Tomlinson Center for Adults Redevelopment Proposals

cliggittvaluation • April 3, 2023

The Pinellas County School Board issued a Request for Proposal (RFP) to redevelop the 1.3 acre site of the Tomlinson Adult Learning Center that sits near Mirror Lake in Downtown St. Pete back in November (2022). The site sits west of Mirror Lake at 296 Mirror Lake Drive North, and has the former Tomlinson Adult Learning Center on site as well as two surface level parking lots. The RFP has the goal of preserving the existing building in addition to addressing a shortage of workforce housing for Pinellas County School District employees.


Four proposals were submitted by the February 1st deadline with the proposals receiving preliminary rankings based on the priorities of the School Board. The ranking puts Sherman Associates as the top contender followed by Tomlinson Community Partners, then HP Capital Managers. A fourth proposal was submitted by a joint venture between White Keys Real Estate Partners and JCT Development, but did not make the shortlist. Final rankings are expected April 11th.

Sherman Associates

Sherman Associates proposed the Tomlinson Historic Lofts and Tomlinson Tower. The proposal consists of 235 apartments split between workforce and market-rate residences. 117 units (50%) would be restricted from 90% to 120% Area Median Income for Pinellas County Schools Employees, and the other 118 units would be market rate. The preserved Tomlinson building would have 14,000 SF of retail and office space on the first floor with amenities such as a café/patio, dog park, coworking offices, and a community space that would serve business incubation, coworking, and public gatherings. The 2nd and 3rd floors will provide 27 historic lofts for residents.


The 17-story Tomlinson Tower will provide 208 apartments, a 265 space parking garage, and include amenities such as an indoor fitness center, rooftop pool, pet spa, and quiet space with east to west views of Mirror Lake and St. Petersburg. Residents in the Lofts and Tower will have access to the amenities and parking garage. There is a possibility of adding 20 to 40 residential units by raising the height of the building one to two stories or lowering the cost of the project by removing one floor of the parking structure.


Two financing plans are projected in the proposal. Option A would allow the school board to own the development financed with a tax-exempt loan through RBC Capital and subsidy provided by Penny for Pinellas. Option B would allow Sherman Associates to own the development, financed through a construction loan, HUD 223(f) permanent loan, Penny for Pinellas Program, and a Tax Incentive Finance Loan. A construction start date is estimated for January 2024, and the 17-story tower would be completed in May 2026. Units in the existing Tomlinson Center would be available for lease in August 2025. 

  • Sherman Associates Renderings

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Tomlinson Community Partners

A joint venture between Dantes Partners and Goshen + Cornerstone, Tomlinson Partners proposes 225 total residential units, with only 30% being designated as workforce housing for households with employees of the Pinellas County School District earning between 90 and 120% of the AMI. The proposed design incorporates 40 residential units in the existing Tomlinson Center with retail and amenities for the apartment community at the ground level. 


The undeveloped portions of the site will contain a three-level parking podium with 182 parking spaces. Above the podium, an eleven-story residential tower is proposed at the northeast corner of the site and a seven story residential mid-rise along 8th street north will contain 185 residential units.  The ground floor of the mid-rise would contain retail and amenity space. Tomlinson Community Partners propose to enter a long-term ground lease with Pinellas County if awarded the project. The terms would include a $90,000 annual rental payment with an annual increase of 3.5% for a minimum of 50 years.


The workforce housing will be financed with conventional debt, developer equity, and equity that is generated from the sale of federal Historic Tax Credits. New construction of the development would be financed by developer equity, and debt partners. The anticipated cost of the project is $62 million with completion in July 2026. 

  • Tomlinson Community Partners Renderings

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HP Capital Managers

HP Capital Managers is a group of local St. Pete Developers. They submitted two possible plans for the site. The first plan would see development of a new tower to the west of the Tomlinson Center, and the second plan would renovate the existing building, and leave the surface parking lots as is with no developments. The project HP Capital Managers has proposed is dubbed The Terraces at Tomlinson.


Both plans set aside all new and future vacant residential units for School Board Employees with a designated “first look period”. After the first look period expires for a unit, it would be made available to the public. Plan A would construct a 13-story tower with 222 units on the existing surface parking lot west of the Tomlinson building. The tower would have a three-story parking pedestal with ten stories of residential units on top. The Tomlinson building would be refurbished and modernized with 40,000 square feet of office/retail space. 89 of the residential units will be for income-restricted households making 60% AMI or less, and the remaining 133 units rented out at market rate.


Plan A is estimated to cost $94.25 million, financed through tax credit bonds, Penny for Pinellas, city housing grants, city historical restoration grants, developer equity, and traditional debt. Plan A could break ground late 2024 with construction complete in mid-2026. Plan B would convert the existing Tomlinson building into 48 workforce units for households making less than 80% AMI, with no tower being built on the surface parking lots. Plan B is an estimated $9.99 million financed though Penny for Pinellas, city housing grants, city historical restoration grant, developer equity, and traditional debt. Plan B could break ground in early 2024 and be completed mid-2025. 

