Special thanks to Maxim98 and tampamobster21


Downtown Tampa Development Rundown

Central Business District

Venu - 50 stories, ~550 feet, 215 units, APR, Timeline: Developer hopes to break ground in the third quarter of 2007. An on-site sales center opened in February.

Move-in date: Late 2009
http://sptimes.com/2006/11/03/images/large/SoTamp_TCTLATE_1052238.jpg

Trump Tower Tampa - 52 stories, 591 ft., On Hold, Project sold to Related Group, funding from hedge fund possible soon - Completion Unknown
http://trumptowertampa.com/images/side_content/section_2.gif

Union Station Tampa - 2x 50 story office buildings, proposed (initaily approved), 840,000 sq. feet of office space, 17,500 sq. feet of retail, height announced at 540 feet though it is truly unknown
http://i159.photobucket.com/albums/t129/tampaguy75/50storyofficetower.jpg
Rendering coutesy of tampaguy75

Tampa Tower I+II - 51 stories x2, 625 ft, 474 units, PRP
http://i121.photobucket.com/albums/o236/JordanA_015/37_tampa_condo_2.jpg


Element - 34 stories, 460 ft, 400 units, U/C
http://www.novaregroup.com/images/portfolio/element.jpg


TWELVE Tampa - 47 story hotel and condo, APR, 562 feet, Developer expects to begin end of '07 to early '08
http://www.jongales.com/pics/twelve/twelve-tampa.jpg
rendering courtesy of jonkee

Vancouver Acqusations Project - 36 stories, mixed-use, timetable unknown, PRP
http://i121.photobucket.com/albums/o236/JordanA_015/480016.jpg

Six Ten Franklin - 33 stories, 474 units, APR, Site cleared, awaiting financing, Completion late 2008
http://www.gost.biz/tampaurban/images/towers/woods_maas.jpg

Downtown W - 40 stories, 425 feet, includes 4 star hotel and condos, waiting for current site's tenents to finnish construction on their new building
http://jongales.com/pics/development/fuel-downtown-w.png


Skypoint - 32 stories, 410 feet, 400 units, recently completed
http://i41.photobucket.com/albums/e260/lennier07/skypoint1.jpg

Kress Block - 27 + 23 stories, 401 units, APR, reportedly for sale ($32m) or looking for development partner
http://www.loopnet.com/Attachments/2/D/E/2DE0D104-6E89-47E1-AA66-A95A2C874CC8_or.jpg

The Royal - 27 stories, 182 units, PRP, Groundbreaking 2007
http://i121.photobucket.com/albums/o236/JordanA_015/38_Royal_Franklin.jpg

Central Park - 3 x 26 story towers, Black History Museum, Housing Authority HQ, Apartments, Construction 2007-2011
http://www.tampagold.com/1016/parkG.jpg
http://www.tampagold.com/1016/parkI.jpg
http://www.tampagold.com/1016/parkB.jpg

Floridan Hotel - 17 stories, Refurbishing of Historic Hotel, U/C, devloper aiming for a January 1st, 2008 completion
http://glasssteelandstone.com/Images/US/FL/Tampa/FloridianHotel-001.jpg

Tampa Heights - Redevelopment, Multiple 10 story buildings

USF Davis Islands Campus - 7 stories, complete

Carriage House - 4 stories, APR, Construction 2007
http://www.channelside.com/images/condo/carriage_house.jpg

Citi Lofts - 4 stories, 4 units, U/C, Completion 2007
http://www.channelside.com/images/condo/Franklin_street.jpg

Arlington Lofts - 2 stories, 21 units, complete
http://images1.e-net.com/smith/Development/full/168.jpg

Spain Lofts - 3 stories, 6 units, Completed
http://www.rentclicks.com/media/rentals/246684/246684_2244373.jpg

Children's Museum - 500,000 sq feet, construction to begin summer/fall 2007, completion summer 2009
http://i121.photobucket.com/albums/o236/JordanA_015/Museum.jpg

Tampa Museum of Art -
1st phase- 68,000 sq. feet, 2 stories, construction set for January 2008
2nd phase- 52,000 sq. feet, 3 stories, 58 feet
http://media.tbo.com/photos/trib/2007/may/0510tma3.jpg
http://media.tbo.com/photos/trib/2007/may/0510tma2.jpg

Channel District + Harbor Island

Place Phase III - 38 stories, 420 feet, goes up for approval in May
http://i121.photobucket.com/albums/o236/JordanA_015/theplace3gq5.jpg
http://i121.photobucket.com/albums/o236/JordanA_015/theplace3streetview2wx1.jpg


The Place Tower - Phase II - 32 stories, 350 ft, 300 units, APR, sales center opening in June
http://i41.photobucket.com/albums/e260/lennier07/Picture12.png


Newks Tower - 40 stories, APR, 250 units, On Hold. Pending purchase to Related Group
http://www.condoleaf.com/users/up/.resized_300x380_.resized_400x507_The_Plaza_at_Channelside_2.jpg

Del Villar - 36 stories, 120 units, APR,
http://i121.photobucket.com/albums/o236/JordanA_015/514326.jpghttp://i121.photobucket.com/albums/o236/JordanA_015/514327.jpg


The Towers at Channelside - 2 x 30 stories, 257 units, topped out, complete mid 2007
http://www.skyscrapercity.com/photopost/data/500/8finaltowers.jpg

Blu Channelside - 2 x 30 stories, 250 units, being redesigned
Old renderings-
http://www.skyscrapercity.com/photopost/data/514/8tampa_channelside_30_story_condo_rendering.jpg

Seaboard Square - 2x 29 stories, 20 stories along with midrises stories, PRP, construction beginning mid 2007 on hotel and some condos

Novare Channelside - 29 stories, APR, includes park and townhomes
http://www.novaregroup.com/channelside/images/home_pic.jpg

Great Gulf - 25 and 19 stories, mixed-use, timetable unknown
http://i121.photobucket.com/albums/o236/JordanA_015/524293.jpg

Finergy - 25 + 11 story complex, 212 condos, 110 hotel rooms, APR, For Sale
http://i121.photobucket.com/albums/o236/JordanA_015/497574.jpg

The Martin - 22 stories, 321 units, APR, Groundbreaking Spring 2007, Completion late 2008
http://www.tampa4u.com/martin/martin-1.jpg

Navio - 22 stories, 160 units, APR, construction to begin early 2008
http://www.skyedevelopment.com/images/projec7.jpg

Prime Meridian Center - 20 story office tower, supposed to break ground spring '08
http://www.tampasdowntown.com/Editor/assets/intown%20tampa%20images/prime%20meridian%20center.jpg

102 Whiting - 20 stories, 210 feet, 180 units, status unknown

The Plaza at Harbor Island - 20 stories, 138 units, building 1 topped out - Second tower APR
http://www.privatecommunities.com/images/quick_tour/1055_1.jpg

Grand Central at Kennedy - 14 + 12 stories, 392 units, topped out, completion mid 2007
http://www.grandcentralatkennedy.com/project_status/images/develop_0107_3.JPG

Ventana - 2x11 stories, 84 units, topped out, completion 2006
http://www.alltampabaypreconstruction.com/ventana/building.jpg

Seaport Channelside - 8 stories, 422 rental units, U/C, completion late 2007
http://www.seaportchannelside.com/index_files/image003.jpg

The Place - Phase I - 8 stories, 165 units, topped out, completion mid 2007
http://www.yourcondoco.com/assets/yourcondoco/developments/tampa/featured/the%20place.jpg


Slade - 8 stories, 280 units, U/C
http://www.yourcondoco.com/assets/yourcondoco/developments/tampa/the%20slade.gif

Tampa Museum of History - 5 stories, APR, construction to begin summer 2007
http://img111.imageshack.us/img111/5513/image001vk1.png


Hyde Park Historic District + N. Bayshore Drive


Parkside (C) - 26, 19, 8 stories, 134 Units, APR, apparently dead for now

View - 26 stories, dead, developer coming with office building proposal on same site
http://i121.photobucket.com/albums/o236/JordanA_015/438597.jpg

DeSoto Tower - 20 stories, 230 feet, APR by courts after being rejected by city

Bayshore Patriot's Corner Tower - 19 stories, 190 feet tall, 31 units, PRP, goes for approval Nov. 8

Hyde Park Village - 2x 9 story tower, 90 feet, 163 condo units, PRP, reviatlaization of Hyde Park Village icluding redoing of 45,000 square feet of retail

University of Tampa Dorm II - 7 stories, nearing completion

The Boulevard - 2x8 stories, 346 units, APR, Groundbreaking expected spring/summer 2007
http://www.preconstructionprograms.com/images/property_pics/the_boulevard/project_lead_big.jpg

Verano - 7 stories, 65 units, 104 feet, APR, sales about to begin
http://www.preconstructionprograms.com/images/property_pics/verano_condos/verano1.jpg

Valencia - 7, 5x3 stories, U/C, Completion Beginning 2006
http://www.valenciahydepark.com/images/floorplans/condos.gif

Grande at SoHo - 6 stories, 46,000 sq. feet office, 200 parking spaces, expected to begin late '07 with late '08 completion
http://jongales.com/pics/development/grande-soho.jpg
http://jongales.com/pics/development/grande-soho-2.jpg

Inn at Four Green Fields - 6 story hotel, PRP, construction to begin 2007
http://www.fourgreenfields.com/inn/images/exterior.jpg

West End - 550 apartments, 60 town homes, 340 condominiums, several public parks and 25,000 square ft. of retail
*Vintage Lofts- phase 1 of West End, 238 apartments, 50 townhomes, 240 condos, 8,500 square feet of retail
http://www.morindevelopment.com/_images/_indev/westend/001.jpg

The Epicurean - 5 stories, 75 rooms/units, U/C, completiong late 2008
http://www.sptimes.com/2007/04/30/images/large/Tampa_new3bfu_1575954.jpg
http://i121.photobucket.com/albums/o236/JordanA_015/P2F_righttop.jpg

Hyde Park Square - 3 stories, mixed-use, 5 condo units with retail and offices, PRP

Stratford on Howard - 4x3 stories, 22 units
http://i41.photobucket.com/albums/e260/lennier07/stratford2.jpg
http://i41.photobucket.com/albums/e260/lennier07/stratford1.jpg

Tampa General Garage Extension - 10 stories, U/C, Completion 2006

Westshore Business District + Rocky Point


Tampa Bay One - 21, 2x15 stories, APR, Groundbreaking Imminent, developer waiting for right moment, estimated to about fall 2007

Ritz Carlton Rocky Point - 2x 20 stories, 220 feet, PRP, 184 condos, 274 hotel rooms
http://i121.photobucket.com/albums/o236/JordanA_015/ritz.jpg

New Port Tampa Bay - 4x17 stories, U/C
http://www.tampa4u.com/newport/render1.jpg

Avion Park - 400,000 sq. feet office space, 3 hotels, 3 restaraunts, ~35,000 sq. feet retail, U/C
http://www.firebunnymedia.com/AvionPark/images/AvionPark_featurepic.jpg

The Cove - 2x16 stories, PRP, status unknown
http://i121.photobucket.com/albums/o236/JordanA_015/472492.jpg

MetWest International- 3x 10 story office buildings, 270 room hotel, 254 apartments, 74,000 sq. ft. of retail, PRP
http://cll.bizjournals.com/story_image/86893-400-0.jpg?rev=2

West Shore Yacht Club - 15 stories, U/C
http://www.clearwaterdreaming.com/images/condo/westshoreyachtclub.jpg

Blue Meridian - 14 stories, APR, sales underway
http://media.tbo.com/tbo/images/carseeker/photos/092406b.jpg

Rocky Point Westin - 18 stories, U/C
http://www.yourcondoco.com/assets/yourcondoco/developments/tampa/Westin.jpg

Cornerstone Plaza - 2x 10 story office building, 600,000 sq. ft. rentable space, site cleared
http://i121.photobucket.com/albums/o236/JordanA_015/Image0004.jpg

Corporate Center 4 - 8 story office tower, 247,000 sq. ft. rentable space, site cleared, completion late fall 2008
http://www.crescent-resources.com/commer/tampa/intlplaza/images/bldg4_lg.jpg

West View - 8 story, 2x 5 story office buildings, 580,000 sq. ft. rentable space, includes court yard and green space
http://www.westviewtampa.com/templates/westview_01/images/3_panel.jpg

e-Suites - 8 story hotel, 224 rooms
http://www.esuiteshotels.com/images/inset1_lrg.jpg

Highwood Bay Center - 2x 7 story office buildings, 420,000 square feet, 1st building done, 2nd building will begin construction when 1st is full
http://i121.photobucket.com/albums/o236/JordanA_015/Image0001-1.jpg

Westshore Westin Center - 260 room westin hotel, 30,000 sq. feet retail, 300,000 sq. feet of office
http://jongales.com/pics/development/fuel-westshore-1.png

Le Jardin - 4 stories, 403 units, retail included but amount unknown, U/C
http://i121.photobucket.com/albums/o236/JordanA_015/devel_lemans.jpg


9/28/07

Please post all new articles and development news as their own threads...

The new Development News thread will only function as a place to compile and maintain the list of ongoing and upcoming projects in Tampa. Any progress update or announcement of a new project should be posted here to maintain the list, but should be discussed freely in its own thread.

^That is quite the project there. I don't think most people will realize just how big that is...

Added in with the Crescent projects nearby, that entire neighborhood around the mall is densifying considerably.


Which makes me wonder, where will all of the people go? I wonder how difficult and expensive it would be to build a road under the E-W runway linking Lois Ave to itself? Lois through Drew Park is a real hellhole of a road. It is a big reason imo why Drew Park is not redeveloping as the city had hoped (the other problems being the concentration of porn businesses and polluted land)...

^That is quite the project there. I don't think most people will realize just how big that is...

Added in with the Crescent projects nearby, that entire neighborhood around the mall is densifying considerably.


Which makes me wonder, where will all of the people go? I wonder how difficult and expensive it would be to build a road under the E-W runway linking Lois Ave to itself? Lois through Drew Park is a real hellhole of a road. It is a big reason imo why Drew Park is not redeveloping as the city had hoped (the other problems being the concentration of porn businesses and polluted land)...

Well, isn't Drew Park also owned by the Airport? Went to the website last night and said that the land was bought so it can be used as a runway and facilities there.

I think that's only over to Lois.

I think that's only over to Lois.

In 1988, the Hillsborough County Aviation Authority (Authority) announced long-term plans to begin acquisition of approximately 206 acres in the Drew Park area, east of Tampa International Airport. The boundaries for the acquisition area are West Crest Avenue on the north, Dazzo Avenue on the south, Hesperides Street and Lauber Way on the east and Westshore Boulevard on the west.

The purpose of the Drew Park Property Acquisition/Relocation Program is to provide the necessary land for expansion of the Airport in the future. The amount of land needed was outlined in the 1988 Master Plan which addressed the Airport's needs into the 21st century.

The Authority follows federal and state laws and procedures throughout the acquisition process which require the payment of fair market value for the property acquired as well as location assistance to displaced residents and businesses. The Authority's goal is to acquire properties in the acquisition area under terms that are mutually acceptable to the property owner and the Authority.

The concept of willing seller-willing buyer is the basis of the Tampa International Airport Land Acquisition Program. The program is completely voluntary.

Once the property owner indicates to the Authority that he or she is interested, the Authority begins its due diligence. And, unlike the eminent domain process, either side can walk away from a deal at any time.

Authority staff administer the program directly and are the primary contact for the acquisition process. Relocation services are at the same address and are provided by a representative of O. R. Colan Associates. The Authority's office for the acquisition and relocation program is located in Drew Park at 4506 West Cayuga, Tampa, FL 33607. Both Authority staff and O. R. Colan representatives are available to meet with property owners who have questions about the program or are interested in selling their property to the Authority. Property owners with questions regarding the acquisition program can call the program office at (813) 876-4106 during normal business hours.

The attached map shows the status of the project as of September 2005. To date, the Authority has acquired 85% of the parcels within the Drew Park land acquisition area.
Is Lois within this then or on the outskirts?

