Tag: downtown redevelopment

The Enigma Surrounding Myrtle Beach Downtown Redevelopment

The attached Instagram Post by newly elected Myrtle Beach City Council member John Krajc provides interesting insight into why there appears to be much mystery surrounding the city’s new downtown redevelopment plan.

Last month, a local television station questioned city residents if they had heard of the downtown redevelopment plan. All but one said they had not heard of it and the one who responded positively said she heard something briefly on the news but wasn’t aware of the details.

City council recently passed first reading of an ordinance that creates ‘floating zoning’ from 29th Avenue North to 17th Avenue South east of Kings Highway. Floating zoning essentially means spot zoning, which is prohibited by state ordinance.

Now we have the post during a recent meeting termed ‘the start of Downtown Implementation’ by a new city council member who claims to have been on the ‘inside’ of planning for four years and is soliciting people who are looking for ‘investment opportunities’.

State ethics law prohibits public officeholders from personally profiting from their public position. Does the solicitation of investors for properties in the downtown redevelopment area cross that line?

What is generally known publicly about the downtown redevelopment plan is best termed by a 1939 Winston Churchill quote about the Soviet Union. It is a “riddle wrapped in a mystery inside an enigma but perhaps there is a key.” That key appears to be self interest on the part of a few.

Over the past several months, I have had discussions with Myrtle Beach business owner Tuvia Wilkes on the television show “Talking Politics” about the mysteries surrounding downtown redevelopment in Myrtle Beach.

Generally the discussion has focused on how a few insiders seem to have the details of what planning truly exists while the rest of the business community and residents are kept in the dark.

There are approximately 131 empty storefronts in the city. From information provided to GSD, none of the property owners of those buildings have been approached about redevelopment plans or participation.

Wilkes and a partner personally tendered a bid on one property the city owned in the so-called ‘Superblock’. Wilkes’ bid was 25% higher than the property was sold for. It was only by chance that Wilkes even heard the property was for sale.

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FOR MEANINGFUL DOWNTOWN REDEVELOPMENT, THE PAVILION SITE MUST BE THE ANCHOR

I have been involved with downtown redevelopment in the City of Myrtle Beach for twenty years. As a matter of history, the Pavilion Area Master Plan (PAMP), adopted by the City in 1998, was the guiding document that birthed redevelopment district boundaries, and subsequent actions by the Downtown Redevelopment Corporation and City leaders.  The PAMP identified 5 districts in need of action between 16th Avenue North and 6th Avenue South, and from Broadway and Oak streets to the Atlantic Ocean. 

To date, there have been many accomplishments, mostly in the North Entertainment District.  These include the Boardwalk, SkyWheel, Plyler Park and related private development.  However, we all are acutely aware of the continuing difficulties that exist principally in the 75-acres bordered by 9th Avenue North, the Atlantic Ocean, Kings Highway and 3rd Avenue South, referred to in the PAMP as the Central Amusement District and the South Mixed-Use Area.  In addition, the retail centers along Main Street (The Superblock), Broadway Street and their intersections with US Highway 501, known as the Entry District, have defied new growth as planned.   

In comparing successful new developments throughout Myrtle Beach over the last 20 years — beginning with Broadway At The Beach and the Grissom Parkway corridor, Coastal Grande Mall and outparcels, Market Common, Grande Dunes, and continuing redevelopment of ocean-front resorts, the question that needs to be asked is:  Why haven’t the Central Amusement, South Mixed Use and Entry districts of our downtown experienced the same new development and growth?  There are many reasons: closure of the Pavilion, the Great Recession, changing retail demand, multiple absentee property owners, political will, insufficient public infrastructure, small lots, lack of public safety resources, and the list can go on.

One of the precepts of successful downtown redevelopment is that you start at the center with a major anchor project, and then build outward over time.   We have, by necessity, started at the north end and worked toward the other, only to find ourselves blocked by the middle from reaching the south end.  Why are we stuck in the middle?  …

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Smokescreen on Myrtle Beach Family Friendly Zone

Myrtle Beach city council and staff are apparently engaging in an elaborate smokescreen to mask the real reason behind the proposed family friendly zoning for Ocean Boulevard.

