Who are the Subcontractors that will be Working With the Master Planner?

As I discussed here, we now have our selection committee, we have our short list of 8 firms that want to be chosen to master plan OLF 8, and now we know which subcontractors each finalist will be utilizing on their respective team(s).

This document lists all the 8 firms that have put in for this work and all their identified subcontractors--local and out of state.  This document also lists many of each firm's past projects, clients and accomplishments.  This is very interesting information that those who are truly interested in this project should and will analyze.

The effort to do a world-class master plan will be thorough and most importantly it will be guided public input by citizens and by the compromise document that was voted upon by the BCC in a rare but meaningful 5-0 vote.

I'm extremely pleased that we have multiple award-winning, world-class design professionals seeking to do this work.

This process is now moving forward and this is a good thing.  Once the 7-member committee vets these firms, they will provide the BCC a short list of finalists for our consideration--and the full BCC will make the final selection of the firm that will do the master-planning of OLF 8.

List of Master Planning Firms for OLF 8 Released

The solicitation dictated that all firms interested in submitting for the master-planning of OLF 8 do so no later that Midnight, April 12th.

Eight firms made that deadline and will be considered.  One of these eight firms will be tasked with master planning the last remaining, large parcel in Beulah that will be developed.

The selection committee that will rank these firms for BCC consideration has been set and we are moving forward.  Later today I will post the complete list of these firms' associated local subcontractors.

Next Steps on OLF 8: Separating Fact from Fiction...

The folks that believe every outlandish yarn they are told will fall for anything they are spoon fed.  Time for some fact checking....

Some folks on some Facebook chat sites are throwing out fiction as fact.  Certain individuals that honestly pay attention should know better...Others that have personal axes to grind with me deliberately indulge fantasies and conspiracy theories about what will happen next on the field.  Yawn.  One onlooker who has a fascination with spinning tales about me personally has engaged in a campaign of lies and smears about me, topped-off  with personal ad hominem attacks on my character.  It is sad that some stoop to this level.  When confronted with facts that dispute the lies, this individual devolves into the politics of personal destruction.......

But now these folks apparently want to feast on outlandish claims that are being made about what will be happening with OLF 8 now that the county owns this 636 acre parcel of land out in Beulah.

So here with this post I will separate the fact from the fiction, truth from reality.  Here are the next steps on what will actually be happening with respect to OLF 8---you can check the record for yourself and take what I am writing below to the bank!

1.  As I described in this blog post from November--the BCC voted unanimously to accept and embrace a compromise document that will guide the master planning process that will happen at OLF 8 before full-scale  development of this site occurs.  (Here is a direct link to that document)

2.  At the last BCC meeting, when the discussion of this property took place, the majority of the board (myself included) signaled that the prudent way forward once we acquire this property, is to do the master plan before we submit our final application to triumph for the jobs creation grant.  One commissioner signaled his preference to immediately "recapitalize" the "people's money" (i.e. sell the whole thing as fast as possible for as much as possible).  That commissioner is alone in this position so far as I can tell from the discussion.

3.  Navy Federal and County Officials are still negotiating this week the terms to outline NFCU's commitment to fund the Master Plan for the site, guided by the document the BCC voted to approve and all applicable state and local procurement regulations and laws.  It is appearing more and more likely that NFCU will, indeed, fund the master plan.

4.  Navy Federal's 100 acre portion of OLF 8 for which they have made an offer and in exchange for the creation of an additional 300 jobs and a market price---may occur before and outside of the master planning process for the rest of the 536 acres remaining on the field.

5.  Once a planner is selected, the master planning process will take place and be completed before decisions are made on how many acres of OLF 8 will be left for job creation.  Once the plan is complete and voted forward by the BCC and once  we know the answer to this question of how much of this field will be available for job creation per the master plan, staff will submit the revised final application to triumph--and development of the field as per the master plan will commence.

These are the FACTS.

Some fiction that has been put out:


---A Giant INDUSTRIAL park is going to be constructed on OLF 8 IMMEDIATELY!  (False)

---Jeff Bergosh will single-handedly stop the county from completing the master plan (False)

I voted for the compromise, I will stand by that vote.  Anyone that says otherwise is either lying deliberately or they are ignorant of the facts.....

