Se c o n d Fio o r -
1 5Wo r kfo r c e ho usin g fl a ts
Fir st Fl o o r -
1 5,0005F Mixe d-use
Se c o n d Fl o o r -
1 5Wo r kfo r c e housing flats
City RFP Ar e a
1 0 Br o wn sto n e Re side n tia l l o ts
P ha se I o f the
Ve fe r n s La ke a t Ha wksha w
Co n c e ptua l Site P l a n
50, 200 square foot
Mixed-use Buildings
41 ,900 square foot
m ixe d-use Buildings
5 Le ve l Co ve r e d P a r kin g De c k
340 pa r kin g spa c e s
3 76,000 squa r e fo o t Ha wksha w
Offic e To we r
City RFP Ar e a
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D. La n d Use Or din a n c e -Va r ia n c e Re que sts
1. Setbacks 12-2-12 (A)(4)(c): Requires setbacks of 5 ar 10 feet from right-of-way.
Variance needed on setback requirements based on urban character of design.
Requires 75%maximum lot coverage.
2. Lot Coverage 12-2-12 (A)(4)(i): Variance required to exceed 75% lot coverage based
on urban character of design.
4 . Street Frontage 12-2-12 {A)(4)(d): Street frontage of 50 feet minimum required for
individual lots . Require variance to have street frontages less than 50 feet if needed
(e. g. at brownstones).
5. Building Height 1 2-2-1 2 (A)(4)(e ): Lim its buil din g he ight to 1 00 fe e t. Va r ia n c e
required to e xc e e d 1 00 feet if needed.
6. Driveway Separation 12-2-12 (A)(4){f): Requires minimum driveway separations.
Variance required to allow reduction of driveway spacing (e.g. at brownstones).
7. Landscaping Coverage 17-6: Requires guidelines to be followed for zones not listed.
Typical coverage requirement is 20-25 %. Variance required to have less coverage
of landscaping based on urban character of design_
8. P a r kin g Co un t 1 2-3: Re quir e s parking ratios fr o m 1 /75 SF to 1 /300 SF. Va r ia n c e
needed to use 3/1 000 SF parking ratio across site due to c ur r e n tl y un de fin e d m ul tipl e
uses and staggered use times across the site .
9. General Notification: The proposed design requires the closing of one block of
Colfax and the possible future closing of one block of Salamanca.
10. General Notification: The proposed design requires the placement of a holding
pond /wetlands feature on adjacent property south of the RFP site.
FABRE ENGINEERING & SURVEYING
J ul y 1 0, 2007
070063
VIA HAND DELIVERY
Derrik Owens, P.E.
Director of Engineering
City ofPensacola
P.O. Box 12910
Pensacola, FL 32521
ENGINEERS P LANNERS SURVEYORS
RE: South / 9th Avenue Area Stormwater System Analysis and Proposed Conceptual
Treatment System at Admiral Mason Park
Dear Derrik:
Per our telephone conversation, we are providing you with this summary of our findings
with regard to the proposed stormwater system at the above referenced location. We have
been asked by Moulton Properties, as a service to the City, to review the stormwater system
in the south 9ch Avenue area and to determine its feasibility for use in providing a
stormwater treatment system for the proposed developments in and surrounding Admiral
Mason Park. Furthermore, we were asked to determine the best possible solution for the
required stormwater treatment system if the existing system was not usable, in order to assist
the City of Pensacola with a comprehensive solution for this area.
For reference purposes we have attached Exhibit A which denotes several different areas of
interest. Of primary interest to our work is Areas B, C & D. These are the areas that
comprise the 18 acres considered for development by different parties. We were also asked
to consider the possibility of future development in Areas I & J and the feasibility of routing
those areas to the treatment facility.
While it is fairly obvious that there are problems on the existing 9th Avenue system and that
any future development would most likely exacerbate the problem, we did a quick analysis
of the existing system just to begin to understand the root of the problem. It appears from
topography available to us that all of the areas noted in Exhibit A contribute to the south 9th
Avenue system except areas D, F, I & J. It is likely that a small portion of I does contribute
to the system, but not the majority of it. Area J generally drains to the southeast. Area D
appears to drain towards the Florida Blanca system and we have assumed based on the
drawings we were provided that Area F has generally been diverted to Florida Blanca
through the projects completed within the last 2-3 years. In summary there is approximately
52 acres fromareas A, B, C, E, G, H & K contributing to the south 9th Avenue outfalls if
there is no overflow from the Chase Street system.
114 GRECARY SQUARF PENSACOLA. FLORIDA 3 2502-44 1 5 7EL: (850) 433-6438 FAX : (850) 4347842
Derrik Owens, P.E.
July 10, 2007
Page Two
A quick analysis of the total flow for the contributing area during a 25-year event results in a
total flow of approximately 157 cubic feet per second (cfs) (Tc = 30 minutes, Cc = 0.55).
The south 9th Avenue system is split into two systems. One system generally receives areas
B, C, E, G & K (roughly 123 cfs) and the second system generally receives Areas A & H
(roughly 34 cfs).
Before we discuss the modeling of the systems versus contributing flows there are several
items that bear discussion. The first is calculated flow. All of the calculations, unless
otherwise stated are for the 25-year return storm. This is the City's general criteria for
design attenuation so we have used it in our calculations. We have made an attempt, using
the topography available to us, aerial photos of existing areas and conceptual drawings for
proposed developments to calculate runoff coefficients and appropriate time of
concentration. We have attempted to be conservative without being ridiculous.
