Preserved in Time (see Appendix A) is cognizant the Ross Sterling Mansion is located in a residential area. The organization respects the neighboring residents and has carefully chosen activities that will raise necessary funds for property maintenance with little impact on the mansion’s surroundings. The following steps will be taken to ensure noise and lighting will be kept to residential standards:
1. Upon closing aesthetically pleasing galvanized steel fencing will be installed along the side property lines in keeping with city ordinances (see Appendix B). Also in keeping with city ordinances, decorative oleander bushes will be planted along the fence line. This will limit the Preserved in Time guests’ ability to leave the Sterling Mansion grounds and wander onto adjacent properties. This will also assist in keeping noise levels down.
2. A landscape architect specializing in historic properties, Earl Broussard of TBG Partners, will be brought in from Austin to properly design and layout the flower beds. Residential lighting will be used to illuminate the gardens and pathways at night. This will consist of solar lanterns similar to those used in neighboring yards.
3. The copper flag pole located on the mansion’s roof will be restored and utilized. This will include subtle evening lighting. Should the lighting prove to be uncomfortable for the neighbors, it will be turned off at 10:00 p.m.
4. Although some additional parking will need to be added, it will be kept to a minimum. Per preservation architect, Michael Gaertner (http://mgaia.com), it can be estimated there will be about 70 - 90 cars for 150 guests. This is based on an average of 2.5 people per car, but other people will be coming as well (clergy, musicians, caterers, etc.). It is expected the city has a parking requirement to which Preserved in Time will adhere.
Preserved in Time proposes a special reinforcement system, such as "grass crete", in the lawn to make it safe to park cars on the lawn. Mr. Gaertner’s firm uses several systems to provide fire truck and emergency access to buildings without having the buildings surrounded by paving. These systems are embedded in the soil, grass grows through them, and they can take very heavy, occasional vehicular loads. These systems look exactly like lawn and are pervious. No additional run-off is created.
With a movement away from paving, and toward "greener" solutions, there are a wide variety of products to choose from. From the neighbors point of view, the lawns would look exactly as they do now, except during those brief periods when cars are parked there. When the cars leave, there will be no ruts or mud or damage to the turf.
5. Preservation architect, Michael Gaertner (http://mgaia.com), conducts traffic assessments for planning purposes in the City of Galveston on a regular basis. He advises there isn’t a standard metric for the type of use Preserved in Time is proposing for the Sterling Mansion. He feels anybody, including himself, would be taking a shot in the dark on the traffic impact. He does feel strongly it will be so small as to be almost unnoticeable. It is Mr. Gaertner’s expert opinion the city is looking at less than 2% of the street's capacity in the worst case scenario. However, Preserved in Time is prepared to hire Brian Castille at AECOM to conduct a traffic assessment should the city request it.
6. At the city’s request, Preserved in Time hired Joe Billman of Bay Area Inspection Service to conduct a structural and mechanical inspection of the Sterling Mansion. As expected, the mansion is not up to code for the activities Preserved in Time proposes. A full report is available under separate cover. Mr. Billman has advised it will take approximately 9 months to bring the Sterling Mansion up to code.
7. It is important to note planned activities include a bed & breakfast and a day spa. Both activities require a tranquil and peaceful environment. Bed & breakfast guests will expect noise and lighting be kept at a minimum. They will not want outdoor lighting filtering into the bedrooms. Additionally, they will not want noise that will keep them from sleeping. Spa guests will require quiet surroundings where they can relax and enjoy their spa treatments.
Six phases will be implemented during the project. Data collected during research determined the ticket and rental prices. Prices charged by local hotels and by historic Galveston homes were studied.
-Phase One: Museum: Upon acquisition a museum will be created in Ross Sterling’s former study. Story Sloane III has been asked to create the museum. Mr. Sloane owns a photo gallery on South Dairy Ashford that specializes in photos taken during the 1920s and 1930s. A selection from his gallery will be used along with additional artifacts. Two of Ross Sterling’s relatives, James B. Sterling III and Sterling Miller, have expressed interest in working with Mr. Sloane in designing the museum. The Sterling family has artifacts that they would like to donate to the project. Both Story Sloane III and James B. Sterling III have provided letters of endorsement and resumes (see Appendices C and D). Story Sloane III has provided a plan for the museum. He expects it will take approximately 9 months to create the museum and have it ready for viewing. Monies will be needed to purchase materials and pay Mr. Sloane for his services. Volunteers will be used to oversee the museum.
