Padre Island Planned Marina Development

Details of Planned Island Development
Restaurants, live music venue, retail, residential, marina under design
By Dale Rankin, Island Moon Newspaper
Island developer Paul Schexnailder spoke to the Island Strategic Action Committee on Tuesday and filled in details of his plans for Island development on the 104 acre site around Lake Padre including a Hilton Hotel, multi-family and single-family residential, a marine, and a restaurant and live music venue developed by Lulu properties which is owned by the Lucy Buffett, the sister of musician Jimmy Buffett.

The largest part of the current phase of development is on the 104 acres on the Lake Padre side of SPID where in recent months Schexnailder has moved, “almost one million acres of sand and created 10,000 feet of new bulkheads.” Those plans include:
· A 220 room Hilton Hotel including retail space and meeting facilities just north of the canal leading to the planned Park Road 22/SPID Water Exchange Bridge.
“That facility is currently under design,” Schexnailder said. “When the design is done we will permit the road to it and the utilities.

· Lulu’s campus, which will include a seafood restaurant, live music year round operated by Lulu’s properties, which is owned by Lucy Buffett, the sister of musician Jimmy Buffett. The company currently has similar facilities in Gulf Shores, Alabama; Destin, Florida; and a new development in Myrtle Beach, South Carolina set to open in the spring of 2018.
“This facility will be able to handle the biggest fishing tournaments on the Gulf Coast,” Schexnailder said. “The company is currently designing its new facility for Myrtle Beach that will open early next year and that plan will look like the one we will build here.”
It will also include a family oriented ropes course, a sand playground, children’s play area, and various other entertainment features, and a cluster of retail shops, Schexnailder said.

· A boat fueling station and boat supply shop located off an entrance from State Highway 361.
A Multi-family housing development just south of the canal leading to the Water Exchange Bridge which include townhouses.
· A marina located on the north end of Lake Padre with entrance from State Highway 361 will include a ship’s store and restaurant, separate from the Lulu’s operation.
· Residential development on the north end of Lake Padre near the entrance to Packery Channel.
“These will be high-end, residences with a view right down Packery Channel,” Schexnailder said. There will be 80-90 lots and a private marina.”

· Barefoot Dunes residential development along the beach south of Whitecap Boulevard.
“This will be a residential development much like Cinnamon Shore in Port Aransas,” he said.
On the west side of SPID, around the Schlitterbahn waterpark, the plans include:
· Island Walk Village and townhomes connected to the Lake Padre development by a canal leading under the Water Exchange Bridge. It will also include retail space.
· Completion of the 1600-foot long Beach Walk canal which will tie both sides of the development together through the Water Exchange Bridge.
Schexnailder also addressed the long-term prospects for development on The Island. He said that recently several potential hotel developers have been turned down by lenders who believe that the local hotel market is overbuilt.
“Our problem is not an overbuilt market,” he said. “Our problem is that there is not enough for people to do when they get here.”
He said that the Florida panhandle which includes 85 miles of continual development is served by 26 million people in six surrounding states.
“We have that many people in Texas alone,” he said. “We are in an undersupplied situation, not an oversupplied one.”
He said there are currently about 11,000 hotel rooms in Corpus Christi and to serve ten percent of the market requires an additional 1100 rooms on The Island.
“With Island development we can increase the number of people coming to this area by at least ten percent so we will not be drawing from the current visitor base but adding to it.” He also addressed questions about whether he will complete the canal and bulkhead work on the west side of SPID.
“Whether or not there is a Water Exchange Bridge I will build canals to both sides of the site,” Schexnailder said. “If I don’t the Army Corps of Engineers will take away the permit for the whole site.”
Currently the canals on both side of the proposed bridge site are in place but about 300 feet of the canal on the west side of the roadway still needs to be excavated in order to connect the new canal to the existing Island canal system. An agreement to facilitate that final stage of the work is currently under negotiations between the city and developers.

Water Culverts Lead to Padre Island Bridge Concept

Do you want to know how it all got started?  Here on North Padre Island there is a lot of dirt moving around and lots of new folks would like to know the story behind the story.  Well, what started out as a water quality upgrade for our canal systems has turned into the largest development project we have ever seen.  This is bigger that Schlitterbahn folks, take a look at the article below for a nice summary from the words of the developer.

Exerpt:

When the Army Corps of Engineers deemed a new water exchange between Padre Island, Texas, and an old canal system was necessary, the city of Corpus Christi and private developers could have simply gone with culverts. That would have satisfied the need for a water exchange to improve water quality issues.

But as talks opened about the requirement for the water exchange, the potential and its impacts became increasingly obvious. Now, instead of a simple culvert, there will be an open canal, two bridges and a pedestrian walk, the impact of which should benefit the area in numerous ways.
“The developer suggested the bridge and relocating so it could be elevated and boat traffic could come through,” said Chip Urban, a principal with Urban Engineering, consultant to the city of Corpus Christi for the project. “The Coast Guard liked it because they would have faster response time to the back of the canal. It is going to be an economic driver that helps development. It will also help people come to the island and get out of their cars and stay out and spend time on the island. It will allow traffic on both sides. In the past, there was traffic on only one side. Elevating the bridge and allowing pedestrians underneath is just much more resort friendly.”  READ MORE

North Padre Island Canal Construction Underway

KiiiTV.com South Texas, Corpus Christi, Coastal Bend

KIIITv has recently reported on all the dirt moving around on the east side of Park Road 22. If you live in the area you have no doubt noticed all the heavy equipment moving sand on the Gulf side of Park Road 22. It is all connected to the Riverwalk-style development that is soon to be going up there and the planned bridge over Park Road 22.  Lots of excitement Developing here on North Padre Island, as the “Upper Padre” Development project is well underway.

