N A V Y B A S E T O N E I G H B O R H O O D

THE B ALDWIN PARK STORY

Baldwin Park has become a beautiful Orlando neighborhood thanks to the effor ts of thousands of individuals and organizations. We’ve tried to name every one and we do apologize to those inadver tently omitted.

1st Baldwin Park Resident Phyllis Fuller ACI Larry Adams, John Cunninghan Aerial Innovations Jenny Smith AlbrittonWilliams, Inc. Mitchell Joubert, Charlie Lichtblau, GaryWalker Allstate Insurance Co. Lou Biron Angco Striping, Inc. Steve Mitchel, Angie Stanton ARA Mark DeBaptiste, Kevin Judd Audubon of Florida David Anderson, Eric Draper,

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

“Here’s to a vision that will reap rewards for years—and generations—to come.”

The Honorable Glenda E. Hood, Mayor of Orlando 1992 - 2003

New Broad Street, Baldwin Park, 2005

3

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

three terms until February 2003 when she was appointed Florida Secretary

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

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

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

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

remarks were made by Mayor Hood on June 5, 2001, when the Baldwin Park

name was announced.

In 1993, when the U.S. Navy announced the Orlando Naval Training

Center closing, I think the feeling in the community was one of loss.

The base had been part of the fabric of Orlando for so long.

Being the resilient community we are, we began to focus on what the

base property could become, what it could mean to our growing, thriving

community. Our citizens would accept nothing less than a spectacular

replacement and Baldwin Park is just that.

Throughout the process of the Navy closing the base and the land reuse

planning, the City worked as the Navy’s agent. We never took long-term

title to the land, but rather worked with the federal government on its

sale and end use. As the facilitator of this exemplary project, it was our

responsibility to be good stewards of public dollars and not incur liability

for land that had serious environmental concerns.

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

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

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

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

closely-knit neighborhoods and Baldwin Park is yet another outstanding

Orlando neighborhood, fitting in like a glove.

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

option of land use and resources. Its far-reaching effects touch our

environment and preservation of green space, our transportation needs

and our overall sense of community. Baldwin Park is a model community

and is a prime example of smart growth.

The planning and partnerships that brought Baldwin Park to fruition

had one clear vision: Of the day youngsters rode their bicycles on

community sidewalks, families picnicked in one of the community’s parks,

and grandparents watched their grandchildren thrive in a true neighborhood.

Here’s to a vision that will reap rewards for years—and generations—

to come.

FOREWORD

Glenda Hood

Photo courtesy of the Orange County Regional History Center Research Center

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PART ONE:

A PROUD MILITARY HISTORY

The military history of the land that is now Baldwin Park began in 1940

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

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

Colonial Drive, adjacent to the Orlando Municipal Airport (now

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

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

among various branches of the armed forces.

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

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

third Naval Training Center. Orlando was selected because of its

temperate climate, a good transportation network, sufficient family

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

The Orlando Naval Training Center (NTC) was commissioned on July 1,

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

armed forces. Its primary mission was the indoctrination of enlisted

personnel at the Recruit Training Command. The modern campus

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

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

facilities were doubled in size to accommodate a recruit population of 8,000.

At its inception, the NTC also hosted advanced and specialized training

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

Center was responsible for the development, production and maintenance

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

military situations. The Naval Advanced Undersea Weapons School and

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

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

printing, publishing, contracts administration and construction functions.

Two years into operation, the NTC had spent $20 million on new

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

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

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

In 1973, Orlando became the sole site of recruit training for enlisted

women. Prior to this, women had been trained at Bainbridge, Maryland.

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

men and women.

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

facilities in California and Maryland. The school trained officers and

enlisted sailors in nuclear propulsion after formal training elsewhere.

In 1981, a modern high-rise hospital replaced the former Navy

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

and retired military population in Central Florida.

The Blue Jacket,

a 249-foot landlocked

training ship,

scaled to two-thirds

the size of a Destroyer

Escort, sat at the end of

the 12-acre drill field.

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

SEPTEMBER 1940The Army Air Corps arrives at OrlandoAir Base to set up a training program.The AAC produced 5,000 tacticalfighter pilots at its InterceptorCommand School.

1942The Army Air Force School of AppliedTactics moves to Orlando to meet theincreasing demand of personnel trainingand improving battle tactics.

1943Orlando Air Force Base grows to 2,757acres of land, taken over from privateowners and the City. More than 700buildings and 34 miles of streets areconstructed. Army Air Force TacticalAir Command (AAFTAC) becomes themost well regarded and highly secretivetraining school.

1949AAFTAC base is deactivated, but doesnot close on paper. The Civil Air Patrolbecomes a caretaker unit.

1951The Korean War puts the base backin business as an aviation engineerstraining school.

1953The Military Air Transport Service takesover the base. Air Rescue Service movesto Orlando shortly after.

1956Flight service moves from what is nowOrlando Executive Airport to McCoy AirForce Base.

1967Navy Training Devices Centercompletes move to Orlando.

JULY 1, 1968The U.S. Naval Training Center,Orlando, is commissioned. Navyofficials call Orlando NTC“the showcase of the Navy.”

SEPTEMBER 1968The Recruit Training Commandis completed.

1975Navy’s Nuclear Power School movesto Orlando NTC.

1993The federal government orders OrlandoNaval Training Center closed.

DECEMBER 1998Final class of Nuclear PowerSchool graduates. Orlando NTCcloses for good.

A Military Timeline

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February 1992 marked another historic undertaking as the Recruit

Training Command organized its first co-ed or mixed-gender recruit

companies. The pilot program included nearly 900 recruits.

Just one year later, the Orlando Naval Training Center and

many other military installations across the country were ordered

to close by the 1993 Base Realignment and Closure Commission

(BRAC).

