Transit for All: An Expansion on the Pinellas LPA
So, Pinellas County is moving forward with its LPA (previously discussed here), recommending light rail transit connecting the downtowns of Clearwater and St. Petersburg through the Gateway area. The LPA also includes a regional connection to Tampa, reaching Westshore (and indirectly Tampa International Airport) and downtown Tampa. The LPA provides a direct connection to St. Petersburg-Clearwater International Airport, and connects the major centers of Pinellas, as seen on the map below:
This is a strong start to what will eventually become a regional rail system. For those of you unfamiliar with Tampa Bay geography, Clearwater and St. Petersburg are the other two "central cities" for the Tampa Bay region besides Tampa. Downtown Clearwater is important as it is the seat of county government for Pinellas and is the closest major urban center to the gulf beaches. Downtown St. Petersburg is a large employment center, with major major hospitals, USF-SP and a significant amount of office space, as well as cultural center, with the Dali, MFA, Mahaffey, the Pier (soon to be redeveloped - see my blog post) and a host of other museums, galleries and performance venues. It is also a hub for dining and nightlife for the entire region. Gateway, along with Westshore and downtown Tampa, is a major employment center, and business parks along the planned light rail line such as Carillon, La Entrada and Gateway Centre still have lots of room to grow.
This plan has a great chance to succeed at the polls, where voters will be asked to support the plan by approving a 1-cent sales tax (in exchange for a reduction in property taxes). The changes are better than Hillsborough County's initiative, which did not pass its first vote, as the route has been established, technology chosen, and accurate cost estimates will be known well ahead of a vote in 2013 or 2014. There is also plenty of time for public education and involvement in the final plans. However, where this situation is similar to Hillsborough is that the initial line does not service the entire county, and there are no specific proposals for expansion. In order to insure passage of this COUNTY-WIDE initiative, planners and officials should have some specific plans for future phases of rail transit that will reach other parts of the county, particularly northern Pinellas County. Below is my proposal:
The RED line is the current LPA. The BLUE line serves northern Pinellas along US 19 (the major north-south route) up to Tarpon Springs. The YELLOW line serve western St. Petersburg and connects to downtown Clearwater via Seminole. The LIGHT BLUE line connects southern St. Petersburg to the system. All of these expansions are important to the initial vote and important to the success of rail and redevelopment in the future.
Phase 2 should definitely be the BLUE line to Tarpon Springs. This line would mainly consist of park-and-ride stations for the largely suburban northern Pinellas, where many residents commute to jobs in Gateway, St. Petersburg and Tampa. It would also provide access to major shopping destinations such as Westfiield Countryside and Clearwater Mall, and promote transit oriented developments (TODs) these locations and others. Additionally, it also provides direct access to two SPC locations - Clearwater and Tarpon Springs - to promote education which is very important to the expansion and diversification of the local economy.
Phase 3 should include the simultaneous development of the YELLOW and LIGHT BLUE lines. The YELLOW line provides access to downtown St. Petersburg for residents to the western part of the city on through Seminole, and connects them to Largo and downtown Clearwater. It also provides rail access to Gateway, where many commute, and eventually into Tampa. It can get visitors from downtown St. Petersburg closer to the beaches. It further provides a direct connection to Bay Pines VA (a major employer), as well as promoting major TOD at Central Plaza and Tyrone in St. Petersburg, Bay Pines and Seminole Mall in Seminole, and Largo Mall in Largo.
The LIGHT BLUE line is special to me for its great impact both on the built environment as well as its social impact. The LIGHT BLUE line could be the a great tool for bringing economic prosperity to many communities in south St. Pete by providing residents access to job-rich Gateway and eventually to Tampa. Many resident, limited by lack of (reliable) transportation, may now feel free to pursue the better jobs offered in the aforementioned districts. It would also open south St. Pete to redevelopment. I envision the possibility for major TOD in such locations as 22nd Avenue S/34th Street S and 38th Avenue S/34th Street S (I will discuss these in more detail in a later post).
