A week after filing plans for a 120-unit boutique apartment community off Lake Minnie, Third Wave Development is back with another multifamily proposal for the city of Sanford — this time with sights set on infill land near a different, much more prominent, body of water.
The Casselberry-based development company, led by Chuck Hollis, is under contract to take over a roughly 9.3-acre collection of parcels at the southwest intersection of Seminole Boulevard and French Avenue. That’s across the street from Lake Monroe, a short walk from the city’s popular downtown district.
And while the goal for the other project on Lake Minnie along Lake Mary Boulevard is to deliver a “missing middle” style apartment complex with rent prices below market rate, this Lake Monroe development is envisioned to be an upscale, luxury community with an attached parking garage and mixed-use components.
“This site on Lake Monroe is iconic,” Hollis told GrowthSpotter, expressing his surprise that this land, at the northern tip of U.S. Highway 17-92, has always been vacant. “It’s high and dry. It’s unbelievable this site has not been touched. Thank the lord, Amen, we have it under contract and we are going to run. We are finding opportunities that have, for whatever reason, been overlooked.”
A conceptual plan submitted to the city for review by Orlando-based Dwell Design Studio shows a four-story apartment building with 352 units —164 across the first and second floors and 188 across the top two floors.
An attached 5-level parking deck with 500 spaces sits in the middle of the W-shaped building with landscape courtyards on each side. A pool amenity sits on the northwestern tip of the site while a dog park consumes the easternmost edge of the property along French Avenue, which becomes Highway 17-92.
The plan also includes a surface parking lot with 36 spaces at the front of the building. Parking garage access will come from Fulton Street, to the south.
Hollis said there’s a plan to eventually add restaurants and other commercial uses to the space as well, although those details have not yet been conceptualized.
“We haven’t refined that component of it yet,” Hollis said. “We are not really sure at this time exactly what’s going to be programmed.”
He added that downtown Sanford needs more multifamily housing.
“I think what we came up with is really cool. We spent a lot of time on that, tweaking it,” Hollis said. “We just want to continue to work hard, do good things, and put out the right type of product. I love all of our projects, but I just can’t believe we got this one.”
The land, zoned for commercial usage, sits near a cluster of public and utility buildings owned by Sanford, including a municipal wastewater treatment facility.
When the developer meets with city staff for a preliminary review meeting on Dec. 13, it’s likely the city will bring up the proximity of that plant.
City planner Eileen Hinson said the plant next door could factor into why this property eyed by Third Wave has never been developed.
“It really is a good possible place to put a town-center type mixed-use project,” she said. “It’s a great location, but it is next to the water reclamation plant and there are some side effects that could be an issue.”
Hollis said this isn’t the first time he’s pursued a multifamily project near a plant. He notes that the developer’s first foray into Seminole County — 10 West Preserve which is now being built out on Lake Mary Boulevard by PLK Communities — used land near a power station.
He said the plan for the Lake Monroe property is to create a buffer between the apartment community and the water plant.
“What I’m trying to do is enhance the environment,” Hollis said. “Yes, there are certain things that are not exactly perfect about pretty much every site we look at. But I can tell you one thing that’s absolutely perfect, and that’s Lake Monroe.”
The latest application by Third Wave is the second filed by the developer in Sanford this month.
GrowthSpotter reported on Dec. 2 about the company’s plans to bring a 120-unit “boutique” community across roughly 30 small parcels on Lake Mary Boulevard, just west of U.S. Highway 17-92.
If approved, it would be the second Avid-branded community introduced by Third Wave in the Greater Orlando market. Avid at Loma Vista is planned for southwest Oviedo with 30 units ranging in size from 728 square feet to 1,005 square feet.
Both of these projects are described by Third Wave Hollis as “missing middle” housing — a term coined by urbanist Daniel Parolek in 2010 to describe highly walkable urban lifestyle housing alternatives, usually seen in infill development sites, that are compatible with the surrounding community.
Site plans for the Third Wave project called Avid at Lake Minnie show three four-story buildings with 40 units apiece around a surface parking lot spanning 208 spaces. Each building would span 50,108 square feet.
Amenities include a pool, dog park, fire pit and grill area, and nature trail with a pergola by the 40-acre lake.
Materials provided to the city include renderings by Illinois-based firm inVISION Studios.
Third Wave generally focuses on workforce and affordable housing, according to its website, and the goal for the new Avid community is to set rent slightly below market rate, if possible.
The Lake Monroe project is a different type of product that will see higher rent rates. Hollis said a price point has yet to be determined.
“I believe in Sanford, and that’s why we are doubling down here,” said Hollis, a Seminole County native. “We want to be part of the growth and trajectory of the city of Sanford. That’s the whole point of the story.”
In addition to the two Sanford projects and Avid at Loma Vista, Third Wave has been involved in other projects in the Orlando area.
It primed the land for a 293-unit apartment community called 1900 Northside along Orange Blossom Trail before it was sold off to MAA, which is building the project.
This is the latest apartment proposal for land along Seminole Boulevard near Lake Monroe. A few blocks to the west, Edwards Communities and Silver Hills Development is looking to build a 298-unit apartment building at the southeast intersection of Seminole Boulevard and N. Mangoustine Street. Those plans were submitted to the city on Nov. 17.
A conceptual plan submitted to the city by Dimit Architects — which has an office in Winter Park and has worked with the team on previous projects — shows a wrap-style apartment building with an attached parking garage up to four stories with vehicle access on Fulton Street.
A courtyard cut out in the middle of the apartment building will hold amenities for guests, such as a pool, plans show.