Editing Community Maritime Park

{{Infobox Park
|park=[[Image:Community Maritime Park Logo.png|center|150px|Community Maritime Park logo]]
|image=CMP-AerialRendering.jpg
|caption=2005 conceptual rendering by Urban Design Associates
|type=mixed-use public/private
|size=27.5 acres
|facilities=multi-use stadium<br/>maritime museum<br/>education/conference center<br/>concert green
|operator=[[Community Maritime Park Associates]]
|visitors=
|opened=
|location=[[Trillium property]]
|mapcode=
}}
The '''Vince Whibbs Sr. Community Maritime Park''' (often abbreviated to '''Community Maritime Park''' or '''CMP''') is a public-private development that is planned to occupy the [[City of Pensacola|City]]-owned, 27.5-acre [[Trillium property]]. It will include a 3,200-seat "multi-use" stadium, a [[maritime museum]], a conference/education center with [[University of West Florida]] classrooms, a variety of mixed-use development and a large public park along the waterfront.

The project was conceived and promoted by a group of prominent citizens including Admiral [[Jack Fetterman]], businessman [[Quint Studer]] and [[UWF]] President [[John Cavanaugh]]. An initial layout was refined in public focus groups by urban planner [[Ray Gindroz]], and the revised conceptual plan was approved by the [[Pensacola City Council]] in [[2005]]. A grassroots ad hoc group called [[Save Our City]] attempted to overturn the council's decision and forced a [[Community Maritime Park referendum|special referendum]], but the project was affirmed by city voters on [[September 5]], [[2006]].

The park will be [[Community Maritime Park#Funding|funded]] by a $40 million [[Community Redevelopment Agency]] bond and an estimated $30 million or more in private investment. Control and budget for the project is overseen by the non-profit [[Community Maritime Park Associates]]. The master developer is Utah-based Land Capital Group, which formed an ad hoc corporation, [[Maritime Park Development Partners]] (MPDP), to handle construction and development.

The park is named for former [[Mayor of Pensacola|Mayor]] [[Vince Whibbs]], who became a principal of the venture after the death of Admiral Fetterman before passing away himself during the referendum campaign.

==History==
{{main|Timeline of the Community Maritime Park}}
===Background===
In [[2000]], the [[City of Pensacola]] purchased a 27.5-acre peninsular parcel of formerly industrial land, commonly known as the [[Trillium property]], from The Trust for Public Land, a national nonprofit conservation organization that had acted as an intermediary in the complex transaction, for $3.63 million.<ref>"City OKs contract to buy Trillium site." ''Pensacola News Journal'', March 29, 2000.</ref> Located south of [[Pensacola City Hall|City Hall]] and [[Main Street]] to [[Pensacola Bay]], and bounded to the east and west by [[Port Royal]] and [[Bruce Beach]] respectively, it was the largest undeveloped waterfront property in the Pensacola area.

The site was soon considered for a municipal auditorium to replace the aging [[Bayfront Auditorium]]. Architectural firm [[Bullock Tice Associates]] created a conceptual plan, called the [[Festival Park]], which was approved by the [[Pensacola City Council]] on [[November 21]], [[2002]]. Initial work had already begun, including a massive concrete breakwater on the southern edge of the property, when a group called [[Citizens Against Trillium]] (led by [[Charles Fairchild]]) petitioned for a referendum on the project, utilizing a yet-untried proviso of the city's charter. On [[March 25]], [[2003]] the citizens of Pensacola voted to overturn the council's decision and scrap the plan.

[[Image:CMP-EarlyPlan.jpg|thumb|right|The initial [[Caldwell Associates]] design presented to the [[Pensacola City Council|City Council]]]]
In late 2004, months after [[Hurricane Ivan]] devastated the Pensacola area, city officials including [[Pensacola City Manager|City Manager]] [[Tom Bonfield]] and [[Mayor of Pensacola|Mayor]] [[John Fogg]] met informally with a group of business leaders to discuss ways to revitalize the battered city. Someone mentioned that [[Admiral Fetterman]] and [[Quint Studer]] had been seeking homes for their respective projects: a museum of maritime history, which Fetterman had earlier tried to attach to the [[Festival Park]] project,<ref>John H. Fetterman. "Viewpoint: Opportunity here, now for a Maritime Museum." ''Pensacola News Journal'', January 26, 2003.</ref> and a new ballpark for the [[Pensacola Pelicans]], which Studer had initially planned to build at the old [[American Creosote]] site.<ref name="denywrongdoing">Michael Stewart. "Officials deny wrongdoing." ''Pensacola News Journal'', June 24, 2006.</ref>

According to [[Mort O'Sullivan]], who was at the initial meeting, "Fetterman and Studer had never discussed the combination idea with each other and neither was present at the meeting, but it was agreed we would seek the opinions of each."<ref name="citydivided">Michael Stewart. "A city divided." ''Pensacola News Journal'', August 20, 2006.</ref> After meeting with the two, architect [[Miller Caldwell]] agreed to produce a conceptual rendering. After seeing the drawings, Fetterman reportedly pushed his notes into the middle of the table and said, "Ladies and gentlemen, I'm all in."<ref name="citydivided"/> The group then approached [[John Cavanaugh]], who was seeking to expand [[UWF]]'s presence downtown, and he suggested using the state university's umbrella to provide matching funds to the maritime museum.