The Recruit Training Command graduated its last company of 459

recruits on December 2, 1994. More than 652,000 recruits had

graduated in 1,321 Pass-In-Review ceremonies over the previous 26

years. The command closed officially March 31, 1995. The Navy

hospital closed in June of that year, and has since been converted

into a Veterans Administration Outpatient Clinic. The base was

decommissioned in December 1998 upon the graduation of the final

Nuclear Power School class.

The Navy had shipped out, and Orlando was left with an

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

A Favor, Mr. President?

Martin Andersen, publisher of the daily newspaper, today’s Orlando Sentinel, is credited with securing a

Navy base for Orlando. The story goes that in 1964, while riding in a motorcade through Orlando with

President Lyndon B. Johnson, LBJ asked Andersen what he could do for the newspaperman. Andersen

asked for a space facility like Houston’s. Shortly thereafter, he got a call from Washington. No deal on

the space center, but word was that a Navy base was coming.

Photos courtesy of the Orange County Regional History Center Research Center

8

9

The Department of Defense

recognizes that the closure of

military bases delivers a serious

economic blow to the communities

that have hosted its installations.

In an effort to put available

property to productive use

and spur economic recovery,

the federal government charges

the community with designing

its own redevelopment plan.

When the BRAC Commission made its 1993 announcement that the

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

seized the opportunity to shape its destiny. Mayor Hood immediately

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

business and government leaders, to identify alternative uses for the

land that would support local goals for economic and community

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

public meetings to solicit citizen input and feedback.

The NTC included four separate properties, all within the City of

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

the McCoy Annex near Orlando International Airport, a complex of

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

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

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

warehouse facilities a half mile west of the Main Base.

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

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

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

process that took about 11 months.

The consultants conducted a thorough inventory of the physical,

environmental, and economic conditions of the NTC property and the

surrounding neighborhoods. They identified the site's opportunities and

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

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

Commission with a plan based on the principles of New Urbanism—

a walkable neighborhood of various-sized homes and apartments with

schools, offices, shops and restaurants.

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

Orlando established a seven-member NTC Advisory Board to guide

implementation of the Reuse Plan. More than 100 additional public

meetings were held to hear public comment on plan refinements and

developer selection.

PART TWO:

THE LONG JOURNEY TO GREENFIELD

Demolition of the Orlando

Naval Training Center

buildings created

mountains of rubble

that was cleaned, crushed,

and recycled into road

beds and storm water

filtration systems.

10

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

capitalized on the unique opportunity but avoided unacceptable levels

of risk and public investment by the City.

The Business Plan, prepared by Real Estate Research Consultants,

included appraisals of all the base properties, estimates for new and

enhanced infrastructure requirements, and a cost and character analysis

for new roadways. Estimates for the demolition of unusable buildings

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

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

were also factored in.

The value came in at less than $0.

Meanwhile, the Navy’s appraiser said the property was worth $20 million.

The impasse on value would ultimately be resolved when the national

development community was invited to submit bids.

The design phase for redevelopment began in early 1997, approximately

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

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

Urban Design and Transportation Plan using the approved Base Reuse

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

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

supportive Infrastructure Plan.

Citizen input was a valued component of the design process. A visual

preference survey was conducted to determine the type of buildings area

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

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

pedestrian areas, transit possibilities, commercial land uses, offices,

streets, parking, signs and civic buildings.

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

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

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

day several themes stood out—linking the site with surrounding

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

a network of green throughout the project, creating a vibrant main street,

and dispersing automobile traffic through a gridded street network. Using

these themes, Nelessen created an Urban Design Plan implementing

these ideas through the use of Traditional Neighborhood Development

(TND) principles.

A complete Concept Plan for the site was created. This plan provided

for balanced long-term growth with approximately 3,000 residential

units and over 2.7 million square feet of commercial space.

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

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

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

parks and other open spaces, thereby connecting it with wildlife

corridors in the surrounding areas.

This process not only produced a clear concept of community

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

inspire the creation of rigorous design guidelines.

The concept plan proposed by Orlando NTC Partners.

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

Aerial shots of the Orlando Naval Training Centerbefore and after demolition. Note the large oaktrees that were spared and ultimately relocated.

13

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

team that understood and could implement that vision. Four nationally

recognized development teams were short-listed for simultaneous

negotiations:

• OAKHURST PARTNERS, including the developer of HailePlantation in Gainesville, Trammell Crow Company, Pulte Homes,and architect Andrés Duany.

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

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

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

During this period, City staff actually became a part of each of the four

development teams to help improve the quality of the submissions and

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

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

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

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

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

the City chose Orlando NTC Partners (now Baldwin Park Development

Company). Consistency with the Concept Plan, international experience,

local sensibility, and the integration with the natural environment were

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

already had won redevelopment rights to two abandoned military

installations in the Chicago area. The Orlando NTC Partners plan

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

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

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

Orlando Partners was to pay the City of Orlando $5.8 million for the

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

provide homeless services.

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

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

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

responsibility for soil and groundwater cleanup, while the developer

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

vertical structures. The goal was to close on the deal by July 1998 and

begin the 16-month demolition process immediately so that the first

residents could move in by the end of 2000.

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

resident filed two federal lawsuits, contending that insufficient time had

been allowed for federal agencies to evaluate ownership of the buildings

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

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

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

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

selected nearly two years earlier.

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

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

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

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

Six months after the City of

Orlando sold the property

to Orlando NTC Partners,

demolition began on 4.5

million square feet of

buildings, roughly

equivalent in scope to

25% of the structures in

downtown Orlando.

Today, only five buildings from the Naval Training Center remain.

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

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

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

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

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

and remediation project in the history of the United States.

