COMMUNITY REDEVELOPMENT AGENCY BOARD MEETING
CITY OF NEW PORT RICHEY
NEW PORT RICHEY CITY HALL COUNCIL CHAMBERS
5919 MAIN STREET, NEW PORT RICHEY, FLORIDA
May 17, 2016
8:00 PM
AGENDA
ANY PERSON DESIRING TO APPEAL ANY DECISION MADE BY THE CITY COUNCIL, WITH RESPECT TO ANY MATTER CONSIDERED AT ANY
MEETING OR HEARING, WILL NEED A RECORD OF THE PROCEEDINGS AND MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE
PROCEEDINGS IS MADE, WHICH INCLUDES THE TESTIMONYAND EVIDENCE UPON WHICH THEAPPEALIS TO BE BASED. THE LAW DOES NOT
REQUIRE THE CITY CLERK TO TRANSCRIBE VERBATIM MINUTES; THEREFORE, THE APPLICANT MUST MAKE THE NECESSARY
ARRANGEMENTS WITH APRIVATE REPORTER (OR PRIVATE REPORTING FIRM) AND BEAR THE RESULTING EXPENSE. (F.S.286.0105)
ORDER OF
BUSINESS
1
Call to Order - Roll Call
2
3
Approval of the April 19, 2016 Community Redevelopment Agency Board of Directors Meeting Minutes,
Page 2
Consider the Sale of Property in Respect to the Residence of Orange Lake Development Project, Page 4
4
Communications
5
Adjournment
Agendas may be viewed on the City's website: www.citynpr.orgThis meeting is open to the public. In accordance with the Americans with Disabilities Act
of 1990 and Section 286.26, Florida Statutes, all persons with disabilities needing special accommodations to participate in this meeting should contact the
City Clerk, 727-853-1024, not later than four days prior to said proceeding.
Page 1
MINUTES OF THE COMMUNITY REDEVELOPMENT AGENCY BOARD MEETING
CITY OF NEW PORT RICHEY
NEW PORT RICHEY CITY HALL COUNCIL CHAMBERS
5919 MAIN STREET, NEW PORT RICHEY, FLORIDA
April 19, 2016
8:30 PM
MINUTES
ORDER OF
BUSINESS
1
Call to Order - Roll Call
The meeting was called to order by Chairman Rob Marlowe at 8:55 pm. Those in attendance were
Director Chopper Davis, Director Bill Phillips, Director Jeff Starkey, and Director Judy DeBella
Thomas.
Also in attendance were Executive Director Debbie Manns, City Clerk and Secretary Doreen
Summers, Chief of Police Kim Bogart, Library Director Susan Dillinger, Finance Director Crystal
Feast, Development Director Lisa Fierce, Fire Chief Chris Fitch, Economic Development Director
Mario Iezzoni, Public Works Director Robert Rivera, Parks and Recreation Director Elaine Smith,
Technology Solutions Director Bryan Weed, and Human Resources Manager Bernie Wharran. City
Attorney Joseph Poblick was excused.
a
Approval of the January 19, 2016 Community Redevelopment Agency Board Minutes, Page 2
Motion was made to approve the minutes as presented.
Motion made by Bill Phillips and seconded by Judy DeBella Thomas. The Motion Passed. 5-0. Ayes:
Davis, DeBella Thomas, Marlowe, Phillips, Starkey
2
Consideration of Bid Award: ITB 16-010, Former Smart Start Business Incubator Front Roof
Replacement, Page 4
None coming forward for public comment, Chairman Marlowe returned the floor to the Board.
Director Phillips recommended that Firestone-equivalent sheeting not be used in the project. In
response to his request, Executive Director Manns stated she would add the following points to the
agreement.
A five-year labor warranty;
A 20-year materials warranty; and
The agreement would transfer to any new owners if the City should sell the building.
Director Starkey noted the extensive acoustic ceiling panel water stains, and asked that those panels be
Page 2
replaced to avoid future mold/mildew issues.
Motion was made to pursue an agreement with the recommended entity.
Motion made by Bill Phillips and seconded by Jeff Starkey. The Motion Passed. 5-0. Ayes: Davis,
DeBella Thomas, Marlowe, Phillips, Starkey
3
New Port Richey Business Center Lease, Page 19
None coming forward for public comment, Chairman Marlowe returned the floor to the Board.
Director Phillips asked for additional details regarding the billing collection procedure, and suggested
that 2017's agreement include a lease-to-purchase capability. Director Davis stated that "incubator"
was no longer accurate, and a new sign was needed.
Motion was made to approve the lease agreement.
Motion made by Bill Phillips and seconded by Judy DeBella Thomas. The Motion Passed. 5-0. Ayes:
Davis, DeBella Thomas, Marlowe, Phillips, Starkey
4
Communications
Chairman Marlowe reported that Tampa Bay's water rates would remain the same, without changes. He
was pleased with the year's Chasco Fiesta, and reminded those assembled of Thursday's 5:00 pm work
session discussion of the Recreation and Aquatic Center marketing study.
Director Starkey thanked the community for his re-election, and congratulated Director Davis on his
win. Director Davis returned the sentiment, and thanked all the candidates for their participation and
input. He reiterated his request for an LED display board marketing plan, and asked that backup
materials be provided prior to Thursday's meeting.
Director Phillips extended his congratulations to Directors Davis and Starkey. In response to his
request for details regarding the Skylar Diggins event, Parks and Recreation Director Smith stated that
Ms. Diggins had been selected to represent the nation as part of the next Olympic Games basketball
team. Originally planned for 60 attendees, she closed the attendance at 75. As this was her only Florida
stop, attendees came from all over the state, plus Georgia and Alabama; she stated she would return the
following year.
Director Phillips asked Executive Director Manns to contact County Administrator Baker and arrange
for a City hurricane response presentation. He suggested that there be a longer break between Sims
Park's major events. He expressed his thanks for PEDC's SMARTstart concept and Economic Director
Iezzoni's hire, and agreed that he would like background information prior to Thursday's work session.
Director DeBella Thomas announced Main Street's presence in the SMARTstart building, and
reminded those assembled of that weekend's Cotee River SeaFest.
5
Adjournment
There being no further business to consider, upon proper motion, the meeting adjourned at 9:29 pm.
(signed) ______________________________________
Doreen M. Summers, CAP-OM, CMC, City Clerk
Approved: ____________________ (date)
Initialed: ____________________
Page 3
.
.
TO:
Members of the Community Redevelopment Agency
FROM:
Mario Iezzoni - Economic Development
DATE:
5/17/2016
RE:
Consider the Sale of Property in Respect to the Residence of Orange Lake Development Project,
Page 4
REQUEST:
Sale of the former Baptist Church property.
DISCUSSION:
The Community Redevelopment Agency (CRA) purchased the property in December 2005 from the First Baptist
Church as a redevelopment property. The church was razed in 2010. Environmental remediation has been completed.
