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Golf course fuels development
High density projects make most use of expensive properties
BY MARY HENKEL JUDSON SOUTH JETTY EDITOR
 | | Hard at work STAFF PHOTO BY DAN PARKER A worker carries a sheet of particle board at The Meridian at Mustang Island, a condominium project that is one of several projects under construction on 11th Street. This is one of many residential developments under construction on 11th, Station and Cotter streets as well at State Hwy 361. Among other factors, the pending opening of the Arnold Palmer Signature links-style golf course at Newport Beach and Golf North is incentive for developers to break ground. |
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There's no denying there's a whole lotta building going on in Port Aransas.
For starters, just look at 11th, Station and Cotter streets, and State Highway 361 South. Construction is in full swing along each thoroughfare, and many projects will be complete within the next six or seven months.
Based on the number of references to it in promotional materials, Newport Beach and Golf North, featuring an Arnold Palmer Signature links-style golf course, is the engine driving much of the activity.
Craig Millard, a principal with Port Aransas resident Sunny Castor in Texas Gulf and Harbor, Ltd., the development company behind Newport, said roads, sidewalks and utilities are being completed now. The final seeding of the golf course will take place in June, and the target date for opening the course to play is "roughly the first quarter of 2008," Millard said. That date will be influenced by many variables, most related to weather.
 | | Newport Beach and Golf North An aerial view of Newport Beach and Golf North that shows the infrastructure in place that will soon launch retailing of single family residential lots that will be surrounded by the Arnold Palmer Signature links style golf course. Retailing of the lots should begin shortly, and the targeted date for opening of the golf course is the first quarter of 2008. |
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Meanwhile, retailing of single family lots in Newport Beach and Golf North will begin mid to late summer, Millard said.
While a majority of the projects under construction are high density developments allowed under Chapter 25 of the city's multi-family project chart, Cinnamon Shore is almost a community unto itself. Under construction now on State Highway 361 on the southern edge of the city limits, it will be a mixed-use development that will include residential, retail, hotel and office space.
 | | Chris Garlington, left, and Jim Martin work on a house on Station Street near H.G. Olsen Elementary School on Tuesday, May 22. |
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High density, safety
Other projects are high-density, and appear to offer little open space. They do, however, comply with fire and safety codes, according to Port Aransas building official Joe Lamb.
Each complies with the International Fire Code 503.2.1, he said. That code stipulates a minimum road width (20 feet) and that a fire truck can get to within 150 of each structure.
"We have a lot of little subdivisions that look really tight, and they're (the roads) 20-foot," Lamb said.
Most of the subdivisions have homeowners' restrictions that prohibit parking on the street, and "they'll have to monitor that," Lamb said.
Parking on the street would obstruct the 20- foot width restriction.
"Once people are parking in there, there may be some difficulty (complying with the 20-foot requirement), but it will be up to the homeowners to keep them clear because they're private streets," Lamb added.
Some fire code restrictions will be waived because most of the new developments have sprinkler systems in each unit.
"That's a big deal," Lamb said.
The city's density chart allows 21 units per acre, but "typically they can't fit that many in one acre," according to David Parsons, the city's director of planning and projects.
"We're seeing around 18 units as a workable product. By the time they put in parking, open spaces and setbacks, their units wouldn't be a project they could sell (at 21 units per acre), so 18 units in the 1,800 square foot range makes it a product they can sell," Parsons said.
How to handle it
A significant percentage of the projects under construction are along 11th Street. With "build-out" approaching, City Manager Michael Kovacs is working on how to handle the prospect of additional traffic on an already busy street.
Plans are for it to become a three-lane street with two permanent lanes and a center turn lane. The plans also call for a hike and bike trail along the east side of the street "as quickly as we can get through a bond issue or capital impact fees," Kovacs said.
"We want to make 11th Street pedestrian and bike accessible and friendly," Kovacs added.
Much of the development is a reflection of a trend toward the escalation of "non-occupied" homes: Short term rentals and second homes, according to Kovacs.
"That," he said, "will have a positive effect" on the community.