The clean concrete rubble was crushed for use in new road beds and

other projects. This process literally created mountains of material,

visible from miles away.

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

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

2,000 feet long and 300 feet across—about the size of 15 football fields

was excavated, lined with permeable fabric, filled with the concrete

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

directly into Lake Baldwin and Lake Susannah is now filtered through

underground systems that serve much the same purpose as retention

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

acres of park land. This on-site recycling also saved an estimated 30,000

dump truck trips to the landfill.

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

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

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

was sold by the demolition contractor to salvage companies to

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

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

By mid-August 2001 demolition of all buildings was complete. the

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

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

buildings had been properly managed and disposed of. Arsenic in the

soil on the former golf course had been removed and the ground

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

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

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

again. The developer could begin the process of installing infrastructure

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

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

once marched and trained.

ONE OF THE WORLD’S LARGEST DEMOLITION & RECYCLING PROJECTS

Some buildings that were scheduled for 40 days of demolition work required 4 months

and a 26,000-pound wrecking ball to bring down. The demolition team was astounded by

the amount of steel rebar the Navy had used during construction.

14

THE VALUE OF PATIENCE

William Hudnut is Senior Resident Fellow with the Urban Land Institute in Washington, D.C. ULI

is a membership-based nonprofit organization that promotes responsible leadership in the use of

land in order to enhance the total environment. Before joining ULI in 1996, Hudnut served in

Congress and as Mayor of Indianapolis. These comments are from a 2002 interview.

There are lots of possibilities with closed military bases. In Orange County, California, the closed

base was turned into a huge park. In Indianapolis, a town center with residences–some old and

some new—was created. In Colorado, the city leadership partnered with the University to

develop a technology center. The same thing was done in Alameda, California, with a facility for

the homeless and a youth development facility.

Orlando’s plan represents a good model because it will accomplish several goals: provide quality

single-family and multi-family housing, preserve important green space and blue space (the

lakes), and give people an opportunity for in-town living as opposed to living farther out. This

cuts down on traffic congestion and air pollution.

Baldwin Park meets a number of different needs and purposes, and it adds up to a beautiful

project. But it is not without risk—after all, the developer had to spend tens of millions on

demolition, remediation and new infrastructure before a single parcel could be sold to builders.

That’s why financing was offered to the developer by the City of Orlando. This type of

financing package is not unprecedented. You have to have cooperation between the public

and private sector because these projects are too big to take on alone. Sometimes this

cooperation is perceived as a sweetheart deal, but frankly, if all possible objections were first

removed, nothing would ever get done. In this case, the truth is that the

developer was being asked to turn a sow’s ear into a silk purse.

Baldwin Park will yield hundreds of millions in new property tax dollars for schools and local

governments over the next 30 years. This fiscal component to Baldwin Park, the rewards of

which will be reaped by all Orlando-area residents, proves the value of being patient and

doing the process right.

17

FEW TAKERS

When federal land like the Orlando NTC is vacated, there is a government-

mandated hierarchy of who can claim it. Native Americans top the list, but

made no claim to the NTC land. Next in line are federal, state and local

agencies. Five federal agencies looked at available buildings for their use,

and two chose office buildings which were exempted from the eventual sale

to the developer.

Since the NTC was basically a college campus, it would make sense that its

classrooms and dormitories could be reused for other educational purposes.

The University of Central Florida, the Florida Department of Education,

and the Florida Department of Law Enforcement each expressed interest and

explored the feasibility of doing so.

They discovered the many quirks of military construction, like eight-story

buildings without elevators and restrooms on alternating floors. Lead-base

paint and asbestos, which was typical before 1970, would have to be

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

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

but the clean-up issue detracted from the property’s appeal. None of

the lookers put in an offer.

Homeless agencies also have priority rights to surplus federal property. The

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

buildings to be used for transitional housing and mental health treatment

services, but their proposal was deemed inconsistent with the City's reuse

plans. Following established precedent, the City agreed to help the groups

with an off-property solution through creation of a $5.5 million trust fund

for homeless providers, mostly funded from the developers.

Demolition produced heaps

of rubble from 200 miles

of underground pipes,

25 miles of roads, and acres

of parking lots. All the

materials were either

recycled on site or resold.

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

APRIL 1994Orlando plays a key role inencouraging the state legislature toexempt closed military bases from thearduous and lengthy review processknown as the Development of

Regional Impact, or DRI. The base’sexisting infrastructure and decadesof operation in urban Orlando arecrucial points in the legislature’sdecision to exempt.

DECEMBER 1994Committees created by OrlandoMayor Glenda Hood and comprisedof business people, citizens andtaxpayers lay out the blueprint forredevelopment of base. Citizen

input, gathered in a series of townmeetings, drives the plan.

MARCH 1995Mayor Hood appoints Tom Kohler,then head of the DowntownDevelopment Board and Director ofthe Community RedevelopmentAgency, to lead the Naval TrainingCenter Advisory Board.

EARLY 1996Navy-commissioned appraisal valuesthe 1,100 acres at $20 million.Other appraisals put the value at lessthan $0 due to massive demolitionand remediation projections.

EARLY 1997Citizen meetings are held to gatherinput on housing options, transitpossibilities and commercial land

uses, with attendees rating optionspresented. The consulting teamreviews citizen input in an all-dayworkshop to develop a masterconcept plan for redeveloping theNTC site.

SEPTEMBER 1997Request for Qualification goes out toselect the master development team.

The Chronology of Land Transfer

The end of an era Demolition Exfiltration trench in progress

19

DECEMBER 1997Four development teams are selectedto make proposals for the redevelopmentof the site based on the committee’sdesign plan. Sealed bids, publicpresentations and a two-day bus tourof other developments in Florida arepart of the process.

