Citation
Westshore Beach Club

Material Information

Title:
Westshore Beach Club
Creator:
McDuffie, Douglas
Place of Publication:
Gainesville, Fla.
Publisher:
College of Design, Construction and Planning
Publication Date:
Copyright Date:
2009
Language:
English
Physical Description:
86 p. : ill.

Subjects

Subjects / Keywords:
Boats ( jstor )
Buildings ( jstor )
Canals ( jstor )
Cities ( jstor )
Land use ( jstor )
Marinas ( jstor )
Open spaces ( jstor )
Retirement communities ( jstor )
Stormwater ( jstor )
Waterfronts ( jstor )
Landscape architecture
City of Tampa ( local )
Genre:
non-fiction ( marcgt )
bibliography ( marcgt )
Spatial Coverage:
United States -- Florida -- Tampa

Notes

General Note:
Landscape Architecture capstone project.
General Note:
"Prepared for: The City of Tampa"
General Note:
Advisor(s): Mary Padua.
Bibliography:
Includes bibliographic references (leaves 87-88).

Record Information

Source Institution:
University of Florida
Holding Location:
University of Florida
Rights Management:
All applicable rights reserved by the source institution and holding location.
Resource Identifier:
004817742 ( AlephBibNum )
905902104 ( OCLC )

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Chapter 1:I Introduction pI I - 8
C ape 3:Cs Stde S 21-3

Chapter 4: Anlyi p5-5
Chate 5: Mase Pla p7-8

Bbiography *

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The location of my capstone project is in the center of an area affectionately known as South Tampa. Mostly, this is the affluent, resi-
dential section of the Tampa Bay peninsula. My site also resembles a peninsula and rests just north of the Gandy Bridge on WestShore
Boulevard. The site is currently abandoned.

The Georgetown Apartment complex was half-way developed in the 1960's, occupied until 2005, and was then bought and under-
went permitting for the creation of a new residential community. Then economy turned, forcing all plans to be scrapped. It currently
remains as the last significant undeveloped waterfront property north of the Gandy Bridge. This apartment complex served residents
from the 1970's until its close in 2005. The economic boom of the mid 2000's led the investment group - The Morra Group Inc. - to
purchase the land, evict its tenants, and begin planning for a larger, more upscale residential neighborhood. Unfortunately for them,
the economy turned sour before permitting was finished. Investors quickly backed out, and ultimately, The Motta Group defaulted the
property to Bank of America.

Honestly, the location of my senior thesis could not have been chosen more appropriately or opportunely. Apart from my personal
fondness of this site - as a user of it throughout my life - this site has been ranked as an A+(John Gavenas) by more than one standard.
It's proximity to numerous resources, topographical and geographical situation, and a variety of other intangibles will render it a pre-
mier opportunity for whatever party purchases and develops it. The intricacies and nuances of this site make it one-of-a-kind. Never
again will an opportunity like this been seen in the Tampa Bay area.

They say the '3rd times a charm'. And I believe it. Once the economy has recovered, the Georgetown Apartments - now renamed
the Westshore Beach Club, will be a dominant figure in the South Tampa region. Its potential is obvious to anyone, but so are the hur-
dles. This site will require careful planning, zoning, phasing, permitting and ultimately - marketing. While I do not presume to under-
stand all the legalities and logistics of such an undertaking, I will give all I have and know into creating what I believe will best serve the
community, ecosystem, and the legacy of Tampa Bay.



- Doug McDuffie


DMA.









The Georgetown apartment complex is a partially constructed, recently abandoned, residential community in South Tampa. It occupies
a total of 142 acres of premier waterfront real estate and is currently awaiting approval for demolition and the construction of a new
mixed-use residential community. Over the past 3-5 years, several projects of similar size and focus have been completed or are nearing
completion in near proximity.

What I propose is a post-design evaluation of the Georgetown community citing specifically the introduction of a central business dis-
trict and prominent emphasis on creating an environmentally cognizant boating community. The existing roadwork and general layout of
the site is primed for economic potential, both in the commercial and residential realms. Its location near major transportation and com-
mercial hubs, both present and future, will guarantee the sites accessibility.

Given the nature of the site and it's surrounding context, design variations and land uses remain flexible. I propose to use an assortment
of housing types and densities all radiating from a central backbone of commercial establishments. The introduction of navigable canals
and a working marina will help attract residents and foster plant and animal life. By introducing businesses into the site I aim to create a
community that is active both day and night, and that caters to a lucrative special interest market - boaters and restaurant/bar patrons.
IA L %aL


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History^


The history ofTampa, FL is rich in culture and heritage. It's geo-
graphic location and physical characteristics have made Tampa Bay a
unique and critically important component of Florida's ecosystem,
economy and cultural identity throughout time. Originally inhabited
by the Calusa Indians, the word'Tampa' literally means, 'sticks of fire'
Anyone who has lived in the area can attest that although lightning
strikes are common in Florida, there is no doubt why Tampa is the
"Lightning capital of the World" Spanish expeditions in 1575 discov-
ered the bay although it was mostly forgotten for nearly 200 years.

The English acquired Florida in 1763 as part of the treaty of the
French and Indian Wars. Tampa Bay only became significant in 1823
when a pioneer town was established but soon after in 1848, Tampa
suffered its only direct strike by a hurricane and was completely de-
stroyed. Most of the townspeople stayed on however and as Florida
became the 27th State, federal funds and interest grew. Tampa grew
and during the Civil War showed its potential as port town, playing a
significant role in the movement ofcattle. Disease and the decommis-
sion ing of the town fort brought disaster to Tampa and the popula-
tion fell to under 800 in 1880. This was rock bottom.

Argifis .depi. fwN uf a/CIV
Fort Brooke. Eirabhished in
S1824 by the British


1861 Map of west coast of Florida
4 Including the Tampa Bay area
The U.S. Coast Survey


Ft. Brooke - around which
the town ol Tampa Ipok root


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stretched Union ships and tr ded l -itlh Cuba.


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Tampa had little resources of mention and was very isolated. Then came the discovery that
put Tampa on the map. Phosphate, a component in fertilizer, gunpowder and other chemicals
was discovered in enormous quantities and Tampa soon became the "Phosphate capital of the
World" exporting the mineral on barges. Railroad tycoon Henry B. Plant connected the city to
the outside world and built large amounts of infrastructure and a world class hotel. As Tampa
flourished, it quickly became a tourist destination and also persuaded the Cuban cigar maker
Vincente Ybor to move his operation from Key West to Tampa in 1885. "ThefoundingofYbor
City, the building ofPlant's railroad and hotels, and the discovery ofphosphate - all within 10
years - were crucial to Tampa's future development and its very survival. The town suddenly ex-
panded fom a dying backwater village to a bustling town to a small city. Exceptfor temporary "' . '"
bumps along the way, this growth has continued unabated." (Wikipedia) The Spanish-American Teddy Roosevel
war of 1898 saw Tampa as the staging ground for the 30,000 man invasion of Cuba and after Spanish-Ameri
the war, Tampa never looked back, expanding its borders and influence. Today, Tampa is
Florida's largest port, 2nd largest city, and a leader in many industries and standards.

Current Site History
In the 1950's, as part of the nations efforts to grow and
employ returning soldiers, extensive public works projects were
made in Tampa. These included the dredging and creation of
coastal canals and 'fingers' ofwaterfront property. The site now
occupied by the Georgetown apartments was dredged but - for
some reason that I was unable to find or fathom - the most lu-
crative portions of the site were never developed. The existing
canals fell into disrepair and the Georgetown Apartments never
hII, . ..r.. I fl, , ........ n... rT..-..-,,- i ,..l .,,l realized a quarter of its full potential.
Cuban cigar-rolling immigrants, working 16 hours in
Florida heat, made Ybor City the cultural capital of Tampa


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Hotel one ofthe earli-
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Significant buildings
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DMA









Physical Features: http:i;//'... H.oriJ. -r,pop n lr OnrJ n, pr
The project site is sharply divided into proportionately equal halves. The east half
has been developed into a multi-residential apartment complex. The west half is a mix '
of semi-forested grassland and high, regularly mowed grass. The edges, where touch-
ing water, are lined with mangroves or sand beaches and there is a prominent cove in
the West. Adjacent land uses are single-family residential with strip commercial along
Westshore Boulevard. Soil and hydrology details are located in the Appendix.

.-s tan be snn here', I I 'BC is arl/fi'dt eloped. .-ll S 18rling ,ana/. a.nd thiL -- - - ' --- .,. .
marina .re, t in ihe south he, Lt in ei, dily be seen. Saindi' white beaches ei\tend ' " '
u'rstiard into the u'tter on te:ige o] 600/ . Ewoion, due to the /.k of
hftuMl barriers has negated u'hat iould be an lce//_'nl publicJ. bh'lu. -- - -
Ph� .� E n " s. i i




Surrounding Uses and Context
The land use is currently zoned Commercial-General.-Ti is able to
be developed into varying degrees of residential and commercial den-
siies. WBC lies on esrtshore Blvd, a heavily trafficked road running
N/S along the west coast of the peninsula. To the south. approxi-
- matlIy 1/ 10 mile, lies Gandy Boulevard - a major arterial road run-
.- ning E/W from Tampa to St. Petersburg - which was recently wid-
ened to accommodate 6 lanes and a future light rail system. I mile
easr and connected to Gandy Blvd at the Dale Mabry intersection is
the Leroy Selmon Expressway, serving as a major connector to Down-
P ooour l (.i Erth n
town and Brndon in he northeast. I mile east lies Dale Mabry Highway, Tampa's busiest arterial road, running N/S. To the West lies
Tampa Bay. Along most major roads around this site there is light, strip-commercial with single-family residences backing them.



DMA.






Site C


In terms ofviewsheds, the largest compliant that will be made about this location is
the presence of a trailer park directly across from the marina canal in the south. It is
the most negative view on-site and even so, doesn't look too unsightly and is hardly no-
ticed. The residents are patiently waiting for a big developer to swoop in and offer
them premiums for their land. When market conditions satisfy the demands of its
residents, it will be purchased and more-than-likely developed into condominiums. I
have included in my appendix a contingency plan explaining how this site can be an-
nexed into the WBC marina district.


Ph.r.. u ,it- .l' Google Earth systems
Seen from abovz'e the neighboring mobile home park is situated on a prime piece ofreal estate. Directly
between the II'BCand the marinefacilities ofthe THYC, yait builders and gandy boat ramp. If 'en
demolished, this area has the potential to be the unifying segment between related industries.


Sunset Park, the neighborhood com-
munity district that includes the WBC
property is among the wealthiest sub-
urbs of Tampa. Property values are
high and services, both public and pri-
vate are easily found. However, the two
things this area does lack is a significant
nightlife atmosphere and private boat
slips/public dry dock storage. The
nearest boat storage competition is the
Tampa Harbour Yacht club just on the
other side of the Gandy Bridge. This
facility's dry dock capacity has already
been met, indicating the need for more
dry storage. Tampa residents in this
area also use the Gandy Bridge boat
ramp to launch their boats but road
constrictions and limited facilities
don't capture what could be a larger
market.
The demand for easy, 24 hour access
for boat launching and auxiliary
equipment/services exists because so
much of Tampa's waterfront is privately
owned or poorly planned, making the
potential amount of boat slips WBC
could offer an exciting opportunity.


DMA









Commercial Complex's
The second and third nearest commercial centers are the WestShore and International Malls located 3.5 miles to the north. Other than
downtown Tampa, these shopping areas and surrounding vicinity encompass the largest commercial district Tampa has: The Westshore
Commercial District. "The IVest.hore area accountsfor more than 35% ofthe office space in Hilhborough County, or nearly 9.7 million square
feet ofspace" (El lesley). The area once had the highest concentration ofoffie space in the state..." "It' now a regional activity center.. and em-
ployees who work in the If stshore area like the choice ofshopping and dining alternatives" (Behn ken) As far as business goes, this area can't be
beat, people from all over come for the shopping, dining and entertainment. Also located nearby is the Tampa International Airport
(TIA) and the Buccaneer's and Yankee's Stadiums.


I I 'Shoore Business District


Gandy Boulevard Bu inesi District


South Westshore Business District (Proposed)


International Plaza

IestShore Mall I


Britton Plaza


DMA






Site C


Commercial Complex's
The nearest large commercial complex is Brit-
ton Plaza located 1.4 miles to the East on Dale
Mabry. It serves not only as a large commercial
outlet offering clothing, food, domestic services
and other products, but also as the major public
regional transit hub: HART. HART bus lines
serve the Westshore district and all lines can be
travelled upon from its hub in Britton Plaza.


Images courtesy of rhe City of TainpaTransportaion Department

Mass transit in the form ofbusing and a
future light rail travelling down Gandy Blvd
could help reduce the amount of vehicular
traffic onsite. Even still, the surrounding
neighborhoods are quite nice and offer the pe-
destrian or bicyclist an enjoyable and safe ex-
perience


Tr Mac Id'-
-T7--,1-,-,t1:Cc� 'I---


DMA


Transportation
\WBC, as of now, has one major
entrance and exit - the main en-
trance and central circulating device
horizontally bisecting the site.
Tampa's vision for transportation is
evident to anyone who has visited
recently. Massive undertakings are
being done to widen 1-275, Gandy
Blvd, Dale Mabry Highway. Ken-
nedy Blvd, Westshore Blvd, and
Manhattan Ave. Extensive private
renovations were also completed on
the Lee Roy Selmon Expressway
and Veterans Expressway.

As I will explain in my analysis,
the City of Tampa has decided to
answer the increasing traffic conges-
tion before it spiralled out of con-
trol. The placement of my sight will
directly benefit from each and every
one of these improvements. Of any
of these arterial roads, the farthest
one is 4.2 miles away. The strength-
ening and redirection of traffic in
the vicinity will only serve to bring
more consumers to the area.


Britton P, laza
Transit Center
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12-1 Hydolog
13-140Soil
15-16 colog
17-1 Deograhic
19-20~~ Gol0' Ojcie


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Topgr aphy


Topographically, WBC is a rather uninteresting site to examine. Similar to South
Tampa as a whole, it is observed that the site gradually descends ourwvards in elevation. Its
highest point is located in the center of the main road, on the east end. From that point it
slowly descends 4 feet towards the coast. Upon reaching the coast however, it sharply
drops another 3 feet into the bay/canals. Existing and proposed seawalls would only Fur-
ther level a nearly flat plane, making drainage a top issue. Innovative techniques for guid-
ing, holding and/or slowing water will be a priority in design consideration.