If Port Aransas follows the trend as expected, and 55 to 60 percent of the units are available for shortterm rentals, it will result in increased hotel-motel tax revenue and, presumably, sales tax revenue.
Also, the average home price went from $240,000 in 2004 to $350,000 in 2007, which increases property tax revenues.
"It plays right in with the 11th Street issue: A lot of it is in prime beach locations; desirable, expensive (homes) are going in. The good part, if you're a city resident, is that none of those (structures) qualify for homestead exemptions - they pay sales tax and hotel-motel tax. It's becoming an economic engine," Kovacs said.
Infrastructure
The city has several options to pay for upgrading
infrastructure to handle the increased demand on city streets and drainage.
A Capital Impact Advisory Committee (CIAC), appointed at the city council meeting Thursday, May 17, will help direct the council in approving capital impact fees they hope to implement in the fall. In addition to those fees that would be paid up front by future developers, the city also can turn to traditional municipal financing methods, such as general obligation bonds.
Kovacs said the city, in cooperation with the CIAC, will look at drainage concerns, road quality and capacity, and a pedestrian/bicycle mobility plan.
Last year, the city council focused on addressing property tax issues and implemented a homestead exemption. As a result, Kovacs said, "a lot of people saw their property taxes drop."
"The council can control the cost and scope of government, but it can't control the market that is really biting people: (The cost of) insurance, rises in property values, certain uses becoming uneconomical as the city becomes more desirable," Kovacs added.
The economic master plan recently adopted by the city focuses on transportation issues, and the city is actively working on transportation solutions, such as increased capacity of existing roadways and public transportation.
In fact, the city's planning and zoning commission is scheduled to meet Tuesday, May 29, with the Regional Transportation Authority (RTA) to talk about an employee shuttle from the ferry landing that would make use of the state's park and ride facility.
"The city has a facilities plan, and can provide services as fast as anybody wants us to - the major concern is cost and keeping taxes in check," Kovacs said.
Projects
The projects listed here are a sampling, not a complete list, of what is under construction along 11th, Station and Cotter streets and State Highway 361 South. Project 'punch list'
Newport Beach and Golf North
Location: State Hwy. 361 south of Beach Access
Road 1A
Number of lots: about 80 single family lots
Size ranges: 36 wide to 80 feet wide, depths vary
Price range: Not available
Style of construction: According to architectural
restrictions - structures to be white stucco, terra cotta
tile roofs
Amenities: Arnold Palmer Signature links-style golf
course, beach club, tennis club, jogging trails, biking
trails, kayaking
Estimated completion date: (Infrastructure for single
family lots) within 10 weeks
Developers: Texas Gulf and Harbor, Ltd. of Palm
Beach (Craig Millard and Sunny Castor)
Cinnamon Shore
Location: State Hwy. 361
Type: Mixed-use, including residential, retail, hotel
and offi ce space
Number of lots/units: Approximately 250 single-family
homes and condominiums
Price range: Home sties, $130,000 - $700,000;
condominiums, starting at $300,000; single-family
homes starting at $350,000; custom homes starting at
$1.6 million
Size: Two low-rise buildings comprising 16,000 SF
commercial space
Style of construction: Gulf coast vernacular
Amenities: Pedestrian-friendly, interconnecting street
design and walking trails, town center with shops,
restaurants, offi ce space, hotel/conference center, guest
privileges at Newport Beach Golf Course
Estimated completion date: Not available
Additional details: Parks and recreational facilities
including full acre lawn for outdoor events, tots playground,
putting green, fitness center
Developer: Jeff Lamkin, Sea Oats Group, Atlanta, Ga.
(architect is Jay Corder, AIA, Designhouse, Austin
(former resident of Port Aransas and PAHS graduate)
Porto Villageo
Location: State Hwy. 361 between Port Royal Ocean
Resort and Sandpiper Condominiums
Type: Single family residential beachfront subdivision
with short-term rentals.
Number of lots: 54
Price range: $125,000 - $640,000
Style of construction: Stucco/masonry exterior, tile
roof; minimum 1,600 SF living space
Amenities: Adult pool, kiddy pool, Jacuzzi, barbecue
area, boardwalk to beach, large nature pond and masonry
privacy fence along State Hwy. 361
Estimated completion date: With the exception of the
pool complex, the project is complete and lots are being
sold. Pool should be completed no later than July.