This 2.43-acre site consists of vacant property and a surface parking lot fronting Orange Lake at 6561 Circle
Boulevard. The main portion of the subject property Parcel #1 is located on the southeast corner of Central Avenue
and Circle Boulevard. It is 1.39 acres and surrounds Parcel #2 (0.14 acres). Parcel #3 is located on the northeast
corner of Central Avenue and Circle Boulevard and contains approximately 0.73 acres. Parcel #4 is .17 acres and sits
at the southeast corner of Central Ave and Adams. (See RFQ 16-007 Map)
On November 13, 2015 the CRA released RFQ 16-007. The purpose of the RFQ was to find a qualified developer to
construct new urbanism housing that would serve to support local businesses and to generate new ad valorem taxes for
the city.
On January 19, 2016 People Places, LLC was selected as the qualified developer. City staff subsequently entered into
negotiations to craft the framework for residential development of the property as follows:
$300,000 Purchase and Sale Agreement for 4 parcels of land that make up what is called the Residence
of Orange Lake.
Up to 88 Residential Units
Incentives:
CRA property tax rebate after assumed 2016 closing
100% rebate 2017 thru 2020
80% rebate 2021, 2022
60% rebate 2023, 2024
All city Impact, permit, water and sewer fees waived for the project.
The design and feasibility of this project is based on the Zimmerman/Volk Urban Core Residential Market Analysis.
The analysis states there is market support for new downtown residential construction designed for annual household
incomes of $50,000+. The occupancy of these units will serve to support a growing and vibrant community with over
$4.4+ million in new annual household income in close proximity to nearby businesses.
It is estimated the completed project will increase downtown advalorem between $6-8 million, netting over the
remaining life of the CRA an additional $800,000 in CRA revenues.
RECOMMENDATION:
Sale of the former Baptist Church property to People Places
Page 4
BUDGET / FISCAL IMPACT:
$300,000 in CRA proceeds FYE 2016/17
$800,000+ in net new tax revenues for the remaining CRA life.
ATTACHMENTS:
Description
RFQ 16-007
Residences at Orange Lake Response
Site Plan
Property Tax Incentive Analysis
Page 5
Type
Backup Material
Backup Material
Backup Material
Backup Material
City of New Port Richey, FL
Community Redevelopment Agency
Request for Qualifications
Residences at Orange Lake
RFQ 16-007
Deadline: Friday, December 18, 2015, 3 pm EST
Page 6
I. Introduction
Purpose
The purpose of this Request for Qualifications (RFQ) is to select a qualified Development Team (Developer)
to develop a prime 2.26-acre site in downtown New Port Richey. The downtown core is bounded by
Madison Street to the east, Central Avenue to the north, the Pithlachascotee River to the west and Missouri
Avenue to the south. The Community Redevelopment Agency (CRA) of the City of New Port Richey,
Florida invites qualified applicants to submit qualifications for a residential infill development for the site.
The CRA redevelopment strategy for downtown New Port Richey emphasizes the creation of residences in
and around the downtown core to create the support for day-to-evening retail, restaurant, office, recreational
and special event environment. This parcel is a key site within the City and its development will impact many
others.
Site Background, Location & Ownership
The City of New Port Richey is 4.6 square miles located on the west coast of central Florida. Situated in the
western edge of Pasco County, the City is part of the Tampa Bay area. It is ideally situated along the Gulf of
Mexico with an attractive climate. The City was incorporated in 1924 and has grown to nearly 15,000
residents.
The CRA District consists of the traditional commercial downtown business and supporting residential areas
with boundaries nearly coterminous with City limits. Downtown is a historic part of New Port Richey that
includes governmental functions, retail and service activities. The district also includes a regional hospital and
supporting medical services, lakefront property on Orange Lake and extensive frontage on the Cotee River
with access to the Gulf of Mexico. Older residential neighborhoods surround the commercial district.
The site is one block north of Main Street in Downtown. New Port Richey has a series of zero lot line
developments of various commercial businesses and offices from US Highway 19 east through the heart of
2015 RFQ 16-007 Residences at Orange Lake - Page 2 of 9
Page 7
the City. Current downtown businesses include multiple restaurants, taverns and offices. Special events are
often held in the nearby Sims Park and adjacent Orange Lake that create a lively atmosphere.
The City purchased the property in 2006 with CRA funds from the First Baptist Church as a redevelopment
property. The City razed the church in 2010. Environmental remediation has been completed.
There may be other adjacent property, privately owned and controlled, that could be considered as part of
development options. The City cannot commit such private property but will be supportive to the extent
appropriate to facilitate further public-private partnering.
II. Project Scope & Objectives
This site is available for development by firms or individuals who are invited to submit qualifications and
conceptual proposals. A shortlist of these firms will be reviewed by the City Manager, Economic
Development Director and the Community Development Director and only those responding to this RFQ
will be considered.
It is the desire of the CRA that any development proposed for the various sites will be consistent with the
2012 CRA Redevelopment Plan. The land use identified for the site include residential, but would allow for
work/live use. A residential development with strong pedestrian scale and urban design characteristics has
been identified as a preferred goal. Additional goals include revitalization within the downtown area,
promotion of pedestrian traffic and activity use throughout the day and evenings, as well as enhanced linkages
to and compatible development with adjacent Orange Lake and Sims Park.
Respondents are encouraged to exercise creativity in defining a concept that satisfies the vision of the 2012
CRA Redevelopment Plan, applicable zoning or entitlements, and sound real estate development practices.
This vision anticipates uses that include both renter and owner residential options. The RFQ submission
should provide examples of innovative and creative developments which the members of the team have
advised/designed/developed.
Project Goals
These goals will provide a general framework for evaluating developer qualifications and subsequent
developer proposals, as expressed in no particular order:












Create opportunities for new housing product
Generate tax base enhancement
Pursue smart growth development pattern
Pursue development consistent with realistic market opportunities
Create development opportunities that are attractive to conventional and/or innovative developers
Support a reasonable and identifiable path to redevelopment of subject site in the next two years
Focus City efforts to be results-oriented
Keep process transparent to avoid the appearance of special interest conflicts
Seek high standards and best utilization of public assets
Pursue economically sound development
Respect and involve local stakeholder interests in design, construction, investing and utilization of
site
Promote a live, work and play environment in the downtown
2015 RFQ 16-007 Residences at Orange Lake - Page 3 of 9
Page 8
Site Considerations
This 2.26-acre site consists of vacant property and a surface parking lot fronting Orange Lake at 6561 Circle
Boulevard. The main portion of the subject property Parcel #1 is located on the southeast corner of Central
Avenue and Circle Boulevard. It is 1.39 acres and surrounds Parcel #2 (0.14 acres). Parcel #3 is located on
the northeast corner of Central Avenue and Circle Boulevard and contains approximately 0.73 acres. All sites
appear to have adequate drainage. The site is most appropriate for a residential use and private parking. The
site has been cleared and seeded.
#3 Parking
Lot
Additional Parcel
(0.17 acres)
#2 Attached to Main
Parcel
#1 Main Parcel
An additional parcel to the east of Adams Street is available (0.17 acres).
The current zoning classification(s) allows uses with specific criteria. Based on the ultimate approved
development program, the City encourages the use of a Planned Development District. The City will be a
cooperative partner in pursuing any permits or approvals that may be required to expedite the selected
development plan.
