EcoVerde TO BEACH 275 16th Street North 16th Street South 13th Street North 13th Street South 11th Street North 11th Street South 1st Avenue North Central Avenue 1st Avenue South TO DOWNTOWN 2nd Avenue South 10th Street South 3rd Avenue South 4th Avenue South 175 8th Street South 9th Street South Legend Highway Major Connection Major Street Local Street Proposed Access Existing Track Pedestrian Bridge Existing Canal Site Boundary Proposed Cycling & Pedestrian Trail Noise from Highway View from Highway Major Access 47
The Master Plan Rather than viewing the site in isolation, we have looked at the logical boundaries of a planning area bounded by Martin Luther King Jr. Street to the east, I-275 to the west, 1st Avenue South to the north and I-175 to the south. We looked at creating a cohesive vision to ensure that the redevelopment of the Tropicana parcel serves the greater good and can seamlessly weave together with the surrounding parcels both today and in the future as further redevelopment may take place. The site can be understood as a group of neighborhoods that are strongly linked together by streets and pedestrian ways. EcoVerde s four new distinct neighborhoods are the Galleria Shopping and Entertainment Neighborhood, the EcoWalk Neighborhood, the Gas Plant Park Neighborhood, and the Garden Neighborhood. The Galleria Shopping and Entertainment Neighborhood is characterized as a traditional urban streetscape with wide tree-lined sidewalks, fronted by active storefronts in a pedestrian friendly environment, where parking is incorporated into structures behind buildings. The EcoWalk Neighborhood transforms Booker Creek into a picturesque, urban pedestrian promenade. This walk changes character from a wildlife habitat and an urban ecology educational center at the north end of the site, to an urbane dining district in the center, to a performance venue in the south. The Gas Plant Park Neighborhood has at its heart a large square that serves as a park and makes reference to the historic use of the site by incorporating art created with gas pressurization pipes and equipment. The northern portion of this neighborhood is accessible via the biking and walking trail that follows the old railroad right-of-way. The fourth neighborhood is the Garden Neighborhood that is organized around a pedestrian precinct composed of flowing walks and lush native landscaping. Three office buildings totaling 600,000 SF anchor this pedestrianoriented precinct. This important redevelopment site provides the opportunity for sustainable development due to its prominent, close-in location, proximity to mass transit, and the transformation of Booker Creek and its storm water management strategy. Booker Creek and the expanded Crane Pond will handle and improve the quality of run-off, while capturing storm water from the roofs of buildings in cisterns, helping to conserve water use. In addition, LEED Certified buildings will help to minimize the energy usage on the site. Garden Gas Plant Park EcoWalk Galleria 48
EcoVerde 16th Street Existing Rail 11th Street 1st Avenue South 275 Existing Warehouse Site Office Office Garden Office Rails to Trails Existing Meat Packing Site 20 Story Res 16th Street 16 Story Res 16 Story Res 12 Story Res. Gas Plant Park 12 Story Res. Ecoseum Crane Pond Department Store EcoWalk Hotel EcoWalk Office Main Street Theater and Bowling Mixed-Use Junior Anchor Sporting Goods Pinellas Transit Plaza Galleria Plaza Tropicana Way Office Supplies Book Store Bed and Bath Goods Clothing Store Office Existing U-Haul Site 2nd Avenue South Existing City Property 3rd Avenue South Existing Graham Rogul Site 4th Avenue South Dr. Martin Luther King, Jr. Street Hotel The Landing Junior Anchor Grocery 175 Proposed RFP Concept 49
Vision Concept Plan Looking into the future, the EcoVerde Vision Concept Plan looks beyond the boundaries of the Tropicana Field site and creates a potential vision that includes the existing warehouse parcel, existing meat wholesale parcel, existing U-Haul parcel, a vacant city-controlled parcel and the existing Graham Rogul Housing site. Our Vision Plan is shown on the facing page. This proposed vision seamlessly incorporates several out-parcels to create a more cohesive neighborhood for the future. 50
EcoVerde 16th Street 11th Street 1st Avenue South Mixed-Use 275 2nd Avenue South Retail/ 16th Street Main Street Tropicana Way Mixed-Use 3rd Avenue South Mixed-Use 4th Avenue South Dr. Martin Luther King, Jr. Street 175 Vision Concept 51
