Tuesday, May 30, 2006
AND ALONG COMES HUDSON CROSSING...
This preconstruction condo project promises to be a fantastic developement as well. Named Hudson Crossing it will be located at 888 S Orange Avenue overlooking, what else... Hudson Bayou. The units will be around 2,550 sq feet and will range in price from $1,575,000 to $2,395,000. All will feature Deep-water boat slips, secured access, private two car garages, heated swimming pool and spa, private cabana with French doors, rooftop terraces, atrium-like bedrooms and stainless steel, high-end appliances.
These 12 3 Bedroom, 3 Bath units are situated next to the Selby Botanical Gardens. There will be 4 incredible penthouse units available allowing those insistant on luxury, convenience and location the ultimate of all three. I am lucky enough to be able to drive by the site every day, so I am looking forward to seeing everything take shape. If you would like more information on the project feel free to contact me (mark.klecka@era.com) ; otherwise I will keep everyone up-to-date here on this downtown sarasota condo blog of mine and my site; http://www.downtownsarasotacondos.com
By all means, read the area papers, but take their local real estate predictions with a grain of salt. I see the interest continuing in this beautiful area first hand and I can tell you nothing has "burst" and the bottom hasn't fallen out of anything. Have a great day.
This preconstruction condo project promises to be a fantastic developement as well. Named Hudson Crossing it will be located at 888 S Orange Avenue overlooking, what else... Hudson Bayou. The units will be around 2,550 sq feet and will range in price from $1,575,000 to $2,395,000. All will feature Deep-water boat slips, secured access, private two car garages, heated swimming pool and spa, private cabana with French doors, rooftop terraces, atrium-like bedrooms and stainless steel, high-end appliances.
These 12 3 Bedroom, 3 Bath units are situated next to the Selby Botanical Gardens. There will be 4 incredible penthouse units available allowing those insistant on luxury, convenience and location the ultimate of all three. I am lucky enough to be able to drive by the site every day, so I am looking forward to seeing everything take shape. If you would like more information on the project feel free to contact me (mark.klecka@era.com) ; otherwise I will keep everyone up-to-date here on this downtown sarasota condo blog of mine and my site; http://www.downtownsarasotacondos.com
By all means, read the area papers, but take their local real estate predictions with a grain of salt. I see the interest continuing in this beautiful area first hand and I can tell you nothing has "burst" and the bottom hasn't fallen out of anything. Have a great day.
Wednesday, May 24, 2006
DEBATES SPROUT UP FOR SELBY FIVE POINTS PARK
Just five months into the planning process, the future of Selby Five Points Park is already turning into a Sarasota version of the 9/11 Memorial debacle. The city chose a landscape architect and accepted six of his concepts for the park earlier this year, but the Downtown Partnership rejected them for their lack of creativity.
At a luncheon sponsored by the Partnership yesterday, the group discussed a concept of its own that builds upon some of the key elements proposed by the city’s architect while replacing the grass areas with a 90-foot-wide water feature.
But the Partnership doesn’t want to be the final say on the matter—it hopes the new concept will inspire the city to hire another designer to create a “world-class park.” They say one way to get that world-c lass design is to sponsor a national competition with a jury panel.
Ron McCollough, chair of the Partnership’s Five Points Park committee, added that the group is willing to take a leadership role in finding additional resources for the project.
“You basically said design is what matters and we’ll worry about the money later,” responded Mayor Fredd “Glossie” Atkins. “Money matters.”
Additional funding could come from the downtown business improvement district that’s being proposed, said Ian Black, chairman of the Downtown Partnership. “If we close the doors and accept mediocrity,” Black said, “we’re going to get mediocrity.”
Selby Gardens president and CEO Roger Birkel offered the expertise of his staff in planning and maintaining a unique park for the city. Ultimately, the design of the park will be determined by the city commission. City planning staff will report to the commission at a 6 pm meeting June 8. The public and other community groups will also have an opportunity to provide input at the meeting.