<div align="center"><gallery caption="Renderings of the initial [[Caldwell Associates]] design" heights="120px" perrow="4">
Image:CMP-EarlyBallparkElevation.jpg
Image:CMP-EarlyRendering1.jpg
Image:CMP-EarlyRendering2.jpg
Image:CMP-EarlyRendering3.jpg
</gallery></div>

[[Image:RightIdeaRightTime.png|left|110px|Right Idea, Right Time]]
The [[Community Maritime Park Associates]] presented the plan to the [[Pensacola City Council]] on [[January 18]], [[2005]] with more than 350 supporters in attendance, many wearing stickers with the slogan "Right Idea, Right Time." The plan was approved in concept by an 8-1 vote. Dissenting council member [[Marty Donovan]] said of the presentation, "Obviously, while we were working on hurricane recovery, another group came up with their plan, independent of we city leaders. My constituents read about it in the paper. And two days later, we were at a well-orchestrated pep rally."<ref>Sheila Ingram. "Revote on park plan invites critics." ''Pensacola News Journal'', January 21, 2005.</ref>

[[Image:CMP-FocusGroup.jpg|thumb|right|140px|[[M. J. Menge]] and [[Clark Thompson]] participate in a public focus group]]
[[Festival Park]] opponent [[Charles Fairchild]] called the proposal "an interesting plan that has a lot for everyone,"<ref>Sheila Ingram. "Park is talk of the town." ''Pensacola News Journal'', January 19, 2005.</ref> but requested that city staff conduct a public input process to refine the park's design. Urban planner [[Ray Gindroz]], whose Pittsburgh-based Urban Design Associates helped create the [[CRA]]'s [[historic district master plan]] in 2003, was invited back to host a series of public input sessions and focus groups. "This is one of the most exciting things I've seen," Gindroz said. "I'm very impressed with the generosity and the public-spirited nature of the people involved and the way they are handling this."<ref>Sheila Ingram. "Bayfront planners welcome options." ''Pensacola News Journal'', January 23, 2005.</ref> The [[Avery Group]], led by Marty Donovan's brother [[Tim Donovan|Tim]], donated its consulting services to the effort.<ref>Sheila Ingram. "Float ideas about waterfront park plan." ''Pensacola News Journal'', February 14, 2005.</ref>

[[Image:CMP-GindrozRevisedPlan.jpg|thumb|right|Diagram of the revised plan by Urban Design Associates]]
After more than 50 presentations and 16 public input sessions, Gindroz unveiled the revised conceptual plan on [[April 7]], 2005. Many of the details had been changed to reflect recommendations made by residents; for example, the office buildings and other structures, originally located near the [[Pensacola Bay|bay]], were moved to the northern edge along [[Main Street]].<ref>Sheila Ingram. "Maritime park details take shape." ''Pensacola News Journal'', March 16, 2005.</ref> "I'm excited about this project," Gindroz said. "The waterfront now is about as dead as you can get and is separated from the rest of the city. … The intent is to make something unique for Pensacola that plays on its history."<ref>Sheila Ingram. "Gindroz unveils final park plans." ''Pensacola News Journal'', April 8, 2005.</ref>

Shortly after the revised conceptual designs were released, the ''[[Pensacola News Journal]]'' published a viewpoint by [[Charles Fairchild]] that decried the plan as "a small open waterfront space that lacks easy access, has limited parking, and for the most part becomes a private enclave for those who have the good fortune of having their buildings and activities there."<ref>Charles Fairchild. "Viewpoint: Maritime park plan falls way short of needs." ''Pensacola News Journal'', May 17, 2005.</ref> Councilman [[Marty Donovan]] suggested issuing a nationwide request for proposals (RFP) for the [[Trillium property]], but his motion was voted down 9-1 on [[June 9]].<ref>Brett Norman. "Sides spar over park proposal." ''Pensacola News Journal'', June 10, 2005.</ref> [[Pensacola City Manager|City Manager]] [[Tom Bonfield]] later defended defended the lack of a more thorough RFP process, saying the [[Community Maritime Park Associates]] were the only group to present a "timely and responsive" plan since the [[Festival Park]] proposal was overturned.<ref>Carlton Proctor. "Park opponents blast plan." ''Pensacola News Journal'', September 13, 2005.</ref>

