Dan Bellows' Benjamin Partners Ltd. is preparing infrastructure on its sprawling 73-acre Ravaudage property in northern Winter Park for a long anticipated second phase of development, and is now proposing a mixed-use self storage building to complement two sites under contract to multifamily developers.
The Sydgan Corporationaffiliate is proposing a lot split on a 2.86-acre parcel within the Ravaudage property. Bellows' focus is a 1.048-acre site, set on the northwest corner of the new Lewis Drive and Glendon Park Way, where he would build a four-story, 97,600-square-foot building that includes self storage, retail and apartments.
The property lies roughly two blocks northwest of Ravaudage's restaurant corner at Lee Road and N. Orlando Avenue, where the first 2 acres have been developed in the past two years for restaurants TR Fire Grill, Miller's Ale House and Zona Fresca.
A Preliminary Site Plan is scheduled to go before Winter Park's Development Review Committee on Oct. 20.
The mixed-use building would sit right between two properties that Bellows said are currently under contract to apartment builders.
Alliance Residential Company has 2.3 acres pegged to develop a 268-unit market rate complex of 7-8 stories with concrete structured parking, potentially closing on the land in the next months. Another 3.7 acres are reserved for Bainbridge Apartments to develop a five-story, 278-unit development with a similar garage, which could close seven months from now, Bellows said.
"You'll have almost 600 apartments there that will be able to utilize this self storage facility, that big apartment project going in Maitland at the old Gooding's grocery store site (Maitland City Centre), and more apartments planned right behind Winter Park Village," Bellows told GrowthSpotter on Tuesday. "It's a great demand area for self storage, and where in Winter Park could a four-story self storage facility fit in? I think Ravaudage is a perfect place to drop it in the middle."
Instead of serving solely as a storage center, Bellows' plan for the building includes ground floor retail space fronting the main streets of Glendon and Lewis, and 10 market-rate apartments wrapping the exterior of the fourth floor, with rooftop terraces for those residents.
"Glendon and Lewis will be a primary intersection in Ravaudage, and I think we've done a good job with this design of activating the sidewalk to help this building stand out," he said.
Total investment in the mixed-use self storage building should approach $5.7 million, Bellows said. The property will be managed after completion by Sydgan.
The development of Ravaudage has been a slow boil for Bellows since 2002, when he began acquiring land on the northwest corner of Lee Road and N. Orlando Avenue (U.S. 17-92).
Fourteen years later, 73 contiguous acres have been amassed through more than 200 transactions, he said, with entitlements for the mixed-use project collected from three different governments.
Bellows estimates his group is two to three weeks away from getting a Certificate of Completion for a new roadway named Morgan Lane, which will run horizontally between Bennett and Benjamin avenues, replacing the former Kindel Avenue. It is ready with sanitation, on-street parking, lighting and sidewalks.
"We did a lot of asphalt work on it last week. My hope is that new road opening will allow us to get in and start work on apartment sites," he said. "It was a required road for the Alliance apartment project."
The developer now has permit applications under review by the city for the next segment of potable water and sanitation infrastructure that would run from Glendon Park Way north two blocks to Monroe Avenue, and then west two and a half blocks on Monroe to a new $1.5 million lift station being built by Winter Park.
"All this infrastructure work is a required element to get vertical construction going at Ravaudage," he said.
Pickett Engineering is civil engineer on the self storage project, and the architect is C4 Architecture. Sydgan Corporation has been general contractor on the Ravaudage infrastructure thus far.