  • HP Capital Partners Renderings

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Thank you for your interest. If you are in need of Appraisal & Valuation Servies in the St. Petersburg Market contact:

Mike Cliggitt, MAI, MRICS, CCIM

813.405.1705 - Direct Line

findvalue@cliggitt.com

St. Petersburg Appraisal and Valuation Services

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Florida Approves Conservation Purchase of 340 Acres in Hernando County

By cliggittvaluation • June 10, 2025
In a surprising turn, Florida officials voted Tuesday to approve the purchase of 340 acres of forest land in Hernando County from Cabot Citrus, a luxury golf resort once at the center of a heated public lands controversy. This time, there’s no land swap involved—just a straightforward acquisition aimed at expanding conservation efforts near the Withlacoochee State Forest. The vote came from the Florida Cabinet, with Gov. Ron DeSantis, Attorney General James Uthmeier, and Agriculture Commissioner Wilton Simpson all in favor. If Cabot Citrus sounds familiar, it's because the resort drew fire last year after receiving initial approval to trade more than 300 acres of state-preserved forest for land it hoped to develop into more luxury golf amenities. The backlash was swift and widespread. After the Tampa Bay Times reported on the proposed trade, public outcry escalated, and Cabot quietly pulled the deal. Though DeSantis didn’t comment on the Cabot purchase specifically during Tuesday’s meeting, his office later celebrated the conservation deal in a press release, grouping it in with other land buys. Simpson, who previously supported the land swap proposal, offered a lengthy post-vote statement that subtly acknowledged the controversy and praised the new direction: “We paused, looked at alternatives, and ultimately arrived at a better path — one that serves the long-term interests of Florida and its people,” he said. He also commended Cabot for “shifting focus and prioritizing conservation,” calling the outcome a model for how land preservation decisions should unfold. Notably, just weeks ago, Gov. DeSantis was photographed golfing in a Cabot Citrus hat alongside Florida Fish and Wildlife chair Rodney Barreto, further fueling speculation about the resort’s influence. The land now on the table for acquisition sits directly southeast of Cabot’s current footprint—home to multiple golf courses and luxury cottages starting at $1.7 million. It borders the same area the company previously sought to acquire via land swap. The state still needs to appraise the land to determine its value. According to the Florida Department of Environmental Protection, the purchase price won’t exceed the appraised value. If the deal moves forward, the Florida Forest Service has agreed to manage the land and integrate it into the broader state forest system. While many conservationists welcomed the move, they also expressed caution. Eugene Kelly, president of the Florida Native Plant Society and a Hernando County resident, said the shift is promising but remains wary: “It would be great to see the land added to the state forest,” he said. “But I see all these mixed signals coming from the state.” Kelly has also called for full funding of the Florida Forever land acquisition program, urging lawmakers to allocate at least $100 million after earlier budget proposals offered none. After a string of recent land-use controversies—including efforts to develop state parks and transfer pristine conservation land to mysterious LLCs—this decision marks a rare about-face. Whether it signals a long-term commitment to conservation or a one-time course correction remains to be seen. Thank you for your interest. Have questions regarding the local market? Navigate the Real Estate Market with confidence, and contact us at Cliggitt Valuation for your appraisal, consulting, and valuation needs today. Mike Cliggitt, MAI, MRICS, CCIM 813.405.1705 | 863.661.1165 - Direct Lines findvalue@cliggitt.com Appraisal & Valuation Markets Questions about our blog? Contact our Director of Sales & Marketing, Sydney Avolt. Sydney Avolt 727.403.7418 - Direct Line sydney@cliggitt.com

