Avalon Park Daytona poised to break ground for 1,600 homes, retail space later this year

First phase to bring 1,600 homes, commercial development to area west of I-95

DAYTONA BEACH — Orlando developer Beat Kahli confirmed plans to break ground on the first phase of his massive Avalon Park Daytona Beach development here in the second half of this year.

The native of Switzerland also expects to soon complete his purchase of 6,200 acres of timberland on the other side of Tiger Bay State Forest for his development. He hopes to build a 300-megawatt solar farm, pending regulatory approval.

The initial phase of Avalon Park Daytona Beach will bring more than 1,600 homes and 90,000 square feet of commercial space to an area along the south side of State Road 40/West Granada Boulevard roughly a mile west of Interstate 95.

A number of area residents have raised concerns about the enormous size of the planned Avalon Park Daytona Beach development. But consider this:

The commercial space in the initial phase will be less than double the size of the 53,000-square-foot mega Buc-ee’s convenience store that opened March 22 four miles to the south, next to the I-95/LPGA Boulevard interchange.

Upon full build out, however, the 3,000-acre Avalon Park Daytona Beach development is slated to have 10,000 homes, townhouses and apartments and 1 million square feet of commercial space. The latter would be nearly the size of Volusia Mall.

Kahli said it likely will take at least 20 years to get to that point.

“Look at how long it took for Avalon Park Orlando,” he said. “We moved in the first homeowners in the summer of 1999. It took us five to six years to have the core of the town and more than 20 to finish it. I always like to grow organically. It’s not a sprint, it’s a marathon.”

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More Daytona development set for LPGA area

The development surge along Daytona’s LPGA corridor could soon become a flood. Projects are planned on both sides of Interstate 95 that could bring more shops, eateries, hotels, homes, apartments and possibly a movie theater. Not to mention a whole bunch more traffic.

DAYTONA BEACH — The development surge along this city’s LPGA Boulevard corridor could soon become a deluge.

Projects planned on both sides of Interstate 95 are poised to bring more shops, eateries, hotels, homes, apartments and possibly a movie theater.

Not to mention more traffic.

“Activity begets more activity,” said Carl Lentz IV, managing partner of SVN Alliance Commercial Real Estate Advisors.

“Traffic is a good thing for retailers.”

Since 2015, the I-95/LPGA area has seen the opening of three shopping centers — Tanger Outlets, Tomoka Town Center and Latitude Landings.

It has added regional distribution centers for Trader Joe’s and B.Braun as well as a last-mile delivery station for Amazon, the e-commerce giant.

Other recently completed commercial projects along the LPGA corridor include the new Sam’s Club, Stor-It Storage Center and Superwash Express.

The corridor has also seen the opening of two new residential subdivisions that have added more than 1,000 homes and three new luxury apartment complexes with more than than 900 units.

Projects under construction include a Buc-ee’s next to the I-95/LPGA Boulevard interchange. When it opens next year, the 120-fuel pump facility will be the largest gas station in Florida. It will include a 53,000-square-foot travel convenience center, bigger than most supermarkets.

Also going up are more restaurants and shops at Tomoka Town Center.

New tenants expected to open later this year include a Duck Donuts gourmet donuts shop next to Blaze Pizza, and a 5.11 Tactical outdoor apparel shop next to Barnes & Noble, said Tomoka Town Center developer Jeff Preston.

Other tenants coming to Tomoka Town Center include a Rooms to Go store that will be built along I-95 just north of Tanger Outlets and an antique car-themed Ford’s Garage restaurant next to Chipotle.

Across the street on the east side of Williamson Boulevard, Orlando developer Unicorp is building a new shopping center called Shoppes at Williamson Crossing.

New luxury apartments are going up both along LPGA and Williamson boulevards that are expected to add more than 1,000 units.

And that’s just the beginning.

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Daytona’s LPGA area getting more stores, including ABC liquors, restaurants

An ABC liquor store, three restaurants, Goodwill, Great Clips and ExtraSpace Storage are coming soon to Daytona’s growing LPGA Boulevard commercial corridor. They are part of a planned retail center called Shoppes at Williamson Crossing set to be built behind the RaceTrac gas station on the corner of LPGA and Williamson.

DAYTONA BEACH — An ABC liquor store, three restaurants, Goodwill and ExtraSpace Storage are coming soon to Daytona’s growing LPGA Boulevard commercial corridor.

They are part of a planned retail center called Shoppes at Williamson Crossing.

The center is set to be built behind the RaceTrac gas station on the corner of LPGA and Williamson boulevards.

Orlando-based Unicorp National Developments Inc. recently posted a site map on its website listing the aforementioned tenants. The site map includes the retailers’ logos.