All parcels have a land use designation of Downtown Category, with the exception of Parcel #3, which has
designation of Low Medium Density Residential Category. The zoning of Parcels 1 and 2 is Downtown
District; Parcel 3 is zoned R-2, Residential District.
2015 RFQ 16-007 Residences at Orange Lake - Page 4 of 9
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LMDR
Parcel #3
Downtown
Parcel #1
Parcel #2
Downtown
Future Land Use
Site Purchase
The CRA prefers a purchase of the site. The CRA will consider fair value in its disposition of the site.
Financial & Other Support
In order to achieve its stated goals for the development of the subject property, the City may consider
offering incentives.
III.Qualification & Selection Process
The qualifications shall consist of a description of the Development Team including a list of professionals to
be assigned to the project, their academic/professional background and experience with similar projects. In
addition, a list of similar projects completed by the Development Team, including references with current
addresses and phone numbers, must be provided. The Conceptual Project descriptions should include in both
narrative and visual form the extent of the development proposal for the site; drawings may be conceptual in
format, but should be detailed enough to reflect the scope of the proposed development and a creative and
innovative design solution. Include quality architectural and urban design standards that enhance the city
center and connectivity to adjacent Orange Lake and Sims Park.
Based on the qualifications and conceptual proposals received, the Developers will be ranked. The Number 1
ranked developer will be invited to submit a more detailed proposal. Should the Number 1 ranked proposal
not be approved, the next ranked proposer will be selected to submit a proposal. This process will continue
until the short-listed candidates are exhausted.
A selection committee will screen the submissions. It is expected there will be no communication with parties
other than those specifically noted herein and such communication will be exclusively for clarification
regarding procedures and objectives. The City prohibits communication to or with any department, bureau or
employee during the submission process. In addition, no communications may be initiated by a proposer to
2015 RFQ 16-007 Residences at Orange Lake - Page 5 of 9
Page 10
any City Official or persons involved in evaluating or considering the proposals prior to the time an award
decision has been made. Communication with any parties for any purposes other than those expressly
described herein may cause an individual firm, or team to be disqualified immediately from participating in
the development solicitation.
Selection Criteria





Developer experience and qualifications
Financial feasibility (developer & project)
Conceptual development program/vision
Economic benefit to the City/CRA
Downtown urban development expertise
20%
20%
20%
20%
20%
Anticipated Schedule & Sequence of Events
It will be incumbent on each respondent to understand the importance of adhering to the schedule included
herein. Respondents shall assume full responsibility for the timely delivery of the qualifications.
Qualifications received after the deadline stated will not be considered. The CRA, however, reserves the right
to amend milestone dates. (Dates are subject to change.*)
Release RFQ
Questions/Clarifications regarding the RFQ due
Last day for any addenda to be issued
Submission of qualifications deadline
Project evaluation and rankings
Staff interviews short-listed teams
CRA/City Council approval of rankings
Friday, November 13, 2015
Wednesday, December 2, 2015
Wednesday, December 9, 2015
Friday, December 18, 2015 3 pm EST
Wednesday, December 23, 2015
Tuesday, January 5, 2016
Tuesday, January 19, 2016
Questions & Answers
It is important that all potential respondents are given clear and consistent information. Therefore, all
respondents are required to submit any questions related to this project or selection process in writing so
answers can be distributed to all registered respondents. Questions about the interpretation of specifications
or the RFQ process should be directed in writing to Mr. Mario Iezzoni, Economic Development Director, at
iezzonim@cityofnewportrichey.org. Questions must be received by Wednesday, December 2, 2015. No
inquiries received after that date will be given any consideration. Any interpretation will be available to
prospective proposers in the form of an addendum to the specifications which, if issued, will be available no
later than Wednesday, December 9, 2015 prior to the date set for receipt of qualification submissions.
It is strongly encouraged that those parties wishing to submit qualifications to register with the Community
Redevelopment Agency (CRA) at iezzonim@cityofnewportrichey.org. It is the responsibility of all parties
planning to submit qualifications to contact the New Port Richey CRA prior to submitting qualifications to
ascertain if any addenda have been issued and to obtain such addenda.
The City of New Port Richey reserves the right to accept or reject any or all statement(s) of qualifications,
with or without cause, or to accept statement(s) of qualifications and begin direct negotiation, which, in its
sole judgment, best serves the interest of the City. All decisions related to this solicitation by the Selection
Committee, the CRA and City Council will be final.
2015 RFQ 16-007 Residences at Orange Lake - Page 6 of 9
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The CRA reserves the right to request clarification of information submitted and to request additional
information of one or more respondents. Costs for preparing the qualifications in response to this request are
solely the responsibility of the respondent.
It will be necessary for responding parties to comply fully with the general terms and conditions outlined in
this document if they are to be considered. A letter attesting that the respondent has read and understands all
procedures is required with the submission (refer to Attachment “A”).
Documents Available For Review
To better understand the City’s objectives, as well as the opportunities and constraints for redeveloping the
site(s), the following documents are available in electronic format and may be obtained from the City of New
Port Richey.

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2012 CRA Redevelopment Plan
Links to the Land Development Code
Property title
Boundary surveys
Environmental assessment
Relevant maps and zoning
IV. Submission Requirements
Information in the responses should be organized an divided by tabbed sections as outlined below, including
one original and 3 copies of all documents and to include a PDF version:
1. Developer information – Legal name and principal office address; telephone number and email
address; name of authorized agent who is authorized to negotiate with the CRA.
2. Project team – Names and qualifications of all team members, legal counsel, architect, financial
institution, contractor (if known).
3. Experience/qualifications – List of prior development experience that best identifies with the project
scope and objectives, short summary of relevant project(s), listing total projects/units developed.
Note specifically previous role(s) as principal, consultant, general partner, designer, or other. Identify
any team members having permanent local offices in the New Port Richey area and address the
familiarity of the team or individuals with downtown New Port Richey; address whether or not the
members of the team have previous experience working together or in New Port Richey; References
(with names, addresses, phone numbers and email addresses) that the respondent deems relevant to
the Orange Lake development objective.
4. Financial references – Provide financial institution reference contact(s) which may be contacted by
the CRA.
5. Narrative and vision statement – A clear statement of the respondents’ vision for the project and site,
including how the envisioned project will relate to the surrounding area and its benefits to the CRA.
6. Conceptual development proposal – The Conceptual Project descriptions should include in both
narrative and visual form the extent of the development proposal for the site; drawings may be
conceptual in format, but should be detailed enough to reflect the scope of the proposed
development and a creative and innovative design solution. Include quality architectural and urban
design standards that enhance the city center and connectivity to adjacent Orange Lake and Sims
Park.
7. Financial strategy – A brief description of the various uses proposed.
2015 RFQ 16-007 Residences at Orange Lake - Page 7 of 9
Page 12
8. Understanding of RFQ - A signed letter attesting that the respondent has read and understands all
procedures outlined in this RFQ (Use Attachment A).
Non-confidentiality
All proposals, qualifications, correspondence and records made thereof, are public record and handled in
compliance with applicable state and local laws.
