A 1951 burger stand sat closed for years while preservationists and developers negotiated its future. Now it is reopening as part of a 46,000-square-foot mixed-use project at one of downtown's most important corners.
- Doc's All American at Atlantic and Swinton will be preserved and reopened as part of City Center Delray.
- The three-story project adds office, retail, and restaurant space behind the historic structure.
- At least 15 projects are now completed, under construction, or approved across downtown.
Doc's All American has been closed since 2021. The walk-up burger and shake stand has sat at the corner of Atlantic Avenue and Swinton Avenue since 1951, and for years its future was caught between preservationists who wanted it protected and a developer who wanted to build behind it. According to WPTV, that fight is over. Steven Michael's Banyan Group is now moving forward with City Center Delray, a mixed-use project at 10 North Swinton Avenue that preserves and reopens Doc's while adding a three-story Art Moderne building with office, retail, and restaurant space behind it. Bobby Van's Steakhouse, a New York-based chain, will open its first Florida location on the site. The project is expected to open in 2027.
How did preservation and development find a middle ground?
The Historic Preservation Board initially recommended denial. Critics argued that the proposed buildings were too tall for Old School Square's scale (the five-acre National Register campus sits diagonally across the intersection). The compromise took years to reach: the city approved plans in 2022 to renovate and reopen Doc's with a historic designation, and the new construction behind it was scaled back to three stories. Doc's will be built and reopened before the larger structure goes up.
That tradeoff is becoming more common in downtown Delray Beach. Sundy Village incorporated the Sundy House, the oldest home in Delray Beach, into its seven-acre mixed-use campus. The pattern is clear: developers who want to build near Atlantic Avenue increasingly have to work around historic structures rather than through them.
What does this corner say about west of Swinton?
City Center Delray sits on the west side of Swinton Avenue, which has historically marked a dividing line in downtown Delray Beach. East of Swinton is prime Atlantic Avenue territory. West of Swinton has been rougher, with lower values and less institutional investment.
That is changing. Sundy Village reached 97% leased and secured a $223 million J.P. Morgan refinancing, proving that office and retail tenants will pay premium rents west of the traditional core. City Center Delray pushes that footprint further, adding another 46,000 square feet of commercial space to a corridor that barely existed as a destination five years ago.
As Larry Mastropieri explained on the Discover South Florida Podcast: "If you look at the comps west of Swinton, people are already betting that the area is changing. Prices are generally up, so the secret is out. But there is still a hedge there, and there is still a play to be made."
Looking at investment opportunities in downtown Delray Beach? Talk to a Delray Beach real estate agent who tracks how these projects are reshaping neighborhood boundaries. Reach out to The Mastropieri Group or call (561) 287-7000.
What else is happening across downtown Delray Beach?
Doc's is not an isolated story. Downtown Delray Beach is in the middle of its most active development cycle in decades, with at least 15 projects either completed, under construction, or approved.
Recently completed: Atlantic Crossing proved downtown could support institutional-grade mixed-use development. Sundy Village Phase 1 delivered 100,000 square feet of office and 30,000 square feet of retail, now 97% leased with tenants including Vertical Bridge, Industrious, Barcelona Wine Bar, and Maman. The Ray Hotel and Aloft Hotel added boutique and lifestyle hospitality. Magnolia Place brought 10 ultra-luxury townhomes from $2.9 million. 111 First Delray added 70 contemporary condos.
Under construction: Sundy Village Phase 2 is adding 79,141 square feet of office (leased to DigitalBridge) plus a 165-space parking garage. Onix Residences is building 26 luxury condos in the SoFA district. Delray Ridge is delivering 14 custom homes on five acres. City Center Delray is pre-leasing now.
Approved and in pipeline: Pierre Delray II will add Class A office and retail on one of Atlantic Avenue's last surface parking lots, targeting 2027 completion. CDS International received approval for a 26-unit luxury condo conversion led by Damon DeSantis. Maxwell Delray will bring 23 luxury units from $1 million-plus. Swinton Social has been approved. The 800 Block on Atlantic Avenue is open for proposals.
Is west of Swinton worth the risk?
Larry added: "If you are a long-term investor, meaning five, ten, or fifteen years, those neighborhoods west of Swinton could be interesting. You may be able to ride a pretty wild appreciation wave over time. The downside is that it is still rougher to operate there right now."
The infrastructure is catching up. The city's Urban Core Mobility Engineering Plan includes intersection improvements at Swinton and Atlantic to reduce congestion and improve pedestrian safety. The Northwest Improvement Project will bring new sewage, electrical, roundabouts, and fresh pavement from I-95 to Swinton between Atlantic and Lake Ida, with tens of millions in investment planned through 2031.
Projects like Sundy Village and City Center Delray are not waiting for the infrastructure. They are betting that building first will accelerate the timeline.
Watch the Full Discussion: This Segment | Full Episode | Last Week's Recap
Frequently Asked Questions about Downtown Delray Beach Development
What is happening with Doc's All American in Delray Beach?
Doc's All American, the walk-up burger and shake stand at Atlantic and Swinton since 1951, is being preserved and reopened as part of City Center Delray. The building was added to the local historic register as part of a compromise with preservationists. A new three-story mixed-use project with approximately 46,000 square feet of office, retail, and restaurant space is being built behind it.
Who is developing City Center Delray?
Steven Michael, founder of Delray Beach-based Banyan Group, is behind City Center Delray. The project is located at 10 North Swinton Avenue, diagonally across from Old School Square. LDG Florida Architects designed the three-story building in Art Moderne style to complement the preserved Doc's structure.
How many development projects are active in downtown Delray Beach?
At least 15 projects are completed, under construction, or approved across downtown Delray Beach. Major completed projects include Atlantic Crossing and Sundy Village Phase 1. Active construction includes Sundy Village Phase 2, Onix Residences, and City Center Delray. Approved projects in the pipeline include Pierre Delray II and CDS International's 26-unit luxury condo conversion.
What is west of Swinton in Delray Beach?
West of Swinton Avenue has historically been a rougher, less valuable area compared to east of Swinton, which is prime Atlantic Avenue territory. Recent projects like Sundy Village and City Center Delray are pushing development into this corridor, and property values are responding. Long-term investors are watching this area for appreciation potential as the neighborhood continues to change.
When will City Center Delray be completed?
City Center Delray is expected to open in 2027. Doc's All American will be preserved, renovated, and reopened first, before the three-story mixed-use building behind it is completed. Bobby Van's Steakhouse, a New York-based chain, will occupy the former Dunkin' site next to Doc's, marking its first Florida location.
Local help for buyers and investors in Delray Beach
If you are buying, selling, or investing in downtown Delray Beach, understanding how projects like City Center Delray and Sundy Village are reshaping neighborhood boundaries matters. Reach out to The Mastropieri Group, Realtors®.
For practical, hands-on support across Delray Beach, call (561) 287-7000.
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