A new mixed-use development project is on the horizon for downtown St. Petersburg’s Grand Central District. The proposed 13-story building, spearheaded by Tampa-based BendinRoad Development in collaboration with Boldline Design and Landings Real Estate Group, aims to transform the property at 1663 1st Avenue South. This site, currently home to a commercial building that housed Sunshine Kitty Catfe and an office of the Dolman Law Group, is set for a significant makeover pending approval by the Development Review Commission on December 4th.
Project Overview
Initial Vision and Reconfiguration
Initially, BendinRoad Development had envisioned an 8-story, 97-unit apartment building for the site, a plan that received CRA approval in 2023. However, the rising costs of construction, insurance, and debt led to a reconfiguration, resulting in a proposal for a taller structure with more units. The current proposal features 120 units, divided evenly between 60 apartments and 60 short-term rentals. These changes underscore a proactive approach to adjusting project scopes to ensure financial sustainability and to cater to the evolving market demands effectively.
The decision to increase the height and the number of units was driven by both economic and strategic considerations. Rising costs necessitated a re-evaluation of the initial plans, leading to the conception of a 13-story mixed-use building that better matches current market conditions and economic realities. This reconfiguration illustrates the flexibility and adaptability of BendinRoad Development in responding to financial pressures while maintaining the project’s core vision and purpose.
Building Specifications
The proposed building will rise to 165 feet, featuring a four-story base set back along the north side. On the ground floor, plans include a shared lobby, a club room, back-of-house facilities, 12 surface parking spaces, and spaces for a dozen bicycles. Floors two through five will house 54 short-term rental units, providing convenient accommodation options for business travelers and tourists alike. The sixth floor will host six short-term rentals and six apartments, while floors seven to twelve will exclusively offer 54 apartments. The 13th floor is designed to feature indoor and outdoor amenities such as co-working spaces, a fitness area, and a pool, accessible to both residents and short-term rental guests.
This thoughtful design balances the needs of diverse residents and guests, providing a mix of long-term and short-term housing options. The inclusion of amenities on the top floor enhances the overall appeal of the building, offering residents and guests recreational and professional spaces within the same structure. Additionally, the provision for bicycle spaces and minimal surface parking aligns with modern urban living preferences that prioritize alternative modes of transportation over personal vehicle use.
Minimal Parking Provision
Regulation and Financial Restructuring
One notable aspect of the development is its minimal parking provision, including only 12 parking spots, significantly fewer than other residential communities in the neighborhood. This decision follows a regulation passed in September 2019, stipulating that new developments in downtown St. Petersburg do not need to provide parking for residential units under 750 square feet. According to Craig Bazarsky of BendinRoad Development, this aligns with the project’s financial restructuring and accommodates the evolving preference for walkable urban neighborhoods.
The minimal parking provision is a strategic response to both regulatory and market dynamics. By leveraging existing regulations, the developers can reduce construction costs associated with building extensive parking facilities. Moreover, this aligns with the growing trend of promoting sustainable urban living environments that minimize reliance on personal vehicles. This approach reflects a broader shift in development practices, emphasizing the creation of walkable, pedestrian-friendly neighborhoods over traditional car-dependent infrastructure.
Urban Walkability and Reduced Car Ownership
The project’s minimal parking provision reflects a broader trend in urban residential design that prioritizes walkability and reduces reliance on personal vehicles. Cities like St. Petersburg are encouraging developments that support walkable communities, extensive use of public transportation, and alternative mobility options like biking. This approach not only reduces the necessity for personal vehicle ownership but also promotes healthier, more sustainable living environments.
By designing developments with minimal parking, urban planners and developers can create more space for green areas, recreational facilities, and community-oriented amenities. This shift encourages residents to adopt more sustainable lifestyles, utilizing public transport, biking, or walking. Such strategies not only alleviate urban traffic congestion but also contribute to the overall well-being of the community. They reflect an evolving ethos in urban planning, one that values a holistic approach to residential design and emphasizes livability over traditional automotive dependency.