Galleria Shopping and Entertainment Neighborhood This vibrant traditional Main Street with mixed-use retail, entertainment, office, and residential is organized around five distinct and unique public spaces: Main Street Recalling the character of famous shopping streets, such as Michigan Avenue in Chicago and Fifth Avenue in New York, the streets and blocks are designed to create an active and beautiful setting for life to take place. Generous 18 wide sidewalks incorporate street trees that will provide shade for pedestrians, benches, ornamental street lights, and other street furnishings. Walks are sized to accommodate outdoor café tables, as well. Storefronts will be varied and provide life as they display goods. On-street parking is available along all streets, while additional structured parking is located to the interior of the blocks so that the pedestrian experience is not compromised. Parking is well-distributed so that there is sufficient parking in each block to serve that program and, in addition, the scale and walkability of the neighborhood lends itself to a park once strategy. The Galleria Plaza The central heart of this area occurs at the intersection of Main Street (3rd Avenue) and Tropicana Way (11th Street). This 24-hour plaza is especially active in the evenings. A movie theater, bookstore, bowling alley, outdoor casual dining, and other uses front on this vibrant space. Lighting creates an energetic atmosphere in the evenings where large electronic billboards, lights from tall glass lobbies, illuminated bollards, and illuminated water fountains create dramatic effects. Each corner of the plaza has unique features. Special pavers in the plazas and in the streets create a large unified space reminiscent of European plazas. Pinellas Transit Plaza Located along 1st Avenue South, and adjacent to the existing tracks, a transit plaza that can accommodate BRT, light rail, trolley, bus, and bicycle users is conveniently located at a juncture between the site and the neighborhood to the north and is within a 5-minute walk of most of the site, and within a 10-minute walk of the entire site. A large canopy at the transit stop provides shade for passengers. This large park space with fountains capitalizes on the proximity to transit by locating two office buildings to anchor the area. This crescent shaped space joins buildings with a covered colonnade that provides a shaded walk for pedestrians and users. Pinellas Transit Plaza Main Street Galleria Plaza Tropicana Way Main Street and Tropicana Way Diagram 52
EcoVerde Proposed mixed-use buildings 53
Fountain character at Galleria Plaza Spanish fountain character at Galleria Plaza Typical mixed-use street character 54
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EcoVerde Upper Level Paths Lower Level Path Stone Edge Weir Aquatic Vegetation Major Flood Level Intermediate Flood Level Minor Flood Level Normal Water Level The envisioned Booker Creek is being transformed from an engineered storm sewer into a healthy aquatic system that will be a tremendous amenity for wildlife and humans. Echoing a natural creek, the system will be composed of a series of terraced levels and pools, so that it will be able to accommodate increased water levels in a storm event. This will be accomplished by the creation of a series of weirs that will maintain water levels while allowing the typical lower flows via a v-notch. Bubblers in the pools will be used for aeration and will improve water quality. As water flow increases in a minor flood condition, a wider opening in the weir will allow the larger flow. At an intermediate flood condition, water will flow over the top of the full length of the weir. At each flood level the channel for flow becomes wider. The walk system has been designed to have two levels. The lower level contains a narrow walk and a short wall that terraces up to the wider upper walk where the restaurants are located. In the much less frequent major flood condition, the lower walks will flood and will contain the increased flow within the walls. Importantly, this system accommodates flooding without impacting the dining and retail activities at the upper level. 63
The Landing Amphitheater Furthest south on the site, the EcoWalk terminates at an expansive pond. This pond, like Crane Pond, will have aquatic and edge plant species, but will be accessible by people. The perimeter of the pond is lined by a hotel where the lobby and guestrooms have views of the water, restaurants, and retail shops, as well as terraces with outdoor seating and a pedestrian bridge that crosses the EcoWalk. The northeast corner of the pond is configured with a set of curved stairs that function as an amphitheater in conjunction with the floating stage located in the water, where outdoor performances will be programmed to provide for a variety of entertainment. A fountain will be used not only as an aesthetic feature, but to aerate and improve the water quality. 64
