Navy Base to Neighborhood by New Broad Street Realty

N A V Y

B A S E

T O

N E I G H B O R H O O D

T H E B A L DW I N PA R K S TO RY

Baldwin Park has become a beautiful Orlando neighborhood thanks to the effor ts of thousands of individuals and organizations. Weâ&#x20AC;&#x2122;ve tried to name ever y one and we do apologize to those inadver tently omitted. 1st Baldwin Park Resident Phyllis Fuller ACI Larry Adams, John Cunninghan Aerial Innovations Jenny Smith Albritton Williams, Inc. Mitchell Joubert, Charlie Lichtblau, Gary Walker Allstate Insurance Co. Lou Biron Angco Striping, Inc. Steve Mitchel, Angie Stanton ARA Mark DeBaptiste, Kevin Judd Audubon of Florida David Anderson, Eric Draper,

Charles Lee, Cynthia Zeigler Baker & Hostetler Jim Mitchell Baldwin Park Development Company Ric Adkins, Lizzie Albino, Chuck Bell, Colleen Bolena, Scott Bullock, Jan Burns, John Classe, Joe Cloyd, Denise Colston, Mary Cothron, Zachary Elker, Matt Engfer, Douglas Freedman, Karen Gatlin, Sean Lackey, Domenic Lanni, Kimberly Meeks,

Holly Miller, Janet Morris, Zahide Mukoie, David Pace, Paula Parr, Alistair Penny, Larry Pitt, Kristina Pope, Derick Schirm, Mary Schutte, Jane Smalley, Sharon Thomas, Donna Tucker Baldwin Park Realty Anthony Amadore Jr., Gale Bagwell, Vicky Benedon, Eric Bruaw, Sadra Burris, Janice Chen See, Linda Dougan, Gary Kelly, Jan Kniceley,

Marilyn Lisiak, Amanda Lister, Diane Martin, Rachel Pope, Helen Riggins, Janet Smith, Teresa Stokes, Linda Watts, Syretta Whitaker Barry Real Estate Companies, Inc. Hal Barry, Jimmy Barry, David Barry, Chris Schoen Base Reuse Commission John Ariale, Rick Bernhardt, Rita Bornstein, Charlie Edmundson, Rick Fitzgerald,

Mike Griffin, Dick Harkey, Commissioner Frankee Hellinger, Dr. John Hitt,Ted Hoepner, Mayor Glenda Hood, Dr. Hooks, Bruce Hossfield, Mayor David Johnston,Tom Justice, Peter Latham, County Chairman Mel Martinez, Reggie McGill, John McReynolds, William Miller, Joe Mittiga, Rich Morrison, Jim Pugh, Dr. Shaw, Kim Shephard, Herb Smetheram,

Harry Smith, Joe Swedish, Rick Tesch, Rear Admiral Tillotson, Roy Wright, Zip Zipperly BellSouth Telecommunications, Inc. Richard Andrade, Donald Bolden, Phil Ryan Breedlove, Dennis & Associates Bruce Biltgen, Mark Breedlove, Dr. W. Michael Dennis Bright House Networks Darell Bright, Tracey Domostoy, Tammy Gonzales, Todd Hudson,

P.J. King Broad & Cassel Vern Bennett, David Brown, Wanda Brown, Rob Rosen Builder Magazine Boyce Thompson Cahill Custom Homes Steve Cahill, Dave Cahill, Beau Einheit, Sherie King, Judd Webster Cambridge Homes Karen Albamonte, Jim Allen, Mike Arena, Joe Atwell, Mike Carver, Donna Cento, Jimmy Clark, Cathy Cura-Barber,

Lance Earl, Brent Hall, Sue Karst, Robert Lumpkin, Andrew Mosher, Susan Moss, Terry Mutch, Rick Norton, Bill Orosz, Jason Paris, Greg Peck, Jonathan Pleger, Bret Poe, Marcus Robinson, Shea Smith, Justin Smith, Scott South, Sparkman Summerall, Wayne Tingle, Tito Vicente, Kirk Wallace, Steve Wood Castle Constructors Francisco Blanco,

Jesus Cruz Cathcart Contracting Co. Matt Blanton, John Cathcart, Jason Scarborough, Jeff Turek CB Richard Ellis Nan McCormick Celebration Associates, LLC Amy Westwood Centergate Residential Kelly Dunbar, Kim Estacio, Sean Flanagan, Bruce Fairty, Bambi Harasti, Corbin Johnson, Jim Kelly, Tom Pankey, Mark Tennison Centerline Homes

Debra Cricco, Jerry Guidace, Cheryl Hoey, Jim Hofford, Craig Perry, Ozzie Sosa Central FL Crushers Independence Recycling Vic Di Geronimo Central Florida Graphics Julie Atwell, Jim Atwell, Justin McConnell CH2M Hill Steve Tsangaris Charles Clayton Construction Charlie Clayton, Paul Pistulka Charles Wayne Daryl Spradley City of Orlando

- Police Department Tom Sommersdorf City of Orlando Staff Bob McClelland, Richard Bernhardt, Susan Blexrud, Byron Brooks, Dana DeClerk, Dykes Everett, Kevin Edmonds, John Everston, Jose Fernandez, Dan Gallagher, Dean Grandin, Jr.,Tom Hite, Bruce Hossfield, Rick Howard, Jim Hunt,Tim Johnson, Nancy Jurus-Ottini, Fred Kittinger,Tom

Kohler, Richard Levey,Tony Lofton, Kevin McAnn, David Metzker, Mickey Miller, Alan Oyler, Linda Painter, Roy Payne, Lisa Pearson, Danny Pleasant, Mike Rhodes, Wayne Rich, Jean Roush-Burnett, Kevin Tyjeski, Rich Unger, Dayna Walters, Dena Wild, Christy Wood Cuhaci & Peterson Jed Downs, Mike Lynch, Lonnie Peterson Dave Konkol Homes

David Konkol David L. Skyles Architects David Skyles David Weekley Homes Sanya Avazpour, Kim Batchelor, Randy Braden, Ted Brock, Niki Caruso, Tracy Charpentier, Don Cline, Jennifer Cole, Bo Duffie, Larry Gruen, Dave Hogan, Mike Humphries, John Johnson, Donna Judson, Scott Kalman, Kendra Leaman, Kay Logan, Andrea Lukonic,

Ken McDonald, Roger McLeod, Gail McNulty, Karen Napier, Shelley Norman, Bob Rhode, Anita Santana, Larissa Semilio, Russ Sibley, Larry Strieb, Jill Urso, David Weekley, Bill Wood, David Zink Dean, Mead, Egerton, Bloodworth, Capouano & Bozarth P.A. Lisa Cline, Stan Gravenmier Defense Finance & Accounting Services C. James Desmartin,

Larry Hebrink, Col. Robert Munn, Glenn Osborn, Martin Phillips Derrick Builders Jason Hiatt, Derrick Koger, Tiffani Koger, Tracy Koger, Jerry Koger, Nick Koger Design Communications Ltd. Jon Andreasson, Dan Emrick, Danelle Oakerson, Frank Rodriquez DLA Piper Rudnick Gray Cary US LLP Wilhelmina Kightlinger, Portia Owen Morrison,

Grace Poe, Maria Scherer Donald W. McIntosh Associates John Florio, Donald McIntosh, Michael Todd, Lisa Toney, Jimmy Wallace, Kirby White Dora Landscaping Co. Steve Kossler, James Oyler, Hank Oyler, Paul Oyler Dyer, Riddle, Mills & Precourt, Inc. Don Barton, Wayne Chalifoux EDAW Dennis Carmichael, Todd Hill elliptIQ Kyle Shiflett,

Elliott Stotler Environmental Research & Design Harvey Harper, Jeff Herr EPA Region IV Gregory Fraley Fairwinds Credit Union Edward Baranowski, Tom Embree, Phil Tischer Farmer, Baker, Barrios Architects Monte Olinger First American Title Insurance Co. Debbie Baker, Randall Biederman, Mike Cullinan, Larry Deal, Jim Dyer, Judy Parker

Fishel Allen Conn, Charlie Jenkins, Gary Samkowiac Fishkind & Associates Dr. Hank Fishkind, Stan Geberer, Judy Minter Florida Department of Enviornmental Protection David Grabka Florida Department of Corrections John Foster, Richard Hoehn, Ali Johnson Frank Irey Construction Todd Dasso, Lee Greenwood Ganung-Belton Associates,

Inc. Brian Belton, Clay Ganung Gay & Morrissey Architects David Gay, Mike Morrissey General Services Administration Debra Young Geoffrey Mouen Architects Geoffrey Mouen, Tory Parish Ghyabi & Associates, Inc. Gary Huttmann Glatting Jackson Kercher Anglin Lopez Rinehart Kevin Aust, Todd Clements, John Griffin, Jay Hood,

Walter Kulash, Bill Lites, Donald Wishart GMB Engineering & Planners Dante Gabriel Goehring & Morgan Construction Kim Goehring, Mark Goehring, Tannis Goehring, Butch Hewitt, Chris Morgan Greenberg Traurig, P.A. Carol Dutra, Orlando Evora, Robert Gang, Joseph JeBailey, David Oliver, Frankie Smith, Bill Spivey Hannigan Homes

Tom Davis, Alex Hannigan Harkins Development Matt Harkins, Bill Harkins, Fred Metz Hauber Fowler & Associates Sharon Fowler HDR Architects Robert Bosco, Nancy Deam, Anh Loan Nguyen, Scott Rowan, Sean Wicks Hensel Phelps Construction Co. Ken Petterson, Jeff Wenaas Herbert Halback Fred Halback Continued on the inside back cover.

