Three Corners, One Bright Future: Vero Beach's Waterfront Revival Takes Shape

A quiet corner of Vero Beach is about to become the center of something remarkable. The Three Corners Project, a once-dormant idea to transform the site of the city's former power plant and wastewater treatment facilities, is quickly evolving into one of the most exciting, community-driven redevelopment stories on Florida's East Coast.

What started as a bold vision is now backed by public votes, private capital, and passionate leadership poised to reshape 38 acres of prime lagoon-front real estate into something truly meaningful.

A Historic Site, Reimagined

Located at the confluence of Indian River Boulevard, 17th Street, and the Indian River Lagoon, the Three Corners site was once dominated by the city's aging power plant, fondly nicknamed "Big Blue." For years, the property sat idle, underused, and uncertain.

That changed in 2019, when the City of Vero Beach launched an intensive public planning process with urban design firm DPZ CoDesign. What followed was a year of design charrettes, town halls, surveys, and feedback sessions. The result? A community-shaped vision for an open, accessible, lively waterfront destination.

In 2022, Vero Beach residents showed overwhelming support. 79% of voters approved a charter amendment allowing the city to lease the site under strict guidelines. The message was clear: the people of Vero want something special here and they want it done right.

What's the Vision?

The city's master plan called for a mix of community-friendly development:

  • Open parkland and pedestrian promenades

  • Marina and boat access

  • Adaptive reuse of the iconic power plant

  • Restaurants, shops, and flexible event spaces

  • Space for recreation, performance, and play

Think: a waterfront village with purpose, inviting to both locals and visitors, built for people rather than profit.

The Proposals: Two Big Visions

1. Clearpath Services (Current Front-Runner)

Backed by a powerhouse national team, Clearpath brings a bold, polished proposal with high-end design and a community-first feel. Their $250 million plan includes:

  • A walkable waterfront village with shops, restaurants, and shaded plazas

  • Two mid-scale hotels to support tourism and events

  • A renovated "Big Blue" power plant transformed into public event and cultural space

  • A marina with 82 slips, plus a fishing pier, kayak launch, splash pad, amphitheater, and skate park

  • A lush, lagoon-facing promenade to connect all corners of the site

Design teams include HOK, Bellingham Marine, Turner Construction, and hospitality partner Ennismore Hotels. Local and national investors have signed on, with Ridge Group and Hageman Group providing capital after an early financing partner exited. Despite that shift, Clearpath remains confident and the city committee sees their proposal as a favorite.

2. The Blue at Vero Beach (Madison Marquette & Local Developers)

This proposal puts a slightly more local spin on the vision, with a $144 million plan centered around:

  • A 175 to 225 room hotel

  • A curated restaurant/retail boardwalk

  • A 22,000 sq. ft. indoor market

  • 87-slip marina, expansive breezeway, and event spaces

  • Open-air community gathering zones

While less detailed than Clearpath's, this proposal still honors the goals of the master plan and includes several respected development partners with experience in waterfront revitalization.

Key Players Leading the Charge

  • City Leadership: Mayor John Cotugno, City Manager Monte Falls, and Three Corners Project Manager Peter Polk have kept the project grounded, transparent, and responsive to public input.

  • Evaluation Committee: Jeb Bittner, Rob Bolton, Vicky Gould, and others led the review of developer proposals with clear criteria and community accountability.

  • Private Sector Partners: Clearpath's national team includes HOK, Ennismore Hotels, Kimley-Horn, and Turner Construction. Blue at Vero Beach brings Madison Marquette and local developer Edgar Jones.

  • Community Partners: The Youth Sailing Foundation, parks advocates, and local nonprofits are all key collaborators as the site evolves.

Funding, Finances, and Forward Momentum

  • Estimated Total Cost: $250 million (Clearpath); $144 million (The Blue)

  • Public Cost to City: $0, funded entirely through private investment and long-term leases

  • Expected City Revenue: ~$1.2 to $1.5 million annually through leases and taxes

  • Financial Hiccups: Clearpath had to secure a new capital partner earlier this year. That change slowed momentum slightly, but new investors are now on board.

  • What's Next: The city plans to enter 90-day pre-negotiation followed by a 120-day formal negotiation period. Final developer selection could occur later this year.

Challenges Turned into Lessons

It hasn't all been smooth sailing, but that's expected with a project of this size and vision. Early delays in the RFP process, including a disqualified developer, prompted the city to relaunch its call for proposals in 2024. The result was a more refined, thoughtful review process and better outcomes.

Rising construction costs, inflation, and long-term uncertainty are real. But by keeping the vision focused on community use rather than high-yield commercial gain, Vero Beach has taken a smart, sustainable path.

Why This Project Matters

Three Corners isn't about building another shopping center or resort, it's about creating a space for people. A place where families can picnic on the lawn, where artists perform by the water, where locals launch their kayaks, and where kids grow up knowing their city values open space, beauty, and connection.

It's a place where Vero's past meets its future, with respect for heritage and eyes on possibility.

Ava Cook
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