The PURPLE lines also show future Phases 4 and 5, providing a direct link to downtown Clearwater through downtown Dunedin, which is becoming a destination on its own. There is also a connection to Oldsmar, which is growing as a jobs center for the region.
All of this will create a strong rail network on which to build the Pinellas County and Tampa Bay of the future. Just presenting these on a map as proposed expansions that will be explored in the same fashion as this initial line would significantly increase the chances of approval in 2013 or 2014.
This is a strong start to what will eventually become a regional rail system. For those of you unfamiliar with Tampa Bay geography, Clearwater and St. Petersburg are the other two "central cities" for the Tampa Bay region besides Tampa. Downtown Clearwater is important as it is the seat of county government for Pinellas and is the closest major urban center to the gulf beaches. Downtown St. Petersburg is a large employment center, with major major hospitals, USF-SP and a significant amount of office space, as well as cultural center, with the Dali, MFA, Mahaffey, the Pier (soon to be redeveloped - see my blog post) and a host of other museums, galleries and performance venues. It is also a hub for dining and nightlife for the entire region. Gateway, along with Westshore and downtown Tampa, is a major employment center, and business parks along the planned light rail line such as Carillon, La Entrada and Gateway Centre still have lots of room to grow.
This plan has a great chance to succeed at the polls, where voters will be asked to support the plan by approving a 1-cent sales tax (in exchange for a reduction in property taxes). The changes are better than Hillsborough County's initiative, which did not pass its first vote, as the route has been established, technology chosen, and accurate cost estimates will be known well ahead of a vote in 2013 or 2014. There is also plenty of time for public education and involvement in the final plans. However, where this situation is similar to Hillsborough is that the initial line does not service the entire county, and there are no specific proposals for expansion. In order to insure passage of this COUNTY-WIDE initiative, planners and officials should have some specific plans for future phases of rail transit that will reach other parts of the county, particularly northern Pinellas County. Below is my proposal:
The RED line is the current LPA. The BLUE line serves northern Pinellas along US 19 (the major north-south route) up to Tarpon Springs. The YELLOW line serve western St. Petersburg and connects to downtown Clearwater via Seminole. The LIGHT BLUE line connects southern St. Petersburg to the system. All of these expansions are important to the initial vote and important to the success of rail and redevelopment in the future.
Phase 2 should definitely be the BLUE line to Tarpon Springs. This line would mainly consist of park-and-ride stations for the largely suburban northern Pinellas, where many residents commute to jobs in Gateway, St. Petersburg and Tampa. It would also provide access to major shopping destinations such as Westfiield Countryside and Clearwater Mall, and promote transit oriented developments (TODs) these locations and others. Additionally, it also provides direct access to two SPC locations - Clearwater and Tarpon Springs - to promote education which is very important to the expansion and diversification of the local economy.
Phase 3 should include the simultaneous development of the YELLOW and LIGHT BLUE lines. The YELLOW line provides access to downtown St. Petersburg for residents to the western part of the city on through Seminole, and connects them to Largo and downtown Clearwater. It also provides rail access to Gateway, where many commute, and eventually into Tampa. It can get visitors from downtown St. Petersburg closer to the beaches. It further provides a direct connection to Bay Pines VA (a major employer), as well as promoting major TOD at Central Plaza and Tyrone in St. Petersburg, Bay Pines and Seminole Mall in Seminole, and Largo Mall in Largo.
The LIGHT BLUE line is special to me for its great impact both on the built environment as well as its social impact. The LIGHT BLUE line could be the a great tool for bringing economic prosperity to many communities in south St. Pete by providing residents access to job-rich Gateway and eventually to Tampa. Many resident, limited by lack of (reliable) transportation, may now feel free to pursue the better jobs offered in the aforementioned districts. It would also open south St. Pete to redevelopment. I envision the possibility for major TOD in such locations as 22nd Avenue S/34th Street S and 38th Avenue S/34th Street S (I will discuss these in more detail in a later post).