“Here’s to a vision that will reap rewards for years—and generations—to come.” The Honorable Glenda E. Hood, Mayor of Orlando 1992 - 2003

New Broad Street, Baldwin Park, 2005

FOREWORD Glenda Hood was elected Mayor of the City of Orlando in 1992 and served

Everything about Baldwin Park is what the citizens wanted: the quality

three terms until February 2003 when she was appointed Florida Secretary

of homes, the mixed-use approach with businesses, schools, residences

of State by Governor Jeb Bush, a position she held until November 2005.

and recreation contained on the acreage, and the jobs and tax generation

Throughout her tenure as Mayor, she was a tireless advocate of transforming

it will bring to our community long-term. Orlando is a community of

the former Orlando Naval Training Center into a model of smart growth and

closely-knit neighborhoods and Baldwin Park is yet another outstanding

a neighborhood that would create value for all the citizens of Orlando. These

Orlando neighborhood, fitting in like a glove.

remarks were made by Mayor Hood on June 5, 2001, when the Baldwin Park name was announced.

Baldwin Park’s New Urbanism design is a concept we studied as a viable

Glenda Hood

option of land use and resources. Its far-reaching effects touch our In 1993, when the U.S. Navy announced the Orlando Naval Training environment and preservation of green space, our transportation needs Center closing, I think the feeling in the community was one of loss. and our overall sense of community. Baldwin Park is a model community The base had been part of the fabric of Orlando for so long. and is a prime example of smart growth. Being the resilient community we are, we began to focus on what the The planning and partnerships that brought Baldwin Park to fruition base property could become, what it could mean to our growing, thriving had one clear vision: Of the day youngsters rode their bicycles on community. Our citizens would accept nothing less than a spectacular community sidewalks, families picnicked in one of the community’s parks, replacement and Baldwin Park is just that. and grandparents watched their grandchildren thrive in a true neighborhood. Throughout the process of the Navy closing the base and the land reuse Here’s to a vision that will reap rewards for years—and generations— planning, the City worked as the Navy’s agent. We never took long-term to come. title to the land, but rather worked with the federal government on its sale and end use. As the facilitator of this exemplary project, it was our responsibility to be good stewards of public dollars and not incur liability for land that had serious environmental concerns.

Photo courtesy of the Orange County Regional History Center Research Center

PART ONE:

A PROUD MILITARY HISTORY The military history of the land that is now Baldwin Park began in 1940

Center was responsible for the development, production and maintenance

on the eve of World War II when Orlando’s population was just over

of air, sea, subsurface, land, and space trainers applicable to all types of

35,000. The Army Air Corps arrived to set up a training facility off East

military situations. The Naval Advanced Undersea Weapons School and

Colonial Drive, adjacent to the Orlando Municipal Airport (now

the Personnelman Class “A” School were also housed on the sprawling

Orlando Executive Airport.) Over the next 28 years, the facility known

campus, along with a 200-bed Naval hospital, and extensive Naval

as the Orlando Air Force Base expanded and contracted and was passed

printing, publishing, contracts administration and construction functions.

among various branches of the armed forces. Two years into operation, the NTC had spent $20 million on new

The Blue Jacket, a 249-foot landlocked training ship, scaled to two-thirds the size of a Destroyer Escort, sat at the end of the 12-acre drill field.

In December 1966, Under Secretary of the Navy Robert H. B. Baldwin

construction with plans for an additional $60 million. The payroll

announced that Orlando had been chosen as the site for the country’s

generated by Navy recruits alone in 1970 was $34 million. In addition,

third Naval Training Center. Orlando was selected because of its

the NTC employed 1,550 military personnel and 2,100 civilians.

temperate climate, a good transportation network, sufficient family In 1973, Orlando became the sole site of recruit training for enlisted

housing, and availability of the mostly dormant Orlando Air Force Base.

women. Prior to this, women had been trained at Bainbridge, Maryland. The Orlando Naval Training Center (NTC) was commissioned on July 1,

The move to Orlando created the first co-ed training site for enlisted

1968, and rapidly became a showplace among training commands in the

men and women.

armed forces. Its primary mission was the indoctrination of enlisted personnel at the Recruit Training Command. The modern campus

In the mid-1970s, the Nuclear Power School relocated to Orlando from

included five barracks for 3,600 recruits at a time, a 4,600-man mess hall, a

facilities in California and Maryland. The school trained officers and

classroom building, a recruit chapel, and a training ship mock-up. By 1973,

enlisted sailors in nuclear propulsion after formal training elsewhere.

facilities were doubled in size to accommodate a recruit population of 8,000. In 1981, a modern high-rise hospital replaced the former Navy At its inception, the NTC also hosted advanced and specialized training

hospital to provide complete medical care to the growing active-duty

for officers, enlisted personnel and reservists. The Naval Training Device

and retired military population in Central Florida.

LEFT: Some of the country’s best aviators were trained at the Orlando Air Base between 1940 and 1959. CENTER: U.S. Secretary of the Navy John H. Chaffee inspects the grads during a 1970 visit. RIGHT: Many dignitaries and noteworthy figures visited the Orlando Naval Training Center. Here, astronaut John Young (left) watches a graduation ceremony. Each week, 800 new recruits arrived for an 11- week training program. Graduation was held every Friday morning.

A Military Timeline SEPTEMBER 1940

1943

1951

1967

1975

The Army Air Corps arrives at Orlando Air Base to set up a training program. The AAC produced 5,000 tactical fighter pilots at its Interceptor Command School.

Orlando Air Force Base grows to 2,757 acres of land, taken over from private owners and the City. More than 700 buildings and 34 miles of streets are constructed. Army Air Force Tactical Air Command (AAFTAC) becomes the most well regarded and highly secretive training school.

The Korean War puts the base back in business as an aviation engineers training school.

Navy Training Devices Center completes move to Orlando.

Navy’s Nuclear Power School moves to Orlando NTC.

JULY 1, 1968

1993

1953 The Military Air Transport Service takes over the base. Air Rescue Service moves to Orlando shortly after.

The U.S. Naval Training Center, Orlando, is commissioned. Navy officials call Orlando NTC “the showcase of the Navy.”

The federal government orders Orlando Naval Training Center closed.

1949

1956

SEPTEMBER 1968

AAFTAC base is deactivated, but does not close on paper. The Civil Air Patrol becomes a caretaker unit.

Flight service moves from what is now Orlando Executive Airport to McCoy Air Force Base.

The Recruit Training Command is completed.

1942 The Army Air Force School of Applied Tactics moves to Orlando to meet the increasing demand of personnel training and improving battle tactics.

DECEMBER 1998 Final class of Nuclear Power School graduates. Orlando NTC closes for good.

February 1992 marked another historic undertaking as the Recruit Training Command organized its first co-ed or mixed-gender recruit companies. The pilot program included nearly 900 recruits. Just one year later, the Orlando Naval Training Center and many other military installations across the country were ordered to close by the 1993 Base Realignment and Closure Commission (BRAC). The Recruit Training Command graduated its last company of 459 recruits on December 2, 1994. More than 652,000 recruits had graduated in 1,321 Pass-In-Review ceremonies over the previous 26 years. The command closed officially March 31, 1995. The Navy hospital closed in June of that year, and has since been converted into a Veterans Administration Outpatient Clinic. The base was decommissioned in December 1998 upon the graduation of the final Nuclear Power School class.

A Favor, Mr. President? The Navy had shipped out, and Orlando was left with an Martin Andersen, publisher of the daily newspaper, todayâ&#x20AC;&#x2122;s Orlando Sentinel, is credited with securing a

1,100-acre hole in the heart of the city.

Navy base for Orlando. The story goes that in 1964, while riding in a motorcade through Orlando with President Lyndon B. Johnson, LBJ asked Andersen what he could do for the newspaperman. Andersen asked for a space facility like Houstonâ&#x20AC;&#x2122;s. Shortly thereafter, he got a call from Washington. No deal on the space center, but word was that a Navy base was coming.

Photos courtesy of the Orange County Regional History Center Research Center

PART TWO:

THE LONG JOURNEY TO GREENFIELD The Department of Defense

more than 600 single-family and duplex homes that was redeveloped as

recognizes that the closure of

affordable for-sale housing; Herndon Annex, a group of warehouse

military bases delivers a serious

facilities next to Orlando Executive Airport; and Area C, a group of

economic blow to the communities

warehouse facilities a half mile west of the Main Base.

that have hosted its installations. In an effort to put available

With financial assistance from the U.S. Department of Defense, the City

property to productive use

established and staffed an NTC Base Reuse Office, and hired a consulting

and spur economic recovery,

team headed by BRW, Inc., to assist in preparing a Base Reuse Plan, a

the federal government charges

process that took about 11 months.

the community with designing The consultants conducted a thorough inventory of the physical,

its own redevelopment plan.

environmental, and economic conditions of the NTC property and the When the BRAC Commission made its 1993 announcement that the

surrounding neighborhoods. They identified the site's opportunities and

Orlando Naval Training Center would close in 1998, the City of Orlando

constraints, and established the goals and objectives for reuse. They

seized the opportunity to shape its destiny. Mayor Hood immediately

considered a variety of land use plans and ultimately presented the Reuse

appointed a Base Reuse Commission, made up of 150 Central Florida

Commission with a plan based on the principles of New Urbanismâ&#x20AC;&#x201D;

business and government leaders, to identify alternative uses for the

a walkable neighborhood of various-sized homes and apartments with

mountains of rubble

land that would support local goals for economic and community

schools, offices, shops and restaurants.

that was cleaned, crushed,

development. Over the next two years, the Commission held 174

Demolition of the Orlando Naval Training Center buildings created

and recycled into road beds and storm water filtration systems.

Upon the conclusion of the Commission's work in 1995, the City of

public meetings to solicit citizen input and feedback.

