Keith Greminger is an architect with over 40 years of experience designing large-scale mixed-use developments across the United States and internationally. He worked on the historic restoration of St. Louis Union Station at just 26 years old, helped launch an architecture office in Hong Kong while delivering a 550-room Grand Hyatt in Jakarta, and later played a key role in building Tampa’s Convention Center, Benchmark Arena, public plazas, and the Riverwalk.

He explains:

◼️How restoring Union Station early in his career shaped his design philosophy

◼️Why Tampa’s Convention Center location was a rare waterfront opportunity

◼️How Thunder Alley was intentionally designed as a community gathering space

◼️Why expanding the Convention Center is more complicated than people think

◼️What Tampa must do next to create a world-class pedestrian waterfront

0:00:00 - St. Louis Union Staton

0:18:15 - HOK Hong Kong Office

0:27:59 - Tampa Convention Center

0:38:58 - Benchmark Arena

0:46:05 - Convention Center Expansion

0:55:25 - Riverwalk

1:01:28 - North Downtown Redevelopment

1:37:14 - Riverwalk Expansion

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