The PURPLE lines also show future Phases 4 and 5, providing a direct link to downtown Clearwater through downtown Dunedin, which is becoming a destination on its own. There is also a connection to Oldsmar, which is growing as a jobs center for the region.
All of this will create a strong rail network on which to build the Pinellas County and Tampa Bay of the future. Just presenting these on a map as proposed expansions that will be explored in the same fashion as this initial line would significantly increase the chances of approval in 2013 or 2014.
Walkable City: One Strip Center at a Time
So I asked my wife the other night, "Would you walk to the grocery store if it was within walking distance, a couple of blocks away?" Her answer: "No! This is your wife you are talking to." Well, I know my wife, and I know her shopping patterns (she generally gets more than she intends to get), and I know walking is just not her thing (unless it is for exercise). However, thinking a little bit further, she is not conditioned to walk to the grocery store, or to the bank, or to the restaurant around the corner. In fact, most of us that grew up in Sunbelt cities and towns just did not have that kind of mindset. Unless your household could not afford a car, you drove everywhere. We didn't even walk to school.
Well, most of our cities have reached a point where the usual suburban retail pattern (strip malls along a major arterial road with seas and ponds of surface parking) has become unsustainable or just unpractical. The land is expensive to assemble, gas prices are high. There is even the thought that online shopping has become more convenient and allows people to avoid the headache of driving, finding a parking space and dealing with crowds. People want experiences. From an urban planning perspective, our cities need to redevelop and build on their tax base. Just as single-family-detached housing has become cost prohibitive or inefficient (see post on the two-family house), so are our strip centers. As we try to transform our cities into more urban environments, encouraging the use of public transit instead of cars and build the tax base through increased density, we can start at the neighborhood level with our local shopping centers.
Most of the local shopping centers are the center of activity for neighborhoods, and would be great places to start with in terms of creating walkable cities. The challenge comes with (re)integrating these centers into their surrounding neighborhoods, providing clear paths of pedestrian access while still accommodating cars, as well as allowing them to add density and mix uses (particularly add residential) to create a more sustainable center (residential will provide some built-in demand for the retail).
So looking around St. Petersburg, I have identified two shopping centers that would be good candidates from redevelopment from strip centers to what I like to call neighborhood centers that surrounding streets can build on: Northeast Shopping Center (4th Street and 38th Avenue N) and Coquina Key Plaza (6th Street and 45th Avenue S)
I imagine these two centers as sort of bookends or major destinations along my planned streetcar system for St. Pete (the subject of another post another day). These are two typical suburban-style, auto centric shopping centers, but with some redesign, they can become walkable centers re-integrated into their surrounding neighborhoods.
Let's look first at the Northeast Shopping Center. This is a prime location near some of the city's most affluent neighborhoods. Currently the center is anchored by Publix and Steinmart. However I think that center could support a few higher-end stores. When I think of this part of town, for some reason I think of Manhasset, NY, an upper-income area of northern Long Island just outside of Queens. Well, this area isn't quite that rich, but there is a fair amount of affluence nearby. It might not support the likes of Tiffany & Co., but an Ann Taylor or Coldwater Creek might do quite well in this center. So here is the center in plan view:
And here is a proposed redevelopment in plan view:
This redevelopment involves expansion or reconfiguration of existing buildings as well as some new buildings. The red are existing buildings that have been expanded or slightly reconfigured to allow the residential street from the east to flow all the way through the property. The orange buildings have ground floor retail with office and/or residential above (up to 4 stories). The dark grey is structured parking. The light brown is structured parking with ground floor retail. Overall the redevelopment brings in the opportunity for more retail as well as office and housing, creating a real urban neighborhood center. Also, there are already several streets running through the complex that can easily be extended to integrate the center into the surrounding neighborhoods, making it accessible by foot as well as by car, particularly from the east.