Orlando established a seven-member NTC Advisory Board to guide The NTC included four separate properties, all within the City of

implementation of the Reuse Plan. More than 100 additional public

Orlando: the 1,100-acre Main Base, most of which is now Baldwin Park;

meetings were held to hear public comment on plan refinements and

the McCoy Annex near Orlando International Airport, a complex of

developer selection.

The next step was the preparation of a realistic Business Plan that

residents wanted to see built. At three different meetings, citizens viewed

capitalized on the unique opportunity but avoided unacceptable levels

and rated 240 slides depicting single-family homes, multi-family homes,

of risk and public investment by the City.

pedestrian areas, transit possibilities, commercial land uses, offices, streets, parking, signs and civic buildings.

The Business Plan, prepared by Real Estate Research Consultants, included appraisals of all the base properties, estimates for new and

The survey results were presented at an all-day workshop where residents

enhanced infrastructure requirements, and a cost and character analysis

rolled up their sleeves, grabbed markers and put their ideas of how they

for new roadways. Estimates for the demolition of unusable buildings

would like to see the area developed down on paper. At the end of the

and infrastructure, phasing plans, financial pro-formas, and an assessment

day several themes stood outâ&#x20AC;&#x201D;linking the site with surrounding

of the impact the project would have on City service costs and revenues

neighborhoods, providing public access to lakes, using open space to form

were also factored in.

a network of green throughout the project, creating a vibrant main street, and dispersing automobile traffic through a gridded street network. Using

The value came in at less than $0.

these themes, Nelessen created an Urban Design Plan implementing these ideas through the use of Traditional Neighborhood Development

Meanwhile, the Navyâ&#x20AC;&#x2122;s appraiser said the property was worth $20 million.

(TND) principles.

The impasse on value would ultimately be resolved when the national A complete Concept Plan for the site was created. This plan provided

development community was invited to submit bids.

for balanced long-term growth with approximately 3,000 residential The design phase for redevelopment began in early 1997, approximately

units and over 2.7 million square feet of commercial space.

two years after the Base Reuse Plan had been approved. The City hired

A pedestrian-oriented village center that included retail, office and

a consultant team headed by A. Nelessen Associates to prepare a detailed

multi-family residential uses was the focus. The two lakes on the site

Urban Design and Transportation Plan using the approved Base Reuse

were identified as public space, and a corridor linked the lakes with

Plan as a guide. A second consultant team led by Post Buckley Schuh &

parks and other open spaces, thereby connecting it with wildlife

Jernigan and WBQ Design & Engineering, Inc., was hired to design a

corridors in the surrounding areas.

supportive Infrastructure Plan. This process not only produced a clear concept of community Citizen input was a valued component of the design process. A visual

expectations, but also resulted in a set of principles that could

preference survey was conducted to determine the type of buildings area

inspire the creation of rigorous design guidelines.

The concept plan proposed by Orlando NTC Partners.

The Orlando NTC Partners proposal envisioned a waterfront village center and public access all around the lakes.

Aerial shots of the Orlando Naval Training Center before and after demolition. Note the large oak trees that were spared and ultimately relocated.

With a clear vision articulated, the City now sought a development

proposed 1,900 homes and condominiums, 1,300 apartments, 1.5 million

team that understood and could implement that vision. Four nationally

square feet of offices, and 350,000 square feet of shops and restaurants in

recognized development teams were short-listed for simultaneous

a town center, for a total cost value of $500 million over 12 years.

negotiations: Orlando Partners was to pay the City of Orlando $5.8 million for the • OAKHURST PARTNERS, including the developer of Haile Plantation in Gainesville, Trammell Crow Company, Pulte Homes, and architect Andrés Duany.

1,100-acre tract plus another $3.5 million to be put in a trust fund to

• ST. JOE/CNL, Florida’s largest private property owner paired with Orlando’s largest real estate investment firm.

The Navy and the developer would share the estimated $1.7 million cost

provide homeless services.

of removing arsenic-contaminated soil from the old golf course on the

Six months after the City of

• WCI COMMUNITIES, developer at the time of more than 20 master-planned communities, some larger than the NTC tract.

property. Beyond that, the Navy and federal government would retain

• ORLANDO NTC PARTNERS, a four-member consortium including Mesirow Stein Real Estate of Chicago, Carter & Associates of Atlanta, Atlantic Gulf Communities of South Florida, and the Pritzker family business interests.

obligated itself to the removal and remediation of the roads and all

responsibility for soil and groundwater cleanup, while the developer

vertical structures. The goal was to close on the deal by July 1998 and begin the 16-month demolition process immediately so that the first residents could move in by the end of 2000.

Orlando sold the property

During this period, City staff actually became a part of each of the four to Orlando NTC Partners,

development teams to help improve the quality of the submissions and

Within weeks, those plans were put on indefinite hold when a local

demolition began on 4.5

clarify the community’s objectives. City officials repeatedly said that the

resident filed two federal lawsuits, contending that insufficient time had

million square feet of

speed with which a bidder proposed to get fallow land onto the tax rolls

been allowed for federal agencies to evaluate ownership of the buildings

was as important as the actual price they were willing to pay for the land.

at the NTC. One suit died quietly the following year, and the other was

buildings, roughly

dismissed by an appeals court. In October 1999, six years after the base

equivalent in scope to 25% of the structures in downtown Orlando.

In May 1998, after six weeks of proposal evaluation, in-person

closure was announced, the City of Orlando finally bought the property

presentations, and visits to other projects the developers had undertaken,

from the Navy and immediately resold it to the developer, who had been

the City chose Orlando NTC Partners (now Baldwin Park Development

selected nearly two years earlier.

Company). Consistency with the Concept Plan, international experience, local sensibility, and the integration with the natural environment were

The long delay had discouraged three of the original four lead players

major factors in selecting this team. Perhaps more important, they

of Orlando NTC Partners, the team that had won the development

already had won redevelopment rights to two abandoned military

competition. By the time the sale closed, the fourth member of the

installations in the Chicago area. The Orlando NTC Partners plan

team—Chicago’s Pritzker family—was in sole control of the project. 13

ONE OF THE WORLD’S LARGEST DEMOLITION & RECYCLING PROJECTS Today, only five buildings from the Naval Training Center remain.

The asphalt from old roads was used to build new ones, both within the

The rest of the facility was razed with painstaking care to recycle nearly

community and elsewhere. Other flotsam from the base, like old sinks

everything that was salvageable. In total, 256 buildings, 200 miles of

and toilets, turbines, HVAC chillers, compressors, generators and tanks,

underground utilities, and 25 miles of roads were dismantled, yielding

was sold by the demolition contractor to salvage companies to

600,000 tons of concrete, 80,000 tons of asphalt, and 240,000 tons of

be refurbished for resale. A new owner was even found for a torpedo

limerock. Many believe that this was the largest single-phase demolition

launcher, which was acquired for the value of the metal.

and remediation project in the history of the United States. By mid-August 2001 demolition of all buildings was complete. the The clean concrete rubble was crushed for use in new road beds and

process had taken 16 months and 400,000 man-hours. The debris

other projects. This process literally created mountains of material,

had been put to good use. The asbestos and lead-based paint from the

visible from miles away.

buildings had been properly managed and disposed of. Arsenic in the soil on the former golf course had been removed and the ground

About a third of the crushed concrete was used in an exfiltration trench

remediated. The City of Orlando agreed that the developer had met all

created to improve water quality in the lakes on the property. An area

the conditions necessary to designate the site as a “greenfield” property.

2,000 feet long and 300 feet across—about the size of 15 football fields was excavated, lined with permeable fabric, filled with the concrete

With a green light from the City, the land was ready to be lived on

pieces and topped with soil and grass. The storm water that used to drain

again. The developer could begin the process of installing infrastructure

directly into Lake Baldwin and Lake Susannah is now filtered through

and parks, and of selling parcels to residential and commercial builders.

underground systems that serve much the same purpose as retention

A new neighborhood would soon rise on the land where Navy recruits

ponds. Instead of a massive retention pond, the community got 16 more

once marched and trained.

acres of park land. This on-site recycling also saved an estimated 30,000 dump truck trips to the landfill.

Some buildings that were scheduled for 40 days of demolition work required 4 months and a 26,000-pound wrecking ball to bring down. The demolition team was astounded by the amount of steel rebar the Navy had used during construction.

THE VALUE OF PATIENCE William Hudnut is Senior Resident Fellow with the Urban Land Institute in Washington, D.C. ULI is a membership-based nonprofit organization that promotes responsible leadership in the use of land in order to enhance the total environment. Before joining ULI in 1996, Hudnut served in Congress and as Mayor of Indianapolis. These comments are from a 2002 interview. There are lots of possibilities with closed military bases. In Orange County, California, the closed base was turned into a huge park. In Indianapolis, a town center with residences–some old and some new—was created. In Colorado, the city leadership partnered with the University to develop a technology center. The same thing was done in Alameda, California, with a facility for the homeless and a youth development facility. Orlando’s plan represents a good model because it will accomplish several goals: provide quality single-family and multi-family housing, preserve important green space and blue space (the lakes), and give people an opportunity for in-town living as opposed to living farther out. This cuts down on traffic congestion and air pollution. Baldwin Park meets a number of different needs and purposes, and it adds up to a beautiful project. But it is not without risk—after all, the developer had to spend tens of millions on demolition, remediation and new infrastructure before a single parcel could be sold to builders. That’s why financing was offered to the developer by the City of Orlando. This type of financing package is not unprecedented. You have to have cooperation between the public and private sector because these projects are too big to take on alone. Sometimes this cooperation is perceived as a sweetheart deal, but frankly, if all possible objections were first removed, nothing would ever get done. In this case, the truth is that the developer was being asked to turn a sow’s ear into a silk purse. Baldwin Park will yield hundreds of millions in new property tax dollars for schools and local governments over the next 30 years. This fiscal component to Baldwin Park, the rewards of which will be reaped by all Orlando-area residents, proves the value of being patient and doing the process right.

