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031420 ORD - 04/24/2018
Ordinance adopting "Tax Increment Reinvestment Zone #3 Traffic and Planning Analysis" Specific Plan; and amending the Comprehensive Plan. WHEREAS, the Planning Commission has forwarded to City Council its reports and recommendations concerning the adoption of the Tax Increment Reinvestment Zone#3 Traffic and Planning Analysis. WHEREAS, with proper notice to the public, public hearings were held on Wednesday, April 4, 2018, during a meeting of the Planning Commission, and on Tuesday, April 17, 2018, during a meeting of the City Council, in the Council Chambers, at City Hall, in the City of Corpus Christi, during which all interested persons were allowed to appear and be heard; WHEREAS, City Staff invited the public to workshops and public meetings that were held on October 2, 2017, November 28, 2017, and March 19, 2018 to give input to help develop recommendations for public investments and incentives downtown, and to receive public feedback. WHEREAS, City staff coordinated with various community agencies and organization throughout the process of developing the Tax Increment Reinvestment Zone #3 Traffic and Planning Analysis. WHEREAS, the city shall use the Tax Increment Reinvestment Zone #3 Traffic and Planning Analysis as a guideline to facilitate other plans that the city considers necessary for systematic growth and development. WHEREAS, the City Council has determined that these amendments would best serve public health, safety, necessity, convenience, and general welfare of the City of Corpus Christi and its citizens. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CORPUS CHRISTI, TEXAS: SECTION 1. That the "Tax Increment Reinvestment Zone #3 Traffic and Planning Analysis" Specific Plan, including: Project Prioritization, Two-Way Conversions, Capital Improvement Program Recommendation, Program and Policy Refinements, and Appendices, are adopted by this ordinance to read shown as exhibits attached and incorporated by reference: A. Tax Increment Reinvestment Zone #3 Traffic and Planning Analysis B. Tax Increment Reinvestment Zone #3 Appendix: Traffic and Planning Analysis SECTION 2. To the extent that the amendment made by this ordinance represents a deviation from the Comprehensive Plan, the Comprehensive Plan is amended to conform to the amendment made by this ordinance. The Comprehensive Plan, as 031420 INDEXED amended from time to time and except as changed by this ordinance, remains in full force and effect. SECTION 3. The City Council intends that every section, paragraph, subdivision, clause, phrase, word or provision hereof shall be given full force and effect for its purpose. Therefore, if any section, paragraph, subdivision, clause, phrase, word or provision of this ordinance is held invalid or unconstitutional by final judgment of a court of competent jurisdiction, that judgment shall not affect any other section, paragraph, subdivision, clause, phrase, word or provision of this ordinance. SECTION 4. This ordinance takes effect after final passage. SECTION 5. Publication shall be made in the official publication of the City of Corpus Christi as required by the City Charter of the City of Corpus Christi. That the foregoing ordinance was read for the first time and passed to its second reading on this the ( 7 t"--day of �V�- , 2018, by the following vote: Joe McComb /4.,m Ben Molina 1.' ... di Rudy Garza I. A. Lucy RubioI 0 _ Paulette Guajardo 1P,./ Greg Smith •' / Michael Hunter SA'. Caroms Va,,�l ii I 1 Debbie Lindsey-Opel 0 That the foregoing ordi anc�en w�Is read for the second time and passed finally on this the ALP day of , 2018, by the following vote: Joe McComb L Ben Molina t n Rudy Garza (.(,(. Lucy Rubio Paulette Guajardo (?LCP . Greg Smith _Ulf Michael Hunter 1 ° Gefelyn-Vaughn V .-C Cu20' Debbie Lindsey-Opel ,_ 41)1/6- r) _ ♦ 1 PASSED AND APPROVED on this the 1- day of 01 , 2018. ATTEST: OP Rewecca Huerta Jo- cComb City Secretary a •r EFFECTIVE DATE EXHIBIT A :, :-'!„1-4F7til-'!;,0,..,-. . -e :-401----',.1-,,-, •'• • , 2--••; 3.f''-T:44, It'''' .' --t ;„.,,' ..?‘ . _ ,,,,,e.,;‘, :.. 44.-.:f:.-- • ••".:' '- • ,..,•:,•..i-,..,•ze•-7-4111i.„..,-_: •.: _ _I.4! • •- .:•;..i— ,......'... -......i r ,t '' '•'i ' „ 0 • .. ,,-trttir.ixer-- -'°,rfl si It . ., - ,. e ,• I i-y ,,:g_-..-1 .'i, , r , .., .411L ,P,-..:, : - 4 -, ..:4-4 .,•:, - f, t •.„. r- r i , ,_ r r .. _ - ,,,,- it 1 ; : o " ' 1,1::-., ....• ''~ 'v ,- . . , ' ' '... .•!, i i —'-,. 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"::.,•747---tr.:4*-- : ..-; •,.. - '....:'-'. • ' ,I ..'• ',. •rt. • •i4'..... , T...I, ..• ... ...... CORPUS CHRISTI TX I APRIL 2018 .....- ,,,..,-- Vfeei. z)," r . .. , . - - ‘-.-. .c4 RCL Kimley )>Horn GATEWAY PLANNING EXHIBIT A EXHIBIT A TIRZ#3 TRAFFIC AND PLANNING ANALYSIS Overview 5 A. Purpose 5 B. The Process 6 C. Market Analysis 8 D. Aligning Infrastructure with Development 8 N. Project Prioritization 9 A. Short-Term Projects (2018-2020) 9 B. Mid-Term Projects(2021 -2028) 14 C. Long Term Projects(2029 +) 16 D. SEA District Concept Plan 18 E. Reconnected Neighborhoods 19 F. Connecting Planning and Transportation 19 NI. Two-Way Conversions 21 A. Existing Conditions 22 B. Proposed Conversions 23 C. Mobility Network Implications 24 D. Implementation 24 Visual Cues to Drivers 24 E. Case Studies 24 IV Moving Forward 27 A. Capital Improvement Program Recommendations 27 TxDOT Coordination Strategy 27 B. Program and Policy Refinements 27 APPENDIX(SEPARATE DOCUMENT) Market Analysis.... ... Al Economics and Demographics Al Preliminary Market Overview A6 Residential Market Overview A9 Retail and Office Market Overview Al Downtown Employment Analysis Al 8 Critical Assumptions A21 General Limiting Conditions A22 ll. Stakeholder Summary A25 Ili One to Two-Way:Intersection Conversions A27 IV One to Two Way:Roadway Segments A35 ® 3 EXHIBIT A EXHIBIT A v, r \\11 PURPOSE The reinvention of downtown Corpus Christi and the greater Tax Increment Reinvestment Zone(TIRZ)#3 area into a walkable and connected neighborhood through key infrastructure investments sets the stage contextualizing the recommended infrastructure projects within a realistic future for greater Downtown. Gateway Planning and team members Kimley Horn and RCLCO were retained by the City to craft this roadmap and bring together the planning and transportation initiatives for its future.This report sets forth development potential and infrastructure investment in downtown over the next 10 or more years. Several agencies have undertaken multiple planning and transportation projects in the City over the past five years, including a Regional/Urban Design Assistance Team (R/UDAT) report, the Downtown Area Development Plan,the U.S. 181 Harbor Bridge Project,the Downtown Parking Management Study and Strategic Plan, the Strategic Plan for Active Mobility - Bicycle Mobility Plan, and Capital Improvement Projects in the downtown area, as well as enacted policies that supported increased mobility and walkability and entertainment and tourism destinations.However,without a clear path or strategy aligning all these guiding documents, policies or projects together, the implementation can fall short or become misguided as time passes and more development occurs. In that context, neighborhood focus areas are identified and described in relation to the short, mid and long-term investments to show how the planning and transportation projects can work together to catalyze FIGURE 1:TIRZ#3 DISTRICT BOUNDARY FIGURE 2:PROJECT STUDY BOUNDARY various investments throughout downtown and tie together each of the TIRZ #3 areas in a meaningful way. Additionally, the SEA o District exemplifies an area where significant reinvestment and • development could MP occur in the next 10 •.:CI M Cn= years as the Harbor • Bridge project is completed, the short- term investment strategies focus on the • Marina Arts District to better take advantage of the street network improvements needed to support quality of life. A A This strategy will also help catalyze demand '' '' °" °` """ °'° .'E t"" for new development. �s . • 4E, r° opo E F De Y � > Currently, there is ,14.P ® 5 EXHIBIT A no predictability about what the area will look like in the near-term, which limits the immediate development potential versus waiting for investment after the Harbor Bridge is completed. FIGURE 3: PROJECT PURPOSE ENTERTAINMENT+TOURISM DESTINATIONS MOBILITY+WALKABILITY DOWNTOWN AREA DEVELOPMENT PLAN HARBOR BRIDGE RELOCATION PROJECT ONE-WAY TO TWO-WAY STREET CONVERSIONS DOWNTOWN PARKING ACTION PLAN NEED FOR CLEAR STRATEGY TO GUIDE PUBLIC INVESTMENTS PRIVATE NEW COMMERCIAL REHABILITATION REVITALIZATION INVESTMENTS CONSTRUCTION ACTIVITY THE PROCESS In April 2017, this initiative kicked off with a detailed strategy work session and stakeholder meeting to understand the outcomes desired, the current issues and opportunities, as well as the potential projects.The Team returned in July and October 2017 to conduct a design and project workshop where scenarios and phasing strategies were discussed and then results presented to the TIRZ #3 Board and community at-large for additional feedback and input. Both online and in-person feedback was gathered and then integrated into key projects and deliverables for this initiative. Detailed results from the stakeholder meetings and open house are included in the Appendix of this report. 6 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT A FIGURE 4:ENGAGEMENT SUMMARY+PROCESS • is Consultant Consultant Analysis of Site Tour and .Meeting,' Consultant Meeting with ;' Direct Your Workshop Stakeholder 1 z BackgroundPeoples treet Downtown with City Stall Meetings Materials+ reseasmentf Existing cit Merchants and Open House 341 and Partner Review of ondition • r Assoctatto Property Owne • n. ganization• Staff 10104!2017 Previous Plans _ r 10/02/2017 65 P and Studies 04/10/201 04/10/2017! r t,. 07/18/2017 12 People , t People'.; _...t! g.,.• - - � TPreliminary Recommendations Presented at Town Hall T 11/28/2018, 78 People a ' "' What is the most important project to you?(1-3 words,use hyphens if typing a phrase or multiple words) QPoll locked.C po,i:,,not.1«et,t.a waterfront walkable shoreline-pedestrian-safety vehicleschaparral develop parked/parking. C people-business two-way-streets moving parklike Interchange '> traffic boondoggle danger �, movement place +J bridge d g — venues side + CLO seawallwayfinding °vv av w a l 'side b i l i ty 0 E. Eharbor-brid0., __,,, ge waterW+� .1 QP .pedestrianC c2two streetstoake Sego o microtransit harbor' oma•or > o shoreline i bottleneck safery-0 cu make o betweensea 5 v Q bayfront safetyeVents on micro back v phase flow3 business o —Q connecting transit consumers/citizensr creating areas focused wheelchair hault Total Results:38 111110 4111 GREATEST SUPPORT MOST CONCERN Water Taxi Two-Way Conversion 4?,t Two-Way Conversion TxDOT Lipan Street Overpass Pedestrian Improvements Chaparral Street Phase II Wayfinding TxDOT SEA District Reconnection Sea Wall Staples Street Extension Agnes/Laredo Gateway 7 EXHIBIT A MARKET ANALYSIS The market analysis undertaken by RCLCO in conjunction with the potential infrastructure project prioritization set forth a greater understanding for development potential and needs in the Downtown TIRZ#3 area over the next 10 years.A detailed report and analysis is included in the Appendix of this report, but several key themes are important to consider in context of the recommendations made in this document: 1. Downtown Corpus Christi sits on an accessible and active waterfront lined with a park, marina, aquarium, museums,convention center, ballpark and entertainment/dining options. 2. Visitation is predominantly event and tourist-driven with Downtown lacking a consistent level of local daytime or nighttime population to support an 18-hour environment. 3. A lack of Downtown residential housing options is likely the primary inhibitor to the Marina Arts District, SEA District and greater downtown area reaching its full potential; however, there is sufficient demand for steady annual absorption of residential housing over the next 10 years, especially as more neighborhood services are delivered to serve the growing household base downtown. 4. A key opportunity, and a major factor to improving the retail and office environments, is to first attract more full-time residents. These four key assessments need to be considered in the context of transportation improvements and future development plans and how they relate to supporting quality growth in Downtown. The potential redevelopment and infill opportunities identified later in this report show various areas in Downtown where additional growth could occur in conjunction with the infrastructure and transportation improvement projects. ALIGNING INFRASTRUCTURE WITH DEVELOPMENT In conclusion,this combined roadmap for investment and development in Downtown utilized a detailed analysis based on market realities and work completed to date, as well as feedback gathered from the community to create a critical path of implementation. The project prioritization matrix identifies projects, phasing, area of impact, and the potential planning cost over the course of three different time frames—2018 to 2020, 2021 —2028, and 2029 beyond.These time windows align with City bond funding as well as the start and completion of the Harbor Bridge project. Subsequently,these projects were utilized to identify corresponding catalytic development opportunities that could result from the economic development, urban design and transportation projects.A detailed concept for the SEA District as well as descriptions of additional neighborhood contexts is included to show how successful infrastructure and transit investments can align planning and development projects to generate sustainable neighborhood economics. 8 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT A PROJECT [-- -N - r--- TD -=- A-\=- r-- - 1 , ,,,i \ Projects throughout the downtown area were identified by existing planning documents, such as the recently adopted Downtown Area Plan, direction by City Staff, and extensive public input. Identified projects were then prioritized into time frames determined by the new Harbor Bridge construction (2018 — 2020), post-Harbor Bridge removal (2021 — 2028) and long term (2029+). The prioritization of the projects takes into consideration the approximate order of magnitude costs based on input from City staff, professional judgment, and correlation to catalytic investment opportunities downtown. The following sections outline the short, mid and long-term projects identified throughout this process as well as the planning level costs associated with each project(if available).This matrix is intended to serve as a tool for implementation and prioritization that the City can utilize to make the most impact over the next 111 ten years and to ensure the significant transportation investments occurring in downtown support economic development and quality of life for residents and visitors. - 0 trn ,, "' I'i!y �• _ ,f, Additionally, unique redevelopment and infill ik ,..; ?��' _..- 'i r'• -- opportunities were identified throughout the downtown ' ^" ;3,- �-- area and in relation to each of the infrastructure I_ : _k s.1' �,. �,` investment projects over the next ten years. These areas exhibit development in neighborhood contexts and are intended to show revitalization opportunities ,v ,/l , : >'; ;�� to reconnect the neighborhoods, employment centers, and entertainment destinations as well as make v, ' "�� " downtown more walkable and pedestrian friendly so that it may support additional residential and commercial I i /..x 'y development in the future. These opportunities are , let''J ; detailed in this section along with the corresponding *, infrastructure projects recommended around each.As t an example of potential build-out, a detailed concept ;•-•-:- . "`j'�~' plan of the SEA District has also been included. _ . . `r �„'_ As stakeholder feedback and input has reiterated, �. connectivity and accessibility in downtown is a priority. These projects and potential inf ill areas show how one Public Town Hall Presentation-November 2017 does not need to be exclusive of the other and focusing on transportation investments alongside neighborhood and development improvements sets the stage for longer term sustainable values and desirability for downtown as not only a neighborhood, but as a destination. It is important to take into consideration that as these projects are designed and implemented, it is imperative that each project includes pedestrian accommodations and improvements to bring the pedestrian pathway around downtown Corpus Christi up to ADA standards. SHORT-TERM PROJECTS(2018-2020) The following projects identified in Table 1 are short-term projects that will happen in the years leading up to the New Harbor Bridge coming online(2018—2020).These projects, shown in Figure 5,and could be implemented in the near future. EXHIBIT A FIGURE 5: SHORT TERM PROJECTS (2018 - 2020) _ _a . t, S1 Chaparral St.Pedestrian Improvements(Funded) r. ik• S2 Brewster Street s+�tx+ ,. a:. °' .�.y ,, ^4 ,- Phase 1 (Funded) _ _ .—_ -- rA'" ( • . „ ,0 .-. ---.-/--f,, ' Shoreline Blvd.Pedestrian �, ,,'• �, s r_47 r' r ^` . �� S3 Safety1.1.11_,:..,_0(3-41_ :71. ”' '//. "�'-144 4t,„,.., --4- • t*�'c ` 41r,,.a-_i' , 51 t Chaparral St.Ph.2 Two-Way • _ _}y ----tre: I i ' s2`. ti 11 -1 S4 Cony.(Under Construction) ,�.''� - �� -� a�►y ,q.'-o.,',"'�a, F,rir•.{s S5 Artesian Park Botanical Gardens • e1�'i.-rW" ,4"j 1' Upper+Lower Broadway ^ �' ~ � F es ti. . , S6 Preliminary Feasibility Reportp , .: . ......,, . t8 S S7 Doss/Mestina St.(TxDOT) ' ^ - Y' ›./~ '��_ ,1 -' • e ' S8 Lipan St.(Under Construction) / ( i :.,` 3 v 1!�". *4V' p ,�- ' , ;;r ♦ 41 f S9 Comanche St. • , •)r. - a` ,. • '` f -? �^ f. (Under Construction) Ji.. 1 -' �, R , 6p erj 4 Y Si 0 Starr St.Two-Way Cony. / . i ',:,� �+' ' ill ^ st ® �t S11 ::::l:t:o::y:::v � el S12 . 3�?`. .. ^ �" � ."d�rte" ,7p y V •.►• - to .• -1- .,• • 11, 7 Lawrence St.Two-Way Cony. (® - # . - rF; til ti' '` S13 Phase 1 (Completed) p - ;`,- ' • I . -4.5141'A-// s f Resurfacing .,,A .t'.r''•,f, S..e irelel ..i 101 • r, t ♦ 1'�'�,© • S14 Lawrence St. •"J I : 1. f4t ,,w1 1aP ` ii, S15 William St.Two-Way Cony. I' '' "- '' ss "� " "' k r y S16 John Sartain St.Two-Way I. • - 1 �. a �. t- w Conversion .. .-X� n '' . S17 Coopers Alley Sidewalk fis r ' *, r 4' I Legend •1�w �)�v s t 1/ S1 8 Kinney/Chaparral Intersection Short Term Projects '` '�. L. t! ' S19 Agnes Street Feasibility Study ' Short TermFunded:City ot t `4 :. Short Term:TxDOT _ 'n ,.,-, ' r.