Well, that's even less of Drew Park than I thought the airport was taking... Hesperides is basically 1/2 way between Lois and Westshore if memory serves.

So apparently connecting Lois makes sense in terms of connectivity... But at what cost?

Wow huge project for the area. Rentals are just right for that area of town right now now. It's good to see the International Mall area fill in some, like the area around the Weshtsore Mall has. The International mall area has vast potential. Good location too, except for the fact that the airport will keep the height and thus the density down a little bit.

Just read the news from Baker Barrios website and said that they recently opened a office in Tampa. Can we expect anything from them soon then?

I'm going to finish that damn development list, heh.

Is it time for this thread to get a new part, or do we go to 100 pages?

I'm going to find renderings if it is the death of me. WIth details of the Channelside area being sketchy and realllly changing right now, waiting a little bit might be best. Quite a bit of info on the list is already incorrect, with projects changing names, my mislabeling of projects, projects pulling out.... the list goes on... heh.

^Whatever you don't find in the next few weeks, I should hopefully be able to contact the developer for missing projects and arrange some images for us to use here (obviously meaning they're only going to give me something which they are comfortable with the public seeing)... hopefully... I've done that a few times before with good results, but I also haven't done it in a long time...

Special thanks to Maxim98 and tampamobster21


Downtown Tampa Development Rundown

Central Business District

Venu - Timeline: The project is expected to break ground in the second quarter of 2007. An on-site sales center will open in February.

Move-in date: Late 2009
i]http://sptimes.com/2006/11/03/images/large/SoTamp_TCTLATE_1052238.jpg

Trump Tower Tampa - 52 stories, 591 ft., U/C - Completion 2008
http://trumptowertampa.com/images/side_content/section_2.gif
http://tampa.condodomain.com/files/developments/1168/no3.jpg
http://tampa.condodomain.com/files/developments/1168/no5.jpg
http://tampa.condodomain.com/files/developments/1168/no4.jpg


Tampa Tower I+II - 51 stories x2, 625 ft, 474 units, APR - Completion ~2010 Will Upload Rendering


Element - 34 stories, 460 ft, 790 units (I + II), APR, Groundbreaking 2006
http://www.novaregroup.com/images/portfolio/element.jpg


TWELVE Tampa - 47 story hotel and condo, 562 feet, contruction to begin end of '07 to early '08


Six Ten Franklin - 33 stories, 474 units, APR, Site cleared, awaiting financing, Completion late 2008
http://www.gost.biz/tampaurban/images/towers/woods_maas.jpg

Skypoint - 32 stories, 410 feet, 400 units, topped out, Completion March 2007

http://i41.photobucket.com/albums/e260/lennier07/skypoint1.jpg


Union Station Tampa - 28 + 24 stories, 805 units, PRP, Construction 2006
No Rendering Available


Kress Block - 27 + 23 stories, 401 units, APR, reportedly for sale or looking for development partner
http://www.loopnet.com/Attachments/2/D/E/2DE0D104-6E89-47E1-AA66-A95A2C874CC8_or.jpg


The Royal - 27 stories, 182 units, PRP, Groundbreaking 2007
Will Upload Rendering


Central Park - 3 x 26 story towers, Black History Museum, Housing Authority HQ, Apartments, Construction 2007-2011
http://www.tampagold.com/1016/parkG.jpg
http://www.tampagold.com/1016/parkI.jpg
http://www.tampagold.com/1016/parkB.jpg


Embassy Suits Downtown - recently complete, 20 stories, expansion tower possible
http://www.downshiftonline.com/rwm/albums/userpics/10001/DSC_8053.jpg


Floridan Hotel - 17 stories, Refurbishing of Historic Hotel, U/C
http://glasssteelandstone.com/Images/US/FL/Tampa/FloridianHotel-001.jpg


Tampa Heights - Redevelopment, Multiple 10 story buildings
http://tampaciti.squarespace.com/storage/the%20heights.jpg


Residences at Franklin - 8 stories, 40 units, recently complete, Completion 2006
Will Upload Rendering


USF Davis Islands Campus - 7 stories, APR, Construction 2006
Will Upload Rendering


Carriage House - 4 stories, APR, Construction 2007
Will Upload Rendering


Citi Lofts - 4 stories, 4 units, APR, Completion 2007
Will Upload Rendering


Arlington Lofts - 2 stories, 21 units, U/C
Need Current Picture


Spain Lofts - 2 stories, 6 units, U/C, Completion Aug. 2006
Need Picture, if any.


Channel District + Harbor Island


Teleconference Centre - 2x 38 stories stories, 400 ft, Fairmont hotel and Condos, APR, Construction 2007
Will Upload Rendering


The Place Tower - Phase II - 32 stories, 350 ft, 300 units, APR, Completion 2008
http://photos1.blogger.com/blogger/169/1636/1600/0413stdistrict.jpg



Newks Tower - 40 stories, 250 units, APR, Groundbreaking Mid-late 2007
http://www.simdag.com/images/future_projects/plaza_channelside/preview_2.jpg

Del Villar - 36 stories, 120 units, proposed

The Towers at Channelside - 2 x 30 stories, 257 units, topped out, complete mid 2007
http://www.skyscrapercity.com/photopost/data/500/8finaltowers.jpg

Blu Channelside - 2 x 30 stories, 250 units, PRP
Old renderings-
http://www.skyscrapercity.com/photopost/data/514/8tampa_channelside_30_story_condo_rendering.jpg

02 Project - ~25 stories, PRP, Redesigning[/b]
No Rendering Available Yet


Novare Channelside - [i]29 stories, approved, includes park
Will Upload Rendering


Finergy - 25 + 11 story complex, 212 condos, 110 hotel rooms, approved
http://photos1.blogger.com/blogger/169/1636/1600/slade3.jpg


The Martin - 22 stories, 321 units, APR, Groundbreaking Spring 2007, Completion late 2008
Will Upload Rendering

Navio - 22 stories, 160 units, approved, construction to begin early 2008
http://www.skyedevelopment.com/images/projec7.jpg


The Plaza at Harbor Island - 20 stories, 138 units, building 1 topped out - Second + Third Tower APR

http://www.theplazaharbourisland.com/images/ThePlaza_elevation.jpg


Grand Central at Kennedy - 14 + 12 stories, 392 units, topped out, completion mid 2007
http://photos.stonegauge.com/albums/userpics/10001/400004.jpg


Ventana - 2x11 stories, 84 units, topped out, completion 2006
http://photos.stonegauge.com/albums/userpics/10001/44423.jpg


Seaboard Square - 2x 29 stories, 20 stories along with midrises stories, PRP,
http://photos1.blogger.com/blogger/169/1636/1600/site1_final.jpg

Seaport Channelside - 8 stories, 422 units, U/C, completion late 2007
Need Rendering(s)


The Place - Phase I - 8 stories, 165 units, topped out, completion early 2007
http://photos.stonegauge.com/albums/userpics/10001/400525.jpg


Slade - 8 stories, 280 units, APR, construction summer 2007
Will Upload Rendering


Meridian - 6 stories, Recently Completed
http://www.meridianlofts.com/images/rend_the_project.jpg


Victory Lofts - Recently Completed
Need Rendering / Current Photo


Model T Building - Recently Completed
Need Rendering / Current Photo


1000 Channelside - 4 stories, 15 units, Recently Completed
Will Upload Rendering / Current Photo


Tampa Museum of History - 5 stories, APR
Will Upload Rendering


Hyde Park Historic District + N. Bayshore Drive


Parkside (C) - 26, 19, 8 stories, 134 Units, APR, apparently dead for now


Hyde Park Condo - 34 stories, APR
No Rendering Available
** Another dark horse. Anything?


View - 26 stories, PRP
http://photos1.blogger.com/blogger/169/1636/1600/view.jpg


The Alagon - 24 stories, recently completed
Will Upload Rendering


Bellamy - 23 stories, recently completed
Will Upload Rendering


University of Tampa Dorm I - 11 stories, recently completed
Will Upload Rendering


University of Tampa Dorm II - 7 stories, U/C
No Rendering Available


The Boulevard - 2x8 stories, 346 units, PRP, Groundbreaking July 2006
Will Upload Rendering


Valencia - 7, 5x3 stories, U/C, Completion Beginning 2006
Will Upload Rendering


Stratford on Howard - 4x3 stories, 22 units

http://i41.photobucket.com/albums/e260/lennier07/stratford2.jpg

http://i41.photobucket.com/albums/e260/lennier07/stratford1.jpg


Tampa General Garage Extension - 10 stories, U/C, Completion 2006



Westshore Business District + Rocky Point


Tampa Bay One - 21, 2x15 stories, APR, Groundbreaking Imminent
Will Upload Rendering


New Port Tampa Bay - 4x17 stories, U/C
**I have a small rendering... would like a bigger one along with more information if possible.


The Cove - 2x16 stories, PRP
http://photos1.blogger.com/blogger/169/1636/1600/cove.jpg

Metlife- Expanded Metlife offices, condos, and retail


West Shore Yacht Club - 15 stories, U/C
Will Upload Rendering


Unnamed Dale Mabry Condos - 5x15 stories, 700 units, PRP
No Rendering Available


Blue Meridian - 14 stories, APR
Will Upload Rendering


Rocky Point Westin + Residences - 12 stories, U/C
Need Rendering

Here are some updates I did to the list, also maybe later today I'll try to put some of the renderings that I can find easily. You can tell me if there's anything wrong, or dates that seem off still.:)

Edit- There are some of the renderings for the big projects in the bussiness district. Thanks Robert for the picture.:)

There is your current pic for the Embassy Suites
http://www.downshiftonline.com/rwm/albums/userpics/10001/DSC_8053.jpg

I think we should take down projects that are already completed. For example, I saw the Meridian in that list somewhere, and that building has long been completed.

For all of you planners and architects out there!! The 25th Annual Hillsborough County Community Design Awards is coming up. The awards recognize design excellence in planning, historic preservation, affordable housing, environmental sensitivity, public participation, and architectural quality in building and development projects within Hillsborough County. All projects designed within the past 5 years are eligible.

Deadline for entries is Feb. 16. Entry fee is $130 per entry.

The 25th Annual Community Design Awards will be held April 5, 2007 from 5:30 p.m. to 8:30 p.m. at the Performing Arts Center in Downtown Tampa. Tickets to the event go on sale in mid-February. For more information on the Community Design Awards contact me, Tony LaColla, 272-3774, ex 350 or email lacollaa@plancom.org.

www.theplanningcommission.org

CALL FOR ENTRIES:
http://www.theplanningcommission.org/CALLFORENTRIES07web.pdf

^you should make a thread for that.

1700 Kennedy
A look at a new development in our midst.
By MEGAN VOELLER
Published January 26, 2007


--------------------------------------------------------------------------------
ADVERTISEMENT

LOCATION: 1700 W Kennedy Blvd. between Packwood and Rome avenues.

DEVELOPER: Italiano Development Co. of Tampa.

DESCRIPTION: A four-story, 88,000-square-foot office building with 16,900 square feet of retail on the ground floor. An adjacent parking garage will have 36 residential apartments wrapped around its exterior.

PRICE: Retail spaces will lease for $37 per square foot; offices for $24 per square foot. Tenants will pay all operating expenses, including taxes, insurance and utilities. Lease rates for apartments are still to be determined.

ARCHITECTS: Beck.

AMENITIES: Class A office building with luxury finishes; four parking spaces per 1,000 square feet; shell finish in office and retail spaces ready for custom buildout.

WHAT THEY'RE SAYING: The project was initially touted as office condominiums; residential units were added in response to requests from neighborhood residents, and at that point the developer opted to lease rather than sell, said Jim Crews of Bishop & Associates, marketing agent for the project.

TIMELINE: The project is expected to break ground in July and be complete in fall of 2008.

MOVE-IN DATE: Fall 2008.

FOR INFORMATION: Call Jim Crews or Robin Bishop of Bishop & Associates at 250-1820.

The Latest Development features a new residential or commercial project. To suggest a project, e-mail latest development@gmail.com or call 226-3394.

[Last modified January 25, 2007, 12:14:20]

lol...now see smiley, you forgot the link this time. :)

You are correct . . . my bad

http://www.sptimes.com/2007/01/26/Citytimes/1700_Kennedy.shtml

"Who would live in an area under construction for ten years?"

I've lived in the Channel District for a little more than three years now, and I can tell you that is does take a good deal of patience on a daily basis.

Some of the downsides:
- Lots of litter (food wrappers, etc.) from construction workers
- Early morning noise (trucks, equipment, car speakers)
- Closed off roads
- Scarce parking (again, due to the workers)
- Temporary overall ugliness (ripped up roads, clutter, more litter)
- Not much green space, or trees for that matter


FL Hawk:) , my friend :banana: ,
Come live in Brickell here in Downtown MIAMI:ohno: ,
construction hasn't stopped here in 20 years, and plans on ongoing construction for another 20 years !!!:nuts:

Tampa Oaks to get second office building
Tampa Bay Business Journal - 8:26 AM EST Tuesday
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A developer is expressing confidence in the Interstate 75 office market by building 104,000 square feet of new space.

Tampa-based Opus South Corp. said it plans to break ground in April on Tampa Oaks II, a three-story office building at the southwest corner of Fletcher Avenue and I-75. The company's first office building at the mixed-use business park, which contains 164,752 square feet, opened in 1998 and is essentially full.

Opus South, a division of Opus Corp. in Minnetonka, Minn., has concentrated primarily on the multifamily market over the past few years.

"Now the office market continues to strengthen and we believe it is a good time to get back into what has always been one of our company's core business strengths," Jerry Shaw, Opus South senior vice president of real estate, said in a release.

Opus South is evaluating plans for additional office development within the park, said Bill West, the company's real estate director.

"We're confident in the current market strength and the opportunities that are out there," he said.

The I-75 office market has improved substantially over the past few years, coming down from more than 30 percent to 14.5 percent at the end of 2006, including 7.8 percent for premium or Class A space, according to Cushman & Wakefield of Florida Inc.

Cushman & Wakefield brokers Mercedes Angell and Melissa Ackermann will be in charge of marketing and leasing Tampa Oaks II.

http://tampabay.bizjournals.com/tampabay/stories/2007/01/29/daily15.html?surround=lfn

Finally, commercial real estate is picking up. With any luck, we'll see a couple million sqft built in the area in the next year or so.

Hopefully downtown commercial will pick up and they will build more office buildings downtown.

Rental apartment complex planned near theme park

Tampa Bay Business Journal
Posted January 26, 2007
by Carl Cronan Real estate editor

TAMPA -- The former site of an aluminum can manufacturing plant near Busch Gardens and the University of South Florida is being recycled into a 464-unit upscale apartment complex that will be marketed to professionals more than college students.

The Hanover Co., a Houston-based, multifamily residential developer, closed on its $8.2 million acquisition of 28 acres along McKinley Drive near Bougainvillea Avenue in mid-January. The new owner had the property under contract for more than a year, during which it razed the 230,000-square-foot can factory that occupied the site since the mid-1960s.

http://tampabay.bizjournals.com/tampabay/stories/2007/01/29/story2.html?jst=s_cn_hl

I know the spot well. Good idea and use of the space... don't know about the target demographic, though. The area might be hard to market to upscale young professionals.

Agreed. ^^ That area is probably not the most appealing to those that could afford upscale apartments. Mid-level might do a lot better. Will be interesting to see how they are marketed.

I know the area well also, and I can say as a recent USF graduate (2005) I would in no way consider living over there. The area is not that great, the infrastructure is not that great and overall I would not feel it to be safe/secure enough. I think they will be hard pressed to find young professionals willing to forgo living in the burbs or something like Channelside to live there.

^Wait and see what that area north of Busch Gardens and south of USF looks like in 10 years.

I can't say anything specific because the company I work for is working on a couple projects in the neighborhood right now, but rest assured, that whole area is starting to redevelop.

(in fact, I was out there this afternoon getting info for a redevelopment project that is just starting. I don't know what's getting built because it will probably be years in the making, I just know that what's there now is going bye bye)

^Wait and see what that area north of Busch Gardens and south of USF looks like in 10 years.

