10 West Dodecanese Boulevard
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1 FOR SALE Waterfront Retail/Redevelopment 10 West Dodecanese Boulevard TARPON SPRINGS, FLORIDA JOHN GERLACH CCIM Vice President, Investment Services MACKENZIE GERLACH Associate, Investment Services Ext JAKE GERLACH Project Manager, Investment Services Ext
2 DISCLAIMER & NOTICE TO BUYER This Offering Memorandum was prepared by Colliers International Tampa Bay Florida ( Broker ) solely for the use of prospective purchasers of the real property commonly known as 10 West Dodecanse Boulevard, Tarpon Springs, Florida (the Property ). Neither the Broker nor the Owner of the Property ( Owner ) makes any representation or warranty, expressed or implied, as to the completeness or the accuracy of the material contained in the Offering Memorandum. Prospective purchasers of the Property are advised (i) that changes may have occurred in the physical and/or financial condition of the Property since the time this Offering Memorandum was prepared and (ii) that the projections contained herein were made by Broker and not by Owner and are based upon assumptions of events beyond the control of Broker and Owner and, therefore, may be subject to variation. Other than historical revenue and operating expense figures for the Property, Owner has not, and will not, provide Broker or any prospective purchaser with any income and expense figures, budgets or projections regarding the Property. Prospective purchasers of the Property are advised and encouraged to conduct their own comprehensive review and analysis of the Property. The Property is being sold in an As-Is / Where-Is condition. The Broker or Owner makes no representation as to the condition of the Property or the development probability of the property. It will be the sole responsibility of the prospective purchaser to determine the condition of the property and the development probability of the Property. This Offering Memorandum is a solicitation of interest only and is not an offer to sell the Property. The Owner and Broker expressly reserve the right, at their sole discretion, to reject any or all expressions of interest or offers to purchase the Property and expressly reserve the right, at their sole discretion, to terminate discussions with any entity at any time with or without notice. The Owner shall have no legal commitment or obligations to any entity reviewing the Offering Memorandum or making an offer to purchase the Property unless such offer for the Property is approved by Owner and is signed by a duly authorized signatory of Owner. This Offering Memorandum is confidential. By accepting the Offering Memorandum, you agree (i) that you will hold and treat the Offering Memorandum and its contents in the strictest confidence, (ii) that you will not photocopy or duplicate any part of the Offering Memorandum, (iii) that you will not disclose the Offering Memorandum or any of it s contents to any other entity without the prior written authorization of the Owner, and (iv) that you will not use the Offering Memorandum in any fashion or manner detrimental to the interest of the Owner or Broker.
3 Table of Contents > EXECUTIVE SUMMARY The Opportunity... 1 The Property... 2 The Location... 3 > PROPERTY OVERVIEW Property Specifications... 6 Floor Plans & Site Plan Zoning & Development > MARKET OVERVIEW City of Tarpon Springs Demographic Summary COLLIERS INTERNATIONAL 311 Park Place Boulevard Suite 600 Clearwater, Florida Office:
4 EXECUTIVE SUMMARY WATERFRONT RETAIL / REDEVELOPMENT OPPORTUNITY 10 West Dodecanese Boulevard Tarpon Springs, Florida FOR ADDITIONAL INFORMATION PLEASE VISIT OUR WEBSITE AT:
5 THE OPPORTUNITY Colliers International is pleased to introduce an outstanding opportunity to acquire waterfront property in historic Tarpon Springs, Florida. The Property, commonly known as The Riverside Grille or Pappas Restaurant located at 10 West Dodecanese Boulevard (the Property ), is comprised of 2 premium waterfront sites and a large parking lot providing the perfect combination for a range of uses from restaurant, hotel, retail or mixed-use developments. The existing 2-story restaurant is comprised of 50,962 ± gross square feet and includes a rooftop veranda and deck overlooking the Anclote River with 6 boat slips. The parking lot across the street has 196 ± spaces and creates revenue as off-street parking for visitors to this area. The