- 'Sar Agnes/Laredo Gateway E, '' S20 Beautification(Funded) • t "'3, }" yiy _.Proposed Protects Not Labeled 1 ~ ` }`., 524 Signal Tuning(Downtown) -,..•—% ,,' 0- r 1 - .. - • S21 Flood Wall Flood Protection 525 Micro Transit +rri° .! f r S26 Traffic Signal to Four-Way Evaluation � 1~��� r y - 3 l'' (Downtown) 6 S22 Salt Flat Levee Repair ,�� s • S27 Wayfinding(Downtown) '� ,� trt x. , . 528 Downtown Lighting Phase 1 r .• . Marina Breakwaters S29 Water Street Signalizater,(Funded) I a S23 Improvements - e _i7'•` t . P S30 Downtown Beautification(Funded) *.ti, ' • S31 Marina Arta District ; , 4' 1-� -.,�} , • -a'"� y Directional Pavement Markings _ -`47•h�i �'rA�"'� . • T-- T • .�[S riRai_ a •y','. .. - j,''---.'.-7. X.. laisK..5s' r 10 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT A Table 1:Short Term Project Matrix Project Street Name Limits Description Planning Level Costs S1 Chaparral Street Brewster St.to Hirsch St. Pedestrian Improvements $1,170,000 S2 Brewster Street(Phase 1) N Broadway St to Mesquite Street Phase 1 improvements-sidewalks/shared Included in S1 pedestrian/vehicle street Pedestrian safety improvements,crosswalks,and S3 Shoreline Blvd Furman Avenue to IH-37 signage at IH-37,Twigg,Kinney,Park,Furman,and $974,000 Lawrence S4 Chaparral Street coopers Alley to IH 37 Phase II resurfacing and streetscape improvements $4,900,000 and two-way conversion Upgrade to Botanical Garden-structured gardens, S5 Artesian Park Artesian Park walkway resurfacing,lighting,art,and a wrought $150,000 iron fence S6 ' Upper and Lower Lipan Street to Twigg Street Preliminary Feasibility Report with signal warrants $200,000 Broadway Street analysis,slope stability,and historic restoration S7 Doss Street/Mestina Street Leopard St.to Crosstown Access Street connectivity with Harbor Bridge Project TBD S8 Lipan Street SH 286/Crosstown Freeway to Reconstruction $1,100,000 Upper Broadway Street S9 Comanche Street SH 286/Crosstown Fwy to Waco St Reconstruction $1,300,000 S10 Starr Street Water Street to Shoreline Blvd. Two-way conversion and surface treatment(fog seal) $33,000 S11 Peoples Street Water Street to Shoreline Blvd. Two-way conversion and surface treatment(fog seal) $349,000 S12 Schatzell Street Water Street to Shoreline Blvd. Two-way conversion and surface treatment(fog seal) $66,000 S13 Lawrence Street Water Street to Shoreline Blvd Two-way conversion and surface treatment(fog seal) $25,000 S14 Lawrence Street N.Lower Broadway to Water St. Repair damage due to Cosmopolitan construction $130,000 (Mesquite to Chaparral);fog seal and restripe S15 William Street Water Street to Shoreline Blvd Two-way conversion and surface treatment(fog seal) $33,000 S16 John Sartain Street Water Street to Shoreline Blvd Two-way conversion and surface treatment(fog seal) $191,000 S17 Coopers Alley Shoreline Blvd to Sea Wall Sidewalk from Shoreline the Sea Wall,crosswalks, $50,000 sidewalk to public restroom and two ramps Kinney/Chaparral Evaluate intersection for improvements to traffic flow S18 Intersection Kinney/Chaparral Intersection and implement improvements $25,000 Feasibility study of street configuration and S19 Agnes Street 14th Street to Chaparral Street reconstruction,appropriate bike facility for corridor, $50,000 pedestrian improvements and landscaping S20 Agnes Street/Laredo Carrizo Street to Chaparral St. Gateway Beautification $25,000 Street Corridor S21 Science and History By Corpus Christi Museum of Flood protection:and replace structurally deficient $2,500,000 Museum Flood Wall Science and History flood wall S22 Salt Flats Levee From the wharf at the Port of Flood protection;repair structural deficiencies $2,351,500 Corpus Christi to W Broadway St. S23 Marina Breakwater McGee Beach Pier to Repairs/improvements to the Marina Breakwater at $3,773,300 approximately 1,800 LF north McGee Beach S24 Signal Timing Downtown Wide Downtown traffic signal analysis.Complete the four- $100,000 way stop evaluation project prior. S25 Micro Transit Downtown Area On-Demand Service $100,000/Year S26 Four-Way Stop Evaluation Downtown Area Evaluation to convert traffic signals to four-way stop - S27 Wayfinding Downtown Area City wayfinding signs;check with TxDOT for $500,000 signage related to new Harbor Bridge Project 11 EXHIBIT A Project Street Name Limits Description Planning Level Costs Phase 1 North/South Corridors: Lighting replacement, Chaparral St.Coopers Alley to additions,or upgrades in the S28 Downtown Lighting Harbor Drive;Water St.Kinney Downtown area(assuming $560,000 St.to Resaca St.;Mesquite St High Pressure Sodium) to IH-37 to Hirsch Street Traffic signalization,signage, S29 Water Street Signalization Coopers Alley to Twigg Street and street lighting $3,931,000 Lower Broadway on the west; Adding streetscape elements Downtown Streetscape Shoreline Drive on the east; such as trash cans,dog S30 Improvements 11-1-37 on the north;Coopers waste stations,vegetated $1,475,000 Alley south planters,light pole medallions and signage IH-37 to Coopers Alley and Marina Arts Pavement Directional pavement S31 Directional Markings Lower Broadway to Water markings for navigation $7,000 Street 12 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT A THIS PAGE INTENTIONALLY LEFT BLANK EXHIBIT A FIGURE 6: MID-TERM PROJECTS (2021 — 20281 :# a , M1 Harbor Drive Repair(TxDOT) ` c M2 Port Avenue Repair(TxDOT) g ,�._ -�e "''S 0 M3 Brewster St.Repair(TxDOT) = .7:- �c �, ,CP Li-__ .? ,b,, { t4'4•' .a 1 " M4 Brewster Street Phase II r!,, y P �,•.^p o;0`1 I ". / t ` . ' j_1- r, - -X14•'.es 21' • - - ' M5 SEA District Parking Structure ,w 0 '-• }' �i vk / -+•-; '''°r • y �8'•� ?. ���d 23 M6 North Broadway Street ` � °i� �} `14,'1'."• l t J _ M7 N.Broadway Street(TxDOT) :; i '1`' It-;rc, M8 Staples Street Extension al. i� t �,\ ;" `,. 1 -' / �� 8 e1 s : s +„, M9 Power Street(TxDOT) r' �� ��'� I�'ll '+ hbt' M10 Belden Street(TxDOT) f �' ` �•.� �1'� r1• •r ,11 M11 Tancahua Street(TxDOT) r . �• , �� , ,11�`�V',. - W ;' R ` at 74 �� •i —» a Y� M12 IH-37 Gateway Corridor Plan y Y....! = - I i 16 Twigg Street Pedestrian and a t► ;rtZ : '- t` '13'0,'•414. M13 Bicycle Bridge -' � ` T, . ,; ...n1.! . ..-- • La_.� 1L Twigg Street Two-Way Cony. " > r` Iii •.0:5 . I ,,y •• M14 (Reconstruction Funded) + I�>q-1,r r eel, uhdi ••t',, f 4.,rr �'4. M15 Upper and Lower Broadway ,j, - ii.s 1 .•' .i_f4 16 Street Connection(TxDOT) .�w v W% r Y M16 Water Street Resurfacing � • .1 i tvi,,u: - ,_:. - M17 Mesquite Street Two-Way Cony. • i--a a "7" t -Ilkriiik, % FA - �' M18 Coopers Alley Mesquite Street 9 , .ry ti' • , 7 � • and Chaparral St.Intersection ®&i .a �`,' a t ,., 16+ - r M19 Agnes/Laredo Streets ii ii.•, ., Y1 ' ii .c.2-71,16„., t'�,t .. 6,1 ,.�,: Operational Improvements / '-'+ ' , ' - ' .. . . .u: ^r Agnes Street-Crosstown ti •i ".'- ;t " I M20 ,v 1.4.3" . :, r -.- Drainage(TxDOT) Y )�/ �, • =0 litt . ,at, . • l Sea Wall Flood Prevention and + t, �, ; . , �� 1„�, Legend M21 Pedestrian Access •- _ • - ; y i.''I'1.. , a Mid-Tenn Prefects lL ,.a' ,. ' `�} `'Y `• Pf 1 ti Mid-Term Funded'City M22 Water Taxi :- `T ', Tig + . 1�t` �=r � Mid-Term TxDOT M23 SEA District Breakwaters l.•' _ ..-.e.,-,ii-__ `�► 1 a 'T'- r' . - w 4 ;- Proposed Projects Not L.abNad M24 Downtown Lighting Phase 2 I - •r -. "-�_ " p,,,0„ ;- I^`, tea: EXHIBIT A MID-TERM PROJECTS (2021 - 2028) The projects identified in Table 2 are mid-term projects that will happen in the years immediately after the Harbor Bridge construction and the old Harbor Bridge is removed. It is important to distinguish between the projects that would occur immediately after the new Harbor Bridge is constructed and further into the future because the implications to infrastructure and development might be accelerated in the first half of the time period.These projects are shown in more detail in Figure 6. Table Z:Mai-ter t'rojeca fvlairJA Project Street Name Limits Description L Level vCo Level Costs M1 Harbor Drive Under Current Harbor Bridge Street Repair - M2 Port Avenue Under Current Harbor Bridge Street Repair - M3 Brewster Street Under Current Harbor Bridge Street Repair - M4 Brewster Street(Phase 2) Tancahua St.to N.Broadway Street Phase 2:Sidewalk/Shared PedNehicle Street $1,550,000 M5 SEA District Parking Structure City-owned parking lot Parking Structure for SEA District $10,000,000 M6 North Broadway Street Fitzgerald Street to Brewster St. Reconstruction to improve access $1,725,000 M7 North Broadway Street Belden Street to Fitzgerald Street Improvements to access to SEA District - Street extension connecting W.Broadway to N. M8 Staples Street Extension Martin Luther King Dr.to N Broadway Broadway Street,includes railroad crossing and $8,400,000 improvements to the existing Staples Street.Bicycle facility improvements and lighting included. M9 Power Street Tancahua St.to N.Broadway Street Street Extension,Two Lanes - M10 Belden Street Tancahua St.to N.Broadway Street Street Repair - M11 Tancahua Street IH-37 to Power Street Extension to IH-37 Frontage Road - M12 IH-37 Staples Street to Shoreline Blvd. Corridor Plan and Feasibility Study $100,000 M13 Twigg Street Bridge Upper Broadway St.to Tancahua St. Pedestrian and bicycle bridge over IH-37 TBD M14 Twigg Street Mesquite Street to N.Shoreline Blvd. Reconstruction and area beautification:two-way $3,951,000 street conversion;signalization improvements M15 Upper and Lower Broadway Taylor Street to IH-37 North Connection and Landscape Improvements - St.North Connection M16 Water Street Buford Street toll-I-37 Resurfacing $2,150,000 M17 Mesquite Street Coopers Alley to Belden Street Two-Way Conversion;Resurfacing;Lighting;Bike $6,195,000 Boulevard;and Streetscape Improvements Intersections at Chaparral and Two-way conversion,proposed traffic signal,street M18 Coopers Alley Mesquite Street pavement reconstruction and sidewalk improvements $2'300'000 SH 286/Crosstown Freeway to Operational improvements without adding capacity M19 Agnes St.and Laredo St. Chaparral St/N Mesquite St. (2015-2040 Metropolitan Transportation Plan, $11,000,000 August);utility improvements. M20 Agnes Street SH 286 SBFR to SH 286 NBFR Reconstruction to address drainage issues - M21 Sea Wall Ped Improvements The Art Museum of South Texas to Flood prevention and pedestrian access $10,000,000 and Flood Protection Old Harbor Bridge M22 Water Taxi Water taxi service between Marina Feasibility study to identify stakeholders,partners TBD Arts District,SEA District,N.Beach and sources of funding M23 SEA District Breakwater Three Breakwater Segments Repairs near SEA District;protects Sea Wall and $4,200,000 Barge Dock Phase 2 East/West Corridors • MA District(between Lower M24 Downtown Lighting Broadway and Shoreline) Lighting replacement,additions or upgrades $641,000 • SEA District(between Tancahua and Shoreline) 15 EXHIBIT A FIGURE 7: LONG TERM PROJECTS (2029 +) . 1 -.'-. :?,- , `;;11— 7\1V, /7 ryeA i j\ L1 Hirsch Street Extension " ra/ , _____ L2 Starr StreetL3 Peoples Street —IL• L4 Shatzell Street >< T - r._ �. , Q ,,'LawrenceStreetTwo-WayConversion •William Street TJohn Sartain StreetTwoWay t To- V , i tip t'A ,,' ` A 1. K` P ip� r ►. iiw r �� fi s t, 14 max,:.".- a: r , ,. t.. 1, . ., ` • tet; ,r• ..-"; C. ! 7 t7 . r t• C S A , ill, ., 'a ' Z' /, 'ter:. -• . ' /r A, % 6 Legend + Long Term Projects • .,•-.)...k.. s -' 1 , •t ,,, 16 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT A LONG TERM PROJECTS(2029+) The following projects identified in Table 3 are long term projects that the City has identified as projects that they would eventually like to see come to fruition (2029+).Although important to downtown and its development, these projects would require extensive additional study before they could be moved forward.Additionally, market trends and traffic needs could shift between the implementation of short and mid-term projects that the scope and need of the long-term projects could shift or evolve.These projects are shown in Figure 7. Table 3:Long Term Projects Matrix Project Street Name Limits Description Level L Cg Costs L1 Hirsch Street Extension Chaparral St.to Shoreline Blvd. American Bank Center Extension $660,000 L2 Starr Street N.Lower Broadway to S.Shoreline Resurfacing(Rehabilitation) $736,000 L3 Peoples Street N.Lower Broadway to S.Shoreline Resurfacing(Reconstruction)and Bike Blvd. $879,000 L4 Schatzell Street N.Lower Broadway to S.Shoreline Resurfacing(Rehabilitation) $838,000 Resurfacing(Rehabilitation);Two-Way L5 Lawrence Street N.Lower Broadway to S.Shoreline Conversion between Mesquite Street and Water $786,000 Street,and bike boulevard L6 William Street N.Lower Broadway to S.Shoreline Resurfacing(Rehabilitation) $627,000 L7 John Sartain Street Mesquite Street to S.Shoreline Blvd. Resurfacing(Reconstruction)and Two Way $748,000 Conversion between Mesquite St.and Water St. 17 EXHIBIT A FIGURE 8: 1 Single Family • Nil'. .. !' r Detached r}' ,r ,, . 2 Multi-Family : 3 Single Family Attached 4 Retail/Office 5 Hotel/Hospitality • L )) 6 Mixed-Use ▪ ..• ,—..._-...=,..-- """�C`fi„,( � � ;1 _' Restaurant/ `I' , , 1 .N.,® `I y7Destination11 .r'i,� a =;� (} i �iib Q OS 16 ,, 8 Cottage Homes t 1 +o , ?�. / 1!) ;y A ,^ r. i;'-r 1�.. �y 9 ABC Extension 1" 0 ') !� +�, ;' �~r 1 :1 �` t ,/1,I , HST `� 11 ,� H1Rs�^ 10 Whataburger Field ,.w• i +� tir r mss' t /1,416-.."°1'J eascees,fwwec._.a as.,..aa�r++e^�PORT �� ' 8 �\ � Hurricane Alley �,© _ j ; ,� �, �'}J\ _do ", 11 Waterpark 4 r ' `-� c2_,..8 ? 1- 12 Watergarden )i ► 1 _ , tG / r 1 A:Art Museum of South * r;F (� rizAf�' q13 Texas J f'./ l\-- > 1 ‘,\ , Ar 14 ;:::::tlon 15 O� � m � ` \0 113) Museum of Science 4 ,ii , ,, ,' 4 a A 1 ' Wl 16 and History - :3 t , a 0 ; ` ,4 - ' '©11 Sp v vii 1p 17 Sea Wall Extension ' -"`"`ip, 1 *,' •`•,. N '%i r - `-, ,; �_��O r� ' 18 Parking Structure b1 ,k-`1 6 4, 1111111-71 ' IO y *: Liss!: r ' S-—7� 19 grt i- / 3 . 1 66. 000 ,.....W*111 '----::::::t _ t� 20 nsion e '`I ' J (''=` '_ rw '-. 1 -© ' �q' Old Bayview 4,,,', +s O "� 21 Cemetery z ,----, , 4_I +\ r- sirJ i% ' u ,,,,Ui, 22 American Bank ot51 ' ' , Center E -\ - �, 23 New Harbor Bridge ! f :UhOuSe 24 • 4/111' 25 ` �'?`' 4 1 -.0,,, , =� i., 1�,. w. / n / ■' 1, _ 1. j .( ,�[( yam' .../,;- a.f di#H, I_I: '.1. , ,,,,,,.fir- .....01:. . .z :11 tel. ,. ,,- I tirtV'P '--- . rL----i r . i, N.,„ ._____..._ ii, _.... 1. _r_ • y . 18 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT A RECONNECTED NEIGHBORHOODS The SEA District plays an important role within the greater downtown and TIRZ #3 area as not only the entertainment destination, but as the area with the greatest redevelopment opportunity. With significant development projects proposed around Whataburger Field and the American Bank Center, including the Historic Courthouse Redevelopment project that will bring even more tourists and residents to the district supporting reconnectivity as well as walkability is paramount. Restitching the street and block grid together where the old Harbor Bridge sits today will create additional blocks for redevelopment and allow the former neighborhoods to the west to be reconnected to the neighborhoods around Heritage Park and the museums.These homes could be small single family units with zero lot lines or cottage courts around intimate open spaces, or townhomes facing the streets and bringing a 24/7 human presence. Small pockets of retail and hospitality uses will support visitors and residents alike. CONNECTING PLANNING+TRANSPORTATION Considering prior downtown planning, the market study, stakeholder input and the Team's professional experience, the following neighborhood contexts were identified in addition to the SEA District,especially as existing,emerging and potential areas for alignment with infrastructure investment to tie together the recommendations for transportation, infrastructure and market need contained in this plan. The SEA District concept plan detailed a full future build-out of short, mid, and long-term infrastructure projects detailed on the prior pages, but reinforces the importance of making sure these projects are completed in consideration of each other. The downtown gateway of SEA District and the Marina Arts District,the IH-37 corridor will undergo a significant transformation after the old Harbor Bridge is removed. Wayfinding and signage will support new infill development around the existing destination restaurants and businesses, fostering the sense of arrival into an area seeking vitality. Peoples Street Along the historic sea wall in downtown and one of the few direct connectors to Shoreline Boulevard and the T-heads from Uptown, the already popular Peoples Street can also become one of the Marina Arts District's key pedestrian corridors. The wide sidewalks, historic structures, large trees and opportunity for on-street parking support a pedestrian-friendly environment. It is recommended that this corridor remain one-way east of Water Street, but that redesign facilitates slower speeds so that this area transforms into a vibrant commercial destination. South Shoreline Boulevard Pedestrian improvements within and connecting through the southern portion of Shoreline Boulevard around the park and Bayfront District could enhance proximity to existing neighborhoods and underutilized commercial areas making the area attractive for inf ill residential. The Agnes and Laredo corridor will serve as an important downtown gateway resulting from the relocation of the existing Harbor Bridge. The reinvention of the streets into pedestrian-friendly corridors that connect the existing single family and commercial fabric to downtown will enhance the burgeoning commercial services, artisan manufacturing and design businesses as well as support the upgrading of the residential fabric as well as improve the utilization of the park. Medical District With the expansion of the medical district, streetscape improvements will make area inf ill development more attractive as a result of improved connectivity to the Shoreline Boulevard corridor. 