I can't say anything specific because the company I work for is working on a couple projects in the neighborhood right now, but rest assured, that whole area is starting to redevelop.

(in fact, I was out there this afternoon getting info for a redevelopment project that is just starting. I don't know what's getting built because it will probably be years in the making, I just know that what's there now is going bye bye)


Doesn't the University Research Park own land on both sides of Fowler, the South tract being adjacent to the industrial area around Bush Gardens?. I would like to see that area solidly developed between USF and the theme park.

I wouldn't mind Mini-Skylines popping up all around Tampa, give it more of a larger image for say.The area there sounds great, but they also need to sprouse up the area. With homeless basically walking the streets and the gang activity, more has to be done. You can't built a great apartment/condo complex in the area that is basically a dump in some places. All I am saying is that the sun can't shine if there is storms in the sky. :)

I wouldn't mind Mini-Skylines popping up all around Tampa, :)
I would.

There are already enough little clusters all over the place as it is.

I would.

There are already enough little clusters all over the place as it is.

Ditto.

No, Clusters and density should be planned along transit routes. But there absolutely SHOULD be density around the University/Busch Gardens area.

This area is a job center, education center and tourism center. There needs to be more dense housing in the area..
Think about the density needed for future mass transit.

Well,ofcourse Jasonhouse. We have Rocky Point and Westshore, but how about east of Tampa? Nothing!

The employment centers in the Tampa Bay region number several more than that. Then when you add in the county created suburban 'town centers', plus the actual downtowns of the several cities in the region who have one or want one, then add in the 'new urbanist' nodes cropping up in the exurbs... The region already has PLENTY of density magnets to select from to concentrate verticle growth around. There's no need to create more imo.

Plus, the more office districts you make, the more likely you can kiss the chance goodbye of getting large office towers in downtown. It kind of works the same way and alongside sprawl.

^^ And the University area already has the makings of one of those clusters with all of the hospitals, the university research park, a few hotels, MOSI, Busch Gardens and the University itself.

Plus, the more office districts you make, the more likely you can kiss the chance goodbye of getting large office towers in downtown. It kind of works the same way and alongside sprawl.

I agree, but with Westshore alone Tampa has the biggest office market overall in Florida combined with DT... Could you imagine Westshore with all of it's mid rises in DT Tampa it would be massive..

But eventually as Tampa becomes the hub for high tech, computers - banking-law firms and attorneys we will get more DT office space..

But except for Atlanta with Smyrna and Marietta, Jax and Orlando don't even have a Gateway or Westshore to be even considered.. Except for there DT's.

^With regards to jax or O-Town... Yes they do.

Not in the same league though Jason.. Westshore alone has massive office space and low occupancies at that..

Could you imagine Westshore with all of it's mid rises in DT Tampa it would be massive..

It would be massive but way to spread out and not tall or dense enough even if the buildings were all next to each other.

I wouldn't want all of those miserable single purpose "campus" buildings downtown anyways. If 75% of Westshore was demolished and redeveloped, it would be a wonderful thing.

This is westshore demographics. If all the office space and restuarants were in downtown tampa, Downtown would be a very different place. Although westshore is a good asset it is a good example of sprawl as well

About Westshore://
Market Profile




Westshore Proper | Rocky Point | Suburban Campus | Drew Park


With over 11 million square feet of office space, 4,000 companies of all sizes have chosen Westshore as their home in Tampa. But we're not just about business, Westshore boasts some of Tampa's finest restaurants, world-class shopping and extraordinary hotels.
Westshore is subdivided into four areas, Westshore Proper, Rocky Point, Suburban Campus and Drew Park. Westshore Proper is the largest cluster, stretching from the Kennedy Boulevard area north to the airport. Rocky Point boasts outstanding waterfront property spanning both north and south of the Courtney Campbell Causeway, jutting out into Old Tampa Bay. Suburban Campus lies west of the airport and Veterans Expressway, and south of Hillsborough Avenue. Drew Park lies east of the Airport and south of Hillsborough Avenue and represents some of Westshores best redevelopment opportunities.


Westshore Proper

With over 8 million square feet of office space, two major shopping complexes, and over a dozen hotels, Westshore Proper is certainly the hub of activity in Westshore.
OFFICE BUILDING
Location
Leasing Contact
Total Space (sq.ft.)

Tampa Bay Park
3109 W MLK Blvd.
Highwoods Properties/813-876-7000
1,030,581

Tampa Bay I I-275 & Dale Mabry Bromley Development Co/813-871-3434
* 700,000

The Bromley Bldg. I-275 & Dale Mabry Bromley Development Co/813-871-3434
55,000

Corporate Center I
2202 N. Westshore
Crescent Resources/813-639-0060
383,694

Watermark at Westshore 5415 Mariner St
Ross Realty/727-726-2800
374,304

Austin Center East
1111 N. Westshore Blvd.
Austin Companies/813-289-3886
312,515

Concourse I-IV
3501 Frontage Road
CLW Realty Group/813-349-8543
290,584

Corporate Center II
2202 N. Westshore
Crescent Resources/813-639-0060
286,124

Corporate Center III
2202 N. Westshore
Crescent Resources/813-639-0060
286,124

The Towers at Westshore
1408 N Westshore Blvd
The Wilson Comp./813-281-8888

Two Urban Centre


4890 W Kennedy Blvd


Jones Lang LaSalle/813-286-4333

267,321



One Urban Centre
4830 W Kennedy Blvd
Jones Lang LaSalle/813-286-4333
265,701

Tampa Commons
1 N Dale Mabry Hwy
Cushman & Wakefield/813-223-6300
254,808

One MetroCenter
4010 Boy Scout Blvd
Taylor & Mathis/813-875-7950
240,325

Airport Exec Center
2203 N. Lois Ave.
Wilder Corp/727-799-2111
237,000

Beaumont Business Center
5411 Beaumont Center
Carter/813-387-1702
230,381

Lakeside Tech Ctr
5550 W Idlewild
CB Richard Ellis/813-229-3111
222,783

Lincoln Center
5401 W Kennedy Blvd
Summit Advisors/813-287-1430
216,226

Westshore Center
1715 N Westshore Blvd
Trammell Crow/813-281-1110
215,409

4200 Cypress
4200 Cypress St
CB Richard Ellis/813-229-3111
214,482

Westshore Place I
4350 Cypress St
Cushman & Wakefield/813-223-6300
196,388

Bay West Commerce


5670 W. Cypress St.
CB Richard Ellis/813-229-3111
193,918

Corporate Oaks
5405 W. Cypress
USAA Realty Co/813-289-8788
187,070

Tower Place
1511 N Westshore Blvd
Highwoods Properties/813-876-7000
182,214

Westshore Place II
4300 Cypress St
Cushman & Wakefield/813-223-6300
171,286

Bridgeport Center
5201 W Kennedy Blvd
Gaedeke Landers/813-282-1111
168,415

Westshore Corporate Center
600 N Westshore Blvd
Cushman & Wakefield/813-223-6300
167,537

Centerpointe
5100 W Lemon St
USAA Realty Co/813-289-8788
163,001

Cypress Center I
5404 Cypress Ctr. Dr.
Highwoods Properties/813-876-7000
152,788

Westshore 500
500 N Westshore Blvd
Trammell Crow/813-281-1110
129,115

Westwood Center
2002 N Lois Ave
Wilder Corp/813-876-5602
126,636

Cypress Commons
5300 W Cypress St
Highwoods Properties/813-876-7000
114,521

Cypress Center IV
Cypress Center Dr.
Highwoods Properties/813-876-7000
*110,000
Executive Square
406 Reo St
Cushman & Wakefield/813-223-6300
102,447

Westshore Tech. Bldgs.
5610 & 5650 LaSalle St
TMW of Atlanta/unavailable
94,700

Kennedy Center
5100 W Kennedy Blvd
Advantis GVA/813-342-4000
94,551

Cypress Center III
5405 Cypress Ctr. Dr.
Highwoods Properties/813-876-7000
82,871

Kennedy Square
4950 W Kennedy Blvd
Vector Properties/727-823-1230
82,151

550 North Reo
550 N Reo St.
Bishop & Associates/813-250-1820
76,456

Reo Building
405 N Reo St
Carter/813-287-0101
76,414

Mariner Square
200 S Hoover Blvd
Cushman & Wakefield/813-223-6300
74,290

100 West Kennedy
100 West Kennedy
Rosewood Group Inc/813-983-9100
69,211

Cypress West
5301 W Cypress St
Highwoods Properties/813-876-7000
62,398

NW Airlines Park
5729 Hoover Blvd
Ryon & Assoc./813-876-2455
60,000

Westshore Square
4600 W Cypress St
Highwoods Properties/813-876-7000
56,521

Tampa Bay Marina
205 S Hoover St
Wayne Carter/813-286-8600
53,000

Cypress Center II-Fireman's
5310 Cypress Dr.
Highwoods Properties/813-876-7000
50,697

Tampa Airport Marriott
Tampa Int'l Airport
CLW Realty Group/813-281-0190
49,712

Transworld Center
4100 W Kennedy Blvd
The Mahr Company/813-835-4888
45,474

320 West Kennedy
320 West Kennedy
Paul & Assoc RE Svcs/813-251-5558
44,398

Cypress Business Ctr
4920 Cypress St
Trammell Crow/813-229-8545
43,595

Laurel Center
5005 W Laurel St
Advantis GVA/813-342-4000
40,000

1300 Westshore
1300 N Westshore Blvd
Trammell Crow/813-229-8545
36,621

3415 Frontage Road
3415 Frontage Rd
The Mahr Company/813-835-4888
34,000

4427 W Kennedy
4427 W Kennedy Blvd
Carter*ONCOR Intl/813-287-0101
31,000

Los Cien Prof Center
4107 N Himes Ave
CimLink RE Svcs/813-908-1727
26,716

5710 Hoover Blvd
5710 Hoover Blvd
Martin Commercial/727-372-7900
468



HOTELS

Amerisuites
Best Western, The Westshore Hotel
Courtyard by Marriott
Days Inn
Doubletree
Embassy Suites
Hampton Inn
Hilton at Metro Center
Holiday Inn Express
Howard Johnson's
La Quinta Inn
Marriott Westshore
Quorum Hotel-Tampa
Renaissance Tampa Hotel International Plaza
Residence Inn by Marriott
Sheraton Suites Tampa
Spring Hill Suites
Tampa Airport Marriott
Wellesley Inn & Suites
Wyndham Westshore

SHOPPING

International Plaza
WestShore Plaza
Barnes & Noble
Best Buy
Borders Books
Circuit City
Home Depot
K-Mart
Office Depot
Staples
Target
Toys'R'Us
Walmart

Thx for the update on Westshore, it is our version of Smyrna and Buckhead..

So many projects and many more on the way.. :banana:

I agree that it is too bad that all of Westshore's growth is not downtown, but it may be an asset in the future. With all of the development on Kennedy, and water bordering Westshore to the west, image twenty years from now, if low-rises developments rise all the way east to downtown. With downtown's growth, South Tampa will look pretty cool, and large, with a panoramic from Downtown to Rocky Point.

The closest I would want want Westshore to downtown is either along Kennedy West of UT, or pretty much where the projects are now northeast of Tampa Heights. Other then that the buildings really just don't have much multi-use or urbanism to them to be placed right in downtown.

I find it funny what they include in "westshore proper" - like Tampa bay park - um, that is no where near westshore . it is probably equidistant from downtown and westshore. . I think westshore is built up enough that they don't have to fake it.

I was kinda wondering how TBP could somehow be part of Westshore... Drew Park? Rocky Point? wtf?

yea i saw TBP and wondered the same thing, thats a little off!...BUT IMO i like the Westshore area, it should have a stronger connection to DT i think..

Interesting article on Wood Partners properties, in particular the Boulevard project.
http://tampabay.bizjournals.com/tampabay/stories/2007/02/05/story6.html?page=1&b=1170651600^1412414


Inactivity raises questions on what projects will happen and when
Advocates see no need for alarm
Tampa Bay Business Journal - February 2, 2007by Michael Hinman & Carl CronanStaff Writers

TAMPA -- Flashy ads on fences. Empty spaces. No cranes. And now, rumbling on the street of condo projects that may never see the sky.

The current housing market doesn't bode well for condominium projects not yet out of the ground, though development advocates advise against misreading inactivity at empty project sites.

"This is a quiet time," said Christine Burdick, president of the Tampa Downtown Partnership. "Silence or perceiving inactivity shouldn't be considered anything other than a reflection of a good, cautious approach to a changing environment."

The past several months have marked an absence of fanfare surrounding new projects with many developers looking to extend timetables of already planned ventures. The market is not dead, however, downtown advocates say.

Beyond determining a start date for construction, the more pressing question appears to be whether the finished projects will remain condos or possibly switch over to much-needed rental units.

The Boulevard Condos has been the subject of speculation, local real estate sources said. The buzz is that the project planned along Kennedy Boulevard near the University of Tampa by Atlanta-based Wood Partners may have come a little too late in the state's housing boom.

But construction is set to begin this spring, said Dave Thompson, the development associate for Wood Partners. He wouldn't confirm whether the 346-unit complex would remain condo or become apartments for rent.

"We're going to break ground in April," Thompson said earlier this week from The Boulevard's sales center across from the proposed site. "We're going to see where the market goes, but we don't have anything that we are willing to release at this time."

Making the choice
If some announced condo projects do turn to rental, it technically should cause little surprise among market observers.

"This is similar to what happened five years ago, when a number of buildings that were started as rental ended up going condo right away," Burdick said.

Projects that do go vertical could very well open as rental units then convert to condominiums later if the market shifts, and that could be in the minds of developers searching for ways to recoup some investments.

Wood Partners, which also announced plans in January 2006 for 500 condos on Franklin Street called Six Ten Franklin, could take a similar route, Burdick said.

"I think they are looking at options and they're trying to address the change in the market," she said. "They have a lot invested in their partners, and they remain experienced, patient developers."

But Wood Partners' Thompson refused to comment on questions about Six Ten's future. That project is planned for the former Maas Bros. department store site, acquired last March for $11 million.

The developer, 610 Franklin Condominiums LLC, is currently a defendant in a lawsuit filed last month in Hillsborough County Circuit Court seeking to recover damages from a broken lease at a nearby office in a neighboring building that was used as a sales center.

The plaintiff, 513 Franklin LLC, claims the defendant signed a two-year lease through April 30, 2008, but attempted to terminate it after only six months. The landlord seeks to recover $96,000 it would have collected in total base rent, plus any additional damages or relief deemed necessary by the court.

Jason Accardi, managing member of 513 Franklin, referred questions about the lawsuit to his attorney, Neal Sivyer, who declined comment.

Rae Catanese Shatto, an agent with Prudential Tropical Realty in Tampa who maintains an online real estate blog, said she was one of many real estate practitioners who expressed interest in trying to sell condos at Six Ten, but she hasn't heard anything about the project in nearly a year.

"They haven't sent me an e-mail, I haven't gotten any brochures or fliers," Shatto said. "I don't think they've even taken any reservations. If they had, they would've at least notified us since I had registered a couple of my clients."

Will history change?
The site of Six Ten Franklin has a brief history of intended projects that never quite evolved. Historic preservationists attempted to restore the boarded-up buildings during the 1990s, then commercial developer Gregory L. Hughes bought the site as part of an ambitious downtown redevelopment project called Renaissance Tampa, announced in February 2002.

Hughes was forced to sell the property for $3.8 million in December 2004 to settle outstanding debt. The new investors, led by Tampa businessman Pradip C. Patel, had plans to develop condos on the site before selling it 15 months later for nearly triple their buying price.

Maas Bros., which dated back to the 1920s in downtown Tampa, was demolished and cleared over the summer with a Six Ten Franklin sign and a fence put up around the site shortly thereafter. That's the last activity to happen there since.

ccronan@bizjournals.com | 813.342.2468 mhinman@bizjournals.com | 813.342.2477

Condo Buyers Hit Hard Times

By SHANNON BEHNKEN The Tampa Tribune

Published: Feb 7, 2007


TAMPA - With a premier address and waterfront views, ParkCrest Harbour Island was irresistible to many investors, who repeatedly bought and sold units since it opened two years ago. Now, dozens of owners want out, and there are signs some can't pay their bills.

