the heights redevelopment district

t h e h e i g h t s r e d e v e l o p m e n t d i s t r i c t tampa, fl orida august 2014

Introduction 1Project Background 2

Existing Site Conditions 6Proposed Masterplan 12

Development Program 15Design Guidelines 17

street pattern 18usage 20

proposed building heights 22parking and access 24

open and green spaces 26retail 28

residential 34offi ce 36

institutional 38hotel 39

Appendix 40framework elements 42

block analysis diagrams 56

introduction

INTRODUCTION

The Heights is one of the most signifi cant urban redevelopment projects on the West Coast of Florida. Encompassing more than 60 acres it will be a true mixed-use urban neighborhood built around the theme of “live and learn, play and earn.”

Beautifully sited on the north bank of the Hillsborough River it is strategically located in the heart of the Tampa Bay metropolitan area. It is less than one mile from Downtown Tampa and I-275 and only fi ve miles from Tampa International Airport.

Totaling 2.5 million square feet of building area there will be more than 200,000 square feet of retail space, 300,000 square feet of offi ce space, 240 hotel rooms, 3 schools and 1,500 dwelling units. It is designed to eventually be home to approximately 3,000 residents and 3,000 workers.

The centerpiece of The Heights will be the historic Armature Works building. With a mix of restaurants, event spaces, and shops organized around an outdoor concert venue, it will be a regional entertainment and lifestyle destination for the entire area.

Laced throughout the district will be a variety of public spaces ranging from the 5-acre Water Works Park to urban plazas, a central boulevard and intimate courtyards. The most prized asset is the Hillsborough River which will enjoy public access for the length of the development via a new public River Walk. From here residents, workers and visitors will all enjoy spectacular views of the water and Downtown Tampa beyond.

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THE HEIGHTST A M P A, F L O R I D A

25 MILE RADIUS MAP

GOOGLE EARTH IMAGE

25-MILE RADIUS

A radius of 25-miles from the Tampa Armature Works building encompasses all of Pinellas County and most of Hillsborough County as well as portions of southern Pasco County. Collectively these three counties comprise the Tampa Bay Standard Metropolitan Statistical Area.

The population within this area exceeds 2.6 million residents; employment is approximately 1,250,000. The median household income is approximately $47,000. Population growth in Pinellas County has been relatively fl at in recent years, but the population of Hillsborough County has been growing at approximately 1.8% annually, and the population of Pasco County has been growing at a bit more than 1% annually. After slowing during the recession, since 2010 the area’s average population growth has been 1.3% annually.

The population of the seven-county Tampa Bay metro area is approximately 4.4 million, making it the 18th largest metro areas in the United States. The median age of the region is approximately 41 years old with approximately 20% of the population between 18-34 years of age; and 27% is between 35-54 years of age.

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5 MILE RADIUS MAP

GOOGLE EARTH IMAGE

5-MILE RADIUS A fi ve-mile radius from the Tampa Armature Works building encompasses about two-thirds of the City of Tampa and approximately 250,000 people. This includes the Downtown (58,500) and Westshore (93,000) employment districts which, combined, account for over 150,000 jobs. The two districts are linked by I-275, which intersects with I-4 less than a mile from the The Heights redevelopment district. This area also includes the well-to-do in-town neighborhoods of Harbour Island, Davis Islands and Hyde Park, as well as the Port Tampa industrial area, just east of the Downtown, and Tampa International Airport, approximately fi ve miles west of the The Heights. Consistently voted one of the top airports in the United States as well as world-wide, TIA handled approximately 17 million passengers in 2013. The Port handles nearly 40% of all of the freight traveling in or out of the State of Florida and also serves approximately 900,000 cruise ship passengers annually.

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2 MILE RADIUS MAP

GOOGLE EARTH IMAGE

2-MILE RADIUS

A two-mile radius of The Height’s district encompasses all of Downtown Tampa as well as the historic Ybor City neighborhood to the east, Tampa Heights and Seminole Heights to the north, West Tampa to the west, and Hyde Park, North Hyde Park and the University of Tampa to the south. In addition to nearly 60,000 jobs, Downtown Tampa is home to nearly 7,000 residents and includes major civic and cultural venues such as the Straz Performing Arts Center, the John Germany Library, the Tampa Museum of Art, the Glazer’s Children’s Museum, the Tampa Convention Center, the Tampa Aquarium, and the Tampa Bay Times Forum, home of the Tampa Bay Lightning NHL franchise.

I-275 which runs west to St. Petersburg and then south towards Naples and Miami, and north to Ocala, Gainesville and on to the Canadian border, and I-4 which runs east to Orlando and Daytona Beach, intersect less than a mile east of the Armature Works. I-275 sees nearly 135,000 through trips per day, with traffi c counts exceeding 200,000 daily trips near the intersection with 1-4. The Armature Works building is clearly visible to the north from both the east-bound and west-bound lanes of the Interstate.

The University of Tampa is a private, non-profi t university, founded in 1931 on the site of the former Plant Hotel, on the western bank of the Hillsborough River, immediately across from Downtown Tampa and approximately one-mile south of the The Heights. It enrolls approximately 6,000 full-time and part-time undergraduates and 750 graduate students.

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1 MILE RADIUS MAP

GOOGLE EARTH IMAGE

1-MILE RADIUS The Heights redevelopment district sits across the Hillsborough River from and immediately north of the Howard W. Blake High School. Blake includes a highly acclaimed regional magnet program for the performing arts.

Northwest of Blake High School, and immediately west of the site, sits the recently named “Riverwest District.” This is approximately 150 acres of land on the west side of the Hillsborough River, comprising public housing projects, two schools, and additional public and private facilities. Nearly 80% of the land in this district is publicly-owned; the district has been the subject of a recent master plan and the City of Tampa is currently negotiating for its redevelopment.

North of the The Heights lies the historic Tampa Heights neighborhood. The fi rst “suburb” of Downtown Tampa, the Heights was initially settled in the late 19th century and for about thirty years was the preferred location for the city’s business and civic leaders and well-to-do. The period after World War II saw the gradual decline of the Heights, which has only recently begun to change.

The 2010 population of Tampa Heights was approximately 5,700 people, including an emerging infl ux of young professionals drawn to the neighborhood because of its historic architecture, traditional urban features and central location. The diverse neighborhood is approximately 60% African-American, and nearly 20% Hispanic. Household size in Tampa Heights tends to be smaller than the rest of the City; over a quarter of the households include a single person. The average per capita income is under $17,000 per year, approximately 60% of the City-wide average.

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Aerial Photo looking towards the Northwest

SITE DESCRIPTION The site of the proposed redevelopment project is approximately 60 acres in size, and sits on the south side of Tampa Heights, immediately north of the Hillsborough River. The site is bounded on the east by Tampa Street, a fast-moving arterial that carries traffi c in one direction, southwards into Downtown Tampa. The corresponding component of this couplet is Florida Avenue which carries traffi c one-way north, out of Downtown Tampa.

Immediately west of Tampa Street, the northern edge of the site is defi ned by Palm Avenue, a two way local arterial that terminates about ½ mile west of Tampa Street. The site includes one parcel of land located on the northwest corner of the intersection of Palm and N. Highland Avenues. West of N. Ola Avenue, the site moves north one block to Ross Avenue and continues several blocks to the west, past N. Boulevard, ending at Circle Drive. From this intersection, the site continues south to the Hillsborough River and follows the edge of the River east and south to a point due south of the Armature Works Building. From there the boundary heads north until it intersects with 7th Avenue, where it continues east to Tampa Street.

The south end of the district includes the existing 1-acre Bourquardez Park and the new 5-acre Water Works Park slated to open in the summer of 2014 with extensive frontage onto the Hillsborough River.

In the heart of the district is the Armature Works building, the historic trolley barn, where the City of Tampa’s streetcars were maintained and repaired. Later it was owned by TECO (Tampa Electric Company). The Armature Works building covers an area of approximately 65,000 square feet. Much of the building is double-height single story space, but the eastern edge includes two stories; the upper fl oor served as an auditorium and meeting hall for the company’s workers.

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Aerial Photo looking towards the Southeast

There is an existing “channel” cut into the site extending several hundred feet north from the edge of the Hillsborough River. Originally used for multiple marine-related purposes, the channel has fi lled in over time with vegetation and sediment, and the developers have permits to fi ll all or some of it.

The North Boulevard bridge approaches the site from the south, carrying traffi c over the Hillsborough River. At the southern edge of the site, the bridge is considerably elevated over grade and it is possible to push both a esplanade and a roadway through along the river’s edge, beneath the bridge. The bridge has signifi cant built-up embankments on both the east and west faces, these extend onto the site several hundred feet.

The development site does not include several out parcels. These are generally located between N. Tampa Street and N. Ola Avenue, north of 7th Avenue and south of Palm Avenue. Most of these are small, residential in scale. Many are vacant but a number hold existing structures, several of which are functional. While the developers may ultimately purchase of some or all of these properties, the current plan operates under the assumption that they are not part of the proposed development project.