The second item is stormwater system component capacities. We used the City's maps and
construction drawings to obtain pipe sizes and elevations and have modeled/analyzed them
as such. We have assumed that the inlets and other system components are capable of
contributing the appropriate flow to the system in either gravity flow or surcharged flow as
appropriate. This is actually a bad assumption when analyzing the existing system and we
have looked at certain components and discussed them further as appropriate. It was
impossible in the time allotted to measure and review each component . It should be noted
that all of the systems discussed herein eventually end up as surcharged systems. As such
we have attempted to be reasonable in our allowance of the allowable hydraulic grade line at
inlet points to allow for non-uniform inlet conditions.
Lastly, the elevation of the Bay water surface is a very important factor. The local Mean
High Water elevation is 0.91 feet. The local Mean Low Water elevation is -0.29 feet. All
analyses, unless otherwise stated are based on a water surface elevation of 2.25 feet in order
to satisfy FDEP concerns that the system work under any "normal" conditions. The
elevation of 2.25 is the difference between low and high means added to the mean high and
rounded to the nearest quarter foot. It is possible that FDEP would allow a lower elevation
to be considered, but for conservatism we have used that value. This elevation is most
important in the consideration of any proposed system in order to truly be a positive outfall
for a twenty five year storm.
We modeled both of the systems on south 9`h Avenue. It comes as no surprise that the
existing systems cannot handle the 25-year storm. Approximately 47 cfs is contributing to
the inlets at Romana Street and 9`h Avenue. The model indicates that the system can only
take approximately 26.5 cfs. It is highly likely that the inlets in this location cannot take this
flow and are losing the remaining runoff to the south. The Aragon pond at full depth can
only contribute 42.5 cfs to the system. There is approximately 60 cfs in runoff from this
area. There is approximately 20 cfs coming from Area G and the inlet and pipe in that area
cannot handle more than about 7 cfs.
Derrik Owens, P.E.
July 10, 2007
Page Three
All of the extra runoff flows overland into yards, streets, etc. but generally makes it into the
low spot at 91h Avenue. Not including the excess runoff from above there is approximately
30 cfs contributing to the inlets south of Romana at the low point. The excess runoff is
approximately 50 cfs. Combined systems at the low point cannot handle the total flow
causing standing water in the road and backup in Aragon and other locations.
The conclusion is that there is no way the existing system can handle the post developed
condition proposed since it cannot handle the pre-development condition. We looked at
various modifications to the area but could not come up with any way to reasonably modify
the system to handle the post developed condition.
It should be noted that we reviewed the previous proposals by Baskerville-Donovan (BDI)
from 2001 with regard to the treatment ponds proposed at that time. The fact that this
proposal exists and was considered has caused some confusion with regards to its intent and
ability to provide stormwater control. The proposed treatment systems certainly appear to
be viable in terms of providing the minimum "treatment" required by FDEP and the City,
and represent some innovative design alternatives given the existing problems. The
confusion exists in the distinction between "treatment" as required by the City and FDEP
and "attenuation" as required by the City. The proposed systems presented in 2001 by BDI
contain no provisions for attenuation and do not address flooding as BDI came to the same
conclusion that it is not possible to reasonably cure those issues with the existing system.
Since the existing system cannot be used in its current state and we could not find a way to
reasonably modify it for the post development condition, we explored other possibilities. In
the end it is most reasonable to construct a separate system for the development of the
parcels of interest. The general concept of the piping system and pond is shown on Exhibit
B. A wet detention pond, constructed to be aesthetically pleasing and allow recreation
around the banks, should be constructed in Admiral Mason Park as previously proposed. In
order to meet Cliff Street's (FDEP) concerns with regard to a positive outfall considering
high tides and to have a true 25-year positive outfall, the pond permanent pool surface will
need to be at an approximate elevation of 3.5 feet for the orifice discharge. The top of the
treatment pool would be approximately 5.0 feet. Top of bank could be between 6.0 and 7.0
feet. These elevations will require both some fill in the park and the use of soil treatments
below the growth zone to aid in water retention. The pond will also likely need a small
freshwater source such as the irrigation well. The system would be similar to the Maritime
Park proposed stormwater solution.
The pond outfall would be on the order of twin 36-inch pipes to the Bay. The inlet box
would need to be designed to handle the peak flow.
Derrik Owens, P.E.
July 10, 2007
Page Four
The stormwater collection and transmission system would also probably be a twin 36-inch
system. The final sizing would be dependant upon which areas will contribute to the pond,
but we think the additional areas previously discussed could be accommodated. The final
pipe layout may also be multiple systems depending on phasing. The location of the central
spine may change depending on phasing as well. We have no concerns about any of the
existing ground elevations except the 2-3 acres directly north of the proposed pond. This
area would need to be raised to accommodate the proposed system. We don't see any major
difficulties with raising this area.
The last issue is the impact of this design on the existing south 9th Avenue system.
Obviously removing the flow from the new areas of interest greatly reduces the flooding
problems associated with the 9th Avenue system. The total flow is reduced from 157 cfs to
97 cfs. The question is whether or not it completely cures the problem. The interesting
result is that the main piping systems can handle the flow but some of the contributing pipes
and inlets cannot. The inlet and pipe system from Area G is marginal. We looked at this
area during a substantial rainfall event and were surprised at the small amount of runoff. If
we have assumed too large an area contributing, this system may be alright. The inlets on
9th Avenue appear to be sufficient for the resulting runoff, but it is hard to say how the flow
from area H arrives in the street. The biggest surprise was the 30-inch pipe from Aragon to
the 38"x60" junction. This pipe is not capable of handling the roughly 60 cfs from Aragon
even with a full pond. If this pipe was doubled to twin 36-inch pipes or the 30-inch and 24-
inch were tied together at the pond the system can handle all 60 cfs from Aragon at a pond
elevation of 5.0. In summary, the creation of the new system certainly helps alleviate or
eliminate the problems on south 9th Avenue.