Sixteen of the 336 units are in some stage of foreclosure, and 67 of the condos are for sale, according to public documents and a database used by real estate agents. An additional 41 units are listed in the database as leased or for rent.

"This is excellent anecdotal evidence of what's happening in the Florida housing boom and the bust we're now in," said Jack McCabe, a real estate consultant in Deerfield Beach.

The foreclosures are precursors of what's to come, he said.

Over the past couple of years, developers have built dozens of condos in the Sunshine State's downtowns, and McCabe estimates that 70 percent to 80 percent of the sales were made to speculators. Many of those buyers planned to flip their units for a profit but now can't sell them and are running out of money to make monthly mortgage payments.

Dozens of residential condominium projects have been proposed for downtown Tampa, but just two with heights of nine stories or more have been completed. The other project is Parkside of One Bayshore, at Platt Street and Bayshore Boulevard. It also had a lot of investor activity, but has had only one foreclosure.

As the real estate market slowed, some developers dropped their plans, but others are moving forward. Eight condo towers are expected to open downtown this year.

'Investors Are Overextended'
Of the 16 foreclosures in ParkCrest, five are a result of owners not paying condo association fees. The rest are being foreclosed on by the financial institutions holding the mortgages.

None of the owners in foreclosure could be reached for comment. It is not clear how many of them are investors, but three own two units each.

"I tend to think the overall trouble in the condo market is because investors are overextended," said Jim Pyburn, president of the ParkCrest Harbour Island Condo Association. "I'm optimistic that this will get better, but that doesn't help the people who are in dire straits trying to sell their units."

Pyburn said other condo owners are on the verge of foreclosure for not paying monthly fees. The fees vary depending on unit size, but a 1,300-square-foot condo runs $573 a month in maintenance fees, he said.

ParkCrest Harbour Island, along the Garrison Channel in downtown, opened in March 2005. The building was originally planned as an apartment complex, but the developer, Tampa-based CKT Development Co., decided during construction in 2004 to convert the project into condominiums. Within six weeks, the building was nearly sold out, the company said at the time.

Investors have converged on the building since the beginning. There are 397 total sales in the building listed in the Multiple Listing Service, the database used by real estate agents. Some of the units have sold multiple times.

Developers typically sell units themselves and don't use the listing service, so many of the sales listed in the database are resales, said Emmy Purcell Reynolds, vice president of Tampa real estate company Henry Purcell Inc.

Reynolds said she has taken clients to see units in ParkCrest three times and isn't surprised by the amount of foreclosures.

"The apartment-condo idea may have been good in its infancy, but developers oversaturated the market," Reynolds said. "The units themselves [in ParkCrest] don't feel like condos; they feel like apartments."

Of the 67 units on the market, 15 have been for sale less than a month; 10 have been on the market for more than 200 days and two have been waiting for a buyer for more than a year, according to listing data.

Forty-three units have sold through the listing service since this time last year. Sellers who didn't use a real estate agent aren't included there. In July 2005, the Tribune reported 66 units were for sale.

There are so many units on the market that the ParkCrest condo association has decided not to allow lockboxes to hang on the doors. Instead, the lockboxes, used by agents to gain access to units, go in a cabinet.

"If you walked in a building as a buyer and saw 67 lockboxes, you might be a little intimidated," Pyburn said.

Association Foreclosures Rise
Michael Brudny, a lawyer with Brudny & Rabin in Oldsmar, is representing the condo association at ParkCrest. Brudny said the firm represents 400 condo associations in the Tampa Bay area and that foreclosures on behalf of associations are on the rise.

"It's the only remedy associations have when people don't pay," Brudny said, noting that some condo owners face losing their property over as little as $2,000 in assessment fees.

For some condo investors, the foreclosure process is a way to buy time to come up with the money, he said.

"Sometimes investors get in a cash crunch …" Brudny said. "At the last minute, they pay to avoid the foreclosure."

But if they can't, others are watching and waiting to buy units at a discount.

McCabe, the real estate consultant, said he is advising these investors to wait for better deals. "In my opinion, it's still a little early. After the current snowbird season is over, I think we'll see lenders take back properties from developers and foreclosures will go up dramatically."

Reporter Shannon Behnken can be reached at (813) 259-7804.

http://www.tbo.com/news/metro/MGBG96VBVXE.html

^^ sixteen foreclosers doesn't seem like a lot to me.

67 for sale is definitely higher but no where near the 70% to 80% of sales to investors....even is you add in the 41 rented units it still is not near these numbers.

seems like more doom and gloom to me. markets fluctuate - always!

^With regards to jax or O-Town... Yes they do.

Reading the Orlando Office Market Analysis (See: http://www.advantisgva.com/filedownload.asp?id=282) by
GVA Advantis. I don't see an area quite like Westshore.

The Maitland Center Submarket looks like the closest thing.

I posted another thread on the subject regarding the (erroneous?) claim that Orlando has more Office Square footage in it's CBD than Tampa Here: http://www.skyscrapercity.com/showthread.php?p=11672373#post11672373

This is some good news, affordable townhomes in Westshore. :banana:

Affordable housing lands in Westshore district
Tampa Bay Business Journal - 8:43 AM EST Tuesday, February 13, 2007

The Florida Housing Finance Corp. has approved $4 million in funding for the Westshore Community Development Corp.'s development of affordable workforce housing.

The funding from the state's Community Workforce Housing Innovation Pilot Program will be used to develop Westshore Landings One, a 57-unit town home community. This is one of only 11 projects statewide to receive funding through the CWHIP program.


Hillsborough County has donated 3.5 acres of surplus land near Spruce and Clark streets for the project.

To preserve affordability of the homes over the long term, Westshore Community Development is establishing a trust that will own the land on which they are built. The donation of the land coupled with the CWHIP funding will allow the homes to be priced significantly below the current county median home price, a release said.

In 2006, the Florida Legislature created the $50 million CWHIP program as a way to encourage innovative, public-private partnerships that would create affordable workforce housing for essential services personnel.

Established in 2005, the Westshore Community Development Corp.'s primary focus is to provide affordable housing in the Westshore district.

http://tampabay.bizjournals.com/tampabay/stories/2007/02/12/daily17.html?surround=lfn

This is some good news, affordable townhomes in Westshore.

Lazy reporters drive me nuts. How can they headline the story with "affordable" and not mention pricing at all. Don't say it's affordable, tell me what the prices are and that will let me decide if the units are affordable.

Hey! With Element now under construction, let's make predictions as to the next 5 Tampa highrises to start construction...

I 'll give it a go..

1. Martin 22
2. Finergy 28
3. Venu 50
4. Trump Tower 52
5. 2- 38 stories Fairmont Hotel- Condo..

If 610 Franklin get's there act together then, I would put them at number # 3...

I just have to interject here - I was walking downtown earlier in the week and I notices that with the 610 lot empty, there are some really nice views from that spot - and it is framed quite well by a mix of buildings. In other words, my view is thus: screw 610 Franklin, the city should by the lot and make it a decent park with trees and a fountain.

I just have to interject here - I was walking downtown earlier in the week and I notices that with the 610 lot empty, there are some really nice views from that spot - and it is framed quite well by a mix of buildings. In other words, my view is thus: screw 610 Franklin, the city should by the lot and make it a decent park with trees and a fountain.

Well it was recently reported that Novare might purchase 2 more properties in the area and this would probably be a frontrunner for Novare to buy. It would be a great site for Novare to build some 600+ feet. I do agree that a park there would be nice.

The would be cool. The location is right in the middle of all of the residential buildings and restaurants. It would liven up the area. Although, a 600+ft tower might be even better.

I don't think the developer is looking to sell the 610 Franklin site.


Also, I have heard that the same developer is going to start construction soon on The Boulevard...

Does anyone know how tall Boulevard is going to be???

What is the latest on Slade??

I don't think the developer is looking to sell the 610 Franklin site.




Well possibly Novare could partner with Wood on the project ot help out. They've done some of that in Atlanta. Of course that's just speculation. :dunno:

Does anyone know how tall Boulevard is going to be???



The Boulevard is two 8 story buildings.

Proposed Apartment Project Sets Aside Units For Seniors

By JOSE PATINO GIRONA The Tampa Tribune

Published: Feb 17, 2007



TAMPA - With uncertainty lingering over the condominium market, a North Carolina developer is proposing a luxury apartment complex at the southeast corner of Lois Avenue and Spruce Street.

The developer, Crosland, said it would build 350 units, 13,000 square feet of retail and 160 affordable apartments for seniors.

Crosland representatives will discuss their plans at the city council meeting April 12. Phillip Smith, a Tampa-based vice president of development, said he anticipates closing on the nearly 7-acre vacant property by the end of the year.

The five-story apartment buildings would have one- and two-bedroom units, with average monthly rent of $1,600 to $1,700, Smith said.

There would be a five-story garage, a clubhouse with fitness and media centers, and a courtyard with a pool and screened kitchen area. Smith hopes to attract a restaurant or coffee shop to the retail space.

The seven-story senior housing building would have one- and two-bedroom apartments, with rent based on the area's median income, Smith said.

Construction could start in early 2008, he said, with occupancy beginning in early 2009.

This is Crosland's first mixed-use project in Tampa, Smith said, although the company is involved in developing retail at MiraBay in Apollo Beach.

Smith said the senior housing aspect was developed after members of the Carver City/Lincoln Gardens Civic and Homeowners Association said the neighborhood needs such housing.

"We are trying to do everything we can to make this a win-win," he said.

Association board members plan to meet with Smith again March 1. The group hasn't endorsed the project, but members said they feel more comfortable with the senior housing included.

"If they must come, it is time the community benefits from it, and I think the senior housing is one way to benefit," said Lorraine Wiley, a board member and past president who has lived in the neighborhood periodically since the 1950s.

The area is near the West Shore Business District and International Plaza, and residents say they understand development is coming. But they worry about adding traffic, which already is excessive.

Norma Curry said she has lived on Spruce since 1951, when the area was full of palmettos and snakes. She doesn't want more development.

"If they build it anyway, it would be appreciated if they had affordable accommodations made for senior citizens," she said.

Reporter Jose Patino Girona can be reached (813) 835-2110 or jpatino@tampatrib.com.

http://centraltampa.tbo.com/centraltampa/MGBEWX839YE.html

^Sounds like a decent project, though it's actually a less intense development proposal compared to multiple projects (both proposed and existing) in the neighborhood. I imagine that the lower density probably helps explain the sky-high rents.

I really can't conceive of the proposal not being approved by the city council, assuming the typical conditions are met.

Also, in Westshore next to the airport, site clearing appears to be well underway for this:

Avion Park
http://www.firebunnymedia.com/AvionPark/images/AvionPark_spacepic.jpg
http://www.firebunnymedia.com/AvionPark/images/AvionPark_3hotels.gif
http://www.firebunnymedia.com/AvionPark/images/AvionPark_office.gif
http://www.firebunnymedia.com/AvionPark/images/AvionPark_retail.gif
http://www.firebunnymedia.com/AvionPark/space.html

I'm not sure how the cartoon rendering fits with the map (I would say it actually doesn't) but I don't mind fill there, as long as the raod gets fixed

http://www.firebunnymedia.com/AvionPark/images/AvionPark_contentpic1.gif

It should be some good infill. I would've liked to see no parking lots like the aerial picture shows. But it's an imporvement over what that area is now. Which is a truley blighted, weeded field.

Either way Tampa is slowly getting some nice sized office construction, especially in Westshore. It countinues to point toward that the office market is strenghtening.

I'm not sure how the cartoon rendering fits with the map (I would say it actually doesn't) but I don't mind fill there, as long as the raod gets fixed

http://www.firebunnymedia.com/AvionPark/images/AvionPark_contentpic1.gif

I'm sure it's a conceptual rendering, but if you look closely, it does sort of fit.

In the perspective rendering, the view is towards the south. In the site plan, the top of the picture is the south.

Here's another shot to help on perspective.

http://www.firebunnymedia.com/AvionPark/images/AvionPark_featurepic.jpg

Just wanted to say it looks awesome..


Go Westshore.... Go Westshore..

Has anyone been by Central Park? Wanted to know if demolishing has started on those apartments..

Just wanted to say it looks awesome..


Go Westshore.... Go Westshore..

It's a pretty solid project. I just wish the parking lots would disappear from these projects and we'd get more garages. And I know this project could only go but so high considering it's so near the airport, but it would be nice if the restarasunts and reatail were at the bottom of the offices and hotels to make it more mixed-use and dense.

Has anyone been by Central Park? Wanted to know if demolishing has started on those apartments..

Demo is expected to begin in July so no it hasn't begun yet.

Where exactly is this location. This is not the MetLife project, right?

Where exactly is this location. This is not the MetLife project, right?

No this is not the Metlife project. Here is a very vague map but it gives you the idea of about where it is.

http://www.firebunnymedia.com/AvionPark/images/AvionPark_areapic.gif

IF you go down spruce nearthe airport - the south side of the street around the last street before the airport exit/overpass

Does anyone know what project is starting up on Cypress/Rome? The plot has been cleared and there are some financing signs up but I haven't seen any clue as to what it will be. It's a pretty large chunk of land. There is a warehouse across the street (the loading docks front Cypress), so I would guess it's commercial.

^That's going to be a big mixed-use, residential development.

The name escapes me at the moment, but I don't think it's being marketed yet.

You can find out a little more info on Morin's West End Tampa project here -
http://www.morindevelopment.com/underdevelopment.htm

There were two cranes at the HardRock hotel/casino the other day when I drove by. Any info on whats going on there?

New tower addition?

I'm at school across from the Hard Rock, so in the near future snapping pictures will be very easy.

What sort of cranes? how big?

^^They're not tower cranes, but they're pretty big. Definitley big enough to be for a new tower's near-ground stuff. I'm not sure if it's for a new tower though. When I went to the fair I couldn't get a good look. If it is for a tower, I'm surprised there's been no articles for it yet.

I can't imagine what it would be, because I would assume that the Noles would have to tell someone at the state if they were expanding the casino at all, right? And I think it is abundantly clear that any significant project at the casino would trigger local interest, and thus news reports.

I can't help but wonder if they are there for some sort of maintenance or repairs to the facility?

Or perhaps they've set up one of those 'moonshot' bungy things with two cranes? lololol

I can't imagine what it would be, because I would assume that the Noles would have to tell someone at the state if they were expanding the casino at all, right? And I think it is abundantly clear that any significant project at the casino would trigger local interest, and thus news reports.

I can't help but wonder if they are there for some sort of maintenance or repairs to the facility?

Or perhaps they've set up one of those 'moonshot' bungy things with two cranes? lololol

I agree. But the cranes were there and if my memory is correct they had one of those caisson drill things hanging from a crane too.

Two cranes - each smaller in size... not big enough to build another tower, for sure.

Where the bus drop off used to be, they are building a new steel structure that is (at this point) at least two stories high (might be a new atrium). This fills up the lot up to Orient. In the back, there is a clear area and steel going into the grown on a similar sized addition. The current space is barely large enough for a slender tower, but there is some additional land occupied with trees right now. I'm not sure. It could be part of a support structure/first floor to hold a new tower over part of the casino, or a new entrance/casino addition...

... if this makes sense?

Have you all seen this?

The city of Tampa has updated the downtown residential projects list (as of 01/19/07) and they've removed one of the Tampa Tower project's towers and added the Four
Seasons project again. That would have been the eastern-most tower. They've also updated Element, Novare's Ashley (or soon to be Twelve Arts) project, Navio and
Finergy's Kennedy Residences project.