Additional details: Two homes are under construction,
and six more are scheduled to start in the next
60 days
Developer: PV Mustang Island Group, LLC of Albuquerque,
NM
Other projects by developer: Commercial and residential
projects in New Mexico
Island Park Estates
Seaside Cottage Community
Island Park Estates
Seaside Cottage Community
Location: 8159 State Hwy. 361, seven miles south of
Port Aransas
Type: Single family residential
Number of lots: 56, varying sizes
Price range: $95,000 - $600,000
Style of construction: Coastal cottage, Hardiplank
Amenities: Beachfront swimming pool, golf cart accessible
boardwalk, private lagoon, ocean tower lookout
Estimated completion date: Subdivision is complete;
houses are under construction
Additional details: Model home to be showcased in
Corpus Christi Parade of Homes in June
Developer: Kevin Dean of Maine and Port Aransas
Other projects by developer: Redevelopment of Island
Moorings Yacht Club and Marina
Bella Vista North
Location: 14702B La Concha Blvd (turn north off
Mayan Princess driveway)
Type: Condominium, freestanding home sites for
single families
Number of lots: 41
Price range: Site from $87,500 to $130,00; homes from
$250,000 to $330,000
Style of construction: Strict architectural guidelines
relating to seaside cottage theme
Amenities: Pool, waterfall, spa, arbor and outdoor
kitchen area surrounded by small lake/lagoon with
lighted fountains
Estimated completion date: Concrete road and underground
utilities are in; outdoor recreation amenities to
be complete by June 1; initial construction of first four
model homes scheduled for early June completion
Developer: Jim Pendley, Boerne
Beach Bungalows
Location: 6233 State Hwy. 361
Type: Single family residential detached condos (phase
1), detached and four-plex confi guration (phase 2)
Number units: 4 completed in July 2006, 18 to 20 units
breaking ground now
Size: Lots, 36' x 100'; for first four units; varying for
next 18; homes, approximately 900 to 1,250 SF
Price range: Homes (including lots), $195,000 to
$349,000 (fully furnished large units)
Style of construction: Hardiplank
Amenities: private patios with large spas, common area
pool, beach access via boardwalk
Estimated completion date: First occupancy, July
2006; phase 2 breaking ground now
Additional details: www.mustangislandbeachbungalows.
com
Developer: Beach Bungalows, LP, Dallas
Other projects by developer: Mustang Island Beach
Club
BeachComber
Location: State Hwy. 361, five miles south of Port
Aransas
Type: 11-story condominium
Number units: about 100
Size: studio, 1 and 2 bedrooms, some 3-bedrooms and
penthouse units
Price range: Presale from $199,000
Style of construction: Exterior stucco finish
Amenities: All have Gulf views
Estimated completion date: Early 2009
Additional details: Enclosed parking on first two
floors
Developer: Bob Cline of San Antonio
Other projects by developer: Hawthorn Suites on
Riverwalk in San Antonio
La Concha
Location: Adjacent and south of Mayan Princess
Type: Single family residential
Number of units: III, 9 lots; 1A, 22 lots
Size: 2,000 SF and over
Price range: $135,000 to $210,000
Style of construction: Stucco, brick
Estimated completion date: Completed
Amenities: One block from beach, private boardwalk
beach access
Developers: Facey Enterprises, Hong Kong and California
Other projects by developers: La Concha Phase I
and II
Gulf Waters RV Resort
Location: 5601 State Hwy. 361
Type: RV sites (condo regime)
Number units: 44
Size: Average 46 x 88.5
Price range: $48,000 to $95,000
Style: Concrete/pavers
Amenities: Pool, spa, social center, beach
Estimate completion date: Initial construction mid-
June
Additional details: Final section of sites in the resort.
