Housing : Development News

Rebuilding Together Tampa Bay (RTTB) is looking to respond to the need for residential housing rehabilitation programs in the Tampa Bay region, improving living conditions for local low-income families.

Receiving a $300,000 grant from Wells Fargo to improve homes in Tampa Heights, the program has been helping 12 homeowners update their homes. Partnering with the United Way Suncoast and City of St. Pete, many more home improvement projects are planned for the Heights area, as well as St. Petersburg's Campbell Park; Campbell Park is part of RTTB's Healthy Homes and Neighborhood program.

“There are many homeowners in need of our services and not enough nonprofits providing help to low-income homeowners to keep their homes safer, healthier and more energy efficient,” says RTTB Executive Director Jose Garcia. “Because of the economic downtown, low-income homeowners can no longer afford expenses to keep their homes maintained. Sometimes, it comes down to choosing between paying for food or medicine instead of replacing a roof or HVAC.”

Spending an average of $15,000 in construction costs, RTTB works to provide new roofing, HVAC, window replacements, bathroom renovations and lead paint repairs, if needed. Volunteerism through the program is encouraged, assisting with exterior painting, landscaping and yard cleanup.

On April 13th, RTTB hosted a Kick-Off to Rebuild Day Event, installing ramps and handrails and updating plumbing and interior and exterior painting for 80-year-old Campbell Park homeowner Elizabeth Chambliss; Chambliss, a veteran's widow, has been living in the area for more than 45 years.

In partnership with RTTB and United Way, volunteers from Honeywell assisted on-site to complete much of the repairs needed in Chambliss' home.

“We look for the most essential home repairs when we help a homeowner -- the needs of every home are not the same,” Garcia says. “We want to provide services that will make the home a safe and healthy place to live.”

April marks National Rebuild Month for Rebuilding Together affiliates nationwide and National Volunteer Month for the United Way with RTTB hosting an official Rebuild Day on April 27th, gathering volunteers from the United Way Suncoast and officials from the City of St. Pete to work on home repairs to four homes in the Campbell Park area of Pinellas County.

Plans to update homes in Hillsborough County are also underway.

Writer: Alexis Quinn Chamberlain
Source: Jose Garcia, Rebuilding Together Tampa Bay

Fulfilling Tampa Mayor Bob Buckhorn's promise to complete a citywide lighting inventory, the first street lights as part of the “Bright Lights, Safe Nights” initiative have been installed.

Buckhorn, joined by Gordon Gillette, president of Tampa Electric and Peoples Gas, cut the ribbon to streetlights installed in Sulphur Springs -- the first neighborhood to receive new lights. In total, 127 new lights have been installed in the Sulphur Springs neighborhood thus far.

“A well-lit city is a safer city,” says Buckhorn. “We’re illuminating streets across this city that are dangerous for motorists and pedestrians and the dark corners where criminals can hide.”

Dedicating $2.2 million over the next five years to this initiative, the City of Tampa will work with TECO to add approximately 8,400 new street lights to the city's overall grid, ultimately expanding the current street light network by 30 percent.

Plans call for the lights to be placed throughout Tampa, focusing on Community Redevelopment Areas and zones with high crime or crash rates.

“We've been lighting Tampa for 114 years and we look forward to doing our part to meet the mayor's goal,” Gillette says.

According to the Federal Highway Administration, early-morning and nighttime crashes can be reduced by about 35 percent with additional streetlights while two research projects by the Institute of Criminology at the United Kingdom's  University of Cambridge in 2005 found that documented crimes decreased up to 45 percent with the financial savings from reduced crimes exceeding the cost of lighting by up to 10 times.

Sulhpur Springs -- also the target for revitalization through the City's Nehemiah Project, which will demolish more than 50 abandoned, uninhabitable homes in the area -- is only the first neighborhood of many that will benefit from the “Bright Lights, Safe Nights” initiative.

The Jackson Heights neighborhood is slated as next to receive new street lights.

Writer: Alexis Quinn Chamberlain
Source: Bob Buckhorn, City of Tampa & Gordon Gillette, Tampa Electric and Peoples Gas

After being put on hold for several years due to the economic downturn, Post Properties is now proceeding on a new mixed-used residential community on South Howard Avenue in South Tampa.