Check out the link directly below:

http://www.tampagov.net/dept_economic_and_urban_development/CRA/Downtown/Downtown_Residential_development.asp

Here are the latest pics:

Four Seasons (looks like the original rendering)
http://www.tampagov.net/dept_economic_and_urban_development/images/WEB%20MAP%20IMAGES/28_Seasons_Residence.jpg

Tampa Tower (never seen a shot of just one tower in this design before)
http://www.tampagov.net/dept_economic_and_urban_development/images/WEB%20MAP%20IMAGES/37_tampa_condo_2.jpg

I really loved the design of Tampa Tower. Too bad some idiot deemed the height inapropriate. :(

I was very upset when this tower was denied. This would have been Tampa's signature tower.

wow, this more refined render really shows some of the deco details the design had... Was never crazy about the saturated colors, but it definitely would have become the city's signature highrise if built.

IMO, Tampa Tower would provide an appropriate bridge between the glass towers downtown and the popular architectural theme going in to Channelside right now. I really love the upper third of this rendering. :)

Have you all seen this?


Check out the link directly below:

http://www.tampagov.net/dept_economic_and_urban_development/CRA/Downtown/Downtown_Residential_development.asp



http://www.tampagov.net/dept_economic_and_urban_development/CRA/Downtown/Downtown_Residential_development.asp

Does anyone know about #22 ? It says theyve got a 40 story tower planned there...

Also #39, the Royal Condos. Unless I'm mistaken, thats a new one as well, and it's 27 stories.

Tampa Tower kinda reminds me of the Marriot...

I was very upset when this tower was denied. This would have been Tampa's signature tower.

As far as I'm aware, this tower was never denied, bowler. :) The city council approved the project by a vote of 7-0. I remember they were practically drooling over it at the council meeting.

As to height - I haven't heard any news regarding the FAA's request to have it reduced. The last I heard it was approved at 625ft. because it was in a relatively safe portion of the CBD.

Felix Amon had suggested, however, that it was very ambitious to expect that two towers could be filled with so many upscale projects in the works and all. That's why I was surprised to see the Four Seasons project back on the Tampa gov. website. I was wondering if he was trying to work a deal with the 4S hotel owners. :)

It's an odd looking tower, but I would love to see it get built. That spire would look awesome lit up at night!

Unfortunately, the bad news is that Amon Investments tend to present a project and then sell it to another development team. If you check out their past projects, they didn't build hardly a thing. They sold out before construction...

http://www.tampagov.net/dept_economic_and_urban_development/CRA/Downtown/Downtown_Residential_development.asp

Does anyone know about #22 ? It says theyve got a 40 story tower planned there...

Also #39, the Royal Condos. Unless I'm mistaken, thats a new one as well, and it's 27 stories.

Yeah. That's the Denholtz project. It's been around since the time of Christ and nothing has come of it. Certainly can't understand why though...

If I remember correctly I think the Royal is a concept from the owners of Fly restaurant. Very sweeeeeet rendering. It's been discussed for nearly two years now and there's been no additional info on the project. Kinda one of those projects left trailing the pack of serious projects...

If I remember correctly I think the Royal is a concept from the owners of Fly restaurant. Very sweeeeeet rendering. It's been discussed for nearly two years now and there's been no additional info on the project. Kinda one of those projects left trailing the pack of serious projects...

That lot is at least owned by the owner of Fly. Right now it's parking for Fly. I haven't seen a rendering though, any links?

Unfortunately, the bad news is that Amon Investments tend to present a project and then sell it to another development team. If you check out their past projects, they didn't build hardly a thing. They sold out before construction...
Well, that's obviously what they do. Otherwise he would have called his company Amon 'Developments', not 'Investments'. :D

Seems to me that he's one of the many investors who buys land, gets it rezoned to whatever is in demand at the time, and then flips it to an interested buyer for a tidy profit.

That lot is at least owned by the owner of Fly. Right now it's parking for Fly. I haven't seen a rendering though, any links?

Sorry guys for it being so large. It's the best I could do. :)

http://www.tampagov.net/dept_economic_and_urban_development/images/WEB%20MAP%20IMAGES/38_Royal_Franklin.jpg

This is a beautiful project. I would love for the Fly neightborhood to look like this.

See imo, the city should be compensating developers who introduce interesting designs like this to the city.

Well, that's obviously what they do. Otherwise he would have called his company Amon 'Developments', not 'Investments'. :D


:lol: touché!

... well color me stupid! hehe

The Royal is absolutely stunning in this rendering! I agree, Jason. The city should bend over backwards to assist with this development.

btw. I've never been to Fly restaurant. Is the food any good?

Wow that is nice looking. I would like to see how it fits in to the neighborhood (where the Franlkin Street Lofts, Fly, Arlington, etc) in that rendering. I can't quite place it. But very nice looking.

As for Fly, it's fun. I usually go later, more for a bar than for a restaurant. The portions are small, sort of a tapas style. I'm most familiar with the late night menu and my favorite are the sliders. Fantastic. Mondays are a nice night to go because bottles of wine are half price.

I haven't seen that rendering of the Royal before. I really like it.

As for Tampa Tower, that is a wonnnnderful design, heh. It would be one of the BEST examples of high-rise architecture recalling past styles in the world.

Royal is a beauty. It's been one of my favorite projects since it's been anounced. I still think it has a chance. If I remeber correctly the price range is moderate. The developer countinues to have success in Northern Downtown, with Fly, and putting River in Skypoint. I wouldn't be surprised at all to start back on the Royal when the developer is done with River and the market comes back a little. By then the neighborhood will be somewhat improved and therefore easier to sell.

And as far as Tampa Tower goes, even though I'd love to see it built at that height, I would be fine with a shorter version if it means getting that high quality architecture built. It would be much easier to get it built as mixed use, because it'd be near impossible to get all of those high end condos sold.

Palmetto Beach Gets Look At Future

By JANIS D. FROELICH The Tampa Tribune

Published: Feb 24, 2007



PALMETTO BEACH - Financial planner/radio personality Gary Gauthier presented a revolutionary plan for this community that until now has been insulated from residential redevelopment.

At a Tuesday night Palmetto Beach Community Association meeting, Gauthier said he wanted a project that would reflect the waterfront community's future direction. He noted that a Super Target store is slated for city council approval March 22 at nearby Adamo Drive and 22nd Street.

Gauthier, who grew up in a small Michigan town, also didn't want Hyde Park chic.

So his company, GLG Magnolia Oaks, which seeks council approval on March 8, is presenting 10,000 square feet of retail and 74 residential units. The style is reminiscent of Key West with tin roofs, pitched roofs and pastel colors for the Bermuda Vista complex.

The brick buildings housing condominiums and retail will blend in with Ybor City, Gauthier said.The retail portion of the project will extend along 22nd Street from Saxon Street to Maple Street, and the residences will extend along Bermuda Boulevard, facing McKay Bay.

Gauthier - who hosts "It's God's Money" at 7 a.m. Saturdays on the local Christian talk station WTBN, 570 and 910 AM - has paid more than $4.5 million for 10 parcels in the past few years.

Bermuda Vista's units will begin in the low $200,000s, and construction could be complete in about two years.

Gauthier told about 40 residents who gathered at the DeSoto Park meeting that he has spent a lot of time in Palmetto Beach as he worked to acquire the extensive property.

His pet peeve? The mangroves along McKay Bay are often filled with trash.

Resident Janet Pope told Gauthier she has tried for 15 years to get the city to provide trash receptacles along Bermuda Boulevard, to no avail.

Gauthier, who said he intends to live in one of the units with his wife and 6-year-old son, said he would make it his concern to clean up the debris.

"That's our front yard," he said.

Other benefits he outlined are sidewalks around the complex, a covered bus stop and landscaping, including many trees. The property will have one trash compactor, which will require realigning Elmwood Avenue.

May Miller, who lives near the project, said, "I'm just going to sit and admire it. You can't stop progress."

Community board member Michael Nicholson, an Ybor City architect, said Bermuda Vista will be "an amazing improvement in contrast to the structures all around it."

Gauthier also purchased the Crab Hut, 1002 Bermuda Blvd., a seafood business built on stilts on McKay Bay.

The Crab Hut will be relocated, but Gauthier doesn't know what the city will allow as far as plans for the submerged land and the structure.

"I'd like to have a dock for everybody's use," he said, adding that a meditation area would be ideal.

Reporter Janis D. Froelich can be reached at (813) 835-2104 or jfroelich@tampatrib.com.

http://southtampa.tbo.com/southtampa/MGB8Z247JYE.html

That fits the tone of Palmetto Beach (one of the most underrated "bad" neighborhoods in Tampa) well. Good project.

He noted that a Super Target store is slated for city council approval March 22 at nearby Adamo Drive and 22nd Street.

WTF?!?!?!

THIS should be the subject of the article... Here we go again, with yet another big box retailer trying to swoop in on Ybor... Didn't they take the hint after the public uproar over Wal-Mart recently?

WTF?!?!?!

THIS should be the subject of the article... Here we go again, with yet another big box retailer trying to swoop in on Ybor... Didn't they take the hint after the public uproar over Wal-Mart recently?

This is what I get for skimming... missed this.

Not a good idea.

The traffic on Adamo is already nuts, even with the Crosstown going, I don't want to think about what it would be with a Super Target. If there's going to be a big box type store there, make it a regular super market.

^there is already a supermarket slated for that intersection as part of another retail strip center (at Adamo & 21st-22nd).

^ A Target and supermarket, traffic should be fun :).

Hmm... Or maybe the SuperTarget is in place of the strip center that had been talked about before in the papers... I just naturally assumed that this was going on the same site as where Wal-Mart wanted to go, but perhaps not.

So his company, GLG Magnolia Oaks, which seeks council approval on March 8, is presenting 10,000 square feet of retail and 74 residential units. The style is reminiscent of Key West with tin roofs, pitched roofs and pastel colors for the Bermuda Vista complex.

It sounds like a nice project in a rough part of town. The thing I thought was funny was the Key West style tin roofs that were described. I just hope the pastel colors don't look to South Beach trendy.

The brick buildings housing condominiums and retail will blend in with Ybor City, Gauthier said.The retail portion of the project will extend along 22nd Street from Saxon Street to Maple Street, and the residences will extend along Bermuda Boulevard, facing McKay Bay.

Now the brick buildings sound better as long as they're not cheap psuedo-brick and they look real.

March is going to be an interesting month, here's the projects off the top of my head that go up for approval:

March 8-
Del Villar
Bermuda Vista

March 22-
Fairmont/Technology Center
Ybor Supertarget

Man, that Mar 22nd meeting is huge.

Bermuda vista?

The area could use some new retail, but getting it to mesh with the environment, considering traffic, and making effective/dense use of space are serious concerns. Good luck with that, Targé.

If it is a need for the area then there is no problem having a SuperTarget, but just don't have them just say "oh, we wanna have a store here" when it isn't even needed

I was looking at Finergy's web site last night, they said construction will start in February 2007 ...

Any movement on that building yet???


I could see the next wave of buildings being early to mid 2007..
1 Martin
2. Finergy
3. Slade
4. Boulevard
5. Fingers crossed 610 Franklin.

late 2007
6. Venu
7. Trump Tower
8. Kress or Royal

I was looking at Finergy's web site last night, they said construction will start in February 2007 ...

Any movement on that building yet???




No, I don't even think sales have begun yet.

Do we have any idea about Slade? I don't hear many reports on sales there. They've done a good job advertising it around town and I do see they have "open houses" at their sales center in cside quite often. I'd like it to get going.

http://tampabay.bizjournals.com/tampabay/stories/2007/02/26/story5.html

I'd really like to see some action on this one. I drive by all the time and it's a great site. Armories can be really neat restored buildings. I was at an event last year in Manhattan at an Armory, an absolutely beautiful space.

City says Guard responsible for Armory effort, Guard says opposite


More than six months after the National Guard governing board ranked the top three contenders to redevelop the Fort Homer Hesterly armory site in West Tampa, the three-year-long effort has made no progress.

Touted as a pathway to economic development in an area that sorely needs it, now there is confusion about who is responsible for the project's glacial pace.

Tampa city officials point to the Florida National Guard, while National Guard officials say it's actually the other way around.

"It's the city that is leading this, not the National Guard," said Capt. Steven Stroud of the National Guard's state quartermaster's office.

Since the August meeting of the National Guard's governing board in Starke, there has been no movement toward redeveloping the 10.3-acre site between Howard and Armenia avenues, and it seems no one will know what's next until the governing board meets again March 10 near Jacksonville.

Calls have been made to the National Guard, but it's the city that is being forced to wait, not the National Guard, said Cynthia Miller, Tampa's Growth Management and Development Services Department director.

"The question we have back to them is what financial requirements would they require of a potential proposer, and that's a question we've asked since before Christmas," Miller said. "They were referring that to their attorneys, but their attorneys have not gotten back to us. At this point, we're waiting to hear back from them."

Multiple calls made to various officers in the National Guard hierarchy to help clarify where the status of the Fort Hesterly project were pending return at deadline.

After months of meetings, deliberations and pitches, three groups interested in redeveloping the armory were still standing six months ago.

Heritage Square LLC was the city's favorite with its plan to turn the property into a $98.3 million hotel, spa and marketplace. Close behind in the rankings was a conglomeration of companies known as The Armory Group -- consisting of Tampa Digital Studios, DeBartolo Development, Newkirk Ventures and West Tampa Partners -- that looked to spend $74 million to turn the site into a film production and arts community.

Also remaining in the running was Reliant Development, a group formed by Tampa-based Reliable Group Architects, that wanted to spend $83 million to turn the armory into an ice rink and cultural hub to be operated by the Greater Tampa YMCA.

The National Guard with the city owns the land. The city is beneficiary of a reverter clause that would give it first rights to the site if the National Guard vacated.

Outside of costs still outstanding on the site, the National Guard has asked for nothing more than the winning group to find and build it a new location for its military unit. The city has agreed to immediately hand over the site to the selected group, which would then be responsible for redeveloping the armory location while maintaining the historical value of two buildings -- including the armory itself -- on the site.

Heritage executives remain confident that it will be the selected group, and despite the time passed, it is still ready to move forward with the hotel/spa concept as announced.

"We're not discouraged in any way," said Christine Duffy-Waldman, spokeswoman for Heritage Square, which includes some of the corporate leaders of Intelident Solutions, the parent company of Coast Dental. "When you're dealing with government entities, you have to expect this pace. If you're the National Guard or the city, you don't want something to happen too quickly. You want to give it careful consideration to what is the best use of this parcel."

How much longer?

During the downtime, some of the companies involved have floated other possibilities like an invitation made to Tampa Digital to explore St. Petersburg sites for relocation of production facilities from South Howard Avenue. Don't expect such talk to mean that Armory Partners is out, however, said group spokesman Michael Piotrowski.

"The timetable is in the hands of the city and the National Guard, and we're along for the ride, the entire ride," he said. "Nothing has changed from our perspective. We still have the partners in place, and we're just waiting to see and hear what's next."

It is likely that the governing board will establish guidelines for a financial feasibility study of all three proposals at its March meeting, scheduled to take place near Jacksonville March 10, the city's Miller said, that would allow that process to finally get under way.

I could see the next wave of buildings being early to mid 2007..
1 Martin
2. Finergy
3. Slade
4. Boulevard
5. Fingers crossed 610 Franklin.

late 2007
6. Venu
7. Trump Tower
8. Kress or Royal
Perhaps you can see all of that breaking ground that soon, but I certainly can't.

And if there's one thing I would say for sure, it's that 610 Franklin will not be starting by then.

My hunch is that perhaps 3 more of the big projects will break ground around DT this year. If 4 break ground, that will really be something, and 5 or more would be a shocker to me. (Trump already broke ground)

Certainly the Slade, Boulevard, Martin, and Finergy will be starting this year. Venu, I'm not sure. They still have a lot to do. Sales, Destroying the building on the lot, and we still have the market. If I had to guess, Venu will not be starting until somewhere this time next year.

We also have a couple great council meetings coming up and whatever happens before 2008, we can have a couple more.

I really hope by 2009 we have a approval of 700' tower. By that time I hope we are at the final planning stages of light rail all throughout Tampa and the main counties.

So much can happen in 2007, look at 2006, Towers at Channelside, Skypoint, Embassy, News of Tampa Towers/Tower, and everything else. We are only in the third month of the year, we still have 9 more months, that is a long time that anything can happen

Certainly the Slade, Boulevard, Martin, and Finergy will be starting this year.
I would be pleased to hear your rationale for this conclusion.

