Sarasota - Bradenton Development News

[smiley]

Posted on Thu, Jun. 17, 2004





Sandpile office building OK'd

TIM W. McCANN

Herald Staff Writer


BRADENTON - Praise continues to greet a developer's plan to build an office building on the far eastern side of the Sandpile.

The Wednesday afternoon meeting of the Bradenton Planning Commission proved no different. Board members lauded the plan for its extensive landscaping proposal, unique design and other features.

Diane Barcus, planning board chairwoman, called it spectacular.

"It will be nice to see things happening on that spit of land," she said, following the board's 4-0 vote to recommend approval of the plan.

The plan heads before Bradenton City Council on July 14. The council has final say on the planned development project.

Riverwalk Professional Park, the name of the proposed office, is planned for the northwest corner of Third Avenue West and First Street/U.S. 41. The proposed site plan shows two Mediterranean-style two-story buildings of 20,700 square feet each just off U.S. 301/41.

Mayor Wayne Poston and Bill Theroux, executive director of the Downtown Development Authority, also gave kudos to the plan. Theroux said he likes that the top of the office building will resemble its neighbor, the Mainstreet at Bradenton apartment complex.

Those 252 apartments are part of the development plan of the Sandpile's 27 acres under contract by Bradenton Riverfront Partners.

Bernard Croghan, developer of Riverwalk Professional Park, said his plan has received interest from physicians, accountants, an attorney and a marketing firm. He said he's aiming for a healthy mix of medical and professional uses.

Developments across the river in Palmetto, the Mainstreet at Bradenton apartments, and Bradenton Riverfront Partners' pending plans for luxury condominiums, offices, shops, restaurants and other attractions on the western side of the Sandpile are attracting attention to downtown Bradenton, Croghan said.

"There's a lot of excitement in downtown Bradenton," he said.

For the past decade or so, the term "Sandpile" has commonly referred to the 27 acres that Bradenton Riverfront Partners is developing because those acres were the last pieces left of the 65-acre tract dredged from the Manatee River in 1968. Croghan's office building is technically still on the Sandpile - which is land owned by the city.

Croghan said his firm bought the 99-year lease from another developer and is working with the city to eliminate the lease. Then his firm can grant a fee simple title to prospective tenants, similar to what a homeowner gets when buying a condominium unit.


http://www.bradenton.com/mld/bradent...ss/8941573.htm

[Jasonhouse]

The costs for Sarasota's condo are astounding. I couldn't afford those prices for years to come, even if things go according to plan in my professional life (and we all know that nothing goes according to plan).

[smiley]

Smoke em if you got em, as they say.

[SkyDiveJunkee]

PLaza at Five Points and Whole Foods Market are literally going to change downtown Sarasota forever, and for the good. Its actually going to take on a hip feel, which is the only thing it really lacks. Kick out the old people!

[smiley]

Ah, but as listed above, tehre will be much more in that area to help it along.

Unfortuantely (and fortunately, as they have much money) the old people will be there for a while.

[palmtree]

The old people are Sarasota's greatest asset next to the natural beauty of the place, but they sure know how to kill any sort of party vibe downtown or at Siesta Key Village. The county and city are enforcing stupid noise ordinances that don't allow live music to be played after 10pm. What decent club hits its peak before then? All the people who could help make downtown hip head to Ybor City in Tampa.

I don't expect Sarasota's scene to compete with South Beach, but there's so much potential if the city leaders took a more tolerant attitude and realize not everyone came here to go to bed before 9pm.

I'm going to post pics soon of some of the downtown projects soon. I tried to take pics Thursday afternnon, but a bad thunderstorm thwarted my efforts.

[Dale]

Not that there's anything wrong with old people, right ?

[palmtree]

There's nothing wrong with old people. I hope I didn't offend anyone. It's just that the retirees have made such a fuss that bars and clubs can't operate the same as in other cities. It's bad enough the young people can't afford to live anywhere around here. Now there's nowhere to get together with your friends.

OK. Next topic. Sarasota was once known for having cutting edge modern architecture back in the 50s and 60s creating what's known as the Sarasota School of Architecture. You'd think the developers would embrace that and more of these projects wouldn't have the faux Mediterranean Revival style prevalent in cities like Naples and Palm Beach. Urban design god Andres Duany chastised the city for not living up to its architectural heritage and allowing tacky Med Rev towers (the Ritz anyone). He actually suggested writing a code specifiying architectural constraints that would outlaw Med Rev. That didn't go over well, of course.

Other cities in Florida are facing similar issues. What do you think?

[Jasonhouse]

As an architecture student myself, if there is one thing I HATE to see, it is a city's identity fall prey to architectural cookie-cutterism, all in the name of the almighty "dollars per square foot" axiom, coupled with the "marketing research" crapola.

There can be no progress without innovation.

[SkyDiveJunkee]

honestly, faux Med. Revival looks less tacky than most throw back architecture. For example, both Atlanta and Dallas are obsessed with faux Second Empire designs which look worse than the France pavilion at Epcot. So for that, I am happy that Florida at least has a more timeless style, however, as for Sarasota, its probably not the city it was back then when visionaries were doing more daring things, but that can be said about pretty much anywhere.

