Jacksonville Development News

[Captain Obvious]

This thread has been updated as of 08/01/2005, courtesy of Lakelander
[edited by Jasonhouse 9/27/05]




*Development Map courtesy of Captain Obvious (one day I'll add numbers to this development map)
http://i2.photobucket.com/albums/y34/ussmanatee/googlemap-projects.jpg

Green = Under construction or very recently completed.
Blue = Proposed
Red = Proposals that are on hold / delayed / tied up in something



DOWNTOWN - SOUTHBANK

http://www.downtownjacksonville.org/dynimages/news_media/opt.47.jpg
1. The Peninsula (St. Johns Center - Phase II)
37 story/ 234 unit condo tower - Under Construction
American Land Ventures
www.thepeninsulacondos.com


http://img.photobucket.com/albums/v226/urbanjax7816/Jacksonville/strand.jpg
2. The Strand (St. Johns Center - Phase I)
28 story/ 295 unit apartment tower - Under Construction
American Land Ventures


3. St. Johns Center - Phase III
13 story residential tower - proposed
American Land Ventures


http://www.sanmarcoplace.com/images/artist2.jpg
4. San Marco Place
21 story/141 unit condo tower - Under Construction
Riverplace Properties Development LLC.
www.sanmarcoplace.com


http://www.jacksonville.com/images/100104/43453_400.jpg
5. San Marco Village
(3) - 35 story condo towers - 1,025 units
(1) - 30 story condo tower - 300 units
(1) - 28 story condo tower/w grocery market - 275 units
(1) - 9 story/200 unit hotel
Total: 1,500 unit development - proposed - groundbreaking late/early 2005-2006
Riverwalk Hotels, LLC
Estimated costs: $500 million


6. Riverpointe
40 story/300 unit condo tower - approved, ground breaking early 2006
Hines/South Shore Group


7. Riverpointe - Phase II
40 story condo tower - proposed
South Shore Group


http://img98.echo.cx/img98/4080/kingsavenuestationjune059vq.jpg
8. Kings Avenue Station
8 story office/retail/residential tower w/grocery market - proposed
Kings Avenue Redevelopment, LLC


9. JEA Southside Generation Station
25 acre, possible 2,000 unit urban infill development - proposed
Case Pomeroy Properties
plans to be announced late 2005[/QUOTE]



DOWNTOWN - NORTHBANK

http://img83.echo.cx/img83/2916/oceansquare10pb.jpg
10. Ocean Square
12 story, 70 unit condo tower, movie theater and street retail space - proposed
The Atkins Group


11. The Metropolitan Apartments - 421 W. Church St.
renovation of Jax Telecom Building into 116 unit apartment bldg. - under construction
Jax Telecom Partners, LLC.
Estimated Costs: $14.3 million


http://www.jacksonville.com/images/031005/64326_400.jpg
http://www.jacksonville.com/images/031005/64327_400.jpg
12. The Shipyards
redevelopment of former 44 acre shipyards site into 1,000 unit development - proposed
LandMar Group
Estimated costs: $857 million


http://mywebpage.netscape.com/urbanjax7816/Scans/jea.jpg
13. Old JEA Headquarters
31 story condo/office tower & renovation of existing 19 story tower - delayed
Syed S. Hassain and Khalid


http://www.theplazacondos.net/pictures/bp_home_pic1.gif
14. Berkman Plaza - Phase II
22 story/ 200 unit residential tower - approved, groud breaking late 2005
Harbor Companies
Estimated costs: $36 million


http://www.jacksonville.com/images/010704/19383_400.jpg
15. Westin Hotel or condo tower
12 story, 197 unit hotel or condo tower - delayed
Capital Partners
Estimated costs: n/a


http://www.jacksonville.com/images/022505/62567_400.jpg
16. The Lofts at East Union
10 story, 73 unit condominium tower with 8,000sf of retail - proposed
Andre and Carla Bahri
Status: Approved
Estimated costs: n/a


http://www.jacksonvillelanding.com/vision/images/image13.jpg
17. Jacksonville Landing Expansion and Redevelopment
25 story office tower
(2) 6 mixed use residential mid-rises
(2) 960 space parking garage
120 slip marina
500,000 sf of retail space
Sleiman Enterprises
Status: proposed
Estimated costs: $250 million


http://img238.echo.cx/img238/4354/lauratrio1gf.jpg
18. Laura Street Trio
restoration of Bisbee, Old Florida Bank & Florida Life Buildings into residential/retail uses - Partial interior demolition underway
The Police and Fire Pension Fund
Estimated costs: n/a


http://www.jacksonville.com/images/072501/met_historicbuildi_960.jpg
19. The Barnett
restoration of 19 story tower into 125 lofts and street retail - proposed
LB Jax Development
Estimated costs: $25 million[/QUOTE]



http://www.jacksonville.com/images/120304/51551_400.jpg
20. Greenleaf Building
restoration of 12 story tower into office condominiums - proposed
Addison Commercial Real Estate
Estimated costs: n/a

http://www.rrdfw.com/boards/boards_popups/graphics/b_323duval_big4.jpg
22. 323 Duval
12 story office condominium building/w 23,000sf street retail - proposed
Easton, Sanderson and Company
Estimated Costs: $40 million
www.escresults.com/323_Duval_St.htm


http://img28.photobucket.com/albums/v84/lakelander/Downtown%20Jacksonville/ambassador-hotel.jpg
23. Ambassador Hotel
50 unit apartment bldg. - adaptive use project - proposed
Easton, Sanderson and Company
Estimated Costs: $10 million


http://www.jacksonville.com/images/052704/33013_400.jpg
24. 20 West Adams
Adaptive reuse of old Lerner Bldg into 20 loft apartments/street retail - Under Construction
The Kimmick Corporation
Estimated Costs: $6.7 million


25. Churchwell Lofts @ East Bay
Adaptive re-use of Churchwell Bldg into 21 lofts/w street retail - proposed
Robert Pavelka
Estimated costs: $8.6 million


http://img129.exs.cx/img129/8926/hudsonbooks0zq.jpg
26. Hudson Book Company
restoration of old Furchgott’s building into book store - Under Construction
Hudson Books
Estimated costs: n/a


27. FCCJ Skyway retail center
7,000 sf retail center @ FCCJ skyway station - proposed
Renaissance Design-Build Group
Estimated costs: n/a


28. Duval County Courthouse
900,000 sf courthouse project - delayed
City of Jacksonville
Estimated costs: $198 million


http://apps1.coj.net/competition/lg%20images/Stern_Model.jpg
29. New Downtown Library
-new main library including a bookstore and Shelby's Coffee Shop - under construction
City of Jacksonville
Estimated costs: $95 million


30. Ed Ball Building
renovation of 11 story, 400,000 sf building into new city hall annex - proposed
City of Jacksonville
Estimated costs: $23 million


31. YMCA Building
renovation of 5 story historic Klutho building into city hall annex - planned
Estimated costs: n/a


32. Courthouse Parking Garage
http://www.jacksonville.com/images/121603/17049_400.jpg
1,375 courthouse parking garage/w street level retail - proposed
City of Jacksonville


http://www.jacksonville.com/images/121603/17050_400.jpg
33. Sports District Parking Garages
1,000 & 480 space parking garages with future street retail - Under Construction
City of Jacksonville
Estimated costs: $53 million


DOWNTOWN - RIVERSIDE AVENUE

http://www.jacksonville.com/images/022505/62568_400.jpg
34. Riverside Avenue Office Tower
13 story; 200,000 SF office tower - approved
Riverside Avenue Partners LLC
Estimated costs: n/a


http://www.jacksonville.com/images/012405/57705_400.jpg
http://www.jacksonville.com/images/111904/49874_400.jpg
35. Fidelity National Financial
8 story, 280,000 sf office building - under construction
Fidelity National Financial
Estimated costs: $53 million


36. St. Joe Condominium Tower
16 to 17 story condo tower on Riverside YMCA site - delayed
St. Joe Company
Estimated costs: n/a


http://jacksonville.com/images/081902/biz_brooklinbuildi_888.jpg
37. Marks Gray
58,275 sq. ft. 6 story office building - proposed, delayed
Marks Gray
Estimated costs: $7.25 million



URBAN AREAS OUTSIDE OF DOWNTOWN

http://img269.echo.cx/img269/7062/jacksonvillebrt0ce.jpg
http://www.gobrt.org/eugene.jpg
JTA Bus Rapid Transit System (future light rail system)
Project Summary:
- 4 phase, 29 mile system with 27 stations
Status: Purchasing right-of-way


Riverside

http://www.jacksonville.com/images/040503/biz_villariva04050_345.jpg
1. Villa Riva
12 story, 70 unit condo tower & townhomes - Under Construction
FlagVenture Riverside, Ltd
Estimated costs: n/a
www.villariva.com


http://www.jacksonville.com/images/082203/5903_400.jpg
2. 1661 Riverside
90 condo units & 45,000 sf office/retail space - Under Construction
Midland Development
Estimated costs: n/a
www.1661Riverside.com


http://www.jacksonville.com/images/090104/39729_400.jpg
3. Five Points Theater renovaton
14 lofts and street level retail
Mike Shad
Status: Under Construction
Estimated costs: $4.5 million


http://www.jacksonville.com/images/060105/75786_300.jpg
http://jacksonville.com/images/052404/32729_400.jpg
4. St. Vincent Cancer Center
7 story cancer center - Under Construction
St. Vincent's Medical Center
Estimated costs: $60 million


5. Oak Street Lofts
8 unit condo/retail loft complex - proposed
1534 Oak Street LLC
Estimated Costs: $2 million


6. Goodwin Condos
20 unit condo development on Herschel/Goodwin Streets - proposed
BB Riverside Development LLC
Estimated costs: $6 million


7. Riviera Parkway
(2) 4 story and (1) 6 story condo building on Riverside Avenue - proposed
Midland Development
Estimated costs: n/a


http://img291.imageshack.us/img291/1763/ortegatower9yx.jpg
8. Ortega Yacht Club
Project summary:
- 20 story condo tower
- 80 units
Developer: Ortega Yacht Club Condominiums LLC, O.Y.C.
Status: proposed
Estimated costs: n/a


http://www.ortegalanding.com/images/ol_ext2.jpg
9. Ortega Landing - 4228 Lakeside Dr.
74 unit condo/ 205 slip marina development - proposed
MLG Capital/Ortega LLC


Springfield

http://www.urbanspaces.cc/pages/libertylofts/renderfade.gif
10. Liberty Lofts
renovation of the Chevy Parts Warehouse into 29 loft apartments - proposed
Urban Spaces
Estimated costs: n/a
www.urbanspaces.cc


http://mywebpage.netscape.com/thelakelander/Jacksonville-Carlington/springfield.jpg
11. 8th & Pearl
80,000 sf of condominiums & retail space - land clearing
Symbiosis Investments
Estimated costs: $17 million


http://www.jacksonville.com/images/040705/68051_400.jpg
12. The Lofts at 3rd & Main
40 loft condos, 7,500sf retail space, 70 parking spaces - proposed
Cesery Companies
Estimated costs: $8 million


13. 201 11th Street
6 unit loft townhome restoration - Under Construction
Symbiosis Investments
Estimated costs: n/a


http://www.goffinbuilding.com/mediac/400_0/media/front_pict.jpg
14. Goffin Building - 1702 Main Street
Conversion of building into 4 apartments and street retail space
Jacksonville Downtown Development, LLC
Estimated costs: n/a
www.goffinbuilding.com


http://hoganscorner.net/14May04/Brochure/siteplan%20copy-revised_brochure2.jpg
15. Hogan's Corner
new 7 single family homes and retail space at 8th & Perry - proposed
Kodatt Group
www.hoganscorner.net

http://img.photobucket.com/albums/v226/urbanjax7816/15West.jpg
16. 15 West Sixth (just West of 6th & Main)
new construction, 4 unit contemporary live/work loft - proposed
Urban South Investments, LLC.
Estimated costs: n/a
http://urbanjacksonville.blogspot.com/


San Marco

17. LaSalle & Hendricks
4,600sf retail/resturant building next to Panera Bread - proposed
Mark Rubin
Estimated costs: n/a

18. Atlantic @ Hendricks
Potential multi-block development featuring an urban Publix - proposed
Wachovia, St. Joe & Regency Centers
Estimated costs: n/a


Arlington

19. Dolphin Reef
900 unit mixed use development, just north of JU - proposed
Hudson Capital, LLC
Estimated costs: n/a[/QUOTE]

[Captain Obvious]

Archived information... May be outdated or changed. The above post is the most recent list [edited by Jasonhouse 9/27/05]



http://www.jacksonville.com/images/032504/hm_towers400.jpg
Riverpointe
Project Summary:
- (2) 750ft - 48 story towers
- 550 residential units
- 10 story parking garage
- commerical space
Developer: Krook Douglas Development
Status: preliminary approved, const. scheduled for mid 2005
Estimated costs: $100 million

http://www.downtownjacksonville.org/dynimages/news_media/opt.47.jpg
The Peninsula
Project Summary: 36 story condo tower;
Developer: American Land Ventures
Status: approved, const. scheduled to begin Jan. 2005
website: www.thepeninsulacondos.com

http://img28.photobucket.com/albums/v84/lakelander/Downtown%20Jacksonville/the-strand-1.jpg
The Strand
Project Summary:
- 28 story apartment tower
- 298 units
Developer: American Land Ventures
Status: under construction

http://www.sanmarcoplace.com/images/artist2.jpg http://www.sanmarcoplace.com/images/site_Plan_med.jpg
San Marco Place
Project Summary:
- 21 story condo tower
- 140 condos
- 5,200 sf retail space
Developer: Riverplace Properties Development LLC.
Status: const. to begin Nov. 2004
Estimated costs: $46.9 million
website: www.sanmarcoplace.com

http://www.jacksonville.com/images/100104/43453_400.jpg
San Marco Riverwalk
Project Summary:
- (3) 35 story residential towers - 1,025 units
- (2) 28 story residential towers - 575 units
- (1) 9 story four star hotel - 200 units
- 28,000 sf grocery store
Developer: Riverwalk Hotels, LLC
Status: proposed, hotel groundbreaking: mid 2005


http://mywebpage.netscape.com/urbanjax7816/Scans/jea.jpg
Old JEA Headquarters
Project Summary: 31 story condo and office complex
Developer: Syed S. Hussain and Khalid
Status: proposed

http://www.jacksonville.com/images/011404/19901_400.jpg
323 Duval
Project Type:
-(2) 10 story office condominium buildings
- 15,000 sf retail
- 331 space parking garage
Estimated costs: $40 million

http://img28.photobucket.com/albums/v84/lakelander/Downtown%20Jacksonville/state.jpg
Park Avenue Towers
Project summary:
- 25 story apartment tower
Developer: n/a
Status: proposed (delayed due to environmental concerns)

http://www.jacksonville.com/images/010704/19383_400.jpg
Westin Hotel/condo tower
Project Type:
-12 story, 197 unit hotel or condo tower
Developer: Capital Partners
Status: proposed

http://www.jacksonvillelanding.com/vision/images/image13.jpg
Jacksonville Landing
Project Summary:
- 25 story office tower
- (2) 6 mixed use residential mid-rises
- (2) 960 space parking garage
- 120 slip marina
-500,000 sf of retail space
Developer: Sleiman Enterprises
Status: proposed
Estimated costs: $250 million

Berkman Plaza Phase II
Project Summary:
- 22 story residential tower
- 206 apartment units, 7 townhomes
Developer: Harbor Companies
Status: proposed
Estimated costs: $36 million

Marks Gray
Project summary
- 58,275 sq. ft. 6 story office building

http://www.jacksonville.com/images/102904/46841_400.jpg
http://www.jacksonville.com/images/022704/23479_400.jpg
Fidelity National Financial
Project Summary:
- 50 - 80 room luxury hotel
- condo tower
- 280,000 sf office building
Developer: Fidelity National Financial
Status: planned
Estimated costs: n/a

St. Joe Condominium Tower
Project summary:
- 16 to 17 story condo tower on Riverside YMCA site
Developer: St. Joe Company
Status: proposed
Estimated costs: n/a

http://www.jacksonville.com/images/092404/42414_400.jpg
Adams Street Station
Project summary:
- refurbished rail cars for sale for football tailgating
Developer: JR Evans & Associates LLC
Status: under construction
Estimated costs:


Historic Preservation/Adaptive Re-use

http://www.jacksonville.com/images/072501/met_historicbuildi_960.jpg
The Barnett
Project summary:
- 125 loft apartments
- five star restuarant
- bank outlet
Developer: LB Jax Development
Status: proposed
Estimated costs: $50 million

http://www.segonline.com/ImagesFinal/Restoration_and_Rehabilitation/greenleaf_crosby_bldg.jpg
The Greenleaf & Crosby Building
Project summary:
- 88,500 sf conversion into office condos
Developer: Allied Capital Corporation
Status: marketing
Estimated costs: n/a

The Carlington
http://mywebpage.netscape.com/thelakelander/Jacksonville-Carlington/Carlington6-11-04017.jpg

http://mywebpage.netscape.com/thelakelander/Jacksonville-Carlington/Carlington6-11-04016.jpg

http://mywebpage.netscape.com/thelakelander/Jacksonville-Carlington/CarlingtonGarageElevation.jpg

http://mywebpage.netscape.com/thelakelander/Jacksonville-Carlington/RoofLettersv3.jpg

Project Summary:
- 100 loft apartments
- 15,000 sf retail space
- 250 space parking garage
Developer: Vestcor
Status: under construction
Estimated costs: $27 million

http://www.jacksonville.com/images/052903/biz_ban001052803_b_798.jpg
Laura Street Trio
Project summary:
- Bisbee & Florida Life Buildings - residential uses
- Old Florida National Bank - commerical use
Developer: The Police and Fire Pension Fund
Status: proposed
Estimated costs: n/a

http://www.freac.fsu.edu/HistoricPlaces/Sites/8DU01545_ambassador.gif
Ambassador Hotel
Project summary:
- apartments
Developer:
Status: proposed
Estimated costs: n/a

http://www.jacksonville.com/images/052704/33013_400.jpg
20 West “Lerner Shops Building“
Project Summary: (adaptive re-use)
- 20 lofts
- 1st and 2nd floor retail/office space
Developer: The Kimmick Corporation
Status: under construction
Estimated Costs: $6.7 million

http://mywebpage.netscape.com/MissVanilla83/jacksonville/churchill.jpg
[b]Churchwell Lofts @ East Bay
Project Summary:
- 21 lofts
- street level retail space
Developer: Robert Pavelka
Status: proposed
Estimated costs: $8.6 million

http://mywebpage.netscape.com/MissVanilla83/jacksonville/holmes.jpg
Holmes Block
Project summary:
- first floor retail, dining & entertainment uses
- second floor office space
Developer: n/a
Status: under construction
Estimated costs: $1.1 million

[b]Public Projects

http://jacksonville.com/images/062602/met_kbjcourthouse2_140.jpg
Duval County Courthouse
Project summary: 900,000 sf courthouse project is currently in limbo. The city is currently planning to start the design process over. (Maybe KBJ’s design “the above image” will come out on top this time)
Status: delayed
Estimated costs: $211 million

http://apps1.coj.net/competition/lg%20images/Stern_Model.jpg
New Downtown Library
Project summary:
- new main library including a cafe-bookstore
- 600 space parking garage with street retail
Developer: City of Jacksonville
Status: under construction
Estimated costs: $95 million

http://www.jacksonville.com/images/090203/7257_400.jpg
Bay Street Town Center
Project summary:
- New entertainment district including new streetscape with historic lighting
Developer: City of Jacksonville
Status: under construction
Estimated costs: $1.4 million

http://www.jacksonville.com/images/121603/17049_400.jpg
courthouse garage

http://www.jacksonville.com/images/121603/17050_400.jpg
arena garage
Arena/County Courthouse Parking Garages
Project Summary:
- 1,375 courthouse parking garage/w street level retail
- 480 space arena parking garage/w street level retail
Developer: City of Jacksonville
Status: planned
Estimated costs: $53 million

Downtown Bridge Lighting Projects
http://www.jacksonville.com/images/040204/26876_400.jpg
Fuller Warren Bridge

http://www.jacksonville.com/images/040204/26872_400.jpg
Main Street Bridge

http://www.jacksonville.com/images/040204/26871_400.jpg
Hart Bridge

Project Summary:
- the installation of permanent night lighting effects on downtown bridges
Status: under construction

Riverside

http://www.jacksonville.com/images/040503/biz_villariva04050_345.jpg
Villa Riva
Project Summary:
- 12 story, 70 unit condo tower
Developer:
Status: under construction
Estimated costs:

http://www.jacksonville.com/images/082203/5903_400.jpg
1661 Riverside
Project summary:
- 90 condo units
- 45,000 sf office/retail space
Developer:
Status: approved

http://www.jacksonville.com/images/090104/39729_400.jpg
Five Points Theater renovaton
Project summary:
- street level retail, upper level lofts
Developer: Mike Shad
Status: proposed
Estimated costs: $4.5 million

Goodwin Condos
Project summary:
- 20 unit condo development on Herschel/Goodwin Streets
Developer: BB Riverside Development LLC
Status: proposed
Estimated costs: $6 million

Ortega Yacht Club
Project summary:
- 20 story condo tower
- 80 units
Developer: Ortega Yacht Club Condominiums LLC, O.Y.C.
Status: proposed

Springfield

http://www.urbanspaces.cc/pages/libertylofts/renderfade.gif
Liberty Lofts
Project summary:
- renovation of the Chevy Parts Warehouse into 29 loft apartments
Developer: n/a
Status: proposed
Estimated costs: n/a

http://mywebpage.netscape.com/thelakelander/Jacksonville-Carlington/springfield.jpg
8th & Pearl
Project summary:
- 80,000 sf of condominiums & retail space
Developer: Symbiosis Investments

Jacksonville Beach

http://www.jaxbeachcondos.com/images/comm/oceanpointe.jpg
Ocean Pointe A1A Office Condominiums
Project summary:
- 5 story office/retail complex
Developer: n/a
Status: under construction

http://www.jaxbeachcondos.com/images/costa/costa.jpg
Costa Vernano
Project summary:
- 15 story, 91 unit condo tower
Developer: n/a
Status: under construction

http://www.jaxbeachcondos.com/images/comm/ssrendering.jpg
Surfside Condominiums
Project summary:
- 6 story, 25 unit condominium complex
Developer: n/a
Status: proposed

http://www.jaxbeachcondos.com/images/ave4web.jpg
Avenue Four & Avenue Four South
Project summary:
- twin 4 story condo complex
Developer: n/a
Status: under construction

http://www.jaxbeachcondos.com/images/watersedge.jpg
The Water's Edge Oceanfront
Project summary:
- 7 stories, 17 unit condo complex
Developer: n/a
Status: proposed

http://www.jaxbeachcondos.com/images/acquilus/acquilus1.jpg
Acquilus I Oceanfront Condominiums
Project summary:
- 12 story, 48 unit condo tower
Developer: n/a
Status: under construction

http://www.jaxbeachcondos.com/images/acquilus/Acquilus2.jpg
Acquilus II Oceanfront Condominiums
Project summary:
- 12 story, 48 unit condo tower
Developer: n/a
Status: under construction

http://www.jaxbeachcondos.com/images/watermark.jpg
The Watermark
Project summary:
- 11 story, 25 unit condo tower
Developer: n/a
Status: under construction

http://www.jaxbeachcondos.com/images/marbella1.jpg
The Marabella
Project summary:
- 11 story, 22 unit condo tower
Developer: n/a
Status: under construction

http://www.beachterraces.com/images/render.jpg
The Beach Terraces
Project summary:
- 7 story, 18 unit condo complex
Developer: n/a
Status: under construction

http://www.vestcor.com/SanPablo/render/renderingS.jpg
Marina San Pablo
Project summary:
- twin 11 story condo towers
- 113 units
Developer: Vestcor
Status: approved, building permit granted
website: www.marinasanpablo.net

http://www.loreleicommunities.com/images/condoLg.jpg
The Lorelei
Project summary:
- 7 story, 22 unit condo complex
Developer: Lorelei Communities, LLC.
Status: approved, building permit granted
website: www.loreleicommunities.com

http://www.ocean9villas.com/images/Ocean9villas.jpg
Ocean 9 Villas
Project summary:
- 9 story, 15 unit condo complex
Developer: Auchter Company
Status: proposed
website: www.ocean9villas.com

http://www.liveflorida.com/AccountData/5694/Le%20Meridien.jpg
Le Meridien
Project summary:
- 8 story condo complex
Developer: Edgewater Companies, Inc.
Status: proposed
website: www.liveflorida.com

http://www.themetropolitancondo.com/0dbbcce0.jpg
The Metropolitan
Project summary:
- 9 story mixed used building
- 34 residential condos
- 18 office condos
- street level retail
Developer: n/a
Status: under construction
website: www.themetropolitancondo.com

[New Jack City]

Thanks alot for the thread, very informative! :cool:

The Ship yards project looks huge but really good.

The circular building in the St. Joes proposal look very interesting too.

Which are you most excited about?

Jacksonville looks like it's developing well, hopefully it continues.

[Style™]

Awsome projects going on! All of those projects look great. The buildings that are going to be built look really cool too. Nice design to all of them.

[Brunswick]

Man Jacksonville is finally going for some true density and Quality development. Great job on the list. I live just over an hour from Jacksonville. I believe it is time for a visit.

[Sunstorm]

I'm really excited to see all of those beautiful old "skyscrapers" from Jax's past, such as the Barnett building and 11E (formally the Lynch Bldg.), finally being brought back to life. And best of all, as residentials!

As incredible as it may seem now, there was talk at one time of tearing down at least a few of those buildings. What a shame that would have been. Jax had already lost many beautiful and historic buildings to the wrecking ball back in the 70's.

[Lakelander]

I just walked around downtown Jax, yesterday afternoon. I must say I was very impressed at the amount of historic architecture remaining and the dense feel of downtown. There's a lot of construction going on (new courthouse complex, library, Roosevelt Hotel for example) that I believe will greatly enhance the vibrancy of downtown fairly quickly before the super bowl comes to town. I have pics, and I plan to post them on this forum by the end of the week.

[Lakelander]

In addition to the massive courthouse and new arena, downtown will also get a couple of large parking garages with limited street level retail. Even though their garages, they will be built on currently surface parking lots and should help increase the building density feel of downtown.

http://www.jacksonville.com/images/121603/17049_400.jpg
1,300 space Courthouse Garage (10 stories)

http://www.jacksonville.com/images/121603/17050_400.jpg
600 space arena parking garage (surface lot just south of arena)

It also looks like construction has started on the sites of the proposed Strand & Peninsula towers and The Shipyards.

[smiley]

It is a truly impressive list and, if it all happens, Jax will rock. The only issue I see is that most of the projects are kind of large. I fear that they will not all be sufficiently supported to allow for financing and some will just wallow and fade away. Hopefully not, but it seems like a distinct possibility.

[Sunstorm]

Originally posted by smiley

It is a truly impressive list and, if it all happens, Jax will rock. The only issue I see is that most of the projects are kind of large. I fear that they will not all be sufficiently supported to allow for financing and some will just wallow and fade away. Hopefully not, but it seems like a distinct possibility.

I think most, or all, of these projects will take place in some form. Jax's downtown is dreadfully underbuilt for a town of its size (except for office space). There seems to be a definate demand for projects such as these.

[Lakelander]

Jacksonville Times-Union
December 25, 2003 - 12:23 AM

City files site plans for courthouse


Preparing to break ground after regulatory approvals, the city and its engineer filed site plans for the Duval County Courthouse with the Jacksonville Planning and Development Department.

Those plans, filed Dec. 19, show a multi-story building totaling 856,572 square feet of enclosed space that shares a 12.25-acre site with the former federal courthouse and a proposed parking garage.

The application and plans show a nine-story building, including a basement and penthouse area. The third, fourth and fifth floors also have mezzanines.

BHR Inc. is the engineer, while Ghiotto and Associates Inc. is the surveyor. Janet Whitmill is the landscape architect.

The site is bordered to the north by Duval Street, to the east by Julia Street, to the south by Adams Street and to the west by Broad Street. Monroe Street feeds into the site.

Cost estimates have varied but settled in at $222 million with a $10 million contingency. The complex, apparently including the former federal courthouse, has been estimated at 1.1 million square feet in size.

The construction manager is Skanska Dynamic Partners. Underground utility work began in June, and the complex is supposed to be completed in the spring of 2007.

The courthouse is the last major downtown project included in The Better Jacksonville Plan. The arena and ballpark are completed and operating, and the library construction is under way.
-----------------------------------------------------------------------------------


Here's another major project getting underway. At this rate there's going to be cranes all over downtown in a couple of months.

[Lakelander]

an update on Fidelity National Financial

http://www.jacksonville.com/images/013003/biz_3alltelsale012_278.jpg
(existing building)

http://www.jacksonville.com/images/042903/met_8fidelitynatio_6.jpg
(rough massing rendering of the Fidelity complex when completed)

September 20, 2003 - Jacksonville Times-Union

Fidelity National Financial submitted plans this week to build an office building and a 1,700-space parking garage across the street from its Riverside Avenue headquarters, according to city public records.

Developers have discussed their plans in the past, but the plan filings mark the first official action in getting the projects started.

Fidelity National, which moved its corporate headquarters from Santa Barbara, Calif., to Jacksonville last spring after acquiring a division of Alltel Information Services Inc., filed site plans that show a proposed a six-story, 168,000-square-foot office building facing the St. Johns River north of the company's existing 13-story headquarters building.

The company also proposes to build a seven-story, 1,750-space parking garage across Riverside Avenue from the headquarters, on property that's currently a paved parking lot.

Ronald Lloyd, president of Fidelity National's real estate division, said construction on the new building is expected to start by January and be completed in July 2005.

The new office building can be expanded to 19 stories as Fidelity National hires more employees in the future, Lloyd said.

"As people are working," he said, "construction could go on above their heads."

The company also plans to build a six-level parking garage with 982 spaces between the office building and Riverside Avenue when more parking is needed to accommodate additional workers, Lloyd said.
----------------------------------------------------------------------------------

I guess this will be phase 1. Its great to see new office space be a part of the current downtown building boom. As the Fortune 500 company relocates to downtown, here's what we can expect to see go up on their property.


Expansion of the initial six-story building into a 19-story, 532,000-square-foot structure.

Replacing three smaller existing structures with a 10-story, 280,000-square-foot building.

The addition of a 47,000-square-foot data center building that also provides 950 parking spaces.

A new seven-story parking garage with 2,850 spaces.

Across Riverside Avenue, Fidelity also might build:

A 10-story, 200,000-square-foot building.

A seven-story, 1,300-space parking garage.

And a pedestrian bridge above Riverside Avenue to link the developments.

[Sunstorm]

Thanks for the updates Lakelander. It's nice to see the courthouse will finally be under construction. I'm also very happy about all of Fidelity's plans for office space construction (esp since office space construction is such a rarity these days).

[Lakelander]

originally posted by Smiley
It is a truly impressive list and, if it all happens, Jax will rock. The only issue I see is that most of the projects are kind of large. I fear that they will not all be sufficiently supported to allow for financing and some will just wallow and fade away. Hopefully not, but it seems like a distinct possibility.

Most of the big projects will be built. The major public projects (County Courthouse, Library, Arena, & Baseball Stadium) are a part of the Better Jax Plan and are finished or already underconstruction. These alone, would be a boon for downtown. So far, like the rest of Florida, urban housing has been a success in J-ville. Some of the larger projects, like the Shipyards,The Landing, & the Southbank Station land, will be built in phases, depending on the success of the market, so hopefully, that will prevent overbuilding. Jax has a goal of having 10,000 new residential units in downtown, within 10 years. So far, roughly 2,000 units (not counting the Southbank Station proposal) have been completed, under construction or proposed. With the success of projects, like 11 East, and transist infrastructure like the skyway already in place, I believe we'll see most of these projects come to life.

[Lakelander]

originally posted by savethewtc
Thanks alot for the thread, very informative!

The Ship yards project looks huge but really good.

The circular building in the St. Joes proposal look very interesting too.

Which are you most excited about?

These are the top 5 projects, I'm mostly excited about.

1. Bay Street Town Center
http://www.jacksonville.com/images/090203/7257_400.jpg
This project will attempt to turn 4 blocks of Bay Street, between the Landing and the Stadium district into a street with a vibrant mix of unique restaurants, clubs, lofts, & art galleries before the Super bowl in Jan. 2005.


2. County Courthouse project
http://apps1.coj.net/competition/courthouse_lg_images/cannon_model_1.jpg
This massive thing will fill up 7 underutilized dead blocks of downtown and will bring thousands of people daily into an area of that resembles a ghost town.

3. The Landing
http://www.jacksonville.com/images/111303/13835_400.jpghttp://www.jacksonville.com/images/111303/13838_400.jpg
Opening the center of this retail center to the streets of downtown will allow the center to blend in with the rest of downtown. The new developer also has a good track record and I believe he will be able to draw big name tenants to this downtown retail center, which will bring more pedestrians to downtown's streets.

4. The new Library
http://apps1.coj.net/competition/lg%20images/Stern_Model.jpg
Like the Courthouse this huge state of the art library will help attract people to the historical heart of downtown, which is 5 blocks north of the river.


5. The corner of Laura & Adams Streets
http://mywebpage.netscape.com/thelakelander/jacksonville/30+November+2003/Adams-Laura.jpg
(Laura Place-left, The Barnett-center, The Carlington-right)

http://www.thesouthsedge.com/new09.jpg
(Barnett-left, Laura Place-center, Carlington-background right)
pic by JFDbytheSea on SSP

On this corner 3 large highrises from the 1920's will be renovated , instantly bringing life back to downtown's best corner, IMO. Two projects will be finished in time for the super bowl in 2005.

The Barnett
-The Lion & The Gargoyle (80 room upscale hotel)
-75 loft-styled apartments
-a bank branch
-a 5 star restaurant
-completion date: Jan. 2005

The Carlington
-100 apartments
-street level retail

http://www.jacksonville.com/images/052903/biz_ban001052803_b_798.jpg
Laura Place (by Signet Development)
The renovation of the Bisbee, Florida Life and Marble Bank buildings into loft apartments, office condominiums, office space and about 5,000 square feet of retail space, a new 60,000-square-foot office building, a pocket park at Laura and Adams streets and a 278-space parking garage in the new building,

[Sunstorm]

Of the five projects Lakelander listed, I'm most excited about the proposals for Bay Street and the corner of Laura and Adams. Not only are super-cool old buildings with tons of character being given new life, but a long neglected area of town will begin to resurrect itself. This mix of residential and commercial will feed off of each other. If Bay St. were being done w/o the residential components nearby, I would doubt its long-term success. This was the main problem when the Landing was originally built. No residents living nearby, and because Jax isn't a tourist town, no tourists frequented the Landing either.