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Topographic Map

TOPOGRAPHY Land elevations vary by over thirty feet across the site. The highest points at 40 feet above Mean Sea Level (MSL) are at the northeastern corner of the property, adjacent to the intersection of Palm Avenue and Tampa Street. The lowest points surround the existing “channel” cut into the site on the south side; heights there range from 2.9 to 4.3 feet above MSL.

The site slopes gradually from the water’s edge on the south, northward to Palm Avenue, which sits approximately 12 feet above MSL and then mores steeply up to Ross Avenue, which averages about 20 feet above MSL. As noted, the site also rises from west to east, starting at about 12 feet above MSL at the intersection of Palm Avenue and N. Boulevard, dipping a bit along Palm Avenue, and the rising gradually to almost 40 feet above MSL at the intersection of Palm Avenue and Tampa Street.

The fi nished interior fl oor heights of the Armature Works building currently are approximately 7 to 8 feet above MSL. The fl ood elevation required by code is 9 feet MSL, and all new buildings within the proposed development project will be built with a fi nished fi rst fl oor elevation to comply with state and federal regulations.

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Existing Site Plan

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Historical Photos

Old Baptist Church at 602 E Palm Ave

Ulele Spring - 1925

Rialto Theater - 1931

Unidentifi ed House in South Tampa Heights

Vintage Tampa Streetcar Map

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North Facade of the existing Armature Works building

At the North Blvd bridge ramp looking east

Near the corner of W. Ross Ave and W. Garcia Ave looking SE

W. Oak Ave looking northwest

Existing Site Photos

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Tampa Heights Riverfront CRABoundary

Illustrative Master Plan

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Bird’s Eye Perspective looking North

Retail 215,000 square feetOffi ce 340,000 square feetInstitutional 65,000 square feetHotel 240 roomsResidential 1,500 dwelling unitsTotal Building Area 2,500,000 square feet

Structured Parking 3,400 spacesSurface Parking 200 spacesOn-street Parking 450 spaces

OVERALL DEVELOPMENT PROGRAM

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The buildings in the proposed Heights project will vary from one or two-stories (the existing Armature Works) to approximately 15 stories (three or more residential towers). There are various height limits across the district ranging from 45 feet to 185’ feet. In general the allowable heights are lowest at the north end of the site and increase towards the river. The majority of the buildings proposed for the development will vary from four to eight stories in height. To the extent possible, the development will look to

maintain a relationship between the heights of buildings facing one another across a street. The towers, as presented, extend upwards from base buildings which generally maintain a height datum of between three and fi ve stories.

To establish the desired urban character, in general the buildings are aligned towards the edges of their blocks to maintain a more-or-less continuous frontage along the length of the streets within the project. Buildings with

restaurants or retail uses on the ground fl oor are typically lined up along a continuous build-to line at the edge of each block, fronting directly onto the adjacent sidewalk. Buildings with an offi ce or residential use on the ground fl oor can be set back as much as eight feet from the edge of the fronting sidewalk. The project includes seven proposed parking structures. Most of these are designed to support multiple users as part of a “park once” philosophy. The two full-block multifamily developments at the north side of the project

between Palm Avenue and Ross Avenue include integrated parking structures; these serve primarily the residents and visitors to these two projects. As much as possible, parking structures are fronted by retail or residential uses, and every attempt has been made to minimize the presence of parking at grade. All structures include a fl oor-to-fl oor distance of 16 feet for the fi rst fl oor, to better integrate commercial uses.

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Development Criteria and Design Guidelines

street pattern

usage

proposed building heights

parking and access

open and green spaces

retail

residential

offi ce

hotel

institutional

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The Heights development will include both existing streets and Rights-of-Way (ROWs) as well as proposed streets and ROWs. To the greatest extent possible, the plan looks to leave existing streets in-place and relatively un-changed. In many instances, however, the ROWs accompanying these existing streets do not match the overall design intentions of the project. In general, the ROWs will remain intact, with design guidelines helping determine features such as roadway design, sidewalks, planting strips, building setbacks, etc. Often, the Heights plan looks to widen the functional right-of-way of a street beyond the currently delimited legal ROW. Guidelines will be used to help ensure the specifi c desired design features and their continuity from one block to the next. In general, streets shall be planned, designed and constructed in keeping with the accompanying street design sections and plans. Lane widths are kept narrow, where possible. On-street parking is preferred on most, if not, all streets within the Heights. Several streets include designated bike-lanes. Others are explicitly designed as sharrows, and posted as such. All streets, however, are intended to follow “complete streets” principles, facilitating the full complement of mobility options, in particular, vehicles, pedestrians and bicycles.

While it is assumed that most, if not all, of the development within the Heights will be carried out under the auspices of a master developer who will retain full control over the design of all the horizontal and vertical elements of the project, preliminary design guidelines are included within the plan as a way of clarifying the primary design intentions and providing references for consultants who may work on the project.

The design guidelines fall into the following categories: • Streets • Blocks • Buildings • Frontages • Parking • Open Space

STREET PATTERN

DESIGN GUIDELINES

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Commercial Frontage | Stapleton | Denver, CO

Residential Frontage | Park Place | Seattle, WA

Commercial Frontage | Addison Circle | Addison, TX

Commercial Neighborhood | Nob Hill | Portland, OR

Reference Photos: Streetscape Types

Design guidelines for structures within the Heights will address three elements: placement, mass and confi guration.

Building placement addresses the physical location of a building footprint on a site, on a block and with respect to fronting streets. All of the lots and/or blocks within the Heights will include mandated “build-to” lines; these are specifi c locations on a site/block, typically parallel to the fronting street, along which the primary facades of building shall be located.

Building mass addresses the three-dimensional bulk of a building – it’s width along a fronting street, its depth extending into the block, and its height. Most sites will include both minimum and maximum height requirements.To the greatest extent possible, buildings in the Heights will fi ll the allowable width of their sites. Party-wall structures will be encouraged, and the separations between adjacent buildings will be the minimum allowable by building codes. This is done to encourage the continuity of the street wall created by adjacent buildings.

Building depths will be allowed to fl uctuate to best comply with their individual programs. To the extent that buildings extend into a block, there will be no mandatory rear-yard setbacks, unless the back ofthe building faces onto an alley or passageway, in which case the frontage requirements for those street types will pertain. If the depth of a building extends the entire width or depth of a block, the rear façade of the building will be designed in accordance with the frontage requirements of the fronting street.

Building confi guration refers to the three dimensional design of the building, addressing such issues as mandatory/allowable step backs and setbacks, mandatory/allowable entries/exits, the location of functions such a deliveries, trash, etc., the ratio of opaque building wall to transparent windows/doors along a faced, the use of architectural elements such as windows, doors, awnings, balconies, arcades, etc.

BUILDING DESIGN

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Commercial Frontage | Pearl District | Portland, OR

Residential Frontage | Olympic Village | Vancouver, BC

Commercial Frontage | Clematis Street | West Palm Beach, FL

Commercial Frontage | The Domain | Austin, TX

Reference Photos: Streetscape Types

To the greatest extent possible, retail and food-related uses are encouraged to include architectural elements that provide weather protection to the fronting sidewalks. These include arcades, galleries, awnings and other elements.

The minimum dimension between the top of the sidewalk and the underside of an awning, gallery or arcade immediately above it is 10’0” – greater height is preferred if functionally viable. The minimum projection for an arcade, gallery or awning is 8’0” from the adjacent façade. Greater width is preferred for arcades and/or galleries which must also include vertical structural elements along the exterior edge. The minimum clear distance within an arcade or gallery is 8’0” between the façade and the interior face of vertical structural elements.

Structural elements supporting the outer edge of an arcade or gallery shall be spaced so as to create vertically-oriented openings between the elements – that is, if the height of the opening between vertical elements is 10’0”, the width of the opening created by the structure shall be no more than 8’0”.

Frontage Guidelines describe the interface between buildings and streets. Different street types require different relationships with the buildings on either side; these relationships are defi ned within the frontage guidelines. As such, frontage guidelines correspond with and relate to both street guidelines and building guidelines.

In general, buildings will be situated on their sites so as to frame the fronting street. In combination with adjacent buildings on the same block, buildings on facing blocks across the fronting street, and buildings on adjacent blocks, the buildings within the Heights will work to help defi ne the streets within the Heights as positive public spaces – outdoor rooms.

In general, the heights of the buildings on either side of a street should create a height to width relationship with the street of no less than 1:2 – that is, if the distance between facades across a ROW is 60’, the heights of the buildings on either side should be no less than 30’. Given the desired density and intensity of development within the Heights, this situation will rarely be encountered.

FRONTAGE GUIDELINES

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Residential Frontage | Lake Shore East | Chicago, IL

The ground fl oors of all buildings will include active uses fronting onto primary streets – these include retail, commercial offi ce, restaurants and residential. To the greatest extent possible, the primary ingress to and egress from these uses will occur along this primary street.

