The Jaxson

Jacksonville by Neighborhood => Downtown => Topic started by: Metro Jacksonville on November 02, 2015, 03:00:01 AM

Title: New Downtown Living: Broadstone River House Apartments
Post by: Metro Jacksonville on November 02, 2015, 03:00:01 AM
New Downtown Living: Broadstone River House Apartments

(http://photos.metrojacksonville.com/photos/4479310376_9d978CS-L.jpg)

If successful, the Southbank will get a little denser. The Alliance Residential Company appears to be moving forward with their plans to construct the 265 unit Broadstone River House apartments on a 3.7-acre parking lot adjacent to the Duval County School Board building. Here's a look the conceptual plans for Broadstone River House. Let us know what you think!

Read More: http://www.metrojacksonville.com/article/2015-nov-new-downtown-living-broadstone-river-house-apartments-
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Noone on November 02, 2015, 07:14:02 AM
The Pedestrian Connection to the Riverwalk. City cost? Developer cost?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Jax Friend on November 02, 2015, 07:22:31 AM
I'd be interested to know whether the Skyway played into any of Alliance's investment decisions in this project.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on November 02, 2015, 08:01:31 AM
Picture 7 is interesting.  In the NW corner it shows a building diagonal to the main complex coming into the drawing.  Looks like this is the end of the shops along the riverfront, but those existing structures don't line up with what's shown on this drawing.  The property lines show them through the middle of those shops too.  I wonder if there is some planned redevelopment here that hasn't been mentioned thus far.  One of the landscape elevations shows restaurant seating somewhere too.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: PeeJayEss on November 02, 2015, 09:25:22 AM
Picture 7 is interesting.  In the NW corner it shows a building diagonal to the main complex coming into the drawing.  Looks like this is the end of the shops along the riverfront, but those existing structures don't line up with what's shown on this drawing.  The property lines show them through the middle of those shops too.  I wonder if there is some planned redevelopment here that hasn't been mentioned thus far.  One of the landscape elevations shows restaurant seating somewhere too.

See #17:
"Proposed Restaurant with Outdoor Seating"

And Oh my god! Their landscaping plan calls for something other than rows of palms! I'm on board just based on that.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on November 02, 2015, 10:19:32 AM
Looks like a really good use of space.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Dapperdan on November 02, 2015, 10:23:54 AM
Are the apartments  an all wood structure?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on November 02, 2015, 10:53:47 AM
Yes. Basically, the same project as 220 Riverside.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: JaxJersey-licious on November 02, 2015, 12:48:04 PM
Nice renderings. I see the space for a possible outdoor restauraunt but are there plans show room for any other type of retail in the building? The area could use a full-service drug store (as could Brooklyn for that matter).
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: UNFurbanist on November 02, 2015, 04:34:13 PM
I would imagine they would try to replicate the 220 Riverside project and introduce some mixed use into the area. Also remember that this is right next to the proposed "Healthy Town" so if we can finally get the ball rolling on these projects the Southbank could really see some resurgence. Ultimately though, something needs to be done with all these surface level parking lots. The Northbank has its fair share too but I've always felt that the Southbank is inundated with them and feels like a big suburban office park in the middle of the core like nothing I've ever seen.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on November 02, 2015, 04:43:13 PM
If this and healthy town are successful I would imagine to see a lot more redevelopment on that end of the southbank.  That hotel site is huge and there area between the skyway/prudential/riverplace would be a great corner for something.  Ultimatley it would br great for someone to redevelop the holiday inn and wyndam/lexington sites comepletely.  The holiday inn looks like it belongs on the side of I95 in palm coast or something.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on November 02, 2015, 04:47:26 PM
I hope they're all successful. I may be able to convince my parents to get a riverfront condo in Healthy Town.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: jcjohnpaint on November 02, 2015, 04:50:06 PM
Any timeline?  What hurtles do they have to get over to get this moving?  From what I remember, they were not asking for incentives. 
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: I-10east on November 02, 2015, 07:14:07 PM
It looks nice, but it has a weird name I must say. Is the name of our river the Broadstone? Or maybe they should change the name of these apartments to the 'St Johns River House Apts' bizarre.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: brainstormer on November 02, 2015, 08:00:09 PM
Is this the tallest they can build with a wood structure? I find it interesting that they would not capitalize on the river views with more height along the river, and then scale back down to Prudential.

The project is exciting and will be great for that area. Hopefully more affordable than The Strand.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: tufsu1 on November 02, 2015, 09:32:23 PM
It looks nice, but it has a weird name I must say. Is the name of our river the Broadstone? Or maybe they should change the name of these apartments to the 'St Johns River House Apts' bizarre.

Broadstone is kind of like the chain name
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Bill Hoff on November 02, 2015, 09:49:35 PM
The area could use a full-service drug store (as could Brooklyn for that matter).

A national drug store will be opening a store in Brooklyn.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on November 02, 2015, 09:52:13 PM
^They should do good business. It's long overdue.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: For_F-L-O-R-I-D-A on November 02, 2015, 11:11:45 PM
Looks good but there needs to be retail along Prudential to make it the artery towards this new Healthy Town that is vital to growth in the area and a walkable district.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Captain Zissou on November 03, 2015, 08:23:04 AM
Is this the tallest they can build with a wood structure? I find it interesting that they would not capitalize on the river views with more height along the river, and then scale back down to Prudential.

The project is exciting and will be great for that area. Hopefully more affordable than The Strand.

You're supposed to do the opposite.  If you put the height on the water, you take that view and that selling point from everything not on the water.  If you keep the portion on the water low and build height behind it, everybody benefits from the view and you can price that into every unit, not just the ones right on the river.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: MusicMan on November 05, 2015, 07:43:00 AM
Upon completion the San Marco Publix will be needed more than ever.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: RattlerGator on November 05, 2015, 08:21:09 AM
Very impressive; the momentum, it's growing.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on November 05, 2015, 10:25:04 AM
So currently the site for this complex is part of that "ring around the Wyndam" mess.  I wonder if they are going to sell to this developer or what the deal is?  There have been for sale signs on the lot forever though.  I guess they could chop this part out if in fact it did sell?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on December 22, 2015, 05:33:34 PM
Some kind of public hearing announcer has been posted on the site in the last day or two.  Didn't stop and read it but good to see this are happening here.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on December 31, 2015, 12:01:29 PM
Quote
Council to review Broadstone rezoning

City Council is reviewing the rezoning ordinance for the Broadstone River House apartments on the Southbank.

Property owner Riverwalk Jacksonville Development LLC wants to rezone 3.8 acres at 1501 Riverplace Blvd. from one Planned Unit Development District to another to permit the multifamily development and a waterfront pedestrian plaza.

Alliance Residential Co. of Phoenix proposes to buy the land and build up to 263 units on 3.47 acres of the site.

The rest of the land will be passive open space, active recreation or open space and 0.4 acre for public and private right of way.

There will be sidewalks on the east and west sides of the structure to provide public access to the Southbank Riverwalk and the proposed riverfront pedestrian plaza.

The project is designed as two buildings and a parking deck between Prudential Drive and the south bank of the St. Johns River, east of the Lexington Hotel & Conference Center Jacksonville Riverwalk.

Alliance Residential said in September that, pending approvals, it would like to start construction by early second quarter 2016 and complete the project in early 2018.

Ordinance 2015-849 was introduced Dec. 8.

http://www.jaxdailyrecord.com/showstory.php?Story_id=546756
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on December 31, 2015, 12:26:04 PM
Quote
The rest of the land will be passive open space, active recreation or open space and 0.4 acre for public and private right of way.

There will be sidewalks on the east and west sides of the structure to provide public access to the Southbank Riverwalk and the proposed riverfront pedestrian plaza.


Those sound like some solid improvements to the area.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on January 20, 2016, 01:03:08 PM
Construction will start in May:

http://www.jaxdailyrecord.com/showstory.php?Story_id=546887
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Marle Brando on January 20, 2016, 01:44:04 PM
Great news!. Just curious about the rendering shown on the Daily Record article. Am I mistaken or does there seem to be some sort of artistic structure on the right of the roof??
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on January 20, 2016, 02:02:44 PM
There's going to be a lot going on the east end of the south bank in two years!
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: FlaBoy on January 20, 2016, 09:25:18 PM
Quote
Council to review Broadstone rezoning

City Council is reviewing the rezoning ordinance for the Broadstone River House apartments on the Southbank.

Property owner Riverwalk Jacksonville Development LLC wants to rezone 3.8 acres at 1501 Riverplace Blvd. from one Planned Unit Development District to another to permit the multifamily development and a waterfront pedestrian plaza.

Alliance Residential Co. of Phoenix proposes to buy the land and build up to 263 units on 3.47 acres of the site.

The rest of the land will be passive open space, active recreation or open space and 0.4 acre for public and private right of way.