On [[June 23]], [[2005]], the council voted 9-1 (with Donovan again the lone dissenting vote) to move forward on the CMP proposal.<ref>Sheila Ingram. "Maritime park step closer to reality." ''Pensacola News Journal'', June 24, 2005.</ref>

<div align="center"><gallery caption="Revised conceptual designs by [[Ray Gindroz]] and Urban Design Associates" heights="120px" perrow="4">
Image:CMP-AerialRendering.jpg
Image:CMP-GreenRendering.jpg
Image:CMP-WharfRendering.jpg
Image:CMP-SpringStRendering.jpg
</gallery></div>

===Referendum===
{{main|Community Maritime Park referendum}}
On [[November 4]], [[Marty Donovan]] released an open letter to [[Quint Studer]] and [[Charles Fairchild]] calling for a referendum on the maritime park project. Fairchild had started an opposition group called [[Save Our City]] that was already investigating the possibility. "I think the referendum would kind of get it over with," he said. "The longer this thing waits and festers, the worse it's going to be."<ref name="proposesreferendum">Brett Norman. "Donovan proposes referendum for park." ''Pensacola News Journal'', November 5, 2005.</ref>

Mayor [[John Fogg]] expressed disapproval for the idea, calling it "government by referendum." Studer concurred: "You can't just keep waiting for one more thing, another meeting, another study, another vote. Because every day when we don't move forward on our projects, we lose more of our young people."<ref name="proposesreferendum"/>

CMP principal Admiral [[Jack Fetterman]] died on [[March 24]], [[2006]], after months of declining health.<ref>Troy Moon and Lesley Conn. "'Gentle warrior' passes." ''Pensacola News Journal'', March 25, 2006.</ref> Just days later, on [[March 27]], the [[Pensacola City Council|City Council]] voted 9-1 to approve the master lease agreement for the project. Save Our City kicked off a petition campaign to force a referendum the same day.<ref>Alvin Peabody. "Council passes park plan." ''Pensacola News Journal'', March 28, 2006.</ref> Mayor Emeritus [[Vince Whibbs]], a vocal proponent of the project, was selected on [[May 12]] to succeed Fetterman as the third principal of the [[Community Maritime Park Associates]],<ref>Alvin Peabody. "Whibbs to join park project's board." ''Pensacola News Journal'', May 13, 2006.</ref> but himself passed away on [[May 30]].<ref>Troy Moon. "Champion of city passes." ''Pensacola News Journal'', May 31, 2006.</ref> The City Council later voted to name the park in his honor.<ref>Alvin Peabody. "Proposed maritime park named after late Mayor Emeritus Whibbs." ''Pensacola News Journal'', August 25, 2006.</ref>

On [[May 24]], Save Our City submitted more than 9,000 signed petitions to the city, which forwarded them to [[Escambia County Supervisor of Elections]] [[David Stafford]] for verification.<ref>Alvin Peabody. "Park vote moves closer." ''Pensacola News Journal'', June 8, 2006.</ref> A minimum of 5,600 valid signatures were needed, and Stafford's office completed verification of 7,122 signatures on [[June 13]], ensuring a referendum would take place.<ref>Alvin Peabody. "City Council schedules vote on downtown park proposal." June 23, 2006.</ref> The issue was placed on the [[September 5]] ballot, along with the [[2006 primary election|state primary races]] and a renewal of the [[half-cent school tax]].

[[Image:CMP-VoteYesSign.jpg|thumb|right|Circular "Vote Yes" sign paid for by [[Friends of the Waterfront Park]]]]
In the remaining months before the referendum, both sides — Save Our City and a pro-park group called [[Friends of the Waterfront Park]] — engaged in a hard-hitting campaign that often resorted to personal attacks and accusations. The Friends political group, funded largely by [[Quint Studer]], mounted a campaign portraying critics of the plan as curmudgeonly naysayers, embodied by a pair of cartoon characters named [[Chuckie and Donno]].<ref>Wayne A. Stewart. "Letter to the Editor: Insulting cartoon." ''Pensacola News Journal'', August 5, 2006.</ref> Save Our City depicted Studer as a scheming carpetbagger who was getting a "$100 million ballpark" (a figure derived from the bond, interest and an estimated value of the property) for only [[#Ownership & administration|$1 a year]].<ref>Michael Stewart. "Project opponents say funds from CRA would serve better purpose elsewhere." ''Pensacola News Journal'', August 20, 2006.</ref>