. Cvo utlnu l
iGd'.oangJ
I et: A cistern col-
Siact. raiwater and
redstributes it
_ _ r__tr a house
ra0,


ag, Is- I


SBeUlore Togedre, a
Solar I i*r r Heater
Innovative "green'techniques will stores heated water
help minimize the off-site transfer of and a Tnkless Water
water due to the high costs charged by Heater reduces the
the city. A series ofrain-gardens, electrical load needed
for similar work
green-roofs, cisterns, solar water
heaters, and tankless water heaters
will subst, in, tIly reduce lI 'BC's water
consumption nc.ds, leading the way in
South T inp.i for the responsible and l
economical development ofresidential
-conu1 nities.
Alko, the insistence ofon-site colrt-
tion and retention will help reduce ir-
rigition costs and help reduce WBC's i . , ....ph , .,,r. .i,.-,i, l.,
dependence ofoutside inrigation sourc- .l rHi ,rrL'.., .
es.
WBC is largely aflat surface, with average slopes being less than
1% in many areas. While the soil does drain nicely, one ofthe larg-
est concerns with the site is the network ofstormwater collection, re-
tention and removal. Marked in green are sensitive and ecologically
important habitats existing on site. They are to be preserved.









Critical design considerations have been addressed when concerning the mitigation of important wetlands, seagrasses, and
other sensitive habitats. Numerous agencies including FEMA, The Florida Department of Environmental Protection, 'Swift-
mud', The Tampa Port Authority, and the city and county planning agencies have said their piece regarding this matter - and
have all been recorded in the appendices. For the sake of brevity, I will summarize them.

WBC applied for permits to the Tampa Port Authority after considering the revitalization of the canal network. The EPA
attempted to thwart their actions but because the canals have existed and are only being renovated, this first obstacle was over-
come. High levels of coliform - a bacteria present in human and animal feces have been found in the dead-end regions of the
canals. (Water quality Index, TPA) The Morra Group cited in the City of Tampa Comprehensive Plan that, "The city shall main-
tain, and enhance where fisible, the abundance and diversity ofliving marine resources in Tampa Bay". (TPA) Consequently, per-
mits were issued allowing the connectivity of these refurbished canals, allowing much more usable canal space and promoting
adequate tidal flushing.

Next, The Motta Group petitioned FEMA for a conditional map revision which, "...changed WBC'sflood designation. Since
it originally was located in a velocity zone." Essentially, the Motta Group eased restrictions regarding its marina and canal sys-
tems. " They demonstrated to [FEMA] that the activity... was not going to be detrimental to other properties." "The desiPnation took
WBCto an 5A-Zone'..", which has fewer mitigation costs. (TPA) However, there were still hurdles to be overcome.

Finally, The Motta Group argued to'Swiftmud' and the FDEP that the mitigation requirements made to them were an im-
possibility and were not justified. Once the dust settled, The Motta Group was awarded a reduced mitigation plan. Specifi-
cally, WBC must not have anyone living aboard their boats in the marina, they must include a sewage pumping system in the
marina, and mandate slow speed zones for manatees. Fueling facilities were also prohibited. Although this is hardly an issue
due to the (literally) next door marina which is equipped with fueling stations.

All in all, it either seems The Morta Groups' lawyers are especially adept and/or that the city is anxious for something - any-
thing - to happen to this derelict site.



DMA











The site was formed naturally over time, as opposed to other dredge and fill operations in Tampa, and is a good hydrological represenra-
tion of the bays natural state. With the exception of the dredging operations that have formed the canal system, the soils - especially on
the west side of the development - remain characteristic of Tampa's estuary system. Before Tampa Bay saw extensive development in the
1880's, the bay was a pristine conglomeration of grass flats. oyster beds, mangrove coasts and inter-tidal marshes. Since then, dredge and
fill operations have changed the coastline ofTampa considerably. WBC remains one of the last properties available for public use which
embodies these characteristics. GIS Services provided by the Hillsborough County Property Appraier's Ofice



Hillsborough County, florida (FL057)
Map Unit Map Unit Name Acres In Percent of
Symbol AOI AOI
4 Arents, nearly 5.3 2.7%
level
22 Immokalee- 35.7 17.8%
Urban land
complex
32 Myakka-Urban 11.1 5.5%
land complex
45 St. Augustine- 68.2 34.0%
Urban land
complex
58 Wabasso-Urban 29.8 14.8%
land complex
99 Water 31.1 15.5%"'
100 Waters of the 19.7 9.8%
Gulf of Mexico
Westshore Beach Club, with the majority ofits original
coastline intact represents the Tampa Bay ofyears past. Es-
pecially importantforpreservation is the cove on the west I N
end, as it provides an invaluable resource to the surround-
ing wiltdfe and an important historical reference to the
oriiin. rl composition of Tampa Bay.


DMA









This GIS image shows the makeup ofWBC's soils. Nothing of particular interest or concern is noted from this representa-
tion. WBC's soils represent the majority of the Tampa Bay area's buildable surfaces. The area is largely made up of a sandy-
loam / loamy-sand and with the coast being made up of pure white sand. The property is easily drained and percolates nicely -
which is an important consideration when the issue ofrunoffand stormwater drainage is concerned. The soils are those found
most everywhere on the coast of Florida and - with few exceptions - can handle the load of development without too much
disturbance as to prohibit plant life and normal growth cycles.

Stormwater runoff is the greatest environmental concern regarding the viability of\\BC. The Tampa Port Authority,
"Swifrmud", CME intergovernmental planning agency, and city-county planning agencies have all expressed apprehension over
plans regarding stormwacer filtration and removal. Because the site was developed with less stringent stormwarer standards and
has experienced decades of disrepair, "...Much of the storn water originating on the site is discharged directly into bay waters with-
out treatment" (TPA). I believe that I have found the answer to this problem lies in plain view.

When analyzing the layout of the site, it is easy to see a natural horizontal bisection occurring throughout the site. Presently,
the 4 lane arterial road that runs east-west also includes a 40 foot greenspace corridor. Running north-south on the north end
of the site it is noticeable that the canals carved from the land create minor peninsulas. If you direct rainwater to the center of
the streets and drain them into a "central stormwater collection area", channel them with "bio-swales", and connect these zones
by a linear "rain garden"; you can reduce both the volume of runoff and pollutants offsite.

By creating and connecting a hierarchical system ofgreenspace that also functions to convey water, we can direct the flow of
water inwards and away from the periphery of the site. By using many of the concepts learned in current academia, WBC could
employ the features of the land itself to collect, transport, and cleanse the water as it leaves the site and enters the City of
Tampa's sewer systems.






DMA










Ecologically, this region has been significantly impacted. Prior to \'WXII, large expanses of wetland and healthy sea-grass flats existed
together with a largely unbroken coastline of mangroves and oyster beds. White sandy bottoms and good water circulation continually re-
freshed Tampa Bay and provided an outstanding estuary for marine life and the general ecosystem. That has largely changed. The demand
for water front property in Florida led to the wholesale removal of all but a few ofTampa's natural coastal areas; replacing the grass flats
and mangrove shores with stagnant canals and concrete seawalls.
and mango shores with sgnan annals and con sawlls. Despite the overall successful recovery of the Tampa Bay estuary, C has
fallen on hard times eologic.al/v. In 1995, water flowedfreely in the canal
systems but over time and due entirely to lack ofmaintenance, these canals
wil.ll filled nd water became i Aignant .nd unable to support plants or ani-
maL.. Another mainten,,nce-,rttribut, ble factor to the decline of the "W/BC


From left to right: WBC is seen in
1995, 2002, and 2008


Ihe removal ot key littoral zones mM I
pollutants being dumped into cana
dine of the ecosystem. Things botm
when the phosphate and other indi
dumping their waste into the bay and the effects were becoming
impossible to ignore. Large red ride blooms and terrible smells
watiing into the peninsula at low tide convinced the city council
to act. Since cffbrts were made to increase water quality, Tampa
has enjoyed a healthy return of its tidal ecosystems.


Seagrass appears as the dark,
splotchy areas just off the coasts on
the sandbars and over time - and
due to erosion - these fertile grass-
beds have been reduced to desert-like
dunes. By stopping this erosion, cre-
ating healthy waterways and other
habitat, WBC aims to regenerate its
once lush grassbed fats


.rr ri: ii. og.ren j- J-J by Goigk Earth srnviccs


DMA










Some damage, however, is permanent. While large schools of fish are rypiraflTampa's bay area, the once legen& , abundance of
large, top tier predators and exotic fishes never recovered and sea grass hasJeen reduced to only the areas just off the st. Further-
more, the condition of many ofTampa's canal systems is revolting. The sting stormwater system is.quite rudim e anrd in need of
replacement. It carries water from the center of the peninsula into ca which are dumped into ihe bay - all with gi~i filtered for
debris or pollutants. This has led to a backlog of many canals, some w ich are now unnavigableand largely unu ithat once
served important commercial and ecological functions now are fille in with decades of unmitigated debris, sedi and illurants.










ticularly that o0 dr " s.... [

.. The is re taked, it for e e y
A ., and drcd mdir ejar areas that coulJ
Increase th oue fe, vide a heal ,,
system a crease b left nelekctedN.)':


Photocoiucoyof Unncrnl) of Floida S lab & Flon-djac










"Households are clasisfied by type according to the sex ofthe householder and thepresence of relatives. Examples include: married-couple
family; male householder, no wife present; female householder, no husband present; spouse (husband/wife); child; and other relatives."
The householder is typically the person in whose name the home is owned or rented.
Demographics per Sunset Park m White
Per Capita Income in 1999 = $ 56,893 Neighborhood Association Census 2000 0 Black
1% 2%
11dm [ Hispanic


Population / Households
The total population is the estimated number
of people who live in a particular area. It includes
estimates for all males, females, adults and chil-
dren. A household includes all the people who
occupy a housing unit as their usual place of resi-
dence. For example, there might be four people
in a family living in one house. This would count
as four people under population, but only as one
household.

4456.93 Persons per Square Mile
3519.6 Population
1308.67 Total Households
Racial & Ethnic Diversity


Race and ethnicity is the estimated
number of people who classify themselves as
being a member of a particular racial or
ethnic group. It includes estimates for all
males, females, adults and children.


* Asian
* American Indian /
Pacific Islander
* Other / Two or more
Races

Household statistics of Sunset Park, Tampa FL
* 1 Person Household
a Female Householder, NO children under 18
a Female Householder, WITH children under 18
* Male Householder, NO children under 18
* Male Householder, WITH children under 18
* Married Couple, NO children under 18
* Married Couple, WITH children under 18
* Non-Family Households, 2 or more
2%


30,0
4 4%
S"1% %


Source: Daui iianaiysis completed by the Florid. Center for Community Design + Reserci, , School of Architecture and Communitv Design, University ofSouth Florida,
Hi/sabolough Community Atlas; Southwest Florida I I uer Management District


DMA










The housing marker in Tampa is changing significantly as the recession continues and the next generation ofhomebuyers seeks alternatives
to the traditional single-family detached style of housing. Many young people do not want to be responsible for yards, maintenance and
other responsibilities that come with owning your own home and land. Or perhaps people, in general, are looking for something different in
their regards to their relationship with the community. Whatever the reason, trends have shown that density is an important factor when de-
termining where a person is to live. Tight-knit communities may have something to offer the young professional as well as the retired or
empty-nester.


Housing style
preferences
are shifting
in our county
W 3.4%
m 9.5%/
1sm3.9�


Housing style
preferences
are shifting
in our county
* Empty nesters
* Elderly
*Single-person
households


*From 2002 to
2007, single
family attached
housing grew
almost 410/ in
Hillsborough
oCounty

-o


w7


* married couples
with children
* married couples
without children
Other family
households
O single male
households
O single female
households
D other nonfamily
households


H(







* '



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0




|I--..US


)meownership Rates
_ ald r t a d f� ljua aunnl M, w OW HS- 4 c M . Luw o a - rtam
--- ns real am� ha,. trbI tT�My ta buy iomi ~ d m t �0 Iuppwt ��B0t IHWO unp an
OSt. rtwr ait� puvsrWd birIM Cmnus rts, IVO l aV . t amf a1n d SUMB &s-mio t
an MSA) Florba' h.0gh wimsh p ram rktct ai o4w popu.in aand mc'w a1frdab e o1s ang empared 1i
� . n s ita r wfrihJ-p -r it mu ong pff! sod


to o


- 0rr


0 0 0


Metropolitan Average -*-Florida --TampalSt. Petersburgl Clearwater MSAI


0 SoWe US Can"sus ra 4o0s vacancy swurc y


DATA


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rrs^ingle Faily Attache


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GoaSls&O S jeciv


1. Design with site context in mind
a. Use site layout to determine appropriate land us
i. Transportation corridors should mimic the site natural layout
ii. Devdop arcasbasedon liin rBii.n.hr l ti Ii t i', .Aiid pOuLil. I.d
return on i investment
b. Establish a un ique and historically relevant identity
i. Create standards and design gi.iJiline-
1. Key \\c r sglce
2. ib.,r L (iiy style
3. Mediterranean style
ii. Maintain an authentic South Tampa atmosphere
c. Re-use and/or improve existing utilities
i. Re-develop and imipri, rh.. cii uiiig canal systems
ii Improve and expand Marina area
iii. Rc-use roadways

2. Institute a park network and use public green space concepts
a. Create a pedestrian friendly environment
i. Provide adequate, accessible and safe walkway
ii. Provide shaded or covered walkways where possible
iii. Place emphasis on pedestrianonly zones
iv. Allow dear L , . wide walkways and easy . - finlliii: pr.-side a
continuous and o vious connection to transition offsite
v. Minimize pedestrian and vehicular conflicts and intersections
b. Provide facilitiesand amenities to encourage public use
i. Link a series of'green sp;ccs' to central pedestrian iavnues
ii. Strategically place dusters of public amenities
iii. Provide easy and public access to the beach areas
iv. Provide a series of nature walks and natural areas for public enjoyment
c. Phase the development appropriately
i. Phase I will include the creation of all public park areas From this
point, planned .uac.la re dr Alped a- . ;ord JiiJ. as desired/needed
ii. Critical commercial facilities are created I'Cr.. c.Ilahli.hig the highest
density areas and providingcapial and interest
iii. Housing is to follow, due to the cir ruin I ci, .n.il.labil/.. / low demand


