TOD / Main Street

Welcome to the Future DeBary Main Street: Where Community Flourishes!

We're thrilled to introduce you to the future gem of our city, DeBary Main Street – a vibrant mixed-use development owned and developed by Mosaic. Nestled adjacent to the SunRail Station and along the Central Florida Trail System, DeBary Main Street is poised to be the hub of connectivity, entertainment, and urban living.

On January 24, 2024,  city leaders broke ground on the new Main Street project, a first-of-its-kind for the city. Check out the highlight video from the event HERE. Curious to watch the the speeches? Click HERE

Balanced, Sustainable Growth & Quality of Life:

With DeBary's current population of 23,000 and a projected maximum of 28,000 residents, DeBary Main Street arrives as a timely addition to our evolving cityscape. This project is poised to complement the growing community by providing essential amenities and fostering connections for ALL residents. While growth is inevitable, the DeBary City Council and staff are dedicated to maintaining the area's appeal. While cities are unable to stop all growth, DeBary leadership has worked diligently to put in place requirements on developers that ensure any growth also brings benefits to our community, such as restaurants and shops. The City is committed to ensuring balanced, sustainable growth within the TOD area.

A Haven for Commuters and Explorers:

Nestled next to the SunRail Station and the Central Florida Trail System, DeBary Main Street ensures convenience for both commuters and outdoor enthusiasts. DeBary is the Trail-hub to 3 Central Florida Trails which span over 600 miles and they all connect to our future DeBary Main Street! For all the cycling enthusiasts and outdoor adventurers, DeBary Main Street promises an extraordinary experience. The restaurants and retail spaces are set to be a welcoming oasis for cyclists traversing the Central Florida Trails. 

Phases of Development:

DeBary Main Street's development will unfold in two distinct phases:

Phase 1 - East Side: Townhomes and Live-Work Units -The first phase will feature townhomes designed to provide comfortable living spaces. Additionally, live-work units will offer a combined environment for both residential living and work/retail purposes.   Commercial out parcels will also be included in this phase. 

Phase 2 - Downtown: Retail and Residential Spaces - The second phase will introduce retail spaces on the ground floor, catering to shopping and dining needs. Above, residential spaces and apartments will provide diverse housing options.

Transformation Story:

DeBary's TOD District (home to DeBary Main Street and surrounding properties) was established in 2010 by the DeBary City Council entitling all of the properties in the area to high-density development with up to 32 units per acre. Cities CANNOT reduce entitled densities without incurring costly legal challenges that they are likely to lose.  The only option is to negotiate if the developers are willing. When the 2019 DeBary City Council was elected, The Future Land Use in the TOD area was already established and the plan around the SunRail Station was stagnant with no clear vision. As developers looked to take advantage of the hot housing market, the TOD District was primed for inconsistent apartment growth. With the high population densities already in place surrounding the DeBary SunRail Station, the city's Council and Staff worked to create an inclusive vision for this area to benefit ALL DeBary residents. Thus, the current plan for DeBary Main Street was made.

TOD -  A Transit Oriented Development is a walkable, pedestrian-oriented, mixed-use community meant to bring people, activities, buildings, and public space together. DeBary's TOD is centered around the SunRail Station and Central Florida Trail Hub on the South side of the City (MAP). The goal of DeBary's TOD is to create a vibrant, livable, sustainable community for ALL DeBary residents to enjoy.

Proximity to Outdoor Activities:

DeBary Main Street's location offers residents access to various outdoor activities within a mile's radius. From kayak launches and disc golf courses to fishing piers and biking trails, there's no shortage of recreational options. Within the next few years, Alexander Island Park will open nearly one mile away from Main Street, and a paved biking trail will connect the 170-acre park to stores and restaurants on main Street (Learn more about Alexander Island). Main Street is also strategically located along the Central Florida Trail System, providing visitors access to over 600 miles of paved biking and hiking trails. 

Enhanced Accessibility:

DeBary Main Street will be a multi-modal development; meaning, it will not only be a pedestrian-friendly, walkable community but also accessible via a multitude of transportation options! Cyclists, golf carts, cars, and SunRail riders will all be able to access the future DeBary Main Street. To elevate convenience, we're actively considering the addition of a shuttle service catering to the SunRail Station and areas through the TOD. With this service, accessibility will reach new heights, ensuring your journeys are seamless and stress-free.

DeBary's future Main Street embodies the essence of community, convenience, and culture. With a strategic location, thoughtful development phases, and a commitment to preserving the quality of life, this project promises to enrich the lives of residents and visitors alike. As DeBary evolves and grows, Main Street will stand as a testament to progress that respects its roots. Join us in shaping a dynamic future where connections flourish, amenities abound, and the heart of the city beats vibrantly at DeBary Main Street.