Fairchild also produced a series of emails from marketing firm [[E. W. Bullock Associates]], obtained through a public records request to university and city administrators, which he claimed showed an inappropriate back-room attempt "to push their plan on the council and the people of Pensacola" and represented a conflict of interest on the part of the firm, which frequently did work for the [[City of Pensacola]].<ref name="criesfoul">Michael Stewart. "Opponent of park cries foul." ''Pensacola News Journal'', June 23, 2006.</ref> In one email, dated [[January 19]], [[2005]], public relations specialist [[Raad Cawthon]] offered a reading of the council members' predispositions and boasted of at least "five votes in our pocket."<ref name="criesfoul"/> However, both Bullock and the council insisted Cawthon was just "counting votes" and denied any impropriety: "No one from the maritime park has so much as bought me a Diet Coke," said Councilman [[P. C. Wu]]. "If I'm in their pocket, they got me very cheap."<ref name="denywrongdoing"/> Just days before the referendum, local activist [[Tom Garner]] filed a complaint with the state attorney's office, citing the emails as evidence of possible [[Sunshine Law]] violations.<ref>Michael Stewart. "Activist files park complaint." ''Pensacola News Journal'', August 30, 2006.</ref> The state attorney's office quickly dismissed the complaint, determining there were "insufficient facts to establish that any violation of the Sunshine Law occurred."<ref>Michael Stewart. "Office dismisses park plan complaint." ''Pensacola News Journal'', September 2, 2006.</ref><ref>[http://routzen.files.wordpress.com/2006/09/state-attorneys-response-to-garner-complaint.pdf State Attorney's response to Garner complaint]</ref>

In the end, the park project received endorsements by the [[Pensacola Bay Area Chamber of Commerce]],<ref>"Pensacola Chamber endorsing project." ''Pensacola News Journal'', August 22, 2006.</ref> the [[Gulf Breeze Chamber of Commerce]],<ref>Sean Dugas. "Park friends, foes plan last-minute events." ''Pensacola News Journal'', August 25, 2006.</ref> the [[UWF]] Board of Trustees,<ref>Sheila Ingram. "Votes, grants, endorsements propel park plan." ''Pensacola News Journal'', June 25, 2006.</ref> media outlets including the ''[[Pensacola News Journal]]''<ref>"Our view: Voters should approve Maritime Park." ''Pensacola News Journal'', August 27, 2006.</ref> and ''[[Independent News]]'',<ref>Rick Outzen. "[http://routzen.wordpress.com/2006/09/05/if-undecided-on-the-waterfront-park/ If undecided on the Waterfront Park.]" ''Rick's Blog'', September 5, 2006.</ref> and a myriad of professional groups, businesses and prominent individuals. The [[Friends of the Waterfront Park]] spent nearly $600,000 to promote the project, most of it donated by Studer and his company, compared to the $68,700 raised by [[Save Our City]].<ref>Mark O'Brien. "Money, young people help bring a new look to Pensacola politics." ''Pensacola News Journal'', September 6, 2006.</ref>

The Community Maritime Park was approved in [[Community Maritime Park referendum|special referendum]] on [[September 5]], [[2006]], with around 56 percent of city voters approving both the conceptual plan and the $40 million public bond.<ref>Michael Stewart. "Voters OK park." September 6, 2006.</ref> The official tally was 9,684 to 7,701.<ref>[http://escambiavotes.com/electionresults_con.php?election_id=1 Election results]</ref>

===Development===
{{sectstub}}

====Master developer selection====
After an extended deadline, the two candidates for master developer submitted their RFP responses in late May [[2008]].

The proposal by Land Capital Group<ref>[http://www.cityofpensacola.com/upload/images/CommunityDevelopment/PDFs/Land%20Capital%20proposal.pdf Land Capital Group response]</ref> only estimated the cost of public improvements, as private investors would be sought later, but included a letter of interest from Marriott International regarding a possible hotel on the property. The proposal also omitted a number of features, including the  Great Lawn, formal gardens, lower west promenade, wharfs and piers, the lighthouse, dredging of the west marina, and the central parking structure, which they claimed could not be built with current funds: "Until this issue is resolved, the current plan is only conceptual." Nevertheless, the total cost of the revised project was estimated at $54 million — $16 million more than the remaining public funding. The group proposed seeking federal grants in combination with interest earnings and revenue bonds to make up the shortfall. Their timeline (using "best case assumptions") estimated project completion by December 2010.

The proposal by Trinity Weston Cypress<ref>Trinity Capital response parts [http://www.cityofpensacola.com/upload/images/CommunityDevelopment/PDFs/CMPA_proposal_final_2(a).pdf a], [http://www.cityofpensacola.com/upload/images/CommunityDevelopment/PDFs/CMPA_proposal_final_2(b).pdf b], [http://www.cityofpensacola.com/upload/images/CommunityDevelopment/PDFs/CMPA_proposal_final_2(c2).pdf c] & [http://www.cityofpensacola.com/upload/images/CommunityDevelopment/PDFs/CMPA_proposal_final_2(d).pdf d]</ref> combined public and estimated private costs (which one city consultant called "confusing"<ref name="troublesmount">"Maritime troubles mount." ''Pensacola News Journal'', June 8, 2008.</ref>) for a total buildout cost in excess of $247 million. However, the budget for remediation and infrastructure alone totaled nearly $50 million, or about $12 million more than the remaining public money. The TWC timeline estimates several years of permitting and site work, with construction concluding in 2013.

