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Tom Ries is an ecologist and ecosystem restoration specialist, President and Founder of the Ecosphere Restoration Institute, and a national leader in wetland, seagrass, and living shoreline restoration who has conserved over 4,500 acres of habitat and led award-winning restoration projects across Florida. He explains:
 ◼️ Why Florida’s historic springs were buried under concrete and parking lots
 ◼️ How restoring one urban spring immediately brought manatees back
 ◼️ What living shorelines do better than seawalls during storms and flooding
 ◼️ Where cities are losing massive stormwater capacity without realizing it
 ◼️ How public-private partnerships unlock millions in restoration funding
 0:00:00 - Ulele Springs 0:07:41 - Living Shoreline 0:12:30 - Ulele Springs Continued 0:28:56 - West River Walk 0:33:20 - Ulele Springs Continued 0:40:14 - Palma Ceia Springs 1:06:17 - Purity and Sulphur Springs 1:27:13 - MacDill 48 Park 1:48:13 - Ballast Point Park 1:05:09 - New Cruise Port

In episode 172, Garrett Greco sits down with Michele Smith to break down how arts, culture, and creative infrastructure directly impact economic growth, real estate development, and the long-term identity of cities like Tampa. Michele Smith is the President and Chief Executive Officer of the Tampa Arts Alliance, a nonprofit organization dedicated to strengthening Tampa’s creative economy and positioning the region as a nationally and internationally recognized arts city. She leads cross-sector partnerships between artists, developers, government, and private industry to build sustainable cultural infrastructure, expand access to markets, and elevate creativity as a driver of economic and community development. He explains: ◼️ Why cities that invest in the arts attract stronger talent, businesses, and long-term growth ◼️ How creative infrastructure increases walkability, property value, and economic resilience ◼️ What role developers and small property owners can play in supporting the arts ◼️ Why authentic cultural identity matters more than copying other major cities ◼️ How Tampa is building the foundation to become a nationally recognized arts destination 0:00:00 - Introduction 0:00:57 - Downtown Arts Center 0:04:04 - Tampa Arts Alliance 0:09:55 - Arts in Development 0:14:25 - Tampa Arts Education 0:17:29 - Affordable Housing for Artists 0:25:37 - Zero Empty Spaces 0:36:59 - Gasparilla 0:49:43 - Art for Small Developers 0:54:45 - Tampa Public Art 0:07:21 - Roundabout Art

Craig Richard is the President and CEO of the Tampa Hillsborough Economic Development Council breaks down how talent, infrastructure, and place-based development are shaping Tampa’s rapid growth. They dive into migration trends, housing affordability, transportation projects like Brightline, and why Tampa’s future depends on smart public investment and regional cooperation.They also dig into the Tampa Bay Rays stadium talks and what a potential move across the bay could mean for Dale Mabry, surrounding neighborhoods, and the region’s long-term economic impact. The conversation looks at how major sports projects function as marketing engines for a city and how stadium development can act as a catalyst for broader mixed-use growth. 0:00:00 - Introduction 0:01:03 - Economic Development 0:10:29 - UT Graduates 0:14:57 - Public Investments 0:27:52 - Brightline 0:38:17 - Tampa’s Water 0:42:36 - 3 Goals 1:01:08 - Tampa Rays 1:20:38 - Outro

Host Garrett sits down with developer Mike Montebourg to unpack why Tampa’s zoning code, parking requirements, and permitting process make it harder to build walkable neighborhoods, mixed-use projects, and attainable housing. Drawing from his work on projects like Canvas Gas Worx, Ybor City townhomes, and past adaptive-reuse developments, Mike explains how outdated regulations, rising costs, and red tape shape what actually gets built and what it means for Tampa’s urban future. 0:00:00 - Introduction0:10:16 - Canvas Gas Worx0:20:52 - Why become a developer?0:27:53 - Florida Land Codes1:19:29 - 50 Year Mortgages1:24:57 - Article1:30:01 - Parking Minimums1:35:37 - Outro

