Downtown Orlando Developments

Annexation considered for SoDo land next to Intram & Blurock's Southside Shoppes

Highlighted in blue are 0.79 acres on the corner of E. Pineloch Avenue and Center Street, next to the planned Southside Shoppes retail and multifamily development (red outline) on the corner of Pineloch and S. Orange Avenue.

A veteran real estate developer and builder is considering annexing his property into the city next to Blurock Commercial and Intram Investments' mixed-use Southside Shoppes project in south Downtown Orlando, drawn by collateral growth potential and the benefit of city utilities.

Frank Anderson of First City Realty & Development has held an ownership stake for more than 35 years in 0.791 acres in the 200 block of E. Pineloch Avenue, just east of the intersection with S. Orange Avenue.


Occupied by three rental duplexes, the property now lies in an enclave of unincorporated Orange County, as Intram and Blurock successfully annexed their 11.75 acres directly west into the city last year.

"I don't have sewer over there, the homes are on septic tank, so one reason I may want to come in to the city is to get sewer service, because when (Intram and Blurock) develop those 11 acres they're going to bring new sewer into that area," Anderson told GrowthSpotter. "At some point I'm going to want to develop that property, and when I do I'll have to be in the city to utilize the sewer line."


Anderson hasn't formally filed an annexation request yet, and said he's waiting to refine his plans before embarking on the eight- to 10-month annexation review process.

"I've thought of building mixed use there, townhomes or some boutique type of commercial or office," he said.

Intram and Blurock jointly assembled 18 parcels through 2015 to form a city block on the southeast corner of Pineloch and Orange for Southside Shoppes, to include approximately 60,000 square feet of retail space and a 300-unit apartment complex by joint venture partner LeCesse Development Corp.

The developers earned city approval earlier this year on a Specific Parcel Master Plan (SPMP) for the first phase, which includes the apartments and all infrastructure for the retail segment.

They've since filed an SPMP in mid-April for Phase 2, which shows six retail buildings that include a 29,970-square-foot unnamed grocery anchor, a retail strip with close to 9,000 square feet divided amongst five inline spaces, a stand-alone la Madeleine French Bakery & Cafe of 4,200 square feet, a stand-alone Starbucks of 2,500 square feet on the hard corner, another retail strip with more than 13,200 square feet for three inline tenants, and a 623-square-foot Twistee Treat introduced in the Phase 1 SPMP.

Intram and Blurock have been demolishing existing buildings on the site in recent months, which include some small homes, businesses and a mobile home park. LeCesse is expected to have construction permits in July to break ground on the apartments.

Approval of the Phase 2 SPMP by the city would allow Intram and Blurock to get their construction permit for horizontal site work and infrastructure, which must begin in step with the apartment construction in July or later, said Intram executive vice president Randy Hodge.

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