Deadline
Submittals are due by Friday, December 18, 2015 3 pm, Eastern Standard Time.
Submittal Location
Address and deliver submittals to:
Ms. Doreen Summers, City Clerk
5919 Main Street
New Port Richey, FL 34652
2015 RFQ 16-007 Residences at Orange Lake - Page 8 of 9
Page 13
Attachment “A”
Understanding of RFQ Procedures, Terms and Conditions
Residences at Orange Lake
(To be returned with qualifications submission)
Request for Qualifications
City of New Port Richey, Florida
RFQ 16-007
I acknowledge I have read and understand all procedures and requirements of the above referenced RFQ and
have complied fully with the general terms and conditions outlined in the RFQ.
Development Team: _____________________________________________________________
Representative’s Signature: _________________________________________________________
Representative’s Printed Name: _____________________________________________________
Date: ________________________________________________________________________
2015 RFQ 16-007 Residences at Orange Lake - Page 9 of 9
Page 14
City of New Port Richey, FL
Community Redevelopment Agency
Request for Qualifications
Deadline: Friday, December 18, 2015, 3 pm EST
Response to RFQ 16-007
Residences at
Orange Lake
Page 15
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Page 16
2
Developer Introduction
On behalf of People Places, LLC and the exceptional team of professionals we have assembled, I am pleased to
present these qualifications and a brief outline of a project proposal for the Residences at Orange Lake, Request
for Qualifications 16-007. We love New Port Richey and are excited about the opportunity to lend our energies and
expertise to its renaissance. It is our firm belief that thoughtful redevelopment of this site will catalyze the revival of
the city’s urban core and surrounding neighborhoods.
Our team includes architects and urban designers with broad and practical experience in urban settings across the
country and internationally. All share a commitment to the sound urban design and development principles outlined
in the Charter of the New Urbanism, as well as a pragmatic approach to crafting beautiful places that are cost-efficient
and financially achievable in their given settings.
Together we spent two intensive days in early December, 2015 devising a well-considered plan for the project. The
results include a general site plan, conceptual building plans, architectural character studies, phasing strategy, zoning
recommendations (for both the site and the surrounding areas) and an outline financial plan. This exercise refined
our understanding of the challenges and opportunities of this site and the potential project. While there are countless
details remaining to be worked through to bring this project to fruition we believe the time is right and the opportunity
is ripe.
Thank you for the opportunity to present the following.
Sincerely,
Frank Starkey
Principal Developer
People Places, LLC
5742 Main Street
New Port Richey, FL 34652
Frank Starkey
Starkey.f@gmail.com
813-294-8029
Page 17
3
Table of Contents
Developer Introduction3
Table of Contents4
Project Team5
Narrative and Vision Statement7
Team Experience/Qualifications9
Conceptual Development Proposal17
Financial Strategy21
Understanding of RFQ23
Page 18
4
Project Team
Principal Developer – Frank Starkey, Principal, People Places LLC
Project Manager – Andy Mikulski, Project Manager, People Places LLC
Financial Partner – Jim Goodchild, Principal, Lamplight Capital & Asset Management
Financial Partner; Real Estate & Design Consultant – Jose Cardenas, Jose Cardenas Homes
Architect: Site Planning – Mike Watkins, Principal, Michael Watkins Architect LLC
Architect: Building Plans – Eric Brown, Brown Design Studio
Urban Designer: Planning and Zoning - Andrew Georgiadis, Georgiadis Urban Design
Urban Designer: Charrette Volunteer: – Vinod Kadu
Civil Engineering Advisor – Gregory B. Wegener, Project Engineer, Coastal Design Consultants
Construction Cost Advisor – Bill Athanasoulis, Vice President, J. Kokolakis Contracting
Legal Counsel – Barbara L. Wilhite, Esquire, Barbara L. Wilhite Law, P.A.
• New Port Richey native Jim Goodchild and Jose
Cardenas are personal friends and partners with
Frank Starkey on a small development project in Fort
Lauderdale.
• Frank Starkey and Mike Watkins have been friends
and professional acquaintances for many years and
serve together on the Board of Governors of The
Seaside Institute. Both are members of Congress for
the New Urbanism (CNU) and the National Town
Builders Association (NTBA).
• Eric Brown, also a member of CNU and NTBA, was
hired by Frank Starkey to design a small building in
Longleaf.
• Andrew Georgiadis was on the Dover Kohl and
Partners charrette team hired by Frank for the From left to right: Andy Mikulski, Vinod Kadu, Jose Cardenas,
Starkey Ranch Town Center. His parents have a Frank Starkey, Eric Brown, Jim Goodchild, Andrew Georgiadis,
home in New Port Richey, and he is very familiar and Michael Watkins.
with the town.
• Barbara Wilhite and Bill Athanasoulis grew up in the
New Port Richey area and were classmates of Frank’s
at Gulf Junior High and Gulf High. Barbara worked closely with Frank on the entitlements for
Starkey Ranch.
• During his tenure at Florida Design Consultants Greg Wegener worked on Longleaf and the
Starkey Ranch DRI. He has also worked on various projects in and for the City of New Port
Richey, including the Orange Lake drainage structure.
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5
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6
Narrative and Vision Statement
New Port Richey is a wonderful town. It has a great traditional street network, authenticity, outstanding natural
and recreational amenities, a convenient location, and a beautiful setting. The center of town is particularly enchanting
with its intact central business district, beautiful Pithlachascotee River, Sims Park and Orange Lake, historic buildings
including the landmark Hacienda Hotel, and convenient close-in neighborhoods. New Port Richey contains a rare
combination of attributes that other towns covet and new suburbs can only dream of.
Like most small towns New Port Richey has languished in the wake of the suburban expansion that exploded in recent
decades but we believe it is coming back stronger than ever. Folks are rediscovering the pleasure and convenience of
living in a walkable, vibrant place. People who see New Port Richey for the first time are captivated and often think to
themselves; “I would love to live here.” Unfortunately, the range of residential options in the Urban Core is lacking,
particularly for those seeking new high-quality rental apartments.
The Residences at Orange Lake is a prime opportunity to meet that demand, and to catalyze the City’s urban
renaissance. Seizing the market opportunities identified in the 2015 Zimmerman Volk Associates (ZVA) study
“Analysis of Residential Market Potential of the Urban Core,” the Residences will occupy a desirable new address
overlooking Orange Lake and Sims Park. Mere steps from Downtown, the new residents will add more “feet on the
street” to support the businesses and enhance the vibrancy of Main Street, Grand Boulevard and Railroad Square. In
turn, the existing amenities of the area – restaurants and nightlife, Sims park and the river, the recreation and aquatics
center, authentic character and walkability – are significant attractors for new residents.
If selected as the Developer we propose to build approximately 86 1- and 2-bedroom high-quality rental apartments
in a series of 3-story buildings. The architecture and site plan would encourage pedestrian activity on the street as well
as within and through the site, employing proven urban design principles. Our goal is for the property to be integral
to the vibrant urban fabric of downtown, with an architectural signature that celebrates New Port Richey’s heritage
and moves it into the future. We aim to put Downtown New Port Richey on the map of the most desirable places to
live in the Tampa Bay Area.