3. Lay the groundwork for an idcn tifiabic business district
a. Create an attractive and specialized urban core
b. PI tY in integral role in local marine affairs
i. Form partnerships with the marine industries in dose proximity
ii. Use site as a marketing tool for the boating industry
c. Invigorate the local economy
. Provide a specialized service that draws local and regional capital
ii. F i,.iiur.rgc tih. i nfir.uih i ~iiIL n or private ownership of
commercial establishments- rather than corporate management system
d. Create a specialized, high-end, mixed use development
i. Attract the Jtltir bo.u ing c,, .niiii ii, bi\ .fi rimng related services & products
ii. Keep the standard of the property & buildings high as to ensure its desirability

4. Rehabilitate the ecology on-site
a. Dredg. widen and connect marine areas
b. Remove exotic invasive's and us native vegetation
i. "Right tree, right place" concept uses environmentally hardy species in order
to lowercosts, -and more closely resemble the natural environment.
c. Minimize impacts to sensitive and important areas
d. Prevent further erosion and marine degradation.
i. Create seawalls and IrI h ,rcI barriers to reduce erosion
e. Re-introduce sagrass cultures

5. Encourage private investment and secure public funding
a. Use ELAPP funds
i ELAPP linAd' 1n I.i ill p.'9 t;.r the creation and access to public green
spaces and beach access
ii. ELAPP funds then pay for mi.in;iain rig greenspaces onsite determined
never to be developed.
b. Use Tax Incremental Fil..arnini pr...-..J.m
i. Otk'r ii.'iar ' r% L,. [I'J, . p. r.-niJ financiers
ii. Over time, re-invest earnings in the creation ofa business district
c. Provide a variety of land uses, densities, zoningand architecture formats
i. High levels ofvariability in ,ia 'i ,isng \ ill linrrc J,- d.ipnicni options
remain open t ft, tr- cr end, aid d ilc mgr 4p ic,
ii. Create an obviously identifiable and highly visible community
iii. Flexible architectural tloor pl.n- prre. ii n. .d.ipl Ilic floor space.
d. Support'g rein'initiatives
i. Early investments in utility reducing h.ird' Jar ... II. -' ir time, lower total costs.
ii. A more environment tally conscious public is entering the home-buying market


DMA











Down the Road...
The larger vision of the WBC is to interconnect the existing marine facilities including the Gandy public boat ramp, Tampa Har-
bour Yacht Club and Dry dock, and finally the yacht ship-building facilities located adjacent to the THYC marina. By providing
hotel and related business accommodations with the backing of a nautically oriented community, WVBC, in conjunction with this
proposed alliance, could dominate maritime affairs in the Tampa Bay area and bring significant capital to the region. With such
aligned special interests located strategically, WBC see's the potential to hold significant sailing and other boat conventions from
around the world.


I . .... i:, ... ,V Club prfop'rt),
It, N ,".., 7i/n1rs (t-n1urn Sitc)
! , Dock l ui it'e
Yi lati .' . .'. .: t:, lit/i. 's
,u i , ' . , . .. ,' , . .I


(Below: Facing North) By looking at these i.mages. It is easy
to tell that the market in this area can easily support and is in
fact geared towards maritime ativiity. Byforminga working
relationship with these distinct niches ofthe boating commu-
nity, a hoi i ontiallv-iompetaitit'e business monopoly could be es-
tablished, making the intersection of Westhore and Gandy
Boulevard the maritime capital ofthe Tampa Bay area.


(Above: Facing South) Dir ctly behind the main Dry
Dock Facility is the Tampa Harbour Yacht club. Shown
here under construction, THYC boasts 50'to 100'
berths. While impressive, the THYC is much too expen-
sive and excessive for the ,uwIt'ge boater
I .'stShiore Beach Club will more adequ. i'ly ' represent
the beating community and could hold over 580 boats of
all iategorie: - starting at 20'and topping out at 55s


DMA


*



























LJ IVI/-A










23-2 Loa Cotx
25-2 Case Std:Srot

272 Cas Std. I ) on

333 Lesn Learned


LI JIVI /










When envisioning the future of the X'estShore Beach Club, it is important to remember that although it promises to be unique in char-
acrer and function, it will also be an addition to an already well-established neighborhood. The appearance ofWBC must fit contextually
into the surrounding landscape if it is to be received favorably by the community. Therefore, a close look into what features, patterns and
preferences are dominant in the area is essential. \VBC plans to emulate South Tampa's architecture, public spaces, and other qualities.


Above: Just outside the core of Hyde
Parik is the SOHO district lo ated be-
tu'een Houward. ire cr Armeniat.i c.
Ti., is 'the pl/a e for nitghtlife and nor-
tl/v & boutique stores. It features strip
ommerial.d on the main avenue.' and
has . dMense luster o/Jp.Tprtmrnts and
(onddunIinums beCtu'een them,. This
,.reca is established and quite stuck css/u/,
however, it is often too r fi-ron the
public it .erves - being on the upper east
side of the Ttimpa peninsula. If in
area like this existed in the south- rest,
it t'ould surely, draw large TUrwds ,rnd
su bsequent tiapita./.


Above: Located in the SOHO di -
triet, AaciDintons, the Dubli e ,mnd
Four Green Fields are the nmo.t popu- i
lar drinking est.blisbhmnts. Catering
to the pubhts interest :n Irish-pub bar .j
si v)es, I1 BC it'uld continue tih i3E
the i ,and.idd ai uniquelv 'Ke v If "st'
bar theme - in accord.nce with its ar-
chiei tu re - .nd is sure to draw .1 //-
lowng 'a


www findrimpa iirrmenr com IIfI'.


DMA







Loa Sonea


bHInSumpaby.cain


lwww iindrrIcov rmnurircmn


Above: Between the trailer-park,
jacent to WBCandthe Gandy Br
a perfect example of the ar
style and function ofm
proposed apartments /
Dubbed 'Dockormni
maximize their avai
possibilities offloodi
ofparking by
on pylons.


South Tampa has, over the years, grown more interested in pro-
tecting its coastlines and has re-developed many public coastal
lands. Aiming to both preserve habitat and promote healthy
public beach access, major renovations have occurred specifically
at two lesser-known public parks: Picnic Island to the south &
Cypress Park Beach, just west of the WestShore Mall. By creating
a similar public beach and green spaces', Westshore Beach Club
pi i the gaps between these two oppositely located ameni-
lde a nibe clqs10l situated public park system.


I te newly refitted
WeJfstShore M ri-
ingffrom the Hotel
r, the board-
ous public
�N&V-aZaq


1%"


> . . .... d..,


I UIVII-\










Harbor Town is a mixed-use residential community located on the river's edge just North of downtown Memphis, Tennessee. It's design
format is highly traditional, featuring "...gridded streetpatterns, a strong pedestrian orientation,formally planned village squares and architec-
tural styles based on historicalprototypes".(ULI) Created in 1987, it has effectively served the nearby downtown area with housing and an
active night-life.

Vision & Founding
Originally, Harbor Town was merely a large sand spit on the Memphis River until dredging and soil stability operations in the 1970's
raised the area above the 100 year flood plain elevation. Due to the lack of a bridge and vehicular access, the site was not developed until
bank financiers lobbied the city to create a connective bridge. Funds were approved in 1983 but the recession closed down the banks. A
park was formed and the site remained undeveloped for 4 years. In 1973, sufficient capital and interest was generated and construction
began. Construction initially centered on creating an urban core and 4 years later, the entirety of the site was developed. Predicting con-
tinued urban growth, developers Henry Turley Inc., developed the site to contain all the necessary amenities the average consumer needs.





* . ' h. . .r' ._ _

D.M . A. -.W 'a. r





liro coune~v 01 I1N LIvd-rr l
Above: !'i inhvit Map of Memphis, TN. With "urban sprawl'con-
tinuing easlt'ard,. Turley saw the opportunity to create a unique com-
munitY on some of the last ret.iininig buildable property in the west
Left: Aerial Photos show the cltertting of land uses .�^.i. .-r*-..*
D ' r,,/IhrriA'"rrin.^i~fu'









Design & Character
Rather than open onto streets, most garage doors open onto rear alleys constructed on either easements or common areas. Streetscaping
was encouraged by short building setbacks and, "design guidelines set standards forporches, windows, balconies, rooflines and the use of're-
gional architectural expressions'"(ULI) was mandated through the creation of a neighborhood association. Three small park areas were
planned as neighborhood gathering places and lots located near them quickly sold out. The 'Harbor District' features 3 and 4 story
stacked apartments with deeded boatslips, a lively atmosphere, and, "f lhionable retail space" The 50 affeccionarely termed,'Dockomini-
ums' pre-sold out when plans were made. "The retail core willprovide spacefor restaurant and specialty retail uses..." , as well as a, "yacht club
building.. situated at the terminus ofthe main street with a view ofthe 217-slip marina." (ULI) Turley bel ieves that the commercial core will
find market support not only from project residents, but also from tourists and local 'day trippers' who will visit the village for its festive at-
mosphere. Images movided by Urban Land Institure


- I J ti [
Above: Bu ilding codes and the neighborhood association
create a i ontiguo; ,atrnnosphere. A distinctly southern style can be
noticed in the wrap-around porches, balconies and color selections.
Left: The commercial core ofthe development includes a mix
ofbuilding tyvpe and land uses, leading to a variety of patrons
and activities.


DMA









Ion is an environmentally conscious community in Mount Pleasant, South Carolina. It is a master-planned community utilizing qual-
ity built, similarly fashioned buildings. While its design regulations are less stringent than those found at HarborTown, it maintains a
close relationship within the community and with the surrounding region. Ion adheres to a'Low-country" style that follows a, "...set of
iommtuityp,itterns,[idlowing]flexible conformance to this model", coined - the 'on Code. "The community alsopays attention to the natural
environment, with tree-lined streets, natural open areas, marshes, lakes, and recreational facilities for residents." (ULI)
Images provided by Urban Land Institute




I



Narrow streets, minimal building set- i
backs, and treetscliping combine to
Lakefront homes and stacked units sold out create an intimate setting and promote
and then tripled in value in just 3 years. interaction between residents
ilcttritiy enter and .nenites pro:i e resides annd
Approval Process and Character Development Mount Pleasant with products and services
Mount Pleasant, South Carolina at the time ofl'ons inception was a large-sized town typical of a sleepy, southern conservative region.
The property I'on was to develop was a marshland and lake-studded 243 acre portion of the east side of town. When some residents heard
of a new, dense, alternative community they vowed to never see it begun. 2.5 years of permitting, 3 lawsuits, 2 protests and a South Caro-
lina Supreme Court injunction later, ground was broken in 1997. "Despite the developer's experience in creating neotraditional developments
in the region and a design team made up ofsome of the most recognized names in the new urbanist movement, there was considerable opposition
from local residents who objected to the scale and density oftheproposed development." (ULI) In response, I'on's development team scheduled
town design charette's and included the townspeople in design decisions. The project was scaled back roughly 20% and new program ele-
ments were added and some removed or reduced. The willingness of the developer to lisren to the concerns of the people and the people's
newfound anticipation for new needed or wanted amenities made I'on a huge success when opened.


DMA.









Marketing and Operations
Sales began in 1998 and by December 2001, 370 of the 500 developed lots had been sold, 250 homes were occupied and another 100
were under construction. Home prices ranged from $300,000 to just over $1.5 million. "Helped by a strong housing market in it's early
years, I'on has seen impressive increases in real estate values. In just two years, resale ofhomes showed appreciation ofas much as 50%... homesite
pricing more than tripledfor premium marshfront and lakefront lots." (ULI) It was the developer's willingness to listen and the communities
initial reluctance turned eager anticipation that made I'on explode in popularity. "Publicity and word-of-mouth haveplayedan important
role in the marketing ofthe development". (ULI) I'on has received numerous awards and has been featured or noted in a variety of publica-
tions, including Southern Living, National Geographic, Traditional Home, Southern Accents...", and other programs like a 13 episode fea-
ture in home improvement guru Bob Vila's Do It Yourself Clearly there is something to say about this community and its relationship to
the town itself r


Above: '7The Rooker- '- a, "unique b,;d nesting pre,'t'e... hia,
w,lking it:l .i and i''ng .teds/fti enoYing the nune ous
nattt'e btrds .nd fiu.na of South, C.,olma , l.on-toun ."


Left.i: The I'Phas.g plan/or l bn - on, g�catn - it ted u'tb the
PIh,,' -r.ed b-, Urban .rJIn Irr'rU develop ent of.I[ n uban ore ,t endA t ohl owifmue, n N i.xed-

us deeloMApment commit pen .ts'np

DMA









Port Credit Village is a remarkably successful venture into urban infill and renewal becoming a mixed-use development. Located on
Lake Ontario in Mississauga, Ontario, the site was once an industrial location used by a starch manufacturer. After the starch plant closed
- but not before it wrecked the surrounding waters - the area slowly started to be absorbed into the urban framework of downtown Toron-
to, jusr 20 minutes north. The city sprawled and surrounding suburban areas sprouted to the east and west. As time progressed, it became
obvious to developers FRAM & Slokker that the dilapidated area resembled a great opportunity to connect these two suburban areas and
act as the hub for traffic heading north to Toronto. Through successful bio-remediation the site was cleaned, a rail line was added adjacent
to the site, and a prosperous development project was added to the frontage of Lake Ontario.
S..... *...






Financing and Marketing r admiree
The original plan for the Port Credit Village assigned for a higher ratio of commercial enterprise than was later to be built. The develop-
ers sought initially to solidify their claim to an urban hub that would surely attract a rail line and be instantly successful as to take some of
the load off of neighboring Toronto. This was not to be and based on the following protocols it can be understood that risk was simply too
high for the developers to create a mono-culture of any one particular land use or function. Based on Canadian protocols, when lending to
developers wishing to create condominiums and other high density structures, banks must follow a certain procedure. "...Requirfing]pre-
sales of 65% for each condominium... developers must substantially complete the condominium and have a majority of the tenants lined up in a
building or phase and register aplanfor the project before the lender will provide cash." Their money being in, "..an escrow until there is a regis-
tered plan ofcondominium; only then does the developer get the money (equity plus profits) with which to pay offthe construction loan." This
complicated procedure makes the construction company the most risk-prone element of the development. It, "..encourages developers to
build quickly and in smallerphases." I think its brilliant. Instead of neighboring citizens and local government being put at risk, the private
developer - the one that reaps the most profits - is also the single entity that assumes the most risk, making critical judgments made by the
developer most reflect the current reality of the market; not its potential profits. Nevertheless, the plan was wildly successful and Port
Credit Village enjoys a high level of affluence and acclaim.


DMA.