Located on the corner of South Howard and Swann avenues, the approximately $40 million Post SoHo Square development will be made of up 231 one- and two-bedroom units, 10,000 square feet of retail and a parking garage for residents and customers. Post purchased the land in 2005 for $12 million.

“We love South Tampa: It's a vibrant, active community and we're really excited about that part of town,” says Bart French, Post's VP of investments. “SoHo is a great location for people who want to be able to walk out of their front door and go to shops and restaurants. We're trying to create something that fits into that walkable environment.”

A courtyard featuring a pool, club room overlooking the courtyard and fitness center are among the amenities to be offered at Post SoHo Square. Units will average approximately 880 square feet in size, including high quality finishes such as granite counter tops, stainless steel appliances and plank flooring.

“A lot of good things are happening in the area and we'll be offering the community one more option for high-end, upscale living,” French says.

Pre-leasing for the 14-month project will begin out of Post's Hyde Park location around November 2013 with first units slated for completion by January 2014. French expects contractor Clark Florida Builders to complete Post SoHo Square by the second quarter of next year.

Additionally, French says rental rates have not been determined for the development as of yet, but Post has been watching rents in the area and will keep consistent with South Tampa prices. Businesses moving into the retail portion of the development will be announced in the coming months.

Writer: Alexis Quinn Chamberlain
Source: Bart French, Post Properties

Palm Beach County development firm Kolter Group recently began work on a new waterfront community on Snell Isle in St. Petersburg -- the first significant condominium development on the island in more than 40 years.

Water Club, at 1325 Snell Isle Blvd. N.E., will feature two 9-story towers including 95 luxury condominiums and 11 two-story townhomes with private two car garages, highlighted by Mediterranean architecture and a waterfront location on the east side of Snell Isle.

“Water Club answers a long-standing need for new, upscale condominium residents on Snell Isle,” says David Traynor, VP of Real Estate and Development Services for Smith & Associates, who will manage sales for the property. “People want all of the benefits of the elegant address and ease of condominium home living.”

Featuring a state-of-art fitness center, resort-style swimming pool, open-air palazzo, terraced garden and fire pit overlooking Tampa Bay, Water Club will also boast an on-site marina beside the St. Petersburg Yacht Club North Annex; slips will be available for purchase at the property's marina.

Four floor plans ranging in size from 1,700 to 1,900 square feet including two bedrooms and a den with two or three bathrooms are among the units to be offered at Water Club. Building features will include private elevator lobbies, as well as secured, covered parking. Chuck Jones of Curts Gaines Hall Jones Architects will be responsible for Water Club's design.

“Snell Isle is one of St. Petersburg's original waterfront developments: It offers a small, waterfront community feel away from the hustle and bustle while still being close enough for a bike ride to downtown St. Pete,” says Kortney Campbell, Smith & Associates social media and enterprise coordinator. "The Water Club residences will be an amazing addition to the area as they are unlike anything Snell Isle currently has."

Completion of the project is slated for June 2014.

Writer: Alexis Quinn Chamberlain
Source: David Traynor & Kortney Campbell, Smith & Associates

An affordable senior apartment development is making its way to downtown St. Pete.

DDA Development's $18 million, 96-unit Campbell Landings project will offer Tampa Bay area seniors affordable rents in an active, urban location. Located on 6th Street South in St. Pete, qualifying seniors 55 and up will soon be able to take advantage of rents ranging from $280 to $680 monthly, depending on income.

Working with St. Pete architect Tim Clemmons of Mesh Architecture and general contractor Winter Park Construction, Campbell Landings will be developed under the Low Income Housing Tax Credit Program with additional financing from JP Morgan Chase and a $120,000 deferred payment loan from the City of St. Petersburg.

"St. Pete has always been known as a nice place for seniors and we like what has been done with the downtown area,'' says DDA President Bowen Arnold. "Campbell Landings will help make downtown St. Pete a desirable, urban place to live.''

The apartments will be located in the heart of St. Pete, less than a quarter mile from Bayfront Medical Center and in close proximity to public transportation, attractions such as the Mahaffey Theater, Dali Museum and Jannus Landing; and public parks. Arnold says the development will offer amenities typically found in market rate apartments, but with significantly lower rental rates.

