Berkman Plaza 2

[ben says]

So the investment company plans to convert it into a hotel? Will they need public money to pull it off?

Obviously too early to tell, but maybe someone whose a bit more clued into local business dealings can guess: any ideas what hotel this would be? As far as branding/holding company goes?

[vicupstate]

^^ More important what is the current occupancy DT, particularly the Northbank. Hasn't the Hyatt always struggled to stay full? What are the daily rates?

[brucef58]

The Due Diligence Period was extended; hope the building is bought and renovated or replaced.  It is time for this eyesore to be gone from Downtown.  I have been complaining about it for the past several years.

[JaxNative81]

The two parties are under a non-disclosed agreement so the details are limited. The due-diligence contract was extended to allow for an attempt to rezone the parcel:

ORDINANCE 2016-780
AN ORDINANCE REZONING APPROXIMATELY 2.02± ACRES LOCATED IN COUNCIL DISTRICT 7 AT 500 BAY STREET EAST BETWEEN CATHERINE STREET AND LIBERTY STREET (R.E. NO(S). 073358-0200) AS DESCRIBED HEREIN, OWNED BY CHOATE CONSTRUCTION COMPANY FROM PLANNED UNIT DEVELOPMENT (PUD) DISTRICT (ORDINANCE 2005-754–E) TO COMMERCIAL CENTRAL BUSINESS (CCBD) DISTRICT, AS DEFINED AND CLASSIFIED UNDER THE ZONING CODE; PROVIDING A DISCLAIMER THAT THE REZONING GRANTED HEREIN SHALL NOT BE CONSTRUED AS AN EXEMPTION FROM ANY OTHER APPLICABLE LAWS; PROVIDING AN EFFECTIVE DATE.

[brainstormer]

Does anyone think there might be a market for office space? Could be built out to lease specifications. Maybe DCPS could take half of the building and switch sides of the river.

[thelakelander]

I can't imagine Berkman's narrow residential footprint being good for office use. If DCPS wants to come to the Northbank, we still have a lot of space available in exising office buildings.

[Bativac]

I always see suggestions that DCPS should sell their riverfront property and set up their offices elsewhere. Is DCPS looking to do that? Or is is just wishful thinking on the part of those who think the DCPS site is ripe for some kind of development?

[KenFSU]

I always see suggestions that DCPS should sell their riverfront property and set up their offices elsewhere. Is DCPS looking to do that? Or is is just wishful thinking on the part of those who think the DCPS site is ripe for some kind of development?

From a January 2016 interview.

Can anyone even think of a space that meets the below requirements?

Duval County Public Schools Superintendent Nikolai Vitti understands that over the years developers have salivated over the idea of obtaining the five-acre school board property. Now as the area surrounding the six-story, 112,461-square-foot building is on the cusp of taking off, he said he is more than willing to entertain fair offers for the Duval County School Board Administration building so that it might be relocated to a more advantageous location for both the city and the school district.

"There's nothing about being on the river in this location that is associated with student achievement," Vitti said in a telephone interview. "I'm willing to sell the building at a fair price."

Although he has not done any specific "leg work" or "analysis," Vitti said an acceptable offer would have to meet the following criteria:

It would enable the school district to move to a central location, preferably downtown;

It would enable the school district's headquarters to move to a newer, more environmentally-friendly building that would have lower energy costs and be less expensive to maintain on a yearly basis;

It would enable the school district to relocate into a building with plenty of parking that would cost less to upgrade than the one the school district currently inhabits.

"We'd like to have something in the general radius of where we are now, but not on the water," said Vitti, a San Marco resident. "It could be on the outskirts of downtown."

Ideally, Vitti would like to have the school district own its own building as it does now, but said he is not opposed to renting. "It would be great if we could purchase the land where we would move. Ideally, we want our own property, as we own what we have now, but I'm not against renting. It's all about the cost," he said.

Vitti also said he was willing to consider moving into a smaller building and relocating some of the departments now housed in the School Board building into Duval County school buildings that have unused space.

