All Children’s Hospital Will Be Centerpiece Of New Pasco Development

Pasco County may soon be adding another major medical center as Johns Hopkins All Children’s Hospital has a contract to develop in the “connected city” area. Pasco commissioners approved the proposal Nov. 14.

The potential hospital site was originally envisioned as a large multifamily and retail area. But a new buyer stepped forward.

All Children’s is the second major specialty medical center to announce plans for opening a location in Pasco in the last couple of years. Moffitt Cancer Center is the anchor of another major development project in Central Pasco. Plans call for a 775-acre global innovation center focused on cancer care and research.

Known as the Wildcat Bailes project, the development including All Children’s Hospital stretches over 176 acres and includes 365,000 square feet of hospital space, 1,275 multifamily residences, 155,000 square feet of retail, 150,000 square feet of office space, 250,000 square feet of medical office space and 250 hotel rooms. The site is located east of Interstate 75 and north of Overpass Road.

The connected city area is a 7,800-acre swath of the county stretching from Wesley Chapel into eastern Pasco. When the Florida Legislature approved the pilot concept for Pasco eight years ago, one of the big draws was that it was supposed to feature a high-speed internet system to support businesses that locate there.

Roughly bordered by State Road 52 on the north, I-75 on the east, Overpass Road on the south and Curley Road on the west, the zone is expected to house 96,000 residents and 37,000 homes and produce 65,000 jobs over the next 50 years.


Source: Tampa Beacon

Black Salmon, Allen Morris Launch $1B Mixed-Use Development To Include 500,000 SF Of Medical-Related Office Space

Black Salmon and The Allen Morris Co. are teaming up to develop Highland Park Miami, a $1 billion mixed-use development that will span 7 acres and increase the footprint of the Miami Medical District by approximately 10 percent.

The partners made the announcement on Tuesday, Sept. 26, describing the project as one of Miami’s most significant developments in decades that will drive the economy and serve the city’s important health-care sector. Based in Miami, Black Salmon is a national commercial real estate investment with a large development pipeline in South Florida. The Allen Morris Co. is one of the largest real estate firms in the Southeast and has offices in Atlanta as well as Miami, Coral Gables and Orlando in Florida.

The multi-block, master-planned development will feature 500,000 square feet of medical-related office space, a 150-key hotel, 1,000 residential units, retail and restaurants. To create a walkable, landscaped lifestyle community, Highland Park Miami will include open walkways and greenery.

Highland Park Miami will be located at 800 NW 14th St., between the Miami River and Florida State Road 836, the key east-west artery which leads directly to Miami International Airport and nearly every major destination in the city’s core. The development will also be visible from I-95 and across from the Jackson Memorial Hospital/University of Miami Health Complex.

A Multi-Phase Development

The developers still need city approval but expect to begin preliminary site clearing later this year for the multi-phase project that is expected to take years to build out. The first phase should see about 250,000 square feet of medical office space and up to 300 units of housing.

The developers will be able to substantially increase the density at Highland Park Miami because it is 400 feet from a Metrorail station and qualifies as a transit-oriented development. About six buildings will be constructed with heights up to 22 stories, according to The Real Deal, which also reported Black Salmon spent approximately $60 million acquiring land near the Metrorail for the expansive project.

Miami-based Arquitectonica, a globally recognized architecture firm, is the master planner and designer for the project. Arquitectonica is also the lead designer for a mixed-use development being built by a joint venture of Related Group and BH Group at 2999 NE 191st St. in Aventura, Fla., in metro Miami that will feature office and retail uses.

Oppenheim Architecture, a global firm with offices in Miami, New York and Switzerland, is designing the residential component at Highland Park Miami and Naturalficial, a Miami-based landscape architecture and design practice, is the landscape architect.

A Decade Of Planning

Led by Camilo Lopez, co-CEO & managing partner of Black Salmon, the team behind Highland Park Miami has been conceptualizing and planning the project for the past decade. Research included visiting major medical hubs in the U.S., including Houston and the Mayo Clinic Health District in Rochester, Minn., to learn more about the requirements for such a large undertaking that would expand what is already the second-largest health district in the U.S. Lopez said in prepared remarks the development should elevate Miami’s status as a premier health destination by adding state-of-the-art medical offices to support demand and new offerings for health-care professionals in a strategically designed and thoughtful setting.

Calling it a transformational project, W.A. Spencer Morris, president of The Allen Morris Co., said in a prepared statement the project will create a destination for the thousands of patients and employees at Jackson Memorial Hospital, the University of Miami Miller School of Medicine, the Miami VA Healthcare System and the larger Medical District ecosystem.


Source: Commercial Property Executive

Transforming Shopping Malls Into 21st Century Neighborhoods

The death of the 20th century shopping mall is evident all across the country, and the data bears out this assertion.

Coresight Research estimates that 25% of the nation’s roughly 1,000 existing malls will close over the next three to five years, with the pandemic accelerating a demise that was already underway.

