Conceptual Renderings: Pearl Square's Block N-7

[acme54321]

I don't think the two buildings under construction have garages, so it seems like this would have to be finished before they go online.

Block N4 will have a 2 story garage, N11 doesn't have one at all

I'm assuming the garage behind the ambassador is going to partially serve N11

[Ken_FSU]

Was not expecting a nearly $30 million cash completion grant to be attached to this project. That is a big chunk of change from a cash-strapped general fund. Certainly way more justifiable than the $40 million cash grant committed to Related, but we've got a lot of completion grants and infrastructure projects coming due here in the next few years. You've gotta do it, but I worry it's not going to leave much room for projects like a Sports & Entertainment District and a potential restoration of the Trio.

https://www.news4jax.com/news/local/2025/11/24/gateway-jax-to-seek-at-least-43m-in-incentives-for-publix-anchored-project-at-old-site-of-first-baptist-downtown/

[jcjohnpaint]

Personally, I would rather see the incentives go to the north core if that what is what we want to grow and become active. Also, Gateway is delivering.

[Steve]

Agreed. I mean personally I think we end up figuring it out and I think everyone knows this is a critical piece of the redevelopment. But I do agree that the amount of completion grants is starting to add up.

It's probably time to start looking at the incentives for the rest of Pearl Square as a whole (maybe after this one).

[landfall]

Was not expecting a nearly $30 million cash completion grant to be attached to this project. That is a big chunk of change from a cash-strapped general fund. Certainly way more justifiable than the $40 million cash grant committed to Related, but we've got a lot of completion grants and infrastructure projects coming due here in the next few years. You've gotta do it, but I worry it's not going to leave much room for projects like a Sports & Entertainment District and a potential restoration of the Trio.

https://www.news4jax.com/news/local/2025/11/24/gateway-jax-to-seek-at-least-43m-in-incentives-for-publix-anchored-project-at-old-site-of-first-baptist-downtown/

Sports and Entertainment District is not even at the renderings stage again and the Trio, lol? I get what you are saying but this is one of the few major developments in Downtown Jax I've seen capable of delivering results. Quite happy for the kitchen sink to be thrown at them.

[Ken_FSU]

Was not expecting a nearly $30 million cash completion grant to be attached to this project. That is a big chunk of change from a cash-strapped general fund. Certainly way more justifiable than the $40 million cash grant committed to Related, but we've got a lot of completion grants and infrastructure projects coming due here in the next few years. You've gotta do it, but I worry it's not going to leave much room for projects like a Sports & Entertainment District and a potential restoration of the Trio.

https://www.news4jax.com/news/local/2025/11/24/gateway-jax-to-seek-at-least-43m-in-incentives-for-publix-anchored-project-at-old-site-of-first-baptist-downtown/

Sports and Entertainment District is not even at the renderings stage again and the Trio, lol? I get what you are saying but this is one of the few major developments in Downtown Jax I've seen capable of delivering results. Quite happy for the kitchen sink to be thrown at them.

I don't disagree at all that Gateway Jax is the best thing going right now in Downtown Jacksonville, or that a Publix and a pharmacy in the North Core are highest and best uses of finite public subsidies, but I also think the cash price tag (a $30 million completion grant) is going to come as a surprise to a City Council already burdened with other promised completion grants and capital projects over the coming three years, in a city that refuses to ever raise taxes. I say surprised, and someone correct me if I'm wrong, because I don't believe N7 is part of the Pearl Square incentive package previously negotiated with the DIA.

Taking Gateway out of the equation and just looking at the big picture, it still doesn't feel like we have a concrete master plan to prioritize spend against. Without it, we toss $40 million in cash at island projects like Related's Tower and risk having little left for catalytic projects like this.