Property is located in northern Pinellas County in historic Tarpon Springs, Florida. Tarpon Springs is a tourist district made famous for it s Greek heritage and sponge docks set along the Anclote River. Tourists come from all over the country to visit the Sponge Docks and learn more about the town s sponge diving past through its museums and other attractions. Tarpon Springs is authentic and offers a unique feel to visitors who can still hear Greek spoken in the streets and enjoy the large amount of restaurants, diners, bakeries and markets. Situated within the CRA Community Redevelopment Area for tourist oriented properties, allowable uses for this property include: > Restaurants > Office > Hotels and Lodging > Marinas > Retail establishments > Parking > Multifamily Offers will be evaluated as received. Please note there is no co-brokerage fee offered on this property. JOHN GERLACH CCIM Vice President, Investment Services john.gerlach@colliers.com MACKENZIE GERLACH Associate, Investment Services Ext mackenzie.gerlach@colliers.com JAKE GERLACH Project Manager, Investment Services Ext jake.gerlach@colliers.com COLLIERS INTERNATIONAL PAGE 1
6 THE PROPERTY NORTH 1.70 ± acre surface parking lot with approximately 196 ± spaces 50,962 ± square foot waterfront restaurant consisting of a 31,802 ± square foot building and 19,160 ± square foot basement on a 1.30± acre lot. Sale includes all fixtures, tables, kitchen equipment and appliances all of which are currently used for special events and kept to code ± acre waterfront lot utilized as employee parking for 50 ± cars RESTAURANT 50,962 ± SF 1.30 ± AC PARKING LOT 1.70 ± AC W Dodecanese Boulevard Pinellas Avenue Pinellas Avenue W VACANT LOT 0.50± AC COLLIERS INTERNATIONAL PAGE 2
7 The sponge industry helped build a Greek community in Tarpon Springs that is now famous not only for the worlds finest sponges but for some of the best Greek restaurants, markets and bakeries in Pinellas County. THE LOCATION Located on the scenic Anclote River, Tarpon Springs is one of the most charming communities in the Tampa Bay area. The Property is situated at the signalized corner of U.S. Alternate 19 (Pinellas Avenue) and West Dodecanese Boulevard, the entrance to the historic Sponge Dock District in Tarpon Springs. West Dodecanese Boulevard follows the Anclote Riverfront through the center of the Sponge Dock District and is lined with many gift shops, art galleries, antique stores and restaurants. An extensive industrial area is located north of the river, and the marine industry remains a backbone of this waterfront city as the Anclote River passes through the northern boundaries of Tarpon Springs flowing into the Gulf of Mexico. COLLIERS INTERNATIONAL PAGE 3
8 Situated at the entrance to the historic Sponge Dock District NORTH PINELLAS AVE ± AC 1.30 ± AC WEST DODECANESE BLVD. ALT PINELLAS AVE ± TOTAL AC IMAGE SOURCE: spongedocks.net SPONGE DOCK DISTRICT Tarpon Springs historical Sponge Dock District combines beautiful scenery and unique retail stores embracing the bustling activity of shops, restaurants, activities and growing businesses. Strolling down the streets of the lively Sponge Dock area, visitors can take in the sights, sounds and aromas of an authentic Greek village. Visitors can savor a variety of cuisine such as authentic Greek dishes and other ethnic favorites, fresh seafood caught in local waters and delicious desserts. Shopping is paramount in the Sponge Dock district as one can find anything from Greek curlos to antiques. The pleasant year-round climate draws people to the area for sponge diving exhibitions, deep sea fishing and cruise excursions that depart regularly from the docks. Source: TRAFFIC COUNT 15,529 COLLIERS INTERNATIONAL PAGE 4
9 PROPERTY OVERVIEW WATERFRONT RETAIL / REDEVELOPMENT OPPORTUNITY 10 West DodecaneseBoulevard Tarpon Springs, Florida FOR ADDITIONAL INFORMATION PLEASE VISIT OUR WEBSITE AT:
10 PROPERTY SPECIFICATIONS 0200 MULTIPLE PARCELS PINELLAS COUNTY APN # ACRES VACANT LOT 0.50 ± AC ± AC ± AC ± AC ± AC ± AC 0300 RESTAURANT 50,962 ± GROSS SF 1.30 ± AC ± AC ± AC ± AC TOTAL 3.61 ± ACRES 0304 PARKING 6 PARCELS 1.70 ± TOTAL AC COLLIERS INTERNATIONAL PAGE 6
11 VACANT WATERFRONT LOT > LOT SIZE: 0.50± acre > FRONTAGE: 252 on Pinellas Avenue 302 on water > ZONING: T5d Zoning District, City of Tarpon Springs > PERMITTED USES: Mixed-use residential, multifamily, lodging, office, retail and parking > FUTURE LAND USE: Community Redevelopment District City of Tarpon Springs > 2015 RE TAXES: $3,226± COLLIERS INTERNATIONAL PAGE 7