Colleen McIntyre will not seek reelection

District 4 City Councilwoman Colleen McIntyre said Monday she has decided this will be her last term as a Corpus Christi City Council member.

McIntyre has accepted a position as the director of Seashore Middle School and as the superintendent of Seashore Charter Schools on Padre Island.

McIntyre told KRIS 6 News her new position makes it difficult to put in the time and effort to serve on City Council.

She has served for two terms.

“Being with all of the different groups in the community. Being able to help with… whether it’s code enforcement, animal control, zoning cases, all the different things that I’ve dealt with in the areas of the district I’ll miss that a lot,” said McIntyre.

Her term will end in November. via Kristv.com

We want to personally thank Ms. Colleen McIntyre of her dedication to city council over the past 2 terms. We truly have enjoyed her keeping an eye on padre island interests and much of the work she has completed and set into motion during her term. You will be missed, and we are excited for your new position to lead Seashore Middle Academy forward into an even more successful future. Thank you again for your service in our city government, we feel blessed to know you! ~Coastline Properties

6 Smart Reasons to Buy a Home in 2016

2016

Is it really 2016 already?  For those of you who happen to be planning on buying a home in the new year—or even just trying to—there’s a whole lot to celebrate. Why? A variety of financial vectors have dovetailed to make this the perfect storm for home buyers to get out there and make an (winning) offer. Here are six home-buying reasons to be thankful while ringing in the new year:

Reason No. 1: Interest rates are still at record lows

Even though they may creep up at any moment, it’s nonetheless a fact that interest rates on home loans are at historic lows, with a 30-year fixed-rate home loan still hovering around 4%.

“Remember 18.5% in the ’80s?” asks Tom Postilio, a real estate broker with Douglas Elliman Real Estate and a star of HGTV’s “Selling New York.”“It is likely that we’ll never see interest rates this low again. So while prices are high in some markets, the savings in interest payments could easily amount to hundreds of thousands of dollars over the life of the mortgage.”

Reason No. 2: Rents have skyrocketed

Another reason home buyers are lucky is that rents are going up, up, up! (This, on the other hand, is a reason not to be thankful if you’re a renter.) In fact, rents outpaced home values in 20 of the 35 biggest housing markets in 2015. What’s more, according to the2015 Rent.com Rental Market Report, 88% of property managers raised their rent in the past 12 months, and an 8% hike is predicted for 2016.

“In most metropolitan cities, monthly rent is comparable to that of a monthly mortgage payment, sometimes more,” says Heather Garriock, mortgage agent for The Mortgage Group. “Doesn’t it make more sense to put those monthly chunks of money into your own appreciating asset rather than handing it over to your landlord and saying goodbye to it forever?”

Reason No. 3: Home prices are stabilizing

For the first time in years, prices that have been climbing steadily upward are stabilizing, restoring a level playing field that helps buyers drive a harder bargain with sellers, even in heated markets.

“Local markets vary, but generally we are experiencing a cooling period,” says Postilio. “At this moment, buyers have the opportunity to capitalize on this.”

Reason No. 4: Down payments don’t need to break the bank

Probably the biggest obstacle that prevents renters from becoming homeowners is pulling together a down payment. But today, that chunk of change can be smaller, thanks to a variety of programs to help home buyers. For instance, the new Fannie Mae and Freddie Mac Home Possible Advantage Program allows for a 3% down payment for credit scores as low as 620.

Reason No. 5: Mortgage insurance is a deal, too

If you do decide to put less than 20% down on a home, you are then required to have mortgage insurance (basically in case you default). A workaround to handle this, however, is to take out a loan from the Federal Housing Administration—a government mortgage insurer that backs loans with down payments as low as 3.5% and credit scores as low as 580. The fees are way down from 1.35% to 0.85% of the mortgage balance, meaning your monthly mortgage total will be significantly lower if you fund it this way. In fact, the FHA predicts this 37% annual premium cut will bring 250,000 first-time buyers into the market. Why not be one of them?

Reason No. 6: You’ll reap major tax breaks

Please, Mr. Postman Tax laws continue to favor homeowners, so you’re not just buying a place to live—you’re getting a tax break! The biggest one is that unless your home loan is more than $1 million, you can deduct all the monthly interest you are paying on that loan. Homeowners may also deduct certain home-related expenses and home property taxes.

via realtor.com

LIGHT APPROVED AT INTERSECTION OF AQUARIUS AND SPID

LED_traffic_lightSTOP! Or, you soon will be! On August 18th, a traffic light at the intersection of Aquarius and SPID was approved by the City Council.

After years of monitoring the intersection, results showed a daily average of over 33,000 vehicles during the summer months of 2012, and that number has continued to increase over the years. And on other parts of our barrier island, such as Galveston and South Padre Island, the speed limit is much slower going through their business districts.

Drivers coming over the JFK Causeway toward the island will be given a warning to the upcoming light when the traffic is backing up to the high peak of the bridge. This is meant to decrease the likelihood of collisions with the cars that are stopped at the light. There have been numerous attempts over the years to place this light, but the short distance between the intersection and the top of the JFK has been a reason for several failures to get the appropriate approval. But, city traffic engineers have done their due diligence and have given it the thumbs up.