The Land Capital proposal was selected by the [[CMPA]] Board on {{date needed}}. After [[Pensacola City Manager|City Manager]] [[Al Coby]] and consultants took issue with several points in early drafts, the contract went through several months of revisions and negotiations. A final draft was approved by the [[Pensacola City Council]]'s Committee of the Whole on [[April 20]];<ref>Kris Wernowsky. "Park clears big hurdle." ''Pensacola News Journal'', April 21, 2009.</ref> by the CMPA Board on [[April 21]];<ref>Kris Wernowsky. "Park deal OK'd." ''Pensacola News Journal'', April 22, 2009.</ref> and by a unanimous vote of the full City Council on [[April 23]].<ref>Thyrie Bland. "Council sparks park." ''Pensacola News Journal'', April 24, 2009.</ref>

====Construction begins====
Two important environmental permits, one from the Florida Department of Environmental Protection and the second from the U.S. Army Corps of Engineers, were received by the CMPA Board in February [[2009]].<ref>"Maritime Park receives final environmental permit." ''Pensacola News Journal'', February 25, 2009.</ref>

The official groundbreaking ceremony for the park took place on [[September 17]], 2009.<ref>Thyrie Bland. "Maritime Park work begins today." ''Pensacola News Journal'', September 18, 2009.</ref>

==Features==
<div align="center"><table cellpadding="5" style="color:#b45a11;background-color:#f0f6ed;list-style-type:upper-latin"><tr><td>[[Image:Community_Maritime_Park_Logo.png|center|100px|Community Maritime Park features]]<ol style="list-style-type:upper-alpha;padding:6px 3px 0 0">
<li>[[#Multi-purpose stadium|Multi-purpose stadium]]</li>
<li>[[#Maritime museum|Maritime museum & research center]]</li>
<li>[[#Education/conference center|Education/conference center]]</li>
<li>[[#Water garden & Spring Street park|Water garden]]</li>
<li>[[#Water garden & Spring Street park|Spring Street park]]</li>
<li>[[#South park & waterfront promenade|South park]]</li>
<li>[[#South park & waterfront promenade|Waterfront promenade]]</li>
<li>[[#Plaza DeVilliers|Plaza DeVilliers]]</li>
<li>[[#DeVilliers Wharf|DeVilliers Wharf]]</li>
<li>[[#Mixed-use development|Mixed-use development]]</li>
<li>[[#Studer office building|Office building]]</li>
<li>[[#Parking|Structured parking]]</li>
<li>[[#Parking|Surface parking]]</li>
<li>[[#Lighthouse|Lighthouse]]</li>
<li>[[#Marina & fishing piers|Marina & fishing piers]]</li>
<li>[[#Heritage museum|Heritage museum]]</li>
</ol></td><td style="color:#f0f6ed"><imagemap>
Image:CMP-MasterPlan.jpg|450px|Features