DDA hopes to set a new standard for affordable housing in neighborhoods near downtown St. Pete, offering features such as a lounge, cafe bar, exercise room, library computer lab, tenant storage area, covered parking, elevated outdoor deck, community garden, pass-key protected entry and energy-saving appliances.

Campbell Landings aims to attract seniors whose incomes don't exceed approximately $30,000 per year.

"We genuinely enjoy the opportunity to provide a nice, safe, affordable environment to seniors,'' Arnold says. "We hope to positively impact downtown by providing a high-quality senior development at affordable rents.''

DDA Development has developed more than 2,000 apartment under the tax credit program.

Writer: Alexis Quinn Chamberlain
Source: Bowen Arnold, DDA Development

Mayor Buckhorn is making Tampa's Sulphur Springs a focus for community progress with the announcement of the Nehemiah Project.

As part of city's commitment to improve the low-income neighborhood north of downtown, the project will demolish 51 uninhabitable homes over the next six months. Funds for the project will come from the general fund with each demolition costing approximately $5,500. Once demolished, each lot will be maintained by the Clean City Division.

“These demolitions are long overdue,” Buckhorn says. “Abandoned houses are like a cancer in the neighborhood: They become a magnet for drugs, gangs and prostitution and devalue all of the adjoining properties.”

Additionally, in an effort to help continue the revitalization of Sulphur Springs, the city has dedicated three full-time code enforcement officers to the area and will install 33 new street lights in a four-block radius as part of the “Bright Lights, Safe Nights” initiative.

“Block by block, I am making a commitment to bust the blight and improve the quality of life,” Buckhorn says.

Each of the homes facing demolition has multiple code enforcement violations and been deemed uninhabitable. Of the 51 properties, 45 are located within the Sulphur Springs neighborhood and six are just north of Busch Boulevard. Many of the homes are in foreclosure and none are historic properties.

"What I would like to do is not have a vacant lot sitting there, but have a single-family home," Buckhorn says.

Writer: Alexis Quinn Chamberlain
Source: Mayor Bob Buckhorn, City of Tampa

Ybor City real estate consulting firm Sight Properties, in conjunction with former Tampa Bay Buccaneers player Simeon Rice, has renovated a 1920s apartment building that's been vacant for more than five years.

The two-story, 12-unit, 10,000-square-foot complex now known as Il Nascondiglio is located at 4211 North A St. in Tampa and was allegedly used by Al Capone back in the day. The building underwent a $270,000 renovation and restoration.

“They don't build apartments like this anymore,” says Michael Mincberg of Sight Properties. “The shape of the building, amount of windows, interior hallways and woodwork that gave the building its charm would not make financial sense to rebuild. It reminded myself and Simeon of the apartments we see in Chicago and we really felt we could give it a swanky feel.”

The property was foreclosed on by a private lender and was purchased for $330,000; the adjacent lot with enough space for 12 townhomes was purchased for an additional $165,000. Vanguard Real Estate brokered the deal and will be managing rentals.

According to Mincberg, almost every piece of original wood in the building was rotted due to a failed renovation by the previous owner. Rebuilding the structure piece by piece, central air conditioning and all new plumbing and electrical work was installed, as well as a new roof, drywall, stucco, windows and paint.

The exterior of Il Nascondiglio -- Italian for “the hideout” -- now has a Mediterranean feel with the interior highlighting some of the building's historical features, but with a contemporary twist. The renovation took approximately four months.

Rice acted as an equity partner and was involved in the entire creative process of the renovation and restoration from the finishes and design to marketing of the building. Mincberg says Rice would give final approval.

“This wasn't a huge project, but it will have a huge affect on its block: This was the worst building and many of the residents would find squatters in the property,” Mincberg says. “Il Nascondiglio has become the gem of the block -- and to rebuild the urban corridor, you have to do it one house or one block at a time.”

Sight Properties has several projects underway that stray from the standard cookie cutter project. Focusing on single family and multifamily units, Sight has projects in the works north of Kennedy Boulevard in Tampa and in downtown St. Petersburg.

Writer: Alexis Quinn Chamberlain
Source: Michael Mincberg, Sight Properties

A new 356-unit apartment complex is in the works for the Channel District in Tampa.

