Temple Terrace close to selling downtown land
Tampa Bay Business Journal

A developer looking to revitalize the downtown area of Temple Terrace could begin working on a sales purchase agreement of 18 acres of land as early as this week as the city's redevelopment project takes a big step forward.

The partnership of Ram Development Co. and Pinnacle Realty Advisors submitted a preliminary site plan to Temple Terrace city officials Tuesday, which will now be studied by the Temple Terrace Design Review Committee. The site is located southeast of Bullard Parkway and 56th Street where two shopping centers currently sit.

A purchase agreement would define the price and parameters of the property being purchased for development, along with closing procedures and other conditions, said Ralph Bosek, community services director for Temple Terrace, in a release. Once that step is completed, a more comprehensive general development agreement will outline contingencies including insurance, legal issues, economic conditions and other matters on track to close on the property July 1.

The first phase of the plan by Ram/Pinnacle calls for a $45 million development that would incorporate retail, residential, office and restaurant components. City officials are expected to invest $5.7 million in improvements to 56th Street funded mostly from federal, state and local grants.

Temple Terrace's city council approved a $9,360 feasibility study on Tuesday with Collman & Karsky Architects and Toppe Consultants Inc. to determine whether or not a 22,000-square-foot arts education center in the redevelopment area would be viable.

Construction on the redevelopment project - which dates back to early 2001 - could begin by the end of the year.

http://tampabay.bizjournals.com/tampabay/stories/2008/02/04/daily35.html?jst=b_ln_hl

PDF of Dec '07 Plan- http://www.templeterrace.com/revitalize/pdfs/MasterPlan8BRevised_120607.pdf

http://www.templeterrace.com/revitalize/images/RamPic2.jpg

http://www.templeterrace.com/revitalize/images/RamPic3.jpg

http://i121.photobucket.com/albums/o236/JordanA_015/SSC/RamPinnacleDec07.jpg

http://www.templeterrace.com/revitalize/index.htm

temple terrace has a downtown?

That's what this is supposed to fix. Looks nice, this should be a great development for TT.

It should be nice, but as you can see in the PDF I posted (top of 2nd post), the southern half of the project lacks density and is suburban-like.

temple terrace has a downtown?
No, and by the look of it, they still won't after this project either.

I'm not sure why they are bothering with the expense of building infrastructure with so much capacity, and then plopping down very suburban densities along it... The streets and sidewalks will seem desolate, which defeats the entire point of a vibrant urban core.

Perhaps the city is planning for another wave of redevelopment in like 10 years to knock all of this cheesy crap down? Then, it can be rebuilt to create the kind of urban core that will give Temple Terrace the kind of desirability (and the ensuing jobs creation) city officials claim to seek? That seems about right, because we know nothing can be done right the first time in this region. We must always screw up a couple times first, and act stupid about why.

Why is temple terrace even its own city? ...tampa should just annex it,.....along with TnC and Brandon.....

Let the county keep T-n-C, which is increasingly becoming a ghetto, like many post-war inner ring suburbs do.

Why is temple terrace even its own city? ...tampa should just annex it,.....along with TnC and Brandon.....

Nah. First of all, you add Brandon and the entire political dynamic of the city changes. That's Ronda Storms territory out there. The Mayor and the City Council would never go for it.

Second, Brandon has no density to it. Adding it to the city would mean adding hundreds of millions in expenditures for city services over a huge area without the tax base to justify it. That means higher taxes for everyone.

Third, Brandon would never agree to it. They already don't like paying property taxes to the county and the school board. I doubt they'd like to add city ad valorems on top of that.

Maybe in 15 years when Brandon is all grow'd up, they'll want city services. Until then, I figure they're happy being unincorporated and red-stateish. No gay literature in the libraries for them! (before I provoke a flame war, I'm a Tampa Republican - and I think Hillsborough County's standing on such issues is ridiculous).

Tampa and the Eastern County are very, very different places, and I think each is fine with it that way.

As far as Temple Terrace... as long as they're happy doing their own thing, who are we to argue?

And I agree with the above - Town 'n' Country is a war zone. TPD is busy enough as it is.

No, and by the look of it, they still won't after this project either.

I'm not sure why they are bothering with the expense of building infrastructure with so much capacity, and then plopping down very suburban densities along it... The streets and sidewalks will seem desolate, which defeats the entire point of a vibrant urban core.

Perhaps the city is planning for another wave of redevelopment in like 10 years to knock all of this cheesy crap down? Then, it can be rebuilt to create the kind of urban core that will give Temple Terrace the kind of desirability (and the ensuing jobs creation) city officials claim to seek? That seems about right, because we know nothing can be done right the first time in this region. We must always screw up a couple times first, and act stupid about why.