12 LARGE PARKING LOT > LOT SIZE: 1.70 ± acres (consists of 6 parcels) 196 parking spaces > FRONTAGE: 185 on West DodecaneseBoulevard 322 on Pinellas Avenue > ZONING: T5c Zoning District, City of Tarpon Springs > PERMITTED USES: Mixed-use residential, multifamily, lodging, office, retail and parking > FUTURE LAND USE: Community Redevelopment District City of Tarpon Springs > 2016 YTD INCOME: $5.00 a car per day, the 2016 YTD average gross is $13,000 ± per month > 2015 RE TAXES: $15,832 ± COLLIERS INTERNATIONAL PAGE 8
13 WATERFRONT RESTAURANT > SQUARE FEET: 31,802 ± SF restaurant area 19,160 ± SF basement > LOT SIZE: 1.30 ± acres > FRONTAGE: 271 on West Dodecanese Boulevard 270 on Pinellas Avenue 227 on Anclote River > ZONING: T5c Zoning District, City of Tarpon Springs > PERMITTED USES: Mixed-use residential, multifamily, lodging, office, retail and parking > FUTURE LAND USE: Community Redevelopment District City of Tarpon Springs > YEAR BUILT: 1975; renovated in 2014 > FLOORS: 3 - roof top dining and veranda bar; interior dining floor; basement > ELEVATORS: 1 - passenger 1 - service > ROOF: Metal deck rod system with tar and gravel > BOAT DOCKS: 6 boat docks - 3 are leased generating revenue of $1,150/month > FLOOD ZONE: AE - 1% annual chance floodplain - elevation of 10 > RENOVATIONS: 2014; include a new kitchen and addition to the rooftop veranda COLLIERS INTERNATIONAL PAGE 9
14 WATERFRONT RESTAURANT CONTINUED > HVAC: Total A/C capacity: 145 tons > SEATING: Main floor seats up to 800 ± ; rooftop veranda seats up to 250 ± > DINING AREAS: Five open dining areas; three are waterfront > VERANDA: Has inside and outside bars with a separate kitchen > HISTORY: Originally constructed in 1975; the Property was once home to the iconic Pappas Riverside Restaurant. The restaurant served Greek cuisine and became internationally known making the building a significant landmark to Tarpon Springs. The Pappas Family is famous in the restaurant industry and has prospered over the years, sustaining four generations in the business and five open restaurants in and around Tampa Bay. The Pappas Family closed this Tarpon Springs location in Since that time it has been known as The Riverside Grill House and used exclusively as a venue for special events. > 2015 RE TAXES: $42,612 ± COLLIERS INTERNATIONAL PAGE 10
15 RESTAURANT 1st Floor COLLIERS INTERNATIONAL PAGE 11
16 RESTAURANT 2nd Floor COLLIERS INTERNATIONAL PAGE 12
17 RESTAURANT Property Survey COLLIERS INTERNATIONAL PAGE 13
18 ZONING & DEVELOPMENT CRA ZONING The Property is zoned Community Redevelopment Area (CRA). The City of Tarpon Springs created the CRA to help stimulate redevelopment and revitalization, encourage economic growth, eliminate blight, create a sustainable downtown and improve the appeal of the central business district and sponge docks of Tarpon Springs. To help sustain existing businesses and attract new business, the City of Tarpon Springs has created several grant programs for properties located within the CRA. A Special Area Plan (SAP) for its CRA and Sponge Docks encourages redevelopment with programs like density transfers, and facade and restaurant recruitment grant programs. T5c & T5d DEVELOPMENT STANDARDS T-5 Urban Center Zone consists of higher density mixed use buildings that accommodate retail, offices, rowhouses and apartments. It has a tight network of streets with wide sidewalks, steady street tree planting and buildings set close to the sidewalks. Special Area Plan (SAP) > General Character: Shops with residential and office above; townhouses, larger apartment houses, live-works and civic buildings; attached buildings; trees within the public right-of-way; substantial pedestrian activity, frequent retail frontages > Building Placement: Shallow setbacks or none; buildings oriented to street defining a street wall > Frontage Types: Terrace, forecourt, shopfront and awning, arcade/gallery Restaurant > Typical Building Height: 2 to 5-story with some variation > Civic Space Types: Plazas, playgrounds and neighborhood parks > Thoroughfare Types: All types For more detailed zoning information, please visit the property website: COLLIERS INTERNATIONAL PAGE 14