I mention a Sports and Entertainment district specifically because we're investing well over a billion dollars of public money into a new stadium, a Four Seasons Hotel, Metropolitan Park, Shipyards West, and MOSH in that area. It's a quality of life investment, but it's also predicated on the idea that improving our facilities will lure larger and more frequent events to Jacksonville to help recoup that investment. That entire area makes no sense and will fail to attract events and revenue without a Cordish-like 365-day-a-year district that actually gives people something to do and a reason to stay in the area. I can only speak to what I hear, but it sounds like plans may end up way scaled back for the most important part of making the whole thing work. To me, it's something that should be fast-tracked to open alongside all of the other noted development in the area. Where is a business traveler staying at the Four Seasons walking to at night? Where are visitors to Met Park, MOSH, and Shipyards West getting lunch with their families after their visit? Where are marina visitors going once they dock on non-game days? Where are event attendees hanging out after it's over? In the same way that robovans won't create TOD, we also can't expect transient food trucks to prop up a $2 billion stretch of riverfront.

I mention the Trio because we're investing $90 million into revitalizing Riverfront Plaza, and another $20 million+ into the private development by Gateway, and there's no universe where the Trio should stay in its current blighted condition for another five years if we expect these other investments down Laura Street to pay off.

The cash is finite, and you can rest assured that the JEA Tower residential conversion, the Chase Southbank project, RiversEdge Private Development, fixing the JTA's mess with the completion of the Emerald Trail, Jones Bros, Independent Life, Hard Rock/Ford on Bay, and countless others will come with their hands out.

Gotta prioritize.

And, again, to be clear, Gateway Jax is 1A on that tiered list. 

[jaxlongtimer]

^ The City has finite resources.  I suggest that it should focus on one specific area with incentives, the Northcore.  If that thrives, all else around it will take a life of its own.  No way the City should also incentivize the Southbank, Brooklyn, Springfield, the Stadium, etc.  What has all that development done for the Northcore?  Not much.  But, the reverse, the Northcore, as the center of the City, its true heart, the source of its identity and character, would benefit all the surrounding areas.  If the Northcore took off, incentives should no longer be necessary for the spillover areas around it, especially on the riverfront.  Priorities need to be set and stuck to.  This remains the consequence of no real planning or visioning... just ping ponging along.

Still missing... a mass transit connection between the Northcore and surrounding urban areas that could feed its growth.

The City needs focus... its all over the place, spreading itself too thin, and not optimizing results anywhere as a result.

[fsu813]

Was not expecting a nearly $30 million cash completion grant to be attached to this project. That is a big chunk of change from a cash-strapped general fund. Certainly way more justifiable than the $40 million cash grant committed to Related, but we've got a lot of completion grants and infrastructure projects coming due here in the next few years. You've gotta do it, but I worry it's not going to leave much room for projects like a Sports & Entertainment District and a potential restoration of the Trio.

https://www.news4jax.com/news/local/2025/11/24/gateway-jax-to-seek-at-least-43m-in-incentives-for-publix-anchored-project-at-old-site-of-first-baptist-downtown/

Sports and Entertainment District is not even at the renderings stage again and the Trio, lol? I get what you are saying but this is one of the few major developments in Downtown Jax I've seen capable of delivering results. Quite happy for the kitchen sink to be thrown at them.

I don't disagree at all that Gateway Jax is the best thing going right now in Downtown Jacksonville, or that a Publix and a pharmacy in the North Core are highest and best uses of finite public subsidies, but I also think the cash price tag (a $30 million completion grant) is going to come as a surprise to a City Council already burdened with other promised completion grants and capital projects over the coming three years, in a city that refuses to ever raise taxes. I say surprised, and someone correct me if I'm wrong, because I don't believe N7 is part of the Pearl Square incentive package previously negotiated with the DIA.

Taking Gateway out of the equation and just looking at the big picture, it still doesn't feel like we have a concrete master plan to prioritize spend against. Without it, we toss $40 million in cash at island projects like Related's Tower and risk having little left for catalytic projects like this.