My Response to NFCU Offer for OLF 8

NFCU has offered to pay for a master plan for OLF 8 in Beulah if they can select the firm that conducts this work.

I was travelling when the news broke about NFCU's offer to pay for a Master Planner to plan OLF 8 and/or to purchase OLF 8 outright from the county.  Here is my response to that letter.

Debbie,

Thanks for the information and I apologize for my late response (I commenced a long trip of 22 hours flight time just 15 minutes before you sent this—didn’t see it until now). 

The offer you forward is very intriguing, and I certainly believe it will soon be discussed by the full board (at our next committee of the whole). 

The chief concern that I have is our $30 Million Dollar Triumph grant.  

It is not mentioned at all in the letter—however we will be in the running to recoup these funds from Triumph if we can secure a minimum of at least an additional 1,000 good jobs total with this property.  If we simply build-out low-wage retail and more housing, we lose that grant and opportunity.  If we are not going to pursue good-wage job creation with ANY of the OLF 636 acres, that would be a travesty and at that point the only objective should be to list the property on the open market for sale to the highest bidder—so that the maximum amount of our investment in OLF 8 could be recouped for the taxpayers county-wide. 

I hope that is not the scenario that comes to pass.

With a spirit of cooperation in mind,  I re-worked the RFP (attached) to find a compromise between what staff put out initially and what you all countered with. 

I believe the compromise document is very good, and contains the lion’s share of all the additional information that NFCU, via Theresa Blackwell, had added.  The caveat is that I added back the language about Triumph gulf coast and our grant with that body.  I think one idea that might help is if NFCU committed to also pursue that Triumph Gulf Coast money with whatever master plan concept is sought.  If that could be a part of the agreement and the conversation it would be an easier sell I believe.  

As you know Debbie, I live in Beulah and I care about what happens out here just as you do. I’ve lived out here a long time.  However the larger concern has to be that this project, from its inception, has been a county-wide  project that carries the potential to greatly benefit the entire county and the region if we pursue job creation.  And although I strongly support some amenities for the Beulah community to be added as well—this property was not purchased with money allocated solely by Beulah taxpayers.  It was purchased with dollars from every taxpayer in Escambia County.

So whatever happens should be for the benefit of the entire county—not just Beulah—and I truly believe that everyone can get something from this property if we do it right. 

In short, I believe we can have a great project out here that does it all;  creates amenities for the local citizens

Mikey---He Likes It!

When Mikey grew up he realized he had been duped...Quiche actually tastes delicious and it is a healthier breakfast food than sugar/cinnamon coated carbs.....But Mikey liked it, the way the sugar-cereal tasted.

I remember the commercial from the 1970's where they gave a boy a bowl of cereal, and it was supposedly a test.  Would Mikey like the "Life" Cereal?  The talking point was that he would HATE it because Life cereal is/was allegedly "Nutritious."   Of course it was a funny shtick.--of course he was going to love it--whole milk over straight carbs covered in sugar and cinnamon.  Who wouldn't love that?

The real test would have been to set the bowl of Life next to a plate of Quiche.  Quiche, with eggs, cheese and spinach--it is delicious and healthy.  Protein, low-carb, and delicious.  Mikey--given the choice between quiche and a huge bowl of Life would throw the quiche across the room like a Frisbee and gobble down the cereal like Pac Man eating the dots...woka woka woka woka woka... 

Heck, it might as well be a choice between a steaming plate of Broccoli, Cauliflower, and Eggplant  OR a bowl filled with Ice Cream, birthday cake, and chocolate bars.  What would Mikey pick?

I see a parallel between this funny choice, above, and the much more serious and important choice about what to do with OLF 8 once we acquire it later this year.