How is Tampa going to get approval for a 700-footer if they forced Trump to chop two feet ?

Don't get me wrong. I'd love to see it.

We've all had this discussion before trying to predict when stuff will get built, and it just seems impossible. There are to many factors involved to predict if a skyscraper will go up, much less when.

Anyway, everyone should be happy so far with the new year. We've had 2 new projects break ground (Seaport, Element) in the first two months of the year. Too me, that gives me some optimism that we will get a positive year of growth. Perhaps half a dozen, give or take a few, major projects when the year is over.

^ look at recent history... Even the cynical timelines offered up by folks like myself and Smiley have generally proven to be too rosy. I can't possibly conceive of how a market that wasn't stellar while the boom was on, is suddenly going to boom now that the condo market is in a state of serious oversupply, and will be basically for the whole year.

check out the Amon website. Go to projects/current. They have a new tower called "Tampa Tower 4" along with a few renderings. It looks sweeeet next to Tampa Tower 2. They have changed the height of both towers to 608 ft rather than 625. I'm not sure why they would do that if they never intended anything to come of them... I'm surprised they didn't inform the media about this. Does that mean this is just more crap they're throwing against the wall to see what sticks?

http://www.amoninvestments.com/

Don't like the pairing. Although Tampa Tower 4 looks to be an interesting design.

As to Amon's wherewithal, to their credit they do have a number of projects underway, including Station Square in downtown Clearwater.

uhh, nice plazas between the buildings... not! lololol

Good lord, if that's all we can get on those lots right now, then please Amon Investments, please leave them be.

I would prefer that the southernmost part of the core not be redeveloped until Con Agra gets out first, so that the whole swath between Whiting/ Franklin/ Channelside / Meridian can be redeveloped with some sort of cohesion... If DT Tampa is to ever become something cohesive that resembles a vibrant urban core, then it will be because this part of DT developed in a way that truly linked the core to Channelside. That won't happen without a plan.

Jasonhouse,

Gotta differ with you my friend. A truly urban core develops organically to fit the needs as thet arise - not out of a plan. Let the flowers bloom and the towers grow. As the lots disappear the density will need to increase.

See, I think that the Crosstown necessitates planning, else I don't think any real ped corridors will develop linking the currently developed/ing areas.

At bare minimum, I think that the city should at least consider identifying some corridors to make 'ped friendly' on its own, and then develop the infrastructure as the budget allows... but at least do the research, acquire row for wider walks now (if needed), get the regulatory studies done and so on...

uhh, nice plazas between the buildings... not! lololol

Good lord, if that's all we can get on those lots right now, then please Amon Investments, please leave them be.

I would prefer that the southernmost part of the core not be redeveloped until Con Agra gets out first, so that the whole swath between Whiting/ Franklin/ Channelside / Meridian can be redeveloped with some sort of cohesion... If DT Tampa is to ever become something cohesive that resembles a vibrant urban core, then it will be because this part of DT developed in a way that truly linked the core to Channelside. That won't happen without a plan.

You can't seriously expect a single developer to gain control of much more land in a dense setting than Amon already has. If you ask me, their series of towers is EXACTLY what you are asking for. The whole swath may not be planned to go up at the same time, but so much the better. Then we would end up with something like Central Park - no height and MUCH higher chances of getting shot down by idiotic city council members. That or we would end up with another clone corridor. I say let Amon build each unique 50 story tower, along with the nice plazas. Its a whole lot better than whats there now.

I like the pairing of twin towers better than the two styles, but it doesn't matter much. They are far from feasible. 600-1000 units? :-P Yeah, sure....

With the reduction in height it does look like the FAA made their mark again. I think they lowered the Trump tower project to 597 ft. Maybe they'll allow a tower to reach 605 ft. someday. :)

It looks like an iteresting new design and i would like to see them built to fill in the "expanse". But with the FAA and the expensive units it will never happen.

I doubt the courtyard is part of the project. It's just in the rendering to make the surrounding area (try to) look nicer around the project.

Jasonhouse,

Gotta differ with you my friend. A truly urban core develops organically to fit the needs as thet arise - not out of a plan. Let the flowers bloom and the towers grow. As the lots disappear the density will need to increase.

Yes but this city has a huge opportunity to create something special. Let the towers grow but we need to have some plan in place for the street level.

A good example of why this is needed - all you have to do is drive accross the Platt street bridge from Bayshore into downtown. After you go under the convention center, headed towards the arena, all you see is parking garages for the hotel and arena (on the right). That is a major road into downtown, the arena garage was needed but the lower level along Platt St. should be lined with street level retail. Instead, some retail space was hidden on the other side of the arena parking garage and to this day has NOTHING in it.

One of the things I dislike about this city is all the damn UGLY parking garages taking up entire blocks and in some instances multiple blocks. I understand the need for spaces but please have the street level at least usable for something.

Is Amon a reputable developer or are they another firm that buys land, gets it rezoned, and sells to the highest bidder? I would love to see those towers get built but believe it will be a long time before that area gets developed.

You can't seriously expect a single developer to gain control of much more land in a dense setting than Amon already has. If you ask me, their series of towers is EXACTLY what you are asking for. The whole swath may not be planned to go up at the same time, but so much the better. Then we would end up with something like Central Park - no height and MUCH higher chances of getting shot down by idiotic city council members. That or we would end up with another clone corridor. I say let Amon build each unique 50 story tower, along with the nice plazas. Its a whole lot better than whats there now.
Who said anything about these guys buying up all of southern dt and developing it at once? I didn't even remotely suggest that. I said that a plan is needed BEFORE that part of town starts redeveloping, which it is already doing.

If people have any hope of DT becoming more than it is, then this habit the city has of blindly approving projects like Tampa Towers without any perspective of the impact on the big picture, is going to have to change.

Christ, look at the channel district's redevelopment... Were it not for Mr Sidar and his planners educating the city council on what the district was heading towards with it's nonsensical height restrictions, we would have a channel district full of squatty, low density boxes (relative to an urban core) , which would have offered next to no street action.

In short, downtown NEEDS a cohesive vision, and right now govt officials are in a fog... As I've said before, they're in over their heads, and it is this city's citizens who will pay for that myopia in the future.

Is Amon a reputable developer or are they another firm that buys land, gets it rezoned, and sells to the highest bidder? I would love to see those towers get built but believe it will be a long time before that area gets developed.
from what I've read and heard, they're both, with a lean towards rezone and flip.

Like I mentioned the other day, they chose to name themselves "Amon Investments" and not "Amon Developments" for a reason.

Opposition Surprises Developer

By KATHY STEELE The Tampa Tribune

Published: Mar 1, 2007


EAST TAMPA - Unexpected opposition from residents who don't want town houses next to their single-family homes has put a developer's project on hold for 60 days.

"We're not against progress," resident Al Barnes said. "If someone wants to come in and build houses, we're all for it."

Until last week's zoning hearing, Navpreet Randhawa's biggest hurdle appeared to be a grand tree in the path of a proposed road to 32 town houses on East Palifox Street. After several community meetings, Randhawa said he thought neighbors, except Barnes, supported his project.

"I'm a little bit upset because I got blind-sided," he told the city council. "I'm ready to use local traders … local suppliers. I'm keen to bring them on board. It will create more wealth in the area."

But neighbors signed a petition and several joined Barnes in asking the council to reject the town houses, which they say would be out of place among single-family homes and would increase property taxes.

Randhawa proposes prices less than $200,000 to attract moderate-income families, including teachers and nurses. But resident Bernice Hamilton said, "I'm quite sure they don't make enough to afford $200,000 town houses."

Single-family homes priced for less would fit the neighborhood's character better, she said.

Randhawa said town houses are the only "economically feasible" option for the site.

To make the project work, he wants permission to cut down the grand tree. City landscapers said a plan to shift the proposed road a few feet would not work. They and parks and recreation officials object to removing the tree.

About half of the more than 180 trees on the property would be saved, in part, because the town houses, unlike single-family homes, could be built in clusters.

The trees prompted a testy exchange between council Chairwoman Gwen Miller and Randhawa, with Miller suggesting some had been chopped down.

Randhawa said the previous owner was fined for illegally removing trees.

"I didn't cut them," he said.

Councilman Chip Fletcher said single-family houses also typically create more drainage problems than town houses.

"That's the kind of trade-off you have to look at," he said.

East Tampa redevelopment manager Ed Johnson said the town houses got a green light from the East Tampa Community Revitalization Partnership. The coalition works with the city to oversee projects in East Tampa's community redevelopment area, bordered by interstates 275 and 4, Hillsborough Avenue and the city limits.

Most of the neighborhood housing is single-family, but Johnson said a complex of more than 100 apartments is within blocks of Palifox.

The council voted to reschedule the hearing to April 26 to allow talks between Randhawa and residents.

"I think everyone should take a deep breath and go back to the drawing board on it," Councilman Shawn Harrison said.

Reporter Kathy Steele can be reached at (813) 835-2103 or ksteele@tampatrib.com.

http://centraltampa.tbo.com/centraltampa/MGBFW08AQYE.html

Dale: I didn't say there will be a 700' tower, I just said I hope there was one approved. I know that everyone would love that to happen.

One thing I ask is what the heck is with the FAA cutting height a few feet? Is there any real point of them cutting only by 20~ feet?

Yes, there is. The FAA has extremely specific regulations regarding the allowable height of obstructions in the flight path of aircraft landing or departing from a field. Those instructions are specific to the foot, so if they have to lop off three feet from a building's height then that's what they have to do.

Those instructions are specific to the foot, so if they have to lop off three feet from a building's height then that's what they have to do.

If they are so cut and dry why does anyone propose building over the maximum? Shouldn't it be obvious what the tallest height for a property is? Architects and developers aren't stupid.

Welcome back, happy. Long time no see. . . :)

It seems like increased height in and around downtown Tampa is a non-starter then. We're zum-skrewd! :(

It seems like increased height in and around downtown Tampa is a non-starter then. We're zum-skrewd! :(

Not neccessarily. Not if a developer proposed a 600+ footer north (farther away from Peter O Knight aiport) of the main cluster. Say like some of the parking lots near I-275. Unfortunatley, all of the developers have proposed their 600+ footers near the southern end of downotwn, but maybe Venu will change that.

Those East Tampa nitwits make me want to slit my wrists. Townhomes under or at the $200,000 range is extremely good in this market. I mean, the designs hardly clash with the "character" of the "neighborhood." Whatever.... I propose we install a new city dump. That'll fit the character of your district.

Annnyway. I hate to be so pesky, but that's a very decent price-range for new construction. It's as close to affordable as possible and I hope the city will dismiss their complaints. Single family residences aren't feasible with land costs so high - building them will do much more harm to their taxes than townhomes will. The ignorance.....

It seems like increased height in and around downtown Tampa is a non-starter then. We're zum-skrewd! :(

Not further north from DT... Up near the interstate, I bet that something near 700ft would be approved.

Well wouldn't that require a zoning change? The CBD is very limited in size and what are the chances that the city council would approve the change?

Denholtz had plans for a complex up on Laurel street that has a 40 story tower. That's right up against 275 on the North end of downtown.

Those East Tampa nitwits make me want to slit my wrists. Townhomes under or at the $200,000 range is extremely good in this market. I mean, the designs hardly clash with the "character" of the "neighborhood." Whatever.... I propose we install a new city dump. That'll fit the character of your district.

Annnyway. I hate to be so pesky, but that's a very decent price-range for new construction. It's as close to affordable as possible and I hope the city will dismiss their complaints. Single family residences aren't feasible with land costs so high - building them will do much more harm to their taxes than townhomes will. The ignorance.....

I agree. I get a kick out of this Al Barnes guy. "We're not against progress, If someone wants to come in and build houses, we're all for it."

He obviously doesn't know what real progress is. And no it is not expanding suburbia.:ohno:

As far as a 700 footer goes there is plenty of room between Central Park and the Courthouse, which will become a much more attractive location once Central Park gets going.

Those East Tampa nitwits make me want to slit my wrists. Townhomes under or at the $200,000 range is extremely good in this market. I mean, the designs hardly clash with the "character" of the "neighborhood." Whatever.... I propose we install a new city dump. That'll fit the character of your district.

Annnyway. I hate to be so pesky, but that's a very decent price-range for new construction. It's as close to affordable as possible and I hope the city will dismiss their complaints. Single family residences aren't feasible with land costs so high - building them will do much more harm to their taxes than townhomes will. The ignorance.....

The problem with a lot of these underserved inner-city areas is that their idea of progress is bringing suburban-style (ie. single-family detached housing and strip mall) development to the inner-city, when they should be supporting more intense uses of the land (row- and townhouses, etc.). It's a psychological thing.

As far as a 700 footer goes there is plenty of room between Central Park and the Courthouse, which will become a much more attractive location once Central Park gets going.
exactly.

Nothing new, but more to read.


Condo projects flood downtown
Saturday, March 3, 2007


--------------------------------------------------------------------------

Nine condo projects are building built right now in downtown Tampa.
The Tampa skyline is definitely a work in process.

And the work keeps on going and going and going.

Nine high-rise condos are expected to open in downtown Tampa this year and more than that are in the planning stages. But as quickly as buildings are going up questions remain about lofty prices that could render those condos a tough sell.

"It's an exciting time for downtown Tampa,'' said Paul Ayres with the Downtown Tampa Partnership. "They're going to improve our skyline. It's going to give Tampa a new image out there."

Part of that new image can be found at the intersection of Polk and Tampa streets were not one, but two condo complexes are going up. The downtown partnership reports that though less than 1,000 people live downtown right now, that number will double next year.

Boomtown?
Tampa Condos
But other downtown residents said there are more construction workers than residents around.

"There are tons of empty ones which is a downfall for people who own and live in them," said Melanie Amendola, a downtown Tampa resident of what she said is a high number of empty condo units.

Still, developers insist units are selling. In fact, some are nearly sold out, according to the downtown partnership.


Construction is commonplace in downtown Tampa now.
The next step, developers said is to encourage more retailers, like service-oriented businesses such as grocery stores, to locate downtown. Some developers are addressing the problem by opening small food marts in the condo complexes.

Realtors said most of the condo complexes will fill up but it may take longer before the downtown area is a true neighborhood.

"Actually it's been filling up a lot down here,'' said downtown resident Carly Policastra. "It's getting a lot busier."

http://www.baynews9.com/content/36/2007/3/3/228046.html?title=Condo+projects+flood+downtown

Is there any news on the Kress Square Project?

Bumped into an architect who shall remain nameless just in case at the polls today. Apparently the owners of Fly have acquired one of the first-floor units in The Arlington and plan to open a wine and tapas bar there. This may not be news to anyone but me, I don't know; all I knew about was the restaurant they wanted to put in Skypoint.

Also, those two buildings that burned down last night (I slept right through them, a four-alarm and three-alarm fire less than five blocks away)? No "Danger" or "Police" tape, it's Crime Scene tape. Fire marshalls and other folks were thick on the ground. The first building abuts the Prida-Guida insurance/accounting firm, the owners of which put up the money to build Rez at Franklin next door.

Also, Venu has a shiny new billboard at the corner of Tampa and Laurel.

I have a close friend who is a chef at Fly, so we'll be up to our ears in rumors, no doubt....


I'd prefer a restaurant in Skypoint over a small bar in The Arlington... hopefully we get both.

The coffee/wine/beer bar will open in the Arlington fairly soon. It's called Ground and will also be open for a lite breakfast (I got the feeling it was more pastries than entrées). No firm date, but they have the keys to the unit and just need to complete a build-out. I'd guess early Q3.

The restaurant they are opening in Skypoint is called River and will be a fine dining atmosphere. I haven't heard when that's going in, but it will be after Ground. Q4 perhaps.

Nice to see that they have caught on to the single word naming fad entrenched in other cities and brought it here in full force. :)

Yes :P

Nice to see that they have caught on to the single word naming fad entrenched in other cities and brought it here in full force. :)

haha, indeed.