I don't know, Jason... it's a step in the right direction for outer-urban development. At least they do a good job hiding the parking lots and putting more building out toward the street. It sort of reminds me of recent development in Winter Park, north of Orlando, which looks pretty nice and actually does attract people. Hell, anything's better than strip-malls.

^Right, but why spend big bucks on those streets and super wide sidewalks/greenways? They are needlessly spending millions of taxpayers dollars to spread the buildings out to create room for foot traffic that will never exist.

And I've been to Winter Park several times in the past 2 yrs. My ex g/f's best friend lives there, so any time we hang out, that's where we get stuck going... To me, Winter Park's purely automobile-centric planning more recently overlaid with faux 'new urbanism' exemplifies what Temple Terrace should try and avoid.

I don't Understand all the Town N Country Bashing... lol

I watch the Local news everynight,..my Uncle lives there, and I Used to go to school in Town N Country (IADT)...

I don't think Ive heard of anything real bad happening out that way. specially compared to where I live on 15th street....

If you have any links to stories of Murder, robberies, car theft ect. please let me know I would be interested in reading it.

Jasonhouse please explain to me the "post war" theory you mentioned, as to why TnC is growing more ghetto.

^Right, but why spend big bucks on those streets and super wide sidewalks/greenways? They are needlessly spending millions of taxpayers dollars to spread the buildings out to create room for foot traffic that will never exist.

And I've been to Winter Park several times in the past 2 yrs. My ex g/f's best friend lives there, so any time we hang out, that's where we get stuck going... To me, Winter Park's purely automobile-centric planning more recently overlaid with faux 'new urbanism' exemplifies what Temple Terrace should try and avoid.

I agree that that would be ideal, but...

The City of Tampa, far older and more built up than Temple Terrace, is automobile-centric and will be so for the next 50 years, barring gas at $15/gallon in 2008 dollars, a massive increase in residential density, or a political sea-change. HART can't even run the bus system it has well, and its revenues are facing a large cut due to Amendment 1. If you look at their long-term plan, they have the "if Tampa gave a rat's-ass about transit" plan with a single light-rail line and improved BRT and local bus routes by 2025, and the "reality is that Tampa loves its cars" plan that has a couple of bus lines added.

There are only three places in the City of Tampa that I can think of that are conducive to enjoyable pedestrian wandering - Ybor City, the Central Business District before 5:30 PM, and SoHo/Hyde Park/Bayshore. And that's in the city's old urban core and 1920s suburbs, before the advent of automobile culture and the city's coming of age in the 1960s.

We were fools to ever give up the old trolley system. I remember in the 80s when MacDill Ave. still had old trolley tracks embedded in the street. It is what it is.

The only way I see Temple Terrace becoming non-auto-centric is if the light rail system had a large transit hub there that would provide a focal point for the neighborhood/town/whatever. Until then, I suspect most Temple Terrace residents will see themselves as merely car commuters with proximity to I-75.

^It's not about what most people expect in Temple Terrace, it's about creating new opportunities for the city's residents. This plan will do that, but it will also waste a lot of money on huge sidewalks and relatively sparse density while doing it.




Jasonhouse please explain to me the "post war" theory you mentioned, as to why TnC is growing more ghetto.
My dad is a cop out that way and has been for years. Plus I live off of Hillsborough and go out that way myself a lot... You have no idea how trashy that area is becoming. It's an almost constant battle with the gangs and the wannabes. Just look at the Vets theater on weekend nights.

^Vets theatre on a weekend is representive of how things are in high school in general nowadays, and that's who goes there on weekend nights more then other nights; high schoolers.

I will agree that TnC is pretty bad.

Its funny seeing the difference in opinions on the area in 2 different forums...

The other forum I frequent, I posted the question how bad is Town n Country... 15 post ,...maybe 2 or 3 bad stories,.. all that happend years ago,.. nothing recent.

Whats the biggest issues your father has experienced that way?

^Probably arresting gangbangers on a daily basis? I don't know what you mean.

I've been acquainted with TnC since the 80s when I moved here... it has unquestionably declined since then.

Its funny seeing the difference in opinions on the area in 2 different forums...

The other forum I frequent, I posted the question how bad is Town n Country... 15 post ,...maybe 2 or 3 bad stories,.. all that happend years ago,.. nothing recent.

Whats the biggest issues your father has experienced that way?

May I ask what the other forum is that you frequent? Is it tampahiphop.com? And I don't mean that as in a negative way towards hip-hop. I wouldn't be negative towards a site that I frequent. ;) I'm pretty sure I've seen you on there.

May I ask what the other forum is that you frequent? Is it tampahiphop.com? And I don't mean that as in a negative way towards hip-hop. I wouldn't be negative towards a site that I frequent. ;) I'm pretty sure I've seen you on there.


haha, It is ...lol ... you under the same name on there?

