Rebuilding RISE Doro

[thelakelander]

A year after a devastating fire destroyed the development before it was set to open, the RISE Doro multifamily project is under construction again.

Read More: https://www.thejaxsonmag.com/article/rebuilding-rise-doro/

[jax_hwy_engineer]

Did this receive city funding the first time, and is now receiving additional funds?

[fieldafm]

Did this receive city funding the first time, and is now receiving additional funds?

The original project was to receive a REV grant (property tax rebate). That never happened as the project never went online.

The new project will receive $1mm from the city to satisfy the lien for the previous demo (COJ paid for an emergency demo as soon as the fire was extinguished, so the bill is essentially forgiven), a larger REV grant (construction costs are higher, so I believe the REV grants are essentially the same %, just the dollar amount increased to match the higher construction costs) and now incentives to keep around a 1/3 of the units as workforce housing (a rebate to subsidize rents).  Previously about 1/3 of the units were going to be managed by a rental management company and leased as STRs (STR would have resulted in higher rents than long-term leases). They essentially swapped out the STRs for workforce housing.

[Jones518]

I am glad to see construction moving forward again....Does anyone know if they will use the same materials? hopefully they will use steel or concrete. I can't imagine them using wood again.

[Charles Hunter]

I am glad to see construction moving forward again....Does anyone know if they will use the same materials? hopefully they will use steel or concrete. I can't imagine them using wood again.

In the photo essay, there's a lot of lumber stacked up.

[Jones518]

I am glad to see construction moving forward again....Does anyone know if they will use the same materials? hopefully they will use steel or concrete. I can't imagine them using wood again.

In the photo essay, there's a lot of lumber stacked up.

Ahhh, I see. I hope not... there should have been some sort of requirement to build with sturdier materials if they want to receive incentives. 

[acme54321]

Of course they are using wood again.  That's how the structure was designed.  Any suggestions otherwise was just after fire lip service from the developer.

[jaxlongtimer]

Is the rebuild the same as the original build?  I thought it was ugly but that is just my opinion.  If they had trouble renting up, maybe they took some hints from the market place?

[thelakelander]

Its basically the same except a significant amount of the units will be workforce housing.

[Ken_FSU]

I'd rather see the same materials with workforce housing added than upgraded materials with $3k rents and STRs.

[Joey Mackey]

Leasing has started (again!) https://www.news4jax.com/news/local/2025/10/22/rise-doro-begins-leasing-apartments-nearly-2-years-after-devastating-fire-just-days-before-scheduled-2024-opening/

After the fire, I thought for sure this project would wither and die, resulting in another empty lot. Great work by all those involved and we should add these developers to the short list of people who can actually construct large scale projects in/near downtown. Maybe they are interested in taking on some other challenges.

[Tacachale]

Leasing has started (again!) https://www.news4jax.com/news/local/2025/10/22/rise-doro-begins-leasing-apartments-nearly-2-years-after-devastating-fire-just-days-before-scheduled-2024-opening/

After the fire, I thought for sure this project would wither and die, resulting in another empty lot. Great work by all those involved and we should add these developers to the short list of people who can actually construct large scale projects in/near downtown. Maybe they are interested in taking on some other challenges.

I can say that both the administration and DIA worked really hard to keep this penciling and that may have given the developer more confidence than they might have had a few years back, but this really speaks to their commitment to the project and getting it done. Great work by their team! And that in turn reflects how much more confident developers are in Downtown projects than in the past. Good mojo all around!

[acme54321]

Leasing has started (again!) https://www.news4jax.com/news/local/2025/10/22/rise-doro-begins-leasing-apartments-nearly-2-years-after-devastating-fire-just-days-before-scheduled-2024-opening/

After the fire, I thought for sure this project would wither and die, resulting in another empty lot. Great work by all those involved and we should add these developers to the short list of people who can actually construct large scale projects in/near downtown. Maybe they are interested in taking on some other challenges.

I can say that both the administration and DIA worked really hard to keep this penciling and that may have given the developer more confidence than they might have had a few years back, but this really speaks to their commitment to the project and getting it done. Great work by their team! And that in turn reflects how much more confident developers are in Downtown projects than in the past. Good mojo all around!

I'd like to see some of that confidence to go into the Southbank around River's Edge.  The lack of activity, or at least perceived lack, is a little brow raising.

[Jones518]

Leasing has started (again!) https://www.news4jax.com/news/local/2025/10/22/rise-doro-begins-leasing-apartments-nearly-2-years-after-devastating-fire-just-days-before-scheduled-2024-opening/

After the fire, I thought for sure this project would wither and die, resulting in another empty lot. Great work by all those involved and we should add these developers to the short list of people who can actually construct large scale projects in/near downtown. Maybe they are interested in taking on some other challenges.

I can say that both the administration and DIA worked really hard to keep this penciling and that may have given the developer more confidence than they might have had a few years back, but this really speaks to their commitment to the project and getting it done. Great work by their team! And that in turn reflects how much more confident developers are in Downtown projects than in the past. Good mojo all around!

I'd like to see some of that confidence to go into the Southbank around Rivertown.  The lack of activity, or at least perceived lack, is a little brow raising.

I think you mean River's Edge...i think we will see more activity in the River's edge area soon... developers may be stalling and waiting for rates to drop or until financing conditions improve especially when financial experts and the feds are pointing to more rate cuts. We will see....

To have townhouses with folks living in a few units, parks, and other infrastructure projects wrapping up..that's better than what it has been for nearly the 2 decades after the JEA generating station was tore down (vacant lots)....


DCPS literally just turned down an offer for Fleet landing to buy their building and redevelop that site. (A site next door to Rivers edge).


I believe we are very close to more activity in the Riversedge/southbank area especially with all the activity in San Marco and the riverfront....its only a matter of time at this point. The area is ripe for development.


Overall, I like what's happening downtown right now. Glad to see projects reaching new milestones getting closer to the finish line. It will be interesting to see how it all comes together over the next 5 or so years, with Many developments coming online in the next year or two. MOSH 2.0, stadium of the future, Four Seasons, new Jags headquarters, UF's graduate campus, Wholefoods, Gateway Jax's developments....the list goes on...there's real momentum downtown..

[jaxlongtimer]

Leasing has started (again!) https://www.news4jax.com/news/local/2025/10/22/rise-doro-begins-leasing-apartments-nearly-2-years-after-devastating-fire-just-days-before-scheduled-2024-opening/

After the fire, I thought for sure this project would wither and die, resulting in another empty lot. Great work by all those involved and we should add these developers to the short list of people who can actually construct large scale projects in/near downtown. Maybe they are interested in taking on some other challenges.

I can say that both the administration and DIA worked really hard to keep this penciling and that may have given the developer more confidence than they might have had a few years back, but this really speaks to their commitment to the project and getting it done. Great work by their team! And that in turn reflects how much more confident developers are in Downtown projects than in the past. Good mojo all around!

I recall before the fire, Doro was slow renting up.  What are people hearing now?  I think between the building's design and location, it still would not be an ideal setup, but that's just my opinion.