There will be sidewalks on the east and west sides of the structure to provide public access to the Southbank Riverwalk and the proposed riverfront pedestrian plaza.

The project is designed as two buildings and a parking deck between Prudential Drive and the south bank of the St. Johns River, east of the Lexington Hotel & Conference Center Jacksonville Riverwalk.

Alliance Residential said in September that, pending approvals, it would like to start construction by early second quarter 2016 and complete the project in early 2018.

Ordinance 2015-849 was introduced Dec. 8.

http://www.jaxdailyrecord.com/showstory.php?Story_id=546756

No retail? If true, that is very disappointing.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on January 20, 2016, 10:05:56 PM
I'm fine with this particular project not having retail. There's the opportunity to fill up the vacant retail spaces immediately next door (illustrated in top left of site plan rendering below) and The District (Healthy Town) will have more than enough next door.

(http://photos.metrojacksonville.com/photos/4479310402_3KZr7xv-L.jpg)
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: tufsu1 on January 20, 2016, 10:57:54 PM
Great news!. Just curious about the rendering shown on the Daily Record article. Am I mistaken or does there seem to be some sort of artistic structure on the right of the roof??


those would be artistic windmills, which may light up at night like beacons
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: CCMjax on January 21, 2016, 08:13:43 AM
Quote
Council to review Broadstone rezoning

City Council is reviewing the rezoning ordinance for the Broadstone River House apartments on the Southbank.

Property owner Riverwalk Jacksonville Development LLC wants to rezone 3.8 acres at 1501 Riverplace Blvd. from one Planned Unit Development District to another to permit the multifamily development and a waterfront pedestrian plaza.

Alliance Residential Co. of Phoenix proposes to buy the land and build up to 263 units on 3.47 acres of the site.

The rest of the land will be passive open space, active recreation or open space and 0.4 acre for public and private right of way.

There will be sidewalks on the east and west sides of the structure to provide public access to the Southbank Riverwalk and the proposed riverfront pedestrian plaza.

The project is designed as two buildings and a parking deck between Prudential Drive and the south bank of the St. Johns River, east of the Lexington Hotel & Conference Center Jacksonville Riverwalk.

Alliance Residential said in September that, pending approvals, it would like to start construction by early second quarter 2016 and complete the project in early 2018.

Ordinance 2015-849 was introduced Dec. 8.

http://www.jaxdailyrecord.com/showstory.php?Story_id=546756

No retail? If true, that is very disappointing.

Mixed use is all the rage nowadays but not everything has to include retail.  I would rather see retail fill in on Hendricks and King down the street and not so worried about this particular sight.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on January 21, 2016, 09:35:36 AM
^I agree. There doesn't need to be more retail space there, there's plenty that will be within just a few blocks, especially once the District comes online.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Captain Zissou on January 21, 2016, 10:25:10 AM
Great news!. Just curious about the rendering shown on the Daily Record article. Am I mistaken or does there seem to be some sort of artistic structure on the right of the roof??

those would be artistic windmills, which may light up at night like beacons

Is this serious?  And does artistic mean non-functional? They won't power anything or have any impact on the building, they'll just look nice?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: tufsu1 on January 21, 2016, 11:15:45 AM
Great news!. Just curious about the rendering shown on the Daily Record article. Am I mistaken or does there seem to be some sort of artistic structure on the right of the roof??

those would be artistic windmills, which may light up at night like beacons

Is this serious?  And does artistic mean non-functional? They won't power anything or have any impact on the building, they'll just look nice?

Yes.  And no.  From what I understand they would be functional, but also make an artistic statement.  IMO, they might serve a larger purpose - they will be highly visible (seen from the river and I-95)and could serve as kind of a sustainability billboard for the whole city.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: CCMjax on January 21, 2016, 12:11:30 PM
Great news!. Just curious about the rendering shown on the Daily Record article. Am I mistaken or does there seem to be some sort of artistic structure on the right of the roof??

those would be artistic windmills, which may light up at night like beacons

Is this serious?  And does artistic mean non-functional? They won't power anything or have any impact on the building, they'll just look nice?

Yes.  And no.  From what I understand they would be functional, but also make an artistic statement.  IMO, they might serve a larger purpose - they will be highly visible (seen from the river and I-95)and could serve as kind of a sustainability billboard for the whole city.

Kind of like Helmut Jahn's turbines on top of new subsidized housing in Chicago?

http://www.solaripedia.com/13/27/337/near_north_apartments_wind_turbines_(chicago).html
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: PeeJayEss on January 21, 2016, 02:27:11 PM
There's the opportunity to fill up the vacant retail spaces immediately next door (illustrated in top left of site plan rendering below)

That's the old Wharves or whatever it was called. Those buildings are in pretty rough shape.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on January 21, 2016, 02:33:26 PM
^They were doing some work out there earlier this week.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: FlaBoy on January 21, 2016, 05:08:54 PM
Quote
Council to review Broadstone rezoning

City Council is reviewing the rezoning ordinance for the Broadstone River House apartments on the Southbank.

Property owner Riverwalk Jacksonville Development LLC wants to rezone 3.8 acres at 1501 Riverplace Blvd. from one Planned Unit Development District to another to permit the multifamily development and a waterfront pedestrian plaza.

Alliance Residential Co. of Phoenix proposes to buy the land and build up to 263 units on 3.47 acres of the site.

The rest of the land will be passive open space, active recreation or open space and 0.4 acre for public and private right of way.

There will be sidewalks on the east and west sides of the structure to provide public access to the Southbank Riverwalk and the proposed riverfront pedestrian plaza.

The project is designed as two buildings and a parking deck between Prudential Drive and the south bank of the St. Johns River, east of the Lexington Hotel & Conference Center Jacksonville Riverwalk.

Alliance Residential said in September that, pending approvals, it would like to start construction by early second quarter 2016 and complete the project in early 2018.

Ordinance 2015-849 was introduced Dec. 8.

http://www.jaxdailyrecord.com/showstory.php?Story_id=546756

No retail? If true, that is very disappointing.

Mixed use is all the rage nowadays but not everything has to include retail.  I would rather see retail fill in on Hendricks and King down the street and not so worried about this particular sight.

With all due respect, Prudential should not be a dead zone between the new District and Kings or Hendricks. There should be some retail on Prudential and it would be nice for something to be on the Riverwalk like a cafe or restaurant to make the riverwalk more of a destination. That is even up for debate, but the fact nothing is on Prudential is sad to me. Everywhere else in the country demands this, yet we are settling.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: CCMjax on January 21, 2016, 06:10:24 PM
^  I hear ya.  Prudential is such a bizarre section of road in that stretch.  You have the suburban style office buildings on the south side of the street and the god awful Lexington Hotel on the north side.  Now we will have a modern looking apartment building next to that.  None of it ties together at all.  I like the River House design but the hotel parking lot and office buildings set back away from the street are currently making it a very unfriendly stretch for pedestrians and potential retail I would think.  I hope it doesn't create a dead barrier between The District and Hendricks.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on January 21, 2016, 06:42:52 PM
Unless something has changed, the hotel and the parking lot around it are owned by different parties.  I woundnt be surprised to see the piece bound by Prudential, riverplace, and the skyway developed into something.  That would be a good place for some retail.  Flagler just sold those office buildings to someone also, not sure of there is more to that or if it was just a sale as it seems.  You'd think it would be worth it for them to hold onto with all the development happening around it.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on March 15, 2016, 10:39:20 AM
Someone has dug a bunch of holes and stuck a bunch of flags in the ground at the old Crawdaddy's site.  Looks like things are still moving forward with this.

They are also doing some work to the back of the shacks behind the hotel that looks semi-promising.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on March 15, 2016, 11:49:59 AM
A picture from this past weekend:

(http://photos.metrojacksonville.com/Development/Urban-Construction-March-2016/i-Xmxr7BJ/0/L/DSCF8933-L.jpg)
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: JBTripper on June 02, 2016, 10:20:57 AM
May was supposed to see ground breaking here. I drove by this morning and there's no movement at all. Any updates?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: TimmyB on June 02, 2016, 10:53:38 AM
May was supposed to see ground breaking here. I drove by this morning and there's no movement at all. Any updates?

I have no idea if this project is going forward or not, but for what it's worth, Alliance has sold off the Broadstone Beach House complex that they built in JB.  I would not say that is a good sign for their commitment to the Jax area, unless they simply got an offer they couldn't refuse.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: FlaBoy on June 02, 2016, 12:37:53 PM
May was supposed to see ground breaking here. I drove by this morning and there's no movement at all. Any updates?

 :-\
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: vicupstate on June 02, 2016, 01:39:38 PM
May was supposed to see ground breaking here. I drove by this morning and there's no movement at all. Any updates?

I have no idea if this project is going forward or not, but for what it's worth, Alliance has sold off the Broadstone Beach House complex that they built in JB.  I would not say that is a good sign for their commitment to the Jax area, unless they simply got an offer they couldn't refuse.

