South Beach, Galveston

*The Post of Galveston County, Front Page
*Galveston Daily News, Front Page
*Houston Chronicle, Front page
*South Beach,
Galveston
What’s going on?
Emerald by the Sea Condos
Current view from Emerald
Proposed 5 story buildings
Private
owner
Davis
Davis
Davis
Minor
20 story
plan
Private
Property
Davis
Davis
Davis
Miner
Viewer Poll, Channel 2 Houston, August 5
Second class beaches?
*
Seawall, in front
of Mario’s
Visitors sleeping over
South Beach Boutique Hotels
*
Venice beach, Ca. --top 10 world
South beach, FL -top 10 world
Key West, FL
South Beach, Galveston!
*
*
No building over 3 stories
high anywhere!
*
*
*
*
*
South Beach, Miami
*
South
Beach
Miami
Beh
16
*
We can build on
our history!
Old Galveston
* Breaker Bathing Pavilion
Galveston Seawall TODAY
Miami South Beach TODAY -- Galveston TOMORROW?
* Stewart Beach – Boardwalk, 2006 plan
*Gateway – Visitor
Center
* Stewart Beach -2006 master plan
planPlan
Galveston Seawall TODAY
Poretto Beach- in bankruptcy, for sale
Miami South Beach TODAY -- Galveston TOMORROW?
Galveston Seawall TODAY
Unoccupied cars get front row view!
Miami South Beach TODAY -- Galveston TOMORROW?
*Galveston 1983 Seawall
Development Plan
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*
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“We want to be a community that does not settle for anything mediocre”
Land use:” preservation, protection, and restoration of natural
resources”,
Economic development: “extend to job creation, enhanced
tourism, and an expanded property tax base”
Natural resources; “ continue to improve the quality of beaches,
improve beach access, and enhance beach amenities”
*
Galveston Seawall TODAY
Miami South Beach TODAY -- Galveston TOMORROW?
*
UTMB
East End
Neighborhood
San Jacinto
Neighborhood
Emerald
McDonalds
Poretto
Beach
Stewart
Beach
Mixed use,
hi rise
Mixed use,
mid rise
Mixed use,
mid rise
Nature
park
Galveston Seawall TODAY
12th St. to 11th St. vacant land
Town Homes
4-6 Story
Condos/Hotel
Parking Deck
New City
Natural Park
Retail / Condo
Typical Land Use Plan
Seawall at 12th Street
Miami South Beach TODAY -- Galveston TOMORROW?
Show me the money!
*
*Sales tax
*Property Tax
*Hotel Motel tax
A rough estimate but contrast is obvious. Feasibility study
will better detail
PROPERTY TAX REVENUE PER YEAR PROJECTED
“Build on the Beach alternative”
Property tax
$1.2 million
Infrastructure cost recapture
($1.2 million)
Loss in property tax from existing Seawall properties
($1 million)
Net property tax LOSS to city, first 10 years
($1 million)
Actually LOSE property tax revenue
if build on Beach!
PROPERTY TAX REVENUE PER YEAR PROJECTED
World Class Beach
Build north of seawall
Property tax, North of Seawall
Infrastructure cost since existing
Net property tax GAIN to city, first 10 years
$2 million
0
$2 million!
HOTEL TAX REVENUE PER YEAR PROJECTED
“Build on the Beach”
Hotel Motel Tax
$1 million
HOTEL TAX REVENUE PER YEAR PROJECTED
World Class Beach,
Build north of seawall
Hotel Motel Tax INCREASE
$3 million
All Island hotels benefit from World Class Beach
SALES TAX REVENUE PER YEAR PROJECTED
“Build on the Beach”
Sales Tax from beach shops
$100 thousand
SALES TAX REVENUE PER YEAR PROJECTED
World Class Beach,
Build north of seawall
Sales Tax
$3 million!
All Island retailers benefit from World Class Beach
The Bottom Line!
CITY REVENUE/YEAR
Build on Sand = $100,000/yr
World Class, South Beach $7 million/yr
8
$7 million!
7
6
5
Build on Beach
South Beach
4
3
2
1
$100,000
0
$ per year(millions)
For example, a comparison of economic benefits per year
Plan
Hi rises on Beach
South Beach, Galveston
New Mid to high Rise
Buildings
3 hotels or condos
4 mixed use
developments (1)
New Property Tax
Revenue
Existing property tax
revenue increase
$1.2 million
$2 million (2)
-$1 million (3)
$1 million
-$1.2 million (4)
0 (5)
Hotel Motel tax
$1 million (6)
$3 million (7)
Sales tax
$.1 million (8)
$1 million (9)
Net revenue, first years
$100,000
$ 7 million
City Infrastructure costs
per year, 5 years
In summary:
South Beach, Galveston will be a World Class Beach Park
natural landscaped park
beach amenities
boardwalk
beach recreation and activities
Landscaped Seawall Boulevard, safe, pedestrian friendly
Upscale Seawall development
sidewalk cafes, Boutique hotels and retail
enhance existing urban neighborhoods and developments
A major attraction for Galveston Island and Houston Metro Area
And significant city revenue boost!
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1. LDR: current zoning can remain unchanged
2. Master Plan beach/urban area. Park board/city/and citizens teamwork
3. Acquire private property on beach
Financing: IDC, other sources, State , environmental non profits
4. Park improvements implemented
Beach, Recreation, open space, landscaped, natural
5. Seawall Boulevard Landscaping & Enhancements
6. North of seawall Mixed Use Up scale development
Infrastructure available
Immediate property taxes
Enhance value of adjacent property and neighborhoods
What we need to do now!
City Planning to outline scope of Feasibility Study
* South Beach, Galveston!
*Gateway – Visitor
Center
SOUTH BEACH, GALVESTON!
A Proposal by citizens from East End, University
Area Association, Fish Village, Emerald by the
Sea, and San Jacinto Neighborhoods
Contact:
Ralph McMorris
ralph@LtBlender.com
409 765 5666
Walter Preble
walterpreble@aol.com