FEW TAKERS When federal land like the Orlando NTC is vacated, there is a governmentmandated hierarchy of who can claim it. Native Americans top the list, but made no claim to the NTC land. Next in line are federal, state and local agencies. Five federal agencies looked at available buildings for their use, and two chose office buildings which were exempted from the eventual sale to the developer. Since the NTC was basically a college campus, it would make sense that its classrooms and dormitories could be reused for other educational purposes. The University of Central Florida, the Florida Department of Education, and the Florida Department of Law Enforcement each expressed interest and explored the feasibility of doing so. They discovered the many quirks of military construction, like eight-story buildings without elevators and restrooms on alternating floors. Lead-base paint and asbestos, which was typical before 1970, would have to be Demolition produced heaps

removed, as would arsenic which had been used for weed control on

of rubble from 200 miles

the golf course and ball fields. The Navy was committed to do its part,

of underground pipes,

but the clean-up issue detracted from the propertyâ&#x20AC;&#x2122;s appeal. None of

25 miles of roads, and acres of parking lots. All the

the lookers put in an offer. Homeless agencies also have priority rights to surplus federal property. The

materials were either

Coalition for the Homeless and a network of other providers applied for 22

recycled on site or resold.

buildings to be used for transitional housing and mental health treatment services, but their proposal was deemed inconsistent with the City's reuse plans. Following established precedent, the City agreed to help the groups with an off-property solution through creation of a $5.5 million trust fund for homeless providers, mostly funded from the developers.

The end of an era

Demolition

Exfiltration trench in progress

The Chronology of Land Transfer

JULY 1993 Navy orders Orlando NTC closed. City of Orlando initiates the NTC Reuse Planning Process.

Regional Impact, or DRI. The baseâ&#x20AC;&#x2122;s existing infrastructure and decades of operation in urban Orlando are crucial points in the legislatureâ&#x20AC;&#x2122;s decision to exempt.

input, gathered in a series of town meetings, drives the plan.

MARCH 1995 Mayor Hood appoints Tom Kohler, then head of the Downtown Development Board and Director of the Community Redevelopment Agency, to lead the Naval Training Center Advisory Board.

APRIL 1994 Orlando plays a key role in encouraging the state legislature to exempt closed military bases from the arduous and lengthy review process known as the Development of

DECEMBER 1994 Committees created by Orlando Mayor Glenda Hood and comprised of business people, citizens and taxpayers lay out the blueprint for redevelopment of base. Citizen

Navy-commissioned appraisal values the 1,100 acres at $20 million. Other appraisals put the value at less than $0 due to massive demolition and remediation projections.

uses, with attendees rating options presented. The consulting team reviews citizen input in an all-day workshop to develop a master concept plan for redeveloping the NTC site.

EARLY 1997

SEPTEMBER 1997

Citizen meetings are held to gather input on housing options, transit possibilities and commercial land

Request for Qualification goes out to select the master development team.

EARLY 1996

600,000 tons of crushed concrete

The future standing on the past

Penny Pritzker at name announcement

DECEMBER 1997

JUNE 1998

DECEMBER 1999

APRIL 2000

AUGUST 2001

Four development teams are selected to make proposals for the redevelopment of the site based on the committee’s design plan. Sealed bids, public presentations and a two-day bus tour of other developments in Florida are part of the process.

Plans put on hold due to the filing of two federal lawsuits challenging the reuse process.

Demolition of NTC begins.

Demolition and drainage work is completed. Baldwin Park achieves crucial “greenfield” status.

MAY 1998

OCTOBER 1999

Orlando NTC Partners is chosen by City Council to redevelop the base.

Orlando NTC Partners completes purchase of the property.

Urban Orlando Community Development District created by the Orlando City Council. In a publicprivate partnership that encourages smart growth by limiting risk for the developer, city agrees to loan Orlando NTC Partners up to $14 million to begin the demolition of 256 buildings All proceeds were repaid with interest.

DECEMBER 1998 Final class of NTC nuclear power school graduates. Navy base closes for good.

JUNE 2001 The name Baldwin Park is announced by Mayor Hood at a ceremony attended by more than 200 people who had been involved in the base reuse planning process.

PART THREE:

THE MAKING OF BALDWIN PARK Great places start with great placemaking. And from the beginning, the

were in place. And more than 100,000 people already lived within a

leaders of Baldwin Park studied the specific elements and qualities

three-mile radius, giving its restaurants and businesses a ready-made

that characterize successful places. The collaboration among planners,

base of potential customers.

architects and developers to create great places has taken on many names—Traditional Neighborhood Development (TND), New

During the planning stages, the biggest concern voiced by nearby

Urbanism, Smart Growth—but regardless of name, the desired result is

residents and the City of Winter Park was the effect Baldwin Park would

the creation of an authentic place that’s comfortable and has great scale.

have on traffic. At the height of operations in 1992, the Navy base had housed a community of 17,000 sailors, instructors and staff. Even with

Baldwin Park is a place where residents can enjoy recreational activities,

the base closed, local roads were choked with traffic, and many feared the

go shopping, go out to dinner, and spend time with friends—all without

new population of 14,000 people living and working in Baldwin Park

having to get in the car. It is the antithesis of the suburbs where there

would make matters far worse. A four-lane thoroughfare was proposed to

is only one available lifestyle: driving to everything.

link Corrine Drive with S.R. 436 as a way to unburden Aloma Avenue to the north and Colonial Drive to the south.

Baldwin Park is a

Traditional neighborhoods share common fundamentals: a clear center walkable community by design.

for the community that’s a short walk from most homes, a grid-like

The City of Orlando responded with extensive traffic modeling studies

street network, streets that are narrow and calm, a mix of residential

that concluded what the New Urbanists already knew: an open grid

and business uses, and special sites for landmark buildings.

network of streets would relieve traffic on surrounding streets rather than contribute to it. Where there were once just four ways in and out of

While Baldwin Park embodies all of these principles, it differs from most

the base, there are now 32 entrances and exits moving cars through

new TNDs in a remarkable way: It is located within a thriving city, less

the neighborhood, rather than around it, on 27 miles of new streets.

than 10 minutes from the heart of downtown. As an infill project,

Traffic studies demonstrated no need for the proposed four-lane

Baldwin Park is a solution for, rather than a contributor to, the region’s

connector, which would have effectively cut Baldwin Park in half.

sprawl. No new lanes or interchanges were needed on the interstate.

Instead, the two-lane Lake Baldwin Lane connects commuters from

Power supplies, water treatment plants, wastewater facilities and schools

S.R. 436 to Colonial, at calm speeds and with a view of Lake Baldwin.

At Baldwin Park a sense of arrival comes from the change in architecture and detail. There are no perimeter walls, gates or elaborate water feature entries. Instead, major points of entry are marked merely by a small, tasteful signpost and a large, old tree. Everything is designed to make the neighborhood a safe and attractive place for pedestrians and bicyclists. The streets in Baldwin Park are very narrow and speed limits are low. On-street parking requires vehicles to occasionally “weave.” This causes cars cutting through to do so in a calm and orderly fashion. There are stop signs, not traffic lights. More than 50 miles of wide sidewalks, walking paths and bike paths invite people to keep their cars in the garage, most of which are accessed from rear alleys. Traditional architectural styles found in pre-1940s Central Florida neighborhoods are the inspiration for all Baldwin Park homes. Timeless local versions of Revival, Classical, Coastal, Craftsman, Florida Vernacular and Mediterranean home styles create beautiful streetscapes, allowing Baldwin Park to blend gently into older historic neighborhoods. Inside, the homes are made for modern living with open floor plans, bonus rooms, large master suites and all the conveniences that contemporary buyers prefer. Because quality architecture is fundamental to placemaking, attention to the details that go into the design of the buildings and homes is crucial. The builders and architects of Baldwin Park turn to the design guidelines and community pattern book for both rules and inspiration. This is a comprehensive collection of photographs, accepted architectural styles

From the beginning Baldwin Park was designed to be a “front porch” community. Front

and guidelines for massing and detailing to maintain authenticity and

porches are an integral part of the success of a TND — they bring residents outside their

foster a harmonious yet diverse neighborhood.

homes and into the daily life of the community. Elevation of porches above street level allows for privacy while still being conducive to interaction among neighbors.

The town architect approves all plans prior to construction, and works with homeowners on additions or modifications to ensure compliance with the architectural covenants while leaving room for individual expressions of taste and personal style.

The Baldwin Park pattern book establishes the parameters for acceptable architectural styles.

The opportunity for students to walk or ride bikes to top-rated public

Five classically styled office buildings in the Village Center, totaling

schools is a prized asset for Baldwin Park residents. Audubon Park

over 200,000 square feet of executive suites and Class A space, are

Elementary, which is just blocks away, will one day be supplanted by

under development for lease to dozens of local and regional firms.

a new lower school within Baldwin Park for which 13 acres are now reserved. The new Glenridge Middle School opened in Baldwin Park in

Outside the Village Center, a national insurance company purchased a

the fall of 2003, replacing an aging and outgrown structure across the

nine-acre lakefront site for a regional headquarters building. Nearby,

road. And Winter Park High School, which borders the neighborhood,

12 acres is devoted to small-scale individual-ownership office buildings

has been the beneficiary of donated acreage and new access points.

for doctors, dentists, law firms and others offering professional services. Though Baldwin Park Development Company anticipated that it would

Architectural landmarks make the Village Center a

Offices, retail stores and restaurants are concentrated in the Village

take up to ten years to complete commercial development, all parcels to

Center, an eight square-block area on the southwest shore of Lake

accommodate the 940,000 square feet of commercial space were either

Baldwin. A third-party developer built 190,000 square feet of retail

sold or under contract by early 2005.

vibrant venue for retail,

space including a full-size grocery store, a drug store, banks, a wide restaurants and offices.

array of smaller merchants, and a variety of casual restaurants, some

The overall density in Baldwin Park is similar to suburban developments,

with lake views.

yet the feeling is very different because of the large tracts of green space and the open vistas across the two lakes. In the suburbs, individual lots are typically larger, but neighborhood parks are rare, and lake access is

Glenridge Middle School

often limited to those whose homes are on the water.

opened in August 2003.