It may be a bad sign, but there are developers that build complexes, lease them up and immediately turn around and sell them to a REIT or whatever. It sounds like a great idea for a HGTV show come to think of it. 
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: TimmyB on June 02, 2016, 02:24:59 PM
May was supposed to see ground breaking here. I drove by this morning and there's no movement at all. Any updates?

I have no idea if this project is going forward or not, but for what it's worth, Alliance has sold off the Broadstone Beach House complex that they built in JB.  I would not say that is a good sign for their commitment to the Jax area, unless they simply got an offer they couldn't refuse.

It may be a bad sign, but there are developers that build complexes, lease them up and immediately turn around and sell them to a REIT or whatever. It sounds like a great idea for a HGTV show come to think of it.

Yes, I agree with that.  I don't see this as Alliance's track record, for the most part.  They seem to be in it for the long-haul, but again, they may have gotten an unbelievable number and felt they had to sell.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: ProjectMaximus on June 02, 2016, 02:36:27 PM
IIRC their plans call for two more apts in Jax. I saw the JB sale and didnt think twice about it. Certainly would have liked to see them break ground but I don't think the JB sale is of any concern at all. 5000 Town sold within a year of completion. It's actually a seller's market for apt complexes as tons of hedge funds and reits seek decent returns that they can no longer get in the stock market.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: TimmyB on June 02, 2016, 02:57:29 PM
IIRC their plans call for two more apts in Jax. I saw the JB sale and didnt think twice about it. Certainly would have liked to see them break ground but I don't think the JB sale is of any concern at all. 5000 Town sold within a year of completion. It's actually a seller's market for apt complexes as tons of hedge funds and reits seek decent returns that they can no longer get in the stock market.

You are probably right.  As I recall, the article about the sale mentioned the price per unit being a record amount for the Jax market at over $200K per unit.  They probably realized that was too good to pass up.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: DrQue on June 02, 2016, 03:10:48 PM
Alliance held the complex for 7 years, navigated a downturn, and sold the asset for $202,000/unit. More likely than not this will keep them interested in Jacksonville given their market knowledge and success. 
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on June 02, 2016, 05:23:59 PM
May was supposed to see ground breaking here. I drove by this morning and there's no movement at all. Any updates?
Was just told less than a hour ago by a pretty good source that they are in the process of getting their permits now. Was told construction will start this summer.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: JBTripper on June 03, 2016, 10:12:25 AM
That's good news! Would love to see something that is planned and announced for the Southbank/San Marco actually, you know, start happening. Fingers crossed on The District and East San Marco...
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on June 03, 2016, 10:32:09 AM
^This and the Baptist/MD Anderson project are two that are definitely on the verge of breaking ground.  I'd consider both of them "givens" at this point. 
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: FlaBoy on June 03, 2016, 05:01:25 PM
I know the District is going to happen and construction will start hopefully by the fall or the end of this year.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: ProjectMaximus on June 03, 2016, 07:00:00 PM
I know the District is going to happen and construction will start hopefully by the fall or the end of this year.

Can you share a clue or hint as to how you know it is going to happen?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: ProjectMaximus on June 16, 2016, 03:08:01 PM
IIRC their plans call for two more apts in Jax. I saw the JB sale and didnt think twice about it. Certainly would have liked to see them break ground but I don't think the JB sale is of any concern at all. 5000 Town sold within a year of completion. It's actually a seller's market for apt complexes as tons of hedge funds and reits seek decent returns that they can no longer get in the stock market.

You are probably right.  As I recall, the article about the sale mentioned the price per unit being a record amount for the Jax market at over $200K per unit.  They probably realized that was too good to pass up.

Someone shared this in another thread but this offers a tangible explanation:

http://www.bizjournals.com/jacksonville/news/2016/06/14/the-brooklyn-riverside-sells-for-58-million.html

Quote
The Brooklyn Riverside Apartments, a 310-unit apartment complex that was built in 2015, has been sold for $58 million, according to a broker that represented the seller.

Quote
The price per unit, the metric used by real estate professionals when comparing multifamily projects, was about $187,000. The only apartment sale to have a higher price per unit this year was the 228-unit Broadstone Beach House Apartments that sold for $203,000 or 46.3 million.

Sounds like an offer that was indeed too good to refuse.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on July 03, 2016, 10:54:13 AM
Drove by last night and noticed that the row of trees between this site and the DCSB building had been removed.  Couldnt tell if anymore site work had been done or not though because it was really dark.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on July 14, 2016, 03:23:56 PM
Construction is underway at this site. Land clearing was taking place earlier today.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: TimmyB on July 14, 2016, 03:38:45 PM
Construction is underway at this site. Land clearing was taking place earlier today.

Hey, Lake, I know this thread is about the downtown site, but I was wondering if you had seen any progress on the new apartments at the Tamaya site.  Haven't heard much, other than the original announcement.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: FlaBoy on July 14, 2016, 07:08:12 PM
Construction is underway at this site. Land clearing was taking place earlier today.

 :D ;D

What is the timetable?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on July 19, 2016, 06:57:50 AM
Does anyone know if there are environmental issues on this site?

They have a few random pits excavated, one large one is right up against the DCSB and the riverwalk.  The material removed is all piled up next to the pit and covered in plastic.  There was a fairly strong fertilizer/pesticide type smell coming off of it.  There was also a semi with a dump trailer that was loaded up and covered next to one of the other holes.  I think they're doing remediation right now.  Whatever it is in that soil doesn't smell pleasant  :o
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on July 19, 2016, 07:04:27 AM
Construction is underway at this site. Land clearing was taking place earlier today.

 :D ;D

What is the timetable?

Probably similar to 220 Riverside.  18months?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Jomar on July 29, 2016, 10:19:01 AM
Looks like the property has been mostly cleared.  Here's the view as of this morning:

(http://i1380.photobucket.com/albums/ah170/jognils/IMG_20160729_065032721_HDR-PANO%201_zpsb1bxit1d.jpg)
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on February 02, 2017, 02:16:25 PM
A piece of a wall has gone up!!!! Sorry, but for this area, that is pretty exciting.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: ProjectMaximus on February 02, 2017, 02:27:40 PM
I'm with ya! I've driven by on a couple occasions for no reason other than to imagine/fantasize what it will look like once completed. That and the District.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on February 04, 2017, 07:49:51 AM
A piece of a wall has gone up!!!! Sorry, but for this area, that is pretty exciting.

Looks like the beginnings of the parking deck!
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: jaxnyc79 on February 05, 2017, 10:50:15 AM
With the development of new structures in the urban core of Jacksonville, is the city giving much thought to how things appear at the street-level?  Like do the layouts of these developments make sense for a pedestrian?  When walking along the sidewalks of downtown Jacksonville, will pedestrians feel engaged?  Will there be a sensible and intuitive way to walk from one land use to another, to take in structures and get the most out of the streetscape?  Or will things feel disjointed, disoriented, and isolated with perhaps solid walls lining sidewalks or vast lawns distancing you from the built environment?

I haven't looked closely at any building plans, but from the artist renderings, they look like "residential resorts," somewhat nice to look at from the acosta bridge, but not really contributing to street-level vibrancy.  You're almost better off with no development than the imposing, windowless, and uninviting walls of a high-rise, and the dead and deserted stillness enveloping the streets below.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on February 05, 2017, 12:48:32 PM
For the most part, the newer developments seem to integrate well with the built environment surrounding them. For example, Broadstone comes right up to the street with residential units that interact with Prudential Drive. Plus the garage is located in the middle of the property and blocked from public view.

(https://photos.smugmug.com/Development/Broadstone-River-House/i-3KZr7xv/0/X2/20151103_DDRB%20Agenda%20Packet.FINAL%20%281%29_Page_071-X2.jpg)

(https://photos.smugmug.com/Development/Broadstone-River-House/i-2LZ4wMM/0/X2/20151103_DDRB%20Agenda%20Packet.FINAL%20%281%29_Page_072-X2.jpg)
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on February 05, 2017, 01:27:48 PM
I'd say we're not perfect yet, but much better than we used to be.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: FlaBoy on February 06, 2017, 12:03:53 AM
Still wish there were a little bit of retail on Prudential for the future...
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on February 06, 2017, 05:19:28 AM
I'm not too concerned about retail being in every infill project. When you look at the surrounding context, you have the potential for retail coming back next door (see conceptual plan on the left) and the District will have more than enough.

(http://photos.metrojacksonville.com/photos/4479309389_DpnWTT3-L.jpg)

(http://photos.metrojacksonville.com/photos/4479309388_9rVLMBg-L.jpg)
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: tufsu1 on February 06, 2017, 09:35:59 PM
With the development of new structures in the urban core of Jacksonville, is the city giving much thought to how things appear at the street-level?  Like do the layouts of these developments make sense for a pedestrian?  When walking along the sidewalks of downtown Jacksonville, will pedestrians feel engaged?  Will there be a sensible and intuitive way to walk from one land use to another, to take in structures and get the most out of the streetscape?  Or will things feel disjointed, disoriented, and isolated with perhaps solid walls lining sidewalks or vast lawns distancing you from the built environment?