Other tenants coming to Shoppes at Williamson Crossing include Burger King and two other yet-to-be-announced restaurants, a Great Clips hair salon and an AT&T store.

“We’re doing site work right now and should begin vertical construction in 120 days,” said Unicorp President Chuck Whittal.

“The first tenants should open 11 to 12 months from now.”

Whittal’s company also plans to begin construction of two nearby luxury apartment complexes in the coming months.

One is a 346-unit complex called The Ellis which is planned just north of the northwest corner of Clyde Morris and LPGA boulevards.

The other is a planned 223-unit apartment complex called The Edison which will be built on the southwest corner of Clyde Morris and LPGA.

Both apartment complexes are expected to welcome their first residents in early to mid-2021.

Unicorp acquired the 37-acre site behind RaceTrac for its planned Shoppes at Williamson Crossing from Consolidated-Tomoka Land Co. in 2018.

The planned 100,000-square-foot project was originally going to be called the Shoppes at Williamson Crossing.

The shopping center will include two retail buildings with storefront spaces for multiple tenants.

Justin Greider, senior vice president/retail lead for commercial real estate brokerage JLL in Orlando, said Shoppes at Williamson Crossing should do well.

“When you look at those kinds of tenants, they’re going to do a great job of serving the new residential developments that are being built on that corridor, right now,” he said.

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Developers step up apartment projects in Volusia, Flagler counties amid growing housing shortage

With the population continuing to grow in both Volusia and Flagler counties, developers are stepping up construction of new apartment communities here.

Projects already underway including the first new apartments to be built in Palm Coast in five years and 1,800 new units in Volusia County.

“There’s a big demand for apartments in the Daytona Beach area right now,” said Luke Wickham, senior vice president of multihousing investment properties at the Orlando office of commercial real estate brokerage CBRE.

“Daytona Beach has really improved and stepped up its game,” he said, adding that the increase in employment opportunities and addition of new entertainment/retail amenities such as One Daytona, Tanger Outlets and Tomoka Town Center are adding to the area’s appeal.

“Historically, Daytona Beach has been a blue-collar/Walmart type of economy, but that’s really changing with the new headquarters for Brown & Brown going up in downtown Daytona Beach, the new Amazon (last-mile delivery station) facility and the hospitals expanding,” he said.

In the past two-and-a-half years, Volusia County has seen the completion of new apartment complexes that have added 900 units, more than twice the number added the previous four years, according to CBRE data.

Developers are expected to add another 588 new apartment units in the county by year’s end, according to the report.

Apartment projects currently under construction include the 301-unit 500/East Apartments on LPGA Boulevard, east of Clyde Morris Boulevard that is expected to welcome its first residents in November, the 282-unit Icon One Daytona apartments that are expected to welcome its first residents in October, and the 292-unit Springs at Port Orange complex going up on the northwest corner of Summer Trees Road and South Williamson Boulevard, across from The Pavilion at Port Orange shopping center, that’s also expected to have some units available for occupancy by year’s end.

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Downtown Daytona project gets first 2 approvals

City commissioners unanimously approved zoning and comprehensive plan changes that allow up to 300 new luxury apartments, shops, a grocery store, restaurants and parking garage on the block just east of Ridgewood Avenue that’s been occupied by First Baptist Church since 1898.

DAYTONA BEACH — A key block in the city’s historic downtown core took a leap toward the future Wednesday night.

City commissioners unanimously approved zoning and comprehensive plan changes that allow up to 300 new luxury apartments, shops, a grocery store, restaurants and parking garage on the block just east of Ridgewood Avenue that’s been occupied by First Baptist Church since 1898. The church is building a new campus on Tomoka Farms Road and is relocating this fall.

“I think it’ll have a large impact downtown and bring people back downtown again,” City Commissioner Ruth Trager said after Wednesday’s meeting. “It’s a lovely part of the city with Riverfront Park. The idea of a grocery store there to me is very exciting. I can see nothing but positivity.”

The vote was the first of two decisions needed from city commissioners to solidify the changes. Final votes on amending the property’s comprehensive plan and switching the zoning from downtown redevelopment to planned development are slated to be taken at commissioners’ June 19 meeting. A yes vote on the comprehensive plan changes would allow more of the property to be designated for high-intensity uses and increase the density from 40 dwelling units per acre to 150 housing units per acre.

Consolidated-Tomoka Land Co. has bought out most of the block dominated by First Baptist’s buildings. The block, which until recently was also home to First Methodist Church, is bordered by Ridgewood Avenue, International Speedway Boulevard, Palmetto Avenue and Bay Street.

Demolition of the three First Baptist buildings remaining on the property could start in October and construction will begin next year.