The easy path would be to take the land, build a beautiful clock tower, cobblestone city circle, add in lots of retail stores, a giant park, a nature preserve, lots of buffer zone acreage for NFCU, and an additional 100 acres for NFCU so they could build more parking for their employees, as well as an NFCU employee-only recreation center.  If we hit the easy button, we could sell off  the remaining

Here Is What I DON'T Support!

developers have circulated a rendering illustrating their desire to use about half of the OLF 8 site for a hotel, and apartments and multi-family residential properties.  I don't support building apartments, condo's, multi-family homes, and a hotel on this site...we have ENOUGH of these already under construction in Beulah

A developer has put together his "vision" for the OLF 8 site.  It has now been circulated on social media.  More residential properties and a hotel.  More call center and low-paying office and retail office jobs, and no high-tech, clean and high paying jobs with a future.  I do not support this vision.  Here is what I told him, via an email, below.

OLF X Construction is Moving Forward

Construction of OLF X in Santa Rosa County Florida, May 2018

Construction of OLF X in Santa Rosa County Florida, May 2018

As was announced at our last Committee of the Whole meeting several weeks back, the project to swap property in Santa Rosa County (OLF X) with property in Escambia County (OLF 8) with the U.S. Navy is rapidly moving forward.  It has been a long time coming....

I'm told the Navy is moving ahead with initial scheduling of the ceremonial hand off, scheduled to occur later this year.  The BCC anticipates a late December, early January timeframe for the BCC acquisition of OLF 8 in Beulah to be completed. 

We are getting to the finish line of the first part of this project.  Part II will be the development of the property in Beulah--more on that part later.

Construction of OLF X in Santa Rosa County Florida, May 2018

But before we get to do that, we have to finish the construction of the new OLF X in Santa Rosa County for the U.S. Navy.  And work toward that goal is continuing.

OLF 8 in Beulah--What are the Next Steps?

The next steps toward acquiring and developing the 636 acres of land in Beulah known as OLF 8 will be happening over the next few months.

Beginning with the Committee of the Whole Meeting Thursday--the BCC as a body will begin discussing the way forward with OLF 8.

For my part, I haven't wavered;  I want high-tech manufacturing and an upscale commerce park for this land.  I want to use it to create jobs.  I want good-paying, high-tech assembly and light manufacturing, combined with some amenities that will enhance the community like a walking track around the property, perhaps several retail establishments along 9-Mile road, and even a 10-15 acre site in the southeast corner of the property for the next elementary school that we need in Beulah.

If we are intelligent with the way we design and develop this property, we will recoup the taxpayers' investment in this deal, complete with hefty grants to finish the development of the property to include drainage and roads.  Triumph and Restore funds will come to this property and help us financially if, again, we utilize this property for its highest and best use--to grow the tax base and create jobs--lots of jobs.

On the other hand---If we are not intelligent and we set aside large swaths of this property as a "buffer zone" and build a community recreation park and a "town center"--I think the grant money goes away.  I do not want to build a new "city" in Beulah--no more than folks in Cantonment want to build a city there and no more than folks in Perdido want to build a city there.  Newsflash--just because an area is growing doesn't mean that area MUST incorporate and become a CITY with more taxes and redundant layers of government.  A suburb of a city can have amenities, and that is what I am aiming for.  Amenities like a better fire station, a library, and a post office.  How about more food options than the Tom Thumb and/or delivery pizza?  Check, I want restaurants too--for our community.  Not for a new "Town."  Most residents I have spoken with do not want a new Town called Beulah--and neither do I.

We do, however, want good jobs, good infrastructure, and amenities.

And all three are coming.

 Meanwhile, however, we must be smart and do the intelligent thing.  We need to get a master plan done for OLF 8, figure out the highest and best uses, and plow forward.

And this will be a huge enhancement to the community, and it will look amazing, and it will spin off jobs that will benefit the entire county.

If we are smart about it.

On 1370 WCOA Discussing the Sheriff's Budget Mediation and OLF 8

I was a guest on 1370 WCOA this morning speaking about the recent budget mediation debacle and also about the latest contract to complete the work for acquiring OLF 8 in Beulah.

Good interview, great to be invited to speak on the issues!

Listen to the Podcast of the show here

What Prices are Large-Acre Properties in Beulah near OLF 8 Commanding over the Last 18 Months?