Marketing
Carrying on from the lessons learned in financing, "Because the site was developed in this manner, Port Credit Village accomplishes several
go, s: the site is clearly part of the city, rather than a separate or walled enclave; the public is symbolic ally encouraged to access the waterfront and
the neighborhood in general; views ofthe waterfront are preserved; and the scale and grain ofthe city is maintained." Port Credit Village was ex-
plicitly designed to be a walkable community. Every activity area is connected, "..via the seawalk and theparks and news that adjoin [them]"
(ULI)
However, the market for PCV's residences was too leveraged, with a dangerously high percentage of investment being made by, "..overseas
and other [speculative] investors as the concept ofapresale was new to the market." Over time, and once the park and marina, "..amenities have
been built and theform ofthe community has become visible, demand has shifed to more localsources". The community, "..has reached critical
mass... andfor the last year has been selling out entireprojects within a few months of theproject launch" The high variability in housing type
and affordability has attracted residents of all age groups and user classes, creating a dynamic environment that enjoys high levels of use at all
hours of the day.
"Buyers are mostly Torontoans, rangingfromfirst-time buyers to families, empty nesters, and move-down buyers." Adding to the stability of
the neighborhood are contract clauses that aim to reduce speculation; "Somepurchases arefor investment, with some existing residents buying
additional units for investment with each new building launch." The majority of purchases, however, are for owner occupancy. (ULI)



J. ..indstrategicplanniging d
phasing , .,te he lped propel Port
-edii I . v





... ................ ....:.... pop [.rt7 ty i ' bis neighbor ood

..... Phoro prrid bvr te v nn L Inticur


DMA









Concord Pacific Place is another development in Canada and it's directly in the center of downtown Vancouver. It occupies an unusu-
ally high amount of prime, urban land - over 200 acres of downtown district. Stretched along the north side of Vancouver's old port, CPP
is another Canadian urban-infill, brownfield-rehab, waterfront redevelopment. It features, "..three waterfront parks, a community center,
two child-care centers, a marina, 3,800 residential units and 60,000 squarefeet ofneighborhood retail" (ULI) What makes Concord Pacific
Place exceptional in terms of all other city waterfront rehabilitations is the cohesion evident between site and city and the shear size and
scale of the projected number of occupants and dedicated programs. CPP promises to \
be the archetype of city revitalization in terms ofproviding future housing \
and community needs. It plans to support its own city-wichin-a-city.
The current numbers backing Concord Pacific Place are solid. \
\ \\ V^ ~,,S L- ^-L-


"LUon completion, the 20-year project will house
some 15, 000 people in almost 9,200 dwelling.
Seven 'neighlboroods'are being developed,
comprising a combination oftou houses,
low and mid-rise flats, and \
itpproximatily 4" towers, ranging \ ', '-
in heightfiom 15 to 38 stories. At
buildout, the project is expected to
include two schools, /for dzycare <
centers, a community center, 50
acres ofpublic parks nrd open
space, three marinas and retail and
office spc,'." Concord Pacific Place
cruly is a 'place' rather than a communic .
IIu .. L -.rr-. ".it ih.e Lrr l, I .r d nJ l r.TTurc

16 . , [le l S l e P la, n


~t)


...


Am-.


J


U IVI /-A


--1








Development and Implementation
While such a project as grand in scale and lofty in goals may not be easily compared to a smaller project such as the West-
shore Beach Club, what can be related to and learned from are the means and ways in which it is being accomplished. CPP can
offer insight into how complex redevelopment are handled at multiple levels. Ifit was done there, it can be done here.
The site that Concord Pacific Place occupies was once a railyard used to off-load cargo and redistribute freight to shipping
centers. As the terminus of the Canadian transcontinental railroad, the site endured abuse and in its eighty years of operation
from 1880 to 1960 was completely degraded. After'acquiring the site, the city demolished was left and undeveloped site was
used for Expo 86'- the 1986 World Exposition. It took nearly a decade to fully cleanse the site and restore it to good health but
sensing opportunity, the city sold the land to a developer on the express direction that, '"..seven organizingprinciples be articu-
lated in the ODP (Official'Development Plan): Integrate with the y; build on the setting; maintain the sense ofa substantial
water basin; use streets as an organizing device; create lively places that have a strong image; develop neighborhoods; and plan for
all age groups, with a particular emphasis on children" (ULl)
Of significance to me and the development of the WBC is that all of these mandates appear as general design guidelines that
I have already employed. Because this site has been such a success for seventeen years and its framework and program is almost
verbatim to my own, I can infer by extension that my approach is fundamentally sound or at least plausible.













DMA






Leson Lear


Harbor Town - Memphis, Tennessee
* "Never underestimate the conservatism of the American homebuy-
ers" Marketing budgets were several times larger than normal but were
necessary to convey message.
* "Dockominiums" and properties abutting water were a huge success
* Lots located around the green spaces were the first to sell
* Income from day-crippers and visitors provides a large boost to the
community
* Rented space was in high demand - Harbortown charged 15% than
downtown Memphis for rented space

'on - Mount Pleasant, South Carolina
* Consumers will ultimately accept higher-density, "...neighborhoods
built with architectural integrity, quality construction, and consideration
of local conditions". "The effort made to preserve the area's natural ele-
ments also proves that compact development can work without compro-
mising the surrounding environment"
* Early in the design process, conceptual plans should be able to evolve in
order to accommodate unforeseen needs.
* "Rezon ing can be a highly political process that requires a careful strat-
egy and potentially a lot of time. Developers should not assume that citi-
zens or officials understand or appreciate the concept of new urbanism"
* Because of the developer and community's eventual bipartisanship on
the critical issues, a beautiful design was accomplished - giving the com-
munity a plethora of 3rd party recognition
S"I'on Code" regulations led to a cohesive and identifiable community.
* Concentration on the 'commercial and community core' in phase one
allows site to expand


Port Credit Village - Toronto, Canada
* "Developing a project in phases allows each phase after the
first to benefit from the value added by preceding phases, and
enables the developer to build trust and gain support..."
* Create interest in the property by, "...intensifying pedestri-
an-oriented suburban development along a major transporta-
tion corridor."
* Use dedicated parkland funds from the city to establish a
large park.
* Residents will tolerate - and even come to like - living and
working above parking facilities
* Accountability is enforced to developers when phasing and
financing become tied directly to the long term viability of a
project.

Concord Pacific Place - Vancouver, Canada
* "Through careful site planning and urban design, public access
to the waterfront, and views to and from the waterfront, can be
preserved while satisfying the market and security needs of pri-
vate housing development" Also, street layouts and residential
floor-plans provide for public surveillance by residents.
* Even though the site was developed to use the minimum
code-compliant number of available parking spaces, parking is
abundant because of the projects pedestrian and alternative-
transit orientation
* The whole of the project works with its surroundings because
it is "built on the setting"
* Streets are used as an organizing mechanism


DMA









The first critical lesson is to never approach a design situation thinking that you - or anyone for that matter - will have it all figured out
until the last brick is laid and the last shrub planted. Revision and tedious attention to detail and context will ultimately secure the most ap-
propriate response to any design challenge. Remaining aware and making compensations in the design, or at least the approach to the devel-
opment, will secure the crust of the people and demonstrate personal humility. Every developer in these case studies faced numerous problems
from angry neighbors to zoning battles and each one of them persisted, adapted, and then went on to produce a superior product.

But how many projects just like these never made it? How man)' failed due to investor withdrawals, fanatical townspeople, or just plain in-
effective design or bad management? The list of failures is unquestionably longer than the list of triumphs. We don't have those case studies
to critique and analyze, but we may not need them anyway.

There's an interesting story that I like to ponder when such an occasion arises. I'll make this brief. In WWII, American bombers would fly
on missions over France and Germany, trying to dislodge and repel the Germans. The American B-17 bombers of the time were legendary in
their sturdiness and durability. Often, a plane would return to base completely shredded, missing an engine and with only half of a wing.
Some would come back less damaged; others still, never came back. The army, convinced by the horrible battle wounds evident on the surviv-
ing planes figured ifa plane didn't come back; it must have been utterly destroyed in the air. A young mechanic thought otherwise. By care-
fully studying the planes, noting areas of damage and analyzing them over time, he had found out just where and how these planes were fail-
ing. Instead ofovercompensating on armoring the plane throughout, developing new flight systems and more advanced tactics; the mechanic
had learned to diagnose not the damage on the scarred planes, but to carefully detail the areas that were NOT damaged - and simply
strengthen them.

By paying attention to the consistent qualities evident in every one of these projects, we can see that a worthy vision, knowledge and in-
sight, and the proper tools combined with an unshakable determination hardly ever fails. It is good for us as designers to emulate the success-
ful people and projects we encounter, but it might be even more beneficial to remember that by paying attention and finding the 'Achilles
Heel' inherent in every situation, person or problem, we can more effectively and efficiently compensate for our shortcomings.
As for the plane, the part on the B-17 receiving the irrecoverable damage was a connection brace from the wing to the body of the aircraft.
This part was found to have been accidendy made using the wrong metal alloy. New parts were shipped at minimal cost.

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User ~Anayi


Residents:
Dealing with visitors and other residents,
those who live at WBC are likely to be the
most scrupulous and demanding users
* Clear indicators of public and private spaces
* Buffering of unpleasant views and sounds
* Guaranteed parking and on-street parking
* Recreational and Green Spaces
* Housing tailored to various income levels

Visitors & Tourists:
Bringing their business and expecting a
good time, Visitors & Tourists expect a qual-
ity experience, regardless of price
* Entertainment, retail shopping and dining
* Hotel or other accommodations
* Easy parking and navigation
* Recreational and Green Spaces
* Overall quality experience /'Sense of Place'

Employees:
While at work for most of the day or night,
employees need to relax on their time off and
not be hassled with trivial inconveniences
* Easy access across the site
* Dining and other relaxing environments
* Parking or other means of transportation


In order to support a lively community 24 hours a day, WBC should market
to a variety of users and their interests. These people can be grouped together
based on common needs and levels ofinteraction with certain site elements.

Special Events:
Catering to the whims of clientele for a con-
ference or other event, Special Events planning -
is usually a custom order -.
* Large facilities capable of accommodating
conferences, weddings and other performances
* Open-air areas large enough to hold crowds www.ilandstarexcursion.om/imgcs/rwngkiss.p
* Special event parking and vehicular access for
oversized vehicles, vendors and services


HBC isprimed to be aserrous
contenderfor hosting corpor.Ie
or ;peci, rl interests gatherings


DMA







S.ora Development


Commercial:
Attract businesses and consumers to estab-
lish a commercial core along central axis
* General Commercial Enterprise
* Specialty Marine Products & Services
* Two Entertainment Complex's
* Hotel / Convention Center
* Restaurants & Bars


Mixed-Use Development:
Provide an assorted variation of businesses
catering to varying residents & visitors
* Large Commercial Office Space
* Professional Offices
* Restaurants & Bars
* Boutiques & Novelty Stores
* Special Interest (Marina)


Housing:
Numerous configurations, densities, &
levels of affordability increase diversity of
residents
* Condominiums
* Apartments & Town Houses
* Live/Work
* Gated community w/ Single Family Lots


Recreational & Green Spaces:
Provides connections, activities & public
use & access of green spaces
* Provide a network of parks & amenities
* Link green spaces together via sidewalks
* Large, ecologically sensitive tracts preserved
for parkland & boardwalks
* Public access to all beachfront areas
* Offsite connections to existing and pro-
posed green spaces & sidewalks

Transportation:
Allow for easy & safe vehicular circulation
& parking for residents and visitors
* Simple & direct traffic circulation
* On-Street Parking
* Parking Garages & Private Parking
* Traffic Calming Devices
* Streetscaping & pedestrian oriented streets

Stormwater:
Design an effective and multi-functional
system to collect, channel, & reduce water
flow off-sire
* Use site features to dictate design
* Green Roof systems & Cisterns
* Sewage pumping Station


Marina & Canal System:
Create a specialty business district ca-
tering to the needs of boaters
* Redevelop marina & canals to create a
localized need for special interest busi-
nesses and services
* Offer public & private docking stations
and storage facilities
* Create habitat for fish & other animals


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Visua ult


Left: Standing at the southern end and looking north, you can
see that the beach extends for quite a ways. The southwestern
beach extends 750 feet until it reaches the cove. On the other
side, the northwestern beach extends another 800 feet until
reaching the first canal inlet
Below: Standing in the same position and rotating to the
south-west, you can see the Gandy Bridge and marina facilities

..Vie. . 7:N::
ViCw B -


Below
While there are many invasive species on-site, large
stands of Live Oak and scattered specimen trees of
Bottlebrush, and Magnolia are to be preserved. Luck-
ily, the development of this site can easily avoid the
majority of these plants - as they are on the periphery


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.�or roads
Existing -4 . .. .
M*on 'Proposed .
Secondary Roads
:iAr Existinlg

Existing .


Proposed
Pedestrian & . , "



Traffic Light
icyce routes ' " -

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Circuato


opdn Addioars on plublhck cCm Information provided by the City of Tampa

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Above & Right: City analyses include a number
of studies (more in appendix) that demonstrate the
future need for the expansion of existing services and
new alternatives. A light rail system is proposed running
from St. Petersburg to Tampa across the Gandy Bridge -
and right next to the WBC
Right: Using GIS, existing transportation routes are rep-
resented with heavily-used routes appearing darker.
Also, heavy commercial areas are represented in progres-
sively darker colors. It becomes easy to determine the
appropriate routes and stops to be used by light & com-
muter rails.


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- Under 1.000
- 1,001 - 2500
- 2.501 -5.000
- 6.001 -20.000
- Above 20.000


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Cl iN ;
SEmegncy Suppy RimCach t
I WaIer Trelrnt FrInR y
Railroad
Evacnat on Roui
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Gfesnway Resenitii CorrisOr
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LEGEND.

Existing ^ ..- ...
Greenspace .

Premier
Opportunity ""






Wetland to.
Preserve, typ.
-------------- .... *


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Cypress Point Park: As part of the
cities overall renovation plan of the
1-275 interchange and WestShore
business development plan, Cy-
press Park is an up-and-comning
beach attraction. However, being
bordered on two sides by large
multi-lane highways has hindered
access and subsequent use or
knowledge of the sites existence
Cypress Park: Views ofthe Howard
i Franklin Bridge and the rehabili-
tated coastline add to the parks char-
. acter Another unique experience is
to watch largejetliners land. The
main landing runway for TIA is just
to the north. __


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Picnic Island: Southern tip , Sunset
Itip- inig.phomiw'iilket.uM .album r,62 nf.ill/v S.35;


Picnic Island Park: Also being renovated as part of the cities transpor-
tation plan, Picnic Island lies to the extreme southwest. Located at the
end of a large industrial complex and adjacent to MacDill Air Force
Base, Picnic island is hard to access, much less know of its existence.


