Developers of the long‑planned King’s Landing downtown project told the Fort Pierce City Commission on Jan. 13 that Marriott and operator Mainsail are committed to a Tribute Hotel and that Live Oak Holdings is stepping into the joint venture in place of the earlier partner. But city staff warned that proposed changes to the site plan are substantial and will require multiple board reviews, prompting commissioners to ask staff and the applicant to clarify approval deadlines before the commission acts on any contractual amendment.

The project matters to the city because it is tied to a major downtown redevelopment plan and contains deadlines in the parties’ existing development agreement. If the commission interprets a January deadline for “finalize city approvals” as requiring completion of a major site‑plan amendment by Jan. 28, the developer warned that could trigger a default; staff and the applicant said they will work to clarify and, if needed, bring a draft third amendment back to the commission at its next meeting.

Scott Hawkins, an attorney with Jones Foster representing the development team, said the project is “proceeding on schedule” and that materials in the packet show an MOU among the operator and the new developer. “Marriott’s on board,” Hawkins said, and the development team expects Mainsail to submit the franchise application to Marriott ahead of the contract deadline. Bill Ware, who identified himself as Live Oak’s development manager, told commissioners he expects the franchise application to be submitted before Jan. 20, ahead of the Jan. 29 date spelled out in the second amendment.

City planning staff said the developers plan to file a major site‑plan amendment to reallocate access points, parking and building footprints to accommodate the hotel and make the overall layout more marketable. Director Freeman told the commission that because the proposed changes exceed a 10% variation threshold for the existing approval, the amendment must be processed as a major site plan and will proceed through internal review, technical review committee, the Historic Preservation Board and the Planning Board before returning to the commission. Staff estimated a realistic calendar that could land final commission review in May or June, depending on application completeness and board schedules.

Commissioners pressed for greater clarity about deadlines in the existing second amendment. Commissioner Broderick asked how long Marriott’s review would take; Ware said he would not speculate on Marriott’s internal timetable but would provide the commission with Marriott and Mainsail’s projected process dates by the Jan. 21 meeting. Commissioner Gaines said the commission needs direct, accountable representation from third parties: “MOU means absolutely nothing. It is not a contract,” he said, and urged that representatives of Marriott or Mainsail attend upcoming meetings so the commission can hear their commitments directly.

Multiple commissioners asked staff and the applicant to work together on a draft third amendment that would formally substitute Live Oak for the prior joint‑venture partner and to clarify whether the January approval deadline in the second amendment was intended to require completion of a major site‑plan amendment. City attorney Hedges and planning director Freeman said they would prepare language and return to the commission at the next scheduled meeting (Jan. 21) with options and clarifying dates. Hedges confirmed the city would treat any proposed third amendment as an item for formal commission action and that preparing a draft does not signal approval.

Public comment before the item included residents who questioned whether the chosen hotel brand is a good fit and urged caution because the project has been delayed in the past. Commissioner Taylor and others asked the developer for market documentation supporting the Tribute brand decision; Ware said Marriott and Mainsail produced market analysis but he had not personally seen Marriott’s full market study and would request that documentation for the commission.

Next steps: the developer said it will ask EDC (a contracted engineering consultant) to prepare site‑plan drawings (EDC estimated about 30 days to incorporate the changes), Marriott/Mainsail expects to file the franchise application around Jan. 20, and city staff will work with the applicant on a proposed third amendment and a clarifying schedule to present at the Jan. 21 meeting.

Votes or formal commission actions were not taken on the day; staff was directed to return with draft amendment language and clearer dates for commission consideration.