mustang-padre island - City of Corpus Christi

Transcription

Mustang-Padre Island Area Development Plan
Draft April 12, 2004
Page 1
DEPARTMENT OF DEVELOPMENT SERVICES
An Element of the
COMPREHENSIVE PLAN
Adopted April 20, 2004
MUSTANG-PADRE ISLAND
AREA DEVELOPMENT PLAN
MUSTANG-PADRE
AREA DEVELOPMENT PLAN
Adopted by City Council Ordinance #025725, April 20, 2004
The preparation of this document was financed in part by a Community Development Block Grant from
the United States Department of Housing and Urban Development and a Metropolitan Planning
Organization grant from the Federal Highway Administration.
Corpus Christi City Council
2004
Mayor Loyd Neal
Brent Chesney
At Large
Bill Kelly
District 1
Mark Scott
District 4
Henry Garrett
At Large
Javier Colmenero
District 2
Rex Kinnison
District 5
Melody Cooper
At Large
Jessie Noyola
District 3
Corpus Christi Planning Commission
David Berlanga, Chairman
Shirley Mims, Vice chair
Elizabeth Chu Richter
Eloy Salazar
Robert Zamora
Richard Smith
Bryan Stone
Neill F. Amsler
Michael Pusley
Mustang-Padre Area Development Plan
Page i
Staff would like to thank the following citizens for their participation in
the Mustang Padre Island Area Development Plan:
Mustang Padre Island Stakeholders Group
Ray Allen
Carl Badalich
Gladys Choyke
Carolyn Dorsey
Garrett Dorsey
Kathy Griffith
John Michael
Cindy Molnar
Jack Ponton
Jack Rush
Richard Smith
Vernetta Sorrells
Pat Suter
Jim Urban
Moe Walker
Ro Wickham
Citizens Planning Committee
Infrastructure Committee:
Bill Fennell, Chair
Alexa Blair
Jerry Choyke
Scott Blair
John Fisher
Bill Robson
Arlene Minar
Irma Herrera
Land Use and Zoning Committee:
Kim Erwin, Co-Chair
Charlie Mader
Carol Chandler, Co-Chair
Guy Davis
Jimmy Johnston
Dr. Bob Walters
Quality of Life & Economic Development Committee:
Bill Goin, Chair
Gladys Choyke
Kathy Sparks
Mandy Byrd
Jeff Frahm
Carol Badalich
Other Contributors:
John Trice
Molly Trice
Significant contributions to development of this Plan were also made by:
Paul Schexnailder, President, Asset Development Corporation
Larry Urban, Urban Engineering
Page iii
Table of Contents
PLAN MISSION STATEMENT ..................................................................................................................................IV
INTRODUCTION........................................................................................................................................................... 1
A. ENVIRONMENT....................................................................................................................................................... 9
B. LAND USE .............................................................................................................................................................. 16
C. TRANSPORTATION .............................................................................................................................................. 28
D. ECONOMIC DEVELOPMENT .............................................................................................................................. 38
E. PUBLIC SERVICES ................................................................................................................................................ 43
F. CAPITAL IMPROVEMENTS ................................................................................................................................. 47
G. PLAN IMPLEMENTATION................................................................................................................................... 51
APPENDIX A: JFK VILLAGE MASTER PLAN........................................................................................................ 52
APPENDIX B: VISTA DEL MAR............................................................................................................................... 53
Figures
FIGURE 1: PLAN BOUNDARIES ................................................................................................................................ 2
FIGURE 2: CORPUS CHRISTI POPULATION ........................................................................................................... 4
FIGURE 3: MUSTANG-PADRE ISLAND POPULATION.......................................................................................... 4
FIGURE 4: PADRE ISLAND EXISTING LAND USE................................................................................................. 6
FIGURE 5: MUSTANG ISLAND EXISTING LAND USE .......................................................................................... 7
DUNE PROTECTION.................................................................................................................................................. 11
FIGURE 6: DUNE PROTECTION AND BEACHFRONT CONSTRUCTION AREAS............................................ 15
FIGURE 7: PADRE ISLAND FUTURE LAND USE.................................................................................................. 17
FIGURE 8: MUSTANG ISLAND FUTURE LAND USE ........................................................................................... 18
FIGURE 9: INTERSECTION LANDSCAPING CONCEPT....................................................................................... 20
FIGURE 10: GATEWAYS AND SCENIC CORRIDORS........................................................................................... 22
FIGURE 11: PADRE ISLAND TRANSPORTATION PLAN..................................................................................... 29
FIGURE 12: MUSTANG ISLAND TRANSPORTATION PLAN .............................................................................. 30
FIGURE 13: PARK ROAD CONCEPTUAL CROSS SECTION................................................................................ 31
FIGURE 14: HIKE AND BIKE TRAIL PLAN............................................................................................................ 33
FIGURE 15: PADRE ISLAND TAX INCREMENT FINANCING DISTRICT.......................................................... 40
FIGURE 16: PACKERY CHANNEL PROJECT ......................................................................................................... 41
Tables
TABLE 1: EXISTING LAND USE ................................................................................................................................ 8
TABLE 2: FUTURE LAND USE................................................................................................................................. 19
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PLAN MISSION STATEMENT
The ultimate goal of this plan is to assist in transforming the Mustang-Padre Island area into a
world-renowned tourist, resort and residential community. The City will encourage the highest
development standards within the area’s boundaries to create a unique “sense of place.” Economic
development will be tempered with environmental sensitivity to the significant coastal natural
resources on the Islands. Growth will be tempered with common sense. Residential concerns will
be tempered with tourism and business concerns. The area plays a vital role in the citywide and
regional economies. The City recognizes this and commits to doing its part to ensure the long-term
success of Mustang-Padre Island.
Page 1
Mustang-Padre Island Area Development
Plan
INTRODUCTION
The City of Corpus Christi envisions Mustang-Padre Island as a regional, national, and
international resort destination. The recreational amenities, leisure and resort facilities, and
residential communities will be among the finest along the entire Gulf Coast. Moreover, the
recreational opportunities will appeal to a broad socioeconomic range of clientele, allowing all to
enjoy what Mustang-Padre Island has to offer. Whether for sport fishing, beach combing,
windsurfing or rest and relaxation, visitors will want to return
again and again. The character of the residential neighborhoods
" . . . establish
will attract new residents who appreciate what the area has to offer.
comprehensive
Visitors and residents alike will come to appreciate the unique
sense of place created through requiring the highest quality of
planning as a
development. This vision will make Mustang-Padre Island a
continuous
preeminent destination of the Gulf Coast and a brilliant asset to our
sparkling city.
governmental
function to guide,
regulate, and
manage future
development . . . "
The City Charter mandates the Corpus Christi Comprehensive Plan. The
Charter requires the City Council to " . . . establish comprehensive planning as a
continuous governmental function to guide, regulate, and manage future
development . . . " and that " . . . all city improvements, ordinances, and
regulations shall be consistent with the Comprehensive Plan . . . ". The
Comprehensive Plan is comprised of various plan elements such as Policy
Statements, Area Development Plans (ADP’s), Capital Improvement Programs,
and Master Utility Plans.
The comprehensive
“The recreational, leisure and
planning process is a means for citizens and
community
leaders
to
guide
community
resort facilities will be among the
development.
The Comprehensive Plan, by
finest along the entire Gulf
definition, is general, long range, and broad in scope.
Its purpose is to guide the City in policy formulation
Coast…This vision will make
and in the implementation of strategies related to
population, housing, environment, land use,
Mustang-Padre Island the crown
transportation, annexation, economic development
jewel of our sparkling city.”
and public services. As part of the planning process,
planning staff developed the Mustang-Padre Island
Area Development Plan Issues Report based upon the
input of the Mustang-Padre Island Stakeholders Group. This document was used to identify the important issues
related to the ADP.
Page 2
sas
Figure 1: Plan Boundaries
Cit
y
of P
or t
A
ran
C orp us Christi Bay
Gu
lf o
fM
ex i
c
o
JF
KC
au
sew
S.H
.
ay
36
1
Cor pus Christi
Naval Air Station
Flour Bluff
Pa
dr e
Is la
nd
Na
tion
al S
ea
s ho
re
SP
ID
/P a
rk R
d.
22
Lag
una
M
adr
e
à
North
Plan A re a Bound aries
Page 3
The Mustang-Padre Island Area is located in the easternmost part of the City, offshore from the
mainland. The Plan area is bounded by Port Aransas on the north, the Gulf of Mexico on the east,
Padre Island National Seashore on the south and the Laguna Madre and Corpus Christi Bay to the
west. The area also includes the John F. Kennedy Causeway. (See Figure 1 - Boundary Map.)
The principle objectives of this plan are as follows:
1) To recognize the unique characteristics of this area and establish policies for development
standards that may not apply citywide.
2) To recognize the regional economic significance of this area and develop policies that advocate
responsible economic development strategies.
3) To propose techniques or methods by which the environmentally sensitive areas must be
preserved and/or developed with minimal adverse impacts.
4) To propose appropriate land uses and a corresponding transportation network to serve future
land uses and public access to the Gulf beaches.