DMA


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Mixed-Use


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The City of Tampa is planning for the - -
future development of its commercial cen-
cers and suburbia. Seen on the left is a re- '.- . .
gional density plan from 2000. South 2 2
Tampa has no more land... Tampa will 1 "
have to expand the city limits eastward and. ''
invest signihcant resources in developing t : ;"
infrastructure. Similar to the opportunity . . i
seized in the Harborcown case study, N !
W\BC will develop the one of the last large - tI 2"
tracts of land into a high density comnmu-
nitv that will also provide significant .
public benefits. ' /


.pegidnal Emplc
".lobs Per Acre,
-.7-1..1


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A I Jlig". pro% LdJ'd b,


4%
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150


71 - 300 Employmenl Density
.301 2021
Given these perspectives, it is noticeable that
the east-to-west Downrown-Westshore district
hold the most influence over the region. By con- L, "
neccing the \Westshore district south to the pro- 3l
4-7
posed marina district and Gandy Blvd district, . 10
.. 11 15
\'BC is poised to play an integral role in the Future : Is-.
land Dlannin, ofTamn a Bav. >30


crrv OF r.IMM
ADOPTED :05 FUTURE LND USE
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WaerQat


Shown here is a GIS representation of the Westshore Beach
Club. The light green areas represent the presence ofseagrass.
The data was taken in 2003. It can be inferred from the previ-
ous images showing WBC's coastline over time that the actual
area has been diminished due to erosion. Nevertheless, this
data shows rhar although there is significant seagrass around
the coast, the void between it and shore is fine, white sand.
Channels running east-west tohe north and south of the sit
will provide access for boaters while the west coast is used ex-
clusively for beach and parkland. Darker green areas to the
southwest represent large contiguous areas of mangroves.


--'-------- - - -
")bu can see above images showing that water quality of 'Florida's
T.imp.z Bay decreases in inter months compared to summer More
particles suspended in the water, a measure called turbidity, show up
as yellow, oirnge and red in December (left image) than in July
(right). Ihnrages are composites ofturbidity data collected in December
and july, respectively, over a span ofthreeyears using NASA's MODIS
in itrumnent."- http://blogs.zdnet.com/emergingtech/?p=678


DMA.







Wae Quait


The City of Tampa's water quality index is quite high for Florida standards and es-
pecially when compared to other states. Thanks to numerous clean-up efforts and re-
strictions placed on industries that previously polluted, Tampa Bay and the waters
surrounding the W'estshore Beach Club are quite nice. As seen on the graph to the
left, Tampa Bay's coastal water index has an "B+" rating. By placing low wake and no
wake zones farther out in the bay, Tampa has also decreased the amount of wave
action and subsequent erosion to its coastal areas.

Water quality issues in the existing canals are a problem however. Large and un-
healthy amounts of coliform (animal waste), heavy metals, fertilizers, and plain trash
make it a health hazard. Even if the canals were not dredged to accommodate boat-
ers, a significant risk to the new occupants and site users would be present.

Therefore, it is recommended that not only the existing canals be dredged but that
they be interconnected horizontally and vertically to insure proper tidal Aushing.


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Far Lefi: A healthy, boat trafficked
- candlin Key Largo.
* ' Lefi: one ofthe 'healthier'canals at the
II `BC Notice the brown, still water


DMA






























LEGEND:


High overland flo

Moderate overland flow


I)







mS


The issue ofstormwater management for the City of Tampa (and St. Peters-
burg) is more problematic than that of most other coastal cities. Most cities
located on water routes or coastlines are bound by water on only 2 sides or
fewer. The large percentage ofTampa's developed area is bound on 3 sides by
water. What this means is that it is often very difficult or impossible to pre-
vent unwanted materials to wash into the cities canals, bays and estuaries. The
state of Florida is peninsular; so is Tampa; and so is the Westshore Beach Club.
What cannot be achieved in stormwater design (or rather is too expensive
and not politically expedient) at the large scale of Tampa can and will be
implemented in the stormwater design of the WBC. As dictated in the nu-
merous applications and permits issued by the various governing bodies men-
tioned earlier, no water may drain off-site in the surrounding canals and bay-
Front.
In dealing with the stormwater issues provided by the down and outward
sloping topography, I will attempt to channel water inwards and 'upwards'
back to the east-central portion of the site at the junction ofwestshore and the
main boulevard horizontally bisecting the site.
This is a daunting challenge and I do not have all the technical skills and ex-
perience to guarantee it would work at every level of the project. Although, it
does seem feasible to me that large amounts of water can be conveyed off
buildings and properties and be channelled down a central, linear park that
acts as a 'rain garden' and 'bio-swale'
In conjunction with this stormwarer 'theory, I plan to use water capturing
devices and techniques at the 'micro' scale. A series of cisterns and other water
holding and slowing devices will be employed to minimize runoff and retain
water for other reclaimed water uses. Such water could be used for irrigation,
flushing toilets, and in water-cooled devices.


Above: A rooftop raingarden reduces energy bills and
stormwater runoff It also provides habitatfor animals and
a personalretreatfor occupants.


Left: Stormwater
Sweeps all kinds of
garbage and debris
into canals which
transport them
into the bay and
inland waters,
slowly filing and
degrading critical
habitat


DMA





























-i I.


- DMA


When assembled and synthesized, the approach to the master plan
for W\estshore Beach Club can be understood at the fundamental level.
The land itself forms the views and sets the groundwork for circula-
tion patterns. Greenspace is determined by (1) attempting to preserve
what significant features already exist and (2) judging what land the
public is most likely to use. Fortunately, this is uncomplicated because
the trees and green spaces conform to existing traffic patterns - both on
and off the site. Finally, the stormwater and water quality information
conclude that a connected and sinuous approach must be considered.

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Prora Relaionhip


The relationship between users and site elements is very important to consider
when selecting the location or density of program elements. While it may seem
obvious to the developer how to structure a site, insight can be gleaned when ana-
lyzing groups of related programs to their users. Seen below is a rudimentary dia-
gram showing the relationships particular users have to each other. Seen to the
right is a slightly more complex model illustrating the relationship that site ele-
ments and land uses have with each other. Together, these diagrams, the previous
analyses, and the large amount of collected inventory data shaped my view of the
Westshore Beach Club.




Green Space
Users


Residents



Legend:
_ Strong Relationship

SModerate Relationship


I)


iLegend:

SStrong Relationship

Moderate Relationship

Weak Relationship


- Weak Relationship

DMA









Concept A was my first real at-
Residential tempt at planning out the WBC's
land use areas. Originally, I wanted
to privatize the northwest portion
of the site and build typical condo-
miniums on the smaller canals. It
seemed logical to me to make the
most valuable parts of the site the
most dense and also private. In-
stead of a semi circle restaurant and
bar areas around the cove, I chose a
quarter circle due to the privariza-
tion.
The marina area is typical of the
Georgetown marina's typical size.
n. It was a first try and a bad one. I
did see potential in the placement
of a few site elements however.
The hotel in the southwest and the
'country club' at the terminus of
the main drive. Also, the area to
the northeast is best used as a busi-
ness area and the southeast area is
Primarily used for marina activities.


DMA





CnIp
~S~.~S


When looking at my second at-
tempt at the WBC, I kept the site
elements at the southwest the same
and chose instead to expand the
commercial and marina district to
the southeast. Also, another change
in ideas was the usage of the north-
west, which was originally a series of
condominiums. While I did decide
to keep it private. I wanted to intro-
duce a gated community in its
place. In the end, I decided this was
just the wrong approach. I didn't
see why I had to compromise on
either designs and so - for my final
concept - I decided to mix the pri-
vate condos, gated community and
green space and improve upon the
marina as a whole.


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The final con-
cept is the combi-
nation of all my
conceptual plans
and the guidance
and recommenda-
tions from my cap-
stone advisor, Mary
Padua. I was en-
couraged to make
all of my program
elements fit and
after analyzing the
space, I was able to
fit a full scale
marina, entertain-
ment district, hotel,
mixed-use facilities,
gated community,
and general busi-
ness district as well
as 2 parking garages
and public access
for all the beaches.


DMA






Phasiny Pla
0Z


Phasing the Westshore Beach Club was one the easier procedures I had encountered. It was easy to see from my case studies and the gen-
erally poor housing market what types of land use was to be developed first. Phase I begins by addressing current market needs.
The first phase builds the important 'commercial core' of the WBC. It includes the main boulevard of the site and all the surrounding
commercial enterprises. Mixed-use development is also added with a small section of pure residential on the west side of the marina. The
marina itself is created along with all the canal and road systems leading the green spaces
and beach access points. A four or five star hotel with parking garage is created on the
Southwestern tip and is sure to be in use. The nearest hotels worth mentioning are
either west, across the bay in St. Petersburg, north by the airport, or east in downtown.
The gap in the marker at this locality can not go unnoticed.
Phase II includes the ever popular 'dockominiums' Phase II begins when the housing Phase.
market improves or the site becomes popular to investors and residents. Most every
household on a canal gets a deeded boat slip and.this should c s ificnt interest.
Capitalizing on the already popular business
space in the area, businesses along Westshore
Boulevard are also included at this point,
drawing in a different user class and
builds in popularity over a few years and
stimulating further interest.


I II go in


te


then a waterrront entertainment complex
S' is built to serve to local community. This
I ra adds to the prestige of the hotel, the
marina is probably packed, and the com-
SF1 mercial areas are operating in the green. A
. r gated community is added, filling another
distinct user class and market need. Condominiums are also added to the northwest.
Established green spaces and park systems are fully Functional and shade from plant-
ed trees along pedestrian corridors is becoming thick and comfortable. The ecology
has rebounded and the \Vestshore Beach Club forms relationships with nearby related
marine industries. And they all lived happily ever after.


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Plan Vie


DMA







Suantv Information


Area Calculations


Total Lot area:

Total Open Space:
Park Land:
Pristine Land:
Wetland Preserved:

Wetland Created:



Canal area total:
Canal dredging est.

Total Building Area:
Total Impervious Area:
Private lots total:

Total Residential:
Heavy Recidential:
4 story:
3 story:
2 story:
Luxury Residential:


6,193,795 (lagoon 420.491)

1,786,383 sq ft (Beach = 156,419)
488,413 sq ft
694,340 sq ft
160,241 sq ft
3,000 L ft (Lagoon = 2,000)
58,947 sq ft
3,251 L ft

703,794 sq ft
391,000 cubic yards

1,395,390 sq ft
2,686,652 sq ft
-405,822 sq ft

1,428,302 sq ft
1,022,480 sq ft
216,843 sq ft
729,214 sq ft
76,42 3 sq ft
405,822 sq ft (probable 1,000,000)


Acres

142 (9.7)

41(3.6)
11.2
15.9
3.7

1.4



16.2



32
61.7
9.3

32.8
23.5


Area Calculations


Total Commercial:
4 story:
3 story:
2 story:

Mixed Use Total:
Corn:
Res:

Parking Spaces Total:
Regular Spaces:
ADA Spaces:
Car + Trailer spaces:
Park i ng Structure:

Total Boat Capacity:
Marina Boat Parking:
Wet Marina Total:




Dry Marina Total:


1,410,796 sq ft
633,000 sq ft
646.506 sq ft
131,290 sq ft

850.398 sq ft
283,466 sq ft
566,932 sq ft

3,002
2,162
105
35
-00

581
237
105
(7) 50-60' craft
(30) 45-50'craft
(68) 25-30' craft
132
(96) 20-25' craft
(36) 35-40'craft


Canal Boat Slips Total: 344
20' Lifts 328
30' Lifts 16


DMA


Acres


32.4






SiePrp ctiv e


Below: View from the bay, looking southeast.
Arriving flights to TIA fly souch to north just
off the Tampa peninsulas. Commercial air traf-
fic would see a sight similar to this.


L) IVI /-A




Sit Perspectiv


DMA









ter I _ _
the WBC
s on a number of ...\. I ,
iferenc active and
massive systems to
ork together.
Firstly, the site is to I%#t i J
graded such a * ---.
manner that the exte- I " '|0 *
rior portions are of E . '
he highest grade. * '" -N 6. ||L .r
This will be done - " I?.
when building the O ' ,l
seawalls and laying r
e foundations for the buildings and roads. All
ads are to be concave, allowing water to be col-, 1 '' - .~- .
1 0 . - C21W .
ted in the center. The buildings marked in
are capable of capturing stormwatcr and -
rainwater. The buildings in ked in i c, 1 have *
green roof systems as well. ''
By analyzing the direction - - '
ofwater flow it can be a" . / 4
seen that stormwater is ,N .--'
carried from the
peripheral zones an the main ioswale in te ." . '
center. From there i be. . ', '/
ercolated into the ground, o L
s. The remaining water i

DMA






C c*r
C07


SII

111!ri


iew ne CiO sando/avun
hctp://www.co.*hr5tcrfieI dta..u/ ll*.lrlll ll r :.ii PFt n inr I i .iJricr.r i Irril IDiranr lltBD
G%20Lw%20Ipct%Lw20nct20Dvlopmntt%20Technologiess/lidljpg


These images more easily demonstrate the principles of the linear bioswale concept employed on
my site. Running down the length of the 40' median would be a gradually sloped swale. (fig.l)
Native plantings would fill the bioswale and help reduce the overall amount of water running off-
site (fig.2)
Curb cuts and other mechanisms would ease the flow of water off the paved surfaces and
into collection areas, feeding into tributaries and then into the main bioswale. -


- Along the way, in critical col-
lection areas, pipes would be
set in the ground to soak up
rainwater and store it for later
use. Each 'signature' key-west-
stlye building in the front and
back of the site is capable of
holding over 15,000 gallons of
warer.
http://,,- c.,,rclt.corg nr, mna.gv, purking_l ot_bioswalc.jpg


htp. in ,rl p.rF r i r.rT irag , I t. hl N\.2i .. alCrj, n rFyT


DMA


http://aagallery.adi.org/galtkry/d/48509-2/MC-Biow.wal]%231-sm.jpg






Main Pesetv


Left: Looking out over the marina
and central business corridor in the
evening. Seen here is a view from
the roofgarden of the mixed-use
commercial building across the
street.


Left: his view looks down on the largely residential
sector of the marina district. Located in the southwest, this
densely populated core is lined with mixed-use buildings
that serve the interests of the marina. Phase I must include
this area (1) to diversify land use and users and (2)ifit is to
achieve enough mass to proceed with Phase II.


