Blurock Commercial submits mixed-use plan in SoDo for Southern Oaks assemblage

Blurock plans to build two medical office buildings on S. Orange Avenue in SoDo as part of its Southern Oaks Planned Development.

Blurock Commercial Real Estate has settled on the master plan and applied to City of Orlando to annex 6.1 acres of contiguous property along S. Orange, Magnolia and Rosalind avenues for its second mixed-use development in the hot SoDo submarket.

The proposed master plan calls for a 82,000 square feet of medical offices fronting on Orange Avenue and multifamily residential on the blocks between Magnolia and Rosalind, where assigned future land use would be Residential Low Intensity. The developer is seeking Planned Development zoning with a SoDo special district overlay.


Blurock spent about $5 million over a four year period assembling the 16 parcels that comprise the Southern Oaks project. The site is immediately south of The Mark at Sodo apartments and about two blocks south of ECCO on Orange, the LeCesse apartments that were built on another Blurock assemblage at the corner of Orange and Pineloch avenues.

The Southern Oaks master plan calls for 143 multifamily units in phase A, with a mix of 3-story (yellow) and 2-story (white) buildings. Phase B would have a medical office building (blue) with its own parking garage.

The project would be broken into four phases, starting with the multifamily. The plan allows for 143 dwelling units in phase A, divided among a mix of 3-story and 2-story buildings, which would front on Rosalind. There are no outdoor amenities shown on the plan. The maximum height for the 2-story buildings in this section is 35 feet.


This plan would require a density bonus, but it still represents a significant reduction in density and intensity from the initial conceptual plans Blurock discussed with city officials in 2020. Those earlier versions called for 4-story or 5-story apartment buildings with structured parking and less office space.

The Southern Oaks PD submitted by Blurock would set a 35-foot height limit for apartment buildings fronting on Rosalind Avenue.

The two commercial lots fronting Orange Avenue would have Office Low Intensity future land use, which allows for maximum 5-story medical office or commercial buildings with a parking garage. The Bluerock master plan requests approval for a 4-story MOB with 36,240 square feet for Phase B, while Phase C is marked for future development.

The .8-acre parcel east of Rosalind is identified as Phase D and is shown as future development. It would have the Residential Low Intensity future land use and a maximum building height of two stories or 25 feet.

The PD would require the abandonment of portions of S. Magnolia Avenue and Highway Place.

Blurock Principal Joseph Schuemann declined to speak with GrowthSpotter for this article.

Rebecca Wilson, shareholder with Lowndes, is representing Blurock on the annexation and entitlements. The case is tentatively scheduled to go the Orlando’s Municipal Planning Board on March 16. Kelly, Collins & Gentry is the civil engineer.

Have a tip about Central Florida development? Contact me at or (407) 420-6261, or tweet me at @byLauraKinsler. Follow GrowthSpotter on FacebookTwitter and LinkedIn.