5) To facilitate infrastructure planning through a reasonable estimate of future land use.
DEMOGRAPHIC CHARACTERISTICS (U.S. Census Bureau, 2000 Census)
POPULATION
This area is the one of the highest growth areas within the City’s jurisdiction. Figures 2 and 3
illustrate population growth in Corpus Christi as a whole and within the Mustang-Padre Island
Area. These figures include actual census counts from 1970 – 2000 and projections through 2050.
Area population growth is dependent upon land availability and density of development. Being an
island, with significant amounts of natural resources, land availability is limited. The ultimate
population and growth will depend upon the factors discussed within this Area Development Plan
(ADP). It is important to note that the projection figures are estimates and should be used for longrange planning purposes only. A comparison of Figures 2 and 3 indicates that the growth trend
within this area is projected to continue outpacing that of the City as a whole through 2050. With
the construction of Packery Channel, development is expected to rise sharply through the next 20 –
30 years and then plateau. At that point, land availability will likely become a limiting factor and
area population should stabilize in the vicinity of 50,000. The bulk of the future growth will occur
in the areas comprised of Commodore’s Cove Unit II, Cape Summer Unit I, Cape Summer Unit II,
Lake Padre, Packery Channel, from the Kleberg County Line to the existing city limits and the
Gulf beaches of Mustang Island, north of Mustang Island State Park.
The demographic makeup of the Mustang-Padre Island Area is not consistent with that of Corpus
Christi. Within the area, about 70% of the population is in the 21 – 64 year age group. Meanwhile,
the City has about 56% of the population in the same age group. The 0 – 20 year age group makes
up about 16% of the Mustang-Padre population, as compared to about 33% for Corpus Christi’s
population. This is indicative of the area’s status as a resort community. The bulk of the population
is working age adults, with fewer children than the remainder of the City. Also, there is a slightly
higher rate of retirement age (65+) individuals within the area (14%) than the rest of the City
(11%). The proportion of married couples with children citywide is about 49%. Meanwhile,
within the area, only about 27% of married couples have children.
Page 4
Figure 2: Corpus Christi Population
Corpus Christi Population
150,000
100,000
257,453
231,999
200,000
352,432
277,454
250,000
321,573
300,000
204,525
Population
350,000
392,827
400,000
429,243
450,000
473,397
500,000
50,000
0
1970
1980
1990
2000
2010
2020
2030
2040
2050
Census/Projection Year
29,119
45,000
40,000
16,776
30,000
25,000
5,000
667
10,000
1970
1980
2,941
15,000
6,444
20,000
134
Population
35,000
37,254
50,000
41,444
Mustang-Padre Island Population
46,389
Figure 3: Mustang-Padre Island Population
0
1990
2000
2010
2020
Census/Projection Year
2030
2040
2050
Page 5
EDUCATION
Educational attainment for individuals age 25 and over differs greatly between the area and Corpus
Christi. Citywide, about 24% lack a high school diploma or equivalent. That statistic is about 5%
for the area. About 45% of Mustang-Padre residents have a bachelor’s degree or higher, with 77%
having at least some college. In contrast, only about 20% of Corpus Christi residents have a
bachelor’s degree or higher, with 51% having at least some college.
INCOME
Median income in the area is significantly higher and the poverty is significantly lower than the
remainder of the City. The median household income in Mustang-Padre is about $60,200, while
that of Corpus Christi is about $36,400. Also, less than 5.5% of households in the area live below
the poverty level, as compared to the City’s 17.55%.
HOUSING
According to the 2000 Census, 8.38% of the total housing units citywide were vacant. For the
area, 27.54% of the total housing units were vacant. This is largely due to the preponderance of
seasonal housing units in the Mustang-Padre Area. Of the 1,121 vacant housing units in the area,
788 (70.29%) were seasonal units,
which catered largely to tourists
and winter Texans. Citywide, only
15.95% of vacant housing units
were seasonal units.
There is a significant discrepancy
in median home value between
Corpus Christi and MustangPadre. In fact, there is a large
fluctuation in median home value within the area. The median home value citywide is
approximately $72,000. On Mustang Island the median home value is about $154,000, while on
Padre Island it is about $216,000. Possible causes for such differences could be property value,
age of the housing stock, size of homes or a combination of those factors.
CURRENT LAND USE
Figures 4 and 5 illustrate the existing land uses on the Island and Table 1 shows land use
acreages by category. The total study area contains 31,451 acres. Water area is specifically
excluded. The “Park” category includes parks, beaches and other publicly held lands and accounts
for about 57% of area land. A large portion of land in the “Vacant” category, an estimated 3,800
acres or 13% of the total area, is wetlands. This illustrates that development is either disallowed
or strictly limited in about 70% of the area. Less than 25% of the area’s land remains developable,
without significant wetlands mitigation. While it is true that wetlands can technically be
developed, the mitigation costs oftentimes are economically infeasible.
Vacant
Water
Natural Area
Land Use
Wetland
Drainage Corridor
Park
Low Density Residential
Medium Density Residential
High Density Residential
Professional Office
Commercial
Public-Semi Public; PSP
City Limit Line
County Boundary
0
0.25
0.5
µ
0.125
0.75
1
Miles
CA
IT E
Legend
WH
PARK RD 22
GULF OF MEXICO
LAGUNA MADRE
MUSTANG ISLAND STATE PARK
STATE HYW 361
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Figure 4: Padre Island Existing Land Use
JFK CAUSEWAY
P
Land Use
Vacant
Legend
Water
Park
Commercial
Public-Semi Public; PSP
City Limit Line
0
0.25
0.5
µ
0.125
0.75
1
Miles
Page 7
Figure 5: Mustang Island Existing Land Use
Page 8
Table 1: Existing Land Use
Existing Land Use
Categories
Acres
%
Square Miles
440
1%
1
84
0%
0
105
0%
0
Mobile Homes
1
0%
0
Professional Office
4
0%
0
107
0%
0
5
0%
0
16,794
53%
26
66
0%
0
754
2%
1
Water
1,348
4%
2
Wetlands
4,139
13%
6
Vacant
7,603
24%
12
31,451
100%
49
Medium Density Residential
Commercial
Light Industrial
Park
Public Semi Public
Right of Way
Total
Page 9
A. ENVIRONMENT
E
N
V
I
R
O
N
M
E
N
T
Preservation and protection of the Island ecology is critical to the public health, safety,
and welfare of the Corpus Christi community and entire region. The Island ecology,
including the Gulf beach, dunes complex, and wetlands areas, provides significant
benefits to the rest of the region. It is a well-known fact that the Island dunes complex
provides the first line of defense to the mainland from hurricane storm surges. The
Island wetlands and estuaries provide an aquatic environment to support many species
of fish and shellfish for sport and commercial fishing. In addition, the unique beauty
and recreational opportunities of the Islands, specifically the beach areas, benefit the
local and regional economy significantly. Tourism studies have shown that the Gulf
beaches are the number one tourist attraction to the Corpus Christi area by visitors from
both inside and outside of the State.
In order to balance the need to protect the coastal natural resources of the Islands and to
promote economic development on the Islands, the following recommendations are
proposed. Some of the recommendations are being implemented by other governmental
agencies, i.e. U. S. Army Corps of Engineers, Nueces County, State of Texas, etc. The
Plan recommendations are intended to assure City support and are not intended to
substitute or establish an overlap or duplication of authority.
POLICY STATEMENT A.1
Gulf beaches between mean low tide and the line of vegetation must contain no
structures or improvements except erosion control measures and limited public
recreational structures (life guard towers, fishing/surfing piers, open-air public
showers, portable restrooms, traffic control devices, etc.). No paved parking may be
constructed on the Gulf beaches seaward of the foredune ridge. However, unpaved parking would
still be allowed, where not specifically prohibited. Paved public parking will be located on the
backside of the foredunes with dune walkovers providing pedestrian access to the beaches.
Prior to issuance of any building permit
for a site, all requirements of state law
with regard to dune protection and
beach access must be satisfied.
“Preservation and protection of the
Island ecology is critical to the
public health, safety, and welfare of
the Corpus Christi community and
entire region.”
Due to the complexity of Island
development and the need to protect environmentally sensitive areas, the City will require
an interdisciplinary site plan review process for all commercial and multifamily
development on the Islands, in conjunction with the issuance of building permits.
Page 10
The site plan review process saves
permitting time by assuring a
thorough review at the beginning of
the project. The site plan will clearly
indicate the location of dunes,
jurisdictional wetlands, floodplains,
public beach easement, etc. in relation
to any proposed improvements. The
process should include a turn-around
time of one week or less within the
existing timeframe of building permit issuance (approximately three weeks). The site plan review
process will ensure coordination between City Staff and facilitate the "one stop" development
concept. In addition to what is already required, site plans within this area must be drawn to
scale and must include at least the following (as applicable):
A) All requirements of state law with regard to dune protection and beach access must be
satisfied with appropriate permit numbers indicated on the site plan and construction
limitations indicated on the lot;
B) Where available, if previously obtained, an existing preliminary determination of
jurisdictional wetlands or a U.S. Army Corps of Engineers jurisdictional wetlands
determination provided and appropriate permit references will be indicated on the site plan;
C) If a site is subject to architectural design zoning standards, a note regarding the architectural
theme of the development and exterior building materials; and
D) Shoreline areas must include a state land survey of not less than five years old.