[SRQ Magazine]
Just five months into the planning process, the future of Selby Five Points Park is already turning into a Sarasota version of the 9/11 Memorial debacle. The city chose a landscape architect and accepted six of his concepts for the park earlier this year, but the Downtown Partnership rejected them for their lack of creativity.
At a luncheon sponsored by the Partnership yesterday, the group discussed a concept of its own that builds upon some of the key elements proposed by the city’s architect while replacing the grass areas with a 90-foot-wide water feature.
But the Partnership doesn’t want to be the final say on the matter—it hopes the new concept will inspire the city to hire another designer to create a “world-class park.” They say one way to get that world-c lass design is to sponsor a national competition with a jury panel.
Ron McCollough, chair of the Partnership’s Five Points Park committee, added that the group is willing to take a leadership role in finding additional resources for the project.
“You basically said design is what matters and we’ll worry about the money later,” responded Mayor Fredd “Glossie” Atkins. “Money matters.”
Additional funding could come from the downtown business improvement district that’s being proposed, said Ian Black, chairman of the Downtown Partnership. “If we close the doors and accept mediocrity,” Black said, “we’re going to get mediocrity.”
Selby Gardens president and CEO Roger Birkel offered the expertise of his staff in planning and maintaining a unique park for the city. Ultimately, the design of the park will be determined by the city commission. City planning staff will report to the commission at a 6 pm meeting June 8. The public and other community groups will also have an opportunity to provide input at the meeting.
[SRQ Magazine]
Monday, May 22, 2006
KEEP AN EYE OUT FOR PARKING
In two city-owned lots in downtown Sarasota, public parking -- nearly 200 spaces' worth -- is free after 6 p.m. But next year, instead of parking there, be prepared to hand over your keys, your car, and an undetermined amount of your cash to a valet service under a developer's control.If that prospect displeases you, tell the city commissioners. Their 4-1 vote Monday, to hand control of the lots over to Pineapple Square, is the latest in a series of decisions that have put significant public resources toward the big retail/condo project -- without getting many concrete commitments from the developer. Both lots are important to the Pineapple Square project, which is expected to roll out in three phases that will:
1) put two major restaurants along the east side of Lemon Avenue;
2) bring a 13-story blend of condos, retail and a parking garage to the west side of Lemon; and
3) turn the city's existing State Street parking lot into a 10-story mixed-use structure.
[Read More]
In two city-owned lots in downtown Sarasota, public parking -- nearly 200 spaces' worth -- is free after 6 p.m. But next year, instead of parking there, be prepared to hand over your keys, your car, and an undetermined amount of your cash to a valet service under a developer's control.If that prospect displeases you, tell the city commissioners. Their 4-1 vote Monday, to hand control of the lots over to Pineapple Square, is the latest in a series of decisions that have put significant public resources toward the big retail/condo project -- without getting many concrete commitments from the developer. Both lots are important to the Pineapple Square project, which is expected to roll out in three phases that will:
1) put two major restaurants along the east side of Lemon Avenue;
2) bring a 13-story blend of condos, retail and a parking garage to the west side of Lemon; and
3) turn the city's existing State Street parking lot into a 10-story mixed-use structure.
[Read More]
Sunday, May 14, 2006
COLORS TO ABOUND AT LONGBOAT CONDOS
Azure, Sapphire, Cobalt and Bleu Mer are not just the names of floor plans available in a waterfront condominium complex coming to Longboat Key. They also indicate the color schemes to be found within the development, called Bleu Claire.Priced from $3 million to $5 million or more, the 11 units, designed in colors inspired by the Gulf of Mexico, will project a feeling of intimacy. Three units each will be situated on the first, second and third floors, and two penthouses will occupy the fourth floor at 4765 Gulf of Mexico Drive.
[Read More]
Azure, Sapphire, Cobalt and Bleu Mer are not just the names of floor plans available in a waterfront condominium complex coming to Longboat Key. They also indicate the color schemes to be found within the development, called Bleu Claire.Priced from $3 million to $5 million or more, the 11 units, designed in colors inspired by the Gulf of Mexico, will project a feeling of intimacy. Three units each will be situated on the first, second and third floors, and two penthouses will occupy the fourth floor at 4765 Gulf of Mexico Drive.