MAY 1998Orlando NTC Partners is chosen by CityCouncil to redevelop the base.

JUNE 1998Plans put on hold due to the filingof two federal lawsuits challengingthe reuse process.

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

OCTOBER 1999Orlando NTC Partners completespurchase of the property.

DECEMBER 1999Urban Orlando CommunityDevelopment District created by theOrlando City Council. In a public-private partnership that encouragessmart growth by limiting risk for thedeveloper, city agrees to loan OrlandoNTC Partners up to $14 million tobegin the demolition of 256 buildingsAll proceeds were repaid with interest.

APRIL 2000Demolition of NTC begins.

JUNE 2001The name Baldwin Park is announcedby Mayor Hood at a ceremonyattended by more than 200 peoplewho had been involved in the basereuse planning process.

AUGUST 2001Demolition and drainage work iscompleted. Baldwin Park achievescrucial “greenfield” status.

600,000 tons of crushed concrete Penny Pritzker at name announcementThe future standing on the past

21

Great places start with great placemaking. And from the beginning, the

leaders of Baldwin Park studied the specific elements and qualities

that characterize successful places. The collaboration among planners,

architects and developers to create great places has taken on many

names—Traditional Neighborhood Development (TND), New

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

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

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

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

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

is only one available lifestyle: driving to everything.

Traditional neighborhoods share common fundamentals: a clear center

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

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

and business uses, and special sites for landmark buildings.

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

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

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

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

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

Power supplies, water treatment plants, wastewater facilities and schools

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

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

base of potential customers.

During the planning stages, the biggest concern voiced by nearby

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

have on traffic. At the height of operations in 1992, the Navy base had

housed a community of 17,000 sailors, instructors and staff. Even with

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

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

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

link Corrine Drive with S.R. 436 as a way to unburden Aloma Avenue

to the north and Colonial Drive to the south.

The City of Orlando responded with extensive traffic modeling studies

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

network of streets would relieve traffic on surrounding streets rather than

contribute to it. Where there were once just four ways in and out of

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

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

Traffic studies demonstrated no need for the proposed four-lane

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

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

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

PART THREE:

THE MAKING OF BALDWIN PARK

Baldwin Park is a

walkable community

by design.

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

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

homes and into the daily life of the community. Elevation of porches above street level

allows for privacy while still being conducive to interaction among neighbors.

22

At Baldwin Park a sense of arrival comes from the change in architecture

and detail. There are no perimeter walls, gates or elaborate water feature

entries. Instead, major points of entry are marked merely by a small,

tasteful signpost and a large, old tree.

Everything is designed to make the neighborhood a safe and attractive

place for pedestrians and bicyclists. The streets in Baldwin Park are very

narrow and speed limits are low. On-street parking requires vehicles to

occasionally “weave.” This causes cars cutting through to do so in a calm

and orderly fashion. There are stop signs, not traffic lights. More than 50

miles of wide sidewalks, walking paths and bike paths invite people to

keep their cars in the garage, most of which are accessed from rear alleys.

Traditional architectural styles found in pre-1940s Central Florida

neighborhoods are the inspiration for all Baldwin Park homes.

Timeless local versions of Revival, Classical, Coastal, Craftsman,

Florida Vernacular and Mediterranean home styles create beautiful

streetscapes, allowing Baldwin Park to blend gently into older historic

neighborhoods. Inside, the homes are made for modern living with

open floor plans, bonus rooms, large master suites and all the

conveniences that contemporary buyers prefer.

Because quality architecture is fundamental to placemaking, attention to

the details that go into the design of the buildings and homes is crucial.

The builders and architects of Baldwin Park turn to the design guidelines

and community pattern book for both rules and inspiration. This is a

comprehensive collection of photographs, accepted architectural styles

and guidelines for massing and detailing to maintain authenticity and

foster a harmonious yet diverse neighborhood.

The town architect approves all plans prior to construction, and works with

homeowners on additions or modifications to ensure compliance with the architectural

covenants while leaving room for individual expressions of taste and personal style.

The Baldwin Park pattern book establishes the parameters for

acceptable architectural styles.

25

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

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

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

a new lower school within Baldwin Park for which 13 acres are now

reserved. The new Glenridge Middle School opened in Baldwin Park in

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

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

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

Offices, retail stores and restaurants are concentrated in the Village

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

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

space including a full-size grocery store, a drug store, banks, a wide

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

with lake views.

Five classically styled office buildings in the Village Center, totaling

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

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

Outside the Village Center, a national insurance company purchased a

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

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

for doctors, dentists, law firms and others offering professional services.

Though Baldwin Park Development Company anticipated that it would

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

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

sold or under contract by early 2005.

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

yet the feeling is very different because of the large tracts of green space

and the open vistas across the two lakes. In the suburbs, individual lots

are typically larger, but neighborhood parks are rare, and lake access is

often limited to those whose homes are on the water.

The concept of Baldwin Park is that a bit of land is “borrowed” from each

homesite and contributed to the common areas, creating 200 acres of

parks that are enjoyed, and maintained, by the community or the City of

Orlando. The park network places a usable expanse of green within a

short walk of every residence. On the north side of Lake Baldwin, a

seven-acre site was donated for a veterans memorial park.

The 55-acre Blue Jacket Park fans out from the new Glenridge Middle

School eastward to the shore of Lake Baldwin. The developer bought the

Architectural landmarks

make the Village Center a

vibrant venue for retail,

restaurants and offices.