rect 270 147 496 345 [[Community Maritime Park#Parking|Structured parking]]
rect 229 451 375 544 [[Community Maritime Park#Plaza DeVilliers|Plaza DeVilliers]]
poly 230 1134 269 1134 294 1158 794 1144 798 1131 842 1128 844 1164 230 1179 [[Community Maritime Park#South park & waterfront promenade|Waterfront promenade]]
poly 287 951 289 1022 273 1022 270 1132 297 1154 793 1141 793 1131 833 1122 868 1075 853 944 834 857 763 929 661 955 [[Community Maritime Park#South park & waterfront promenade|South park]]
poly 698 106 942 103 936 179 896 274 835 348 770 383 697 399 [[Community Maritime Park#Water garden & Spring Street park|Water garden]]
poly 427 569 544 574 543 457 586 457 583 573 849 571 848 642 831 643 832 800 799 875 713 930 519 932 486 758 485 612 427 606 [[Community Maritime Park#Multi-purpose stadium|Multi-purpose stadium]]
poly 746 451 809 453 811 568 849 569 851 643 839 645 841 792 830 846 867 1065 842 1116 842 1165 865 1165 867 1185 917 1187 920 1134 893 1133 893 1106 971 1105 971 1097 894 1097 895 997 950 998 952 991 894 990 894 890 971 890 972 882 894 881 892 783 934 782 936 775 893 774 892 456 940 402 957 367 958 328 949 296 933 283 866 372 786 423 [[Community Maritime Park#Water garden & Spring Street park|Spring Street park]]
poly 231 1188 189 1186 190 1149 220 1149 220 1136 125 1136 123 1072 220 1072 219 1025 127 1025 126 962 219 961 220 919 126 918 128 857 219 852 217 591 271 592 269 943 281 950 280 1019 269 1021 268 1132 230 1134 [[Community Maritime Park#DeVilliers Wharf|DeVilliers Wharf]]
poly 86 422 172 463 173 587 84 534 [[Community Maritime Park#Mixed-use development|Mixed-use development]]
poly 75 303 56 332 143 383 177 383 175 113 30 113 30 148 135 148 134 330 79 301 [[Community Maritime Park#Mixed-use area|Mixed-use area]]
poly 232 235 265 235 265 142 498 142 497 235 541 236 540 103 227 102 223 232 [[Community Maritime Park#Mixed-use development|Mixed-use development]]
poly 224 259 266 259 264 350 499 349 499 257 541 259 543 420 221 419 [[Community Maritime Park#Mixed-use development|Mixed-use development]]
poly 590 107 693 107 693 398 587 413 [[Community Maritime Park#Mixed-use development|Mixed-use development]]
poly 275 642 371 642 373 943 284 943 274 931 [[Community Maritime Park#Maritime museum|Maritime museum]]
poly 30 388 78 416 79 536 31 506 [[Community Maritime Park#Maritime museum|Maritime museum]]
poly 426 608 479 615 480 764 493 859 421 856 [[Community Maritime Park#Mixed-use development|Mixed-use development]]
poly 991 110 1140 112 1140 221 990 217 [[Community Maritime Park#Mixed-use development|Mixed-use development]]
poly 29 150 131 150 130 313 82 293 55 329 36 318 31 301 [[Community Maritime Park#Parking|Surface parking]]
poly 588 458 803 456 805 567 585 569 [[Community Maritime Park#Mixed-use development|Mixed-use development]]
poly 425 455 436 449 541 450 542 567 538 572 423 568 [[Community Maritime Park#Education/conference center|Education/conference center]]
poly 271 592 310 593 312 639 273 639 [[Community Maritime Park#Mixed-use development|Mixed-use development]]
poly 325 592 371 593 374 639 326 639 [[Community Maritime Park#Maritime museum|Maritime museum]]

desc bottom-left
</imagemap></td></tr></table></div>
===Multi-purpose stadium===
One of the largest and most contentious elements of the Community Maritime Park is the multi-purpose stadium situated in the eastern-central portion of the property. It will become the home field of the [[Pensacola Pelicans]], owned by CMP principal [[Quint Studer]], who has pledged an annual lease of $170,000 for at least ten years to use the ballpark.<ref name="plansrevised">Carlton Proctor. "Park plans revised amid higher costs." ''Pensacola News Journal'', October 17, 2005.</ref> The stadium will also be designed to accommodate other uses, including soccer and football games and outdoor concerts.

[[Image:CMP-FieldConfigurations.png|thumb|center|600px|Diagrams of the multi-use stadium in baseball, football, soccer and concert configurations]]

<div align="center"><gallery caption="Renderings of the multi-use stadium" heights="120px" perrow="4">
Image:CMP-CedarStStadium.jpg
Image:CMP-StadiumPicnic.jpg
Image:CMP-StadiumRight.jpg
Image:CMP-StadiumRight2.jpg
</gallery></div>

===Maritime museum===
[[Image:MaritimeMuseumRendering.png|right|330px|Conceptual elevation of the Fetterman Maritime Museum by designer Doug Mund]]
{{main|Fetterman Maritime Museum}}
The western side of the property will feature the [[Admiral John H. Fetterman State of Florida Maritime Museum and Research Center]]. Conceived by the late Vice Admiral [[Jack Fetterman]], for whom it was later named, the 50,000 square foot, $18 million museum was originally planned to be funded half by private donations and half by the State of Florida's Alec P. Courtelis Matching Gift Program.

The museum's interactive, educational displays will showcase artifacts from Pensacola's maritime history. The [[University of West Florida]] will operate active research facilities in the areas of public history, underwater archaeology, marine biology and environmental science.

<div align="center"><gallery caption="Renderings of the [[Fetterman Maritime Museum]]" heights="120px" perrow="4">
Image:MaritimeMuseum-SitePlan.jpg
Image:MaritimeMuseum-Lobby.jpg
Image:MaritimeMuseum-DeVilliers.jpg
Image:MaritimeMuseum-Reus.jpg
</gallery></div>

===Conference/education center===
The [[University of West Florida]] will also host classes for its business and continuing education departments at the park. The same complex will also house a conference center, which [[Quint Studer]] has promised to use for [[Studer Group|his company's]] health care seminars. The university will contribute about $15 million for the center's construction and will pay an estimated $350,000 in annual rent for at least ten years.<ref name="cavanaughboosts">Alvin Peabody. "Cavanaugh boosts UWF center." ''Pensacola News Journal'', March 7, 2006.</ref>

===Mixed-use area===
Several buildings will be constructed on the northern end of the property, between [[Main Street|Main]] and [[Cedar Street]]s, to be leased to third parties for retail shops, restaurants and other uses. These leases are expected to generate a large portion of the park's revenue.