We're so hip now. :nuts:

Good to see Venu starting to market with signs after they missed their February demo date for the current structure. Oh well, that's how it goes.:)

According to their website, On-site sales gallery opening Spring 2007.

It looks like they've changed tactics and are going to use the current bldg. as a sales center instead of demolishing it right away.

How is that going to work if they are supposed to demo the current one to build Venu?

Once they have a significant amount of sales, they'll close or move the sales center to something less prominent and tear down the building....

I think the bank has a lease there for a while longer yet anways. I remember reading about that back when the project was in the news.

I think the bank has a lease there for a while longer yet anways. I remember reading about that back when the project was in the news.

I thought so, too. Needless to say, it doesn't look like they'll be moving for the immediate time...

It's nice to see a sales center on the way.

Any idea when the bank lease is up?

It looks like they've changed tactics and are going to use the current bldg. as a sales center instead of demolishing it right away.


That would be nice, because if Venu doesn't get built due to lack of immediate sales, (or anything) we still have the building there and we're not stuck with some empty lot growing with weeds.

I think most posters on this board, realize that Venu has the best design of any current condo being built or proposed and with the access to the Riverwalk and Hillsborough River they won't have any trouble with sales..imo..

I could see a late fall breaking ground ceremony..:bash: :bash:

^Yea it is a GEORGEOUS building, and don't get me wrong, I want it built, but the units are expensive in a down cycle. It definitley has a fine chance though due to location.

Now what would be funny if the pissed TTT buyers jumped ship to buy at Venu. :yes:

I would love it. I think it would be very ironic. Trump would have to lower the prices so he could sell the units.

I would love it. I think it would be very ironic. Trump would have to lower the prices so he could sell the units.

Well, Trump couldn't lower prices or there would be no profit.:)

I do not know, with the way that people jack the prices so high with condos it is rediculous. I think that he could lower the prices on certain floors by about 10000 and he would still walk away with a hefty check.

Just a friendly reminder guys, Del Villar (33 stories, Channelside) and Bermuda Vista (low and mid rises, Palmetto Beach) go up for approval tonight. :)

I found out that Mercury Advisors Del Villar project has to be pushed back due to a misnotice... I believe they are going to try to reset the hearing to April 12th..



Just a friendly reminder guys, Del Villar (33 stories, Channelside) and Bermuda Vista (low and mid rises, Palmetto Beach) go up for approval tonight. :)

I am watching the City Council talking about a proposed project at 602 E. Cass St. : 36 stories just to the East of the Courthouse Building. I don't know much about this project. Has anyone heard anything?

That is also along Marion, right? Yeah, I think we heard a blurb about that some months ago, maybe longer...

Yeah, the Vancover Acqusations building I remember it. I'm surprised it went up for approval since all we ever heard on it was one article and rendering.

Here is the rendering, but it could be old.
http://i121.photobucket.com/albums/o236/JordanA_015/480016.jpg

Other then a plain base it is a nice tower.

Yup - probably never get built, but it is a nice picture

It was granted a two week continuance. The council loved the project but the only issue they had was that the side facing Tyler St. was under utilized. The company already has those plans in place so it looks like this will get approved. I could get approved because it is a true mixed use building with condo, hotel, and office space. The idea is that they want to begin approving projects around the Central Park project where thay are projecting about 6000 residents to be living.

^Which is definitley smart having it mixed-used, and not a bad location for the future with Floridan being rennovated and Central Park. But if it does ever get built, it is probably a while off.

It might be feasible within the next two to three years. With an updated pedestal, the design is fairly nice. It would make for a solid addition to the skyline...

I'm quite interested in the mixed use aspect.... bringing a variety of consumers to DT is essential.

^The mixed-use will be crucial in the project getting built. I'm surprised more projects haven't gone mixed-use yet, especially ones having problems with sales.

How did this lose the sticky? Jason, have you been tinkering with threads again? :-O

Anyway, heh....

The latest development: Hemingway Pointe
By MEGAN VOELLER
Published March 9, 2007

Location: Interbay Boulevard at South Manhattan Avenue, Port Tampa

Developer: Total Land Development of Tampa

Description: A total of 67 three-story townhomes in nine buildings. Homes have 1,890 to 2,805 square feet, three bedrooms and 21/2 baths.

Price: From the high $260,000s to $409,000.

Architect: Burt Thomas

Amenities: Den or extra bedroom space on ground floor, one or two-car garage, oversized brick driveway, granite countertops in kitchen and bath, maple cabinets, stainless steel appliances, community pool and cabana. Landscaping includes mature trees preserved by the developer.

What they're saying: A planned foot and bike trail linking Port Tampa to the Friendship Trail Bridge formerly Gandy Bridge will cut through the property, said Chris Pappas of Total Land Development.

Timeline: Construction is proceeding in three phases. A third of the homes are under construction and expected to be complete by December. The rest will be completed in winter 2008 and summer 2009.

For information: Go to hemingwaypointetampa.com or call 866-6777.

The Latest Development features a new residential or commercial project. To suggest a project, e-mail latestdevelopment@gmail.com or call 226-3394


http://www.sptimes.com/2007/03/09/Citytimes/The_latest_developmen.shtml

Edit- Found the renderings at the website. Not sure about those ladders hanging off the side.

http://hemingwaypointetampa.com/images/home_new.jpg

http://hemingwaypointetampa.com/images/fpo_hdr_image.gif

How did this lose the sticky? Jason, have you been tinkering with threads again? :-O

Anyway, heh....
Yep, I shuffled posts around to clean it up and make room for more. This thread shed over 1000 posts.

Yep, I shuffled posts around to clean it up and make room for more. This thread shed over 1000 posts.

Feels slimmer. :lol:

Not a fan of the South Tampa project. I'm not sure that stale design will be popular with buyers, either. They need to find a happy medium behind dull design like this and those baroque units they've just finished on S. Howard.

Has some new code gone into effect regarding those ladders? A few projects of similar scale have been going up around Apollo Beach, though they try harder to disguise them. They look awful. Can't they be placed along the side façade, instead of along the front?

^Just like the gutters on the front facade.... Classy

I guess it helps explain the somewhat lower prices per sq ft... Of course, so does the location... Considering that it's inevitable that Interbay and Manhattan will be 4 lanes at some point, it isn't exactly a desireable residential locale... this place is sitting where there should instead be commercial development imo.

By all means, continue to build efficient homes. In the process, let's at least consider design. Is it so difficult to note details like gutters and roof access ladders? Can't they consider incorporating an alley to de-emphasize the car and bring more emphasis to the homeliness? Why not move the building closer to the street and incorporate a patio? Isn't creating a space people would actually want to live in more important? Make something worthy of construction and then you can demand a higher $ per sq ft. The design is an awful waste of space.

There are better ways to create more income-friendly homes, anyway. Start with properly using the "cheap" land in inland Southshore, for starters. We've got so much room to grow intelligently, yet stuff like this continues to be proposed instead of something more enduring and pleasant.

At this point, I'll step off my soapbox and keep my biased opinion to myself. :-X

Don't hold back, Maxim! Both you and Jason hit the nail on the head and you've gotta love Jason's "Classy" dig. So true. ;)

As for the baroque units they've just finished on S. Howard... are you talking about the 3-story condos they've just constructed across from the Daily Eats diner?

Guard Armory To Be Remade Into Hotel, Retail Complex

By MIKE WELLS The Tampa Tribune

Published: Mar 11, 2007

TAMPA - A hotel complex was selected Saturday over a media studio or an ice rink as the project to redevelop a Florida National Guard building in West Tampa.

The state's Department of Military Affairs Armory Board met Saturday to discuss the future of the Fort Homer Hesterly Armory and chose one of three candidates to redevelop the 10-acre property, said Cynthia Miller, the city's director of growth management and development services.

Heritage Square at the Armory group gets the first chance to redevelop the property at 522 N. Howard Ave. Its proposal is expected to cost $93 million and includes a hotel, day spa, farmers market, cafes, restaurants, boutiques, park and a cultural center.

Heritage Square must meet certain requirements within 90 days, including having an environmental study done on the property and moving the remaining armory staff to another property, Miller said.

The Guard moved most of its armory operations to Pinellas Park in 2005. The proposed projects would not alter the exterior of the building.

Should Heritage Square not meet the requirements, the board would offer the redevelopment opportunity to the other finalists, Miller said.

Project spokeswoman Chris Duffy-Waldman said the group is honored to be chosen.

"We are thrilled and very excited, just as excited as we were when we first submitted our proposal," she said. "We're looking forward to hearing from the city on Monday with the details. We feel our proposal is the right proposal for the right place and time."

Among the other proposals was one from the Armory Partners Group of Tampa, which wanted to build a video, film and sound studio to be run by Tampa Digital Studios. The estimated $64 million project also called for the 80,000-square-foot armory building to house creative arts businesses as well as retail, a grocery store, restaurants and apartments.

The other proposal was from Reliant Development of Tampa, which called for a $65 million plan that included an ice rink and multipurpose facility in the building. The rink could be converted for concerts, basketball and indoor soccer. Stores, restaurants and condominiums also would be built.

Six projects originally were proposed in June before being narrowed to the three finalists.

The building, which was commissioned in 1938 and completed in 1941, once was a popular spot for concerts, speeches and wrestling matches. Elvis Presley performed at the armory in 1955, and the Rev. Martin Luther King Jr. and President Kennedy gave speeches there.

Reporter Jose Patino Girona contributed to this report. Reporter Mike Wells can be reached at (813) 657-4534 or mwells @tampatrib.com.

http://www.tbo.com/news/metro/MGBHHVXZ4ZE.html

Embassy Suites to expand faster than anticipated

TAMPA -- The 360-suite Embassy Suites Tampa has only been open since last November and already the owner is planning for expansion.

WPM Construction of Merrillville, Ind., is working through the schematic design phase to add as many as 340 suites on top of the hotel's parking garage. In its original design, Tampa approved the 700 units, which would make it just 17 shy of the number at its neighbor, Tampa Marriott Waterside Hotel and Marina, Tampa's largest hotel.

"We've had a couple of meetings with the city and have started the design project internally," Richard Parks, VP of WPM, said.

WPM spent approximately $100 million to build the hotel but expects to top that with the addition. While it would have saved plenty of cash building all 700 suites from the start, the developer wanted to get a feel for the market to see if the concept worked well before adding on, Parks said.

"It was a very big nut to start with," he said. "The only reason we're looking at this is because of the success of the (Tampa) Convention Center, the (St. Pete Times) Forum and downtown Tampa."

More parking and meeting space
WPM also plans to expand the parking garage, going up one or two more floors to add up to 20,000 square feet of meeting space, Parks said.

WPM is happy with the initial results of the hotel and is currently looking for a site downtown to build another suites hotel to take advantage of the convention business momentum currently taking place, Parks said. Currently, the Convention Center is driving a high percentage of the Embassy Suites' business, he said.

Downtown is still attractive because it isn't as rate sensitive compared to the Westshore Business District, which competes more on price, Parks said.

Having the Embassy Suites adjacent to the Convention Center is a great product to have downtown, said John Moors, executive director of the Convention Center. "It gives us access to the Hilton brand and its national sales staff."

An external sales staff
Now that downtown has Marriott, Starwood, Hyatt and Hilton properties, the synergy and competition among the brands help bring added attention and business to the Convention Center. "They all work as an external sales force for Tampa," Moors said.

Despite the early success of the Embassy Suites, there's still work to do to build its base of business, said Jeff Weinthaler, GM. The true test will come after the peak tourist season, which will end in April, he said.

"The ramp-up time may go another four or five months before we really know where we are," Weinthaler said.

In the meantime, the hotel is concentrating on fine-tuning its customer service and training personnel to provide the service that brings guests back repeatedly.

"We're trying to grow our base of business with loyalty programs, advertising and the other normal things you do as a new business," he said.

Already Smith Travel Research rates the Embassy Suites third in its class for RevPar (revenue per available room), Parks said. It also gives the hotel 95.5 percent market penetration, which means it is connecting with the bulk of its potential customers.

The expansion is also a hit with the Tampa Bay Convention and Visitors Bureau.

"Any time you can add rooms to your key downtown meeting block, it's a good thing," said Steve Hayes, executive VP. "We're especially supportive of them adding meeting space."

http://tampabay.bizjournals.com/tampabay/stories/2007/03/12/story1.html?page=1&b=1173672000^1429106

So Del Villar was put on hold? I never really liked the project, but If anything happens, I hope it gets approved. I just wish they mention something about the base.

When is the other hearing, is it the 21st?

Thats very good news, and bodes well for further development down town.

So Del Villar was put on hold? I never really liked the project, but If anything happens, I hope it gets approved. I just wish they mention something about the base.

When is the other hearing, is it the 21st?

From what I heard the project Del Villar really isn't on hold, they just delayed the council meeting a couple of weeks, to April 12th.

The other meeting is on the 22nd. Which will feature Fairmont/Teleconfernece Center complex, TWELVE, Vancover Acq. Tower, and a SuperTarget in Ybor.

Was there ever a rendering for the Embassy with the second tower? I'm not so sure an additional tower RIGHT there next to that specific structure would look so great. If it is taller than tower 1 it could look somewhat oppressive, or if it is the same height it would make one girthy, odd looking box with a whole bunch of roofs on it... Honestly I'm pretty happy with Embassy as is and would prefer them to build a whole new building on a different lot...

Was there ever a rendering for the Embassy with the second tower? I'm not so sure an additional tower RIGHT there next to that specific structure would look so great. If it is taller than tower 1 it could look somewhat oppressive, or if it is the same height it would make one girthy, odd looking box with a whole bunch of roofs on it... Honestly I'm pretty happy with Embassy as is and would prefer them to build a whole new building on a different lot...


Well if they were to build another hotel tower at that site it would actually be on top of the current garage. But I agree that unless the new tower was taller then what is there now, it would be better to build on another site. However, being that their parking garage was especially constructed to hold another tower, it would probably be built on the current structure.

Considering everything they mention int he article, I can't conceive of how the annex tower to the ESH could not be taller than the existing tower. Think about it... That portion is already several floors tall from the parking garage... They want to add more parking... add a floor or two for meeting space... add enough floors for 340 rooms and the support space needed...

Considering the small footprint they're working with, it sounds pretty tall to me.

http://www.chicagoarchitecture.info/Images/NearNorthSide/EmbassySuitesLakefront-002.jpg
Maybe we will get something like this. I do not know if anyone else likes this, but I find it different from what is downtown.

My guess is that it will be styled like the existing portion (med rev?)... Would be pretty strange if it didn't.

I know that it would be the same because that would look odd having two different styles.

I think it's conceivable that it could share the same basic layout of the Chicago hotel. Two wings of rooms on the east and west sides of the garage with a full height atrium between, thus preserving the views out of the wall of rooms that already face over the garage. I can't imagine how else they'd do it.

The basic idea of a central atrium with rooms around might work to completely enclose the block, but I can't tell from the pictures if the garage part of the complex has a large enough area to allow a fully enclosed hotel tower with inner atrium.

It will be interesting to see where they go with this. They could come up with a sizable tower, as far as height goes, if they decide to only build up on a portion of the garage.

From what I heard the project Del Villar really isn't on hold, they just delayed the council meeting a couple of weeks, to April 12th.

The other meeting is on the 22nd. Which will feature Fairmont/Teleconfernece Center complex, TWELVE, Vancover Acq. Tower, and a SuperTarget in Ybor.
Delayed, that is what I meant

Forgot about the TWELVE. If it is approved, we should get a render pretty soon, right?

Delayed, that is what I meant

Forgot about the TWELVE. If it is approved, we should get a render pretty soon, right?

Hopefully, maybe the Tribune or Times will have a rendering the next day, or if it gets approved it will be put on Novare's site. Of course, if you watch the meeting, you should see it there too.

Hopefully, maybe the Tribune or Times will have a rendering the next day, or if it gets approved it will be put on Novare's site. Of course, if you watch the meeting, you should see it there too.
Unfortuantely, I live in NPR and don't get the City Council meeting channnel. :(

There is already a thread for the building fires. Please do not spread that topic into another thread.