The work we have done is obviously preliminary, but we think the general results presented
are valid and show this proposed solution may greatly benefit a large number of property
owners and the City of Pensacola. If we can answer any questions or concerns, please feel
free to call.
S i nce r e l y ,
FABRE ENGINEERING & SURVEYING
TIV-
William V. Phillips, II, P.E.
Senior Project Manager
WVP/frc
Enclosures
(2)-38' PO P Q o. '
1 70 LF
I
U R B A N D E S I G N ASS
OCIATES
Memorandum
GULF TOWER
31ST FLOOR
707 GRANT STREET
PITTSBURGH, PA 15719
TEL 412 263-5200
FAX 4I2 263-5202
urban designassociates.com
TO David Bailey
COMPANY City of Pensacola
DATE 29June 2007
FROM Paul Ostergaard
PROJECT Hawkshaw Village
PURPOSE Historic District Master Plan Design Review
REMARKS
Hawkshaw Village is a development proposal prepared by Hawkshaw
Eastside, Inc, (HEI), a Florida Corporation. The proposal is to redevelop
blocks cast of 9th Avenue, north of Romana, west of Gulf Power Company
and south of Chase Street in Pensacola's Historic District. The proposal also
includes land north of Aragon which is not considered in this evaluation
because this land is being considered by others.
The proposal is to create a series of mixed-use development blocks with a
blend of uses including retail, office, and residential uses. Parking will be on
street and in garages. A phased approach is proposed which allows the
developer to build residential product facing Romana and mixed use buildings
along Ninth Avenue. The parking for the mixed use buildings will be in
surface lots. These surface lots will be future sites for five story office buildings
and parking garages as those buildings come on-line. A district-wide storm
water management system is proposed which will benefit existing and future
developments. Perspectives of the proposed development show attractive
buildings that appear to be compatible with the Historic District.
The general intent of the proposal is to comply with the objectives of the
Historic District Master Plan. The development proposal is at variance with
the Historic District Master Plan in a few significant ways outlined below.
PRINCIPALS
AS89GIAT ES
DONALD K. CARTER, FAIA FAICP CAIL A. ARMSTRONG, SDA
RAYMOND L. GINDROZ,
FAIA DAVID R. CSONT
BARRY J. LONG, JR., AIA DONALD KALISZEWSKT, AIA
PAUL B. OSTERGAARD, AIA JAMES 11. MORGAN, ALA
ROB ROBINSON, AIA
DAVID BAILEY 29 JUNE 2007
U R B A N DESIGN ASSOCIATES
PAGE 2
REMARKS
1. The Hawkshaw Village
plan eliminates Salamanca Street between 9th
Avenue and 11th Avenue. This removes a critical street linkage in the
City and Historic District street grid, and eliminates street continuity
and connectivity into the City/County property north of Aragon.
2.
A new cast/west street is shown south of Salamanca that aligns with an
alley serving the northern frontage of Aragon. This alignment is
inconsistent with the Historic District Master Plan location for a new
street on the City/County property.
3.
The proposed northern office building is shown replacing an existing
Baptist Church that is not controlled by the development team.
4. Parking garages are shown fronting neighborhood streets.
5.
A proposed street internal to the blocks is, in fact, an alley because it
faces the backs of building and garages.
6. The Alley concept between two layers of occupied buildings, running
parallel to the streets, internalizes pedestrian movement and activities,
as well as dilutes activity that should be located on the streets
themselves.
7. The proposed development program requires additional detail regarding
phasing, parking strategy, and first floor interior schematic plans in
order to fully evaluate the proposal in relation to the Historic District
Master Plan.
Recommendations:
1. Keep Salamanca Street open and use the street as an address for retail,
offices, and residential uses. Because the developer will control both
DAVIT) BAILEY 29 JUNE 2007
URBAN DESIGN AS SOCIATES
PAGE 4
REMARKS
The proposal will only grow in strength through continued refinement of
project goals reached within the context of the approved Historic District
Master Plan. Overall, Hawkshaw Village is a wonderful economic
development opportunity and asset for the city, clearly strengthened by a local,
experienced, and collaborative development and design team.
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Pensacola Historic District Master Plan
As Revised to Reflect HawkshawVillage Proposal
7/1 7/47
Overall Pensacola Historic District Master Plan
As Revised July 2007
MEMORANDUM
TO: To m Bo n fie l d, City Ma n a ge r
Co py: Da vid Ba il e y, CRA Dir e c to r
FRO M: De r r ik Owe n s, P . E., City En gin e e r
DATE : J ul y 1 2, 2007
SUBJECT: Ha wksha w Vil l a ge Sto r m wa te r Management Co n c e pt -Opin io n
To m ,
I r e c e n tl y r e c e ive d the pr e l im in a r y r e po r t fr o m Fa br e En gin e e r in g o n the
pr o po se d Ha wksha w Vil l a ge sto r m wa te r m a n a ge m e n t c o n c e pt a n d wo ul d l ike to
sum m a r ize the fin din gs a n d o ffe r m y o pin io n . The r e po r t ba sic a l l y a ddr e sse s two
main issues ; 1 ) r o ugh a n a l ysis o f the e xistin g dr a in a ge in fr a str uc tur e in the
vic in ity o f the pr o je c t a n d 2) pr o po se d in fr a str uc tur e im pl e m e n ta tio n to m e e t
r e gul a to r y r e quir e m e n ts fo r the n e w de ve l o pm e n t.