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8
Team Experience/Qualifications
Frank Starkey is a real estate developer with deep experience developing pedestrian oriented neighborhoods. As
co-founder (with his brother, Trey) of Longleaf, a 568-acre Traditional Neighborhood Development just Northwest
of Tampa he was intimately involved in neighborhood design, entitlement, engineering, permitting, construction,
builder program, architectural review (using a form-based design code) marketing, homeowner association, mixed-use
development and property management (he even operated a coffee shop in its Downtown!) From 2005 through 2012
the brothers co-managed the planning, engineering, entitlements, marketing and sale of Starkey Ranch, a 2,500-acre
multi-use development planned for the family’s remaining land. In December, 2012, the Starkey brothers closed a
multi-year takedown of the Ranch to Wheelock Street Capital, which is now developing the project.
Throughout his career Mr. Starkey has been at the
leading edge of New Urbanism, serving as board
member and President/chairperson of the National
Town Builders Association and The Seaside Institute;
as a member of the Rollins College Masters of
Planning in Civic Urbanism advisory board, and as
the first Developer in Residence at the University
of Miami’s Masters in Real Estate + Urbanism
(MRED+U) program. He is a frequent presenter
at the Congress for the New Urbanism and other
state and national conferences, and has participated
in various steering committees, symposia and summit
meetings related to urban development, including an
Urban Land Institute Technical Advisory Panel in
Town of Longleaf.
Bradenton, Florida.
In 2013 Mr. Starkey founded People Places, LLC, a real estate development, design and consulting company. Drawing
on his broad experience, the People Places goal is to craft vibrant, people-oriented residential and/or retail places in
walkable settings. The firm is pursuing infill and redevelopment opportunities in various towns throughout Florida.
An Associate Member of the American Institute of Architects, he holds undergraduate and professional degrees in
architecture and urban design from Rice University, is CNU (Congress for the New Urbanism) Accredited, and a
member of Urban Land Institute and Leadership Florida (Class XXVII).
Financial Reference
Kerry K. Clapper
Resident Director, First Vice President - Wealth Management
Merrill Lynch
(727)-799-5646
Selected Project Experience
1. Town Architect, Longleaf: Mr. Starkey was responsible for the planning and
architecture of Longleaf, a 568-acre Traditional Neighborhood Development in the
Trinity area. Beginning with the master planning charrette in 1997 and continuing
today with his continued service on the Longleaf Architectural Review Board, he has
been involved in shaping virtually every aspect of the built environment of Longleaf.
Working with urban designers, architects, landscape architects, site contractors, utility
companies and builders afforded him exceptionally broad experience building a place,
supplementing his formal training in architecture.
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9
2. The Pioneer Building, Longleaf: Downtown Longleaf ’s first building is the 24,500
square foot mixed-use Pioneer Building. Comprised of 16 rental apartments above
7,550 square feet of retail space, this 3-story “Main Street” building forms one side
of Town Avenue, the primary street into Longleaf. Mr. Starkey oversaw the design
and construction of the building in 2005. The building’s street frontage follows the
principles for urban retail design he learned at Harvard University’s Graduate School of
Design’s course on the subject.
In 2008 Mr. Starkey took over management responsibility for the property and
subsequently increased overall occupancy from around 60% to 100%. His strategy
included opening a coffee shop and a consignment shop to demonstrate the viability of
the retail. The plan worked and attracted other businesses that have kept the retail space
fully leased ever since. He also brought on professional property management, which
improved the apartment occupancy and rents and significantly improved the overall
financial performance of the property.
Mr. Starkey has been engaged by the current owners of Downtown Longleaf to plan
additional retail space and rental apartments for the three remaining building sites along
Town Avenue.
3. Starkey Ranch Town Center: During the Development of Regional Impact planning
and entitlement for Starkey Ranch, he oversaw a two-part planning charrette for a
proposed 200-acre town center at the intersection of Gunn Highway and State Road 54.
The design team included leading urban designers Dover Kohl and Partners, Geoffrey
Ferrell (who led the master planning and architectural code writing for Longleaf) and
Glatting Jackson. The program included a Publix-anchored retail core surrounded by,
office, multi-family and single-family residences.
Andy Mikulski is a real estate developer with a background in landscape architecture and urban planning. He
has worked on several high profile projects such as the DC United Soccer Stadium and the Pentagon Reservation
Master Plan update, conducted visioning charrettes for international planning projects, and worked on transit oriented
development (TOD) planning studies for the Washington Metropolitan Area Transit Authority. He practices landscape
design, and has designed and built several residential landscape projects.
He holds professional degrees in Urban Planning and Landscape Architecture from the University of Florida and
Florida International University, respectively. He is a member of the CNU (Congress for the New Urbanism), National
Town Builders Association, and Urban Land Institute.
Jim Goodchild has 33 years of commercial and corporate banking experience with a background in real estate
lending and executive leadership. Mr. Goodchild is also a founding member of Lamplight Capital & Asset Management,
LLC and currently serves as the Chief Executive Officer. Lamplight is an owner of single family real estate projects
across the U.S. Additionally, Lamplight provides services to financial institutions as a manager of distressed assets and
adviser on disposition strategies in the single family residential industry.
Previously, Mr. Goodchild was employed with Royal Bank of Canada through various U.S. affiliates serving in senior
roles related to management of core businesses with portfolios up to $10 billion in assets, risk management, and,
distressed assets strategy and disposition. He has degrees in Russian Language, Russian Studies and Political Science,
Magna Cum Laude, from the University of Houston. Mr. Goodchild was raised in New Port Richey and graduated
from Gulf High School, and returned to the area two years ago after retiring from the financial services industry.
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10
Financial Reference
Justin Bremer
Account Executive, Fidelity Brokerage Services LLC
Fidelity Investments
(713)-622-6358 x53547
Jose Cardenas is a talented designer, life-long artist, and real estate investor who understands the power of design.
Art has been a part of his personal and professional development and continues to be an important inspiration. Mr.
Cardenas attributes his professional success to the influence of art in the day to day running of his business Jose
Cardenas Homes as a Home Designer, Renovator, Investor and a Realtor with Berkshire Hathaway Homes Services
Florida Properties Group. He is also a board member of the Greater New Port Richey Main Street organization and chairs
the organization’s Design Services Committee.
Michael Watkins Architect, LLC is an architecture and town planning firm dedicated to designing and
implementing a dynamic public realm. Mr. Watkins founded the firm in 2007 when he left his position of Director of
Town Planning with Duany Plater-Zyberk & Company. While with DPZ he established their Washington, D.C. office
in 1988 to serve as Town Architect for Kentlands, a 352-acre neo-traditional neighborhood northwest of Washington,
D.C. Under his direction, the work of DPZ’s DC office grew to include projects throughout the U.S. and abroad.
Likewise, the work of Michael Watkins Architect extends throughout North and South America and includes a wide
variety of projects: working with existing communities to rediscover and promote the cultural heritage of their built
environment and assisting developers by planning new sustainable communities and neighborhoods.