^No. I rarely post, just visit. My account is somehting like tampa07 or something. :)

^It's not about what most people expect in Temple Terrace, it's about creating new opportunities for the city's residents. This plan will do that, but it will also waste a lot of money on huge sidewalks and relatively sparse density while doing it.

Yeah. The free market junkie in me says that the City of Temple Terrace should not be in the business of creating an urban center anyway. At most I think they should zone for certain types of development and let private developers decide whether the alloted development is worth the cost - rather than the city subsidizing and co-creating the project. I understand the counterarguments, I just think that city-manipulated development turns out badly from an expense standpoint. Take Centro Ybor, for instance. Despite Greco's good intentions and the fact that it is an interesting public space, it's bleeding cash.

http://www.floridatrend.com/article.asp?aID=47949


After seeing this article about Maitland it just confirms to me again that the Orlando area is on the move and Tampa well....not so much

Maitland, BTW, is a suburb located about 6-7 miles north of Dtown Orlando. This is far from the tourist area.

Question is, why is Orlando progressive and Tampa is not?

They're both in Mid Florida, have major Universities, same weather, etc.

I guess it has a lot to do with leadership and priorities and better marketing.

How does Tampa present itself as progressive, hip, cutting edge and energetic? ...And disassociate with terms like grungy, blighted, redlight district and stuck in the past?

^The better quesiton is, what does comparing Orlando to Tampa have to do with Temple Terrace?


oh, and to answer your question, the difference is obvious... Leadership. Orlando's is generally unified and generally effective at guiding the city forward. The Tampa area, not so much.

Maitland and Temple Terrace are comparable. But the broader issue relates...I think. It's a different mindset over there among the leaders and the population.

On metro jacksonville.com they have occational articles called what Jax can learn from (spotlighted city). I wonder if that could be done here or if it's pointless.

^It's pointless.

Instead, they should run articles explaining the benefits of better urban planning than what we have now. That would also be pointless, but at least people couldn't say they didn't know any better.

Temple Terrace gives go-ahead on infrastructure
Thursday, March 6, 2008 - 2:54 PM EST
Tampa Bay Business Journal

An underground utilities project is expected to kick off Temple Terrace's long-delayed downtown redevelopment project. However, it won't get started until the actual redevelopment begins.

Temple Terrace city officials approved the construction project to install the infrastructure in the downtown redevelopment area east of 56th Street and south of Bullard Parkway. The $1 million project will be paid for using federal, state, county and municipal funds as well as grants and loans

City officials say they intend to invest another $5.7 million into corridor improvements that would include decorative lighting and crosswalks, safety enhancements, sidewalks, landscaping and other work with funding from federal, state and local grants.

The downtown redevelopment project has been ongoing for nearly seven years at the 20-acre site where two older shopping plazas currently exist. Plans are to build a $45 million development that would incorporate retail, residential, office, restaurant and civic/cultural components.

The city is still working to finalize a sales-purchase agreement with Ram Development Co. and Pinnacle Realty Advisors.

http://tampabay.bizjournals.com/tampabay/stories/2008/03/03/daily40.html?jst=b_ln_hl

So, $6.7m nets just $45m in redevelopment... And people bitch about the trolley?

Temple Terrace set to finalize land sale Tuesday
Thursday, March 27, 2008 - 2:41 PM EDT
Tampa Bay Business Journal - by Michael Hinman Staff Writer

Although there are still some kinks to be worked out, the Temple Terrace City Council is expected to finalize a land sales agreement with Pinnacle Realty Advisors and Ram Development Co. April 1 that could finally get that city's downtown redevelopment under way.

Ram/Pinnacle is looking to buy 18 acres near the intersection of Bullard Parkway and North 56th Street for $14.9 million for a mixed-use project proposed to replace two aging strip malls. Executives with Ram/Pinnacle skipped a meeting last week that would've pushed to finalize the contract by its April 1 deadline, saying that some key points of the agreement still had to be worked out, including how escrow funds paid by Ram/Pinnacle would be used.

However, a workshop to address the sales agreement is on Tuesday's city council agenda, and it does appear that both sides should be ready to sign on the dotted line by then, said city spokesman Michael Dunn.

In the meantime, city has implemented a commercial façade grant program for the redevelopment area within the project's general vicinity. The city earmarked $50,000 it says could assist between 10 and 15 businesses each year in Temple Terrace for structural improvements, façade visual treatments like painting and siding, awning maintenance and other improvements.

Qualified businesses could receive up to $5,000 in reimbursements for improvements, as long as the improvements aren't meant to bring a property up to code. More information is available by calling (813) 989-7130.

http://tampabay.bizjournals.com/tampabay/stories/2008/03/24/daily41.html?surround=lfn

Temple Terrace finalizes land sale agreement for downtown
Wednesday, April 16, 2008 - 2:31 PM EDT

After months of negotiation, the Temple Terrace City Council has approved a $14.9 million purchase-sale agreement designed to rebuild its downtown corridor.