The r o ugh a n a l ysis ba sic a l l y r e -ite r a te d c ur r e n tl y kn o wn in c a pa c itie s o f the a r e a
in fr a str uc tur e , with spe c ia l e m pha sis o n the 9t" Ave n ue tr un k l in e tha t m o st o f the
sur r o un din g de ve l o pm e n ts dr a in to . This a n a l ysis wa s br o ke n up in to
c o n tr ibutio n areas with fo c us o n the futur e de ve l o pm e n t a r e a s, in a n e ffo r t to
a ppr o xim a te ho w m uc h r un o ff the y c ur r e n tl y c o n tr ibute to the o ve r a l l o utfa l l
syste m . The o utc o m e o f this m o de l in g e xe r c ise de m o n str a te d tha t the e xistin g
9 h Ave n ue syste m is sign ific a n tl y o ve r l o a de d by the 25 ye a r sto r m e ve n t r un o ff,
whic h ha s a l r e a dy be e n c l e a r l y e sta bl ishe d thr o ugh pr e vio us studie s.
On c e the in fr a str uc tur e c a pa c ity pr o bl e m s we r e ide n tifie d, the se c o n d issue o f
m e e tin g sto r m wa te r m a n a ge m e n t r e quir e m e n ts util izin g pr o po se d n e w
in fr a str uc tur e wa s a ddr e sse d. It wa s ba sic a l l y de te r m in e d tha t the a r e a s o f n e w
de ve l o pm e n t wo ul d ha ve to be se l f-sustaining a n d in de pe n de n t o f the e xistin g
sto r m wa te r in fr a str uc tur e c ur r e n tl y in pl a c e . This wo ul d be a c c o m pl ishe d by
c o n str uc tin g n e w c o n ve ya n c e pipin g a n d c o l l e c tio n str uc tur e s a l o n g the str e e ts
a dja c e n t to the n e w de ve l o pm e n t a r e a s a n d r o ute the r un o ff to a n e w we t
de te n tio n fa c il ity (po n d) l o c a te d in Adm ir a l Ma so n P a r k fo r tr e a tm e n t. As pa r t o f
this sc e n a r io , the n e w po n d wo ul d ha ve a n in de pe n de n t o utfa l l be n e a th Ba yfr o n t
P a r kwa y in to P e n sa c o l a Ba y. The m a n n e r in whic h the po n d is pr o po se d wil l
o n l y pr o vide tr e a tm e n t a n d n o sto r m a tte n ua tio n . This wo ul d be pe r m issibl e by
the LDC, give n the n a tur e o f the pr o po se d dir e c t o utfa l l to the ba y. Ho we ve r , it
ha s n o t be e n de te r m in e d if sto r m a tte n ua tio n wil l be r e quir e d by FDOT o r the
n e w ERP r e gul a tio n s fo r thc o m in g, but the c o n sul ta n t did n o t se e m to thin k e ithe r
wil l be a sign ific a n t issue .
The constructability of the pond was also discussed with the consultant
concerning potential undesirable soil/material conditions and he did not seem to
think this would be a significant issue either, based on the geotechnical
information made available. However, he did indicate that a limited amount of
subgrade undercutting may be necessary during construction , but is typical of
construction near bodies of water . The exact placement of the new collection
and conveyance system should also be noted as somewhat variable at this time,
until further field exploration can identify any physical/environmental impediments
that may affect this routing.
In summary, I do concur that the results from the rough capacity analysis
performed on the existing area system are legitimate and that the system is
significantly under capacity for handling the current runoff for a 25 year storm
event . I also agree, within certain parameters, that the most viable solution is to
provide a stand -alone collection, conveyance and treatment system for all new
proposed development in this area . The proposed conceptual method in the
report would meet this objective logistically , but is completely conceptual and
requires much more finite analysis before costing and financial feasibility can be
seriously discussed . This is also the opinion of the consultant. If planned and
constructed properly , the proposed system should not only meet current
stormwater management requirements, but should also have the potential to
alleviate existing surcharge conditions on the 9th Avenue system in a limited
fashion, thus allowing the system to better handle existing runoff from current
development in the area.
O ne final point to make is that the system will only work effectively during rainfall
events that are not associated with high tidal surges . In the event of significant
surge conditions the performance of the system will be significantly impaired and
flooding will occur , as with most waterfront systems of this nature.
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City of
MEMORANDUM
Pensacola
Planning S ervices
TO: Kevin Cowper, Community Development Director
FROM: Sherry Morris, Planning Services Administrator = LLB
DATE: July 12, 2007
RE: Hawkshaw Village-Proposed Closure of Colfax Street
I have requested and received comments pertaining to the proposed closure of Colfax Street in
conjunction with the Hawkshaw Village project . The vacation and closure of the Colfax Street
right of way will be subject to review and approval by the Planning Board and City Council per
our usual right of way vacation process. Preliminary comments from City Staff and utility
providers indicate that the closure of Colfax Street is possible subject to the creation of a new
right of way to the north, such as the extension of Aragon Street . ECUA has indicated that
they have both water and sewer lines currently existing in the Colfax Street right of way, but that
it could be possible to either abandon both lines or relocate them. ECUA is not certain if the
sewer line has any current flow. Gulf Power and ECUA have both indicated that they would
work with the developer to determine the best alternative for the utilities located within the right
of way. Al Garza, Public Works Director, did not object to the proposed vacation of Colfax
Street as long as adequate access is provided to the Hawkshaw Village project. Derrik Owens,
City Engineer, did not object to the proposed closure of Colfax Street if proper access Is
provided to the subject development that meets the City of Pensacola's standards and
guidelines.
Any future request to vacate the Colfax Street right of way , including the proposed creation of a
new right of way located to the north of the subject closure, will involve additional review and
comments from City Staff and local utility providers prior to review and approval by the
Planning Board and City Council.
