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PURPOSE AND INTENT
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In recent years Americans have been discovering the delightful city envi-
ronments of Europe and other world locations. In America itself, there
is a growing roster of good examples of urban centers. where places to five,
work and play have been built in surroundings of beauty and delight. Cities
like San Francisco and San Antonio have gained international recognition for
the way they have capitalized on the amenities of their location to create
places of great charm for visitors and residents alike. The worldwide image
of these cities as beautiful places to live and cork as well as visit has
increased their attractiveness for ail types of economic development.
The City of Corpus Christi has an excellent opportunity to create a similar
image for itself with proper treatment of its Bayfront. Unlike most water-
front cities, Corpus Christi is able to capitalize on its Bayfront without
first tearing down long established. development. The basic waterfront envi-
ronment of the city is generally in excellent condition. Some of its sections
however, are under-utilized and therefore open to the kind of new development
able to accommodate many more people living, working, and visiting in the
urban waterfront zone. All of the urban waterfront zone should he
accessible to all individuals, with emphasis on accessibility fur handi-
capped individuals. In response to this opportunity, the Bayfront Plan
takes a direction beyond merely "fixing up" those portions of rhe waterfront
which could be made to look prettier. It is aimed at suggesting strategies
for major development which will fit with steps already undertaken to permit
the City of Corpus Christi to beneficially utilize its most unique asset --
its magnificent waterfront --while at the same time preserving and enhancing:
existing features and protecting Port -related operations.
This. document draws upon numerous planning and engineering studies dealing
with the Bayfront for information on opportunities, constraints and specific
recommendations. In this regard, it is a sunenary document which carefully
selects those proposals nhich work best together along with existing improve-
ments, to most beneficially utilize the bayfront.. This plan is intended for
use as a constant reference, allowing development of the Bayfront to be
scheduled on a project by project basis involving a wide range of public
and private organizations; while maintaining the continuity of compliance
with the overall Bayfront Plan. It is meant as a clear statement that money
spent on recommended projects is an investment in an ongoing effort to roach
definable goals in the Bayfront arca. The full implementation of this plan
will require the use of a variety of financing techniques, which may include
utilizing private sector capital and expertise to achieve public goals, as
well as the use of public sources of funding such as General Obligation Bonds,
Tax Increment Financing, Industrial Revenue Bonds,. and Multi -Family Tax
Exempt Financing. No matter what means of financing are employed, the Bayfront
Plan will help insure that those involved in the design and implementation
of projects will not lose sight of the overall public goals for the development
of the Bayirunt area. The plan should be reviewed an a continuing basis and mod-
ification to the plan should he made to reflect changing community interests and
needs in the future.
The organization -of the document first gives an overview of the opportunities
and constraints that are characteristic of the four major sub -units of the
Bayfront area: 1) the Central Business District, 2) Shoreline Boulevard and
Ocean Drive, 3) tate marina area, and 4) Corpus Christi Bench. This section
is followed by the };mals trbich derive from the opportunities and constraints,
and recommended policies and strategies to achieve these goals: The graphic
on the reverse side of this document is intended. to illustrate in a conceptual
manner the basic clement-. of the plan and how they relate to one another.
CENTRAL BUSINESS DISTRICT
.0
The Central Business District is in a position to hen.efit greatly from Bayfront
development, especially Marina improvemeote:, if it can be strongly connected
with the new and. existing activities. This connection will be strongest if it
develops an interdependent relationship with the )`farina area, supplying moti-
vation for Marina users to frequent the downtown. arca.
In order to establish this connection, two constroLtts ccest be r.. eily-d. .._�
the separating barrier effect of Shoreline Boulevard must be overcome and, second,
the downtown area itself must establish its own positive image and identity, dif-
ferent from but strongly related to the bayfront area. This will mean. continued
renovation snd rejuvenation of downtown businesses, parks, and streets in a
manner which helps establish a strong relationship with Bayfront activity.
THE PUBLIC SHORELINE
The Bayfront area south of the ship chauuel showcases over three miles of
virtually continuous public shoreline that is a symbol of the pride Corpus Christi
has in its waterfront heritage. The public shoreline is appropriately anchored
by the Bayfront Arts and Science Park which, with its museums, auditorium and
convention complex, is the City's cultural center and the catalyst for future
shoreline tourist development. Other components of the public shoreline include
Magee Beach, Cole Park, the Bayfront open space parks and Shoreline Boulevard
with its median parks and landscaping. Shoreline Boulevard, along with its
adjoining pedestrian seawall, is the main route of access connecting many of the
major Bayfront amenities and developments..