The ground fl oor façade of all buildings along primary streets will include no less than 50% (by linear foot) transparent glazing – windows or doors; 60 – 80% is preferable, particularly for non-residential uses. At no point along a primary street shall the extent of blank wall exceed 40 linear feet without a transparent opening.The ground fl oor façade of buildings along secondary streets should also look to include 50% transparent glazing (by linear foot), but it is recognized that internal functional requirements may make it diffi cult to achieve this standard. Again, long extents or blank walls are to be avoided wherever possible.

While alleys and tertiary passageways are intended for active use by pedestrians and bicyclists as well as service vehicles, these will often abut the “back of house” functions for buildings. As such, frontage along these tertiary routes should take advantage of every opportunity to include transparent opening – windows and/or doors- wherever possible.

When a residential building fronts onto a primary or secondary street, every effort should be made to elevate the fi nished fl oor level of the ground fl oor units between 18-30” above the adjacent sidewalk. This will help insure visual privacy for residents of these units. In addition, an 8’0” setback will be maintained between the exterior edge of the fronting sidewalk and the main façade of the residential building. This space should be landscaped appropriately and can include porches, decks or balconies, if called for by the design of the building.

When a restaurant or food service use fronts onto a primary or secondary street, there should be a smooth continuum between the adjacent sidewalk and the interior of the building. Space should be allocated along the sidewalk for outdoor dining, and the architecture of the building can include features such as roll-up doors, shutters, French doors and other elements to help create a functional and visual connection between the outdoors and the interior of the building.

When commercial uses front onto a primary or secondary street, a plant strip can be inserted in between the adjacent sidewalk and the façade of the building; this strip shall be no less than 3’0” in width and no more than 8’0” wide. It shall be landscaped appropriately and maintained as such. Adjacent to any entry into or exit from a commercial building, the sidewalk shall come all the way to the façade of the building and create an appropriately sized “forecourt” to be used by people entering or exiting.

There is only one auto-oriented use within the Heights (the bank on the northwest corner of Palm Avenue and N. Highland Avenue). Within the pattern of blocks, there will be no curb cuts along any primary street frontage, with the exception of dedicated alleys and/or passageways.

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The plan showing ground fl oor land uses highlights the general design approach for the Heights. Commercial offi ce uses are clustered to the east, adjacent to Tampa Street, extending between 7th Avenue on the south and Palm Avenue to the north. Residential uses are clustered to the west and the north, extending from the River all the way to Ross Avenue. Retail and restaurant uses are interspersed throughout the plan, but are most heavily concentrated at the center of the project, extending from the River to Palm Avenue, adjacent to and around Heights Place.

Parking structures are located strategically throughout the development in keeping with the “park once” approach and facilitating the goal of ensuring that parking spaces are rarely empty during the course of the day, week and year.

GROUND LEVEL USES

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Above the ground fl oor, most of the uses within the project are either commercial offi ce or residential. The hotel on block 4 is a multi-story building that includes only guest rooms above the ground fl oor; the charter school on block 14 includes several two-story elements that include classrooms and other academic facilities. The primary exceptions to this rule are the multi-level retail and restaurant functions found within the original Armature Works building on block 6 and the multi-level retail uses found within the new mixed-use tower located on the western edge of block 7, fronting onto Armature Place.

While multi-level retail and restaurant uses are to be approached cautiously, this key location within an historic structure at the center of the entire project should facilitate such a proposal. In addition, it is anticipated that many if not all of these retail or restaurant uses will be internally organized as two-story functions; that is, patrons can enter at the ground level and move to upper levels from within the uses themselves. It is also proposed that second level uses on both block 6 and block 7 will have a direct, upper-level connection to the parking structure located on the east side of block 7, facilitating direct movement between the garage and the upper-level spaces.

SECOND LEVEL USES

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The majority of the structures within the proposed development will be between fi ve and seven stories in height – approximately 65 – 90 feet tall. This includes most of the residential development, particularly along Palm Avenue as well as the commercial offi ce buildings to the east. At the northern edge of the project, development agreements limit the heights of the buildings along the south side of Ross Avenue to no more than four stories in height (55 feet).

The primary exceptions to the seven story limit are the three residential towers towards the center of the site, south of Palm Avenue, each of which will rise to a height of 15 stories (185 feet), and the two mid-rise condominium buildings fronting onto the Hillsborough River, which will be between eight and ten stories in height. The fi ve- to seven-story height helps create continuity throughout the project in which the heights of the buildings on either side of the fronting streets is equal to or slightly greater than the width of those streets. This is an optimal height-to-width ratio; in combination with the complete street design approach, it will enhance the experience of walking, biking or even driving along the streets within the Heights.

The three towers all have a relatively narrow width and small fl oor-plates which reduce the overall mass of the buildings and emphasizing their verticality without extending their height. The buildings are clearly separated from one another so as to allow signifi cant open space between them, particularly at the upper levels. All three are located towards the center of the development site, surrounding the open space at the heart of the project, creating an iconic image from all four directions, particularly the approach along the River from the south or from on the interstate highway.

The two condominiums fronting onto the River are crenellated in plan so as to break up the massing of the project, and provide more views for the residents of the projects out towards the River.

BUILDING HEIGHTS

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The Heights is organized around a “park once” approach that looks to enable visitors to park vehicles once and then access all the necessary uses within the project on foot. The Heights provides three types of parking – on-street; surface lots; parking structures. The vast majority of the spaces within the project will be accommodated within centrally located parking structures. Several hundred spaces will be located on-street. Only a handful of spaces will occur in formally dedicated surface lots.

To the greatest extent possible, parking structures will be located mid-block, minimizing their presence on block frontages. Where possible, all four facades of a structure will include liners, separating them from the fronting streets. Where demand and size considerations make it impossible to line all four fronts of a garage with active uses, one-, two- or even three-sides of a garage shall include liners.

The ground level of all garages will include a 16’ fl oor to fl oor height, to better accommodate non-garage uses, either as part of the original development or over time. To the greatest extent possible, the design of garages will be as economical as possible, using two- or three-bay designs with parking on the up and down ramps. For a three-bay design, the ramp shall be located in the middle bay; for a two-bay design, the ramp shall be located so as to minimize visual impact.

On-street parking is accommodated on nearly every street within the Heights, generally in 8’0” wide parallel parking spaces. Angled parking is included on Heights Place in keeping with its designation as a primary location within the project. Surface parking lots are associated primarily with the commercial land uses towards the eastern edge of the project; lots are small, intended to accommodate short-term visitors.

PARKING AND ACCESS

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The Heights includes a wide range of formal open spaces within the development program. These are intended to refl ect a range of public, semi-public and semi-private conditions. Public open spaces are accessible to anyone living in, working in or visiting the Heights. Such spaces include the areas along the Riverwalk and Heights Place. They are designed to be spacious, easily accessible, and to include a variety of surfaces ranging from hardscape to grass, as well as a range of street furniture.

Semi-public spaces are typically located within the perimeter of individual blocks within the Heights. They are accessible via alleys, walkways or other publicly accessible passages, but generally not visible from the primary streets or open spaces of the project. They, too, are formally designed for a range of users and uses, include a range of surfaces and are generally accessible; often, they will be located one or several steps above the adjacent walkway, alley or passageway.

Semi-private spaces are located within blocks, with physical access limited to residents or users of the associated block. The most prominent examples are the range of open spaces associated with the multi-family developments at the north of the project, between Palm Avenue and Ross Avenue. Occasionally visible from the fronting streets, these spaces are accessed from within the developments and are intended for use by residents and their guests.

OPEN AND GREEN SPACES

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RETAIL There are no freestanding retail uses in the Heights development and only a couple of freestanding restaurant uses. Most retail is integrated into mixed-use structures, a development type that is increasingly popular in urban areas throughout this country, including the Tampa Bay region. Typically, retail and restaurant uses are on the ground fl oor of a multi-level building, with prominent street frontage and good visibility. In the Heights, the size and scale of these retail uses run from less than 1,000 SF for a one-bay boutique shop, to 25,000 SF for the proposed grocery. A multi-level space at the southeast corner of W. Palm Avenue and Armature Place can accommodate as much as 30,000 SF of single-tenant retail use, should the right user be found.

Examples of this type of development can be found throughout North America, in both new construction and redevelopment scenarios. The mixed-use building from Belmar, in suburban Denver, includes retail uses on the ground fl oor and two levels of offi ce uses above. The mixed-use project from Seattle includes a Safeway grocery store on the ground level with multifamily residential above; parking for residents and shoppers is integrated into this full-block project.

This last model is increasingly common in urban areas. The photos show examples of ground fl oor grocery stores with commercial and/or residential development above and integrated parking. In the west and northwest, many Safeway stores follow this model; in the Mid-Atlantic states, Harris-Teeter is well known for its urban groceries. In Vancouver BC, Urban Fare tends towards compact but well-stocked stores integrated into multifamily projects in generally upscale neighborhoods.