Mustang and Padre Islands will not be considered for sanitary landfills or other solid waste
disposal, except for dredge materials.
The design and use of naturally regenerating systems for prevention and control of beach
erosion are encouraged and preferred over bulkheads and other hard structures and the
protection is a reasonable solution to the site where it is proposed. Regenerating systems
include, but are not limited to:
A) Beach nourishment
B) Planting with short-term mechanical assistance, when appropriate
C) Any other method consistent with the recommendations of the Texas General Land Office’s
Dune Protection and Improvement Manual for the Texas Gulf Coast
Page 11
Underwater pipelines carrying materials harmful or potentially injurious to aquatic life
and/or water quality must be provided with shut off apparatus at each end of the
underwater segment.
The City will encourage the protection of sensitive wildlife habitats and the island
environment by considering innovative design techniques, implementation of incentives for
developers and allowing higher than typical development density in uplands where
practical. It is not the intent of this plan to initiate requirements for protection of nonjurisdictional wetlands. The City encourages any developer to voluntarily preserve the existing
natural environment by concentrating the total allowed number of units allowed, based on gross
acreage (including wetlands) , into a multi-story building or buildings. This “cluster
development” results in large setbacks, buffer zones, reduced infrastructure costs and more
permanent open space.
The City will develop a revision to the landscape requirements in the Zoning Ordinance to
create an indigenous species and wetlands allowance for landscaping on the barrier islands.
New development may incorporate natural wetlands and vegetation to partially satisfy landscape
requirements where such features can meet the screening performance criteria.
Encourage development of an expanded canal system, including a bridge on S.P.I.D., to
connect Lake Padre / Packery Channel with the existing Padre Isles Subdivision. The
expanded canal system is consistent with proposed developer plans and would benefit Padre
Island in several ways as follows:
A) Improve canal system water quality in Padre Isles;
B) Improve surface drainage along S.P.I.D, i.e. a canal system parallel to SPID could provide
outfalls for storm drainage along the roadway;
C) Providing a convenient water transportation system for small watercraft between the Padre
Isle residential area and future commercial development in Lake Padre/Packery Channel.
DUNE PROTECTION
INTRODUCTION
State law requires all coastal counties (or coastal cities that have been delegated authority by
counties) to protect critical dunes and dune vegetation from direct or indirect adverse effects of
construction in a critical dune area or seaward of the dune protection line. The sand dunes that
lend beauty to the coastal landscape also serve an invaluable practical purpose - they give
resilience to the barrier island shoreline. Sand dunes are a coastal community’s front line of
defense against tropical storms and hurricanes. By absorbing the force of the storm surge, critical
sand dunes help prevent inland property loss and the loss of lives.
Page 12
Protecting critical sand dunes is the least expensive and most efficient defense against
storm-surge flooding and beach erosion. Critical sand dunes prevent or delay intrusion of
floodwaters into inland areas. Dunes hold sand that replaces eroded beaches after storms and
buffer windblown sand and salt spray. This natural defense can be strengthened by increasing the
height and stability of existing dunes and by building new ones.
The growth of coastal population and the increasing development and recreational use of the
barrier islands, threaten the stability of the dune environment. Construction and heavy
recreational use of the beaches and dunes contribute to dune deterioration. The vegetation that
secures sand is destroyed, sand is lost, and roads, trails and storm runoff breach the dune ridge.
Dune damage that results from human activities accelerates the damage caused by the everpresent wind and wave action.
Inland areas become more vulnerable to hurricanes and tropical storms when the continuous dune
ridge is weakened. Protecting dunes also preserves and enhances the beauty of the coast. To
succeed, dune improvement and protection efforts must be undertaken by federal, state, and local
government entities. But even more valuable are dune protection efforts by property owners who
recognize the value of a viable dune system.
DUNE PROTECTION LINE
The City will continue to enforce dune protection and beachfront construction regulations
in Kleberg County and will continue to encourage Nueces County to delegate dune
protection authority (also see
Policy Statement A.11) to “The sand dunes that lend beauty to the
Corpus Christi for areas coastal landscape also serve an invaluable
within the City’s jurisdiction.
The City has been authorized to practical purpose…Sand dunes are a
establish and enforce dune coastal community’s front line of defense
protection regulations in Kleberg against tropical storms and hurricanes.”
County and has requested such
authority from Nueces County.
The Dune Protection Line as established by the City of Corpus Christi, in the City's corporate
boundaries in Kleberg County will be effective for Nueces County upon delegation. This Dune
Protection Line generally coincides with the maximum allowable distance by state law - 1,000
feet landward of mean high tide at the shoreline of the Gulf of Mexico. This line will also
coincide with Nueces County's existing Dune Protection Line, which has been in effect since
1973. The Dune Protection and Beachfront Construction area are illustrated in Figure 6.
The City will continue to pursue delegation of dune permit authority by Nueces County in
order to create a single approval authority for dune permitting, beachfront construction
certificate and platting. This will facilitate the “one-stop” development process adopted by the
City. The current process of obtaining approval of a proposed development requires that the
Page 13
County and the City both approve a plan. The submission, presentation and fees are redundant.
The current process is a hindrance to economic development within City jurisdiction and gives
other cities, like Port Aransas, a competitive advantage in attracting development. Nueces County
granted Port Aransas dune protection authority in 1986 and Kleberg County granted the same to
Corpus Christi that same year. The City of Corpus Christi maintains that it is at least as qualified
to hold such authority.
Property located landward of the North Padre Island Seawall is exempt from dune
protection requirements. The City will continue to support exemption of the Seawall area from
dune protection guidelines. Several important factors distinguish the area behind the Seawall from
all other areas adjacent to the Gulf of Mexico within Nueces County:
A) Sand does not return to the beach;
B) Isolated area does not contribute to dunes systems to the north or south;
C) The Seawall serves as protection from storm surge and no dunes exist to provide the same
protection in this area.
D) The area is protected from storm surges by the significant
Seawall improvements of the Padre Isles and Lake Padre
developments.
E) The area between the Seawall and Leeward Drive is
completely outside the 100-year floodplain as designated by
the Federal Insurance Administration.
F) The area landward of Leeward Drive is within flood zones
A13 (elevations 9 or 10 feet above mean sea level): the same
flood designations as most of the Padre Isles development.
DUNE PROTECTION PERMIT A.13
The Dune Protection Line serves to identify which dunes are “critical dune areas" as
defined by state law. Its placement determines what areas within a proposed development
require a Dune Protection Permit before construction may begin. The City of Corpus Christi will
administer the Dune Protection Permit process for those areas within its city limits and its
extraterritorial jurisdiction within Kleberg County. However, in Nueces County, Corpus Christi
has not been granted dune protection authority. As such, it is the only city on the Texas Gulf
Coast that has not been delegated dune protection authority by its respective county. Because of
separate jurisdictional authority, coordination between the City, Nueces County and Kleberg
County will be critical to the success of the City's Dune Protection Regulations and its
administration. This coordination will ensure that the policies and objectives of the Texas Coastal
Management Program will be implemented in an efficient manner. Specifics on the regulatory
requirements of the City of Corpus Christi's Dune Protection Permit are contained in the "Dune
Protection and Beach Access Regulations" under applicable sections addressing dune protection.
Portions of the plan dealing with dune protection include required findings, prohibited activities,
and the "mitigation sequence" of development in or near critical dune areas. The mitigation
sequence consists of four basic alternatives to dune protection. These four alternatives include
Page 14
avoidance, minimization, mitigation, and compensation and are addressed in detail in the Dune
Protection and Beach Access Regulations, Chapter 10 of the City Code.
POLICY
STATEMENT A.14
All
pedestrian
walkovers will be
built over the dunes
with ramps in a
manner
that
minimizes
cutting
through or removal of the dunes in accordance with the Texas GLO guidelines. Such
structures must comply with the recommendations of the Texas General Land Office’s Dune
Protection and Improvement Manual for the Texas Gulf Coast.
Page 15
Figure 6: Dune Protection and Beachfront Construction Areas
Page 16
B. LAND USE
L
A
N
D
U
S
E
OVERALL LAND USE PLAN POLICY STATEMENTS
PLAN STATEMENT B.1
The City Council, hereby, adopts Figures 7 and 8 as the guide for future land use
decisions. The intent of the future land use plan is to support environmentally sound,
high-density tourist related growth, medium-density mixed uses and residential land use
on the Islands. The plan provides for a compatible configuration of activities with
emphasis on the protection of residential activities from incompatible activities, the
placement of commercial activities at locations with good access and high visibility, and
the identification of environmentally sensitive areas that should be preserved.
POLICY STATEMENT B.2
Tourist oriented business and development will continue to be encouraged and
promoted by all agencies of the City as illustrated on the Future Land Use Map.
This includes commercial ventures, condominiums and resorts, fishing and outdoor
recreation facilities, and recreational vehicle parks.