Word on “the street” is that Turner-Busby Development, based in San Antonio, is looking to use the site on the east side of SPID near the intersection of SPID and Aquarius Street for a development called Packery Pointe Subdivision. This traffic light is simply part of their plan, and is set to be coordinated with the other lights along SPID. The light may cost up to $600,000, and will provide a convenient physical stop for vehicles to turn into this new development.

Turner Busby Development has apparently been working on the plans for the $30 million development for a few years. It will likely include a hotel, retail sites, Starbucks, small bar/restaurant, and even possibly some single family homes.  Now that Schlitterbahn is in full swing, it sounds as though the developer is more confident in beginning the project.

But, change is often met with opposition, as many residents are weary to the whole thing. The main concern seems to be that the signal could cause large traffic backups, and the new development with its possible chain restaurant(s) and commonality feel will ruin the quaint, quiet, and familiar island feeling.

Hey, if you can’t beat ’em, join ’em!

New Plans being Laid for Lake Padre Area

What do Bricktown, Oklahoma City and North Padre Island, Corpus Christi have in common? A water taxi system! Or at least, soon to be.

With Schlitterbahn, Harbor Marina, and Island Walk Village coming in phases to Padre Island, this picturesque canal system linking the island’s main attractions will bring new tourism and new life into the Island. Paul Schexnailder, a partner in the project, highlighted some of the main and most exciting aspects today at the State of the Islands talk, held at the Comfort Suites by San Jacinto Title Services.

CLICK ON PICTURE BELOW TO BLOW UP AND DOWNLOAD OR PRINT A COPY

Schlitterbahn, still set for a soft opening at the end of May, is part of Phase I. Although rain and labor has hurt the construction schedule, Jeff Henry, co-owner, has said this is the best park he has ever built. And we’re OK with that…good things come to those who wait! Here’s why!

The main clubhouse boosts four stories of fun.

  • 1st Floor: “Fajitas” restaurant and retail space
  • 2nd Floor: The floor for the locals – will have TVs, a lounge, a game room, and food and drinks
  • 3rd Floor: A 4500 square foot event center, equipped with 6 meeting rooms
  • 4th Floor: Fine dining open to the public, as well as  a private dining room for golf course and park members only
  • There will also be roughly 80 hotel rooms in the building 

To top it off? The clubhouse overlooks an Amphitheater that can hold approximately 2000 people. This was not in the original plans, but it sounds like the perfect place for some great island venues. You got fins to the left, fins to the right… 

Harbor Marina, set to be operating this time next year, will be instrumental in the “Water Taxi” System. Referring to the maps provided, Cruiser canal is being expanded to continue straight and curve to go toward the marina. See the arrows on the maps? That is where a new bridge is going to go (between Commodores and Whitecap). It will orchestrate boat and pedestrian traffic by 3 separate arches. The center arch will be for the boats, and the two arches on either side will be for pedestrians and golf carts. The canal archway will have a 13 foot clearance, whereas the two pedestrian archways will have a 10 foot clearance. The canals will be finished late 2015, early 2016, and the bridge has an end-of-the-year completion date. 

Island Walk Village is an Ingredient in Phase II. And yes, I am talking restaurants. It will be the site of at least 6 restaurants all up and down the newly dug canal system (will there be gondola rides in our future?). The structures will house the eateries on the main levels by the water, and then living spaces above that. Worried about parking? Don’t. The village has been drawn to have about 1400 parking spots.

..And even though gossip of a grocery store is spinning, those in “the know” are being understandably coy about the details. The good news is, there WILL be one!

This hardly touches the exciting developments the island will see over the next 5-10 years. The good news is that we have a built-in market here on our coast, and something tells me it won’t be “off the grid” much longer.

Schlitterbahn Corpus Christi – 7 months from Opening!

KiiiTV3.com South Texas, Corpus Christi, Coastal Bend
Seven months. If all goes as planned, that’s how long it will be until the new Schlitterbahn Beach County Water Park and Resort on Padre Island is up and running.

If you have been watching the construction process, you know that things are now at the point of dramatic change.

“We’re really seeing some big changes now,” said Jeff Henry, co-owner of Schlitterbahn. “Really seeing this start coming out of the ground.”

From the beginning, there were plenty of people who were convinced the project was never going to happen; but now, 65 acres of what used to be the Padre Isles Country Club have been transformed.

“We’re running four-inch fire protection to the buildings that are going to be sprinkled, and we’re running two-inch fill lines that we’ll use to fill the rivers and fill the rides,” Henry said.

Jeff Henry is the creative genius behind all Schlitterbahn parks, and to say that he’s a free spirit doesn’t fully describe his reputation for thinking outside the box. He actually owns more than 60 patents for thrill rides that he has built all around the world.

“He’s always creating. He’s got a vision, and he tries to make the architects understand what his vision is,” said Sonia Gill, Henry’s assistant.

“This is fun. This is like artwork. It’s enjoyable,” Henry said. “I do get tired of corporate — that would be my brother and my sister, and all the people in New Braunfels who are trying to get me to comply with the rules and regulations of society, which I prefer not to.”

“He’s a wild and crazy guy, but he gets the job done,” Schlitterbahn Senior Designer John Schooley said. “He’s creative, and he really makes things happen.”

“These are treehouses that we’ve added,” Henry said. “Here, we’re doing something very unique.”