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Retail Street Perspectives

The same approach also works for drug stores, including the major purveyors in the Tampa Bay region: CVS and Walgreens. While suburban stores tend to mandate a drive-through aisle, urban models, particularly in compact walkable neighborhoods make do without this feature.

In all of these examples, dedicated parking is integrated into the development program, either directly above the store, or immediately adjacent to the store. When parking is directly above the store, there is usually a dedicated elevator serving store patrons; these are often oversized to accommodate shopping carts. Some stores with parking above them include a low-pitch movable sidewalk and carts with clips on the wheels to lock the carts in place as they ascend and descend. When parking is adjacent to the store, there is often a dedicated entry leading directly from the parking to the store and vice versa. Parking for the store is on the same level, facilitating an easy connection between the two.

The proposed grocery store in The Heights includes dedicated parking on the second level of the multi-level garage above the store. There is a dedicated elevator between the store and the parking deck. The proposed drug store includes dedicated parking on the ground fl oor of the parking deck integrated into the mixed-use development; upper levels of this deck serve the residents of the complex. There is a direct connection between the parking structure and the proposed drug store.

Mix Use Retail |Coal Harbour| Vancouver, BC

Retail Shops | Downtown| Omaha, NE

Bath & Body Works | Belmar | Denver, CO

Retail Frontage | Denver, CO

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Reference Photos: Outdoor Dining

On Street Dining | Arles, France

On Street Dining | Sarasota, FL

On Street Dining | Milwaukee, WI

On Street Dining | Los Angeles, CA

The photos included here show a range of outdoor dining situations. To the extent that diners are not impacted by adverse climatic conditions – too much sun, rain, wind, heat or cold, and are not impacted by pedestrian or vehicle traffi c, outdoor dining tends to be extremely popular in almost all cultures and climate conditions. The Heights will look to build on its unique location adjacent to the Hillsborough River and its program of civic and cultural events and entertainment, to create an environment that supports a broad range of outdoor dining experiences throughout the year. Space for outdoor dining will either be incorporated into the footprint and program for the individual restaurants, or will be provided as of right on adjacent sidewalks, plazas, parks and public spaces. All of these will be planned, designed and built to support the full range of potential users, including outdoor dining.

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Reference Photos: Restaurants

Restaurant | Portland, OR

Shake Shack | New York City, NY

Outdoor Dining| Seaside, FL

On Street Dining | Rosemary Beach, FL

With respect to restaurants, the Heights is looking to promote and support a wide range of outdoor dining. Almost all restaurants in the Heights will include both indoor and outdoor seating areas. Outdoor areas will include a range of weather protection approaches; this includes locations in arcades, galleries or beneath canopies or overhangs, as well as the use of removable umbrellas and other shading devices.

Two unique venues will be located in the middle of public squares fl anking the north and south ends of Armature Place. It is envisioned that the southern venue will utilize a historic Tampa streetcar to create a walk-up hamburger stand. In the north square will be a ice cream stand. Both spaces will have shaded outdoor dining tables.

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Reference Photos: Residential Types

Multifamily Infi ll | Denver, CO

Multifamily Infi ll | Keller, TX

Town Houses | Belmar | Denver, CO

Multifamily Infi ll | Los Angeles, CA

The Heights development includes a range of housing types looking to address the needs of a wide variety of demographics at a range of price points. As noted, most of the housing in the proposed plan is concentrated in the northern portions of the site, between Palm Avenue and Ross Avenue, and between North Boulevard and Heights Place.

The land between Palm and Ross is bounded on the west by North Boulevard and on the east by N. Ola Street. This area is broken into two larger blocks on the east (blocks 8 and 10) and one smaller block, located between N. Boulevard and Garcia Street (block 12). Block 8 (bounded by N. Ola, Ross, Palm and Massachusetts) is approximately XX’ by YY’ for an area of XX,XXX SF. Proposed development will include approximately 18,000 SF of retail use, all located on the ground fl oor fronting onto Palm Avenue; proposed uses include a 10,000 SF drug store and a 5,000 SF medical clinic as well as ancillary neighborhood supporting retail and restaurant uses. The bulk of the proposed development on this block is residential, including approximately YYY multifamily units. Because of height limits, the buildings fronting Ross Avenue are four stories in height; along Palm Avenue, the buildings are proposed to be seven or eight stories in height. The block includes a parking structure, integrated into the development at the northeastern corner. It is lined by single-loaded residential uses fronting onto Ross Avenue and N. Ola. It includes a direct connection at the ground level between the garage and the proposed drug store use at the corner of N. Ola and Palm Avenue. This garage will include XXX spaces, enough to meet the needs of the drug store, medical clinic and ancillary retail or restaurant uses during the daytime and evening hours, and still provide 1.4 spaces per residential unit. The block includes approximately XX on-street parallel parking spaces; the spaces along N. Ola, Massachusetts and Palm Avenue will be metered for short-term use during daytime, and will be designated for residential users during evening and nighttime hours. The spaces along Ross Avenue will be designated for residential users at all times. Block 10 lies directly west of Block 8 and continues the program of multifamily development with an integrated parking structure and a small amount

RESIDENTIAL

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of retail primarily around the northwest corner of the intersection of Massachusetts and Palm Avenue. This block includes XX residential units, YY SF of neighborhood-serving retail, and an integrated parking structure with XX spaces. Some of these spaces will also serve the needs of the residential development located to the west on Block 12. This block contains a single structure which contains XX multifamily units and YY SF child-care center located on the southern half of the ground fl oor of the building. The child care facility has direct access to a XX SF green space immediately to the west.

South of Palm Avenue, on residential development is found on blocks 11, 9, 7 and 3. Beginning to the west, on block 11, residential development occurs in two buildings – an L-shaped building that fronts Palm Avenue on the north and Garcia on the east, and an F-shaped building to the south that fronts Garcia on the east and River Street on the south. Both buildings are served by a single parking garage located mid-block and integrated into the structure of the southern residential building. The northern residential building is envisioned as approximately XX rental units, possibly including a mix of market-rate and affordable units. The building to the south is envisioned as for-sale condominiums, rising approximately eight stories high and including approximately YY units.

Block 9 is one of the most diverse blocks in the Heights development including a range of residential uses, a hotel, offi ces, retail, restaurants and an integrated mid-block parking structure. The northwest corner of the block, facing the intersection of Palm Avenue and Garcia includes a XX unit multifamily apartment building. Wrapping the parking structure, fronting onto Garcia from the east, River Street from the north, and Armature Place from the west is a mixed-use building including approximately XX condominium units. Fronting onto Armature Place and River Street the building is eight stories in height. Fronting onto Garcia, stepping back from River Street, the building includes a fi fteen story tower that matches in height the two other residential towers within the project. The condominium includes three “fi ngers” that project out to touch River Street. Each of these includes the provision for a non-residential use on the ground fl oor; the use for the easternmost fi nger, along Armature Place is already slated for a restaurant. The entire ground fl oor use along Armature Place is non-residential.

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Reference Photos: Offi ce Types

Offi ce Building | Downtown Location | Seattle, WA

Offi ce Building | Federal Building | Portland, OR

Offi ce Building | Legacy Town Center | Plano, TX

Offi ce Building | Pearl District | Portland, OR

Offi ce uses are clustered towards the eastern part of the development area, with most occurring on blocks 1, 2 and 3.

Block 2 includes the largest amount of commercial offi ce development, proposing a two-part complex that includes two four- to six-story offi ce buildings oriented east-west and running parallel to one another, connected by a “knuckle” that includes vertical circulation, a main entry and a central atrium space. The two buildings could be built at the same time or separately, and they could be leased to a single large tenant, two medium sized tenants, or a series of smaller tenants. The northern building has a footprint of XX by YY and is oriented to sit close to the western edge of the site along N. Highland Avenue. The southern building has a footprint of approximately XX by YY and is oriented with its eastern façade adjacent to Tampa Street.

The offset between the two footprints creates a dedicated public space at the northeastern corner of the site, and a similarly-sized space at the southwestern corner of the site. While the northeastern space will be designed and dedicated as a public park, the southwestern corner will be designed for a vehicular drop-off area and temporary surface parking spaces; over time, it could be used for expansion space to either of the two wings of the building. Both buildings will be served by the parking garage located immediately to the south on Block 1.

OFFICE

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Block 3 is a mixed-use block, that includes the aforementioned 15-story residential tower, a XXX space parking garage and a 50,000 SF, four-story offi ce building. This last is located on the southeastern corner of the block, fronting onto 7th Avenue and facing N. Highland. The building is separated from the garage to the north by an alley, which will be used to provide servicing to the building, and from the residential tower to the west by a publicly-accessible courtyard. Block 5 includes only a small parcel of land dedicated to the Heights development. This is located at the southeastern corner of the site, at the intersection of Palm Avenue and N. Highland Avenue. This site is being planned to include a small branch bank (approximately 1,000 SF), surface parking and a drive-through facility.