Development that is visible from
designated arterial thoroughfares must
have a consistent urban design theme
integral to creating a “sense of place”,
enhancing the “visitor experience”, and
enhancing the overall quality of life.
The public rights-of-way along S.P.I.D. and State Highway 361 will be landscaped to
provide a more aesthetic environment. (See Figure 9)The landscape theme should be
consistent with the Island 2000 Plan which includes group plantings at island “Gateways” such as
palms and oleanders. The intersection landscaping must adhere to requirements of the City's
driveway ordinance and be designed so that sight triangle distances will not be blocked.
Click here for the
Corpus Christi
Future Land Use Plan
Adopted
May 24, 2005, Ordinance 026278
Corpus Christi
All-AmericaCity
R
2003
Page 19
Table 2: Future Land Use
Future Land Use
Category
Traditional Neighborhood (Max. 8 units/acre)
Acreage
Percent
933.69
3.04%
82.06
0.27%
711.48
2.32%
7,763.95
25.31%
Mixed Use Tourist
654.17
2.13%
Mixed Use Commercial
129.06
0.42%
34.10
0.11%
Commercial
338.53
1.10%
Public/Semi-public
139.80
0.46%
12,905.13
42.06%
829.18
2.70%
6,159.87
20.08%
30,681.02
100.00%
Multi-family (Max. 36 units/acre)
Tourist Oriented and
High Rise Residential (More than 36 units/acre)
Mixed Use Residential
Dredge Material Placement
Park
Right-of-way
Conservation/Preservation (Beach and other
areas where no development is allowed)
Total
To enhance the beauty and aesthetic appeal of Mustang and Padre Islands, landscape
requirements for street yards adjacent to S.P.I.D. and State Highway 361 will be of a higher
standard than is typically allowed elsewhere in the City. Variances, special permits, or other
means to reduce the landscaping requirements for development in this Plan Area will be strongly
discouraged.
Signage requirements should promote a coordinated and cohesive design and reinforce a
desirable image of the City and the Islands.
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Figure 9: Intersection Landscaping Concept
DWARF OLEANDERS
OLEANDERS
FLOWERING GROUNDCOVER
PALMS
Encourage placement of public art on roadway medians and other public or private
properties.
The designation of “Mixed Use” in the Future Land Use Plan expresses the City’s desire to
mix residential and non-residential uses. Development objectives for the Mixed Use categories
are to incorporate the latest design innovations, the highest quality construction, integrated land
uses, a safe and efficient transportation network, and pedestrian and bicycle amenities. A “Mixed
Use” area should be developed using a Planned Unit Development (PUD) zoning district or other
equivalent zoning category.
A) Mixed use/residential – A high percentage of land designated for Mixed Use Residential
should be developed for residential purposes. Low intensity neighborhood serving
business may also be appropriate (no more than 10% of the area). Clustering of
development density with large setbacks or permanent reserves of open space may also be
acceptable in combination with high intensity uses, provided high intensity uses are
integrated into the surrounding neighborhood and any negative impacts are eliminated or
mitigated.
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B) Mixed use/tourist – The mixed use tourist land use is characterized by high density
residential and high density business uses. High density business uses may range in
character between either serving the region or be targeted to the island population. Uses
may include bed and breakfasts, hotels, condominiums, marinas/vessel repair and
maintenance, convention facilities, ancillary commercial uses, etc.
“Gateways and Scenic Corridors” are designated on S.P.I.D., a portion of State Highway
361, Whitecap Boulevard, Windward Drive, Leeward Drive, Sea Pines Drive, Commodores
Drive, Zahn Road, Vista Delmar, main entrance to Padre Balli Park and other streets as
depicted in Figure 10. The purpose of designating these corridors is to recognize and protect the
economic and environmental significance of these areas. The design elements and allowable
architectural themes of these designated corridors will be implemented through the Zoning
Ordinance. Such architectural design themes may include elements found in coastal regions such
as Cape Cod, Key West, the Carolinas, the Caribbean, Spain, the Mediterranean, South Texas,
etc. The purpose of this policy is to help create a “sense of place” and increase the quality of
architecture / aesthetics of development along these transportation corridors. Uniquely attractive
public and private street lighting, landscaping, pedestrian furniture (benches, plazas, water
fountains, bicycle racks, signage, public art, etc.) should be incorporated into public infrastructure
and private new development and redevelopments. (Also see Visitor Center in Policy Statement
B.24)
Immediately work with TxDOT to create a location for a permanent Island Visitors Center.
The existing visitor’s center is poorly located on the north side of SPID and is in a portable
building which does not lend itself to convenient access or positive image.
The City will continue to protect residential neighborhoods from encroachment of nonresidential uses unless the negative effects of the non-residential uses are eliminated or
significantly mitigated.
Industrial uses and sexually oriented uses are incompatible with and may threaten lowdensity residential land uses, the natural environment and the family tourist orientation of
the Islands. Oil and gas exploration and production is exempted from this policy, where allowed
by law, provided all pertinent requirements are met.
Recreational vehicle and manufactured home uses should be prohibited from locating on
the islands. These uses are a detriment to the high quality residential and resort development
proposed for the islands.
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Figure 10: Gateways and Scenic Corridors
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Scenic Corridor
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Gateway
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Feet
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Utility lines will be placed underground, where possible, and will minimize disturbance of
wetlands, dunes, or other sensitive habitats. This will improve the aesthetics of the area and
improve public safety, particularly in times of weather emergencies.
A) The installation of new electrical, telephone or other utility lines along expressways, arterials,
and collector streets, or the substantial expansion of existing electrical, telephone, or other
utility lines along these roadways must be accomplished underground or underwater.
B) Existing utility lines are to be relocated underground wherever possible, as the City and/or
State undertake street or highway projects or when a utility company replaces overhead utility
lines.
To insure compatibility of energy production activities and tourist-oriented development,
the City will develop design compatibility guidelines and require new oil and gas producers
to conform to these standards. Development plans for extraction or support facilities will
undergo site plan review and inspection for compliance and appropriate screening will be
required.
The City will pursue affordable housing projects on the island where the City and a
developer can reach agreement to provide lots at an affordable price, possibly in
combination with developer incentives pertaining to a reduction in lot size, development
fees, and or other design or tax incentives. The vehicle for pursuing this type of development
would be the City’s Planned Unit Development District in combination with a developer
agreement to assure low income housing.
POLICY STATEMENTS FOR THE AREA
IN THE CITY’S FIVE MILE EXTRATERRITORIAL JURISDICTION LOCATED IN
KLEBERG COUNTY SOUTH OF THE CITY LIMITS
This area is all publicly owned by the Texas General Land Office or is within the Padre Island
National Seashore. Currently, the land is undeveloped with only a few oil and gas extraction
activities on the property. Regarding development in this area, the following policies apply:
A) The area must be preserved as an area of natural coastal habitat while providing for
increase public access to the Gulf beaches and the Laguna Madre Shorelines.
B) Any use or development of the land or a portion thereof must have a significant
beneficial impact on the region or the state.
Potential uses for this area include:
1) Beach and Laguna access roads at a spacing of approximately 2 miles apart (current
spacing is 8 miles) are critically needed for emergency vehicle and enhanced public
access;
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2) Recreational vehicle parks, camping, fishing, hiking, boat ramps, parking, lookouts, etc.;
3) Wind and solar power generation on a limited basis may be acceptable;
4) Small and large scale desalination facilities on the west side of South Padre Island Drive
(S.P.I.D.);
5) Temporary armed forces training; and
6) Permanent open space preserves.
FROM THE SOUTH CITY LIMITS TO ZAHN RD.
Padre Isles Property Owners Association will be invited to comment on rezoning cases and
the site plan review process. Strip commercial development should be discouraged along
S.P.I.D.. Commercial proposals providing substantial acreage and a planned commercial cluster
are to be encouraged.
Lower intensity mixed use tourist activities will be encouraged at the intersections of
S.P.I.D. and Jackfish, and at S.P.I.D. and Aquarius Drive. These two intersections will
provide service to a smaller residential population located in the vicinity and will also require less
intersection capacity. Therefore, low intensity commercial activities will be appropriate.
POLICY
STATEMENT
B.22
Mixed use tourist areas of
medium intensity will occur
at S.P.I.D. and Sea Pines,
Encantada,
and
Commodores Drive. These
intersections will provide
access to most of the residential population and will require intersection improvements to
accommodate future traffic. For these reasons, medium to high intensity commercial activities are
appropriate.
The intersections of S.P.I.D. with State Highway 361 and S.P.I.D. with Whitecap will be
developed with high intensity mixed use tourist. Such commercial activities will serve both the
visitor and permanent resident populations. However, heavy commercial activities that might
include outdoor storage and/or activities that due to their physical characteristics would not
contribute to the visitor environment will not be allowed. Activities generally as considered high
intensity commercial include, but are not limited to grocery stores, building material yards, open
storage and warehousing.
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The areas referred to as the Village (east side of the Intracoastal Waterway at the JFK
Bridge) and the Jones Tract (south of Padre Isles) in Kleberg County, must be developed
under special mixed-use standards consistent with previously adopted master plans for each
area. (See Appendices A and B)
A) The Village Master Plan, approved by both the City and the General Land Office, requires
greater public landscaping to identify this area as an “entrance or gateway” to the island.
