Showing posts with label mixed-use. Show all posts
Showing posts with label mixed-use. Show all posts
South St. Pete Redevelopment Part II: 22nd Avenue and I-275
So, in South St. Pete Redevelopment Part I, we outlined a plan for the development of a major mixed-use center, primarily retail, for south St. Pete. The development of this retail center involved several key things, mainly the realignment of SPC facilities and the ability of the city and/or private developer to obtain control of several properties along the 34th Street South corridor. However, if/when all the pieces came together, a major center would be developed that would change 34th Street South and south St. Pete forever, for the better!
Now, the other major proposal for south St. Pete is the redevelopment of the 22nd Avenue S and I-275 interchange area. This proposal involves a major re-construction of the interchange to allow for major redevelopment around it. The goal is to create a walkable, mixed-use district (retail, housing and office) around a proposed transit station that spans both sides of I-275. The area currently includes a mix of strip shopping centers, and industrial center and single-family homes on dead-end streets. The redeveloped area creates greater connectivity within the area, and redevelops all properties into an urban mixed-use center.
The first step involves the reconstruction of the interchange at 22nd Avenue S and I-275. This concept involves combining the 22nd Avenue S and 26th Avenue S interchanges into one, with one-way frontage roads on each side of the interstate. The second step is building a bridge for a 24th Avenue S underpass under I-275. This creates additional connectivity, with 24th Avenue becoming the center and pain pedestrian pathway east and west.
The majority of the commercial space would be focused on 34th Street. On the east side of the street would be mixed-use buildings (dark red), 3 to 5-stories in height with retail at the base and office and/or residential on the floors above. On the west side of the street would be purely retail space (light red). All parking (light gray) would be in the rear of the buildings. The fronts would have generous sidewalks and landscaping to encourage walking.
East of I-275, the concept calls for an office-building (blue) of 5- to 7-stories. This could be used by one large company or several smaller companies, bringing much needed jobs to the area. This would be served by structured parking (dark gray) to the north, that would also be public parking for transit riders. To the south would be a mixed-income apartment building (purple) surrounding structured parking (dark gray). Further south, at 31st Street and 26th Avenue S, would be brand-name hotel (orange) to serve the area.
This mixed-use center, combined with the new major center to the south would completely transform 34th Street S and lead to further redevelopment throughout south St. Pete.
Now, the other major proposal for south St. Pete is the redevelopment of the 22nd Avenue S and I-275 interchange area. This proposal involves a major re-construction of the interchange to allow for major redevelopment around it. The goal is to create a walkable, mixed-use district (retail, housing and office) around a proposed transit station that spans both sides of I-275. The area currently includes a mix of strip shopping centers, and industrial center and single-family homes on dead-end streets. The redeveloped area creates greater connectivity within the area, and redevelops all properties into an urban mixed-use center.
The first step involves the reconstruction of the interchange at 22nd Avenue S and I-275. This concept involves combining the 22nd Avenue S and 26th Avenue S interchanges into one, with one-way frontage roads on each side of the interstate. The second step is building a bridge for a 24th Avenue S underpass under I-275. This creates additional connectivity, with 24th Avenue becoming the center and pain pedestrian pathway east and west.
The majority of the commercial space would be focused on 34th Street. On the east side of the street would be mixed-use buildings (dark red), 3 to 5-stories in height with retail at the base and office and/or residential on the floors above. On the west side of the street would be purely retail space (light red). All parking (light gray) would be in the rear of the buildings. The fronts would have generous sidewalks and landscaping to encourage walking.
East of I-275, the concept calls for an office-building (blue) of 5- to 7-stories. This could be used by one large company or several smaller companies, bringing much needed jobs to the area. This would be served by structured parking (dark gray) to the north, that would also be public parking for transit riders. To the south would be a mixed-income apartment building (purple) surrounding structured parking (dark gray). Further south, at 31st Street and 26th Avenue S, would be brand-name hotel (orange) to serve the area.
This mixed-use center, combined with the new major center to the south would completely transform 34th Street S and lead to further redevelopment throughout south St. Pete.
South St. Pete Redevelopment Part I: New 34th Street South Mixed-Use Center
Sometimes redevelopment requires the buy-in, cooperation and coordination of several entities. This may be particularly true in areas that have suffered from disinvestment, and municipalities have taken an "anything is better than nothing" approach, allowing entities to come in with projects, oftentimes with very little coordination or thought for the future. Such is the case with southern St. Petersburg. The area has several areas that are ripe for redevelopment. However, there has been no real, compelling vision for the future to guide development. As such, we have ended up with poorly planned areas.
Our former mayor, Rick Baker, had a vision of a seamless city, where all parts of the city had the same types of amenities (shopping, restaurants, post offices, banks, parks). However, his vision, although good on its merits, in execution seemed to be about bringing suburban-style development to parts of the city that, although neglected or overlooked, should be developed in a more urban way.
With that said, I have a vision for two major redevelopment projects for south St. Pete that I will discuss over the next two blog posts. This first development is aimed at addressing the lack of quality retail and restaurants on the south side. This type of development has eluded or avoided the south side, mainly out of perception of a poor, crime-ridden area, when really this only applies to certain parts, and not the whole. At any rate, the south side needs a major shopping and dining destination.