<div align="center"><gallery caption="Renderings of the mixed-use area" heights="120px" perrow="4">
Image:CMP-CedarStMixed.jpg
Image:CMP-DevilliersMixed.jpg
Image:CMP-SpringStMixed.jpg
</gallery></div>

===Public park space===
====Water garden & Spring Street park====
{{sectstub}}

====South park & waterfront promenade====
{{sectstub}}

[[Image:CMP-DevilliersSquare.jpg|thumb|right|Rendering of Plaza DeVilliers]]
====Plaza DeVilliers====
'''Plaza DeVilliers''' will be a civic square located the terminus of the [[DeVilliers Street]] extension, adjacent to entrances of all the major attractions and serving as a central "meeting point" for park visitors. It will feature a paved plaza, information kiosk, and a grassy lawn landscaped with canopy trees.

====DeVilliers Wharf====
'''DeVilliers Wharf''' will be a public promenade running north-south along the western edge of the property as a pedestrian extension of [[De Villiers Street]]. It will be 55' wide and features a split-level design.

===Other features===
[[Image:CMP-MixedParkingCrossSection.png|right|180px|Cross-section of the parking structure and mixed-use liner building]]
====Parking====
The final buildout of the park calls for two main off-street parking areas on the park property: a surface lot of approximately 70 spaces in the northwest corner and a four-story parking garage in the central mixed-use block, which will be "wrapped" by the five-story-tall commercial and residential structures, resulting in a total parking capacity of around 1,060 vehicles.<ref>'''Note''': The design guidelines alternately describe an eight-story garage in the central block, including one level below grade, that would allow a total capacity of "no less than 2,000 spaces."</ref> However, as the cost of the garage may not be possible in the scope of phase one, it may start as a surface lot of around 350 spaces.

====Marina & fishing piers====
{{sectstub}}

====Lighthouse====
The master plan depicts a lighthouse in the southwest corner of the property, but this is not included in the scope of phase one.

====Heritage museum====
In addition to the park's eponymous [[maritime museum]], other museum ideas have been proposed by various groups to occupy the property. In [[2005]], leaders of the [[Pensacola Sports Association]] (the headquarters of which are near the [[Trillium]] site on [[Main Street]]) expressed interest in adding a Sports Hall of Fame to the park project, showcasing the careers of famous Pensacola athletes like [[Jerry Pate]], [[Emmitt Smith]], [[Roy Jones]] and [[Justin Gatlin]].<ref>Shelley Robinson. "A park for the stars." ''Pensacola News Journal'', April 10, 2005.</ref>

==Funding==
===CRA bond===
Much of the park's public funding comes from a $40 million [[Community Redevelopment Agency]] (CRA) bond. The CRA is a [[Wikipedia:tax increment financing|tax increment financing]] district created to revitalize the city core. City and county [[Property tax|taxes]] paid on property improvements since [[1984]] are deposited into the CRA fund and reinvested into the district through capital projects. Thus, a bond through the CRA is paid by property owners within the district, but does not require any new taxes.

At the time of the park proposal, the CRA had an annual revenue of $3.4 million and was growing at a rate of 20 percent a year. [[Pensacola City Manager|City Manager]] [[Tom Bonfield]] used more conservative estimates in considering a CRA bond, assuming zero growth in the 2006 fiscal year, and announced to the council that "there is a way for the project to be financially feasible."<ref name="councilreview">Sheila Ingram. "Council to review park plan." ''Pensacola News Journal'', March 7, 2005.</ref> According to Bonfield, the final cost with interest over the life of the bond would be $77 million. "There is a cost, there's no hiding that," he said. "But that's the way public projects are done."<ref name="councilreview"/>

====''Strand'' decision====
{{main|Strand v. Escambia County}}
In [[2006]], Pensacola veterinarian [[Greg Strand]] filed a lawsuit challenging the [[Southwest Escambia Improvement District]], which proposed to use tax-increment financing (TIF) issue $135 million in bonds for the widening of [[Perdido Key Drive]]. Strand argued that the bonds were unconstitutional because they obligated the citizens within the district to long-term debt without their direct approval by referendum. In [[2007]] the Florida Supreme Court sided with Strand, overturning decades of precedent and endangering TIF-funded projects throughout the state. Even though the CMP project had been approved in a [[Community Maritime Park referendum|referendum]] by voters in the city, which includes the entirety of the [[CRA]] district, [[Pensacola City Attorney|City Attorney]] [[John Fleming]] indicated that a county-wide referendum may be needed. Backers of the park project began looking for new ways to finance the $40 million bond.