I'm also equally excited about the shipyards project. For ever since I can remember, the city has wanted to do something meaningful with that land. This project, I'm sure, will be a major catalyst for the surrounding area.

Also, Lakelander, is that "secret" highrise residential project planned to go up near Confederate Park still moving along? Thanks for any info you can provide!

[Lakelander]

Also, Lakelander, is that "secret" highrise residential project planned to go up near Confederate Park still moving along? Thanks for any info you can provide!

There was an article on it, two weeks ago, in a local newspaper, called "entertaining you" magazine. It's still planned, but we had to delay our work on it until January, because of a deadline on another project.

[Lakelander]

12/31/03

http://www.jaxdailyrecord.com/articles/12_31_03/5.png
existing buildings

http://www.jacksonville.com/images/052903/biz_ban001052803_b_798.jpg
proposed rendering

Jacksonville Daily Record
by J. Brooks Terry
Staff Writer

Redevelopment legislation for Laura Place could be put in the City Council hot seat by early January.
One of several projects gunning for a low interest City loan and a hefty grant from the Historic Trust Fund, the development plan for the Marble Bank, Bisbee and Florida Life buildings has already been given the thumbs up by the Downtown Development Authority, the Jacksonville Historic Preservation Society and the Jacksonville Economic Development Commission.
“The important thing to realize is that the City is finally taking a much needed interest in restoring those buildings,” said Michael Munz, a representative for the project. “They really are three of the most historically significant buildings in Jacksonville, and right now they are literally crumbling to the ground.”
According to Munz, the refurbished buildings bordering West Adams and Laura streets would meet historic guidelines, a major factor in securing a grant, including window, door and facade standards representative of the original architecture of Henry J. Klutho.
“We have dealt with all of the historic issues,” he said.
Billed as a mixed-use historic preservation project, retail, residential and parking components have been incorporated into the approximately $35 million design plans.
Developers Signet Developers Ltd. have requested a “gap financing,” low-interest $11 million City loan, and a $3 million grant from the Historic Trust Fund.
“If things go well, we would like to have something introduced by late January or early February,” said Munz. “From there it will just have to go through the usual Council process.”
Council member Suzanne Jenkins said she looks forward to looking at bill and said it would likely have the interest of several other Council members.
“Definitely,” she said. “I think this is when we’re going to start looking at how we should be investing City dollars. We should be making smart investments so we can make a profit if a development does well. If we can do that, I’m all for it.”
Jenkins said the bill may move relatively slowly through the committee process while new Council members become more familiar with its history.
“We have nine new members who may not know all of the back story of what we have looked at in the past regarding historic redevelopments,” she said. “But I’m sure it will take some time for all of us while we look at all the rewards and benefits of assisting with this project.”
Providing the Council green lights the project, Munz declined to put a time table on construction efforts.
“It will be hard to say until we can really get in there to see what we have to do to,” he said. “We’re still in the ‘building rescue phase’ and we wouldn’t want to put a false time table on this. They really are in bad shape, though the Bisbee is in slightly better condition.”
Munz added there would be a push to move as quickly as possible while tenant agreements continue to be sought and finalized.
“Optimistically, we can get moving by March,” he said.

link: http://www.jaxdailyrecord.com/showstory.php?Story_id=40069

[Sunstorm]

I sincerely hope they move fast on this one. I really would love to see those old buildings restored and fully utilized.

[SkyDiveJunkee]

I love the new courthouse, does anyone have pics? Is it already under construction? It's a very classic design, evokes in my mind DC and Athens...go JAx! I'm actually impressed with all of FLs new courthouses, the federal in Miami and the county courthouse in Sarasota are especially nice. Orlando's new federal courthouse (not yet built) is not as nice as these IMO, but its still an evolving design. We will see. Once again, I'm impressed with this, and the library expansion. I'd like to see pictures of both if anyone has any.

[Lakelander]

Library bridge creates chasm
Mayor to join debate on building span

5 January 04


By MATT GALNOR
The Times-Union

Mayor John Peyton is expected to meet this week with downtown advocates concerned about a pedestrian bridge connected to the new main library.

Downtown business leaders want to state their case and say the city should encourage people to walk downtown, not take them off the streets with a bridge.

But the Jacksonville Library Board voted in November to recommend building the $250,000 bridge to connect the $95 million library with the adjacent 600-space parking garage.

The board wants to make the library as accessible as possible for people with disabilities, the elderly and parents who may be bringing small children into the library, library spokeswoman Stacie Bucher said.

"They want to make it as convenient as possible for the customers," Bucher said.

The library and garage are part of the $2.2 billion Better Jacksonville Plan, which voters approved in 2000 and which also includes other public buildings, road improvements and land preservation.

Former Mayor John Delaney didn't want the bridge, especially because the first level of the parking garage will have retail shops.

Peyton still is weighing both sides before making a decision, spokeswoman Susan Wiles said.

City Councilwoman Suzanne Jenkins said the city has worked too hard to get shops and restaurants to help create a vibrant downtown.

"For a city agency to pull people off the street flies in the face of what we've been doing," Jenkins said.

Downtown needs all the help it can get to bring people into the urban environment, said Jane Craven, president and chief executive of the Jacksonville Museum of Modern Art. Jacksonville doesn't have extremely cold weather that would require people to stay inside, and people won't be getting the full downtown experience if all they see is a parking garage and the library, Craven said.

Downtown Vision Inc., a non-profit organization that advocates for downtown, won't take a position on any specific project but is working to get as many people on the streets as possible, Marketing Director Lyn Briggs said.

"We're all about creating a pedestrian environment downtown, and as far as taking people off the street for whatever reason, we'd like to work together to find a solution to that," Briggs said.

But those who support the bridge say it can help make the library a gateway to downtown.

An easily accessible library would help, not hurt, downtown businesses, said Charlotte Temple, advocacy director for The Arc Jacksonville, a non-profit agency that serves people with developmental disabilities. The library could be the main draw to come downtown, especially if people know there's a place to park and can get into the library safely, said Temple, one of several people who lobbied the library board for the bridge late last year.

Once people are downtown, they may check out the museum and some restaurants, Temple said. If the bridge isn't there and people need to walk 1 1/2 blocks to get to the library, they may skip downtown and just go to a branch library in the suburbs, Temple said.

The library is expected to open at the end of the year.
------------------------------------------------------------------------------------

IMO, this pedestrian bridge is a bad idea. There are other ways to make it easy for people to get across Duval St., like putting in a landscape pedestrian crossing for example. It would not only put more people on the street, but also save the city some money. People will come to a library this massive regardless of whether there's a pedestrian bridge or not.

[Lakelander]

originally posted by Skydivejunkee
I love the new courthouse, does anyone have pics? Is it already under construction? It's a very classic design, evokes in my mind DC and Athens...go JAx! I'm actually impressed with all of FLs new courthouses, the federal in Miami and the county courthouse in Sarasota are especially nice. Orlando's new federal courthouse (not yet built) is not as nice as these IMO, but its still an evolving design. We will see. Once again, I'm impressed with this, and the library expansion. I'd like to see pictures of both if anyone has any.

Here are a couple of better jax plan projects

Jacksonville Veteran's Memorial Arena
http://mywebpage.netscape.com/thelakelander/jacksonville+2004/downtown/arena.jpg http://www.jacksonvillearena.com/featured_images/clip_image002temp_003.jpg

Baseball Grounds of Jacksonville (across the street from arena)
http://jaxevents.com/internal/baseball_clip_image002.jpg

New Main Library (presently under construction)
http://apps1.coj.net/competition/lg%20images/Stern_Model.jpg

http://apps1.coj.net/competition/lg%20images/stern-4-lg.jpg http://apps1.coj.net/competition/lg%20images/stern-5-lg.jpg

http://apps1.coj.net/competition/lg%20images/stern-1-lg.jpg http://apps1.coj.net/competition/lg%20images/stern-6-lg.jpg

http://apps1.coj.net/competition/lg%20images/stern-3-lg.jpg http://apps1.coj.net/competition/lg%20images/stern-2-lg.jpg

Library Construction pics
(first one by Captain Obvious)
http://www.brown.edu/Students/Brown_College_Republicans/downtown079.jpg

http://mywebpage.netscape.com/thelakelander/jacksonville+2004/downtown/west-duval-street.jpg
Library (left), Library Parking Garage/retail (right)

http://mywebpage.netscape.com/thelakelander/jacksonville+2004/downtown/western-union-1931.jpg
the new library will be roughly a little taller than its new next door neighbor, the Jax Museum of Modern Art

http://mywebpage.netscape.com/thelakelander/jacksonville/30+November+2003/New-library.jpg
library construction site last month

Duval County Courthouse
http://www.betterjax.com/Overview/graphics/courthouse_model.gif http://www.jacksonville.com/images/121603/17049_400.jpg
courthouse & new parking garage/retail
(garage can be seen just to the left of courthouse in the first pic)

http://www.magnusweb.com/images/courthouses/usdc_jacksonville.jpg http://www.flmd.uscourts.gov/Jacksonville.gif
the old federal courthouse will become a part of the new complex

http://apps1.coj.net/competition/courthouse_lg_images/cannon_front.jpg
front elevation

http://apps1.coj.net/competition/courthouse_lg_images/cannon_interior.jpg http://apps1.coj.net/competition/courthouse_lg_images/cannon_main.jpg
interior view (left) & main outdoor public space (right)

[SkyDiveJunkee]

Hey thanks for the updates...I've never actually been through downtown JAX, it seems fairly dense and those are both great projects.

[Lakelander]

Convention center sites under review


Tuesday, January 6, 2004


Former Mayor John Delaney, leader of The Better Jacksonville Plan, made it clear that the convention center would be an issue for the next mayor, and convention bureau leader Jack Diamond sounded the call on Monday.

He said that his group intends to recommend three to four downtown sites to administration and city leaders within three to four months for a 250,000-square-foot convention center that can be expanded.

The downtown sites need to be 10 to 15 acres on the Northbank or Southbank, either near a minimum 500-room hotel or a site that can support one, and preferably on the riverfront. The existing 78,000-square-foot Prime Osborn Convention Center downtown also is among the sites under consideration.

"Within three to four months we need to start narrowing down the site selection," Diamond told the Rotary Club of Jacksonville. Diamond, an architect and veteran downtown advocate, is chairman of the Jacksonville and the Beaches Convention & Visitors Bureau.

Within a year, he wants to have the facts, figures and financing figured out, and "be ready to go by next fall," after the 2005 Super Bowl. The plans need to be in place to show corporate leaders in town for the game to entice them to book conventions in Jacksonville, he said.

"If we don't get our act together, then shame on us," he said.

Diamond said the Jacksonville metro area ranks No. 15 in size in the country, but the convention center is No. 205.

He said two studies yielded three possibilities regarding the convention center. Left as is, the existing center would generate $532 million over 10 years in the economic impact of money spent by visitors in the area.

Another scenario shows that expanding the Prime Osborn and adding a hotel would create a 10-year impact of $1.04 billion to $1.29 billion and at least 1,509 jobs.

And a third possibility shows that building a new convention center would generate about $1.2 billion to $2.4 billion in economic impact and at least 1,797 jobs over 10 years.

Asked whether Mayor John Peyton, who took office in July, and City Council members were on board, Diamond said he couldn't speak for them, but said his group has spoken "with everybody." He said his group was told to analyze the issue and come back.

Diamond couldn't say how much a new or expanded center might cost or how it would be financed, but noted that "dollars and cents are a key issue."
------------------------------------------------------------------------------------

This is an interesting project that will be critical in bringing out-of-town visitors into downtown. Something needs to be done soon, considering that even Lakeland's (where I just moved from) Convention Center is even bigger than Jacksonville's. Personally, I think the best option would be to move the convention center to another downtown site, maybe Riverside Drive or the giant parking lot next to the Adam's Mark Hotel and then convert Prime Osborne into a regional transportation center and encourage high density mixed use developments on the vacant lots surrounding it. Although whatever happens, the convention center should be located adjacent to a skyway station to allow guest to easily get around downtown without the need of a car or the hassles of finding a parking space.

[JFDinJax]

^I don't like the sound of relocating the convention center if it "needs" to be 10-15 acres. That's 3-5 Northbank-sized blocks! Convention centers usually create a big void in street-level activity, so I would much rather see it built on the Southbank, which, to me, is less of a pedestrian-oriented part of the CBD and more transit-oriented (connected to the dominant Northbank via Skyway, river taxi, bridges). And although the idea of converting the Prime Osborn back into a transportation hub sounded really nice, keeping the convention center where it is might be the best option. It already has plenty of room to expand, and it has the Skyway link. It would also be nice to see a highrise hotel built in LaVilla.

I wish they would specify what sites they're considering.

[Lakelander]

The downtown sites need to be 10 to 15 acres on the Northbank or Southbank, either near a minimum 500-room hotel or a site that can support one, and preferably on the riverfront.

Interesting observation "10 to 15 acres near the river." In that case there are only one site that come to mind. It is the Radisson Hotel site on the southbank. There's already been talk of the Radisson possibly tearing down their building and constructing a new one on the site after the super bowl. A new vertical hotel and a riverfront convention center, consuming the mass surface parking lots on the site could be a unique possibility. That along with San Marco Place, St. Johns Center and the proposed Southbank development would make that area quite walkable.

Expanding the existing site is the cheapest and most likely, practical, since they already own the land, but I guess a part of me would like to see La Villa become a dense pedestrian oriented residential area again, adjacent to downtown as well as the terminal, being open to the public on a regular basis and living out its original use. Maybe thats why I favor a new site. It should be interesting to see what they come up with.

[Captain Obvious]

Developers announce negotiations for new downtown hotel

http://www.jacksonville.com/images/010704/19383_400.jpg

A Westin Hotel or a condominium tower could be in store for a piece of property across the street from the Jacksonville Landing, according to officials at Capital Partners, an Orlando-based commercial real estate company.

Capital Partners is in negotiations to buy the property along with the Humana building sometime in February, said Jim Heistand, a partner at Capital Partners with an office in Jacksonville.

Heistand said the company is negotiating with Westin officials to build a 12-story, 197-room hotel, and two South Florida developers who each want to build a condo tower on the property.

Heistand said Capital Partners will decide in March which of the three developers it will strike a deal with to redevelop the property that has been a vacant surface parking lot.

Read more about the proposal in Thursday's Times-Union.

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

I am very excited about this particular proposal. Although a 12 story hotel is rather small for the location (even by Jax standards), it still seems like a project size that would complement the area. Anything to replace that pointless surface lot!

That being said, I'm probably pulling more for a condo developer. Downtown is already overloaded with hotel space, yet it still lacks residential. Plus, i suspect that most condo developers would build higher than 12 floors on such a site, to ensure river views.

[Lakelander]

This is great news to wake up too, I was just down there the other day, wondering why that block hasn't developed yet. I also like the idea of condos or apartments being there instead of a Westin Hotel. Mainly, because downtown already has several hotels and the next large hotel, should be built adjacent to the convention center.

[brickell]

Concernening the sports venues:

Are there tennants for the Baseball grounds and Arena?

Will these be minor league franchises or college?

Are they publicy financed?

How big are they?

Jax must be rolling in the dough if they're able to build all of these public buildings.

Do they want the Marlins? We can't afford them.

[SkyDiveJunkee]

Miami can't afford the Marlins?

[Lakelander]

originally posted by Brickell
Concernening the sports venues:

Are there tennants for the Baseball grounds and Arena?

Will these be minor league franchises or college?

Are they publicy financed?

How big are they?

Jax must be rolling in the dough if they're able to build all of these public buildings.

Do they want the Marlins? We can't afford them.

The Jacksonville Suns, a minor league baseball team, play in the new ballbark, while the 16,000 seat arena was primarily constructed to allow the city to compete for large concerts and sporting events, like NCAA championship games. The Arena, ballpark, library, & courthouse are all publically funded through the "Better Jacksonville Plan."

The best hope for the Marlins staying in Florida is the Miami area. Jacksonville doesn't have the metro population or facilities to support a MLB team.

[brickell]

I was being a little sarcastic about the Marlins. I'm always weary of public financed stadiums/arenas/etc. Jax sounds like they generally have their heads on straight though. I was afraid they were going to try to lure a NBA or Hockey team. That almost always ends in failure. It's amazing how fast these arenas get old and out of date as well.

Jacksonville is looking good.

[Sunstorm]

I really like the design of the new ballpark and arena. It "fits" Jax. The library design is ok, but of the 3 final designs for the library, the one I liked least of the 3 finalists was the one that got chosen.

[JFDinJax]

Originally posted by brickell

I was being a little sarcastic about the Marlins. I'm always weary of public financed stadiums/arenas/etc. Jax sounds like they generally have their heads on straight though. I was afraid they were going to try to lure a NBA or Hockey team. That almost always ends in failure. It's amazing how fast these arenas get old and out of date as well.

Jacksonville is looking good.

The new Arena (Veterans Memorial Arena) replaced the small & outdated Coliseum, which was built in the early '60s. The ballpark replaced Wolfson Park, which was the most outdated ballpark used by a minor league team. It was built in 1954. So both facilities were from a time when Jacksonville had less than half its current metro population, and it was only a matter of time before they were replaced, as the old Gator Bowl was in the early '90s.

The Jacksonville Barracudas, an ACHL hockey team, currently play at the Arena.



Sunstorm... there were 4 final library designs. Did you seriously like Stern's the least? I thought Graves' was bad, EVEN for Graves (I don't like his work), and the Modernist one would have failed completely. It was nothing spectacular, so it wouldn't have been acclaimed architecturally, and the public would have hated it worse than the Haydon Burns library. Truthfully, I was disappointed with all 4 final designs. Arquitectonica didn't make the cut, but I would love to see what they, and others, had in mind before the 4 finalists were chosen.


Graves -- does it get any worse? Graves is stuck in the 80s. :P
http://jacksonville.com/images/121801/met_librarygraves__661.jpg

Pfeiffer -- I wouldn't have minded this one, if they toned down the colors.
http://jacksonville.com/images/121801/met_libraryhhpa_12_662.jpg

Vitetta -- Some people actually criticised the city for not favoring this 'progressive' box. Sorry, but this kind of stuff has been tried for nearly a century, and by and large it's a failure. There have been movements since the 70s to try and break away from such stark modernism. It goes along with the urban renewal of the 60s: it doesn't work -- it's not what people want. This may have looked stunning and modern in the 1950s, but today, it's about as repulsive as a parking garage, and largely regarded as such. On the bright side, it would have made a perfect canvas for murals or graffiti art. :P Well, to give it credit, the interior sounded interesting. But why couldn't the exterior have been, as well?
http://jacksonville.com/images/121801/met_libraryvitetta_664.jpg

Stern -- The lesser of the four evils, IMO. I don't particularly like architecture that imitates the past, unless it mimics old styles well enough that it's difficult to tell when it was built (this isn't -- it's clearly new, yet tries to be old). However, I think the general (Jacksonville) public would more willingly accept this.
http://jacksonville.com/images/121801/met_librarystern_1_663.jpg




However, and although this is a little off-topic, I'm beginning to liken this sort of conservative classicism to the same classicism of the recent past: 1700s, 1800s, and early 1900s. For example, the bank pictured below is no parthenon. It's classical revival.
http://imls-train.cis.drexel.edu/bucks2/images/greek_16.jpg
I think classicism will never fully die, and I'm beginning to see less wrong with imitating past styles with a modern twist. Neo-classical buildings like Jax's new library, which can be found all over the place these days, are similar to the Greek Revival movement of the 1830s, Gothic Revival, etc. It's just that, after so many years of Modernism, post-Modernism, architects that reflect the past are accused of not looking toward the future. But isn't that exactly what they're doing? They're architects! They design buildings for people, for a use... in the FUTURE.

Anyhow...

[/rant] :)

[Lakelander]

http://jacksonville.com/images/121801/met_libraryhhpa_12_662.jpg
I've never seen the other proposals, until now. I must say that this one impresses me the most, with the winning design coming in second. I still wish, the Rhodes Building could have been incorporated the library project. I wonder what's going to happen with the old Haydon Burns Library? BTW, Does anyone have pics from the courthouse competition?

[JFDinJax]

^I agree about the Rhodes. It didn't take up much room! If they had just tacked on another floor to the library, they could have built around it, and probably STILL have more square footage. Delaney was a good mayor, but he seemed to have some misconceptions about multi-story buildings. Sure, I can see the advantage of having large floorplates, and Jacksonville's blocks are relatively small, but I think a compromise could have been struck: smaller floorplates PLUS historic preservation. In order to have larger floorplates, and in order to build the Better Jax projects in certain places, rather than on completely empty blocks, he sacrificed preservation.

Here are the four courthouse finalists:


Spillis Candela DMJM with Porphyrios Associates
665,200 sq ft
http://jacksonville.com/images/062602/met_spicourthouse3_145.jpg
notice that this one is actually a block north of the others, which may have saved the old Southern Bell building, although the city seemed bent on using that block for future expansion no matter what.

Rink Reynolds Diamond Fisher Wilson
704,510 sq ft
http://jacksonville.com/images/062602/met_rrdcourthouse1_144.jpg
I didn't like this one at all.

KBJ Architects, Inc.
695,267 sq ft
http://jacksonville.com/images/062602/met_kbjcourthouse2_140.jpg
This was my favorite. KBJ has designed much of the downtown skyline, since the 1950s, and I think they really know the city well. Their design seemed more cohesive than Cannon's, to me.

Cannon Design
734,682 sq ft
http://jacksonville.com/images/062602/met_courthcannon4__138.jpg
The dome, columns and capitals are a nice idea -- very governmental -- but the dome isn't prominent enough. From the east, it seems like you'd have to be a distance away to see it peak completely over the roof (the pic above shows it from the northwest, and not even completely from ground-level, yet it's not fully visible!). As wide as the building is (thanks to Delaney's apparent fear of heights :P), it needs a, higher dome, perhaps more stretched (like the US Capitol) than a perfect hemisphere, and raised higher off the roof. Plus, I don't like the way the window frames portrude out from the building, but maybe I'll be more impressed once it's built.



It looks nicely proportioned in the elevation, but it would only work if the building wasn't as deep as it is -- it's even deeper than it is wide!
http://apps1.coj.net/competition/courthouse_lg_images/cannon_front.jpg

See, it would be better centered over the main rectangle of the building, toward the front here:
http://apps1.coj.net/competition/courthouse_lg_images/cannon_model_1.jpg


Whoa, I got on another rant again! Sorry about that. :)

To Delaney and his staff's credit, reusing the old federal courthouse was a great idea, considering that it will remain (part of) a courthouse. That's pretty much the most important building built in J'ville in the 1930s, and for it to have a use in mind right after it's use was replaced by the new federal courthouse, is just great!

[Sunstorm]

Lakelander, I agree with you that the best library design was the one proposed by Pfeiffer. That was the one that I wanted, but Delaney chose the one by Stern (which I'm starting to like more). The Stern's design is a good fit for Jax, with its more approachable and traditional design. At the time, I liked the Vitetta design. But after seeing the pic you posted of it, I don't care so much for it now (too boxy and cold). I don't like the Graves design, and I barely remember it. I think it was eliminated as a finalist before any of the others.

When it comes to the courthouse design, KBJ was clearly the winner and should've been the one chosen.

[Sunstorm]

Also, there has been talk of renovating Hayden Burns and converting it into residential units. However, a lot of people hate that building and would love to see it torn down.

Personally, it'd be cool to see it turned to residential. A "classic" example of '60s architecture preserved.

[Lakelander]

The KBJ design did look interesting. From the look of these four, I would have chosen it, over the others. I like the location of the open park space in front of the new and old courthouses shown in KBJ's model. I would also like to view Cannon Design's full site model, instead of the main courthouse. I can't really get a feel on how the entire (7 block) project will be laid out and developed.

[SkyDiveJunkee]

The KBJ courthouse would have looked very imposing, I love Gothic Revival, and as it being a courthouse i'm assuming the materials wont be cheap..it would have aged nicely. I think I even see flying buttresses on the leftmost building in the picture. That would have been cool!!! The only other place I can think of that has flying buttresses in the US is the Trumbull dorm at Yale.

As for the one chosen, its a classic design, I just hope the dome is proportional.

[Lakelander]

Old JEA building now hot property

14 January 2004

Because it's near to two courthouses, it's likely to attract law firms.


A Jacksonville developer, hoping to cash in on the new Duval County Courthouse downtown, is close to buying the former JEA building for more than the appraised value.

Trinity Realty Partners' $4 million bid for the 18-story building has preliminary approval from JEA. The building sits on Duval Street, a block from the planned courthouse and across the street from the federal courthouse that opened last year.

The sale is expected to come for a vote by the JEA board Tuesday, utility spokesman Ron Whittington said./b]

The building, which has been vacant since 1987, was appraised at $3.4 million, Whittington said.

The proximity of the building to two downtown courthouses makes it attractive for investment, said Park Beeler, Trinity's chief executive officer.

"In our opinion, the building's time has come," Beeler said.

[b]Trinity plans to lure law firms and other legal businesses who will seek prime office space near the courthouse, Beeler said.

Plans also include retail shops on the ground floor of the building, along with a major restaurant and a fitness center on the fourth floor, Beeler said.

Beeler has been in discussions with stores and potential upscale restaurant tenants for the fourth floor but declined to name them. The full renovation would cost $12 million to $15 million and will include added parking, Beeler said.

http://jacksonville.com/images/101003/10391_400.jpg http://www.jacksonville.com/images/011404/19897_400.jpg
existing photo & new rendering of JEA building

[Captain Obvious]

ha, i love how renderings always seem to pretend like there are no other buildings around their project.

in any event, contrived though it is, i do like that modern style crown they want to add to the building. it will compliment the style of the federal courthouse, and probably bring the building's legitimate height to over 260 feet (even without that antenna thing).

[JFDinJax]

That's great that it will finally be occupied again.


On the design... I always liked the building as it was -- very retro and clearly from the 1950s -- but the redesign looks pretty cool, too. I think it'll help make that area very attractive. Although, I think someday I'll miss the original 1950s look. Damn!! I just remembered CSX is changing the color of their building! And the City Hall Annex could be demolished in the near future. All we'll have left unchanged from that era is the Prudential. :no: On the other hand, someday when 1950s architecture is more appreciated, they'll probably be much easier to restore than, say, a 1920s highrise that was reclad.

It looks like the 4th floor would be a great place for a restaurant, perhaps with some outdoor seating. I wish they would open up the top floor (the 'sky room' above the service shaft) to the public, as an observation deck or little cafe or something. Buuuuut, it'll probably be some executive's office, like the revolving restaurant on JEA's (current) tower. We need to spread the word that, while it's great to have the bottom floor(s) for retail, SOME of us would like to see similar uses for the top floors, too! :hi:

[Lakelander]

I'm suprised to see this deal materialize so fast. Although I originally thought it would become apartments or condos, I'm happy that this buiding will become "new class 'A' " office space. It also looks like the new Courthouse will go a long way in revitalizing this dreary section of downtown. Hopefully, the former Ambassador Hotel, just up Julia St., will be the next building in line to live again.

[Lakelander]

Damn, this is turning into a good day. Two more new projects.

New office building planned downtown

14 Jan. 04

http://www.jacksonville.com/images/011404/19901_400.jpg http://www.jacksonville.com/images/011404/19902_400.jpg

A development group intends to build an estimated 100,000-square-foot, nine-floor office building at 323 Duval St. downtown, across from the new Duval County Courthouse site, and another group will decide soon whether it will buy and renovate the neighboring Ambassador Hotel into apartments.

Both development groups are pursuing economic incentives.

The office building, to be called 323 Duval, would be developed by a partnership of three groups -- Easton, Sanderson & Co.; Sofar Properties Inc.; and lawyers Eddie Farah and Chuck Farah. The group also owns the former Marine National Bank building and vacant land on that block.

That group intends to build the office structure on some of the vacant land and maintain the former bank building, which is leased to a communications company. The Farah & Farah firm intends to use at least 30,000 square feet of the new building for its headquarters and about 100 employees.

The developers also intend to build a 207-car parking garage to serve customers, employees and Ambassador tenants.

Sam Easton estimated the office and garage development at $28 million. He said the group would need at least $4 million in assistance from the city to make the office and parking deal work and was asking for tax abatement and other help.

Subject to incentives, he said the group could break ground on the office building by November and complete it in 18 months. "It's not going to happen without the city's assistance," Easton said.


Eddie Farah said the location was good for his practice, which focuses on personal injury representation. "It's important to be near the courthouse," he said, estimating that the firm has about 600 cases in litigation.

He also said that the development would provide adequate parking for clients and employees.

"That's what we like about it. The proximity to the courthouse, the abundance of covered parking and just where it's at," Farah said. Farah & Farah has seven offices in Northeast Florida and is based now in a building it owns at 10 W. Adams St.

Easton explained that Eddie and Chuck Farah own 45 percent of the development; Sofar Properties, comprising Ray Solomon and Fred Farah Sr., own 45 percent; and Easton, Sanderson owns 10 percent.

Meanwhile, Sam Easton owns the 80-year-old Ambassador at 420 Julia St., next to the bank building. He is negotiating to sell it to a group led by Matott Development Co. LLC of Amelia Island.

Managing member John Matott said Wednesday his company and a Cincinnati renovation contractor are studying the deal and if they decide to go forward, they would buy the property as Stonegate LLC. He estimates the acquisition and renovation at $8.5 million and expects to decide by the end of the month whether to pursue the deal.

Matott said he has discussed incentives with downtown development executives, "but we have arrived at nothing at this point." He is considering historic tax credits and city historic funds, if they are available.

Al Battle, executive director of the Downtown Development Authority, said Wednesday that he has met with Easton and Wayne Sanderson as well as with Matott, but that no decisions have been made.

He said that any assistance for an office building would have to consider the stability of the downtown office market and how city assistance for a new building would affect the market.

[SkyDiveJunkee]

Thats great news! Its nice to see office development, especially when everything seems to have turned to residential.

[Sunstorm]

JFD, CSX is going to be changing the exterior of their building? Have any renderings come out yet?

I know that a few years ago that the city was offering incentives to CSX to remodel the outside of their tower, but it never happened. Is that why they've decided to go ahead and do it now (city incentives)?

[JFDinJax]

http://www.jacksonville.com/images/032003/biz_csx_building_0_967.jpg
A beige coating will be applied over the turquoise and blue glass panels. The color of this building is a very prominent part of the skyline! This is a ridiculous change. From what I can tell, this was just a decision the company made after moving their headquarters here from Richmond. I don't believe there were any incentives involved.


BEIGE?!?! :bash:

[Sunstorm]

Thanks for posting that rendering JFD.

I'm really disappointed in the change that will be made to the building. Just a bland, beige box. I really like the turquois exterior much better (why spend money to change a good thing?), very retro. Plus, it adds color to Jax's skyline just as it is. Once its changed, Jax will lose some of that overall, blue quality it currently has.

At the time that Jax was offering incentives to CSX to renovate the exterior, at least the proposed rendering, then, showed it would retain its blue color and would have a little character in its design. I wish I had that rendering now, so I could post it.

[Lakelander]

Just an update:

The developers of the proposed office building "323 Duval" also plan to renovate the vacant Ambassador Hotel on the NW corner of the site. For those who aren't familar with this area of JAX, here is an older pick of the Ambassador:

http://www.freac.fsu.edu/HistoricPlaces/Sites/8DU01545_ambassador.gif

[Sunstorm]

^^Great news!^^ I love to see beautiful old buildings, like the Ambassador, rescued from neglect, fixed up, and given new life!:colgate:

[Sunstorm]

JAX ROCKS!!:cheers: :cheers: :cheers: :cheers: :cheers:

[JFDinJax]

^It sounds like they're looking to keep it a hotel, which would be AWESOME! Same for the planned hotel in part of the Barnett Building... I think I may finally have an excuse to book a hotel in the city I live in. :D (if they're affordable). It seems like there would be a market for a small hotel, with the advantage over the modern, highrise hotels being that it's a historic building. I don't know how much of the interior is intact, though.

[Lakelander]

^ I think they are going to renovate the Ambassador Hotel into apartments. BTW, I just left downtown and I must say it would good to hear the sounds from all the construction activity going on this morning. However, there are a couple of things that caught my eye. The old JEA office site isn't that big. I'm wondering where will the "added parking" come from? Hopefully it won't leaf to the destruction of the Baptist building, next door. I paid close attention to the decaying baptist building. Since its constructed of reinforced concrete, it looks like its still structurally sound even though a portion of the brick veneer wall has fallen off.

The most interesting thing I noticed during my downtown visit, was a sign on an old 6 story brick building (Lerner?) across the street from the Roosevelt hotel on Adams. Sign says there's a public hearing on Jan 28th, about the restoration of this building. I guess PQH Architects is doing the design, since they had a sign on it also.

[JFDinJax]

Ah, I scanned the article and thought I saw the word "Marriott", but it turns out it was "Matott".

^I heard about a developer interested in turning that 6-story Lerner building into lofts, but that was quite a while ago, before the Center Theatre collapsed. I wonder when they'll start work on it?

The 7-story Jones Bros Furniture bldg on Hogan St. also had a loft proposal a couple of years ago, as did the Ambassador hotel.

[Lakelander]

A Jax Business Journal (Dec. 12-18, 2003 issue) article about downtown's older buildins had a little information about the Jones Furniture Building. it said the partnership that proposed lofts, two years ago, has broken up and one of them is know a partner in the 1661 Riverside development. It also said the Jones Furniture Building has been sold to Christos Hionides, a property developer and owner of Surface Technologies Corp., who intends to develop it into loft apartments, however, there's no date mentioning when this would happen.

[Lakelander]

quote by JFDinjax
^I heard about a developer interested in turning that 6-story Lerner building into lofts, but that was quite a while ago, before the Center Theatre collapsed. I wonder when they'll start work on it?

It looks like this building will be renovated soon. On 9/22/03 this this quote was found in the Jax Daily Record.

Marion Graham, owner of the Lerner building on West Adams Street, said he plans to convert the building for residential use. The ground floor will be reserved for commercial space and tenant parking. The building was recently designated with landmark status.

Another article in the Daily Record says the building is in very good shape and already gutted out meaning it won't take as much time and money to renovate it. So I guess we'll have to keep an eye out for this project in the papers next week after the city meeting.

http://fpc.dos.state.fl.us/postcard/pc1570.jpg
I can't find a recent pic, but its the 6 story Sterchi's Furniture Store, on the left side of Adams Street, behind Kress and Walgreens, on this postcard.

[Captain Obvious]

I've actually had the pleasure of touring the Lerner Building (in the summer of 02). The Daily Record is absolutely correct ... the building is rock solid. No noticeable deterioration at all.

Sadly, there was lots of bad downtown news in the paper today ...

- "Norms Pub & Post" on Laura Street failed. The developer ran out of money and he's being evicted.

- The "River City Band" has also run out of money. They are defaulting on several city loans, and they risk loosing their building downtown (The Old Snyder Memorial Church, on Hemming Plaza).

