Three Corners Master Concept

Second in importance to the recent sale of the Municipal Vero Beach Power Plant is the future use of the 38-acre waterfront parcel known as Three Corners located at the base of the 17th Street (Alma Lee Loy) bridge. The site is considered the most valuable city (publicly) owned waterfront property on Florida’s East Coast. The City selected the internationally renown architecture and planning design firm, DPZ CoDesign to conduct a community engagement process and develop a master concept plan for the site. 

The master concept plan was prepared after an extensive community participation in the planning process for the site. The project began on November 19, 2019 with a presentation to City Council and the formation of the Three Corners Steering Committee to guide the planning process. For more than two months, DPZ and city staff performed community outreach through various forms of media and solicited ideas for the development of the site through speakupverobeach.com.  The community outreach and solicitation of ideas culminated at a week long design charrette at the Vero Beach Community Center with the DPZ design team. DPZ prepared five scenarios for the potential development of the site, including mothballing the site, cultural and recreational use of the site, and maximum development of the site. Following the design charrette week, the Steering Committee met to review the proposed scenarios for the site.

• Public Comments
• Summary Report For Speak Up Vero Beach For Three Corners

Adopted Master Concept Plan:

The City of Vero Beach would like to thank everyone in the community that attended and participated in the planning process for the Three Corners. 

• Executive Summary   February 1, 2022 (PDF)
• Adopted Three Corners Report –February 1, 2022 (PDF)

 Important Updates: 

Comprehensive Plan and LDR Amendments:

The City of Vero Beach is in the process of developing the Comprehensive Plan and Land Development Regulations (LDR) to implement the Three Corners Master Concept Plan. 

Master Developer RFP:

On August 15, 2023, the City issued the following RFP to identify a master developers for the Three Corners Redevelopment.

REDEVELOPMENT AND OPERATION OF THE THREE CORNERS SITE 
RFP NO. 210-23/JO
PLANNING AND DEVELOPMENT DEPARTMENT

 The City of Vero Beach, Florida (herein after “City”), hereby invites interested parties to submit a proposal for the redevelopment and operation, and ultimately the transformation of a vacant, City-owned waterfront property into a unique destination with a diverse and complementary mix of park, cultural, commercial, recreational marina, and hospitality facilities.

 The ideal project will result in the development of a hotel, a waterfront village with a mix of uses (retail, restaurants, plazas, music venues & recreation) public access open spaces, and a marina.  The development will occur under a Master Development Agreement with the City, under which the land will be leased or subleased to the Developer and operator (Lessee) through a long-term ground lease structures with the City. The developer (lessee) will be responsible for developing all the elements of the north parcel, including the retail and restaurants.  The City, as the current owner of the property, seeks favorable terms to achieve its goal of having programs and facilities developed on the site which are self-sustaining economically, and which generate revenue for constant improvements to maintain a high level of quality. Moreover, the resulting project will be transformative to the local economy and provide a key sense of place for local citizens and visitors.

 This RFP process is intended to result in the selection of one or more Entities with whom the City will begin negotiations on an agreement to develop the north corner of the Three Corners parcel. To be considered, a firm submitting a proposal must have substantial relevant experience in providing services of similar scope, complexity, and magnitude.

RFP Information: COVB Purchasing Department

Vero Beach Three Corners OM FINAL 9 22 23 (compressed) (PDF)

Next Steps:

The City of Vero Beach City Council adopted the Master Concept Plan on February 1, 2022. The following are the next steps in the implementation of the plan:

1. Issue a Request for Information (RFI) to identify qualified developers and receive information on interest in partnering with the City to develop the site as proposed by the Master Concept Plan. [COMPLETED]

City requested interested developers to submit a package including a narrative with project understanding and project approach, description of any foreseen market challenges to achieving the City’s project goals, description of financial approach, and additional suggestions regarding the project design or implementation.

The following teams submitted responses:  

• Don Urgo - RFI - ID: ANN-100-0-2022/JO (PDF) 
• E2L Real Estate - ID: ANN-100-0-2022/JO (PDF) 
• Equity First - ID: ANN-100-0-2022/JO (PDF)

2. Call for a charter referendum to allow commercial development of the former power plant site. [COMPLETED]

The adopted a master concept plan anticipates the City entering into a public/private partnership with a private firm to develop the former power plant site as a destination with a balanced mix of open space, cultural, recreation, and commercial uses. The former power plant site is listed in Section 5.05 of the City Charter that restricts City Council from leasing the property for a commercial purpose. 