Henry was talking about the company’s unique upscale lodging for guests who want to extend their stay. The treehouses, as they’re called, are being constructed using wood left behind from the devastating fire in Bastrop, Texas, back in 2011. Ultimately, there will be a couple of hundred tree houses on the site.

Like the Schlitterbahn parks on South Padre Island and Galveston, the one in North Padre Island can stay open year round, but “this one is going to blow those other two away,” Henry said.

As of right now, construction workers — about 150 of them on any given day — are finishing up the in-ground infrastructure, working on foundations for the various slides and rivers, and adding a second floor to what will be a completely refurbished clubhouse.

As for the actual water slides and attractions, many are being built right now in the company’s fabrication plant in New Braunfels. Colorful butterflies and mushrooms, an elaborate locomotive, and a cool pirate ship — the C.C. Christi — all of it will be headed to Padre Island soon.

Also on the way are devices called Archimedes Screws. They work on a 2000-year old principle named after the Greek inventor who first used them. They will help propel the massive amount of water in the park’s moving rivers.

In New Braunfels, experts from around the country are collaborating online. They can actually stay in constant communication with project managers on the ground in Corpus Christi.

John Schooley, the company’s senior designer, is particularly proud of the park’s signature attraction. They call it “Shoot the Chute,” a unique adaptation of a classic waterpark ride that takes riders up a steep incline and then drops them into a large pool.

Local businessman Stan Hulse is the park’s general manager. He said he can’t wait until people can start splashing around in it. That’s still set to happen in June of next year.

Eventually, as 3News has reported, the $41 million water park will be the central component of a $550 million resort community on the Island. It will have more restaurants, shops and hotels. Plans also call for a riverwalk and new residential areas.

According to our sources, a major announcement about that is coming soon, and 3News promises to keep you posted. via KIITV.com

Design Plans for Island Water Exchange Bridge Takes Major Step Forward!

Design plans for the proposed Park Road 22/SPID Water Exchange Bridge will move forward before final decision is made on permitting by the Texas Department of Transportation, which means work on the bridge could begin much earlier than expected.

Until last week City Engineers did not plan to begin final design work on the $8.1 million bridge until the TxDot ruling on permitting which is not expected until at least the fall of 2013; this meant that final design of the bridge could not possibly be done until well into 2014, delaying the bridge’s construction and causing potential delays in the digging of the proposed IslandWalk Canal to connect the Schlitterbahn waterpark to amenities including a marina, on the east side of the highway.

That logjam was resolved last Friday when City Manager Ron Olson directed the city engineering staff to proceed with the detail
design of the bridge while awaiting the ruling from TxDot on permitting, which is expected within the next month and will likely be
followed by a public hearing.  Olson’s move clears the way for work on the canals to begin much earlier.  Under his existing permits developer Paul Schexnailder must build water exchange culverts under the roadway connecting the new canal on the west side of the
road to Lake Padre on the east.  However, last year the Corpus Christi City Council approved the use of $8.1 million in bond money to instead replace the culverts with the bridge which would allow for boats to pass underneath as well as pedestrian and golf cart paths.

The current design would allow for water passage through a six-foot deep channel and would include walking and cart paths on each
side along with about a 14-foot clearance from water level to the bridge for boat passage. It would take about one year to complete and
during most of that time traffic on SPID would be reduced to one lane each way As the city moves forward with the final design of the bridge all required permit work is proceeding on the IslandWalk Canal.

by Dale Rankin Island Moon Newspaper

FORBES: Corpus Christi a top City Leading Real Estate Recovery!

corpus christi homesWe are excited to report that FORBES magazine earlier this month listed Corpus Christi as the 9th City that is leading the Nations Housing Recovery!

“This February is by far the best we have seen in the past 5-6 years, if this keeps up we will shatter last year’s numbers for sure” Realtor Cheri Sperling said.

The survey in Forbes was conducted on all metropolitan cities that exceeded the rest of the country statistically. Corpus Christi ranked ninth among 146 cities nationwide, with its low unemployment and median housing prices. The highlight of the article was that our real estate appreciation in the area grew 3.18 percent in 2012.

“We had a pretty good year in 2012,” Corpus Christi Association of Realtors President and CEO Gary Doran said. “We’re recovering well.”

The area housing market had excellent success in 2012 since slumping back in 2007, according to the Corpus Christi Association of Realtors.

This Data, certainly tells the story.

Median sales price of a home sold in the Coastal Bend was $142,500 in 2012, an increase of 5.6 percent from 2011 prices.

As 30-year fixed-rate mortgages dropped to 3.88 percent, Corpus Christi experienced an increase of 16.8 percent in units sold in 2012.

When the housing bubble busted in 2007 with a massive credit expansion and subprime loans were given to buyers who were at much higher risk of defaulting. CCAR had lost almost half of its 1,500 members by 2011 after the market had an incredibly slow year.

“Numbers in inventory were extremely low in the MLS, and I remember speaking to many realtors who couldn’t not make a living and had a very difficult time paying their bills,” Cheri Sperling, said.

Today the market has shifted to benefit sellers, with some buyers having houses swept away from them after making an offer.

Cheri Sperling attributes the increase in our housing market to news of Schlitterbahn Water park, increase in inner Texas cities beginning to see Corpus Christi as a great 2nd home destination and of course the expansion of Eagle Ford Shale oil and gas exploration.