180 Governmental Center * P.O. Box 12910 * Pensacola, Florida 32521 * 805.436.5655 *fax 850.595.1143
City of
MEMORANDUM
TO: Kevin Cowper, Community Development Director
FROM: Sherry Morris, Planning Services Administrator 74^
DATE: July 12, 2007
RE: Hawkshaw Village-Proposed Variance Requests
Pensacola
Planning S ervices
I have reviewed the proposed variance requests listed for the Hawkshaw Village mixed-use
project. The majority of the regulations reference are contained within Section 12 -2-12 (A)
(4) of the Land Development Code, which provides that the Gateway Review Board may grant
specific approval to modify requirements such as setbacks, lot coverage, lot width, building
height, and parking. In reviewing the list of variance requests submitted by the developer (see
attached), items 1 and 2, as well as items 4-8, can all be addressed by the Gateway Review
Board. Item 3 (density) is no longer an issue as the density requirements have previously been
revised and increased to 100 units per acre in the Gateway Redevelopment District.
Item 9 pertaining to the closure of Co l fa x Str e e t will be subject to review and approval by the
Planning Board a n d City Co un c il per our usual right of way vacation process.
180 Governmental Center * P.O. Box 12910 * Pensacola, Florida 32521 * 805.436.5655 *fax 850.595.1143
City o
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V)N
MEMORANDUM
PenTsa^ola
Neighborhood & Economic Development
TO: Kevin Cowper, Community
Development Director
FROM: Edward Spears, Neighborhood
& Economic Development Administra
DATE: July 12, 2007
RE:
Public Input Meeting on Proposed Use of Admiral Mason Park
as a Stormwater Facility
At 5:30, p.m. on July 10, 2007 the City hosted a public input meeting with citizens and representatives
of the neighborhoods immediately surrounding Admiral Mason Park. Notice of the meeting was
provided in the City's Neighborhood Notes Newsletter, by the City's Teleworks automated calling
system, direct e-mail to the neighborhood associations registered with the City and by phone calls to
area stakeholders. The purpose of the meeting was to gauge public support for a proposal forwarded to
the City that would utilize a portion of the park as a wet stormwater detention facility. The facility
would be constructed to appear as a natural water feature and have various recreational uses. Some 30
citizens attended the meeting, held at the Institute for Human and Machine Cognition.
I opened the meeting and discussed the purpose. I then introduced David Bailey, CRA Director, who
provided a history of the area, a discussion of stormwater issues and a discussion of the proposed
developments north of Admiral Mason Park and north of the Aragon Neighborhood. Both of these
proposed projects would benefit from a regional stormwater facility at the park site. Following Mr.
Bailey's presentation, I presented the example of Lake Ella in Tallahassee, Florida, a regional
stormwater facility, that is also a major recreation asset. Following the presentation, the floor was
opened to comments from the citizens.
Those in attendance were unanimous in support of the concept of utilizing the park as a regional
stormwater/recreational facility as described.
Many expressed that this was a creative solution to the
stormwater issues
and would create an amenity that they would enjoy. No one expressed any
disagreement with the concept. Those assembled moved quickly past acceptance of the concept to
discussion of design of the facility and types of uses. It is clear that aesthetics, accessibility and safety
will be major concerns if this concept moves forward. The participants recognized that this project
would not solve all stormwater related issues in the area, but that this concept would prevent any
exacerbation of the problem and might ease the current flooding somewhat.
The participants unanimously agreed that staff could report to the City Council and/or the CRA that
the adjacent neighborhoods were in support of the concept of utilizing Admiral Mason Park for a
stormwater/recreational facility.
The meeting concluded at approximately 6:30 p.m.
IN) Cnvarmmental rvntgr * P. O . Roy 12 9 11) * Ponsacnla. Florida 32521 * 805.436.5655 * fax 850.595.1143
COMMITTEE MEMORANDUM
COMMITTEE:
Community Redevelopment Agency
FROM:
Thomas J. Bonfield, City Manager
DATE: June 11, 2007
SUBJECT:
ITEM #5
Request for Approval of Ownership Interest in and Proposed
Modifications to the Development Agreement between the
Community Redevelopment Agency and I-lawkshaw Eastside,
Inc., for the Development of a Mixed-Use Project at Ninth
Avenue & East Romana Street
RECOMMENDATION:
That the Community Redevelopment Agency approve the
o addition of ownership interest of Moulton Properties to
`O
Hawkshaw Eastside, Inc in the Mixed-Use Project at Ninth
venue & East Romana Street an raze t. ie ity anager to
prepare an analysis o proposed modifications to the Development
Agreement and Site Plan for consideration by the CRA on or
before July 23, 2007. and further, also grant an extension of
impending deadlines contained in the Development Agreement
until that date.
SUMMARY:
On March 5, 2007, the Community Redevelopment Agency
(CRA) authorized the City Manager to execute the Development
Agreement between the Community Redevelopment Agency and
Hawkshaw Eastside, Inc., for the development and disposition of
the approximately 1.8 acre redevelopment site at Ninth Avenue
and East Rom.ana Street identified in Request for Proposal No.
06-039 issued March 12, 2006. As required in the Development
Agreement, the Developer has paid a $140, 000 deposit to the
CRA..
Other requirements as described in the Development
Agreement are due prior to the Closing Date of August 1, 2007.
In certain circumstances, the Closing Date may be as late as
November 1, 2007.
On June 1, 2007, the City Manager received a letter from the
Developer proposing several modifications to the project,
summarized as follows:
f
PedaBla
Community Redevelopment Agency
Request for Approval of Ownership Interest
June 11, 2007
Page 2

That the CRA approve the purchase by Moulton

Properties of 50% of the capital stock of H.awkshaw
Eastside, Inc.

