Galveston — The Galveston City Council on Oct. 23 approved a planned-unit development overlay zoning district for a 15.29-acre site at 10302 Seawall Boulevard, clearing the way for a mixed-use project the developers described as a $540 million private investment that would add hotel, condominium, retail and multifamily components on the city’s West End. The council voted unanimously to approve the PUD, with conditions including deed restrictions and a buyer disclosure about airport overflights and noise.

The PUD, presented as planning case 25P-030, calls for five multiuse buildings on property immediately north of the Seawall. Architect Steven Beagle told council the project includes three towers along Seawall Boulevard, a hotel of about 216 rooms in early discussions with a Marriott Renaissance flag, two 75-unit condominium towers (150 units total), 70,000 square feet of retail with space for multiple restaurants, and multifamily housing to the north. “We don’t get involved in these projects unless they’re going to be successful,” Beagle said in remarks to the council.

Why it matters: the developer and their investors projected significant tax and economic benefit to the city while the airport advisory committee and nearby stakeholders pressed for safeguards against future buyer claims and noise complaints. The council’s conditions tie the airport disclosure and noise-warning language to the property documentation so the commitments run with the land.

Key details and council direction
- Project size and phases: 15.29 acres; phase 1 includes the three Seawall-facing towers; phase 2 includes the multifamily/apartment buildings to the north. The development team said phase 1 will take roughly five years to build and phase 2 another five years.
- Value and city revenue: project team estimated a build value of about $540,000,000 and projected an annual local property tax benefit of roughly $860,000 (not counting hotel occupancy or sales taxes).
- Heights and FAA: the developer lowered proposed building heights from 155 to 145 feet after FAA review; the FAA had provided written concurrence for the reduced heights and the applicant said the airport director’s other requests were addressed where feasible.
- Housing commitments: in phase 2 the applicant committed to dedicate 25% of the proposed 236 apartments to J‑1 visa housing and another 25% to workforce housing; council directed staff to ensure those conditions are enforceable and recommended deed restrictions as part of permitting.
- Traffic and drainage: the project’s traffic-impact analysis recommended signalization at the main driveway and other intersection improvements; the applicant said those improvements would be carried out in coordination with TxDOT and the city and that the drainage plan had been completed and approved.
- Public benefits: the team proposed expanding an existing detention pond with a nature trail and public parking as part of the project’s open-space and stormwater work.

Airport disclosure and deed restriction
City staff and council pushed for a robust buyer disclosure and deed restriction to inform future purchasers and renters about routine overflights and possible noise impacts from Shoals International Airport. Councilmember David Finkley moved to add the airport advisory committee’s recommendation requiring a deed restriction; the developer accepted the amendment and the council incorporated disclosure language and deed-restriction commitments into the PUD conditions. The language read into the record included a buyer acknowledgement and waiver stating the property “is located within 1 mile of Shoals International Airport and may be subject to a significant level of noise, vibrations, and overflights.” The transcript shows the developer agreed to include that disclosure in purchase documents, HOA covenants and the deed restrictions.

Public testimony and support
Dozens of residents, property owners and local business leaders spoke in favor of the project during the public hearing, citing jobs, new restaurants and increased visitor spending. Supporters included real estate brokers, the Galveston Economic Development Partnership and neighboring condominium owners who said similar projects had boosted the local economy. Opposition in public remarks was minimal in the hearing record.

What council decided and next steps
Council approved the PUD with the stated conditions and directed staff to ensure the housing commitments and buyer disclosures are recorded and enforceable prior to permitting. Final engineering reviews, roadway improvements and any right-of-way abandonments will be addressed in subsequent permitting phases. The applicant and investor team said they would move into permitting and financing steps now that the PUD is approved.

Quotes
- Architect Steven Beagle: “We don’t get involved in these projects unless they’re going to be successful.”
- Property owner Mohammed Aldawi: “This development will increase or appreciate the value of the properties around the West Of Seawall Boulevard and also can attract more developers to come to the West.”
- Investor Mike Revelli (Paradigm Companies): “This development is more than just a building. It’s an investment in Galveston’s future.”
- Councilmember David Finkley on the deed restriction amendment: “Require deed restrictions with the property title detailing that the properties within this area are routinely subject to overflights by aircraft using Shoals International Airport.”

Ending
With the PUD approved, the city and the development team will shift to permitting, engineering, and financing steps. Council members said they expect follow-up reviews at permit stage to verify the housing commitments and infrastructure conditions are met.