I mention a Sports and Entertainment district specifically because we're investing well over a billion dollars of public money into a new stadium, a Four Seasons Hotel, Metropolitan Park, Shipyards West, and MOSH in that area. It's a quality of life investment, but it's also predicated on the idea that improving our facilities will lure larger and more frequent events to Jacksonville to help recoup that investment. That entire area makes no sense and will fail to attract events and revenue without a Cordish-like 365-day-a-year district that actually gives people something to do and a reason to stay in the area. I can only speak to what I hear, but it sounds like plans may end up way scaled back for the most important part of making the whole thing work. To me, it's something that should be fast-tracked to open alongside all of the other noted development in the area. Where is a business traveler staying at the Four Seasons walking to at night? Where are visitors to Met Park, MOSH, and Shipyards West getting lunch with their families after their visit? Where are marina visitors going once they dock on non-game days? Where are event attendees hanging out after it's over? In the same way that robovans won't create TOD, we also can't expect transient food trucks to prop up a $2 billion stretch of riverfront.

I mention the Trio because we're investing $90 million into revitalizing Riverfront Plaza, and another $20 million+ into the private development by Gateway, and there's no universe where the Trio should stay in its current blighted condition for another five years if we expect these other investments down Laura Street to pay off.

The cash is finite, and you can rest assured that the JEA Tower residential conversion, the Chase Southbank project, RiversEdge Private Development, fixing the JTA's mess with the completion of the Emerald Trail, Jones Bros, Independent Life, Hard Rock/Ford on Bay, and countless others will come with their hands out.

Gotta prioritize.

And, again, to be clear, Gateway Jax is 1A on that tiered list. 

Big picture, this is why a true master plan would be helpful for Downtown. I was watching a presentation by Mitchell Silver recently, where he said Downtown's have two styles of development: deal making and master planned. Each has strengths, but deal-by-deal development without direction is unpredictable, and master planning isn't as flexible. He seemed to favor having a master plan, and I know The Jaxson has advocated for that as well. The DIA and COJ, to date, have preferred the deal-by-deal sequence of development, which is more difficult to plan ahead for.

[Ken_FSU]

Was not expecting a nearly $30 million cash completion grant to be attached to this project. That is a big chunk of change from a cash-strapped general fund. Certainly way more justifiable than the $40 million cash grant committed to Related, but we've got a lot of completion grants and infrastructure projects coming due here in the next few years. You've gotta do it, but I worry it's not going to leave much room for projects like a Sports & Entertainment District and a potential restoration of the Trio.

https://www.news4jax.com/news/local/2025/11/24/gateway-jax-to-seek-at-least-43m-in-incentives-for-publix-anchored-project-at-old-site-of-first-baptist-downtown/

Sports and Entertainment District is not even at the renderings stage again and the Trio, lol? I get what you are saying but this is one of the few major developments in Downtown Jax I've seen capable of delivering results. Quite happy for the kitchen sink to be thrown at them.

I don't disagree at all that Gateway Jax is the best thing going right now in Downtown Jacksonville, or that a Publix and a pharmacy in the North Core are highest and best uses of finite public subsidies, but I also think the cash price tag (a $30 million completion grant) is going to come as a surprise to a City Council already burdened with other promised completion grants and capital projects over the coming three years, in a city that refuses to ever raise taxes. I say surprised, and someone correct me if I'm wrong, because I don't believe N7 is part of the Pearl Square incentive package previously negotiated with the DIA.

Taking Gateway out of the equation and just looking at the big picture, it still doesn't feel like we have a concrete master plan to prioritize spend against. Without it, we toss $40 million in cash at island projects like Related's Tower and risk having little left for catalytic projects like this.

I mention a Sports and Entertainment district specifically because we're investing well over a billion dollars of public money into a new stadium, a Four Seasons Hotel, Metropolitan Park, Shipyards West, and MOSH in that area. It's a quality of life investment, but it's also predicated on the idea that improving our facilities will lure larger and more frequent events to Jacksonville to help recoup that investment. That entire area makes no sense and will fail to attract events and revenue without a Cordish-like 365-day-a-year district that actually gives people something to do and a reason to stay in the area. I can only speak to what I hear, but it sounds like plans may end up way scaled back for the most important part of making the whole thing work. To me, it's something that should be fast-tracked to open alongside all of the other noted development in the area. Where is a business traveler staying at the Four Seasons walking to at night? Where are visitors to Met Park, MOSH, and Shipyards West getting lunch with their families after their visit? Where are marina visitors going once they dock on non-game days? Where are event attendees hanging out after it's over? In the same way that robovans won't create TOD, we also can't expect transient food trucks to prop up a $2 billion stretch of riverfront.