The DDRB evaluates just these issues when voting projects up or down.  There are often trade-offs, and sometimes too much compromise, but they do consider the street-level pedestrian feel.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on February 06, 2017, 11:09:40 PM
With the development of new structures in the urban core of Jacksonville, is the city giving much thought to how things appear at the street-level?  Like do the layouts of these developments make sense for a pedestrian?  When walking along the sidewalks of downtown Jacksonville, will pedestrians feel engaged?  Will there be a sensible and intuitive way to walk from one land use to another, to take in structures and get the most out of the streetscape?  Or will things feel disjointed, disoriented, and isolated with perhaps solid walls lining sidewalks or vast lawns distancing you from the built environment?

The DDRB evaluates just these issues when voting projects up or down.  There are often trade-offs, and sometimes too much compromise, but they do consider the street-level pedestrian feel.

I wouldn't say there's "sometimes" too much compromise. We need more folks like you on that board.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: tufsu1 on February 07, 2017, 10:56:27 PM
With the development of new structures in the urban core of Jacksonville, is the city giving much thought to how things appear at the street-level?  Like do the layouts of these developments make sense for a pedestrian?  When walking along the sidewalks of downtown Jacksonville, will pedestrians feel engaged?  Will there be a sensible and intuitive way to walk from one land use to another, to take in structures and get the most out of the streetscape?  Or will things feel disjointed, disoriented, and isolated with perhaps solid walls lining sidewalks or vast lawns distancing you from the built environment?

The DDRB evaluates just these issues when voting projects up or down.  There are often trade-offs, and sometimes too much compromise, but they do consider the street-level pedestrian feel.

I wouldn't say there's "sometimes" too much compromise. We need more folks like you on that board.

My term ended in June and was not renewed....interpret as you will
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: ProjectMaximus on February 07, 2017, 11:35:42 PM
^:o So we are screwed?? I did not know Gate had that much power...
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on February 08, 2017, 06:28:07 AM
With the development of new structures in the urban core of Jacksonville, is the city giving much thought to how things appear at the street-level?  Like do the layouts of these developments make sense for a pedestrian?  When walking along the sidewalks of downtown Jacksonville, will pedestrians feel engaged?  Will there be a sensible and intuitive way to walk from one land use to another, to take in structures and get the most out of the streetscape?  Or will things feel disjointed, disoriented, and isolated with perhaps solid walls lining sidewalks or vast lawns distancing you from the built environment?

The DDRB evaluates just these issues when voting projects up or down.  There are often trade-offs, and sometimes too much compromise, but they do consider the street-level pedestrian feel.

I wouldn't say there's "sometimes" too much compromise. We need more folks like you on that board.

My term ended in June and was not renewed....interpret as you will

Who appoints the members?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: tufsu1 on February 08, 2017, 11:27:15 PM
^ the Mayor
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on April 01, 2017, 08:13:12 PM
Update on the project's progress and schedule: http://residentnews.net/2017/04/01/southbank-apartment-complex-construction-right-track/
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: gedo3 on April 03, 2017, 07:05:46 AM
Thanks for adding the link to the information!  If one misses the original article sometimes, it takes a bit of hunting.  This was a big help!
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on October 18, 2017, 09:29:46 AM
There have been comments in other threads that work has stalled or stopped so just for an update:

I have been by a few times on the South Bank the last 2 weeks and framing has started on the building fronting the River. Yesterday, there wasn't a ton of workers but there was definitely decent activity. I never go by the site from Prudential so have no clue if any work is being done on that building.

As for pace of this project all I will say is that in my household it is referred to as Glacier House. Probably unfair since the two hurricanes must have been an issue. I just remember the elevator shaft/stairwells taking forever (with very few workers) with nothing else happening.

Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on October 18, 2017, 09:42:45 AM
Yeah the pace seems to be picking up a bit.  They are framing on the front of the building as well.   
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on April 17, 2018, 04:35:39 PM
Windows/doors were being added on the ground floor today. I am actually starting to think this is actually going to be finished!
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: MusicMan on April 19, 2018, 08:28:19 AM
At the final reveal, we'll find out it's actually 225 small Publix stores!
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: KenFSU on January 04, 2019, 12:13:28 PM
About to open:

https://residentnews.net/2019/01/03/broadstone-river-house-readies-to-open-its-doors/
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Captain Zissou on January 04, 2019, 01:59:12 PM
Currently I can see 5 multi-family developments under construction from my office (Broadstone, SoBa, 200 Riverside, Bishopgate, and the Barnett).  Big things in the urban core!
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: MusicMan on January 05, 2019, 10:14:07 AM
If you go back and read the link Ennis provided over a year ago you see they are still behind the schedule they put forth. That being said it's definitely  nice to see one big project nearing completion.

I visited the site often over the summer and was appalled at the amount of scrap lumber that went into dumpsters. I personally salvaged enough (and it was a tiny fraction of what was thrown away) to build the frame for a nice shed in my backyard.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on January 05, 2019, 11:13:08 PM
Wow, only 2.5 years, record pace.  I still will wager that SoBa will be complete before the first person moves into River House  ;D
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Captain Zissou on January 07, 2019, 09:11:33 AM
Wow, only 2.5 years, record pace.  I still will wager that SoBa will be complete before the first person moves into River House  ;D

You might be right.  SoBa is already framing out the second and third floors.  At this pace, they'll be done by summer.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: bl8jaxnative on January 19, 2019, 10:56:10 AM
As we saw with Broadstone, there's still a ton of work that needs to get done after framing.  Framing is the easy part.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on March 15, 2019, 09:01:05 AM
When I walked by I could see what had to be a showing going on. They still need to do hard/landscaping but must be getting close.Soba evidently is targeting summer for first move ins but that seems aggressive.

Combined with the River place makeover, things are actually happening on the SouthBank.

On a related note, BB's is considering opening on Sundays partly due to the coming density increase.

Now get something actually built on the Baptist site and we may really have something.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on March 15, 2019, 09:41:05 AM
Broadstone is on pace as the slowest construction project of all time.  ALL TIME.  Only rivaled by Sagrada Familia!  Still not done, broke ground almost 3 years ago.

Glad to see they are on the home stretch.

Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on March 15, 2019, 09:45:40 AM
Broadstone was the slowest construction project of all time.  ALL TIME.  Still not done, broke ground almost 3 years ago.

Always referred to as Glacier House in our household.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on March 15, 2019, 09:48:02 AM
Always referred to as Glacier House in our household.

Imma need you to go bacvk and requote me ;D

Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Adam White on March 15, 2019, 12:12:40 PM
Broadstone is on pace as the slowest construction project of all time.  ALL TIME.  Only rivaled by Sagrada Familia!

Don't forget this bad boy:

(https://fastly.4sqi.net/img/general/200x200/5163371_3SEseBXlzUOlCcZ_7kkqCy0GcHlq6LtgkoQ4vWWOB3o.jpg)
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: ProjectMaximus on March 15, 2019, 04:28:12 PM
Broadstone is on pace as the slowest construction project of all time.  ALL TIME.  Only rivaled by Sagrada Familia!  Still not done, broke ground almost 3 years ago.

Glad to see they are on the home stretch.

Would have to do some digging but I imagine it's a close matchup with the Deerwood Lake Lofts in Tinseltown area. I imagine on a per sq ft basis the Deerwood one was slower...
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: MusicMan on March 15, 2019, 05:58:24 PM
Old Morton's becomes new again on Monday I believe, re-opening as FABEN OBGYN.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: bl8jaxnative on March 16, 2019, 10:50:07 AM
Old Morton's becomes new again on Monday I believe, re-opening as FABEN OBGYN.

Am I the only person who finds their use of lawn signs a bit tacky?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: MusicMan on March 16, 2019, 07:04:43 PM
They gone, new sign/marquee in place.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Captain Zissou on March 18, 2019, 09:15:45 AM
Broadstone is on pace as the slowest construction project of all time.  ALL TIME.  Only rivaled by Sagrada Familia!  Still not done, broke ground almost 3 years ago.

Glad to see they are on the home stretch.

Would have to do some digging but I imagine it's a close matchup with the Deerwood Lake Lofts in Tinseltown area. I imagine on a per sq ft basis the Deerwood one was slower...

That one was shockingly slow.  They got the framing up and then just took 2 years off it seemed.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on April 04, 2019, 12:04:22 PM
April update... In the last few weeks they've poured a curb over on the dcsb side.  That's about it  ;D
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Kerry on April 05, 2019, 08:47:38 AM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: heights unknown on April 05, 2019, 09:29:49 AM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.
Oh oh. Another recession, possibly even more major, on the horizon.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: vicupstate on April 05, 2019, 10:10:03 AM
Quote
Our mortgage got sold to another lender before I made the first payment.