TRUE STORY: although the last 3 large-acre parcels in the area have sold for an average of $65,000.00 per acre--there are still some persons inaccurately espousing the flawed notion that OLF 8, a 636 acre site in the heart of Beulah, is only worth about $7,500.00 per acre...

....There have been three large-acre site sales (30 Acres +)in the immediate vicinity (within 1 mile) of the OLF 8 site in Beulah over the last 18 Months.  This is not surprising to me, because I have watched this area explode over the last 14 years as a resident of Beulah right across from OLF 8.

 Prices are going up like a rocket and properties are moving.

In spite of this fact, there has nevertheless been some noise put out recently by some individuals that "OLF 8 is only worth $4.75 Million."  Amazingly, some people actually believe this nonsense.

This misinformation is apparently based upon a badly flawed appraisal from nearly 6 years ago...and this opinion obviously disregards recent, actual sales data.  This opinion also fails to look at a more recent, yet still obsolete, appraisal from two years ago....

That latest appraisal of OLF 8 from May of 2016 shows a value of $17.8 Million for the 636 Acre OLF 8 site.  That's a lot more than $4.75 Million!

But wait--- it gets better....

In the two years since the creation of that  May 2016 appraisal showing that OLF 8 is worth nearly $18 Million--there have been a number of large-acre site sales in Beulah, within a one-mile radius of OLF 8.  And guess what?--the prices are skyrocketing.

Take a look at the facts that you can independently verify at the Escambia Property Appraiser's Website

--November 2016--35.02 Acre Site in Beulah purchased by the Residences at Nature Creek LLC for $2.5 Million ($71,400 per acre)

--June 2017--52 Acre Site in Beulah purchased by HAD Land Development Group Partners I LLC for $4.0Million ($76,923 per acre)

--September 2017--174 Acre Site in Beulah purchased by Pathstone FL 2017 LLC for $8.25 Million ($47,413 per acre) 

So are we all to suspend our belief in the free-market economy, forget Adam Smith and the invisible hand 101, forget Commercial Real Estate 101, --just because someone says this property is only worth $4.75 Million?? Apparently, there are some that would answer the hypothetical above in the affirmative....

But here is reality:

We are seeing that the private market has signaled large-acre sites on 9-mile road in Beulah are worth about $65,000 per acre now in this market--based upon recent "actual" sales.

Taking this actual sales data and multiplying it by the size of the cleared, mostly high and dry acreage of OLF 8--we get a gross value of  $41,340,000.

So how does anyone with any sophistication whatsoever not see this?  It is simple arithmetic based upon real sales data from recent real transactions.

But if we set this real data aside and instead choose to believe that the 636 acre site is, indeed, only worth  $7,468.55 per acre ($4.75 Million Divided by 636)--then what is the explanation for three private market firms paying more than $40,000.00 more than value, per acre, for the land they recently purchased--land that in several cases was not even cleared??

Answer:  The private market would not support these prices if this real estate was not worth this valuation at this moment in time.  

So I'd simply ask anyone who will countenance the ridiculous notion that the 636 acre site in Beulah in Spring of 2018 is only worth $4.75 Million this simple question:   If you are truly, objectively trying to argue, in light of the facts, that this site is only worth $4.75 Million-- on what DATA do you base this opinion and more importantly how in the world  could you  be so very badly wrong if you have even a basic understanding of economics and the private real estate market?

What's The Value of OLF 8 in Beulah?

If the hypnotist tells you the value of a property is $4.75 Million, but the appraisal says the same property is worth $18Million, who are you going to believe, the hypnotist or your lyin' eyes?

Now that the vote at the BCC has been made and by a 4-1 margin, phase II construction will be commencing at OLF X in Santa Rosa County, we are now entering the final stretch toward acquiring, finally, the property in Beulah known as OLF8.