Ground broke on the new 4-story Pierhouse Apartments building on Meridian Avenue in April 2012, but major construction is finally underway. The project is working with a more than $550 million dollar budget, ultimately offering Tampa Bay area residents rental units ranging in price between approximately $1,200 per month for a studio and $2,000 per month for 2 bedroom/2 bathroom units with a den.

“We chose the area because we're excited by the job growth of the Tampa area, as well as the up-and-coming artsy edginess of the Channel District,” says Arturo Pena, Pierhouse project manager and VP of Related Development. “ We believe our 356 residential units will help the area's demographics with regards to the Channel District's retail demands.”

In addition to the residential space, the project expects to add nearly 4,800 square feet of retail space, planning to offer residents amenities that can benefit both residents and the neighborhood; Pena suggests a sandwich shop, coffee house and wine bar. Chris Parrado of A.L. Commercial is marketing the retail space, seeking potential tenants.

“We want Pierhouse to continue to build on the transformation of the Channel District -- from its working marina, nautical past to a cool, artsy 24-hour district offering residents a place to live, work and play,” Pena says.

The project will feature a park located directly in the middle of the development and five large, heavily landscaped courtyards -- what Pena expects will be a nice break from the hustle and bustle of urban living.

“Residents will be able to both admire the views and artwork within the park or simply go for a stroll through it,” he says.

Pierhouse Apartments at Channelside will feature interiors and common areas designed by world-renowned interior designers RTKL with MSA Architects designing the development and Walker and Company acting as general contractor.

The on-site leasing office is expected to open by late February 2013 with leasing beginning by mid-May 2013.

“We are confident Pierhouse will be a signature project in the area,” Pena says. “We look forward to becoming an active part of the neighborhood and helping it grow.”

Writer: Alexis Quinn Chamberlain
Source: Arturo Pena, Pierhouse Apartments at Channelside & Related Development

A new residential development of urban apartments is in the works for the North Hyde Park neighborhood of Tampa.

Located just west of the University of Tampa at 403 N. Rome Ave., NoHo Flats at North Hyde Park is a 311-unit urban apartment project developed by Atlanta-based Pollack Shores Real Estate Group; the 7-building complex is slated to feature state-of-the-art amenities in an active part of of the city just west of downtown.

“The property is adjacent to 20 acres owned by Tampa General Hospital, which plans to build a major rehab center there,” says Ben Lee, principal of Schifino Lee Advertising and Branding, who is working with developers on the project.

Pollack Shores purchased the NoHo Flats development site for $4.8 million from Tampa-based Hyde Park Realty Group months ago. Upon completion of the project, the area is envisioned as similar to the South Hyde Park neighborhood.

Promoting a lifestyle of urban living, NoHo Flats will feature vertical bike racks for tenant use while a linear park and streetscape with sidewalks, streetlights, trees, benches and landscaping will be included in the construction of the project; the park will be open to the public.

In addition, Pollack Shores will lend support to build a community center at Vila Brothers Park, less than one mile from the development.

A fountain courtyard with fire pits, a fitness center including a multipurpose yoga/spin room, an outdoor pet area and large indoor clubroom with bar are among the lifestyle amenities to be offered at NoHo Flats. More than 90 on-street parking spots are to be built for public and tenants' guests to use. Interior unit features include custom cabinets, quartz countertops, faux wood flooring, custom tile and stainless steel appliances.

The project will break ground on October 24th and is expected to see completion by late 2013.

Writer: Alexis Quinn Chamberlain
Source: Ben Lee, Schifino Lee Advertising and Branding

A new eight-story, 367-unit apartment community is in the works for Bayshore Boulevard in Tampa.

North Carolina-based Crescent Resources is working on a $68 million project, Circle Bayshore, located at 319 Bayshore Blvd., just minutes from the Lee Roy Selmon Crosstown Expressway, Hyde Park Village, Channelside, downtown Tampa and Ybor City.

Circle Bayshore will rent studio, one-, two- and three-bedroom apartment units featuring high ceilings; walk-in closets; private balcony; full-size washer and dryer; gourmet kitchen with granite countertops, stainless steel appliances, undermount sinks and a prep island; and bathrooms finished with custom wood cabinetry, ceramic tile floors and granite countertops.

“Circle Bayshore will offer its residents a unique lifestyle in an uncommon location with amazing amenities, first-class programming and high-quality interiors,” says Brian Natwick, president of Crescent Resources' multifamily division.