Block 9 is a major mixed-use block that comprises the western edge of Heights Place. The block includes residential, restaurant, retail and hotel uses, most of which are served by an parking garage integrated into the center of the block. The parking garage is oriented east-west and the eastern façade of the garage is fronted by a 35 foot deep “liner” building that faces onto Heights Place. It is anticipated that the ground fl oor of this building will include a retail or restaurant use and that the upper fi ve fl oors will include small scale offi ce space, with one or two offi ce users per fl oor. Parking for these users will be contained within the mid-block parking structure.As noted, approximately 5,000 SF of space in block 8 is being dedicated to a walk-in medical clinic. This will front onto Palm Avenue, approximately 100 feet west of the intersection of Palm and N. Ola. Parking for this use will be contained within the parking structure integrated into the northeast portion of the block.

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As part of the “live and learn, play and earn” them for the district, the Heights project proposes three educational facilities. To the west, on block 14 will be a 400-student charter school serving grades K-6. As depicted, it is a two-story courtyard building with northern and southern classroom wings that run east-west and frame a secure open courtyard/recreational area, and a north-south administrative wing that will include several double-height spaces. The site plan, as shown, includes secure space for pick-up and drop-off of students, queuing space for cars and/or busses, and surface parking for approximately 40 cars.

As discussed, on block 12, the southern half of the ground fl oor of the multifamily apartment block is dedicated to a child-care/pre-school facility that will serve children between the ages of three months and four years of age. This XX,XXX SF space is directly linked to a secured outdoor play area that is approximately XXXX SF in size.

On block 3, the north-facing ground fl oor space of the proposed parking garage will be dedicated to a ballet school; as shown, it is proposed to be run in conjunction with similar programs at the Patel Conservatory located in the Straz Center approximately ½ mile to the south, alongside the Hillsborough River. This space will be approximately 12,000 GSF and will include a range of practice and performance spaces as well as support functions.

INSTITUTIONAL

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HOTEL

As shown, the Heights development includes two hotels. The fi rst, located on block 4, is anticipated to be a mid-range business hotel catering to business travelers visiting and/or working in Downtown Tampa. Potential models include the Red by Radisson, XXXXXX (TIM, you’ve talked with Adam about this a bit further)… It will be fi ve stories in height and include about 120 rooms. Amenities would include a small workout facility, a small kitchen for serving buffet breakfasts, several small conference rooms and a business center; these will likely be located on the ground fl oor along with some of the guest rooms. The hotel will include an entrance on Palm Avenue which can be accessed by pedestrians or guests arriving by taxi; there will also be an entrance on the south side of the building facing a drive court to be used for visitors arriving by car, including taxis or limos. There will be a small amount of surface parking to the south of the hotel; the majority of the visitors will be given passes that will enable them to park their cars in the parking structure located immediately to the west of the hotel on block 7.

The second hotel is intended as a boutique urban hotel, catering to a wider range of users, including tourists, business travelers, parents visiting students at the nearby University of Tampa. It is to be located on Block 9, and that southwestern corner of the intersection of Heights Place and Palm Avenue. It, too, will be a fi ve to seven story building; the ground fl oor will include a bar and a restaurant which will cater to hotel guests and visitors to the Heights. The upper levels will include the guest rooms, and may include a roof deck on the top fl oor. The hotel may or may not include amenities such as workout facilities, business center, etc. as these services will be easily found in other nearby locations within the Heights. The hotel will include a primary entrance on Heights Place and will also include secondary entrances for the bar and restaurant; these may be located on Heights Place or on Palm Avenue.

The hotel will also be accessed from a drive court located behind the hotel towards the middle of block 9. This will include short-term drop-off and/or pickup parking; patrons will be given passes to park their cars in the parking structure located just south of the hotel on block 9.

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APPENDIX SECTIONframework elements

block analysis

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framework elements mobility diagrams

street sections

45


PEDESTRIAN NETWORK

STREET DESIGN

In addition to the dedicated open spaces within the Heights, all the streets within the project will be designed as “complete streets” supporting a range of modes of mobility as well as a range of public and semi-public uses. The designs of the streets in the Heights proposal adhere to the design guidelines developed by the City of Tampa , often taking the City’s standards as minimum requirements. Because the Heights is being designed as an integral whole, rather than depicting streets as generic “boulevards,” “avenues” or “local” streets,” the Heights plans list the streets by name and depict both plans and sections for each of the component streets within the overall development. In addition, the Heights plans maintain the existing rights-of-way as far as their legal dimensions and conditions. Where additional width is needed to enhance the utility of an existing right-of-way, this is treated as an easement, to be owned and maintained by the Heights community development district or equivalent legal entity. At this point, therefore, there is no call to modify or expand the legal dimensions of the rights-of-way found within the Heights development.

There are three primary east-west streets running through the Heights. To the north, Ross Avenue is primarily a residential street, running from its intersection with North Glenwood Drive to the West of N. Boulevard, east to the intersection with N. Ola Avenue. At the middle of the Heights development is Palm Avenue, which runs east from the intersection with N. Boulevard to the intersection with North Tampa Street. Finally, on the southern edge of the Heights site, running next to the Hillsborough River will be a street that starts at the west on the current Cruse-a-cade site as River Street, runs east until it intersects with Heights Place, turns south and east until it becomes 7th Avenue, where it continue east until it intersects with North Tampa Street.

There are several north-south streets that run adjacent to or within the Heights Development. To the west, the N. Boulevard bridge crosses the Hillsborough River from the south, touching down approximately 200 fee t into the Heights site and heads north, intersecting with Palm Avenue and N. Ross Avenue. East of N. Boulevard, Massa vchusetts Avenue approaches the Heights development from the north where it serves

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Bike Lane

Bike Sharrows

Recreational Trails

Hart Line Bus Route14

Hart Line Bus Route 1 + 6


Bike Lane

Bike Sharrows

Recreational Trails

Hart Line Bus Route14



as a residential neighborhood street. Currently, Massachusetts terminates at the intersection with Ross Avenue. Within the Heights plan, Massachusetts continues south from Ross until it intersects with Palm Avenue. Physically, the street terminates at this point, but functionally and visually, traffi c is routed south of Palm Avenue along Heights Place, a one-block long “avenue” section that is oriented to line up with the grid of Downtown Tampa to the south, specifi cally with Tampa Street.

At the eastern edge of the Heights property, North Tampa Street runs north-south and carries traffi c south from Tampa Heights, Seminole Heights and points northward into Downtown Tampa. In addition to these three major streets, other streets run north-south within the Heights development: Garcia Street runs south from Ross to Palm at which point it bends to run parallel to Heights Place and continues south to River Street. N. Ola Avenue and N. Highland Avenue are both existing streets just west of North Tampa Street; they run north south and continue to existing street grid of Tampa Heights; both streets are kept within the Heights plan.

Because of the under-development of the current Heights property, traffi c counts on the existing streets within and adjacent to it are relatively low. North of Palm Avenue, Tampa Street carries approximately 10,100 cars per day; south of Palm Avenue, however, this number drops to about 5,800 cars. Cars traveling east-west between N. Boulevard and North Tampa Street currently come to about 13,400 trips per day. Cars traveling along N. Boulevard between I-275 to the south and Palm Avenue come to about 12,500 trips per day; north of Palm Avenue this drops to about 10,200 trips, indicating that over 2,000 cars per day turn east off of N. Boulevard to travel along Palm Avenue.Traffi c data are not available for any other streets within the Heights development area, indicating relatively low daily traffi c volumes.

BIKE + TRANSIT NETWORK

STREET DESIGN

47


The functional and symbolic center of the Heights development is the triangular open space immediately west of the Armature Works building and the block-long “main street” that connects it to Palm Avenue. Heights Place is designed to serve as a one-block honorifi c “boulevard” enabling vehicles to access the center of the project and the adjacent uses, while controlling traffi c speeds and fl ows to enable all forms of mobility to coexist.

STREET SECTION KEY PLAN

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Armature Place - Main Street Section [A-A]

The section of Armature Place includes two 12’0” travel lanes, one in each direction. It includes 8’0” parallel parking spaces on either side of the street. It also includes a 20’0” wide central median; this will include 45-degree angled parking spaces, which can be approached by cars moving in either direction. Each stall will be separated at the center point from the adjacent stall by alternating street trees or light stanchions. All parking spaces on Heights Place and within the core area of the development will be numbered and metered to facilitate continuous turnover of vehicles using these spaces.

On the west side of Armature Place, past the curbline, the section will include a 4’0” landscape zone to include street trees planted with 4’0”x 6’0” grates, light stanchions, seating and other streetscape elements. Adjacent to this zone will be an 11’0” uninterrupted sidewalk, the outer edge of which defi nes the build-to line for the fronting structures. The ground fl oor of all buildings on the west side of Heights Place will include an arcade which will extend 15’0” from the front façade of the building to interior façade of the arcade. This will enable the arcade to be used for pedestrians and a range of activities including outdoor dining, displays, signage, etc.