All of this points to the potential that Shoreline Boulevard has as a unifying
element in the development of Bayfront. In order to attain this potential, the
barrier effect caused by the physical separation of the downtown and tourist
areas from the. waterfront by Shoreline Boulevard with its six Janes of traffic
and 1£0 -foot plus right-of-way must be overcome. Movement of people from one
side of the boulevard to the other at key crossing points must be given unmis-
takable emphasis, tying the Central Business District and Bayfront together
physically as well as visually. In order to attain its ultimate potential a:: a
unifying element, the grand boulevard concept should be expanded throughout the
Bayfront, including the major entrance point at 1.11. 37 and the Corpus Christi
Beach area. This, along with special treatment of the boulevard's points of
terminus, would go a long way toward clearly defining the Bayfront zone and its
edges.
MARINA
The importance of the Marina is recotnized in virtually all planning studies
commissioned for the area. since the construction of the land masses. Its con-
tinued growth, vitality, and appeal is a key element in the future of Corpus
Christi as s city which openly celebrates its relationship with the water. And
yet, the immense potential the Marina offers in terms of recreational opportunity,
image and economic vitality is only beginning to be realized. Until recently,
little had changed in the Marina in the past quarter of a century except for a
gradual decline inthe quality of the bulkhead and dredee area. Nut only. ,gust
a program for continuous maintenance be adopted, but the Marina must grow and
intensify' in use if it is to serve as a. catalyst to other public and private
investment in the Bayfront.
Intensification of use and physical growth of the Marina can -occur only if the
problems which. have historically blocked such development can be overcome. The
major obstacle to intensified and. varied use has been the fear of increased
automobile congestion on the land masses. This fear is based on the long accepted
assumption that the T and L heads and their respective uses must be self-sufficient
in parking. The cost of this assumption is monumental. The land masses total
approximately 18 acres of what has been described as the most expensive, in. terms
of land value, surface parking lots on the Gulf Coast. higher still is the cost
of the opportunity lost by maintaining these superb water surrounded environments
for parkiag rather than for a multitude of attractive public and commercial uses
for the enjoyment of visitors and residents of Corpus Christi. It is paramount
to rite successful accaraodation of conventioneers and time linking and revitaliza-
tion of the. downtown that a general intensification of use, including a major
public or semi-public facility occurs on the land masses in. the short term. The
utilization of future and existing downtown parking facilities with convenient
transportation and pedestrian access across Shoreline Boulevard to the Marina
would greatly relieve any congestion problems and would encourage a mutually
beneficial interrelationship between downtown and the Marina area.
The major obstacle to the physical expansion of the Marina is the means of financing
construction and maintenance of new facilities. While at least part of the cost.
of a maintenance program can be offset by encouraging revenue generating activities,
it is clear that some kind of joint public/private participation and funding will
be necessary for any significant expansion projects. Recently, there have been
encouraging signs that the private sector recognizes. the feasibility and desira-
bility of locating public and semi-public facilities on existing and new land
masses. If this interest can be extended to include private sector involvement
in the construction of new land masses and Marina dredging, while maintaining the
right of public. access, then the Marina can begin to attain its full potential as
the hub of Bayfront activity and the catalyst to further economic development in
the Bayfront and the. City as a whole.
CORPUS CHRISTI BEACH
With its III mile sandy beach just across the ship channel from the Convention
Center and downtown, its complete service facilities, and its abundance of
redeveloping land to add to the adjoining lodging and commercial development,
Corpus Christi beach has the potential to become a truly unique and distinctive
urban beach, unmatched along the Gulf Coast. The main obstacle standing in the
way of this potential is the physical and visual isolation of Corpus Christi
Beach caused ironically by the relatively narrow ship channel. The Harbor Bridge
itself is not enough to connect the Beach with. the rest of the City. It is
critical to the future development of Corpus Christi Beach that it be strongly
related to the rest of the bayfront. This can be accomplished by improving
physical and visual access to the full length of the Beach, by providing more
convenient transportation links between the BPach and the other major Bayfront
attractions, by prothoting activities which encourage visitors to frequent both
sides of the channel, and by expanding unifying elements of the Bayfront to
Corpus Christi Beach.