That the CRA approve modifications to the Site Plan

contained in the Hawkshaw Eastside Proposal, including
increasing the number of Workforce Housing Units from
24 to 30 and re-orienting the units to the west

That the City vacate the remainder of Colfax Street

That specific variances to [., and Development Code
requirements be granted

That the feasibility of a "lake" or stormwater facility be

explored at Admiral Mason Park

And that an extension of the time be allowed for the

preparation of revised Plans and Specifications reflecting
the above modifications
The Developer indicates in his letter that the proposed stormwater
solution provides for more effective development of surrounding
properties, and additionally, that the partial change in ownership
allows for a joint venture between Hawkshaw Eastside, Inc. and
Moulton Properties. Moulton Properties controls a substantial
area of land to the north of the project site.
The Development Agreement requires that any sale, assign ent,
conveyance, or other disposition of the Developer's ownership
interest in the project requires the written consent of the CRA. As
the remaining
proposed modifications must be evaluated both in
relation to the existing terms of the Development Agreement and
for technical feasibility, staff is prepared to provide an analysis of
the proposed modifications for consideration by the CR.A on or
before July 9, 2007.
PRIOR ACTION: August 31, 2006: CRA authorized the City Manager to enter into
exclusive negotiations with l-l.awkshaw Eastside Inc., for a period
of up to 60 days commencing September 2006, in order
to define the terms for the sale and development of the CRA
property at Ninth Avenue and East Romana Street.
Community Redevelopment Agency
Request for Approval of Ownership Interest
June 11, 2007
Page 3
CURRENT ACTION:
FUNDING:
ATTACHMENTS:
November 6, 2006: CRA concurred with the Term Sheet for the
sale and development. of the CRA property at Ninth Avenue and
East Romana Street and authorized the City Attorney to finalize a
development agreement in accordance with the term sheet for
final approval by the CRA.
January 22, 2007: CRA extended the due diligence period by 14
days to February 5, 2007.
February 5, 2007: CRA referred the Development Agreement
back to staff for an analysis of any significant changes that may
have occurred between Hawkshaw Eastside's original response to
the RFP and the current Development Agreement.
March 5, 2007: CRA authorized the City Manager to execute the
Development Agreement between the Community
Redevelopment Agency and Hawkshaw lastside, Inc., for the
development and disposition of the approximately 1.8 acre
redevelopment site at Ninth Avenue and East Romana Street.
March 14, 2007:
Development Agreement executed and
Memorandum of Development Agreement recorded in Public
Records.
v
None required.
(1) Staff Report
(2) June 1, 2007 Letter from Developer
(3) "Hawkshaw Village" - Proposed Site Plan w/ Moulton
Properties
(4) "Hawkshaw Eastside" - Original. Site Plan per
Development Agreement
STAFF CONTACTS:
Kevin A. Cowper, Community Development Director; David
I3ai.ley,
CRA Director; John Fleming, City Attorney,
PRESENTATION: No.
MEMORANDUM
TO:
THROUGH:
FROM:
DATE:
SUBJECT:
Thomas J.
Bonfield, City Manager
Kevin A.
Cowper, Community Development .)irector
David Bailey,
CR.A Director
June 11, 2007
Request for Approval of Ownership Interest in and Proposed
Modifications to the Development Agreement between the Community
Redevelopment
Agency and Hawkshaw Eastside, Inc., for the
Development of a Mixed-Use Project at Ninth Avenue & East Romana
Street
RECOMMENDATION:
That the Community Redevelopment Agency approve the addition of ownership interest
of Moulton Properties to Hawkshaw Eastside, Inc in the Mixed-Use Project at Ninth Avenue &
East Romana Street and further, authorize the City Manager to prepare an analysis of proposed
modifications to the Development Agreement and Site Plan for consideration by the CRA on or
before .Tuly 9, 2007.
BACKGROUND:
On January 23, 2006, the Community Redevelopment Agency (CRA) declared the 1.8
acre of CRA-owned property located on the east side of 91a' Avenue between the intersection of
Romana Street and Colfax Street surplus property and authorized the City Mariager to issue a
Request for Proposals (RFP) for disposition. A request for proposals was subsequently issued
and five (5) responses were received by the June 2006 deadline.
After evaluating the five proposals during two workshops held in July and August 2006,
the CRA authorized the City Mariager to enter into exclusive negotiations with. H.awkshaw
Eastside Inc., for a period of up to 60 days commencing September 1, 2006, in order to define the
terms for the sale and development of the property. On January 22, 2007, the CRA. extended the
due diligence period by 14 days to February 5, 2007. On February 5, the CRA referred the
Development Agreement back to staff for an analysis of any significant changes that may have
occurred between Hawkshaw Eastside's original response to the RFP and the current
Development Agreement.
On March 5, 2007, the Community Redevelopment Agency (CRA) authorized the City
Manager to execute the Development Agreement between the Community Redevelopment
Agency and Hawkshaw Eastside, Inc., for
the development and disposition of the approximately
Thomas J. Bonfield, City Manager
Request for Approval of Ownership Interest
June 11, 2007
Page 2
1.8 acre redevelopment site at Ninth Avenue and East Romana Street identified in Request for
Proposal No. 06-039 issued March 12, 2006. As required in the Development Agreement, the
Developer has paid a S 140, 000 deposit to the CRA. Other requirements as described in the
Development Agreement are due prior to the Closing Date of August 1, 2007. In certain
circumstances as defined in the Development Agreement, the Closing Date may he as late as
November 1, 2007.
On March 14, 2007, the Development Agreement was executed by the parties and a
Memorandum of Development Agreement was recorded in the Public Records of Escambia
County, Florida.
On June 1, 2007, the City Manager received. a. letter from the Developer proposing
several modifications to the project, summarized as follows:
That the CRA approve the purchase by Moulton Properties of 50% of the capital
stock of Hawkshaw Eastside, Inc.