When this section is competed and sold out, Gulf
Waters will have a total of 158 RV sites and 11 beach
home sites
Developers: Al and Cheryl Marshall, Port Aransas
Other projects by developer: Beach houses and duplex
in Port Aransas
The Moorings at Mustang Island
Location: 3700 Island Moorings Parkway
Type: Condominium ownership waterfront townhomes
and mid-rise buildings with boat slips
Number units: 358 total; 70 townhomes, 288 midrise
building units, 23 townhomes in Phase I; six
townhomes completed, four occupied; two furnished
models open
Size: 1,300 SF to 3,000 SF
Price range: $400,000 - $1.3 million
Style: Texas Gulf Coast style architecture with Hardiplank
exterior with metal roofs
Amenities: Five or six pools, floating boat slips up to
60 feet, extensive landscaping, one mile of continuous
waterfront walkway connecting the development
Estimated completion date: Three years for the entire
project; 23 townhomes in various states of completion
now
Additional details: Townhomes are all 3 or 4 bedrooms
with bath for each bedroom; air tubs in master suites,
gourmet kitchens, some 3-story units with elevators
Developers: Jane and Jerry Gnazzo
Village Walk
Location: 2525 S. 11th St.
Type: Detached single family condominiums
Number units: 56 in Phase 1; 99 total
Size: Units/lots, 35' x 102' and 35' x 95'; homes, 1,516
to 2,900 SF
Price range: Phase I lots, $75,000 to $150,000; Phase
I homes (including lots), $261,000 to $475,000
Style of construction: Coastal cottage style - Hardiplank
Amenities: Two swimming pools with cabanas, Gulf
view lots, gated community, more than a mile of sidewalks,
extensive landscaping, boulevard entrance
Estimate completion date: First occupancy, summer
2007
Additional details: www.VillageWalkPortA.com
Developers: Buster Hoffmaster, Nick Lorette of Port
Aransas
Other projects by developers: Banyan Beach, Buster
Hoffmaster; Twin Palms, Royal Palms, Nick Lorette
Royal Palms
Location: 2606 S. 11th St.
Type: Single-family residential units zoned as condos
Number units: 26
Size: Lots, 37' x 70' nominal; homes, approximately
1,200 to 1,470 SF
Price range: Homes (including lots), $200,000 to
$227,500
Style: Hardiplank
Amenities: Swimming pool with cabana and arbor,
landscaped common areas with living fences
Estimated completion date: First occupancy, April
2007; Ongoing project in Phase 2
Additional details: www.cbporta.com
Developers: Thom Farrell and Nick Lorette, Port
Aransas
The Commons at Seashell Drive
Location: 2120 S. 11th St.
Type: Single-family residential units zoned as condos
Number units: Phase 1, 11, total of 30
Size: Townhomes, 1,246 - 1,266 SF
Price range: Phase I, $212,000 - $219,000
Style: Hardiplank sheathing
Amenities: Large heated swimming pool in park-like
setting; 2 cabanas and grill areas with private gathering
areas.
Estimated completion date: First occupancy winter
2007
Additional details: Insulated concrete foam with Hardiplank
sheathing with CAT 5 hurricane rating
Developers: Kathleen Perry of Port Aransas and Austin;
Jimi and Vivian Ballard of Austin and Port Aransas
Costa Del Ray
Location: 1726 S. 11th St.
Type: Condominium
Number units: 8
Size: 2 and 3 bedrooms
Price range: Preconstruction, $169,000 - $189,000
Style: Hardiplank
Amenities: Swimming pool
Estimated completion date: December 2007
Developer: Nathan Clark
Other projects: Shops at Port A, Tower Center, Station
St. Project
The Meridian at Mustang Island
Location: 3021 S. 11th St.
Type: Condominium
Number units: 19
Size: 3 bedrooms with 2 ½ or 3 ½ baths
Price range: $295,000 - $335,000
Style: Hardiplank, metal roof
Amenities: Swimming pool, hot tub, recreation area
Estimated completion date: July 2007
Additional details: Garages and carports; close to
marina, beach, golf course, luxury finish-out
Developers: Nertz Investments Ltd of Dallas
Signal Point Coasthouses Condominium
Location: 1527 S. Station St.