The concept of Baldwin Park is that a bit of land is â&#x20AC;&#x153;borrowedâ&#x20AC;? from each homesite and contributed to the common areas, creating 200 acres of parks that are enjoyed, and maintained, by the community or the City of Orlando. The park network places a usable expanse of green within a short walk of every residence. On the north side of Lake Baldwin, a seven-acre site was donated for a veterans memorial park. The 55-acre Blue Jacket Park fans out from the new Glenridge Middle School eastward to the shore of Lake Baldwin. The developer bought the

site from the City of Orlando in 2000, returned the land to greenfield condition, and gave it back to the City as part of the Cornerstone Parks program. The City then formed a joint use arrangement with the Orange County School Board, which contributed the middle schoolâ&#x20AC;&#x2122;s recreational facilities budget, and built extensive amenities that are shared by students and residents of Central Florida alikeâ&#x20AC;&#x201D;a track and field complex, lighted baseball fields, tennis courts, and basketball courts. The park also includes a soccer lawn, picnic areas, a play area with concession stand and restrooms, a fitness trail, a fountain plaza, and ample public parking. Bermuda grass was selected for the developer-provided parks because it is soft, attractive and durable. Some parks include playgrounds, others have ponds, and some are simple manicured open spaces in front of or behind homes. Two large community parks, Enders Park and Corrine Commons, provide swimming pools, playgrounds and community-center buildings with fitness facilities and meeting rooms. New Broad Park, a five-acre linear park that curves up New Broad Street toward the Village Center, surrounds a meandering pond. A panorama of the grand homes on the street is visible from the arched footbridge that crosses the pond at mid way. The Orlando firm of Glatting Jackson served as master landscape architect, providing the design for the parks, streetscape elements and common areas throughout the residential areas and Village Center. All residents, renters and owners alike, enjoy amenities that include neighborhood community centers, pools, fitness facilities and outdoor play areas. Shown at right is the award-winning Enders Park community center.

Baldwin Park is graced with 250 acres of lakes, yet none of this valuable

Businesses are eager to serve the growing population. New tax revenues

waterfront property will be sold as homesites. The developer and the

are rolling into public coffers. And homeowners are enthusiastic about

City agreed to make all two miles of lakefront along Lake Baldwin and

the escalating value of their property.

Lake Susannah visible and accessible to the public. The City plans to remove invasive plant species from the shoreline and create parks with

The vast majority of Baldwin Park residents previously lived within a

interpretive trails around the lakes. Restoration will result in lakeshore

few miles of the community. Most sought the amenities of a new home,

vegetation that encourages the return of birds, fish, and other wildlife,

but did not want to move from the city. More than 1,100 homes have

while improving water quality.

been sold in the first three years, at an average cost of over $400,000. Although prices are higher than for comparable square footage in the

Throughout Baldwin Park you can see evidence of expert guidance from

remote suburbs, buyers say itâ&#x20AC;&#x2122;s a bargain compared to an urban tear-down

Audubon of Florida which resulted in sensitive land use decisions and a

or remodeling project.

noticeable increase of wildlife to the area. The developer has connected the two big lakes, which are at different elevations, with an ingenious

Some buyers are moving to larger homes; others are downsizing. There

spillway system designed to manage water levels and prevent stagnation.

are singles, couples, growing families, retirees and blended families. Their common ground is the desire to live close in and enjoy the

While the Orlando Naval Training Center was mostly devoid of

diversity and activity inherent in city life, without the problems of

environmental treasures, it had scores of magnificent trees that were

living right downtown.

worth saving. Under the direction of an arborist, more than 100 mature oaks and other large specimens were successfully transplanted and

Residing in a new community has its challenges. Construction traffic,

integrated into the landscape plan. The old trees help create a strong

noise and dust are plentiful in the early years. But as each street is

sense of history and blend the new neighborhood into adjacent

completed and the construction crews move on, normal everyday life

established neighborhoods. When development is complete, more than

begins. Young as it is, Baldwin Park is quickly building a critical mass of

4,000 new trees will have been planted along the streets and in the many

residents who both initiate and participate in neighborhood activities.

green spaces throughout Baldwin Park, providing a shade canopy.

They use the communityâ&#x20AC;&#x2122;s online network to connect, and the gathering rooms, parks, porches, sidewalks and Village Center as places to meet.

Private-sector placemaking is the intersection of master planning,

It doesnâ&#x20AC;&#x2122;t take a social director to bring people together, just the tools

architecture, and a sound business plan. In Baldwin Park, the developer

that encourage people to get out of their houses and get together to

and builders are achieving a desired return on their investments.

form clubs, forge friendships and participate in activities they enjoy.

The neighborhood is also becoming a meeting place for the greater Orlando community. Large-scale events held at the parks or community buildings, signature fundraisers, outdoor concerts, and holiday home tours have attracted thousands of visitors. The Baldwin Park story is compelling but not yet finished. It is fair to say the neighborhood is proving to be more popular than was expected. It is a forward-thinking place that looked back in time for its inspiration, blending tradition with modern-day convenience. It provides a pleasing environment for the enjoyment of all, and it is a tremendous economic windfall for Central Florida, bringing new jobs, new residents and new vitality to the heart of the city. If the hallmark of successful placemaking is a distinct identity, then this place surely qualifies. There is no identity crisis in Baldwin Park. It has quickly become a great neighborhood and it will stay that way for a long, long time.

Carmello Avenue

Ardsdale Mews

Brady Lane

Ardsdale Lane

Stanfield Avenue

High Park Lane

Malden Lane

Baskin Mews

e nu in L ane

Ave

aldw

ale

Wilford Avenue

Kemper Av enue

Lake B

Lind

Upper Park Roa d

Ridley Avenue

Bailey Square Park Bailey Lane

Savona Avenue

Markham Place

Street

ve nu e

St. Ge org

Lin

Garon Lane

ft A cro

e St ree t

Meeting Place

Long view

High g Pl

e enu ld Av Stanfie

Park

their architectural designs with the understanding that everyone would succeed

ace

War dell Plac e

in Par Baldw

Robin Road

N Uni orth on Park

Union Park

Con Wat do erfr m on iniu t m s

e rrin ns Co mmo Co ea Sh

tre et

Shea Commons

Con Wat do erfr m on iniu t m s

Civ ic/P ar k Park

Sit e

ola n

New Broa d Park

Vir gin ia

Par k

N Sq ola ua n re

Sales, Leasing & Information Center

The

Yard

Fox Corner Park

Horton Lane

Manor Homes 70’ lots, 2,900+ sq. ft. Cambridge Homes David Weekley Homes Issa Homes

Park Homes 55’ lots, 2,200-2,850 sq. ft Cambridge Homes

Ro ad ut er O

Enders Park

Lane Fenwood

Executive Custom Homes 90’ lots, 3000+ sq. ft. Charles Clayton Construction Dave Konkol Homes Derrick Builders Keith Field Homes

Village Homes 60’ lots, 2,700-3,200 sq. ft. David Weekley Homes

Fo xM ew s

Beach Blvd.

Lake Bald win La ne

Ha l der Lane

31 Fox Street Commons

if they each kept their eye on the big picture.

Co ur

d La oo Fenw

Harston Avenue

Sch oo l

Mid Lake Park

in Dorw Lo we r

eet k Str

Grand Custom Homes 90’ lots, 3,000+ sq. ft. Derrick Builders Goehring & Morgan Construction Hannigan Homes J. Richard Watson Construction Company Rex-Tibbs Construction

adran gle Pa rk Park land Qu Lower Union Mews

types to appeal to a diverse range of residents. Builders had to demonstrate their commitment to the Baldwin Park concept by giving the developer authority over

Park

Mee tin

Anissa A venu e

Development Company selected more than a dozen builders from a long list of residential units and 1,500 apartments. The goal was to create distinctive home

Oak Street

O Mewak s

To deliver on the home-building aspect of the community, Baldwin Park interested and financially sound companies to build the 2,500 for-sale

Dorell Avenue

ST. GEORGE STREET

Baskin Street Peace

Charleston Singles 45’ lots, 2,200-1,900 sq. ft. Cambridge Homes

Cottage Homes 45’ lots, 1,600-2,400 sq. ft Cambridge Homes David Weekley Homes Garden and Bungalow Homes 39’ lots, 1,400-2,200 sq. ft. Cambridge Homes David Weekley Homes Townhomes 22’ and 28’ lots, 1,500-2,600 sq. ft Cambridge Homes Issa Homes Live/Work Homes 2,600-3,100 sq. ft. Harkins Development Neighborhood Condominiums 1,800-2,200 sq. ft. Centerline Homes ISSA Homes City Homes 3 & 4 story townhomes 1,700-2,400 sq. ft. Rey Homes Waterfront Condominiums Rock Companies Apartments 1,2,3 and 4 bedrooms and lofts Centergate Residential Unicorp National Development

Some Baldwin Park residents live in apartments, others in grand custom homes. Sometimes the two are adjacent to each other.

Apartments in Baldwin Park range from Village Center lofts to four-bedroom units with private garages. Architectural guidelines are as stringent for apartments as for homes, creating an attractive variety of rental choices.