I mention the Trio because we're investing $90 million into revitalizing Riverfront Plaza, and another $20 million+ into the private development by Gateway, and there's no universe where the Trio should stay in its current blighted condition for another five years if we expect these other investments down Laura Street to pay off.

The cash is finite, and you can rest assured that the JEA Tower residential conversion, the Chase Southbank project, RiversEdge Private Development, fixing the JTA's mess with the completion of the Emerald Trail, Jones Bros, Independent Life, Hard Rock/Ford on Bay, and countless others will come with their hands out.

Gotta prioritize.

And, again, to be clear, Gateway Jax is 1A on that tiered list. 

Big picture, this is why a true master plan would be helpful for Downtown. I was watching a presentation by Mitchell Silver recently, where he said Downtown's have two styles of development: deal making and master planned. Each has strengths, but deal-by-deal development without direction is unpredictable, and master planning isn't as flexible. He seemed to favor having a master plan, and I know The Jaxson has advocated for that as well. The DIA and COJ, to date, have preferred the deal-by-deal sequence of development, which is more difficult to plan ahead for.

Got a link to the presentation by any chance? Or was it in-person? Sounds interesting!

[acme54321]

https://www.jaxdailyrecord.com/news/2026/feb/18/board-member-flags-errors-in-incentive-calculation-for-publix-anchored-gateway-jax-project/

This story just seems odd.  Why would would a board member air this out?

[Joey Mackey]

This is the second time now Hooper has come out publicly against a Gateway project. He also opposed the Riverfront Plaza land swap, saying it was a "losing deal."

Maybe he is just really risk adverse.

https://www.jacksonville.com/story/news/local/2025/02/28/mayor-deegan-and-council-member-salem-split-on-getting-building-for-uf/80286918007/

[Jankelope]

How could someone think Gateway wasn't a good deal? It is by far the best actual "deal" we've had for the taxpayers in terms of future tax rolls in a really long time downtown.

Regarding Riverfront Plaza, I don't necessarily if Tower is what I would have done, but Gateway ACTUALLY gets things done. So it's like a bird in hand type situation.

[thelakelander]

^Riverfront Plaza pretty much needs the F&B and retail that could be on the ground floor of a tower now. Having only a children's playground and a lawn only appeals to a small fraction of the population. Can't be world class or use a term like that for spaces that don't attract people around the clock. So more diverse options in the space would be a major positive.

[CityLife]

https://www.jaxdailyrecord.com/news/2026/feb/18/board-member-flags-errors-in-incentive-calculation-for-publix-anchored-gateway-jax-project/

This story just seems odd.  Why would would a board member air this out?

He correctly discovered that the financial assumptions in the original incentive package were erroneous. The DIA CEO admitted that he was correct.

As Hooper discovered, the DIA based its calculation on gross square footage instead of net rentable square footage. Gross square footage includes common areas such as hallways and stairways, areas for ductwork and electrical conduits, mechanical rooms and other spaces that do not generate revenue.

Hooper, who said he was not alleging wrongdoing, also said the projected rent amounts for the residential units are above market rate, with a per-square-foot cost higher than larger units that have gone online at the riverfront One Riverside mixed-use development in Brooklyn.

DIA CEO Colin Tarbert acknowledged the errors but said they would not affect the incentive package, which comprises two grants that would not be paid unless the project is completed.

Tarbert said staff was not recommending any changes to the incentives.

"They'll either do the project or won't do the project. That's on the developer's side, not the DIA's side to determine (if a project is feasible)."

In reading the Daily Record article, it sounds like he is concerned that they will not be able to finance the deal because of the mistaken revenue projections. Counting gross square footage not leasable square footage could result in a large delta. I'm assuming he wants to air this out now, so that it was on the record if/when Gateway comes back and asks for a larger incentive package if it can't obtain financing.

[Steve]

Is it me or does this feel odd coming from someone working for technically a competitor of Gateway?