Special emphasis will be placed on making the Village pedestrian “friendly” and connecting
the various use areas with a boardwalk or “walkabout”. The City will pursue two revisions to
the Village Master Plan to:
i. eliminate recreational vehicle parks from the plan area; and
ii. relocate the proposed visitor center in the Village Plan area to a higher visibility
location south of S.P.I.D. and immediately east of the Village Master Plan area. The
proposed location is in Texas Department of Transportation right-of-way. Upon
adoption of this recommendation the City will immediately met with Texas
Department of Transportation to secure a spacious and highly visible location for the
future Island Visitor Center.
B) Requirements for the Jones Tract will be consistent with the Vista Del Mar Master Plan
adopted by City Council in 1999.
Property located west of Nueces County Packery Channel Park is proposed for mixeduse/tourist development due to the high visibility location on S.P.I.D. and access to Packery
Channel. Access out of the site must align with the existing median cuts on S.P.I.D. to facilitate
future signalization.
The City, County, and State will work together to promote public parking areas in
proximity to public beaches. All plans for public beach access and parking facilities on State
land must be approved by the Texas Attorney General's office. State law requires that beach
access be preserved. However, the local government has the authority to define the degree of
access that is permitted along the beach. Due to the narrow beach area in front of the sea wall, and
the safety problems presented by heavy vehicular and pedestrian traffic, the City occasionally
blocks off the beach to vehicular traffic. The City has acquired property for a public parking lot
(approx. spaces) at a central location behind the sea wall. This will allow the beach segment
between Leeward Beach and Whitecap Beach to remain open to pedestrian traffic and use by the
public, while being closed by the City or County to vehicular traffic. (This recommendation is
also provided in the JFK Causeway Recreation Area Master Plan study.)
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FROM ZAHN RD. TO PORT ARANSAS CITY LIMITS
Area north of Zahn Road and east of State Highway 361 extending to the County-owned
parkland is planned for high-density mixed-use tourist land uses. This low-lying area has a
significant amount of wetlands, which may make it difficult to develop. However, it will have
excellent access to the Packery Channel and adjacent commercial areas. Due to its proximity to
the proposed visitor-oriented activities along Packery Channel, the area is suitable for commercial
beach support activities, such as restaurants, surf shops, etc.
North of the State Park on the Gulf side of State Highway 361 high-density tourist oriented
development will be encouraged. A number of condominiums have already established a
development trend in this area which should be encouraged to continue.
The area located on the west side of State Highway 361 is planned for residential mixed uses
and conservation/State Park. Large portions of this area are composed of low-lying wetlands.
Due to the sensitive nature of these lands and because the area does not have direct access to the
Gulf, a maximum overall residential density of 8 units per acre will be allowed. Cluster-type
developments will be encouraged through the use of incentives and are preferred over traditional
residential development patterns. Commercial uses at intersections with collectors along State
Highway 361 are appropriate.
High quality planned commercial uses at the intersection of collector streets is encouraged.
Strip commercial development will be prohibited along State Highway 361, unless access
management techniques are provided (marginal access, shared driveways, etc.). Access
management will enhance public safety and the traffic the capacity of State Highway 361.
The City will continue to pursue resolution of all park dedication issues related to the
parkland dedication committed from the Terra Mar Subdivision. The preferred locations for
the park acquisition are adjacent to the Wilson Cut near State Highway 361 or adjacent to Corpus
Christi Bay to facilitate water related recreational activities.
Preserve and enhance public beach access at appropriate intervals (See Beach Access).
Vehicular access along the Gulf beach shall not be restricted unless necessary for public
safety.
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POLICY STATEMENTS FOR THE
JOHN F. KENNEDY (JFK) CAUSEWAY AREA
Regarding development in this area, the following policies apply:
A) The bait and fishing stands located along the John F. Kennedy (JFK) Causeway are at the
primary entrance to the Island and are among the first sights visitors see of the Island. The
City will place a high priority on the visual enhancement of this area.
B) Paved parking and structural improvements will be required.
C) The City will encourage efforts to beautify, enhance, preserve and protect the area.
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C. TRANSPORTATION
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POLICY STATEMENT C.1
The City Council adopts the Transportation Plan (see Figures 11 and 12) as the
guide for future transportation decisions. The transportation network of this Plan
constitutes an amendment to the Corpus Christi Urban Transportation Plan and a
recommendation to the Metropolitan Planning Organization (MPO) to make
appropriate changes to the MPO’s Transportation Plans. Plan recommendations are
based on the “ultimate” street network necessary to serve a fully developed plan area.
Unless otherwise specified or where infeasible, all streets are recommended to contain
curb, gutter and underground drainage. Wherever this transportation plan calls for the
acquisition of more right-of-way than currently exists, the future right-of-way line shall
be used to determine building setbacks. Use of the future right-of-way line to measure
setbacks will prevent the construction of buildings, signs, or any other permanent
structures, that would encroach into the future right-of-way and related setbacks.
Changes to the Transportation Plan include:
A)
Adding a loop collector street extending Aquarius Drive north east and gradually
turning south east to parallel and connect with Sand Dollar Street.
B)
Designating Palmira Drive a Collector Street.
C)
Revision to the collector street system north of Mustang Island State Park and east
of State Highway 361 to delete three proposed vehicular beach access roads for a
total of five vehicular access points and four pedestrian beach access ways.
D)
Deletion of a collector street segment west of State Highway 361 within the
collector street loop shown immediately north of Mustang Island State Park
E)
Reduce the right-of-way requirements for S.P.I.D. from an ultimate 240 foot
right-of-way to a 200 foot right-of-way. See conceptual cross section Figure 13.
The proposed collector streets on Mustang and Padre Islands are conceptually located and some
alignments may change depending on efficient and functional alternatives presented by the
property owner at the time of development.
The City will initiate a request to TxDOT for a speed limit study on S.P.I.D. Reduction of
the speed limit is necessary as rapid commercial and residential development is occurring on
either side of the roadway. Slower speed limits will help to create a safer roadway for residents,
businesses and visitors.
Click here for the
Corpus Christi
Urban Transportation Plan
Adopted
May 24, 2005, Ordinance 026278
Corpus Christi
All-AmericaCity
R
2003
Page 31
Figure 13: Park Road Conceptual Cross Section
Page 32
The City will pursue funding for improvements to enhance pedestrian and bicycle amenities
as illustrated on the Hike and Bike Trail Plan Figure 14. The aim is to make island
thoroughfares safer for alternative modes of transportation. Such improvements may include:
A) Pedestrian-friendly intersections;
B) Sidewalks;
C) Bicycle lanes and or wider shoulders;
D) Landscaping; and
Other appropriate pedestrian and bike trail amenities.
The City, in coordinating with the federal, state, and county governments, will develop a
long-term emergency action plan for maintaining sufficient emergency access off the
Islands.
In order to optimize the elevation improvements to the JFK Causeway and to further
enhance emergency access off the Islands, the City will work with TxDOT to elevate S.P.I.D.
to Kleberg County to an elevation equal to the average elevation of State Highway 361. In
addition, the City will elevate to the same elevation the portions of the major collector
streets which are within 500 feet of S.P.I.D. This will assure that the existing low elevations of
these roadways do not critically limit evacuation of the Islands.
PROGRAM RECOMMENDATION C.6
A high priority will be placed on transportation improvements that will directly benefit the
local tourist industry and are multi modal.
Preserve the long term opportunity to create a second elevated bridge structure crossing of
the Laguna Madre as part of the proposed South Loop project. The purpose of the second
crossing would be to direct traffic away from the City and to relieve the traffic demand at the
interchange of S.P.I.D. and I-37. Experience has shown that during hurricane emergencies, traffic
backs up on S.P.I.D. and portions of I-37. The second crossing should be linked-up with the
regional transportation network such that traffic is funneled away from the City without further
exacerbation of these problem areas. As the need for a second crossing developments, a feasibility
study will need to be undertaken to address:
A) Location
B) Timing
C) Cost and funding
D) Economic and environmental impacts
E) COBRA implications
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Figure 14: Hike and Bike Trail Plan
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For public safety and to protect roadway capacity on S.P.I.D. and State Highway 361,
future development will require access management controls, i.e. marginal access drives,
shared driveways, interconnected parking, etc.
Design objectives will be to:
A) Provide parallel marginal access roadways along S.P.I.D. and State Highway 361;
B) If marginal access roadways are not feasible, access management will be achieved through the
issuance of “temporary driveway permits” and interconnected parking along highway
property frontages. As private development proceeds along these roadways the city will
require development to connect parking areas paralleling the roadway. This technique will
help to minimize driveway conflicts and help to separate slow speed local neighborhood
traffic from high speed through traffic.
C) Provide bicycle lanes to facilitate multi-model trips, tourism and public safety;
D) Provide curbs, gutters and underground drainage;
E) Provide ample landscaping in the public right-of-way to promote an attractive, tourist-oriented
environment.
Intersection alignment improvements to Encantada and S.P.I.D.. The current configuration is
confusing and creates an unsafe point of conflict, particularly for motorist attempting to enter
northbound S.P.I.D. from Encantada Avenue.
