Three Corners Project, Vero Beach Florida

Excerpts from the City of Vero Beach Website Regarding the Referendum

Q. What is Section 5.05, Limitation on alienation of city-owned real property, in the City Charter? 

A. 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.

Q. What City properties are listed in Section 5.05 of the City Charter?

A. The following 26 parks, recreation facilities, public open space land, and public facilities are listed (protected) in Section 5.05 of the City Charter:

• Community or neighborhood parks: Riverside Park, Veterans Memorial Island Sanctuary, Pocahontas Park, Troy Moody Park, Young Park, Charles Park, Jacoby Park, Piece of Pie Park, & Van Busch Park
• Beach parks: Humiston Beach Park, Jaycee Beach Park, & South Beach Park
• Recreation parks or facilities: Alex MacWilliam Park, Municipal Marina, Bob Summers Park, Alex MacWilliam Boat Basin Park, Leisure Square, Michael Field, & Royal Palm Pointe Park
• Open space lands: Block Manor Park, Pine Terrace Park, & Lake Rose
• Operating or decommissioned public facilities: former city power plant; city wastewater treatment plant; Crestlawn Cemetery, & Old City Nursery

Q. Why is the referendum for the Three Corners project required? 

A. After two years of community input throughout the design process and exploration of land use options for the site, the City Council adopted a master concept plan on February 1, 2022 that 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 Council is seeking authorization from the citizens of Vero Beach to enter into long-term lease(s) of the power plant site for commercial purposes. If the referendum is approved, the commercial use of the property will have to be consistent with the master concept plan approved by City Council on February 1, 2022.  

Q. What will the City of Vero Beach citizens be voting on November 8?

A. The following referendum question related to the Three Corners project  is on the November 8 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.

Yes for Approval                                              No for Rejection

Q. What is the proposed subsection (c) to Section 5.05 of the City Charter:

A. The following language is proposed to be added to Section 5.05 of the City Charter as subsection (c):

(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.  

If the referendum is approved, the language above will be added to the City Charter, Section 5.05 as subsection (c). This section will govern the City Council on any proposed leases or public-private partnerships of the former power plant site. The referendum question summarizes this proposed language in 75 words. 

Q. What is the master concept plan for Three Corners? 

A. The adopted master concept plan is to create a unique pedestrian-oriented destination that provides a sense of place with a balanced and complementary mix of open space, cultural, recreation, and commercial land uses. The plan ensures public access to the waterfront with dedicated public spaces and walkable pedestrian promenades. The master concept plan was prepared after an extensive community participation in the planning process for the site that included a week-long community charrette and guidance from a community steering committee. The executive summary of the Three Corners Report is the written and illustrated description of master concept plan for the Three Corners site.  The full report and the executive summary can be found on the Three Corners page of the City’s website. 

Q. Will the former power plant site remain protected by the City Charter? 

A. Yes. The proposed referendum does not remove the former power plant site from the list of 26 City-owned public lands in Section 5.05. If the referendum is approved, the following language will be added to the City Charter, Section 5.05 as subsection (c) to authorize City Council to enter into agreements to develop the site pursuant to the master concept plan adopted by City Council with these use restrictions:

(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.  

Q. Will the City Council be allowed to sell the former power plant land to a developer? 

A. No. The referendum does not authorize City Council to sell any portion of the site. The proposed charter language clearly specifies City Council is only authorized to lease the former power plant site through long-term leases or public-private partnerships. See highlighted language. 

(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.  

Q. Could future City Councils change the Master Concept Plan after this referendum is approved in November? 

A. No. Any lease of the power plant property is required to be developed with uses consistent with the master concept plan approved by Resolution 2022-03 on February 1, 2022. Section 5.05(c) specifies a specific plan by resolution and approval date by City Council. See highlighted language. Any substantial variance from the approved master concept plan will have to be approved by the citizens of the City of Vero Beach. 

(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.  

Q. Does the November referendum authorize City Council to approve any use not mentioned in the master concept plan for the former power plant site? 

A. No. In addition to the already permitted leasing of the site for park, recreation, artistic, or cultural uses in Section 5.05(b), the City Council will only be authorized to enter into a long-term lease to develop the site for restaurant, retail, hotel uses, or similar commercial uses as described in the master concept plan approved by Resolution 2022-03 on February 1, 2022. See highlighted language. The charter language clearly specifies the limitation of commercial uses as allowed uses for the long-term lease. Any other use, beyond commercial use described in the Section 5.05(c) or the master concept plan, recreation, park, artistic, or cultural uses, will have to be approved by the citizens of the City of Vero Beach. 

(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.  

Q. Why does the proposed charter language authorize City Council to lease the former power plant land though long-term leases or public-private partnership for commercial uses? 

A. The City of Vero Beach, like most local municipalities, does not have the financial or organizational capacity to develop a mixed use destination as proposed in the master concept plan for Three Corners. There are capable national development firms that have access to capital financing and experience with constructing and operating first-class life-style, mixed use destinations with public promenades, plazas, and open space similar to the development proposed in the master concept plan for three corners. The City Council intends to RFP the former power plant site to attract a qualified developer to partner with the City to make Three Corners’ master concept plan a reality. 

Q. If the referendum is approved in November, will the final developer plan have to be approved by Citizens of Vero Beach? 

A. If only the referendum listed in this fact sheet is approved by the citizens of the City of Vero Beach, any proposed long-term lease or public / private partnership proposing a development substantially consistent with the master concept plan adopted by Resolution 2022-03 on February 1, 2022 may be approved by City Council. No further referendum approval from the citizens of the City of Vero Beach will be required.  

Q. What future approvals for the development are required by the City? 

A. The following approvals will be required in the development process for Three Corners: 

• Master Developer RFP. The City of Vero Beach will be required to follow state statutes for RFP/RFQ to qualify, select, and approve a master development contract to develop the former power plant. 
• Comprehensive Plan Amendments. The City of Vero Beach will have to amend the City’s Comprehensive Plan and future land use map (FLUM) in compliance with state statutes to allow the mixed use development on the former power plant site consistent with the master concept plan adopted by Resolution 2022-03 on February 1, 2022 and consistent with objectives and policies adopted in the Comprehensive Plan. 
• Zoning Text and Official Map Amendments. The City of Vero Beach will have to amend the City’s Land Development Regulations (LDR) and Official Zoning Map, following the amendment procedures in Ch. 65 of the LDR, to allow the mixed use development on the former power plant site consistent with the adopted Comprehensive Plan and master concept plan adopted by Resolution 2022-03 on February 1, 2022.  
• Major Site Plan. The identified developer will have to submit site plan documents, following the development review procedures in Ch. 64 of the LDR, to allow the mixed use development on the former power plant site consistent with the master concept plan adopted by Resolution 2022-03 on February 1, 2022.  

Q. Will these approvals for the development occur in public meetings? 

A. Yes. The selection of the developer will occur at selection committee meetings and final contract approval at a City Council meeting. The Comprehensive Plan and land development regulation (LDR) amendments will occur at Planning and Zoning Board and City Council meetings. The major site plan approval(s) will occur at Planning and Zoning Board meetings. All meetings are publicly noticed and the public is welcome to participate by providing public comments prior to any approval by City Council or the Planning and Zoning Board.