[MisterFreddy]

Well, perhaps I'm a 33-year old who likes Sarasota to be somewhat sleepy, but I can understand the need for younger adults to have some more 'fun' outlets here in Sarasota. Not that the older folks are creating a stranglehold on the cultural scene, either.... younger adults CAN find something to do here in Sarasota.

Architecturally, Sarasota is an interesting blend of post-modern and Med. I like what we have, and like Beau Ciel as much as the Ritz. I only wish that the skyline had taller buildings, whether commercial or residential. Sarasota's skyline has too much of a 'buzz-cut' with hardly any buildings that stand out; 150'-200' seems to be the average. The Ritz stands out well, as it is now the tallest in the city, and can be seen from I-75 at the Fruitville overpass.

Smiley, in regard to your earlier post with the picture of the demolition of the site where the Herald-Tribune building is going, the 'favorite' office tower you mentioned is the Bank of America building, formerly the Ellis Bank building. It was the first 'modern' high rise office building in Sarasota, built around 1968-69. It originally had a dark green glass facade, but was renovated four years ago with a darker, gray glass exterior (done nicely, I think). In the 1980's, the porches on the top floor had long needle ferns hanging from the building. It is one of my favorites, too.

[Jasonhouse]

BTW Smiley, in your initial post, Bayway Promenade and Broadway Promenade are the same project. It's called Broadway Promanade... I saw an ad for it in the print edition of TBBJ...

[smiley]

Why sir, I have no idea what you are talking about.

[Jasonhouse]

It's also U/C...It's on US-41, near the 10st pier.

[smiley]

I will have to check it next time i am there. Are you sure it is not the Publix they are building next door? In any event, that area, which is pretty desolate right now, is giong to be quite nice in 5 years or so.

[palmtree]

Originally Posted by smiley

I will have to check it next time i am there. Are you sure it is not the Publix they are building next door? In any event, that area, which is pretty desolate right now, is giong to be quite nice in 5 years or so.

The Broadway Promenade and the Publix are all part of the same mixed-use development. The 6-7 story residential building abuts Pioneer Park where I've seen prostitutes hanging out, but all that will change once this project is out of the ground. Farther north on Tamiami Trail on the other side of the park will be another high-end condo called San Marco. I haven't been that way in a couple of weeks, and it may be U/C.

[Jasonhouse]

It's the same project. The condo will be out of the ground before the Publix is completed early next year.


[edit] Yeah, what he said.

[smiley]

Kind of weak looking, but . . .

Posted on Tue, Jul. 13, 2004

MANATEE COUNTY SEEKS REVIEW


Perico faces 2 new suits

CARL MARIO NUDI

Herald Staff Writer


MANATEE - The battle lines are drawn again as two lawsuits move forward to block the development of high-rise condominiums on Perico Island.

Manatee County filed documents Thursday in the 12th Judicial Circuit Court seeking a review of the Bradenton City Council decision June 9 to allow Arvida, a St. Joe Co., to build 686 luxury condominium units in 13 high-rises on 416 acres of the northwest part of Perico Island. Five of the buildings would be 10 stories tall.

The environmental organization ManaSota-88 filed a separate lawsuit in the circuit court against the city of Bradenton on Friday, along with the three cities on Anna Maria Island and Joan Perry, a Holmes Beach resident.

"It's a terrible plan to put 13 high-rise buildings on that site," said Ralf Brookes, the attorney for the ManaSota-88 lawsuit. "It would alter the landscape and face of western Manatee County forever."

The two lawsuits are similar to a lawsuit seven island citizens, the county, ManaSota-88 and the island cities filed against Bradenton four years ago.

That lawsuit was put on hold when Arvida changed its original plans to build almost 900 units on the property to the smaller number.

At that time, the company hired the Tallahassee land-use legal firm Hopping, Green, Sams and Smith to help the city defend itself in court.

Bradenton Mayor Wayne Poston said he would hope Arvida will assist again with the new lawsuits.

Basis of complaints

While the environmental group's new lawsuit focuses on the burden the development would place on one of the two evacuation routes from Anna Maria Island, the county suit centers on the compatibility of the project with the surrounding land uses.

The ManaSota-88 lawsuit said the project will cause delays during a hurricane evacuation using Manatee Avenue West.

According to the lawsuit, Bradenton officials ignored their comprehensive plan when they approved building within "a priority one hurricane evacuation area" and the project "does not ensure fast evacuation prior to natural disasters such as hurricanes."

ManaSota-88 also contended the development will be located in the coastal high hazard area and be vulnerable to flooding.

"A problem exists with hurricane evacuation when density is way too high for the site," said Glenn Compton, chairman of ManaSota-88.

Phone messages left with the Arvida offices for comment were not returned Monday.

In an unsigned news release received via e-mail from the company's public relations agent, Clarke Advertising and Public Relations, on Monday, Arvida took the position that the ManaSota-88 lawsuit was frivolous.