Type: Condominium
Number units: 5 in Phase I, followed by 15 more
Size: 2 bedroom, 2 1/2 bath units or 1,440 SF; 3 bedroom,
3 1/2 bath units are 2,000 SF
Price range: $225,000 - $325,000
Style: Hardiplank
Amenities: Swimming pool with cabana
Estimated completion date: Phase I, June 2007
Additional details: enclosed garage, high impact
windows
Devleopers: Susan Soule and Wells Ranch Inc./Don
Huff, architect and builder
Other projects: Don Huff has designed or built Shops
of Port Aransas, Littleton's Landing, Sand Point Subdivision,
Beachgate Condominiums and custom homes
Gulfside Beach Condos
Location: Beach Access Road 1A at 11th Street
Type: Condominium
Number units: 21
Size: 4 bedroom, 3 baths
Price range: From $239,500 (preconstruction)
Style: Hardiplank exterior
Amenities: Two living areas, one-car garage, landscaped
pool
Estimated completion date: First five by end of
August
Additional details: Hurricane high impact glass, one
block from beach
Developers: RLD (Richard Beck and Richard Minkoff
of Corpus Christi)
Other projects by developers: North Padre Island
single-family homes
The Harbour
Location: 216 W. Cotter
Type of project: Condominiums
Number of units: 18
Size of units: 1,800 - 2,100 SF (two and three bedrooms)
Price range: $850,000 - $1,200,000
Style of construction: Concrete and steel with steel
roof. Each unit is encased in its own concrete shell.
Amenities: Gated entry, swimming pool, hot tub,
cabana, outdoor grill, boat slips, covered parking for
two, gourmet kitchens
Estimated completion date: June 2008
Additional details: All with harbor views, construction
exceeds hurricane resistant guidelines, neoprene sound
isolation system in ceilings and walls to minimize sound
transfer; contact www.theharbourcondos.com
Developer: Sandbar Ventures of San Antonio, Austin
and Port Aransas (Richard Millan)
Other projects by developers: Many real estate ventures
in San Antonio, Austin and Port Aransas (Millan
is a part owner of Shells Seafood and Pasta and Port
A Gallery)
Blue Heron Condos
Location: 1901 S. Station St.
Number of units: 18
Size of units: 2 and 3 bedroom, 2 baths
Price range: $209,000 - $229,000
Style of construction: Hardiplank
Amenities: Fully furnished, walk to beach
Estimated completion date: Phase I complete, Phase
II estimated completion fall 2007
Additional details: Hurricane proof windows, on-demand
water heaters
Developers: Mark and Georgie Creighton and John
and Jackie Johnson
Other projects by developers: Single family homes
in Port Aransas, some commercial projects
Paradise Pointe NUD
Location: State Hwy. 361 behind Paradise Fitness
Center
Type: Single family residencial subdivision
Number of lots: 79
Size lots: 4,000 SF - 19,186 SF
Price range: $69,900 - $195,000
Style of construction: Architectural restrictions to
theme of eco-friendly coastal homes encouraged, pier
and beam subject to deed restrictions
Amenities: Pond with landscaped walking trail, open
spaces - surrounded by proposed Charlie's Pasture
Nature preserve
Estimated completion date: Late 2007/early 2008
Additional details: One of few single-family residential
subdivisions on the "back side" of the island
Developers: Vision Land Group (Randall Morris) of
San Marcos
Other projects by developers: Oceanside off 11th
Street in Port Aransas
The Shops at Port A
Location: 1115 State Hwy. 361
Type: Shopping center
Goods, services offered: Hardware, paint, real estate,
property management, video rental, restaurant, architectural/
building, kitchen cabinet design and sales, night
club, women's apparel, manicurist, speciality shop, surf
shop, card and gift shop
Number units: 22
Size of units: 1,400 SF - 8,000 SF
Price range: Average rental $1.10 SF
Style of construction: Hardiplank
Amenities: Concrete parking, landscaping
Estimated completion date: Partially complete
Additional details: Hurricane-proof construction
Developers: J.P. Hooten, San Antonio and Port Aransas
(Don Huff, builder)
Other projects by developers: The Tower Center,
mixed use center pending on State Hwy. 361 South
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