[Read More]
Wednesday, May 10, 2006
10 QUESTIONS TO ASK YOUR CONDO BOARD
Before you buy, contact (or make sure your Realtor contacts) the condo board with the following questions. In the process, you’ll learn how responsive—and organized—its members are.
1. What percentage of units is owner-occupied? What percentage is tenant-occupied? Generally, the higher the percentage of owner-occupied units, the more marketable the units will be at resale.
2. What covenants, bylaws, and restrictions govern the property? What grandfather clauses are in place? You may find, for instance, that those who buy a property after a certain date can’t rent out their units, but buyers who bought earlier can. Ask for a copy of the bylaws to determine if you can live within them. And have an attorney review property docs, including the master deed, for you.
3. How much does the association keep in reserve? How is that money being invested?
4. Are association assessments keeping pace with the annual rate of inflation? Smart boards raise assessments a certain percentage each year to build reserves to fund future repairs. To determine if the assessment is reasonable, compare the rate to others in the area.
5. What does and doesn’t the assessment cover—common area maintenance, recreational facilities, trash collection?
6. What special assessments have been mandated in the past five years? How much was each owner responsible for? Some special assessments are unavoidable. But repeated, expensive assessments could be a red flag about the condition of the building or the board’s fiscal policy.
7. How much turnover occurs in the building?
8. Is the project in litigation? If the builders or homeowners are involved in a lawsuit, reserves can be depleted quickly.
9. Is the developer reputable? Find out what other projects the developer has built and visit one if you can. Ask residents about their perceptions. Request an engineer’s report for developments that have been reconverted from other uses to determine what shape the building is in. If the roof, windows, and bricks aren’t in good repair, they become your problem once you buy.
10. Are multiple associations involved in the property? In very large developments, umbrella associations, as well as the smaller association into which you’re buying, may require separate assessments.
Before you buy, contact (or make sure your Realtor contacts) the condo board with the following questions. In the process, you’ll learn how responsive—and organized—its members are.
1. What percentage of units is owner-occupied? What percentage is tenant-occupied? Generally, the higher the percentage of owner-occupied units, the more marketable the units will be at resale.
2. What covenants, bylaws, and restrictions govern the property? What grandfather clauses are in place? You may find, for instance, that those who buy a property after a certain date can’t rent out their units, but buyers who bought earlier can. Ask for a copy of the bylaws to determine if you can live within them. And have an attorney review property docs, including the master deed, for you.
3. How much does the association keep in reserve? How is that money being invested?
4. Are association assessments keeping pace with the annual rate of inflation? Smart boards raise assessments a certain percentage each year to build reserves to fund future repairs. To determine if the assessment is reasonable, compare the rate to others in the area.
5. What does and doesn’t the assessment cover—common area maintenance, recreational facilities, trash collection?
6. What special assessments have been mandated in the past five years? How much was each owner responsible for? Some special assessments are unavoidable. But repeated, expensive assessments could be a red flag about the condition of the building or the board’s fiscal policy.
7. How much turnover occurs in the building?
8. Is the project in litigation? If the builders or homeowners are involved in a lawsuit, reserves can be depleted quickly.
9. Is the developer reputable? Find out what other projects the developer has built and visit one if you can. Ask residents about their perceptions. Request an engineer’s report for developments that have been reconverted from other uses to determine what shape the building is in. If the roof, windows, and bricks aren’t in good repair, they become your problem once you buy.
10. Are multiple associations involved in the property? In very large developments, umbrella associations, as well as the smaller association into which you’re buying, may require separate assessments.
Tuesday, May 09, 2006
HISTORY OF GOLDEN GATE POINT STREETSCAPE PROJECT - Click for Illustration
The above graphic link shows the latest design of our Golden Gate Point streetscape plan, initially presented at the annual July breakfast of July 16, 2004.