The argument that "the project will impede hurricane evacuation . . . and will cause substantial harm to Perico Island and its surrounding habitat . . . were once again fully discussed, disclosed and dismissed at the Bradenton City Council meeting," it said.

Arvida officials maintain the impact from additional residents will add only seven minutes to the evacuation time.

The county lawsuit claimed the city failed to follow its comprehensive plan by not taking into consideration the impact the project would have on the neighborhood.

"The city council relied on a staff report, testimony and analysis that failed to include any finding that the project is compatible with surrounding land uses," the county attorneys wrote in the lawsuit.

Other arguments

The county suit also argued that the city ignored testimony given at a city council meeting about the congested traffic along Manatee Avenue and "the addition of the Project's large number of motoring residents will significantly deteriorate its level of service."

Another point the county lawsuit made was that the city's decision was "based upon a desire for increased tax revenues . . . rather than upon the factors required to be considered under the City's Comprehensive Plan and Land Development Code."

Brookes, who also serves as the city attorney for Bradenton Beach, agreed and said the city was going for "a short-term gain of an increased tax base, while ignoring the long-term goal of preserving the area so people would want to move to Bradenton," Brookes said. "The difference is what makes it so special.

"This is a sellout to the developers," he said. "The project should be reconfigured to preserve the scenic vista."

He said the coastal area along Manatee County is unlike many of the other counties in the state, attracting many visitors because of that uniqueness.

"Look at the high-rises along the water front of Sarasota or St. Pete and Clearwater," Brookes said. "This changes the sense of place. The low profile of the Manatee County coastline has a different feel to it."

The unsigned statement from Arvida's public relations firm said high-rises are permitted on the Perico Island land.

"What the lawsuit boils down to is height . . . (and) our plan conforms to the legal requirements of the city's comprehensive plan," the news release stated.

Mediation likely

Poston said the city was ready to defend its decision and does not think the majority of the county commission "has a strong appetite for the lawsuit."

The county commissioners authorized the county attorney to file the lawsuit at the June 22 meeting only after they were told state law requires government bodies to mediate before a lawsuit proceeds through the courts.

Poston said he did not know what issues would be mediated.

"Does the county want us to abandon our comprehensive plan?" he asked.

Two of the mayors representing the three island cities said they support the issues the lawsuits address. Mayor John Chappie of Bradenton Beach did not return phone messages left for him.

Mayor Carol Whitmore of Holmes Beach and Mayor SueLynn of Anna Maria said the project will have a major impact on the island communities.

To SueLynn, the major points are that water pressure could be compromised, an evacuation delay and the amount of traffic on the island the project will generate.

"This will impact our infrastructure," she said. "The cities will be required to provided additional services such as law enforcement and beach cleanup."

http://www.bradenton.com/mld/bradent...al/9139987.htm

[smiley]

Posted on Tue, Jul. 13, 2004





Condo sales soar in Manatee

RAY JOSEPH

Herald Staff Writer


MANATEE - New and existing condominium sales rose 16.2 percent in the county during the first half of the year compared to the same period in 2003, according the Manatee County Property Appraiser's office.

Through June 30, 1,546 condos changed hands, 216 more than the first six months of 2003 and 323 more than the same period in 2002.

The midyear median price of these new and existing multifamily units settled in at $161,800, posting a $19,825 price increase over last year.

Projected to year's end, 3,092 condos likely will be sold in 2004.

That's 413 more than 2003 and 820 more than 2002.

Chris Brown, owner and president of C&S Condominium Management Services in Bradenton, recalled the 1980s and '90s when condo sales were down or at best flat. He said sales have picked up in the past few years.

Condos present a broad range of styles and prices, and appeal to diverse audiences of buyers, according to Lynn Parker, president of the Manatee Association of Realtors and a realtor with Wagner Real Estate.

"Condominium buyers can be empty-nesters that want to scale down, snowbirds that want to simply lock the doors and head back north, or busy professionals who prefer the low maintenance aspect of condos," Parker said.

There remains a huge range in condo prices. Sale prices in the first half of this year ranged from $30,000 to $1.7 million, according to the Manatee County Multiple Listing Service.

Offering a great appeal to those who want ownership as well as the benefits of apartment living, new and existing affordable and luxury condos are hot properties this year in Manatee County.

In spring, the preconstruction marketing began on Corvus International LLC's Bel Mare condominium community in Palmetto. To date, the first of Bel Mare's three phases, with units priced from the high $400,000s, is 70 percent reserved.

In May, Grand Oaks Town Homes, a RDC Inc. community of 62 converted apartments at 49th Avenue West openedwith units priced from the low $100,000s.

And anxious buyers lined up in late June for a lottery chance to pay an average of a half million dollars for one of 60 remaining luxury Watercrest condominium units in Lakewood Ranch.

Back in March, David Seiders, chief economist of the National Association of Home Builders, predicted continued popularity of condominiums throughout the year, driving construction starts of multifamily units to highs not seen for more than 10 years.


http://www.bradenton.com/mld/bradent...al/9139988.htm

[SDK4]

Sarasota is a really cool place to live. The city is becoming a real metropolitan area with an actual skyline.