As with the other subunits of the Bayfront, continual maintenance must play a
major rule in the development of the Beach for it to attain its full potential..
This must include measures to prevent the gradual erosion of the Beach itself.
e
I. CENTRAL BUSINESS DISTRICT
w„.
Coal A.: To encoucage and assist high-density development iu the Central
Businase 1istricr consisting; of a miature of professional offices,
motels, hotels, housing and specialty slops and restaurants.
Specific policies and strategies include:
1) Encourage and assist rehabilitation efforts in appropriate
locations, especially Lower Broadway and Water Streets.
2) Housing and business uses should be encouraged in a variety
of types and higher density.
3) North of the business core, extending from I.H. 37 Lo the
Bayfront Science Park, a small neighborhood of high
density residence and commerce is proposed.
Goal 5: Monitor and improve where necessary both pedestrian and vehicular
movement in. the Central Business District, including promotion
of parking facilities.
Specific policies and strategies include:
1) Create a strong visual and pedestrian connection irons the.
bay to the bluff along Peoples Street.
2) Improve existing streets, as warranted, and develop a
solution to the complicated movements between uptotial and
downtown for pedestrian and motorists alike.
3) Utilize a shuttle system connecting downtot.•n parking
facilities to existing and proposed Bayfront attractions.
4) Give clear emphasis to pedestrian crossings at key points
of connection between downtown and the Bayfront.
5) Encourage development of downtown uses which provide goods
and services for bayfront users. -
6) Emphasize the Chaparral Street connection to the Bayfront Arts
and Science Park with special landscape treatment. coordinated
with overall landscaping plans in the Park itself.
II. PUBLIC SHORELINE
Goal A: Improve the overall appearance and access to Shoreline Boulevard
and Ocean Drive as a major front -door to the City.
Coal B:
Specific policies and strategies include:
1.) Pedestrian plaza/crossing at Peoples Street and other
key crossing points along Shoreline boulevard.
2) Landscape planting and sculpture along Shoreline Boulevard.
3) Design and placement of a standardized system of lighting,
benches, bollards, trash receptacles, signing, including
the system into the Bayfront Arts and Science Park.
4) Symbolic gateway arrival points along I.H. 37 and Twigg
Street between Mesquite and Shoreline Boulevard, and Agues and
Laredo Streets corridor areas along Kinney Street and Cooper's
Alley from North Lower Broadway to Shoreline.
5) Expansion of transportation systems along Shoreline Boulevard
with a continuing review of the viability of vehicular and. pe-
destrian movement along and across Shoreline Boulevard with
emphasis - "
p s g iven to pedestrian access to the bayfront and the re-
duction of pedestrian and vehicular conflict_
6) Protect and enhance the scenic value of Ocean Drive to its
fullest.
7) Provide exclusive jogging and bike paths its Cole Park;
8) Maintain encs enhance the Bayfront open. space parks along
the full length of Ocean Drive including the area in
the. vicinity of Ward Island.
9) Continued maiutcnence and runuurishment of Magee Beach
as the major tourist beach south of the ship channel.
10) Develop and maintain seawall with intermediate resting
platforms to allow people to talk out. Lighting on
seawall is desirable to increase nighttime activity.
11.) Maintain the one -mile minimum distance from the shoreline
for any drilling operations..
12) Permit street vendors along the seawall subject to stringent
guidelines foe such activity.
To promote Shoreline Boulevard as the principal location of hotel/
motel complexes, while attempting to maintain visual corridors for
property located to the west of Shoreline.
Spec
fic policies and strategies include:
1) Encourage the development of the west side of Shoreline.
Boulevard as a hotel, motel, tourist complex, maintaining
views to the bay through the use of visual corridors.
2) Continued development cf. the Bayfront Arts and Science Park
as the cultural center of the city and appropriate focal
point for Shoreline Boulevard.
3) Full development of the designated historical district in the
Bnyftottt Arts and Science Park incorporating, the multi-rulrural
center and plaza.
Goal A:
Goal B:
To encourage and assist in the creation of additional land masses
in the Marina, primarily for commercial and public activities.