-Phase Two: Tours: Once the mansion has been brought up to code, it will be opened for tours. Tours will operate from 10:00 a.m. to 4:00 p.m. Monday through Saturday. Sunday tours will begin at noon. Adult fees will be $ 7.00, students (7-18) will be $3.50, and children under 6 will be free. Each tour will offer a narration on the history of the mansion and will be of educational value. Student groups and school field trips will be encouraged. Tour prices and schedules have been set using the Moody Mansion, Bishops Palace, and Ashton Villa in Galveston as models. The museum will be included in the tours. Funds will be needed to hire the architect, cleaning crews, and materials. Volunteers will be used to conduct the tours and answer guests’ questions.
-Phase Three: Bed & Breakfast: The mansion’s nine bedrooms will be rented following the mansion’s acquisition. The American Bed & Breakfast Association will be contacted for assistance. Preliminary prices are expected to be $150.00 per night garden view and $ 205.00 per night water view. Room rates will be based on double occupancy. All of the Sterling mansion bedrooms offer a private bath. Overnight guests will be served breakfast in the dining room prior to 10:00 a.m. The breakfasts will be included in the room rates. Room rates are based on rates being charged at the Dunleith Plantation, the Monmouth Plantation, and The Burn in Natchez, MS. These rates are also comparable to room rates offered locally at the Hilton Nassau Bay, the South Shore Harbour Resort, and the Kemah Boardwalk Hotel. A couple, Preserved in Time volunteers, will reside in the mansion. They will be expected to prepare the morning breakfasts and take care of maintenance and security.
-Phase Four: Education Plan: Once the property has been acquired, an education plan will be put into effect. Please see the Sterling Mansion Education Plan for additional information.
-Phase Five: Private Events, Weddings, Bridal Receptions and Photo Shoots: Rooms will be rented out for bridal receptions, photo shoots and private parties. These functions can also be held on the grounds for a reasonable rental rate. Caterers will need to be hired. The current owner has stressed that she answered numerous phone calls requesting the mansion be rented out for these services. Professional event planner, Lea Bodie, has studied the ground floor of the Sterling Mansion, including the dimensions of the rooms. She has advised the ground floor can comfortably accommodate 150 guests (see Appendix E). All weddings and events will be capped at 150 participants. In addition, one police officer will be hired per 50 guests. Should city ordinances require an event include additional police officers, the appropriate number of police officers will be hired. Both the cap on the number of guests and the presence of police officers will deter inappropriate behavior during Sterling Mansion functions. A room or garden rental rate of $350.00 is being considered.
-Phase Six: Day Spa: Approximately two-thirds of the basement will be leased for a day spa. Bids will be taken and the spa owners will be required to work with Preserved in Time’s preservation architect. No walls will be added or moved, as the mansion will be kept historically correct. The spa will not operate on Sundays. The basement is the one area the current owners have not renovated. Monies will be needed to restore the basement. Based on “comparables” obtained by a local realtor (see Appendix E), Preserved in Time expects to collect $6,000.00 per month in lease monies for the space leased by the day spa.
* Preserved in Time is a 501(c)(3) charity organization as designated by the United States Internal Revenue Service. The above activities are approved for the purposes of restoring and maintaining the property. Hurricane “Ike” left the roof with extensive damages. It is expected properly restoring the roof will be quite expensive. Expenses will also be incurred as the mansion is brought up to code and the basement is restored. Monies will also need to be raised to pay utility bills, insurance premiums, pest control services, housekeeping staff, administrative staff, etc.
** Because Preserved in Time is a designated 501(c)(3) charity, the organization cannot profit. Excess monies raised will need to be applied to another property, or, distributed as grants and scholarships. Should this become a reality, Preserved in Time has plans to offer grants for historic preservation, education, and wildlife preservation. Scholarships would be given to high school seniors needing funds for college.