Now, there are still many disgruntled naysayers that are out and about--trying to somehow portray this land swap as a sham, a scam, a "bad deal" and/or an outright ripoff for the taxpayer.  There are even people that know better spouting off saying this land is only worth  $4.75 Million.  This is an outright lie.  The property just as it sits was appraised several years back for nearly $18 Million (see the summary appraisal in the two pictures below).  The values out here have done nothing but go straight up since this appraisal was conducted--so what is the OLF8 really worth today?  Let's just say it is worth more than $18 Million--that is a given, and that is more than we will have expended to get title to this land.

So, to the taxpayers and to my constituents in District 1 I say this:  I would not have done the deal the way the BCC did it--and I admit it was sloppy and choppy. I came into office as this project was well underway.    But---this property is worth more in just cash value alone as it sits, than what we will end up spending to acquire it.  Just look at the appraisal below from several years back.  Once we acquire it later this year, we will very shortly thereafter be awarded a massive restore act grant nearly equal to the amount we have spent to acquire this land, and this grant will pay the costs to develop this property.  And once the property is developed and infrastructure is put in (at no additional cost to the County's General Fund or LOST fund) and a master plan is completed--what will the value of OLF8 be then, at that time, as an improved 636 acre site?  (Hint, a LOT MORE than what the appraisal from several years ago lists)

So please be informed--  don't listen to partisans that have personal vendettas against this deal and massive axes to grind against community leaders who worked to support this deal.  The naysayers would have you look at the actual appraisal I'm publishing below, juxtaposed with what THEY SAY OLF8 is worth, and ask you point blank "Who are you gonna believe---me or your lying eyes!"

Sadly, there are folks that are not checking the facts, believing things that are not true.  It is really fascinating to watch how easily some  people become captivated by the smooth talkers who have managed to perfect the art of manipulating people like miniature Gumby dolls.

But on this issue--please--open your eyes for just a moment, do not fall victim to the Jedi mind trick, and look at the appraisal below. Don't allow yourselves to be manipulated--

District 1 Town Hall Meeting Tonight

Our next town hall meeting will be held tonight, Tuesday September 29th at 6:00 PM at Beulah Elementary School, 6201 Helms Road, Pensacola, 32526.

Issues to be discussed this evening include:

--Growth Management, discussion on growth in NW Pensacola/Beulah area

--OLF 8/OLFX Land Swap with the Navy

--Traffic/roadway Improvements scheduled/contemplated for the area

--Budget Issues confronting the BCC (Including the Sheriff's Budget Issue)

--Jail Update

--Update on Mass Transit

--Library for District 1

--Beulah Fire Station Renovations

--Master Plan for Beulah

I look forward to meeting and hearing from interested constituents, and staff will be on hand to answer constituent questions as well.

What Do You Do When You Are Trapped Under Ice?

Imagine being trapped under ice?  No, I'm not talking about the Punk-Rock band or the Metallica song--but actually being personally trapped under the ice in a flowing river?  First thing you would have to be is smart or you would be dead.

You would have to be focused on getting downriver to where you could see an opening.  If you could hold your breath long enough to get there, you could come up for air, pull yourself out of the river, and potentially survive.

But what if you were indecisive, upset about being trapped under ice and wanting to swim backwards, against the current, to get out where you fell in?  Would that be smart?  I don't think so.  Once you are trapped under ice, you would have to think quickly and act quickly to make the smartest possible decisions or death would be inevitable.  There would be no time for idle thoughts, abulia, or inaction, such as stopping your swim to contemplate how you found yourself trapped under ice...

"They told me the ice was thick enough to hold my weight--how could they do that?"

"I should not have fallen through the ice, I do not accept that I did, I refuse to accept this situation"

"I'm going to get that person who told me the ice was thick enough!"

etc. etc.

Here is the thing:  In this scenario, you are where you are, and the only thing you can do is make it to the next opening down river.  You can't go back in time and make the situation not occur.  You are not Stephen Hawking, you do not own a time-machine, you are not Superman (who could fly around the

OLFX/OLF8 Special Meeting Monday

A special meeting has been scheduled for Monday, June 19th at 3:30 PM in the Board's Chambers.  The subject of the meeting is the continuing quest to bring our OLF8/OLFX land-swap with the Navy in for a landing.