Specific policies and strategies include:
1) Induce a new land mass north of the Peoples Street T -head.
2) Encourage a public use at the south end of the south basin.
3) Reserve the north basin area for ultimate use for additional
land masses and public boat slips.
Expand activity in the Marina including additional slips and commercial
activity.
Specific policies and strategies -include:
I)
Small boat sailing l.ecated in south basin.
2) Water taxi services should be implemented.
3) Development of a public/private activity center in the Marina,
which includes tour boats, party boats, restaurants, water-
front shops, a maritime museum and aquarium.
4) City adoption of more efficient standards and arrangement of
boat slip construction. Approximately 400 to 450 new slips could
be accommodated on the two T -Heads and the L -Head without requiring
new construction ether than the finger piers and slips themselves.
5) Development of aft aquarium on the Peoples Street T -Head.
6) There need to be intermediate events at several points aimed
at .providing a continuity of life style and physical interaction
between people and places. (Restaurants, shops over water; land-
scaping with a variety of plants, and Lights, benches, and shaded
areas.)
7) Extend lighting and walkway on the breakwater from McGee -Beach to
the marina. fairway opening.
8) Establish a continual uwrinLunaarce program fur bulkheads
and Marina dredging.
IV. CORPUS CHRISTI BEACH
Goal A: To encourage and assist in the development of Corpus Christi Beach
primarily for hotel/mote] development and. high density housing. along
with attendant public facilities.
Specific policies and strategies include:
1) Encourage development of tourist -oriented complex at south end
of Corpus Christi Beach where the remnants of the old commercial -
tourist development remain today.
2) Encourage medium to high density residential uses for bulk of
remaining property, utilizing small block pattern of streets.
Enable properties which are not situated on the Bayfront visual
access to the unique bayside/beach environment through the use of
visual corridors.
3) Support deveiopneut or marinas at Rincon Point and between tha
Ship Channel and the north breakwater.
4) Development of existing peeks, and the development of tourist
facilities to include sites for motel or hotel operations,
restaurants, cruise boats, fishing piers, etc.
5) Provide a sand retention facility with lighted fishing pier at
north end of Corpus Christi. Beach.
IV. CORPUS CHRISTI BEACH
Coal B:
To improve public access, physically and visually, to the full length
of the beach. and to provide berter circulation patterns in the beach
area, including stronger transportation links access the ship channel.
Specific policies and strategies include:
1) Develop public -owned area along ship channel opening as public
park.
? K
2) Develop adequate public access ta,jlarking areas ina mini-
mum of seven specific sites along','•'Corpus Christi Beach adjacent
to and on the sand beach. These access sites would be de-
signed in general as foiloas: large parking areas together
with full. testrooms and/or facilities at the south end, middle,
and north end of the beach. In the area between the south end
and middle and the muddle and north end, at least two additional
access sites/parking ureas be built up to and on the sand beach
in a design configuration perpendicular to the water.
3) Provide mini -parks at sante access points along the Beach with
public shower facilities to emphasize the public ownership of
the entire length of the Beach.
4) Develop a continuuus pedestrianwalk/jogging area with
light landscaping along the fu1L length of the beach to tie
the various facilities together, provide ease of movement
along the beach and to clearly define rhe public beach from
private property.
5) Establish a water taxi service and/or other pedestrian trans-
po-tation across the channel to connect the Beach facilities
with the rest of the Baytront and downtown area.
6) Expand the grand boulevard concept to Corpus Christi. Beach by
developing the old railroad right-of-way as a green boulevard
to provide strung visual unity and efficient circulation in the
area.
7) Connection of bayfront beach to Nueeus Bay - acquire Bayfront
parcel across the northern. end of the peninsula and under the
viaduct 10 link the public zone from Corpus Christi Bay to Nueces
Bay and the possible marina site west of highway. 181.
8) Development of Corpus Christi Beach Park on north end of terminus
of Cornus Christi Beach recreation area.
9) Provide a shallow draft boat launching facility on Corpus
Christi Beach in conjunction with one of the parking/access
points along the Beach.
10) In order to assist maintenance of the Beach strictly enforce
the ban of glass containers and niece coordinated trash recencacles
at all access points and along walkway/jogging path along the
Beach.