Designs are being finalized, but for now the conceptual plan puts a five-story apartment building on the corner of Bay Street and Palmetto Avenue. The multi-story parking garage, which could have at least 400 parking spaces, would stand at Ridgewood and Bay. The design shows the garage and apartment building connected by a covered pedestrian overpass and street-level retail shops in both buildings.

Renderings show the grocery store and its parking lot on the corner of ISB and Palmetto, a standalone building in the middle of the property that could be either a restaurant or shop, and a restaurant fronting Ridgewood between the existing Popeye’s fast-food eatery and Beck’s office building.

If city commissioners approve the land use changes, the city and Consolidated-Tomoka officials will sign off on a planned district agreement that would require the first round of applications for construction permits to be submitted within five years. Construction would have to be substantially complete within eight years. Any additional phases would have to be complete within 20 years.

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Young professional: I love luxury apartment living

The current surge in new luxury apartment projects does nothing to fill the Daytona Beach area’s need for more affordable housing, but local observer G.G. Galloway believes it could be helping address another chronic problem.

“For years, our greatest export has been our young people,” said the longtime commercial Realtor, referring to the “brain drain” trend of homegrown talent leaving to pursue opportunities in larger metro areas.

“Now we’re starting to keep our greatest asset, the young minds being educated right here,” said Galloway, a partner with Coldwell Banker Commercial Benchmark Properties in Ormond Beach. “An aging community dies. We need to keep our young people here.”

Keys to attracting and retaining young professionals include creating more high-paying jobs such as the ones being offered at companies like Daytona Beach-based Brown & Brown Insurance, Ormond Beach-based Security First Insurance, both of which are building new headquarters in the area, as well as medical products manufacturer B.Braun.

Other keys include opportunities for millennials to connect with one another, such as the Volusia and Ormond young professionals groups and the need for amenities such as a greater selection of shopping, dining and entertainment options, which are being created in places like Tanger Outlets and Tomoka Town Center shopping centers as well as the One Daytona complex across from Daytona International Speedway.

But there is also the need for housing options that can appeal to young professionals.

That’s where luxury apartments, such as the new Tomoka Pointe Apartments set to welcome its first new tenants next to Tomoka Town Center, and Icon One Daytona Apartments along International Speedway Boulevard come in.

Christian Harris, 22, is an account executive with Brown & Brown who has enlisted two friends, both also in their twenties, to become roommates with him in one of the first apartment units at Tomoka Pointe.

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Rooms to rent: Luxury apartments booming in Volusia, Flagler

When Eastwind Development officials visit Daytona Beach to check on the construction of their Tomoka Pointe Apartments, they can’t help but notice the growing number of competing projects underway in the area.

Those projects include the Icon One Daytona apartments going up next to Cobb Daytona Luxury Theatres, the 500 East apartments along LPGA Boulevard, apartments planned just east of Volusia Mall and across from the AdventHealth hospital in Daytona Beach and The Pavilion shopping center in Port Orange as well as along Ridgewood Avenue in South Daytona and at New Smyrna Beach’s Venetian Bay community.

Apartments are also planned off of State Road 44 in New Smyrna Beach, on both sides of Reed Canal Road near Atlantic High School in Port Orange, across from the SunRail station in DeBary, at the Town Center complex in Palm Coast and west of Belle Terre Parkway in Bunnell.

Consolidated-Tomoka Land Co. also is seeking to team up with a developer to create a grocery store-anchored mixed-use development on the soon-to-be former First Baptist Church block in downtown Daytona Beach that would include apartment units, and another project just south of the Ocean Center that would include high-rise apartments as well.

All have one thing in common: they are being touted as luxury apartments with “resort-style” amenities.

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Proposed “Project Delta” Could Transform Downtown Daytona Beach

DAYTONA BEACH, Fla. — Big changes could soon be on the way in Downtown Daytona Beach because of “Project Delta.”

Project Delta is the brain child of Consolidated-Tomoka Land Co., which owns a nearly 6-acre lot at the intersection of Palmetto Avenue and International Speedway Boulevard.

The company wants to fill that land with a 300-unit apartment complex, a grocery store, shops, and parking.

“We kind of sat down with city management and staff and said, ‘What is needed in downtown Daytona?’ The first thing they said was residents, and second was a grocery store,” said Scott Bullock, the Vice President of Real Estate with Consolidated-Tomoka.

In order for that project to become a reality, the land first has to be rezoned. Right now, a church that plans to move at the end of the year takes up the majority of that property.

In a beginning step, the law firm Cobb Cole presented the plans to the Downtown Development Board on Tuesday. If built, the project could generate money for the area, especially in taxes, since the church is exempt from taxes.

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Consolidated-Tomoka proposes big projects to revitalize Daytona’s downtown, beachside

After triggering a surge in new homes and commercial development along LPGA Boulevard, Consolidated-Tomoka Land Co. is now turning its sights on Daytona Beach’s downtown and beachside.

