Navigating a Complex Rezoning to Meet Market Demands in Tampa

A mixed-use community planned for 30 developable acres in Ybor City, Florida, calls for phased construction that responds to market demands. That means that while the development’s general concept has been established, many of the design details will remain unspecified until the developer identifies which types of uses are needed and when — a process that could unfold over several years.

With this in mind, Bohler helped navigate a complex rezoning process that ensured maximum flexibility throughout the duration of the project. The city approved the rezoning in August 2022, clearing the way for the development known as Gasworx. The project will transform a blighted section of Ybor City, a historic district northeast of downtown Tampa, into a thriving mixed-use community. It will feature up to 5,000 residential units, 500,000 SF of office space, and 150,000 SF of retail area, as well as updated infrastructure that includes new streets, sidewalks, walking trails, parks, and a streetcar line.

We’re seeing the city grow in front of us, and it’s exciting to be a part of it.

–Greg Roth, Principal, Tampa, FL

Gasworx will completely revitalize the site, formerly home to a housing project, a People’s Gas facility, and an underutilized grid of buildings and historic structures, some of which will be preserved as part of the project. According to Bohler Principal Greg Roth, PE, LEED AP, the new development will help connect Ybor to downtown Tampa and the nearby Channel District, two areas where Bohler has helped bring other projects to fruition. “Gasworx is the connection point to all three of these areas where we’ve done work,” Greg said. “We’re seeing the city grow in front of us, and it’s exciting to be a part of it.”

Enduring Partnership

Kettler, a development company headquartered in northern Virginia, is building Gasworx in partnership with Tampa-based real estate investor Darryl Shaw. According to published reports, the team envisions leveraging Ybor’s rich history to create a community where people work, play, and live. “The idea is that it’s going to be a true walkable, mixed-use environment,” Graham Tyrrell, Senior VP at Kettler said in a published report. It will be “vibrant all day long.”

Rendering by architect

Bohler has a long history of working with Kettler to realize successful projects throughout the Mid-Atlantic. When it heard that the development company was exploring opportunities in Florida, Bohler’s team reached out about collaborating. “Given that we’ve worked with Kettler on previous projects in other regions, it was a natural fit for them to bring us on to help kick off this project in Florida,” Greg said. “Our Tampa team is very familiar with the local agencies, property owners, and other stakeholders there.”

Bohler has been involved in the Gasworx project from the start, conducting initial due diligence, site feasibility, and conceptual plans. The firm has worked with a local land use attorney, traffic consultant, and other consultants on entitlements, which included rezoning the property and obtaining variances, easements, and other agreements between the developers and the city. Bohler also serves as the engineer of record on the first two blocks of the project, which are being constructed concurrently with the master infrastructure.

Designing for Flexibility

The property rezoning has been the project’s linchpin. In coordination with other consultants, Bohler led two rezoning efforts to achieve the flexibility that the development requires. The initial rezoning was a traditional change from multifamily to planned development, allowing construction of the first two blocks to begin while the team sought approvals for the balance of the site. The second rezoning involved a more complex process that leveraged a relatively obscure zoning classification in Tampa known as a planned development alternative (PD-A).

We wanted to leave room for the design to evolve.

— Greg Roth, Principal, Tampa, FL

Under the PD-A classification, city officials approve the conceptual designs of large-scale developments with lengthy buildout times. The development team sought this zoning classification to construct the site according to market demands. “This approach allowed us to set the overall design intent of the district without having to specify the details that a normal plan requires,” Greg said. “With a normal plan, the design concept gets very granular. You have to specify exactly where buildings are going to be located, how tall they will be, etc. We wanted to leave room for the design to evolve while staying as close to compliance with city regulations as possible.”

Rendering by architect

According to Greg, the city rarely uses the PD-A, so securing it required a lot of coordination between the project team and city officials. “That’s where our existing relationships with city officials really becomes a game-changer,” Greg said. “The PDA is rarely used in Tampa, so our team worked closely with city officials to ensure we were meeting all of the requirements. It was a very hands-on process.”

Maintaining Momentum

While it worked through the rezoning, Bohler also maintained efforts to keep the development’s first two blocks moving forward. Predominantly multifamily units and retail, these two phases are preparing to open. The firm will also stay engaged and have an opportunity to be involved in designing other phases throughout the project, Greg said.

As a multidiscipline land development firm, Bohler acts as a steadfast partner and consultant on large-scale projects, like Gasworx. The firm has the experience, relationships, and drive required to navigate unconventional rezonings and overcome other complex challenges. The result: helping clients make their most ambitious visions a reality. “Bohler is a partner that developers can rely on for the long haul,” Greg said. “We’re committed to not just each project’s success but each client’s success.”