Host Garrett and producer David talk through Tampa’s transportation problems, including the stalled streetcar, how decisions get made, and what regional planning could mean for the city’s future. They also share their plans for 2026, explaining how the show will change, the stories they want to tell, and why transportation, development, and local policy will be a bigger focus as Tampa keeps growing. 0:00:00 - Introduction 0:02:27 - 2026 Plans 0:16:58 - Big Blue 0:22:04 - Scientology in Clearwater 0:28:23 - Kroger 0:35:28 - Chipotle 0:38:36 - Charging Road 0:53:11 - Tampa Transit 1:10:13 - Mamdani 1:21:50 - Outro

James Nozar is President of Development at KETTLER, with deep experience leading large-scale, mixed-use urban projects, including his role in Water Street Tampa. He now oversees development strategy across KETTLER’s national portfolio while helping guide the long-term vision for Gasworx. Graham Tyrrell is Managing Director for Florida at KETTLER and has been directly involved in Gasworx since its earliest planning and entitlement stages. Based in Tampa, Graham leads execution on the ground, translating long-term vision into a walkable, mixed-use district. In this episode, James and Graham explain how Gasworx is being built as a true urban district, not just a collection of buildings, and why lessons from Water Street are shaping everything from office strategy to public space. They break down why high-quality office still works in Tampa, how Ybor’s history is being preserved, and what it takes to deliver a connected, walkable neighborhood over the next decade. 0:00:00 - Intro 0:03:42 - Darryl Shaw and Kettler 0:08:59 - Gasworx Development 0:38:46 - Office Market 0:49:5 - Lessons from Water Street

Billy Hattaway is a transportation engineer with more than 45 years of experience shaping how cities grow, move, and function. A former Florida Department of Transportation District Secretary and one of the key figures behind Florida’s Complete Streets policy, Billy explains how outdated zoning codes, suburban land development patterns, and high-speed road design have led to congestion, safety issues, and failing downtowns across the state. This conversation breaks down why traffic can’t be solved with wider roads, how land use and transportation are inseparable, and why Tampa’s historic street grid gives it a rare opportunity to build safer, more walkable neighborhoods without sacrificing quality of life. 0:00:00 - Intro 0:03:40 - Transportation Education 0:16:56 - Complete Streets 0:29:32 - Sarasota 0:34:05 - Density 0:53:07 - Baldwin Park 1:07:13 - Land Development Code 1:17:37 - Opportunities 1:29:04 - eVTOL 1:45:05 - All for Transportation 1:55:44 - Orange Blossom Trail

Frank & Lindsey Carriera break down the complex effort to preserve the Mirasol, a 100 year old landmark on Davis Islands, and explain why restoring historic buildings is far more complicated than new construction. They discuss storm damage, resiliency challenges, community feedback, and the long process of adapting an aging structure to modern needs without losing its character. This episode explores how preservation, economics, and neighborhood concerns intersect as Tampa continues to grow. 0:00:00 - Intro 0:06:03 - Mirasol’s History 0:11:17 - Redevelopment 0:37:53 - Mirasol Restaurant 0:43:46 - Community 0:58:22 - Preservation 1:07:18 - Outro

Jerel McCants, the architect leading the rebuilding of the Jackson House and the renovation of Tampa Union Station, breaks down the broader design, development, and preservation issues shaping Tampa’s built environment. He discusses how architectural decisions influence communities, the challenges of restoring historic structures, the pressures created by rapid growth, and the importance of protecting culturally significant places. This episode takes a clear look at how Tampa’s past and future meet through thoughtful design and redevelopment. 0:00:00 - Intro 0:03:33 - Streetscapes 0:14:39 - Mixed-Income Housing 0:22:38 - Encore 0:38:51 - Old West Tampa 0:48:55 - Jackson House 1:09:15 - Mirasol, Davis Islands 1:17:57 - Union Station 1:40:39 - Jerel McCants Book 1:46:03 - Permitting 1:51:48 - Over-developing Florida 2:03:13 - Outro