On the east side of Armature Place, the section will include a 4’0” landscape zone; it will be similarly appointed as the one of the opposite side of the street and will include street trees planted in 4’0”x 6’0” tree grates, light stanchions, street furniture and other streetscape elements. Adjacent to this zone will be a 14’0” uninterrupted sidewalk at the outer edge of which will be a mandatory build-to line for adjacent structures. These structures will include a continuous canopy that extends horizontally 8’0” over the sidewalk, providing continuous weather protection to people using the sidewalk. The lowest point of this canopy will be a minimum of 10’0” above the sidewalk immediately below it. The 4’0” space immediately adjacent to the building facades on this side of the street can be used for outdoor dining, displays, signage and other elements.

ARMATURE PLACE

49


Future area of River Street looking east Existing Armature Works building in the left side background

Future area of Armature Place looking north Existing Armature Works building on the right side

50

River Streer Section [F-F]

The Heights development adds a new street running more or less parallel to the proposed Riverwalk. When the development is complete, this street will connect the western portions of the project (the current Cruse-a-cade site) to the center of the development at Heights Place, running beneath the N. Boulevard Bridge.

The Heights plan designs River Street to match the City’s standards for an “avenue.” As such, it includes 11’0” travel lanes in both directions, as well as 8’0” parallel parking spaces on both sides of the street. The section includes 4’0” plant strips on both sides of the street, with 8’0” sidewalks immediately outside of these plant strips. On the north side of River Street, there is an additional mandatory 6’0” setback for any buildings fronting onto the street. On the south side of the Street, there is a mandatory 6’0” landscaped setback between the outside edge of the sidewalk and any portion of the adjacent Riverwalk.

RIVER STREET

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W. Palm Ave Section [B-B]

Existing W. Palm Ave looking east

Existing W. Palm Ave looking west

52

W. Palm Ave Section [D-D]

Palm Avenue is a key east-west streetthat runsthrough the entire Heights development. As such, it is designed to match the City’s standards for a “boulevard.”

Beginning at the roundabout at the intersection of Palm Avenue and N. Boulevard, and continuing east all the way to North Tampa Street, Palm Avenue will maintain an offi cial 64’ right-of-way. This will include a minimum of 48 feet of curb-to-curb street dimension. This will be symmetrical and will include two 11’0” travel lanes, a 5’0” designated bike lane on both sides of the street, and 8’0” parallel parking spaces on both sides of the street.

In addition, buildings on both sides of Palm Avenue will be set back a minimum of 18’0” from the curb. On those block frontages that are predominantly residential – both sides of the street between N. Boulevard and Garcia; the north side of the street between Garcia and Massachusetts; the south side of the street between N. Ola and N. Highland- the setback will include a 4’0” planting strip, an 8’0” uninterrupted sidewalk and a 6’0” planted area between the sidewalk and the fronting building. On those sides of the street that are predominantly commercial, particularly on the ground fl oor, the setback will include a 4’0” area designed for street trees (in 4’0” x 6’0” grated areas), street furniture, bike racks, lighting and other elements; a 14’0” sidewalk of which the exterior 4’0” can be used for displays, tables and chairs for outdoor dining, etc.

W. PALM AVE

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N. Ola Ave Section [G-G]

Existing N. Ola Ave looking south

N. OLA AVE

N. Ola Avenue currently exists on the Heights site. On the west side of the block between 7th Avenue and W. Oak Avenue, the Armature Works building sits immediately outside the current Right of Way, which is approximately 50’0.” In the Heights plan, the Armature Works building remains in place as does the current condition for N. Ola Avenue, which includes approximately 30’ of brick pavement, between granite curbs.

In keeping these current conditions, for the bloc, between 7th Avenue and W. Oak, the Heights plan calls for two travel lanes, one in each direction, and parallel parking only on the east side of the street. On the west side of the street, the relationship between the existing street and the Armature Works building will remain the same. On the east side of the street, there will be a 4’0” landscape zone immediately past the curb line; this will include street trees planted in 4’0” x 6’0” grates as well as light stanchions, street furniture and other street elements. This will be adjacent to an 8’0” uninterrupted sidewalk. Exterior to this sidewalk will be a mandatory 6’0” setback. When fronting buildings with ground fl oor retail or restaurant uses, this setback will be paved and can be used for on-street dining, signage or other uses. When fronting buildings that include residential or hotel uses on the ground fl oor, this setback will be landscaped.

On N. Ola on the block between W. Oak and Palm, the placement of new buildings on the west side of the street will match the placement of the existing Armature Works building. The street section on this block will essentially match the section to the south.North of Palm Avenue, the existing paved area of N. Ola shrinks to approximately 24’ in width. The curb line on the east side of the street lines up

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N. Highlands Ave Section [H-H]Existing N. Highlands Ave looking south

with the east-side curb line of the blocks to the south; the reduction in width all occurs on the west side of the street. In this situation, the Heights plan recommends adding 8’0” of width to the west side of the existing pavement, to be used for parallel on-street parking. As with the southern blocks, the block of N. Ola between Palm and Ross will include parallel parking on only one side of the street, however the location will shift from the east side to the west side.

As with N. Ola, the two block section of N. Highland Avenue within the Heights already exists. It includes a 30’ paved cartway centrally located on a right-of-way that is approximately 64’ in width. The Heights plan proposes expanding the cartway to create a section that matches the City’s design guidelines for A-4 – an “avenue” including a single bike lane. This would produce a section with two 10’6” travel lanes and two 8’0” parallel parking lanes. The travel heading north, on the east side of the street would be separated from the adjacent parallel parking space by a 4’0” striped and designated bike lane. This would produce a cartway that is approximately 41’ wide. Outside of the curb lines on either side of the street would be a 4’0” landscape zone. Depending on the adjacent ground fl oor uses, this would either include regularly spaced street trees in 4’0x 6’0” tree grates or a continuously planted strip alternating street trees and grass. Immediately outside these landscape zones would be uninterrupted sidewalks 8’0” in width. Outside of the sidewalks would be mandatory 4’0” setback zones. Depending on the ground fl oor uses of the fronting buildings, these would either be landscaped or paved; if paved, they could include outdoor dining, signage, displays or other uses appropriate to the adjacent function.

N. HIGHLANDS AVE

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N. Garcia Ave Section [E-E]

N. GARCIA AVE

Garcia Avenue currently exists on the Heights site, extending between Ross Avenue and Palm Avenue, on the block just east of N. Boulevard. The Heights master plan keeps Garcia Avenue in its current location, but extends it to the south, adjusting the alignment to run parallel to Heights Place to the east. Garcia terminates at River Street. For both blocks of its length, Garcia Avenue is designed in keeping with the City’s A-3 “avenue” design standards. It includes two 10’6” travel lanes, one in each direction, as well as 8’0” parallel parking spaces on both sides of the street. Both sides of the street also include a 4’0” landscaped zone that will include street trees regularly space in 4’0”x 6’0” tree grates, as well as room for light stanchions, street furniture and other street elements.

Many of the uses fronting onto Garcia are multifamily residential, including on the ground fl oor. In these situations, the street section includes an 8’0” uninterrupted sidewalk immediately to the outside of the landscape zone; this lies adjacent to a 6’0” mandatory building setback that is to be landscaped. If the ground fl oor use is a commercial, retail or restaurant use, this 6’0” setback is hardscaped and treated in accordance with the adjacent use – i.e. if the uses is a restaurant, this setback can be used for outdoor dining.

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Existing N. Ross Ave looking eastW. Ross Ave Section [C-C]

The City design guidelines designate Ross as an “avenue” for the section between N. Boulevard and Massachusetts which implies two 10’6” travel lanes and two 8’0” on-street parallel parking spaces. This creates a roadway width of 37’0”. The City’s guidelines depict an “avenue” as having a 50’0” right-of-way. The current conditions on Ross, west of Boulevard and east of N. Ola, show approximately 28’ of paved street surface and seem to indicate a setback of approximately 6’0” to the north. Assuming that the street is laterally symmetrical, this would indicate a current ROW width of approximately 40’0”.

W. ROSS AVE

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block analysis

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The grid of streets within the Heights defi nes the collection of blocks that support the potential future development. In general, every effort will be made to create coherent, continuous development adjacent to the perimeter of each block, creating a continuous pattern of “fi gure” against the supporting “ground” of streets and dedicated open spaces.

To facilitate pedestrian mobility, the perimeter dimension of blocks within the Heights will be kept to between 1,200 and 2,000 linear feet. In situations where the exterior circumference of the block will exceed 2,000, the block will include interstitial passages that will allow pedestrians, if not cars, to move from one block face to another. These passages can serve functional purposes, as alleyways, facilitating service vehicles for purposes such as garbage collection, deliveries or maintenance.