The influx of people has brought the rental management side of my business to be at near capacity to almost full, with leased property staying on the market for very short periods of time, Sperling said.

“As our rental prices and demand goes up, it makes it a better market to buy, particularly in many of our dry and waterfront lots” she said.

Residential Home Sales in the Coastal Bend

Category 2011 2012

Homes sold 3,640 4,249

Average sales price $156,751 $170,191

Average days on market 109 120

Median sales price $135,000.00 $142,500.00

30-year fixed rate mortgages 4.25 3.88

Source: Corpus Christi Association of Realtors

Schlitterbahn Update January 28th 2013


 
According to Schlitterbahn coowner Jeff Henry, the half-billion dollar Schlitterbahn Waterpark in Corpus Christi’s Padre Island is set to have a groundbreaking any day now.

The company has to begin construction by Feb. 22 as part of the deal Schlitterbahn has made with the City of Corpus Christi. The City has agreed to give the company $117 million in incentives to build the park on Padre Island on the site of the only golf course there.

The City said everything is now in place to get construction going.

Henry said  by phone that he is just waiting on a few legal issues to be wrapped up before breaking ground.

“Everything that they have done with the City is in line with accomplishing that goal,” Henry said. “They do have grading permits and are working to get everything going, so I anticipate something going soon.”

The park is set to open by March of 2014.

We are very excited here on the island to see this come to fruition, you can bet once they break ground we will be there capturing the moment and raising a glass to celebrate the biggest project ever to hit North Padre Island, Tx.
~Cheri Sperling

 
KiiiTV3.com

SCHLITTERBAHN DEVELOPER “Everything is on schedule for Spring 2014 opening!!

LATEST NEWS: The park developer and part-owner Jeff Henry says all is on schedule.  “Our concepts for the park haven’t changed much.  We are close to groundbreaking, and it always takes the lawyers and bankers twice as long to do their work as it takes for us to build it.  All the money is in place, financing for the project is completed and is ready to go.  The plans are done but will change right up to the time we start building.  Once ground is broken, we will be working straight through to completion.”

Jeff Henry also said his crews have begun to build the equipment at their construction yard at their New Braunfels headquarters; those include some of the castles and other custom equipment that his crews have also built for their other parks.  He also said his crews usually take two weeks off in December and equipment should begin arriving at the Island site around the end of December or early January.

The $41 million resort will be located on a 65-acre tract that is currently the site of Padre Isles Country Club on Padre Island.  While no new drawings of the park have been released in almost a year, the concepts haven’t changed much.  You can see the plans on the website:  FREE SCHLITTERBAHN MAP

With the $177 million Incentive Agreement with the city of Corpus Christi, Phase I of the park must be finished by summer 2013.  The water park is part of a proposed $552 million master plan for Padre Island, which investors Willard Hammonds, Paul Schexnailder and the Henry family (owners of Schlitterbahn) are developing.

They are shooting for an opening by Spring Break 2014 but it will probably be May 2014 before it actually opens – but no later than the summer of 2014.  They won’t move any dirt until everything is ready, all the way around, and then they will hit the ground running.

Phase I of the build out will include the water park and about 20 or so overnight stay rooms.  “After that we will build out as the market allows,” Jeff Henry says.  “We will get the park open and then expand as the market stabilizes.  Once that happens we will go to Phase II immediately.”

He expects Phase I of the park to require the hiring of about 20 local contractors who will be selected from a group of about 1,000 already compiled.  “We are the general contractor and we are responsible for seeing to it that everything is right and on time.”

He said Schlitterbahn will not be hiring off a low bid.  They will hire who they think can get the jobs done right and on time.  Their company is vertically integrated from design to finished construction and their crews know how to do every job required to keep the project on time and done right.  They will try to use as many local contractors and workers as they can.

Jeff Henry said there have been a couple of surprises as the process of planning and construction for the park has moved forward.  He said there are still some unresolved permitting issues with the Island Walk portion of the project which will be a 3500-foot canal connecting the water park on the west side of SPID to Lake Padre, where a marina is planned, via a 40-foot wide water exchange bridge under SPID.  The Island Walk will also connect the current canal system to Lake Padre and through it to the open Gulf of Mexico through Packery Channel.

There are plenty of places to begin building while any permitting issues for the Island Walk are worked out.  Henry says they are excited about the project and ready to hit the ground running around the first of the year.

We’ll keep you posted as to progress along with photos once things begin.  Happy Holidays to all of YOU!!

Cheri Sperling, Owner Coastline Properties

Schlitterbahn NEWS! Construction equipment expected to arrive this month!

— Some construction on the proposed Schlitterbahn water park and resort has begun — just not on Padre Island.

Materials are being prefabricated in New Braunfels — where the company opened its first water park in 1979 — said Gabriele Hilpold, chairwoman of the committee that advises the city on island development.

Members of the Island Strategic Action Committee said they’re baffled when they hear from people who still don’t believe the park and resort will become a reality.

But they may not hear as much of that by the end of October, when construction equipment is expected to arrive near the Padre Isles Golf Course, said developer Paul Schexnailder, of Asset Development. He briefed the committee Tuesday night.

Drawings and surveys are being completed, he said. Schexnailder wouldn’t say whether they’ve found a way to keep nine holes of the golf course open during construction — as hoped by some island residents — but said project details are being worked out.