Additionally, as I have made mention numerous times in the past, this thread is to serve STRICTLY as a place to discuss actual, real, known projects... It is not a catch-all for any generalized Tampa news...

Anyone else wondering whats going on with the Venu project? I scoped out the building its supposed to replace this past weekend but did not see anything in spite of seeing billboard advertisements on S. Dale Mabry just south of Kennedy.

Anyone know about work going on at the convention center? Yesterday I saw a bunch (30-40) of people with hard hats on. It was the portion across from USF's riverwalk park. On Ashley, right by the Platt bridge. Didn't look like roofers.

Well I answered my own question, it is roofing. More workers than I thought would be used for that. From the Trib:

"Selmon Crosstown Expressway commuters are getting a bird's-eye view of the $3 million fix to the Convention Center's leaky roof.

About five dozen workers are laboring within sight of commuters heading into and out of downtown. They should be done in May."

http://www.tbo.com/news/metro/MGBX8XH6QZE.html

Ikea is announcing a Tampa store today. Fairly big news as the stores are ginormous (~300,000 sq ft). No word on the location yet, should know more soon. Construction will start next year with the store opening in 2009.

http://www.tboblogs.com/index.php/newswire/story/ikea-opening-in-tampa/

BTW, there is new updated pics of Plaza Harbour Island for Feb 07. Looking pretty sweet!

http://www.plazaharbourisland.com/updates/index.html#

People, PLEASE remember that this thread is for informational updates ONLY. it is NOT a discussion thread!!!!!!!!!

There's a 3+ story building under construction at 1005 N Marion, across the street from the backside of First Methodist. Saw it yesterday while voting (deeply unimpressed with voters decision to return Miller to office). TBLife.com claims there's a men's clothing store at that address called "The Shop," but uh, yeah, not the case. Anybody heard anything about this?

I have been wondering what is going on there for quite some time now. I would like to know. I heard of a rumor that there were going to be work/ office spaces in that building.

Verano Plans To Make Reappearance
Skip directly to the full story.
By MICHAEL H. SAMUELS The Tampa Tribune

Published: Mar 31, 2007

HYDE PARK - The Verano condominium project is coming back.

After months of dormancy and the towing away of the sales trailer on the property, the project of 65 condos and town houses next to Gorrie Elementary School is again seeking city approval.

The Architectural Review Commission approved the project in 2005 but must review the plans again because nothing happened with the project for more than a year, historic preservation manager Del Acosta said.

"It's the same exact project," Acosta said. "They haven't changed anything with it."

The project requires the commission's review because the property is in the Hyde Park Historic District.

The plans call for three buildings on the site, which is bordered by Brevard Avenue, South Boulevard and Azeele and Horatio streets.

A seven-story, 104-foot-tall building would house 40 condos on five stories, plus two stories of parking and a rooftop pool.

Another 25 condos would be in a three-story building at the perimeter of the property.

The third building would be for covered parking, plans show.

Representatives of the developer, The Paradise Development Group, could not be reached for comment.

The property formerly was home to Dianon Systems. Only a knee-high concrete sign remains of the old building.

Reporter Michael H. Samuels can be reached at msamuels@tampatrib.com or (813) 835-2109.


http://centraltampa.tbo.com/centraltampa/MGB7L8UYWZE.html

Very interesting to see a condo project come back to life. Anyway the article doesn't mention it one way or another but this project would be much better with some retail. The article says the design is exactly the same as before so here is the rendering of it:

http://www.sharpemortgage.com/subpages/tampa/southtampa/building_rendering.jpg

Other then the possible lack of retail, 104 feet tall makes this pretty solid for the Hyde Park Historical District.

Heh... I remember discovering this one going to the bank one day... I'll have to add it back to the list.

AGAIN, this thread is exclusively, strictly, 110% dedicated to nothing but PROJECT UPDATES.

It is not for discussion of the projects listed (that's why projects have their own threads. if the project you want to discuss doesn't have a thread, then create one).

It is not for posting things that you don't know where else to put. (create a thread)


If you are not posting information about a project, then do not post in this thread. Period.


I am no longer going to ask people to get with the program. I am now going to delete posts without warning, because at this point, I'm really sick of having to delete 15-20 posts from this thread every week.

Developer Proposes Kennedy Project

By MARK HOLAN The Tampa Tribune

Published: Apr 12, 2007

Clearwater developer Les Porter says he wants to bring new shops to West Kennedy Boulevard near Memorial Highway and across from WestShore Plaza.

He is expected to outline his plans during the annual Beach Park Homeowners Association general membership meeting at 7 p.m. Tuesday at Christ the King Catholic Church, 821 S. Dale Mabry Highway.

Porter said he wants to redevelop about 6 acres, including the former offices of J.B. Hanauer & Co., 5010 W. Kennedy Blvd., and Brazzeals Goodyear Tire & Service, 5002 W. Kennedy Ave., which is operating at the site.

The development could add up to 185,000 square feet of retail and office space at South Ward Street.

"We would be going vertical and have a garage to satisfy the parking," Porter said.

He said the development would have one or two anchor stores, each with its own connected parking level. Smaller shops would be along the ground level. So far, no tenants are under contract.

Porter said he likely will submit plans for the $50 million project to the city by the end of April, pending the completion of a traffic study.

Porter has met twice with members of the Beach Park Homeowners Association, association President Emmy Purcell Reynolds said.

"We appreciate the fact that he came to us first before he made application to the city," she said. "If we have a developer that wants to work with us on our concerns we are more willing to support it."

The Goodyear store was built in 1967. The 20,000-square-foot Kennedy Square building dates to 1971.

Mark Holan can be reached at mholan@tampatrib.com or (813) 835-2102.

http://southtampa.tbo.com/southtampa/MGBNYEG9E0F.html

Sounds nicely sized and urban. Some office space too makes this project sound not to shabby.

I don't know about the rest of you, but 185,000 sqft on 6 acres doesn't sound very dense to me (and especially not for the location). Bet the garage and building are both 4 floors, if that... Imo, this project should be 2-2.5 times bigger than it is, else they should just leave the land alone until someone comes along who will develop it more appropriately. (and you can bet the farm that a bunch of S Tampa BANANAS will come out in force howling about the project... Of course, these are the same people who delude themselves into forgetting that they live at the epicenter of a metro of nearly 3 million people, and they also forget that unless everyone is going to stop having children, growth has to go somewhere, and every square foot that isn't built in the city is built out in the countryside. It's that simple. Make a compromise in their urban nieghborhood to build denser, or make a compromise out somewhere in Florida's dwindling countryside.

I don't know about the rest of you, but 185,000 sqft on 6 acres doesn't sound very dense to me.

Sounds dense to me.

6 Acres = 261,360 Sq. Ft.
185,000 Building = 70% Coverage

^That's the first thing I figured too (far), but it still doesn't sound like much considering where it is... Meh, I'm probably being too cynical, as it's still a hell of a lot better than what's there now, and we all know it'll be a miracle to get this past the nimbys in the neighborhood.

IF it replaces a one story or two story building with an urban design and retail on the stree - go fo it.

Alright guys, as far as I can tell the development list on page 1 is caught up. I may have missed a few things so please tell me if you catch some thing that I did miss or info that is wrong. :)

I took projects off that have been completed for a while. Like the Embassy, Meridian, Victory Lofts, Residence @ Franklin, Alagon, Bellamy and the UT dorm.

I also took off some dead projects like Fairmont, and didn't put up projects that we didn't have a good amount of info on, liek the project in the above article, or the Shipyard proeject near the dead Fairmont project.

Looks good. I was reviewing it last night and noticed the tweaks you've made. Everything seems correct per my memory.

Awesome work man...

Thanks FF!

No problem guys, I also am adding links of each project's thread to the list that has its own thread. Sound good?

Looks great! I also like the idea of linking that page to all the individual threads. A few updates:

The Arlington Lofts are completed. I have met several people who live there. Some retail units look u/c, but they are already in the hands of the owners who are doing their own build outs.

Citi Lofts are well u/c, already looks like most of the cinderblock has been completed. They are right across the street from the Arlington.

Awesome job FF!

Some notes about our list -

Venu should be in the ~600' range, not so much in the ~550' range. It's taller than Bank of America in the renderings you can grab from the video proposal, including a side-by-side comparison that appears.

Also, where are the renderings for Seaboard Square? Didn't we have a few?

I know it's probably a dead goose, but wasn't there a proposal for a (n office) building on the corner of Meridian and Channelside? It was about twenty floors and glass...

There's a render of TWELVE ARTS i think
Here:
http://img.photobucket.com/albums/v190/marshellbreath/City/34_Novarre_Ashley-1.jpg

I don't think that's big enough. Does Novare own another plot on Ashley, or is this an obsolete drawing for a project planned pre-TWELVE. I think they own another parcel DT (I think so...)...

Nope, that is definitely not TWELVE. Not even close in style or massing. This would thus have to be the 4th tower, the one planned for south of Skypoint.

And if this is it, I sure as heck hope they make this one rotated from Skypoint, and have it be a different height, whether it's shorter or taller (preferably the latter).

Wow! with this and the three other Novare projects (and Venu) in the same area ... Tampa's going to have a nice little bit of critical mass going.

JBrisco's shot is the previous 34-story project planned before Novare consolidated the condo portion with Twelve Arts.

That bldg. was replaced with the latest 47-story tower they offered up at the March 29th city council meeting.

It would have looked a lot like the previous rendering of Element as they were meant to compliment each other when Twelve wasn't a part of the "Ashley Tower" project. ;)

JBrisco, where did you get that rendering?

I'm guessing JBrisco got it from here, I saw it a while ago but figured it was something else since it wasn't nearly tall enough. I still haven't seen a rendering of TWELVE that wasn't on TV.

http://www.tampagov.net/dept_economic_and_urban_development/images/WEB%20MAP%20IMAGES/34_Novarre_Ashley.JPG

If this were built, would this be the tower that would replace the Gold Bank building?

If this were built, would this be the tower that would replace the Gold Bank building?

I don't think so. As Quegiebo said, this was the original design for the lot North of Skypoint before it became TWELVE.

Home Proposal Shifts To Retail

By MICHAEL H. SAMUELS The Tampa Tribune

Published: Apr 19, 2007

A strip center featuring offices and retail stores could soon be coming to Dale Mabry Highway south of Gandy Boulevard.

Samter Homes plans the project on the west side of Dale Mabry, between Bay Avenue and Elmwood Terrace, on the former site of a rundown motel. The motel was razed to make way for 16 town houses, but company President Peter Bennett said the housing market dictated a change of plan.

"This definitely makes a lot of sense right now in this market," Bennett said.

He said the 11,000-square-foot building will have shops on the first floor and offices above. He hopes to attract coffee shops and restaurants.

"Since it's close to [MacDill Air Force Base], some of the retail or office could work well with the people going in and out of there," he said. "It's a great location for that."

Leigh Humes, executive director of the South Tampa Chamber of Commerce, said the area near the base needs new businesses to support housing projects.

"Any retail facelift along Dale Mabry would be more than welcomed by the community," Humes said.

Samter requires city council approval to rezone the property back to commercial. The company had received a rezoning to residential to build town houses.

Another Samter project, MacDill Landings, 5008 S. MacDill Ave., is nearing completion, Bennett said. Work on the first residential unit is expected to be completed by June. There are six lofts available on the 28-unit project.

"We're getting really close now," Bennett said. "We're really just buttoning it all up."

Michael H. Samuels can be reached at (813) 835-2109 or msamuels@tampatrib.com.

http://southtampa.tbo.com/southtampa/MGB0N9V7O0F.html

We're Movin' On Up

By MICHAEL SASSO The Tampa Tribune

Published: Apr 20, 2007


TAMPA - With the condo market slumping, some developers are seeing gold in building new apartments.

Don't look for the new stock of apartments to bring down local apartment rents, though. An average 1,000-square-foot unit is expected to set you back $1,500 a month.

At least three developers are planning mid-rise apartment buildings in the West Shore and West Tampa areas. Unlike typical "garden-style" apartments, which have clusters of two- and three-story buildings, the new projects will be four to six stories each and house between 200 and 400 apartment units.

To justify high rents, developers plan to load them with pricey amenities and boast about locations in hip areas with shops and restaurants. For example, one new complex called Le Jardin is planning a yoga and Pilates center as well as private wine lockers.

Apartment industry experts attribute the rise of such luxury projects to several factors, including the conversion of thousands of apartments to condos. That created pent-up demand for rental units.

It isn't clear how much demand there is in the Bay area for pricey apartments. One apartment broker, John Stone, said there always is a demand for some luxury units, but once rents climb above $1,200 a month, some people would rather just buy a house.

The projects in the pipeline include:

•Le Jardin at International Drive. At 2021 LeMans Blvd. in the West Shore area, this four-story project will have 401 units. The average unit will be 1,000 square feet and rent for $1,500, said marketing director Jackson King.

Just keeping this project alive has taken some creativity. When the project's developer, Phillips Development & Realty, bought the property several years ago, it planned a luxury apartment complex. Two years ago, however, Phillips retooled its project plans and morphed Le Jardin into a condo project. Among other things, that meant creating more three-bedroom floor plans.

Once the condo market tanked, Phillips switched back to an upscale apartment complex, King said. The company hopes to break ground in a few months.

•Crosland LLC project. Still unnamed, this proposed project at Spruce Street and Lois Avenue in the West Shore area will feature 350 luxury rental units in a five-story building. A "mixed-use" project, it will include 13,000 square feet of retail space, a separate building with 160 affordable apartments for seniors and a six-story parking structure.

Prices will range from $1,500 to $1,600 for 1,000-square-foot luxury units, said Crosland Vice President Phillip Smith. The units will come with granite countertops, tile and hardwood floors and stainless steel appliances, Smith said.

•Zaremba project. Plans filed with the city of Tampa show a four-story, 249-unit apartment building at the southeast corner of Cypress Street and Rome Avenue.

The project is similar to the other two developments because it features a dense mid-rise apartment building. It was unclear this week, however, whether it, too, will target affluent renters. Zaremba Residential officials did not return calls this week.

The Zaremba apartments will be part of a larger residential and retail project at Cypress and Rome planned by developer Morin Development Group of Tampa.

Apartment industry experts say the developers are trying to capitalize during a time of huge flux in the apartment and condo industries.

Real estate research firm Real Capitol Analytics estimates that more than 28,000 Tampa Bay area apartment units were purchased to be converted into condos in the past 2 1/2 years.

That loss of housing helped push the local apartment occupancy rate to 97 percent by last fall, said Michael Slater, president of local apartment industry consulting firm Triad Research & Consulting. Anything more than 92 percent rental occupancy is considered good and a rate of 95 percent is considered great, he said.

Not surprisingly, rents shot up. For example, the average two-bedroom, two-bath unit in Hillsborough County rented for $954 a month last fall, up from $907 in fall 2005 and $897 in fall 2004, according to Triad statistics.

Slater said he is expecting at least 5,000 of the apartments that were converted to condos to be turned back into apartments.

Even with the demand for more rentals, developers of new apartment projects are largely staying on the sidelines.

Slater, who does feasibility studies for proposed apartment projects, knows of at least eight new apartment projects in some stage of planning or development in the Bay area, including the three listed above. Five or six years ago, there were 27 complexes in the pipeline, he said.

"The reverted units for the time being have replaced new construction," he said.

Another problem: Stone, the apartment broker, said the cost of land has gone up so much that developers can't make most apartment projects financially feasible. While rents have risen, they haven't kept pace with land prices, Stone said.

Slater said he expects the apartment market to stabilize by early next year. By then, he expects to see more new apartment construction, including more affordable garden-style apartments, he said.

Reporter Michael Sasso can be reached at (813) 259-7865 or msasso@tampatrib.com.

http://www.tbo.com/news/money/MGBQSZCWP0F.html

That one tower has a big lobby for it. I do believe that it is the 4th tower from Novare, I'll try and find out sometime this weekend.

^If you actually read before posting, you would see that FF already found out. This is the design for the TWELVE site, before TWELVE was part of the project.