Keen on going green, Circle Bayshore is expected to incorporate a number of sustainable, energy efficient features and materials, ultimately receiving Leadership in Energy and Environmental Design (LEED) certification from the U.S. Green Building Council.

In addition, the bay-front community will feature high-end amenities including a resort-style swimming pool, two-story health club and fitness center, outdoor living area with grilling stations and a fire pit, business center and club room.

Funded by an equity investment from Crescent Resources, construction financing from Capital One and mezzanine financing from Nationwide Real Estate Investments, the new community was designed by MSA Architects of Miami with Fort Lauderdale's Moss & Associates acting as general contractor, King Engineering of Tampa as civil engineer and Orlando's Land Resource Design Group, Inc. as landscape architect.

Crescent Resources expects to break ground on Circle Bayshore by October 2012 with initial apartments complete by the first quarter of 2014.

Writer: Alexis Quinn Chamberlain
Source: Brian Natwick, Crescent Resources

A newly renovated 176-unit multifamily apartment community is in the works for St. Petersburg.

An example of affordable urban housing, Avesta Woodlawn Park by Avesta Homes touts itself as "St. Pete's first sensibly green apartment community" located on 18th Avenue just minutes from downtown, offering double-pane, low-e windows, ENGERY STAR appliances, water efficient landscaping featuring native plants, LED lighting, efficient plumbing fixtures and an on-site recycling program.

Avesta Woodlawn Park embodies the urban “live, work and play” concept, promoting alternative ways to travel with covered bike parking for residents and easy access to public transportation.

“Avesta Homes is very excited to be a part of the St. Petersburg community,” says Carol Toffolo, Avesta Homes director of marketing. “Improvement of a local neighborhood community while attracting residents will directly benefit local shops and business owners. Our improvements (the renovation and beautification of the prior Woodlawn Park property) increase the desirability for future home buyers and renters in the local area.”

Residents of the new urban community will also have access to eco-friendly amenities such as a community garden, fenced dog park, fitness trail and workout stations, private fenced backyards and a swimming pool featuring poolside WiFi.

The $3 million renovation project is slated to be complete by December 2012. Units are expected to be available for rent beginning September 2012 ranging from as low as $695 for a one-bedroom and up to $895 for a two-bedroom.

Writer: Alexis Quinn Chamberlain
Source: Carol Toffolon, Avesta Homes

The number of building permits issued in St. Petersburg is up about 10 percent during the last year, rising from 12,701 in 2011 to 13,869 in 2012. The construction value associated with building permit activity also increased.

With approximately $232 million now in construction values permitted for 2012, the fiscal year is in the running for being the highest building permit activity since 2007. City officials attribute some of the activity to more accessible information provided by Blue Chip, an online map service developed by the City of St. Pete.

“Blue Chip helps promote future development efforts in the community through the pre-selection process of prime sites, which must meet a 5-point criteria for inclusion on the Google Map application service,” says Kimberly Bailey, the the city's economic development analyst and Blue Chip developer. "Blue Chip is then promoted to Real Estate business journals and publications for investor attraction from around the world.''

Designed to identify prime real estate properties available for development and investor interest, the site launched in November 2011 and has seen eight of the initial Blue Chip properties sold with two additional sites under contract for purchase.

Blue Chip information is categorized by land acreage or zoning designation, providing contact information for the listing's real estate broker. The site also provides a link to the city's six major business clusters: medical technology and life sciences; information technology; marine and environmental sciences; financial services; manufacturing; and arts, culture, events and tourism.

“Residents can benefit from the site to determine if any prime Blue Chip parcels have been identified within their nearby business activity corridor, which brings investor awareness to their section of the community for the development and redevelopment of currently underutilized land,” Bailey says.

According to Bailey, Blue Chip has had more than 620 unique website visits, giving St. Pete international exposure to the United Kingdom, Canada, France, India, Kenya, The Philippines, Portugal and Siberia.

Writer: Alexis Quinn Chamberlain
Source: Kimberly Bailey, City of St. Pete

A new-home, master-planned community by Newland Communities is coming to Apollo Beach.

Located on approximately 1,300 acres 15 miles south of Tampa off of Big Bend Road in Apollo Beach, the new Waterset community (think: FishHawk Ranch and Westchase) is estimated to become a 3,800-home community upon completion. Homes start at $170,000.