The $41 million resort planned west of Park Road 22 tentatively is set to open in March 2014. Early designs showed the park would include a 65-acre water park with lodging, golf and restaurants. It will be built on the existing golf course and tied into a master plan for the area that includes a marina in Lake Padre, an extension of the residential canal system, hotels, condos and single-family homes on about 500 acres of mostly undeveloped land.

Under a $117 million incentive agreement with the city, Schlitterbahn must begin construction within five months and be finished with the first phase by summer 2013.

Schlitterbahn is part of a proposed $552 million master plan for the island, which investors Willard Hammonds, Schexnailder and the Henry family, owners of Schlitterbahn, are developing.

Schlitterbahn Corpus Christi Breaking Ground by October

— Trailers and heavy equipment will be one of the first indications that dirt is expected to turn soon near the Padre Island Golf Course — the site of a proposed Schlitterbahn water park and resort.

Those could appear as soon as the end of October, said developer Paul Schexnailder, of Asset Development. He briefed the city’s Island Strategic Action Committee Tuesday evening.

“There’s a lot going on that people just don’t see,” he said.

Financial paperwork is being finalized with the bank and the park’s design is being worked through by The Henry family, owners of the water park company. The final design is expected to be complete in the next few weeks. They’re trying to find a way to keep nine holes of the golf course open during construction, Schexnailder said.

The $41 million resort planned west of Park Road 22 is tentatively set to open March 1, 2014, ahead of spring break. Early designs showed the park would include a 65-acre water park with lodging, golf and restaurants. It will be built on the existing golf course and tied into a master plan for the area that includes a marina in Lake Padre, an extension of the residential canal system, hotels, condos and single-family homes on about 500 acres of mostly undeveloped land.

Under a $117 million incentive agreement with the city, Schlitterbahn must begin construction within the next six months and be finished with the first phase by summer 2013. The water park is required to be built two years after the project breaks ground, according to terms of the agreement.

Schlitterbahn is part of a proposed $552 million master plan for the island, which investors Willard Hammonds, Schexnailder and the Henry family are developing.

The entire project is expected to take at least 18 years to build under the incentive agreement with the city, which is for 25 years. Developers are responsible for infrastructure maintenance, such as dredging canals and repairing bulk heads.

The development is expected to generate about $259 million in revenue, after incentives, for the city’s taxing districts, including Del Mar College and Flour Bluff ISD.

A bulk of the tax incentives being offered — $78 million — are from hotel occupancy tax revenue within the area of the planned development. That means most of the incentives being offered rely on the performance of the proposed project, city staff said.

The city also plans to build a $6.8 million bridge along Park Road 22, which would connect Lake Padre to the residential canal system. The City Council has pledged to pay for that project with leftover 2008 bond money. Schexnailder has said it is a critical part of the project’s design because it would create a pedestrian waterfront connection along the canal system.

We are so excited to hear this from the Developers, This news is very big and our islanders are ready for it. Will keep you posted as more news develops ~Cheri

Delayed Opening for Schlitterbahn – March 2014

CORPUS CHRISTI — A delayed opening date for a proposed Schlitterbahn water park resort on Padre Island won’t affect a $117 million incentive agreement signed earlier this year with the city.

The water park is expected to open March 1, 2014, Schlitterbahn co-owner Jeff Henry said. The opening date previously was set for Memorial Day weekend in 2013 but had to be pushed back after delays related to an expansion of the company’s South Padre Island park, he said.

“We didn’t want to push forward with the project to try and meet an unrealistic schedule,” Henry said.

The estimated $41 million resort planned west of Park Road 22 is expected to include a 65-acre water park with lodging, golf and restaurants. It will be built on the existing Padre Isles Golf Course.

Delays to begin construction won’t affect an agreement with the city, which requires the project to break ground nine months after the agreement was signed in May.

Schlitterbahn must begin construction within the next six months and be finished with the first phase by summer 2013. The water park is required to be built two years after the project breaks ground, according to terms of the agreement.

The project is close to breaking ground, Henry said, although he didn’t have an exact date. Last month it was on track with tentative plans to break ground as early as September, developer Paul Schexnailder said.

Many pieces of the project — including financing, design and permits — need to fall into place before construction begins, he said during a previous meeting.

Schlitterbahn is part of a proposed $552 million master plan for the island, which includes a marina in Lake Padre, an extension of the residential canal system, hotels, condos and single-family homes.

Investors Willard Hammonds, Schexnailder and the Henry family that owns the Schlitterbahn Texas water park chain are developing the master plan.

The entire project is expected to take at least 18 years to build under the incentive agreement with the city, which is for 25 years. Developers are responsible for infrastructure maintenance, such as dredging canals and repairing bulk heads.

The development is expected to generate about $259 million in revenue, after incentives, for the city’s taxing districts, including Del Mar College and Flour Bluff ISD.

A bulk of the tax incentives being offered — $78 million — are from hotel occupancy tax revenue within the area of the planned development. That means most of the incentives being offered rely on the performance of the proposed project, city staff said.