The streetscape project started in earnest in about 1999. It had been talked about before, but without real organized effort. In 1999 and 2000 the association started talking with FPL and the other utilities about what it would take to place the overhead utilities underground, and what the expenses would be.
That evolved into a more comprehensive streetscape design, including brick pavers and lighting.
In 2002 the association raised some $40,000 to hire professional designers (landscape architects and civil engineers) to create the initial designs. Surveyors were hired, aerial photos taken and real design took place. The designers had 4 workshops with the neighborhood where design concepts were presented and feedback given. We went thru three design iterations, based upon feedback from the neighborhood.
In 2004, the concept was finalized and Golden Gate Point attempted to hand the implementation of the project off to the city via a neighborhood petition. After careful reading of the state laws, the neighborhood and city found that the petition wasn't the proper vehicle. The neighborhood had always discussed taxing ourselves based on the value of each property. That required, by state law a public vote of the Neighborhood.
On December 13, 2005 the election to approve the 5.8mill, 25 year bond was approved by a overwhelming 85% of the voter, with very heavy turnout. Two days later, at the next city commission meeting, Brent Parker officially "reported up" the results to the city commission, officially turning over the project to the City of Sarasota and their engineering staff. Since taking on the project, the city has advertised for professionals (engineers and landscape architect) to submit their qualifications to undertake the project, and they are currently reviewing those submittals (with the input of Golden Gate Point). That selection is imminent.
It expected that the final design work will take about 6 months, and be completed in the fall of 2006. Bids will then be solicited from contractors, and actual work will commence sometime early 2007. We expect the work to take 4-5 months. We expect based upon current property values that during the initial years the tax repayment will be about $700-900, per $1m of assed value. In later years as other projects are developed, increasing the total property value on Golden Gate Point, the payments per year will actually decrease.
(as it appears on goldengatepoint.net)
The above graphic link shows the latest design of our Golden Gate Point streetscape plan, initially presented at the annual July breakfast of July 16, 2004.
The streetscape project started in earnest in about 1999. It had been talked about before, but without real organized effort. In 1999 and 2000 the association started talking with FPL and the other utilities about what it would take to place the overhead utilities underground, and what the expenses would be.
That evolved into a more comprehensive streetscape design, including brick pavers and lighting.
In 2002 the association raised some $40,000 to hire professional designers (landscape architects and civil engineers) to create the initial designs. Surveyors were hired, aerial photos taken and real design took place. The designers had 4 workshops with the neighborhood where design concepts were presented and feedback given. We went thru three design iterations, based upon feedback from the neighborhood.
In 2004, the concept was finalized and Golden Gate Point attempted to hand the implementation of the project off to the city via a neighborhood petition. After careful reading of the state laws, the neighborhood and city found that the petition wasn't the proper vehicle. The neighborhood had always discussed taxing ourselves based on the value of each property. That required, by state law a public vote of the Neighborhood.
On December 13, 2005 the election to approve the 5.8mill, 25 year bond was approved by a overwhelming 85% of the voter, with very heavy turnout. Two days later, at the next city commission meeting, Brent Parker officially "reported up" the results to the city commission, officially turning over the project to the City of Sarasota and their engineering staff. Since taking on the project, the city has advertised for professionals (engineers and landscape architect) to submit their qualifications to undertake the project, and they are currently reviewing those submittals (with the input of Golden Gate Point). That selection is imminent.
It expected that the final design work will take about 6 months, and be completed in the fall of 2006. Bids will then be solicited from contractors, and actual work will commence sometime early 2007. We expect the work to take 4-5 months. We expect based upon current property values that during the initial years the tax repayment will be about $700-900, per $1m of assed value. In later years as other projects are developed, increasing the total property value on Golden Gate Point, the payments per year will actually decrease.
(as it appears on goldengatepoint.net)
EVERYBODY WELCOME CITY PLACE AT PINEAPPLE SQUARE
I had to pleasure of speaking with a rep from one of Sarasota's newest downtown developement projects this morning - City Place at Pineapple Square. The more she spoke, the more excited I got as this is going to be a fantastic development.
