Rebuilding RISE Doro

[Ken_FSU]

Remember, the residents. JW doesn't have a residential component. Four Seasons (and Ritz) often does, and there are for sale options in the one in Jax.

I think JW is starting to lean a little more into hotel + residential lately, Steve?

A couple in progress for Florida right now:

This was the proposed Orlando project that is currently stalled: https://www.oftmw.com/post/jw-marriott-hotel-residences-mixed-use-project-to-rise-near-lake-eola-in-downtown-orlando

Clearwater JW has condos as well: https://www.oftmw.com/post/jw-marriott-hotel-residences-mixed-use-project-to-rise-near-lake-eola-in-downtown-orlando

The proposed Hard Rock also includes residential units.

[Steve]

Fair point - didn't realize that JW is getting into the residential game. You can tell by my answer the kind of hotels my work travel takes me too since I'm disconnected from that market a bit!

Though Shad Khan doesn't already own one of those!

[CityLife]

Good point Steve on the condo aspect of Four Seasons. That likely makes it even more viable of a project.

I suspect that in addition to owning some units for himself and family, Khan will use some of the condo units for rentals for coaches and higher paid players. Also imagine he might be using hotel rooms for rookies, practice players, and players that are on the bubble of making/staying on the roster.

If you are a head coach or team owner, you want your players and coaches as close to the training facilities and offices as possible, and the Four Seasons is a great way to keep them closer. It's a great play by Khan, imo.

[jaxlongtimer]

Four Seasons only needs Shad Khan.  He and his business, friends and family cronies will ensure it is well used. He doesn't need the greater area to support it all that much.  NFL owners and execs, national media, players, coaches, team sponsors, AEW, business partners, prospecting vendors, etc. will pay to stay there.  It's like the Trump hotel model where anyone who wants an in with the Trump administration finds themselves patronizing his hotel.

Doro and other investors not connected with Khan have a lot more risk.  It's why I suspect if Doro flounders, it will take Khan to rescue it if he chooses.

[tufsu1]

FYI - Artea on the Southbank (next to Rivers Edge) is less than 60% leased - and has been open for over a year. So let's be patient, and not overreact, with RISE Doro.

[Jones518]

Corner Lot's First and Main is around 60-65% leased according to the property manager at SPAR's most recent community meeting in February.

[Charles Hunter]

I thought there was a more specific discussion about this, but couldn't find one.

The Jags and City cut the ribbon on the new office building - One Tower Court - at the Shipyards.
https://www.bizjournals.com/jacksonville/news/2026/03/25/jaguars-office-grand-opening.html?ana=e_JA_me&j=44918373&senddate=2026-03-26&empos=p8

Headline: One Tower Court opens as Jacksonville's first new multi-tenant office building in nearly 20 years

One Tower Court is now open, delivering downtown Jacksonville's first new multi-tenant office building in nearly two decades and a tangible step forward for the Shipyards redevelopment.

Glad the first paragraph clarified.

A grand opening for the six-story, 137,000-square-foot Class A building was held March 25, with the Jacksonville Jaguars anchoring the project as its primary tenant. The team's business operations, totaling about 75,000 square feet across the second through fourth floors, will bring roughly 200 employees downtown — with room to grow.

Aren't those Jags employees already downtown, in the stadium and near by?

Foley & Lardner LLP will relocate its Jacksonville office to occupy the entire fifth floor, housing 44 attorneys and approximately 60 staff members. Timucuan Asset Management has signed on for more than 7,000 square feet on the sixth floor, with its buildout expected to be completed this summer.

Where are these businesses located now? Elsewhere in downtown, or coming in from the burbs?

[Steve]

Yes, the Jags employees were in the stadium previously. Foley and Lardner and Timucuan are both currently in the core, (FKA Wells Fargo and BB&T respectively, so we actually have a net negative in the core.

[Joey Mackey]

Foley and Lardner and Timucuan are both currently in the core, (FKA Wells Fargo and BB&T respectively, so we actually have a net negative in the core.

Classic. Better than leaving for Southside, I guess.

[thelakelander]

Subsidized a new product to drain already struggling privately owned properties of tenants in the actual downtown core. Will say it again, DT Jax could really use a real master plan to ensure public resources are strategically used properly, effectively and efficiently.

[jaxlongtimer]

What Khan is building out is like Gateway, a "community" within the City.  These are self contained bubbles with no connections to the greater core or surrounding areas.  And, without connecting walkable pathways or viable mass transit, there will be even more separation.

As Ennis notes, no master plan to tie all this together.  Synergies will be lost and everything in-between will continue to twist in the wind.

[Nmhatt]

Since the topic of the Skyway has been popping up in other threads lately, I'll bring this up. Would a Bay Street extension of the Skyway toward the stadium potentially help with this? A lot of this is speculative right now, but you could connect everything from the sports venues, Four Seasons, MOSH 2.0, the Hard Rock Hotel, the convention center, Shipyards West, "The Elbow," and whatever they end up building on the old courthouse lot. All of that could be connected with a straight shot down Bay Street.

Personally, I think this would help the new development sites become more of a TOD-type situation if the Skyway extensions were already in place before construction begins.

In the long run, I think this would help DORO and the other Sports District assets feel more connected to the rest of downtown and not so isolated, as they are now.

[Steve]

What Khan is building out is like Gateway, a "community" within the City.  These are self contained bubbles with no connections to the greater core or surrounding areas.  And, without connecting walkable pathways or viable mass transit, there will be even more separation.

As Ennis notes, no master plan to tie all this together.  Synergies will be lost and everything in-between will continue to twist in the wind.

I think it's apples to oranges to compare it to Gateway. Yes, Gateway is trying to build a self-sustaining area given it's mixed use, but the difference is the next developable block after Gateway is across the street. With the Four Seasons, it's down yonder and not walkable.

[Charles Hunter]

Since the topic of the Skyway has been popping up in other threads lately, I'll bring this up. Would a Bay Street extension of the Skyway toward the stadium potentially help with this? A lot of this is speculative right now, but you could connect everything from the sports venues, Four Seasons, MOSH 2.0, the Hard Rock Hotel, the convention center, Shipyards West, "The Elbow," and whatever they end up building on the old courthouse lot. All of that could be connected with a straight shot down Bay Street.

Personally, I think this would help the new development sites become more of a TOD-type situation if the Skyway extensions were already in place before construction begins.

In the long run, I think this would help DORO and the other Sports District assets feel more connected to the rest of downtown and not so isolated, as they are now.

Yes, if the powers that be found the money and will. A "Gator Bowl" extension was part of the original plan. That little stubby piece along Bay Street at Hogan was put there just for a Gator Bowl extension. Other proposed extensions were north to the UF Hospital, south to San Marco shopping area, and southwest at least to Five Points. Ahhh, what could have been.

[Nmhatt]

I knew about it as part of the original plan, but I think it's time to make it happen—especially with the discussion around revamping the APMs and expanding capacity. I'm not even asking for some of the other ideas you mentioned, like an extension to Five Points, but the "Gator Bowl" extension seems like an easy win, along with Brooklyn. One of the main complaints about the Skyway is that it doesn't go anywhere useful, and extending it down near the stadium would connect a lot of existing (DORO) and future assets.

Before someone says it, I know this is already the route that the NAVI runs, but if we're going to have an elevated guideway, it should at least go somewhere meaningful.