Two Vero Beach Three Corners plans stand out; one would quickly become Treasure Coast gem
It’s been more than four years since the namesake of the Alma Lee Loy Bridge ― in one of her final public acts after decades serving Vero Beach and Indian River County in government, business and philanthropy ― uttered these words at a public meeting:
“I don’t think we’ve ever had anything in this community that is as exciting as to what we’re doing now,” Loy, 90, who died less than three months later, said of urban planner Andres Duany’s proposal on how to replace power and sewer plants and a closed postal annex on three corners the city owns at the western terminus of the bridge.
Her words came to mind after reading one of four proposals from developers who hope to build a hotel and other amenities mostly on the northeast corner of 17th Street and Indian River Boulevard.
A city committee would rank the proposals on predetermined standards in a public meeting 9 a.m. April 26 in City Hall. The committee would make a recommendation to city council following closed interviews with developers May 17.
Here's what winning project should be based on
The 2020 beginning: Urban planner knocks three corners plan 'out of park;' too bad we can't use it soon
First round of submissions: Documents: Developers give Vero Beach intriguing information on Three Corners
Did it work? Deadlines OK, but Vero Beach City Council better get it right with Three Corners project
Since ditched, but ... : Here's sneak peek at Andres Duany's post-pandemic plan for old Vero Beach power plant
More: Details released of competing developer plans for Three Corners project in Vero Beach
While the city has more comprehensive standards, mine address the heart of what voters approved in November 2022. Almost 80% of city voters agreed to let the city lease the property for development under concepts begun with Duany’s planning. The project would include a hotel, hopefully preserving the power plant; waterfront restaurants and a marina; walking paths, recreational opportunities and nature — open to the public.
It reminded me of what developer Richard Kessler, a hotelier of excellence, accomplished in a stunning $375 million renovation of a riverfront power plant in Savannah. The main hotel is a museum with a rooftop bar and all sorts of waterfront entertainment open to the public.
The Three Corners property is significantly larger.
Kessler and Duany seek to integrate the community into their developments. That means increasing the local quality of life — providing residents free things to enjoy (waterfront, nature, recreation, art, history, entertainment) on city property, while letting them patronize restaurants, shops and other businesses at the Three Corners.
Parking, fishing and walking (maybe even skating) at the complex should be free, in my view. You’d have to pay to attend certain concerts, rent kayaks and boats, buy bait and dine.
As for developer rent, I’m less concerned with payments than I am in having a thriving atmosphere where everyone wins. Sure, the city and county should receive property, sales and tourist taxes — and the entities should work together to ensure those are shared fairly. The city has said costs of improvements will be borne by developers.
Why not just build a marina?
Two proposals — one for the wrong reason —stood out this week in reading through more than 800 pages of city documents.
If I were the committee, I wouldn't spend much time with the $154.3 million proposal from Fort Lauderdale-based Edgewater Group. It seemed more like a marina pitch – 262 slips, compared to 50 to 100-plus in other proposals ― from a marina company as opposed to something more unique and comprehensive.
As part of its marina plan, it proposed an automated dry stack building south of the bridge. On its site plan, it also noted a future “condominium development site.”
It pitched such uses for the power plant as bowling and bocci, pickleball courts, golf simulators and an arcade, along with civic meeting and exhibit space and room for indoor soccer, cheerleading and volleyball competitions.
Its concept renderings seemed basic and boxy. And while it noted relationships with hospitality experts and InterContinental Hotels Group, which owns some quality brands (like Kimpton), Edgewater mentioned Holiday Inn. I’d hope Vero Beach can do better than a 154-room Holiday Inn charging $130 to $180 a night in season, as the proposal suggests.
Most visually appealing proposal on the block, by far
By far, the best-looking proposal came from a partnership that lived up to a quote it used from Richard Branson, the British business magnate: “It’s only by being bold that you get anywhere.”
Clearpath, based in Bloomington, Indiana, would transform the Three Corners into a Treasure Coast gem ― if not a world-class facility.
It takes Duany’s vision and ups the ante, thanks to architect Scott Johnson, who has been coming here with family since he was born, and developer Ryan Lloyd, who has vacationed in the area.
