This document provides an overview of the Eastwood Village public-private partnership project in Fort Myers, Florida. The key points are: 1) The project redevelops a former city wellfield site into a new mixed-use community using traditional neighborhood design principles. 2) The partnership between the City of Fort Myers and developer Bonita Bay Group includes agreements for land acquisition, permitting, infrastructure development, and funding affordable housing through a mortgage assistance program. 3) The project will create a new residential community with 2,300 units, as well as commercial and recreational spaces, funded in part through a Community Redevelopment Area that establishes a tax increment financing district.

1. EASTWOOD
VILLAGE
A Public Private
Partnership for Infill
Redevelopment
Florida Gulf Coast
University
February 26, 2010

2. Location Map

3. Site Aerial

4. Wellfield Redevelopment
• Site was former shallow aquifer wellfield for city
• City bermed property and pumped river water into
canals which recharged the surficial aquifer
• Process created low quality Mellaleuca infested
wetlands
• Used site for multiple other purposes including
dumping arsenic laden lime sludge from the water
treatment process

5. Today’s Presentation
• City and Bonita Bay Group
Goals
• Vision & Design
• Major Components of Project
• Deal Structure

6. • Obtain permitting assistance on approximately 500 acres on the
Old Wellfield site in order to establish a viable developable envelope
and environmental permitting strategy
• Establish a public/private partnership to design, permit, and
construct improvements to the Eastwood Golf Course.
• Establish a public/private partnership to design, permit, construct
and market a quality residential community with a focus on attracting
a diversity of professionals and families. Establish a public/private
partnership to design, permit, construct and market a quality
commercial component.
• Select a team that has leadership in community involvement,
consensus building, financial stability, innovative funding solutions,
and a track record of developing projects that improve the
community tax base.
Project Goals from Original RFQ

7. P
MLK Veronica
Shoemaker corridor study
funding
Enhancement of Calusa
Nature Center
Utilization of real estate
asset
Other City Goals
Diversity of price points
including mechanism for
workforce housing
Cleanup of Brownfield
site
Protection of wellfield
facilities
Extension of Hanson and
Edison

8. BBG Goals
• Diversify community portfolio
• Diversify geographically and target new market
demographic
• Successfully develop through a public private process
• Do something good for Fort Myers
• Make a reasonable profit
• Develop a really cool TND community

9. Our Vision for Eastwood Village
• Gateway into the City of Palms
• Promotes street connectivity, enhances the
City's infrastructure. Creates new public
amenities.
• Traditional Neighborhood Design
• Pedestrian oriented
• Connects diversity of people through a mix of
housing types, prices, amenities, and
commercial and retail uses.
Vision for Eastwood Village

10. TND and new Urbanism
TND and New Urbanism are about…
• connecting the street into a network so that people
can readily reach other sections of their neighborhood or
town.
• connecting residents to convenient shops and services
by encouraging retail, office, institutional, and
recreational development within walking distance of
where people live.
• connecting individuals to one another by insisting that
walkways be sociable, usually running alongside
narrow streets, rows of trees, front porches, balconies,
terraces or other inviting exterior elements of street
fronted houses.

11. TND and new Urbanism
TND and New Urbanism are about…
• connecting the divide of age, household size, and
economic status by mixing together housing types of
assorted sizes and prices.
• connecting new developments to existing or potential
future transit
• connecting individuals to civic ideals and public
responsibilities.
summed up in a single concept – ”connection” .
From-Urban Land Institute’s book,
“Valuing the New Urbanism”

12. Typical TND Streetscape Images

13. Typical TND Commercial Images

14. Community Scale Comparison

15. Concept Plan
¼ mile=5 minute walk

16. The Site Plan STREET NETWORK
Community park edge
character
Residential fronted street character
Calusa Nature Center
Edison Ave
Prepared for Flemington, NJ
Prepared for Central City Tampa
Central
Lake

17. The Site Plan OPEN SPACE
Lake Front street and
Pathway Character
Community Park &
Soccer Fields Character
Calusa Nature Center
Edison Ave
Elementary
School
Community Pool,
Tennis & Amphitheater
Complex, First Tennis
program.
Soccer
Fields
(Seasonal
Park/City)
Middle
School
Multi-Purpose
Fields First Tee Program
Resident
Recreation Center
Typical
Neighborhood
Park
Lakefront
Linear Park
& Pathway
System
Village Center
Waterfront Park
Prepared for City of Lakeland, FL
Prepared for City of Orlando
Central
Lake