That would only be unusual if it DIDN'T happen.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: jaxjags on April 05, 2019, 11:06:30 AM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.


Actually I believe that is just a sign of a lack of sub contractors in the Jacksonville area. I live in North Jax. Three new subdivisions were begun last fall on Yellowbluff Rd. It took over 6 months just to get the models built after site work was complete. I believe demand is just outstripping construction labor supply.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Kerry on April 05, 2019, 11:16:32 AM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.


Actually I believe that is just a sign of a lack of sub contractors in the Jacksonville area. I live in North Jax. Three new subdivisions were begun last fall on Yellowbluff Rd. It took over 6 months just to get the models built after site work was complete. I believe demand is just outstripping construction labor supply.

That is an issue also.  Before moving from 220 I talked with several of the guys working on 200 Riverside.  All were from out of town (Miami and Orlando mostly).  That can't be cheap considering there are ample contruction jobs in those two places.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on April 05, 2019, 01:10:06 PM
Quote
Our mortgage got sold to another lender before I made the first payment.
That would only be unusual if it DIDN'T happen.

Lol, Right??
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on April 05, 2019, 01:11:28 PM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.

All of the bitching and moaning you do about walkability, urbanism, etc and you move from 220 into something being build by Lennar?  LOL
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Kerry on April 05, 2019, 03:40:26 PM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.

All of the bitching and moaning you do about walkability, urbanism, etc and you move from 220 into something being build by Lennar?  LOL

Yea, I hear you but Jax is 99% urban sprawl.  What other options are there?  Downtown Jax will never have decent walkable urbanism in my lifetime.  Call it a surrender if you like - that's what I did and it helps me sleep at night.  If it was up to me I would head out of town and never look back.

Places like Chattanooga have a 30 year head-start on Jacksonville.

The Tennessee Aquarium opened in 1992, the Chattanooga Visitors Center in 1993, the Creative Discovery Museum in 1995, the IMAX 3D Theater in 1996.

Any of those things even being discussed in Jax by anyone with the power to make it happen?  Nope.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on April 05, 2019, 04:04:54 PM
The key thing with Jax is that turning things around for the Northbank would not take much time since Jax isn't starting from scratch and there's some adaptive reuse projects already underway at key locations. The important thing is to have a redevelopment strategy that rapidly addresses a few key gaps, sites and buildings within the Northbank. This would include RFPing key city owned buildings and properties, hamming out deals with existing building owners to revamp properties at street level, making the streetscape multimodal friendly and nailing it right with the Landing site. This is pretty critical for the few corridors with potential continuous blocks of street level retail like Laura and Adams. If you nail the Landing and Hemming correctly and funnel more of that Hart Bridge demo traffic down a single corridor through the CBD, you'll naturally stimulate some things that work with the market. We're already spending the money, so capital isn't the issue right now. Do things right with tried and true, time-tested successful principles and the place will look dramatically different in five years. Keep up doing the same old stuff and we'll still be having this discussion in 2029.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on April 05, 2019, 04:25:17 PM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.

All of the bitching and moaning you do about walkability, urbanism, etc and you move from 220 into something being build by Lennar?  LOL

Yea, I hear you but Jax is 99% urban sprawl.  What other options are there?

Riverside, Avondale, San Marco, Murray Hill, Springfield, Fairfax, St. Nicholas, increasingly Lake Shore.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on April 05, 2019, 04:27:48 PM
The key thing with Jax is that turning things around for the Northbank would not take much time since Jax isn't starting from scratch and there's some adaptive reuse projects already underway at key locations. The important thing is to have a redevelopment strategy that rapidly addresses a few key gaps, sites and buildings within the Northbank. This would include RFPing key city owned buildings and properties, hamming out deals with existing building owners to revamp properties at street level, making the streetscape multimodal friendly and nailing it right with the Landing site. This is pretty critical for the few corridors with potential continuous blocks of street level retail like Laura and Adams. If you nail the Landing and Hemming correctly and funnel more of that Hart Bridge demo traffic down a single corridor through the CBD, you'll naturally stimulate some things that work with the market. We're already spending the money, so capital isn't the issue right now. Do things right with tried and true, time-tested successful principles and the place will look dramatically different in five years. Keep up doing the same old stuff and we'll still be having this discussion in 2029.

True. Though it'll take a while for DT, especially the Northbank core, to have a lot of residential space available. That would take fairly big reno projects or new construction.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on April 05, 2019, 05:02:38 PM
Residential is needed but honestly, it will take decades for DT to have a population base to self support an urban retail and dining district. You speed things up with clustering complementing uses that attract outside spending power....hotels, cultural/entertainment venues, programming of special events, forcing exposure to through traffic (auto and transit), etc. Do that and you'll get yourself a "WPB Clematis" or "Greenville Main" that your unborn grandkids won't have to push you in your wheelchair to enjoy.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on April 05, 2019, 05:17:53 PM
Residential is needed but honestly, it will take decades for DT to have a population base to self support an urban retail and dining district. You speed things up with clustering complementing uses that attract outside spending power....hotels, cultural/entertainment venues, programming of special events, forcing exposure to through traffic (auto and transit), etc. Do that and you'll get yourself a "WPB Clematis" or "Greenville Main" that your unborn grandkids won't have to push you in your wheelchair to enjoy.

You're right, but Kerry was talking about a place to move into. For the foreseeable future anyway, if you're not in one of the couple thousand units that stay over 90% full, you're SOL. Or, you move to one of the other neighborhoods I listed.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on April 05, 2019, 05:41:58 PM
That's true.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Kerry on April 05, 2019, 06:08:16 PM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.

All of the bitching and moaning you do about walkability, urbanism, etc and you move from 220 into something being build by Lennar?  LOL

Yea, I hear you but Jax is 99% urban sprawl.  What other options are there?

Riverside, Avondale, San Marco, Murray Hill, Springfield, Fairfax, St. Nicholas, increasingly Lake Shore.

Looked at all those places and for the prices being asked we found every single property on the market to be substandard.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Kiva on April 05, 2019, 09:41:25 PM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.
Oh oh. Another recession, possibly even more major, on the horizon.
I doubt that. The last recession was caused by loose lending, and lots of people who had never before invested in real estate suddenly buying houses in the hopes of flipping them for big profits. I don't see that now.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on April 06, 2019, 08:41:06 AM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.

All of the bitching and moaning you do about walkability, urbanism, etc and you move from 220 into something being build by Lennar?  LOL

Yea, I hear you but Jax is 99% urban sprawl.  What other options are there?

Riverside, Avondale, San Marco, Murray Hill, Springfield, Fairfax, St. Nicholas, increasingly Lake Shore.

Looked at all those places and for the prices being asked we found every single property on the market to be substandard.

To each their own, I guess, but I’m sure there were properties available that cost less than what you were paying in 220.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Kerry on April 06, 2019, 08:59:16 AM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.

All of the bitching and moaning you do about walkability, urbanism, etc and you move from 220 into something being build by Lennar?  LOL

Yea, I hear you but Jax is 99% urban sprawl.  What other options are there?

Riverside, Avondale, San Marco, Murray Hill, Springfield, Fairfax, St. Nicholas, increasingly Lake Shore.

Looked at all those places and for the prices being asked we found every single property on the market to be substandard.

To each their own, I guess, but I’m sure there were properties available that cost less than what you were paying in 220.

Trust me, if we could have found anything we liked we would still be living in or near the urban core.  It is a shame that Jax doesn't have more urban housing options.  Moving to suburbia is like a prison.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Kerry on April 06, 2019, 09:47:40 AM
Residential is needed but honestly, it will take decades for DT to have a population base to self support an urban retail and dining district. You speed things up with clustering complementing uses that attract outside spending power....hotels, cultural/entertainment venues, programming of special events, forcing exposure to through traffic (auto and transit), etc. Do that and you'll get yourself a "WPB Clematis" or "Greenville Main" that your unborn grandkids won't have to push you in your wheelchair to enjoy.

But what will "WPB Clematis" and "Greenville Main" look like in 20 years?  Those place aren't just standing still.  Not only did they get a huge head start but they are still increasing in speed.  I seriously feel like the time for Jacksonville has already come and gone.  We are so late to the urbanization party we'll probably never catch up.  I'm reminded of the Simpsons episode where Bart falls behind in class and is sent to remedial school.  He can't figure out if they are already behind how are they going to catch up by going slower.  That sums up Jacksonville perfectly.