Frequently Asked Questions

• Will this development remove animal homes and trees? 
  • Prior to any development, the city and other state agencies mandate strict adherence to animal and tree surveys. Since this property already contains abandoned buildings, active businesses, and was previously a mobile home park, surveys have found no evidence of active animal dens and no historical trees. Additionally, many invasive non-Florida flora species will be removed. Any native trees that will be removed will be replaced according to an equation established by growth management professionals and environmental surveys. 
• How will this affect rain run-off and flooding?
  • Before any development, this area lacked the proper infrastructure for managing rain runoff (stormwater) and frequently experienced flooding. New stormwater infrastructure, engineered and permitted by St. Johns Water Management District, will be installed to properly manage stormwater before Main Street construction begins. This new infrastructure will eliminate flooding on this road and prevent unfiltered runoff to Gemini Springs and other water bodies.
• Why is this being built?
  • Due to strict state statutes that govern property rights, municipalities cannot prevent property owners from developing their land in accordance with the future land use rights, granted to them nearly two decades ago.  This property was slated for over 1200 homes.  However, through negotiations with developers, this Council and staff have been able to legally reduce that number to just over 700 homes while adding amenities such as new restaurants and shops for all residents.  Further, developers are required to put in trails and public greenspaces. This project will be a vibrant new activity center attracting businesses and opportunity and will continue to position DeBary as perhaps the best place to live, work, and play.
• When were residents informed? 
  • This matter has been discussed in publicly noticed meetings over the past several years, where residents were encouraged to voice their concerns. Additionally, it has been extensively covered in the DeBary Digest newsletter, distributed to every home in the 32713 zip code by the post office. Council meetings are held on the first and third Wednesday of each month at 6:30 pm
  • The only way to stop development completely is for cities or residents to buy the land themselves and not build.  Cities cannot afford to buy every piece of land but DeBary has purchased over 200 acres in the past year to prevent development.  Over 170 acres will soon be opened as a riverfront park for residents.
• How will this impact taxes?
  • The property will increase our tax base and reduce the tax burden on homeowners, and assist in additional infrastructure and inflationary costs, as it will be developed to its full potential, including more commercial space. More commercial space means less reliance on homeowners and an increase in sales tax collected.
  • Developers are required to pay a proportionate share of infrastructure costs, for roads and stormwater.  The city continues to seek grant funding for additional funds.
  • In upcoming years, taxes will be most likely impacted by statute changes made in Tallahassee this year, including an increase in homestead exemptions, properties exempted by the Live Local Act, increased permitting costs, and more.
• What about overcrowding in schools?
  • ​​​No project can be developed in Florida without approval from the local school board, which uses a precise formula to determine the potential influx of children. Given that a large portion of the residences in this project will be one-bedroom apartments, the expected number of students will be minimal.
  • The school board has recently implemented rezoning throughout the county to prevent overcrowding. Furthermore, they have announced the construction of a new K-8 school in DeBary, further alleviating capacity issues at DeBary Elementary.
• Will this project increase traffic?

  • Road Infrastructure: Both the City and the developers are actively addressing traffic congestion through various measures aimed at improving traffic flow and providing alternative transportation options. Road infrastructure changes are underway to accommodate the increased activity in the area and City staff are working closely with FDOT to improve traffic on Highway 17/92. This includes the addition of stoplights and turning lanes at intersections, which will help alleviate congestion and improve the overall flow of traffic.

  • Location: The location of the project within the Transit Oriented District is strategic in promoting multi-modal transportation options. By encouraging commuters to utilize SunRail for work, we aim to reduce the reliance on individual vehicles and alleviate traffic congestion. This shift towards alternative transportation modes not only benefits commuters but also contributes to a more sustainable and eco-friendly community.  The project is also located at the south end of town to help minimize traffic disruption for residents living in the central/northern areas of Debary. The new homes near Main Street will have direct access to I-4 without the need to traverse through the majority of DeBary, thereby reducing congestion in other parts of the city.
  • Walkable Community: The mixed-use nature of the project is another factor that will positively impact traffic patterns in the area. With essential amenities such as a grocery store, restaurants, and shops within walking distance, residents will have fewer reasons to make unnecessary trips by car. 
• How will Main Street benefit the community?
  • One of the City’s core values is maintaining our high-quality, small-town, close-knit community.  DeBary does not have a downtown. Our downtown will have assets unique to DeBary and provide a gathering place for residents to play and socialize together. The Main Street project will provide a perfect venue to hold celebrations and festivals.