The agreement was reached with the chosen master developer of the mixed-use project. The partnership of Ram Development Co. and Pinnacle Realty Advisors will buy 20.4 acres of land southeast of Bullard Parkway and North 56th Street.

The purchase agreement calls for $730,000 per acre. That's below the $15.3 million the city paid for the property over the last several years, which represented $750,00 per acre, said city spokesman Michael Dunn.

Plans call for a $45 million redevelopment on the site that will include retail, residential, office, restaurant and civic components like a 30,000-square-foot community arts and education center.

"It's a huge first step," Mayor Joe Affronti said in a release. "We're on our way to making downtown redevelopment a reality. This is something that's going to benefit all the residents of Temple Terrace."

The city plans to spend $5.7 million to landscape North 56th Street that would include decorative lighting, benches and other safety enhancements. Temple Terrace also has committed to spend $1 million toward the installation of underground utilities in the area.

The majority of road and utilities improvements will be funded from federal, state and local grants.

A final site plan from Ram/Pinnacle should be submitted next week. A construction timetable has yet to be finalized.

http://tampabay.bizjournals.com/tampabay/stories/2008/04/14/daily37.html?surround=lfn

It's awesome to see something happen. I just don't understand why they went with such a low intensity, almost sparse development.

Temple Terrace project still no go
By Robbyn Mitchell, Times Staff Writer
In print: Friday, August 15, 2008

TEMPLE TERRACE — Once again, the seven-years-in-the-making downtown redevelopment has been delayed.

This time, the scheduled July 1 closing date for the $14.9-million sale of the land on 56th Street and Bullard Parkway has been pushed to no later than Sept. 30.

"If we go beyond Sept. 30, we're going to have to regroup and come up with another plan to get this deal done," said Mike Marshall, redevelopment director for Temple Terrace.

The buyer, Ram Development and Pinnacle Realty, told City Council members at the Aug. 9 meeting that a junior anchor tenant had pulled out because of market conditions. The purchase agreement says two junior anchors must be committed before closing.

Marshall said another speed bump for closing is Temple Terrace's completion of the median improvements, which have already been submitted to the Florida Department of Transportation for approval.

"We're already trying to set aside funding for that part of the project just in case the entire 56th Street project doesn't get completed," he said. "We're looking at possibly breaking ground on that next summer."

As for the closing, Marshall said he hopes the problems will be solved before the contract expiration date of Sept. 30. After that he would need council approval to amend it and continue negotiating.

The council, he added, "seemed tentative about it."

Robbyn Mitchell

[Last modified: Aug 14, 2008 04:30 AM]

http://www.tampabay.com/news/localgovernment/article769496.ece

Developer gets more time to close Temple Terrace deal
By Robbyn Mitchell, Times Staff Writer
In print: Thursday, September 4, 2008

TEMPLE TERRACE — For the fourth time in 2008, the Temple Terrace City Council has granted a contract extension to the developer of their downtown redevelopment project.

Ram Development representative Bob Skinner asked the council for another nine months to close on the $14.9-million sale of city-owned land at 56th Street and Bullard Parkway.

The developer and city have been negotiating for two years.

"With the market how it is now, I can't make any guarantees that we'll close," Skinner said.

He offered to pay up to $25,000 a month, part of the interest on the land, as a sign of good faith.

In the end, all council members but Ken Halloway voted to give the developer the extension, with the provision that he would have to give 90 days' notice if he terminates the sale.

Skinner said he would have to take that up with the development company executives, and if they say no, the deal is off.

http://www.tampabay.com/news/localgovernment/article795536.ece

Temple Terrace may sit on redevelopment land until market recovers
Friday, September 12, 2008 - 2:55 PM EDT | Modified: Friday, September 12, 2008 - 3:01 PM
Tampa Bay Business Journal - by Michael Hinman Staff Writer

Ram Development Corp. and the former Pinnacle Realty Advisors may feel they still could be a part of Temple Terrace’s downtown redevelopment team, but as far as the city council is concerned, it’s time to move along.

The council, meeting as the Community Redevelopment Agency, decided Friday to explore options beyond the Ram/Pinnacle team – options that could include sitting on some 38 acres of land south of the North 56th Street and Busch Boulevard intersection for the next three years waiting for the market to rebound.

“I don’t want the city to be a victim of opportunity,” said Councilman Frank Chillura, himself a developer who recently opened Terrace Piazza on 56th Street. “I want to see something happen [in the redevelopment], but you have to draw a line and say enough is enough. I don’t want to fire sell the property and hand all these benefits out.”