The project has been in the works for decades, was the #1 Ranked Economic Development project from the Restore Act Committee, and has the potential to create as many as 4000 good paying jobs for Escambia County.

The deal almost died, however, because of cost escalations that continued to pile up for a variety of reasons.  Last month Congressman Matt Gaetz intervened to bring the parties back together with the goal of having the Navy give some concessions on the requirements to  lower costs.  That effort was successful and this meeting Monday will be a follow-on to see what else can be done to keep this effort moving forward and reduce costs further.

The public is invited and encouraged to attend this meeting.

For additional information on the overall project, check out this post and this one.

On WCOA twice this Week

On Tuesday right before our special meeting on Beach Traffic, the Beach Open Container Ordinance, and the ECAT contract--I was the guest on Rick Outzen's Pensacola Speaks.  We discussed the positive developments surrounding the OLF 8 project, ECAT, the jail as well as other county issues.  You can hear the interview here

And then on Friday Morning, I was called to fill in for District 4 Commissioner Grover Robinson who did not make it to the studio to do his morning interview.  I was happy to fill in and we discussed the emergent issue with the Walton County Sheriff terminating our inmate housing agreement, as well as the ECAT debacle from Tuesday night.  You can hear this interview here 

Good News on the OLF8 OLFX Land Swap

The Board of County Commissioners received a very important letter this week from Rear Admiral Bette Bolivar, Commander, Navy Region Southeast regarding the OLF 8  / OLF X   land swap deal. 

This project has been in the works for many, many years and is a very important economic development project for District 1 and Escambia County.  It was the #1 rated economic development project from the restore act committee.

Over the last several years, however,  the project's costs have continuously escalated and the requirements for the OLF X landing field in Santa Rosa County have continued to grow.  Because this project's costs have continued to escalate, Escambia County had faced the very realistic possibility of having to walk away from this deal.

Last month, the County threw out a "Hail Mary" pass and contacted Matt Gaetz who committed to help facilitate the completion of this land swap deal.  Additionally, Administrator Jack Brown wrote to the Navy on behalf of the commissioners in an attempt to keep the project on track.  In his letter, he asked for some concessions from the Navy to keep the costs from escalating further.

This week we have received the Navy's response, from Admiral Bolivar.  From the letter:

"After thorough review, evaluation, and consideration of the requirements for Navy helicopter outlying landing fields in the Naval Air Station (NAS) Whiting Field Training Complex, and with the concurrence of CNATRA's and higher headquarters, we have determined several items may be deferred from the initial stated requirements.."

Although reluctant to put a price on the concessions, Administrator Jack Brown stated that "an initial look at what has been offered points to potentially $1-2 Million dollars the County will save on improvements to OLF X in Santa Rosa County."

Because this is such a huge project for District 1 and all of Escambia County--and as the District 1 representative on the BCC-I applaud the efforts of the County Staff and the Navy to help reduce the costs associated with this project.  Hopefully this concession will allow us to keep moving forward with this very worthwhile project!

OLF 8 Project: Encouraging News Presented to BCC

At yesterday's BCC public forum, Congressman Matt Gaetz updated the commissioners on a number of important issues facing the panhandle.

One of significant interest to me was the OLF8/OLFX land swap project with the U.S. Navy.

This project has run over budget, and the whole initiative was teetering on implosion due to a number of factors I've discussed in depth on multiple entries on this blog.

But, just when many were about to throw in the towel on this project, Congressman Gaetz reported that a high-level Admiral from the Navy will be coming to Pensacola to meet with the congressman, the county, retired Admiral Robert Kelly, developer Jim Cronley, and other interested persons regarding this land swap.

"The Navy is willing to offer some concessions in order to make this project happen" Congressman Gaetz told the commission yesterday.

This was very welcome news and we are thankful that the congressman has set this up, and we are thankful that the Navy is willing to come to the table and work with us to get this project done---a project that will benefit both the county and the Navy!

This is encouraging!