Development trends and patterns support the following standards, as illustrated on the
City's Transportation Plan, for public beach access roads. Spacing is approximately one mile
in Nueces County Beach areas on Mustang and Padre Islands. In Kleberg County the spacing
standard for public beach access roads is 1 – 2 miles. This design standard will provide sufficient
access while discouraging unnecessary cuts through the dunes.
The City will pursue grants, capital improvement programming, hotel/motel tax revenue
and other sources of funding for acquisition and improvement of public beach access.
BEACH ACCESS
PURPOSE AND SCOPE
The purpose of this section is to preserve and enhance the public's right to use and have access to
and from the public beach and to support standards certifying construction on land adjacent to the
Gulf of Mexico is consistent with such public rights.
The geographic scope of the City’s jurisdiction for beach access includes all areas within the
City's corporate limits and its extraterritorial jurisdiction on Padre and Mustang Island located
Page 35
between the Gulf beach and the closest paralleling public roadway or 1,000 feet, whichever is
greater. In addition, the City is authorized to regulate the platting of property and to annex
properties within the City’s extraterritorial jurisdiction. Two areas are exempted by General Land
Office rules from local beachfront construction certification requirements. These exempted areas
are the Mustang Island State Park and the Padre Island National Seashore. The City is requesting
State and Federal agencies controlling beachfront property to provide enhanced access and
parking facilities. In addition, certain uses and development such as oil and gas exploration and
livestock grazing are exempted from the requirements of a dune protection permit, but not a
beachfront construction certificate.
Shoreline areas experiencing erosion are of particular concern, as any structures located adjacent
to these areas will be at the highest risk of damage in the shortest time period. Under rules
established by the General Land Office, which are applicable to both beach access and dune
protection review procedures, construction in the eroding areas must be responsive to the risk of
erosion in the future. An erosion area boundary has been identified through utilizing erosion data
provided by the Bureau of Economic Geology. This boundary projects potential erosion 50 years
into the future. Additional construction standards will apply within this area. These standards are
included within the Dune Protection and Beach Access Regulations.
EXISTING BEACH ACCESS
Approximately 24.7 miles of public gulf beach is within the city limits and extraterritorial
jurisdiction of the City. Currently, seven vehicular roads provide public access to the 14.7 miles
of public beach within the Corpus Christi's area of control with 3 additional beach access roads
located within State and National parks. An additional 10 miles of beach are in either the
exempted areas of the Mustang Island State Park or the Padre Island National Seashore. Beach
Access Road # 2 is located approximately one-half mile north of the northern boundary of
Mustang Island State Park. This is the only beach access road between the State Park and Beach
Access Road # 1, located approximately 7.3 miles north of Beach Access Road #2 and 3.6 miles
north of the Port Aransas city limits.
All of the remaining ten beach access
roads within the City of Corpus Christi's
area of control are concentrated within a
four-mile area between Beach Access
Road #3 and Beach Access Road # 6. This
area includes the Seawall and Nueces
County's Padre Balli Park and Packery
Channel.
The Mustang Island State Park entrance
road provides the only vehicular access to
the two-mile long public beach between
Fish Pass and south to the vehicular barrier
located 0.3 miles north of Beach Access
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Road #3. Beach Access Road #3 is located within Mustang Island State Park and approximately
3/4 mile north of the State Park's southern boundary. It provides access to the beach between the
State Park's vehicular barrier on the north side of Corpus Christi Pass and Zahn Road. Beach
Access Road "North", as it is commonly referenced, is located approximately one mile south of
the northern boundary of the Padre Island National Seashore. This road provides the only beach
access road between Beach Access Road # 6 and the vehicular barrier just south of Access Road
"North" at the north end of the National Seashore, a distance of approximately eight miles.
A barricaded parking and day-use area exists on a portion of the public beach between Padre Balli
Park entrance road and Bob Hall Pier. Vehicular traffic is routed immediately landward of both
of these areas.
Currently, most of the public beach within the City's jurisdiction is fully accessible to vehicular
traffic and public parking on the beach. The only restriction on vehicular traffic and public
on-beach parking exist along the Seawall. Public parking is prohibited and vehicular traffic is
restricted to one-way southbound along the Seawall because the public beach has eroded to the
point that the remaining narrow beach area will not permit safe two-way traffic or parking.
The City of Corpus Christi will continue to protect the public’s right of access to Gulf
Beaches through the Beachfront Construction Certificate process. The purpose of the
Beachfront Construction Certificate is to protect public access to gulf beaches as development
occurs adjacent to the Gulf Beach.
Numerous natural and man-made processes have caused significant erosion of the public
beaches along the Gulf Coast, including Mustang and Padre Islands. If these processes
continue, as they are projected to, the public beach may become so narrow that continued
vehicular use of the beach might be physically impossible or pose a threat to public safety. Future
opportunities for providing public access to the public beach may be seriously diminished as
development of private property landward of the public beach occurs. Also, the increased use of
public beaches will create conflicts with vehicular and pedestrian movement.
The City must achieve, at a minimum, the following policies and objectives:
A) The City will purchase pedestrian beach access points and associated parking at
approximately one-half mile intervals. (see Figure 12). The primary funding mechanism for
these acquisitions will be State and Federal grants, capital improvement programming and
hotel/motel tax revenue.
B) The City will regulate pedestrian and vehicular beach access, traffic, and parking on the beach
only in a manner that preserves or enhances existing public right to use and have access to and
from the beach.
C) Except for in front of the seawall, the City will not pursue closure of any portion of the public
beach to vehicular traffic without an overwhelming public safety concern. However,
protected pedestrian and beach user areas may be provided on the beach, only as considered
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necessary for public safety. The purpose of the protected areas is to separate vehicular traffic
from pedestrian and beach user areas while also providing through movement of traffic.
The City and State will work together to promote public parking areas in proximity to
public beaches.
The highest priority for provision of beach parking is on existing city land located adjacent
to the sea wall for a 300 space parking lot. In order to create a safe day use beach area in
front of the sea wall, traffic will be prohibited once a public parking area is constructed.
The public parking area should be of the highest quality design with lush landscaping and palm
planting for shade. The parking area and adjoining seawall steps will be ADA compliant. Lighting
will be of a clean white metal halide type, of an attractive design (not standard city issue), and at
pedestrian scale to avoid light pollution on adjacent properties. These requirements will create a
parking area that is functional and an asset to the area.
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D. ECONOMIC DEVELOPMENT
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From the City's economic development perspective, public investment in infrastructure
for new development on the islands will have the biggest return on investment compared
with anywhere else in the City. Over the last ten years the average sale price of lots has
increase by 250%. A water front lot that was selling for $15,000 in 1994 could easily
sell for $100,00 or more in 2004. The point to be made on these figures is that almost
any investment by the City to make the Islands more attractive, better able to
accommodate new growth, etc. will reap large returns in increase property values.
Mustang and Padre Islands are one of only a few coastal areas near a metropolitan area
that have not already been fully developed. If growth and development of these islands
occurs similar to other areas on the east and west coasts then the recent rise in property
values is only the beginning, not the end of major increases in land values.
POLICY STATEMENT D.1
The City will analyze and pursue alternative means of creating special funds for
capital improvements, public facilities and beach operations/maintenance. These
funding mechanisms include bond program funding, hotel motel tax, beach parking fees,
grants, tax increment financing, and other local, state or federal programs.
Capital improvement projects located in or serving areas in the Padre Island Tax
Increment Financing District (PITIF) are of the highest priority. Capital
improvements that support development in the PITIF District will generate tax
increment dollars that must be spent on public improvements in the district.
PACKERY CHANNEL
PURPOSE AND SCOPE
The purpose of this section is to express the intent and policies of the City in regard to
Packery Channel and related issues.
The Project consists of construction of a navigable channel between the Laguna Madre
and the Gulf of Mexico across North Padre Island, referred to as Packery Channel. This
30 million dollar project is funded by both the Federal Government ($20 million), the
State (General Land Office Grant of $1.3 million) and the City of Corpus Christi ($8.3
million). The local share of the this project is financed by the Padre Island Tax
Increment Financing District (PITIF) established for a 20 year period in 20001. (See
Figure 15) The PITIF District is a means of allocating a portion of the property tax
revenue collected from the district to pay for new public improvements in the district.
The PITIF District does not create a new tax or additional tax burden for the property
Page 39
owner however, a tax increment district is intended to encourage or facilitate private investments
and to raise the value of property in the district.
The Packery Channel Project has several purposes including:
A)
B)
C)
Providing a convenient recreational water passage to the Gulf of Mexico from North Padre
Island;
Providing a source of sand for the initial beach renourishment in front of the sea wall and
periodic beach renourishment every five years in combination with the maintenance
dredging of the Packery Channel.
Providing an additional attraction for the economic development of North Padre Island.