The city also plans to build a $6.8 million bridge along Park Road 22, which would connect Lake Padre to the residential canal system. The City Council has pledged that project will be paid for with leftover 2008 bond money. Developers have said it is a critical part of the project’s design because it would create a pedestrian waterfront connection along the canal system. ~ Caller.com

Commentary – “We greatly appreciate the updates to the project thus far.  This is the largest project North Padre Island has ever seen so it’s important that the proper planning is done prior to breaking ground.  The Henry family has always wanted to produce a high quality product and I trust this is the right decision given the unforeseen circumstances delaying there other resort project down south.  We eagerly await the day the shovel hits the sand, Islanders are ready for the changes and we are excited as ever” ~ Cheri Sperling

Padre Island Project Updates

Packery Channel

Dredging of Packery Channel from the SH 361 Bridge through the jetties was cut short due to the beginning of the turtle season and stopped about 500 feet short of the mouth leaving a 24,000 cubic foot sand plug which has left the opening with a depth of about 6 (6-10 ft depending on where you are across channel) feet. The natural sand movement around the channel’s opening has changed since Hurricane Ike passed through in 2008 and the result is less scour (deeper region) at the mouth and the formation of a bypass bar just offshore of the mouth of the channel which may be either beneficial, by transferring sand around the channel mouth seasonally from side to side, or a problem depending on what happens this summer season.

Deidre Williams at the Conrad Blucher Institute at A&M Corpus Christi who monitors the channel for the city told the Island Strategic Action Committee Tuesday night the remaining shoal near the mouth (the shoal is inside the Entrance Channel NOT outside the channel) could be of benefit by blocking the entry of sand into the channel mouth directly from the Gulf.  The opportunity for sand to enter the mouth of the channel would be new for Packery. In the past the channel mouth was very shallow due to shoaling and the region around the mouth in the Gulf was very deep- the uphill climb clearly limiting sand entry from the Gulf. Should the plug of sand be removed, the channel mouth and nearshore would be nearly the same depth, possibly allowing for sand to enter  directly from the Gulf. However, she said if the sand begins to be impounded along the west side of the Entrance Channel shoal it could lead to the growth of the shoal and would need to be removed in the future. A survey will be conducted during July to determine if the Entrance Shoal is expanding enough to require removal or if it serves the channel better to leave the shoal for now as a protective measure.  Current plans call for a wait and see approach through the summer season.

She told the ISAC that since the premature opening of the channel by Hurricane Emily in 2005 the width of the channel at (-5 ft depth) inside the SH 361 Bridge has doubled in some sections due to water flow. Between 2006 and 2008 the channel widened at a rate of up to 34 ft/yr and since 2008 the width has increased by about 1.5 ft/yr. Most of the expansion has been on the east side of the channel in the tidal flats but some rest on the west side, where residences are located, have lost as much as 1-10 ft (Note for your information-20ft was only in the water- the navigable channel bank- —).

Williams said the beach on each side of the channel jetties has pushed seaward since the channel  pened increasing the width of the beach to about 500 feet nearest the jetties. The beach is afforded protection by the jetties an alongshore distance of 2,000 ft to the north, just past Turtle Cove development and 4,000 ft to the south, up to about the Holiday Inn. The sand from the recent dredging of the channel was placed from just south of the Holiday Inn to the south end of the seawall, the first major dredging since its opening in 2006. The beach has increased in width by 80-100 feet at the south end. She said the prevailing southeasterly wind is already moving some of that sand north where it will serve to increases the width of the beach from there to the South Packery Jetty.

Inside the channel a small portion of the Basin Shoal was left after dredging and is located near the entrance to Lake Padre which Williams said does not impede boat passage through the channel but if it persists may need to be marked with a buoy.  “The channel is healthy and hasn’t required a lot of maintenance,” Williams said. “That is not by happenstance but by design.” During planning, dredging was predicted at 1 to 3 year intervals but was not needed until 6 years after the channel opened, indicating a successfully designed inlet.

Park Road 22 Bridge

Permitting for the Park Road 22 Water Exchange Bridge is ongoing. Currently the city engineering  department is waiting on a decision form the Army Corp of Engineers about what the exact nature of the impact from the bridge will be. That determination will impact the bridge’s design which has been done but is contingent on the Corp’s decision. Once that decision has been made the city will push forward with the permitting process. A tentative start date for the bridge has been set for the end of 2012.

Gypsy Bridge repairs

Repairs to the underside of the bridge on Gypsy are complete and work is set to begin soon on the road surface which still has a metal plate to cover a pothole. The guardrail which was recently destroyed by a car has been replaced.  Street lights on the new Aquarius Extension The city engineering department has put in a request with AEP to install the lights. The  normal turnaround time for such projects is 4-12 months.  Improvements to Whitecap Water Treatment Plant We recently reported that the Whitewater Treatment Plant has exceeded state limits on bacteria in its outflow more than twenty times since 2009, in some cases as much as 27,000% over the allowable limits. The cure for the problem is a Ultraviolet Light treatment process that is expected to cost between $3-$5 million and will not be installed until at least 2014. In the meantime the city is looking for other ways to stop the problem in the interim which may be cheaper than the UV system to install but will be more expensive to operate.

Restrooms along Packery Channel

The city has placed a portable restroom at the parking lot north of the Packery where street lights are soon to be installed. Plans to build a permanent restroom there are on hold until new FEMA maps are released later this year which may change the designation of the area’s vulnerability to flooding and ease restrictions on the design requirements for the structure and reduce the cost. The original estimated cost of the restrooms was placed at $1.4 million but ISAC members declined to approve payment at that amount from the Island Tax Increment Finance fund. A similar restroom facility on Corpus Christi Beach was put out to bids and the price came back at over $600,000 due to the Americans with Disabilities Act which requires a ramp to reach the facility which must be at least nine feet above ground level. If the area around Packery Channel is rezoned in the new FEMA maps that requirement may not be necessary.