Inherent in the collapse of this antiquated shopping mall typology is a massive opportunity to redefine the paradigm of how we create sustainable and equitable suburban environments to live, work, learn, and yes, shop. As we reimagine sites of this scale, taking the right steps is essential: identify the opportunity, implement the catalyst, lead with a long-term framework and a shared vision, and look to the future.

The Opportunity

In the San Francisco Bay Area, according to the “Mall and Office Transformation Guide” by Perkins&Will for the Association of Bay Area Governments (ABAG), malls and business parks account for more than 9,000 acres of underutilized property across the region. With the State of California encouraging housing development in commercial zones, these projects are prime opportunities for alleviating the housing crisis. Many of these declining malls are ideal redevelopment sites—on average 20-60 acres, covered in surface parking lots, and located in priority development areas with good access to transit.

On the other hand, these sites can be overwhelming for local jurisdictions, who have never engaged in this type or scale of project; and for developers, as buying a mall is not a typical real estate transaction.  Rarely are mall properties owned by a singular entity and they come with handfuls of long-term lease agreements with retailers. A significant number of these old sites face environmental challenges.

Mall transformations across the country that are well on their way to their next life and purpose, bring up important questions: What is the right long-term development framework to ensure the optimal mix and intensity of uses and significant public benefit, and what is the catalyst that will springboard an underutilized site into a thriving new neighborhood?

The Catalyst

So where do you begin? Do you choose adaptive re-use, infusing new life into existing big-box structures, or choose new development? Both are viable, but contingent upon market realities and the desired land use. Housing development to address the national deficit is one worthy starting point. Still, catalysts can also be public institutions such as community college facilities or hospitals and healthcare facilities to support greater social infrastructure.

The University of Rochester Medical Center opened its outpatient campus in an empty Sears department store—infusing new life into the abandoned structure. (Rendering Credit: Perkins&Will)

New healthcare facilities are critical infrastructure for anchoring a new resilient neighborhood, especially when it brings those services into previously underserved regions. The University of Rochester Medical Center opened its outpatient campus Orthopedics and Physical Performance Center in an empty Sears big box department store. Once complete, it will be one of the largest outpatient orthopedic facilities in the Northeast.

The design team brought daylight into the existing footprint through a series of skylights. An internal courtyard also functions as a rehabilitation space. (Rendering Credit: Perkins&Will)

Similarly, the University of Texas Southwestern Medical Center at RedBird in Southern Dallas is also a renovation of a former Sears big box in an underserved community. RedBird is now UT Southwestern’s largest outpatient location beyond their main campus.

The Long-Term Development Framework

A catalytic anchor needs to be complemented by a long-term development framework to ensure phased, sustainable growth and investment. A public-private partnership between Austin Community College and Red Leaf Properties led to the redevelopment of the 81-acre former Highland Mall near a working-class and immigrant neighborhood in Austin, Texas into Highland ATX, an innovative learning center and new mixed-income, transit-oriented community.

Austin Community College (ACC) was attracted by the big box structures and acquired the properties in 2010 to repurpose the spaces as a centralized location for their specialty programs, filling a need for state-of-the-art training for the region’s most in-demand jobs.

While ACC was able to infuse new life into the abandoned big box structures for their new campus, Red Leaf Properties was interested in converting the vast empty surface parking lots into mixed-use development. Red Leaf sought input from the surrounding neighborhoods and student community on the types of shops, services and amenities that would be included in the new mixed-use development surrounding the campus. Today the area boasts 1200 new residential units, new transit service, shops and services for everyday life, a 1.25 mile trail and three new parks.

The development framework balances an emphasis on community benefit with the necessary flexibility that developers need in the market. This framework sets the community’s vision, establishes the right mix of land uses, and makes sure the project delivers the right community amenities such as a multi-modal transportation network and an inclusive, experience-rich public realm.

Leading With A Shared Vision

Partnerships, like the one between ACC and Red Leaf Properties, are essential to carrying out a vision for these large and complex projects. What otherwise may have ended up as a bidding war, ultimately became a productive collaboration and serves as a national model for economic development. However, it’s critical to expand these formal partnerships to a wide and diverse cross-section of the community, with a priority to engage community members that have historically been left out and disproportionately impacted by racism, disinvestment, and displacement. With an emphasis on creating an equitable engagement process and development, project representatives can enlist a variety of community leaders who can draw input from, and speak on behalf of, the groups they represent and ensure that these communities are ultimately recipients of this new investment and opportunity.

The Future of Shopping Malls

Shopping malls were once the quintessential suburban community anchor. Now these sites represent an opportunity to re-define post-pandemic suburban environments and re-engage with where the majority of Americans actually live (and likely will continue to live). The future of the suburban fabric can become a more holistic environment that addresses the IPCC’s climate sustainability goals, provides greater access to affordable housing, healthcare, and workforce development, and fosters more close-knit, resilient communities.


Source: Building Design + Construction