The Project consists of dredging a 12-foot deep by 122-foot wide channel (280-foot span crest to
crest of shoreline armoring) to connect the existing Packery Channel to the Gulf of Mexico and
dredging the existing channel to a depth of –7 feet (mean sea level) and a width of 80 feet. The
total length of the proposed channel from the Gulf end of the jetties to the Gulf Intracoastal
Waterway is approximately 18,500 feet. Approximately 967,500 cubic yards of material will be
dredged during construction, most of which will be placed on the beach south of the proposed
jetties. Sandy maintenance material from the channel east of the SH 361 Bridge will be used for
beach nourishment, and a sand bypass system will be designed to move accumulated sand from
longshore drift to the downdrift side of the jetties. Approximately 15,000 cubic yards of estimated
maintenance dredging every 5 years will be placed in a confined upland site.
A 1997 Environmental Impact Study required for the project indicates that the project will
positively impact, both directly and indirectly, the local job market. The study finds that by 2018,
the project will have produced some 3,500 new jobs. The new employment will provide an
additional $13.8 million in annual wages to the area’s economy. In addition, the new Packery
Channel is estimated to add an additional $42 million spent by visitors to the area by 2008. That
figure increases to $89 million by 2023.
Page 40
Figure 15: Padre Island Tax Increment Financing District
C
kery
Pac
Sta
te
Hw
y3
nel
61
han
Co. Park
Za
h
nR
D
DR
J.P. Luby Park
Win
dwa
rd
Padre
Island
Country Club
South Padre Island DR (Park RD 22)
State of Texas
Whitecap Blvd
Palmira DR
State of Texas
Beach Access RD 4
Legend
Parcels
TIF Area
Padre Balli
County Park
0
0.25
µ
0.5
1
Miles
The City will vigorously support and encourage the development and improvement of
Packery Channel for the purpose of providing a recreational boat pass and enhanced water
exchange to the Laguna Madre from the Gulf of Mexico (See Figure 14). The project will
provide greatly improved recreational facilities, economic development potential on adjacent
public and private lands and will re-nourish adjacent Gulf Beaches. The Packery Channel
Project, when completed, will provide a world-class multipurpose development unique to the
Texas Coast with the potential to attract tourists from all over the state and nation. The project is
consistent with John F. Kennedy Causeway Recreation Area Master Plan Study adopted by the
Texas General Land Office in 1990.
Page 41
Figure 16: Packery Channel Project
Lake Padre
Zahn Road
Future
Improvements
¾
¾
¾
Recreational
Vehicle Park
Boat Ramp and
Parking
Fishing/Parking
Sea Wall
State land, leased by the City, on either side of the Packery Channel must be developed in a
manner consistent with Dune Protection and Beach Access Regulations and in accordance
with the Texas General Land Office. A major goal for the City will be to provide a world-class
public recreational opportunity for the visiting public and citizens of Corpus Christi and to
achieve a combination of recreational and tourist-oriented economic development.
Promote the most intensive tourist oriented development east of S.P.I.D. and between
Whitecap Boulevard and Zahn Road by providing public and private amenities to make the
area more attractive and “people friendly”. These amenities should support a multimodal
transportation system (pedestrian, bicycle, vehicular and water transit), and uniquely
attractive developments, both public and private, with facilities using the highest quality
design and materials.
Page 42
Private land located south of the Packery Channel must be developed with a mix of highdensity/intensity tourist oriented commercial and residential activities (See Future Land Use
Map). Development standards for this area will be of a very high order requiring abundant
landscaping, a consistent urban design theme and public improvements that exceed standard
requirements.
A navigable connection between Lake Padre and Padre Isles is considered a priority for
private development. Such a connection will facilitate the development of a future marina
capable of accommodating sailing and power vessels and will provide sufficient water access to
Lake Padre residents and business owners.
Page 43
E. PUBLIC SERVICES
PARKS & RECREATION
P
U
B
L
I
C
S
E
R
V
I
C
E
S
POLICY STATEMENT E.1
Gulf of Mexico beaches are the region’s number one tourist attractions, and will be
maintained in a manner that minimizes any damage to the sensitive beach / dune
ecosystem. Beach operations headquarters and equipment storage facilities are needed
in close proximity to the beach. The City will investigate additional funding
mechanisms for these facilities and to ensure sufficient personnel and equipment are
available for this important program. Possible additional or expanded funding options
may include:
A) Increases in the current fee and permit system;
B) Federal and State grants;
C) Hotel Motel taxes;
D) Special districts;
E) Creation of day-use areas that require an entry fee.
In addition, the City will continually seek to use “best management practices” for beach
maintenance through continuous dialog with the General Land Office and other beach
communities.
The City will investigate amending the
park dedication requirement in the
Platting Ordinance to allow full credit
for private parks. In addition, the City, in
cooperation with the County, will pursue
improvement of existing County Parks to
eliminate duplication of park services and
to most efficiently utilize land on the
island. This will help improve the delivery
of park services and ensure the adequate
development of parks.
The City will develop a Specific Beach Utilization Master Plan for all gulf beaches, Packery
Channel and shoreline areas adjacent to the Laguna Madre / Corpus Christi Bay.
Development of the plan will include a public participation process designed to obtain input from
island property owners and residents, including the several existing Island advocacy groups, as
well as citywide input from citizens. The plan should include recreational improvements to be
placed on either side of Packery Channel, the need for ADA accessibility on all improvements,
compliance with FEMA flood elevation requirements and the City and Counties beach dune rules.
Page 44
The City will develop one or more festival sites on the island for large special events, i.e.
spring break, music concerts, sand sculpture competitions, etc.
Festival facility
improvements are intended to make the Corpus Christi gulf coast the premier location for hosting
special beach events on the Texas gulf coast. Festival site facilities and locations may be
development as joint ventures with the County, State or with private property owners.
The City will pursue additional public boat ramps and parking for access to the Laguna
Madre and Corpus Christi Bay. Joint public private agreements between the County, the Padre
Island Property Owners Association, the state or other entities could facilitate this objective and
reduce overall costs. Potential sites for consideration should include: land adjacent to the City’s
Wastewater Treatment Plant; existing park locations; conversion of private boat ramps to public
ramps; Packery Channel; State Park; Wilson’s Cut, the JFK Village, etc.
A high recreational improvement priority of the City is to fully develop existing parks on
the island. These parks include Jackfish, Aquarius, Commodores, Billish (Gypsy) and Cobo
de Bara Parks. Once improved these parks will be regularly maintained to the City’s high
standard of park maintenance.
POLICY STATEMENT E. 7
The City will purse development of a multi-purpose meeting facility as a place for resident
public functions, senior citizen activities, and other public/recreational functions. If land on
existing city parks is not suitable the City should consider a joint agreement with the County on
county park land in the area.
PUBLIC SAFETY
Investigate development of an additional fire and police station on the island. The City will
undertake studies to determine if additional public safety stations will be needed to serve Padre
Island. The study should assume full development of the large vacant tracts located at the
southern edge of the City near Sea Pines Drive and in Kleberg County.
As rapid land and population growth occurs on the islands the City will continue to
maintain a high level of public safety service. In addition, the City will keep statistics on the
number of crimes where the criminal element uses the canal system for access or escape.
Currently, the number of crimes that have occurred with access/escape from the water areas is not
known but it is believed that there is not a problem of sufficient magnitude to warrant a water
Page 45
patrol. Monitoring of this concern will allow the City to identify trends and determine when a
water patrol might be necessary.
The City will pursue an inter-local agreement with Kleberg County regarding policing of
the beach between the city limit line and the National Seashore. The distance between this
stretch of beach and Kingsville, where the Kleberg County Seat is located, is a deterrent to
proactive law enforcement efforts. The public safety would be well served by enhanced law
enforcement presence.
STREETS
Establish a short, medium and long term schedule for street resurfacing of all existing
streets on the island. Currently, high priorities for street resurfacing are collector streets serving
Padre Isles Subdivision and the seawall area. These streets include: Whitecap Boulevard,
Commodores Drive, Sea Pines, Encantada Avenue, Windward Drive, and Leeward Drive.
STORMWATER SYSTEM
Development of a Stormwater Master Plan for Mustang Island is a high priority for
supporting new development. A key element of any new development is the manner in which
the property will efficiently and effectively drain; tie into an overall storm drainage system; and,
most importantly, not drain or damage down stream properties.
Currently, there is not a
Stormwater drainage master for Mustang Island.
WATER AND WASTEWATER SYSTEMS
The City will continue to place a high priority on providing an adequate supply of water to
the island to support rapid growth. The City will continue to explore conventional and
innovative methods of supply including: extension of additional water transmission lines; aquifer
storage and recovery; desalinization, etc.
The City will support and facilitate the creation of a public improvement district to provide
unpaved streets, water and wastewater and other public infrastructure improvements in
portions of the area not adequately supported by existing public infrastructure. For example,
many of the vacant lots (known as “A” and “B” Lots) along S.P.I.D. and Palmira Streets do not
have both water and wastewater lines. The City would finance such improvements and assess the
costs in an equitable manner among district property owners in accordance with Chapter 372 of
the Texas Local Government Code.
Page 46
The City will continue to reuse effluent from the Whitecap Wastewater Treatment Plant to
benefit the islands as a source of water for landscaping at the Padre Isles Golf Course. As
more effluent becomes available the City should also use the effluent for landscaping in public
rights-of-way or for additional golf courses.
