MYTH vs FACT
A Plain-English Reality Check for Davis Islands Neighbors
Why this page exists
The Mirasol’s website presents a series of “Myths and Facts” intended to reassure neighbors that nothing meaningful will change and that the proposed changes will have little impact on Davis Islands. But when you read the fine print (and compare it to what is actually being requested at City Council), many of the “facts” are really partial truths based on best-case assumptions, selective framing, and promises that are not enforceable long-term unless they are locked into binding approvals.
MYTH: “The building must become a hotel to be saved.”
What they say:
It is not financially feasible to restore the building as apartments. Without conversion, the future is uncertain.
What’s missing - This presents a false choice, either approve the current plan, or risk losing the building.
However, the Mirasol owner has been unable to answer the basic question, why is this plan necessary to save the Mirasol? There are other options that save the Mirsasol, including:
-
residential restoration
-
unit reconfiguration
-
phased upgrades
-
preservation incentives
The Mirasol owner emphasizes preservation of the building, however has not sought historic designation or protections that would help ensure long-term preservation of the structure...why
is that?
Why this matters to neighbors
City decisions should not be driven by a single business model or plan. Preservation does not require accepting this specific redevelopment plan with this level of increased intensity. This plan is not necessary to save and preserve the Mirasol.
MYTH: “The Mirasol will not create traffic problems.”
What they say
Traffic engineers concluded there will be “no significant increase” in traffic, with fewer than 70 additional cars during peak hour, and no need for a new traffic signal.
What’s missing
Traffic studies measure whether intersections technically “fail” by engineering standards. They do not measure:
-
valet queues
-
ride-share congestion,
-
delivery trucks
-
service traffic
-
or weekend and event surges
-
Mirasol owners have ignored the traffic study acquired by neighbors, that was
presented to Hillsborough County Planning Board that said if the site was redeveloped to what CMU-35 would allow, traffic could increase 4900%. Note that the Planning Board voted 7-0 against CMU-35 after this was presented.
Why this matters to neighbors
Davis Islands streets are narrow and residential. Even modest increases in drop-offs, pickups, valet circulation, and service vehicles can create noticeable congestion, especially during evenings and weekends. A traffic study saying an intersection still “functions” does not mean neighbors won’t feel the impact.
MYTH: “Adalia Avenue congestion has been solved.”
What they say: Revised plans removed a curb cut on Adalia Avenue and limited parking on that street to residents of the north (proposed condo) building.
What’s missing
-
Removing a driveway does not eliminate traffic. It simply redirects it.
-
Shifting some hotel units away from Adalia in their latest plan, does not limit hotel and commercial parking and traffic on Adalia Ave.
-
The Baltic Circle hotel expansion includes only 49 parking spaces for 118 hotel rooms plus restaurants, bars, and staff, which is plainly insufficient.
-
The Adalia garage contains 44 spaces serving only 12 condo units, making it an inevitable parking source considering the hotels limited parking in the Baltic Circle garage.
-
The result of inadequate parking: increased street parking on both Adalia, Baltic Circle & other surrounding streets.
Why this matters to neighbors
When circulation plans break down (as they often do in real life), traffic pressure associated with hotel guests, restaurant guests, employees, valet operations and deliveries do not disappear — it spills into nearby residential streets.
MYTH:“Cars won’t cut through the ‘A Streets.’”
What they say
Valet and hotel parking will be accessed from Davis Boulevard, not neighborhood streets.
What’s inaccurate - The Baltic Ave hotel expansion building’s parking garage is located on
Baltic Circle, not Davis Blvd. Ingress and egress to the primary hotel and commercial use
garage is on a neighborhood street.
What’s missing
With their relocated hotel expansion and parking garage on Baltic Circle, cars will now cut through the “B-Streets” as well. Additionally, they describe how the property is expected to operate today, not permanent neighborhood protections. Operations can change over time, especially when:
-
traffic backs up
-
valet demand spikes,
-
or staffing changes.
Why this matters to neighbors
With the relocation of primary hotel and commercial parking garage moving to Baltic Circle, cars will be forced to use residential streets and will cut through the “B-Streets”. Neighbors live have to live with the consequences of additional traffic long after operational promises fade. Without permanent, enforceable limits, circulation patterns can evolve in ways residents never agreed to.
MYTH: “Parking will not overflow into residential streets.”
What they say: The plan includes 117 covered parking spaces and claims this is “more than adequate.” Guests will not be permitted to park on neighborhood streets. Overflow parking would be handled off- site elsewhere in Tampa.
Whats inaccurate: Their revised plan submitted to the City reduced parking spaces from 117 to 93 spaces, this has not been updated in their website.
What’s missing: Several important facts are not mentioned: The property already operates with a parking deficit under existing use, which is why
there are always cars parked along Adalia Ave.
-
Their proposal requires 163 parking spaces, but proposes only 93, requesting a very large reduction.
-
Of those 93 spaces, only 42 are standard spaces. Every one of those has mechanical parking lifts above it, meaning cars must be shuffled in and out — similar to tandem parking.
-
North garage reality: The garage fronting Adalia Avenue contains 44 of the 93 spaces, leaving only 49 spaces to serve hotel guests, employees, restaurant/bar patrons, and visitors combined. This directly conflicts with public statements that the north garage would serve residential use only.
-
An “off-site parking contingency” combined with the plans waiver requirement to provide only 93 total spaces when a minimum of 163 are required by code, does not mean their parking plan is “more then adequate”.
Why this matters to neighbors
When parking demand exceeds supply, overflow doesn’t vanish — it shows up as:
-
cars circling neighborhood streets,
-
ride-share congestion,
-
valet stacking,
-
and pressure to relax enforcement.
MYTH: “Noise won’t be an issue...”
What they say
The Mirasol already operates 24/7 as apartments with no noise complaints. The hotel will follow noise ordinances and cater to “quiet luxury” guests.
What’s missing
Apartments and hotels operate very differently:
-
hotels generate late arrivals and departures,
-
valet radios and whistles,
-
deliveries,
-
trash pickup,
-
outdoor gathering spaces,
-
and alcohol-related activity.
Noise ordinances are minimum standards and are often complaint-driven, placing the burden on neighbors.
Why this matters to neighbors
Living next to a residential building is fundamentally different from living next to a hotel with restaurant, bar, valet, and event activity — even when everyone promises to be respectful.
MYTH: “Flooding will improve.”
What they say
Replacing asphalt parking with new structures will improve stormwater retention.
What’s missing
Meeting modern engineering standards does not guarantee:
-
no street flooding,
-
no construction-related impacts,
-
or smooth operations during major storm events.
The existing building has experienced flooding during recent hurricanes, and major renovations or changes in use may trigger additional regulatory requirements.
Why this matters to neighbors
Davis Islands residents care about real-world storm behavior, not just compliance on paper. Any expansion or intensification should clearly demonstrate how it performs during severe weather.
A simple takeaway for neighbors
Many of the “facts” presented describe best-case operations, not permanent guarantees. Neighbors will live with the long-term impacts — traffic, parking pressure, noise, and flooding — long after today’s promises and ownership structures change.