Osceola County Developments

Land near Valencia’s Poinciana campus eyed for new apartments, BTR

Developers are keyed in on these two sites across from the Valencia College Poinciana Campus for a potential 540 apartments or single-family rental units.

Two separate development groups are eyeing land within walking distance of the Valencia College Poinciana Campus for new residential communities.

Both held pre-application meetings Wednesday with Osceola County’s Development Review Committee to discuss zoning and entitlements for the properties, which have Medium Density/Intensity future land use but would need to be rezoned from Agricultural/Conservation.


Shaman Foradi, co-founder of Luxer Development, told GrowthSpotter he has a purchase contract for 10 acres on Pleasant Hill Road across from the community college and just north of Mater Academy charter school. The college currently has about 1,800 students enrolled.

Both of the sites are located within a block of the college campus and already have Medium Density future land use, but they still need to be rezoned to allow multifamily or BTR.

“We’re still at the preliminary planning stage, but we feel we the property can yield between 150 to 180 units,” he said.


Foradi said Luxer is considering several options, including a multifamily community or a Build-to-Rent product known as horizontal apartments. In one concept, he proposed keeping the existing single-family home and building three apartment buildings around it, each with 60 units. The BTR concept would yield a max of 150 units.

Senior Zoning Manager Amy Templeton said the apartments could be built with a straight Medium Density Residential rezoning, but the BTR community might call for a Planned Development zoning.

“It would be difficult to meet the straight MDR standards for a BTR project because it is all the dwellings on one lot, which is not consistent with the setback requirements. So that’s why we recommend a planned development,” she said.

The closest comparable BTR project would be the Christopher Todd Communities project on Narcoossee Road, which was approved as a PD in December.

As a former principal for Elevation Development, Foradi has been involved in several multifamily projects that are under construction now, including Lynwind at ChampionsGate and Ballpark Village in Kissimmee. He co-founded Luxer with Leroy Sanchez, a former land acquisition director for D.R. Horton, Birdsong Housing and Titan Land Co.

Just around the corner from the Luxer project, Sarasota-based Starmark Development has proposed building up to 360 garden-style apartments on Reaves Road, just west of Pleasant Hill Road. Mark Card, principal for Gates Construction, represented the developer Wednesday.

The firm has assembled four 5-acre parcels. Card said the project likely would be built over two phases and could contain 2-story or 3-story multifamily buildings with a clubhouse, pool and amenities. He said the developer has engaged Rj Whidden and Associates as planning consultant and Hanson Walter for civil engineering.

Card said he plans to apply for rezoning to MDR, but the planning staff noted that he would be required to provide a traffic impact study and would be required to make some offsite improvements, such as turn lanes at Pleasant Hill and Reaves Road.


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