City Charter, Section 5.05, Limitation on alienation of city-owned real property. 
 Primary purpose of the Section 5.05 is to limit City Council’s authority to sell, trade, gift or lease City owned public lands without the authorization of the citizens of Vero Beach. There are 26 City-owned properties listed in the City Charter. Any sale, lease, trade, gift of these properties has to be approved by the citizens of the City of Vero Beach by referendum. 

On March 1, 2022, City Council approved an ordinance seeking authorization from the citizens of Vero Beach to enter into long-term lease(s) of the power plant site for commercial purposes. The following referendum question related to the Three Corners project was on the November 8, 2022 ballot:

REFERENDUM TO AMEND SECTION 5.05 OF THE CITY OF VERO BEACH CHARTER

Shall the City Charter (section 5.05) be amended adding subsection (c) allowing development of the former power plant site located north of the Alma Lee Loy Bridge pursuant to a long-term lease for primarily public use and access, including recreation, restaurant, retail, hotel, and similar uses as presented in the master concept plan approved in Resolution No. 2022-03 by City Council on February 1, 2022?

On November 8, 2022, the voters of Vero Beach approved the referendum question by 79% to add the following provision to the City Charter, Section 5.05:

(C) The public land listed in subsection (a)(12) known as the former city power plant site, north of the Alma Lee Loy (17th Street) Bridge, west of the Indian River, and east of     Indian River Boulevard, shall be developed consistent with the Master Concept Plan presented in the Executive Summary of the Three Corners, Vero Beach Report adopted by Resolution 2022-03 on February 1, 2022. The site shall maintain public access to the waterfront, passive and active recreational space, and pedestrian promenades. The property may be leased for restaurant, retail, hotel or similar commercial uses with parking facilities, as described in the Master Concept Plan. Any development of the property may be through long-term leases or public-private partnership and be primarily for public use and access. All uses shall be open to the public and not include private clubs or facilities.  

3. Conduct additional engineering analysis regarding traffic impacts of the proposed development on the former power plant site. [In Process]

The City has engaged a traffic engineering firm (Kiley-Horn) to conduct traffic impact analysis of the proposed development to the level of roadway service and an environmental planning firm (Stantec) to analyze the environmental impacts of the proposed development and consistency with applicable goals, objectives, and policies of the City’s Comprehensive Plan. 

• Reports Due: September 2023
• Traffic Analysis Report is completed and is under review by City Staff.

4. Prepare an amendment to the City’s Comprehensive Plan to change the future land use designations on the site to be consistent with the Master Concept Plan, and add land use policies regarding the development of site consistent with the Master Concept Plan. [In Process]

City Planning Office will prepare an amendment to the City’s Comprehensive Plan once the consultant reports are completed. The review and approval of the Comprehensive Plan amendment will follow the amendment process in Sec. 65.24 & 65.25. The process includes hearings before the Planning & Zoning Board and City Council prior to approval.

• Planning & Zoning Board Discussion: September 21, 2023
• Tentative Planning & Zoning Board Public Hearing: November 16, 2023

5. Prepare land development regulation amendments to adopt development regulations consistent with the Master Concept Plan, including a map amendment to the City’s Official Zoning Map. [In Process]

City Planning Office will prepare an amendment to the City’s Land Development Regulations and Official Zoning Map once the consultant reports are completed and the Comprehensive Plan amendment is in process. The review and approval of the Land Development Regulations and Official Zoning Map amendment will follow the amendment process in Sec. 65.26 & 65.27. The process includes hearings before the Planning & Zoning Board and City Council prior to approval.

• Planning & Zoning Board Discussion: September 21, 2023
• Tentative Planning & Zoning Board Public Hearing: December 7, 2023

6. Issue a Request for Proposals (RFP) from qualified developers and select developer for the master development of the former power plant site. Enter into a development agreement between the City and the Developer for the development of the site. [In Process]

City has issued the RFP for interested parties to submit a proposal for the redevelopment and operation, and ultimately the transformation of a vacant, City-owned waterfront property into a unique destination with a diverse and complementary mix of park, cultural, commercial, recreational marina, and hospitality facilities. 

7. Enter into an agreement with Youth Sailing Foundation for the development of sailing facilities on the wastewater plant site. [COMPLETED]

 As the implementation of the master concept plan progresses, there will be additional public meetings. 

 For more information, please contact:  Jason Jeffries, Planning and Development Director at (772) 978-4550