18. The Lake
Promenade
Concept

19. The Site Plan CENTRAL LAKE SCALE COMPARISON

20. The Site Plan NEIGHBORHOODS
Typical neighborhood
park character
(alley-loaded homes)
Calusa Nature Center
Edison Ave1 2
3
Prepared for Baldwin Park
Central
Lake

21. Preliminary Site Plan
Elementary School
Community Pool, Tennis
& Amphitheater Complex,
First Tennis & First swim
Program
Soccer Fields
(Seasonal Park/City)
Middle School
Multi-Purpose Fields
First Tee Program
Calusa Nature Center
Resident Recreation Center
Typical Neighborhood Park
Residential Blocks
Mixed-use Village Center
Edison Ave
Central
Lake

22. Village Center Preliminary
Site Plan
Calusa Nature Center
Edison Ave
Central
Lake

23. Village Center Preliminary
Site Plan

24. Density Benefits of TND: Eastwood
Conventional Plan
With 1063 units
and golf expansion

25. Density Benefits of TND: Eastwood
• 2300 units on 550 acres
• Development costs 45%
higher
• Additional 1237 units
(46% increase)
• Regulatory agencies provided
strong support
• Environmental benefits
include reduction of sprawl
and greenhouse gases

26. Project Development Components
• RFQ process (2003)
• Planning/Design/Positioning
• Entitlement process
• Brownfield Site Remediation Agreement
• Wetland Mitigation through offsite enhancements and interlocal
with Lee County on 2020 lands
• Eastwood clubhouse construction agreement
• First Tee interlocal agreement
• Land swap with school board
• CRA & TIF
• Mortgage Assistance Program
• Purchase and sale agreements and extension amendments
( 2004 through 2009)

27. Planning and Design
• Decision on TND community design by city
• Stakeholder interviews
• 3 day design charette with Glatting, Dover Kohl, Seth Harry, TSW
• Extensive tours of comparable communities including taking city
staff to Baldwin Park to meet with Orlando city staff and developer
• Detailed design of community and product mix based on research
in Florida and Southeast US
• Worked with city staff on detailed TND engineering criteria and
street cross sections
• Architectural and landscape architecture theme studies

28. Entitlements
• Comp Plan Amended
• CRA Established
• Clubhouse construction approved
• TND zoning Approved
• SFWMD ERP approved
• BSRA Completed
• Wetland Mitigation Approved
• ACOE permit Issued

29. Brownfield issues
• Lime Sludge with Arsenic
• Lime Slurry with Arsenic
• Gun ranges with heavy metals
• Hydrocarbons in soil from fire training facility
• Chemicals in soil at nursery
• $2.4 million clean up estimate

30. Remediation Agreement
Brownfield Site Remediation
Agreement
• Extensive contamination analysis
• Agreement with DEP would
prescribe methods for cleaning up
site.
• Absolves developer and city from
future liability when clean up
certified
• Linked to SFWMD permits

31. Brownfield clean up funding
EASTWOOD VILLAGE: CITY'S ESTIMATED BROWFIELD EXPENSES
Based on City/BBG Financial Assessment 2009
Offset by Builders 0.5% contribution
Remediation
Area
Approximate
Year
Residential
Units
City Funds
from 0.5%
Builders
City's
Brownfield Cost
Responsibility
Net to City after
Brownfield
Expenses
A 2012 or 2013 103 100,000$ 16,647$ 83,353$
B 2019 1600 2,000,000$ 740,000$ 1,343,353$
C 2020 380 600,000$ 1,104,579$ 838,774$
Build Out 417 900,000$ -$ 1,738,774$

32. Wetland Mitigation
• 350 acres of impacts to very low quality wetlands
• Multiple approaches to wetland mitigation explored
including enhancing Calusa Nature Center habitat
• Prairie Pines Preserve was selected for $5.5 M
enhancement project
• Interlocal agreement between city and county
negotiated