Just picture the Jacksonville City Council sitting around the group table in the Leg Up program.
https://www.youtube.com/watch?v=5wguuKpRJRE
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on April 06, 2019, 12:30:44 PM
I wouldn't worry about catching up. Just freaking give residents something they can enjoy sooner rather than later.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: vicupstate on April 07, 2019, 11:59:14 AM
I think the housing slow down might be more sever than is being reported.  Even here in my new subdivision since March 1st construction has almost reached a stand-still.  We went a good 3 weeks without a single contractor on-site.  Lennar moved 45 homes (including ours) from a March closing to a Feb 28th closing.  Our mortgage got sold to another lender before I made the first payment.
Oh oh. Another recession, possibly even more major, on the horizon.
I doubt that. The last recession was caused by loose lending, and lots of people who had never before invested in real estate suddenly buying houses in the hopes of flipping them for big profits. I don't see that now.

https://www.washingtonpost.com/business/economy/how-regulators-republicans-and-big-banks-fought-for-a-big-increase-in-lucrative-but-risky-corporate-loans/2019/04/06/08c8cd58-4b1e-11e9-b79a-961983b7e0cd_story.html?noredirect=on&utm_term=.33e5dfd143a3


“Actions by federal regulators and Republicans in Congress over the past two years have paved the way for banks and other financial companies to issue more than $1 trillion in risky corporate loans, sparking fears that Washington and Wall Street are repeating the mistakes made before the financial crisis. The moves undercut policies put in place by banking regulators six years ago that aimed to prevent high-risk lending from once again damaging the economy.”

“Now, regulators and even White House officials are struggling to comprehend the scope and potential dangers of the massive pool of credits, known as leveraged loans, they helped create. Goldman Sachs, Wells Fargo, JP Morgan Chase, Bank of America and other financial companies have originated these loans to hundreds of cash-strapped companies, many of which could be unable to repay if the economy slows or interest rates rise.”
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: MusicMan on April 07, 2019, 01:36:40 PM
From Kerry:

"Looked at all those places and for the prices being asked we found every single property on the market to be substandard."

What was your price point?  How much time are you spending in your car (now) to get to every single thing you need?  Hard to believe not one single home (in those neighborhoods) met your "standards."

Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Bill Hoff on April 07, 2019, 01:46:09 PM
Hard to believe not one single home (in those neighborhoods) met your "standards."

He's bad & boujee.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: jaxjags on April 07, 2019, 07:01:27 PM
Not that I support Kerry, but what is the availability of properties in Five Points, Riverside, Avondale, etc. How many properties are for sale for every 100 homes. I live in an older suburban northside neighborhood (The Cape). Their is only 1 home for sale out of 250! That is very low. If it the same or similar in the historic neighborhoods, then it may be true that there is a supply shortage, high demand and high prices for "sub standard homes". MusicMan, do you know? Is supply of good home at a reasonable price available in the historic areas. My guess would be no except for maybe Murray Hill and Springfield.  And those are emerging neighborhoods. Truly just a question based on where I live.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on April 07, 2019, 08:22:08 PM
I think the Kerry House Hunters episode was pretty standard (well, the whole New Urbanist intro was BS but whatever)...unwilling to pay market value for certain locations and ends up sacrificing location for "more house for the money". Just about everyone does that in one form or the other. We certainly did.Well.....we just sacrificed by a couple of streets, not zip codes. :)

My burning question is that if Lennar  met his rigid standards when researching builders, who the hell was rated as substandard? Billy Bob's Crap Shacks!?!?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on April 07, 2019, 08:22:30 PM
My mom just bought a house in Avondale.  I've been looking with her and she lost out on two other houses that had multiple offers in the first couple of days.  They both sold for over ask.  Good houses in the historic district are moving fast, really fast.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Kerry on April 07, 2019, 08:51:56 PM
I think the Kerry House Hunters episode was pretty standard (well, the whole New Urbanist intro was BS but whatever)...unwilling to pay market value for certain locations and ends up sacrificing location for "more house for the money". Just about everyone does that in one form or the other. We certainly did.Well.....we just sacrificed by a couple of streets, not zip codes. :)

My burning question is that if Lennar  met his rigid standards when researching builders, who the hell was rated as substandard? Billy Bob's Crap Shacks!?!?

It was Billy Bob's Buy and Flip that thinks some paint and new kitchen cabinets is a remodel.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: MusicMan on April 07, 2019, 09:24:07 PM
Kerry, JaxJags, Here is some info you'll identify with.

Location Location Location.

You can almost always fix a house, a location not so much.  Inventory and supply are in balance in certain price points in those hot neighborhoods. But the market is crowded IMO at the higher price points ($500,000 to 800,000). I'm seeing nice renovations in all those neighborhoods and they do go fast. You need an experienced home inspector and a good trail of permits and inspections when shopping renovated homes.

Multi family is very tight. For investors looking for less expensive properties there is lots of choices, just be careful of where you buy. Returns are typically higher in the less desirable areas. Lower in the better neighborhoods (you probably knew that).

I have three contracts Pending right now in Avondale, Springfield and Bartram Rd South (Southside).  I have the Buyer in all situations.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Kerry on April 08, 2019, 07:51:03 AM
MusicMan - I'm aboard with what you are
 saying but I'm not willing to live in or near the urban core at all costs.  I would rather just move to another City that already has what I want.  In fact, I didn't even want a house.  A 3 bedroom apartment would have been fine but those are like bigfoots.  People say they have seen one but when you go look you can't find it.  Finally, prices in Riverside are almost exclusively driven by lack of availability.  The quality of the home plays a very small role.  We looked at several homes north of $500,000 that needed at least another $150,000 (and in some cases way more than that) in additional work.

With prices that Riverside commands I can't figure out why developers don't build that type of product instead of cul de sac filled subdivisions.  Maybe eTown will change that.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on April 08, 2019, 08:35:04 AM
MusicMan - I'm aboard with what you are saying but I'm not willing to live in or near the urban core at all costs.

Now this I can agree with. You can be the biggest urban core advocate in the world, but depending on what you're looking for, the environment and housing product isn't always worth the personal living expense. 
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on April 08, 2019, 08:46:11 AM
MusicMan - I'm aboard with what you are
 saying but I'm not willing to live in or near the urban core at all costs.  I would rather just move to another City that already has what I want.  In fact, I didn't even want a house.  A 3 bedroom apartment would have been fine but those are like bigfoots.  People say they have seen one but when you go look you can't find it.  Finally, prices in Riverside are almost exclusively driven by lack of availability.  The quality of the home plays a very small role.  We looked at several homes north of $500,000 that needed at least another $150,000 (and in some cases way more than that) in additional work.

With prices that Riverside commands I can't figure out why developers don't build that type of product instead of cul de sac filled subdivisions.  Maybe eTown will change that.

You're right about apartments (and condos). There just aren't that many in the more desirable urban core neighborhoods, especially with 3 bedrooms. As far as the supply of houses, I don't think that's accurate. I guess it depends on your definition of what additional work is needed. There are houses available in Riverside today that go for less than what you'd pay in either 220 or Mandarin that don't require nearly that amount of work you're saying. I guess it depends on your definition of the work that needs to be done - and of course what you're willing to settle for as far as neighborhoods go.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on April 08, 2019, 10:01:05 AM
MusicMan - I'm aboard with what you are
 saying but I'm not willing to live in or near the urban core at all costs.  I would rather just move to another City that already has what I want.  In fact, I didn't even want a house.  A 3 bedroom apartment would have been fine but those are like bigfoots.  People say they have seen one but when you go look you can't find it.  Finally, prices in Riverside are almost exclusively driven by lack of availability.  The quality of the home plays a very small role.  We looked at several homes north of $500,000 that needed at least another $150,000 (and in some cases way more than that) in additional work.

With prices that Riverside commands I can't figure out why developers don't build that type of product instead of cul de sac filled subdivisions.  Maybe eTown will change that.

I guess it depends on your definition of the work that needs to be done - and of course what you're willing to settle for as far as neighborhoods go.

I would add square footage to the equation. If people would stop paying for square footage they will never use(well, outside of paying additional
to furnish and heat/cool it) there would be far less of a need for settling on location. And here's an even crazier thought....maybe a little less debt.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: bl8jaxnative on April 08, 2019, 10:11:55 AM
With prices that Riverside commands I can't figure out why developers don't build that type of product instead of cul de sac filled subdivisions.  Maybe eTown will change that.

Riverside is like Silicon Valley.  Everyone always thinks they can reproduce.    No one ever has nor ever will.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: thelakelander on April 08, 2019, 11:03:56 AM
I would add square footage to the equation. If people would stop paying for square footage they will never use(well, outside of paying additional
to furnish and heat/cool it) there would be far less of a need for settling on location. And here's an even crazier thought....maybe a little less debt.

