Developer pushes ban on traffic; opponents doubt project benefitCorpus Christi's business community is preparing to throw its support behind a $500 million resort planned for Padre Island, while one grassroots group is fighting to preserve what it described as the "Redneck Riviera."
The debate centers on whether to ban vehicular traffic on the 7,400-foot stretch of beach between Packery Channel and Padre Balli Park to accommodate a high-end resort community. The length is roughly 9 percent of some 79,000 feet of beach within city boundaries. Paul Schexnailder, one of the resort's developers, says the project is feasible only if it borders a pedestrian-only beach.
On Thursday, officials at the Corpus Christi Chamber of Commerce, Hispanic Chamber of Commerce, Convention & Visitors Bureau and Regional Economic Development Corporation deliberated whether to sign a joint resolution about the issue.
The resolution urges the City Council to repeal the ordinance it passed in October that outlawed vehicular traffic on 4,200 feet of beach in front of the island's seawall - an ordinance that prompted a public petition to overturn it. It also encourages the city to establish a pedestrian-only beach between Packery Channel and the north end of the seawall and to make "appropriate provisions" for the beach along the seawall and south of the seawall to Padre Balli Park.
The language was left vague to avoid "telling the city how to do its job," said chamber president and CEO Terry Carter, but the chamber supported the master-planned model Schexnailder has presented. The $500 million first phase of the project is planned for the land surrounding Lake Padre, and would border the beach just north of the seawall.
The resolution still was not officially approved by any of the groups on Thursday, but Carter said he anticipates the chamber board will approve it Monday. The CVB board elected not to sign the document until it has more information, said CVB President Tom Galyon.
At a news conference Wednesday at the Nueces County Courthouse, the newly formed Beach Access Coalition, the group that started a public petition to oppose the council's October ordinance, questioned the economic benefit of the proposed resort. The group, which includes surfing and fishing organizations, environmental groups and others, asserted that the money generated by the resort would circulate within the resort - not in the community beyond its fences.
"Working families who come to the beach and spend their hard-earned dollars with local small businesses will be displaced by wealthy tourists who will go directly to the resort from the airport, spend all of their money there and then leave town," said coalition spokesman John Kelley. "We've been the Redneck Riviera for a long time, and there's nothing wrong with that."
Kelley said restricting traffic on the beaches to accommodate a resort amounted to "Cooler Segregation."
"In other words, people won't travel any farther from an access point than it is comfortable to carry their chairs, cooler and other beach accessories, leaving the rest of the beach to private condo owners," he said.
Schexnailder has said if the pedestrian-only beach is denied and the resort proposal falls through, his next option would be to sell the land in parcels - an alternative he said would be a missed opportunity for Corpus Christi.
Kelley said the land would be more beneficial to the local economy if it were parceled and sold as individual lots as opposed to being developed all at once.
"If Shexnailder parcels out the land, what that's going to be is a lot of small resorts, a lot of small and local businesses. What makes a community's economy work is how many times a dollar turns over in that community."
In response, Shexnailder said: "It is inconceivable to me that anyone would think that an unplanned development would be of greater value than a planned one."
Jim Lee, an economics professor at Texas A&M University-Corpus Christi, said master-planned resorts are riskier because "if the plans fall through, the whole development falls through." But Lee added that when successful, master-planned communities are better for the economy than piecemeal development.
"A master plan for a resort is better than smaller projects because you can create an identity around the area," he said. "You don't have that with sporadic development."
Assistant City Manager Oscar Martinez also said planned development works better than the alternative.
"Developing without a plan could lead to gaps in infrastructure," he said. "Economic development will occur more effectively whenever it is planned."
Addressing the Rotary Club of Corpus Christi last week, Schexnailder said phase one of the resort would create about 1,500 jobs. He said the company that intends to build the resort but cannot be named because of a confidentiality agreement traditionally leases retail and restaurant space within the resort to local businesses. "They like to maintain the local color," he said.
The coalition said the development would strain the local economy because it would create mostly low-paying, tourism industry jobs. Taxpayers would have to subsidize the jobs with food stamps, public housing and public transportation.
Carter said that along with the minimum-wage workers would come a host of higher-paid staffers to manage them. "A lot of management is going to be required," he said. "It's going to require individuals with years of experience and probably degrees in running that type of establishment."
Lee said the natural use for Padre Island is tourism related, meaning any development there will likely create jobs in the tourism industry.
"The choice is between low-paying jobs or no jobs," he said. "I don't think we're going to build any high-tech industries over there."