Stewart Beach Redevelopment

Request for Proposal
Stewart Beach Redevelopment
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City of Galveston
REQUEST FOR PROPOSAL
Proposal Reference Number: 26-19
Project Title: Stewart Beach Redevelopment
Proposal Closing Date: 10:00 A.M.(CST), June 18, 2026
Proposals submitted after the above deadline will not be accepted.
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KEY EVENTS SCHEDULE
PROJECT NAME:
Stewart Beach Redevelopment
ISSUANCE OF RFP:
April 23, 2026
DEADLINE FOR QUESTIONS:
10:00 AM (CST); May 21, 2026
All questions will be answered in the form of an addendum. All questions related to this RFP are
to be directed to the following link:
UPLOAD YOUR QUESTION(S) HERE
ADDENDA CHECKLIST:
CHECK HERE FOR ADDENDUMS
SUBMITTAL DEADLINE:
10:00 A.M.(CST), June 18, 2026
SUBMITTAL REQUIREMENT:
Electronic submittals required.
UPLOAD YOUR SUBMITTAL HERE
The file size limit per upload is 250 mb per document and may not exceed forty (40) pages total,
excluding appendices. If the proposal size exceeds the size limit, Proposers are permitted to
break up the proposal into several documents for upload.
CITY OF GALVESTON COUNCIL AWARD:
A final determination will be made at a future City of Galveston Council meeting. City of
Galveston reserves the right to reject any and all Request for Proposals and waive any and all
formalities and conditions.
TERM OF SERVICE/PROJECT:
This agreement recognizes that it is a project development agreement in conjunction with a
long-term ground lease and an anticipated operational lease, as more detailed in this RFP.
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City of Galveston
823 Rosenberg Avenue
Galveston, Texas 77550
March 24, 2026
To Our Prospective Redevelopment Partners,
The City of Galveston is pleased to invite qualified development firms to submit proposals for a
new development opportunity at Stewart Beach, one of our community's most visible, valued,
and visited public destinations. This project represents the next step in our ongoing
commitment to -improve the island's public spaces, expand family-oriented amenities, and
ensure that our waterfront continues to serve both residents and visitors for generations to
come.
Stewart Beach has long served as a treasured recreational destination. This shared public asset
reflects our values of accessibility, stewardship, and year-round activity and is deeply rooted in
the memories and hearts of many Galvestonians. Through this Request for Proposals, the City
seeks a capable and forward-thinking partner to bring this vision to life, one that respects the
unique coastal environment, enhances public access, and delivers amenities that contribute to
our city's economic and social well-being.
This RFP builds on the City's ongoing collaboration with BRW Architects and our advisory
partners at LeVass Ventures. Together, we have outlined a clear framework for future
development that balances flexibility, feasibility, and public benefit. Respondents are
encouraged to bring their creativity and expertise to this effort while aligning with the City's
goals for transparency, sustainability, and long-term community value.
On behalf of the City Council, we thank you for your interest in this opportunity. We look
forward to reviewing proposals that demonstrate both innovation and respect for the character
of Galveston and the residents we serve.
Sincerely,
Craig Brown Brian Maxwell
Mayor, City of Galveston City Manager, City of Galveston
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Table of Contents
City of Galveston - RFP Cover Page ....................................................................................................................... 2
Key Events Schedule ............................................................................................................................................................ 3
Section 1 ............................................................................................................................................................................... 3
1. Notice to Proposers ............................................................................................................................................9
1.1 Request for Proposals - Redevelopment of Stewart Beach, Galveston, Texas ................... 9
1.2 Team Formation and Eligibility ........................................................................................ 9
1.3 Single Point of Contact .................................................................................................... 9
1.4 Public Records and Certifications .................................................................................. 10
1.5 Equal Opportunity Employer .......................................................................................... 10
1.6 Protest Procedure ......................................................................................................... 10
1.7 Pursuant to Sec. 2-341 of the COG Code - Declaration of Policy .................................... 11
1.8 Insurance Requirements ................................................................................................ 11
Section 2 ................................................................................................................................................................. 12
2. Background ........................................................................................................................................................1 3
2.1 Galveston Economic and Market Context ....................................................................... 13
2.2 Tourism, Beaches, and Visitor Demand .......................................................................... 13
2.3 Cruise, Convention, and Hospitality Infrastructure ........................................................ 14
2.4 Employment Base and Major Institutions ....................................................................... 14
2.5 Implications for Investment at Stewart Beach ................................................................ 15
Section 3 ................................................................................................................................................................. 16
3. Instructions to Proposers ................................................................................................................................. 17
3.1 Submission Method ....................................................................................................... 17
3.2 Submittal Format and Addenda ..................................................................................... 17
3.3 Required Forms and Legal Compliance .......................................................................... 17
3.4 Proposal Validity ........................................................................................................... 18
3.5 Withdrawal or Modification ........................................................................................... 18
3.6 Rights Reserved by the City ........................................................................................... 18
Section 4 ................................................................................................................................................................. 19
4. Project Overview and Objectives .................................................................................................................... 20
4.1 Project Vision ................................................................................................................ 20
4.2 Context and Intent ........................................................................................................ 20
4.3 Public Benefit and Equity Objectives .............................................................................. 20
4.4 Key Development Goals ................................................................................................. 20
4.5 Operations and Space Management ............................................................................... 21
