Historic District or Developer’s Playground? $134M Tower Proposal Sparks Outrage and Curiosity in St. Pete

Another high-rise may be coming to downtown St. Pete—but this one hits a nerve. A $134 million proposal by developer Mark Flannagan is stirring serious debate across the city. The plan? A 23-story luxury tower known as Reflection 2, set to rise within the borders of the Mirror Lake Historic District.

If approved, this towering project would replace a block of early 20th-century buildings, including the long-vacant Tomlinson Adult Learning Center—once a cornerstone of the city’s educational history. In its place: high-end apartments, ground-floor retail, a rooftop pool deck, and a parking garage. But at what cost?

A Tower in a Protected District?

The location for this proposed build isn’t some forgotten strip of land. It’s part of the Mirror Lake Historic District—an area formally recognized for its architectural significance and historic charm. The neighborhood is known for its red brick streets, Mediterranean Revival buildings, and a quiet, residential rhythm that stands in contrast to the rapid vertical growth happening just blocks away.

This proposal would change all of that.

For many longtime residents and preservation advocates, the idea of a 23-story structure here feels like an existential threat. Not just to one block—but to the precedent it could set for dismantling the rest of the district. Some worry that if this tower is approved, it opens the door for more aggressive redevelopment in neighborhoods that were supposed to be protected.

St. Pete’s Identity Crisis?

As St. Pete grows, so do the questions about what kind of city it wants to be. Does progress mean embracing bigger buildings, higher density, and a shinier skyline? Or does it mean investing in the character, culture, and charm that made the city beloved in the first place?

Reflection 2 seems to be the latest battleground in that conversation.

Supporters of the project argue that the area is underutilized and in need of reinvestment. They believe the tower could breathe new life into Mirror Lake—bringing residents, shoppers, and vibrancy to a quieter edge of downtown. But critics say this vision overlooks the long-term consequences of razing historic buildings in favor of profit. Especially when those buildings, like the Tomlinson Center, still hold potential for reuse and revitalization.

The Developer’s Vision

Mark Flannagan and his team have stated that their design was developed with sensitivity to the neighborhood. They claim the tower would bring smart urban density and walkable amenities while preserving the best aspects of the surrounding district. In their eyes, this isn’t erasure—it’s evolution.

Still, the scale of the project looms large. And not everyone is convinced that “contextual design” can make a 23-story tower fit naturally into a district where most buildings top out at two or three floors. For many, the pitch feels more like salesmanship than stewardship.

What Happens Now?

As of now, the Reflection 2 proposal is in its early stages. It must face a series of reviews, including historic preservation oversight, city planning scrutiny, and public hearings. And it’s in those community conversations where the real heat is likely to rise.

This isn’t just a zoning issue—it’s a referendum on how much St. Pete is willing to change. Some see this as the future arriving, whether people are ready or not. Others view it as a tipping point that could define the city’s identity for decades to come.