U IVI /-A


b~F~qF~i





Main Pespectiv


I) IVI/-\






Mai Perspet


Left: Looking down one of two side avenues leading
towards the central marina building. On the left is one
of the main commercial structures. On the right is a
row of mixed-use buildings


Right: This view further illustrates the depth of
the mixed-use and residential community in the
marina district. Four distinct residential units and
six commercial spaces of varying size and layout
occupy the marina district.


DMA


A


ul' L~T Ir�� G%%b 1111 7: Sam.I r ul"'





a a a


Above: A view looking northwest shows the open
green space and it's relationship to the pedestrian
promenade and marina businesses.

" "I


A Left: An expanded view of the boat launch facilities
and available parking for visitors and marina patrons


DMA









Left: These rtwo building make up the
center of the property. They flank the main
canal and used for both upscale residences .I '
(on the top floor) and as office space below. '.:
They are meant to serve as the symbolic
Embodiment of the Westshore Beach Club;
setting the example of efficient, -
luxurious, and practical living. -" "'


.. _ _,Solar Panel
olar water
Below: This view details the mechanics of the I � heating panel
water collection and redistribution system. Green Roof
Rainwater captured from the roof and periphery
of the building is channeled to a cistern located in deck/patio
the building. There is treated and used as re- Living Space
claimed water: for flushing toilets, irrigation, and
other non-potable uses. Commercial
cec






five 600 gallon chlorination and Parking
cisternsfiltration systems Rain-water cisterns


DMA






Bi i e


- Living Spaces


--Parking in back


Above: This building class represents the
back-bone of the mixed-use facilities at the
Westshore Beach Club. Commercial space on
the bottom ranges from 25' x 40' to 25' x 80'
Ideal for smaller business, the building is highly
customizable.
While the second floor is shown to be a living
space, It is possible for the owner to expand the
business to portions of the mid-level. You can
retain the back rooms for living space or com-
pletely use the second floor for business. The
top floor is reserved for residential use and fea-
tures vaulted ceilings. As well, the rear of the
building serves as reserved parking for
owners/leasees.


) IVIl/-


*


1 i.
iiam


'U.-


tI


-Lmjq


--Commercial Space


- _ I - - - -*%%









Green Roof Solar Panel
deck/patio
Left: If the previous building
type was the backbone, this "
structure serves as the anchor A -
Sfor the mixed-use development.
With standardized living and .
Working units, this building "
type serves to house eight - '
apartments or condominiums -a j
and a variety of commercial uses. Envisioned as a lower cost residential
unit, the location of this building places it's tenants in the center of the
action and ensures active users in the marina area at all times.


Commercial
Space
Living Space High efficiency
AC units

Right: An illustrative view showing
the deck patio and greenroofsystem.
Movable furniture and pleasant views
will make this a favorite retreat for its
residents.
Left: Another view showing the
frontage of the apartment/condo


DMA









s" -:-, While not a significant building in the overall
0,.' , , scheme of the plan, this mixed use condo has
Sf. . some surprising features, making it worthy ot
-i . II - notice. Parking space is inside and to the rear
- : and residences occupy the top 3 floors.
Ig �F The space above the garage is occupied ' !
by commercial uses but can also be
expanded to accommodate the other halfiJ ."
of the second floor. Such variability allows
the building to respond to market demands.
Additionally, a unique roof design allows the
rainwater to flow directly to the green- wo d W . I
roof garden above the garage. There it jito t, hoeld ,i. .
collects and is used for irrigating
the garden.
. - . Living Spaces










Parking in back


DMA
DMA







MIi B lui


L.
_ t


This set of commercial buildings represents the arche-
cypal theme of the VWestshore Beach Club. As the main
arrival feature and the terminal destination on-sire, it is a
general purpose commercial building that caters to the
service needs of the community. It is intended co house
restaurants, entertainment venues, and the more lucra-
tive business establishments that serve the \VBC.
Away from the building and just underground lies large
water capturing and redistribution facilities. On the roof
is a formidable array of sun-tracking solar panels.
This building also features a covered promenade and el-
evated deck, allowing un-obscured views out to the bay
and a comfortable atmosphere in any climate.


'Solar Panel
Array (24)


/






Main Buidigs Busnes
S 8
II i


Seen as a smaller, less extravagant version of the previous structure, this
building set retains it's principles and appearance while serving as an ordi-
nary commercial building. It is meant to serve marina affairs but can ac-
commodate just about any enterprise.


Covered Promenade


LiIVII-\










Left: This view looks into
Sthe the northernmost en-
trance into the site. Resi-
dential blocks are seen
behind a group of commer-
cial buildings.




Below; An aerial view of
the apartments and "docko-
miniums" - condo's with
deeded boarslips.


"- '.


Z"


-4,X.


L) IVI/--









A -.


J -- :i.......
Ji4F
' V
.i 'L.. * j,..-
$1 I---:::fr r-.

;so's
- .



-o '0I
....

00
" . I i , (1.. yll l
' . ..E L I . 1r
II JI


Dn


-- -



..i li ii.i "..
iA.T .,,,,


"-. :7


Above: showing the majority of rhe single-
family attached housing. Shown are the two
main building types, modeled after the key
west style and a variant of the original
e Georgetown model.


Left: A perspective view showing the entrance
of the Westshore Beach Club.


I IVI/-


&aef


..,��








This residential unit is the most .-.
--- - - prevalent type of residential 't
, I' , ' J o" \ household. It consists of twelve
./!/ /';ij i i I . i\ units and features a greenroof and
balconies in the front and back. . 4 -
Numerous windows allow for
more natural lighting and the
overall theme is cohesive with the
site. Additionally, each unit has /Green Roo
two reserved parking spaces an a
boatslip. II
.,,. Local Cistern / - . "a







D.11 . . --
* II
DMA1







DMA

















Keeping in touch with the original character of
the site - and similar styled buildings nearby - this
residential unit can be configured to accommodate
families, singles, or young professionals. Mostly
kept away from the active parts of the site, this resi-
dential model serves the purposes of the average
consumer. Parking is plentiful, boatslips are avail-
able and there are greenspaces surrounding each
unit. Also shown is the rainwater collection system.


L IVIl/-


Lit1

ill'


Ir..


~fiB ~-a~"~�


)-i
t
r
L iC~







C oa sa Perspective


A


I


Seen here is the third and final phase
of development at Westshore Beach
Club. It features a clubhouse/business
center, parking garage, entertainment
facilities and waterfront condomini-
ums. The hotel was built in Phase I


L) IVI/--


SON


r


. .... - -. ,""..


i��;- ':��I:-����-----4i
--
ri " "~


"*~' \


. k'7






I l n :
gi g


1 '


Modeled after the Don CeSar in neighboring
St. Petersburg, the hotel featured on-site is a
large five star hotel chat serves visitors, tourists
and conventions. In conjunction
with the attached upscale
amenities, this hotel will draw
guests from the crowded and
congested areas of the downtown and
wesrshore business districts. There is no
hotel ofsimilar size or ranking within 4 miles.
Most are located by the airport, making this
destination a welcome retreat.


'I
A�


L IVI /-\






C Bugilig


Left: Meant to serve a community of retirees or
empty-nesters, this condominium unit is located on
the water with direct access to the beach and it's
own private canal and boatslips. Built on an elevat-
ed platform, these dwellings are below the 50 year
flood line and have stunning views of the bayfront.


Below: The last stop before you hit the beach, these
building provides everything from ice to inflatable
tubes. Meant to serve the beach goers, these buildings
are leased to specialty shops.


DMA








,�8~


, X11.


a!e I-I I-
- U


This parking garage will serve to alleviate some
of the on-street parking congestion caused by the
development of Phase III. It will be built along-
side the entertainment and clubhouse construc-
tions in Phase III. Capable of holding "00 cars
and housing a Starbucks, it will help preserve
land used for open green space and other struc-
rures.


DMA







Coastal Bln Gated Community_______


Phase III includes a more traditional ap-
proach to waterfront development. The
opportunity to create 32 large lots capable
of supporting'NiMcMansions' will certainly
add to the viability of \BC's economic
feasibility. If Phase III is developed, these
large lots could sell for over $2-3 million.
Each lot comes with a 30' boat lift rebuilt.


Right: Plan view showing typical development. The build-
ings shown are under-sized, as the owners of such property
would likely build to the setback lines.

Below: Perspective view looking north towards the bay.
~ ;;;;;�� ~ Fb


L -


U IVI /-A


1-N







C B ns: Garag


Another perspective view of the gated commu-
nity. Additionally, the location a large tract of
mangroves (seen in dark green) made the posi-
rioning of condominiums unpractical. Given
the existing terrain and proposed canal cuts, it
was determined that the best use of the land
would be for lower density housing.







. . . .......-...
./ �


__ 1


S . ,.............D MA.....


DMA






Plan Paltte:Tree


Mexican Fan Palm
I!f shingtonia robusta


Date 'Palm Sabal Palm
Phoenix dactytlifer Sabal palmetto


Seagrape Sea Oats
Coccoloba uvifera Uniola paniculata


Live Oak
Quercus I'irginiana


Red Mangrove
Rhizophora mangle


Sycamore Red Cedar
Platanus occidentalis Juniperus virginiana


Crape Myrtle
Lagentroemia indica


DMA








C rt I


I'I
a I~4
'sA


I.


M ma p


r T I


:~' ~'~o~ ~ unI


~�.
w C


L UIVI/-\


s.. a-...


b I


~3Y


7-








Bibliography


The Urban Land Institute: Case Studies
http://www.casestudies.uli.org/

Hillsborough County Property Appraiser Online Database
www.hcpa.gov

The Tampa Port Authority
http://www.tampaport.com/admin/documents/Tampa%20Port%20Authority%20Standard
%20Work%20Permit%20Application%20No%2005-257.pdf

http://www.tampaport.com/press archive.asp

The City of Tampa Planning Commission / Hillsborough County
Planning Commission
http://www.theplanningcommission.org/calagenda/meetingagendas/meetings2007/folder.200
7-06-04.3601173513/05257%20westshore%20beach%20club.pdf

http://www.tbrpc.org/council members/councilagendas/2006/071006/3b5.pdf

http://www.hillsboroughcounty.org/htv/caption/scripts/pc070611.txt

http://www.swfwmd.state.fl.us/calendar/minutes/govboard05-29-07minutes.pdf

http://docserver.tampagov.net/cache/00001/914/08072008draft.pdf

http: //www.theplanningcommission.rg/calagenda/meetingagendas/meetings2007/folder.200
7-06-04.3601173513/05257%20westshore%20beach%20club.pdf

The Tampa Bay Tribune
http://tampabay.bizjournals.com/tampabay/stories/2007/ 12/24/tidbits .html

httD://www.biziournals.com/tamnabav/stories/2004/08/16/focus3.html






The St. Petersburg Times
http://www.sptimes.com/2006/01/07/Hillsborough/Waterfront homes to r.shtml


Other miscellaneous websites:
http://www.city-data.com/forum/tampa-bay/372611-georgetown-apartments-south-
tampa.html

http://www.thetamparealestateinsider.com/2008/08/wciproject-files-for-chapter- 11.html

http://www.skyscrapercity.com/showthread.php?t=490836

http://www2.tbo.com/content/2007/nov/19/bz-unfinished-makeover/

http://www.iepcollaborative.com/documents/projects/Group4-paper.pdf

http://www.zimbio.com/Real+Estate/articles/4475/WCI+Westshore+Yacht+Club+Project
+Files+Chapter

http://www.813area.com/tampa/westshore-district/

http://www.sptimes.com/2006/01/07/Hillsborough/Waterfront homes to r.shtml






Online Articles Courtesy of the University ofFlorida

PLANNING AND DEVELOPING WATERFRONT PROPERTY
WB RICK- 1964 - csa.com
http://mdl.csa.com/partners/viewrecord.php ?requester=gs&collection=ENV&recid=707072


Fostering Sustainable Behavior: An Introduction to Community-Based Social Marketing
D McKenzie-Mohr, W Smith - 1999 - books.google.com
http://books.google.com/books?hl=en&lr=&id=2ZnKy6BMpTQC&oi=fnd&pg=PP14&dq
=sustainable+community+florida&ots=jIE8HsBmM1 &sig= azkQL 1WpA9v4ZpHcBJxQ7sJ
hRuU. Been-Heres Versus Come-Heres Negotiating Conflicting Community Identities - Full
Text via SFX@UF


D Spain - Journal of the American Planning Association, 1993 - informaworld.com
http://pdfserve.informaworld.com/390955 731258367_787370372.pdf
Sustainable community tourism development revisited - Full Text via SFX@UF


M Joppe - Tourism Management, 1996 - Elsevier
http://www.sciencedirect.com/science?_ob=ArticleURL&_udi=B6V9R-3VWTBS9-
1 &_user=2139813&_rdoc= 1&_fmt=&_orig=search&_sort=d&view=c&_version= 1 &_urlV
ersion=0& userid=2139813&md5=ff7aa5f572eaa0944c5954a965842c50


Scale and sustainability: the role of community groups in Canadian port-city waterfront change
http://www.sciencedirect.com/science?_ob=ArticleURL&_udi=B6VG8-3Y289JN-
5&_user=2139813&_rdoc= 1&_fmt=&_orig=search&sort=d&view=c&_version= 1 &_urlV
ersion=0& userid=2139813&md5=00187896943664becla198633988fbf8


Reclaiming the City: Mixed Use Development - Andy Coupland
http://books.google.com/books?hl=en&lr=&id=9kVDDS8DN_OC&oi=fnd&pg=PP7&dq=
"mixed+use"+ +community&ots= QMxp 5 dQxNe&sig= BeA6ukyk3YjzxaKniq8dnc-
XCIM#PPP1,M1






The Psychological Sense of Community in the Neighborhood - Full Text via SFX(UF
JL Nasar, DA Julian - Journal of the American Planning Association, 1995 - informaworld.com
http://pdfserve.informaworld.com/474418_731258367_787396728.pdf


Suburban mixed-use centres and urban dispersion: what difference do they make? - Full Text via
SFX@UF
P Filion - ENVIRONMENT AND PLANNING A, 2001 - envplan.com
http://www.envplan.com/epa/fulltext/a33/a3375.pdf


Mixed land-uses and commuting: Evidence from the American Housing Survey Robert Cervero.
Transportation Research Part A: Policy and Practice
Volume 30, Issue 5, September 1996, Pages 361-377
http://www.sciencedirect.com/science?_ob=ArticleURL&_udi=B6VG7-3VV41D6-
4&_user=2139813&_rdoc= 1&_fmt=&_orig=search&_sort=d&view=c&_acct=C000054276&_ve
rsion=l& urlVersion=0& userid=2139813&md5=79a3413ffecfbf63b68bedd89e8cOd08