19 EXHIBIT A THIS PAGE INTENTIONALLY LEFT BLANK EXHIBIT A TWO _WAY CONVERSIONS The recommended project that generated the most diverse responses from stakeholders was the one- way to two-way conversions throughout downtown. Both one-way and two-way streets have their various advantages and disadvantages that are determined by the environment in which they serve. Historically, various streets in the Marina Arts District(i.e.Chaparral Street)operated as two-way traffic for some time r before they were converted to one-way operations. In this • a case, it is recommended that the City consider converting certain streets in downtown from one-way to two-way in sz phases over the next decade. With each street conversion, � C there are design and construction costs,including the impact businesses will experience during construction. Typically, one-way streets result in faster traffic flow with • less turning movements at intersections and easier traffic • "' 45• 441A- signal coordination. Retaining the one-way operations with modifications could provide additional space for other improvements, such as bike lanes, wider sidewalks, curb . . - ---. ''' extensions, landscaped islands and angled parking. On Historic Photo of Mesquite Street as Two-Way(Source:Corpus the other hand,converting to two-way streets would create Christi Public Libraries Digital Archives) a standard grid of streets that is more intuitive for drivers, particularly visitors unfamiliar with downtown. Two-way streets can also reduce trip length due to improved accessibility to the destination. Unexpected one-way streets can lead to wrong-way driving and increased safety hazards if not designed and implemented properly;therefore,all two-way conversions should be designed and implemented under the supervision of an engineer. Proper implementation should include, but is not limited to, the recommendations listed in the Appendix and the visual cues discussed later in this chapter. EXISTING CONDITIONS The existing downtown street network consists of a multitude of one-way streets, with the exception of Shoreline Boulevard south of William Street, Water Street, Coopers Alley, Kinney Street and Mann Street. Figure 9 shows the existing one-way streets in the downtown area. PROPOSED CONVERSIONS Although converting all the Marina Arts District streets to two-way operations is ideal, the City has recently implemented multiple street renovations and other projects that would be better left in place. This, along with the consideration of on-street parking for businesses in the area, has led to the selection of specific streets to potentially be converted from one-way to two-way: • Chaparral Street from Coopers Alley to IH-37 • Mesquite Street from Coopers Alley to Belden Street • Twigg Street from Mesquite Street to Shoreline Boulevard • Starr Street from Water Street to Shoreline Boulevard • Peoples Street from Water Street to Shoreline Boulevard • Schatzell Street from Water Street to Shoreline Boulevard • Lawrence Street from Mesquite Street to Shoreline Boulevard • William Street from Water Street to Shoreline Boulevard • John Sartain Street from Mesquite Street to Shoreline Boulevard Figure 10 shows the proposed network changes in the downtown area. 21 EXHIBIT A FIGURE 9: EXISTING ONE-1111141Y S I lit E. I wit ,_.1 - ' ,71111111Pit- - asot---• . $,1 111111 One-Way Streets !, t ihh. _ A/I. a .,_ or-- ' 0 • , tf1/"*::. \ , 71,‘„. I,A ,e ; ,..,.. 7 ,-,, It , ‘,44,„:4,,,,,`0., ,• ,'''. !as ,:* .1 , ..7'., ' tiffiktil .' was , ,,,li A . , . .,. • 4;'' ilf. , , ... rt.,; ,i• - : -"' ' . , -sik.44.„ i : ..k ...t.„,,.,•....„, ,,e7:-. , ,,.. L.„......_..-4*-44 . . 77‘. '..• '''''' '.. • ' * . ', .. f rs4 „„c..., ,,. , , , ,l1" . • ..: ,„,. , ,. „ 4611K` ' ,. • 6---.4,44 — . • ' ,• Ikt I ik ii•.It W , 1• - 1 I : " ---"-,,---Yil 411-.1 litv'n • ., , *, _....,, , ''... 4 t , , • . 1111 Xii. .. r"fr. .Om 1 .... • r., .,......,,, ! t,. . , ...._ ,k,.. . . n ' k 1 .. * ;t-7 ''PEOPLES . --T`11,44, 4 _— r— I ..1. A -- , „,• , , ' s^ t 11. -7.---- * / At0(7.--. t 1 f-si '''' n., 4 .1. e„ •\ -: . At r - - ‘ ) • f Cr". - - -... , -, • , ,,, tw , '..-A. , , ,. • ...,, . ...... 1.. . 44 v.,. • , I* I, ;•"Fl. 914, ' it ! ... . ?iN,;' ' ..--,i,L,• 1 , '4 ' i , .., s 4'. t, I' if.; - 2. , r•Nidia .4::, , " c,.: , 4t.i: 111/fir ,„4 -,;•,=: ".„.; ,bi: •.!:., ,,,..,. , .- ......z , .1./1"7" ....7 - - --..il '. ' ' 4 %,V. "2' ,r-s---,, • TI. " : i • i i , ... • •." ,,,,,,,. 1-•-4*...! *N.; %. ; ,, . .. s s' r411.4-115: g . .. 'IiI'' ' • ,-.1. - .- ;:l i ;Le zs, t ,—, ,..._, . z i .., t • - , . , ,,, ,, - 450 4 - • •,7•71, , ' y .T•^1, ,..41.'--"'NMI*' c irr r•'-'1111.1' , ..., ',' I 1 * I&- i •• 22 TIRZ ff3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT,A FIGURE 10: PROPOSED TWO-WAY STREETTR, E‘E.,T,. .. - __ ., 4 ` �. e One Way to Two Way . _ Conversion-Short Term 5r tb*-‘111kti fi 1004:51:,f ,• " a. - � One-Wayto Two-Wayt _ ..... _ Conversion Mid Term '. n , f• 1 ' ;•t One-Way to Two-Way IIM ' v , ' =\U1 Conversion-Long Term _� "�+ oi, Olt �' •:J , �► Existing Signalized . �' _' d O Intersection Impacted by ' _ • I Two-Way Conversion -_ <� 3 ',i \\ _ ( e ►lt .. _ One Way Streets g - ,,,,,, _1 r ez,t.-• 11146.„:..... • }F rr . - , . ► s , . • • ,I "' x ka . . ,6, , • - v-Iii,--- -- ' .141141`M. r'f .. i t 4r - , ; f q - µ i '` r_. AI vol. , lb^► r� J ` y r. All it:" a 4/. V ..-11 fNit, -..-- - `,„pi: - .74 . , I =: e ..r. ' sx x, ,1.111 U L t , ' , -:..;-.3. '1.4r. till k,:, ._ , ... , . ,. , It w,, . - .t.----, litik) i ::: P.-, s 23 EXHIBIT A MOBILITY NETWORK IMPLICATIONS The conversion of certain streets from one-way to two-way will create changes in the mobility, demand and functionality of the network.The tables in the Appendix provide details of the physical changes along each roadway and their implications and conceptual cost.A visual example of the potential changes at an intersection, specifically Chaparral Street at Twigg Street, can be seen on the following page. Although there are existing signalized intersections that can be impacted by the one-way to two-way conversion, Project S26: All-Way Stop Evaluation should take place prior to the conversions so that intersections that do not warrant a traffic signal can be converted to all-way stop intersections during the conversion process. If an intersection does need to be converted to an all-way stop, the City should consider using their signals as red flashers if possible instead.Therefore,the improvements to convert each intersection or segment provided in the Appendix is preliminary in nature and is based off the existing infrastructure. IMPLEMENTATION These changes to the network will require drivers to develop new behavior when traveling through the Marina Arts District. Visual cues to drivers and pedestrians will need to be upgraded to discourage wrong-way driving and help ease the transition between the existing network and the proposed network. Visual Cues to Drivers The improvements listed in the Appendix include updated signage and pavement markings to allow for simple and quick decision-making. The City should also consider implementing lane direction arrows, wrong way signs, red/white raised pavement markers and mid-block one-way signs where drivers may be confused about the direction of travel for the street they are on or trying to turn onto. FIGURE 11:VISUAL CUE EXAMPLES FOR ONE-WAY STREET CONVERSIONS • impoi DO NOT BEGIN _ _ ON E ENTER WRONG WAY 1 I WAY CASE STUDIES A recent case study review investigated the economic impacts associated with conversion of one-way streets to two-way traffic flow in six cities across the U.S. between 2004 and 2011. The researchers found that: • Streetscape improvements that are undertaken in connection with larger economic development and livability strategies are more successful in arts and entertainment sectors; • The arts and entertainment, recreation, accommodation,food, and professional services industries generally experienced positive growth in areas around new two-way streets; • Residential units were also found to increase in several of the cities where conversions took place, especially when paired with downtown housing programs: • Another pattern suggests that higher-income individuals move into areas around the converted streets as incomes around these improvements are shown to grow faster than surrounding areas. William Riggs& Bruce Appleyard(2018) The economic impact of one to two-way street conversions:advancing a context- sensitive framework,Journal of Urbanism:International Research on Placemaking and Urban Sustainability, 11:2, 129-148,DOI: 10.1080/17549175.2017.1422535 24 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT A FIGURE 12: EXAMPLE INTERSECTION CHAPARRAL STREET AT TWIGG STREET(CURRENTLY SIGNALIZED) EXISTING CONDITION`. • 1.14": . i • at. t ' -, i., .- '' - 1 _ ... .. ....,.. 1:. .r. '‘ _ cf)13In_k:... ,i,..:1.4 . : ' ' '.., ..',.'1.,.4./.'' vlf . y 1.. TWIGG STREET ,y • ', r c � -. ' .�.“: ...1 ' 4.4 t- • P q +l, "ii iM ) ' IrI •,.1 .t i tr 1 ` t"-+ /J `' #, 1 9"• t ' � „,yr,. •,1 • ,Bit i, 1. 'l�' • ^. Y ( 4444 • • . .` I Legend � i t ,'+ �� r. •� : .4 i+ • , Existing One-Way # i j'. i iii, • I F• Movement ` -R., ' ti' t •1' S PROPOSED CONDITIONS (AFTER TWO-WAY CONVERSION) i ,.. .7:;* :: Y .x . I. - r 'V ! . '' •. I'' .y� Remove • , T . ,:y one-way 9 it Install radar 1.'i,e t r 4• t ` sign 1:, • Remove m detection for 'err•,�.1 .7.;* f fiat, y.. . Rotate no Install pole.mast arm and . 'one-way I westbound K., • •= 1 _ . . approach i': 7 ".,'. parking sign two signal heads for new .,r sign ! • .q`1 ±, westbound approach f i ,,., .t _ -pa� — L. - r f L�Remove one-way sign • Remove do not - Sinpe stop bars and crosswalks enter sign r�--_-_. • )_ { TWIGG STREET f / tz k# 14 "` - __• >~t:t , .-' 1 — Suppe double yellow ' Illt ' .- a ` Retime signals for , I !•Remove �' Y;-`-+."r`center line(typ.) ��, Remove do not Remove new approaches Remove lane `� g Y • ; ' assignment sign „tr enter sign one�.va 1 1. sign—� ( ' _Adjust existing ;•',,r '',...''''.1.;.:• am , signal heads and �1 F.. r- .radar detection - ''- In addition to these improvements. •, .t 1 Remove no 1- pedestrian facility improvements I y" • • `' left turn sign • I' are needed to meet ADA standards +( 't a k' •zx'�"` ' a' �,,1 r ,,..'),i: tai r I '41. 'aY ;t ,t. ,, • -: Stripe on-street parallel park ng �: ___ LY 1 •.1.I 1 I, :+A . 4, spaces and bulb outs per 3 I. { 1. . Stripe lane assignment r.�Iyy1jyy . I il' t;4"' 'r TMUTCD guidelines(typ.) arrows t aikKs' T'i ''y�• ; `"• ; N.T.S 25 EXHIBIT A THIS PAGE INTENTIONALLY LEFT BLANK EXHIBIT A — --\\ — (...- C.,—,-N _ n Ill i 3 \ A Pl'—') 111\111—\1 These recommendations and strategies for investment over the next ten years have been outlined in this report for short, mid and long-term implementation.Timing these projects around available funding sources and the construction of the new Harbor Bridge project will be integral to making sure efficient protocols are put in place for development and traffic management during construction phases. The City should work with land owners and private developers as projects arise to ensure that potential development and redevelopment is aligned with future infrastructure projects as much as possible. Additionally, educating the public and private sectors on these upcoming projects will help identify overlap and might accelerate some needed land development or investment as the public improvements come to fruition. CAPITAL IMPROVEMENT PROGRAM RECOMMENDATIONS The cost estimates for each project is for planning purposes only and not for construction or bidding.Before projects can be implemented, initial efforts need to be focused on potential funding sources, including the City's Capital Improvement Program, TxDOT, TIRZ#3, and the Downtown Management District, etc. These investments will require coordination between all the entities and it is important that relationships among the organizations tie together to implement the needed investments. The project matrices take these relationships and coordination strategies into account and the stakeholder engagement with multiple departments and organizations reaffirmed the need. Select stakeholders expressed desire to see expanded coordination between the City and the MPO or TxDOT as a measure to bring accountability to project implementation and overall success. Txt?OT Coordination Strategy The Mayor and City Council made it clear throughout this process that the coordination with TxDOT on anything associated with the Harbor Bridge and the reconnection of city streets needs to be a priority at the onset.This project and these recommendations take advantage of bridging the relationship with TxDOT to ensure that there are no unforeseen gaps in )4,. construction and implementation timing as it relates to the Harbor Bridge. ATexas Department. of Transportation Representatives from the City and from TxDOT were engaged during this project, but because it is such a large undertaking there needs to be additional o�Qus cy9' engagement beyond what was done during this process in terms of where the s� former Harbor Bridge was located in the SEA District and how the connectivity o.' - _Alkyl between the Marina Arts District and SEA District is enhanced. � y The recommended projects bring all parties to the table and demonstrate how 1852 TxDOT, the MPO and City funding sources are allies on these projects and if done in concert can have a greater economic impact to the community beyond straightforward roadway improvements; which, in the long run, will be more cost efficient and effective for all parties. PROGRAM AND POLICY REFINEMENTS In addition to the recommended infrastructure prioritization and capital improvement projects, several policy level projects should be undertaken in the short term to maximize public investment dollars and l(at•' 27 EXHIBIT A support quality development within downtown. Each of these programs and policy recommendations would require additional study and evaluation. Table 4 identifies recommended policy and program projects that should be implemented in the next two to three years. Table 4: Policy Implementation Recommendations Program/Policy Recommendation Implement MPO Bicycle Mobility Plan As street improvements are made and one to two-way conversions occur, roadways should integrate recommended bicycle improvements and routes as identified under the MPO's plan. Bus Routes—RTA Transit 20/20 Plan Per the RTA's Transit 20/20 Plan,bus routes through downtown should be reexamined as infrastructure improvements occur to identify potential efficiencies and additional routes that might become available under the two-way conversions or street grid reconnections. Extend TIRZ#3 to Agnes and Laredo Maximize the value capture of Downtown by extending the TIRZ #3 boundary to the full extent of Agnes and Laredo from downtown to SH 286/Crosstown based on the recommendations in this report. Sidewalk/Street Tree Management and Maintenance Within the Downtown Management District and greater TIRZ #3 Area, clarity responsibility for sidewalk maintenance and improvements that will: • ensure consistency in quality, style and safety along all street networks; • reduce the burden on local businesses or owners; • enable more effective management of street tree care and preservation;and • explore cost-sharing program options Downtown Parking Study Action Plan The strategies identified in the recently adopted Downtown Parking Strategy by the City should be implemented. Water's Edge Task Force The City should work with the Downtown Management District and/or TIRZ#3 Board to create a water's edge task force that helps support maintenance,activation and programming of the shoreline and T-heads. Construction Phasing and Management The City should organize phasing of concurrent construction projects to minimize traffic impacts, as the Harbor Bridge construction is underway. This should also take into consideration truck traffic and operational standards that might be impacted during construction. Amend Ordinance to Delete One-Way Streets The City should amend its ordinance to remove the one-way streets from its policies and implementation strategies. Amend Urban Transportation Plan Delete redundant collectors on the Urban Transportation Plan. Form Parking Alliance Working with downtown partners and organizations, the City should form a parking alliance to encourage shared parking strategies and implement the recommendations from the downtown parking plan recently adopted. Truck and Loading Zone Standards The Downtown Management District should work with local businesses to develop truck and loading zone standards. These recommendations are not all-inclusive and might result in additional policy needs, but they will help address the immediate needs identified during this process and during stakeholder interview sessions. The roadway improvements will help alleviate several complaints and frustrations for Downtown, however, without the proper planning for economic development and policy-level details, the adjacent owners will still experience frustration when it comes to day-to-day life in Downtown. 28 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT A EXHIBIT A 1 4,4 4 - - --,- ....7,, stfp.4,, '--. l:4Se 107:/ " ''.1' slit,- 14 +-;../....,........ . , ,„ '-4ts% , ,, j,,,AV' - " '.* - '.7,4 c'''. ,.""*. ' ''''' " •-• .i5 4' ,* ' pip '.... ..,..,..,14,.-,,.• z, i,.-V -,..' /e -04e. illik -0,' --.7 ,' ' ' ' a, • ..„.,,,es---.„,....0.0•0' --• -,k, ,-- , i 11 ? __.44,' ', -4\400" i..,,„, ,,,,. .- .. •-. .,-.1.11r* k#`40' .. • ....- .,,, ":v4,,,,, ,,,, -... .. - ,. d 1..;-"At ' • .• ': 111+ .,• '-,t... if''' ri•-' =', 1'1*.,- - . ; ,- . . .:. 'lc /•- ,-..# -. .- ' '''' ' _ -.flir .,. ,.2 *-Iiii‘.31' ,.. ' --,--;•*"` 0,14'."' ' --' ''4. '•-'-Ow 104,14t;-,%-',,. A 1•--....7.7:---,'"' ....I. • ,,,L. - ".I, , ''''' „. - f - _ .-.--•••••-z--- - , too ,, -. . lr crif,..,. t.i ak.' '' ' * ..... t" • ' —.sr k. - .0 i 4 i ..,S .....4:„., it, _-__ iiki. •`INF114*-z '4' 4 ' It . • , :Altdot 100.00 EXHIBIT B "--..1:!2-Z.,".'..-' ---:' •- 1 ,l ti -7,,,,,..:... SILItilikli,i , • # qiiiii.....,,,,nopi. __ r ill 44, . i r%IN - 'llitot - ' '-:Itrire„i, , •'''.. -- . , At, ... ../... !-....;.$.,,,er: r , - . II . - ‘ ....,..., . , 1 ' - 0 .. . .. . . ....Y .....v 1 ., , . . .. , ' ,... .r, ',., .,..'f,,',;,,, :-:-.., ge, gilliCriNot,:_`,--• t.,:l ,,,,,,„, ' s.•4....7:. ..,:i. • 49, 44,,,t', ""--410,--- , 144-,...,! ...... '- ,- - 4.. '4 JI -'1'. ..hi or . *tt ---- , , - , 'r4 . . , 1 ••,-,' 1 . r, ,, :. *':•'.1 ''.-;*,‘.. --- . ,' ' •- , . k.. . ), +X, 1,,, '•1 .. . ..___ .., .., -. o igir :i j"" ,1\11 ,Ntt,iftl 3 '`' "'1:4,,4,,N'..,,. .....,,ztit!:;+;' , '.;,, _ I_ ' n',:Z 'at.. „ .,b.'• .. •OrZ. 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',-''''.-,.*.'..''.. -,-..'''',:-...•-'2.0`. -' .-,A •,-,•,,,,':0'.:ACC.`,:i":,:,,•.'ir'Z''.-,f,• , '.% ;kr:1141100,0,,,.,......4.....,:•,.....,==:: r. ., .,,,„ ..,',*--.1r: ,,.,,:_ . 4 , '-•,. ....;!=',A.,:44;.,,-.;,...:,, ,..i. - , ....:,....„-...--:- '••••:-.-- ,-.) - - i '.' - , -;• '40''' , - . 4k, -4,r,•-,,:-.../,,,t!..,0,,4.--,,; ,,, '..:.,. ....,..—--T.. ---40,4 -..,.: //;' : •1 ../r. r ,,i 4 ,.w.',.:.-.•::.'. ,:...-:. - -,.! , . _ 2----''''-,,ro-j, .k.. ---,•:;;' : ';',: , . , -. 04. , _sof • -, ^-'-':' 1.;*..., '".`...-' L; •P'' i •!.....' ' ,.•;iplid.s,,,`1 • It* git ''. ,•' k'''' ,,,, ,e,. ''• . ......- ', e*/\ ... ''',..iv-,ete ••••?4 ',,, • ..-Nir- -• ,0 ' r' •.• " .,, i ',, „vik Jiir;,414• .t- , •',"i? - tr.-"'-r-'. ,,0`1.J-4f- t . • GATEWAY Kim RCL . ley >>Horn ....,., . 