- The Old Barnett Bank Redevelopment has hit a delay. Work on the condos and boutique hotel was supposed to begin in February. Now work has been set back until November. Obviously, it is one of many projects that will fail to be ready by the Superbowl. (Though I'm not sure if this one ever pretended that it would)

- This isn't downtown, but ... Jax Beach Nimby's prevented the development of upscale 6-story condos on the intracoastal waterway. Right now there's nothing on the site but a crappy restaurant and some parking. Stupid Nimby's.

[Lakelander]

Here's a little good news

Purchase of JEA building downtown moves ahead

21 January 04

A Jacksonville developer is one step closer to buying JEA's former downtown headquarters, an 18-story building he plans to convert into law offices.

The JEA board signed off Tuesday on selling the building for $4 million to Trinity Realty Partners. The sale did not need board approval, but the board could have stopped the sale Tuesday if it did not like the terms, JEA spokesman Ron Whittington said.

The building was appraised at $3.4 million and has been vacant since 1987. The building's location, on Duval Street a block from the planned Duval County Courthouse and across the street from the new federal courthouse, makes it worth the price, said Park Beeler, Trinity chief executive officer.

The sale is expected to be finalized within the next three months, Beeler said.

Trinity will attempt to attract law firms and other legal businesses who will benefit from being close to the courthouses, Beeler said. Plans for the $12 million to $15 million renovation include additional parking, retail shops on the ground floor and an upscale restaurant on the fourth floor, Beeler said.

[Lakelander]

quote by Captain Obvious
The Old Barnett Bank Redevelopment has hit a delay. Work on the condos and boutique hotel was supposed to begin in February. Now work has been set back until November. Obviously, it is one of many projects that will fail to be ready by the Superbowl. (Though I'm not sure if this one ever pretended that it would)
------------------------------------------------------------------------------------

Langton gets Barnett extension

21 January 2004

by Tammy Taylor
Staff Writer

LB Jax Development president Mike Langton signed a contract agreement this week, granting an extension for redevelopment plans for the old Barnett Bank Building.
The contract, originally set to expire Feb. 2, has been extended until Nov. 1.
“We needed extra time to put this deal together,” said Langton. “The building’s owners understood that this is a complex, six-pronged project that requires more time to plan.”
Langton wants to convert the building into a retail/residential complex with a hotel, major restaurant, bank and luxury loft apartments.
“The remaining two elements of this deal is that it’s a historic building and it has adaptive zoning elements that include different tax breaks.”
Langton is still in preliminary discussions with the City for incentives to help with the building’s renovations.
“The City is interested and we are looking at what level they can help us with the development of this project,” said Langton.
The application to receive funds from the City must first be approved by the Jacksonville Economic Development Commission, and according to Council member Jerry Holland, who chairs the Land Use and Zoning Committee, “City Council is still waiting on that to happen.”
Langton is also talking with two small boutique hotel chains, two hotel management firms and national lenders and investors for additional monetary backing.
“We want to put a boutique hotel in the building to appeal to the high-end business traveler. That is why we are looking for a smaller, more personal hotel chain or management company.”
In addition to funding concerns, parking remains an obstacle. Langton said they have a specific parking site in mind that will be close to the building, and he is currently negotiating with the owner.
The contact extension is a welcome relief to Langton, but he stresses that renovation work should begin soon.
“I believe strongly in this project and in the viability of the significance of the building,” said Langton. “It needs to be saved before it deteriorates further.”
------------------------------------------------------------------------------------

I don't think this is a big deal, just yet. The Barnett wasn't supposed to be completely done by the Super Bowl anyway, since the project is being done in phases. Only the 80 room boutique hotel & restaurant is supposed to open a year from now. I think the developer should take his time and do the project right, instead of rushing it for one week in February. However, I would like to see the Bay Street Town Center get underway soon.

[Sunstorm]

Good news about the Lerner! Lets hope the developer goes thru with his plans, and soon

Bad news about the Barnett. I hope everything gets straightend out right away.

Also sad to hear about "River City Band's" troubles.

[Lakelander]

Contract on former JEA headquarters in dispute

24 January 2004

Two Jacksonville developers say they have a contract to buy JEA's former downtown headquarters.

JEA, however, says it has accepted only one contract -- the one with $100,000 more in the sale price.

Local partners Syed S. Hussain and Khalid Sindhu signed a contract Thursday to buy the 18-story building on Duval Street for $4.1 million, JEA spokesman Ron Whittington said.

That offer trumped the $4 million offer Trinity Realty Partners made when they apparently beat out another company in front of a JEA real estate committee last week.

But when Hussain and Sindhu saw published reports about the sale, they dialed up JEA with a better offer.

"The bottom line is to get the best price for the JEA and the ratepayers," Whittington said.

Whittington said JEA never signed a contract accepting Trinity's offer, but Trinity chief executive officer Park Beeler said the deal was in writing.

"I'm hopeful this will get straightened out," said Beeler, who declined to further comment.

Because JEA has accepted and signed the contract with Hussain and Sindhu, it's too late for anyone else to make a bid, Whittington said.

Hussain and Sindhu paid a $100,000 deposit and now have four months to conduct environmental inspections and another month to close on the sale.

Sindhu said they plan to put doctors' offices and law offices in most of the building, with an upscale restaurant on the top floor, some retail on the fourth floor and a bank on one of the lower floors. They plan to put $40 million into the project and hope to have it finished in a year, Sindhu said.

The office building, vacant since 1987, will be in a prime location come 2007. The building is one block from the planned Duval County Courthouse, scheduled to open in three years, and across the street from the new federal courthouse.

JEA moved into the building in 1976 when Independent Life moved to what is now the Modis building across from The Jacksonville Landing.

[Lakelander]

Bay Street & Downtown Nightlife update

Nightclub, theater group in the works for The Warehouse

27 January 2004


The Warehouse, a four-story historic building under redevelopment at 315 E. Bay St. downtown, might house a top floor nightclub and a third-floor theater group.

Owner Julia Suddath-Ranne said Monday the upscale nightclub would feature jazz or blues. She declined to identify the owners, but said it was a new venture.

The club chose to lease the entire 5,000-square-foot top floor "for the view," she said. "They are about ready to sign a letter of commitment," she said.

Suddath-Ranne said the theater group, which she declined to identify, would lease the third floor.

If those leases are signed, almost half of the 97-year-old, 20,500-square-foot building would be leased, which Ranne said would be "phenomenal."

She said that Bay Street Warehousing LLC, which owns the building, had estimated the building would be 20 percent leased the first year.

The city approved $365,950 from the Historic Preservation Trust Fund to pay for some of the renovations of the former Hutchinson-Suddath Building.

Auld & White Constructors Inc. and the Rink Reynolds Diamond Fisher Wilson architectural firm are working on the $1.29 million project. She said renovations should be completed May 1 and the nightclub and theater could open by mid-May.

Suddath-Ranne said her group wants a medium-price restaurant on the first floor and another entertainment venue on the second. While Bay Street Warehousing intended to develop office-lofts, she said entertainment groups approached the group.

[Sunstorm]

^I hope the restaurant and nightclub are both a success.^

[Style™]

Originally posted by Lakelander


While Bay Street Warehousing intended to develop office-lofts, she said entertainment groups approached the group.



That right there shows that there is lots of demand for entertainment! :cool:

[JFDinJax]

DDA: no library bridge

Daily Record
01/29/2004

by Bradley Parsons
Staff Writer



The Downtown Development Authority board will recommend against building a pedestrian bridge connecting the Main Library to its parking garage.
DDA managing director Al Battle asked the board to draft a statement, discouraging the bridge’s construction. Following a series of meetings with mayor’s office representatives, Battle said he concluded the bridge was out of step with downtown’s master plan and zoning overlay, both of which encourage pedestrian traffic.
“We have to look at the fact that the location of the St. James Building (City Hall) and the library was chosen to bring back pedestrian traffic to the area around Hemming Plaza,” said Battle. “People walking the sidewalks encourages retail, adds life to the streets and is an important component, moving us toward a 24–hour downtown.”
The Library Board recommended the $250,000 bridge in November as an accommodation for disabled library users. Downtown business leaders have lobbied City Hall against the bridge for weeks, fearing the bridge will divert pedestrian traffic away from downtown sidewalks and businesses.
Mayor John Peyton will make the final decision on whether or not to use the bridge to connect the library to its 600–car garage after receiving more input from the disabled community.
“The mayor has not made a decision on the library pedestrian bridge and will not until he hears from the disabled community next week,” said mayor’s office spokesperson Heather Murphy.
The idea for a bridge was discussed and rejected by the DDA’s Design and Review Committee and the building’s designer, said Battle. Opposition there was driven by the fundamentals of urban design strategy, he said. For the City’s master plan to work, Battle said planners must adhere consistently to those strategies.
“I understand the special concerns of the disabled community, but the facilities are all accessible, and we need to abide by the documents we live and breathe by,” said Battle, referring to the master plan and zoning overlay.
Board member and DRC member Denise Watson said the DRC typically uses the master plan as its foundation to judge the appropriateness of proposed designs. She said the bridge would, “fly in the the face of what we’ve tried to accomplish so far, using the master plan.”
Watson also suggested the bridge could establish a precedent. Board member and Auchter company vice president David Auchter seconded her concern.
“We want to be very careful about setting a precedent for connecting parking garages to buildings downtown,” said Auchter. “If we’re going to make our decision based strictly on what’s right for downtown, there’s clear support for the viewpoint that building a bridge won’t work.
“I can’t imagine how it would make sense for us [the DDA board] to support this.”
In addition to swelling the pedestrian crowd around Hemming Plaza, Auchter said scuttling the bridge would save the City $250,000 in construction costs.
“We’d see substantial savings if they don’t have to install a third, elevated entry with security,” he said.
Watson cited Dallas as an example of covered pedestrian walkways causing urban design headaches. On a recent leadership conference, several Jacksonville representatives listened to Dallas planners complain about a series of underground tunnels that keep walkers off the streets.
Library spokesperson Stacie Bucher said the Library Board has not been a part of the mayoral staff discussions about the bridge. She said the board wanted to provide the bridge as an option to people leaving the garage.
“It’s not the only option, but they wanted people to at least have the option to use the walkway,” said Bucher. “They still felt that some people would choose to use the street.”


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


This is good to hear! I hope the mayor is more swayed by this than the "disabled community."

[Sunstorm]

^Good news. I hope that bridge doesn't get built, either. There are alternatives for the disabled besides building that bridge.

[Lakelander]

Bay Street Update - Dyal-Upchurch Building

29 January 04

Bay Street Gallery site would also house eatery


Dyal-Upchurch Building owner Gary Husk is working with the city to develop the prospective Bay Street Gallery and the Six East restaurant at the 6 E. Bay St. building.

Husk said that Scott Riley, an owner of the Stellers Inc. gallery in San Marco, and other partners would develop Bay Street Gallery and a shop and a complementary organization, Bay Street Editions. The group would occupy the 7,200-square-foot second floor of the six-story historic building.

Chef and caterer Liz Grenamyer proposes to open and operate the Six East restaurant on the first floor, although the dining operation would be to the left of the front door rather than in the former restaurant space to the right, Husk said.

Pending city assistance, Husk said that the gallery would open about mid-summer and Six East would open by October or November. Husk is managing member of East Bay Street LLC, which owns the Dyal-Upchurch Building.

The Husk Jennings Galloway + Robinson branding, advertising and public relations firm occupies the top floor and will use a lobby and conference center on the ground floor opposite the restaurant.

Husk said the gallery and restaurant want to take advantage of incentives provided by the Bay Street Town Center program operated by the city. "Both are thinking, 'If I am going to be a pioneer, it would certainly help,'"Husk said.

Husk said that partners of both the gallery and the restaurant signed letters of intent to lease space in the building pending the city incentives.

Al Battle, Downtown Development Authority managing director, said Wednesday that he was talking with the developers, who seek assistance through the facade, forgivable loan and development loan components of the town center program.

"They're definitely the types of businesses we want in that area," Battle said. "These are local firms that are upscale."

Battle did not discuss the amount of the requested incentives, but said "we'd like to be as prudent as possible."

The gallery and restaurant are among several operations that have opened or want to set up shop in the Bay Street Town Center area. The Eclate jazz club opened at 331 E. Bay St. and a nightclub and a theater group are interested in The Warehouse building at 315 E. Bay St.

Information at the DDA shows the potential Bay Street Gallery would employ three full-time workers and four part-timers. Six East would employ a chef, 10 full-time workers and 30 part-timers.

Husk said that the gallery would also include a shop similar to a museum store that would offer items generally in the $25 to $150 and up range. Bay Street Editions would be housed with the gallery and would produce artists' limited edition prints, he said.

Also, the art would be featured in Grenamyer's restaurant, Husk said. He said that Six East would lease about 4,200 square feet and estimates it would seat 135 to 145 patrons.

Husk's group bought the six-floor, 46,000-square-foot Dyal-Upchurch Building, built in 1901-02, in 1998. Husk has been renovating the building.

About a year ago, City Council approved $339,708 from the city Downtown Historic Preservation and Revitalization Trust Fund to help. The approval represented about 20 percent of the $1.72 million renovation cost.

If the gallery and restaurant lease space, Husk said the building will have one floor -- the fourth -- remaining for lease.
------------------------------------------------------------------------------------

As expected, business owners are now starting to flock to the "Bay Street Town Center". Now would probably be a good time to take "before shot" pics of that area before its a construction zone. I think Bay Street will be a great success that will happen pretty quickly, but I wonder if the streetscape will be completed by Super Bowl time, considering the city hasn't even started on it yet.

[Captain Obvious]

i agree ... we should have a thread about the bay street town center. i'll get on that right now.

i have several "before" shots that i can post; however, i'm not entirely sure that the streetscape will be altered much. no major construction is planned, just rennovation.

i'm not aware that they've planned to have landscaping done within the year. that might have been a "superbowl promise" the city let fade away.

[Sunstorm]

Great news about the Dyal-Upchurch (one of my fave oldies downtown). I'm absolutely giddy about all of the renovation work, and leasing of downtown Jax's old buildings!

[Lakelander]

Two new restaurants coming to Adams Street. W.A. Knight now 100% full

Moon River Pizza coming downtown

3 Feburary 04

Moon River Pizza, a popular Nassau County-based restaurant, signed a lease Monday afternoon with Langton Associates, thus becoming them the second commercial tenant in the W.A. Knight Building on West Adams Street.
Dan and Andy Bottorff, brothers and business partners, are expected to begin renovating the 2,500 square-foot space right away.
Knight building owner and Langton Associates controlling partner Mike Langton said he had been negotiating with Moon River for several months.
“It took some time before we had a signed contract,” said Langton, “but we were willing to be patient while they worked with their contractor and addressed some of the issues they were having.”
According to Langton, Moon River’s downtown venture has been budgeted at approximately $150,000 and additional funding from the City will likely be sought.
“We’re just extremely pleased to have a contract with them,” said Langton. “Our building is totally occupied now and that, in many ways, validates all the work we put into the W.A. Knight Building.
“It’s the realization of a dream that many people said would never come true; a downtown residential building with active first floor retail.”
Moon River has set a tentative early May opening, likely coinciding with the opening of the Knight building’s other retail tenant, Ieyasu, a Japanese restaurant.
Dan Bottorff, who will manage the Jacksonville store, said Moon River will likely be open weekdays until 6 p.m. and on Saturday.
“One of the biggest drivers for us was that we really wanted to be a part of the revitalization of downtown,” said Bottorff. “We’re excited about coming to Jacksonville and we can’t wait to open.”

[Sunshineboy]

Any projects that are on the rush to be completed before SuperBowl?

Any other projects besides the temporary entertaintment area?

[Lakelander]

Any projects that are on the rush to be completed before SuperBowl?

Any other projects besides the temporary entertaintment area?

The ones that have been mentioned as targeting some phase of their completion before the super bowl include:

1.) Bay Street Town Center - an entertainment district, similar to Orange Avenue (Orlando) or Ybor (Tampa) along Bay Street. The city is giving incentives to restuarants, developers, clubs, etc. to locate here. Whatever street level vacanies that are left by the Super Bowl, will be filled with temporary entertaiment uses. check out the Bay Street Town Center thread for more info.

2.) Northbank Riverwalk - an extension of the northbank riverwalk, from I-95 (Five Points) to Metropolitan Park (across the street from the Stadium. This seems to be on schedule.

3.) The Jacksonville Landing (phase 1) - this will include the complete exterior renovation and opening up the center of the existing retail center to the street. Right now the developer is still waiting on the city to approve of giving incentives. Although nothing has started yet, I expect this to be completed by S.B. time, since the Landing is one of the centerpieces for downtown.

4.) The Barnett - This is the restoration of the 19 story former Barnett bank building into an 89 unit boutique Hotel, loft apartments, and an upscale restuarant and bank on street level. I think this has been delayed temporarily to work out contract issues, but the developer still plans to have the hotel & restaurant portion open by the S.B.

5.) The Carlington - This is the renovation of the 13 story Roosevelt hotel into apartments and street level retail. Its already under construction ans is scheduled to be complete in Jan. 2005.

6.) The Shipyards (phase 1) - this phase includes 3- 6 story buildings housing 90-100 residential units and street retail, a marina, riverwalk, and an addition to Metropolitan Park. Its under construction, but no buildings are out of the ground yet, although I did see a crane on the site Sunday. Personally, I'll be shocked if its completely finished by the S.B.

7.) Bridge Lighting - The Main Street & Hart Bridges will have special lights installed similar to the Acosta Bridge.

These are the projects (that I can think of right now), that developers have mentioned being completed in time for the Super Bowl. The Library will be finished by then, but that project isn't related to the S.B. There will also be several cranes in the skyline for the Courthouse, San Marco Place, The Strand, Shipyards(if not completed by S.B.), Fidelity Financial, & the former JEA Building conversion.

In my opinion, the most important downtown projects that need to be in place, by the super bowl are the Bay Street Town Center, The Landing, & to a lesser degree, The Barnett (hotel portion).

[JFDinJax]

Warning.... a rant.... starting..... NOW:

As per the 2 new restaurants moving to the W.A. Knight Building, I wonder if in spite of the Bay Street Town Center, another area could flourish instead, like Adams Street. To me, if ANY stretch of a street should be dubbed the "town center" it's Adams, from Julia St to Main St. (I would say Hemming Plaza, if by some act of God, the city opened up the bottom floor of the St. James Bldg for retail). Adams doesn't have the parking lots East Bay St does, and it's already been a hotspot for development, albeit adaptive reuse rather than new construction. 11 E, the Carlington, the W.A. Knight Bldg, the Barnett Bldg, Laura Place, and the Lerner Building. PLUS, it's more toward the heart of the CBD, has access to the Skyway, etc. It's more of a town CENTER than E. Bay Street. What has Bay seen so far? Berkman Plaza.

I mean, it will be great once the old courthouse is gone, and the Shipyards projects are completed, and something is done with the City Hall Annex, but until then, I don't see the big deal. Why THERE instead of Adams? E. Bay was little more than warehouses for most of Jax's history. W. Adams is a remnant of the bustling urban center of the city since the '20s, and would be much better suited for downtown's new entertainment drag, IMO... not to mention, a street that's much more worth being proud of!

[/rant]

[Lakelander]

^You have a point. Personally, I think that stretch of Adams Street will become another hub of entertainment options, especially when projects like the Barnett, Carlington, Laura Place and the Courthouse are complete. However, I don't see a problem with trying to make Bay Street more vibrant between the heart of downtown and the Stadium district. By enhancing Bay Street in time for the Super Bowl, Downtown will have possibly 4 vibrant areas (Landing, Bay St., Adams/Hemming Plaza, Southbank-Strand/San Marco Place) relatively soon. To me, the more the merrier.

[Lakelander]

Alltel Stadium fields due for sprucing

04 February 2004


DDA committee to look at plans for 'Entertainment Zone' on south end.


By SARAH SKIDMORE
The Times-Union

As part of overall renovations to Alltel Stadium, the former practice fields south of the stadium may become an entertainment area for sports enthusiasts, according to plans filed with the city.

The Haskell Co. project will be presented at the Downtown Development Authority Design Review Committee meeting today. The Haskell representative for the project did not return a phone call Tuesday seeking details.

According to the project description given to the city, the fields just south of the stadium will become a new "Entertainment Zone." The project has previously been estimated at about $5 million and is part of Alltel's overall $47 million renovation.

The public record filing gives more detail about the pavilion. For example, the area will offer several permanent features, such as a stage for music and entertainment as well as tailgate tents with televisions and parking spaces at the tent. There will be permanent restroom and service buildings. The space will also host temporary corporate tents for pre- and post-game activities. And NFL fans can participate in interactive games nearby.

Haskell plans also indicate appropriate lighting, sidewalks and fencing for the area.

The city owns the land, but it is unclear when construction may begin.

Jaguars main office personnel referred calls to SMG, the city's sports and entertainment management company, but representatives there were out of town and unavailable to comment.

Alltel has improved and expanded to host a Super Bowl, adding new sports bars, elevators and permanent seating. Super Bowl Host Committee spokeswoman Heather Surface said the "spectator plaza" is slated for the area.

[Lakelander]

Now we're on the clock: It's 1 year and counting


Developers face a time crunch as they try to get downtown projects ready for our prime-time show.


6 February 04

By CHRISTOPHER CALNAN
The Times-Union


Houston did it. San Diego and New Orleans have done it several times.

Now, one year to the date of Super Bowl XXXIX, Jacksonville is faced with the task of rolling out the welcome mat for hundreds of thousands of guests and millions more virtual visitors through televisions around the world.

The clock is ticking, just as it did for Houston when it completed several major projects -- just in time for the event.

"If there's ever an incentive to move the civic agenda along, the Super Bowl gives a pretty good reason to do that," said Bob Eury, executive director of the Houston Downtown Management District.

Eury, also the president of Central Houston Inc., a non-profit organization that advocates for Houston's downtown area, likened the Super Bowl to a coming-out party for his city. Although many of Houston's projects were bandied about for years, the game provided a deadline and the impetus to finally get them done.

"The Super Bowl alone would not be the reason why a project happens," he said. "It's just too short of a party to make it worth your while. Quite frankly, I think civic pride takes over -- company is coming."

In Jacksonville, some developers plan to get out the best china for the mega-event. Some are struggling to meet the deadline. For others still, it's business as usual.


A tight schedule

For Mark Farrell, president of the Vestcor Cos., converting the former Roosevelt Hotel into the 100-apartment building called The Carlington in time for the Super Bowl, is more of a community obligation than business deal.

"I don't think we're planning for it to be a financial windfall," he said. "We just want it to be completed out of a sense of pride for the city. This is another beautiful building that people can come around and see."

Farrell said workers are on a tight schedule, but he expects completion in January 2005.

Four months ago, developer Mike Langton tossed real and phony dollar bills out a third-floor window of the old Barnett Bank to announce his plan to convert the downtown building into a hotel, apartments and restaurant in time for the Super Bowl.

Now, the project is stalled because Langton is negotiating with the city for money to start it. Langton wants an $11 million low-interest loan and a $1 million grant from the Historic Trust Fund.

He said he still has time to build a street-level restaurant there in time for the game.

Langton said his project got caught in the transition between two city administrations and he has yet to reach an agreement with officials on what incentives they'll offer for the renovation.

The deteriorating 18-story building won't reflect well on the city, he said.

"Downtown needs to shine," Langton said. "The more downtown is renovated, obviously the better we're going to look. If a building is sitting there abandoned and boarded up, it's going to be an eyesore for our city."

Langton, owner of LB Jax Development LLC, said it may be possible to build the restaurant -- if construction can start by early summer.


A missed deadline

Along the St. Johns River, one of the largest developments in the city's history, The Shipyards project, has pushed back its schedule. The residential portion won't be ready; the marina will be, said Ham Traylor, president of The TriLegacy Group.


Two years ago, he said the condos could be ready four months before the game, if sales goals were reached. Traylor said 47 of The Shipyards' condominiums were reserved when they were initially marketed, but just 35 resulted in binding contracts.

The project is now scheduled for completion in June or July 2005 -- missing the Super Bowl deadline, Traylor said.

"It's a mixed blessing," he said. "It would have been great to show off what your lifestyle would have been like in such a big event. But it's been a minor headache from the planning standpoint."

TriLegacy takes a longer view of the Super Bowl and sees value in the city making a good impression instead of the company using it for marketing. As a result, making sure things run smoothly could ensure that the game returns to Jacksonville and pay future dividends, Traylor said.

"All we do is make sure Jacksonville shows well," he said, "and we do well in the process."


Running out of time

At another riverfront project viewed as a centerpiece for Jacksonville's Super Bowl hospitality, Toney Sleiman, owner of The Jacksonville Landing, scuttled plans to build a 120-slip marina at the Water Street site in time for the game. But he expects to go ahead with adding more retail space and a $19.2 million parking garage to the site that's always popular with visitors.

Sleiman also plans to tear down part of the Landing's front to create an open plaza to the St. Johns River from Laura Street and change the exterior to give it a Mediterranean look.

But he needs firm up plans by next month for construction to be completed in time for the Super Bowl -- and Sleiman said he is still negotiating with city officials on an incentive package for the $59 million project.

Sleiman said he enjoys the challenge presented by the game's deadline.

"Pressure on me is good," he said. "It's exciting to have that pressure on me. I don't make money until it gets done, so the faster it gets done the better it is for me."

Mayor John Peyton said last week he was unsure about the status of the negotiations.

"I suspect it will all come to a head pretty soon," he said. "It will all have to be on a fast track if we're going to do some of these" improvements.

Is Peyton confident about the Landing's improvements being done in time?

"I wouldn't say confident, I'll say optimistic," he said.

Across the St. Johns River, three major projects are planned, but their timing isn't tied the Super Bowl.


Good sign: incompletion


On the Southbank, construction of a 20-story residential building called San Marco Place, between Riverplace Boulevard and Flagler Avenue, should start this year. But it's not scheduled to be completed until late 2005 or early 2006, developer Jay Southerland said.

Construction of The Strand at St. Johns Center, a $50 million 30-story, riverfront apartment building, will begin by the Super Bowl, but will be far from completion.

Developer Granvil Tracy, president of North Miami Beach-based American Land Ventures Inc., expects construction of the 295-unit building to start by June, but it also won't be completed until late 2005 or early 2006.

Tracy plans to begin marketing his second project, an adjacent 36-story, 256-condominium tower called The Peninsula, in March.

Despite the seeming disregard for the game, Tracy said the Super Bowl can have a peripheral effect on projects like his by letting possible relocating corporations know there are plenty of housing options in Jacksonville.

"When they see housing is available in the downtown area, it's important," he said.
------------------------------------------------------------------------------------

What will, may be and will not be ready for the Super Bowl

http://www.jacksonville.com/images/020604/21940_400.jpg http://www.jacksonville.com/images/020604/21918_400.jpg
What may be ready: The Jacksonville Landing

Type: Restaurants and retail
Location: Water Street
Cost: $59 million
Deadline: Undetermined, pending city incentives

Developer Toney Sleiman plans to build a 960-car parking garage between the Landing and the Times-Union Center, and tear down part of the Landing's front to create an open plaza to the St. Johns River from Laura Street.


http://www.jacksonville.com/images/020604/21913_400.jpg
What will not be ready: Barnett Bank

Type: 80 hotel rooms, 75 apartments
Location: West Adams Street
Cost: $25 million
Deadline: Undetermined

Renovation plans for the deteriorating 18-story building include a restaurant and 80-room hotel topped by 75 loft-styled apartments.


http://www.jacksonville.com/images/020604/21917_400.jpg
What will be ready: Bay Street Town Center

Type: Mixed-use revitalization
Location: Downtown
Cost: Undetermined
Deadline: Undetermined

The estimated $30 million plan to give a facelift to a four-block downtown area along Bay Street between Liberty and Main streets would include sidewalks, streets and landscaping. The stretch would run between the 966-room Adam's Mark hotel and Berkman Plaza.


http://www.theshipyards.com/images/masterplan_image.gif
The Shipyards marina

Type: Condominiums and marina
Location: Bay Street
Cost: $1.2 million (marina only)
Deadline: Early fall

The $860 million Shipyards project, on 45 acres of downtown riverfront property, was already in its initial stages long before Jacksonville was selected as a Super Bowl site. Part of the project, a $1.2 million 66-slip marina, is scheduled for completion in the late summer, early fall.

Another part, a $45 million, 99-condominium complex, was initially expected to be completed late this year. But slower sales have stretched that date six months, said Ham Traylor, president of the developer, The TriLegacy Group. Forty-seven of the condos, selling for $455,000 to $1.3 million, were reserved when they were initially marketed, but just 35 resulted in binding contracts, he said. The project is now scheduled for completion in June or July 2005.


http://www.realtybuilderconnection.com/story/07_03/story53.jpg
The Carlington

Type: 100 apartments
Location: West Adams Street
Cost: $27 million
Deadline: January 2005

The 78-year-old former Roosevelt Hotel is getting a $27 million renovation that will include 100 loft-styled apartments, 15,000 square feet of retail space and a 250-space parking garage topped with a swimming pool. Farrell said workers are on a tight schedule and he expects completion in January 2005.

http://www.jacksonville.com/images/111601/biz_strand_at_st.__29.jpg
The Strand at St. Johns Center

Type: 295 apartments
Location: Southbank
Cost: $50 million
Deadline: Early 2006

The Strand at St. Johns Center, a $50 million 30-story, a Southbank riverfront apartment building, will begin by the Super Bowl, but will be far from completion. The developer expects construction of the 295-unit building to start by June, but not be completed until late 2005 or early 2006.


http://www.jacksonville.com/images/102103/11505_400.jpg
San Marco Place

Type: Retail and 128 condominiums
Location: Southbank
Cost: $45 million
Deadline: Early 2006

Riverplace Properties plan features a 20-story residential building between Riverplace Boulevard and Flagler Avenue, across from the Radisson Riverwalk Hotel and Conference Center. The project, called San Marco Place, will feature retail stores topped by 128 condominiums.

[Lakelander]

This low key purchase has a good chance to add to the densification of the Southbank.
------------------------------------------------------------------------------------

9 February 04

Aetna building changes hands

Investors paid $39 million for Southbank tower


Another skyline building has changed hands in downtown Jacksonville.

Less than a month after investors bought 1 Enterprise Center on the Northbank, a South Florida group completed the acquisition of 841 Prudential Drive, also known as The Aetna Building, on the Southbank.

Renaissance Realty Associates of Palm City and Krook Douglas Development of Boynton Beach announced Saturday that they led a group of private investors that paid $39 million for the 22-story building.

Renaissance President Harold Dodt and Krook Douglas executive Jeffrey Douglas said in a written statement that it was their first office property in Jacksonville, adding to other Florida acquisitions such as the Motorola facility in Palm Beach County and 124 acres of commercial real estate in St. Lucie County.

The investors bought the Aetna building from OAIC Jacksonville LLC, which acquired the property in 1998 from Prudential Insurance Co. Duval County property records show that 841 Prudential Drive carries a market value of almost $31 million.

Building General Manager Betsy Reichert said Sunday that OAIC, which is part of Ocwen Financial Corp. of West Palm Beach, hadn't put the building on the market and that Dodt and Douglas targeted it for purchase.

"This was not by accident. This was by design," Reichert said of the new owners' interest. "These were clearly people with an interest in our community."

Dodt and Douglas couldn't be reached for comment Sunday afternoon.

Reichert said the investors are considering further development at the 13-acre site, including the possibility of condos or office space on land along the St. Johns River and perhaps even a small retail project along Prudential Drive.

"They're investigating a lot of different avenues," she said.

She said they "very much believe in residential [development] in downtown Jacksonville."

Reichert said the office tower also would be renovated. She said the building has 515,000 square feet of usable office space that can be leased, and that 160,000 square feet of it on the upper floors, from the ninth to the 19th, is available.

Reichert has worked at the building since the Ocwen purchase in 1998 and is general manager with the Grubb & Ellis firm that managed the property. She said she will remain with the new group and, as of March 1, will be vice president of property management with SSGP of Florida.

Downtown Development Authority Managing Director Al Battle said in January that he met in October with a lawyer representing a group of potential buyers and that he expected a "pretty imminent" sale. He didn't know the name of the group, but said they were considering condos or office space at the site.

Battle said the lawyer hadn't asked for specific city incentives but asked what had been done with other projects downtown.

Reichert said the property also includes a parking garage.

The 841jax.com Web site reports that the building was designed in 1954 by the Kemp Bunch and Jackson architectural firm. Reichert said KBJ Architects again is working on the property with the new owners. The building was completed in 1955, according to archived Times-Union reports.

Originally the Prudential Building, it housed the Prudential Insurance Co. of America South Central Home Office. It also accommodated Flagship Bank, clothing and retail stores and the original River Club on the 19th floor, the Web site shows. The River Club now operates on the 34th and 35th floors of the Modis Building on the Northbank.

Prudential sold the tower to Ocwen for $36 million. Aetna then bought Prudential HealthCare Inc. a year later, in 1999, and Aetna US Healthcare remained the anchor tenant. In 2000, Aetna signed a seven-year lease with Ocwen.

The Aetna building deal follows the January sale of 1 Enterprise Center, also called the Wachovia Building, at 225 W. Water St. downtown. Harbor Group International LLC announced then that an affiliate and a New York investor paid $45.25 million to buy the 22-story building and a 10-story parking garage.

Another sale downtown also could take place any day. Capital Partners, which owns the Modis Building, intends to buy the neighboring 23-story Humana Center and rename it for SunTrust, which will become its anchor tenant.

[JFDinJax]

Great! I never thought there'd be the possibility of a residential project on that side of the Acosta Bridge, with the Baptist hospital and Aetna taking up most of the land. I hope they extend the riverwalk across the railroad tracks along with any projects at that site.

[Captain Obvious]

let's see if they allow hotlinking ...

http://www.841jax.com/1024/images/siteplan.jpg

I'm interested to see which site they are considering for the residential expansion. I think the surface lot to the LEFT is actually owned by the hospital (indeed, isn't there a building being built on it right now?).

However, the surface lot on the right seem's problematic too. it is very close to the acosta bridge, making noise and shadows a huge problem. with the railroad bridge there is also terrible connectivity.

http://www.841jax.com/1024/images/map_parking.gif

[Lakelander]

^I didn't realize they also owned the large surface parking lot on San Marco Blvd. I would like to see something worthwhile built on that site instead of the riverfront. That piece of property is the most important key to creating a pedestrian friendly corridor, from San Marco Square to the Southbank.

[Captain Obvious]

^ No joke, you're absolutely right, but it's not going to happen.

As previous construction figures indicate, it would cost them anywhere from $30-50 million dollars to replace those 1,000 spaces with the necessary garage (thus freeing up 3/4 of the lot for development). I don't remember the exact figure, but their property taxes on that huge surface lot only stack up to several thousand (they might even be included with the property tax on the skyscraper!!)