Glenridge Middle School

opened in August 2003.

site from the City of Orlando in 2000, returned the land to greenfield

condition, and gave it back to the City as part of the Cornerstone Parks

program. The City then formed a joint use arrangement with the

Orange County School Board, which contributed the middle school’s

recreational facilities budget, and built extensive amenities that are

shared by students and residents of Central Florida alike—a track and

field complex, lighted baseball fields, tennis courts, and basketball

courts. The park also includes a soccer lawn, picnic areas, a play area

with concession stand and restrooms, a fitness trail, a fountain plaza,

and ample public parking.

Bermuda grass was selected for the developer-provided parks because

it is soft, attractive and durable. Some parks include playgrounds,

others have ponds, and some are simple manicured open spaces in

front of or behind homes.

Two large community parks, Enders Park and Corrine Commons,

provide swimming pools, playgrounds and community-center buildings

with fitness facilities and meeting rooms. New Broad Park, a five-acre

linear park that curves up New Broad Street toward the Village Center,

surrounds a meandering pond. A panorama of the grand homes on the

street is visible from the arched footbridge that crosses the pond at mid

way. The Orlando firm of Glatting Jackson served as master landscape

architect, providing the design for the parks, streetscape elements and

common areas throughout the residential areas and Village Center.

All residents, renters and owners alike, enjoy amenities that include

neighborhood community centers, pools, fitness facilities and outdoor play

areas. Shown at right is the award-winning Enders Park community center.

29

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

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

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

Lake Susannah visible and accessible to the public. The City plans to

remove invasive plant species from the shoreline and create parks with

interpretive trails around the lakes. Restoration will result in lakeshore

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

while improving water quality.

Throughout Baldwin Park you can see evidence of expert guidance from

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

noticeable increase of wildlife to the area. The developer has connected

the two big lakes, which are at different elevations, with an ingenious

spillway system designed to manage water levels and prevent stagnation.

While the Orlando Naval Training Center was mostly devoid of

environmental treasures, it had scores of magnificent trees that were

worth saving. Under the direction of an arborist, more than 100 mature

oaks and other large specimens were successfully transplanted and

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

sense of history and blend the new neighborhood into adjacent

established neighborhoods. When development is complete, more than

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

green spaces throughout Baldwin Park, providing a shade canopy.

Private-sector placemaking is the intersection of master planning,

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

and builders are achieving a desired return on their investments.

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

are rolling into public coffers. And homeowners are enthusiastic about

the escalating value of their property.

The vast majority of Baldwin Park residents previously lived within a

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

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

been sold in the first three years, at an average cost of over $400,000.

Although prices are higher than for comparable square footage in the

remote suburbs, buyers say it’s a bargain compared to an urban tear-down

or remodeling project.

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

are singles, couples, growing families, retirees and blended families.

Their common ground is the desire to live close in and enjoy the

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

living right downtown.

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

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

completed and the construction crews move on, normal everyday life

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

residents who both initiate and participate in neighborhood activities.

They use the community’s online network to connect, and the gathering

rooms, parks, porches, sidewalks and Village Center as places to meet.

It doesn’t take a social director to bring people together, just the tools

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

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

The neighborhood is also becoming a meeting place for the greater

Orlando community. Large-scale events held at the parks or community

buildings, signature fundraisers, outdoor concerts, and holiday home tours

have attracted thousands of visitors.

The Baldwin Park story is compelling but not yet finished. It is fair to say

the neighborhood is proving to be more popular than was expected. It is

a forward-thinking place that looked back in time for its inspiration,

blending tradition with modern-day convenience. It provides a pleasing

environment for the enjoyment of all, and it is a tremendous economic

windfall for Central Florida, bringing new jobs, new residents and new

vitality to the heart of the city.

If the hallmark of successful placemaking is a distinct identity, then this

place surely qualifies. There is no identity crisis in Baldwin Park. It has

quickly become a great neighborhood and it will stay that way for a long,

long time.

30

31

New

Broa

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rk

Waterfront

Condominiums

Waterfront

Condominiums

Lake

Bald

win

Lane

ST.G

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STR

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Beach Blvd.

Halder Lane

Out

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Bailey Lane

Oak Street

Meeting Place

Meeting Place

Wardell Place

Anissa Avenue

Upper

ParkR

oad

Robin

Road

St.George

Street

Kem

perAvenue

Wilford

Avenue

Markham Place

BaileySquarePark

Longview Park

Park

land

Qua

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Low

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NorthUnion Park

Union Park

Corrine

Comm

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Civic/Park

Lower School Site

OakMews

Fenwood Lane

Fenwood

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Nolan Court

NolanSquare

Dorwin Park

Mid

Lake

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Shea

Com

mon

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Virg

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TheYard FoxCorner

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Fox Mews

Fox Street Commons

Sales, Leasing &Information Center

Shea Street

Horton Lane

Har

ston

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nue

Ende

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Stanfield Avenue

Garon Lane

Malden Lane

High Park Lane

Stan

field

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Ardsdale Lane

Brady Lane

Car

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Baldwin Park Street

Baskin Street

High Park

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BaskinMews

To deliver on the home-building aspect of the community, Baldwin Park

Development Company selected more than a dozen builders from a long list of

interested and financially sound companies to build the 2,500 for-sale

residential units and 1,500 apartments. The goal was to create distinctive home

types to appeal to a diverse range of residents. Builders had to demonstrate their

commitment to the Baldwin Park concept by giving the developer authority over

their architectural designs with the understanding that everyone would succeed

if they each kept their eye on the big picture.

Grand Custom Homes90’ lots, 3,000+ sq. ft.

Derrick BuildersGoehring & Morgan ConstructionHannigan HomesJ. Richard WatsonConstruction CompanyRex-Tibbs Construction

Executive Custom Homes90’ lots, 3000+ sq. ft.

Charles Clayton ConstructionDave Konkol HomesDerrick BuildersKeith Field Homes

Manor Homes70’ lots, 2,900+ sq. ft.