4. PLANNING EXHIBIT B EXHIBIT B APPENDIX PREPARED BY RCLCO REAL ESTATE ADVISORS CONTENTS Economics and Demographics Al Preliminary Market Overview A6 Residential Market Overview A9 Retail and Office Market Overview Al 5 Downtown Employment Analysis Al 8 Critical Assumptions A21 General Limiting Conditions A22 OBJECTIVES RCLCO's objective with this engagement is to inform the City of Corpus Christi about strategic areas of focus and timing of downtown redevelopment and revitalization. In addition to infrastructure improvements,the City of Corpus Christi hopes to coordinate policy and redevelopment efforts to create a vibrant downtown environment. In order to accomplish this objective, RLCO analyzed the following land uses to inform redevelopment: » Rental Residential » For-Sale Residential » Retail » Office ECONOMICS& DEMOGRAPHICS Household Density Over the past 10 years, the Corpus Christi Metropolitan Statistical Area(MSA)has grown at a moderate pace, with household growth averaging about 1.1%or roughly 1,850 new households, annually. Going forward, household growth in the MSA is expected to continue at this moderate pace. In Corpus Christi,the majority of households are concentrated south of downtown along the Highway 358 corridor, between downtown and Flour Bluff. Unlike most other downtown districts, Downtown Corpus is one of the lowest household density blocks in the area, despite a relatively large concentration of employment(see page 32). Currently, there are approximately 1,200 households in the Tax Increment Reinvestment Zone#3(TIRZ #3)with significant opportunity for household growth downtown in the next five to ten years. Al EXHIBIT B HOUSEHOLD DENSITY BY BLOCK GROUP Corpus Christi,TX MSA;2017 Nueces Ba y �,; I >10,000 to 22,000 II >7,000 to 10,000 f >5,000 to 7,000 >2,000 to 5,000 0 to 2,000 p L1 s SMC TIRZ #3 COrPus Christi District By 11111:14-P- 4 4. 111, x ..,.. : ...4 4 t: A2 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Share of Total Population by Age Cohort and Year Aon. tnro np 8, Eclnration Corpus Christi,TX MSA; 2010, 2017, &2022 A increasing share of the Corpus Christi MSA population is aged 55+, 30% suggesting growing support for age- targeted residential product to appeal to this demographic. Additionally, the 25% only other demographic segment that is increasing proportionally is the 30-39 20% year old contingent. Though this group .2 contains many family households, it also includes young professionals and Q. 15% pre-families which often demonstrate higher propensities for more mixed-use L and walkable urban areas. "' 10% Though the large number of seniors 5% students skew the income distribution slightly lower, there is a high concentration of households 0% II are in middle-income brackets, with Under 20 20-29 30-39 40-49 50-54 55-64 65+ approximately 30%of MSA households earning between $50,000 and Population Age Cohorts $100,000.1 These income brackets can Year of Estimate: 2010 ■2017 ■2022 typically afford housing priced between $140,000 and $350,0002or $1,250 to $2,5003 per month in rent, providing Share of Total Population by Age Cohort and Year strong support for moderately priced Corpus Christi,TX MSA; 2010, 2017, & 2022 housing options in central Corpus Christi. 12% Education: According to the Census Bureau, 27%of people over the age of 25 years old in the Corpus Christi MSA 10% have an Associate's degree or higher, this is compared to the state of Texas Middle-Income: High-Income: with 35% of people having at least an ti 8% 30%of 21%of Associate's degree. o See first Households Households s y footnote C0 = 6% 0F-1-7 Hh N' Though there is a large concentration of Cl, 4%) • households earning below $50K, this income 1 1 I I I ill lli bracket is largely comprised of households over the age of 55 who are retired(with income not indicative of household wealth)and households 2% under the age of 35,which includes students. 2 Based on mortgage payment sensitivities on a 30-year fixed rate mortgage with a 3.85%interest 0% rate, 2.55% tax rate, 1.08% home insurance, <$35K $35K-$50K $50K-$75K $75K-$100K $100K+ 10%-20% down payment (1% PM! on loans under 20%down payment),and assumes typical Annual Household Income households monthly debt payments of$500. Age of Householder: <35 35 44 ■45 54 ■55 64 ■65+ 3 Rental rate range based on 30%of household A g income, conservative compared to the usual 3x multiple required by apartment operators. SOURCE:Demographics-ESRI Business Analyst(2010,2017,2022);Mortgage assumptions-Nueces CAD,Redfin,Bankrate,CNBC,RCLCO A3 EXHIBIT B The Corpus Christi MSA was one of the fastest metros to recover from the Great Recession*,recapturing all job losses by April of 2012. Between 2011 and 2013, Corpus Christi added an annual average of over 5,000 jobs or a 2.8% compounding annual growth rate (CAGR), compared to the long-term average since 1990 of under 1,900 annual new jobs(1.2%CAGR). However,the collapse of oil prices in 2014,with West Texas Intermediate(WTI)Crude Oil price dropping from $106/barrel to a low of$30.32/barrel in February of 2016 negatively affected the local economy with stagnate employment growth in 2015 and job losses in 2016. Corpus Christi's dependence on the oil and gas industry is apparent based on the strong linear relationship between WTI Crude Oil prices and MSA employment, as total MSA employment typically increases as crude oil prices rise. Near-term employment projections are strong after Hurricane Harvey's landfall, with robust projected employment gains in the Education and Healthcare, Construction, and Professional and Business Services industries. Historical and Projected Employment Growth Corpus Christi MSA: 1990-2030 8 6 4 8 3 0 2 IIIrrFFhum 0 _ 1�p,1 1�p,'� 1�p'y 1�p,'\ ��p,Oi `1 I O0� `1S' ti�O1 �O 0,1 ti� `t,' A "' \\ `ti) A(? \\ `�\� -2 .4 -6 Historical tss=g Moody's Projection Historical Avg.Annual ——.Moody's Avg.Projection Recession NOTE: According to the National Bureau of Economic Research, "a recession is a significant decline in economic activity spread across the economy,lasting more than a few months,normally visible in real GDP,real income,employment,industrial production,and wholesale-retail sales."The financial crisis began in December 2007 and ended in June 2009,but the Great Recession is often associated with the period between 2007 and 2012. SOURCE: Moody's Analytics;Bureau of Labor Statistics;RCLCO A4 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Employment Cor Downtown Corpus Christi is the most significant employment core in the MSA and accounts for approximately 15%of total employment and over 25%of total FIRE, STEM, and Professional Service employment. Top Employment Cores and Corridors Corpus Christi MSA: 2015 Aransas Pass ,y 1IIa1 nJ Il)I?Silt l �" 94" - n ` ( 'iN HarCor%�S� � / • l,,lh_srle kJ.in: i 1 r.IM Bay Radfish � �h�\ i 2 Bayr�116J /a isas r� '.*---11-- 'I US fI1�'l 6...,n !"a1 Exc. • '� risti Ct7r4`li kwnd f `J 4 '�bafl,58 44 3 9$i Fktl Nat. 8 @ 9i mus. .., 1'rlr.nA.) .-Cijs *.'''''':) 1-.1...n1 Si' MAP CORE NAME 2015 III20,000+ KEY JOBS Illia Downtown/Uptown —20,000 15,000 20.000 Joe Fulton Trade Corridor 18,100 10,000- 15,000 3 La Palmera/Sunrise 15,600 4 Staples St. 5,600 5,000-10,000 5 Airline Medical 4,600 2,500-5,000 6 I-37/Hwy 358 3,700 7 Crosstown/S. Padre 3,000 <2,500 8 Saratoga/Staples 2,700 9 Flour Bluff 2,500 NOTE: 'Rockport not shown on map for scale and quality enhancements; The Flour Bluff employment core (#9) includes some sections that overlay over water given 10 Robstown 2,100 census geographical boundaries. 11 Portland 2,100 SOURCE:U.S.Census Bureau-Longitudinal Employer-Household Dynamics(2015); 12 Ingleside ^ 2,000 RCLCO 13 Port Aransas 1,500 _ 14" Rockport 1,400 r 15 Texas A&M Corpus Christi 1,180— — 16 Naval Air Station 4,500 A5 EXHIBIT B PRELIMINARY MARKET OVERVIEW Potentint Are,? of Rnrlevelonrnenr Given that most planned near-term* infrastructure projects, such as G; !; Kinney Power Street Pump Station44 ` Joe Fulton Inn Trade Corridor Improvements, McGee Beach Nourishment, Morgan Avenue (Ocean SEA District F Navigation Blvd Poo of orrvs � Drive to Staples Street) improvements, hrrh N-rtE- and Chaparral Street Phase Two improvements are located in close Industrialp Port or Cor, . ' proximity to or within the TIRZ #3, c:hri?tr .,,trt .r,.. if RCLCO recommends focusing t,:.+ redevelopment efforts in the TIRZ #3, iv 8, t especially in the Marina Arts District. 8,b, Q) ED TIRZ#3 Planned infrastructure projects in the a 4,,�c co 4 ti immediate area increase access and c' et�° z x mobility, and are likely to enhance the ,2?; r Z Q e ', 's z TIRZ #3's desirability as an area of h r investment and development. �'; "tiNLagost o n , g :'�. I ' Accr t;ri '�SrPtis — - Beginning revitalization efforts with the ��" :Leopard S t St „. Christi ;, Marina Arts District south of the 1-37 _ 0`;;y.z Access Road can help build a residential Other Transition ; t WL,pan St 1 base downtown, especially because Zones YCornancheSiV n z there are a small number of planned 1;) ae :,tz z multifamily and retail developments a a P;'1 ; underwayin this area. a St I= 1.,rcaOA9ncs St:c is,After the Harbor Bridge is relocated, fMary St connectivity between the Marina Arts District and the SEA District will improve, Rutn st= D Marina Arts encouraging development further north _ a NBnlo s+ District J into the SEA District. :1 > 5 Craig 1 > "... Non 0:1) Another area of potential redevelopment Morgan ''' . m w f.lizabeth St to the south, the Agnes and Laredo ./ 'P `,�s n Boob st Agnes& corridors, serve as main thoroughfares �; .9 m� s\ Laredo to and from downtown. Investment in a' 'Jr, , 5'z d Aye, Corridors this area can also help increase the a e,;.f ' ,,,:-,,,,.5, s se desirability of downtown and bring development to the TIRZ#3. 'Near-term defined as 2018-2023 SOURCE: Department of Engineering Services at the City of Corpus Christi;RCLCO A6 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Downtown Dc tent Grow '"attern. In order to generate demand for a variety of land uses and weave together the existing attractions in downtown Corpus Christi, including the Whataburger Baseball Stadium, the Museum of Science and History,Art Museum and Water Park, it is first necessary to build a critical mass of full-time households in the downtown area. Unlike seasonal and temporary visitors, permanent residents located downtown represent the connective tissue that in turn supports additional retail and attracts employers, eventually transforming an area into a vibrant mixed-use district and lively 18-hour urban environment. Locally-serving retail, such as a grocer, pharmacy, and dining infrastructure • options,emerge to serve improvements and downtown "local" renewed investment in households&visitors Downtown alike • Neighborhoods mature, Employers in various creating the connective sectors,seeking to tissue between existing attract and retain talent, destinations/attractions, locate to dynamic, and in turn drive demand walkable mixed-use for more destination- areas downtown oriented retail and increased visitors A7 EXHIBIT B Downtown T1RZ#3:Redevelopment Opportunities In the next five years, RCLCO recommends that the City of Corpus Christi focus redevelopment efforts primarily on the Marina Arts District, given that this area has the largest concentration of existing office and hotel towers, is slated to experience several infrastructure improvements, and has several planned and recently delivered apartment projects that represent a small and growing household base. In the longer-term, RCLCO recommends that the city continue to build out the Marina Arts District, and also begin investing more in the SEA District as the Marina Arts District stabilizes and major infrastructure projects, including the bridge demolition and associated improvements, are completed in the SEA District.' Land availability and the City's ownership of parcels in the SEA District could create a more fluid environment for concentrated and coordinated development efforts. It is important to note that demand is dependent on the City actively engaging in downtown and illustrating renewed interest in the urban core. LAND USE 1-5 YEARS 5-10 YEARS Develop new rental units in addition to currently Potential for additional new units in the Marina Arts Rental planned units in the Marina Arts District to begin to District and some units in the SEA District,especially Residential increase household density in the TIRZ#3. near attractions,once the Nueces Bay Causeway bridge is relocated. Develop/renovate a modest amount of townhomes and Continue to develop condos,townhomes, and small lot For-Sale SFD units,focusing on the Marina Arts District,with single-family units in the Marina Arts District.There is Residential some neighborhood-scale townhomes and/or single- also increased opportunity for new for sale product in family dwellings in SEA District. the SEA District once the bridge is relocated as a more predictable environment emerges. Establish basic neighborhood services e.g.a small Create a small concentration of bars, restaurants, and Retail grocer/market, pharmacy, and dining options in the shops to capture local demand from new households Marina Arts District to support residential growth. as well as serve visitors and tourists. Office Limited potential for new"class A"office in the short Possible demand for new or renovated office space. term Demand by Land Use, Timeframe, and District within the TIRZ#3 80,000 800 70,000 700 60,000 600 0 50,000 500 40,000 400 0 30,000 300 N 20,000 200 10,000 100 0 0 Rental For-Sale(R) Retail IL) Office(L) Rental For-Sale(R) Retail(L) Office(L) Residential(R) Residential(R) 1-5 Year 5-10 Year •Marina Arts •SEA District SOURCE:CoStar(2017);ESRI(2017);RCLCO 1 This analysis assumes 90%of development efforts focused in the Marina Arts District in the first five years,and 60%in the following five years.See demand slides for more detail on each land use.Demand for residential units in the chart above is usino the uoside scenarios. A8 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B RESIDENTIAL MARKET OVERVIEW Map of Existing Multifamily Apartment Rentals Corpus Christi Ilontr I Apartmen1;rk,et Ovorvipt• E Na.'va A at,dct o.h'4S KEY Historically, apartments have clustered south of downtown, adjacent to La 1114= 2017 Palmera Mall and Texas A&M University 1950 Corpus Christi. -- <jmA:rF 'rp(t• 0 500 Units L eta 50 Units Since 2012, multifamily rental b m .,,,, n TIRZ#3 occupancy has been relatively healthy, ! i '� .; with an average occupancy of 93% "9�°''�o ` (over 94% excluding 2016 and 2017) ' rye, nVak and net absorption of approximately s �� 500 units, annually. However, after the • ^ < , .• delivery of more than 2,400 new units �`'-o,�. in 2016 and 2017 in conjunction to job 111:: s, losses due to the decline of oil prices, -,4 occupancy has dropped across the ~4..rti. ��� MSA to 90.8%in 2017. 4.1" /.1, '�sc 9 Recent deliveries have higher rents per ""' !F ti "' '�,, �J square foot on average, with deliveries 3� ad `j'` since 2010 demonstrating a 24% ft ,J. premium over the MSA average, which }ti lio ��, • was$1.06 in 2017. f • v ;� t. 4r SOURCE:Axiometrics;CoStar;ESRI;RCLCO S'' >Lg yk cq ry Cabn��s. � r °� CJy:� F j-I. N:>> S :lel Oso C • . ` ' _ • . ., D 11 . 1' • �C •, Ii. •Ai•$ Multifamily Net Absorption, Deliveries, and Occupancy Corpus Christi, TX MSA; 2003-2017 1,400 96% 1,200 95% c I 93%92%91/00 ■ `' , , ■ , 90% m Q -200 I 89% -400 88% M O O O NO OO ONMV U) (D N. O O O O O O O O O _ O O O O O N N N N NN N N N N N N N N N ME Net Absorption Deliveries -Occupancy A9 EXHIBIT B DOWNTOWN RENTAL APARTMENT MARKET Recent Rental Apartment Trends Map of Recent and Planned Multifamily Developments TIRZ#3, Corpus Christi; 2010-2019 Although historically apartment 'r development has concentrated south of downtown, the TIRZ #3 has seen incfustn Port significant multifamily development C hnstr-._.•uu -.p_i� activity since 2010. Out of 22 total .h..t:-t)1.1r.a I �,�.I multifamily deliveries in the MSA since t•P rto The Cosmopolitan S1.78 PSF 2010, three of them are located in the 1' TIRZ #3 District. However, all of these lit recent deliveries are located south Ec of 1-37 downtown, with no multifamily 6-3' i- Nueces Lofts rentals in the SEA District to-date. �.r 4Z z z 51.56 PSF / 1l C1 4 Most recently, Phase I of The f a Cosmopolitan was delivered in the TIRZ m 4.• I� G, �?, c #3 in 2017; as of November 2017 the *Jag°S t - - f} w a property was in lease up with a total of 4c cess Rd , , S '" ,i, ...---..1.--4,.......-- S cc 89 units in Phase I and 76 units in Phase - II. This new development is targeting Z 14071 Christi much higher rents than the historical 100 ''� 17. • average in the MSA; at an average 3 Ltpan St 4i• ,c effective rent of $1.78 per square foot, a a it is positioned at the top of the market. 7 tilC7. z z Dawnto!vn Atl-trtment Pine/m r ` t Corpus In addition to the existing apartmentLatedn St St- co— supply downtown, there are several Agnes �, c r planned and incentivized TIRZ #3 ,n ni multifamily projects worth noting. The too Clock Tower Apartments and 600 -o Building plan for 149 and 126 units r respectively, and are scheduled to w ;n Bay Vista Pointe deliver in the next two to three years. 