Now on to Coquina Key. This one has the potential to change the view of an entire community. Although on the south side of town, this is near some well-established middle class communities. This center may require a complete rebuild, but a new village center of sorts would work quite well in this neighborhood and draw new interest in an area with great potential. Here is the current center in plan view:
And here is a proposed redevelopment in plan view:
The redevelopment is a total rebuild, moving the retail (red) out toward the exterior of the property along the streets to encourage pedestrian access. It also includes the introduction of multifamily housing (purple) - no more than 4 stories surrounding structured parking (brown). I imagine this housing as a mix of affordable and market rate to appeal to the range of incomes represented in that area. The residential also provides some built-in demand for the retail. Parking for the retail is a mixture of structured parking (brown) in the northwestern quadrant and surface parking (gray) in the southwestern quadrant.
In both cases, we have an integration into the surrounding neighborhood , which is the major goal. These two centers could be models followed by other centers around the city, such as Central Plaza, Tyrone Gardens, Lakeview Shopping Center, Gateway Mall and even Tyrone Square. This will begin to create a much more walkable city and bring additional (re)development to the city. As with our discussion of Tropicana Field, I will definitely revisit these ideas with some 3D models. But until then, we can use places like Winter Park Village in Winter Park, FL or Edgewood in Atlanta as examples of redeveloped strip centers and what these shopping centers in St. Pete could be.
Well, most of our cities have reached a point where the usual suburban retail pattern (strip malls along a major arterial road with seas and ponds of surface parking) has become unsustainable or just unpractical. The land is expensive to assemble, gas prices are high. There is even the thought that online shopping has become more convenient and allows people to avoid the headache of driving, finding a parking space and dealing with crowds. People want experiences. From an urban planning perspective, our cities need to redevelop and build on their tax base. Just as single-family-detached housing has become cost prohibitive or inefficient (see post on the two-family house), so are our strip centers. As we try to transform our cities into more urban environments, encouraging the use of public transit instead of cars and build the tax base through increased density, we can start at the neighborhood level with our local shopping centers.
Most of the local shopping centers are the center of activity for neighborhoods, and would be great places to start with in terms of creating walkable cities. The challenge comes with (re)integrating these centers into their surrounding neighborhoods, providing clear paths of pedestrian access while still accommodating cars, as well as allowing them to add density and mix uses (particularly add residential) to create a more sustainable center (residential will provide some built-in demand for the retail).
So looking around St. Petersburg, I have identified two shopping centers that would be good candidates from redevelopment from strip centers to what I like to call neighborhood centers that surrounding streets can build on: Northeast Shopping Center (4th Street and 38th Avenue N) and Coquina Key Plaza (6th Street and 45th Avenue S)
I imagine these two centers as sort of bookends or major destinations along my planned streetcar system for St. Pete (the subject of another post another day). These are two typical suburban-style, auto centric shopping centers, but with some redesign, they can become walkable centers re-integrated into their surrounding neighborhoods.
Let's look first at the Northeast Shopping Center. This is a prime location near some of the city's most affluent neighborhoods. Currently the center is anchored by Publix and Steinmart. However I think that center could support a few higher-end stores. When I think of this part of town, for some reason I think of Manhasset, NY, an upper-income area of northern Long Island just outside of Queens. Well, this area isn't quite that rich, but there is a fair amount of affluence nearby. It might not support the likes of Tiffany & Co., but an Ann Taylor or Coldwater Creek might do quite well in this center. So here is the center in plan view:
And here is a proposed redevelopment in plan view:
Now on to Coquina Key. This one has the potential to change the view of an entire community. Although on the south side of town, this is near some well-established middle class communities. This center may require a complete rebuild, but a new village center of sorts would work quite well in this neighborhood and draw new interest in an area with great potential. Here is the current center in plan view:
And here is a proposed redevelopment in plan view:
The redevelopment is a total rebuild, moving the retail (red) out toward the exterior of the property along the streets to encourage pedestrian access. It also includes the introduction of multifamily housing (purple) - no more than 4 stories surrounding structured parking (brown). I imagine this housing as a mix of affordable and market rate to appeal to the range of incomes represented in that area. The residential also provides some built-in demand for the retail. Parking for the retail is a mixture of structured parking (brown) in the northwestern quadrant and surface parking (gray) in the southwestern quadrant.