Ram Development sent a letter to city officials Tuesday evening asking to have its purchase agreement of part of the shopping center property be terminated, and to have an immediate refund of its $400,000 escrow deposit. However, Bob Skinner, senior vice president of development for Ram, told the Tampa Bay Business Journal Wednesday that just because they asked out of the contract doesn’t mean they want to go away.

“We did this termination to protect our deposit,” Skinner said. “It’s an amendment to an agreement. Nothing happens overnight.”

Going from here
No one from the Ram/Pinnacle team was present at Friday morning’s meeting, but council members said they lost faith in the development team when they seemed to balk over a $75,000 penalty if they were to cancel the project after the initial $14.9 million sale was finalized.

“I think that $75,000 on a $15 million deal is extremely reasonable,” said Chillura, who added if the city moved forward with the deal they would suffer a $6 million loss.

Councilman Ron Govin, who has been acting as a liaison between the development negotiations and the city council, said he felt Ram/Pinnacle should be given another chance, and that there was still a chance to keep the developers on the project.

“Each one of us reads the newspaper and understands that, economically, we are challenged right now,” Govin said. “I’m disappointed that the time frame is having to be altered and that we’re having to push back. But … we certainly are not the only project that is being pushed back. I think if we stepped out of this project completely at this point, we are going to have a very difficult time getting back into it.”

Mayor Joe Affronti, who can only vote if there’s a tie, cited that the price Ram/Pinnacle was paying for the first 20.4 acres, $14.9 million, may be lower than what the city paid, but it’s actually ahead of the assessed value of the land, which stands at $12 million, according to the city’s accounting office.

“We either start from scratch again and do whatever we can in the redevelopment area, or we try to sell it, and if we did that we would be going against everybody in our community,” Affronti said.

City Manager Kim Leinbach said he would work with the city’s staff to develop some options and bring them back to the table. Those options could include beginning a third search for a developer or waiting for the market to rebound.

Leinbach also said he would explore the possibility of asking the Hillsborough County Commission to either extend or even postpone revenue streams from a tax incremental finance plan set up in 2003 to help finance the overall project, that at the time was said to be as high as $300 million

http://tampabay.bizjournals.com/tampabay/stories/2008/09/08/daily62.html

Temple Terrace redevelopment director resigns
By Times Staff Writer
In print: Friday, October 24, 2008

TEMPLE TERRACE — The city's redevelopment director, Michael Marshall, resigned Monday, effective immediately.
Hired in May, Marshall oversaw Temple Terrace's downtown redevelopment, a multimillion-dollar project.

He cited "differences in personalities and business philosophies as factors in his decision," according to a news release.

City Manager Kim Leinbach will serve as interim redevelopment director until the city decides what will become of the position.

[Last modified: Oct 22, 2008 12:29 PM]

http://www.tampabay.com/news/localgovernment/article866290.ece

There is allot that needs to be fixed in Temple Terrace other than that redevelopment program. Other than along the river's edge its been on a downward slide for the past 30 years or more.

I still think Tampa should just take over Temple Terrace

So do I. It's devolved into an unrecognizable suburb anyways. This silly project wasn't going to be of sufficient scale or impact to change that reality either.

Hopefully, whoever is in charge of this project will either bring it back with about 5x the scale of redevelopment and 3x the density, or won't even bother wasting taxpayers' time and money.

Well said. There will need to be a large demographic change in the community before any real change is going to take place. The hood has been enveloping it for years Sulfur Springs style.

So do I. It's devolved into an unrecognizable suburb anyways. This silly project wasn't going to be of sufficient scale or impact to change that reality either.

Hopefully, whoever is in charge of this project will either bring it back with about 5x the scale of redevelopment and 3x the density, or won't even bother wasting taxpayers' time and money.

Temple Terrace considers new redevelop deal for downtown shopping district
By Jared Leone, Times Staff Writer
In Print: Friday, June 26, 2009

TEMPLE TERRACE — The city's seven-years-in-the-making, multimillion-dollar plan to redevelop a downtown strip mall into a walkable, mixed-use shopping district may inch forward this month.

The Community Redevelopment Agency will vote Tuesday on the latest proposed agreement with Vlass Group. Members of the public will also get a chance to voice their opinion and ask questions.

Vlass is the third developer to sign on to tackle the project. Based in Atlanta, it follows developers Ram Pinnacle and Orlando-based Unicorp., both of which backed out of the project.

"We are hoping the meeting on the 30th will shed some light on what happens next," said Mike Dunn, the city spokesman.

The city has worked for more than seven years on plans to redevelop its shopping core on 16.9 acres near N 56th Street and Bullard Parkway.

Plans for the project call for a $150 million, 350,000-square-foot mixed-use development designed in a Mediterranean style.

If the agreement is approved Tuesday, it won't signal the start of construction, but will bring plans to build one step closer. The agreement gives Vlass two years to submit site plans for the project. Before that, though, the developer will have to line up tenants.