3 —t1"1'' ' St S1.53 PSF There are also a couple of adaptive Recent Delivery reuse projects, such as the Studio 21 Planned i Apartments and Broadway Lofts that fall Ih St y within the TIRZ #3 boundaries; these ��_ . . planned renovation projects will deliver fewer than 50 units apiece. SOURCE..Axiometrics;Caner-Times;Costar,ESRI;RCLCO A 1 0 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Key "First-Mover r,' nter Segments National Renter Propensity to Choose Urban Downtown Living, by Student&Young Professional Age and Income' Residential Opportunity INCOME UNDER 35 35-54 55+ There is an opportunity to capture Less than$35,000 15% 15% 9% demand for downtown apartments in $35,000 $50,000 16% 12% 3/°° Corpus Christi with the large pool of post graduates and students from two tertiary $50,000-$75,000 25% 17% 11% educational institutions in Corpus Christi. $75,000+ 18% 8% 9% TOTAL 18% 13% 8% Although Texas A&M University Corpus Christi is approximately eight miles from Interstate-37 and Shoreline Boulevard, there is an opportunity to capture some demand for downtown apartments from the enrollment pool of just over 12,000 students. Increasing the supply of titmultifamily rental housing downtown is ` TEXAS A&M UNIVERSITY especially pertinent given that 82% of all Texas A&M Corpus Christi students CORPUS CHRISTI chose to live off-campus in 2016. Downtown likely has greater appeal for SOURCE:Del Mar College;'National Association of Realtors-2011 Preference Survey n=2,000+; particular groups of students, such as Texas A&M Corpus Christi;RCLCO graduate students.Of the students enrolled in 2016, 2,242 were graduate students. Graduate students have a high propensity to live off-campus,given their age and different family or household structures. Additionally, Del Mar College represents another large pool of students that generate demand for downtown rentals, with approximately 12,000 students enrolled in community college courses in 2016. Del Mar College's East Campus is only three miles from Interstate-37 and Shoreline Boulevard, and does not provide student housing; it is likely that a small share of these students might choose to live downtown with more available options in the market. Furthermore, in national surveys, young professionals and post-graduates have indicated strong preferences for downtown urban living compared to other age groups; if given the choice, about 18% of people under age 35 would choose to live downtown. Annual Residential Demand Methodolog RCLCO projected future housing demand in the Corpus Christi MSA based on household projections, income and age distributions, and demonstrated propensities of ownership, turnover, and choosing new housing options. In order to estimate downtown's potential capture of future housing demand, RCLCO utilized two different capture methodologies:demonstrated preferences and stated preferences. The first approach uses the TIRZ #3's historical capture of rental and for-sale housing, though this approach is overly conservative given the existing supply-constrained downtown market. The second approach utilizes national survey data with stated locational preferences to determine the percentage of households that would choose to live in an urban, mixed use downtown. RCLCO accounted for varying preferences of households to choose urban living by age and income level.Though this data provides a defensible upper bound for housing demand, Downtown Corpus Christi will need to enhance its offering of walkable, neighborhood services often associated with urban living before it can expect to capture levels illustrated by the consumer preference surveys. The difference between the demonstrated demand and survey results from the National Association of Realtors provides a range of demand for residential units that should be taken into consideration when determining feasible development in downtown in the next five to ten years. All EXHIBIT B Residential Demand Methodology TIRZ#3 demonstrated Demand base on current path of TIRZ#3 capture of MSA demand District housing development Expected (ESRI) demand for Corpus Christi MSA Renters MSA Renter new product in and Owners 114 and Owner the MSA based Distributed by Total downtown demand based on on net new Households Age and indicated references (ACS) HHs and HHs in Income(ACS) Households choosing turnover(ACS; downtown,mixed use Moody's) environment (NAR Survey) Downtown demand based on indicated jpreferences,less HHs with incomes unde $35,000 SOURCE: US Census American Community Survey 2012-2015:ESRI Business Analyst;Moody's Economycom;National Association of Realtors- 2011 Preference Survey:RCLCO Downtown Rental Demand Currently, with both the limited rental 10-Year Demand for Multifamily Units, by Age and Income; housing stock and limited neighborhood Corpus Christi TIRZ#3 retail services offered downtown, there are only about 1,000 renter households living in UNDER 35-54 55+ the TIRZ #3 out of about 68,000 estimated INCOME 35 MATURE PROF. EMPTY TOTAL renters in the MSA, meaning only about YOUNG &FAMILIES NESTERS 1.5%of renters are living downtown. PROF. $35,000-$50,000 100 47 20 167 However, national survey data indicates $50,000-$75,000 492 175 73 740 that without supply constraints, 13% of $75,000+ 396 226 71 693 renters would likely choose to live in an Total S35,000+ urban, mixed use, downtown environment. Demand 988 448 164 1,600 There is some variation in renters'indicated Aggregated Long-Term Demand for Multifamily Units: preferences to live downtown depending Corpus Christi TIRZ#3 on age and income. Therefore, RCLCO filtered estimated annual demand for 10-YEAR TOTAL downtown rentals into segments. It should AVERAGE 5-YEAR 10-YEAR be noted that renters with children, or ANNUAL DEMAND' DEMAND families, demonstrate similar proclivities to Demonstrated Demand 30 150 300 live downtown as other renters. T... $35,000+National 160 750 1,600 Preferences Demand Despite the current lack of households, downtown is also a major employment NOTE: The projected 5-year demand is less than the 10-year on an annual basis, since core with between 19,000 and 21,000 demand is projected to increase over the long-term. employees. With additional neighborhood SOURCE: US Census American Community Survey 2012-2015; ESRI Business Analyst; services, the TIRZ #3 has the potential to National Association of Realtors-2011 Preference Survey;RCLCO be a vibrant, walkable downtown with an "18-hour"live-work-play environment. Overall, once more services and amenities are in place, the Corpus Christi TIRZ #3 should aspire to capture demand for about 160 rental units annually, the estimated demand for rentals based on national preferences and households with incomes over$35,000. Al2 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B New For-Sale Market Overview For-sale housing in the Corpus Christi MSA is relatively affordable compared to other Texas MSAs, with the median single- family home price just under $200,000 as of November 2017. According to data from Redfin, newly constructed for-sale homes are typically priced closer to$270,000. New for-sale housing tends to cluster south of downtown, in the neighborhoods along Oso Creek and Oso Bay, as well as in Flour Bluff. Given the significant number of Sample of For-Sale Home Listings Built Since 2010 beaches and small barrier islands, Corpus Christi, TX; 2010-2017 the Corpus Christi MSA is a seasonal . tourist destination, which is evident / by the fact that in 2010, 4.7% of ,�m `' =`s f 3:lzA:;ra k C US the housing stock in the MSA was ?4-NA Sti designated for seasonal use or ---='' 5. second homes,compared to the state s "w„, x overall at 2.1°/Q. Agne>st. The large concentration of seasonal 3 �. homes likely results in slightly inflated z for-sale housing prices in the MSA, r'"'lis v' �t. and a continually rising affordability �f;, ' ratio, i.e. home prices are rising a faster than incomes. However, in ,,. 28,:. NO / ] y d the aftermath of Hurricane Harvey, ,,,, 'ra 7.4 it is unclear how home prices and _ b,;°,� •\. n seasonal ownership will change 1I �4 ', Co„� going forward. • f • r c Z • 1. 1. The Downtown TIRZ #3 has the potential to have both a large full-time s Ii„,,,, , :.7..e4,,,, y� r7 well by additional a•J Ra :.qua ,,,,. populationasas have add t o a • . ,o Cabaniss 9a6j� Lc' �` Ra a' Gvyo support from seasonal owners or Feld Nas ° ! x S 2 :lei yOso ° renters. Historically, only about 1.2% tz`,;i 4's • m Joan, x of the housing stock in the TIRZ #3 a •rsra"ao, has been for seasonal use, though .� • • • ass this could increase if additional Q Ilk amenities and services are delivered 41, • • IIIr in the area. With more supply of for- . . , sale housing as well as rental units, •"� 4` 40. downtown is well-positioned to be a -r • • f`• r,, .,,, VIP f'^ IP vibrant, emerging urban core. S Slap's:S 1 . q T Ilk V L •L` 5 IIP n le, Prvk. 6_h.,n � KEY :. .1 I ■ Built 2010-2013 Built 2014-2017 Fc na SOURCE:Redfin(November 2017); Texas A&M Real Estate Center;Moody's Economy.com;ESRI Business Analyst;RCLCO A13 EXHIBIT B Resale Housing Market Overview Exisbliy riuliic irciuiactions, Listings, and Months of Inventory; There is a healthy stock of resale Corpus Christi MSA; 2000-November 2017 housing in the Corpus Christi MSA, 6,000 12 with resale transactions in line with the last real estate cycle (2001-2007), averaging about 4,750 transactions 5,000 10 annually between 2010 and 2016. _ _ ,, 4,000 8 F (U O In the past few years, months of o s inventory has been in line with the o 3,000 \\............" 6 typical equilibrium level of 5-6 months. The long-term average of nine months E is above typical equilibrium levels, which 2,000 4 z suggests that historically there has been an excess of resale product in the 1,000 2 Corpus Christi market, possibly due to seasonal home listings along the coast. 0 0 O — N C`) srt U) CD n CD Q) O .- N M V LD CD p Although resale home prices stagnated . 0 0 0 0 0 0 0 0 0 0 (D O O O O 0 N N N CV CV N CV CV N N (V CV (V CV N (V N n during the recession, there has been N significant growth in home prices in the iim Transactions Listings past five years, which was aided by Months of Inventory ———LT Avg. Months of Inventory the large influx of employment growth caused by the oil boom. Despite the decline of oil prices, home values Median Resale Home Values; Corpus Christi MSA: have continued to rise. Between 2012 2000-November 2017 and 2017, the MSA median resale price increased by approximately 30% $200 12% while MSA median household income only increased by 16%, significantly $180 10% impacting affordability in the local $160 E\ market. 8% o $140cp / 6% The median resale price in the MSA �; $120 was $185,000 in 2016. Assuming \ . 4% v \i" the average national down payment $100 of 11%, RCLCO estimates that a cc $80 \ 2% household with an annual income of 0% Fa 0 approximately $65,000 could afford 2 $60 the median home price.' $40 2% aE Downtown For. 0'-;r,- ;-'--,)t;-+' $20 4% Demand $0 -6% O N M C' CD CD t` CO 0) O .- N CO V U) CD (> Currently,there are only about 200 owner o o N . 0 0 0 0 0 o N o 0 0 0 0 0 households living within the TIRZ #3 in o downtown Corpus Christi.This represents mom Median Price —Annual Price Increase a 0.15% capture of homeowners across the MSA; if this share of owners were NOTE: There is limited data available for the Corpus Christi Local Market Area(LMA). With a to stay consistent with historic trends, difference of only 1%-3%in median home prices between the MSA and LMA,and the fact that downtown would expect very little only two complete years of inventory data are available for the LMA,RCLCO believes the MSA demand for for-sale residential product provides more insight than the local market area. (see demonstrated demand). SOURCE:Texas A&M Real Estate Center;RCLCO 'Mortgage Assumptions Assumes a 30-year, 4.25% fixed rate mortgage and an 11% down payment with a 0.75%PMI rate. Additionally,calculations factor in a property tax rate of 2.55%,homeowners insurance of more than$2,000 annually,and$450 in other monthly household debts. Al4 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B However, without constraints on for- 10-Year Demand for For-Sale Units, by Age and Income sale housing supply, national survey Corpus Christi TIRZ #3 data indicates that about 6%of owner households would likely choose to live UNDER 35 35-54 55+ in an urban, downtown environment. INCOME YOUNG MATURE PROF./ EMPTY TOTAL PROF. FAMILIES NESTERS There is some variation in owners' $35,000-$50,000 50 48 26 124 indicated preferences to live $50,000-$75,000 78 101 35 214 downtown depending on age $75,000+ 406 401 95 902 and income. Therefore, RCLCO Total$35,000+ segmented estimated annual demand Demand 534 550 156 1,240 for downtown for-sale product into categories. It should be noted that Demand for For-Sale Housing Units buyers with children, or families, demonstrate similar proclivities to live Corpus Christi TIRZ #3 downtown as other home buyers. 10-YEAR AVERAGE 5-YEAR DEMAND* TOTAL 10 YEAR RCLCO recommends that the Corpus ANNUAL DEMAND Christi TIRZ #3 should aspire to Demonstrated capture demand for up to 121 for-sale Demand 2 10 20 units annually, the estimated demand -- -_ for for sale product is based on $35,000+National Preferences 124 610 1,240 national preference data, restricted to Demand households with household incomes over $35,000. Demand in the first NOTE:The projected 5-year demand is less than the 10-year on an annual basis,since demand is five-years is likely below the long-term projected to increase over the long-term. 10-year demand, as the area needs SOURCE: US Census American Community Survey 2012-2015; ESRC Business Analyst; National to establish itself as an appealing Association of Realtors-2011 Preference Survey;RCLCO residential neighborhood through the introduction of rental housing and services. RETAIL+OFFICE MARKET OVERVIEW Retail in the Corpus Christi MSA overwhelmingly consists of highway Retail Net Absorption, Deliveries, and Vacancy or major corridor-oriented retail, Corpus Christi, TX MSA; 2007-2017 especially along Highway 358. 800 9% 8% With a lack of recent deliveries, 600 ' 7%overall retail vacancies have been shrinking since the Great Recession. 0 400 6% 0 5% d According to data from CoStar, d 200 i 4% overall Corpus Christi MSA rents „ have stayed relatively consistent, 0 ' ' ' ' 1 - 3% hovering near $12 per square foot o 0 1 0 � M "' CD O O O N O N O O O 2CV CV CV °/p (NNN') since 2012, with annual -200 averages fluctuating slightly between 1% $11.50 and $12.85 over this same -400 0% time period. mm Net Absorption Deliveries Vacancy 'A triple net lease(NNN)is a lease agreement where the tenant is responsible for the ongoing expenses of the property, including real estate taxes, building insurance,and maintenance,in addition to paying the rent and utilities. SOURCE:ESRC Business Analyst;CoStar;RCLCO A15 EXHIBIT B The largest retail cluster is La Map of Existing Retail Properties by Year Built Palmera Mall, located along Corpus Christi MSA Highway 358, which offers over 100 restaurants and shops with over one million square feet of retail space. The adjacent Sunrise Mall offers an °",,,„ , additional 700,000 square feet of "ads.run,Arr E Nisitg.76� retail; however, after a period of high epi" • vacancies and eventual foreclosure Rd in 2008, the Sunrise Mall is likely in need of redevelopment. I errrp, C t u >• :Lg5, $ ;1, , r'sti Downtown Retail Opportunity - m ''vw,� Given the lack of recent retail m �e"°'y' deliveries in the MSA and limited ,, existing neighborhood-serving retail z 3� 9 V in the TIRZ#3,there is an opportunity a for a limited amount of neighborhood aA;„s retail development downtown, i a ` r La Palmers, contingent on the addition of new 8 Sunrise Mall investment and household growth. s 0,o C " w Most of the existing retail in the TIRZ /- -„st,�_�� b0., #3 is supported by seasonal visitors, w a1. ''a, i'0- convention attendees, and shoppers who do not reside downtown, • illustrated by the surplus of retail 41 spending in the chart below.Although il • or p' there is a small cluster of retail in the 2010s �. • TIRZ #3 south of Interstate-37 in the ,, . a� 2000s r Marina Arts District, there are only i 4 R 1990s two restaurants in the SEA District to 1980s or before 4; • 414, .. the north,where many key attractions and hotels are located. 0 400,000 SF _ • 10,000 SF 1 Currently, there is a deficit of TIRZ#3 CI key neighborhood retail services ..• ;�' downtown, with no pharmacy or grocery located in the TIRZ#3 to serve SOURCE:ESRI Business Analyst;Costar,RCLCO local residents. Therefore, if the TIRZ #3 realizes the forecasted demand for new households,the TIRZ #3 area can expect to capture a modest amount of neighborhood retail, up to approximately 23,000 to 25,000 square feet in the next five years, with support for an additional 25,000 to 27,000 square feet in the five to ten-year timeframe. This addition of retail would help limit the retail leakage over the next five years with a small market/ grocery,and result in demand for a few additional restaurants,cafes,or other small retail establishments. This demand is based on household spending patterns and the ratio of new retail space demanded per new household in the MSA.1 Most of the potential market demand is concentrated in the Marina Arts District area of the TIRZ#3, where there is more demand for households and a higher concentration of employees, with more limited retail opportunities in the SEA District over the next five years until infrastructure improvements are complete. ' Households typically spend about a third of total retail spending on neighborhood retail, which includes good purchased in brick and mortar stores outside of major malls,lifestyle centers,and power centers.On average,there has been 53 square feet of new retail space per new household in the Corpus Christi MSA between 2012-2016. A16 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Retail Surplus and Leakage;TIRZ #3, Corpus Christi; 2017 ;....• 1.'- Surplus I Mr.* rood Services&Drinking Places Miscellaneous Store Retailers Clothing&Clothing Accessories Stores Retail spurring si}}med by shoppers Shoppers leave TIRZ#3 to shcp at Sporting Goods.Hobby,Book&Music Stores frornatside local area retail outside d the area 0.'' Health&Personal Care Stores Food&Beverage Stores General Merchandise Stores Estimated Retail Gap lin Millions) iiSOURCE:ESRI Business Analyst(2017)-Retail Expenditures;CoStar(2017);RCLCO Office Market Overview& Map of Existing Office Properties by Year Built Orapnrtmnity Corpus Christi, TX MSA; October 2017 Sl As the most significant employment core in the Corpus Christi MSA, the downtown TIRZ #3 accounts for Ili° about four million square feet of the -- - -— t • ten million total office square feet in . the Corpus Christi MSA. Despite this ` • • • .i '1/4 441 large concentration of office space, the majority of existing downtown • Ayne;S t • office space was constructed before • 1990. Additionally, The Corpus -,-- -•• � Christi MSA has added limited new . office space in recent decades given 6 • '%U the clustering of employment in `''' >: ' o industries requiring limited traditional ` � ' office space, such as the education b ;l •*It and healthcare, construction, :' I. r m • manufacturing, transportation, and • • 11'' tidileisure and hospitality sectors. �Ir; .3� �' Furthermore,Corpus Christi Regional • r°Ow _ A �, oc ° Economic Development Corporation �.,e, lists four target industries going •I� ' forward, including specialty steel • production, oil and natural gas, aerospace, and entrepreneurship k • • •44 y and small businesses, none of which • °'',. •�, c� are significant users of new,"Class A" KEY �.,,; „ill it Eh-,t,k ,,i'- . r n office space. 