Section 5 ................................................................................................................................................................. 22
5. Site Information and Background ................................................................................................................... 23
5.1 Project Context ............................................................................................................. 23
Figure 5-1: Location Map Showing Entirety of Galveston Island ..................................... 23
Figure 5-2: Location Map Showing City Context ............................................................ 24
5.2 Site Plan and Imagery .................................................................................................... 25
Figure 5-3: Final Conceptual Site Plan ........................................................................... 26
Figure 5-4: Annotated Axonometric .............................................................................. 27
Figures 5-5: Site Photographs ....................................................................................... 28
Figures 5-5: Conceptual Renderings .............................................................................. 29
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5.3 Key Attributes ............................................................................................................... 30
5.4 City Vision Summary ...................................................................................................... 30
5.5 Reference Exhibits, Documents, and Hyperlinks............................................................. 30
5.6 Proposer Responsibility ................................................................................................. 31
Section 6 ................................................................................................................................................................. 32
6. Project Program and Proposal Requirements ............................................................................................... 33
6.1 Project Program Description .......................................................................................... 33
6.1.1 Conceptual Master Plan Vision Narrative ............................................................. 33
6.1.2 Project Program Summary ................................................................................... 33
6.1.3 Public-Realm Components ................................................................................... 34
6.1.4 Zoning and Development Regulations .................................................................. 35
6.2 Respondent's Project Proposal ...................................................................................... 35
6.2.1 Design and Program ............................................................................................ 35
6.2.1.1 Access and Amenities Plan ................................................................................ 36
6.2.1.2 Sustainability and Resilience ............................................................................. 36
6.2.2 Phasing (optional) ................................................................................................ 36
6.2.3 Inclusion of Public Improvements ........................................................................ 36
6.2.4 Site Drainage ....................................................................................................... 36
6.3 Respondent's Financial Proposal ................................................................................... 37
6.3.1 Narrative Summary of Financial Proposals ........................................................... 37
6.3.2 Project Pro Forma ................................................................................................ 38
6.3.3 Populated Underwriting Assumptions Form ......................................................... 38
Section 7 ................................................................................................................................................................. 39
7. Transaction Structure and Legal Parameters ................................................................................................ 40
7.1 Ownership and Tenure .................................................................................................. 40
7.2 Lease Term and Structure .............................................................................................. 40
7.3 Incentive Tools and Financing Mechanisms .................................................................... 40
7.4 Reversion of Improvements ........................................................................................... 41
7.5 Legal Compliance .......................................................................................................... 41
Section 8 ................................................................................................................................................................. 42
8. Submission Format, Proposal Contents, and Compliance Checklist ........................................................... 43
8.1 Submission Files and Delivery ....................................................................................... 43
8.2 Formatting Standards .................................................................................................... 44
8.3 Proposal Contents by Part ............................................................................................. 44
8.3.1 Part A - Executive Summary ................................................................................. 44
8.3.2 Part B - Project Proposal ..................................................................................... 44
8.3.2.1 Developer Profile and Team Organization ......................................................... 44
8.3.2.2 Relevant Experience and Project References ..................................................... 44
8.3.2.3 Concept Design and Program Narrative ............................................................. 44
8.3.2.4 Comparison to the BRW Conceptual Master Plan ............................................... 45
8.3.2.5 Development Plan and Timeline ........................................................................ 45
8.3.2.6 Financial Proposal Narrative (as related to the City's position) .......................... 45
8.3.2.7 Operations and Maintenance Approach ............................................................. 45
8.3.2.8 On-Site Public Benefits and Public Realm Considerations .................................. 45
8.3.2.9 Add-Alternates .................................................................................................. 45
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8.3.3 Part C - Project Pro Forma ................................................................................... 45
8.3.4 Part D - Populated Underwriting Assumptions Template (Appendix B) .................. 46
8.3.5 Part E - Proposal Appendices ............................................................................... 46
8.4 Compliance Checklist ..................................................................................................... 46
8.5 File Naming and Organization ........................................................................................ 46
Section 9 ................................................................................................................................................................. 47
9. Evaluation and Selection Process .................................................................................................................... 48
9.1 Evaluation Overview ...................................................................................................... 48
9.2 Evaluation Criteria ......................................................................................................... 48
