- May 7, 2026
A little over a month after obtaining approval from the Ormond Beach City Commission, Tomoka Reserve is moving to the next step: the preliminary plat.
Representatives with the development, slated to be a 254-home subdivision within Tomoka Oaks on its former golf course, met with the city's Site Plan Review Committee on May 6 for a pre-application meeting regarding the first phase of the project. The developers are proposing to construct 24 lots for phase 1.
Of those lots, half will be 80-foot lots and the other half will be 66-foot lots.
Preliminary plats used to always require City Commission approval; this changed in 2025 after the governor signed Senate Bill 784 into law, which mandates that plats be administratively approved under certain conditions.
If a plat is denied by the SPRC, then it can be reviewed by the City Commission. Construction would begin once a final plat is approved.
Several Tomoka Oaks residents attended the May 6 SPRC meeting to voice opposition to the project. Concerns remained largely the same as during the recent public hearings — an increase in traffic, a burden on existing infrastructure and the environment, and negative impact on the quality of life of surrounding residents. Neighbors also advocated for mitigating impacts of the development, including tree preservation and ensuring the developers keep the promised 50-foot buffer.
What will become of the Makai Beach Lodge property?
An interested buyer seeks to renovate the resort to include workforce Section-8 housing for the non-beachfront rooms, deemed as those with the highest vacancy rates when a resort is operational. These apartment rentals would have seven-year leases, as discussed in the April 29 SPRC meeting.
Makai Beach Resort, located at 707 S. Atlantic Ave., has been closed since sustaining significant damage during Hurricane Milton in 2024. It's listed for sale for $10 million and has 110 rooms, about 46 of which aren't beachfront.
Since its closure, there have been issues with squatters and people looking to explore abandoned properties, as its blighted condition has circulated through social media, including TikTok.
The resort is zoned B-6 "Oceanfront Tourist Commercial." While transient lodging and multifamily units are allowed under the zoning, the latter as a conditional use, Planning Director Steven Spraker explained the property isn't likely to meet the building requirements for a multifamily development, including parking.
He advised the applicant seek a rezoning to Public Business Development, which would require public hearings, and submit a concept plan to the city as well as secure the site.
The applicant was also advised that if the building is deemed unsafe, the city can force the resort to be demolished.
Construction on the new Dutch Bros Coffee coming to 764 W. Granada Blvd. will start soon.
The city's SPRC held a pre-construction meeting on April 29 for the drive-thru coffee shop chain's new location, which is next to the Extra Space Storage building by Reflections Village. The Dutch Bros Coffee will span 1,071 square feet and have two drive-thru lanes.
The project was administratively approved in December 2025, as the use was allowed as part of the existing development order for Ormond Central, approved in 2017.
Once construction begins, work is allowed between 7 a.m. and 7 p.m. Drilling and wet taps are prohibited on Fridays and during holidays. No work is allowed on Sundays. No trucks are allowed to enter Old Kings Road or residential streets.
There are two Dutch Bros Coffee locations in the surrounding area: one in Daytona Beach, at 1972 LPGA Blvd., and one in South Daytona, at 1431 Beville Road.
The RaceTrac gas station and convenience store at 1521 N. U.S. 1 may be expanded by 456 square feet.
Store representatives met with the SPRC on April 22 for a pre-application meeting. According to the meeting's minutes, the expansion is being considered for the north side; though it could be moved to the south side if there is a conflict with the existing lift station.
RaceTrac seeks to renovate the entire store's floor plan, including providing more ADA accessibility in its restrooms.
As the property has an expired development order, city staff explained it can ask for a Planned Business Development amendment or rezoning back to B-7 Highway Tourist Commercial. If choosing the latter option, it would need a special exception for its outdoor public storage.
Both options would require public hearings.
An application for the expansion has not yet been filed with the city.