My Comments on the OLF8 Beulah Project at BCC Meeting 9-6-2016

Here were my comments during the public forum section of last night's special BCC meeting on the subject of the OLF8/OLFX land swap with the Navy, and the impacts on Beulah of the contemplated development of OLF8 into a commerce park.

OLF, Beulah, and Master Plans......Part II

A few people are talking about a master plan for Beulah, a few people.  But of the hundreds and hundreds I have met throughout Beulah over the last year as I campaigned door to door, I must say not one mentioned as their priority creating a "Master Planned Community" for all of Beulah.  Not one.  I heard a lot of  people concerned about unsafe roads, speeders in their neighborhoods, leash laws not being enforced, traffic on 9 mile road, concerns about unsafe intersections (Beulah and Mobile Highway, Millview Road and Mobile Highway, Klondike and Mobile Highway), and concerns about unsafe, narrow roads with no shoulders (Beulah Road, 8-Mile Creek Road, Klondike Road, Wilde Lake Blvd).  But nobody uttered the phrase "Master Plan" as even a part of their concerns about Beulah.  As a matter of fact, as a 12 year resident of Beulah, I hadn't ever heard anyone talk about making Beulah a "Master Planned Community".  This almost seems like a solution looking for a problem.....  This is just not something I have heard, as the only candidate in the race for county commission that is a full-time resident of Beulah.  So,  with this small group of vocal proponents of a Master Plan speaking up recently, I thought it might be prudent to discuss the differences between a Master Planned Community for Beulah, and the $635K Master Plan proposed as Phase I of the Restore Act project for OLF8. 

We can do either or both, a "Master Plan for OLF8" and a "Master Planned Community"---but this is a POLITICAL decision that must take the views and wishes of the entire community of Beulah into account, and it must not be rushed through for political expediency like a square peg being driven into a round hole.  So lets talk about what each of these concepts entails, with an emphasis for what is contemplated for OLF8....

There is a difference between a MATER PLANNED COMMUNITY and the OLF-8 MASTER PLAN under consideration in the RESTORE application.

Two different approaches.

A MASTER PLANNED COMMUNITY (Disney’s Celebration, FL, Texas' The Woodlands, Del-Webb properties in the Desert Southwest.) has a very strict program; where every area within the planning limits is pre-determined for a specific purpose. Beulah residents may (or may not) desire to have government bureaucrats imposing strict facility types, designs and precise land use requirements and control over their private property.

In the OLF 8MASTER PLAN considered in the RESTORE application, instead of bureaucratic governmental imposition, the approach involves considerations for streamlined and effective government investments – while maximizing flexibility for private land owners in the area.  The Beulah home owners I met with on their porches over the last year did not indicate to me that they wanted additional layers of bureaucracy thrown over their property-rights like a giant governmental wet blanket.  My sense is that the majority of Beulah residents I spoke with want infrastructure in place before additional development takes place.  The good news:  The project to 4-lane  9 Mile road is beginning from Mobile Hwy to Pine Forest.  The new interchange from Beulah Road to the interstate is planned and programmed.  These two projects will do much to alleviate the consternation over traffic congestion expressed by many Beulah residents I have spoken with.  So what is it, beyond these traffic issues,  that Beulah residents really want?

LETS TALK FIRST ABOUT THE OLF MASTER PLAN CONTEMPLATED IN THE RESTORE ACT APPLICATION:

The purpose of a RESTORE application was to convince the committee to approve a grant for Master Planning. It is a promotional document. It is not comprehensive (thus the need for a Master Plan); but it alludes to some of the strategies for providing a well-integrated and cost effective planning product – and project. As such, there could be any number of considerations with such a master plan. But in the application, there are two areas of programming focus with regional implications that are promoted:

            A) Community Economic, Physical and Programmatic Synergies.

            B) Regional Infrastructural and Environmental Considerations.

In the case of (B); the primary challenges are transportation, storm water and environmental protection. Other infrastructure (water, sewer, gas, power, communications, etc.); are currently under development with the various providers as part of the NFCU project. Those extensions would be a more routine consideration.  So the application tends to focus on the big considerations and lifts.

A1: Develop background information and input. Public information, studies, master planning, etc. (not done at Ellyson).