The City will continue to work closely with Nueces County Water Improvement District No.
4 in the future to identify issues and ensure adequate provision of water and wastewater
services to the District’s service area. The area south of Mustang Island State Park receives all
services from the City of Corpus Christi. District No. 4 provides water and wastewater services
to the State Park and areas north of the State Park, with the City providing all other services. This
arrangement will continue for the foreseeable future. This will include:
A) Creation of joint/compatible development standards between City and District No. 4; and
B) Provision of adequate and reliable water and wastewater services to all area property owners.
The City encourages Nueces County Water Control and Improvement District #4 to
continue to purse construction of a mid-Mustang Island wastewater treatment plant to
accommodate future growth. A new wastewater treatment plant will eventually be needed to
provide sufficient capacity for full development of Mustang Island. The District has secured
property for a future wastewater treatment plant immediately north of Corpus Christi City limits
and west of State Highway 361.
Page 47
F. CAPITAL IMPROVEMENTS
C
A
P
I
T
A
L
I
M
P
R
O
V
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M
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N
T
S
The purpose of this chapter is to outline the capital improvements needs as identified in
the Mustang-Padre Area Development Plan. The project list below should be used to
provide plan input into the City’s Annual Capital Budget and Long Range Capital
Improvement Program.
POLICY STATEMENT F.1
Establish continuous funding sources and foster multiple partnerships for ongoing
capital improvements on the islands. Funding mechanisms include tax increment
financing, public improvement district, tax abatement/credits, or similar mechanisms.
Multiple partnerships should include the RTA, Nueces County, MPO, and impacted
private organizations. Care must be taken to insure that funding is reserved only for
those projects that create a measurable increase in tourism and not merely a shift in the
current local participation patterns.
Following the adoption of the Area Development Plan, Staff will incorporate the
Plan capital improvements into the overall citywide Capital Improvement
Program in keeping with the overall prioritization and funding available at the
time.
PARK AND RECREATION
Short Term Improvement
A Specific Beach Utilization Master Plan for all gulf beaches, Packery Channel
and shoreline areas adjacent to the Laguna Madre / Corpus Christi Bay. Elements
to be included in the plan will include:
A) Facilities such as bathhouses, showers, pavilions, restrooms, etc.;
B) Access facilities – beach access roads, day use areas, public parking and dune
walkovers etc.;
C) Boat ramps and/or portage areas;
D) Shade structures and pavilions;
E) Beach maintenance and operations facilities;
F) Festival facilities; and
G) Other associated recreational facilities.
Seawall public access improvements. Design objectives must include:
A) Construction of public parking on city land adjacent to the seawall which satisfies
public beach access requirements of state law;
B) Creation of an ADA compliant pedestrian promenade on the seawall adjacent to
the public parking area. Additional improvements should include restrooms, lush
landscaping, lifeguard staging / headquarters, public lighting, hand railing, shade
Page 48
structures, concessions, etc. Note: Resolution of issues pertaining to public liability for
placement of public improvements on the privately owned sea wall must first be resolved
prior to implementation of the seawall projects.
Design objectives for Packery Channel Recreational Improvements will include:
A) Creation of infrastructure, roadways, parking and pavilions, etc. to support small to midsized special events / festivals;
B) Concessions;
C) Bath houses and restrooms on both sides of the channel;
D) Boat ramps and associated parking;
E) Public fishing facilities and parking;
F) Beach maintenance operations facilities;
G) Create observation areas and nature trails in County owned Packery Channel Park;
H) Pedestrian access to the Packery Channel to support viewing of natural habitat areas i.e.,
Mollie Beatty preserve, etc.
Medium Term Improvement
Public Boat Ramps on Padre and Mustang Island to facilitate public access to the Laguna
Madre and Corpus Christi Bay.
Commodores Park Improvements. (Funding would come from development fees collected
during development of the Commodores Cove Subdivision.)
PUBLIC HEALTH AND SAFETY
STREETS
Short Term Improvements
Facilitate pedestrian and bicycle access along S.P.I.D. with the highest priority intersections
of Commodores Drive and Whitecap Boulevard. The aim is to make these intersections and
roadways safer for alternative modes of transportation. Such improvements may include:
A) Pedestrian-friendly intersections – pedestrian activated signals, safe havens on medians;
B) Joint sidewalks and bicycle lanes.
Page 49
Intersection alignment improvements to Encantada and S.P.I.D.. The current configuration is
confusing and creates an unsafe point of conflict, particularly for motorists attempting to turn left
on to S.P.I.D. from Encantada Avenue.
Improve Sand Dollar (portions that have not been closed), Tortugas, Palmira and other
dedicated but unimproved streets.
Installation of landscaping on S.P.I.D. and State Highway 361. Funding may come from
TxDOT, the City, private sources or grants.
Medium Term Improvements
Landscaping and pedestrian / bicycle improvements and facilities should be constructed in
the public rights-of-way on major streets including Commodores, Whitecap, Encantada,
Aquarius, Gypsy, Windward, Leeward, Zahn, and Sea Pines. Funding may come from the
City, private sources or state/federal grants.
Use local funds as match for Texas General Land Office Grant funding to purchase
property for four pedestrian access and parking areas.
In order to take advantage of elevation improvements to the JFK Causeway and to
accommodate emergency access off the Islands, the City will work with TxDOT to elevate
existing major intersections to an elevation equal to the average elevation of State Highway
361.
Page 50
Use local monies (bond program, sale tax, RTA, etc.) to leverage state funding for
improvement of access roads to serve the “Village” Area at the entrance to Padre Island at
the JFK Causeway Bridge.
STORMWATER
Short Term Improvement
Development of a Stormwater Master Plan for Mustang Island.
WATER AND WASTEWATER
Short Term Improvements
Southside water transmission line extension.
Establish a public improvement district to finance construction of wastewater service lines
to platted properties along S.P.I.D.. A public improvement district would establish a cost
sharing mechanism between the City and property owners.
Page 51
G. PLAN IMPLEMENTATION
P
L
A
N
I
M
P
L
E
M
E
N
T
A
T
I
O
N
During the formation of this Plan, staff found that there are many very active and
energetic organizations that exist on the island. Many of these organizations have
diverse interests in the island but the common thread between all of the organizations is
that they are all very interested in the island’s future development. Some of these
groups include the Padre Island Property Owners Association, the Padre Island Business
Association, the Sea Wall Association, many condominium associations, County Club,
and others. Policy Statement I.1 is a recommendation to these organizations that they
form a unified group or “Coalition” in the interest of coming to consensus on
community issues and becoming a stronger an even stronger advocacy group on island
issues.
POLICY STATEMENT G.1
This Plan constitutes the primary guide for the development and redevelopment of
the Mustang-Padre Island Area. The Plan provides the overall basis for which the
City makes determinations concerning zoning, capital improvement projects and
programs such as street improvements, park and marina improvements, and
infrastructure improvements, and to a somewhat lesser degree building code issues.
POLICY STATEMENT G.2
A Strategic Action Committee will be established by the City to implement this
Plan. This group should consist of entrepreneurs and property owners with businesses
or property located within the Mustang-Padre Island area, professional architects and
engineers, commercial realtors, at-large citizens who have no financial interest in the
Area, and representatives from governmental agencies which provide services to the
Area, and representatives from the applicable City advisory committees, e.g.
Watershore, Parks, etc. The primary charge to this ad hoc group is to aggressively
pursue the implementation of this Plan. The committee shall develop specific strategies
for implementation of the Plan with specific timelines to implement the respective
strategies and a clear determination of which agency or individual is responsible to
implement specific projects or programs. The highest priority projects for the Strategic
Action Committee include:
•
•
•
•
•
Mustang-Padre Island Area Development Plan projects to be recommended for
inclusion in the next City Bond Program;
Implementation of sustainable new or additional funding sources for the MustangPadre Island Area, i.e., Tax Increment Financing District, Public Improvement
District, or other mechanisms to fund projects. Identified funding sources should be
in place within 12 months of adoption of the Mustang-Padre Island Area Plan;
Annual input into the City’s Capital Improvements Program.
State legislation pertaining to Island concerns;
Other appropriate areas of concern.
Page 52
APPENDIX A: JFK VILLAGE MASTER PLAN
Area and Proposed Uses
1.
Street Yard
Landscaping and signage
2.
Northside
Marina, Commercial Fishing,
Open Market, retail future
water taxi stop
3.
Intracoastal
Marina Restaurant, Retail,
Outdoor Recreation, Travel
Trailer Park (limited to 3d
and 3e)
4.
Centralized Parking
Visitors’ Center,
Convenience Store, Parking,
Retail / Restaurant.
5.
El Centro
Retail, Restaurant, Outdoor
Recreation
6.
Five-Acre Isle
Marina, Restaurant, Retail
7.
Ten-Acre Isle
Hotel/Motel, Restaurant,
Marina, Outdoor Recreation
8.
Wetlands
Open Space (Area to be
protected and enhanced
through natural vegetation.)
JFK Causeway Bridge
Intracoastal
Waterway
Village Master Plan
(Area under the JFK
Causeway Bridge)

mustang-padre island - City of Corpus Christi

Transcription

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