Current projects include the design of neighborhoods, hamlets and town extensions, preparation of design guidelines
and zoning ordinances, town architect services for Traditional Neighborhood Developments (TNDs), and leading and
participating in urban design charrettes. MWA frequently collaborates with other leading New Urbanist firms, among
them Urban Design Associates, TortiGallas and Partners, Placemakers and the Prince’s Foundation for Building
Community.
Watkins is one of several contributing co-authors of Andres Duany’s SmartCode, a zoning ordinance that legalizes the
development of traditional neighborhoods. He edited and produced The Guidebook to the Old and New Urbanism
in the Baltimore/Washington Region. Watkins and his staff speak on the subject of traditional architecture and urban
design at universities and conferences in the U.S. and abroad. Watkins is a member of the Congress for the New
Urbanism, the Institute of Classical Architecture and Art, the New Urban Guild, the American Institute of Certified
Planners and the American Institute of Architects’ College of Fellows.
Selected Project Experience
1. Town Architect for Norton Commons: Louisville,
Kentucky, 1997 – present. As the Town Architect,
Watkins provides extensive urban design development
and conceptual architectural designs, and reviews
proposed designs for private buildings, civic buildings
and civic spaces prepared by others for compliance with
the Design Code and Pattern Book. The original Master
Plan for Norton Commons was prepared by DPZ and
the Pattern Book was prepared by Steve Mouzon and Norton Commons.
PlaceMakers.
2. Capon Bridge Master Plan: Capon Bridge, West Virginia 2012. This small town in
West Virginia is home to a passionate and committed community. They recognize that its
attributes have not gone unnoticed by those in the greater Washington region looking for
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11
that “small-town life” and sense of community that they have enjoyed for generations.
Excited about its future and determined to see that future changes reinforce their sense of
community, Watkins was asked by members of the community to prepare a master plan
that would direct future growth in a manner that enhances and protects this tight-knit
community.
3. Church Lands: Kingston, Jamaica, 2009. Church Lands is a 22-acre infill site located
between Kingston’s historic downtown and their bustling new downtown. The plan offers
the owner, the Anglican Church, the opportunity to grow their existing ministries on
the site (including a hospital and a seminary) through better stewardship of the land,
specifically through the sale and thoughtful development of underutilized parcels.
4. Hammonds Ferry: North Augusta, South Carolina 2008 – 2013. This beautiful
traditional neighborhood on the Augusta River was master-planned by Dover­Kohl a
number of years ago. Changes in the market in recent years led the developer to hire
Watkins to redesign the neighborhood center, still within the principles of New Urbanism,
but with reducing soils, topography and other expensive site costs also in min
5. Storrs Center: Storrs, Connecticut, 2012. Leyland Alliance, a longstanding client
of Watkins’, asked him to join their design team for Storrs Center, and redesign the
predominantly residential component of the mixed-use town center to maximize yield
while creating a high-quality public realm.
References
Bob Turner
Client
Habersham Land Company
Habersham, South Carolina
(843)-846-1000
rturner@habershamsc.com
Steve Maun
Long-time client
President
Leyland Alliance
New York, New York
(845)-351-2900
sjmaun@leylandalliance.com
www.leylandalliance.com
Macon Toledano
Client
Associate Director,
Lyndhurst Foundation
Chattanooga, Tenn.
(423)-756-0767
mtoledano@
lyndhurstfoundation.org
David Tomes
Long-time client
Planning Commissioner &
President
Traditional Town, LLC
Norton Commons
Louisville, Kentucky
(502)-412-5085
davidtomes@aol.com
www.nortoncommons.com
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12
Eric Brown formed Brown Design Studio with the intent of designing quality traditional architecture and urbanism
projects. Based out of historic downtown Savannah, Georgia, Brown Design Studio brings a strong understanding
of historic urbanism and walkable communities to every project. Drawing on 16 years of experience and continual
research, Mr. Brown applies traditional design lessons to modern development patterns and building models.
Brown Design Studio specializes in traditional urbanism and architecture, and builds sustainable communities, places
and buildings that people love while also building value for clients. Mr. Brown’s experience includes new construction,
urban infill and historic preservation/re-use. Brown Design Studio also has significant experience in Smart Code/
Form Based Code calibration, product planning, land planning and infill/sprawl repair design, community land
planning, town center design, and project implementation.
A strong commitment to urbanism and traditional architecture is the cornerstone of the award winning firm. Mr.
Brown has appeared in several publications and gives lectures as part of his ongoing commitment to leadership in the
field of traditional architecture and urbanism.
Selected Project Experience
1. Lafayette Street Project: A 2 acre
urban infill site located in Beaufort, South
Carolina. A Public-Private partnership
between the City of Beaufort, the City of
Beaufort Redevelopment Commission and
the Private Project team. This site was the
feature of an open RFP responding to City
planning efforts on a City owned site with
Housing typology at Lafayette Street.
the desire to increase City Tax base, provide
market rate housing and the improvement of the Civic Realm. The Project team won the
RFP with their design for six cottages, a new alley system and a pocket park. Project is
on-going with three of the six cottages build. Eric S. Brown is a development partner and
Brown Design Studio has performed project management, land planning and architectural
design. Reference: Lauren Kelly, Planner, City of Beaufort (843)-525-7014.
2. Willow Bend Project: A 7.6 acre infill site
in Fayetteville, Arkansas.
A multi-stakeholder
partnership led by the Fayetteville Partners for Better
Housing, the City of Fayetteville and others, this
project provides 78 residential units of mixed types
and sizes, including affordable housing. The project
is on-going with grant money allocated to begin Willow Bend
construction. Brown Design Studio produced the
architectural design work for the core 14 unit types and architectural vocabulary for the
project. Reference: Brian Teague, Community by Design (479)-790-6775.
3. Morris Square Project, Phase 2: A tight urban
infill project in the Historic Landmark district of
Charleston, South Carolina. This project was a
complex balance of Historic preservation, public
space creation and the addition of 68 attached and
multifamily units on a dense urban site. Design
consideration were given to a complex group
of neighborhood groups, preservation groups Morris Square.
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13
along with City staff. Project was sold and built to a modified design. Brown Design
Studio performed the architectural design of the buildings. Reference: Demetri Baches,
Metrocology (305)-606-7701.
Andrew Georgiadis is an urban designer with extensive experience in the private sector, government, and
academia. His experience covers the full spectrum of New Urbanism from design and illustration to code writing and
policy updates. Mr. Georgiadis has a background in both architecture and town planning, and spent almost 12 years as
a Project Manager at Dover, Kohl and Partners Town Planning, one of the nation’s pre-eminent New Urbanist design
firms. From 2012 to 2013 he also served as a Professor at the University of Miami School of Architecture.
Selected Project Experience
1. Principal Urban Designer: City of Sarasota, Florida, 2013-2015. Mr. Georgiadis
drafted a form-based code, zoning text amendments, and new zoning district standards in
order to encourage walkable and economically sustainable development. He designed the
State Street Parking Garage and Mixed-Use Block, as well as the Lift Station 87, a regional
water treatment facility.
