Article
Courtesy of The Tampa Bay Times
By Susa
Taylor Martin
Published
October 20, 2014
The NIMBY syndrome — not in my back yard — typically
springs from opposition to prisons, power plants and toxic waste dumps.
Now it includes luxury condos and apartments.
In the Tampa Bay area, as in booming city centers all across America,
residents are voicing concern, even anger, over planned or anticipated
high-end projects that
would block their views or increase traffic or both.
In Tampa, the owner of a 15th-floor condo complains he no longer will be
able to see the Hillsborough River if a 36-story apartment tower goes up
nearby. In St. Petersburg, residents of one luxury high-rise warn that the
design of another luxury high-rise could threaten pedestrian and vehicular
safety.
And a block away, condo owners who
now have unobstructed views from their balconies could
one day be looking into other people's boudoirs if
developers snatch up a vacant tract next door.
"As more and more people move into cities, there are
more and more people who potentially can get offended''
by new construction, notes Ronald Cohn, a Tampa lawyer
whose practice includes real estate law.
What demographers call the "re-urbanization'' of America
is turning once moribund downtowns like those in Tampa
and St. Petersburg into thriving cores of shops,
restaurants, museums -- and, yes, expensive residences
whose occupants would like to preserve the ambiance they
enjoyed when they first moved in. |
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But that is not always possible as developers forge ahead, often with the
enthusiastic support of city officials delighted to see projects that will
produce more property taxes and spur additional development.
Last year, Tampa's City Council approved plans for the Residences at the
Riverwalk, a 400-foot-high tower with 380 apartments on the Hillsborough
River near the Straz performing arts center. That prompted a lawsuit from a
condo owner at the nearby Skypoint tower who complained that the massive
project was out of scale with the rest of the area and would block his
"sweeping views'' of the river.
A judge dismissed the case in April, partly on the ground that an obstructed
view is not a legally sufficient reason to sue. For Tampa Mayor Bob
Buckhorn, it was a welcome signal for "us and the developers to continue
forward, reshaping our urban core in the interest of the entire community.''
The city still faces an appeal of its decision in June to approve another
developer's request to build a sky bridge linking a proposed 340-unit
apartment tower on Harbour Island to the garage where residents would have
to park. People already living in the area hired lawyer John Grandoff III,
who has expressed serious doubts to the city that "this tortured, off-site
parking arrangement will function smoothly at peak hours.''
Traffic worries are also at the fore in a battle over downtown St.
Petersburg's newest luxury condo project, the 18-story, 30-unit Bliss.
The slim structure, on Fourth Avenue NE just off Beach Drive, will be
shoe-horned onto a piece of land too small to include a regular parking
garage. Instead, Bliss is thought to be one of only two condo towers in
Florida (the other is in Miami) planning to use elevators to carry cars up
to parking spaces on higher floors.
Moreover, the main vehicular access to Bliss will be through an alley also
traversed by cars from the much larger Parkshore Plaza condo tower as well
as by trucks servicing nearby stores and restaurants.
Nearly three dozen Parkshore residents turned out at a recent meeting of the
city's Development Review Commission to criticize Bliss.
They predicted that cars of Bliss residents waiting for the elevators will
stack up in the alley, blocking access for others. They warned that the
increased traffic caused by Bliss could endanger pedestrians and cyclists
who use the alley as a shortcut between Beach Drive and the new Sundial
movie, dining and shopping complex.
"It's called an alley but it probably has more traffic, pedestrian and
vehicular, than any other alley that size in the city,'' said Bill Ferrari,
a board member of the Parkshore Plaza Condominium Association. "Putting what
we think is an unproven ingress-egress from a garage elevator could cause a
lot of issues from the standpoint of safety.''
Bliss developer Brian Taub downplays the possibility of alley accidents,
noting that there has not been a single one reported to police in the past
10 years. He also said a stacking area is being added on Bliss' property so
cars will not have to linger in the alley.
"We complied with all the regulations for building standards from the city
of St. Petersburg, and we requested no variances,'' Taub said. "Every single
high-rise — 11 others, including our neighbor Parkshore — received the same
approval we were granted''
Despite the opposition, the review commission approved plans for Bliss,
which already has sold 21 of the 30 units at prices ranging from $664,900 to
$1.25 million.
Parkshore residents say they will continue their fight before the full City
Council.
At 204 feet in height, Bliss will have another impact — it will partly block
some Parkshore owners' views of the Vinoy hotel and downtown waterfront. And
it will totally obscure any glimpse of the water from Rowland Place, a
smaller project already sold out and under construction next door.
"We certainly knew something could be built there (on the Bliss site) but we
didn't anticipate something of that intensity and that size,'' said Mike
Cheezem, whose JMC Communities is developing the six-story, 17-unit Rowland
Place. "We share concerns about the alley and the intensity of the
development.''
Though Cheezem doesn't plan to join the Parkshore appeal, he said the city
needs to revise its building rules to provide for more open space and better
"view corridors'' — unimpeded lines of sight in the growing forest of
high-rises.
"I think you'll have a lot less concern if a clear set of rules is
established and based on good design principles,'' he said.
Cheezem's company itself was the target of NIMBY-ism when it announced plans
for the 23-story Florencia in St. Petersburg in the late 1990s, a time when
the only downtown high-rise was the venerable Bayfront Tower. Opposition was
fierce, with critics charging that the Florencia would wall off the rest of
downtown from the city's cherished waterfront.
Cheezem made some tweaks to the plan, and today the Florencia is widely
considered an elegant, inviting presence on Beach Drive.
Some condo owners are philosophical about the inevitability of change in
areas suddenly so popular as the downtowns of Tampa and St. Petersburg.
Among them is Charlotte Petersen, whose balcony at the four-story Spanish
Palms on First Street NE currently has an unobstructed view of a wide, leafy
street.
Petersen knows that the vacant lot next door is on the market, for just
under $2 million. She knows it already has been approved for a condo tower
of at least 13 stories. But she has no plans to move if one is built.
'"I'm going to look into somebody else's bedroom, it's just a matter of
time. But I love downtown, I think it's getting better every day. I love
that I'm so close to everything.''
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