So my proposal is to redevelop the land currently used by St. Petersburg College, a recently closed assisted living facility and the recently demolished old EconoLodge Hotel (once planned to be a home depot). These lots represent the last large lots along 34th Street, the main commercial thoroughfare through the south side of town. However, the vision is not to build more typical strip centers. The vision is for a multi-story retail center, with supporting residential developments. Below is a plan for the combined properties.
The red portion below is the current home to St. Petersburg College Allstate Campus. This will be the multi-story indoor retail center, similar to the Bronx Terminal Market. It will have big box retailers, such as Target, Best Buy and Marshalls, junior anchors like DSW Shoe Warehouse and Bed Bath & Beyond, smaller mall stores, such as Lane Bryant, Jimmy Jazz and Gamestop, a few fast-food restaurants, and a family entertainment center like Dave & Busters.
The purple is a family apartment complex in the 5 to 7 story range. Similar to the Vintage Lofts at West Tampa or the Fusion 1560 apartments in downtown St. Pete
The orange is a senior housing building, in the 10 to 15 story range. The grey sections are structured parking that would serve both the retail and the residential buildings.
The retail would serve a s a regional shopping destination for southern St. Petersburg, as well as the beach communities, where there is no major shopping. It may also draw from other parts of the city that can more easily reach this center as opposed to centers to the north and west. The residential would meet a need for affordable senior housing. The family housing I envisions as mixed-income to appeal to young families and even young professionals. Eventually, I see this as a destination stop along an expanded light rail system.
To accomplish this would require lots of pieces to come together. First, my vision for a redeveloped Tropicana Field would need to happen. St. Petersburg College could then move its Health Science center to downtown, move its criminal justice center from the Allstate Center to the current location of the Health Science Center in Pinellas Park, and sell the Allstate Center to the developer of this new development (or the City of St. Petersburg to deed over to the developer). The owners of the other properties would also need to sell their properties to the developer or to the City to deed to a developer.
In conclusion, this new mixed-use center would breath new life and ultimately change the image of south St. Pete, making it an attractive place to settle in, raise a family, and even retire. The next post, we'll talk about a vision for further north along 34th Street, at the 22nd Ave S intersection. This is another major development involving a lot of moving parts. However, the two of these together will transform the south side, and open its potential for redevelopment.
Our former mayor, Rick Baker, had a vision of a seamless city, where all parts of the city had the same types of amenities (shopping, restaurants, post offices, banks, parks). However, his vision, although good on its merits, in execution seemed to be about bringing suburban-style development to parts of the city that, although neglected or overlooked, should be developed in a more urban way.
With that said, I have a vision for two major redevelopment projects for south St. Pete that I will discuss over the next two blog posts. This first development is aimed at addressing the lack of quality retail and restaurants on the south side. This type of development has eluded or avoided the south side, mainly out of perception of a poor, crime-ridden area, when really this only applies to certain parts, and not the whole. At any rate, the south side needs a major shopping and dining destination.
So my proposal is to redevelop the land currently used by St. Petersburg College, a recently closed assisted living facility and the recently demolished old EconoLodge Hotel (once planned to be a home depot). These lots represent the last large lots along 34th Street, the main commercial thoroughfare through the south side of town. However, the vision is not to build more typical strip centers. The vision is for a multi-story retail center, with supporting residential developments. Below is a plan for the combined properties.
 |
| The New 34th Street South Mixed-Use Center |
 |
| Gateway Center at Bronx Terminal Market |
The dark red is what I call "restaurant row". This would be the location of several sit-down restaurants, something sorely lacking on the south side. I envision Applebees, TGI Fridays, Chillis, Chipotle, Noodles & Co (a newcomer), Red Lobster and a Golden Coral (which would be hugely popular).
The purple is a family apartment complex in the 5 to 7 story range. Similar to the Vintage Lofts at West Tampa or the Fusion 1560 apartments in downtown St. Pete
 |
| Vintage Lofts at West Tampa |
The orange is a senior housing building, in the 10 to 15 story range. The grey sections are structured parking that would serve both the retail and the residential buildings.
The retail would serve a s a regional shopping destination for southern St. Petersburg, as well as the beach communities, where there is no major shopping. It may also draw from other parts of the city that can more easily reach this center as opposed to centers to the north and west. The residential would meet a need for affordable senior housing. The family housing I envisions as mixed-income to appeal to young families and even young professionals. Eventually, I see this as a destination stop along an expanded light rail system.
To accomplish this would require lots of pieces to come together. First, my vision for a redeveloped Tropicana Field would need to happen. St. Petersburg College could then move its Health Science center to downtown, move its criminal justice center from the Allstate Center to the current location of the Health Science Center in Pinellas Park, and sell the Allstate Center to the developer of this new development (or the City of St. Petersburg to deed over to the developer). The owners of the other properties would also need to sell their properties to the developer or to the City to deed to a developer.
In conclusion, this new mixed-use center would breath new life and ultimately change the image of south St. Pete, making it an attractive place to settle in, raise a family, and even retire. The next post, we'll talk about a vision for further north along 34th Street, at the 22nd Ave S intersection. This is another major development involving a lot of moving parts. However, the two of these together will transform the south side, and open its potential for redevelopment.
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