Almost all of the homes have deep, livable front porches that are elevated above the front yards for privacy and great views of the streetscape.

HISTORY REPEATS ITSELF Penny Pritzker is president of the Pritzker Realty Group, the managing entity of Baldwin Park Development Company. She is also the founder and chairman of Classic Residence by Hyatt, the senior living affiliate of the Hyatt Corporation which is privately owned by the Pritzker family. Among other responsibilities, she oversees all of the Pritzker family’s non-hotel real estate investments which include a diverse portfolio of assets across the United States. These remarks were made at the name announcement in 2001. One of my favorite subjects in school was history. The more I discovered about past events the more I wanted to learn. I was fascinated by the patterns, the predictability from the past and how it shaped the future. As I entered the business world, I found myself drawing on history in subtle ways to make decisions and plans for our family companies. So I couldn’t help but see the almost perfect sense of fate and harmony as we were chosen to develop more than a thousand acres of land once owned by the Navy and turn it into a neighborhood that recreated what was great about America’s old neighborhoods. That’s the magic of Baldwin Park. Our planners, architects and builders all took their inspiration from the past. They weren’t predicting and trying to establish what would be hot or trendy in home design and communities in the next 20 years. Rather, we went back in time, to before World War II. As history demonstrates, and the land planning textbooks prove, that’s when everything changed in America and in our lifestyles. That was the birth of suburbia and the advent of sprawl. Baldwin Park is not merely a story of bricks and mortar. It’s about the roots families are putting down and the lifestyle they are creating and celebrating every day—knowing their neighbors, spending less time in traffic and more time with family and friends. For the residents of Baldwin Park, it’s not nostalgia, but it’s about borrowing lessons from the past to paint a picture of their future. I suppose in some ways history can repeat itself.

WHAT’S IN A NAME?

The theme that runs through the place names in Baldwin Park is this:

Captain Enders P. Huey USN, the first commander of the Orlando Naval

there is no theme. While it might have been tempting to name all of the

Training Center. One of the community center buildings is named after

streets, parks and even the community itself after famous people and

Rear Admiral Dr. Grace Murray Hopper USN, a pioneer in software

places from military history, the development team resisted. The military

engineering. The old NTC fire station was located near where Fire

past was important, but so was connectivity with the surrounding

House Lane is today. Though the developer proposed the name Glenda

neighborhoods and just the random inspiration that occurs in real

E. Hood Cornerstone Park for the community’s largest park, the City

places—kids’ names, mothers’ names, favorite places, plants and animals.

chose instead to salute the Naval cadets, affectionately known as “Blue

Left: Grace Hopper Hall. Place names within Baldwin Park derive from many sources,

Jackets,” when naming the park. The name “Baldwin Park” was a straightforward choice. The biggest lake on the property is Lake Baldwin and the most enduring Orlando

Charleston, South Carolina, inspired many ideas in Baldwin Park,

neighborhoods—College Park, Audubon Park, Delaney Park, Lancaster

including street names. New Broad Street, the main commercial street

Park—and the adjacent city of Winter Park all share the “park” name.

and home to some of Baldwin Park’s largest residences, pays tribute to

among them its

A little detective work revealed a

Charleston’s Broad Street, legendary for its old Southern charm and

military past.

military connection. Robert H.B.

beautiful architecture. Charleston’s famous Meeting Street spawned

Baldwin was Under Secretary

Meeting Place in Baldwin Park.

of the Navy when the base was commissioned in 1968. The

Given the opportunity to reweave a community across the former Navy

former Lake Corrine was

base property, the planners aligned new streets to connect with exiting

renamed Lake Baldwin at

streets that used to dead end at the base fence. In most cases the

that time.

developer extended existing street names into Baldwin Park—Lakemont Avenue, Virginia Drive, Corrine Drive, Parkland Drive, Robin Road—

Military references crop up other

inviting the community in and erasing boundaries that no longer exist.

places, too. Enders Street and Enders Park are named for

CAN GROWTH BE ENVIRONMENTALLY FRIENDLY? Charles Lee manages conservation efforts for Audubon of Florida, the largest statewide organization charged with protecting the environment and natural habitats. From his Maitland office, Lee has seen firsthand the growth in Orlando since his arrival in 1972. In a 2002 interview, he shared his thoughts about smart growth, urban infill projects like Baldwin Park, and how growth does not have to be at the expense of wildlife. In a typical pattern, urban areas grow outward from the center and every new major development wipes out a natural habitat, and takes a bite out of trees, scrub and wetland. Since our state will continue to grow, we have to ask how the process of land development can be harmonized with protecting ecological systems. Baldwin Park is aligned with those concepts. Instead of building outward, Baldwin Park is building inward. Developing the old Navy base land was not an ecological concern, because any natural elements on the land were gone 50 years ago. There was opportunity for environmental upside if development proceeded thoughtfully. The land had all to gain and nothing to lose. The developers actually are enhancing the environment of the property. For example, Lake Baldwin has lots of territory around the shoreline that was stripped of all natural vegetation by the Navy decades ago. This was a loss of habitat for indigenous birds and animals. The developer committed to restore much of the shoreline of the lake and set it aside as a public park. When completed, this restoration will result in lakeshore vegetation Above: More than 100 mature live oaks were relocated with a 90% survival rate. Inset: December 2003, Florida Governor Jeb Bush released a rehabilitated bald eagle back into the wild at Baldwin Park.

that will look similar to what was present in the 1800s. We find this exciting because it not only encourages birds, fish and other wildlife to return, but it will improve the quality of the lake water. This is also enhanced by the stormwater management system installed by the developer. During the Navy’s occupation of the land, all stormwater just ran into the lake, adding pollution and loss of water quality. Agriculture, a mainstay of Florida’s economy, will be gone if we don’t emphasize urban infill as an antidote to sprawl. Hopefully, Baldwin Park will be a major success and encourage other developers to identify underutilized lands within Florida’s urban areas that can be used for environmentally friendly infill development in a similar way. Every family who builds a house in Baldwin Park is a family who has made a decision that they won’t contribute to urban sprawl. That’s a decision that will help the ecology of Florida.

Construction of first neighborhood starts

Sales center opens

Model homes in Belken Court

Baldwin Park Milestones

SEPTEMBER 2001

MARCH 2002

Urban Orlando Community Development District sells $76 million in bonds to fund public infrastructure and pay off the demolition loan from the City.

The initial 11 home builders are selected to create a wide variety of home types, ranging from rental apartments to large custom homes.

OCTOBER 2001 Construction begins on new community infrastructure—roads, underground utilities and parks.

new residents of Baldwin Park; the school opens in August 2003.

JULY 2002 Community sales and information center opens; 100 homes are sold in the first 90 days.

MAY 2002 Construction begins on the new Glenridge Middle School in Baldwin Park that will be large enough to accommodate existing students and

DECEMBER 2002 First residents move into Baldwin Park.

Opening of 13 model homes, ranging in price from the mid $200s to more than $1 million.

holiday events and tours to benefit charity. The promotion is recognized with regional and national marketing awards.

OCTOBER 2003

APRIL 2004

First tenants move into office buildings in the Village Center.

Orlando architect Geoffrey Mouen receives the coveted Palladio Award honoring outstanding achievement in traditional design for the Enders Park Community Center building.

APRIL 2003

DECEMBER 2003 Baldwin Park’s first show house, “The Teachers House,” is the focal point for

The Teachers House

APRIL 2004 Publix opens a 46,000 square foot supermarket in the Village Center and SunTrust opens a branch on New Broad Street. Additional stores and restaurants are scheduled to open over the next two years.

MAY 2004 The Council for Sustainable Florida honors Baldwin Park with a 2004 Sustainable Best Practices Award for its commitment to improving the

Publix at Baldwin Park Village Center

environment and the economy, while building a safer, healthier, higher quality of life for its residents.

MAY 2004 Baldwin Park receives a national 2004 Building With Trees Award of Excellence from the National Arbor Day Foundation for its tree planting and environmental stewardship.

NOVEMBER 2004 Baldwin Park is recognized as the best

New American Home

community of its kind in America with receipt of a prestigious Urban Land Institute 2004 Award for Excellence. The competition is based on financial viability, the resourceful use of land, design, relevance to contemporary issues, and sensitivity to the community and environment.

Award in recognition of the companyâ&#x20AC;&#x2122;s premier smart growth redevelopment practices.

JANUARY 2005 Baldwin Park is showcased during the International Buildersâ&#x20AC;&#x2122; Show which attracts 105,000 members of the National Association of Home Builders to Orlando. Thousands tour the 2005 New American Home and three New Urban Challenge Homes, sponsored by the NAHB and Builder Magazine.

JANUARY 2005 Audubon of Florida bestows Baldwin Park Development Company with its 2004 Distinguished Corporation

NOVEMBER 2005 The Environmental Protection Agency honors Orlando with the National Award for Smart Growth Achievement in the category of Military Base Redevelopment.

2010 Anticipated completion of Baldwin Park.

Baldwin Park Development Team

AFTERWORD David Pace took the helm at Orlando NTC Partners in May of 2000, as the

Today, Baldwin Park is a beautiful, functional neighborhood full of

walls of the former Orlando Naval Training Center were literally tumbling

interesting people. It is also a living testament to the sustainable

down around him. For the seven preceding years he had been Disney’s

principles of New Urbanism: narrow streets that favor pedestrians

director of real estate at Celebration, perhaps the best-known Traditional

over cars; a mixing of residential, retail, office and educational uses;

Neighborhood Development (TND) in the country. Pace’s local roots and

small lots and large parks; economic diversity of housing products;

experience with a large-scale, successful TND made him Pritzker Realty

and no gates that foster a sense of exclusivity.