However, on [[September 18]], [[2008]], the Supreme Court reversed their earlier decision, allowing the project to move forward with CRA bonds.<ref>"Decision puts park on track." ''Pensacola News Journal'', September 19, 2008.</ref>

====Other public money====
Much of the park funding will also come from other public sources. The $18 million [[maritime museum]] will receive up to half of its construction costs from the State of Florida's Alec P. Courtelis Matching Gift Program. Operating costs for the museum and research center will be paid by the state-funded [[University of West Florida]], in addition to at least $350,000 in annual rent for the education/conference center.<ref name="cavanaughboosts"/>

The master developer, [[Maritime Park Development Partners]], is also pursuing millions of dollars in federal grants from the [[Wikipedia:American Recovery and Reinvestment Act of 2009|American Recovery and Reinvestment Act of 2009]].

===Private donations & investments===
[[Quint Studer]] has made a number of financial commitments to the Community Maritime Park. He has pledged for the [[Pensacola Pelicans|Pelicans]] to play at the park for a minimum of ten years, paying an annual lease of at least $175,000. He has also agreed to pay $250,000 a year for five years to cover any initial operating deficit; if there is no such deficit, the money will be donated to local charities.<ref>Lesley Conn. "Maritime park vote on horizon." ''Pensacola News Journal'', March 3, 2006.</ref>

Pensacolian [[Randall K. "Skip" Hunter]] and his wife Martha donated $1 million to the [[UWF Foundation]] for the construction of an amphitheater on the waterfront lawn and to help fund development of the maritime museum. The concert shell will be designated the '''Randall K. and Martha A. Hunter Amphitheater''' in their honor by the university.<ref name="publichassay">Jamie Page. "Public has say on park." ''Pensacola News Journal'', December 13, 2008.</ref>

===Rising costs & development "phases"===
When urban planner [[Ray Gindroz]] revised the initial park design, he was not asked to stay within a budget. As a result, according to [[Tom Bonfield]], he "added a whole bunch of stuff that wasn't there before"<ref>Sheila Ingram. "Park faces more scrutiny." ''Pensacola News Journal'', June 20, 2005.</ref> — amenities like a lighthouse, a concert shell, and a large-scale replica of the [[William Panton Mansion]]. Combined with an estimated 12.5 percent increase in construction costs after [[Hurricane Katrina|Hurricanes Katrina]] and [[Hurricane Rita|Rita]],<ref>"Sample of projects battling a rise in costs." ''Pensacola News Journal'', October 16, 2005.</ref> and park developers began contemplating multiple "phases" of construction that would deliver all the promised features while not exceeding the $40 million public bond.

When Land Capital entered into final negotiations to serve as master developer, it was revealed that their proposal to develop the public portion of the park totaled more than $50 million, exceeding the $40 million bond allotted for those improvements. Land Capital president [[Scott Davison]] was confident that $12 million or more would be available through federal grants, but indicated that the alternative would be to include the UWF classrooms or conference center in a portion of the private improvements or postpone construction of those elements until funds were available.<ref>Jamie Page. "Funds build less at park." ''Pensacola News Journal'', December 6, 2008.</ref>

{{sectstub}}

===Economic impact===
In February 2005, the [[Haas Center for Business Research and Economic Development]] released a study that projected about $51 million a year in new economic activity from the park, including about 767 new jobs and $24.1 million in labor income a year. The center also estimated an additional $124 million in initial development and construct impact, along with 1,694 jobs and $51 million in labor income.<ref>Sheila Ingram. "Park plan praised." ''Pensacola News Journal'', March 20, 2005.</ref> Former finance professor and park critic [[C. C. Elebash]] has claimed the economic impact will be closer to $39 million.<ref name="plansrevised"/>

==Ownership & administration==
The Community Maritime Park will be administered by the non-profit [[Community Maritime Park Associates]] (CMPA), which will be responsible for the development, operation and maintenance of the park. The [[City of Pensacola]] retains ownership of the property, which it will lease to the CMPA for 60 years at $1 a year (a figure often used in accounting to represent a transfer of control). All net revenue received from leases will be deposited back into the city's budget, and the city will own all buildings and other improvements located on the property after the lease expires.

==External links, references & notes==
*[http://cityofpensacola.com/live/pages.asp?pageID=6112 City of Pensacola]
*[http://www.communitymaritimepark.com/ Friends of the Pensacola Bay Area's Vince J. Whibbs Sr. Community Maritime Park] – Official volunteer group
{{reflist|3}}

[[Category:Community Maritime Park| ]] [[Category:Community Redevelopment Agency]] [[Category:Parks & recreation]]