City manager Kim Leinbach took over as interim director of redevelopment in October after Mike Marshall, the city's director for redevelopment, resigned after six months on the job.

Leinbach said the shovels can be stowed — for now.

"It still is paperwork at this point but it will be the foundation of which the project will develop," said Leinbach. "But they (the developer) are as anxious as we are to get going," Leinbach said.

Jared Leone can be reached at (813) 269-5314 or jleone@sptimes.com.


If you go

What: Community Redevelopment Agency meeting to discuss a proposed development agreement

When: The Temple Terrace City Council will have its regular meeting at 8:30 a.m. Tuesday; the CRA will meet directly afterward.

Where: City Hall, 11250 N 56th St. Call (813) 506-6400.


[Last modified: Jun 25, 2009 04:30 AM]

http://www.tampabay.com/news/growth/article1012993.ece

Based strictly on cost alone, the Vlass proposal sounds far more interesting than the puny Unicorp plan that preceded it. ($150m vs $45m)... 350k sqft won't exactly remake the town, but that could actually be a real building block if done right.

Temple Terrace, Vlass Group agree on downtown redevelopment
Wednesday, July 1, 2009, 11:57am EDT | Modified: Wednesday, July 1, 2009, 2:01pm
Tampa Bay Business Journal - by Michael Hinman Staff Writer

A marathon session of the Temple Terrace City Council Tuesday evening yielded an agreement with an Atlanta developer that’s being called a giant leap in the city’s eight-year quest to redevelop a blighted downtown.

Mayor Joe Affronti cast the tiebreaking vote to approve a deal with The Vlass Group to convey nearly 29 acres of land on the southeast side of the Bullard Parkway and North 56th Street intersection in Temple Terrace where Vlass wants to build a pedestrian-friendly, mixed-use downtown.

“The vote we did was certainly for the best interest of our city, not only now but in the long term,” Affronti said. “We want to be able to look back 15 years from now, or even 10 years from now, and be proud of what we did. We want to be able to see that the city has developed this land into a beautiful area and that the place has a tremendous demand from people to be a part of it.”

Long-term benefits possible
But not all of the governing body is happy with the results. Councilman Ron Govin, who spent most of his first term as a liaison between the council and developers, said the deal cost Temple Terrace at least the $20 million that it originally paid for the land it was now handing over.

“We left a lot of money, or potential money, on the table,” Govin said. “I love the plan, and I love the prospect of finally moving on the project because I think that’s phenomenal. But I could not vote for it. I did not feel that it was the best use of our money.”

Govin’s idea was to sit on the land a little longer and wait for an opportunity to sell it for a return on investment. “The assumption of the rest of the council who voted for it was that it was the only opportunity that would come along and that nobody would pay us anything for the property.”

But with the city still paying down debt it acquired in purchasing the land, the mayor said it had to move forward or possibly face starting from square one.

“The city is much better off financially doing this,” Affronti said. “Maybe not initially, but in the long-term. Our city is going to be much better off with what we did yesterday than if we had held off and tried to sell it when the market was right.”

By selling to Vlass, the city can still have a strong presence in what is developed on the site where two aging strip malls sit, instead of leaving it up to whatever entity fronted the cash to buy the land down the road.

“I don’t think doing that is accomplishing the vision our citizens have had for all these years,” Affronti said. “They wanted downtown development, and that’s what we’re going to give them.”

Dampening spirits
The closing of the property is expected to take place Wednesday, said Temple Terrace spokesman Michael Dunn.

However, even with such a deal in place, it could still be some time before any noticeable work begins on the site.

“They still have two or three years before they even have to break ground,” Dunn said. “There is still a lot of work to do, but this clears the way for them to at least get started.”

Temple Terrace purchased the more than 30 acres that stretches from where Busch Boulevard becomes Bullard Parkway almost completely to the Hillsborough River beginning in the early 2000s to help turn around a central piece of property it said was pulling down neighboring property values and creating blight.

Over time, the city council developed plans to create a New Urban mixed-use project that would include retail, office space and condominiums. Three developers had been attached to the project, Unicorp National Developments of Orlando in 2005 and then a partnership between Ram Development Co. and the former Pinnacle Realty Advisors of Temple Terrace in 2006.

Ram/Pinnacle had planned to pay just under $15 million for 20.4 acres, but that development team dropped out in September 2008, making room for Vlass to take over.

Vlass previously announced plans to construct a $150 million project, half the cost Unicorp committed to spend in 2005, to create a new downtown. However, total build-out could take up to 13 years, something Councilman Govin said he wasn’t too excited about.

“I felt that was a little long,” he said. “But you’re never going to get a plan that is going to please everyone. This is exciting for the city, and I don’t want to do anything to dampen that excitement.”

http://tampabay.bizjournals.com/tampabay/stories/2009/06/29/daily38.html?surround=lfn

Construction starts on Temple Terrace's downtown community
By Chuck Johnson, Bay News 9 reporter
Last Updated: Tuesday, July 6, 2010

TEMPLE TERRACE -- Construction has started on Temple Terrace's new downtown community.