It's a bit more complex than that when you start factoring in quality public schools, access to employment, reverse commutes for things that should be within walking or mass transit distance, etc., especially if you're not willing to exceed $300k for anything in Jax.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on April 08, 2019, 08:31:18 PM
I would add square footage to the equation. If people would stop paying for square footage they will never use(well, outside of paying additional
to furnish and heat/cool it) there would be far less of a need for settling on location. And here's an even crazier thought....maybe a little less debt.

It's a bit more complex than that when you start factoring in quality public schools, access to employment, reverse commutes for things that should be within walking or mass transit distance, etc., especially if you're not willing to exceed $300k for anything in Jax.

I thought the "add to the equation" part was about as simple of a concept as there was. I will try to be a bit more clear in the future.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: MusicMan on April 10, 2019, 10:32:26 AM
SoBa on Home Street rising faster than a yeast filled doughnut....
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on April 10, 2019, 03:29:27 PM
SoBa on Home Street rising faster than a yeast filled doughnut....

I was joking a while back that it would be done before Broadstone...  that looks more like a reality now than ever ;D
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on May 03, 2019, 12:44:16 PM
SoBa on Home Street rising faster than a yeast filled doughnut....

I was joking a while back that it would be done before Broadstone...  that looks more like a reality now than ever ;D

I walked by yesterday for the first time in a while and....what the hell? East San Marco Publix may open first.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on May 03, 2019, 01:56:54 PM
SoBa on Home Street rising faster than a yeast filled doughnut....

I was joking a while back that it would be done before Broadstone...  that looks more like a reality now than ever ;D

I walked by yesterday for the first time in a while and....what the hell? East San Marco Publix may open first.

Seriously.  There hasn't been any visible change in a month.  I think they broke ground in 2016 :o 
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: CityLife on May 03, 2019, 03:08:13 PM
Broadstone City Center in WPB was approved in July 2016 and opened in September 2018. Same developer, same size. Jacksonville, it’s slower here.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Steve on May 03, 2019, 04:18:31 PM
Broadstone City Center in WPB was approved in July 2016 and opened in September 2018. Same developer, same size. Jacksonville, it’s slower here.

Didn’t broadstone do a project at the beach here?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: CityLife on May 03, 2019, 04:32:02 PM
Steve, yes they did “Beach House” off Shetter Ave in Jax Beach. Finished in 2009.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: bl8jaxnative on May 13, 2019, 11:36:21 AM
Does anyone have an official move in date?   They were saying summer 2019 but some neighbors said they heard it wasn't going to be until October.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: scbennett67@gmail.com on May 14, 2019, 04:06:03 PM
My personal thought on why it's taking so long is they just decided to keep labor costs down by employing less people. If there's no deadline you can get away with that. back when I worked construction it was like an ant bed. People working on top of each other.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Kerry on May 14, 2019, 07:06:39 PM
My personal thought on why it's taking so long is they just decided to keep labor costs down by employing less people. If there's no deadline you can get away with that. back when I worked construction it was like an ant bed. People working on top of each other.

I assume they want to make a profit and that is had to do with no tennants.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: bl8jaxnative on May 15, 2019, 10:13:44 AM
My personal thought on why it's taking so long is they just decided to keep labor costs down by employing less people. If there's no deadline you can get away with that. back when I worked construction it was like an ant bed. People working on top of each other.

Considering the amount of fixed costs involved, it's hard to believe a developer would willing slow things down.  They don't start making money until things get leased out.   As you point out, normally there's a swarm to get things done.

If they're struggling to finish things up it could be permitting issue.  Or maybe they're desperately short on cash and have no choice?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on May 15, 2019, 12:13:51 PM
My personal thought on why it's taking so long is they just decided to keep labor costs down by employing less people. If there's no deadline you can get away with that. back when I worked construction it was like an ant bed. People working on top of each other.

Considering the amount of fixed costs involved, it's hard to believe a developer would willing slow things down.  They don't start making money until things get leased out.   As you point out, normally there's a swarm to get things done.

If they're struggling to finish things up it could be permitting issue.  Or maybe they're desperately short on cash and have no choice?

FWIW, their orginal construction schedule was much longer than I would have expected it to see.  I think the orginal estimate for completion was fall 2018.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on May 17, 2019, 03:43:12 PM
And here come the palm trees. Lots of them.

Some of the walkway has been built too. Progress!?!

They have about 4 months to hit the Summer 2019 goal.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Charles Hunter on May 17, 2019, 11:14:02 PM
They have about 4 months to hit the Summer 2019 goal.

Exactly - Summer runs until September 22nd.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on July 10, 2019, 12:45:41 PM
Evidently there has been at least one resident moved in! Is that the sound of angels I hear singing?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on July 10, 2019, 02:52:37 PM
I'd have to see it to believe it.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Peter Griffin on July 10, 2019, 03:38:13 PM
I'd have to see it to believe it.
Website says they're open, moving people in, giving tours. One Google review is from a tenant who says they moved in recently.

The nay-sayers on this forum never cease to amaze me. The pessimism truly knows no bounds!

Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on July 10, 2019, 04:02:28 PM
I'd have to see it to believe it.
Website says they're open, moving people in, giving tours. One Google review is from a tenant who says they moved in recently.

The nay-sayers on this forum never cease to amaze me. The pessimism truly knows no bounds!



Wait.Is this Lois or Peter?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Peter Griffin on July 10, 2019, 04:19:40 PM
I'd have to see it to believe it.
Website says they're open, moving people in, giving tours. One Google review is from a tenant who says they moved in recently.

The nay-sayers on this forum never cease to amaze me. The pessimism truly knows no bounds!



Wait.Is this Lois or Peter?

Where are those good old-fashioned values on which we used to rely?
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on July 10, 2019, 04:27:06 PM
I'd have to see it to believe it.
Website says they're open, moving people in, giving tours. One Google review is from a tenant who says they moved in recently.

The nay-sayers on this forum never cease to amaze me. The pessimism truly knows no bounds!



Wait.Is this Lois or Peter?

Where are those good old-fashioned values on which we used to rely?

Curry demo'd them.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: fieldafm on July 10, 2019, 04:31:45 PM
I'd have to see it to believe it.
Website says they're open, moving people in, giving tours. One Google review is from a tenant who says they moved in recently.

The nay-sayers on this forum never cease to amaze me. The pessimism truly knows no bounds!

Can confirm that there are people in the building now.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on July 10, 2019, 07:44:28 PM
In other news SoBaSoDoPa has a now leasing banner up on their garage.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on July 17, 2019, 08:27:44 AM
I saw a person sitting on their balcony at Broadstone! And it looked like a "real person" like somebody in a Chevy ad.

Vibrancy, baby. Vibrancy.

Now, can anything happen with those horrible little buildings fronting the river? Nothing against IHOP....but please. Please!
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on July 17, 2019, 10:15:17 AM
GAME CHANGER
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: heights unknown on July 18, 2019, 09:43:41 AM
I echo your sentiments SAN MARCO MATT...VIBRANCY BABY, VIBRANCY!!!
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: bl8jaxnative on July 25, 2019, 11:47:42 AM
I saw a person sitting on their balcony at Broadstone! And it looked like a "real person" like somebody in a Chevy ad.

Vibrancy, baby. Vibrancy.

Now, can anything happen with those horrible little buildings fronting the river? Nothing against IHOP....but please. Please!


I would imagine The Landmark hotel and surrounding properties are bound to be redeveloped later or sooner.   The trick is getting enough interesting in the area.    Maybe the redevelopment at the old JEA generating site, if that gets rolling, will create the impetus for a developer to take on something like that?   The properties a lil' goofy with the Skyway cutting through it and the River. 


As for the reviews on Google, be careful.  A lot of those are generated by click farms.    Just look at the accounts, just a review or 2 on them.   They used to crank them out on the same account.  Now they've had to spread them out over a butt ton of fake accounts.    And look at the wording.  They have a tendency to read like a marketing brochure, checking off all the boxes.   

The JMARTUS account is likely a product of one of these click farms.  Check out the reviews.   The pizza one had " It wasn’t heavy and it’s all because of the ingredients they use which are made fresh daily. We also enjoyed desserts and cappuccinos."   

Uh huh, ya, cuz when I review a resteraunt the first thing on my mind is to not comment that the food tasted like it was fresh ingredients but to point ou that it was made fresh daily.     There's a few folks out there that go into review mode and write crap in that framing.  BUt most of it is some 30 year old in Sri Lanka getting paid peanuts to crank them out, both fake good ones and fake ones to attack competitors.

https://www.telegraph.co.uk/technology/2019/07/12/five-star-factory-amazon-google-tripadvisor-plagued-fake-reviews/
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on July 25, 2019, 03:06:07 PM
I saw a person sitting on their balcony at Broadstone! And it looked like a "real person" like somebody in a Chevy ad.

Vibrancy, baby. Vibrancy.

Now, can anything happen with those horrible little buildings fronting the river? Nothing against IHOP....but please. Please!