Cambridge HomesDavid Weekley HomesIssa Homes

Village Homes60’ lots, 2,700-3,200 sq. ft.

David Weekley Homes

Park Homes55’ lots, 2,200-2,850 sq. ft

Cambridge Homes

Charleston Singles45’ lots, 2,200-1,900 sq. ft.

Cambridge Homes

Cottage Homes45’ lots, 1,600-2,400 sq. ft

Cambridge HomesDavid Weekley Homes

Garden and Bungalow Homes39’ lots, 1,400-2,200 sq. ft.

Cambridge HomesDavid Weekley Homes

Townhomes22’ and 28’ lots, 1,500-2,600 sq. ft

Cambridge HomesIssa Homes

Live/Work Homes2,600-3,100 sq. ft.

Harkins Development

Neighborhood Condominiums1,800-2,200 sq. ft.

Centerline HomesISSA Homes

City Homes3 & 4 story townhomes1,700-2,400 sq. ft.

Rey Homes

Waterfront CondominiumsRock Companies

Apartments1,2,3 and 4 bedrooms and lofts

Centergate ResidentialUnicorp National Development

Some Baldwin Park residents live inapartments, others in grand customhomes. Sometimes the two are adjacentto each other.

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

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

HISTORY REPEATS ITSELF

Penny Pritzker is president of the Pritzker Realty Group, the managing entity of Baldwin Park

Development Company. She is also the founder and chairman of Classic Residence by Hyatt,

the senior living affiliate of the Hyatt Corporation which is privately owned by the Pritzker

family. Among other responsibilities, she oversees all of the Pritzker family’s non-hotel real

estate investments which include a diverse portfolio of assets across the United States. These

remarks were made at the name announcement in 2001.

One of my favorite subjects in school was history. The more I discovered about past events the

more I wanted to learn. I was fascinated by the patterns, the predictability from the past and

how it shaped the future.

As I entered the business world, I found myself drawing on history in subtle ways to make

decisions and plans for our family companies. So I couldn’t help but see the almost perfect

sense of fate and harmony as we were chosen to develop more than a thousand acres of land

once owned by the Navy and turn it into a neighborhood that recreated what was great about

America’s old neighborhoods.

That’s the magic of Baldwin Park. Our planners, architects and builders all took their inspiration

from the past. They weren’t predicting and trying to establish what would be hot or trendy in

home design and communities in the next 20 years.

Rather, we went back in time, to before World War II. As history demonstrates, and the land

planning textbooks prove, that’s when everything changed in America and in our lifestyles.

That was the birth of suburbia and the advent of sprawl. Baldwin Park is not merely a story of

bricks and mortar. It’s about the roots families are putting down and the lifestyle they are

creating and celebrating every day—knowing their neighbors, spending less time in traffic and

more time with family and friends.

For the residents of Baldwin Park, it’s not nostalgia, but it’s about borrowing lessons from

the past to paint a picture of their future. I suppose in some ways history can repeat itself.

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

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

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

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

past was important, but so was connectivity with the surrounding

neighborhoods and just the random inspiration that occurs in real

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

The name “Baldwin Park” was a straightforward choice. The biggest lake

on the property is Lake Baldwin and the most enduring Orlando

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

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

A little detective work revealed a

military connection. Robert H.B.

Baldwin was Under Secretary

of the Navy when the base was

commissioned in 1968. The

former Lake Corrine was

renamed Lake Baldwin at

that time.

Military references crop up other

places, too. Enders Street and

Enders Park are named for

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

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

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

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

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

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

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

Jackets,” when naming the park.

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

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

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

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

beautiful architecture. Charleston’s famous Meeting Street spawned

Meeting Place in Baldwin Park.

Given the opportunity to reweave a community across the former Navy

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

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

developer extended existing street names into Baldwin Park—Lakemont

Avenue, Virginia Drive, Corrine Drive, Parkland Drive, Robin Road—

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

WHAT’S IN A NAME?

Left: Grace Hopper Hall.

Place names within

Baldwin Park derive

from many sources,

among them its

military past.

35

CAN GROWTH BE ENVIRONMENTALLY FRIENDLY?

Charles Lee manages conservation efforts for Audubon of Florida, the largest statewide organization charged

with protecting the environment and natural habitats. From his Maitland office, Lee has seen firsthand the

growth in Orlando since his arrival in 1972. In a 2002 interview, he shared his thoughts about smart growth,

urban infill projects like Baldwin Park, and how growth does not have to be at the expense of wildlife.

In a typical pattern, urban areas grow outward from the center and every new major development wipes out a

natural habitat, and takes a bite out of trees, scrub and wetland. Since our state will continue to grow, we have

to ask how the process of land development can be harmonized with protecting ecological systems.

Baldwin Park is aligned with those concepts. Instead of building outward, Baldwin Park is building inward.

Developing the old Navy base land was not an ecological concern, because any natural elements on the land

were gone 50 years ago. There was opportunity for environmental upside if development proceeded

thoughtfully. The land had all to gain and nothing to lose.

The developers actually are enhancing the environment of the property. For example, Lake Baldwin has lots of

territory around the shoreline that was stripped of all natural vegetation by the Navy decades ago. This was a

loss of habitat for indigenous birds and animals. The developer committed to restore much of the shoreline of

the lake and set it aside as a public park. When completed, this restoration will result in lakeshore vegetation

that will look similar to what was present in the 1800s. We find this exciting because it not only encourages

birds, fish and other wildlife to return, but it will improve the quality of the lake water. This is also enhanced by

the stormwater management system installed by the developer. During the Navy’s occupation of the land, all

stormwater just ran into the lake, adding pollution and loss of water quality.