The $160 million downtown Temple Terrace project is designed to create a downtown community including homes, shops, restaurants and office space.

The project has been in the works for ten years.

"There have been frustrations," said Temple Terrace Mayor Joe Affronti. "We've gone through two developers. This one is our third. And we just could never consummate the deal."

The project is billed as the biggest municipal project in Temple Terrace history.

http://www.baynews9.com/article/news/2010/july/118248/Construction-starts-on-Temple-Terraces-downtown-community

I guess it's okay. I was in Downtown Celebration this past weekend and admired how everything worked together in that area. The retail, restaurants, hotel, townhomes, and lake didn't have one thing that took away from another. The street design was horrible though, espicially during a event like 4th of July. But something like Celebration would had been nice for Temple Terrace.

Congrats Temple Terrace! Hope this finally happens. Its interesting reading this thread --- seeing all of the ups and downs related to this project over the past two - three years. Hope nothing stops or delays the project now. Hopefully in early 2012 we'll see this place open. What a struggle --- but I'm glad its finally broken ground.

Still suburban, but nice. Hopefully the economy will be rebounding when it comes online.

I think some of the LRT possible routes connected Busch Gardens. With this project coming online, I wonder if there will be an effort to route it there? I would at least there would be a shuttle of some kind.

--Joey

^Nah, probably not. It's too far east.

Isn't there an abandoned rail corridor that runs just south of Fowler over toward the Temple Terrace "new downtown" site? Maybe they could use that right-of-way as some type of express, multi-modal corridor - that could help link TT to USF.

Just start up a ferry service to connect this with Lowry, Seminole Heights, Curtis Hixon, Convention Center, and Channelside.

^it would be horribly slow (much of the river is a no wake zone), and the river is really too narrow for all of that.

True. Guess they're outta luck and stuck with I-275 for now.

There is a dam around 40th st . No boat access to those destinations

They should just have a shuttle from the nearest LRT station.

There is a dam around 40th st . No boat access to those destinations
Plus, the water gets shallow with rubble on the bottom well before that. It's moot anyways, because the people who live along the river (especially up river from Sulpher Springs) would never go for the boost in traffic behind their houses.

Kinda surprised anything is really coming out from this. I guess being told you must complete it before a deadline does it.

A true downtown begins to take shape in Temple Terrace
By Philip Morgan, Times Staff Writer
In Print: Friday, February 10, 2012

TEMPLE TERRACE — The city planned to build a true downtown more than 80 years ago, but the Great Depression thwarted that effort.

After World War II, a strip mall went up on the ideal property in the south central part of town, and the vision seemed forever altered.

"It just got away from the original concept,'' said Mayor Joe Affronti.

Finally, though, a downtown Temple Terrace like the one originally envisioned is beginning to take shape.

Demolition of the strip mall is under way to make room for the Towne Park Residences, several four-story buildings containing about 214 luxury apartments. A 250-seat cultural center will go up opposite them, across Main Street, a park-lined, north-south road running through the middle of the tract. Eventually, a new city library will open next to the cultural center.

The developer, Vlass Temple Terrace LLC, is expected to present the site plan for the apartments to the City Council on Thursday. If it's approved, construction should start in March, Affronti says. Vlass expects to start work on the cultural center in midsummer.

The $160 million Mediterranean Revival style complex will look like a village. Stretching along the east side of 56th Street from Bullard Parkway to the Hillsborough River, the 30 acres will have offices, stores and restaurants. The dining spots — and eventually more residential units — will go up near the river, a pond and a park. Sweetbay Supermarket anchors the area between the Towne Park Residences and the restaurants near the river.

A gazebo centers the northern section. Planners envision it as a place to hold weddings and concerts.

"We feel there's a synergy between the cultural center, library and this new park,'' says Mark T. Sneed, a partner with the firm.

Vlass has until 2022 to complete the entire development, but Sneed says the company is two years ahead of schedule.

"I'd say at the current pace we're on, we could be finished here in seven or eight years.''

The city bought the property more than a decade ago, paying about $21 million. The land was turned over to Vlass under the agreement that the company complete the project.

At the dedication of the park and gazebo in December, Vlass surprised Affronti with a bronze statue of the mayor. Affronti, who has crusaded for years to get downtown Temple Terrace under way, is posed with a smile on his face and an arm gesturing, as if inviting visitors to take in the scene around him.

"I just had absolutely no idea,'' Affronti said, adding that he assumed the statue under the veil near the planned cultural center was of a great composer or other icon of the arts.