The company recently submitted preliminary plans to the city for two major projects that could transform Daytona Beach’s historic business district as well as its beachside tourism district.

The first, code-named “Project Delta,” is a redevelopment project that could bring 300 “luxury” apartments, a grocery store, street-front restaurants and shops and a parking garage to the downtown property Consolidated-Tomoka owns where First Baptist Church is currently located.

The other, with the simple working title “Main Street Mixed-Use,” would redevelop a city-owned parking lot directly south of the Ocean Center convention complex. The project calls for building a high-rise that would include street-front retail, a parking garage and either apartments or condominiums, along with a covered pedestrian overpass connecting the Ocean Center and the Hilton.

Consolidated-Tomoka is a Daytona Beach-based real estate investment company whose sales of land in the area surrounding the Interstate 95/LPGA Boulevard interchange in recent years have become the sites of new home communities such as Latitude Margaritaville and ICI Homes’ Mosaic, as well as Tanger Outlets mall, Tomoka Town Center and the Trader Joe’s distribution center.

The company recently commissioned a nationally recognized architecture firm to create conceptual plans for both Project Delta and the Main Street mixed-use project.

Daytona Beach City Manager Jim Chisholm unveiled conceptual renderings of the two projects at a Daytona Regional Chamber of Commerce breakfast event last week at the clubhouse at LPGA International.

“It could be the catalyst for more projects,” he told the gathering.

Both potential projects would be built by third-party developers, which in the case of Project Delta could end up co-owning the property along with Consolidated-Tomoka.

John Albright, the president and CEO of Consolidated-Tomoka, stressed that there are no guarantees that either project will be built.

“We are hopeful that we can be successful in assisting the city in having these dynamic developments lead the way as catalysts to create much needed housing in the urban cores to bring back both a vibrant downtown and (beachside) Main Street where people can live/work,” he wrote in an email.

“These renderings are just that — images that show potential developments which can, and most likely will, change depending on many factors,” he added.

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Apartment boom in progress

The influx of newcomers to Volusia and Flagler counties is not only creating a need for more new homes.

It’s also creating increased demand for apartments.

And investors and developers have taken notice.

“Daytona Beach was one of the top rent growth markets in the country last year,” observes Michael Donaldson, senior vice president of investments for the commercial real estate brokerage Marcus & Millichap in Tampa.

The average rental rate for apartment units in Daytona Beach is just over $1,000 a month, a 5 percent increase compared to a year ago, according to Donaldson, who oversees his firm’s national multi-housing group.

The national average rental rate has increased 4 percent in the past year, he said.

The average occupancy rate for apartments locally has also risen to 96.4 percent, exceeding the state and national averages of 95.5 percent and 95.4 percent respectively, according to Donaldson.

“Developers are typically attracted to strong demographic trends and employment growth,” said Donaldson, noting the growth in apartment developments throughout Central Florida, especially in the bigger cities.

As the cost of building new apartment communities in Orlando and Tampa rises, “developers are migrating to secondary locations such as Daytona Beach as they can typically acquire land for much cheaper and there is less competition,” he said.

New commercial developments locally such as the One Daytona entertainment/retail/dining complex across from Daytona International Speedway and the Tanger Outlets and Tomoka Town Center malls next to the Interstate 95/LPGA Boulevard interchange are also spurring the increase in apartment projects here, according to McDonald.

Apartments under construction in Volusia County include the 276-unit Tomoka Pointe apartments rising up behind Tomoka Town Center in Daytona Beach, and in New Smyrna Beach, the 264-unit Messina by the Lake apartments in the Venetian Bay community.

Those projects are just the start of a surge in new apartment developments throughout Volusia and Flagler counties.

In Daytona Beach, multifamily housing projects in the works include developer Unicorp’s plans to build 340 apartment units as part of its Tomoka Village development just north of LPGA Boulevard, between Williamson and Clyde Morris boulevards, Indigo Development’s plans for the 301-unit East LPGA Apartments complex along LPGA Boulevard, east of Clyde Morris Boulevard, developer Next Chapter’s proposed 210-unit Dunn Avenue apartments on Halifax Health-owned land next to Volusia Mall, and Prime Group’s plans to build 276 apartment units on the east side of One Daytona.

In addition, Consolidated-Tomoka Land Co. recently acquired much of the downtown Daytona Beach block where the old First Baptist Church is located with plans for a mixed-use project that will include apartments.

The impetus for Consolidated-Tomoka’s project is national insurance giant Brown & Brown Inc.’s future headquarters campus two blocks away on North Beach Street.

The 11-story office building is expected to bring hundreds of white-collar professionals to downtown Daytona Beach when it opens in late 2020.

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