The following pages describe each of the fourteen blocks that comprise the proposed Heights development project. Each description covers the adjoining left and right pages and is meant to be read as a composite; each two pages contain the following information:

• A short narrative describing what is proposed for the subject block

• A key diagram showing where the subject block sits within the overall master plan

• A plan diagram showing proposed building foot prints and their associated land uses

• A plan diagram showing proposed parking solutions and ingress/egress to/from the parking spaces

• A table containing the following information:• Land Area (acres)• Block Perimeter (lf) (we’ve not yet calculated these, but

it could be interesting and relevant)• Programmed Uses (sf)• Total Building Area (sf)• Total Dedicated Open Space (sf) (again, we’ve not

calculated this information, but it’s probably useful)• Structured Parking• Surface Parking• On-Street Parking

•Geographically Coordinated 3-D Aerial Renderings (views of block from NE, NW, SE, SW)

BLOCK DESIGN

BLOCK ANALYSIS

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View looking Southwest

View looking Northwest

Block 1 sits in the far southeastern corner of the Heights development, adjacent to Tampa Street, with W. Oak Avenue to the North, W. 7th Avenue to the south, and N. Highlands Avenue to the west. Given the proximity to Tampa Street, 7th Avenue and Highlands Avenue, this is one of the most accessible blocks in the project, particularly for visitors arriving from the north, east or south. It also sits immediately south of Block 2, which comprises the southwest corner of the intersection of Palm Avenue and Tampa Street and is proposed as both a gateway to the entire development and the setting for a major commercial offi ce project. As such, the primary function on Block 1 is a 700-car parking structure that will be used during the work week for the adjacent offi ce uses and during other times of the week for visitors to the Heights.

Ingress to and egress from the parking structure is from the north, along W. Oak Avenue. The three-bay garage includes a central ramp; the east and west bay frontages on W. Oak will contain locally-serving retail uses (probably related to the offi ce uses immediately across the street). The southern façade of the garage includes a 30’ deep –NEED SPECIFIC NUMBER HERE- commercial liner that will provide fi ve stories of unique offi ce space and help activate the frontage on 7th Avenue.

The location of the parking garage is dictated in part by the fact that the Heights development does not control several parcels on the block, in particular the eastern frontage along Tampa Street and the southwestern corner at the intersection of 7th Avenue and N. Highlands Avenue. The land at the northwestern corner of the block includes two smaller fi ve-story offi ce structures attached directly to the garage, with a landscaped courtyard located in between them.

Block 1 Development Program

Land Area [Acres] 2.63

Retail [SF] 5,000Offi ce [SF] 70,000Institutional [SF] 0Hotel [Rooms] 0Residential [Units] 0Total Building Area 75,000

Structured Parking 700Surface Parking 0On-Street Parking 36

BLOCK 1

BLOCK 1 DESCRIPTION

62

View looking Northeast

View looking Southeast

BUILDING USAGE PARKING AND ACCESS

BLOCK 1

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BLOCK 2 DESCRIPTION

Block 2 includes the primary concentration of commercial offi ce space in the Heights. As shown, it includes two offi ce buildings of approximately the same size and height, oriented parallel to one another running east-west on the site. The northernmost building, with a footprint of XX’ x YY’ is located towards the northwest corner of the block; the southernmost building, with a footprint of XX’ x YY’ is located towards the southeastern corner of the block. Where the two buildings overlap each other, a multi-story “knuckle” connects them to one another. The Z-shape of the plan creates two open spaces – a formal civic space at the northeast corner that will allow for outdoor dining and serve as a formal gateway to the Heights from the north and the east, and a similarly scaled space at the southwest corner that will allow for vehicular drop-offs and pick-ups and provide some visitor parking. Because of the elevation change across the site, from a high point of approximately 40’ MSL at the northeast corner to a low point of approximate ly 24’ MSL at the southwestern corner, there are two primary entries to the building. The entry from the northeastern civic space allows access to the main level of the northern building and the second level of the southern building. The entry from the vehicular drop-off allows access to the ground fl oor of the southern building and the lower level of the northern building. There is some programmatic fl exibility on this block. The two buildings can be built at the same time or separately.





BLOCK 2

64




BLOCK 2

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Block 3 is a full mixed-use block. It includes a fi ve-level parking structure located on the northern half of the block. The garage is entered from the east, with the ramp located on the southern bay of the two-bay building, adjacent to a mid-block alleyway. The ground level of the garage, facing onto W. Oak Street includes a proposed 12,000 GSF ballet school, to be operated by the Patel Institute.

The western end of the garage intersects with a fi fteen-story residential building that sits immediately across from the Armature Works building. This provides direct garage access for the residents of the building. The building will include one or more restaurant and/or retail uses on the ground fl oor, facing onto N. Ola Street. The south façade of the building will be pulled back somewhat from the south lot line, opening up a space in front of the building and providing a wider view of the Heights to people approaching along 7th Avenue.

The southwestern corner of the block includes a fi ve story incubator offi ce building. Parking for the tenants of this building will be accommodated in the adjacent garage.

The garage, the offi ce building and the residential tower are all served by an alleyway that splits the block and runs east and west; the alley is entered from N. Highland Avenue and exits at the same point.



Retail [SF] 14,000Offi ce [SF] 62,000Institutional [SF] 12,000Hotel [Rooms] 0Residential [Units] 180Total Building Area 290,000


BLOCK 3

BLOCK 3 DESCRIPTION

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BLOCK 3

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Block 4 includes several out-parcels that are not currently part of the Heights development. The plan, as shown, refl ects this condition. The major use proposed for Block 4 is an L-shaped 140-room hotel to be located at the northwestern corner of the block, running the full length of the Palm Avenue frontage and about half-way down the N. Ola Frontage. The building is accessed on foot from an entry on Palm Avenue and by vehicles from a drive court located at the center of the block. Temporary surface parking is provided at the center of the block as well. Additional parking will be located in the garage to be built on Block 7.

The L-shaped footprint of the building is approximately XX,XXX GSF. Ground fl oor uses include the hotel lobby and reception area, hotel public spaces, back-of-house functions and some hotel rooms. There are fi ve additional hotel fl oors, each of which is anticipated to accommodate approximately 24 units. It is anticipated that they hotel will only serve breakfast; additional food services will be accessible through the wide variety or restaurants within the Heights development.



Retail [SF] 0Offi ce [SF] 0Institutional [SF] 0Hotel [Rooms] 120Residential [Units] 0Total Building Area 80,000


BLOCK 4

BLOCK 4 DESCRIPTION

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BLOCK 4

69


Caption


Block 5 includes a single X,XXX SF parcel of land, located at the southeastern corner of the block. This is designate for a stand-alone branch bank building located at the corner of Palm Avenue and N. Highland Avenue, surface parking located north of the bank, and a drive-through facility located at the northwestern corner of the site, adjacent to an existing mid-block alley.



Retail [SF] 3,000Offi ce [SF] 0Institutional [SF] 0Hotel [Rooms] 0Residential [Units] 0Total Building Area 3,000


BLOCK 5 DESCRIPTION

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Block 6 includes the existing Tampa Armature Works building as well as the proposed civic space immediately to the south and southwest. The Armature Works building began life in the early 20th century as the repair and storage fvacility for the Tampa Electric Streetcar and Railway Company before being purchased by the Armature Works company in the 1960s. The building has a footprint that is approximately 280 feet in the north/south direction and 230 feet in the east/west direction, for a total area of approximately 65,000 GSF. Most of the building is a double-height single story building; a portion of the southeastern corner of the building includes a second story space that originally served as a meeting hall and entertainment venue for TECO workers.

Despite having sat empty for many years, the building is in good structural condition, and will be completely renovated as part of the Heights development project. As proposed, a 10,000 SF open courtyard will be cut into the center of the building to serve as an outdoor event venue. Additional proposed uses include a range of restaurants and retail spaces, including a 25,000 SF retail anchor. Depending on potential tenants, a second story may be developed along the west frontage of the building, adding as much as 20,000 additional GSF to the area of the building.

The southwestern tip of Block 6 will include a restored and refurbished historic water tower. Standing more than 100 feet in height, the tower will serve to highlight the location of the Heights to people passing by to the south and east on 1-275.

Block 6 also includes the triangular civic space to the west if the Armature Works building. As designed, this southern half of this space will be elevated approximately 18 inches above the surrounding grade and equipped with a 15 inch stone lip to provide seating on all three sides. The northern portion of the triangle will be at grade, with crushed shell paving, and will include a range of outdoor tables and chairs and umbrellas to support sitting, talking, casual dining and people watching. A semi-permanent casual dining venue is proposed to be located in some part of this space.



Retail [SF] 50,500Offi ce [SF] 20,000

Institutional [SF] 0Hotel [Rooms] 0Residential [Units] 0Total Building Area 75,5000


BLOCK 6

BLOCK 6 DESCRIPTION

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BLOCK 6

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Block 7 runs east and west just north of Block 6. The block is divided into two pieces separated by a passageway running from the northwestern corner of the Armature Works, north to Palm Avenue. The eastern part of the block includes a multi-story three-bay parking structure. Above the ground fl oor, the ramp for the structure will occupy the central bay. On the ground fl oor, the ramp is reduced to a 24’ wide slip ramp which is located at the southern edge of the middle bay. This provides ingress into and egress from the garage, but does not accommodate any parking. Moving the ramp to the southern edge of the middle bay opens up additional leasable space on the ground fl oor. As programmed, the ground fl oor of the parking structure includes a 25,000 GSF retail space fronting onto Palm Avenue; it is designated for a grocery store. Servicing for the store is located on the ground fl oor of the southernmost bay of the garage, immediately east of the stair tower and elevator located at the southwestern corner of the building. Patrons parking in the garage will have direct access to and from the garage and the grocery store.The rest of this southern bay is used for the loading, unloading and storage of vehicles associated with the acts that will be performing at the newly created venue in the Armature Works building.