33. Eastwood Clubhouse
• Very old and dilapidated Clubhouse at public facility with positive
cash flow
• City originally desired additional 9 to 18 holes but decided not to
expand golf
• Decided to build new clubhouse, parking and site development
• BBG paid for project and did management of design and
construction process for no fee
• Out of pocket construction costs of $2.8M would be treated as
credit for future land purchase by BBG

34. First Tee Proposal
• County Parks and Recreation desired First Tee youth golf training
facility at Eastwood.
• County had 30 acres adjacent to Sox training facility that could be
deeded to city which BBG would then buy to fund construction of
First Tee facility ($1,050,000)
• Design and cost estimate was provided by BBG at no charge
• Interlocal between city and county was developed and approved
by city council
• Management staff changes at city and county put idea on hold
indefinitely

35. School site negotiations
• School board projected need for middle and elementary schools
• Innovative shared facility concept between two schools and
proposed city soccer field park was developed
• City wanted to own vacant school board building (Adams Building)
to use as consolidated city offices
• Negotiations occurred and appraisals were done
• Cost differentials and reduced student enrollment projections put
land swap on hold

36. Schools and Recreation
Preliminary Site
Calusa Nature Center
Edison Ave
Central
Lake

37. CRA and TIF
• Established a public funding mechanism so that benefits of
Eastwood are open to the general public.
• Provides funding for Brownfield clean up and MAP,
• Provides funding for other public expenditures associated with
Eastwood (golf improvements, Nature Center, parks, streetscape
etc.)
• Because baseline of existing taxable value is so low tax increment
will be very high
• Roughly $50 M bondable capacity projected

38. Mortgage Assistance Program
Program Elements
• The home being purchased must cost less than 125% of the current median home
price
• Eligible buyers must make a down payment of at least 10% on the home
• The CRA will loan the buyer the lesser of $60,000 or 25% of the total purchase
price
• The loan is secured by a second mortgage, with 0% interest, and no payments until
the home is sold or the purchaser loses their eligibility for the program.
• Second mortgage is repaid to the CRA when the home is sold. The CRA can then
“recycle” the funds for another qualified purchaser in Eastwood Village
• If the homeowner no longer meets the eligibility criteria, the mortgage will accrue
interest on the debt and/or require immediate repayment
Program Funding
• Establish CRA on the Eastwood Village property creating tax increment funding.
• Initial funding of Mortgage Assistance Program is through proceeds received by
land sales,and donations by the developer and home builders.
• Start-up loan from City to CRA to be repaid as increased taxable values begin to
materialize.

39. Mortgage Assistance Program
Benefits
• To assist in making homes more affordable for the working members
of the communities
• Reduce traffic congestion on our roads by providing new homes
within the City limits so that workers do not have to commute in to
the City
• Help employers find employees by increasing the supply of workers
living in the city limits
• Self-perpetuating; continues to benefit workforce homebuyers within
Eastwood Village, including resales after the community is sold out.
• Estimated 300 households will benefit from the MAP at Eastwood
Village.
Eligibility Requirements
• Working full time in Lee County and/or the City of Fort Myers
• Earning up to 150% of median income
• Lives in the home full time (maintain homestead exemption)
• Household net worth limitation
• Liquid assets limitation

40. Mortgage Assistance Program
:
• 25% of the homes will be offered for sale at
workforce pricing, to be adjusted annually.
• Developer will contribute 2% of net land
sales to the MAP.
• No more than 1% of the developer
contribution may be used for administration.
• City will be notified six months in advance of
the approximate location, size, type of
homes and price to be offered.
• MAP Candidates have a 30 day exclusive
period in which to purchase.