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Gas Plant Park Neighborhood At the heart of this neighborhood is Gas Plant Park. This neighborhood square is defined at the perimeter by ground floor retail and high-rise residential towers. The west end is bordered by a 20-story residential tower, while the north and south sides of the square are marked by 16-story towers that step down to 10-story towers mid-way along the square and then transition to 4-story buildings on the west side of the park. These towers will have views to downtown and to the bay and will serve as a visual link from downtown to the site. The neighborhood park is primarily lawn, with commemorative art that is inspired by the pipes and equipment used in the gas plant that formerly occupied this site. There is also a small community building located at the head of the Park to serve local residents. The east end of this district is anchored by a department store located along Main Street that will provide this neighborhood, St. Petersburg, and the region with a mix of retail that will create a regional destination integrated into a Main Street format that blends seamlessly into the city fabric. The north side of this district is primarily residential and creates a residential face to 1st Avenue South that will contribute to the surrounding neighborhood revitalization. Just south of 1st Avenue South, the existing Railroad right-of-way is retained for the Rails to Trails program and is defined by residential units that face onto this pedestrian and bicycle thoroughfare, thereby capitalizing on this asset, while also providing eyes on the street to increase monitoring and safety of the space. This path then links to the new Ecoseum just before it crosses the existing railroad bridge further east, leading to 1st Avenue South and the Pinellas Transit Plaza that will provide bicycle parking. The south side of this neighborhood is also primarily residential. This precedent represents the large lawn found at Gas Plant Park. 66
EcoVerde ile 375 d Ra ile d Ra ius 375 em On em On Downtown Connection Legend ius 275 Light Rail BRT Bike Trail Major Street Central Ave. 1st Ave. South Interstate 11th St. South 275 Pinellas Transit Plaza Minor Street 3rd Ave. South 4th Ave. South Connection to Downtown 175 MLK Jr. Street South 16th St. South Central Ave. 1st Ave. South 11th St. South 3rd Ave. South 4th Ave. South 175 MLK Jr. Street South 16th St. South Connections to Downtown 73
Development Program Summary Retail GSF Rental GSF Rental Units For-Sale GSF For-Sale Units Office GSF Hotel GSF Phase I 774,000 550,000 500 163,030 119 200,000 90,000 Hotel Rooms Phase II 314,000 1,100,000 1,000 597,320 436 0 120,000 350 Phase III 38,000 478,500 435 274,000 200 600,000 150,000 250 Total 1,126,000 2,128,500 1,935 1,034,350 755 800,000 360,000 600 Total GSF 5,448,850 FAR based on 86 acres Total Units 1.45 2,690 Ecoseum Multi Modal Transit 74
EcoVerde 1st Avenue South 275 16th Street Dr. Martin Luther King, Jr. Street Land Use Legend Office Retail Hotel Institutional Mixed Use 175 75
2.3 Development Program and Schedule EcoVerde will be an exciting mixed-use development consisting of retail/entertainment, residential, hotel, and office uses built over 10 years. Phase I of the development will consist of a large portion of the retail development program which will be used as a catalyst to create the place along with significant residential, and office uses, and will commence in 2010 and be completed by 2013. Phase II is in the area of the present stadium and will largely complete the retail program and add significantly more residential and hotel uses. The timing of Phase II is contingent on the removal of the stadium by 2014, and is estimated to be completed by 2017. Phase III starts in 2017 and completes the residential, hotel, and office uses, and introduces higher densities and high rise buildings into the program with a significant office component. It is envisioned to be completed by 2020. Retail GSF Rental GSF Rental Units For-Sale GSF For-Sale Units Office GSF Hotel GSF Hotel Rooms Phase I 774,000 550,000 500 163,030 119 200,000 90,000 Phase II 314,000 1,100,000 1,000 597,320 436 0 120,000 350 Phase III 38,000 478,500 435 274,000 200 600,000 150,000 250 Total 1,126,000 2,128,500 1,935 1,034,350 755 800,000 360,000 600 Schedule Total GSF 5,448,850 Start Complete GSF Units FAR based on 86 acres 1.45 Phase I 2010 2013 1,777,030 619 Phase II 2014 2017 2,131,320 1,436 Total Units 2,690 Phase III 2017 2020 1,540,500 635 Phase III Phase II Phase I 76