Johnson was active in Duany's Three Corners outreach and has been involved in top-notch projects in New York City, among other places. But the entity hired top architectural firm HOK, which helped redesign LaGuardia Airport and has submitted ideas for a new Jacksonville Jaguars football stadium.
“Just as the Vero Beach Power Plant provided energy to the Vero Beach Community for nearly 70 years, its rebirth as Big Blue @ Three Corners will be a source of energy for the community and its visitors,” the proposal, the most expensive at $564.4 million, stated.
Among the innovative features (there are too many to mention):
A 145-room 21c Museum Hotel, the first in Florida, with cottages, would be an arts-culinary venue in itself.
Big Blue, kayak canal and much more
A modern, 450-seat events center on the Indian River Lagoon. The Chamber Music Society of Lincoln Center, which has held concerts in Vero Beach, is listed as the project’s artistic adviser and arts anchor.
In additional to pedestrian walkways, there’d be a kayak and paddleboard canal and a skate park.
“A white glove demolition process will allow for the salvage and enhancement of Big Blue’s most unique spaces and engaging industrial artifacts giving visitors an authentic experience of the way things worked,” the proposal said, noting the retrofitted power plant would have three floors of hotel rooms, an art gallery, food and events halls, even parking.
The proposal seems to understand the community the best ― perhaps because Lloyd and Johnson said they spent two years meeting with folks from groups such as the Vero Beach Film Festival, GoLine, ORCA, Indian River Land Trust and others.
Clearpath hopes to connect Vero Beach via water taxis, the GoLine bus service and existing sidewalks and bike paths.
The question, as I’ve got with other proposals, is whether developers can pull off such complicated projects. Can Clearpath build its water-focused plan given Florida’s humid, salty environment?
Two other proposals are worthy of review:
Oxbow Public Market connection
Suda, Cred Capital, Madison Marquette seems to have a great reputation. I like one of its goals cited in the proposal, noting the project is at the base of the Loy bridge: “ … our aim should be to follow her guiding spirit in ensuring an enhancement and enrichment” to the community.
If selected, it would re-engage Duany’s firm. The design reminds me of his post-pandemic plan.
Some positives to the $144.3 million proposal: relationships with culinary and hospitality experts and creating a signature public market — like Oxbow in Napa or Pike in Seattle.
Two of its principals, Bill Becker and Edgar Jones, have Vero Beach connections.
A hotel, to be integrated into the power plant, could have 175-225 rooms, charge $325 a night and possibly attract Autograph by Marriott, Hilton Curio or Hyatt Unbound.
Negative: There is no definitive plan to preserve the power plant.
Question (this also is an issue with the fourth proposer): Should Vero Beach give up 4 acres adjacent to its South Beach Park so the developer can build and operate a beach club?
Resort too big on memberships?
The fourth proposer is Vista Blue Venture Partners, which, at $86 million, would try to integrate the old power plant into a 225-room Vista Blue Vero Beach Resort and Spa.
Don Urgo, who has lived in Vero Beach since 2005, and his son, Collin, longtime hotel developers, are joined in the project by John’s Island resident Steve Bell. The Urgos have some quality hotels.
I’m not thrilled with the project's color scheme (reminiscent of a resort blue found on Orlando’s International Drive), the beach club or the great hall being used for such activities as pickleball, padel, bowling and golf simulators. Other amenities would be available to guests and owners of club memberships.
There’d also be some mixed-use buildings, with 16 residential units upstairs.
I’m a little concerned by this statement: “ … if for some reason it is not feasible to keep the Great Hall, we suggest not being held to the 50-foot height restriction” as that would make it difficult for the city and developer to build a hotel with a suitable return on investment.
In summary: I was wowed by the Clearpath proposal, but as always, the devil is in the details, and city consultants and the committee will have to drill down.
This column reflects the opinion of Laurence Reisman. Contact him via email at larry.reisman@tcpalm.com, phone at 772-978-2223, Facebook.com/larryreisman or Twitter @LaurenceReisman.
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This article originally appeared on Treasure Coast Newspapers: Too cool? Vero Beach Three Corners proposal too bold for old-timers?