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Narcoossee land assemblage slated for live-work development

Narcoossee land assemblage slated for live-work development
Narcoossee Commons, just north of Rummell Road, would be an 11.5-acre mixed-use development with 92 residential units and 21,480 square feet of commercial space. The same developer owns 4.5-acres across the street and plans 64,500-square feet of commercial space. (staff)

The city of St. Cloud will consider an annexation request for 11.5 acres assembled on Narcoossee Road for a proposed live-work development.

The case goes to the city's Planning Commission on June 20.

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The four parcels lie on the west side of Narcoossee, just across Rummell Road from Turtle Creek. Developer Lazaro Rodriguez of SPC Homes also owns a 13,700-square foot strip center at the intersection, which today serves as his corporate headquarters.

Now Rodriguez is seeking commercial land use from the city, which matches its current county land use. An initial zoning application has not been filed.

The preliminary site plan shows the phasing and uses for Narcoossee Commons, which has applied for voluntary annexation into the City of St. Cloud.
The preliminary site plan shows the phasing and uses for Narcoossee Commons, which has applied for voluntary annexation into the City of St. Cloud. (Lam Civil Engineering)

"We're leaning toward doing a PUD," he told GrowthSpotter on Tuesday. "The city has been real adamant about doing more live-work-play type development. They want to look more like Celebration."

Planning and Zoning Manager Andre Anderson said Rodriguez could develop housing in a commercial zone, but he would need a conditional use permit.

Lam Civil Engineering drafted a concept plan for "Narcoossee Commons" to be developed in two phases. The first building would be a true live-work space, with 10,600 square feet of commercial/office space on the ground floor and eight residential condo units on the second floor.

Building two would have 54 residential units. The first phase also includes a commercial outparcel with approximately 150-feet of frontage on Narcoossee Road. Rodriguez said the outparcel is part of a land swap with the owner of a single-family home that was needed to complete the assemblage.

He paid $1 million in 2014 and 2015 acquiring the other parcels.

The second phase would include another 30 residential units in building three, and a fourth building with 10,880 square feet of commercial.

Last year Rodriguez and business partner Angel Juarbe paid $1 million for the 4.5-acre parcel across Narcoossee Road, at the intersection with Ralph Miller Road. They've already successfully annexed that parcel into the city and are in permitting for a commercial development.

A preliminary site plan for that project, also by Lam, calls for three buildings totaling 64,500 square feet.

Developer Lazaro Rodriguez is planning a 22,500-square-foot commercial building on Ralph Miller Road as the first phase of his South Nona project in St. Cloud.
Developer Lazaro Rodriguez is planning a 22,500-square-foot commercial building on Ralph Miller Road as the first phase of his South Nona project in St. Cloud. (Lam Civil Engineering)

"Now we're looking at doing a two- or three-story building in the back and two outparcels on Narcoossee," he said. "We're in negotiations with a national user to do a build-to-suit medical clinic."

The Narcoossee corridor continues to be one of the fastest growing areas of Osceola County, according to Property Appraiser Katrina Scarborough. And St. Cloud's tax roll grew by more than 10 percent in 2016.

"St. Cloud has been very active over the last few years to encourage more growth and development," Rodriguez said. "They've done a good job in helping with the approvals."

Rodriguez said he chose that intersection because it's strategically located between two explosive growth centers -- Lake Nona to the north and Hickory Tree Road to the south.

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Osceola County's Long Range Transportation Plan calls for Rummell Road to be extended east and north into the future Sunbridge development, and for the road to serve as a multimodal corridor.

The new buildings won't be designed to match the strip center where the SPC office is located. "We didn't do that building -- we acquired it," he said. "The architecture would be a little more modern than what's there. Then we would, in turn, bring that building on the corner up to the more modern look."

Have a tip about Central Florida development? Contact me at lkinsler@GrowthSpotter.com or (407)420-6261, or tweet me at @LKinslerOGrowth. Follow GrowthSpotter on Facebook, Twitter and LinkedIn.

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