PZAH2025-00001
STAFF UPDATE
Causeway Cove
601 Seaway Drive

This item is to update the Planning Board on the mixed-use project known as Causeway Cove.

The site is currently improved with marina and recreational uses and is proposed to be redeveloped with a combination of residential, commercial, hotel, and marina components. The application is being reviewed as an administrative site plan under the Live Local Act based on the project’s affordable housing commitment and location within an eligible zoning district.
The subject property is zoned C-5 (Tourist Commercial) and is partially affected by an A-2 Aquatic district overlay, which regulates submerged lands, shoreline areas, and water-dependent uses. Pursuant to F.S. §166.04151, the C-5 zoning district is a commercial zoning classification and therefore qualifies under the requirements of Florida Statute 166.04151 for administrative approval of qualifying mixed-use residential developments. The requirements of the A-2 zoning district have been satisfied through the submitted Environmental Impact Study, the Benthic Resource Study, and associated permitting processes.
The underlying C-5 zoning establishes eligibility under F.S. §166.04151. The A-2 Aquatic District has been satisfied through demonstrated environmental compliance and does not impose any limitations on the development’s entitlement. The overlay remains applicable only to environmental and marine regulatory matters that are not preempted by State law.
The proposed development has been evaluated against the operative standards of F.S. §166.04151. Based on the materials submitted, the project satisfies the statutory threshold for affordable housing, meets the mixed-use residential percentage requirement, is processed administratively as required by statute, and remains subject to otherwise applicable technical development standards not preempted by State law.
 

Development Component	Quantity
Total residential units	913 units
Affordable housing units	Minimum 366 units (40%)
Residential floor area	1,029,426 sq. ft.
Commercial floor area	292,091 sq. ft.
Total floor area	1,321,517 sq. ft.
Density	+/- 22 dwelling units per acre (30 du/Ac maximum)
Hotel component (TIA)	407 rooms
Retail component (TIA)	72,622 sq. ft.
Marina component (TIA)	218 marina slips

A full determination and timetable of Development is attached.
 

Findings of Fact
1. The proposed Causeway Cove development satisfies the threshold eligibility requirements of F.S. §166.04151, including the provision of at least forty percent affordable housing units.
2. The project provides a residential floor area share of approximately 77.9 percent, exceeding the minimum mixed-use residential threshold established by State law.
3. The project is located on property designated HIMU and zoned C-5, making the site eligible for administrative approval under the Live Local Act framework.
4. The Traffic Impact Analysis demonstrates that the project satisfies transportation concurrency requirements with implementation of the identified mitigation measures and access approvals.
5. The project can comply with applicable Fire District standards subject to construction plan review and permitting.
6. The project is consistent with the City’s Comprehensive Plan and otherwise applicable Land Development Code requirements, as conditioned.
Staff Determination

APPROVAL. Staff recommend approval of PZAH2025-00001, Causeway Cove, subject to the thirty-one (31) Conditions of Approval contained in this report.

CONDITIONS:

1. Development shall be constructed substantially in accordance with the approved site plans and supporting documents submitted with the application (unless modified through a subsequent administrative amendment), including:
   1. Site Plan, by Haley Ward, project No. 22-288 R18.DWG, dated 1-28-2026.
   2. Architecture Plan, by idea Architect, project 23-843, dated 01-29-2026.
   3. Parking Calculation Breakdown, by idea Architect, drawing number A-002(A), project 23-843, dated 11-12-2025.
   4. Building A Plans, by idea Architect, project 23-843, dated 11-12-2025.
   5. Building B Plans, by idea Architect, project 23-843, dated 11-12-2025.
   6. Building C Plans, by idea Architect, project 23-843, dated 11-12-2025.
   7. Building D Plans, by idea Architect, project 23-843, dated 11-12-2025.
   8. Building E Plans, by idea Architect, project 23-843, dated 11-12-2025.
2. The Timetable of Development is defined in Exhibit A attached to these Conditions of Approval. Any amendment to the timeline shall be requested by the applicant/developer and processed through the City’s administrative amendment procedure.
3. A minimum of forty percent (40%) of all residential dwelling units shall be maintained as affordable housing for a minimum period of thirty (30) years in accordance with F.S. §166.04151 and §420.0004.
4. The required affordable units shall be constructed and made available proportionally with market-rate units. At no time shall the percentage of affordable units fall below forty percent (40%) of the total dwelling units constructed within each phase or at buildout.
5. No Certificate of Occupancy shall be issued for any market-rate unit within a phase unless the required proportional affordable housing units for that phase have been constructed, made available, and secured through an affordability agreement, LURA, or similar instrument acceptable to the City.
6. Prior to issuance of the final Certificate of Occupancy for the development, the applicant shall demonstrate full compliance with the forty percent (40%) affordable housing requirement.
7. Prior to issuance of the first Certificate of Occupancy, the applicant shall record an affordability agreement, land use restriction agreement (LURA), or similar instrument acceptable to the City to ensure compliance for the required 30-year affordability period.
8. The developer shall maintain records in a compliance monitoring system or platform acceptable to the City and sufficient to document tenant eligibility, unit affordability, lease terms, income certifications, and continued compliance with the required affordable housing obligations. An annual compliance report shall be submitted to the City on or before January 31 of each year, or on another annual reporting date approved by the City.
9. Failure to maintain the required affordable housing percentage shall constitute a violation of the development order and may result in withholding of Certificates of Occupancy, suspension of permits, code enforcement action, or revocation or modification of development approvals, subject to applicable notice, hearing, and due process requirements.
10. Prior to issuance of development permits, the applicant shall submit a phasing plan and construction sequencing schedule acceptable to the City Engineer, including erosion and sediment control measures.
11. The applicant shall implement all vehicular traffic mitigation measures identified in the approved Traffic Impact Analysis, including the westbound right-turn overlap phase at US-1 and Seaway Drive and any required intersection or access improvements.
12. Prior to issuance of site development permits, the applicant shall obtain an FDOT AMRC pre-approval letter addressing the proposed access configuration, including the directional median opening, any signalization alternative, Seaway Drive’s role as an evacuation route, and any emergency-access implications. Prior to issuance of building permits or Certificates of Occupancy, as applicable, the applicant shall obtain and comply with all FDOT access approvals and AMRC conditions required for that stage of development, including any improvements required by FDOT timing or traffic-volume triggers.
13. If signalized access is not approved by FDOT, the development shall implement directional median access restricting outbound left-turn movements, together with any related circulation revisions necessary to maintain safe ingress and egress.
14. The applicant shall coordinate with the City, FDOT, and the St. Lucie Transportation Planning Organization regarding transportation and corridor improvements associated with the development.
15. The applicant shall implement all approved multimodal and transportation-demand-management commitments, including any required water taxi connection to Downtown Fort Pierce, transit stop, and shuttle service between the property and the beach, prior to issuance of the first Certificate of Occupancy for the applicable phase, unless otherwise financially secured or phased pursuant to a City-approved mobility plan. Any required shuttle or water taxi service shall operate in accordance with service frequency, routing, duration, and maintenance standards approved by the City. Such commitments shall be further detailed in a City-approved mobility plan prior to issuance of the first building permit for the applicable phase.
16. Water, sewer, and electrical service shall be coordinated with Fort Pierce Utilities Authority. Any required on-site or off-site utility infrastructure improvements, including sewer mains, lift stations, utility extensions, and electrical service improvements, shall be constructed or financially secured prior to issuance of the applicable Certificate of Occupancy.
17. All development shall comply with the requirements of the St. Lucie County Fire District, including fire apparatus access roads, roadway widths, turning radii, hydrant spacing, fire department connections, fire flow, and emergency access gate requirements.
18. The applicant shall obtain all required permits from applicable regulatory agencies, including but not limited to FDEP, SFWMD, USACE, and FWC, prior to commencement of any construction activity requiring such permit or approval.
19. Any development waterward of the mean high-water line shall require all applicable state and federal approvals, including but not limited to Environmental Resource Permit, sovereignty submerged lands authorization, USACE authorization, and any other required agency approvals, prior to commencement of such work.
20. Development shall be designed and constructed in accordance with approved permits to avoid, minimize, and mitigate impacts on seagrass and benthic resources identified in the Benthic Resource Survey.
21. The project shall demonstrate compliance with applicable wetland protection standards, including no net loss of wetland functions and values, as required by governing agencies.
22. A 100% gopher tortoise survey shall be conducted within 90 days prior to any land disturbing activity. Any identified tortoises shall be relocated in accordance with FWC permitting requirements.
23. A tree survey and mitigation plan shall be submitted if protected trees are impacted, consistent with City Code requirements.
24. The applicant shall comply with all conditions of environmental permits and approvals, which shall be considered incorporated into this development approval.
25. No Certificate of Occupancy shall be issued for any phase until all environmental permit conditions applicable to that phase have been satisfied or appropriately bonded.
26. The applicant shall coordinate with the City Public Works Department regarding solid waste collection locations and service routes. Dumpster enclosures shall be screened and gated in accordance with City Code.
27. Landscaping shall be installed in accordance with the approved landscape plan and all applicable City landscape standards. Prior to issuance of the final Certificate of Occupancy, the applicant shall execute a landscape maintenance agreement, in a form acceptable to the City, requiring continued maintenance of all required landscaping.
28. Internal circulation shall accommodate emergency vehicles, service vehicles, and solid waste collection vehicles with appropriate turning radii and access clearances.
29. The project shall remain subject to review and approval by applicable reviewing agencies during construction plan review and building permit review for compliance with applicable codes, regulations, permit requirements, and these Conditions of Approval.
30. No Certificate of Occupancy shall be issued for any phase until all infrastructure improvements, environmental permit conditions, agency approvals, affordable housing obligations, transportation improvements, utility improvements, and other obligations required for that phase have been completed or financially secured to the satisfaction of the City and applicable reviewing agencies.
31. A maintenance and operation plan for any underground stormwater storage system shall be required to be provided to the City Engineer at time of final engineering plan submittal for approval prior to final Certificate of Occupancy.

N/A

Kev Freeman, Planning Director.

Technical Review Committee (including FDOT)