Schlitterbahn Waterpark and Resort

Developer Paul Schexnailder told ISAC members in their Tuesday meeting that the park’s developers now have a term sheet in hand from lenders, meaning that negotiations on financing for the park are nearing completion.  “We’re moving forward,” he said. “We will be doing work on the site in August but not turning dirt. There is still much work to be done on permitting before we start digging.” He said the previously stated schedule for the $524 million dollar park and development that calls for it to be open by next summer is still in place, “at this moment.”

Article by Dale Rankin – Padre Island Moon

SCHLITTERBAHN Corpus Christi Incentive Package Announced!

Latest NEWS May 22, 2012 –

CITY Council Unanimously Votes in Favor of Incentive Package!!

The 2 Items remaining before the Project will begin is Contract Signings and Private Financing to begin breaking ground by June 2012.

Stay Tuned….As we will continue to Update you on the Status of the Island’s First MAJOR Project!!

117 Million Dollar Incentive Package Revealed at Latest City Council Meeting:

VOTE WILL BE FINALIZED at the Council Meeting on May 22nd, 2012.

NEW MAP Laying out DISTRICTS for the proposed Island Development (CLICK HERE)

REVISED PROPOSED TAX INCENTIVES: (CLICK HERE For the Legal Document Layout out the incentives)

SCHLITTERBAHN Corpus Christi – Performance Based Incentive Plan (PDF-CLICK HERE)

CITY COUNCIL answers all the citizens Questions and Concerns (FAQ’s CLICK HERE)

PROPOSED TAX INCENTIVES:

Economic development sales tax: $5 million

Property tax: $20.6 million

Waived development fees: $1.4 million

City sales taxes: $11.5 million

Hotel occupancy tax: $78 million

Local construction tax: $699,000

Total: $117 million

Source: City of Corpus Christi

BY THE NUMBERS:

2 years of Schlitterbahn construction on North Padre Island.

Number of Jobs Created Locally – 40 full-time and 300 part-time Employees Recruited.

400 -Feet in the buffer zone between Schlitterbahn and property line neighborhoods.

25 years – Terms of agreement

18 years – Expected resort project build-out

574 Total acreage for entire Resort Project

$117 million -Public investment

$552 million – Private investment

Source: City of Corpus Christi

New Aquarius Road Extension Opening!

AQUARIUS ROAD DEDICATION THIS SATURDAY…COME CHECK IT OUT!!

The Aquarius Road extension will be dedicated and opened for traffic this Saturday, May 12Th @ 10AM.

The ribbon cutting and dedication will be at the New Intersection of Aquarius Road and Commodore. Come out to support our Island and City Leaders that got the job done for Padre Island. As many bicycle riders, street golf carts and walking residents are welcome  from the surrounding neighborhoods is being requested rather than by automobile so we can avoid a traffic Jam.  We are excited to see all the hard work moving forward for Padre Island! ~Island Political Action Committee

 

CORPUS CHRISTI CITY TO HOLD PUBLIC MEETING REGARDING PARK ROAD 22 AND PROPOSED BRIDGE AND CANAL

ATTN 5/9: NEW INFO ON SCHLITTERBAHN (CLICK HERE)

PROPOSED BRIDGE LAYOUTS BELOW PRESS RELEASE

CITY TO HOLD PUBLIC MEETING REGARDING PARK ROAD 22

AND PROPOSED BRIDGE AND CANAL

 

The City of Corpus Christi is conducting a public meeting on Tuesday, April 10, from 5:00 pm – 8:00 pm, at the Seashore Learning Center, 15801 S. Padre Island Drive, to receive input from the public regarding the construction of a proposed bridge and canal on Park Road 22. The impacted area is a little longer than one mile with limits between Whitecap Blvd and Commodores. The purpose of the project is to support the effort to provide boat and pedestrian access to the area. In addition, the project is expected to greatly improve the quality of the water in the existing canal system through water exchange with Lake Padre.

The proposed project will raise the existing roadway approximately 14 feet with the construction of a bridge so as to accommodate boats passing through the proposed channel. No other roadway improvements are proposed, no new right-of-way is proposed and no residential or commercial displacements will occur as a result of this project. “This is a win/win for local residents and visitors”, said Dan Biles, PE, Interim Engineering Director.  “It will keep the water in the canals cleaner and will soon allow recreational boats to access the area. It’s a big step towards our goal of transforming the Mustang-Padre Island area into a world-renowned tourist, resort and residential community,” continued Biles.

The City encourages area residents to attend the meeting, to review the materials displayed and to comment about the project. If someone is not able to attend, he/she can still comment on the project by sending comments to Mary Kelly PE, c/o Raba Kistner Environmental, Inc., 12821 W. Golden Lane, San Antonio, Texas 78249. You may also submit comments by fax (210) 699-6426, or by e-mail mkelly@rkci.com. All comments received through Friday, April 20, 2012, will be used in the public record.

PHOTOS OF PROPOSED PARK ROAD 22 BRIDGE on NORTH PADRE ISLAND:

Figure 1 of the Proposed Layout:

Figure 1 – Project Location Map(PDF)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Figure 2 of the Propose Layout:

Figure 2 – Site Plan(PDF)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Photos Courtesy of:

Raba Kirstner Environmental Firm
12821 West Golden Lane
San Antonio, Texas 78249
P 210 :: 699 :: 9090
F 210 :: 699 :: 6426

http://www.rkci.com