Agriculture, a mainstay of Florida’s economy, will be gone if we don’t emphasize urban infill as an

antidote to sprawl. Hopefully, Baldwin Park will be a major success and encourage other developers to

identify underutilized lands within Florida’s urban areas that can be used for environmentally friendly infill

development in a similar way.

Every family who builds a house in Baldwin Park is a family who has made a decision that they won’t

contribute to urban sprawl. That’s a decision that will help the ecology of Florida.

Above: More than 100 mature live oaks wererelocated with a 90% survival rate.

Inset: December 2003, Florida Governor JebBush released a rehabilitated bald eagle backinto the wild at Baldwin Park.

37

38

SEPTEMBER 2001Urban Orlando CommunityDevelopment District sells $76 millionin bonds to fund public infrastructureand pay off the demolition loan fromthe City.

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

MARCH 2002The initial 11 home builders areselected to create a wide variety ofhome types, ranging from rentalapartments to large custom homes.

MAY 2002Construction begins on the newGlenridge Middle School in BaldwinPark that will be large enough toaccommodate existing students and

new residents of Baldwin Park; theschool opens in August 2003.

JULY 2002Community sales and informationcenter opens; 100 homes are sold inthe first 90 days.

DECEMBER 2002First residents move into Baldwin Park.

APRIL 2003Opening of 13 model homes, rangingin price from the mid $200s to morethan $1 million.

OCTOBER 2003First tenants move into officebuildings in the Village Center.

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

holiday events and tours to benefitcharity. The promotion is recognizedwith regional and national marketingawards.

APRIL 2004Orlando architect Geoffrey Mouenreceives the coveted Palladio Awardhonoring outstanding achievement intraditional design for the Enders ParkCommunity Center building.

Baldwin Park Milestones

Sales center opensConstruction of first neighborhood starts Model homes in Belken Court

39

APRIL 2004Publix opens a 46,000 square footsupermarket in the Village Center andSunTrust opens a branch on New BroadStreet. Additional stores and restaurantsare scheduled to open over the nexttwo years.

MAY 2004The Council for Sustainable Floridahonors Baldwin Park with a 2004Sustainable Best Practices Award forits commitment to improving the

environment and the economy, whilebuilding a safer, healthier, higherquality of life for its residents.

MAY 2004Baldwin Park receives a national 2004Building With Trees Award of Excellencefrom the National Arbor DayFoundation for its tree planting andenvironmental stewardship.

NOVEMBER 2004Baldwin Park is recognized as the best

community of its kind in America withreceipt of a prestigious Urban LandInstitute 2004 Award for Excellence.The competition is based on financialviability, the resourceful use of land,design, relevance to contemporaryissues, and sensitivity to the communityand environment.

JANUARY 2005Audubon of Florida bestows BaldwinPark Development Company withits 2004 Distinguished Corporation

Award in recognition of thecompany’s premier smart growthredevelopment practices.

JANUARY 2005Baldwin Park is showcased during theInternational Builders’ Show whichattracts 105,000 members of theNational Association of Home Buildersto Orlando. Thousands tour the 2005New American Home and three NewUrban Challenge Homes, sponsoredby the NAHB and Builder Magazine.

NOVEMBER 2005The Environmental Protection Agencyhonors Orlando with the NationalAward for Smart Growth Achievementin the category of Military BaseRedevelopment.

2010Anticipated completion ofBaldwin Park.

The Teachers House Publix at Baldwin Park Village Center New American Home

Baldwin Park Development Team

41

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

walls of the former Orlando Naval Training Center were literally tumbling

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

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

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

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

Group’s choice to be managing director of what would become Baldwin

Park Development Company.

Nearly six years ago, I was given the opportunity to lead theredevelopment of the Orlando Naval Training Center, one ofthe nation’s largest infill projects. I was awed by the task ahead.A massive demolition and environmental remediation effort,believed to be the largest of its kind in history, had to be completedbefore any “real work” could begin. Local municipalities were atodds over traffic flow, annexations and schools. A hostile presswas converting wary neighbors and public officials into outspokencritics of the project.

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

fear that the collective vision for redevelopment of this treasured

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

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

Would people actually buy homes on land that required significant

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

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

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

principles of New Urbanism: narrow streets that favor pedestrians

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

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

and no gates that foster a sense of exclusivity.

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

appeals to many. In the first three years, 1,100 homes were sold.

Over 90% of our residents are locals. They have moved from a

10-mile radius, which is highly unusual for Central Florida, where

most new home buyers come from outside the region, if not the state.

Baldwin Park gave buyers the opportunity to have all the new-home

amenities right in the city, without having to move to the far

suburbs or deal with the demolition headaches involving in-town

reconstruction. Today, the neighborhood embodies economic, age,

political, racial and religious diversity. Living here is in no way

scripted. Baldwin Park was intended to be, and has become, a real

place for real people.

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

received nearly a dozen coveted state and national awards for

excellence in planning, architecture and environmental sensitivity.

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

here. Developers and town planners from throughout the country

come to learn our “secrets.”

AFTERWORD

David Pace

AFTERWORD (Continued)

42

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

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

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

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

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

architectural controls that apply the same time-tested design patterns

to apartment buildings, grand custom homes and office buildings have

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

tolerable but truly desirable.

Location matters. Some say Baldwin Park was a sure thing because

it’s just two miles from downtown offices, entertainment and cultural

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

nearby neighborhoods and retail centers prior to our redevelopment

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

region grows and thrives rather than declines. Baldwin Park has

become a catalyst for reinvestment for miles around.

The environment matters. The money and effort invested in recycling

the demolition debris, in restoring the lakes and natural habitats, in

relocating mature trees, and in creating expansive parks and outdoor

recreation facilities pays daily dividends in community pride and shared

enjoyment of these beautiful assets.