That the CRA approve modifications to the Site Plan contained in the Hawkshaw
Eastside Proposal, including increasing the number of Workforce Housing Units
from 24 to 30 and re-orienting the units to the west
That the City vacate the remainder of Colfax Street
That specific variances to Land Development Code requirements be granted
That the feasibility of a "lake" or stonaawater facility be explored at Admiral Mason
Park
And that an extension of the time be allowed for the preparation of preliminary Plans
and Specifications reflecting the above modifications
The Developer indicates in his letter that the proposed stormwater solution provides for
more effective development of surrounding properties, and that the partial change in ownership
allows for a joint venture between Hawkshaw Eastside, Inc. and Moulton Properties. Moulton
Properties controls a substantial area of land to the north of the project. site. A. very substantial,
phased development of several adjacent city blocks is proposed over time.
The Development Agreement requires that any sale, assignment, conveyance, or other
disposition of the Developer's ownership interest in the project requires the written consent of
the CRA. As the remaining proposed modifications must he evaluated both in relation to the
existing terms of the Development Agreement and for technical feasibility, staff is prepared to
provide an analysis of the proposed modifications for consideration by the CRA on or before July
9, 2007. The feasibility of the "lake" or stormwater facility in particular requires significant
review in light of anticipated changes in environmental regulations as well as consideration of
the public interest in the Admiral Mason :Park property.
Thomas J. Bonfield, City Manager
Request for Approval of Ownership Interest
June 1. 1, 2007
Page 3
The next pending deadline contained in the Development Agreement (as originally
executed and currently in effect ) is
for the Developer to submit Preliminary Plans and
Specifications by June 12, 2007, for review and approval by the CRA.
FINANCIAL IMPACT
The sale of the property will generate $1.4 million.. Development of the property will
generate ad-valorem tax revenue and other forms of revenue to the CRA and City. Further
analysis of the proposed modifications relating to stormwater improvements at Admiral Mason
Park is necessary to determine other potential financial impacts.
HAWKSHAW ^A5TSIUE, 1NC.
730 PAYFRON'r PARKWAY
Suir^ 4 B
P^nsacot^, , FL 32502
J un e 1 ,2.0()7
Mr. T'om Ilonf^ eld
City Manager
City of Pensacola
City Hall
P.O. I3ox 12910
Pensacola, FL 32521
Re. Request for Certain Modificatiozas to tlae Qwnership
and Site Plan of Hawkshaw Eastside, Inc. as per our
Agreennent with the Community Redevelopment Agex^cy
Dear Tom,
As you know, we have reached two development zaai-lestones under our agreement
with the Community Redevelopment Agency and the City, i.e.
Payment of the Binder of $14C), OC)O.OC; and
The City's Vacation of the Partial Rights of Way of-Colfax and 10th Avenue.
As we proceed to develop final plans for the Community Redevelopment
Agency's approval. for "work ford" housing and the mixed use development, storm
water retention leas become more pragmatic based on the small sage of the subject site. In
an effort to solve that problem the principals of)=lawkshaw F^.astside, Inc. have agreed to
izzclude in the ownership and as principals of }-lawkshaw Eastside, Inc., Jars. anal 13ob
Moulton (the principals of the adjoizzing landowner to the North ofthe subject site).
Under. our agreement with. the Comrilunity Redevelopment Agexicy this partial change in
the owY^erslup of the Developer is subject to the approval of 1:he C. R. A.
Ir, that regard, we ask that C. R A. approve the addition of the Moultons as 50%
owners of the capita) stack of I-Iawkshaw Eastside, Inc.
If that change in partial o^unership is approved that would bring into play tlae
possibility of a joint venture with the remaining "IvIoult:on's owned" property to t11e
North to expand the location of the "L4 unit "work force" hausiug building slightly to thy:
North and to expand the building size to 30 units of "work force" housing (as defined in
our existing agreement) plus expand on. the opportur>ity to explore and create a more
regional and comprehensive storm water rctent^on plan that would serve the needs of
Commuunity Redevelopment Agency property, the Moulton property to the North. and
excess needs of devclopahJe property South and West of Gregory Street and 9^' Avczlue.
Te L850.438.5618
Fax: 85O.434-3690
{-IAWKSHAW EASTSIDE, ANC.
730 BAYFRON7 PARKWAY
SUITE 4 B
PENSACOLA, ^L 325ta2
This would be accomplished by a phased approach to the creation of a scenic lake
on a portion of Admiral. Mason Park. The beautification and. use of this proposed lake
would be similar to "Lake Ella" in Tallahassee , Florida. "1 he lake feature will provide
substantial recreational benefits to the public in. general, including scenic walkways,
picnic areas, and enhanced viewing of the veteran
' s monuments. The lake would be
designed to drain 27 acres of developed land yet. the Hawkshaw Community
Redevelopment Agency development and the Moulton Joint Venture property consists of
only nine acres leaving 18 acres open to development in the future.
Finally, we request that the Community Redevel.opxnent Agency and the City of
Pensacola approve moving the originally conceived `work force" Dousing building from
an East/West orientation to a North/South orientation. 7'he reorientation and additional
property brought to the development by Moulton Properties allows the development to
increase the number of "work farce" housing units from 24 to 30 units - a 25% increase
in the number of those units as defined in the existizag agreement . The reorientation and
relocation. of the "work force" housing would remain within the bounds of the CRA
property and adjacent Moulton Property, i . e., the area bounded by Salamanaca to
Ramona, and between 9`" and 10^ ' Avenues. We represent to you that I^ Iawkshaw
Eastside, Inc. would "control" the "work force" housing sites even though part is owned
by the City (Colfax) and part is owned by Moulton Properties . Ftu-thermore, Moulton
Properties will execute an agreement with the CRA such that it will oversee the sales of
any "work force" housing units located an its property.