In both cases, we have an integration into the surrounding neighborhood , which is the major goal. These two centers could be models followed by other centers around the city, such as Central Plaza, Tyrone Gardens, Lakeview Shopping Center, Gateway Mall and even Tyrone Square. This will begin to create a much more walkable city and bring additional (re)development to the city. As with our discussion of Tropicana Field, I will definitely revisit these ideas with some 3D models. But until then, we can use places like Winter Park Village in Winter Park, FL or Edgewood in Atlanta as examples of redeveloped strip centers and what these shopping centers in St. Pete could be.
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| Edgewood in Atlanta, GA |
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| Winter Park Village in Winter Park, FL |
The Iconic Pier
From the Million Dollar Pier to the current inverted pyramid pier, The Pier has become a St. Petersburg icon. For a time, The Pier was the biggest attraction in downtown St. Petersburg. Before BayWalk (which is having its own issues now), the new and improved Beach Drive, 600 Block and other things, The Pier was the place to go for both locals and tourists. Today, it is mainly what I consider a secondary tourist attraction with touristy shops and restaurants. I, personally, have not been to The Pier in a couple of years. There is so much to do in other parts of downtown that when I think of going downtown I rarely think about The Pier. I would say most locals probably think the same way.
Well, the City of St. Petersburg aims to change that, and bring this attraction back to its former iconic status. St. Petersburg is developing some architectural interest with the new Dali Museum, The Signature, the Grand Bohemian proposal (if it ever gets built). A new Pier presents the city another opportunity to add to that architectural interest while at the same time giving the city a new icon. Like it or not, most people recognized the city in photos by the now-dated inverted pyramid design of the current pier. So it makes sense that the city would want to create a new icon.
Recently the city held a design contest. The three finalist designs were released to the public earlier in December. Each has a name - The Lens, The Wave and The Eye - and each aims to create a new icon for the city that will attract both locals and tourists. Here, I do not want to get too much into the costs associated with each. I just want to talk about the design elements.
The Lens certainly creates a large structure with some interesting elements. I like the bike and walking paths that lead to and traverse the pier. I like the various balconies throughout the pier structure. It is clear that this design is definitely meant to highlight views of the city and the bay, providing different ways through which to view the city. The other great things about this design are the reef that will develop on the old pier pilings (which can build on the city's established and growing marine science cluster), the amphitheatre (where most of the parking will be located, the water park, and how it all integrates with other parks and trails. Overall, there are a lot of activities within the design. I do not particularly like the design of the pier structure itself. It definitely seems to have a beautiful front (facing the city) and an undesirable back (facing Tampa Bay). Also, there does not appear to be much to do on The Pier itself other than walk and view. All of the big activity is in the uplands. I suppose the design of the structure itself is meant to draw folks out. But, I think this may be a weak point. The current view provides the views, and a few things to do. I think there needs to be more to do out on the pier to get a lot of folks to take the walk and continue to come back.
The Wave is certainly iconic. Of the three, I think it captures the iconic desires of the City the best. It would certainly be a recognizable structure and one that would certainly draw on design alone. Contrasting with the Lens, the design is iconic, but not as overbearing. Also, the draw will not be just for its circular design, but in how the activities are physically structured and ordered within the building. The idea is for the activities within to follow the water cycle. One option is for a series of restaurants and shops. Another option is for a series of activities, such as surfing, mini golf and a slip and slide. These scenarios, whichever is chosen, would certainly draw both tourists and locals alike. I also like how a concert stage was worked into the design. The idea of water falling from the top of the structure might be a bit much. Also, the upland portion doesn't seem as well thought out as The Lens. Further, they can eliminate features designed for swimming in the bay. Most people choose not to swim in the murky bay waters when we have the beautiful gulf beaches. Even more, there will need to be some sort of inconspicuous barricade at the end of the wave to keep people from walking into the water, but that does not take away from the design.