Before I get into the details I will cut right to the chase. You can get into this City Place starting at around $400,000. This will secure you a 1 bedroom, 1 bath unit with about 765 interior sq feet. Add the porch (which comes with every unit) and you are looking at a total of 1,000 sq ft. A 1 bedroom with den will run you about $425,000, a 2 bedroom/ 2 bath (1200-1400 sq ft) will be $625,000 and a 3 bedroom/ 2.5 bath will be set at $875K. There is also a 2 bedroom/ 2 bath + a den which measure in at between 1500-1700 sq ft.
To secure a unit for yourself will require a $25,000 deposit and 20% of the purchase price. The first 10% will be due at contract with the 2nd 10% at the begining of the "build-out". Demo is going to start in November so it will be exciting seeing City Place taking shape. There will be no assignments before closing, but after you can do whatever you wish with your property.
One of the nice things about this project is that there will be no more than about 6 of each floorplan. As in most cases the developers are going to release only a certain amount at a time and when I find out more specifics I will let you know. The first "move-ins" is realistically set for the first quarter of 2009. City Place will be a mixed use project with 130,000 sq ft available of commercial space. All commercial space will be located on the first two floors. The rep was tight-lipped regarding the larger stores vying for space, but they promise to be quality names.
Along with the fantastic property, City Place will bring much needed parking to downtown. There will be a combined (residential/commercial) 1067 spaces available. 340 of the public parking spaces will be located on the 2nd floor of the Whole Foods building. The residential parking places will be $30,000 each and will be made available to only those who are residents of City Place. Once the project is complete, through-traffic will be closed down between pineapple and lemon. Pedestrians will be able to manuver around by using a unique "breeze-way". - a first for the area.
A very exciting project taking place in the very exciting city of Sarasota, Florida. I will updating our site to reflect more of this information about City Place at Pineapple Square, but as always, check this blog first as it is the first thing updated when it comes to Sarasota's "goings-ons".
I had to pleasure of speaking with a rep from one of Sarasota's newest downtown developement projects this morning - City Place at Pineapple Square. The more she spoke, the more excited I got as this is going to be a fantastic development.
Before I get into the details I will cut right to the chase. You can get into this City Place starting at around $400,000. This will secure you a 1 bedroom, 1 bath unit with about 765 interior sq feet. Add the porch (which comes with every unit) and you are looking at a total of 1,000 sq ft. A 1 bedroom with den will run you about $425,000, a 2 bedroom/ 2 bath (1200-1400 sq ft) will be $625,000 and a 3 bedroom/ 2.5 bath will be set at $875K. There is also a 2 bedroom/ 2 bath + a den which measure in at between 1500-1700 sq ft.
To secure a unit for yourself will require a $25,000 deposit and 20% of the purchase price. The first 10% will be due at contract with the 2nd 10% at the begining of the "build-out". Demo is going to start in November so it will be exciting seeing City Place taking shape. There will be no assignments before closing, but after you can do whatever you wish with your property.
One of the nice things about this project is that there will be no more than about 6 of each floorplan. As in most cases the developers are going to release only a certain amount at a time and when I find out more specifics I will let you know. The first "move-ins" is realistically set for the first quarter of 2009. City Place will be a mixed use project with 130,000 sq ft available of commercial space. All commercial space will be located on the first two floors. The rep was tight-lipped regarding the larger stores vying for space, but they promise to be quality names.
Along with the fantastic property, City Place will bring much needed parking to downtown. There will be a combined (residential/commercial) 1067 spaces available. 340 of the public parking spaces will be located on the 2nd floor of the Whole Foods building. The residential parking places will be $30,000 each and will be made available to only those who are residents of City Place. Once the project is complete, through-traffic will be closed down between pineapple and lemon. Pedestrians will be able to manuver around by using a unique "breeze-way". - a first for the area.
A very exciting project taking place in the very exciting city of Sarasota, Florida. I will updating our site to reflect more of this information about City Place at Pineapple Square, but as always, check this blog first as it is the first thing updated when it comes to Sarasota's "goings-ons".