2010s • x , 0. C: 1 2000s Therefore, the opportunity for new, I �b t office space in TIRZ#3 is likely limited �� 1990s • • going forward, especially given the 1980s or before I • .I • �z significantly higher office rents that , 400,000 SF W • • • ” IP would need to be achieved to support 10,000 SF • Is new construction. TIRZ#3 L • A.1.f .. SOURCE:CoStar(2017);RCLCO A17 EXHIBIT B Office Net Absorption. Deliveries, and Vacancy Corpus Christi, TX MSA; 2007-2017 250 12% 200 10% 150 8% fn -100 6% `' 50 • 11510 1� 00 N _5o N O O O O O O N 2/0 -100 0% Imo Net Absorption Num Deliveries —Vacancy SOURCE:CoStar(2017);RCLCO Based on the historical capture of absorption in TIRZ #3, the area could support up to 50,000 square feet over the next five years, with support for approximately 70,000 square feet over the next five to ten years;1 though this is contingent on more households moving to the area and the delivery of neighborhood services. Most of the modest demand for this office would be concentrated in the Marina Arts District of the TIRZ#3, especially in early years. EMPLOYMENT CONCENTRATIONS IN DOWNTOWN CORPUS CHRISTI Downtown Employment: Geographic Information Systems Analysis After the discussion with City Council, staff, and key stakeholders, RCLCO believed it would be helpful to provide some clarification on several questions and concerns raised about the concentration of employment in Downtown Corpus Christi as well as the takeaways from one active apartment project. RCLCO's employment cores map for the Corpus Christi Region represents the most recent 2015 US Census Bureau Longitudinal Employer-Household Dynamics data on local employment by block group. RCLCO's employment cores are based on a GIS analysis of employment densities of US Census block groups;2 therefore,geographic definitions may be untraditional and slightly different from definitions used by other organizations in the past. The US Census'data is aggregated from administrative records and therefore employees may be counted at the location of the corporate or public headquarters instead of satellite offices or campuses and vice versa, depending on data collection methods. Without a comprehensive local survey of all employers in Downtown Corpus Christi,the US Census provides one of the most accurate estimates for employment on a local level. ' This is based on the TIRZ#3's share of MSA office absorption from 2012-2016, excluding years where office absorption in the TIRZ#3 was negative. 2 The US Census Bureau defines"Block Groups"as"statistical divisions of census tracts,[that]are generally defined to contain between 600 and 3,000 people, and are used to present data and control block numbering."The employment cores map is comprised of aggregated block groups.Downtown/Uptown is defined by block groups 483550010001 through 483550013002 and 483550064002. Alb TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B GIS Employment Cores Map, Corpus Christi,TX kransis Res rtland Irc,Nsiie (' flarWr .. i , In l site Warta "� . on Ilk Bay riedlish 2 Bay i- a IE.IS 1 ris6 _,.„.„. Flay Akclanj Hand 4 •'abannti rood Nat 96 Mu.lon.1 1,..11,1111.1CI lattl t4. 4; gl) Rockport not shown on map for scale and quality enhancements;The Flour Bluff employment core(#9)includes some sections that overlay over water given census geographical boundaries. SOURCE:U.S.Census Bureau-Longitudinal Employer-Household Dynamics(2015);RCLCO I♦ 20,000+ mAP 2015 KEY CORE NAME JOBS IN Downtown/Uptown —20,000 1 s,000-20,000 Joe Fulton Trade Corridor 18,100 10,000-15,000 La Palmera/Sunrise 15,600 LI 4 Staples St. 5,600 5,000 10,000 5 Airline Medical 4,600 2,500-5,000 6 I-37/Hwy 358 3,700 - <2,500 7 Crosstown/S. Padre 3,000 8 Saratoga/Staples 2,700 i'''. 9 Flour Bluff 2,500 10 Robstown 2,100 11 Portland 2,100 12 Ingleside 2,000 13 Port Aransas 1,500 14* Rockport 1,400 15 Texas A&M Corpus Christi 1,180 16 Naval Air Station 4,500 , 0 A19 EXHIBIT B Downtown Employment Zip (' )de Apps,, In order to provide a second data point Estimated Employment Using Occupied Office Space that supports these original employment (Vcancy Rate as of November 2017) estimates, RCLCO utilized a different methodology to estimate the number ESTIMATED EMPLOYMENT IN 78401 of employees working in Downtown Total Office Square Feet(2017) 4,405,125 Corpus Christi. Instead of using the Vacancy Rate(Nov.2017) 7.7% cores identified in the employment core map on the previous page, which were Occupied Office Square Feet(2017) 4,063,837 identified based on a GIS analysis of Office Square Feet per Employee 300 350 379 employment density, RCLCO performed Total Office-Using Employees 13,546 11,611 10,712 this second analysis specifically on Share of Office-Using Employment 5000 the 78401 zip code to provide a more standardized geography. TOTAL ESTIMATED EMPLOYEES 27,092 23,222 21,424 As of November 2017, the 78401 Estimated Employment Using Occupied Office Space zip code contains over four million (Extreme Vacancy Scenario) square feet of occupied office space ESTIMATED EMPLOYMENT IN 78401 according to CoStar.Assuming a range of occupied office space per office Total Office Square Feet(2017) 4,451,660 using employee of 379 square feet (the Vacancy Rate(Assumption') 30.0% Corpus Christi MSA-wide ratio which is Occupied Office Square Feet(Assumption) 3,116,162 likely overly conservative) and a more Office Square Feet per Employee 300 I 350 379 normalized ratio of 300 square feet, Total Office-Using Employees 10,387 8,903 8,214 RCLCO estimates a range of 10,700 - to 13,500 office-using employees in the Share of Office-Using Employment 50% 78401 zip code alone. TOTAL ESTIMATED EMPLOYEES I 20,774 17,807 16,428 However, given the large concentration NOTE: 'See the last sentence in the last bullet for additional details. of tourism, service, and healthcare SOURCE:CoStar(2017);Moody's Economy.corn;ESR,Business Analyst:RCLCO professionals, RCLCO assumes that only 50% of employment in Downtown Corpus Christi is off ice- using employment, which equates to 21.000 to 27,000 total employees in the 78401 zip code (for reference the MSA ratio of office-using employment is 14%). Running several sensitives on this analysis, even if office space in the 78401 zip code had a vacancy rate closer to 30%, a hypothetical anomaly for traditional central business districts across the US, total employment would still range between 16,000 to 20,500 in the 78401 zip code alone. A20 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Downtown Employment: Economic ramework Market Analysis The Economic Framework Market Analysis, provided by the City of Corpus W-ZHA Report Exhibit, Page 1? Christi, uses the same source for office data as RCLCO, which is CoStar. Office Sub-Market Statistics Though it is unclear how exactly the W-ZHA report defines the CBD,the 78401 Corpus Christi Office Market zip code is likely relatively similar. With that said, the W-ZHA report shows dth Quarter 2013 approximately 4.5M square feet of available office space* in the CBD, similar to the 4.4M of total (occupied and vacant) office space identified by CoStar in Sub-Market Sq.Ft. RCLCO's analysis. Central Business District 4.497,000 46% South Side 2,213,000 23% Mid-City 1,486,000 15% Though the W-ZHA report points out several buildings with a high percentage West Side 658,000 7% of office space available downtown,which is typically higher than vacant space Other* 873,000 9% (see the definition for Available Space below), the overall office availability rate Total 9,727,000 100% of the nine properties surveyed on Page 12 of the W-ZHA report equates to only • The data from the"2013 Texas Metro Market 16%.These properties are all included in RCLCO's analysis as well. Overview"is not consistent. The"Other"category was created to compensate for total supply "NOTE: CoStar defines available office space as the total amount of space that is currently discrepancies. being marketed as available for lease or sale in a given time period. It includes any space that is available,regardless of whether the space is vacant,occupied,available for sublease,or available Source:Costar Group and Burbach Associates.Texas Real Estate at a future date. Center at Texas A&M unrvervty,"2013 Texas Metro Market Overview Data";W-ZHA SOURCE:City of Corpus Christi;RCLCO DOWNTOWN EMPLOYMENT: CONCLUSION In conclusion,after using multiple methodologies to estimate total employment in Downtown Corpus Christi, RCLCO stands by estimates of a strong employment base in the downtown area that makes it the largest employment core in the Corpus Christi MSA.While the exact number of employees is difficult to estimate without a detailed survey of all employers, RCLCO collaborated with the City of Corpus Christi and the Corpus Christi Regional Economic Development Corporation to arrive at an employment figure that is both supported by data and defensible from a local market perspective.To date, this estimate stands at roughly 19,000-21,000 employees in the downtown core. RCLCO recognizes the inherent flaws with national data sets used in the original estimates of employment, but after collaborating with local officials and referencing multiple data sources, RCLCO believes the 19,000-21,000 estimate is conservative and defensible. Additional Factors & Concern. RCLCO's analysis for residential demand in Downtown Corpus Christi is based on US Census household characteristics, projected regional household growth, and renter household preferences. While employment concentration is of course an important factor in sizing the opportunity for residential development, RCLCO's residential demand models are based on household projections instead of employment projections. The success or failures of a single property with a single orientation, product program, and pricing schedule should not be used to address potential demand across the entire market. First entrants into an emerging neighborhood often have mixed results. Additionally, the development of residential properties in a place like Downtown Corpus Christi could help spur additional demand for both office and retail development—employers, particularly office-using employers, are increasingly seeking walkable mixed-use environments to help both attract and retain talent. Furthermore,these types of places are also draws for employers that may not be considering Corpus Christi currently. CRITICAL ASSUMPTIONS Our conclusions are based on our analysis of the information available from our own sources and from the client as of the date of this report.We assume that the information is correct,complete, and reliable. We made certain assumptions about the future performance of the global, national, and local economy and real estate market, and on other factors similarly outside either our control or that of the client. We analyzed trends and the information available to us in drawing these conclusions. However,given the fluid and dynamic nature of the economy and real estate markets,as well as the uncertainty surrounding particularly the near-term future, it is critical to monitor the economy and markets continuously and to revisit the aforementioned conclusions periodically to ensure that they are reflective of changing market conditions. A21 EXHIBIT B We assume that the economy and real estate markets will grow at a stable and moderate rate to 2020 and beyond. However, stable and moderate growth patterns are historically not sustainable over extended periods of time,the economy is cyclical,and real estate markets are typically highly sensitive to business cycles. Further, it is very difficult to predict when an economic and real estate upturn will end. With the above in mind,we assume that the long-term average absorption rates and price changes will be as projected,realizing that most of the time performance will be either above or below said average rates. Our analysis does not consider the potential impact of future economic shocks on the national and/ or local economy, and does not consider the potential benefits from major "booms" that may occur. Similarly,the analysis does not reflect the residual impact on the real estate market and the competitive environment of such a shock or boom.Also, it is important to note that it is difficult to predict changing consumer and market psychology. As such, we recommend the close monitoring of the economy and the marketplace, and updating this analysis as appropriate. Further, the project and investment economics should be "stress tested" to ensure that potential fluctuations in revenue and cost assumptions resulting from alternative scenarios regarding the economy and real estate market conditions will not cause failure. In addition, we assume that the following will occur in accordance with current expectations: » Economic, employment, and household growth. » Other forecasts of trends and demographic and economic patterns, including consumer confidence levels. » The cost of development and construction. » Tax laws(i.e., property and income tax rates, deductibility of mortgage interest, and so forth). » Availability and cost of capital and mortgage financing for real estate developers,owners and buyers. » Competitive projects will be developed as planned (active and future) and that a reasonable stream of supply offerings will satisfy real estate demand. » Major public works projects occur and are completed as planned. Should any of the above change, this analysis should be updated, with the conclusions reviewed accordingly(and possibly revised). GENERAL LIMITING CONDITIONS Reasonable efforts have been made to ensure that the data contained in this study reflect accurate and timely information and are believed to be reliable.This study is based on estimates, assumptions, and other information developed by RCLCO from its independent research effort,general knowledge of the industry, and consultations with the client and its representatives. No responsibility is assumed for inaccuracies in reporting by the client, its agent, and representatives or in any other data source used in preparing or presenting this study. This report is based on information that to our knowledge was current as of the date of this report, and RCLCO has not undertaken any update of its research effort since such date. Our report may contain prospective financial information, estimates, or opinions that represent our view of reasonable expectations at a particular time, but such information, estimates, or opinions are not offered as predictions or assurances that a particular level of income or profit will be achieved,that particular events will occur,or that a particular price will be offered or accepted.Actual results achieved during the period covered by our prospective financial analysis may vary from those described in our report,and the variations may be material.Therefore, no warranty or representation is made by RCLCO that any of the projected values or results contained in this study will be achieved. A22 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Possession of this study does not carry with it the right of publication thereof or to use the name of"Robert Charles Lesser &Co."or"RCLCO"in any manner without first obtaining the prior written consent of RCLCO. No abstracting, excerpting,or summarization of this study may be made without first obtaining the prior written consent of RCLCO.This report is not to be used in conjunction with any public or private offering of securities or other similar purpose where it may be relied upon to any degree by any person other than the client without first obtaining the prior written consent of RCLCO. This study may not be used for any purpose other than that for which it is prepared or for which prior written consent has first been obtained from RCLCO. A23 EXHIBIT B THIS PAGE INTENTIONALLY LEFT BLANK EXHIBIT B APPENDIX: L. in 7_7\ In\ (( r-l / —1 .) � I 1-\ BROADENING STAKEHOLDER CONSENSUS Throughout the stakeholder interviews, open houses, discussions and presentations, key themes and topics have arisen. While the viewpoints and beliefs on level of investment in Downtown and the greater TIRZ//3 district vary,stakeholders overall felt that Downtown needs to be an area of significant reinvestment, especially in regard to the significant investment surrounding the Harbor Bridge replacement. During the open house on November 28, 2017, the community was asked "What is the most important project to you?"and then invited to respond in one to three words for the results to be shown on a live stream feed. At the same time, stakeholder participants were invited to visit large-scale project maps located throughout the room to identify projects or areas they liked/supported and those that they did not.This gave the project team the opportunity to talk in more detail about specific project improvements, recommendations and to test the potential for significant infrastructure investments. The feedback received during this open house reflected many of the same sentiments heard over the past nine months about the need for better connectivity, walkability and safety throughout downtown roadways and neighborhoods. That disconnection was most predominantly felt between the SEA District and the Marina Arts District where the current entertainment destinations require heavy auto-dependency and where the Harbor Bridge project stands to have the greatest impact in terms of street reconnection. The following is a summary of public comments received during this open house: Two-Way Conversion 1. Some members of the public expressed opposition to converting any one-way downtown streets to two-way streets. Concerns included the lack of space for large vehicles and delivery trucks to pass each other, the challenge parallel parking creates for people trying to park and trying to pull out of a parking space, and the confusion created when some streets are two-way, and others remain one-way. 2. Other members of the community suggested that the proposal to convert some downtown streets to two-ways should be extended to all downtown streets. 3 A third contingent of residents supported the one to two-way conversion as proposed by the consultant team. j � r.rl t - er 141 t ._w Open House(November 2017) A25 EXHIBIT B TxDOT Projects 1. Two community members indicated concern regarding TxDOT's closure of the Lipan Street Crosstown overpass. City staff did have an opportunity to explain that this is not a project that can be changed or influenced as an outcome of this City traffic and planning analysis,and the residents were understanding. 2. Three separate red pins signaled concerns regarding extension of Belden, Power, and Tancahua Streets in the SEA District once the current Harbor Bridge is removed. Neither City staff nor consultants had an opportunity to discuss the concern or concerns to better understand the potential issue/s identified. Chaparral Street 1. Community members indicated that the intersection of Kinney and Chaparral is confusing and needs to be a prioritized project. 2. Some expressed concern regarding the street width and ability to accommodate two-way traffic. 3. One comment suggested that the signals on Chaparral Street be set to flashing red instead of having the expense of taking out signals and replacing with stop signs. 