Mixed Use Development as an Agent of Sustainability
H Walker - Reclaiming the City-Mixed Use Development, 1997 - books.google.com
http://books.google.com/books?hl=en&lr=&id=9kVDDS8DN_OC&oi=fnd&pg=PA63&dq
="mixed+use"++community&ots= QMxp5dRyKf&sig=ZRPUFSH7nEppsu5RyEnMIhk08


The New Urbanism: Toward an Architecture of Community
P Katz - 1994 - books.google.com
http://books.google.com/bookshl=en&lr=&id=NbOtNFc5Y90C&oi=fnd&pg=PA126&dq="mixe
d+use"++community&ots=D3Gpo5dbT&sig=XlrnNO7iDQtAKzFkf73Mlo9vVAs


Crime and Mixed Use Development
G Pettersson - Reclaiming the City: Mixed Use Development, 1997 - books.google.com
http://books.google.com/bookshl=en&lr=&id=9kVDDS8DN_OC&oi=fnd&pg=PA179&dq="mi
xed+use"++community&ots= QMxp5dRyKf&sig=AhrtSdQATYJPdzc7ImtwLO4PaKQ









Appendix

This is a concise appendix of city, county, state and federal files regarding the
development of the Westshore Beach Club. The files shown in detail include the
most pertinent issues regarding zoning, permitting, dredging and development of
the site. Other files used include but are not limited to:

Hillsborough Countywide building permits report 2008

Hillsborough Office market report 2008

Davis Island Community Plan 2006

Florida Coastal Management Plan 2009

Hillsborough County Employment Density: years 2000, 2015, 2030

Hillsborough County Population Density: years 2000, 2015, 2030

Hillsborough County Future Land Use: years 2000, 2015, 2030

Hillsborough County Hurricane Shelters 2006

Impact Fee Assessment Plan 2008

Land Use and Transit Transportation: South Tampa study 2007

Hillsborough County Quality of Life report 2007

Florida: Southwest water quality report 2008

Mid Florida Urban Regional Anchors study 2006

HART: bus routes and transportation study 2008

Hillsborough Strategic Plan 2008

Florida 2060 Report

Tampa Port Authority report, study, and meeting minutes 2005-2008




Full Text

PAGE 96

Bibliography The Urban Land Institute: Case Studies http://www.casestudies.uli.org/ Hillsborough County Property Appraiser Online Database www.hcpa.gov The Tampa Port Authority http://www.tampaport.com/admin/documen ts/Tampa%20Port%20Authority%20Standard %20Work%20Permit%20Application%20No%2005-257.pdf http://www.tampaport.com/press_archive.asp The City of Tampa Planning Commission / Hillsborough County Planning Commission http://www.theplanningcommission.org/calag enda/meetingagendas/meetings2007/folder.200 7-06-04.3601173513/05257%20west shore%20beach%20club.pdf http://www.tbrpc.org/council_membe rs/councilagendas/2006/071006/3b5.pdf http://www.hillsboroughcounty.org/ htv/caption/scripts/pc070611.txt http://www.swfwmd.state.fl.us/calend ar/minutes/govboard05-29-07minutes.pdf http://docserver.tampagov.net/ca che/00001/914/08072008draft.pdf http://www.theplanningcommission.org/calag enda/meetingagendas/meetings2007/folder.200 7-06-04.3601173513/05257%20west shore%20beach%20club.pdf The Tampa Bay Tribune http://tampabay.bizjournals.com/tampabay/stories/2007/12/24/tidbits1.html http://www.bizjournals.com/tampa bay/stories/2004/08/16/focus3.html

PAGE 97

The St. Petersburg Times http://www.sptimes.com/2006/01/07/Hillsborough/Waterfront_homes_to_r.shtml Other miscellaneous websites: http://www.city-data.com/forum/tampa-b ay/372611-georgetown-apartments-southtampa.html http://www.thetamparealestateinsider.com/200 8/08/wciproject-files-for-chapter-11.html http://www.skyscrapercity.com/showthread.php?t=490836 http://www2.tbo.com/content/2007/nov/19/bz-unfinished-makeover/ http://www.iepcollaborative.com/doc uments/projects/Group4-paper.pdf http://www.zimbio.com/Real+Estate/articl es/4475/WCI+Westshore+Yacht+Club+Project +Files+Chapter http://www.813area.com/tampa/westshore-district/ http://www.sptimes.com/2006/01/07/Hillsborough/Waterfront_homes_to_r.shtml

PAGE 98

Online Articles Courtesy of the University of Florida PLANNING AND DEVELOPING WATERFRONT PROPERTY WB RICK 1964 csa.com http://md1.csa.com/partners/viewrecord.p hp?requester=gs&collection=ENV&recid=707072 Fostering Sustainable Behavior: An Introduc tion to Community-Based Social Marketing D McKenzie-Mohr, W Smith 1999 books.google.com http://books.google.com/books?hl=en&l r=&id=2ZnKy6BMpTQC&oi=fnd&pg=PP14&dq =sustainable+community+florida&ots=jIE8HsBmM1&sig=azkQL1WpA9v4ZpHcBJxQ7sJ hRuU . Been-Heres Versus Come-Her es Negotiating Conflicting Community Identities Full Text via SFX@UF D Spain Journal of the American Planni ng Association, 1993 informaworld.com http://pdfserve.informaworld.com /390955_731258367_787370372.pdf Sustainable community tourism development revisited Full Text via SFX@UF M Joppe Tourism Management, 1996 Elsevier http://www.sciencedirect.com/science ?_ob=ArticleURL&_udi=B6V9R-3VWTBS91&_user=2139813&_rdoc=1&_fmt=&_orig=se arch&_sort=d&view=c&_version=1&_urlV ersion=0&_userid=2139813&md5= ff7aa5f572eaa0944c5954a965842c50 Scale and sustainability: the role of community groups in Canadian port -city waterfront change http://www.sciencedirect.com/science ?_ob=ArticleURL&_udi=B6VG8-3Y289JN5&_user=2139813&_rdoc=1&_fmt=&_orig=se arch&_sort=d&view=c&_version=1&_urlV ersion=0&_userid=2139813&md5= 00187896943664be c1a198633988fbf8 Reclaiming the City: Mixed Use Development Andy Coupland http://books.google.com/books?hl=en&l r=&id=9kVDDS8DN_0C&oi=fnd&pg=PP7&dq= "mixed+use"++community&ots=QMxp5dQxNe&sig=BeA6ukyk3YjzxaKniq8dncXClM#PPP1,M1

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The Psychological Sense of Co mmunity in the Neighborhood Full Text via SFX@UF JL Nasar, DA Julian Journal of the American Planning Association, 1995 informaworld.com http://pdfserve.informaworld.com /474418_731258367_787396728.pdf Suburban mixed-use centres and urban disp ersion: what difference do they make? Full Text via SFX@UF P Filion ENVIRONMENT AND PLA NNING A, 2001 envplan.com http://www.envplan.com/epa/fulltext/a33/a3375.pdf Mixed land-uses and commuting: Evidence from the American Housing Survey Robert Cervero. Transportation Research Pa rt A: Policy and Practice Volume 30, Issue 5 , September 1996, Pages 361-377 http://www.sciencedirect.com/science ?_ob=ArticleURL&_udi=B6VG7-3VV41D64&_user=2139813&_rdoc=1&_fmt=&_orig=search&_sort=d&view=c&_acct=C000054276&_ve rsion=1&_urlVersion=0&_userid=213981 3&md5=79a3413ffecfbf63b68bedd89e8c0d08 Mixed Use Development as an Agent of Sustainability H Walker Reclaiming the City-Mixed Us e Development, 1997 books.google.com http://books.google.com/books?hl=en&l r=&id=9kVDDS8DN_0C&oi=fnd&pg=PA63&dq ="mixed+use"++community&ots=QMxp5d RyKf&sig=_ZRPUFSH7 nEppsu5RyEnMIhk08 The New Urbanism: Toward an Architecture of Community P Katz 1994 books.google.com http://books.google.com/books?hl=en&lr=&i d=Nb0tNFc5Y90C&oi=fnd&pg=PA126&dq="mixe d+use"++community&ots=D3G_po5dbT&sig=XlrnNO7iDQtAKzFkf73Mlo9vVAs Crime and Mixed Use Development G Pettersson Reclaiming the City: Mixed Use Development, 1997 books.google.com http://books.google.com/books?hl=en&lr=&i d=9kVDDS8DN_0C&oi=fnd&pg=PA179&dq="mi xed+use"++community&ots=QMxp5dRyKf&sig=AhrtSdQATYJPdzc7ImtwLO4PaKQ

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Appendix This is a concise appendix of city , county, state and federal files regarding the development of the Westshore Beach Club. The files shown in detail include the most pertinent issues regarding zoning, permitting, dredging and development of the site. Other files used include but are not limited to: Hillsborough Countywide buil ding permits report 2008 Hillsborough Office market report 2008 Davis Island Community Plan 2006 Florida Coastal Management Plan 2009 Hillsborough County Employment De nsity: years 2000, 2015, 2030 Hillsborough County Population De nsity: years 2000, 2015, 2030 Hillsborough County Future Land Use: years 2000, 2015, 2030 Hillsborough County Hurricane Shelters 2006 Impact Fee Assessment Plan 2008 Land Use and Transit Transportation: South Tampa study 2007 Hillsborough County Qual ity of Life report 2007 Florida: Southwest water quality report 2008 Mid Florida Urban Region al Anchors study 2006 HART: bus routes and transportation study 2008 Hillsborough Strategic Plan 2008 Florida 2060 Report Tampa Port Authority report, stud y, and meeting minutes 2005-2008

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Waterfront homes to replace apartments Developers plan to build 90 single-family homes, 188 townhouses and 971 condominiums on the site of the Georgetown Apartments. By JANET ZINK Published January 7, 2006 TAMPA Another boating communi ty is coming to South Tampa. Developers plan to replace the 624-unit Georgetown Apartments with 1,249 homes, including 90 canalfront houses with boat docks and 99 community boat slips, according to docu ments filed with the city. A Fort Lauderdale group headed by developer Jim Motta pa id $125-million in April for the property on West Shore Boulevard north of Gandy Boulevard. Because the land is zoned for a large nu mber of multifamily units, it doesn't ne ed to be rezoned to be redeveloped. That means no public hearings on the plans will be scheduled un less the developer needs a variance for height, setbacks or other issues. Called the Westshore Beach Club, site plans show 90 single-family homes, 188 townhouses and 971 condominiums. Plans also call for a 23,000-squ are-foot, two-story club house. Developers still need to get city approval for how they will handle issues such as stormwater, roads, garbage collection and parks. "There's a way to go before this project is finalized," said city subdivision coordinator Susan Johnson. "It's a giant project." Residents in the area have expressed concer n about the rapid redevelopment of their neighborhood. The City Council recently approved plans for two other waterfront communities with b oating facilities. Construction is under way on 1,750 units at New Port Tampa Bay and 537 homes at the Westshore Y acht Club. Both communities will put more cars on S West Shore Boulevard, whic h is already congested during high-traffic times. "It backs up in all directions in the morning and in the afterno on at rush hour," said Al S teenson, chairman of the board of the Gandy/Sun Bay South Civic Associ ation. "They're going to ha ve to deal with the traffic situation on West Shore." City officials say developers of the Westshore Beach Club will have to put in tu rn lanes and a traffic signal at the main entrance to their community on West Sh ore Boulevard at Fair Oaks Avenue. The city also is conducting a transporta tion study of the area south of Gandy, including around West Shore Boulevard, to help guide future planning decisions. Janet Zink can be reached at 813 226-3401 or jzink@sptimes.com

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By SHANNON BEHNKEN, The Tampa Tribune Published: November 19, 2007 Video: West Shore Construction TAMPA Sections of South West Shore Boulev ard, lining the waterfront, look like an unfinished facelift. New luxury condominiums are sandwiched between aging apartment complexes and lowincome government housing. Cranes sit idle in the middle of construction zones, where thousands more new homes are planned. But now that the real estate market has slowed, many of those plans won' t happen. At least not anytime soon. South West Shore Boulevard has some of the last large tracts of waterfront land in South Tampa available for redevelopment. City officials have said that the area will become a new gateway connecting Tampa and St. Petersburg via the Gandy Bridge. Two years ago, when developers proposed the new projects, buyers from all over the world stepped forward with deposits. But when the market changed, many of those buyers canceled their contracts. As a result, some developers have halted construction. Some, who got started after the market turned, couldn't secure enou gh contracts to get financing and never started building. Other developers are hanging on to the land they purchased and waiting for the market to improve. "We can't control the market cycles," said Mark Huey, the city's economic and urban development administrator. "Part of the overall planning at the city is to prepare for the next wave of private investment." Developers of Casa Bella, a 13 1/2 acre site slated for 250 condos, sold 98 and decided this summer to return buyers' $6.5 million in deposits and change direction. Developer Don Phillips, of Phillips Development, said the first of four buildings is complete, representing 40 units. He said he didn't want to deliver those units to buyers and end up with "a development that was half rental and half owner-occupied." Phillips, whose company historically has built apartments, said the plans are now to operate Casa Bella as a rental community and finish building the development. When the market improves in two to five years, he said , perhaps the units will be sold then as condos. "We were snorting the condo cocaine just like everyone else," Phillips said. "This kind of slowdown only happens every 15 years or so. It's a case of musical chairs. You just have to know where you're standing when the music stops." South of Gandy Boulevard is the Westshore Yacht Club. It's further along than any of the other developments under way on West Shore, but the company is not starting construction on any more homes until it sells the rest of the completed ones. WCI Communities, the develope r building the yacht club, said this month

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that it is scaling back some of its Tampa Bay ar ea projects until there's improvement in the real estate market. The project is on 74 acres and initially includ ed plans for 539 homes. One of the three planned towers is complete, and about 60 percent of the single-family homes and town homes are complete, said Jim Dietz, executive vice presid ent and chief financial officer for the Bonita Springs-based company. The finished condo to wer has 80 units, 30 of which have not sold. The company is now concentrating on selling those homes, some at a reduced price. The other two towers are on hold until most of the existing inventory is sold. At West Shore and Gandy Boulevard, the 54-acr e proposed New Port Tampa Bay is on hold and the land is up for sale. This month, the Tampa-based developer, EcoGroup , said it is halting plans to build condos and a marina on the waterfront site. The company has been unable to obtain financing because of lagging sales. The developer canceled more than $50 million in sales contracts and returned buyers' 20 percent deposits. President Ed Oelschlaeger said the company is open to partnering with another developer or selling part of the land or selling the land all together. He said he wants his company to remain involved with redevelopment efforts and hopes that most of the original master plan will come to fruition. The property is zoned for 1,750 re sidences and 240,000 square feet of commercial use. New Port originally called for 1,200 cond ominiums, a 300-slip marina, a park, shops and two restaurants near the foot of the Gand y Bridge, west of West Shore Boulevard. "It's too attractive of a property for this not to occur," Oelschlaeger said . "This vision is good. The timing was just off." The other big development planned for South We st Shore Boulevard is on the site of the Georgetown Apartments, north of Gandy Boulevar d. Fort Lauderdale-based developer Motta Group recently vacated the property but still hasn't released its development plans. The brick buildings are empty, and gates to the development are locked. Roy Paskow, principal with the development company, said plans are still in the early stages but that the company plans to move forward with so me kind of residential development. He would not get specific on what those plans might include. "Our expectation is that the market will improve before we're ready to go to market to sell," he said. "We think we have a very special location and a very unique project. We believe it will be a success." Reporter Shannon Behnken can be reached at (813) 259-7804 or sbehnken@tampatrib.com.