A2: Develop background information regarding process and timeline. Ensure that public Master Planning funds are not invested until the correct time. (Don’t waste public money).

A3:  Develop clear synergies with other programs, including state and local economic Plans and Programs, for example:

-          2012 Pensacola Area Economic Development Strategic Plan

-          Florida Trade and Logistics Study 2.0

OLF8, Beulah, and Master Plans.....Part I

BACKGROUND

We are blessed to live in a wonderful, vibrant community.  We are also blessed in that we have a group of several dozen men and women in our community that have done very well for themselves in business.  We’re blessed because many of these men and women want to give back to make Pensacola and Escambia County better.  They give back to our community in many ways that enrich our lives and make our community and Pensacola better.  We should be thankful for these men and women.  I won’t name them, I’d leave someone out and that would not be good, but anyone who pays attention to local news can work out many of these names on their own with very little effort.

GOOD MEN, GOOD INTENTIONS, AND OLF 8

I have served on the Chamber of Commerce Military Affairs Committee for a decade, and in that time I have met many great members of the military and the business community who have served on this board.  The common thread of this committee is that all at the table understand the tremendous value the military brings to the panhandle of Florida in general, and to Pensacola and Escambia County in particular.  It is with this mindset that when the Navy approached the Chamber of Commerce about a potential land swap that could allow Escambia County to take possession of OLF8 in Beulah, many of these great community leaders stepped up to the plate.  They knew two things.  1.) This deal could greatly benefit military aviation training, potentially making Whiting Field “BRAC proof” (BRAC is an acronym for the onerous Base Realignment and Closure process that occasionally takes place, moving military components or shutting them down completely) keeping this training and all of its related jobs here in the two county area instead of transferring to Alabama, Texas, or the West Coast.  2.) This deal could give the county much needed and in-demand space for large-scale, high tech manufacturing.  So this group of leaders, including a retired Admiral, several members of the staff of the Chamber, Commercial Real Estate Developers, and others began working on the feasibility of such a swap.

OLF8 COMMERCE PARK, INDECISION, LEADERDSHIP FAILURES, AND DEVASTATING COST OVERRUNS…

With the devastating aftermath of the BP Oil Spill, settlement monies awarded from this event will help to restore our environment as well as restoring our economy locally.  With the rankings of projects under multiple broad areas, the OLF8 project ranked number 1 under economic development.  The group of community leaders that had helped to foster this deal, including the Admiral, have recently been shown the door.  After all of the hard work put in and the time and resources spent in helping the chamber and the county bring this project to the finish line, this committee of citizens was recently told their services “were no longer needed.”  Now, the entire deal is fraught with cost overruns, the Navy is in the cat-bird seat requiring enhancements to the OLFX site in Santa Rosa County that were never part of the original deal.  If the Admiral and others had still been involved in these late-stage, last minute discussions, many that are very familiar with this entire process believe these additional demands could have been negotiated away to keep the project within budget.  But some individuals with an incomplete understanding of the whole project demanded that this group, the group of citizens and leaders that brought the county to the dance on this deal, be thrown out of the dancehall just as the band began to play.  Now the project is over budget by more than a million dollars, and we don’t have the deal done yet.  Other issues are not resolved with OLFX, issues many do not even realize exist.  The smartest guy in the room hasn’t a clue about some of these issues that are now putting the entire plan in peril because when you fire the team that got you to the table, you lose ALL of their corporate knowledge on the subject as well as their personal relationships developed with the players.  This turn of events has been devastating for the entire deal and for the taxpayers. Meanwhile, some people bloviate about how terrible this deal is, yet these same people vote “YES” for every vote taken on this project that comes before them.  Spock from Star Trek would call this “fascinating.”

ESCAMBIA’S TRACK RECORD WITH COMMERCE PARKS

If it were a baseball prospect in the major leagues, it would be batting .750 and going for a record setting contract of astronomical value….as Forest Gump might say “GAZILLIONS!” Yes, Escambia is batting .750 on its commerce parks.  Let’s look it over:  Heritage Oaks, sold out, an incredible