Warren Hogg is the Chief Science Officer of Tampa Bay Water and one of the key voices behind the region’s modern water supply system. Amelia Brown is the Demand Management Program Manager who leads the effort to help residents and businesses conserve water and plan for long-term demand. Together, they break down how Tampa Bay nearly reached environmental collapse in the 1990s, why groundwater pumping dried out lakes and wetlands, and how desalination, river withdrawals, and a 15 billion gallon reservoir reshaped the region’s entire water strategy. They explain the future pressures of explosive growth, the cost of new infrastructure, the importance of Florida-friendly landscaping, and why every gallon saved delays multimillion-dollar projects. This conversation reveals how water actually gets to your tap and what Tampa Bay must do to secure its water supply for the next generation. 0:00:00 - Intro 0:03:36 - History of Tampa Bay Water 0:21:37 - Water Infrastructure 0:26:47 - Saving Water and Rebates 0:45:01 - Future Planning 1:13:18 - Waste Water 1:35:14 - Outro

Steve Cona is the President and CEO of Associated Builders and Contractors, and in this episode he breaks down the biggest challenges shaping Tampa’s construction and development future. He talks about outdated permitting systems, long delays, the need for statewide standards, opportunities for AI and private-sector plan review, workforce shortages, housing affordability concerns, density debates, and the rising conversation around impact fees. Steve explains why timing, clarity, and a modernized process are critical as Tampa continues to grow, and why getting these systems right will determine whether builders, small businesses, and neighborhoods can continue to succeed. 0:00:00 - Intro 0:01:45 - Permitting Process 0:09:34 - Impact Fees 0:18:38 - Land Development Code 0:40:00 - Updating Building Code 0:51:50 - Alternative Building Methods 0:54:29 - Tradesman Shortage 1:02:49 - West Tampa

Jim Moler is the Executive Vice President and Head of Office Agency Leasing for JLL in Tampa, and in this episode he breaks down why Tampa’s office market is outperforming the rest of the country. Jim explains the surge in Class A demand, record-setting leases, the impact of workforce migration, and how developments like Water Street and GasWorx are reshaping where companies want to be. He also covers why employers follow talent, how the University of Tampa is fueling the pipeline, and what rising population, amenities, and urban living mean for the future of Tampa’s growth. 0:00:00 - Intro 0:04:57 - Office Development 0:25:12 - Metropolitan Statistic Area 0:42:56 - Demand 0:52:01 - UT Graduates 1:00:44 - Future Challenges 1:18:14 - Outro

Greg Slater is the CEO of the Tampa Hillsborough Expressway Authority and the former secretary of transportation for Maryland, and in this episode he walks through the full 752 million dollar Selmon Expressway improvement project and its impact on Tampa’s growth. Greg also breaks down how AI, real time data, smart signals, and new multimodal hubs could reshape mobility, including future connections between Tampa International Airport, Union Station, Brightline, and the cruise terminals. This episode is a deep look at how Tampa plans to handle growth, traffic, and urban design over the next decade. 0:00:00 - eVTOL 0:03:11 - Introduction 0:06:32 - $752 Million Investment Plan 0:34:43 - 3 Main Projects 0:40:45 - THEA Real Estate 0:51:16 - Tampa Union Station 0:57:53 - Activating Underpasses 1:10:03 - New Bridge Design 1:20:23 - Airport to Downtown Connection 1:30:47 - Private Equity Funding 1:49:09 - The Rays in Ybor

Leroy Moore of the Tampa Housing Authority breaks down the massive redevelopment reshaping the urban core, including Encore, West River, Rome Yard, and the full rebuild of Robles Park. We cover how 150 acres of public land is being converted into mixed income neighborhoods with thousands of new units, retail, parks, jobs, and long term community infrastructure. Leroy explains funding challenges, the push for density, the role of the private sector, how transportation ties into affordability, and why modern mixed income communities are replacing the old public housing model. A deep look at the future of Tampa and what these projects mean for the city’s growth.

Bob Henriquez is the Hillsborough county property appraiser, he breaks down how values are set and what actually determines your property tax bill. We cover mass appraisal, the January 1 effective date, Save Our Homes and the new buyer reset, storm recovery tools like prorated refunds for uninhabitable homes, the FEMA 50 percent rule, and how the 110 percent rebuild protection is moving to 130 percent under state law. Bob explains millage vs rollback, how to use the county tax estimator, how to appeal through the Value Adjustment Board, and how mega projects like Water Street are valued. Clear, practical guidance for homeowners, buyers, and anyone following Tampa’s growth.