When council passed first reading of the ordinance establishing a family friendly zone on the boulevard between 16th Avenue North and 6th Avenue South the reason given was to make the boulevard safer.

It seems, according to the party line, that selling t-shirts and other novelty items with ‘suggestive’ phrases on them and the sale of hookahs and knives caused the spate of shootings which have become all too common on Ocean Boulevard.

It doesn’t seem to make any difference that all these items are sold legally and, in fact, have been sold for many years in many other areas of Myrtle Beach including other sections of the boulevard and in Coastal Grand Mall. For some reason, they only have this strange effect between 16th Avenue North and 6th Avenue South.

If you believe that one, I know of a bridge in Brooklyn for sale.

This action appears to fit into a bigger plan that has been talked about for decades. I submit this is the second step in a larger plan that began when the city used a ‘secret agent’ to buy up land in the superblock and now plans to use eminent domain to obtain the last several parcels that it couldn’t get secretly.

It is interesting to note that despite much talk about a new location for the Children’s Museum and Chapin Memorial Library, no money exists in the city budget to build such a structure.

It appears that this attempt to harass business owners in the proposed family friendly zone may well be nothing more than an attempt to create more empty buildings that can be bought, either secretly or overtly, at reduced prices by the city.

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Blame Game Not Working in Myrtle Beach

A new approach to dealing with the increasing crime problems in Myrtle Beach must be found and it may take new leadership in the city to do it.

When there were shootings in the Booker T. Washington neighborhood, city council blamed the citizens in the neighborhood.

When there were shootings in the Superblock area of downtown, business owners were blamed and new restricted parking and times of business were instituted.

Recent shootings on Ocean Boulevard again saw business owners blamed for allowing an “environment that’s causing fights and violence in the streets.”

The attitude is ‘it is not city council’s fault or the fault of those charged with keeping the peace. Rather, it is the fault of those areas most affected by the violence.

And that attitude is exactly why the problems multiply year by year.

The Myrtle Beach Area Chamber of Commerce, which spends tens of millions of public dollars each year advertising Myrtle Beach to tourists, worries that these incidents harm the ‘Myrtle Beach brand.’

City council, the Chamber and the small group of citizens and businesses those entities actually represent are more worried about the ‘image’ projected by Myrtle Beach than the nuts and bolts actions it will take to address the problems. (Sounds like the approach of a certain group currently occupying a historic building in Washington, D.C. right now, all image, no substance.)

The Downtown Redevelopment Corporation, an agency that has spent millions of dollars of public money while accomplishing essentially nothing over the course of many years, still must answer the question exactly what are you doing to redevelop downtown Myrtle Beach?

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Myrtle Beach Superblock Plans Raise Questions

Tuesday’s announcement by city officials that a library and children’s museum is being planned for the Superblock in downtown Myrtle Beach does not come without raising questions.

Over the past several months, mystery has surrounded contacts to property owners in the Superblock area from Metro Properties representing an “undisclosed buyer.”

Ostensibly the city attempted to maintain secrecy in order to keep property values from escalating, according to statements by several city officials.

Maybe, but this sounds like we haven’t heard the entire story so far. According to media reports, Mayor John Rhodes went out of his way to assure everyone that ‘sales have been made between willing buyers and willing sellers’ and ‘fair market prices have been accepted with willing buyers.’

Why the need to sound like ‘he doth protest too much?’

Another question – why is Chapin Library part of this grand city plan?

When the South Carolina General Assembly passed Home Rule legislation in 1975, it specifically made libraries a responsibility and function of county government. Chapin Library is a city owned library that pre-dates home rule, but has been the subject of discussions between city council and county council over the last decade, with the city looking to get out of the library business or, at least, have the county pick up the costs of running the library.

Now, in an apparent reversal, the city plans to build a new library with a line of credit backed by taxpayer dollars.

No one argues the Superblock is not a blighted area that needs redevelopment. One could argue things in that area haven’t changed much since the early 1990’s when then city council members allowed Burroughs and Chapin to hijack money targeted for downtown redevelopment and use it instead to build Broadway at the Beach.

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