The Eye is simple but still has some compelling elements. I like the theme of being "the people's pier". That in itself is compelling. It also aims to develop some ecological interest by preserving, enhancing and developing some new environments for native plant life and animals to grow and be observed. Also, though not enclosed, it aims to provide a shady, cool experience, which is very important for our hot and humid weather. The design of the structure itself, is not very appealing in my opinion. In fact, it may certainly become outdated, to say the least, much quicker than the other two. It may even become the subject of humorous conversation with its spaceship-like design. Also, a huge feature of this design is the Shoal, which essentially creates a man-made beach in the Bay. This is a cool idea, but as was said of the Wave, it will not be utilized as much as anticipated because people do not swim in the Bay. This is a rather expensive feature, that likely will not bring in much of a return.
Overall, if I had to choose, I think the Wave is the best of the three. It is iconic without being overbearing. It has interesting activities within the structure. From newspaper articles, and discussions around town, it appears to already be garnering the most interest from locals. So, my vote is for the Wave. I'd love to hear your thoughts.
Well, the City of St. Petersburg aims to change that, and bring this attraction back to its former iconic status. St. Petersburg is developing some architectural interest with the new Dali Museum, The Signature, the Grand Bohemian proposal (if it ever gets built). A new Pier presents the city another opportunity to add to that architectural interest while at the same time giving the city a new icon. Like it or not, most people recognized the city in photos by the now-dated inverted pyramid design of the current pier. So it makes sense that the city would want to create a new icon.
Recently the city held a design contest. The three finalist designs were released to the public earlier in December. Each has a name - The Lens, The Wave and The Eye - and each aims to create a new icon for the city that will attract both locals and tourists. Here, I do not want to get too much into the costs associated with each. I just want to talk about the design elements.
Overall, if I had to choose, I think the Wave is the best of the three. It is iconic without being overbearing. It has interesting activities within the structure. From newspaper articles, and discussions around town, it appears to already be garnering the most interest from locals. So, my vote is for the Wave. I'd love to hear your thoughts.
The Two-Family House: The Future of Housing in the Sunbelt
Most major cities in the Sunbelt have few if any natural barriers to growth. That is to say that in many cases there are no natural features, such as lakes, rivers, mountains, etc. that would limit growth. Cities such as Dallas, Atlanta, Houston, Phoenix, Charlotte and even Orlando can pretty much grow in any direction. The only limits would be regulation, such as urban growth boundaries established by local or state governments, or just economic conditions that prevent further expansion.
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| Due Volte Casa Two-FamilyHouse http://www.thehousedesigners.com/ |
However, there are a few cities with significant natural barriers. St. Petersburg is one such city. Surrounded on three sides by water, there is no room left for further expansion. The only option for growth in a city like St. Petersburg is increased density. This is very difficult to accept when much of the city itself was developed in a suburban, low-density manner, and that is what people are used to culturally. Density is developing in downtown, but eventually it will have to spread to other parts of the city in order for the city to continue to prosper and add to its tax base.
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| Due Volte Casa first floor plan http://www.thehousedesigners.com/ |
So how can density be achieved while still maintaining the single-family nature of most of the city? I propose the introduction of the two-family house. The two-family house looks like a single family house, but it actually is two houses in one. It is different from a townhouse or rowhouse, in that it does not have a multi-family or multi-unit look. This is also different from the main house with accessory unit, in that these are two full-size units integrated into one building. The two-family house is very common in older northeastern and Midwestern cities, but a rarity (if they even exist) in newer Sunbelt cities like St. Petersburg.