9.3 Evaluation Procedure .................................................................................................... 49
9.4 Interviews and Presentations ........................................................................................ 49
9.5 Selection and Recommendation ..................................................................................... 49
9.6 Post-Selection City Actions ............................................................................................ 49
9.7 Rights Reserved by the City ........................................................................................... 50
9.8 Confidentiality and Public Disclosure ............................................................................ 50
Section 10 ...............................................................................................................................................................5 1
10. Schedule and Milestones ................................................................................................................................ 52
10.1 Procurement Timeline ................................................................................................. 52
10.2 Addenda and Updates ................................................................................................. 52
10.3 Administrative Notes ................................................................................................... 52
11. Appendices ....................................................................................................................................................... 54
Appendix A - Submission Checklist ............................................................................... 56
Appendix B - Underwriting Assumptions and Output .................................................... 59
Appendix C - Project Exhibits / Site Data Index ............................................................ 61
Appendix D - Proposal Document ................................................................................. 62
Appendix E - Form CIQ .................................................................................................. 63
Appendix F - House Bills 13, 19 & 89 Verification ........................................................... 66
Appendix G - Property Tax Statement........................................................................... 67
Appendix H - Nepotism Statement ............................................................................... 68
Appendix I - Non-Collusion Statement .......................................................................... 69
Appendix J - Document 00435 The City of Galveston, Texas ........................................... 70
Appendix K - References............................................................................................... 71
Appendix L - ACH Form ................................................................................................. 72
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Section 1
Notice to Proposers
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1. Notice to Proposers
1.1 Request for Proposals - Redevelopment of Stewart
Beach, Galveston, Texas
The City of Galveston ("City") requests qualified development partners to submit proposals for a
new beachfront development at Stewart Beach, a City-owned waterfront property located at
201 Seawall Boulevard in Galveston, Texas. The City seeks a development partner to design,
finance, construct, operate, and maintain a family-forward, public-oriented destination facility
that enhances beach access, introduces new amenities and retail offerings, supports year-
round activation, and advances the City's long-term tourism and economic objectives.
This solicitation is issued by the City of Galveston Purchasing Division in accordance with Local
Government Code Chapter 252 and other applicable state and local procurement
requirements. The process will be conducted in a fair, transparent, and competitive manner.
1.2 Team Formation and Eligibility
The City of Galveston seeks proposals led by qualified development entities with demonstrated
experience in structuring, financing, and delivering mixed-use or public-private projects. This
solicitation is developer-led and the City will not accept submissions in which a design or
consulting firm serves as the prime respondent.
Developers may, at their discretion, identify design, planning, or other professional consultants
as part of their proposed team. Such participation is optional and not a condition of
responsiveness. The City's evaluation will focus on the development entity's overall concept,
financial and operational capacity, and ability to deliver measurable public benefit. The
inclusion of named architects, planners, or other consultants will not be evaluated as a scoring
factor.
The City anticipates maintaining an active role in key decisions throughout the planning and
implementation process. Major project milestones, including the selection of the lead design
and planning firms, will occur in coordination with and subject to approval by the City. The
selected development partner will therefore be expected to collaborate closely with the City on
these decisions to ensure consistency with public goals, site stewardship, and long-term
operational sustainability.
1.3 Single Point of Contact
All communications must be directed to the City's Purchasing Division through the portal
identified in the posting. Direct contact following the issuance of this RFP with City officials City
Council members outside of the intended direct communication channels set up by the City's
Procurement office is prohibited and may result in disqualification.
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1.4 Public Records and Certifications
All proposals are public records subject to the Texas Public Information Act (Texas Gov't Code
Chapter 552). Each respondent must include all forms and documents included in this RFP's
appendices.
Proposers should identify any proprietary or confidential information in their submissions;
however, final determinations on disclosure will be made by the City in accordance with state
law.
By submitting, respondents acknowledge that submissions and clarifications may be publicly
released.
1.5 Equal Opportunity Employer
COG is an equal opportunity employer and does not discriminate in awarding agreements or
employment of persons because of their race, sex, age, religion, national origin, veteran, disabled
or handicap status or any other characteristic protected by law. COG required companies with
which it conducts business to be equal opportunity employers and comply with all applicable
federal, state and municipal laws and regulation regarding contracting and employment
practices.
1.6 Protest Procedure
Any actual or prospective proposer who is allegedly connected with the solicitation or award of
an offer may protest. The protest will be submitted in writing to the COG's Purchasing Division
within three working days after such aggrieved person knows of, or should have known of the
facts giving rise thereto. If the protest is not resolved by mutual agreement, the Purchasing
Division will promptly issue a decision in writing, via electronic mail, to the protesting person.
* All protest lodged by potential or actual bidders, contractors or proposers must be made
in writing, via electronic mail, and contain the following information:
- Name, address and telephone number of the protestor.
- Identification of the solicitation or agreement number and time.
- A detailed statement of the protester's legal and factual grounds, including copies
of relevant documents.
- Identification of the issue(s) to be resolved and statement of what relief is
requested.
- Arguments and authorities in support of the protest.
- A statement that copies of the protest have been delivered, via electronic mail, to
all interested parties in the invitation to bid or request for proposals process.
* In the case of request for proposals, the COG Purchasing Manager shall ask the protester
to deliver, via electronic mail, the protest to relevant parties.
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