Therefore, there is absolutely ZERO financial incentive for them to develop the large surface lot. The exact same thing scan be said for Prudential, and their INSANELY big surface lot off Prudential and Kipp Street.

[JFDinJax]

^Why would a parking garage cost $30-50 million? Aetna's 1,133-space garage had a construction cost of only $9 million. JTA's 1,875-space garage was $12 million.

BTW, isn't that surface lot on San Marco Blvd owned by Baptist Medical Center?

[Captain Obvious]

you are correct about the total cost. i was getting my numbers confused. $30-50 million would be the average cost of a ~1,100 space UNDERGROUND garage.

you are also correct that baptist owns the surface lot, i should have clarified that.

however, regardless of whether it's baptist or aetna; $30 million or $9 million, the cards are stacked against development.

they only pay $60,000 a year in taxes on that surface lot, easily covered by parking fees. so they have no incentive to finance 9 million dollars for a garage. they wouldn't want all that cash tied up in the increased equity for sure. however i don't even know if there is a precedent for a triple-net lease on a parking garage, so they have no way to free up their cash post construction. therefore, they would be making a huge gamble. the only way to turn profit on the site after a garage, would be to sell off the freed-up land to other developers. but then THEY need parking space, and how are THEY going to get financing, especially for buildings with garages? so if no developer bites on the land (which is a real possibility) the hospital suffers a whole lot of red on their earnings. basically, fear is preventing productive development.

long story short, inertia often runs against development. it is in baptist's interest to preserve the status quo and keep that a surface lot. it would take one of two things really, to get rid of the damn thing.

1) a visionary developer with more money than sense; who is willing to take the massive risk of purchasing the property from them at inflated cost and compensating their parking requirements.

2) a helpful city program willing to fix the mess the city created; i.e., eliminate parking requirements, offer tax credits, and market the site to developers.

/rant off

[Lakelander]

Humana building on Northbank sells for $16 million

10 February 2004

SunTrust will be largest tenant, and its name will be on it.


By CHRISTOPHER CALNAN
The Times-Union

The Humana Centre Monday became the latest in a string of Jacksonville office towers to be sold in recent weeks.

Capital Partners Inc. said it bought the 24-story building downtown on the Northbank for $16 million and plans to place the name of its largest tenant, SunTrust Bank, on its top. Orlando-based Capital Partners said it also bought for $4 million an adjacent 1.5-acre parcel it plans to use for a 1,200-space parking garage.

In addition to the garage, the company is considering building a hotel or condominiums on the parcel.

Bill Evans, Capital Partners' chief operating officer, said the company plans to fill up 224,000 square feet of the building's vacant space (59 percent of the total) by undercutting nearby lease rates.

"We're going to put forth an aggressive marketing program," he said. "We'll have lower rates than other Class A buildings downtown."

Last week, a South Florida group bought the Aetna Building on the Southbank. In January, Harbor Group International of Norfolk, Va., and a New York-based corporate investor bought One Enterprise Center, the 22-story home of the Wachovia Bank building and the Omni Jacksonville Hotel.

At the 381,000-square-foot Humana Centre, the name change could happen within 30 days, Evans said. Sun Trust is expected to move in by July.

SunTrust will occupy about 60,000 square feet, and Humana Inc. will occupy nearly 40,000 square feet, Capital Partners said in a news release.

The company said it plans to renovate the interior and exterior of the building.

Last month, Capital Partners said it was negotiating with Westin Hotel officials to build a 12-story, 197-room hotel and a 900-space parking garage.

Evans said Monday the company should decide in March exactly what it will build on the property. Construction would start in the fall and take 12 months to complete, he said.

Capital Partners bought the former Bank of America building in Deerwood Park last month, giving the company a total of 2.3 million square feet in Jacksonville. It also owns property in Tallahassee and Orlando.

[Lakelander]

It looks like up to two 250 unit condo towers could spring up on the Aetna site. This is taken from a section of an article published on Feb. 11th in the Times Journal
------------------------------------------------------------------------------------

New Aetna Building owners discuss plans

New owners of The Aetna Building on the Southbank want to be friendly neighbors.

They met with Baptist Medical Center executives to discuss their intentions to develop and upgrade their recently acquired 12-acre Aetna site at 841 Prudential Drive along the St. Johns River.

"We're looking at it as a cooperative" effort, said ownership partner Hal Dodt.

Baptist, which is undergoing a $90 million expansion at its 800 Prudential Drive campus, appreciates the effort.

"They made introductions and raised the possibility of joint planning," said Baptist Health research analyst Chad Reece.

"We've haven't reached any specifics. It's very early, very initial. We were appreciative, considering how our campuses are intertwined," he said.

Reece said that Aetna Building owners and Baptist executives were "looking at the different opportunities and how they might work together."

Reece said Baptist would review its master plan and then meet again with Aetna owners.

Some possible synergies include Baptist using some of Aetna's 200,000 square feet of available office space, as well as its medical staff renting or buying in one or two potential high-rise 200- to 250-unit, apartment or condo buildings that Aetna owners contemplate.

Aetna owners also are investigating development of a 40- to 120-slip marina.

Dodt, principal of Renaissance Realty Associates, and Jeffrey Douglas, with Krook Douglas Development, led the group that paid $39 million for the 515,000-square-foot Aetna Building and its adjacent 1,100-space parking garage.

A visit to the Aetna management office this week found a site model with two towers along the river that were at least the height of the Aetna building.

The model also showed the possibility of small retail stores in front of the office building and its parking garage. KBJ Architects, the original architect on the 49-year old building, is working on designs, which would require city and other approvals before construction could start.

Don't expect firm plans for eight to 18 months, Dodt said. It would take that long to strike deals and perform the due diligence, he said.

In a brief tour of the building, which has 19 floors of office space, Dodt emphasized that residential development would be market driven, and probably market-rate, and that a marina was under study.

The group bought the building from OAIC Jacksonville LLC, part of Ocwen Financial Corp. of West Palm Beach.

[Captain Obvious]

Apparently, the new aenta owners are planning TWO 200+ unit towers about 300ft tall. But don't even expect real renderings or site plans for nearly a year :(

http://www.jacksonville.com/tu-online/stories/021104/bum_aetna.shtml

Some possible synergies include Baptist using some of Aetna's 200,000 square feet of available office space, as well as its medical staff renting or buying in one or two potential high-rise 200- to 250-unit, apartment or condo buildings that Aetna owners contemplate.

Aetna owners also are investigating development of a 40- to 120-slip marina.

Dodt, principal of Renaissance Realty Associates, and Jeffrey Douglas, with Krook Douglas Development, led the group that paid $39 million for the 515,000-square-foot Aetna Building and its adjacent 1,100-space parking garage.

A visit to the Aetna management office this week found a site model with two towers along the river that were at least the height of the Aetna building.

The model also showed the possibility of small retail stores in front of the office building and its parking garage. KBJ Architects, the original architect on the 49-year old building, is working on designs, which would require city and other approvals before construction could start.

Don't expect firm plans for eight to 18 months, Dodt said. It would take that long to strike deals and perform the due diligence, he said.

In a brief tour of the building, which has 19 floors of office space, Dodt emphasized that residential development would be market driven, and probably market-rate, and that a marina was under study.

[Lakelander]

Landing renovations close to starting, Sleiman says

16 Feb. 04

Jacksonville Landing owner Toney Sleiman said a potential incentives deal could be worked out with the city within two to three weeks, which would allow him to start demolition and redevelopment of the riverfront marketplace.

That also would mean a portion of the first phase would be completed in time for next year's Super Bowl, but not all of it.

Sleiman said on Thursday that if the deal, now being negotiated, is approved by the Downtown Development Authority, the Jacksonville Economic Development Commission and City Council, then demolition and construction could start 60 days after that.

He said that the redesign plans also must be approved by the DDA's Design Review Committee.

If all that happens, Jacksonville-based Sleiman Enterprises could start construction three to four months from now, which is later than his initial expectation that he might start work by March.

Sleiman bought the retail center in August for $5 million and vowed to re-energize the struggling center, which opened in 1987. He said he wanted to start construction in March, after city approvals, and complete the first phase in time for the Super Bowl scheduled at Alltel Stadium.

Sleiman said last week that if approvals come soon, part of that phase would be completed, but not all of it.

Sleiman said that the building exterior would be redone and that a "cut through" to open up the marketplace at Laura Street would be completed, creating an open plaza through the Landing.

However, just a few levels of a six-story, 945-space parking garage would be completed, although construction would be halted during the Super Bowl events.

"I want to get as much done as I can before the Super Bowl," Sleiman told participants at the JEA Power Breakfast Series.

Sleiman said the second phase would include another parking garage and two mid-rise mixed-use condominium buildings. The third phase is a 25-story, 500,000-square-foot office tower that would be built on the existing east parking lot.

Sleiman intends to market the building to Fortune 500 companies. "With the Super Bowl coming, we are going to market that a lot," he said.

While he initially proposed a 120-slip marina, he said that would be done later.

Asked the target date for completion, he expects the entire project to be ready in seven to 10 years. All three phases have been estimated at $200 million to $250 million.

Sleiman did not discuss the extent of the incentives, but said "we're in the middle" of negotiations and are discussing borrowing money, paying it back to the city and clawbacks.

The Times-Union has reported that Sleiman was seeking a financing package that topped $50 million and that Sleiman Enterprises and the city were trying to come to terms on Sleiman's request for a low-interest loan.

In the meantime, Sleiman said the Landing is being spruced up, especially the restaurants. "We talked to all the restaurant managers. 'You gotta clean up,'" he said.

Also, Landing consultant Mike Tolbert said that the former game room on the second level is available for community groups and also will become the "Music Factory at the Landing" for dances and other ticketed musical events on Friday and Saturday nights.

On the first floor, the former Lerner's space will become "Club Landing "on Friday and Saturday nights to feature nightclub entertainment and visiting entertainers performing in town.

Sleiman said he continues to work with national restaurant groups, but they are not commtiting to a Landing lease until there is adequate customer parking.

He also said that his parking garages will be brighter and nicer than the city garages. "Jacksonville is the proud owner of the ugliest parking garages downtown that I've ever seen," he said.

Sleiman said that the second- and third-phase condo and office buildings would be built based on market demand. "I am not going to build anything without a tenant," he said.

And he drew applause when he announced that "we have to get our heads out of the sand and change downtown today, not tomorrow."

[Lakelander]

Law firms are heading west toward new courthouse site

DOWNTOWN -- Land prices are going up and property is harder to come by as development plans intensify around the site of the new Duval County Courthouse, bordered by Adams, Broad, Duval and Julia streets.

During two years of negotiations between the city and attorneys Harold S. Lippes and Russell A. Smith for a now-vacant lot at 752 W. Adams St., the price increased from $5 a square foot to $15.

link to article: http://jacksonville.bizjournals.com/jacksonville/stories/2004/02/16/focus3.html
------------------------------------------------------------------------------------

Here's some of the proposed developments listed in the article.

project:
office for attorneys Harold S. Lippes and Russell A. Smith
on a vacant lot at 752 W. Adams St.

Plans are to build a two- or three-story building on a 5,000-square-foot footprint for $1.6 million.

Depending on whether they build two or three floors, Lippes said, 7,000 square feet or 12,000 square feet will be available for lease. The first floor could be made suitable for a coffee shop, such as a Starbucks, or other retail business.

project:
Harris, Guidi, Rosner, Dunlap, Rudolph, Catlin & Bethea

recently purchased three adjoining lots on the southeast corner of Adams and Jefferson streets for $829,280. The land purchase includes the shuttered, 7,700-square-foot Howell's Automotive Garage.

The firm is close to selecting a contractor and even closer to picking an architect, said managing partner Robert Harris. The firm's partners are considering two plans: a 30,000-square-foot, three-story structure with retail space on the first floor, and an 8,000-square-foot renovation and expansion of the existing building.

project:
potential office tower by Foram Management Leasing

Miami-based Foram Management Leasing, which owns the 13-story building at 550 Water St., recently purchased the block bounded by Forsyth, Broad, Houston and Jefferson streets, which is at present a parking lot.

although there's no timetable for development, said President Wayne Stringer, but he envisions an office tower on top of a garage on the site. His company has experience in other markets where new courthouses have been built, including managing and leasing a 25-story building near the Dade County Courthouse.

"We're not sure there's a market yet," Stringer said. "We won't spec build; we'll need an anchor tenant."

project:
Medical/Professional Office complex

centered on the intersection of Lee and Duval streets a few blocks west.

The first phase opened two years ago. Phase two, which would be on the block south of the first phase, is in the design stage. Plans are to concentrate endocrinology and oncology professionals there. A third phase would extend the complex a block north of the existing complex.

project:
323 W. Duval St. office tower

located northeast of the courthouse, developers are considering a couple of scenarios. One plan calls for a nine-story, 100,000-square-foot office tower, renovating the Ambassador Hotel into 50 upscale apartments and building a 207-space parking garage.[

[Sunstorm]

Lots of good buzz for DT Jax!

[Lakelander]

Music Factory coming to the Landing

17 Feb 2004

Jacksonville Daily Record

Converting the old Lerner New York store in the Landing into a night club is just the beginning of the attraction’s efforts to help make downtown the place to be for Jacksonville nightlife.
“The space has been empty for a long time,” said Mike Tolbert, consultant for the Landing. “Last week, I went to look at it and thought that it’s a nice place for a club.”

Tolbert wants to find someone by late March or early April who is looking to bring a night club downtown.
“I just want to paint the picture for someone and let them take over,” said Tolbert.
As Tolbert searches for a tenant, the space won’t go unused. Singer Stephanie Mills, who will be in town Feb. 27 for a benefit concert at Edward Waters College, will be the first to occupy the empty space.
The store will be converted into a listening room for her CD party Feb. 26, and the following night, she will return with guests for an after-concert celebration.

Beyond these events, there are no definite plans for the site, but the Landing will introduce some new attractions in March, beginning with live music every Tuesday, Wednesday and Thursday night.
“We want to make a place downtown for workers to hangout in the afternoons when they get off of work,” said Tolbert.
Thursdays will also mark the return of the River Rally, a night of live music, drinking and carousing that took place about two decades ago at the Hilton on the Southbank.
This event, and others, will begin around 5:30 p.m. in order to attract an after-work crowd.

Also in March, the Music Factory will open in the old game room site.The 12,000 square-foot space will be a showcase for music promoters and live bands on Friday and Saturday nights.
The entertainment additions to the Landing are part of Tolbert’s three-pronged goal: to put space at the Landing to good use; create a venue for downtown, San Marco and Riverside residents to have a good time; and to give workers a place to relax after work.
------------------------------------------------------------------------------------
It looks like the Landing will reinvent itself as a nightlife entertainment and dining center instead of a retail mall, with the addition of a nightclub, the Music Factory, and the planned "Twisted Martini" bar facing the courtyard.

Also there was an article in the print edition of the business journal about a new two story restaurant, bar & art gallery with outdoor seating, planned to open in November on Adams Street right across from the Haydon Burns Library by a group called the Urban Core. So the entertainment scene in downtown is finally beginning to heat up now.

[Lakelander]

Plans for San Marco Publix move forward


Developers are asking the city's guidance in an attempt to develop a long-rumored Publix Super Market and neighborhood center in historic San Marco.

Executives with The Sembler Co., the St. Petersburg developer that built the Publix-anchored Riverside Market Square, met recently with city planners and are working with City Councilman Art Shad.

"They are in the final stages of their due diligence," Shad said. "There are a lot of loose ends to tie up. They are getting pretty close, though."

A Sembler executive confirmed in August that the company had a contract to buy property from SouthTrust Bank at southeast Atlantic Boulevard and Hendricks Avenue. SouthTrust owns about 70 percent of four blocks in that area.

At the time, Sembler estimated development of about 70,000 square feet of stores and offices, as well as apartments or condos.

City planners said this week that housing was not part of the recent talks. City planners and Sembler have not confirmed the name of the grocery store during interviews, but Shad said Sembler has identified the store as a Publix.

He also said the Publix would be about 38,000 square feet, larger than the 27,000-square-foot Riverside store but smaller than the suburban stores.

Sembler will have to go through several regulatory reviews before it can develop the site. Michael Herzberg, current planning division chief at the Jacksonville Planning and Development Department, said the issues include parking, traffic flow, landscaping and street closures.

He said SouthTrust would operate a corner bank with a drive-through, so that would need to be worked out, too.

Herzberg said that the road closure process can take a year. He and Shad expect that Sembler will need to complete a Planned Unit Development zoning review and possibly file for land-use amendments. Planning department director Jeannie Fewell said the discussions are "very preliminary."

"They did not come in with any plans or applications. They haven't filed anything," she said. "We made some suggestions."

Herzberg said he met with two Sembler executives within the past three weeks. He said they did not discuss a time frame for development. Shad said the PUD process allows for neighborhood involvement, which he considers critical for the project's success. "I made it very clear to them that the community needs to be involved," Shad said.

The site "is the heart of San Marco." He said no community meetings have been scheduled, but "the community will have lots of opportunity for input." Sembler executives did not return calls for comment this week.

It's unclear how other existing retail stores on the blocks will be affected, although Shad and Herzberg said that some could be incorporated into the design and construction. Shad said the community response so far has been "very, very favorable."

Former district Councilman Matt Carlucci said "the design and the way it looks will be critical." He also said that while parking is a big issue, "a lot of people will walk to it."

Carlucci estimates the development could take up to two years. Shad said that developers wanted to start. "They don't have a time frame, but ... they are eager to move forward as soon as possible," he said.

[Lakelander]

Fidelity considers Shipyards tower

27 February 2004


Company could also add additional 450 jobs
http://www.jacksonville.com/images/022704/23479_400.jpg


By KAREN BRUNE MATHIS
The Times-Union

Fidelity National Financial Inc. Chairman Bill Foley said Thursday the Jacksonville-based Fortune 500 company should decide within 30 days whether to develop an office building on property near its Riverside campus or at The Shipyards downtown.

"We couldn't do both," Foley said from his corporate offices at Fidelity's 601 Riverside Ave. campus.

Fidelity moved its headquarters from Santa Barbara, Calif., to Jacksonville in August. Fidelity acquired the campus as it bought the financial services division of Alltel Information Services Inc., which employed 1,400 people in Jacksonville.

Fidelity promised to add 750 jobs over three years in return for an incentives package of $12.525 million, comprising a city-state tax rebate for job creation, a reimbursement of taxes for improving its property values and state road grant assistance.

"We covered our expenses in relocating our employees," Foley said. "We were just trying to come out even."

The company is growing through internal expansions and external acquisitions. Foley said the company could relocate more jobs to Jacksonville, provided the city and state assist with an incentives package.

Foley said Fidelity could boost its workforce by 1,100 to 1,200 people, up from the initially promised increase of 750, at an average wage of $62,500.

To handle the growth, Fidelity has surfaced potential expansion plans at its campus, which now has a 13-story office building and three other buildings.

"We've got real space constraints," Foley said.

Foley said that Fidelity has a contract to buy 5.9 acres next to the campus and must decide by March 25 whether to complete the deal. If Fidelity chooses that site, it probably would build a 10-story, 280,000-square-foot building, he said.

BY THE NUMBERS

About the company


Fidelity reported more than $7.7 billion in revenues and earnings topping $860 million in 2003. Fidelity employs about 32,000 people worldwide, with the majority in the United States.



If Fidelity chooses to build at The Shipyards downtown, along the Northbank riverfront, it would develop a larger building to house the headquarters, title business and part of the mortgage services business. The Riverside campus would serve as a processing center.

Foley said a Shipyards building likely would be up to 18 floors and 500,000 square feet in size. The site is on the far western side of The Shipyards, near Berkman Plaza.

"It's a great spot. The property is terrific," Foley said. He said he was talking with the city and the Spence family, which owns the Shipyards property, about the potential project.

In either event, the next building probably would not be completed for at least 20 months, given approvals and construction timetables.

While Foley said the talks are "very, very preliminary," he said that the city and the Spence family would need to "come to us with a proposal" for a Shipyards project.

In the meantime, the company continues to renovate and update its Riverside Avenue campus. As the company moves businesses and functions to Jacksonville, it probably will need to lease temporary office space until a new building is completed.

"We're going to build a building," Foley said. "We're going to know in 30 days."

Jeffrey Spence, chief executive of Shipyards owner TriLegacy Group LLC, said he talked with Foley.

"It's a great opportunity if we do that, if it makes sense for him and us," Spence said.

Spence said that if Fidelity chooses the Shipyards, "it would be an FNF campus, and my interpretation is they would own that and develop it themselves."

Spence said the city was aware of the interest, "but I can't tell you what they are thinking as far as a package" of assistance.

Kirk Wendland, executive director of the Jacksonville Economic Development Commission, said Thursday that he has spoken with Fidelity, but refers questions and comments about the potential Shipyards building to Foley.

Wendland also said that he has discussed the job increases with Foley, but that no incentives package has been designed.

Spence said the Shipyards was designed for office space along with a marina, condos and other development. "I can't crystal-ball what their needs are," Spence said about Fidelity. "We always felt like Class A office space would be on that site."

The Shipyards is the former Jacksonville Shipyards along East Bay Street. TriLegacy bought the almost 45-acre site and announced plans in 2001 for a 10-year development to include two office towers totaling 1 million square feet of first-class space, 662 residential units, 150 boat slips and a 350-room hotel, along with a 16.8-acre city park.

The city agreed to help develop the first phase with $40 million in tax-exempt bonds for the public park and pier improvements. It also agreed to a maximum $35 million tax-increment rebate over 20 years after debt service on the riverfront park is paid. That payment would be based on increased taxes generated by property improvements.

The Shipyards continues to work on plans to develop 99 condo units in One Shipyard Place. Jacksonville Jaguars owners Wayne and Delores Weaver agreed to buy one of the condos.

TriLegacy, formed in 2000 and is the development arm of the Spence family.

Fidelity is No. 326 on the Fortune 500. It sells products and outsourced services to the financial and real estate industries. It provides information-based technology solutions and processing services to financial institutions and mortgage and financial services companies through Fidelity Information Services Inc.

Fidelity Information Services processes almost half of all U.S. residential mortgages and works with 46 of the top 50 U.S. banks.

Fidelity says it also is the nation's largest title insurance company and sells other services such as escrow, credit reporting, property appraisals, flood and other insurance, and more.

------------------------------------------------------------------------------------
Maybe the city should focus on attracting more Fortune 500 companies to Jax, if they plan t expand like this as soon as they get here.

Really though, I like the idea of Fidelity building a larger tower at the Shipyards site. That stretch of Bay Street will bloom a lot faster with an additional 1,000 well paid employees working there. It might also speed up future condo development plans at the Berkman & Shipyards sites surrounding it. The best thing about Fidelity is they're going to building a tower somewhere downtown soon, because they definately need the extra space.

[JFDinJax]

This is the kind of stuff I've been waiting for! A chance to redevelop a core neighborhood after learning from the mistakes made in LaVilla. AND, finally, focusing on the gap between Downtown and Five Points, and following the Downtown Master Plan's ideas regarding McCoy's Creek.

Worth noting for our non-Jacksonville readers: there is land being set aside in the Brooklyn area, along Riverside Ave, for a future Skyway extension. Of course, there's no funding for it yet, but at least they're planning ahead instead of letting the area build up with no room for it. Hopefully this UDA will implement that into its plan.

Brooklyn designer named

http://www.jaxdailyrecord.com/showstory.php?Story_id=40393

by Bradley Parsons
Staff Writer
The City selected Pittsburgh design firm Urban Design Associates to redesign the Brooklyn and Riverside Avenue District. The proposal, approved earlier this month by Mayor John Peyton, seeks to use Brooklyn’s natural assets to attract mixed–use development.
Peyton chose UDA from eight candidates. The firm’s proposal emphasized past projects in Norfolk, Va. and Nashua, used access to waterways to spur housing, retail and commercial development. UDA’s package pointed to the St. Johns River, McCoy’s Creek and Brooklyn’s proximity to the central business district as potential drivers for the neighborhood’s revitalization.
Brooklyn has lagged behind the adjacent Riverside neighborhood, which in recent years has become home for some of Jacksonville’s leading businesses — St. Joe, Blue Cross/Blue Shield, The Haskell Company and Fidelity National Financial. The selection of UDA was the first step toward capitalizing on Brooklyn’s potential said mayor’s office spokesperson Heather Murphy.
“People ask ‘Why that area?’ and the reason why we’re focusing there is because it’s one of the key areas where we want to attract infill housing,” said Murphy. “The idea is to make the area more attractive to bring people there.”
The UDA proposal called Brooklyn and Riverside “two different worlds.” While Riverside has thrived, Brooklyn has become enveloped by “blight, vacancy and an aura of neglect.”
UDA pointed to transportation projects — an I–95 interchange and the current widening of Riverside Avenue — as obstacles to Brooklyn development. That sentiment was echoed at Wednesday’s Downtown Development Authority board meeting.
“We’ve sat here, basically doing nothing, while major highways and roads have been built across McCoy’s Creek,” said board member Gerry Nichols. “It makes it more difficult to do anything with it.”
As the DDA reviews downtown’s master plan, former City chief of staff Audrey Moran said the area should be developed as “a prominent gateway” to downtown’s west end. DDA managing director Al Battle said the City could connect McCoy’s and Hogan’s creeks with walkways, encouraging pedestrian traffic. UDA’s plans appear to mesh with those concepts.
In addition to accessible waterways, UDA’s proposal said the designer will capitalize on Brooklyn’s proximity to the Osborn Center in LaVilla, the neighborhood’s history and a strong employment base along Riverside Avenue to attract development.
According to initial estimates, the redesign will cost $205,000. UDA also asked to be compensated for travel, long–distance communication and photography.
The planning process will span three phases. First, UDA will collect land–use, traffic and transit data and interview neighborhood stakeholders. Following a phase-two trip to the City to test design theories, UDA will prepare a draft plan. That plan will be amended through meetings with City planners, culminating in the project’s final draft. Additional public forums may be added at the City’s discretion.
The final draft should be ready in five or six months, according to UDA.
The firm’s previous designs used prominent riverfronts to revitalize residential, shopping and commercial districts in Norfolk Va., Nashua, N.H., and Cincinnati.

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

Also, on the Fidelity article, I too would rather see them build along Bay Street, even moreso now that there's more focus on Brooklyn. The only reason I would favor them expanding in Brooklyn/Riverside instead of Bay St is because it would bring some kind of development to that area... but it'll get it anyway. Well, that, and it'll apparently be a taller project if they go for Bay St. :D

[Sunstorm]

I would love to see Fidelity build their headquarters at the Shipyards instead of Riverside. This would be a huge boost to the Midtown area.

I also have felt for a very long time that Jax should be more aggressive in going after Fortune 500 company headquarters. Hopefully, landing Fidelity will let the city know how beneficial it is having a new corporate headquarters in town can be.

[JFDinJax]

Hopefully Mayor Peyton's legacy will be attracting a few new corporations and businesses to Jacksonville during his term(s). That seems to be one of his goals anyway.

[Lakelander]

City, Maxwell House may swap land
2 March 2004

The City and Maxwell House may soon swap four parcels of land if a bill under review by the City Council is approved later this month.

According to recently filed documents, the proposed land swap includes land bordering the coffee plant on East Bay Street. The purpose, said Council president Lad Daniels, is to increase access to the Sports Complex.
“From what I understand, we were going to try to have something like this in place in time for the Super Bowl,” said Daniels. “It’s very important for us to improve access near (Alltel Stadium).”
According to the Council’s Research Department, once a deal is finalized — neither entity stands to make a profit — the City will construct an East Adams Street loop around the plant and reconnect east of Palmetto Street near the Sports Complex.
The City will also install a security fence along the northern edge of the Maxwell House plant.
At the request of Kraft Foods, owner of the property, a 500-foot segment of East Adams Street was permanently closed in 2002.
Kraft had voiced concerns about outgrowing the site, and there were discussions about the plant relocating.
“Again, I think it’s very important for us to have more access in and out of the Sports Complex,” said Daniels. “I’m a big supporter of that. If Kraft is fine with this. I’m fine with this.”
Council member Jerry Holland said bill benefits both parties.
It was unanimously recommended for approval, and Holland expects similar approval from the full Council.
“We looked at it as a simple land swap that will properly align those roads and improve traffic in the area,” he said. “It doesn’t appear anyone is losing anything because of the bill.”
A funding source for the estimated $1.5 million project will be identified and requested in a later bill. No construction starting date has been decided.
-----------------------------------------------------------------------------------
This isn't real big news, but reconnecting the street grid will help blend the sports district in with downtown more in the future.

[Lakelander]

City housing on track, says DDA director

2 March 2004

The Downtown Development Authority’s managing director assured the City Council Monday that the City was following the right track, building downtown’s revitalization on a residential foundation.
Al Battle told the City Council’s Finance Committee the Jacksonville Economic Development Commission was following downtown’s master plan in focusing first on downtown housing.
Restaurants, supermarkets and nightlife would follow, he said.
To encourage developers to jump into what had been a stagnant market, the JEDC has subsidized much of the recent residential development. Battle said eight of 10 downtown housing projects had received City money.
Those incentives were beginning to look like “corporate welfare,” said Council member Glorious Johnson, who demanded to know when “we are going to stop just giving money?
“I’m overwhelmed by constituents who think we’re just part of a corporate welfare system,” she said. “How many times are we going to have to prime the pump?”
Johnson’s comments came as the committee considered an incentive package for Riverplace Properties’ San Marco Place. The deal, which ties the City’s subsidy (up to $3.6 million) to the number of market–rate units available in the development, has been considered a model for future incentive packages. Johnson eventually agreed to support the deal, which passed the committee unanimously.
Battle said the package was evidence of a smarter JEDC. If the City spends money on San Marco Place, he said, it will return cheaper housing to the downtown market.

“We’ve realized we want to target market–rate housing,” said Battle. “Most of the projects so far have been at the luxury end.”
Of the 2,300 units being planned or developed for downtown, Battle said about 1,800 of them were aimed at the market’s high end. Battle previously said the sought–after market rate ranges from $220,000 for a 1,000 square–foot unit to about $260,000.

Although the money spent so far has brought development downtown, Johnson said she wanted to see whether the buildings would fill up before spending more. Council member Gwen Yates echoed Johnson’s concerns.
“We have all this housing, but nobody moving in,” she said. “We’re all pushing, trying to make it a viable downtown, but is there any concern we’re at a saturation point? I’m worried about a housing glut.”
Coming from a residential market that was essentially non–existent five years ago, Battle said he considered about 600 downtown residents, “a great response” to development already underway.

The JEDC was evaluating the consumer response to downtown’s market said Battle. He said the current market could support another 2,000 units in addition to the 2,300 already being built.

The City wants to ultimately bring 10,000 units downtown.
San Marco Place developer Jay Southerland said he and partner Mike Balanky originally envisioned an office building on the tract of land just off Prudential Drive near Morton’s Steakhouse. He said the design was changed to residential at the urging of City planners, who emphasized the need for cheaper housing.
Like many downtown developments, San Marco Place incorporates retail space into its design. The mixed–use building would generate more money through property taxes than the parking lot that currently occupies the land, said Southerland.
-----------------------------------------------------------------------------------
Since when was $200,000 for 1,000 sf considered market-rate. That sounds pretty high rate to me. What about the average local citizen who makes around $30,000 that will be supporting those art galleries, bars, & restaurants? If any project should get city money, it should be those that cater to real "affordable housing"

[Lakelander]

Anybody know anything about this!

a quote from the Jax Daily Record (2/26/04)

The Jacksonville Historical Society may soon find themselves the owner of the Old St. Luke’s Hospital, which is currently located near the new arena. A local developer is planning a 60-unit condominium near the hospital and is negotiating a deal with JHS board members so they can purchase the historic building.
----------------------------------------------------------------------------------

This must be somthing vertical, because there's not much land surrounding that old hospital.

Update on the Parkview Hotel project my firm is working on.
The developer still hasn't paid the money he owe's my firm, so don't expect to hear anything about it soon, even though he has signs on the vacant buidling.

[Captain Obvious]

Re: affordable housing -
Actually I disagree. I think that $200,000 for a 1,000 sqft high-rise condo is insanely cheap! Even the cheapest cookie-cutter suburban sprawl going up in St Johns County is still costing $140,000-$160,000 for crappy housing not much more than 1,500 sqft. San Marco place has the benefit of great views, no commute, fabulous restaurants within walking distance, and I would suspect better communal amenities such as a pool, gym, etc.

Re: Old St. Lukes -
My mother works with the Jax Historical society, so I've known about this one for a few months; however, they really wanted it to be kept secret until the deal went through.

Basically, long story short, they feel that SMG corp (I've forgotten the name; I think that's it?), the people who manage the sports complex parking lots and food services, are complete assholes. The historical society has been concerned for years that SMG will try to buy up all the land surrounding Old St. Lukes and turn it into surface parking (they sort of have!). There has also been fear that SMG would convince the city to either demolish or move Old St. Lukes in order to provide more parking lots.

Consequently, the Historical Society is very excited about the developers proposal, but have been quietly debating its feasibility, because they didn't want to tip-off the parking lot barons and their suburban city hall supporters. I have no idea where the project stands at the moment. I'll ask around.

[Lakelander]

Re: affordable housing -
Actually I disagree. I think that $200,000 for a 1,000 sqft high-rise condo is insanely cheap! Even the cheapest cookie-cutter suburban sprawl going up in St Johns County is still costing $140,000-$160,000 for crappy housing not much more than 1,500 sqft. San Marco place has the benefit of great views, no commute, fabulous restaurants within walking distance, and I would suspect better communal amenities such as a pool, gym, etc.

Maybe I should explain myself more. I'm looking and hoping for other urban projects to come on-line in and near the downtown area like the Parks at the Catheral townhome development around the $100,000 - $200,000 range. IMO, the most vibrant urban areas are ones that have a mix of race, gender, and income levels contributing to it. Places where artist and start up mom & pop shops can survive without being forced out by over priced rent. While its nice to see high-rise condos come on line, if officials want a truley vibrant core, its time to attract and support developments that are affordable to the average citizen. This probably won't happen in San Marco or Riverside, but what about LaVilla, Brooklyn, Springfield or the East section of downtown? I think those areas are prime places to see more development on the level and scale and price similar to that of the Parks at the Cathedral project.

[Captain Obvious]

i absolutely agree with your assessment of urban vitality. indeed, i also feel that lower density developments can be more truly urban than skyscraper condos. a mixed-used, mixed-income neighborhood is far more useful in the long run than a highrise full of yuppies and snowbirds.

that being said, i was merely saying that something like san marco place is very cheap for what it is. if you get highrises significantly cheaper than that (in relative market value) you are merely emulating the ghetto projects within the private sphere, because the building qualify has to decline so much to cover revenue loss.

there are definitely several very small-scale townhomes/condos in springfield. one guy had several 2nd floor units over retail-space on main street that were going for about 120,000. At least two others like it are under renovation that i know of.

if i recall, there was also a plan to build dozens of townhomes in the low 100,000s in lavilla, but councilman fullwood killed the plan. to be blunt, he wants to keep his district as poor as possible in order to ensure his re-election. people who could afford working-class townhomes were just too rich for his taste, and seen as a threat.

ah, the politics of "gentrification" ...