19 RECENT DEVELOPMENTS 1.5 MILES RADIUS TARPON KEY HOMES 62 Single Family Homes on 20-Acres Construction continues ALT BRITTANY PARK CONDOMINIUMS 58 Units - $180k - $200k Construction completed 2014 BAYSHORE HEIGHTS HOMES 65 Single Family Homes Construction continues ANCLOTE RIVER CROSSINGS 10 Waterfront Units - Avg. $235k Construction complete 2015 RIVERVIEW AT TARPON 10 Townhomes (added to existing) Construction complete 2015 THE FORBES Mixed-Use 8,000 SF & 8 Apartments Planned ALT CALLISTA CAY TOWNHOMES 62 Units & 58 Private Docks Construction continues SANTOS ISLES SENIOR LIVING 50 Units Construction complete 2014 COLLIERS INTERNATIONAL PAGE 15
20 MARKET OVERVIEW WATERFRONT RETAIL / REDEVELOPMENT OPPORTUNITY 10 West DodecaneseBoulevard Tarpon Springs, Florida FOR ADDITIONAL INFORMATION PLEASE VISIT OUR WEBSITE AT:
21 CITY OF TARPON SPRINGS Tarpon Springs is located 45 minutes north of St. Petersburg and found along the shore of the Gulf of Mexico, Tarpon Springs was named for the fish found in abundance in nearby waters. But it also is known as the sponge capital of the world, and for its 51 miles of waterfront allure. In addition, its charming downtown center is listed on the National Register of Historic Places. Visitors to the Historic District can stroll along brick streets while browsing in art galleries, antiques stores, and specialty shops housed in buildings dating from the late 1800s. For the culturally-minded, the Tarpon Springs Performing Arts and Cultural Centers offer theater, art and historical exhibits, concerts, and other quality programs. OPPORTUNITIES There are tourism related opportunities, including hotels, retail, office and mixed-use projects within Tarpons Springs 226-acre Community Redevelopment Area (CRA). A Special Area Plan for its CRA and Sponge Docks encourages redevelopment with programs like density transfers, and facade and restaurant recruitment grant programs. A large industrial area north of the Anclote is a primary employment district containing substantial vacant acreage suitable for light industrial, high-wage employment, mixed use and recreational development. A former Stauffer Chemical Company site located on 130 acres in this area is a prime redevelopment site. SOURCE: Pinellas County Economic Development COLLIERS INTERNATIONAL PAGE 17
22 DEMOGRAPHIC SUMMARY WHY TARPON SPRINGS? Tarpon Springs is not just a great place to visit, but also a wonderful locale to put down permanent roots. There are several reasons why people move to this area: > First class healthcare facilities > Excellent education institutions > Close proximity to the Tampa/St. Petersburg areas > Walkable environment > The area caters to retirees and families DAILY TRAFFIC COUNT ON ALT 19/PINELLAS AVENUE = ± MAJOR EMPLOYERS > Helen Ellis Memorial Hospital > St. Lukes Cataract & Laser Institute > The Westin Innisbrook Resort > ABC Packaging Machine Corporation > Acme Sponge & Chamois Company > Stamas Yachts > Hawkins Construction > Tarpon Stainless Fabricators > NuWaveSpaControls RADIUS FROM PROPERTY 1 MILE 3 MILE 5 MILE POPULATION 2021 Projection 6,199 55, , Estimate 5,895 52, ,030 HOUSEHOLDS 2021 Projection 2,669 23,915 50,254 ALT 2016 Estimate 2,546 22,794 48,441 Owner Occupied 63.3% 73.2% 75.6% Renter Occupied 36.7% 26.7% 24.4% INCOME 2016 Average HH Income $51,754 $58,057 $73, Median HH Income $33,710 $39,574 $31,347 COLLIERS INTERNATIONAL PAGE 18
23 FOR SALE Waterfront Retail/Redevelopment 10 West Dodecanese Boulevard TARPON SPRINGS, FLORIDA JOHN GERLACH CCIM Vice President, Investment Services MACKENZIE GERLACH Associate, Investment Services Ext JAKE GERLACH Project Manager, Investment Services Ext COLLIERS INTERNATIONAL 311 Park Place Boulevard, Suite 600 Clearwater, Florida This document has been prepared by Colliers International for advertising and general information only. Colliers International makes no guarantees, representations or warranties of any kind, expressed or implied, regarding the information including, but not limited to, warranties of content, accuracy and reliability. Any interested party should make their own inquiries as to the accuracy of the information. Colliers International excludes unequivocally all inferred or implied terms, conditions and warranties arising out of this document and excludes all liability for loss and damages arising there from. This publication is the copyrighted property of Colliers International and/or its licensor(s) All rights reserved.
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