St. Pete Beach Shuts Down Boutique Hotel Proposal

By cliggittvaluation • June 2, 2025
Plans for a 104-room boutique hotel on the east side of Gulf Boulevard were unanimously rejected by St. Pete Beach city commissioners during a May 13 meeting, effectively halting the proposed Windward Pass Resort. The decision denied the developers a conditional use permit, a hardship variance, and access to room credits from the city’s lodging pool. The project, which would have included six stories, waterfront boat access to McPherson Bayou, a three-story parking garage, two pools, a miniature golf course, bars on the ground and rooftop levels, a 12-slip dock, and more, was met with strong opposition. Developers sought 104 temporary lodging unit credits from the district’s 325-room allocation. However, with Hotel Zamora already approved for 64 units, only 261 credits remain for future projects—making this request a significant ask. City Planner Brandon Berry reminded attendees that unlike the western portion of Gulf Boulevard—where lodging is permitted by right—the Bayou Residential District does not allow temporary lodging as a matter of course. “This is not a lodging-permitted area,” he explained. The 2.67-acre site is one of the few remaining large, undeveloped waterfront parcels on the east side of Gulf Boulevard. Despite its size, project architect Jack Boziak argued that the site’s irregular shape—ranging from 293 feet wide on one end to just 125 feet on the other—left less than 40% of the land buildable after accounting for setbacks and drainage requirements. He called this a clear hardship. But commissioners weren’t convinced. Commissioner Betty Rzewnicki emphasized that the lot consists of four separate parcels and is located in a clearly residential area: “You’re trying to introduce a commercial resort into a residential neighborhood. That’s not a hardship—that’s a zoning mismatch.” Commissioner Joe Molholland echoed that sentiment, citing concerns about putting a large hotel with a rooftop bar in a low-density district. “This isn’t the western side of the beach where that kind of activity is expected,” he said. Commissioner Lisa Robinson also pointed to concerns about increased noise, traffic, and overall intensity: “A 104-unit condo hotel with multiple amenities is a lot for this area. The noise and density are already issues. Adding more would overwhelm the neighborhood.” Environmental concerns played a major role as well. Mayor Adrian Petrila specifically called out the potential damage to the shallow bayou and its manatee habitat: “This isn’t just a question of land use—there’s a real environmental impact to consider,” he said. “Even the so-called 'quiet pool' won’t be quiet in practice. I’ve been to enough resorts to know better.” In the end, the commission found that the proposal failed to adequately address community concerns or offer solutions to mitigate the negative impacts. Without clear benefits to the neighborhood and no meaningful compromises presented, all requests—including the rooftop bar and the 104-unit credit allocation—were firmly denied. Source: Tampa Bay Times Thank you for your interest. Have questions regarding the local market? Navigate the Real Estate Market with confidence, and contact us at Cliggitt Valuation for your appraisal, consulting, and valuation needs today. Mike Cliggitt, MAI, MRICS, CCIM 813.405.1705 | 863.661.1165 - Direct Lines findvalue@cliggitt.com Appraisal & Valuation Markets Questions about our blog? Contact our Director of Sales & Marketing, Sydney Avolt. Sydney Avolt 727.403.7418 - Direct Line sydney@cliggitt.com

Retrospective Appraisals for Commercial Properties in West Central Florida

May 20, 2025
In commercial real estate, understanding a property's value at a specific point in the past can be just as important as knowing what it’s worth today. Whether you’re dealing with an insurance claim after a storm, an estate settlement, or a legal dispute, retrospective appraisals can play a critical role—especially here in West Central Florida where market conditions shift rapidly and weather events are frequent. What Is a Retrospective Appraisal? A retrospective appraisal is exactly what it sounds like: an appraisal with an effective date in the past. It allows us to determine what a property was worth at a specific historical moment, based on the conditions and data available at that time. Unlike current or prospective appraisals, this type requires the appraiser to essentially “recreate” the market as it existed on that date—everything from sales comps to economic factors and the property’s condition. These types of reports are essential in several scenarios: Storm-related insurance claims : Establishing pre-loss value after hurricane damage Estate settlements : Determining fair market value as of the date of death Litigation support : Supporting disputes like business dissolutions or eminent domain Property tax appeals : Contesting over assessed values from prior years Financial reporting : Accurate historical valuations for audits or compliance Why They Matter in Florida Florida’s West Central region has seen rapid growth, market fluctuations, and its fair share of natural disasters. A solid retrospective valuation is often the foundation for a fair resolution—whether it's getting a tax adjustment or ensuring heirs aren’t hit with unnecessary capital gains. For example, Pinellas County encourages owners to seek certified appraisals to verify a property’s value before a storm—especially if they’re trying to comply with FEMA’s 50% Rule for rebuilding. Similarly, when a commercial property is inherited, a date-of-death appraisal ensures tax basis is properly adjusted for the new owner, which can have long-term financial benefits. Our Approach at Cliggitt Valuation At Cliggitt Valuation, retrospective appraisals are one of our specialties. We’ve completed these assignments for everything from small retail buildings to complex industrial facilities across Tampa, St. Pete, and Lakeland. Every report we prepare is: Detailed and data-driven , often requiring historical sales, old records, and archived financials Tailored to the local market , reflecting our deep knowledge of past market cycles in West Central Florida Credible and defensible , written with clarity and strong support so it holds up in court, with insurers, or in tax discussions Responsive and timely , because we know how important deadlines are in legal or estate matters We’ve helped clients with hurricane claims, tax disputes, estate transfers, and more. Each time, our goal is the same: to deliver a reliable and accurate value opinion that helps our clients move forward confidently. Final Thoughts Retrospective appraisals may look backward, but they’re one of the most forward-focused tools we have in real estate. When done right, they provide the foundation for sound decisions—financially, legally, and strategically. If you need a retrospective appraisal or just want to talk through a situation where one might apply, don’t hesitate to reach out. We’re here to help you look back, so you can move forward with clarity. Thank you for your interest. Have questions regarding the local market? Navigate the Real Estate Market with confidence, and contact us at Cliggitt Valuation for your appraisal, consulting, and valuation needs today. Mike Cliggitt, MAI, MRICS, CCIM 813.405.1705 | 863.661.1165 - Direct Lines findvalue@cliggitt.com Appraisal & Valuation Markets Questions about our blog? Contact our Director of Sales & Marketing, Sydney Avolt. Sydney Avolt 727.403.7418 - Direct Line sydney@cliggitt.com
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