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Friday, December 21, 2007 What meltdown? The Beach Club makes progress Tampa Bay Business Journal Though the Westshore Beach Club project has largely been flying under the radar lately, its Fort Lauderdale-based developer is actively pursuing steps to start construction. Motta Group's mix of to wnhouses and single-family homes on land occupied by Georgetown Apartments off West Shore and near Gandy boul evards in Tampa got the go-ahead from the Port Authority for waterfront development. That includes putting in a 90-slip marina, 99 single-family residential docks and boat sl ips, and a community tidal pond pier. Georgetown's residents are moved out, and the next step is to get a permit for demolition. Motta is trying to make this happen soon so de molition can take place in the next four to five months, said David Jennings, the city's residential development coordinator. Motta also has changed WBC's flood designation. Sin ce it originally was located in a velocity zone, Motta asked the Federal Emergency Mana gement Agency for a conditional map revision, which was granted, Jennings said. "They demonstrated to them that the activity they were going to do was not going to be detrimental to other properties," he said. The change in designation took WBC to an A-Zone, which allows it to have a break away area in which all property must be elevated to at least 11 feet. With the time that has elapsed since the property was bought -nearly two years ago in January -it may appear as though the developer is waiting for the housing market to come back. Motta is not, though it's hopeful that the mark et will by the time WBC comes to fruition. "The permitting and planning process is a lengt hy process," said Roy Paskow, WBC's project manager. "We're not just waiting to see wh at happens" with respect to the market. -Amanda Whitsitt

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WCIs Westshore Yacht Club Project Files For Chapter 11-Tampa, Fl Written by realtyrae on Aug-4-08 9:05pm From: tamparealestateinsider.wordpress.com Just when we thought the wo rst was over for th e Tampa Real Estate market, another South Tampa Development proves to be in financial trouble. Ther e has been speculation that WCI Communities, Westshore Yacht Club had financial problems. SHANNON BEHNKEN The Tampa Tribune Published: August 4, 2008 TAMPA Luxury home builder WCI Communities Inc., which has a large project in Tampa, filed for Chapter 11 bankruptcy protection this morning. This comes after the Bonita Spri ngs-based company failed to obtain new financing and some holders of $125 million converti ble notes insisted last week on being paid in cash in August. The bankruptcy documents were fi led in U.S. Bankruptcy Court in the District of Delaware. As part of the restructuring, Chief Executive Officer Jerry Starkey will leave the company and David Fry will serve as interim CEO, WCI says today in a written statement. The company, with all diligence, has attempted to avoid a bankruptcy fili ng, the companys chairm an, billionaire investor Carl Icahn, says in the written statement. However, the filing became necessary because of the recent failed effo rt to obtain financing and the recognition that the companys entire $1.8 billion of debt may soon be in default . In a Chapter 11 filing, companies can reorganize debt and other ob ligations with an eye toward emerging in better financial shape. Shares tumbled almost 50 percent in morning trading, falling 60 cents, to 66 cents. They traded as high as $10 a share during the past 52 weeks. Locally, WCI Communities is kn own mostly for deve loping Sun City Center in southern Hillsborough County. Another project, Westshore Yacht Club, overlooking Tampa Bay in South Tampa, is under construction. It was not immediately clear how the bank ruptcy will affect Westshore Yacht Club. In November, the developer said co nstruction was on hold until th e real estate market improved.

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Westshore Yacht Club is on 74 ac res and initially included plans fo r 539 homes. One of three planned towers is complete. At least 60 percent of the single-family homes and to wn homes planned for the project are complete. Before the filing, the company re ached a definitive agreement with its principal secured lenders regarding the terms on which the company will have access to more than $50 million cash to continue operating its business. The company, which began developing master-planned communities in 19 46, said it will continue to sell, build and deliver homes. WCI has properties in Florida, Connecticut, Maryland, New Jersey, New York and Virginia.

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Building competition aggressive in West Shore business district The Towers at Westshore upgrades to keep up Tampa Bay Business Journal by Susan Ladika Special to the Business Journal Related News Like an aging baby boomer trying to compete with the new kids on the block, The Towers at Westshore is undergoing a face-lift in order to remain competitive in the expanding West Shore business district. "It's been a labor of love," said Diane Br ooks, who has served as property manager at The Towers at Westshore, 1408. N. Westshore Blvd ., since early 2000. The towers' transformation began in late 1999 when David Simon, one of th e original partners in the project, exercised his option to buy out the controlling share held by Al Austin, developer of what was then known as Austin Center West and the granddaddy of West Shore development. Simon, the president of Edgewood General Partner ship that owns The Towers at Westshore, immediately began making plans to upgrade the building. The eight-story Tower 1 was completed in 1980, and the 10-story Tower 2 was finished a year later, offering 287,000 square feet of space. Renovation work began with the lobby in 2000, adding sleek glass interiors and shiny white tiles. Brooks said staff would lay out 100 new tiles to examine and send back those that weren't up to par. This year, work was completed on the common a reas on the other floors. Renovations so far have topped $3 million, and Brooks said new landscaping will take place after a reclaimed water system is installed in the West Shore area. When Simon, who is from Los Angeles, "walked in th e building, he wanted to be proud of it," Brooks said. "He wanted a good pro duct to attract good tenants." That's particularly true with the development in recent years of three premium office buildings just up the road near International Plaza. And Crescent Resources LLC has plans for two more Class A office buildings al ong Boy Scout Boulevard.

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The developer recently completed Corporate Center Three at International Plaza. Tampa law firm Carlton Fields relocated its office from downt own, and the automobile insurance carrier Progressive Corp. is consolidating its claims offices in the building. "Any time you have new development, it's certainl y going to raise the bar for other buildings," said Gerard Crum, senior director of Advantis Real Estate Services Co. New buildings normally are outfitted with the latest technology, which is a draw for many corporations, he said. And when vacancy rates are high "owners and landlords get more aggressive in renovating and enhancing their projects," Crum said. In Hillsborough County, the vacancy rate for office space was 16.3 percent in the second quarter of 2004, down from nearly 17 percent in the first quarter of the year. In contrast, the rate in the West Shore area climbed from 14 percen t in the first quarter to 15.7 percent in the second quarter, acco rding to figures from CB Richard Ellis , which is handling the leasing at The Towers of Westshore . The West Shore area accounts for more than 35 percent of the office space in Hillsborough County, or nearly 9.7 million square feet of space, according to CB Richard Ellis. The area once had the highest concentration of office space in the state, said Ron Rotella, executive director of the Westshore Alliance . But that began to shift with th e renovation of WestShore Plaza in the late 1990s, followed by the opening of International Plaza and the addi tion of new hotels and restaurants, Rotella said. "It's now a regional activity center," he said, and employees who work in the West Shore area like the choice of shopping and dining alternatives. Corporations also may be drawn by the availabili ty of free parking and the proximity to Pinellas County. Compared to downtown Tamp a, Class A office space is pricier in the West Shore area, averaging $21.76 per square foot for the second quarter of 2004. In downtown, it was $18.90, according to CB Richard Ellis.

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Tax Increment Financing in Florida Tax Increment Financing (oft en referred to as TIF) is a method to pay for redevelopment of a slum or blighted area through the incr eased ad valorem tax revenue resulting from that redevelopment. It has been used in many states sin ce the late 1940s and early 1950s to pay for redevelopment projects. Florida Background Florida initially used special acts to create down town development authorit ies (DDAs) to redevelop urban core areas. These DDA s were special districts that had mode st ad valorem taxing authority to pay for their activities. The Community Redevelopment Act, was enacted in 1969 and is still being used today throughout the state for redevelopment. (Codified as Part III, Chapter 163, Florida Statutes). The original version of the Rede velopment Act did not include ta x increment financing. It was primarily used to assemble rede velopment sites and to enter into agreements with developers. But a dedicated source of fundin g to finance major redevelopment projects was needed. In 1976 a constitutional amendment authorizing TIF was defeat ed by the voters. That amendment was based on the California law that diverted ad valorem tax revenues from the local government to a redevelopment trust fund. The next year the Legislature ad opted an amendment to the Redevelopment Act (Section 163.387, Florida Statut es) to allow community redevelopment agencies (CRAs) to use TIF. This statutory approach differed from the constituti onal amendment because the property tax revenue goes to the local government and is then appropriated to the trust fund of the CRA. The TIF statute was found to be constitutional by the Florida Supr eme Court in the case State v. Miami Beach Redevelopment Agen cy, 392 So.2d 875 (Fla.1980). Calculation of Tax Increment Financing Once the governing body of the co unty or municipality enacts an ordinance that provides for the funding of the redevelopment trust fund for the duration of the redevelopment plan, the increment revenues are deposited in th e Redevelopment Trust Fund. The annual funding of the redeve lopment trust fund shall be in an amount not less than that increment in the income, proceeds, revenues, and fund s of each taxing authorit y derived from or held in connection with the undertakin g and carrying out of community redevelopment under this part. Such increment shall be determined annually and shall be that amou nt equal to 95 percent of the

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difference between: (a) The amount of ad valorem taxes levied each year by each taxing authority, exclusive of any amount from any debt service millage, on ta xable real property contained with in the geographic boundaries of a community redevelopment area; and (b) The amount of ad valorem taxe s which would have been produced by the rate upon which the tax is levied each year by or for each taxing authority, exclusive of any debt service millage, upon the total of the assessed value of the taxabl e real property in the community redevelopment area as shown upon the most recent assessment roll used in connection with the taxation of such property by each taxing authority prior to the effective da te of the ordinance providing for the funding of the trust fund. Section 163.387(1), Florida Statutes. The governing body of any county as defined in Section 125.011(1) , Florida Statutes, may, in the ordinance providing for the fundin g of a trust fund established with respect to any community redevelopment area created on or after July 1, 1994, determine th at the amount to be funded by each taxing authority annually shall be less than 95 percent of the diffe rence between paragraphs (a) and (b), but in no event shall such amount be less than 50 percent of such difference. There has been much confusion throughout the state as to which property tax roll should be used to calculate the amount of increme nt revenues to be deposited by each taxing a uthority in the redevelopment trust fund. The TI F statute was amended in 1985 to add the 95% provision and the time period during which the annual payments are to be made. That wa s intended to make it clear that the preliminary tax roll is the one to be used to calculate the amou nt of increment. But in 1996 the Attorney General issued an opinion concluding the final roll is th e one to use. AGO 96-39 (May 23, 1996). The issue has not been resolv ed as many CRAs continue to ca lculate the amount of increment based on the preliminary roll an d others use the final roll. Exemption for Obligation to Make Deposits Some taxing authorities are exempt from the requirem ent of having to forward that portion of the tax increment revenue to the community redevelopment agency. As prov ided in Section 163.387(2)(c), certain taxing authorities, including, but not limited to certain special districts that levy ad valorem taxes in more than one county, library districts, a metropolitan tran sportation authority, and a water management district. The governing body that created the agency may exempt special districts for the obligation to make ta x increment deposits. Tax Increment Financing Expenditures The funds deposited in the redevelopment trust fund may be expended only in the redevelopment area pursuant to the approved redevelopment plan in conformance with the requirements of Section

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163.387(6), Fla. Stat., which includes bu t is not limited to the following: (a) Administrative and overhead expenses necessa ry or incidental to the implementation of a community redevelopment plan adopted by the agency. (b) Expenses of redevelopment pla nning, surveys, and financial analysis, including the reimbursement of the governing body or the comm unity redevelopment agency for such expenses incurred before the redevelopment plan was approved and adopted. (c) The acquisition of real prop erty in the redevelopment area. (d) The clearance and preparation of any redevelopment area for redeve lopment and relocation of site occupants as provided in s. 163.370. (e) The repayment of principal an d interest or any redemption prem ium for loans, advances, bonds, bond anticipation notes, and an y other form of indebtedness. (f) All expenses incidental to or connected with the issuance, sa le, redemption, retire ment, or purchase of agency bonds, bond anticipati on notes, or other form of inde btedness, including funding of any reserve, redemption, or other fund or account provided for in the or dinance or resolution authorizing such bonds, notes, or ot her form of indebtedness. (g) The development of affordab le housing within the area. (h) The development of communi ty policing innovations. Section 163.387, Fla. Stat. provides for a limitation of the pledge of tax incr ement financing for a term of 30 years after the community re development plan is adopted or amended up to a maximum of 60 years. Section 163.385, Florida Statutes. Community redevelopment agencies created after July 1, 2002, are limited to 40 years. TARGETED INDUSTRY INCENTIVES: The High Impact Performance Incentive Grant is a negotiated incentive used to attract and grow major high impact facilities in Florida. Grants are pr ovided to pre-approved applicants in certain highimpact sectors designated by the Governor's O ffice of Tourism, Trade an d Economic Development. In order to participate in the prog ram, a company must be in a designated high-impact sector; create at least 100 new full-time equivalent jo bs (if a R&D facility, create at least 75 new full-time equivalent jobs) in Florida in a three-year period; and make a cu mulative investment in th e state of at least $100 million (if a R&D facility, make a cu mulative investment of at least $75 million) in a three-year period. Once recommended by Enterprise Florida, Inc. (EFI) and approved by OTTED, the high impact business is awarded 50 percent of the eligible grant upon comme ncement of operations and the balance of the awarded grant on ce full employment and capital investment goals are met.


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