"I'm very honored and humbled by it.''

http://www.tampabay.com/news/growth/a-true-downtown-begins-to-take-shape-in-temple-terrace/1214382

It's seriously exciting for TT to see this project finally start to come to fruition. This will help their tax base immensely in the long run.

Well, don't know if you will like this article Jason. At first I was frustrated with the residents because any change to downtown is needed and they're trying to prevent it. But reading on, I'm frustrated with the developers and agree with the residents. Look at the name of the title, "Downtown Revitalization". And they want to add fencing and no retail? :bash:

Temple Terrace gets testy with downtown developers
http://www.bizjournals.com/tampabay/news/2012/02/17/temple-terrace-gets-testy-with.html?ed=2012-02-17&s=article_du&ana=e_du_pub

Others criticized plans to eliminate first-floor retail from the three, four-story buildings and build a 6-foot-high fence around the development.
Backtracking bull$hit like this should be regarded as a non-starter by all elected officials and staff who actually care about doing their job.

If it's non a unanimous vote no, then city residents know who to kick out of office next go around.

Looks like you got your wish Jasonhouse:

http://www.tampabay.com/news/localgovernment/temple-terrace-city-council-denies-request-in-redevelopment-project/1221110

Temple Terrace City Council denies request in redevelopment project

By Joyce McKenzie, Times Correspondent

Published Wednesday, March 21, 2012

TEMPLE TERRACE — After a lively debate, City Council denied a developer's request to modify the city's original plan for a long-awaited downtown redevelopment project.

Vlass Temple Terrace, LLC proposed an amended plan earlier this year that included the Towne Park Residences, a complex of apartments on the northern end of the 29-acre project southeast of Bullard Parkway and 56th Street.

But residents have balked ever since, saying they would prefer condos with retail components, not apartments. Many remained vocal Tuesday during the second public hearing on the matter.

"I've always been proud to say I live in Temple Terrace and I want to keep it that way," said 21-year resident Sam Sinardi. "We don't want a suitcase city but we want something that is upscale and will bring good people here."

Carol Dell said she wants to see more retail components in the $160 million project. "I do shop at Sweetbay and the Radio Shack … but I'd also like to be able to shop for other things."

And longtime resident Nancy Bower said she wants the area to become a place where she can meet for coffee with friends. "We want what our vision was," Bower said.

But developers said current economic conditions won't support residents' dreams.

"No bank will finance a condominium project," said Barry Lazarus, the chief executive officer of Inland Diversified Real Estate Trust, a partner in the project charged with building the apartment component.

Michael Vlass, a principal of Vlass Temple Terrace, concurred, noting that his team would be willing to look at converting the dwellings to condos when the market improves.

But that wasn't enough for council members, who ultimately voted 4-1 against the project as proposed.

Said council member David David Pogorilich: "While we want this project to be successful we don't need to be making decisions on promises."

Council member Mary Jane Neale cast the lone vote to approve the modifications.

Officials have now given the Vlass' team 180 days to submit a new plan.

Mayor Joe Affronti called it "a sad night." "I feel the citizens don't have a good grasp, in my opinion, of what this means to our city," the mayor said.

Longtime resident Rod Jurado was concerned that the developer might pull out of the project. As part of their agreement with Vlass, the city conveyed the property to the developer and still owes nearly $21 million for its initial purchase of the land. "The same people who are complaining now will really complain when their taxes go up," Jurado said.

Vlass was selected as the project's master developer in June 2009 after two others backed out of the project.

If the group decides to stay in the game, they also have plans, among others, to construct a community arts center adjacent to the proposed residential site and to create a park along with an upscale food court near the newly opened post office at the south end of the project site.

Joyce McKenzie can be reached at hillsnews@tampabay.com.

Yay! Putting in a bit more effort and getting it done right will be far more beneficial to the city's future, than if the city had decided to let the developer cut corners and trash thier urban redevelopment plan for quick profits.

Yay! Putting in a bit more effort and getting it done right will be far more beneficial to the city's future, than if the city had decided to let the developer cut corners and trash thier urban redevelopment plan for quick profits.

Yeah it great.

I am little concerned that the focus is on condos vs apartments though for a lot of people. Apartments are important any housing situation and Multi-family isgeting funding from banks right now because of the housing market.

Hopefully the developer (or another one) will stick with mixed use but make the whole plan more like an actual urban core for TT. And use that to win their votes. We shall see.

I honestly don't think anyone on the council knows what a downtown looks like. The sole voter for this project clearly doesn't and if it wasn't for the residents rallying against the project, we would like be talking about an unanimous vote for the project by all the councilors.

I honestly don't think anyone on the council knows what a downtown looks like. The sole voter for this project clearly doesn't and if it wasn't for the residents rallying against the project, we would like be talking about an unanimous vote for the project by all the councilors.

That's generally how city councils work :) But the advantage to that is they are pliable if you organize.