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

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

durable relationships with the School Board and our local school

principals, with the intention of helping to make good schools

even better.

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

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

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

commensurate with the risk we assumed and the investment we made

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

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

a year in new property tax revenues that will benefit the City,

County and School Board for the foreseeable future.

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

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

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

the consultants who deeply understand what Traditional Neighborhood

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

Group for entrusting me with the project. They are not formula-driven,

but passionate and intellectually curious about how to do great things

and still do well. Even though our role in Baldwin Park nears an end,

the community of Baldwin Park still has decades of growth ahead as its

traditions and personality evolve. There is still plenty to do, but I am

proud of what the former Orlando Naval Training Center is becoming.

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

NATIONAL ASSOCIATION OF HOME BUILDERS –THE BEST IN AMERICAN LIVING AWARD2005 PLATINUM AWARD FOR BEST COMMUNITYBALA is a design competition that is open to builders, architects, designers, developers,land planners, and interior designers nationwide. Baldwin Park received the BALA awardfor creating diverse architectural design within the community and the integration of sixclassic interpretations.

2005 PLATIMUM AWARD FOR BEST SMART GROWTH COMMUNITYBaldwin Park Development Company received this award for its successful evolutioninto a mixed-use development that promotes in-town living as opposed to urban sprawl.NAHB also recognized Baldwin Park’s efforts to create a viable ecosystem where nonepreviously existed.

U.S. ENVIRONMENTAL PROTECTION AGENCY2005 NATIONAL AWARD FOR SMART GROWTH ACHIEVEMENTThe City of Orlando was recognized in the category of Military Base Redevelopment.Through this awards program, EPA recognizes and supports public entities that promoteand achieve smart growth, while at the same time bringing about direct and indirectenvironmental benefits.

URBAN LAND INSTITUTE2004 AWARD FOR EXCELLENCEThe community was named the Best Community of its kind in America. ULI's Awardsfor Excellence recognize the full development process of a project, not just its architectureor design. The criteria for the awards include leadership, contribution to the community,innovations, public/private partnership, environmental protection and enhancement,response to societal needs, and financial success.

THE COUNCIL FOR SUSTAINABLE FLORIDA2004 SUSTAINABLE FLORIDA AWARDBaldwin Park Development Company was recognized in the Large Business category andcommended for its commitment to Florida's economic, environmental and social future.

BALDWIN PARK STATE AND NATIONAL RECOGNITIONNATIONAL ARBOR DAY FOUNDATION2004 NATIONAL BUILDING WITH TREES AWARDThe National Arbor Day Foundation is a million-member, nonprofit educationalorganization dedicated to tree planting and environmental stewardship. Over 100 maturetrees have been relocated and 4,000 new street trees planted throughout Baldwin Park.

AUDUBON OF FLORIDA2004 DISTINGUISHED CORPORATION AWARDBaldwin Park Development Company was recognized for its leadership contributions toAudubon of Florida and for the company's premier smart growth redevelopment of theformer Naval Training Center.

THE PALLADIO AWARD2004 NEW DESIGN AWARDOrlando-based architect Geoffrey Mouen received this coveted award for his designof Baldwin Park's first recreational facility, the Enders Park Community Center.The Palladio awards program honors outstanding achievement in traditional design.

CONGRESS FOR THE NEW URBANISM1999 CATHERINE BROWN AWARDThe City of Orlando received the award for the Master Plan for the redevelopment of theOrlando Naval Training Center. The master plan was recognized as a notable guide whoseadoption and use could help bring New Urbanism into the mainstream.

AMERICAN PLANNING ASSOCIATION - FLORIDA CHAPTER1998 AWARD OF EXCELLENCEThe City of Orlando was honored by the APA’s Florida Chapter for the Orlando NavalTraining Center Main Base Redevelopment Plan. The award is granted to recognizeoutstanding planning projects in the state.

43

Flashbacks:The Story of Central Florida’s Past,by Jim Robinson and Mark Andrews,TheOrange County Historical Society and TheOrlando Sentinel, 1995.

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

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

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

Dan Tracy, “Anchors Aweigh,” OrlandoSentinel, April 5, 1998.

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

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

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

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

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

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

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

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

Hon. Glenda Hood, remarks at namingceremony, June 5, 2001.

DavidWilkening, “Density a ’Myth’ at BaldwinPark,” Florida Real Estate Journal, August 2001.

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

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

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

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

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

Hon. Glenda Hood, “MyWord,” OrlandoSentinel, Nov. 11, 2001.

Hon. Glenda Hood, Baldwin Park Fact Sheet,Nov. 12, 2001.

Noelle Haner-Dorr, “The Good, the Bad, theBeef with Baldwin,” Orlando Business Journal,Nov. 16-22, 2001.

“Orlando Naval Training CenterRedevelopment Begins,” New Urban News,March 2002.

Mayor Glenda Hood, interview, Aug. 29, 2002.

Bill Hudnut, ULI, interview, Aug. 29, 2002.

Tom Kohler, NTC Advisory Board, interview,Aug. 29, 2002.

Charles Lee, Audubon of Florida, interview,Aug. 30, 2002.

Arthur Lee, NTC Advisory Board, interview,Sept. 3, 2002.

WMFE-Channel 24, Assignment: Baldwin Park,Sept. 2002.

SOURCES

The following material was referenced to help create the timelines and articles in this booklet. We arealso grateful to the archivists and photo research staff at the Orange County Regional History Center.While every effort has been made to create an accurate account of the facts, the authors relied onpublished accounts and oral histories that may contain errors.

44

COPYRIGHT©2006 by Baldwin Park Development Company. All Rights Reserved.

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