[Lakelander]

March 5, 2004

Fidelity expansion to include hotel, condos, restaurant

Ryan Geddes
Staff Writer

RIVERSIDE -- Fidelity National Financial Inc. Chairman Bill Foley said he intends to build an upscale condo building, hotel and restaurant when the company expands its Jacksonville-based headquarters, the location of which Foley said should be determined by the end of March.

Fidelity has been shopping for expansion space since it moved its headquarters to 601 Riverside Ave. from Santa Barbara, Calif., in August after acquiring Alltel Corp.'s financial services division.

"I have a vision that a group would do a condo project and a boutique hotel, with room for a really good restaurant," Foley said.

Foley said he would form a private group to develop the residential and hospitality properties after Fidelity earmarks land for a 280,000-square-foot office expansion.

The 50- to 80-room hotel would be high-end, Foley said, catering to affluent business travelers, and the restaurant would be run by a Montana-based restaurateur who has partnered with Foley on restaurant projects in the past.

Although Fidelity has publicly aired its interest in Tri-Legacy Group LLC's burgeoning The Shipyards development as an alternative expansion site to the 5.9 acres of Riverside land adjacent to its campus, Foley downplayed the likelihood of such a move.

"It's a fairly low probability," Foley said. "It's easier for us to stick where we are."

Fidelity is under contract to purchase the Riverside property for an undisclosed price, but the deal has not yet closed. Because the company is under pressure to add space quickly to prepare for an influx of up to 1,000 people relocating to Jacksonville, Foley said The Shipyards' timetable might not be fast enough for the company's needs.

The city is partnering with Tri-Legacy to develop The Shipyards over a 10-year period, agreeing to chip in $75 million in bonds and tax rebates for the project's first phase.

"We need space now," Foley said. "Fidelity has a time frame, and the city needs to go through its processes."

Tri-Legacy president Ham Traylor said a Fidelity move to The Shipyards would accelerate the development's progress and energize the area near Alltel Stadium.

"FNF is in a unique position in that there is a site available at their location," Traylor said. "At the same time, I would think that for a high-profile company like Fidelity National, another site might have a higher visibility factor for them."

Wherever the Fortune 500 company chooses to expand, it will likely be Downtown and in one centralized location, as opposed to scattered buildings throughout the area.

"We don't want to be out in the hinterlands," Foley said. "Our incentive package is pretty much in place right now."

That package comprises $12.5 million in city and state tax rebate financing in return for multi-year job creation.
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While I think the Shipyards site would be a more high profile and positive for downtown, in general, I can live with them expanding at the Riverside site. The added commercial side of this office development would be a great move in filling up the space between downtown & Five Points.

[Lakelander]

Another restuarant for the Adams Street strip

11 March 04

Mudville opening downtown

by Tammy Taylor
Staff Writer

A popular local sports bar is planning to open a location downtown after signing a lease Tuesday afternoon.
The Mudville Grille is moving into the space most recently occupied by Gordo’s in the Schultz Building on West Adams Street. The 10-year-old Jacksonville sports bar franchise plans to open May 1.

“We signed the lease (Tuesday) about 1 p.m., and we’ve already started renovating. We’re anxious to get started,” said Louis Joseph, co-owner of The Mudville Grille.

Highlights of the new restaurant include four big-screen TV’s, 12 medium-sized televisions and all-access premium sports packages. There will also be happy hour specials, specialty and frozen drinks.
“It will be run just like a Mudville,” said Joseph.

The Mudville owner said previous restaurant efforts in the Schultz Building location weighs little on his mind.
“We’re going to have a better happy hour than anyone else in town. It just needs to be introduced here. People just need to advertise and have consistent business hours. We’re going to open and run with that,” said Joseph.

The downtown Mudville Grille will offer daily lunch hours, and for dinner it will “stay open until the last customer leaves.”
Joseph said the relationships the restaurant has established with current customers will guarantee success for the new venture.
“It’s amazing the people we see and how well we know everyone. We know about 40 percent of the people that walk by,” he said.

The Mudville Grille has two other locations in Jacksonville, one near Bishop Kenny High School where Beach and Atlantic boulevards split, and on Monument Road near Regency Square. The franchise is owned by Joseph and his two brother-in-laws.

[Lakelander]

March 16, 2004

The Jacksonville Bank to move up the block


The Jacksonville Bank its shuffling its headquarters among downtown high-rises.

Beginning Sept. 1, the nearly 5-year-old bank will make its home at 100 Laura Street, which will be rebranded The Jacksonville Bank building. It's just up the block from its present home in the Humana building at 76 S. Laura St. And it is a former headquarters of Barnett Bank, the bank -- now part of Bank of America -- that made its name throughout Florida.

The Jacksonville Bank will occupy a total of 12,000 square feet, with a 3,000-square-foot bank branch on the building's ground floor. The remainder of the space, on the top floor of the 10-story building, will be used for offices. The bank fills 8,000 square feet in the Humana building.

"We love the fact that we are stepping into the great tradition of Barnett Bank," said Gil Pomar III, Jacksonville Bank's president and CEO. "The Jacksonville Bank is very proud to be in that building."

The only other tenant in the 120,000-square-foot building is a communications company. In temporary office space now, it will soon occupy 6,500 square feet.

100 Laura Street just underwent a $3 million renovation that gutted the interior. The lobby was redone and the elevators refinished. "It's almost as if it were a brand-new building," said leasing agent Jack Garnett.

The Jacksonville Bank decided to move because its Humana building lease expires Aug. 31. and because 100 Laura Street provided better opportunities for the bank, Pomar said. It will provide the bank with room to grow. About 28 employees work in the headquarters.

The bank recently settled a lawsuit against Humana Inc. that alleged its lease prevents the Humana building from being named after another bank. SunTrust Bank announced in November that it will move into the Humana building by June, and that the structure would take its name. The settlement was $850,000, according to Jacksonville Bank financial documents.

[Lakelander]

JEA building set to change hands

http://www.jaxdailyrecord.com/articles/03_24_04/8.png

The JEA and partners Sayed S. Hussain and Khalid M. Sindhu are set to close July 1 on a deal to purchase the former JEA headquarters building at 233 W. Duval St., according to JEA spokesperson Ron Whittington.

Sindhu and Hussain are planning professional offices throughout the building, a high-end restaurant on the top floor, retail stores and a bank on the first floor. Sindhu said the goal is to have renovations completed within a year.

The 18-story, 162,500 square-foot building is located across the street from the U.S. Courthouse at Jacksonville and one block from the new Duval County Courthouse.
The building on Duval Street housed JEA from 1976 until 1987. Since JEA relocated to 21 W. Church St., the building has remained vacant.

[Lakelander]

Here's a couple of overshadowed downtown projects that hit the news last week.
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29 March 2004

Jacksonville: 17 story tower planned downtown

St. Joe, YMCA deal may hinge on temp quarters

RIVERSIDE -- The St. Joe Co. has had its eye on the Yates Family YMCA's land on Riverside Avenue since the developer moved its headquarters next door last year, and the company has big plans to eventually put a 16- or 17-story condominium tower on the parcel.

In a recent interview, St. Joe CEO Peter Rummell said talks of moving the YMCA to a temporary space nearby while a new facility is built had borne fruit after a series of plans to relocate the 50-year-old fitness center fell through.

"The possibility of the Y going into temporary facilities is kind of a breakthrough," said Rummell.

YMCA of Florida's First Coast sent out a request for proposals for redevelopment of its Riverside holdings a year ago, when a proposed makeover of the Brooklyn corridor began to make land in the area look more attractive. But Chief Operating Officer Paul McEntire said the organization is still waiting to see what happens with Brooklyn and has made no decisions about a possible move.

"Moving into temporary facilities is not being given serious consideration right now," said McEntire. "We are not working on anything in that respect -- it feels to us way too early."

St. Joe signed an agreement with the YMCA to eventually buy the land, but a contract has not yet been signed, said McEntire."We are in a complete holding pattern, but we are open to all options that St. Joe may ask us to consider," he said. "We know St. Joe has a lot of bright, creative people."

St. Joe originally considered building the condo tower on top of a new Y on the site, but would rather build a separate facility near Riverside Avenue while building the condo tower, which could contain retail space, closer to the river, Rummell said. Building atop would be more difficult and expensive, he said.

The condos will be aimed at affluent, aging baby boomers who want to shed the problems and worries of owning a house. The units will be priced from about $400,000 to $600,000, Rummell said.

"We think the riverfront doesn't need any more million-dollar units," he said.
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BB&T eyes downtown for regional headquarters


Branch Banking & Trust Co. is considering a downtown address, and one possible site appears to be the present SunTrust Bank Building at 200 W. Forsyth St.

"We are interested in moving downtown," said BB&T North Florida region president Rip Howard.

Howard declined to discuss specific sites, but said Tuesday that a move probably would include its regional headquarters, commercial operations, wealth management and a branch.

Asked how much space BB&T would need, Howard said "it's a little premature" to discuss details.

"We are formulating plans," he said. "We need more space, but it is a little premature to discuss anything specific."

Howard said BB&T has more than 60 employees in Jacksonville and would add more as it expands.

The SunTrust space becomes available as SunTrust Bank moves to the Humana Center, which will be renamed SunTrust Tower, at 76 S. Laura St. SunTrust will lease 60,000 square feet there.

The property manager at the building SunTrust said Tuesday that he was negotiating with several financial services companies, including BB&T, for the space.

SunTrust leased about 50,000 square feet in the building. Its lease expires July 31, he said.

Property manager Michael Wood with Urbana Realty Advisors LLC said the building also has another 60,000 square feet of space available, meaning that 110,000 square feet, or almost half of the 270,000-square-foot building, will be available once SunTrust moves. "We certainly welcome all inquiries," Wood said.

BB&T is based in Winston-Salem, N.C., and has been moving into Florida with acquisitions. Last fall, it bought Tallahassee-based Regional Financial Corp., which operated First South Bank branches in Northeast Florida. It has six branches. BB&T also is buying St. Petersburg-based Republic Bancshares, which will further boost its Florida presence.

BB&T's main office in Jacksonville is in Southside at 10611 Deerwood Park Blvd.

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


Fidelity Proposed Office Tower Update

FIDELITY: TriLegacy Group LLC President Ham Traylor said Tuesday that talks continue with Fidelity National Financial Inc. about Fidelity's interest in buying land at The Shipyards downtown to build a signature office tower.

"We are actively working on it," Traylor said. "It is not uncomplicated."

Traylor said that the city is involved in the talks, but Jacksonville Economic Development Commission Executive Director Kirk Wendland said Tuesday that TriLegacy, which is the shipyards developer, is handling any negotiations taking place.

"My understanding is there has been a fair amount of discussion among the parties, but they are the ones working that deal," Wendland said.

Traylor said there was no deadline. "It's just ongoing at this point in time. And I would stress actively," he said.

"If there is a deal to be made, everyone is trying to reach it as quickly as possible. We are trying to go very, very rapidly on it because as I understand it, Fidelity needs to make certain plans and move rapidly on other things," Traylor said.

Fidelity Chairman Bill Foley said a month ago that Fidelity would decide within about 30 days whether to develop on property near its Riverside Avenue campus or at The Shipyards downtown. Both are riverfront sites.
-----------------------------------------------------------------------------------

Rail City proposed Downtown

The Downtown Design Review Committee of the Jacksonville Economic Development Commission has approved conceptual plans for Rail City Junction, an office development project downtown comprised of 24 refurbished train cars.
Located on a 1.9 acre lot under the Hart Bridge just east of Metropolitan Park, project representatives said site construction and rail car acquisition, installation and refurbishment could be completed by October.

“We believe the project is innovative and well-suited for that area,” said Jean Moyer, a JEDC spokesperson. “As long as it is done right, it has the potential to be good for business and good for the people who are already over there.”
Moyer said the group has not requested City incentives for the project.
“Not right now,” she said. “At this point, all they’re asking for is approval of their design plans.”

Larry Henson, a representative with project principle KART Development, LLC, pitched the idea before the JEDC’s Design Review Committee and Moyer said final approval of engineering plans and various other schematics could come as early next month.

Henson told the DRC the project, a reported $8 million investment, meets or exceeds all downtown overlay zoning standards with respect to proposed landscaping, lighting, paving and fencing.
Decorative brick, historic lighting and large palms have been incorporated into design sketches.
“
KART Development is committed to the continued success of Jacksonville,” said Henson. “[Rail City Junction] is a unique, first class office and entertainment development consistent with the long term objectives of the City.”
Tom Atkins, an architect with HDR, Inc., helped prepare much of the conceptual designs. He said the development was loosely based on the Cockaboose Association, a similar rail car reuse project at the University of South Carolina.
“Rail City Junction is similar in that it involves taking old train cars and converting them for different purposes,” he said. “The primary difference, though, is that in South Carolina, the cars are mostly used as entertainment venues, parties and things like that.

“This is much more of an office development because the environment we’re looking at lends itself more that kind of concept.”
Atkins added Rail City Junction would be one of the largest projects of its kind in the country.

http://www.jaxdailyrecord.com/articles/04_01_04/3a.png http://www.jaxdailyrecord.com/articles/04_01_04/3b.png
-----------------------------------------------------------------------------------


Among projects reviewed by the Downtown Development Authority Design Review Committee last week:

Stadium District Parking Garages
Final design approval for the proposed parking garages at the arena and sports complex.

Ashley Oaks Mixed Use Complex
Final design approval for Ashley Oaks, a mixed-use development at Ashley and Jefferson streets next to Clara White Mission in La Villa. Plans show a three-story building with 8,161 square feet of commercial space on the ground floor and two floors of one-bedroom apartments, comprising 10 units per floor. Administrative offices also are shown on the site. CWN Inc. is the developer.

LaVilla Bistro
Final design approval for Jax Casual Dining, a 7,921-square-foot restaurant at Beaver, Davis, Madison and Union streets in La Villa.

[Lakelander]

April 15, 204

Fidelity acquires adjacent 5.9 acres

Fidelity National Financial Inc. has purchased land next to its Riverside headquarters to allow for expansion, instead of moving to the Shipyards downtown, Chairman Bill Foley said Wednesday.

The acquisition will allow the Fortune 500 company to move ahead with a long-awaited expansion plan that could add more than 1,200 jobs, hundreds more than the company promised when it moved to Jacksonville last year.

The vacant 5.9-acre tract was bought for about $12 million, Foley said.

Fidelity, which sells products and services to the financial and real estate industries, will erect an office building of approximately 10 stories and 280,000 square feet.

"That's the current thinking," Foley said. "Maybe a little more or less."

A group of private investors led by Foley plans to build a high-rise condominium project on the northern portion of the site, along with a small, high-end hotel complete with a restaurant and concierge service. Details are still very fluid with that, he said. The office tower constructed by Fidelity will occupy the southern half of the site.

The project also involves constructing at least one parking garage. Foley said spaces for between 2,500 and 3,000 vehicles are needed, some for employees already working at the complex.

"We're a little short right now," he said.

Foley had been considering relocating Fidelity's headquarters, title business and part of its mortgage services business to the Shipyards, along East Bay Street. In that scenario, the existing campus at 601 Riverside Ave. would serve as a processing center. The company would expand in only one location.

"Fidelity has a real requirement to get some office space built as soon as possible," he said in an interview from his California home. "It just seemed to us that the Shipyards project was going to be a little bit too much of a project for us at this time.

"A great piece of ground, but complicated."

The company has even leased temporary office space on the Southside to house its bulging workforce.

Planning work for the expansion will start "right away," Foley said, with the goal of occupying the office building and parking garage -- and maybe the hotel, too -- in 2005.

Local real estate brokers not involved with the transaction praised the deal.

"It just helps build synergy, a major point of presence not only for Fidelity but also for the Riverside/Brooklyn area," said Bruce Jackson, a vice president with CB Richard Ellis, a commercial real estate brokerage.

Jackson said it may have been "premature" for Fidelity to move to the Shipyards.

Developer TriLegacy Group LLC, which is redeveloping the former Jacksonville Shipyards, bought the nearly 45-acre site and announced plans in 2001 for a 10-year development to include two office towers totaling 1 million square feet of first-class space, 662 residential units, 150 boat slips, and a 350-room hotel, along with a 16.8-acre city park. Construction has not risen above the ground.

However, Jackson said, Fidelity's decision to remain in Riverside might accelerate the Shipyards redevelopment, as it removes options for developing along the Northbank riverfront.

"The Shipyards becomes the next large undeveloped piece," he said.

In the last two weeks, the Shipyards has become the center of a controversy relating to TriLegacy's use of public incentive money to make mortgage payments instead of public improvements.

TriLegacy called a news conference for Wednesday afternoon and then postponed it. The news conference had nothing to do with the Fidelity announcement, TriLegacy spokesman Paul McCormick said, and Fidelity's land deal won't affect the Shipyards redevelopment.

"It has no impact whatsoever," he said.

Fidelity did not ask for any city or state incentives relating to expanding its headquarters on the Riverside plot, Kirk Wendland, executive director of the Jacksonville Economic Development Commission, said through a spokeswoman.

However, the company did receive an incentives package of $12.5 million when it moved its headquarters from Santa Barbara, Calif., in August. That assistance comprises a city-state tax rebate for job creation, a reimbursement of taxes for improving its property values and state road grant assistance.

In return, Fidelity promised to add 750 jobs over three years, paying an average wage of $62,500. However, Foley has since said adding another 350 to 450 jobs was possible, and said Wednesday even more could be in store, although he declined to specify numbers.

Alltel Information Services had 1,400 employees in Jacksonville when Fidelity purchased it last year.

It was unclear Wednesday how Fidelity's plans to develop the newly purchased land next to its headquarters would affect previously announced plans to develop the campus, which consists of a 13-story, 334,000-square-foot building, completed in 1994, and three other buildings. Foley has talked of constructing a six-story office building that could eventually be expanded to 19 stories north of the existing tower. He also discussed building a parking garage on land Fidelity already owns across Riverside Avenue

The 5.9 acre-parcel was purchased from EKM Properties in Miami. Harriet Jones, a broker with Property Services Inc., the Southside commercial real estate company that represented EKM, said there were "numerous" prospective buyers for the property. She would only add that the intended uses were mostly condominiums.

Fidelity's information services division processes almost half of all U.S. residential mortgages, and the company says it is the nation's largest title insurance company. It has a total of about 28,600 full-time equivalent employees.

[Lakelander]

15 April 2004

The Auchter Company to build The Strand and The Peninsula


The Auchter Co. has been chosen by American Land Ventures to serve as the general contractor for The Strand and The Peninsula, the two residential projects planned for the Southbank.

Work is scheduled to start this summer on The Strand, a 28-story tower with 295 apartments. Groundbreaking for The Peninsula, a 36-story condominium tower, is scheduled for 2005.

American Land Ventures President Granvil Tracy said an exact start date hasn't been determined for The Strand.

"We're thinking sometime around July," he said.

Tracy said The Auchter Company's experience with Downtown riverfront projects - which includes the Modis and BellSouth buildings as well as The Jacksonville Landing - made it an obvious choice.

"It was a logical choice to partner with the company that has already had such a great influence on the city's skyline," said Tracy

Auchter President Brad Glass said his company, which is currently working on the Downtown Main Library and the VillaRiva condos in Riverside, won't need to add managers to handle the new projects.

"Auchter's fortunate to have many experienced project managers," said Glass. "This project is well within our capabilities."

Glass also said the choice of a local contractor for the project is an indication of the strength of the city's construction industry.

[Lakelander]

I don't know if anybody reads this thread any more, but I'll post this anyway.
--------------------------------------------------------------------------

Restaurateurs to open second eatery next door

The owners of the Zodiac Grill, which moved last month to the former site of Akel's Delicatessen at Hogan and Adams streets, are opening a second restaurant Monday in their former location next door.

Fish Finz, at 128 W. Adams St., will feature a menu of seafood and salads, mostly priced from $4.25 to $5.95.

Jerries Ewais, co-owner with his wife, Lucy, said Fish Finz will be a more casual lunch spot. It will seat 60 and be open from 11 a.m. to 3 p.m. weekdays.

The Ewaises first opened Zodiac Grill in February 2000, but Jerries Ewais said he bought out Akel's, which had been in the location since 1991, because he needed more seating and a larger kitchen. "With a larger kitchen, I can do more catering," Ewais said.

Ewais is also a partner in the chain of four Hala Cafes in the Jacksonville area and had worked with those restaurants since 1990.

Zodiac Grill, at 130 W. Adams St., is open from 7 a.m. to 3 p.m., offers a more extensive menu of Greek and American dishes in the $4 to $6.50 range and a lunchtime buffet for $6.95.

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I like the idea of the Bay Street Town Center, but this stretch of Adams Street is quitely coming into its own. Here's a brief list of some of the things planned for this block.

Restaurants:
Moon River Pizza
Mudville Grill Sports Bar
Fish Finz
Zodiac Grill (larger location)
Ieyasu Japanese Restaurant

Other:
The Barnett (80 unit hotel, 75 apartments, 5 star restaurant, bank)

Not on this block, but close enough:
The Carlington (100 apartments, 15,000sf of street retail)
Laura Place (lofts, new 10 story office building, pocket park, H.J. Klutho Museum)

[Lakelander]

Super Bowl Watch: New Project for East Jacksonville

http://www.jacksonville.com/images/051704/31835_200.jpg

Contractor Woody Garner heads an investment group that intends to renovate the two-story 715 A. Philip Randolph Blvd. building near Alltel Stadium into ground-floor restaurants and retail stores and second-story offices. Tenant discussions are taking place. For now, Frame Rock Partners Inc. seeks zoning approvals. "We are just trying to provide the impetus for some commercial revitalization and also renew the legacy of historical East Jacksonville neighborhood," Garner said of the almost 8,000-square-foot structure. While the Feb. 6 Super Bowl "provides a lot of incentive for this redevelopment and could help launch the success of the spaces," Garner said the game "is just a historical moment

[Lakelander]

5 INCENTIVES TO WATCH: Housing projects grabbing the majority

By GREGORY RICHARDS
The Times-Union


New residences, stores and offices are cropping up all about Jacksonville. And your tax dollars are helping to build some of them through city incentives.

The Times-Union decided to check-in on the five projects that received the most city assistance last year.


The Carlington
http://www.jacksonville.com/images/051704/31829_400.jpg

The vacant 78-year-old former Roosevelt Hotel is being transformed into The Carlington, which is expected to help the rebirth of downtown by adding 100 loft-style apartments and 15,000 square feet of retail space. The $26.5 million project received $21.5 million of city assistance, according to the Jacksonville Economic Development Commission, mainly in the form of a $16.5 million loan.

Construction is under way, with plumbing and mechanical systems being installed in the 13-story building at 31 W. Adams St. Mark Farrell, chief executive officer of the project's developer, The Vestcor Cos., hopes it will all be done before February, when Super Bowl XXXIX arrives.

"We're hoping that we are on target to be open for the Super Bowl, but the stars are going to have to line up," Farrell said. "It's a real push to get that but we're going to try our best."

Vestcor will charge monthly rents of about $700 for a one-bedroom unit and about $900 for two bedrooms. Farrell said pre-leasing won't start until the fall, but he expects demand will be strong, based on the success of Vestcor's 11 East Forsyth apartment project, which recently opened a few blocks away.


Metropolitan Parking Solutions
http://www.jacksonville.com/images/051704/31828_400.jpg

A plan to build three parking garages downtown has gotten mired in controversy since City Council approved it in February, after the JEDC gave it the OK last December.

Metropolitan Parking Solutions was chosen by the city to build a 1,375-space garage across from the new county courthouse and two garages at the sports complex, one holding 480 cars and the other 1,000 vehicles. As part of the deal, the city will issue $50 million in tax-exempt bonds on behalf of Metropolitan Parking Solutions, which would be responsible for paying off the debt. The city would also make semi-annual loans to the developer so it can cover its debt payments, operating expenses, and guarantee the company an 8 percent return on its $3 million investment.

But the economics now have some council members worried, including Glorious Johnson and Warren Alvarez. They say that only after the vote did they become aware that the new garages could hurt SMG, the company that runs Jacksonville's sport facilities, by driving down revenue from the surface parking lots it manages. SMG estimates it could lose $800,000 annually in parking revenue, resulting in a higher city subsidy. SMG is paid through concession sales, parking revenue and city subsidies.

Mayor John Peyton says the contracts have already been signed, and the deal is done. But City Council hopes to pass a resolution asking Peyton to take another look at it. Council may take up the issue again at its May 25 meeting.


Laura Place
http://www.jacksonville.com/images/052903/biz_ban001052803_b_798.jpg

Plans are changing for Laura Place, the project that would redevelop the historic Bisbee, Florida Life, and Marble Bank buildings at Laura and Forsyth streets into a mix of office space, loft apartments and retail space. Signet Development Ltd., which is working on the project, is reviewing to see how more housing can be incorporated at the request of the city, said Signet spokesman Michael Munz. He said the timeline was undetermined.

Laura Place was awarded about $18 million in city assistance, including an $11 million loan, on the $35 million project.


Fidelity National Financial
http://www.jacksonville.com/images/051704/31832_400.jpg

Fidelity National Financial Inc. continues to grow in Jacksonville since moving its headquarters to the First Coast last summer from Santa Barbara, Calif. Fidelity, the city's third Fortune 500 company (after Winn-Dixie Stores Inc. and CSX Corp.), announced in April a plan to increase its office space along Riverside Avenue and fill it with over 1,200 jobs.

Fidelity received city grants worth about $4.2 million for moving its headquarters, along with $8.3 million in state assistance, for making the move. Fidelity says it is the nation's largest title insurance company.


San Marco Place
http://www.sanmarcoplace.com/images/San-Marco-fINISHED.jpg

Construction on the 21-story San Marco Place, a Southbank condominium development, should begin in July or August, according to Chase Properties, the project's Jacksonville-based developer. The 141 units range in price from $190,000 to $550,000. The project, located along Riverplace Boulevard, sold out in the spring, but Chase Properties is still taking reservations in case deals fall through.

San Marco Place will receive up to $3.6 million in city grants, depending on how much they make on the condos and how much they invest in the project. The project is valued at $46 million.


Times-Union writers Christopher Calnan and Matt Galnor contributed to this report.

[Lakelander]

The Rise of the Southbank

By CHRISTOPHER CALNAN
The Times-Union

http://www.jacksonville.com/images/051704/31859_400.jpg

It was 1997 before Ward Lariscy decided his Southbank antique shop needed a sign.

Until then, there wasn't a need for one. Foot traffic was all but nonexistent then.

The area was mostly hotels and office buildings when Lariscy started his San Marco store in 1981 but needed more room to store his goods. He kept the San Marco store but used the Southbank space for the overflow.

Most customers drove in from places like Amelia Island, so the warehouse was easy to get to from Interstate 95 and parking was readily available.

A sign wasn't needed.

"We figured in this neighborhood, what walk-in traffic would we get?'"


But then restaurants and small shops began moving in for much the same reasons Lariscy did. The rents were a lot cheaper than nearby San Marco and there was more parking.

When Lariscy finally put the name R. Ward Lariscy Antiques on his squat, yellow building, it was more than a sign. It was a sign of things to come.

Some residents and community business owners say the high-brow San Marco neighborhood is gradually extending itself down Hendricks Avenue and San Marco Boulevard to the river, in the process creating a type of San Marco sprawl.

There's nothing gradual about three proposed projects expected to create 1,200 units in five residential towers on the Southbank. One proposed project would be south of Lariscy down the St. Johns River, two towers with a total 550 units, next to the Aetna Building.

But the other two would be across the street from him, on opposites sides of Riverplace Boulevard. The two projects are expected to combine for nearly 700 new units.

The massive influx of housing in the area is expected to bring equally massive changes to the Southbank.

Observers say the projects are just the beginning of a process that will gentrify the area. They may also create a sudden need for residents working across the river to ride the sparsely used public Skyway system.

Shops and restaurants will migrate up and down Hendricks Avenue and San Marco Boulevard creating one large San Marco, an area busy with shoppers during the day; diners and club-goers at night.

It's a potential windfall for retailers, especially those with high-end customers -- like Lariscy's Antiques.

Instead of relying on customers driving to his store, Ward Lariscy expects they'll soon be within walking distance.

"We were kind of a lonely little place for a long time because you don't get much foot traffic," he said. "With more walk-in traffic we could add more small merchandise. I think we'd do extremely well."


San Marco sizzle


Luxury living is growing downtown, but the amount of demand is a matter of opinion.

The portion of downtown condominiums categorized as luxury has more than doubled in the last three years, according to a study released last month by Raymond Rodriguez, president of the Real Estate Strategy Center of Florida Inc.

About 60 percent of Jacksonville's downtown units for sale are luxury units, compared with 29 percent in 2002, the study says. Rodriguez classifies the remainder as market-rate units, meaning close to (within 20 percent) the average price.

None of the planned units fit the definition of "affordable," which is 30 percent of a household's gross monthly income, he said. (For example, a household that grosses $1,800 a month would be expected to pay about $540 in rent.)

It's unclear what the demand will be for high-end condominiums planned for the Southbank, Rodriguez said.

"It looks promising, but the outcome is not yet determined," he said. "No one knows what the future will bring."

It's difficult to find valid comparisons to the Southbank. While sales of high-priced downtown residential projects on the Northbank have been moderately successful, the Southbank is a different animal.

That's mostly because San Marco Square's shops, restaurants and clubs make living on the Southbank more attractive than the Northbank.

At night, San Marco sizzles while downtown fizzles.

"The amenities are so much closer," said Al Battle, executive director of the Downtown Development Authority. "The environment is there for [residential projects] to be successful, which on the Northbank we're trying to create that environment."

Residents of the new projects will be mostly older affluent couples who don't want to maintain a single-family home (also called empty-nesters) and young professionals, said real estate development consultant David Parker, president of Jacksonville's Parker Associates.

That's what South Florida developers Harold Dodt and Jeffrey Douglas are counting on.

The two bought the Aetna building in January, and announced plans for two 48-story residential towers just south of the Acosta Bridge in March. The buildings would be the tallest in the city if they are completed.

Prices for the 550 units would start at about $160,000.

Since the announcement, however, Dodt has failed to return repeated phone calls seeking further information about the project.

Meanwhile, two projects on opposite sides of Riverplace Boulevard are scheduled to add nearly 700 units to the city's inventory.

North Miami Beach-based American Land Ventures LLC plans to build two other residential towers along the St. Johns, between the SouthTrust tower and the Chart House restaurant.

The 36-story Peninsula condo tower will include 234 units with prices ranging from the low $300,000s to $1.8 million. The developer said 146 of the units are reserved.

American Land plans to build a 28-story rental apartment building, called The Strand, with 295 units right next door. The project is nearly two years from completion and American Land isn't taking apartment reservations yet.

Across Riverplace Boulevard, Jacksonville's Chase Properties plans to break ground in July or August on the 21-story San Marco Place. Prices for the project's 141 units range from the $190,000s to $550,000, developer Michael Balanky said.

It sold out in late April, but Chase Properties is still taking back-up reservations in case deals fall through, he said.

Jacksonville native Balanky, who is developing the project with partner Jay Southerland, said the neighborhood is capable of handling the huge influx of residents his project and the American Land buildings will cause. The Skyway to downtown is next to the site and that should mitigate the traffic congestion, he said.

Although the building is in an area typically referred to as the Southbank, Balanky said San Marco was chosen as a name because it's better known than the Southbank.

"That's why we went with that name," he said. "You kind of want to identify your project with a neighborhood."

Granvil Tracy, president of American Land Ventures, said the Southbank is similar to long-ignored neighborhood south of Miami that suddenly became popular after being developed.

The reason is a simple one, proximity to downtown.

"People want to live near where they work," he said. "I think that the connection between Southbank and San Marco and downtown will get stronger."

As that happens, Tracy said the melding of San Marco and the Southbank into one large neighborhood is inevitable.

"You're kind of seeing the retail and the gentrification happening," he said. "It's an evolving process."

Lariscy likened the area to Atlanta's trendy Buckhead neighborhood, which has expanded its boundaries over the years.

The distinction become inconsequential as the benefits of being associated with toney San Marco grow.

"The local people know better, but people moving in don't," Lariscy said. "But it doesn't really matter."


Traffic concerns


The proposed towers are in the perfect place, said Mark MacLean, president of the San Marco Preservation Society.

It's better to have them along the St. Johns than in a residential neighborhood.

"We're pretty accepting of large structures in that area, on the Southbank," MacLean said. "I think we're happy and I think it will be a plus overall."

Jennifer Price, publisher of San Marco magazine and president of the neighborhood merchant's association, said the area's revitalization will make it be considered part of downtown.

"That's our goal," she said, "having people concepting downtown as more than just the Landing and the Modis Building."

Price also envisions the area as becoming a Beverly Hills-quality shopping area during the next few years.

"I definitely think in five, six years, maybe seven, we'll have the highest end shops and places to live from San Marco Square all the way to the river," she said. "It'll be fabulous."

The neighborhood has wanted a Publix supermarket for years, but last month, a St. Petersburg developer called off plans to build a shopping center with a Publix in San Marco because the cost of land was too high.

Regardless, Balanky said it's just a matter of time for a supermarket to open in the area.

"It's obviously important," he said. "It's not going to make or break [residential development]. People are coming to San Marco and the Southbank without it. But Publix is inevitable. They're going to be here, it's just a matter of getting the deal done."

City Councilman Reggie Fullwood, who represents part of the Southbank, is excited about the projects. But he's unconvinced there's enough demand to make them all popular.

"It's just hard for me to believe that all these projects will be successful because you have so many units coming on line," he said.

He also wants the Jacksonville Transportation Authority to consider re-establishing its mid-day trolley service between San Marco Square and the Southbank.

"There may be a critical mass to make that work again," MacLean said. "There's only so much the square can hold and only so much the contiguous roads can hold."

The service, which began in February 2003 as a one-year pilot project, ended in January when it attracted less than half the number of riders it needed.

The one-year program cost $235,000 to operate. Called the Hibiscus route, the Trolley ran Monday through Friday from 11 a.m. to 2 p.m. between downtown's South Bank and San Marco.

JTA spokesman Mike Miller said the authority would gladly apply for future funding of the service if there's a proven demand.

"Give us the riders and we'll give you the trolley, that's my motto," he said.

If the two planned projects don't create more riders, development of the old Southside Generating Station property may.

JEA imploded the power plant two years ago and is near the end of a $21 million project to prepare the 25-acre tract for redevelopment. It will become a temporary theme park, called the NFL Experience, for visitors when the city hosts next year's Super Bowl.