"The bottom line is the size of the building doesn't need to meet the seating capacity of our current building," he said. "I don't think all of our departments have to be located in a central building. For instance, curriculum and instruction doesn't need to be in a central building. It could be in different schools that are under-utilized. Also, the parent and community engagement office could be spread throughout the county," he said.

So far Vitti said he has engaged in casual conversations about a possible move, but hasn't been presented with anything official. "I'm willing to entertain proposals, but so far there has been nothing formal at this point," he said.

[jaxjaguar]

I'm sure it's a pipe dream, but I'd love to see DCPS purchase / fix up the ambassador hotel building at 310 W Church Street. It would increase the foot traffic in an area that desperately needs it and eliminate an eyesore.

I'm sure with the price they could get on their current building and grants they could get it, it wouldn't cost them much. But I doubt they'd take on the project due to effort involved.

[vicupstate]

I'm sure it's a pipe dream, but I'd love to see DCPS purchase / fix up the ambassador hotel building at 310 W Church Street. It would increase the foot traffic in an area that desperately needs it and eliminate an eyesore.

I'm sure with the price they could get on their current building and grants they could get it, it wouldn't cost them much. But I doubt they'd take on the project due to effort involved.

Ambassador Hotel is probably better suited for residential since it sort of was in it's original life. The Florida Baptist Convention building might be a better choice. 

[jaxjaguar]

That building is better for tax purposes, but still not great for bumping up density in the core. What about the free Mason building behind the courthouse... Is that currently occupied?

[thelakelander]

Florida Baptist is way too small and has no parking.  If they'd consider leasing, One Enterprise Center is still half empty but parking would still be an issue. If JEA still wants to move, their building has more than enough space and its own parking garage. However, maintenance could be an issue since that's why JEA is considering leaving.

Quite frankly, I can't think of an existing building in the Northbank that would meet Vitti's criteria. That criteria pretty much drives them to edge spots like LaVilla, Hansontown, Brooklyn or North San Marco near the Kings Avenue garage. With that said, they should partner up with JTA. JTA has tons of land for infill near adjacent Skyway stations and lots of underutilized parking. Replace a parking lot with a new urban building to fit their needs and utilize the Skyway and its associated lots for their parking needs.

That building is better for tax purposes, but still not great for bumping up density in the core. What about the free Mason building behind the courthouse... Is that currently occupied?

It's occupied by the Grand Lodge. At one point they were trying to lease the street level retail spots but from what I understand, they ran into code issues.

[acme54321]

With that said, they should partner up with JTA. JTA has tons of land for infill near adjacent Skyway stations and lots of underutilized parking. Replace a parking lot with a new urban building to fit their needs and utilize the Skyway and its associated lots for their parking needs

Interesting idea.  I like it.  JTA even owns the wooded piece of property between the existing  DCSB building and the interstate.  They could build right there and utilize the King's Ave garage during regular working hours.  Or even build on the empty lot at the SE side of that garage.

[KenFSU]

Any JBJ subscribers able to summarize this?

http://www.bizjournals.com/jacksonville/news/2016/11/30/why-berkman-zoning-change-likely-wont-result-in.html

[ProjectMaximus]

Any JBJ subscribers able to summarize this?

http://www.bizjournals.com/jacksonville/news/2016/11/30/why-berkman-zoning-change-likely-wont-result-in.html

It's a purely speculative article, and fairly short as well. Basically guessing that the rezoning request would be an attempt to "test the waters" but there is no deal in place or imminent. The reasons given are essentially that the demand is not there yet. Astleford is quoted saying downtown hotel occupancy is at 67% ( ) and you would need to be over 75% along with increasing nightly rates, to be able to consider developing new rooms. He also states that there have been discussions for new hotels in downtown since he joined Visit Jax 4 years ago. Incidentally, they mention that the Westside, which is over 75% occupancy, could see a new hotel in the works.