Group’s choice to be managing director of what would become Baldwin Park Development Company.

This approach to living may not be for everyone, but it clearly

David Pace

appeals to many. In the first three years, 1,100 homes were sold. Nearly six years ago, I was given the opportunity to lead the redevelopment of the Orlando Naval Training Center, one of the nation’s largest infill projects. I was awed by the task ahead. A massive demolition and environmental remediation effort, believed to be the largest of its kind in history, had to be completed before any “real work” could begin. Local municipalities were at odds over traffic flow, annexations and schools. A hostile press was converting wary neighbors and public officials into outspoken critics of the project.

Over 90% of our residents are locals. They have moved from a 10-mile radius, which is highly unusual for Central Florida, where most new home buyers come from outside the region, if not the state. Baldwin Park gave buyers the opportunity to have all the new-home amenities right in the city, without having to move to the far suburbs or deal with the demolition headaches involving in-town reconstruction. Today, the neighborhood embodies economic, age, political, racial and religious diversity. Living here is in no way scripted. Baldwin Park was intended to be, and has become, a real

It is clear now that most of the public and political outcry came from

place for real people.

fear that the collective vision for redevelopment of this treasured

I think that we can fairly declare Baldwin Park a success. It has

asset might not be fulfilled. Would the developer keep its promises?

received nearly a dozen coveted state and national awards for

Had the City given up too much control and upside potential?

excellence in planning, architecture and environmental sensitivity.

Would people actually buy homes on land that required significant

People have literally stood in line for the opportunity to buy homes

environmental remediation? Back then, no one knew for sure.

here. Developers and town planners from throughout the country come to learn our “secrets.”

AFTERWORD

(Continued)

My team and I have learned many things in the course of turning a Navy

durable relationships with the School Board and our local school

base into a neighborhood, and we’re happy to share them with others

principals, with the intention of helping to make good schools

who seek to limit urban sprawl and create great new places.

even better.

Design and architecture matter. People want to live and work in

Money matters. At the onset of the project the City was criticized

beautiful places, and are willing to pay more to do so. Rigorous

for selling the land too cheaply to a private developer that would

architectural controls that apply the same time-tested design patterns

keep all the profits. Baldwin Park will be profitable for our company,

to apartment buildings, grand custom homes and office buildings have

commensurate with the risk we assumed and the investment we made

enabled us to mix these uses and create density that is not merely

in demolition, infrastructure, architecture, marketing, and people.

tolerable but truly desirable.

We would not have done it otherwise. But our legacy is $30 million

Location matters. Some say Baldwin Park was a sure thing because it’s just two miles from downtown offices, entertainment and cultural

a year in new property tax revenues that will benefit the City, County and School Board for the foreseeable future.

venues. Others are surprised we’ve done well, given the decline in

Many people deserve credit for what has happened here: the mayor

nearby neighborhoods and retail centers prior to our redevelopment

who had the vision and the courage to set the project in motion; my

efforts. Baldwin Park’s investment in quality has ensured that this

world-class development team that transformed the plan into reality;

region grows and thrives rather than declines. Baldwin Park has

the consultants who deeply understand what Traditional Neighborhood

become a catalyst for reinvestment for miles around.

Development is all about. I am grateful to the leaders of Pritzker Realty

The environment matters. The money and effort invested in recycling the demolition debris, in restoring the lakes and natural habitats, in relocating mature trees, and in creating expansive parks and outdoor recreation facilities pays daily dividends in community pride and shared enjoyment of these beautiful assets.

Group for entrusting me with the project. They are not formula-driven, but passionate and intellectually curious about how to do great things and still do well. Even though our role in Baldwin Park nears an end, the community of Baldwin Park still has decades of growth ahead as its traditions and personality evolve. There is still plenty to do, but I am proud of what the former Orlando Naval Training Center is becoming.

Good schools matter. We would not have been as successful without our

To steal a line from Penny, a great job…so far.

A-rated neighborhood elementary, middle and high schools. We built

BALDWIN PARK STATE AND NATIONAL RECOGNITION NATIONAL ASSOCIATION OF HOME BUILDERS – THE BEST IN AMERICAN LIVING AWARD

NATIONAL ARBOR DAY FOUNDATION

2005 PLATINUM AWARD FOR BEST COMMUNITY

The National Arbor Day Foundation is a million-member, nonprofit educational organization dedicated to tree planting and environmental stewardship. Over 100 mature trees have been relocated and 4,000 new street trees planted throughout Baldwin Park.

BALA is a design competition that is open to builders, architects, designers, developers, land planners, and interior designers nationwide. Baldwin Park received the BALA award for creating diverse architectural design within the community and the integration of six classic interpretations.

2004 NATIONAL BUILDING WITH TREES AWARD

AUDUBON OF FLORIDA 2004 DISTINGUISHED CORPORATION AWARD

2005 PLATIMUM AWARD FOR BEST SMART GROWTH COMMUNITY

Baldwin Park Development Company received this award for its successful evolution into a mixed-use development that promotes in-town living as opposed to urban sprawl. NAHB also recognized Baldwin Park’s efforts to create a viable ecosystem where none previously existed.

Baldwin Park Development Company was recognized for its leadership contributions to Audubon of Florida and for the company's premier smart growth redevelopment of the former Naval Training Center. THE PALLADIO AWARD 2004 NEW DESIGN AWARD

U.S. ENVIRONMENTAL PROTECTION AGENCY 2005 NATIONAL AWARD FOR SMART GROWTH ACHIEVEMENT

The City of Orlando was recognized in the category of Military Base Redevelopment. Through this awards program, EPA recognizes and supports public entities that promote and achieve smart growth, while at the same time bringing about direct and indirect environmental benefits. URBAN LAND INSTITUTE 2004 AWARD FOR EXCELLENCE

The community was named the Best Community of its kind in America. ULI's Awards for Excellence recognize the full development process of a project, not just its architecture or design. The criteria for the awards include leadership, contribution to the community, innovations, public/private partnership, environmental protection and enhancement, response to societal needs, and financial success.

Orlando-based architect Geoffrey Mouen received this coveted award for his design of Baldwin Park's first recreational facility, the Enders Park Community Center. The Palladio awards program honors outstanding achievement in traditional design. CONGRESS FOR THE NEW URBANISM 1999 CATHERINE BROWN AWARD

The City of Orlando received the award for the Master Plan for the redevelopment of the Orlando Naval Training Center. The master plan was recognized as a notable guide whose adoption and use could help bring New Urbanism into the mainstream. AMERICAN PLANNING ASSOCIATION - FLORIDA CHAPTER 1998 AWARD OF EXCELLENCE

The City of Orlando was honored by the APA’s Florida Chapter for the Orlando Naval Training Center Main Base Redevelopment Plan. The award is granted to recognize outstanding planning projects in the state.

THE COUNCIL FOR SUSTAINABLE FLORIDA 2004 SUSTAINABLE FLORIDA AWARD

Baldwin Park Development Company was recognized in the Large Business category and commended for its commitment to Florida's economic, environmental and social future.

SOURCES

The following material was referenced to help create the timelines and articles in this booklet. We are also grateful to the archivists and photo research staff at the Orange County Regional History Center. While every effort has been made to create an accurate account of the facts, the authors relied on published accounts and oral histories that may contain errors. Flashbacks:The Story of Central Florida’s Past, by Jim Robinson and Mark Andrews,The Orange County Historical Society and The Orlando Sentinel, 1995.

Suburban Nation:The Rise of Sprawl and the Decline of the American Dream, by Andres Duany, Elizabeth Plater-Zyberk and Jeff Speck, North Point Press, 2000.

“Terms of Lease Drawn, ” Orlando Reporter Star, April 4, 1942.

Jack Snyder, “Developer’s Ship Comes In,” Orlando Sentinel, July 31, 2000.

“Showcase of the Navy, ” Orlando-land Attraction magazine, March 1970.

“Developer names new community Baldwin Park,” Orlando Business Journal, June 5, 2001.

Mark Vosburgh, “Advice for Orlando:Tear Down NTC, ” Orlando Sentinel, September 29, 1995.

Hon. Glenda Hood, remarks at naming ceremony, June 5, 2001.

Dan Tracy, “Anchors Aweigh,” Orlando Sentinel, April 5, 1998.

David Wilkening, “Density a ’Myth’ at Baldwin Park,” Florida Real Estate Journal, August 2001.

Dan Tracy, “Navy Base Deal Gets City’s OK, ” Orlando Sentinel, May 12, 1998.

Alex Finkelstein, “UPDATE: Baldwin Park Sells $76 Mil in Bonds for Infrastructure,” GlobeSt.com, Oct. 9, 2001.

Dan Tracy, “A Brand-New Old-Fashioned Community, ” Orlando Sentinel, May 17, 1998.

Dan Tracy, “Navy-Base Deals Turn Dirt to Gold,” Orlando Sentinel, Nov. 4, 2001.

Dan Tracy, “Lawsuit Puts Off NTC Sale to City,” Orlando Sentinel, October 15, 1998.

Dan Tracy, “Foes Brace for Baldwin Park,” Orlando Sentinel, Nov. 6, 2001.

Gwyneth K. Shaw, “Navy Base Deal Sails Through,” Orlando Sentinel, October 28, 1999.

Sherri M. Owens, “Winter Park calls Meeting on Traffic,” Orlando Sentinel, Nov. 9, 2001.

“Legacy: A People’s History of Central Florida,” published by Orlando Magazine, 2000.

Manning Pynn, “Behind the Scenes of an Old Story,” Orlando Sentinel, Nov. 11, 2001.