41. DEAL STRUCTURE
Five Contracts and multiple amendments
Phase I Agreement
• Phase II Agreement
• Construction Management Agreement
• Mortgage Assistance Plan Agreement
• 6th Amendment to Phase II Agreement

42. Phase I Agreement
• Established purchase price of $43,560 per acre or appraised
value for 31.45 acres
• $600,000 of total $1.37 M would be in form of development
services to permit overall project
• Identified how city would use funds: MLK corridor study,
appraisals, title work, Clemente Park, legal fees, survey, etc
• Laid out goals for larger project in Phase II
• Establishes relationships for permitting with city and BBG as co
applicants on comp plan amendment

43. Phase II Agreement
• Purchase Price of $35,000 per “upland” acre acre is
established
• $100,000 deposit put in escrow with deposit pro rated over
each takedown
• Identifies limits of approximately 415 acre parcel
• Identifies what “upland lands” are and what lands BBG will and
will not be required to pay for. e.g. Edison ROW, city parks and
related water management facilities
• Establishes timing of required closings and deadline to acquire
all land
• Establishes timeframe for reappraisal of land and adjusted
price

44. Phase II Agreement cont.
• Provides for 50/50 shared cost of wetland mitigation up to
$4Million
• Allows BBG to develop property prior to closings but not
encumber land with financial liens
• Allows BBG to sell land to builders immediately after acquiring
from city
• Allows BBG to establish a CDD
• Creates requirement to establish MAP and BBG to provide 2%
of land sales revenue as funding for MAP

45. Phase II Agreement cont.
Sets forth city obligations as follows:
• Construct Fireman’s Park
• Construct Edison Avenue extension with 18 month notice
• May, but shall not be required to build Hanson extension
• Provide for water and sewer impact fee waivers
• Provide ingress and egress points
• provide BBG with signage locations on golf course property
fronting Colonial
• Obtain ERP, COE permits (with BBG managing and paying for
process)
• Pay for 50% of wetland mitigation expense
• Relocate fire training facility and city nursery within 30 months

46. Phase II Agreement cont.
Sets forth BBG obligations as follows:
• Obtain all permits except ERP and COE
• Develop dual water irrigation facilities (if desired)
• Provide for continued operation and expansion of city wellfield
• Provide construction management for clubhouse at no fee
• Manage hazardous waste remediation and fund up to
$400,000. Obtain estimate of total cost prior to first closing

47. Construction Management Agreement
Defines how BBG will assist city in design and
construction of the new clubhouse
• BBG to fund construction
• BBG to design and permit vertical and horizontal construction
elements
• BBG to act as construction manager at no fee
• BBG will be credited total of out of pocket expenses towards
future purchase of land ($2.8 M)

48. MAP Agreement
• Required developer to contribute 2% of net land sales revenue
to MAP
• Restricts administrative costs to 1% of revenue noted above
• Requires city to contribute to MAP fund and identifies how city
will fund MAP
• Any unused MAP funds must be used to enhance Eastwood
Village CRA area or be returned to developer
• Establishes that developer will offer 25% of all Eastwood homes
in price range at or below Lee County median home price and
establishes procedure for determining same
• Establishes process for MAP buyers to have “first choice” of
homes offered
• Establishes other MAP criteria noted in previous slides

49. 6th Amendment
Based on downturn in economy deadlines were extended
and certain items were negotiated into the contract
• First required closing extended to 2013
• Deadline for acquiring all property set for 2020
• Extended MAP creation deadline to 2009
• Transferred city’s obligation to build Fireman’s Park to BBG
• Extended City’s obligation to relocate fire training facility and
nursery to 2014
• Extended city obligation to build Edison extension
• Clarified wetland mitigation cost sharing
• Clarified acreages to be acquired by BBG
• Required builders to contribute 0.5% of net sales revenue to city
for use in offsetting environmental remediation costs

50. BBG investments to date
• BBG acquired 44 acres for $1,440,000,
$100,000 deposit paid for remaining land.
• BBG designed, permitted and constructed a
complete new Eastwood golf clubhouse facility
($2,8 M)
• BBG has spent $2,1 M soft costs to date
• BBG has spent over $7.2 M to date
• Worked with the city to modify contract and
draft the Mortgage Assistance Program

51. Summary
• Eastwood Village is designed, positioned and permitted with
public/private contractual mechanisms in place.
• Supports the City’s long term goal to revitalize Martin Luther King,
Jr. Blvd. and create a gateway into the City of Fort Myers
• Enhances the environment through the redevelopment of a brown
field site.
• New approach for a residential and commercial development
• Creates a mixed income community through an innovative
mortgage assistance program to create workforce housing.

52. Thank you!
Questions?

53. DeContact info.
Dennis L Church ASLA, AICP
Community Development Advisors LLC
(239) 410 0618
churchdennis5@gmail.com