The two-family house provides many benefits to the city overall. The main benefit is that it increases density in a somewhat low-impact way. The city can still maintain much of its character in terms of architectural style and neighborhood aesthetic, while allowing for population growth. This population growth increases the need for additional services such as neighborhood-serving retail. They also provide an option for families that wish to stay in an urban environment without living in an apartment complex, townhouse or condominium.
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| Due Volte Casa second floor plan http://www.thehousedesigners.com/ |
So what about things like parking and private yard space - the things that most people value, and why many choose to move to the suburbs? Well, parking can still be provided in the design of the house with garages, or even reserved street parking. Open space can still be provided on site as well, by design, or residents can choose to enjoy the numerous neighborhood "pocket" parks throughout the city already in place. It might not be private, but it provides the open space needed for play and recreation. It is a trade off to be made for all the benefits of city living such as retail within walking distance, and being close to employment and cultural offerings.
So as St. Petersburg, and its counterparts in the Sunbelt, look to grow within, whether by force (natural boundaries) or by choice (government-established boundaries), then the two-family house should be an option on the table as a housing type to encourage the development of within the city limits.
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Light Rail Transit: Pinellas leads the way!
Well, not quite...or not yet. Hillsborough County's light rail plan seemed to offer the greatest hope that something big might be happening here in Tampa Bay. That, along with new new high speed rail between Tampa and Orlando, and the Tampa Bay area was about to hit the big leagues. We know that transit is very important to urban design and economic development. Fixed transit, particularly rail transit, like any infrastructure investment, can dramatically change development patterns, and can greatly improve access to jobs (something employers look for when planning expansions and relocations). New transit has redefined many cities in recent decades - many in the Sunbelt, such as Charlotte, NC, and Phoenix, AZ. So when light rail in Hillsborough and high speed rail were both delayed indefinitely, all steam seemed to be taken out of the push for transit improvements here in Tampa Bay.
However, quietly, Pinellas County has been moving forward with its transit plans by doing an alternative, taking the first and crucial step toward developing its portion of what would eventually become a regional transit system. From what I've seen, it looks pretty promising. The routing of the first leg of what I predict will be light rail will go from Downtown St. Petersburg to Downtown Clearwater through Gateway. It hits the the major employment centers, provides direct access to the St. Pete-Clearwater airport and would eventually connect across the bay to Downtown Tampa through Westshore.
It has always been my thought that Pinellas and Hillsborough should come together on transit, and build a rail line from Downtown St. Pete to Downtown Tampa first, and expand from there. This would connect the two major urban centers, biggest employment centers, and really help both cities build true urban environments by way of transit oriented development. TBARTA may be vehicle for this. There seems to be an attitude of cooperation and collaboration building. However, I know with the bureaucracies in place, its difficult for the counties to work together. Until then, I am glad Pinellas continues to move forward, and hopefully will lead the way! We will revisit this other posts. Until then, I will say that I look forward to voting yes for this initiative next November.
If you are interested in this, check it out at www.pinellasontrack.com
However, quietly, Pinellas County has been moving forward with its transit plans by doing an alternative, taking the first and crucial step toward developing its portion of what would eventually become a regional transit system. From what I've seen, it looks pretty promising. The routing of the first leg of what I predict will be light rail will go from Downtown St. Petersburg to Downtown Clearwater through Gateway. It hits the the major employment centers, provides direct access to the St. Pete-Clearwater airport and would eventually connect across the bay to Downtown Tampa through Westshore.
It has always been my thought that Pinellas and Hillsborough should come together on transit, and build a rail line from Downtown St. Pete to Downtown Tampa first, and expand from there. This would connect the two major urban centers, biggest employment centers, and really help both cities build true urban environments by way of transit oriented development. TBARTA may be vehicle for this. There seems to be an attitude of cooperation and collaboration building. However, I know with the bureaucracies in place, its difficult for the counties to work together. Until then, I am glad Pinellas continues to move forward, and hopefully will lead the way! We will revisit this other posts. Until then, I will say that I look forward to voting yes for this initiative next November.