Hon. Glenda Hood, “My Word,” Orlando Sentinel, Nov. 11, 2001. Hon. Glenda Hood, Baldwin Park Fact Sheet, Nov. 12, 2001. Noelle Haner-Dorr, “The Good, the Bad, the Beef with Baldwin,” Orlando Business Journal, Nov. 16-22, 2001. “Orlando Naval Training Center Redevelopment Begins,” New Urban News, March 2002. Mayor Glenda Hood, interview, Aug. 29, 2002. Bill Hudnut, ULI, interview, Aug. 29, 2002. Tom Kohler, NTC Advisory Board, interview, Aug. 29, 2002. Charles Lee, Audubon of Florida, interview, Aug. 30, 2002. Arthur Lee, NTC Advisory Board, interview, Sept. 3, 2002. WMFE-Channel 24, Assignment: Baldwin Park, Sept. 2002.

Hommes Masonry Homar Jaimes,Victor Jimenez, Noel Jimenez Hopping Green & Sams Mike Eckert, Cheryl Stuart Ibarra Collaborative International, Inc. Diana Ibarra,Vince Ibarra Issa Homes Sarah Achors, Alex Acosta, Ryan Alkire, Debby Barrett, Ken Churchill, Karla Delgado, Kristan Dowling, Patty Hale, Don Hempel, Francis Issa, John Korbel,

Kathie Korbel, Jeff Marchell, Karla Pare, Tom Skube, Fred Van Houten, Keith Vedder, Eric Zimmerman J. Richard Watson Construction Rick Watson J.N. Malcolm & Sons Excavating, Inc. Joseph Malcolm Johnson Brothers Corporation Wayne Baumgartner, Dick Commerford, Cameron Cunningham, Dan Hickman, John Hogan, Justin Hogan, Kathy

Ippolito, Walt Johnson, Kevin Johnson, Oscar Matson,Tom Meador, Ron Queen, Dean Reed, Randall Rosenbaum, Harold Topp, Randy Yates Jordan Development & Construction LLC Chris Garman,Thomas Jordan,Tommy Jordan, John Reimann, Brent Schademan, Susan Severn K & C Environmental Services Cindy Cook, Karen Hart Keith Field

Homes Keith Field KForce Annette Goldwasser Kimmins Contracting Corporation John Femira, Dan Kubiniec, Jeffrey Meigs, David Orr, John Simmons, Joseph Williams Kutak Rock LLP Joseph Fuller, George Schlossberg Lamm & Co. David Lamm Lincoln Property Company Scott Stahley, Todd Watson Looney Ricks Kiss Architects Inc. Brett

Ammons, Aron Barley, Victor Buchholz, Preston Bussard, Paige Close, Bill Davies, Brett Hirsch, Mark Jones, Carson Looney, Rick Mullis, Scott Nelms, Lesleigh Rial, Frank Ricks, Darrell Russell, Mike Sullivan Lowndes Drosdick Doster Kantor & Reed, P.A. Bill Bird, Miranda Fitzgerald, Julia Frey, Michael Gibbons, Jon Yergler McKinnon & Associates

Genean McKinnon Miller Sellen Connor & Walsh Lane Bennett, Ryan Blaida, Ricky Blanton, Carol Connor, Neil Frazee, Vashon McCarty, Steve Miller, Jim Sellen, Kevin Walsh Morgan Group Alan Patton, Jon Wood Nabors, Giblin & Nickerson Danny Tyler Naval Facilities Engineering Command Wayne Hansel, E.R. Nelson, Barbara Nwokike,

Diedre Scott Neal, Gerber & Eisenberg Marshall Eisenberg, Earl Melamed Nelessen & Associates Anton Nelessen Nodarse & Associates, Inc. Mike Burns, Jay Caper, Cheryl Hollister, David Twedell, Lydia Wing Northpark Baptist Church Sam Braswell, Frank Killgore NTC Community Redevelopment Agency Tommy Boroughs, Kathy Brooks,

Tom Chandler, Sydney Green, Bruce Hossfield,Thomas Justice, Harry Kaplan,Tom Kohler, David Larson, Arthur Lee, Bob McClelland, Michael Miller, Jean Rousch-Burnett, Commissioner Doug Storer NW Sign Industries Shanna Brogan,Tony Meurett, Andy Meurett, Beth Powell Ray Orlando Partners Johnny Barry, Lisa Feuerman, Glenn Marvin,

Mark Molina, Dick Shields Orlando Utilities Commission Debbie Bradshaw, Dave Bramlett, Keith Browning, Clint Bullock, Rick Coleman, Ric Dy-Liacio, Pauline Furfaro, Bob Haven, Mike Muller, Zoila Puig, Ivette Sanchez, Daniel Seabrook, Doug Spencer, Chris Taylor PBS&J Vance Carper, Jan Cooper, Denise Fassnacht, Brian Forster, Kerry Godwin,

Ron Kemp, Debra Kinch, Kim Langman, Kathy Leo, Willson McBurney, Danica Quinn, Bill Telford, Dan Walker Personnel One Antonette Enriquez, Lauren Hearn Phillips & Jordan, Inc. Wesly Compo, Stanley Croy, Josh Smith Pinel & Carpenter, Inc. Walter Carpenter, David McCoy Powell Design Group, Inc. George Powell Prager, Sealy & Co., LLC

Janice Entsminger, Ann R. Eppinger, Lydia Brown Kiser, Justin Rowan, Douglas Sealy Prevost & Stamper Irrigation Design Michael Prevost, Garth Pryor, Jeff Stamper Pritzker Realty Group Judy Beemster, Lael Black, Jennifer Cleland, Robbin Cohen, Catherine Costello, Savoula Eliopoulos, Steve Gearhart, Perry Giannapolous, Gregg Handrich,

Alan Helfers, Noreen Howlett, Jennifer Karrson, Marty Kearney, David Kleinerman, Kevin Lynch, Danielle Maciejewski, Gus Moros, Susan Panzer, Jasmine Park, Piper Parker, Anne Marie Pasamba, Florentino Perez, Jim Piszczek, John Poe, Kevin Poorman, Penny Pritzker, Judith Rittenhouse, Holly Roberts, Jonabel Russette, Glen Spear, Noreen Speller,

Jody Thayer, Victoria Tucker, Tia Ung PSI Jeff Begovich, Robert Farley, Tommy Hixson, Ian Kinnear, Lance Reeves Publix Bob Balcerak, Charles Jenkins, Woody Rayburn, Chad Wilson Real Estate Research Consultants Owen Beitsch, Bill Owen Realvest Appraisal Services, Inc. Angie Brown, Mark Davis Rex-Tibbs Construction Teri Mongiello,

Donny Rex, Fred Tibbs Rey Homes Maggie Darter, Patrick de la Roza,Taso Louloudis, Aldo Martin,Tony Rey,Tony Rey Jr., Eric Rey, Alex Rey, Isabel Rey, Gary Stanton, Marco Tano Reynolds Smith & Hills Jim Avitabile, Diane Forest, Jesse Forst, Jeff Glenn, Alex Paradiz Rock Equities Jeff Cohen, Dan Gilbert, Steve Rosenthal Roy Green Roy Green

Sentry Management, Inc. Sherri Barwick, Steve Byrd, Christina Clay, Nicole Collins, Jim Hart, Dwight Jones, Debbie Karel, Al Merricks, Robert Rhinehart Severn Trent Services Rhonda Archer, Darrin Mossing, Gary Moyer, Bill Neron,Tom Tukdarian SGM Engineering Darius Adams, Denise Crews,Victor Goykhman,Tony Shahnam Schenkel Shultz

Tom Chandler, Dan Tarczynski, Dave Torbert SOM Andre Brumfield, Philip Enquist, Dan Ringelstein Southeastern Surveying James Petersen Sprint Vicky Brown, Charles Crim, Jim Lormann, Mike Sullivan SunTrust Steve Cohen, Sallie Coonan, Stacey Johnson, Ed Nunez, Missy Pachenco, Ray Sandhagen, Tom Yochum Systemics Dr. Art Costonis

TECO Bruce Stout Ten United Angela Amadore, Christopher Bare, Bethany Beaman, Debbie Cirillo, Ed DiChiara, Nicole Harvey, Judy Hodge, Barbara Koenig, Marcia Lusk, Joseph Denslaw, Sandy Pouliot, Dan Yates, Shannon Tierney Tetra Tech Teresa Grayson, Steven McCoy The Real Estate Consortium Harry Collison, Phil Wood Torti Gallas

& Partners - CHK Mark Bombaugh, Tom Danco, Yildiz Duransoy, Robert Goodill, Dan Lawrence, Troy McGhee, Alejandra Pineiro, John Torti, Maurice Walters U.S. Department of the Navy Gordan England, H.T. Johnson, Capt Kevin Wensing Urban Land Institute Bill Hudnut Unicorp Bill Carpenter, Lisa Earnhardt, Lee Maher, Craig Welch,

Chuck Whittal, Leigh Williams, Amy Young U.S. Customs Tex Mollard ValleyCrest John Escudero, Miguel Garces, Raul Guzman, William Leathers, Rob Maier, Luis Perez, Patrice Ragusa VisionScape Landscaping Solutions Inc. Mike Valentine Wachovia Bank, N.A. Doug Cochrane, Tim Leon, Steve Markowski, Bill Richardson, Kate Straughen,

John Tomlinson Watkins Paint & Wallpaper Beth Watkins WBQ Design & Engineering, Inc. Derek Burke, Troy Vargas Websolvers Matt Certo, Debbie Morris Weinberg Richmond LLP Tim Ramsey Welbro Building Corporation Jim Andrews, Hercules Betts, Chris Cortellini, Steve Davis, Steve Melco Wharton-Smith, Inc. David Lewis, Eric Palmer,

Paul Radenhausen Williams Company Robert Lipscomb ZHA Joe Burton, Rick Mellin