2. Project Director and Designer: Main Street Landing Charrette, New Port Richey,
Florida. While working for Dover, Kohl & Partners Town Planning, Andrew Georgiadis
produced a master plan for Main Street Landing. By placing the buildings at the perimeter
of the site rather than in the middle of a sea of parking, a walkable model of development
was reintroduced onto New Port Richey’s Main Street, the first such development to be
built in several decades. The Master Plan also included a conceptual site plan for the
Municipal Parking Garage that is contemplated for the area west of Grand Blvd and South
of Nebraska Ave.
3. Designer and Illustrator: Pasco
County Transfer of Development
Rights (T.D.R.) Program, Pasco County
Florida. The T.D.R. program for Pasco
County establishes sending and receiving
areas for development intensity and
density. The sending areas are generally
agricultural zones and areas of habitat
and high ecological value. The receiving
areas are suburban and urban corridors
such as Highways 54 and 19, as well as
Downtowns such as New Port Richey.
The T.D.R. program has as its goal the Main Street Landing, New Port Richey.
revitalization of the cores of existing
cities while preserving the hinterland and preventing sprawl. Andrew produced numerous
renderings to help citizens and elected officials visualize the difference between sprawl and
smart growth.
Page 28
14
References
Paul Caragiulo
Commissioner for
Sarasota County, Former
Commissioner for City of
Sarasota
(941)-400-5078
pcaragiulo@scgov.net
Victor Dover
President, Dover, Kohl &
Partners Town Planning
(305)-666-0446
vdover@doverkohl.com
Elizabeth Plater Zyberk
Former Dean, School of
Architecture, University of Miami
(305)-644-1023
epz@dpz.com
Gregory Wegener has 21 years of experience working providing engineering services for a wide array of
commercial, residential, school, and educational projects in the Tampa Bay area. His areas of expertise are in commercial
and residential land development and permitting including the production of construction drawings for paving,
grading, drainage, and utilities. His experience includes project master planning, project management, engineering
design, permitting, and construction administration. Mr. Wegener is proficient with the latest stormwater modeling
software and has experience with the design and permitting procedures of the Southwest Florida Management District
(SWFWMD) in areas of storm water hydrology, treatment/attenuation for both small and large-scale watershed
hydrology projects, the Florida Department of Environmental Protection (FDEP) for stormwater and utilities
projects, the Florida Department of Transportation (FDOT) for drainage, right-of-way use, and connection permits.
Selected Project Experience
1. Academy at the Farm Campus Expansion: Dade City, Pasco County
Engineer of Record for the Site Planning, Survey, Environmental, Civil Engineering, Plans
Preparation, Permitting and Construction Phase Services for the addition of 29,725±
square feet of classroom area with related parking, drainage, and utility improvements at
the newly expanded 20± acre Academy at the Farm Campus in Dade City, Pasco County.
The project also includes the realignment of the on-site parking, the expansion of the
drop-off/pick-up area, relocation of an existing onsite septic system, and the addition of
an access drive to Handcart Road with turn lanes.
2. Verandahs: Hudson, Pasco County
Senior Project Manager for the Design, Plans Preparation, Utility Master Plan, Master
Drainage Plan, and Permitting of a Master Planned Unit Development (MPUD) containing
495 detached single family units, 116 townhome units, and 7 professional office parcels
located on 448 acres on the northside of State Road 52, approximately 0.85 miles east of
Moon Lake Road in the Hudson area of Pasco County.
3. Projects for City of New Port Richey
- Jasmine Heights Drainage Improvements
- Madison and Massachusetts Drainage Improvements
- Orange Lake Drainage Improvements (1995)
4. Projects designed within New Port Richey
- Mitchel Oral Surgery and Implant Centers
- Coastline Building expansion
- Venetian Isles
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15
Barbara Wilhite has 11 years of experience working as the Chief Assistant County Attorney for the Pasco
County Board of County Commissioners, and 11years of experience in private practice as a land use and litigation
counsel.
While working at Pasco County, she negotiated many development approvals and development agreements. At
her current private practice, Ms. Wilhite has been the land use counsel for many large and small projects in Pasco
County, drafted and negotiated dozens of development approvals and development agreements, and represented
clients with zoning issues before the City of New Port Richey.
Ms. Wilhite grew up in downtown New Port Richey, attended Richey Fundamental Elementary and Gulf Middle
School, and graduated from Gulf High School. She has a permanent local office in the New Port Richey area.
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16
Conceptual Development Proposal
Planning and Architecture
Our design team has devised a direction for the architecture, site planning and landscape design that is appropriate to
the project’s prominent location. The different sides of the parcels address the following goals:
• Enclose the East side of Orange Lake with stately buildings, complementing New
Port Richey’s small but fine collection of Mediterranean Revival architecture;
• Frame Central Avenue as a well-designed urban “room” and;
• Address Adams Street and Florida Avenue with contextappropriate urban scales and architecture.
N
N
Conceptual Site Plan of The Residences at Orange Lake.
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17
Proposed buildings will meet the demands of contemporary construction methods and the needs of future residents.
Floor plans will be livable and efficient, interiors well appointed, the beautiful views framed with good architecture
and landscaping.
Conceptual architecture of “soft lofts.”
The proposed buildings fall into two basic types, each of which is
structurally simple and architecturally straightforward (as is typical
of traditional buildings.) This keeps construction and operating
costs reasonable and allows the architectural details to vary
harmoniously among the different buildings. We want to avoid the
“apartment project” appearance that comes from the repetition of
identical building designs.
We propose to provide two of the primary product types identified in the ZVA study in order to appeal to the
broadest portions of the target market segments. “Upscale Apartments” front Circle Boulevard and Central Avenue
with “Soft Lofts” on Adams, Florida and interior portions of the site.
Amenities
The convenient location of the site already provides a high degree of amenity, and the Residences will also provide
a variety of on-site amenities for use by residents. Potential uses may include barbecue area, courtyard with fountain
and seating, community garden, community dining table, pavilion or gazebo.
Parking
Resident parking is provided at grade on the
interior of the parcels with a number of the spaces
enclosed within the ground floors of some of the
buildings. Guest parking is provided in parallel
spaces on the surrounding streets. Parking ratios
reflect the trend toward reduced car ownership
among the younger, urban residents who will want
to live here.
Zoning
We have followed sound urban design principles
that are appropriate for the site’s central location
and comport with the City’s Comprehensive
Plan. Often, however, those conflict with current
zoning standards. The project would therefore
need to be zoned as a Planned Development
District. However, we believe it would be better
for the City to amend the zoning standards for
a larger portion of the downtown area. That
way this project does not stand alone but rather
establishes a pattern that is easily continued in
other developments. Ultimately these two parcels
should be a seamless part of the evolving urban
“fabric” of the town. We stand ready to assist
the City with specific recommendations, expertise
and resources to facilitate that process, as it will
benefit both this project and the town as a whole.
Page 32
Conceptual Site Plan of The Residences at Orange Lake.
18
The Challenge
Despite the potential we see, however, there is a fundamental
hurdle to developing this project. Conventional real estate
development and financing “wisdom” views New Port
Richey as a high-risk market where “nothing pencils”.