If you are interested in this, check it out at www.pinellasontrack.com
Tropicana Field Redevelopment
So, if you live in the Tampa Bay area, you probably have seen and heard the debates about the Rays and Tropicana Field - should St. Pete put some money into building a new stadium for the Rays, should a new stadium be on the waterfront or at the current location, should the Rays continue to play in St. Petersburg or move to Tampa. Well, this is my proposal. I say give the Rays what they want - let them move to Tampa. However, in letting them go, there needs to be a plan in place for what to do with that land.
Tropicana Field property is definitely the greatest opportunity for the city of St. Petersburg to do something definitive, game changing, transformational for the city and the region as a whole. So, I have an idea, or even several ideas, of what to do with it. I will share one vision with you all.
First, leadership must be willing to let the Rays go, but at a price. Let them pay the city either the balance of the lease or the cost to demolish the stadium, whichever is greater. Use those funds to rebuild the infrastructure on the property and prepare it for its new use.
So what will be the new use? My proposal: an urban educational and research center. My proposal involves a new campus for the St. Petersburg College Health Science programs, a new facility for the University of South Florida School of Pharmacy, the new Florida A&M University College of Medicine and Dentistry, a hotel and conference center, student housing and office/research facilities for new businesses that wish to take advantage of this new hub of brain power. Yes, I know some of these institutions don't exist yet or may already exist in other locations, but we could get them to locate here to be a part of something big. Below is a zoning map of how it would all lay out on the site.
Pink = Hotel/Conference Center
Blue = St. Petersburg College Health Science Center
Orange = Florida A&M University College of Medicine and Dentistry
Green = University of South Florida School of Pharmacy
Light Green = Office/Research space for lease
Dark Green = Surface parking, lots available for future development
Purple = Student/Professional Housing
Brown = new transit hub
The goal of this is to build off one of downtown St. Pete's growing educational and research strength with the Bayboro district (USF-SP, SRI, Draper, etc.) and the hospitals (John Hopkin's All Children's, etc.) and create another center for medical and pharmaceutical education and research. This would certainly attract companies looking to be near institutes that will educate and train the workers they need, and help create a pipeline of local talent for companies already in the area that currently have to recruit from outside the region to get qualified workers. Also, it creates a continuum, in that education and research can happen here at this new district, and manufacturing can build in the Dome Industrial Park to the west. Further, this brings thousands of new jobs and even more people to downtown to support the development of additional housing and retail. Even more, it would change the image of downtown St. Pete, making education and employment just as prominent as leisure and residential.
So, this is my vision. And I am sure we will revisit this, maybe with some 3D models of what it could look like. Until then, let me know what you think!
Welcome from your Urban Advisor
Hello! My name is Ashon Nesbitt, and welcome to my blog! I am a native of St. Petersburg, FL, with degrees in Architecture, Urban Planning and Real Estate and some legal educational background. I love cities! I love urban development! I love all that cities have to offer in terms of quality of life - employment, education, entertainment! I also love my city, St. Petersburg, FL. Well, it is developing into what I call a "real" city, slowly but surely, but we will talk more about that as I post on my blog.
So, what is the purpose of this blog? I started this blog to share my ideas and thoughts on urban development, particularly here in my city. I like to read and observe what other places are doing and think about how similar things would work here. This is also a place for you to share your ideas with me. This stuff really excites me! So I look forward to the dialogue that will take place here! I'll be back soon with my first idea post: what to do with Tropicana Field in St. Pete.
So, what is the purpose of this blog? I started this blog to share my ideas and thoughts on urban development, particularly here in my city. I like to read and observe what other places are doing and think about how similar things would work here. This is also a place for you to share your ideas with me. This stuff really excites me! So I look forward to the dialogue that will take place here! I'll be back soon with my first idea post: what to do with Tropicana Field in St. Pete.
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