Earlier this month, The Haskell Co. won the right to negotiate with the JEA to develop the site.

For consultant David Parker, former chairman of Downtown Housing Task Force for the Jacksonville Chamber of Commerce, the residential development downtown -- including the Southbank -- is long overdue.

Parker envisions more residential towers along the St. Johns, but it will be a long, slow process, and a transition that feeds off its own success.

"It's a circular impact," he said. "People will move downtown because there's dining and places to go. And more dining will come because there are more people. The two are synergistic.

"It's kind of satisfying to see it finally happen."

http://www.jacksonville.com/images/051704/31867_400.jpg
The 36-story Peninsula condo tower will include 234 units with prices ranging from the low $300,000s to $1.8 million. The developer, Granvil Tracy (left), said 146 of the units are reserved.


http://www.jacksonville.com/images/051704/31868_400.jpg
Jacksonville's Chase Properties plans to break ground in July or August on the 21-story San Marco Place. Prices for the project's 141 units range from the $190,000s to $550,000, developer Michael Balanky (left) said. He is with partner Jay Southerland.


http://www.jacksonville.com/images/051704/31869_400.jpg
Details have been scarce about dual residential towers proposed to stand on either side of the Aetna building at 841Prudential Drive since developers brought their plans to the city in March. Developer Hal Dodt has failed to return repeated phone calls seeking further information about the project.

[Dale]

Lakelander -

Should we read anything into the fact that Hal Dodt is not returning calls ?

[Lakelander]

At this time, I wouldn't, since its a project that's still a year away from breaking ground. The developers put up a lot of money to buy that site, so I wouldn't expect them to abandon any plans this quick in the game, especially considering the brisk pace of sales at the other condo projects down the street.

Two weeks ago, we were worrying about the Laura Place project. People wanted to know why construction hadn't started yet, even though the developers were given the green light to proceed a while ago. Now we find out from the article published today, that they are trying to work in more residential use into the project.

[Lakelander]

Lofts, shops in works for Lerner Shops site

http://www.jacksonville.com/images/052704/33013_400.jpg

By SARAH SKIDMORE
The Times-Union

The Kimmik Corp. plans a $6.7 million renovation of the former Lerner Shops building into lofts, office and retail space.

The building at 20 W. Adams St. was built in 1911, and the company plans to restore it to that fashion. The Downtown Development Authority approved a $400,000 historic preservation fund grant Wednesday for the project.

"I think it's a welcome addition," said Councilwoman Suzanne Jenkins. "I'm thrilled."

Kimmik, a Jacksonville-based developer, is working with a restaurant to occupy the first floor. The lease is not signed yet, but Douglas Williams, project manager for Kimmik, said the agreement will be finalized soon. Developers intend the second floor for office space, and the remaining five floors will be turned into lofts.

The building will have approximately 20 lofts, depending on the final floor plan designs. The monthly rentals will range from about $1,000 to $3,000.

"We're very excited about what we're trying to bring to downtown development," Marion Graham, general manager for the project, told the DDA.

The board approved the grant for the project with an amendment that requires the housing be within the going market rate. DDA has not defined its market rate yet but will be doing so shortly. Williams said he is confident the project will meet the DDA requirements since the company had received federal funding under similar stipulations.

The company plans to have the building available for occupancy by the first quarter of 2005.

[Captain Obvious]

I remember touring the inside of the Lerner building over 2 and a half years ago back when I interned for the city. Obviously, the interior was dirty and dark, but there was relatively little deterioration compared to other abandoned historic buildings that I toured.

In any event, the owner was talking about his loft/restaurant plans even back then. It's nice to see that his plans are finally being realised.

[Lakelander]

I just noticed, but the rendering looks like the developer is planning on adding a 7th floor or penthouse level to the building. Personally, I believe the city should look at doing a streetscape similar to the Bay Street Town Center plans on Adams St. between the proposed courthouse area and Newnan St. With all the loft renovations going on, its proximity to Hemming Plaza, the skyway & the new library and the amount of restaurants and retail already located on the street , it only makes sense. Its also much farther along than Bay St. (in terms of development), and it has a larger & more compact historical building mass. Just widen the sidewalks and put in some benches and tables for outdoor dining and you will have instantly have another destination area downtown.

[JFDinJax]

Here's a picture of the building in its heyday:
http://fpc.dos.state.fl.us/spottswood/sp02666.jpg
It looks like they'll restore the ground floor very close to its original form.

Does anyone know what's up with the 7-story building on W. Adams, across from the Ed Ball Building? Who owns that, how long has it been vacant, what used to be in it, etc.? :?

[Lakelander]

http://img28.photobucket.com/albums/v84/lakelander/Downtown%20Jacksonville/adams-street-bldg.jpg

You must mean this lost forgotten building. According to the property appraiser's site, that whole block is owned by Wachovia Bank, who just sold the Ed Ball building across the street. It looks like it was last used as office space and it seems to be in pretty good condition, since it was sealed up well.

I have a feeling that block will be next, along Adams, to restored. I could see apartments or condos in it with some street retail at the base of the Ed Ball Building.

[vicupstate]

The building on the left of the 7 story one was just sold (along with the Ed Ball building itself). Wachovia is looking for new space in Jax within 2 years, so they will be vacating both buildings. Since it is only two stories, and either not historic or remuddled, I'm hoping it will come down and be replaced with something bigger and more positive to the area.

Great pic of the Lerner building in it's heyday. Thanks for sharing. I heard a few months back that the restaurant that is considering the Lerner location was "The Loop".

[Lakelander]

The Loop would be a great addition to that stretch of Adams. The Loop would complement the new Mudville Grill and the two Japanese restaurants coming in. That area could use more establishments that stay open late. Now the Barnett & Laura Place projects need to get started. I also wonder will any new tower proposals come online in response to Wachovia's need for new space?

[Lakelander]

Its time to rescue this thread from the dead:

Random news from today's Jax Daily Record.
------------------------------------------------------------------------------------------------------------------
Burrito Gallery targets fall opening

by J. Brooks Terry
Staff Writer

Encountering minor setbacks and a temporary construction halt last month, partners behind the Burrito Gallery on East Adams Street said they still plan to open the restaurant by November.

“It’s looking good,” said developer Tony Allegretti, “but we’re having a little bit of an issue with the people from Building Code Adjustment.”
Allegretti, also a principle partner in Venture Resources, said the BCA wants him and partner Paul Shockey to “install a grease pit the size of a swimming pool behind the restaurant.”

“That doesn’t really fit in with what we’ve already planned for,” he said. “However, we’ve looked into previous situations that other restaurants have had and I think we’ll be able to solve this issue and continue to move forward. We’re confident we will.”

Once work resumes, Allegretti said the Guatemalan-themed restaurant will “add something unique, not only to downtown, but to the entire city.”
“We’re calling it Guatemamerican,” he said, “and I’m telling you, you won’t find anything else like it anywhere around here.”

Allegretti, who’s also working with partners based in Delray Beach, said the 75-seat restaurant will feature “unique ingredients combined with fresh produce.”

“I don’t want to give too much away,” he said, “but we’re going to be shopping for produce every morning. We’re really trying to focus on serving authentic Latin-American fare and that’s part of it.”

Focusing on lunch, upcoming menu items will include hand-rolled burritos, homemade soups and various salads. Patio seating will also be available.
“We’re going to be building a 3,000 square-foot deck that’s going to be awesome,” said Allegretti. “It’s going to provide a great view and add an entirely new element to downtown that we don’t really have now.”
A second floor upscale restaurant is also being developed.

“Our partners from Delray specialize in fine dining so they should be able to do great things there,” said Allegretti. “It’s going to be much more formal than the Burrito Gallery.”

Work on that project won’t begin for several months.
“Not any time soon,” said Allegretti. “We’re keeping it open so that it will be available during the Super Bowl for parties and things like that.”

Other downtown news
• Ieyasu restaurant on West Adams Street has pushed its opening back again, possibly to September. According to building management, equipment needed to operate the Japanese restaurant has not arrived.

• For nearly six months, there were four vacant lofts in the in the W.A. Knight Building. The building’s leasing agent says they are no longer available. “I couldn’t believe it,” she said. “They all went right in a row within days. We have another one that will become available later this month, but I have a feeling we’ll have a signed lease on it before it’s even empty.”

• Developer Mike Langton’s plan to redevelop the old, and now empty, Barnett Bank building for mixed-use remains cool for now. Langton said City incentives will be “crucial” to getting the project off the ground, though no deal has been made. Langton however, is still expected to close on the property by June.

[Lakelander]

http://firstcoastus.com/cowford/galleries/081403_shipyards/images/DSCN6069.jpg

By MARY KELLI PALKA
The Times-Union

A Jacksonville-based residential developer is considering purchasing one of the largest private developments in the city's downtown, an action that could help settle a legal dispute between the current project owner and the city.

If LandMar Group LLC decides to purchase The Shipyards, the company would take over the responsibilities of current developer TriLegacy Group LLC, according to a draft news release given to the Times-Union Monday.

Those responsibilities include completing $36.5 million of public improvements on the project -- expanding the Northbank Riverwalk, providing a public park and widening Bay Street. It also includes repaying the more than $40 million the city borrowed in tax-exempt bonds to lend TriLegacy for the public improvement portions of the project. So far, the city has given TriLegacy $36.5 million.

The draft news release leaves out a lot of details of the settlement between TriLegacy and the city, including what would happen if LandMar chooses not to purchase The Shipyards and details of how $36.5 million has been spent.

City General Counsel Rick Mullaney wouldn't provide any additional details about the proposed settlement, which he said could be finalized this week.

A dispute between the city and TriLegacy became public in April when the city questioned how TriLegacy spent $36.5 million the city put in for public improvements.

Mullaney said LandMar and its chief executive officer, Ed Burr, have been a "very positive and important part" of the city's discussions with TriLegacy the past few weeks.

"We consider them to be developers with an outstanding reputation," Mullaney said.

He said any developer who purchased The Shipyards would have to provide the city with the public improvements already agreed upon, direct at least $36.5 million to those improvements and agree to the debt repayment plan in the city's original redevelopment agreement with TriLegacy. That plan calls for taxes generated from the project to be used to repay the money. If the taxes aren't enough to cover the debt repayment, the developer is supposed to pay the difference.

The first $3.15 million payment on the bonds is due next year.

Michael Munz, a spokesman representing LandMar, declined to comment Monday night.

In the draft news release, which was reviewed by Munz's office, Burr said he was thrilled with the possibility that LandMar might take a leadership role in The Shipyards.

"We salute the shared vision of TriLegacy and the city for this site that is so integral to the future promise of downtown and its unlimited potential for greatness," Burr is quoted as saying in the news release.

The $860 million project when approved in 2001 was expected to include shops, boat slips, office space, condos and a hotel.

LandMar would have up to 120 days to more thoroughly review the project before deciding to buy. If LandMar decides to make the purchase, the company would agree to build One-Shipyard Place, the first condominium planned for the site, according to the release. The release said construction would start "as soon as possible after the signing of a definite purchase contract, and could be completed in about 18 months."

The city and TriLegacy have been working since April to settle their disagreement about the public money.

TriLegacy records show that the company combined the $36.5 million with $15.4 million in private money for the overall development and then spent all of that money on a variety of expenses, including some of the public improvement work, mortgage payments, marketing materials, meals and entertainment.

TriLegacy informed the city in December that $15.4 million had been spent on the public improvements, according to records from the city General Counsel's Office released in April. An attorney for TriLegacy said in April that company officials believed they could use the money advanced by the city any way they felt appropriate, as long as in the end, an equal amount was spent on the public improvements. City attorneys said the money should only have gone toward public improvements.

TriLegacy is a company founded in 1999 by the Spence family to purchase and develop the land on the riverfront that used to house shipyards.

Carlton and Jeff Spence wouldn't comment but in the draft news release they're quoted as saying they shared the city's goal of making The Shipyards a project that would enhance downtown.

"We chose to pass the baton to LandMar after considering many possible development partners. We feel confident LandMar has the financial resources, development expertise, environmental commitment, great love of Jacksonville, and above all a sense of stewardship needed to develop The Shipyards," the Spences are quoted as saying.

LandMar made its name creating lower-priced country club communities, developing the large projects and selling them to national home builders. With houses costing $120,000 to $350,000, the communities proved popular, particularly with Northern transplants.

Among the company's projects are Osprey Pointe on San Pablo Road, Hampton Glen on Baymeadows Road and Tall Cypress Cove and Willow Pond in Mandarin. In 2002, the company finished the LandMark Condominiums, a 44-unit luxury tower overlooking the Atlantic Ocean.

In 1999, LandMar embarked on an on-going partnership with Crescent Resources Inc. of Charlotte, N.C., a move that brought additional cash resources to the Jacksonville-based company.

LandMar's move to take over The Shipyards didn't surprise other local real estate company officials, who said LandMar was well positioned for the responsibility.

"They cannot have picked a better company," said Roger O'Steen, chairman of the PARC Group, who has been involved in local residential development for about 25 years. "They have the development expertise. Most importantly, they know how to position their product in the marketplace. They're very good at what they do."

The company possesses both the money and the expertise needed to do a large-scale project like The Shipyards, said Greg Matovina, president of the Northeast Florida Builders Association, who pointed at the high-rise condominiums LandMar has done at the beaches.

"They're very strong financially," Matovina said. "They're a very well-run company."

LandMar was founded in 1987 by Burr, a Jacksonville native who previously worked as a real estate specialist at Coopers & Lybrand in Miami and New York. Recently, the company has been involved in a range of residential, commercial and mixed-used developments throughout the Southeast.

Last week, the Jacksonville Port Authority approved a deal allowing ICS, the main company owned by the Spence family, to build a warehouse at the Talleyrand Marine Terminal, so long as the city reaches a settlement on the Shipyards project.


Times-Union writer Timothy J. Gibbons contributed to this report.


mary.palkajacksonville.com, (904) 359-4104

[Sunstorm]

There has ALWAYS been drama surrounding the shipyards property. Why can't this property get developed (with a quality development) once and for all w/o something messing it up?

[Captain Obvious]

Why can't this property get developed (with a quality development) once and for all w/o something messing it up?

Because it was an extremely high-priced piece of environmentally damaged property with poor infrastructure in a particularly undesireable district (jail, coffee plant, fop building, bay st, a phillip randolph street, etc) of a generally undesireable downtown.

Fortunately, in the last several years, many of these factors have been mitigated in one way or another. Downtown in general has become much nicer and much more popular in general. The specific area has also been cleaned up a bit with several street improvements, the new sports facilities, and berkman plaza (though obviously numerous problems still remain, and I think the former One Shipyards Place mediocre pre-sales are indicative of that). Furthermore, Trilegacies significant investments helped clear the virtual mountain of red tape, and they obviously made a lot of needed infrastructure improvements. Now, assuming another company is willing to take a look at the site (which I'm sure will still have an astronomical price tag) they are that much closer to getting things done. It might actually be to the point where the land is environmentally and structurally sound, and the new owner will just be able to build.

[Lakelander]

Up goes The Strand

Strand project goes vertical

by Kent Jennings Brockwell
Staff Writer

At a ceremonial groundbreaking Thursday for The Strand on the Southbank, Mayor John Peyton ditched the traditional chrome plated shovel for something with a bit more power.

After hopping into a diesel backhoe and receiving a quick tutorial from the machine’s operator, Peyton went to work.

Thursday’s ceremony marked the beginning of vertical construction on The Strand, a riverfront 27-story, 295-unit luxury rental apartment community.

The Strand is the first phase of the St. Johns Center development, a three-phase residential project on the Southbank.

The project’s developer, American Land Ventures’ Granvil Tracy, said the new development will bring a new look and new life to the Southbank and the rest of the city.

“This property has been vacant for many years,” said Tracy. “Over the next 30 years, this development will bring more than $100 million in taxes for the City.”
Now that construction is underway, Tracy said the new apartment complex should be completed in 22 months. Construction was pushed back because of extremely wet ground conditions thanks to the string of recent hurricanes, but Tracy said everything is ready to build now.

“We decided to put in the pool first,” he said jokingly.
Along with The Strand tower, Tracy said the first phase of construction will include redeveloping the Southbank Riverwalk. He said the developer has an agreement with the City, which includes refurbishing the Riverwalk’s surface, cleaning up the area and painting certain structures.

Construction on the development’s second phase, a 36-floor, 295-unit condominium tower called The Peninsula, should begin in January, Tracy said. The Peninsula’s construction should take about two years.

Though tenants for the rental apartments won’t be sought until six months before completion, Tina Kicklighter, director of public relations for the Robin Sheppard Group, said more than half of the Peninsula’s condominiums have already been sold. She said advance marketing of the condominiums has been “wildly successful.”

Both towers will feature retail shopping and cafes that will be accessible to the public, she said.

Once completed, constuction costs for The Strand will be about $55 million and The Peninsula will cost about $100 million. Kicklighter said the total cost for the three-phase project can not be projected because of the uncertainty of the last phase.
The third phase of the St. Johns Center is still in the conception stage, but Kicklighter said it might include an office building.

[smiley]

Now that construction is underway, Tracy said the new apartment complex should be completed in 22 months. Construction was pushed back because of extremely wet ground conditions thanks to the string of recent hurricanes, but Tracy said everything is ready to build now.

Perhaps they should have waited until Tuesday . . .

[Lakelander]

No kidding!

[renner01]

From the September 24, 2004 print edition of the The Business Journal of Jacksonville
From the print edition
Downtown condo competition heating up
Ryan Geddes
Staff Writer

DOWNTOWN -- According to The Plaza Condominium at Berkman Plaza's official Web site, "Jacksonville is a city perched on the edge of greatness."

The same could be said for the luxury residential development, whose 22-floor condo tower on Bay Street remains 50 percent sold after converting from an apartment building in September 2003.

Atlanta-based real estate investors Alan McRae and Will Stolz bought the tower for $46 million nearly a year ago through their McRae & Stolz Jacksonville LLC company. The Harbor Cos., also based in Atlanta, sold the property but retained ownership of an attached marina, a parcel of adjacent land and the development's riverfront townhouses, only 40 percent of which are sold after nearly two years on the market.

Harbor, McRae & Stolz, and now Atlanta-based Coldwell Banker The Condo Store, which markets the property, have long touted the tower as the premier address in Downtown Jacksonville. But the Northbank building that pioneered high-end urban living now faces competition from the up-and-coming Southbank, where a growing number of condo developers are building and proposing similar projects at a rapid pace.

San Marco Place is nearing construction, The Strand is under way and condos in its accompanying tower The Peninsula are being sold, and two more grandiose projects -- a twin-tower concept near the Aetna building, and a multi-tower, mixed-use development near the Radisson Riverwalk -- have been proposed.

"This is the hardest phase of a project -- you have 50 percent sold, but now you have new competition across the river," said Ray Rodriguez, president of the Real Estate Strategy Center of North Florida Inc. "The fact is that every person buying at the Strand is one more person not buying at Berkman. You have to ask, if these are exclusive areas, why are they not sold out?"

While Southbank condo projects wind their way through the Downtown Development Authority, the planning department and the City Council, Northbank riverfront improvement and development projects like The Jacksonville Landing retail center and the Shipyards mega-site appear stalled, creating an atmosphere of uncertainty for a burgeoning urban core.

Southbank developers market their projects as being in "San Marco," hinting at forthcoming Publix grocery stores and restaurants. But Berkman Plaza will have a definite advantage when the marketing machine that is Super Bowl XXXIX comes to town: it is already built.

"The Berkman is in a good position to provide immediate occupancy to out-of-town buyers who don't want to be put on a list," Rodriguez said. "If I were the developer, I would be waiting for a 'Hail Mary' pass."

Carol Crowley and her husband recently moved to Ponte Vedra Beach from Indiana and bought a unit in the Plaza Condominium tower, where units are priced from $200,000 to $700,000.

"We were looking into the Shipyards when we learned the Plaza was going to be converted into condos," Crowley said. "We learned the Plaza would be available [immediately], whereas the Shipyards build-out would be a year or more."

Crowley uses her unit as a second home, venturing into the city "several times a week" for sporting events, arts and entertainment and dining out.

Rodriguez said most luxury condominium buyers and brokers are already familiar with the property and that Berkman's future buyers will likely come from out of the area.

The Super Bowl, and the high-rolling corporate executives it could bring, might raise the property's profile and appeal to relocation buyers comfortable with urban living.

Brad Horner, vice president and director of sales for Coldwell Banker The Condo Store, said the Southbank projects have helped Downtown's, and thus Berkman's, sales momentum. And although the Super Bowl will be a marketing opportunity, Horner said all of The Plaza Condominium's advertising has been concentrated in Jacksonville, not in other markets.

Terry Lorince, executive director of Downtown Vision Inc., said Berkman Plaza needs more time to sell units and that buyers will continue to move Downtown as a more varied selection of housing comes to the Northbank.

"The product on the Northbank is going to be a bit of a mixture, including some of the funkier, older buildings and the new buildings on the river," she said. "But it will be more of an urban experience than the Southbank."

Downtown Vision recently surveyed Downtown's nearly 1,200 residents to gauge their opinion of the neighborhood. The response level from Berkman residents, Lorince said, was "small."

According to deeds filed with the city as of Aug. 31, McRae & Stolz has sold 102 of 206 units in the Plaza Condominium tower, and Harbor Cos. has sold eight of the 20 nearby townhouses.

But only 71 of the 110 townhomes and tower units sold, or 65 percent, are used as primary residences, according to the most recent deed and tax records available. The rest are weekend homes or investment properties.

Of the 102 Plaza Condominium tower deeds that have been recorded, only 69 of those units have homestead exemptions, according to the Real Estate Strategy Center. But Horner said 68 percent, or 140 units, have sold and 85 percent, or 119, of those owners use their units as primary residences.

"There's definitely been a lot of [sales] activity in the past few weeks," Horner said. "The project is definitely on track to sell out in two years if not before."

Horner said The Plaza Condominium would be sold out before Southbank projects like The Peninsula and San Marco Place are even completed.

Wade Hampton, a broker with Manormor Real Estate Inc., said he sold a Plaza Condominium tower unit in 2003 but most of his recent customers have been looking in Riverside and Avondale.

"One of the things that is occurring is that people are looking for condos with views of Downtown -- they are fascinated with that for some reason," Hampton said.

For skyline seekers, Riverside condo projects like Flagship Communities LLC's Villa Riva provide the view with a semi-suburban feel, a quality the Southbank developers hope to mimic.

Horner said he does not consider Flagship's project to be competition for The Plaza Condominium.

"Villa Riva is a different project," Horner said. "It has a different market altogether."

Out-of-towners like the Crowleys are a marketing force of their own, spreading the word to friends and business acquaintances.

Carol Crowley said her friends in Elkhart, Ind., liked her 12th-floor condo unit so much, they recently bought one, too, making it their third home.
http://www.bizjournals.com/industries/real_estate/residential/2004/09/27/jacksonville_story1.html?f=et180

[renner01]

Last modified Sat., September 25, 2004 - 12:13 AM
Originally created Saturday, September 25, 2004

High-rise backers form own group

35-foot limit has drawbacks, they say

By Caren Burmeister
Shorelines staff writer

As a community group tries to stop high-rise condominiums from sprouting up along the beach, several Jacksonville Beach developers and real estate investors have formed a corporation to espouse the benefits of the oceanfront condos.

Thad Moseley and Chris Hionides formed Beaches Vision, a limited liability corporation, Sept. 7. Moseley said the group plans to educate residents about the city's building height rules that permit tall oceanfront condos, what those codes mean to the community and what they can accomplish.

Beaches Vision developed two months before the Nov. 2 election, when Jacksonville Beach voters will face a ballot with two competing and controversial building height amendments. One is a citizens initiative that would cap building height at 35 feet citywide; the other is a city-sponsored measure that would permit high-rises along the oceanfront but limit buildings west of Third Street to 35 feet.

If approved, they would become part of the city charter, meaning they couldn't be changed without a vote of the people.

While Moseley wouldn't confirm it, some residents are speculating that Beaches Vision or its members sponsored a telephone poll that is under way. According to several people who have been surveyed, many of the questions refer to the building height amendments and were asked in a way that highlights the high-rise condos' benefits.

The survey was conducted by American Public Dialogue, a Jacksonville firm that used to be chaired by Bruce Barcelo, a political consultant who specializes in polling and shaping public opinion on constitutional amendments.

Moseley refused to say whether Beaches Vision sponsored the poll.

Moseley said he couldn't identify how many members Beaches Vision has, but he said the group has received contributions from a wide number of people and interests.

"It's very much a work in progress," he said.

Beaches Vision will work to educate voters about the ways the city's present building height codes can benefit the community, Moseley said. That includes the property taxes the new condos are generating or will contribute in the future and the expanse of green space between the condos, which is required under a city formula that lets the developer exchange side yard space for extra building height.

For example, four oceanfront condos built since 2002 will generate about $1.6 million in annual property taxes, according to the 2004 tax roll published by the Duval County Property Appraiser's Office. Those condos are the Landmark, Eastwinds, Oceania and Oceanic condominiums.

A condo owner who has paid $1.2 million for a unit, which isn't uncommon for many of the luxury suites, can expect to pay about $24,000 in property taxes.

Beaches Vision "will do its very best to get that message across," Moseley said.

The group takes the opposite position from Beaches Watch Group, an organization of community activists who led a petition drive for the 35-foot building height amendment. The watch group formed a political action committee in the spring so it could raise money to promote its mission described as protecting the area's quality of life and environment.

The watch group's petition drive was a reaction to the rapid trend of oceanfront high-rises. There are 25 condo plans in the pipeline on or near the oceanfront. Four are under construction, the others are under development plan review or have recently been permitted.

Moseley and Hionides and other oceanfront property owners and developers recently filed a lawsuit asking the Duval County Supervisor of Elections to declare the 35-foot building height amendment illegal and remove it from the Nov. 2 ballot.

Their suit says the amendment violates the City Council's legislative authority, would alter the use of their land as it's currently zoned and cause "irreparable damage" to their property investments.

A court hearing took place on the motion for injunction Friday, after today'sShorelines deadline.

Moseley and Hionides were also on the 19-member citizens height study committee, which the City Council appointed to review building height limits and other growth controls and make a recommendation by Aug. 5.

Subsequently, the council approved its own amendment that would place the city's present building height rules on the Nov. 2 ballot.

Moseley emphasized that the council has revised the building height rules four times since 1999 to control the number of tall buildings in the city and create open space between high-rise oceanfront structures.

Last year, the council adopted a 35-foot height limit for almost all areas west of Third Street. In June, the council applied that 35-foot height limit to planned unit developments and the city's two redevelopment districts.

Jim Overby, a member of the Beaches Watch Group who participated in the recent telephone poll, is curious about who is sponsoring it. He said the questions were asked in a way that "was meant more to sway opinion than to measure public sentiment."

He and Darrell Shields, another Beaches Watch Group member who was surveyed, said the pollster asked them if certain information might change the way they voted on the amendments.

For example, the pollster asked questions such as: If you knew the condos would provide the city with thousands of dollars in property taxes, would that change the way you vote? If you knew developers had to create a lot of open space around the buildings in order to construct the high-rises, would that change the way you vote? If you knew the 35-foot building height amendment violated the property owners' rights, would that change the way you vote?

The pollster also asked how they felt about the Beaches Watch Group, its chairwoman, Sandy Golding, and which candidate they will choose as the next mayor.

Mayoral candidate Fland Sharp said he, too, was surveyed, as was his mother and a neighbor. Sharp said he did not commission the survey.

One of his political opponents, Bland Cologne, did commission a telephone poll in June to define the issues that mattered to residents. Based on a series of questions about development and oceanfront condos in Jacksonville Beach, Cologne determined that about 80 percent of those surveyed support the 35-foot building height referendum. He paid Wilson Research Strategies, an Oklahoma-based marketing research company with a Jacksonville office, about $6,500 for the poll.
http://jacksonville.com/tu-online/stories/092504/nes_16726005.shtml

[Lakelander]

Interesting, I never would have expected a group to step up and support high-rise construction on the beaches. I also agree that a 35ft height restriction isn't needed. If anything, they should work to enhance the architectural guidlines of Jax Beach's projects. Personally, I'd rather see a nice 12 story condo tower, with street retail, than a 35ft wall along First St., since all the units would face the Ocean anyway.

[renner01]

Interesting article

IN DEPTH: STRUCTURES
From the October 22, 2004 print edition
As projects queue, builders debate architecture's effects
Clennon L. King
Correspondent

SOUTHBANK -- Over the next five years high-rise construction cranes will dominate the city's Southbank area as developers break ground on four large-scale projects that are expected to fundamentally change the architectural look Downtown.

Whether the change will be for better or worse depends on whom you ask.

Riverpointe, the proposed 48-story, twin-tower multi-use development, is perhaps the boldest proposal. It features a glass and steel design topped by a spire that is eliciting divided opinion among some area architects.

"It's oversized," said Erik Kasper, president of Kasper Architecture and Development in Jacksonville. "It appears to be out of context with its surroundings." The project is expected to be built next to the existing Aetna building and become the city's tallest building.

Kasper's not alone in his criticism of the development, while other architects expressed support for its design. In any case, architects and developers agreed that four major projects breaking ground in five years could change the nature of the riverfront skyline Downtown.

Some architects did not mince words when commenting on the Riverpointe design. "It's a little assaulting, what it's doing to the fabric and scale of the neighborhood," said Larry Wilson, a partner in the Jacksonville architecture firm Rink Reynolds Diamond Fisher Wilson P.A. "I can't figure out how they're going to squeeze it in there. It's going to be pretty tight."

Boynton Beach-based Krook Douglas Development LLC is proposing the project, which includes 550 residential units ranging from $150,000 to $170,000, a 10-story parking garage, townhouses, a restaurant and commercial space.

Officials with KBJ Architects of Jacksonville, which designed the project, said the design is inspired by styles of the 1950s. It is meant to complement the nearby Aetna building, which KBJ designed in 1954.

The Downtown Development Authority's Design Review Committee gave preliminary approval to the design in March.

The three other developments on the Southbank also figure to help reshape, if not redefine, the Downtown landscape, developers and architects said.

The design of the Peninsula & Strand at St. Johns, located next to the existing Riverplace Tower, calls for a 36-story condo tower, another apartment tower, a seven-story office building, parking decks, retail space and townhouses on the St. Johns River. Miami-based American Land Housing Group is proposing the development.

Adjacent to the Peninsula, Miami-based Riverwalk Hotels LLC is proposing the Riverwalk/Radisson Project, a 17-acre, $500 million development comprising six buildings, including three 35-story towers. It will also feature a public park, marina and grocery and encompass the existing Radisson Riverwalk Hotel and the former Crawdaddy's restaurant.

The fourth Southbank project is San Marco Place, a $46 million, 141-unit condo project headed by developers Jay Southerland and Michael Balanky. The units will range in price from $190,000 to $500,000.

From plain-Jane to cutting edge?

Architects said Jacksonville's existing skyline has long steered clear of cutting-edge architecture, preferring instead fairly traditional mainstream design. And with the exception of Riverpointe, this latest generation of Southbank projects is no exception.

"There's some truth to people building for functionality here," said Al Battle, managing director of the Downtown Development Authority. He doubted the city would ever compete architecturally with New York, Los Angeles or Chicago.

"The question is, do developers build into the existing context" or should they take a chance? Battle said.

Retired Jacksonville architect Taylor Hardwick said the decision is not easy.

The designer of Jacksonville's soon-to-be-replaced Downtown library, Friendship Park and 11 area public schools said developers are hard pressed to take chances when so much money is on the line.

"They don't want to scare people away," Hardwick said.

But even functionality does not guarantee longevity in the world of Jacksonville's architecture.

That's one reason Hardwick is lobbying Mayor John Peyton and the Jacksonville City Council to salvage the old Downtown library, which will be replaced by the new Main Library that was designed by New York architect Robert Stern and is being built on Hemming Plaza.

"There are economic forces that you can't do anything about," said Hardwick, expressing disappointment at the impending threat of demolition. "It's part of the American tradition."

The Peyton administration said it doesn't take lightly the leadership role government has in fostering architecture that is timeless and distinguished.

"I think government can have a real influential role in impacting how this community looks and feels by investing in good architecture," Peyton said.

The mayor pointed to several public projects to illustrate how aesthetically pleasing architecture can be functional. His examples included such recent

projects as the Baseball Grounds, the Jacksonville Veterans Memorial Arena and the latest version of the county courthouse.

"Our courthouse, while it will have fewer frills, will be attractive, handsome, durable and safe," Peyton said.

There is no question about the utility and functionality of all four Southbank projects. Driving each is a consumer market keen on spending less time behind the wheel and more time living closer to their workplace.

Despite widely held criticism that Jacksonville developers have not been prepared to spend what it takes to produce great city architecture, several architects said the Southbank projects are taking the city to "the next level."

"I perceive it as good news," said Mick Stuebben, president of the Jacksonville chapter of the American Institute of Architects. "It's adding elements of a residential component. I don't think it will redefine the skyline. I think it will reshape it."

Despite skepticism about Riverpointe, Wilson characterized the design as "unique" and "futuristic."

"I enjoy anything that pushes the envelope," he said. "The fact that it presents something that hasn't been presented before is exciting to me."

Jacksonville architect Jose Perez predicted the twin towers would be the beginning of a trend.

"In the next 10 to 15 years, you're going to see more avant-garde structures in Jacksonville," Perez said.

One school of thought is that "cutting-edge" high-rise architecture can give a city an ambience that attracts companies.

Many of Jacksonville's boosters have long hoped that a Fortune 500 company would relocate and perhaps add a new tower to the city's skyline.

Last year, Fidelity National Financial Inc. relocated its headquarters from Santa Barbara, Calif., to Riverside Avenue in Jacksonville.

Although CEO Bill Foley has announced plans to build a 10-story office building and a $12 million high-rise condo, hotel and restaurant development on an adjacent 5.9-acre tract of land, there's still no word whether the design will be "cutting edge."

Hardwick is not convinced that cutting-edge architecture will act as a magnet for high-powered companies. He believes the engine driving the proposed Southbank development is not the design of a building, as much as the fact that housing is being built.

"It's the activity that defines the architecture of a city and not the other way around," he said.

jacksonville@bizjournals.com | 396-3502
http://jacksonville.bizjournals.com/jacksonville/stories/2004/10/25/focus1.html?page=2

[Sunstorm]

^^Good article. I like the design of Riverpointe if for no other reason than it's not as boring in design as many of Jax's other highrises are. And with it being a potential tallest, it will make an even bigger impact. Hope at least one of those twins gets built.

[Lakelander]

Courthouse: Fired designer pleads case

http://www.jacksonville.com/images/110504/47983_400.jpg

By MATT GALNOR and MARY KELLI PALKA
The Times-Union


The architectural firm Jacksonville Mayor John Peyton fired last week is offering to finish designs on the new Duval County Courthouse, saying the project still can be done for the $267.9 million Peyton wanted.