4. A couple comments received suggested closing a couple blocks of Chaparral to vehicles and making it a pedestrian street only, possibly for special events. 5. One comment noted that special attention needs to be made to work in sections, incrementally in Phase 2 to avoid repeating problems from the first phase of this project. 6. Two red pins signaled general concern regarding the Chaparral Phase 2 project. 7. Two green pins signaled general support for the Chaparral Phase 2 project. Proposed Infrastructure Projects and Policy Recommendations with Greatest Support • Water Taxi (8 green pins) • Pedestrian Improvements(5 green pins) • Wayfinding(5 green pins) • Sea Wall (5 green pins) • Staples Street Extension (4 green pins) • Agnes/Laredo Gateway(4 green pins) General There was some concern expressed by residents regarding the City's ability to efficiently execute infrastructure construction projects. A26 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBITB APPENDIX: ONE - TWO WAY -„ [rIg ONE TO TWO-WAY CONVERSIONS IN DOWNTOWN-INTERSECTIONS Street Intersection Existing Improvements* All-Way Stop Name Conditions Considerations** Belden St. All Way Stop Stripe stop bar for all four approaches. Install stop sign and all way plaque on N/A northbound approach(2).Remove one way signs northbound approach(2). Stripe stop bar on northbound approach. Stripe lane assignment arrows on Signalized all approaches. Install new mast arm,two signal heads, ILSN, VIVD camera WB IH-37 for new northbound approach.Move southbound signal heads to line up with N/A Intersection the new one lane approach. Remove one way signs on eastbound approach. Adjust the southbound VIVD detection zones.Retime signal. Stripe stop bar on northbound approach.Stripe lane assignment arrows on all approaches. Install new mast arm, two signal heads, ILSN, VIVD camera for new northbound approach.Move southbound signal heads to line up with the EB IH-37 Signalized new one lane approach.Remove one way sign on pedestrian pole and remove N/A Intersection do not enter sign.Adjust the southbound VIVD detection zones.Install striped or raised bulb out on southwest corner to guide eastbound right turn drivers away from parallel parking spaces.Retime signal. Two-way stop Stripe crosswalk on southbound approach with segment surface improvements. on parking lot Stripe lane assignment arrows on all approaches. Install striped or raised bulb Mann Street outs. Remove no left turn sign on northwest corner(1)and one way signs on N/A exit and Mann northeast and southwest corners(2).Put pedestrian crossing signs on back of St approaches existing ped signs(2). OPTION 1 - Stripe stop bar on northbound approach. Stripe stop bar and crosswalk on southbound approach with segment surface improvements.Stripe lane assignment arrows on all approaches. Install striped or raised bulb outs. Remove one way sign on northeast and southeast corners(2). Install stop sign y on northbound approach.Adjust one flasher around to use for the northbound e. Stop sign on approach.Redesign eastbound approach so that Lower Broadway intersects with o- southbound Twigg St.Redesign eastbound approach so that Lower Broadway ties into Twigg Mesquite St St and the right turn lane of the eastbound approach no longer needs to be a 2 approach and forced right turn. Twigg Street for westbound N/A right tums on OPTION 2-Due to Harbor bridge relocation,free flow movement on Twigg St Twigg St,free might not be justified anymore. Consider changing this intersection to an all flow through way stop if warranted. Recommendations listed are for an all way stop:Stripe movement on stop bar on all four approaches.Stripe stop bar and crosswalk on southbound Twigg St approach due to segment surface improvements. Stripe lane assignment arrows on all approaches. Install striped or raised bulb outs. Remove one way sign on northeast and southeast corners(2).Install stop sign on east,west and northbound approach. Adjust flashers to all red for all approaches. Redesign eastbound approach so that Lower Broadway ties into Twigg St and the right turn lane of the eastbound approach no longer needs to be a forced right turn. If all-way stop is warranted,operate as all-way flash with Stripe stop bar and crosswalk for both north and southbound approaches existing signals;City Signalized with segment surface improvements. Stripe lane assignment arrows on all to confirm necessary Taylor Street Intersection approaches. Install striped or raised bulb outs. Remove one way(4), no right equipment to turn (1), and no left turn (1) signs. Adjust right signal head for southbound function.Otherwise, approach.Retime signal. signal poles can be taken down and replaced with stop signs. 60) A27 EXHIBIT B Street Existing All-Way Stop Name Intersection Conditions improvements* Considerations** If all-way stop is warranted,operate Stripe stop bar and crosswalk for both north and as all-way flash with southbound approaches with segment surface existing signals;City Starr St Signalized improvements. Stripe lane assignment arrows on all to confirm necessary Intersection approaches.Install striped or raised bulb outs.Remove equipment to function. one way signs on northeast and southwest corners. Otherwise,signal Retime signal. poles can be taken down and replaced with stop signs. If all-way stop is warranted,operate Stripe stop bar on north and southbound approaches as all-way flash with with segment surface improvements. Stripe lane existing signals;City Peoples St Signalized assignment arrows on all approaches. Install striped to confirm necessary Intersection or raised bulb outs. Remove one way sign on equipment to function. northeast corner and no left turn sign on northwest Otherwise,signal corner.Retime signal. poles can be taken down and replaced with stop signs. Stripe stop bar and crosswalk on both the north If all-way stop is and southbound approaches with segment surface warranted,operate improvements.Stripe lane assignment arrows on all as all way flash with approaches.Install striped or raised bulb outs.Install existing signals;City Signalized to confirm necessary Schatzell St Intersection , two signal heads for northbound approach. Remove equipment to function. one way sign on southwest corner.Add one way sign Otherwise,signal to northwest corner for new northbound traffic to see poles can be taken that Schatzell is only westbound. Add one no right down and replaced turn to southeast corner.Retime signal. with stop signs. If all-way stop is Stripe stop bar and crosswalk for all approaches with warranted,operate segment and intersection surface improvements. as all-way flash with cr Stripe lane assignment arrows on all approaches. existing signals;City Lawrence St Signalized Install striped or raised bulb outs. Remove all one to confirm necessary intersection way signs (4). Install signal pole and two signal equipment to function. heads on the northwest corner, one signal head on Otherwise,signal the northeast corner, and one signal head on the poles can be taken southwest corner.Retime signal. down and replaced with stop signs. Stripe stop bar and crosswalk on north and If all-way stop is southbound approaches with segment surface warranted,operate improvements. Stripe lane assignment arrows on as all-way flash with all approaches. Install striped or raised bulb outs. existing signals;City William St Signalized Remove one way signs on northeast and southwest to confirm necessary intersection corners(2).Install two one way signs for northbound equipment to function. traffic to see that William is only westbound. Install Otherwise,signal left signal head on the northwest corner and remove poles can be taken signal heads for the eastbound approach that is no down and replaced longer there.Retime signal. with stop signs. Stripe stop bar and crosswalk on north, south and If all-way stop is westbound approaches with segment surface warranted,operate improvements.Stripe lane assignment arrows on all as all way flash with approaches.Install striped or raised bulb outs.Install existing signals;City John Sartain Signalized do not enter signs(2) and lane use sign (1)on the to confirm necessary intersection equipment to function. eastbound approach for all westbound traffic. Install no left turn sign on northbound approach and no right Otherwise,signal turn sign on southbound approach. Remove all four dond be taken one way signs.Retime signal. dowwn n aand replaced with stop signs. Two-way stop Coopers Alley controlled on Four Options-Improvement Concept Exhibits N/A Coopers Alley approaches A28 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Street Intersection Existing Improvements' All-Way Stop Name Conditions Considerations" Two-way stop controlled Stripe lane assignment arrows on all approaches.Install striped or raised bulb outs. Mann St on Mann St Remove one way(4)and no right turn(1)signs. N/A approaches If all-way stop is Stripe stop bar and crosswalk on all approaches with segment and intersection warranted,operate surface improvements. Stripe lane assignment arrows on all approaches. as all way flash with Install striped or raised bulb outs. Remove DO NOT ENTER signs (2) and existing signals;City Signalized to confirm necessary Twigg St Intersection install pole and mast arm, two signal heads, radar detection for westbound equipment to function. approach.Adjust existing signal heads and radar detector for new southbound Otherwise,signal approach. Remove all one way signs (4) and no left turn sign (1). Remove poles can be taken lane assignment sign on eastbound approach mast arm. Retime signal. down and replaced with stop signs. If all-way stop is warranted,operate as all-way flash with Signalized Stripe stop bar and crosswalk on north and southbound approaches with existing signals;City Taylor St intersection, segment surface improvements. Stripe lane assignment arrows on all to confirm necessary bulb out on all approaches.Uncover signal heads for southbound approach.Remove one way equipment to function. corners (2),no right turn(1)and no left turn(1)signs.Retime signal. Otherwise,signal poles can be taken down and replaced with stop signs. If all-way stop is warranted,operate Stripe stop bar and crosswalk on north and southbound approaches and the as all-way flash with Signalized existing signals;City crosswalks on the east and west legs with segment and intersection surface .. intersection, to confirm necessary Starr St improvements. Stripe lane assignment arrows for all approaches. Uncover bulb out on all equipment to function. corners signal heads for southbound approach. Remove one way signs on northwest Otherwise,signal To and southwest corner for westbound traffic(2).Retime signal. poles can be taken down and replaced W with stop signs. V If all-way stop is warranted,operate as all-way flash with Signalized Stripe stop bar and crosswalks on north and southbound approaches with existing signals;City Peoples St intersection, segment surface improvements. Stripe lane assignment arrows for all to confirm necessary bulb out on all approaches.Uncover signal heads for southbound approach.Remove one way equipment to function. corners sign on southeast corner for eastbound traffic(1).Retime signal. Otherwise,signal poles can be taken down and replaced with stop signs. If all-way stop is warranted,operate as all-way flash with Signalized Stripe stop bar on all approaches with segment surface improvements. existing signals;City Schatzell St intersection, Stripe lane assignment arrows for all approaches. Uncover signal heads for to confirm necessary bulb out on all southbound approach. Relocate one way signs on northwest and southwest equipment to function. corners corners for westbound traffic(2)for southbound traffic.Retime signal. Otherwise,signal poles can be taken down and replaced with stop signs. If all-way stop is warranted,operate Modify bulb outs on all corners to allow for two-way traffic on Lawrence St.Stripe as all way flash with Signalized stop bar on all approaches with segment surface improvements. Stripe lane existing signals;City intersection, to confirm necessary Lawrence St bulb out on all assignment arrows for all approaches. Uncover signal heads for southbound equipment to function. corners approach.Swap out the two 10'ped poles for taller signal poles and install two Otherwise,signal signal heads for westbound traffic.Remove all one way signs(4).Retime signal. poles can be taken down and replaced with stop signs. A29 EXHIBIT B Street Intersection Existing Improvements' All-Way Stop ** Name Conditions Considerations If all-way stop is warranted,operate Stripe stop bar on westbound,northbound and southbound as all-way flash with Signalized approach with segment surface improvements.Stripe lane existing signals;City William St intersection, assignment arrows on all approaches. Uncover signal to confirm necessary bulb out on all heads for southbound approach.Relocate one way signs equipment to function. corners on northwest and southwest corners for westbound traffic Otherwise,signal (2)to southbound traffic.Retime signal poles can be taken down and replaced with stop signs. If all-way stop is warranted,operate Stripe stop bar and crosswalk on all approaches with as all-way flash with N segment and intersection surface improvements. Stripe existing signals;City Signalized lane assignment arrows on all approaches.Install striped to confirm necessary 16 John Sartain intersection or raised bulb outs.Uncover signal heads for southbound equipment to function. R approach. Install two signal heads for westbound traffic. Otherwise,signal Remove all one way signs(6).Retime signal. poles can be taken U down and replaced with stop signs. If all-way stop is warranted,operate Signalized Stripe stop bar and crosswalk on southbound approach as all-way flash with intersection, with segment surface improvements. Stripe lane existing signals;City Coopers Alley raised bulb out assignment arrows on all approaches. Install striped or to confirm necessary at southeast raised bulb outs. Uncover signal heads for southbound equipment to function. corner approach. Stripe for southbound shared left-right turn Otherwise,signal only lane use.Retime signal. poles can be taken down and replaced with stop signs. OPTION 1 - Stripe stop bar on northbound approach. Stripe stop bar and crosswalk on southbound approach with segment surface improvements. Stripe lane assignment arrows on all approaches. Install striped or raised bulb outs.Remove one way sign on northeast and southeast corners (2). Install stop sign on northbound approach. Adjust one flasher around to use for the northbound approach.Redesign eastbound approach so Stop sign on that Lower Broadway intersects with Twigg St.Redesign southbound eastbound approach so that Lower Broadway ties Mesquite Street into Twigg St and the right turn lane of the eastbound approach for approach no longer needs to be a forced right turn. Mesquite St. westbound OPTION 2- Due to Harbor bridge relocation, free flow N/A right turns on movement on Twigg St might not be justified anymore. Twigg St.,free Consider changing this intersection to an all way stop flow through if warranted. Recommendations listed are for an all movement on way stop:Stripe stop bar on all four approaches. Stripe Twigg St. stop bar and crosswalk on southbound approach due to segment surface improvements.Stripe lane assignment arrows on all approaches. Install striped or raised bulb Aouts.Remove one way sign on northeast and southeast corners(2).Install stop sign on east,west and northbound approach.Adjust flashers to all red for all approaches. Redesign eastbound approach so that Lower Broadway ties into Twigg St and the right turn lane of the eastbound approach no longer needs to be a forced right turn. If all-way stop is Stripe stop bar and crosswalk for both north and warranted,operate southbound approaches with segment surface as all-way flash with improvements. Stripe lane assignment arrows on all existing; signals;City Chaparral St Signalized approaches.Install striped or raised bulb outs.Remove to confirm necessary intersection one way(4),no right turn(1),and no left turn(1)signs. equipment to function. Adjust right signal head for southbound approach. Otherwise,signal poles can be taken Retime signal. down and replaced with stop signs. A30 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Street Intersection Existing Improvements* All-Way Stop Name Conditions Considerations** Signalized Stripe stop bar and crosswalk on east and westbound approaches with segment Water St Intersection, surface improvements.Stripe lane assignment arrows on all approaches. Use N/A bulb out on all existing signal heads for westbound approach. Remove do not enter(2),one corners way(5)and no right turn signs(1).Retime signal. Stripe the stop bar and a shared through-right pavement marking arrow on T intersection, the eastbound approach with segment surface improvements. Stripe lane stop controlled assignment arrows on all approaches.Install striped or raised bulb outs.Restripe Shoreline Blvd on the Twigg St median area of Shoreline Blvd to allow northbound traffic on Shoreline to turn N/A approach left onto Twigg St. Move yield/one-way signs to southern median instead of at the circle. Install yield/one-way signs at circle for westbound traffic. Remove one way signs on the northwest corner and median of Shoreline Blvd. If all-way stop is warranted,operate as all-way flash with Signalized Stripe stop bar and crosswalk on westbound approach with segment surface existing signals;City Water St intersection, improvements.Stripe lane assignment arrows on all approaches.Remove one- to confirm necessary bulb out on all way sign(1)and no right turn sign(1)on northbound approach and no left turn equipment to function. corners signs(2)on southbound approach.Retime signal. Otherwise,signal 3 poles can be taken down and replaced with stop signs. T intersection, Stripe stop bar and crosswalk on eastbound approach with segment surface but technically improvements.Install stop sign for eastbound approach.Stripe lane assignment only northbound arrows on all approaches. Install striped or raised bulb outs. Restripe median Shoreline Blvd and southbound area of Shoreline Blvd to one lane for northbound traffic to u-turn or turn left N/A approaches, onto Starr St,and one lane for eastbound traffic to turn left onto Shoreline Blvd. with northbound Relocate and rotate yield and one way traffic sign on southern median area of left turn onto Shoreline Blvd to accommodate new eastbound traffic. Starr Street. If all-way stop is warranted,operate Stripe stop bar and crosswalk on new westbound approach with segment as all way flash with Signalizedexisting signals;City surface improvements. Stripe lane assignment arrows on all