As designed, the garage has fi ve levels and includes approximately 550 parking spaces. The top fl oor of the garage is proposed as a multi-level fi tness center that will include both indoor and outdoor functional spaces. The fi tness center can be accessed directly from the parking garage below it, or via vertical circulation at the northeast and southwest corners of the building.

The western half of block 7 includes a twelve-story residential tower, centrally located above a three-story full-block base. At the ground level, in addition to a lobby for the tower, this base will include a restaurant and bar facing south towards the triangular civic space, as well as retail spaces facing west onto Heights Place and north onto Palm Avenue. Depending on tenants, these ground fl oor spaces can include access to additional space on the second- or third-fl oors. If these upper level spaces are not required by ground-fl oor retail tenants, they can be used as profvessional offi ce space or as additional amenity space for the occupants of the residential tower.



Retail [SF] 14,500Offi ce [SF] 0Institutional [SF] t0Hotel [Rooms] 0Residential [Units] 180Total Building Area 337,000


BLOCK 7

BLOCK 7 DESCRIPTION

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BLOCK 7

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BLOCK 8

Block 8 is an integrated mixed-use development including approximately 300 multifamily apartment units, a 10,000 GSF drugstore, a 5,000 GSF medical clinic and ancillary neighborhood serving retail and/or restaurant uses. All of these are supported by a 300-space parking structure integrated into the northeast corner of the block, as well as dedicated on-street parking spaces on the east, west and north sides of the block. On-street spaces on the south side of the block will be short-term metered and will be used primarily for visitors to the adjacent retail, clinic and/or restaurant uses.

People using the parking garage enter and exit the structure on the east along N. Ola Street. The structure is wrapped on the north and east by residential liners that block the view of the garage from any fronting street. The scale of the development on the block ranges from four stories along Ross Avenue to the north to eight stories along Palm Avenue to the south.

As noted, the southwest corner of the block includes a triangular civic space, a smaller, inverted reciprocal of the larger civic space further south on Heights Place. As with the larger triangle, this space is divided into two, with one half elevated, planted and surrounded by an 18” high seating ledge. The other half remains at grade, utilizes crushed shell paving, and includes a small eat-out restaurant facility such as the afore-referenced Dairy Joy from South Tampa.

To break up the bulk of the buildings within the block, entrances to the residential complex are provided on the north, south and west facades of the building; this provide visual access into the central courtyard of the complex but are keyed to allow physical access only to residents and their guests. This courtyard will be landscaped and provided with communal amenities such as a swimming pool and spa, which will be available to the complex residents and their guests.



Retail [SF] 22,500Offi ce [SF] 0Institutional [SF] 0Hotel [Rooms] 0Residential [Units] 330Total Building Area 364,500


BLOCK 8 DESCRIPTION

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BLOCK 8

USEAGE PARKING AND ACCESS

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BLOCK 9

Block 9 is another multi-use program including XX units of condominium residential, YY,YYY SF of retail or restaurant uses, X,XXX SF of offi ce uses, ZZZ multifamily rental apartments, and a 100 room boutique hotel. These uses are all served by a 460-space multilevel mid-block parking structure.

The condominium units are found in the eight-story E-shaped building located on the southern edge of the block. The westernmost leg of the “E” is surmounted by an additional seven story tower, whose total height will match that of the similar residential towers on Blocks 3 and 7. The condo building wraps around the southern and western edges of the parking structure. The eastern edge is fronted by a commercial “liner” whose ground fl oor includes retail uses and whose upper levels include offi ce space. On the upper fl oors, the liner is only 35 feet deep (and 120 feet wide); the relatively small 4,200 GSF fl oor plates make these spaces ideal for small tenants.

The northwest corner of the block includes a seven-story multifamily apartment building with approximately XXX units in it. The northeast corner includes a seven-story boutique hotel with a restaurant and bar on the ground fl oor. Parking for the multifamily apartment building and the hotel are provided in the integrated parking structure.

The northern and southern halves of the block are separated by an alley/drive that leads from Garcia Avenue to a formal drop-off at the back of the hotel. This alley serves both cars and pedestrians, who are able to pass between the hotel and the adjacent commercial uses to reach Heights Place.





BLOCK 9 DESCRIPTION

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BLOCK 9


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BLOCK 10

The development on Block 10 is a smaller version of the program from Block 8. It includes approximately 300 residential units with an integrated parking structure that sits on the northern part of the block, wrapped by liners on the east, west and north. South of the garage is a fi fty-foot wide landscaped open space. The southern edge of the block is a double-loaded residential building, with half of the units looking into the open space and half looking south, onto Palm Avenue.

As designed, the program for this block can include a nominal amount of neighborhood-serving retail space (less than 3,000 SF), located in the southeastern corner of the block. The scale of the buildings matches the scale of the buildings on Block 8 – four story buildings facing Ross Avenue to the north, with larger eight-story buildings facing Palm Avenue to the south.



Retail [SF] 2,000Offi ce [SF] 0Institutional [SF] THotel [Rooms] 0Residential [Units] 210Total Building Area 224,000


BLOCK 10 DESCRIPTION

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BLOCK 10

USAGE PARKING AND ACCESS

81




BLOCK 11

Block 11 sits immediately west of Block 10 and includes an eight-story residential condominium building facing the River to the south, and a six-story multifamily apartment building facing east and north onto Garcia Avenue and Palm Avenue respectively. Both buildings are served by an integrated, mid-block, 460-space multi-level garage, located immediately north of the condominium building.

Because the block sits immediately east of the elevated N. Boulevard Bridge with its extensive embankments and traffi c fl ow, the buildings on the block look north, east and south. A large open space at the center of the block will be dedicated to community gardens and/or other community-wide amenities.



Retail [SF] 0Offi ce [SF] 0Institutional [SF] 0Hotel [Rooms] 0Residential [Units] 220Total Building Area 285,000



82



BLOCK 11

BUILDING USEAGE PARKING AND ACCESS

83




BLOCK 12

Block 12 sits immediately west of Bock 10, separated from it by Garcia Avenue. This relatively small block includes a single building that contains approximately 100 units of multifamily rental space and a small, 5,000 SF pre-school, which is located on the southern half of the ground fl oor. The pre-school includes a secured 5,000 SF outdoor space immediately to the west.

The block includes no dedicated on-site parking. Parking spaces for residents of the building are found within the parking structure integrated into the development on Block 10.



Retail [SF] 0Offi ce [SF] 0Institutional [SF] 10,000Hotel [Rooms] 0Residential [Units] 90Total Building Area 105,000



84



BLOCK 12

PARKING AND ACCESSBUILDING USAGE

85




Block 13 sits west of the North Boulevard Bridge and, while it is considered part of the overall Heights CRA, the block is not currently controlled by the developers of the Heights redevelopment project. Should the block come under control of the development, initial thoughts are to extend both the Riverwalk and River Street beneath the Bridge parallel to the river’s edge. The Riverwalk would terminate at a new communal facility on the River – a public dock for putting in and taking out small craft and a boathouse for skulls is one option. River Street would turn at a 90-degree angle away from the water and extend in a northerly direction to the intersection with Ross Avenue where it could connect to N. Glenwood Drive and tie into the street grid of the adjacent neighborhood, thereby enhancing the connectivity between this residential enclave and the Heights redevelopment area.

Several suggestions have been studied for development of the approximately two acres that comprise Block 13 including a multi-family condominium or a senior living facility. The site could easily accommodate both projects, but until the block formally becomes part of the overall redevelopment effort, no specifi c uses are shown on it.



Retail [SF] 0Offi ce [SF] 0Institutional [SF] 5000Hotel [Rooms] 0Residential [Units] 0Total Building Area 0



BLOCK 13

86

BUILDING USEAGE PARKING AND ACCESS

BLOCK 13

87




All of Block 14 is dedicated to a proposed 400-student charter school serving grades K-6. As depicted, it is a two-story courtyard building with northern and southern classroom wings that run east-west and frame a secure open courtyard/recreational area, and a north-south administrative wing that will include several double-height spaces. The site plan, as shown, includes secure space for pick-up and drop-off of students, queuing space for cars and/or busses, and surface parking for approximately 40 cars.



Retail [SF] 0Offi ce [SF] 0Institutional [SF] 40,000Hotel [Rooms] 0Residential [Units] 0Total Building Area 40,000


BLOCK 14


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BUILDING ZUSEAGE PARKING AND ACCESS

BLOCK 14

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the heights redevelopment district

Documents

Transcript of the heights redevelopment district