Current residential rents – though mostly in older, often
run-down buildings – are too low as comparables to
justify new construction, even when increased 10-15% for
new construction. Downtown retail has been on a long
steady decline, (with the important exception of food and
beverage establishments). Crime and demographic statistics
are viewed as intractable problems. Finally, the city has a
reputation for being a difficult place to do business.
Conceptual architecture.
Developing this site will require not only a continued strong commitment from the City, but also a pioneering
development team with a passionate personal commitment to the future of the city. People Places has assembled that
team and we believe the City is ready, willing and able to help ensure the project’s success.
Phasing Strategy
In light of the high-risk nature of the project, of course, getting it permitted, financed, built, marketed and rented is
where careful strategic planning and smart tactical execution become critical. Project phasing will be the first crucial
strategic decision.
We would make the first phase
small enough to help manage
the risk while also creating the
critical mass needed to attract
new residents from a wide market
area. Once that phase is stabilized
and the rental rates are proven
we would move to complete the
project in one or possibly two
additional phases.
Conceptual architecture of buildings facing Orange Lake.
Our proposal is to build an initial phase of 24 apartments on the northern parcel. This is an optimal size and has the
advantage of looking “complete” on its own. Construction of the subsequent phase(s) on the Southern parcel would
create minimal disruption to the initial residents as the project is completed. Interior and/or Southeastern portions
of the site may be broken into a third phase if necessary.
A small but important tactic may be to erect low-cost/high-impact interim activities on the
undeveloped portions of the site. Public activities and amenities such as a food truck court, sand
volleyball or bocce court, a small plaza for outdoor movies, temporary art installations or other
“tactical urbanism” interventions can help generate activity and interest in the place, and exposure
to potential residents.
Site Engineering
Tower detail.
Page 33
In preparation for site planning we conducted some initial investigation into civil engineering issues
on the site such as the need for on-site drainage/retention areas, floodplain compensation, pervious
surface areas and subsurface soil conditions. These items can only be answered definitively as
19
site planning/engineering advances into greater detail. Ideally the drainage for the site and a larger portion of the
surrounding area can be handled in a City-managed drainage strategy; indeed this may already be the case with Orange
Lake.
Our schematic site plan maintains the flexibility to accommodate on-site drainage if necessary, but this would result
in a reduction of apartments and correspondingly lower tax revenues to the City. Alternatively, the City-owned parcel
at the Southeast corner of Adams and Central could be used for drainage and/or floodplain compensatory storage,
although it would be preferable to have a building there to “hold” the important frontage on Central Avenue, a pattern
established by this project.
Central Avenue Redesign
Within the physical plan of New Port Richey, Central Avenue is
intended to be a special street with a wide right-of-way, enough
space for a central median, and a view terminating at Orange
Lake. However, the street detailing is not currently meeting
that potential, particularly from Madison Avenue to Circle
Boulevard. We strongly recommend that a tree-lined median be
installed in conjunction with this project, both as a much needed
urban-design feature and to reduce the unneeded asphalt area
within the Orange Lake basin. Our design team created a design
to suggest how this might look.
Economic Benefit to the CRA and the City
In addition to the benefits of new residences welcoming more
people into the Urban Core, this 2.26-acre site is a large potential
source of ad valorem tax revenue for the City. Like Straub Park
on the waterfront in downtown St. Petersburg, Orange Lake and
Sims Park should be a premier residential and (to a small extent
retail) address in New Port Richey. With stunning lake views
and highly desirable “walkability” this location should eventually
Suggested Central Avenue streetscape redesign.
command some of the highest dollars-per-acre real estate values
in West Pasco County. But gleaning that value requires diligence,
patience and the right kind of development, which we hope to
have the opportunity to craft:
• High-quality architecture that improves the quality of the public realm;
• Dwelling designs that make the most of the views and appeal to the target market;
• Higher density of dwellings that can capitalize on the site’s inherent qualities;
• Careful development strategy and attention to detail in project execution;
With these principles in mind, our team’s aim is to create demonstrable real estate
value for this site, where very little exists today. This will improve the City’s
tax base and hopefully generate opportunities for other, more conventionally
“bankable” investments in the surrounding areas. Over the long run the CRA
should see a good return on its investment in purchasing the property and working
with a Developer to bring this project to life.
The Hacienda Hotel; architectural
inspiration.
Page 34
20
Financial Strategy
As Development partners we
are
committed to seeing this project through, and we
understand it is a high-risk, long-return investment.
In today’s lending environment debt financing for
at least the first phase is likely unavailable. Debt
may be available for subsequent phases or at
completion but nevertheless we are prepared to
fund the development of the project with up to
100% equity.
Phase one is when virtually all of the “heavy lifting”
occurs – imagination, hard work, investment and
risk – before the first rents can be collected. We The Mediterranean Revival style is found throughout New Port Richey.
anticipate the pre-development and first phase
construction costs, exclusive of land and permit and impact fees, to total roughly $2 million, represening a significant
initial financial commitment on our part. What’s more, the lack of access to financing will keep our return on equity
relatively low.
This sort of risk-taking is not for the faint of heart or the naïve. And it is not the sort of project that conventional
developers will typically consider: “too much brain damage,” would be a typical response. Even so, we care deeply
about our home town and we are willing to make this commitment of energy and resources because we believe in the
project and New Port Richey’s potential for revitalization.
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21
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Page 36
22
Understanding of RFQ
Page 37
23
5742 Main Street
New Por t Richey, Florida 34652
T. (813) 294-8029
Page 38
24
Residences of Orange Lake
Site Plan
Page 39
Residences of Orange Lakes
CRA Property Tax Analysis
Construction Phase
Year
Ad Valorem
City
County
Total Mills
Taxable Value Revenue
Rebate Percent
CRA Tax Revenue
2017
2018
Mill/1000
0.00925
0.00761
0.01686
100%
847,265
100%
Property Tax Rebate Phase
2019
2020
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
6,500,000
0.0090
0.0070
0.0160
104,000
100%
-
6,597,500
0.0090
0.0070
0.0160
105,560
100%
-
6,696,463
0.0085
0.0070
0.0155
103,795
80%
20,759
6,796,909
0.0085
0.0070
0.0155
105,352
80%
21,070
6,898,863
0.0085
0.0070
0.0155
106,932
80%
21,386
7,002,346
0.0085
0.0070
0.0155
108,536
60%
43,415
7,107,381
0.0085
0.0070
0.0155
110,164
60%
44,066
7,213,992
0.0085
0.0070
0.0155
111,817
0%
111,817
7,322,202
0.0085
0.0070
0.0155
113,494
0%
113,494
7,432,035
0.0085
0.0070
0.0155
115,197
0%
115,197
7,543,515
0.0085
0.0070
0.0155
116,924
0%
116,924
7,656,668
0.0085
0.0070
0.0155
118,678
0%
118,678
7,771,518
0.0085
0.0070
0.0155
120,459
0%
120,459
Assumption:
 Ad Valorem Taxable Value $6.5 million
 Annual Property Value Escalation @ 1.5%
 Slight Decline in Millage Rates
Page 40
Remaining CRA Term