I would imagine The Landmark hotel and surrounding properties are bound to be redeveloped later or sooner.   The trick is getting enough interesting in the area.    Maybe the redevelopment at the old JEA generating site, if that gets rolling, will create the impetus for a developer to take on something like that?   The properties a lil' goofy with the Skyway cutting through it and the River. 


As for the reviews on Google, be careful.  A lot of those are generated by click farms.    Just look at the accounts, just a review or 2 on them.   They used to crank them out on the same account.  Now they've had to spread them out over a butt ton of fake accounts.    And look at the wording.  They have a tendency to read like a marketing brochure, checking off all the boxes.   

The JMARTUS account is likely a product of one of these click farms.  Check out the reviews.   The pizza one had " It wasn’t heavy and it’s all because of the ingredients they use which are made fresh daily. We also enjoyed desserts and cappuccinos."   

Uh huh, ya, cuz when I review a resteraunt the first thing on my mind is to not comment that the food tasted like it was fresh ingredients but to point ou that it was made fresh daily.     There's a few folks out there that go into review mode and write crap in that framing.  BUt most of it is some 30 year old in Sri Lanka getting paid peanuts to crank them out, both fake good ones and fake ones to attack competitors.

https://www.telegraph.co.uk/technology/2019/07/12/five-star-factory-amazon-google-tripadvisor-plagued-fake-reviews/

I am not sure how my seeing a person on a balcony triggered the fake google review “revelation”, but you must be new to the internet! I think you will really like it. If you can get beyond the unhinged liberals, porn, and sarcasm, you will find some truly valuable content like posts about donuts.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Steve on July 25, 2019, 03:58:54 PM
I would imagine The Landmark hotel and surrounding properties are bound to be redeveloped later or sooner.   The trick is getting enough interesting in the area.    Maybe the redevelopment at the old JEA generating site, if that gets rolling, will create the impetus for a developer to take on something like that?   The properties a lil' goofy with the Skyway cutting through it and the River. 

If you're referring to the Lexington Hotel, I doubt it has much changed anytime soon. The new owners just dumped a ton of money into the thing. So unless they're willing to let it go or someone comes in with a offer that's a HUGE increase on what they paid, I think we're going to see what we see for a while.

I suppose someone could make them an offer on the parking lot and then build structured parking to make them whole, but I'm not seeing it anytime soon.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: fieldafm on July 25, 2019, 04:27:51 PM
I saw a person sitting on their balcony at Broadstone! And it looked like a "real person" like somebody in a Chevy ad.

Vibrancy, baby. Vibrancy.

Now, can anything happen with those horrible little buildings fronting the river? Nothing against IHOP....but please. Please!


I would imagine The Landmark hotel and surrounding properties are bound to be redeveloped later or sooner.   The trick is getting enough interesting in the area.    Maybe the redevelopment at the old JEA generating site, if that gets rolling, will create the impetus for a developer to take on something like that?   The properties a lil' goofy with the Skyway cutting through it and the River. 


As for the reviews on Google, be careful.  A lot of those are generated by click farms.    Just look at the accounts, just a review or 2 on them.   They used to crank them out on the same account.  Now they've had to spread them out over a butt ton of fake accounts.    And look at the wording.  They have a tendency to read like a marketing brochure, checking off all the boxes.   

The JMARTUS account is likely a product of one of these click farms.  Check out the reviews.   The pizza one had " It wasn’t heavy and it’s all because of the ingredients they use which are made fresh daily. We also enjoyed desserts and cappuccinos."   

Uh huh, ya, cuz when I review a resteraunt the first thing on my mind is to not comment that the food tasted like it was fresh ingredients but to point ou that it was made fresh daily.     There's a few folks out there that go into review mode and write crap in that framing.  BUt most of it is some 30 year old in Sri Lanka getting paid peanuts to crank them out, both fake good ones and fake ones to attack competitors.

https://www.telegraph.co.uk/technology/2019/07/12/five-star-factory-amazon-google-tripadvisor-plagued-fake-reviews/

I am not sure how my seeing a person on a balcony triggered the fake google review “revelation”, but you must be new to the internet! I think you will really like it. If you can get beyond the unhinged liberals, porn, and sarcasm, you will find some truly valuable content like posts about donuts.

Nailed it.

I would imagine The Landmark hotel and surrounding properties are bound to be redeveloped later or sooner.   The trick is getting enough interesting in the area.    Maybe the redevelopment at the old JEA generating site, if that gets rolling, will create the impetus for a developer to take on something like that?   The properties a lil' goofy with the Skyway cutting through it and the River. 

If you're referring to the Lexington Hotel, I doubt it has much changed anytime soon. The new owners just dumped a ton of money into the thing. So unless they're willing to let it go or someone comes in with a offer that's a HUGE increase on what they paid, I think we're going to see what we see for a while.

I suppose someone could make them an offer on the parking lot and then build structured parking to make them whole, but I'm not seeing it anytime soon.

Lexington doesn't own the parking lot, Ramon Llorens does (with easements running through it from JTA). There have been some proposals on the back of a few napkins, but nothing that is serious enough to have moved forward.

This despite what the stunning example that Downtown St Paul Minnesota can teach us demolition-happy Jaxsons. If there was ever a case where context and internet articles don't match up.. this is it. DT St Paul is pretty sleepy and is marked by surface parking and dead space, MUCH the same as Jacksonville is (funny how that works). Minneapolis on the other hand has about 4 times the amount of historic building stock still standing downtown than that of Jacksonville, has 15 historic districts compared to 3 in Jax... and has a downtown that is alive about 18 hours a day.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: bl8jaxnative on July 28, 2019, 02:47:22 PM



I am not sure how my seeing a person on a balcony triggered the fake google review “revelation”, but you must be new to the internet! I think you will really like it. If you can get beyond the unhinged liberals, porn, and sarcasm, you will find some truly valuable content like posts about donuts.

You'll note that previous recent posts spoke about google reviews of the apartments.    Huffing less glue will help your memory work long enough and you're memory may not loose track of these simple things before the fingers start typing. 

Added bonus, you won't need to be ordering those Can't-Believe-It's-Not-Viagra spread from that Moldovan "pharmacy" any longer.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on July 28, 2019, 07:35:04 PM



I am not sure how my seeing a person on a balcony triggered the fake google review “revelation”, but you must be new to the internet! I think you will really like it. If you can get beyond the unhinged liberals, porn, and sarcasm, you will find some truly valuable content like posts about donuts.

You'll note that previous recent posts spoke about google reviews of the apartments.    Huffing less glue will help your memory work long enough and you're memory may not loose track of these simple things before the fingers start typing. 

Added bonus, you won't need to be ordering those Can't-Believe-It's-Not-Viagra spread from that Moldovan "pharmacy" any longer.

Do not make personal attacks on others.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: acme54321 on July 28, 2019, 08:06:23 PM
Saw some people moving in today, looked like college students or recent grads.  Glad to see people moving into the neighborhood!
 
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: MusicMan on July 31, 2019, 03:19:52 PM
Saw a unit advertised on MLS today, 2 bed 2 bath 1108 sq feet, for $2150

Photos of the common areas looked pretty nice.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: sanmarcomatt on August 01, 2019, 01:40:10 PM
The river walk entrance next to the School building is now open so it was nice to walk around and check it out. I used to work across the street...what a difference. Too bad the Lexington is so bad (but better than the Wyndham I will admit). Riverplace road diet is allegedly on schedule to finish this summer (seems optimistic to me). Get the District going and we might actually have something on the SB.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: MusicMan on August 01, 2019, 01:48:00 PM
I took THE TOUR of the building yesterday. It's very nice. The public areas are beautiful with tasteful furnishings and art pieces I personally liked.
I saw the top floor waterfront penthouse, $2900 monthly for 2 bed 2 bath. It includes a complete set of appliances (washer + dryer). The Master bath has an enormous shower, 2nd bath a large tub. NIce balcony, too. The pool is being finished but that area while small looks like it is well designed and will be a selling point. Hard to beat the open water view and that location is a winner for any type of fireworks or celebratory event going on in the NorthBank as well. This place should do fine.  260 units ......
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Captain Zissou on August 05, 2019, 03:29:12 PM
I ran by on the riverwalk on Sunday morning.  While I did not see any residents, I did get to see the new pool deck and that space looks pretty awesome.  The path from prudential to the the riverwalk is pretty cool, but I don't know if it will help activate those retail shops.
Title: Re: New Downtown Living: Broadstone River House Apartments
Post by: Tacachale on August 05, 2019, 04:02:00 PM
I ran by on the riverwalk on Sunday morning.  While I did not see any residents, I did get to see the new pool deck and that space looks pretty awesome.  The path from prudential to the the riverwalk is pretty cool, but I don't know if it will help activate those retail shops.

The connections between Prudential and the Riverwalk are a simple change and I doubt that retail comes back anytime soon, but I think they're going to be a real game changer. I'm really looking forward to it.