The Treasure Coast is becoming ground zero for a major legal and developmental clash as local municipalities test the boundaries of Florida’s sweeping affordable housing legislation. In Fort Pierce, a proposed luxury waterfront development has ignited a fierce debate over state mandates versus local home-rule powers, prompting city officials to seek outside legal counsel.
At the heart of the controversy is the massive Causeway Cove redevelopment project on South Hutchinson Island, which city leaders argue has bypassed traditional public hearings due to the state’s Live Local Act, leaving residents and local officials searching for legal avenues to reclaim control over their zoning and density regulations.
The proposed transformation of the current Causeway Cove marina property along Seaway Drive would dramatically alter the coastal landscape. According to city records, the extensive project spearheaded by Palm Beach developer Ashton DePeyster includes:
This ambitious project is being heavily propelled by Florida’s Live Local Act, a 2023 legislative measure designed to alleviate the state’s housing shortage by incentivizing workforce and affordable housing. Under the newly implemented Live Local 4.0 framework, which took effect in July 2026, qualifying developments can completely bypass specific local zoning, height, and density restrictions. To qualify for this administrative fast-track, developers must commit to reserving at least 40 percent of their units as affordable rental housing for a minimum of 30 years.
However, the definition of “affordable” has become a significant sticking point for Treasure Coast residents. The Live Local Act calculates affordability based on regional income levels rather than the specific median income of the immediate host city. According to local officials, this formula could result in qualifying “affordable” units at Causeway Cove renting for more than $2,300 per month—a figure that sits substantially higher than the median rent in Fort Pierce.
Fort Pierce Commissioner Michael Broderick has been vocal about the community’s reservations, noting that residents are deeply concerned about the sheer density and the resulting traffic flow bottlenecks on Seaway Drive. Even state lawmakers are taking notice; State Rep. Dana Trabulsy, who represents parts of the Treasure Coast, recently questioned whether mega-developments of this scale were truly what the legislature intended when drafting the affordable housing measure.
For local homeowners like Edie Harrison, the primary fear is the loss of the area’s quaint, small-town character, renowned for its unobstructed waterfront views and accessible boating culture. Because the Live Local Act pushes qualifying projects through an administrative review rather than public commission votes, citizens feel their voices have been systematically cut out of the planning process.
In a decisive move on September 14, the Fort Pierce City Commission officially approved a motion to explore retaining an outside land-use attorney. The goal is to determine if the city possesses any viable legal grounds to challenge the state law’s application to the Causeway Cove site. They are closely monitoring similar lawsuits unfolding across Florida, where municipalities are fighting to restore local authority over large-scale real estate developments.
Land-use attorney Keith Poliakoff notes that under the current statutory language, local governments have severely limited discretion to block qualifying projects, essentially mandating administrative approval regardless of community opposition to building height or scale. With more than 200 Live Local projects already proposed or approved statewide, the outcome of the Fort Pierce dispute could set a monumental precedent for future real estate development across the Treasure Coast. If the city’s legal pushback is unsuccessful, construction on the Causeway Cove project is anticipated to begin before the end of the year.