Cannon Design officials say their cost estimators believe the project can be brought in on budget and estimates filed with the city by the construction manager are wrongly inflated.

Peyton isn't interested.

The mayor, who inherited the courthouse project when he took office in July 2003, said last week he had lost confidence in Cannon, and his staff said Thursday he wasn't interested in Cannon's offer.

The city still will start from scratch on a new courthouse, spokeswoman Susie Wiles said.

Last week, Peyton fired both Cannon and Skanska Dynamic Partners, the construction firm on the courthouse, after months of grappling with an overbudget project. Skanska delivered its guaranteed maximum price last week -- more than $26 million over budget -- and both companies were fired the same day.

But Cannon says its own cost estimators say it can be done cheaper.

"We believe in our work and we believe we should put our money where our mouth is," said Gary Miller, Cannon's chief executive officer.

"Where were all these promises before we got to this point?" City Council President Elaine Brown asked.

Skanska said last week, and reaffirmed Thursday, that it did everything possible to bring the project in at budget.

The courthouse budget was $190 million when voters approved the Better Jacksonville Plan with a half-cent sales tax increase in 2000. Former Mayor John Delaney used contingency dollars to bump the budget to $211 million, and last year Peyton and the council increased the budget to $232 million.

In September, Peyton said the budget would need to be increased to $267.9 million for a building that would meet the city's future needs, but he pulled the plug last week when newer estimates crept toward $300 million.


matt.galnorjacksonville.com, (904) 359-4550

mary.palkajacksonville.com, (904) 359-4104

This story can be found on Jacksonville.com at http://www.jacksonville.com/tu-online/stor..._17111709.shtml (http://www.jacksonville.com/tu-online/stories/110504/met_17111709.shtml).

[Lakelander]

Updated Jacksonville P&C list (11/05/04)

[edited by Admin]

The thread has been updated, thus this list has been removed since it is now redundant. See the thread's first post for the current Jax development list.

[renner01]

great synopsis

[MIAballinboi]

pretty good those bridges are nice!

[Jasonhouse]

There is a surprising quantity of stuff going on in Jax.

Are all of these active projects, or are some more of the "iffy" kind?

[vdogg]

Wow! I didn't know Jacksonville had so many tall buildings. And the proposed ones look real nice too. This area is very overlooked. It seems to be much more of a major city than everyone is led to believe.

[Lakelander]

There is a surprising quantity of stuff going on in Jax.

Are all of these active projects, or are some more of the "iffy" kind?

The only two on this list i'd place in the category of "iffy" would be the Park Avenue Towers and the 12 story Westin hotel. It was recently discovered that the Park Avenues site is contamined because of a factory that operated there 100 years ago. Nobody has heard anything about the Westin Hotel project in months and many think Westin may have scrapped those plans to be a part of the 6 tower San Marco Riverwalk project, scheduled to break ground in the Spring/Summer of 2005.

Other than those two, everything else seems to be a go, with many already under construction or in the marketing stages.

On the other hand, it appears that more are on the way. The huge Shipyards project, not mentioned here, may be purchased by LandMar, one of the south's largest developers and the city has issued request for proposals for the current library and county courthouse sites. The Courthouse site is prime riverfront property and the library site is a highly visable and centralized location.

Imo, the city's urban market & potential is just being overlooked by the general population right now. The super bowl will probably expose the market in Feb. 2005.

[Lakelander]

Here's some renderings of Adams Street Station, a rail car entertainment suite development under construction across the street from Alltel Stadium. For more information visit the project's website at www.adamsstreetstation.com

http://www.adamsstreetstation.com/images/siteplan_rend.gif

http://www.adamsstreetstation.com/images/alltel_rend.jpg

http://www.adamsstreetstation.com/images/pavilion_rend.jpg

http://www.adamsstreetstation.com/images/train_rend.jpg

http://www.adamsstreetstation.com/images/location_map.gif

[Dale]

Now that's pretty creative !

[streetscapeer]

looks pretty cool!

[vicupstate]

bb

[Lakelander]

Matthews Bridge
http://www.jacksonville.com/images/111504/49462_400.jpg

*nothing going on with this bridge, just a nice photo I'd thought I'd post, since its hard to find recent images of this bridge.

[Toucano]

That Rail Car idea looks so retarded.

[Dale]

Aren't you a regular Suzy Sunshine ?

[Lakelander]

That Rail Car idea looks so retarded.

You make think so, but the developer is making a nice profit off of the pre-sales........$195,000 to $360,000 per car. 10 out of 25 sold during the short pre-construction sale. Now the developer is responding, by raising the price for the remaining cars.

[Jasonhouse]

wow... It does seem chintzy.

[Lakelander]

Its definately no architectural wonder, it just a tailgating area, that uses restored rail cars for the structures instead of temporary tents. Anyway, its "different" and it fills, what was, a former grass parking lot.

[Mr Man]

You make think so, but the developer is making a nice profit off of the pre-sales........$195,000 to $360,000 per car. 10 out of 25 sold during the short pre-construction sale. Now the developer is responding, by raising the price for the remaining cars.

WoW! Who cares what if it looks if the developer is making that kind of profit.

[Mr Man]

So what the hell are these anyway... bars?
http://www.adamsstreetstation.com/images/interLG_suite22.jpg
http://www.adamsstreetstation.com/images/interLG_railcar8.jpg
http://www.adamsstreetstation.com/images/interLG_railcar7.jpg
http://www.adamsstreetstation.com/images/interLG_railcar4.jpg

[Mr Man]

I think it's pretty cool, the only think I don't like is it's a gated community. It would be really cool if you could just walk in from the street.

[JFDinJax]

This development means about as much to me as a grass parking lot, but at least there are people spending money on it.

Mr Man, the website says they're for:
--Pre- and post-game entertainment and gatherings
--Pre- and post-concert dinner parties and gatherings
--Private or corporate social gatherings and dinner parties
--Corporate meetings, retreats, parties, receptions or cookouts


I remember when I was little, there was an old red caboose in Metro Park for kids to climb around in. I loved that! Just seeing these rail cars in that vicinity sparked my memory. :)

[Lakelander]

from this rendering, I'm not to fond of what I see so far. I hope the overall master plan everybody speaks of, will make this turn out a lot better.

--------------------------------------------------------------------------
http://www.jacksonville.com/images/111904/49874_400.jpg

By CHRISTOPHER CALNAN
The Times-Union

Changes to the design of a proposed Fidelity National Financial Inc. building were small, but the reaction it caused Thursday was much different from three weeks ago.

The Downtown Design Review Committee approved the company's master plan and an eight-story office building despite only slight changes to an earlier design criticized by committee members.

Fidelity swayed committee members by giving them a better look at how the new building will fit into the company's long-range plans for the Riverside Avenue site.

"They shared the entire master plan," committee member William Stanly said after the meeting. "Last time, there were a lot of vacant pieces. Now they really defined what it could look like, and that helped us see how that one piece fit into their puzzle."

Last month, the committee deferred voting on the earlier version of the plan after Stanly and committee member Kelly Elmore criticized Fidelity's plan.

Elmore said the proposed building's design was "uninspired." Concerning Fidelity's plan to line Riverside Avenue with parking decks, Stanly said, "I think you've forsaken the street."

But Thursday, the plan got mostly praise by the committee.

"I think the building looks great," committee member Jonathan Garza said. But "it's not necessarily perfect in terms of aesthetics."

The latest design removed a parking lot between the proposed office building and an existing building. It also added trees between the proposed building and the St. Johns River and an additional floor.

However, the new plan calls for the exterior of the building to be the same basic design, and Fidelity National parking decks would still line Riverside Avenue between the street and company buildings.

Fidelity National officials contacted committee members since the previous meeting and explained the company's larger plans. And they presented renderings showing how the role new buildings will play in the company's master plan, Downtown Development Authority Managing Director Al Battle said.

"I think they provided the level of detail showing why certain building were situated where they were and did a better job showing how the new architecture will fit in with the existing architecture," Battle said. "The nuances were small."

The company, which moved to Jacksonville last year, already has three office buildings on the site.

In addition to the eight-story building, the company plans to build two parking garages along Riverside Avenue, a two-story garage and a five-story. The proposed master plan also calls for a 13-story office building at Riverside Avenue and Forest Street, and two other office buildings of unspecified height.

Project architect Jeffrey Rolland said he met twice with Stanly between the initial committee meeting and the second. Stanly said he looked at the other parking options, and the garages along Riverside Avenue was the best choice.

Frederic Parvey, Fidelity's director of corporate real estate and construction, said Thursday construction on the new building is scheduled to start in late January and be completed in 2006. He said 1,600 to 1,800 employees would work in the building.

Last year, Fidelity moved its headquarters from Santa Barbara, Calif., into the former Alltel Corp. building at 601 Riverside Ave. after acquiring Alltel's mortgage business.

christopher.calnanjacksonville.com, (904) 359-4404

This story can be found on Jacksonville.com at http://www.jacksonville.com/tu-online/stor..._17228400.shtml (http://www.jacksonville.com/tu-online/stories/111904/bus_17228400.shtml).

[Dale]

disappointing

[Mr Man]

This development means about as much to me as a grass parking lot, but at least there are people spending money on it.

Mr Man, the website says they're for:
--Pre- and post-game entertainment and gatherings
--Pre- and post-concert dinner parties and gatherings
--Private or corporate social gatherings and dinner parties
--Corporate meetings, retreats, parties, receptions or cookouts


I remember when I was little, there was an old red caboose in Metro Park for kids to climb around in. I loved that! Just seeing these rail cars in that vicinity sparked my memory. :)

Well if it sells, I'm all for it. It's something unique for Jacksonville -- something you don't see everyday.

[Lakelander]

City funds sought for Ambassador renovations

http://img28.photobucket.com/albums/v84/lakelander/Downtown%20Jacksonville/ambassador-hotel.jpg

by Bradley Parsons
Staff Writer

The Ambassador Hotel’s owner wants to take the 81-year-old building back to its glory days but he’ll need City money to make it happen.

The Julia Street building has been in Samuel Easton’s family since 1971. In that span it’s served alternatively as a 120-room hotel and apartment building. Using historic photos as a guide, Easton wants to restore the building as closely as possible to its 1920s-era grandeur. Planned for five floors of market-rate apartments sitting on top of ground-floor retail, the building would serve as centerpiece for a block-long restoration project.

But historical renovation costs, particularly when restoring a building like the Ambassador that has sat vacant for four years. Easton estimates it will cost $10 million to gut and restore the building, modernize its mechanics and satisfy safety codes. Easton is applying for low-interest Housing and Urban Development loans to pay about 70 percent of the cost. He’s counting on federal tax incentives and about $1.5 million from the City’s Historical Redevelopment Trust Fund to pay for the rest.

Easton faces competition for the Trust Fund money. OUR Properties wants money for the Holmes Block on Bay Street and aspiring historic redevelopers from Bay Street to Brooklyn have shown interest in dipping into the Fund’s $3 million balance. Currently, the Ambassador and Holmes Block projects are the only applications under consideration at the Jacksonville Economic Development Commission, and Easton is confident that his project fits with the City’s plans for downtown. He said he was encouraged to apply for the money by Downtown Development Authority Managing Director Al Battle.

“We’re talking about restoring and reopening a historic building that has been vacant. We want to do mixed-use development and we want to build residential development,” said Easton. “I feel like we have a building as good as any I know about.”

Easton said his apartments would rent for around downtown market rates, another City priority. The apartments would rent for about $1.25 per square- foot. Federal requirements attached to historical redevelopment tax credits would require him to keep the property as rentals for five years. After that, he would sell the units, he said.

The Ambassador would be a central feature of a block-long project that would deposit a pair of office towers and a 456-car garage one block west of City Hall. If he can’t get the subsidies, Easton said the Ambassador would likely be torn down to make way for the rest of the development. It’s a choice he hopes he doesn’t have to make.

“It’s not just a business decision for me, I’m emotionally attached to the building as well,” said Easton. “It’s been in my family since 1971.”

[smiley]

It is cool to renovate and I think there should be some incentives, but people (all over - not jsut Jax) seem to beg for money far too often

[Lakelander]

^I agree, people are asking for too much public money. However, I wouldn't really concern myself with their threats to demolish the building anyway, since they still need the city's approval to do it, if it came down to that.

[Lakelander]

Nothing spectacular, but this 7 story medical building, now under construction, will fill one of the last surface parking lots in Riverside, just south of downtown.

http://jacksonville.com/images/052404/32729_400.jpg

St. Vincent's Health System is progressing on plans for its proposed Cancer Center and the second phase of its Heart Center at its St. Vincent's Medical Center campus along the riverfront in Riverside.

The city approved a permit for St. Vincent's to clear about 3 acres for construction of its proposed cancer center and parking garage. Meanwhile, the city Planning and Development Department conditionally approved the concurrency application for the second phase of the heart center.

In a November 2001 announcement, St. Vincent's estimated the centers would total $60 million.

While St. Vincent's had expected construction to be completed this year, St. Vincent's executive Warren Chandler said design changes warranted more time.

As for the cancer center, Chandler estimates the center and garage at $20 million. It is being paid for through internal capital dollars and donations made through the St. Vincent's Foundation recent Heart and Cancer capital campaign, he said.

The cancer center and garage are planned at the 1801 Barrs St. campus in front of an existing parking garage. It should be completed by the end of 2005, according to Chandler, senior vice president and chief information officer.

Chandler said the center will comprise 15,000 square feet of patient service space, geared toward radiation oncology, on the ground floor and another 7,300 square feet of support services on the second floor "Walk of Hope," which connects a six-story parking garage incorporated into the existing DePaul garage. It will add more than 400 spaces.

The St. Vincent's jaxhealth.org Web site said the center also will demonstrate the system's commitment "to the historical role of its founders, the Daughters of Charity, to ensure a healthier community." It said that St. Vincent's has outgrown its current facilities and that many of its cancer services are scattered throughout the hospital.

As for the heart center, the city Planning and Development Department conditionally approved the concurrency application this month for the second phase of the heart center on St. Johns Avenue, near the river side of the hospital. Concurrency is the measure of city services available to serve a project.

St. Vincent's wants to develop that phase, estimated on city plans at $16 million center, on 2.26 acres at 2708 St. Johns Ave.

Plans show that St. Vincent's would demolish 39,320 square feet of buildings on the site.

It then would build a 59,350-square-foot medical office building and parking garage and a 26,000-square-foot building multi-purpose building called The River House.

The River House will include a Spirituality Center for associates and medical staff and a replacement of the existing Sister's Quarters for the resident Daughters of Charity and any visiting nuns.

Chandler said the center also will include several million dollars of furniture, fixtures and technology. He said the majority of funds have been raised through the heart and cancer center campaign.

The first phase of the Heart Center was completed earlier this year at a cost of $20 million, which included internal renovation and equipment for four new cath labs, two new electro physiology labs, a 24-bed holding unit and an expanded non-invasive cardiology area.

Chandler expects the second phase of St. Vincent's Heart Center to start before the end of the year and to be completed in 15 to 18 months.

karen.mathisjacksonville.com, (904) 359-4305

This story can be found on Jacksonville.com at http://www.jacksonville.com/tu-online/stories/072104/bum_expansion.shtml.

[Lakelander]

http://www.jacksonville.com/images/120304/51551_400.jpg

By CHRISTOPHER CALNAN
The Times-Union

The potential new owner of the downtown Greenleaf Building plans to convert the upper nine floors of the building into office condominiums, a real estate broker marketing the property said.

Michael Lucas, vice president of Addison Commercial Real Estate, said the full-floor condominiums would sell for at least $787,500. Lucas is marketing the building to public relations firms, engineering firms, architects, law firms and accounting firms.

He's already shown the building to at least 12 interested groups.

"We're looking for a small portion of the market interested in owning rather than leasing," Lucas said.

He declined to identify the new owner or the sale price of the12-story building at Adams and Laura streets. The sale is expected to close by March, Lucas said.

Office condominiums differ from conventional offices in that they're owned rather than leased by their tenants.

The Greenleaf Building was built in 1927. Jacobs Jewelers operates on its ground floor.

The building has been largely empty since the anchor tenant, the Foley & Lardner law firm, moved out in June. Its ownership reverted back to the holder of the mortgage, Allied Capital Corp., in July.

Allied says the property is under a purchase contract while the interested buyer performs his due diligence. Allied Vice President Michael Greenblatt declined to provide any other details about the matter.

http://www.jacksonville.com/images/120304/51552_400.jpg
--------------------------------------------------
This is the view from the fifth floor of the Greenleaf Building, showing the atrium and a view of the new downtown library. WILL DICKEY/The Times-Union --------------------------------------------------

Terry Lorince, executive director of the Downtown Vision Inc., said the new owner would sell the project as nine full-floor condominiums of 4,600 square feet apiece. The Greenleaf Building is one of the best historically preserved buildings downtown, she said.

"It just reeks quality," she said, "and I believe that's the type of tenant they're looking for."

Two other office condominium projects have done well downtown, Lorrince said.

"It gives you a chance to enter the market at a price you can afford," she said. "Do I think it will do well? Absolutely. You can't beat the area."

Lucas said just one other downtown building has been sold as office condomiums, the Blackstone Building. Purchase of the Greenleaf Building comes with the rights to 120 parking spaces at a nearby garage, he said.

Jim Citrano, a broker for CB Richard Ellis, said it's difficult to predict what the demand would be for office condominiums. But the Blackstone Building's success is telling.

"Obviously, there's some market," Citrano said. "This may be the time to do it. We just haven't seen much job growth. With job growth comes office leasing."

http://www.jacksonville.com/images/120304/51553_400.jpg
--------------------------------------------------
A corner office on the ninth floor of the Greenleaf Building at 200 Laura St. has a view of City Hall and Hemming Plaza. WILL DICKEY/The Times-Union --------------------------------------------------

Al Battle, managing director of the Downtown Development Authority, said office condominiums provide a good option for companies looking to buy downtown.

The deal is also a good indication on the future of downtown office space.

"I think there's some confidence in the market that someone would take a risk like that," he said.

Downtown's office vacancy rate is about 17 percent. But Lucas said he expects demand for the downtown office condos will grow in the same manner as downtown apartments condominiums.

"I think it's a natural evolution where people start owning their own offices here," he said.

Property records show that the building's previous owner, Greenleaf Associates, bought the building in 1985. The partnership comprised partners of the former Commander Legler law firm, which bought the building to operate there. The firm later merged into Foley & Lardner, and some partners retired or left for other practices.

In February, the Greenleaf Associates said they wanted to sell the building for about $5 million after Foley & Lardner moved to the Modis Building downtown.

christopher.calnanjacksonville.com, (904) 359-4404

This story can be found on Jacksonville.com at http://www.jacksonville.com/tu-online/stor..._17344974.shtml (http://www.jacksonville.com/tu-online/stories/120304/bus_17344974.shtml).

[Lakelander]

Here's a picture of The Strand rendering, on the construction site fence, I took on Saturday.

http://img.photobucket.com/albums/v226/urbanjax7816/Jacksonville/strand.jpg

[Lakelander]

Peterbrooke interested in Ocean Street library site

Candy maker would open ''Chocolate University'' in vacated building.


By MELISSA ROSS
First Coast News

From books to bonbons?

Peterbrooke Chocolatier is considering the old Haydon Burns library on Ocean Street as a potential site for relocating its candy production center.

Peterbrooke, famous locally for its chocolate-covered popcorn and other European-style candy confections, has outgrown its 10,000-square-foot headquarters on San Marco Boulevard. The four-story library, built in 1965, is 10 times larger than Peterbrooke's current headquarters. It will be sitting idle when the city's new library opens in the spring.

If the deal goes through, Peterbrooke has plans to renovate to set up a "Chocolate University," where visitors could watch the candy-making process from start to finish.

There might also be a botanical garden where cocoa beans are grown, and potentially, a sidewalk cafe. The exterior of the structure would be renovated as well.

Peterbrooke, which has nine locations around the First Coast, would not confirm plans for the renovations, with president Peter Behringer saying only, "We are considering a number of possibilities and options."

However, city officials are already calling the idea a sweet one. City Councilman Jerry Holland says, "It's the perfect site, close to transportation and familiar to visitors already. Imagine how much fun kids would have seeing candy being made in a 'Chocolate University.'''

Peterbrooke has not made a formal request to buy the building, valued at approximately $6.5 million by the city's property appraiser. Other suitors have been interested in the site over the past year, according to Jacksonville's Downtown Development Authority, which confirms Peterbrooke has expressed interest in the location.

[Lakelander]

I love the idea of a "chocolate factory" in the middle of downtown. However, the library site is too important too the future of downtown, to only become a single use venture.

This project however, would be great at The Landing or the new Bay Street Entertainment District, where they could put the chocolate factory tour on upper levels and a retail store or cafe on street level.

[the_1_and_only_cuban]

I think the Chocolate Factory idea would be a good one.. If they change the facade. That builiding is really ugly. A street cafe would be neat for that area and would get good business and "flow" because of the 4 or 5 nearby churches stopping to mingle with friends and get a drink after church or wendesday night dinner and the nearby workers from lunch hour.

It would be a good fit for the Landing but if Jacksonville wants to create a vibrant street scene you have to recognize that not all retail has to go to the Landing. I agree that this would be a good fit for the Bay Street district but there are no buildings of this size on Bay Street and I would much rather see clubs there.

But to tell you the truth I would rather just see it torn down and a 30 story high-rise condo go there. Why is this even being argued? In any other Florida downtown it would be torn down in a heartbeat. This is a chance to drastically change our skyline and create a flow downtown.

[Lakelander]

^Actually it is being argued. Many in Jacksonville want to see that ugly building torn down and replaced with a highrise mixed use tower. Something that would include a needed retail service like a pharmacy, grocery store, or cinema in the heart of downtown on one of its busiest corners.

I seriously doubt Peterbrooke needs that much space. Its a request for proposal process, so hopefully these city councilman will let others develop their plans for the site as well, instead of freely giving control of the building to Peterbrooke.

Once again I'd love to this project to come to downtown and have them locate on Bay or the Landing. There are two four story turn of the century brick warehouses (Churchwell & Suddath buildings) side by side on Bay, that would probably be a perfect fit for them. Chocolate factory upstairs and a retail store/cafe at street level.

There's also large midrise buildings along Adams Street, that would be great for Peterbrooke and downtown, as well. Both of these locations would allow for a Chocolate factory upstairs and a retail store/cafe at street level. The Bay Street location could work even better considering the buildings were warehouses and the street is being transformed into an entertainment district a block away from the river.

As far as the Landing goes, after the super bowl, its planned renovations, which include tearing out the central portion (mall area) and opening the courtyard and complex up to Laura and Water Streets, will begin. This, along with the Bay Street project will go a long way in providing that vibrant street scene you speak of.

We all agree that the Peterbrooke project would be great for all three districts (Bay, Adams, or the Landing). However we don't want it on a block so important to the revitalization of downtown. Let's tear that monster (the library) down, along with the parking garage across the street and get something big down there on that corner.

[JFDinJax]

What's so bad about the location? I would love to see a new development on that site, but a highrise would have to be carefully designed to go on the Adams/Ocean corner, with the old Klutho library, fire station, and London Bridge not over 2 stories. I don't like to see highrises mixed with 1 and 2-story buildings. The surrounding buildings demand a smaller scale -- a midrise at most. I suppose if there were setbacks, it could work, or if the building were L-shaped, leaving that corner lower and separate. But a 20-story box rising straight up from the sidewalk would ruin the scale of the Adams/Ocean intersection, IMHO. Also, if any N-S street can extend the Bay St entertainment district northward to Forsyth and Adams, it's Ocean Street. The 2 blocks with the Burns library and the parking garage I think are very critical, now that they're located exactly between the two renovation hotspots: W Adams and E Bay. I think careful consideration should go into how whatever new buildings front the sidewalks and fade into the scale of the surroundings. W Adams and E Bay MUST be connected!

[Lakelander]

Whether a highrise or lowrise being there isn't that critical, imo. What is critical is the use. The library site presents the special opportunity for retail uses, critical to urban living, to set in the heart of downtown on one of the Northbank's busiest corners and centralized spots.

If I had it may way, I'd throw the metal parking garage into the equation as well. If done right, the redevelopment of these blocks could very well complement the scale of the older buildings on Adams, provide critical parking to the Bay Street area, critical retail space, a chocolate factory and infill street retail space between Main & Ocean (along Bay).

Hopefully the city will, at least, let the request for proposal process work its self out first. Lets see what other development proposals submitted, before rushing to give the building away to Peterbrooke.

[the_1_and_only_cuban]

I agree JFD that the entertainment district needs to be extended, and work is already under way on that. The London Bridge is doing alright and a new Guatemalen Restaurant is going in caddy corner from that right by the firehouse..I agree you can't revamp 3 blocks and call it the entertainment district.. But, my first option is high-rise residential with street retail, if not then a retail project like Peterbrooke or perhaps a club. I remember when the use for the building first came up and a group wanted to keep its facade and put offices in. That would be a tragedy. I'm suprised no clubs came for the site. I mean a club would be HUGE for that area and would push the entertainment district on to Ocean.

Question: Where is the parking lot for the Carlington luxury apts. going? There is a temporary one across the way with fencing and parking spots on that empty grass lot. But behind the Carlington(across from the new Main Library) a grassy area was cleared and some piping and foundation work was going on there. I hope the parking lot isn't going in that spot right next to the Lerner lofts. It would be a great spot for a high rise, with Laura Street trio behind and Barnet lofts next to it waiting for renovation..

[Lakelander]

This garage is currently being constucted directly behind the Carlington on Monroe Street.
http://mywebpage.netscape.com/thelakelander/Jacksonville-Carlington/CarlingtonGarageElevation.jpg

The temporary lot on Adams is for Cannon Design, which is moving its architectural offices into the Elks Building on the corner of Laura & Adams. Once the Laura Street Trio and The Barnett projects get underway (hopefully in 2005), that lot will most likely become part of a new multi-story building with parking and street retail included.

[JFDinJax]

^Didn't they say the ground floor on that garage could later be used for retail space, or is it intended to always be nothing?

[Lakelander]

^The ground floor is intended to become retail, when the market grows to the point of supporting it.

[JFDinJax]

Lose one, preserve one

by Bradley Parsons
Staff Writer

One of Jacksonville's most prominent architects is hoping the destruction of one of his buildings might help generate enough attention to preserve his downtown masterpiece.

Taylor Hardwick is the man responsible for some of the City's most distinct structures including the Haydon Burns Library and Friendship Fountain. Over the past two decades, Hardwick has watched as many of his 1960s-era modernist buildings have given way to more conservative structures built to accommodate more tenants and better technology.

Every time Hardwick watches one of his designs fall to the wrecking ball, he said he feels like he's lost a child. But he understands some of his buildings simply can't accommodate the needs of contemporary developers. That's the case at the 1661 Riverside Avenue Medical Building where the block-long, single-floor structure will be torn down next year to make way for Midland Development Corp.'s mixed use condominium loft community.

Hardwick designed the medical complex in 1957 as an answer to the era’s gloomy, intimidating doctor’s offices. He hoped the building’s zig-zag roof design and prominent use of windows would turn a visit to the doctor’s office into a fun errand. He was heartened when Riverside residents dubbed the complex “Disneyland” shortly after it opened.

Despite the warm memories, Hardwick accepts that the complex will have to be bulldozed to make way for bigger and better uses. He will even preside over a Dec. 20 ceremony that amounts to the property’s changing of the guard over to Midland. But he said there’s no reason the 39-year-old Haydon Burns Library has to suffer the same fate when its replacement opens early next year.

"The City’s population growth has made my building almost obsolete," he said. "But I designed it to be flexible, durable and require very little maintenance. There’s no reason it shouldn’t last another 60 or 70 years. It represents the creative energy of that period."

Anyone who’s walked through downtown’s urban core is likely to have given the Haydon Burns a double take. But Hardwick said people might not know that the building’s distinctive design elements were built as solutions to practical problems.

The signature triangular fins bracketing the exterior were built to support the building’s three-inch thick cement walls in hurricane winds. On calm days, the fins trap breezes to reduce heat from the sun’s glare and shade the library’s reading rooms.

The City will likely soon seek private developers for the Ocean Street building. Befitting the building’s versatility, the City has already heard interest from developers with a wide range of ideas. Everything from printing presses to a culinary academy to a Wonka-esque chocolate factory complete with a cocoa bean garden has been suggested. Hardwick is open to all of them as long as the design is largely left intact.

The green Italian tile exterior serves only an aesthetic purpose, but Hardwick said the fin supports couldn’t be altered without weakening the building. As is, the building has a number of features that should appeal to developers, said Hardwick. The basement could be converted into a hundred-car garage and Hardwick believes its the only building downtown with a block-long loading dock. The ground floor was built without partitions, creating an almost department store feel that would fit a large retailer, he said. The building was also designed to easily add a fourth floor.

“I think it’s very versatile and could support a number of different uses,” said Hardwick.

A recent appraisal commissioned by the City valued the building and property at $4.5 million. The one-plus acre of land is worth $2.2 million while the building is estimated at $2.3 million.

Despite Hardwick’s innovative design, the building’s location is viewed as its most marketable asset, according to the appraiser’s market analysis. The real estate market surrounding the building has been bolstered by successful developments like the nearby 11 E. apartments and the Haydon Burns is along for the ride, according to the appraisal. However, that analysis concluded that any future developer would have to “substantially renovate” the building to make it profitable, largely due to a lack of parking.

[JFDinJax]

I'm glad to see an article like this. Part of me feels that most people would rather see the building replaced, so I kind of half expect it to, but I've personally never hated it. I grew up going to this library, and I always loved the green tiles and the fins. The interior was (is) rather utilitarian, but it's very open and there's a lot of natural lighting, so it's kind of a warm place.

Also, Jacksonville is a city that loves to demolish, so it's always comforting when there's a push to preserve a building. I like to think of downtown Jax as a place with a variety of buildings from many eras. There really isn't much in Jax from the '60s that's more prominent than the Burns Library -- the Gulf Life Tower is all that comes to mind. We need to keep something from that time period. It's also nice to have all 3 of Jacksonville's libraries from the post-Fire era standing at once: the tiny 2-story Klutho library (1903), the 3-story half-block Hardwick library (1963), and now the 4-story full-block Sterns library (2005). Less than a decade from now, the building would be eligible for historic designation.

Lastly, the idea of a department store perked my ears up. Wouldn't it be great to have a department store there?

There are still plenty of parking lots lining Main and Ocean, and of course there's the block-sized garage to the south of the old library that's dying to be replaced.

[JFDinJax]

http://fpc.dos.state.fl.us/general/n032939.jpg

http://fpc.dos.state.fl.us/general/n032917.jpg

http://jacksonville.com/images/121901/met_librarystern_1_765.jpg

[Lakelander]

I'm all for preservation, but I sit on the side of demolishing it, if something that's urban and has more potential for the success of downtown, in general, will come of it. Part of my bias for not saving it could come from the fact that it itself took the place of one of Jacksonville's most architecturally elegant buildings, the old city hall, back during the 1960's. I also fill, architecturally, its a massive suburban building in the middle of an urban setting thats offensive at street level. It complements the garage south of it and the surface parking lot across the street, very well. I'd be in favor of seeing the entire area revamped. There's even a chance a portion of the facade could be saved, if worthwhile, like the Ritz Theater or old train station on Bay.

If someone can find a practical way to renovate and include street level retail, then so be it. I don't want to see it torn down for a surface parking lot, however, if it has to go, for the placement of something that goes farther in bringing vibrancy back to the core and complements all of the lofts nearby, I don't think I'll be shedding a tear.

[Sunstorm]

Personally, I've always hated the Burns Library. I know Hardwick thinks of it as one of his 'babies', but apparently, not many other people are that impressed (me included). It doesn't fit with any of Jax's other architectural styles dowtown, it's not aesthetically pleasing to look at, it would need a lot of renovation work because of its age and appearance, it's not THAT historic (sorry Mr. Hardwick), and it would cost plenty (I'm sure) to convert it for a new use. It would be great to have Peterbrooke downtown, but not here. My opinion? Renovate one of downtown's true historic jewels and put Peterbrooke there, then tear down Burns and find a developer who will truely utilize an important piece of property with a project befitting of it's local.

I know some people are sentimental about the Burns Library, but here is my take. The building is an ugly, cliche '60s style, over-the-top, tacky building that will never be considered timeless or classy, just outdated. Certain styles of architecture endure, and age well. This building won't. It was born ugly, and will die ugly.

[JFDinJax]

I think it's crazy to use retail as an excuse to demolish a building when more than half the buildings downtown don't have it. City Hall, the new library, JMOMA, the US Courthouse, BoA tower, the list goes on. If the Burns library is "suburban" then we have a very, VERY suburban downtown. May they all be demolished in the name of retail! The new library is in a hell of a more prominent location. It's as dead to the street as the Burns library, IMO, and it takes up a lot more space.

How can you see the need to demolish one building because it doesn't have good streetfront retail space, when it's surrounded by parking lots and garages and buildings that could have retail but don't yet (ehem, 11 E, the old Woolworth)? The demolition of this building shouldn't be considered until there's actually a demand for retail space, and what's available is filled. The garage and lot you speak of is more than enough room for retail. In fact, 5 of the 8 blocks surrounding the library are 50%-100% parking, and I don't see developers rushing to build there.

This "demolish because it's outdated" attitude is exactly what caused many of Jax's older buildings to be replaced by prescribed, modernist boxes and lovely little parking lots. And rest assured, if the city hall building were still standing, it would be as dead to the street as any little downtown law office. You guys sound exactly like the modernists did in the 50s and 60s when many of Jacksonville's gems were destroyed. They too were considered old, out-of-style, cliche, tacky, etc. Now we all want them back (look at the words we use -- "gem," "jewel," "historic" -- even to describe mediocre buildings that were never held with any esteem until now). The Burns library was an award-winning design that was once appreciated, and though it may be out-of-style now, it'll someday be a novel example from a long-gone era.

I suppose I'm just quicker than most people to ask what a building can be used for rather than what can replace it. Downtown isn't just supposed to be lofts and retail, and not every building can be expected to reserve its ground floor for retail. All of the uses in the article would be welcome additions to the heart of the city, and there's no saying that, if put elsewhere, they would include retail in whatever building they move into or build. So I see no problem with a culinary academy at Ocean and Adams, or printing presses. What's there now? A library. Not retail. What was there before? City offices. Not retail. Could retail replace it? Sure, but so could many other things. Heck, maybe someone will demolish it and build a parking garage. I wouldn't be shedding a tear then either, because I see MANY more places for retail.

