State Representative Trabulsy Says Causeway Cove Development is not Compliant

One of the topics of Fort Pierce Commissioners Meeting held on August 3rd as a legislative update from State Representative Dana Trabulsy.  Her presentation focused on legislative updates from Representative Trabulsy, particularly regarding the state budget, tax relief, and local appropriations. A significant portion of the discussion revolved around the "Live Local Act" and its implications for the Causeway Cove project, with the Representative expressing concerns about its scale and community buy-in.

Below are the notes take from that portion of the meeting as it relates to the Causeway Cove Development.

What is important to note is the States position and recommendations on this matter:

1. Recommend City Commission and City Attorney should instruct Planning Director to notify applicant that project approval is administratively rescinded, or appeal under code section 12534 due to scrivener's error.
2. Recommend engaging special outside counsel for expertise in land use law and SB102.

It's now up to our City Commissioners and Planning Department to act on these two recommendations. It is up to us to raise our voices to insist that they follow these recommendations and in due hast prior to any ground being broken. 

Causeway Cove Project and Live Local Act Notes

Trabulsy's Legislative Update (Causeway Cove Discussion) Video

King's Landing Update and Discussion of Special Meeting  Video

Representative Trabulsy's Concerns:

• Acknowledges the need for economic development, especially with impending tax amendments, but believes the project's size is not a good fit for Fort Pierce.
• Lack of community buy-in (62% disapproval, with some approval from newer residents from southern counties).
• Argues the "Live Local Act" (HB 102) does not apply to the entire parcel.
  • Specific Analysis:
    • Site: 42 acres (18 upland, 24 submerged).
    • 2015 Ordinance 1551 rezoned 18 acres of upland from R3 to C5 Tourist Commercial.
    • Submerged lands remain in A2 Aquatic Development Zoning District.
    • City GIS map incorrectly shows C5 for the entire parcel (scrivener's error).
    • SB102 (Live Local Act) is only applicable to the 18 acres zoned C5.
    • Later city ordinance globally changed to allow density on submerged lands, potentially allowing 8 dwelling units/acre for submerged lands per comprehensive plan. However, if zoning not covered by Live Local, density is limited.
  • Recommendation:
    • City Commission and City Attorney should instruct Planning Director to notify applicant that project approval is administratively rescinded, or appeal under code section 12534 due to scrivener's error. 
    • Recommend engaging special outside counsel for expertise in land use law and SB102.
• Not against the project itself, but against its proposed size.
• Believes the "Live Local Act" was not designed for luxury developments.

Commissioner Roderick's Comments:

• Expressed hope from the Representative's comments.
• Believes there were errors in the project's approval process and intent of the language.
• One-size-fits-all approach is not suitable.
• Advocates for public input on future considerations of the project.
• Mentions attempts to address Barrier Island issues in past sessions, with new leadership indicating future conversations.

Mayor Hudson's Comments:

• Does not support the project in any fashion.
• Questions affordability claims: rents projected at $3,000/month are not affordable for Fort Pierce.
• Concerns about removal of "home rule" and other developments "piggybacking."
• Notes the timing of the City Attorney's dismissal coincides with potential project presentation, raising concerns.
• Questions how the state's approval process considered the City's Comprehensive Plan and local codes.
• Worries about impact on "lifestyle and safety" of residents, particularly during emergencies with increased density on the island (e.g., State Road 70 traffic).
• Advocates for "smart" and "appropriate" community growth, contrasting Causeway Cove with the Amazon refrigerated construction building (1.4 million sq ft) on Salt Kings Highway as a positive example of properly placed development.
• Highlights the massive scale (17 stories) of luxury condominiums adjacent to sensitive environmental areas.
• Believes the bill needs a complete rewrite.

Commissioner Comments:

• Thanked Representative Trabulsky for her research.
• Highlighted the disparity between Fort Pierce rents and the higher rental rates in Fort St. Lucie used in calculations, making the project's affordability claims questionable.
• Emphasized environmental impacts and traffic concerns.
• Desire for the commission to treat current residents with the same consideration as potential new ones, preserving Fort Pierce's charm.
• Expressed concern that the project could turn Fort Pierce into something undesirable for its residents, benefiting only the property owner.