Pensacola CRA presents Urban Core Redevelopment Plan update; board discusses project priorities but takes no formal action

A city consultant on Thursday presented a draft update to the Urban Core Redevelopment Plan that recommends new housing, pedestrian and trail connections, waterfront activation and targeted demonstration projects; board members discussed priorities for the plan’s five-year project list but, because a quorum was not present, no formal votes were taken.

Megan O'Hara, a consultant with Urban Design Associates, told the Urban Core Redevelopment Board the update rests on four steps: analyze and listen, test concepts, test feasibility and adopt the plan. "It was an honor really to help guide this process to update the CRA plans," O'Hara said, adding the team heard from "over 2,000 individuals" during engagement and that a post-workshop survey had 74 respondents, more than half living in the CRA districts and "over 90% being full‑time Pensacoleans."

Why it matters: the draft lays out specific demonstration projects and topic-based recommendations that would guide how Community Redevelopment Agency (CRA) funds — including tax increment financing (TIF) revenue projections prepared by James Lima Planning & Development — are prioritized and spent in the urban core. Board members emphasized housing, residential property improvements, and continued momentum for waterfront and park projects as immediate priorities.

Key recommendations and demonstration projects in the draft

- Waterfront and hashtag/Main Street activation: early-phase improvements along Cedar Street and Palafox Pier, including shared-street retail on Cedar, infill housing and retail along the pier, publicly owned parking opportunities, and family-friendly pier access with separate pedestrian zones and water access for kayaks and similar recreation.

- Belmont DeVilliers infill: mixed-use redevelopment (ground-floor retail with housing above) on surface parking and state-owned lots between DeVilliers, Romana, Roos and Intendencia to support the district’s cultural and entertainment uses while acknowledging existing parking needs.

- Right in Alcony/Wright area and Gateway District: proposals to expand the Gateway Redevelopment District boundary, study removal of the westbound I‑110 exit ramp that loops behind the Bay Center, and a comprehensive market-and-traffic study for redevelopment of major parcels including the Grama Hotel, depot and adjacent parking lots.

- Hollis T. Williams Park and equitable development: the plan references the city’s Equitable Development Plan and frames next steps to ensure the city’s $30+ million investment in the stormwater park and Hollis T. Williams Park yields benefits for nearby neighborhoods, including strategies for minimizing displacement and encouraging affordable housing and local job opportunities.

- Transportation and trails: corridor-level recommendations from HDR and the consultant team to emphasize pedestrian and bicycle improvements on key north–south and east–west connectors (e.g., Gregory Street, Chase Street, Garden Street), alignment and connections for the Bluff Line Trail and SunTrail, intersection and sidewalk upgrades, and feasibility studies for a downtown circulator and water transit (noted as having significant operating costs).

- Housing and neighborhood programs: expanded residential property improvement programs, pilot accessory dwelling unit (ADU) incentives (noted as a possible pilot of up to about 10 units), preapproved building plans to reduce development cost and uncertainty, and a range of incentives for infill and adaptive reuse of buildings such as the Depot and Grama Hotel.

- Open space and amenities: park master planning, improved shade and amenities, public restrooms, and an art requirement for new development to reflect neighborhood culture.

Board discussion and priorities

Board members and other participants used the presentation to identify immediate priorities to feed into the CRA’s FY2026 budget preparation. Several members emphasized affordable housing initiatives (including rental diversity and ADUs), the residential property improvement program and continued investment in Bruce Beach/Bruce Beach Phase 3 cultural amenities. One board participant urged that any low‑barrier shelter proposal include daytime services (internet access, job search help, laundry) and not simply be a night‑only shelter.

Staff sought direction on whether any projects in the draft should be added to the CRA’s recommended project list and five‑year implementation plan; absent a quorum the board discussed but deferred any formal additions or votes. Staff invited members to provide written priorities to assist with the FY2026 budget process.

Process, funding and next steps

The consultant noted James Lima Planning & Development prepared TIF revenue projections showing how recommended projects could increase CRA revenues if implemented; those are estimates tied to assumed project timelines. The consultant recommended further, more detailed studies for major redevelopment areas (market studies, traffic counts, and design-level analysis) before committing significant capital. The board discussed sequencing and local programs (e.g., preapproved plans, grants) that could incentivize targeted affordable housing and adaptive reuse.

No formal actions or votes were taken at the workshop because a quorum was not present. Staff said the board can submit priorities by email for inclusion in the FY2026 budget process and that a follow‑up meeting date was being considered.