[Lakelander]

Unlike the residents of Jax past, I'm not saying destroy the building, just for the sake of it being old or ugly. For example, I'm saying that if the Request for Proposal process ends up with a developer wanting to destroy the building for a mixed use complex that could feature a movie cinema, more residential use, and commercial space to bring in something like a Walgreens or CVS, then bring out the wrecking ball.

The library site is one of a very few large centralized sites, sitting on 3 heavy traveled downtown streets, available for redevelopment. Yes there are other sites worthy of redevelopment, but unfortunately their owned by others not looking to sell anytime soon.

This exact discussion happened in Orlando about a year ago. The only difference was that the truely historic buildings, in question, had character. I was for the side that didn't want to see this historic block of Orlando go. Anyways it went and currently coming up in its place is probably the most significant downtown project in that city's history today. This is an opportunity for something similar to realistically happen on a key block of our city very soon. At this time, I just can't jump on board with saving this building at all costs necessary, because unlike the Laura Street Trio or the Barnett, its not worth it.

[Sunstorm]

Gee JFD. I thinks its admirable that you are pro preservation, even concerning a building like Burns. Don't get me wrong, I'm not a wasteful person, I believe in reusing buildings. But the style of this building in no way fits with Jax's other prominent buildings (new or old). I also can't agree with you when you compare razing this building and replacing it with a new one to the hachet job that was done on dowtown in years past. Those buildings were much older, and their styles complemented each other, and they were torn down just for the sake of tearing them down. Also, you could make a justification for preserving any style building, including bland boxes, as being 'historic' or 'significant'. Does that mean they should be put in a glass case like some valuable treasure, even if something better could replace it? I don't think Burns should be torn down until a developer has a proposal that will take better advantage of this property. Until then, I don't see tying it up will tenents until other, more historic buildings downtown are utilized. Now if a developer comes along with plenty of money, wants to buy the library, doesn't ask for incentives, and renovates it into something functional and attractive, then they should go for it. Otherwise, I'm not married to this building.

[JFDinJax]

"Those buildings were much older, and their styles complemented each other, and they were torn down just for the sake of tearing them down."

That's what we'd like to believe, isn't it? No building is torn down for the sake of it. Demolition costs money, but so does sitting on an empty building that's falling apart, unprofitable, and undesirable. There's always a reason for demolition. Classical buildings were once viewed as modernist buildings are today. It's the same thing. Only, we now revere the classical buildings (almost overly so) that were once loathed, and from this pattern you can probably expect early 50s-60s modernism to be revered again in the future. Especially when there's not much left to speak of.

"Also, you could make a justification for preserving any style building, including bland boxes, as being 'historic' or 'significant'. Does that mean they should be put in a glass case like some valuable treasure, even if something better could replace it?"

Absolutely not. This isn't some rule, that includes words like "every" or "any." I'm talking about some, the best few.

You guys seem to look at the library and think it doesn't belong. You see it as out of place, but I see it as something that's as much a part of Jacksonville as any Barnett building (not very architecturally significant, btw). It was here before half the people currently in the city were born or moved here. History was being made after WWII as well. Jacksonville isn't all 100-year-old brick or 10-year-old glass. There's a significant gap that's overlooked (all across the country, as well).

I don't think the library should be preserved just because it's from a certain era, but because it's one of the city's only few good examples of '60s modernist architecture. I could name 100 pre-WWII buildings downtown that are considered historic and significantly so, even down to little 1-story warehouses, for christ's sake. And this after hundreds have been destroyed. Try naming even 10 notable buildings from the '60s, including ones that have already been demolished.

Take note that I am not argueing that the building, or any building, should be preserved at all costs. I'm not as pro-preservation as you're making me out! I'm simply defending the building against demolition being its only possible fate. Adaptive reuse is an option, too, and I'm surprised at how quickly you guys dismissed it. I just want to caution you against that, because we really don't have much to show from the '60s, and as I said before, it was an appreciated building in its time. It wasn't "born ugly," as you claim. Because it isn't appreciated now, does that give the greenlight for the wrecking ball? Does that also justify all the demolitions in Jacksonville's past?

Things aren't as black and white as replacement = progress and improvement. Many buildings downtown were supposed 'improvements' over what they replaced, but now they, too, are becoming outdated as lifeless office towers don't fit with the mixed-use back-to-the-city movement. We have to be able to adapt buildings to inevitable change. Fortunately, adaptive reuse is a part of the back-to-the-city movement, but I fear that the current "out-of-style" era, post WWII modernism, is in as much danger as the classical buildings were when modernism was new and in vogue, and the views expressed in this thread are sure signs of this. If the old City Hall were the building in question here, instead, I bet you guys would favor preservation over replacement. That doesn't make sense to me, because the reasons you're giving are because the library doesn't have the potential you want. Well, what potential would the old City Hall have? I'm telling you, if it was here today, it would be law offices. How is that better than a chocolate factory? What I'm doing here is pointing out the real reasoning: you dislike the library. If it was a building you liked to look at, it wouldn't matter so much how useful/useless it was.

Because far fewer buildings were built per year in the post-WWII era than before, and most were strictly utilitarian in keeping with modernist thought, we don't have much significant to demolish in the first place. I'm talking about 1 building, one that's a cut above the rest, which should in no way be too much to ask. This building CAN be put to good use if it's not replaced. And, yeah, it can be replaced, too -- it's really no big deal to me. I'm just a bystander. It's out of my hands no matter what. But at this point, there's nothing saying it will be replaced be some architecturally significant, mixed-use dream of a project, yet there's all this talk of demolition. Excuse me for pointing out the absurdity of that.

I'm going into the field of preservation, and I have to set my sights on the next great period of aging buildings that I'll be working with someday. When all the classical buildings are all dressed up with "luxury lofts" and Starbucks, the attention will be on post-WWII buildings. If there's nothing left, I'm out of a line of work, and we're all out of a big chunk of American history.

[Lakelander]

^I understand you passion and even though I wouldn't mind seeing the building gone, I agree, on a certain level, with your view. In the end, I don't mind it being saved and adapted, if thats the best plan on the table. However, I would like the RFP process to play out first before we completely swing either way.

[Dale]

So what's the scoop on the courthouse ? Do they rebid ? What's the timetable ?

Thanks.

[Lakelander]

No word yet. We're all still waiting to hear from the Mayor's administration. I have a feeling they have their hands full right now, getting everything ready for the super bowl.

[the_1_and_only_cuban]

Speaking of the Super Bowl!! Man, my cousin stays at Ashley Towers (right by the First Baptist Church on Ashley St.) and I'm staying with him that week. Downtown is gonna be crazy!! :righton: I'm not even gonna bring a car. It wouldn't do me much good all the party you need is right downtown and the Winn Dixie is only like four blocks away. I usually go up there for the Florida-Georgia stuff and Gator Bowl stuff so I knew when it was announced Jacksonville was gonna get the Super Bowl I wasn't gonna miss it for the world..

What are ya'll gonna be doing? We might catch each other some where!! I'm figuring all of Jacksonville probably the First Coast will be milling about Downtown, people seeing and partying.. :dance:

[Lakelander]

I'm planning to go out and shoot some pics on Thursday or Friday, then I'm going to put the camera away and party. I'm planning to play host to several of my old college buddies for the weekend. We'll probably BBQ on Saturday, then head downtown Saturday night. We'll most likely sleep in on Sunday morning, head downtown for a while, and then head to the beach and watch the game in one of the sports bars there, before heading back to downtown after the game. Then everybody will leave and I'll go to work on Monday morning.

[the_1_and_only_cuban]

Hey theres a new Jacksonville thread in Rate Our Skylines..

Plus, on a completely random note: Have you noticed the Downtown churches lighting up? First, the Catholic Conception Immaculate sumthin or other lit up its front facade with yellow light. Then the Episcopal church down the street lit up its top spirals/steeples. The bottom two are white and the very top is bathed in yellow-golden light. I think it looks pretty cool. My cousin goes to First Pres. and they have plans to light up there stainless glass windows from within but no plans to light up there exteriors..

[Lakelander]

here's a link to a website favoring saving the Haydon Burns Library

http://www.taylorhardwick.com/

[JFDinJax]

OMG! I had no idea Taylor Hardwick was the guy who did the Skinner's Dairy buildings. I used to love those. I've thought about hunting down all the ones that are left and photographing them, because they've all been turned into other things, like a flower shop, BBQ place, etc. And they're kind of a neat lesson in adaptive reuse in the suburbs, but I was discouraged when the one nearest to me was torn down (the one I grew up going to). I think there are almost a dozen left standing, though.

[Lakelander]

I just saw one tonight, on the corner of Bowden and Parental Home Rd. There's another one, on Edgewood (near Norwood Av on the Northside) that's been converted into Jerome Brown's BBQ. Didn't know it was a Taylor Hardwick building, but the BBQ was good.

[vicupstate]

[QUOTE=JFDinJax]"Those buildings were much older, and their styles complemented each other, and they were torn down just for the sake of tearing them down."

That's what we'd like to believe, isn't it? No building is torn down for the sake of it. Demolition costs money, but so does sitting on an empty building that's falling apart, unprofitable, and undesirable. There's always a reason for demolition. Classical buildings were once viewed as modernist buildings are today. It's the same thing. Only, we now revere the classical buildings (almost overly so) that were once loathed, and from this pattern you can probably expect early 50s-60s modernism to be revered again in the future. Especially when there's not much left to speak of.


Things aren't as black and white as replacement = progress and improvement. Many buildings downtown were supposed 'improvements' over what they replaced, but now they, too, are becoming outdated as lifeless office towers don't fit with the mixed-use back-to-the-city movement.

QUOTE]


I think the reason JFD in Jax says that buildings were torn down just for the sake of doing so, is the fact that often the buildings were not replaced with buildings at all. They were replaced with parking lots. Also, demolition by neglect can be quite inexpensive compared to the alternatives.

IMO the mindset of the late 60's and '70's was that " new = progress and improvement". It was considered acceptable to demolish the classic architecture because 1) many of those buildings had been neglected and showed it, thus creating eyesores, 2) removing eyesores was a civic 'duty' and an obligation even 3) more space was needed and building new was equated with 'progress', additions seemed comparatively very rare in that period 4) the mall phenomenon was sweeping the country, which was universally viewed as exciting and futuristic 5) rehab was just as expensive or more than new construction, 6) the newly minted emphasis on energy efficiency made dinoseurs of the older buildings.

Pre-WWII architecture was viewed more as "old" or "worn-out" than "ugly" from my perspective during that time period. Keep in mind that the baby boomers were in their teens, twentys and early thirties. That age group tends to have little appreciation for 'old' things.

[the_1_and_only_cuban]

Deleted

[the_1_and_only_cuban]

Hey guys!! I was in Jax Monday and I noticed the Main Street bridge had a new lighting scheme. I knew about this one:

http://img62.exs.cx/img62/6293/268724002em.jpg

And from what I've seen I think they are done. But there was additional lighting on it.. It's hard to explain but there were vertical bars on the very top part of the bridge. They lit up blue somenights and red somenights and green other nights. Really you have to go and see them it's kind of hard to explain. Are they just there for the Super Bowl who do they plan on keeping them? I don't really know what I think of them. But hey whatever makes downtown better right?

What about these other downtown bridges? I don't believe they were lit up when I was in Jax. Are they gonna be done for the Super Bowl? I guess they will have to get rid of the older Fuller Warren before they work on the lighting for the new Fuller Warren..

Fuller Warren
http://img62.exs.cx/img62/8296/268764005aa.jpg

Hart Bridge
http://img62.exs.cx/img62/7315/268714006ch.jpg

[Lakelander]

All of the bridge lights (Main, Hart & Fuller Warren) should be finished in about two to three weeks, as well as the north riverwalk extension from Metropolitan Park, near Alltel Stadium to Riverside and they are all here to stay forever.

Here are some pics of the Hart and Main Street Bridges.

Hart Bridge
http://firstcoastnews.com/assetpool/images/0412229385_hart.jpg

Main Street Bridge
http://firstcoastnews.com/assetpool/images/04122293825_bridge_lights.jpg http://firstcoastnews.com/assetpool/images/04122293845_bridge_lights01.jpg

[Lakelander]

Downtown spans will bridge darkness

Fuller Warren Bridge
http://www.jacksonville.com/images/123104/54837_400.jpg


JTA will have a lighting ceremony tonight at the Adam's Mark hotel.

By DAVID BAUERLEIN
The Times-Union
The passing of the holiday season means strings of Christmas lights are coming down for storage in attics.

But in downtown Jacksonville, the flashiest lighting of all will occur tonight, when three bridges are lit like Christmas trees.

The Jacksonville Transportation Authority will turn on the lights during a ceremony scheduled to start at 5:30 p.m. at the Adam's Mark hotel on the Northbank.

After dignitaries make speeches about the $3 million project, Mayor John Peyton will do a ceremonial flip of the switch and decorative lighting will illuminate the Main Street, Hart and Fuller Warren bridges. They will join the Acosta Bridge, which already has ornamental lighting.

The lights are part of the city's Super Bowl preparations, but it won't be a one-time deal. The city will continue lighting the bridges at night after the Super Bowl.

The JTA oversaw the design and installation of the lights. The agency has been testing the lights, giving people in downtown a sneak peak.

"We think it's absolutely beautiful," said Lyn Briggs, spokeswoman for Downtown Vision, an organization of downtown property owners. "It really helps accentuate the downtown skyline."

Briggs said she had her "whoa" moment earlier this week when she was crossing the Fuller Warren Bridge and caught site of the blue Main Street bridge in a glow of lights. Even though she and her husband were returning home from a long holiday trip, they turned off the highway to get a closer look as the JTA tested the lights.

"I think as we continue marketing downtown and marketing Jacksonville and what makes us unique from other cities, lighting the bridge is going to give us that unique identity," Briggs said.

The Hart and Main Street bridges will be changed the most by the lighting, so the best vantage point for the ceremony will be along the riverfront between those two bridges.

david.bauerleinjacksonville.com, (904) 359-4581

[Lakelander]

Well the downtown bridge lights are officially up and running now. Here are some pics from today's paper.

Hart Bridge
http://www.jacksonville.com/images/010105/55262_400.jpg

Main Street Bridge
http://www.jacksonville.com/images/010105/55260_400.jpg

http://www.jacksonville.com/images/010105/55261_400.jpg

[slashpine]

Does anybody have any advice on how I can break into the land development industry in Jacksonville? I have a background in GIS/civil engineering (3 years). I just started the MBA program at the University of Florida. Thanks in advance for any advice or contact info.

[Lakelander]

If your just looking for a job or internship, just apply to one of the engineering or land development firms in the area. Deisgn/build firms like Haskell or St. Joe would be a great place to start. Another option would be looking to get in with a local land development firm like Regency Centers, The LandMar Group, or Vestcor.

If you looking to do development on your own, all need is vision, land, and money to back you up.

[streetscapeer]

lovin the new lighting sceme, it will definitely capture the eyes and attention of all the out-of-towners that pass by on I-95. Jax bridges are captivating! simply beautiful!

[the_1_and_only_cuban]

Well the downtown bridge lights are officially up and running now. Here are some pics from today's paper.

Hart Bridge
http://www.jacksonville.com/images/010105/55262_400.jpg

Main Street Bridge
http://www.jacksonville.com/images/010105/55260_400.jpg

http://www.jacksonville.com/images/010105/55261_400.jpg

:eek2: Wow I love that second and third pic.. The Main Street Bridge really brings something to the skyline, the way it contrasts with the lights of the Modis building and the glass of the central business district, I think it looks awesome!!

On a side note:

-Al Battle stepped down as Downtown Development Authority president. Who do ya'll want to see in charge of downtown development? BTW, I understand there were no hard feelings in his resigning, just a career move: He's going to take over a similar spot in Ft. Lauderdale.

-The London Pub across from the Haydon Burns just got a 20,000 dollar grant from the JEDC and Downtown Development Authority for renovations. They raised about 70,000 and JEDC matched them 20,000 so it looks to be a 90,000 facelift. There was an article on this, I'll look for it..

[VelesHomais]

New county court house looks really beautiful, - wow!

The bridge is also great.

[Mr Man]

So... now that the super bowl is arounf the corner, any last minute improvements to the city?

[Lakelander]

Here's some things I noticed tonight, while at the Landing.

1. A new seafood restaurant and large Tapa bar (The Twisted Martini) are being built at the Landing.
2. All downtown streets are being repaved.
3. All downtown sidewalks are being repaved & redone with new historic street lights.
4. The Bay Street streetscape is just about finished and several storefronts are now being restored along it.
5. New small restaurants are being to pop up around downtown.
6. The Strand/Peninsula tower site now has a tall crane on it (I guess they're ready to go vertical).
7. The skyway stations are being cleaned and repainted.
8. There's a barge, dock on the southbank (i think it may be for a fireworks display).

It was at night, so I'm planning to drive down and walk around downtown tommorrow morning, so I'll have a better idea, later.

[streetscapeer]

Damn...Extreme Makeover: Jax Edition:)

[Dale]

Go Jax !

[Mr Man]

2. All downtown streets are being repaved.
3. All downtown sidewalks are being repaved & redone with new historic street lights.

Good news. I had no idea they were doing all of them. The new sidewalks are actually very pedestrian friendly.

[Lakelander]

By MARY KELLI PALKA
The Times-Union

Jacksonville Mayor John Peyton and a local company have come up with a preliminary deal for the development of The Shipyards, a large piece of property downtown near the Sports Complex.

LandMar Group LLC would put in $22.5 million of its own money to pay for public improvements on the property, and the city would put in $3.5 million for those same improvements, under a draft agreement between the city and LandMar.

The $26 million combined, in addition to about $14 million already spent by former developer TriLegacy Group LLC, would then equal the $40 million the city originally issued in tax-exempt bonds intended to pay for the improvement. The city said about $26 million was improperly used by TriLegacy, and LandMar is offering to put in the money.

"We see that as our first obligation to meet, to make sure the citizens and community as a whole are made whole," said Ed Burr, LandMar's chief executive officer.

Burr said he thinks $22.5 million is a reasonable investment to make.

"We just think The Shipyards site offers a tremendous opportunity," Burr said.

But Burr and Peyton's chief of staff, Steve Diebenow, said the two sides need more time to work on the deal. Diebenow on Tuesday asked the City Council to extend the deadline, currently set for the end of the month, until April 30.

Council President Elaine Brown said she wouldn't want to wait longer than April 30 to finalize negotiations, but Councilman Reggie Fullwood said he wasn't in favor of waiting anymore.

"Either this new developer is going to step up or we move on and do what we have to do," Fullwood said.

Under the draft agreement with the city, LandMar would split the public improvement work up in two phases. The $26 million would pay for the first phase, with the city's $3.5 million portion not being paid until phase one is complete, according to the draft agreement. The $3.5 million is the remainder of the original $40 million in bond money that would have been given to TriLegacy when the public projects were complete.

To pay for the second phase of public improvements, LandMar would front $10 million, with the city paying that money back later with property tax revenue. The details of the public improvements hasn't been determined. Diebenow said the additional $10 million is needed for public improvements, in part, because of rising construction costs and the delay in the project.

Burr said he's still working on his plans for the rest of the property, but he said he does want to offer residential space for people of various income levels.

When TriLegacy was developing The Shipyards, it was touted in 2001 as a $860 million project that would include condos, shops, office space, a hotel, boat slips and $40 million for a public park, Riverwalk expansion and road improvements.

TriLegacy's role in The Shipyards property came to an end last year when the city questioned how the $36.5 million had been spent. TriLegacy maintains it followed its contract with the city when it spent money on private portions of the property. City attorneys said the money should have only been spent on the public portions but said only about $14 million went toward the public portions of the project.

A Duval County grand jury has been reviewing The Shipyards project since November.

The first $3.1 million repayment on the tax-exempt bonds is due this year. The plan had been for bonds to be paid back with property tax revenue. Burr said under the draft agreement with the city, LandMar would begin repaying the bonds, but would be paid back over time with property tax revenue.

A redevelopment agreement between the city and LandMar will need approval from the Jacksonville Economic Development Commission and the City Council.

mary.palkajacksonville.com, (904) 359-4104

This story can be found on Jacksonville.com at http://www.jacksonville.com/tu-online/stor..._17665909.shtml (http://www.jacksonville.com/tu-online/stories/011205/bus_17665909.shtml).

[Lakelander]

I thought this project was dead, but I was downtown last night and noticed the signs for Berkman Plaza Phase Two are now up. The project will be a 22 story apartment tower with 200 units. There's no rendering, but hopefully it will look better than phase 1.

Phase 1
http://www.theplazacondos.net/pictures/bp_mcrae_stolz_pic1.gif http://www.theplazacondos.net/pictures/bp_home_pic1.gif

The site is immediately to the right of The Plaza Condos (Berkman phase 1).
http://www.theplazacondos.net/pictures/bp_map_map2.gif

[the_1_and_only_cuban]

I think phase 1 doesn't look that bad but an identical twin tower would just be silly. It should at least be significantly different do avoid a suburban look or a beachy feeling.
Good news on the shipyards project. I belive it was projected to be all complete by 2010, but that was before the controversy with the public moneys. So by the time Landmar works it all out it should be projected for maybe, oh, about 2041.

[Lakelander]

The new deal states that LandMar must complete phase 1 within 5 years and finish the entire 44 acre development within 10 years. I work a lot with LandMar, they're one of the few companies where money is no object. If the deal goes through, it will be built out well before the 10 year window.

[Lakelander]

BTW, I attended a Southbank workshop this morning and this is some of the news that was announced today.

San Marco Place
The developers of this 21 story/141 unit condo tower will be having their ground breaking next Friday. The developer also announced an agreement between them and JTA to construct an urban retail center at the Kings Avenue Skyway station and garage, that will be anchored by a Publix.

St. Johns Center
The developers of The Strand (27 stories) and The Peninsula (38 stories), across the street from San Marco Place, have decided to develop the third tower as residential, instead of office.

San Marco Village
The developers of this 6 tower project, announced that the hotel site has been approved by two hotel chains. They plan to begin construction on the 200 unit hotel in June or July. They also stated that they're in early discussions with the Cheesecake Factory about being one of three large waterfront restaurants lining the riverwalk retail area.

[Dale]

Sounds tantalizing. And I bet you know what my next question's going to be, anything on Riverpointe ?

[Lakelander]

Nope. The workshop was hosted by the developers of The Strand, The Peninsula, San Marco Place and San Marco Village. All three projects have been in the works for a couple of years now. Riverpointe is still working its way through the city approval process. Now that I think of it, one of the developers of San Marco Place mentioned he wanted to see some type of architectural theme or guideline take place on the Southbank, because he thought Riverpointe was too large and its architecture didn't fit with what was already there.

[Dale]

I see. And did you tell the developer of San Marco Place to mind his own business ? :wink2:

[Lakelander]

^I kind of gave him the look of..."whatever"

[Lakelander]

BTW, JTA (Jacksonville Transit Authority) also gave a presentation of the proposed 29 mile electronic BRT system, which they plan to start buying right-of-way for, this year. I must admit, the system looks pretty sweet to me and seems to be a definate improvement over the regular city bus. Buses would arrive at each station every 5 minutes. They would also have their own right-of-way and continous green lights at traffic intersections. Here's some pics of the type of BRT proposed for Jax.

http://www.metrocouncil.org/directions/development/images_devel/2002summary_brt.jpg

http://www.mta.net/trans_planning/cpd/midcity/wilshire_brt/images/wilshire_brt.jpg

http://www.gobrt.org/eugene.jpg

[Dale]

Wow ! Now that's not your father's bus system. Light rail without the wires.

[the_1_and_only_cuban]

Did you hear about the new head of the Convention Bureau we brought in from San Diego? I understand he is very ambitious. Also, I read another article about a study the bureau did for a new convention center. They did not release which sites were being examined they just stated the fact that they did a study so basically just a teaser.. I'll look for both articles and post them if I can.

[Lakelander]

By Angela Spears
First Coast News

JACKSONVILLE, FL -- More stars, more parties, more entertainment are coming to the First Coast for Super Bowl XXXIX. The Jacksonville Landing is getting into the act. There will be a big announcement today from management at The Landing.

Rachel Kaltenbach, Director of Public Relations for The Landing, says the facility will be a hot spot the week before the game. She and owner Toney Sleiman plan to make an official statement Thursday afternoon about the line up and activities that will be featured when thousand converge on the First Coast.

First Coast News has the exclusive sneak peek. There will be 16 bands and two stages in the courtyard the Monday before the game up until Super Bowl Sunday. A pretty big name, especially in this area, will be performing. Molly Hatchet will be the headliner at The Landing Super Bowl day from 4 p.m. until kick off. Other bands on the list to perform include Big Al and the Kaholics, the Turning Point Band and Sugar Bear. Another addition,

"The Best Damn Sports Show Period" with host Tom Arnold will set up shop there. The crew will tape several segments and air a show live. This will be open to the public. Kaltenbach says she's getting word the sports show will turn the courtyard into a stage area where audience members can sit.

The Landing has been preparing for the big game for 18 months. Kaltenbach says "We know this is a one time opportunity to show the world why we love Jacksonville, why we live, work and play here. And The Landing is and has been an icon for 17 years."

The staff is used to big crowds and big events. For the Georgia/Florida game about 35,000 people frequent The Jacksonville Landing from open to close. The city of Jacksonville is expecting 100,000 visitors, a few thousand will probably stop by The Landing.

Kaltenbach says the staff has been preparing for the upcoming week by painting stairs and columns and replacing tile inside the mall area. They replaced 3,660 light bulbs, put in 74 new pots for plants and used 122 gallons of paint.

Sleiman has spent $250,000 sprucing up The Landing for the Super Bowl. That's money that won't be used for future renovations. Plans are still in the works. Kaltenbach says Sleiman continues to talk with the city about a loan for renovations (renovations he plans to start after the Super Bowl). The renovations call for an expansion of 126,000 square feet to over a million square feet. The Landing will go up and out.

Another component of the proposed package plan with the city of Jacksonville includes Sleiman buying the land his building sits on from the city. There is also an incentive package to entice new businesses and national restaurants to The Jacksonville Landing.

The Landing has been under ownership for the past year and a half. Things are changing. Some stores and restaurants have come and gone over time. But during the week leading up to the Super Bowl, every store will be occupied. Kaltenbach says there are short term and long reasons some shops have been empty. She says in the short term, some have been rented in anticipation of the game.

Business owners will set up shop to sell official Super Bowl merchandise. Other stores have been empty because of the future renovation plans. Some stores may have to relocate when things change at The Landing.

For now, Kaltenbach hopes people enjoy the activities for the biggest event ever to come to the River City. Most events will be free and open to the public. But some restaurants will be closed for private parties. Kaltenbach anticipates some stars will drop by.

In fact, The Landing will hold an event it is calling "Meet the Stars." If you don't have tickets to the game, you can get autographs from former football players and cheerleaders during halftime.

[Lakelander]

http://img.villagephotos.com/p/2005-1/936869/rendering.jpg

San Marco Place groundbreaking is Friday
Mayor John Peyton and City Council members will be on hand Friday for the groundbreaking of the San Marco Place condominium project on the Southbank.

Construction of the 141-unit, 21-story condo tower will start Feb. 7, the day after the Super Bowl, and is scheduled to be finished in 18 months. The Haskell Company is handling the design and construction of the $50 million project.

San Marco Place will be on Riverplace Boulevard, between Morton's Steakhouse and the AvMed building, with units ranging in price from $189,000 to more than $1 million. More than 75 percent of the units have already been sold.

The City Council granted Riverplace Properties a tax rebate incentive package in March that would provide up to $3.6 million in city money depending on the prices of the units -- the higher the prices of the units, the less city assistance the developers will receive.

[Viper]

Great thread. It's wonderful to see our city getting some recognition in here.

I have a similar project database. If I have anything that you don't, I'll send it to you along with verification.

[Lakelander]

Welcome to the forum, Viper. Thanks.

[Viper]

Lakelander, perhaps you'll remember this proposed project. It was a North bank mixed-used project at 675 feet. I can't find any data on who proposed it, the architect, investors, tenents or est cost. I actually haven't heard anything on it since its proposal.

Same can be said for the proposed Aetna Towers. I've heard the name has possibly changed to Riverpoint and is no longer 750 feet each but only 619 each.

Can you fill in any of the blanks? Thanks.

[Dale]

I know the architect of the project you mention was KPF.

As to Riverpointe, 619 to roof, 750 to spire.

[Viper]

Which is more accepted for height, top of usable structure or spire? Personally, spires accepted for actual height seems like a cheap way to gain fame for being tall.

Has there been any forward motion on either project as of late? There are so many projects that have been proposed, accepted and construction has begun or will soon that these two projects being in limbo seem odd.

[Dale]

You've opened a real can of worms on this spire business. :wink2:

And Lakelander's the man to ask about project status.

[Lakelander]

The 675ft project, replacing the old courthouse is officially dead, until the new courthouse is completed in 2007 or 2008.

The Aetna Towers project is now called Riverpointe. Its currently going through city approval process. The developers have already paid big money for the site, so you can expect something impressive to be build there.

[Viper]

I knew registering here was a good idea. Thanks guys.


I take it I'm going to catch some flack for the spire comment by some?

[Lakelander]

Here's an article from Jacksonville.com's archives:

http://www.jacksonville.com/images/042700/biz_courtDrawings3.jpg

Steinemann & Co., an Atlanta developer with a Jacksonville presence, proposes to use the entire site for a $300 million project comprising a 44-story tower of hotel, office space and related space and a nine-level complex of retail shops, parking garage and multiplex cinema. Steinemann also proposes to develop the new courthouse at another site and act either as the developer-owner or as a fee developer.

From what I've read, the city will issue another RFP for the site, when its time for it to be redeveloped. With the current courthouse delay, that could be another 2 or 3 years before this takes place.

[Lakelander]

I noticed this in "The Pipeline" section on jacksonville.com today. This project appears to be moving rapidly.

Jacksonville Planning and Development Department review for Riverside Avenue Partners office building, Riverside Avenue between Roselle and Forest streets, just north of Fidelity National Financial building, on 1.39 acres, 196,720 square feet; owner is Riverside Avenue Partners; architect is Rolland, DelValle & Bradley; engineer is England-Thims & Miller Inc.; 13-story office building and proposed five-level parking garage with 685 parking spaces. (No. 616.199)

http://www.jacksonville.com/images/012405/57705_400.jpg
The building & garage is located on the far right of Fidelity's site plan.

[Sunstorm]

Lakelander, I take it that this project is totally separate from Fidelity. Great news! Years ago, there was talk of promoting high rise development in the Riverside area, and now it looks like it's happening.

Also good to see the new San Marco tower going up.

[StevenW]

I'd like to see a really tall building built close to the Modis tower. :) Say,...... 800 ft. tall or so. That would make for a nice new centerpoint for the city's skyline. :D

[Lakelander]

Lakelander, I take it that this project is totally separate from Fidelity. Great news! Years ago, there was talk of promoting high rise development in the Riverside area, and now it looks like it's happening.

Also good to see the new San Marco tower going up.

Yes this project is seperate from Fidelity's, but its on Fidelity's land. i'm not to familiar with the architecture firm, but hopefully the design will be something interesting. The last thing the city needs is another box.

[Lakelander]

Here are the new renderings for the 323 Duval twin office towers proposed for the Northbank:1. They're in the 12 story range, so they won't change the skyline, but they're decent filler.

http://www.rrdfw.com/boards/boards_popups/graphics/b_323duval_big.jpg

2.
http://www.rrdfw.com/boards/boards_popups/graphics/b_323duval_big2.jpg

3.
http://www.rrdfw.com/boards/boards_popups/graphics/b_323duval_big3.jpg

4.
http://www.rrdfw.com/boards/boards_popups/graphics/b_323duval_big4.jpg

5.
http://www.rrdfw.com/boards/boards_popups/graphics/b_323duval_big5.jpg

6.
http://www.rrdfw.com/boards/boards_popups/graphics/b_323duval_big6.jpg

[Sunstorm]

Nice!^^ Wish there were 100 more like 'em going up.

[smiley]

Hey, that's some good stuff. They will change the skyline by making it more full - and they may inspire some decent taller stuff later. - the only question is the extent of street action.

[the_1_and_only_cuban]

Actually they might have a nice little touch on the skyline especially in a 30 story skyline. The 15 story federal courthouse changes the skyline dramatically in views from the Northside but partly cause its so massive. Isn't this close to the Federal Courthouse? With these 10 story towers, the federal courthouse, and the proposed redevelopment of the old JEA building right next to the fed. courthouse (will be 30 stories!!!) this is becoming a nice business sector..

Can't wait to tell my cousin who lives right up the street from that whole Hemming Plaza area @ Ashley Towers. Matter of fact, thats where I'm spending Super Bowl weekend..

[Lakelander]

Yeah, tell create a nice dense mass of midrise buildings anchored by a 31 story tower, considering they're all across the street from the proposed county courthouse, which may become a tower itself, now that the design process is starting over.

BTW, Smiley, according to the city's new downtown zoning codes, a decent amount of street level retail will be required for all new construction, especially office buildings and parking garages.

[streetscapeer]

that's a Hawt tower....:D

[Lakelander]

Update: Riverpointe Towers - from today's Jax Daily Record

Building management at the Aetna Building expect some plans soon for building high-rise condominiums on the property’s riverside parking lot. Look for the eventual design to be a bit more scaled back than the renderings that were publicized last year. The condos looked a bit outsized for the property in those drawings and a lot of people were wondering if they could actually fit. Building owner South Shore Group would move the parking lot further east, maybe under the Acosta Bridge to make way for the condos.

[Viper]

Hmmm. They should at least make them as tall as the Strand.

Hey, that's something Jacksonville isn't used to hearing, "No room".

[Lakelander]

^If everything goes as planned, the 48 story Riverpointe twin towers will become the tallest buildings in the city.

[Dale]

I hope so. I'd hate to see them scaled back because they're 'too big for Jacksonville'.

[smiley]

I think they mean too big for the lot

[Lakelander]

http://www.jacksonville.com/images/032504/hm_towers400.jpg

Building management at the Aetna Building expect some plans soon for building high-rise condominiums on the property’s riverside parking lot. Look for the eventual design to be a bit more scaled back than the renderings that were publicized last year. The condos looked a bit outsized for the property in those drawings and a lot of people were wondering if they could actually fit. Building owner South Shore Group would move the parking lot further east, maybe under the Acosta Bridge to make way for the condos.

It sounds like the "scaled down talk" only applies to the way the old renderings were presented, which made the buildings look more like 900ft instead of 750ft. Remember the Aetna Tower in the middle is 300ft tall. These buildings look nearly 3 times taller than that in this original rendering.

[renner01]

has this broken ground yet?

[Viper]

Expected to break ground this summer if all approvals go as planned.


Yeah, after measuring the Aetna building to Riverpointe in the renders, they do come close to being thousand footers including the spires.



Unless the 750 feet given height did not include the spires *gasp*.

[Dale]

I think it was just the usual exaggeration of perspective thing that had all the nimbys so spooked.