First-phase amenities include The Landing with a community pool, fitness center, pier overlooking a lake and a clubhouse with an Information Center and cafe offering coffee, tea, smoothies and snacks.

“We're very excited about the grand opening of Waterset. We have teamed up with some of the area's best builders to offer a variety of home styles and designs to appeal to all kinds of families,” says Newland Communities Marketing Director Pam Parisi. “Our consumer research told us that buyers today need to see the community amenities from day one and we're committed to having The Landing open on grand opening day in the fall.”

Currently, amenities at The Landing are under construction, as well as nine model homes, offering a variety of architectural styles to choose from including Craftsman, Classical and Mediterranean. The first phase of Waterset will include work by home builders Ashton Woods Homes, Cardel Homes, David Weekley Homes and Homes by WestBay. In addition, the Montessori Preschool at Waterset is under construction and is expected to open by winter.

“Now, more than ever, there is a higher value placed on real connections among families, neighbors and community,” says Parisi. “Our hope is that Waterset will make it easy for people to actively connect, establish roots and live life in their own ways.”

Builder plans and pricing for Waterset homes will be released during an exclusive preview event on August 1st with plans and pricing being released to the public on the community website on August 2nd.

Newland Communities is currently working on developing additional new-home, master-planned communities including Circa FishHawk and MiraBay.

Writer: Alexis Quinn Chamberlain
Source: Pam Parisi, Newland Communities

In an effort to stimulate the local economy and residential development, the City of Largo Commission recently approved a temporary suspension of the collection of parkland and facility/capital improvement fees.

Following in the footsteps of Dade City and North Port, the suspension of impact fees will last for approximately 24 months, demonstrating the City's flexibility and awareness of the current financial challenges associated with the fees.

According to Largo's Community Development Director Carol Stricklin, Largo's residential real estate market has recently become active with a handful of new apartment projects under review and town home subdivision projects being restarted after construction halted during the recession.

The parkland and facility/capital improvement fees collected on residential development can cost anywhere between $1,800 and $2,600 per unit with the money being used to buy and develop parks and green spaces in Largo. Ultimately, the suspension translates into a lower cost associated with building a new home or housing developing.

“The City heard from the development community that the fees were impacting the feasibility of projects,” Stricklin says. “Suspending these fees will ultimately stimulate residential development in Largo, encouraging projects to move forward to construction.”

Aiming to develop walkable, compact centers and transit-oriented, mixed-use corridors, Stricklin says the City's new policy aims to attract new multifamily projects in the right locations to help create a more vibrant city.

Writer: Alexis Quinn Chamberlain
Source: Carol Stricklin, City of Largo

InVision Tampa is working to create a new master plan for downtown and surrounding neighorhoods for the next 20 years.

The project received a $1.2 million grant from the Department of Housing and Urban Development (HUD) in 2010 to develop a new plan for downtown, the Nebraska Transit Corridor and surrounding neighborhoods. After years of organization, the project kicked off in the spring with the hiring of AECOM as consultant on the project.

“For the next year or so, we'll be engaged in the downtown planning effort,” says City of Tampa Urban Planning Coordinator Randy Goers. “It's a good time for us to look to the future, establish a solid plan and prepare for the next wave of growth during this current slowdown in the economy.”

InVision Tampa's goal is to connect with community residents and business owners, collecting suggestions on how to improve the city and incorporating that feedback into a master plan.

Suggestions already made: Add grocery stores to the downtown area, Channel District and Ybor City; connect Tampa neighborhoods through open spaces, parks and pedestrian pathways; adopt a comprehensive transit system; create more activities along the riverfront; encourage mixed-use and housing developments; and offer free WiFi throughout downtown Tampa.

“The plan should help address and make downtown Tampa the people's downtown for the next 20 years, responding to the ideas and needs of the community,” Goers says. “It really depends on the priorities of the community and what they think the role of downtown should be whether that be the center of the community, activity area or place to live.”

Tampa was one of more than 100 U.S. communities to receive a grant to engage in a variety of different types of urban planning to update regulations and implement plans. InVision Tampa expects a preliminary draft of the new master plan within the next three months while the final version of the plan is slated for October 2012.

Writer: Alexis Quinn Chamberlain
Source: Randy Goers, City of Tampa