approaches. ' intersection, to confirm necessary Water St bulb out on all Install two signal heads and VIVD camera for new westbound traffic.Install do equipment to function. corners not enter signs(2)on northwest and southwest corners facing new westbound Otherwise,signal traffic.Remove one-way signs(2)on southeast corner.Retime signal. poles can be taken down and replaced with stop signs. Stripe stop bar and crosswalk on eastbound approach with segment surface If all-way stop is 8 improvements.Install signal pole,mast arm,two signal heads and VIVD camera warranted,operate for new westbound traffic through the median area of Shoreline Blvd.Stripe lane as all way flash with Signalized assignment arrows on all approaches.Restripe median area of Shoreline Blvd existing' signals;City intersection, to confirm necessary Shoreline Blvd with bulb out on to one lane for northbound left turning and westbound through traffic,and one equipment to function. lane for southbound left turning and eastbound through traffic.Remove one way all corners sign(1)and no right turn sign(1)for southbound approach,do not enter sign Otherwise,signal (1)in striped median area,no left turn sign for northbound approach,and wrong poles can be taken way(1)and right turn only sign(1)for westbound approach.Retime signal. down and replaced with stop signs. Signalized Stripe stop bar and crosswalk, with shared through-left and right turn only intersection, pavement marking arrows for two lanes on westbound approach with segment Water St surface improvements.Stripe shared through-left pavement marking arrow on N/A bulb out on all corners southbound approach and shared through-right pavement marking arrow on northbound approach.Remove one way signs(4). m Stripe stop bar and crosswalk on eastbound approach with segment surface T intersection, improvements.Stripe lane assignment arrows on all approaches.Install striped but technically or raised bulb outs. Install stop sign on eastbound approach. Restripe median 0 Shoreline Blvd only northbound area on eastbound approach to mimic the existing lane assignment seen on N/A and southbound Twigg St at Shoreline Blvd. Relocate stop/one-way signs in circle/median for approaches. eastbound approach. Install no right turn sign for southbound traffic. Relocate City Hall sign. A31 EXHIBIT B Street ExistingAll-Way Stop Name Intersection Conditions Improvements* Considerations** Stop controlled on the Stripe eastbound approach to transition from two northbound lanes to one lane.Stripe crosswalk,with right turn only Lower pavement marking arrow on westbound approach with Lower Broadway segment surface improvements.Stripe lane assignment Broadway approach, arrows on all approaches. Install striped or raised bulb N/A free flow for outs.Install right turn only(1)and additional do not enter Leopard/ (2)signs for all westbound traffic.Remove one way sign Lawrence on southeast corner. eastbound approach If all-way stop is Stripe stop bar and crosswalk for all approaches with warranted,operate segment and intersection surface improvements. as all-way flash with Stripe lane assignment arrows on all approaches. existing signals;City Signalized Install striped or raised bulb outs. Remove all one way to confirm necessary Mesquite St intersection signs (4). Install signal pole and two signal heads on equipment to function. r/1 the northwest corner,one signal head on the northeast Otherwise,signal 8 corner, and one signal head on the southwest corner. poles can be taken Retime signal. down and replaced with stop signs. 3 If all-way stop is Modify bulb outs on all corners to allow for two-way warranted,operate Signalized traffic on Lawrence St.Stripe stop bar on all approaches as all-way flash with intersection, with segment surface improvements. Stripe lane existing signals;City Chaparral St raised bulb out assignment arrows for all approaches. Uncover signal to confirm necessary at southeast heads for southbound approach. Swap out the two 10' equipment to function. corner ped poles for taller signal poles and install two signal Otherwise,signal heads for westbound traffic.Remove all one way signs poles can be taken (4).Retime signal. down and replaced with stop signs. - 1Signalized Stripe stop bar and crosswalk on east and westbound intersection, approaches with segment surface improvements.Stripe lane assignment arrows for all approaches. Install Water St bulb out on striped or raised bulb outs. Uncover signal heads for N/A southeast westbound approach. Remove all one way signs (3). corner Retime signal. Signalized Stripe stop bar and crosswalk on westbound approach intersection, with segment surface improvements.Remove no left turn ., Water St bulb out on all (2), no right turn(2), and one way(3)signs.Stripe lane N/A corners assignment arrows on all approaches.Retime signal. rn ---- E Stripe stop bar and crosswalk on eastbound approach fo T intersection, with segment surface improvements. Stripe lane but technically assignment arrows for all approaches. Install striped or § Shoreline Blvd only N/A raised bulb outs. Install stop sign and right turn only on southbound eastbound approach.Remove one way(2)signs for the approach. southbound approach. Stripe stop bar and crosswalk on north, south and If all-way stop is westbound approaches with segment surface warranted,operate improvements. Stripe lane assignment arrows on all as all way flash with approaches. Install striped or raised bulb outs. Install existing signals;City To I Mesquite St Signalized do not enter signs (2) and lane use sign (1) on the to confirm necessary intersection equipment to function. V) eastbound approach for all westbound traffic. Install no Otherwise,signal left turn sign on northbound approach and no right turn sign on southbound approach.Remove all four one way poles can be taken o i down and replaced signs.Retime signal. j with stop signs. A32 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Street intersection Existing improvements' All-Way Stop Name Conditions Considerations** If all-way stop is warranted,operate as Stripe stop bar and crosswalk on all approaches with segment and intersection all-way flash with existing Signalized surface improvements.Stripe lane assignment arrows on all approaches.Install signals;City to confirm Chaparral St intersection striped or raised bulb outs. Uncover signal heads for southbound approach. necessary equipment to Install two signal heads for westbound traffic. Remove all one way signs(6). function.Otherwise,signal Retime signal. poles can be taken down and replaced with stop signs. ti Stripe stop bar and crosswalk on east and westbound approaches with Signalized segment surface improvements. Stripe lane assignment arrows on all to intersection, Water St approaches.Install two signal heads and VIVD Camera for westbound traffic. N/A = bulb out on all Remove all one way(3),no left turn(1), and do not enter(1)signs. Retime corners signal. T intersection, Stripe stop bar and crosswalk on eastbound approach with segment surface stop controlled improvements.Stripe lane assignment arrows on all approaches.Remove no Shoreline Blvd on the John left turn(1),no right turn(1),one way(1),do not enter(2)signs and left stop N/A Sartain St sign(1)on the eastbound approach. approach *In addition to the listed improvements, pedestrian facility improvements are needed to meet ADA standards. This study does not go into details of providing these specific pedestrian facility improvements, such as ADA compliant curb ramps,sidewalks,pedestrian signal heads and push buttons, for each intersection and segment. "City to perform an all-way stop study for each intersection A33 EXHIBIT B THIS PAGE INTENTIONALLY LEFT BLANK EXHIBITB APPENDIX: ONE - TWO WAY -Th \ I -\\_=_3ONE TO TWO-WAY CONVERSION - ROADWAY SEGMENTS Street Roadway Existing Conditions Improvements* Name , Segment Belden to WB Surface improvements, stripe solid double yellow line (2701 to IH 37 Two lanes southbound with small right turn bay have one northbound lane and one southbound through lane and one southbound right turn bay WB IH-37 to EB Two lanes southbound Surface improvements,stripe solid double yellow line(85') IH-37 EB IH-37 to Two lanes southbound with two striped on-street Surface improvements, stripe parallel parking spots and solid Mann Street parallel parking spots on west side double yellow line(150') Mann Street to Two lanes southbound with four striped on-street Surface improvements, stripe parallel parking spots and solid Twigg Street parallel parking spots on the west side double yellow line(140') Twigg Street to Two lanes southbound with striped on-street Surface improvements, stripe parallel parking spots and solid Taylor Street parallel parking spots on both side of the street double yellow line(275') Taylor Street to Two lanes southbound with striped on-street Surface improvements, stripe parallel parking spots and solid Starr Street parallel parking on both sides of the street double yellow line(260') rn Two lanes southbound with striped on-street Starr Street to parallel parking on both sides of the street; Surface improvements, stripe parallel parking spots and solid Peoples Street cr loading zone close to intersection double yellow line(280') Peoples Street to Two lanes southbound with striped on-street Surface improvements, stripe parallel parking spots and solid Schatzell Street parallel parking on both sides of the street double yellow line(75) Schatzell Street Two lanes southbound with on-street parallel Surface improvements, stripe parallel parking spots and solid to Lawrence St. parking on east side double yellow line(285') Lawrence Street Two lanes southbound with striped on-street Surface improvements, stripe parallel parking spots and solid to William Street parallel parking on both sides of the street double yellow line(265'),rotate parking sign(1)to face the correct direction of traffic William Street to Two lanes southbound with striped on-street Surface improvements, stripe parallel parking spots and solid John Sartain parallel parking on both sides of the street double yellow line(265') Surface improvements, stripe parallel parking spots and solid John Sartain to Two lanes southbound with striped on-street double yellow line (495'), remove do not enter sign by Richline Coopers Alley parallel parking on both sides of the street building,rotate no parking commercial loading zone sign(1)to face the correct direction of traffic Mann Street to Two lanes northbound with striped on-street Surface improvements,stripe parallel parking spots and solid double Twigg Street parallel parking on both sides of the street yellow line(230'),remove wrong way signs(2) Twigg Street to Two lanes northbound with striped on street Surface Improvements, modify angled parking to become parallel Taylor Street parallel parking on both sides of the street parking on both sides of the street, stripe solid double yellow line (290'),rotate parking signs(2)to face the correct direction of traffic rn Td Surface improvements, modify angled parking to become parallel Taylor Street to One lane northbound with striped on-street parking on both sides,stripe solid double yellow line(300'), rotate Starr Street angled parking on both sides of the street no parking commercial loading zone sign (1) to face the correct r V direction of traffic Starr Street to One lane northbound with striped on-street Surface improvements, modify angled parking to become parallel Peoples Street angled parking on both sides of the street parking on both sides,stripe solid double yellow line(300') Peoples Street to One lane northbound with striped on-street angled Surface improvements, modify angled parking to become parallel Schatzell Street parking on both sides of the street parking on both sides,stripe solid double yellow line(190') 0 A35 EXHIBIT B Street Roadway Existing Conditions Improvements* Name Segment Schatzell Street to One lane northbound with both Surface improvements,stripe solid double yellow line Lawrence St. parallel and angled parking on both (305') sides of the street Lawrence Street to One lane northbound with both Surface improvements,stripe solid double yellow line $r William Street parallel and angled parking on (290') N both sides of the street One lane northbound with on- Surface improvements, modify angled parking to William Street to become parallel parking on both sides, stripe solid 0 John Sartain street parallel parking on both double yellow line (290'), rotate parking signs (2) to cLi sides of the street face the correct direction of traffic One lane northbound with striped Surface improvements, modify angled parking to John Sartain to on street angled parking on both become parallel parking on both sides, stripe solid Coopers Alley sides of the street double yellow line (440'), rotate 25 mph speed limit sign to face the correct direction of traffic Surface improvements,stripe solid double yellow line Mesquite to (275'),rotate speed limit(1),no parking(2).Remove Chaparral Two lanes eastbound,no parking traffic signal ahead sign (1) to face the correct direction of traffic. Relocate dual post sign to south side of the street. .. Surface improvements, stripe solid double yellow vi Chaparral to Water Two lanes eastbound,no parking line(290'), rotate 5 min parking signs(2)and private co rn Street loading zone on south side property towing sign(1)to face the correct direction of 3 traffic. Surface improvements, stripe solid double yellow line Water Street to Two lanes eastbound with on- (315'), rotate do not enter sign (1)to face Twigg St Shoreline Blvd street parallel parking on both and no parking sign(1)to face the correct direction of sides traffic,install do not enter sign(1)at Omni exit for new westbound traffic,remove one way sign(1) Water Street to Two lanes westbound with on- Surface improvements, stripe parallel parking spots NShoreline Blvd street parallel parking on both and solid double yellow line(315'),remove one way sides signs(4) o,! Water Street to Two lanes eastbound with striped Surface improvements, stripe parallel parking spots $in Shoreline Blvd. on-street parallel parking on north and solid double yellow line(310'), remove one way a side,loading on south side signs(3) One lane westbound with striped Surface improvements, stripe parallel parking spot rnn on-street parallel parking on both and solid double yellow line on both legs(590'),stripe Water Street to sides on north leg,and two lanes for two eastbound lanes, one westbound lane that .11 Shoreline Blvd westbound with striped on-street opens up to two and a striped median buffer,remove t parallel parking on south side of one way signs pointing left(2), install one way signs south leg pointing right(2)on south leg 1 Mesquite St.to One lane eastbound with striped Surface improvements, stripe parallel parking spots N Chaparral Street o-street parallel parking on both and solid double yellow line (285'), rotate 2 hour $ sides of the street parking sign(1)to face the correct direction of traffic `; Chaparral Street to Two lanes eastbound with on Surface improvements, stripe parallel parking spots 3 Water Street street parallel parking on both and solid double yellow line(295') sides of the street • E Two lanes westbound with striped Surface improvements, stripe parallel parking spots W 1 Water Street to on-street parallel parking on both and solid double yellow line(310'), remove one way Shoreline Blvd.N sides of the street sign(1) A36 TIRZ#3 TRAFFIC AND PLANNING ANALYSIS APRIL 2018 EXHIBIT B Street 1 Roadway Existing Conditions Improvements* Name Segment Mesquite Street to Two lanes eastbound with striped on-street parallel Surface improvements, stripe parallel parking spots and Chaparral St parking on both sides of the street solid double yellow line(280'),rotate no parking commercial to loading zone sign(1)to face the correct direction of traffic Chaparral Street to Two lanes eastbound with striped on-street parallel Surface improvements, stripe parallel parking spots and Water Street parking on both sides of the street j solid double yellow line(280') Water Street to Two lanes eastbound with striped on-street parallel Surface improvements, stripe parallel parking spots and Shoreline Blvd parking on both sides of the street solid double yellow line(320'), remove one way signs(3), remove lane assignment sign(1) •In addition to the listed improvements,pedestrian facility improvements are needed to meet ADA standards. This study does not go into the details of providing these specific pedestrian facility improvements, such as ADA compliant curb ramps,sidewalks,pedestrian signal heads and push buttons, for each intersection and link. A37 EXHIBIT B THIS PAGE INTENTIONALLY LEFT BLANK EXHIBIT B EXHIBIT B 7M • S,. 11 It ♦'} a - a x • _ - t r. N M1 " � *ter i 'Gaw`ra,. w•. ~ Hr .. ._ .._ �. +ii.- .1 rye t.`.�y.WwS.,��f 1^ .-'V F -,,te ' . ~fir. 11.4,0''r ,, `l .\2 .:,';''':V.'''' n `' -/ j,; ' .w Z'.'4- ,.'� ','. \ A4` is . -440` ,a .. ^�' :.r' 1 '-,-MF-. , Er mow i. il-' -.:. -':‘.. ,•.-.. .4...., -„,,,04., t - \\ � /�•.,� i '�' �✓'�' � /'{ • },_tea. _::::t 7, - _ Caller Times PART OF THE USA TODAY NETWORK NOTICE OF PASSAGE OF Certificate of NOTICE OF PASSAGE OF ORDINANCE(S) PublicationORDINANCE(S) NO.031420, Ordinance adopt- NO.031420, Ordinance adopt- ing "Tax Increment Rein- ing "Tax Increment Rein- vestment Zone #3 Traffic In Matter of Publication of: vestment Zone #3 Traffic and Planning Analysis"Spe- and Planning Analysis"Spe- cific Plan;and amending the cific Plan;and amending the Comprehensive Plan. This Comprehensive Plan. This ordinance was passed and ordinance was passed and approved on second reading approved on second reading by the Corpus Christi City by the Corpus Christi City Council on April 24,2018. Council on April 24,2018. /s/Rebecca Huerta CORPUS CHRISTI /s/Rebecca Huerta City Secretary CITY OF CORPUS CHRISTI City Secretary PO BOX 9277 CORPUS CHRISTI,TX 78469-9277 State of Wisconsin) ))§ County of Brown) I,being first duly sworn,upon oath depose and say that I am a legal clerk and employee of the publisher, namely, the Corpus Christi Caller-Times, a daily newspaper published at Corpus Christi in said City and State, generally circulated in Aransas, Bee, Brooks, Duval, Jim Hogg, Jim Wells, Kleberg, Live Oak, Nueces, Refugio, and San Patricia Counties, and that the publication of which the annexed is a true copy, was inserted in the Corpus Christi Caller- Times on the following dates: April 30,2018 Legal CI On this April 30, 2018, I certify that the attached document is a true and exact copy made by publisher. Notary Public,State of Wisconsin,l�ounty of Brown 2 4Y ZG7 .v •v -< T: .'1 --- BERGEN BERGEN GwRNOw�CH Notary Public Ad#: 19992 State of Wisconsin P.O.: #of Affidavits:0