As a. consequence of the forgoing the Joint Venture between Hawkshaw and the
Moultons, (as adjoining land owners) would develop that entire adjoining site thus
creating jabs in addition to the "work farce" housing_ This would. create at least three
times the amount of taxes (income) floe Cazzununity Redevelopment would realize aver
IJawl<shaw Eastside only.
At this paint we ask the following for the City's and C. R. A.'s approval:
(a) Approval of the purchase by the Moultons of 50% of the capital stock. of
Hawkshaw Eastside, Inc.
(b) Approval. the Amended. Concept<ial Sitc Plan attached hereto, itacludii7g the
relocation and re-orientation of the "work force" housing building from. a 24 unit
building with "East/West" orientation to a "No1-th/South" orientation and adding
six additional units of "work force" housing to the project (see attached
architectural drawing)
Te R 850.438.5618 Fav 85O.434%369O
HAWKSHAW EASTSIDE, INC.
730 BAYFRONT PARKWAY
SUITE 4 B
PENSACOLA, FL 32502
(c) Complete the vacation of the final portion of Colfax Street (only) in order to
facilitate the North/South orientation of the 30 unit "work force" housing units
and the additional related development on the Moulton property; and approve the
additional variance requests listed in the attached Land Use Ordinance-Variance
Requests
(d) Explore with the City's Engineer, and other staff, the feasibility of having a
portion of Admiral Mason Park service the Hawksbaw/Moulton joint venture
development as well as unrelated property including the investigation of the costs
that the Developer would pay and the time frame for doing so.
(e) Extend the time for the developer to submit its preliminary plans and specs to a
reasonable date after completion of the feasibility study on. creation of a lake at
Admiral Mason Park.
We would appreciate your advice and input.
Verv Trulv- Y
0
James . Reeves
epresenting the Devi
Cc: Kevin Cowper
David Bailey
Scott Remington, Esq.
Jim Moulton
Mary Moulton
Bill Whitesell
Jim Cronley
Paul Snider
John Fleming, Esq.
Te l : 850.438.561 8 Fa x: 850.434.3690
PHASE I
Conceptual Site Plan
Sm a l l Busin e ss De ve l o pm e n t
On e sto r y residential structure
68 to ta l o n gr a de pa r kin g spa c e s
68 to ta l o n gr a de pa r kin g spa c e s
.First .Floor.
1 3,200 SF Mixe d-use
Se c o n d Fl o o r -
15 Workforce housing flats
Fir st :Fl o o r -
15; 0005F Mixed-use.
Second Floor-
1 5 Wo r kfo r c e ho usin g fl a ts
City RFP Ar e a
1 0 Br o wn sto n e Re side n tia l l o ts
P ha se ] o f the
Veterns Lake at Hawkshaw
HAW HAW
LWi((t
50,200 squa r e fo o t
Mixe d-use Buil din gs
41, 900 square foot
mixed-use Buildings
5 Level Covered Parking Deck
340 pa r kin g spa c e s
3.76,000 squa r e fo o f Ha wksha w
Offic e To we r
HAWKSH
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La n d Use Or din a n c e -Va r ia n c e Re que sts
Se tba c ks 12-2-12 (A)(4)(c): Re quir e s se tba c ks o f 5 o r 1 0 fe e t fr o m r ight-o f-wa y.
Va r ia n c e n e e de d o n se tba c k r e quir e m e n ts ba se d o n ur ba n c ha r a c te r o f de sign .
Re quir e s 75% m a xim um l o t c o ve r a ge .
2. Lo t Co ve r a ge 12-2-12 (A)(4)(i): Va r ia n c e r e quir e d to e xc e e d 75% l o t c o ve r a ge ba se d
o n ur ba n c ha r a c te r o f de sign .
4. Str e e t Fr o n ta ge 12-2-12 (A)(^l)(d): Str e e t fr o n ta ge o f 50 fe e t m in im um r e quir e d fo r
in dividua l l o ts. Re quir e va r ia n c e to ha ve str e e t fr o n ta ge s l e ss tha n 50 fe e t if n e e de d
(e .g. a t br o wn sto n e s).
5. Building He ight 1 2-2-1 2 (A)(4)(e ): Lim its buil din g he ight to 1 p0 fl e e t. Va r ia n c e
required to exceed 100 feet if needed.
6. Driveway Separation 1 2-2-1 2 (A)(4 )(^ : Requires minimum driveway separations.
Variance required to allow reductipn of driveway spacing ( e. g. at brownstones)-
7. La n dsc a pin g Co ve r a ge 1 2-6: Re quir e s guide l in e s to be fo l l o we d fo r zo n e s n o t l iste d.
Typic a l c o ve r a ge r e quir e m e n t is 20-25%. Va r ia n c e r e quir e d to ha ve l e ss c o ve r a ge
o f l a n dsc a pin g ba se d o n ur ba n c ha r a c te r o f de sign .
8. P a r kin g Co un t 1 2-3: Re quir e s pa r kin g r a tio s fr o m 1 /75 SF to 1 /300 SF. Va r ia n c e
n e e de d io use 3/1 000 SF pa r kin g r a tio a c r o ss site due to c ur r e n tl y un de fin e d m ul tipl e
use s a n d sta gge r e d use tim e s a c r o ss the site .
9. Ge n e r a l No tific a tio n : The pr o po se d de sign r e quir e s the c l o sin g o f o n e bl a c k o f
Co l fa x a n d the po ssibl e futur e c l o sin g o f o n e bl o c k o f Sa l a m a n c a .
1 0. Ge n e r a l No tific a tio n : The pr o po se d de sign r e quir e s the pl a c e m e n t o f a ho l din g
po n d/we tl a n ds fe a tur e o n a dja c e n t pr o pe r ty so uth o f the RFP site .
II
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