- March 3, 2026
In the middle of a federal lawsuit and circuit court appeal, the development of the Tomoka Oaks Golf Course will once again be reviewed by the Ormond Beach City Commission later this month.
The city has scheduled two public hearings — 6 p.m. Friday, March 13, and 7 p.m. Tuesday, March 24 — to discuss a new application by Triumph Oaks of Ormond Beach I, LLC. The developers are seeking the issuance of a development order to allow the construction of 254 single-family homes on the 147-acre golf course property at 20 Tomoka Oaks Blvd.
The lot number is a decrease from the previously proposed 272-home subdivision, which was reviewed by the City Commission in November 2023; the commission sent the development proposal back to the Planning Board for review, wanting less density and more conformity with the existing Tomoka Oaks neighborhood.
The developers — Carl Velie, Ray Barshay, Sheldon Rubin and Emily Rubin — opted to pursue a zoning map amendment instead, seeking to have the property revert back to its original R-2 "Single-family low density" zoning from its current zoning of Planned Residential Development. This was unanimously denied by the commission in April 2024, a decision the developers later appealed in the Seventh Judicial Circuit.
In December 2024, the developers filed a federal lawsuit with the U.S. District Court's Orlando Division, alleging the city's declaration that the golf course property has no allowed zoning uses by right and refusal to issue a new development order is a violation of the developers' rights.
On Feb. 20, Triumph Oaks filed a notice and joint motion with the Circuit Court regarding a preliminary settlement.
The latest site plan proposes a density of 1.72 units per acre, down from the 1.84 units per acre proposed in 2023. Lot sizes will be a minimum of 80 feet by 120 feet for the homes around the perimeter of the golf course, and 60 feet by 120 feet for interior lots.
The developer is also proposing a 50-foot vegetative buffer and minimum rear yard setbacks of 20 feet, according to the site plan, which includes six outdoor recreation areas.
The City Commission Chambers at City Hall are located at 22 S. Beach St.