Innovative Living Solutions
Short-Term Rental Units
The short-term rental units in the St. Pete project will be fully furnished and will feature innovations such as the Ori Cloud Bed, a robotic bed and couch combo designed for micro-living. With a simple touch of a button, the bed retracts into the ceiling, converting the space for daytime use. This innovative solution caters to the needs of business travelers and tourists seeking flexible and efficient living spaces. Such features highlight the project’s commitment to integrating cutting-edge technology and modern design principles to maximize small living spaces.
The inclusion of fully furnished short-term rental units with the Ori Cloud Bed demonstrates a forward-thinking approach to urban living solutions. These units provide a blend of comfort and practicality, allowing guests to make the most of the available space. The convenience of having fully equipped units makes them an attractive option for short-term stays, catering to the modern traveler’s needs. By incorporating such advanced space-saving technologies, the project sets a benchmark for future urban developments striving to offer efficient yet comfortable living experiences.
Semi-Furnished Apartments
The apartments will be semi-furnished, also featuring the Ori Cloud Bed, providing residents with a blend of convenience and customization. This approach allows tenants to personalize their living spaces while benefiting from modern, space-saving solutions. The semi-furnished nature of the apartments adds flexibility for long-term residents, accommodating individual needs and preferences while maintaining the overall aesthetic and functional appeal of the units.
This blend of semi-furnished apartments and innovative features reflects the developers’ understanding of contemporary living expectations. It addresses the demand for adaptable living solutions that provide both functionality and the opportunity for personal expression. By offering such units, the project ensures it caters to a wide spectrum of residents, from those seeking the convenience of ready-to-use spaces to those desiring the freedom to tailor their living environment. This versatility is essential for modern urban living, where diverse lifestyles and preferences require a flexible approach to residential design.
Economic and Development Trends
Financial Viability and Market Demands
The project highlights the importance of financial viability in the face of rising construction costs. The developers’ pivot from an eight-story to a 13-story building underscores a proactive approach to adjusting project scopes to ensure financial sustainability. This adjustment addresses market demands effectively, reflecting a keen awareness of the economic challenges and opportunities present in today’s real estate landscape. By adapting the project’s scale and scope, BendinRoad Development demonstrates its commitment to delivering a financially sound and market-responsive development.
This decision illustrates a strategic response to external economic pressures, showcasing flexibility and resilience in the development process. Rising costs are a significant challenge for contemporary urban projects, necessitating innovative solutions and strategic adjustments. By opting for a taller structure with more units, the developers optimize the use of available space, ensuring the project’s financial viability while meeting the market’s evolving needs. This adaptability is crucial for the success of large-scale urban developments, where economic conditions and market dynamics can significantly impact project outcomes.
Higher Density Residential Buildings
There is a noticeable pivot towards higher density residential buildings in downtown urban cores, driven by the need to accommodate growing populations and changing living preferences. The mixed-use nature of the building, incorporating both long-term apartments and short-term rentals, caters to a diverse range of residents and guests, including long-term tenants, business travelers, and tourists. This approach highlights the shift towards creating versatile living environments that address multiple residential needs within a single development.
Higher density residential buildings offer several advantages, including efficient land use, enhanced community engagement, and reduced environmental impact. By concentrating residential units in a single structure, developers can make better use of available land, promoting sustainability and reducing urban sprawl. Additionally, mixed-use buildings foster a sense of community by bringing together diverse groups of residents and visitors, enhancing social interactions and connectivity. This model is increasingly favored in urban planning, reflecting modern preferences for dynamic, inclusive, and environmentally conscious living environments.
Broader Urban Development Strategy
Collaboration and Design
BendinRoad Development is collaborating with Kimley-Horn and Associates Inc. as the civil and landscape architect, while Boldline Design Inc., based in Jacksonville, is the architectural firm spearheading the design. Boldline Design was previously involved in the initial plans for the eight-story building at the site, ensuring continuity and expertise in the project’s development. This collaboration blends experience and innovative design principles, ensuring the project’s success and alignment with its overarching vision.
The partnership with reputable firms like Kimley-Horn and Boldline Design underscores the importance of collaboration in achieving high-quality urban developments. These firms bring a wealth of experience and technical expertise, contributing to a project that meets contemporary standards of design, functionality, and sustainability. Such collaborations are essential in modern urban development, where multidisciplinary input is crucial for addressing the complex challenges of creating livable, attractive, and resilient urban spaces.
