HomeMy WebLinkAbout19975 ORD - 09/15/1987AN ORDINANCE
ADOPTING THE LONDON AREA DEVELOPMENT PLAN, AN ELEMENT OF THE
COMPREHENSIVE PLAN.
SECTION 1. That there is hereby adopted the London Area Development
Plan, an element of the Comprehensive Plan, a substantial copy of which is
attached hereto and made a part hereof, marked Exhibit A.
08P.006.01
19975 MICROFILMED
LONDON AREA
DEVELOPMENT
PLAN
AN ELEMENT OF THE
COMPREHENSIVE PLAN
LONDON AREA DEVELOPMENT PLAN
July 1987
City of Corpus Christi
Planning Department
Larry H. Wenger, Director
Bob Payne, Senior Planner
Fernando Rodriguez, Planner II
Pam Kling, Planning Technician II
Erma Ramirez, Secretary
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PREFACE
Planning is a continuous process: a process that is continuous in nature
and one that requires periodic revaluation as new ideas or information becomes
available. In fact, because planning by its nature is forward looking, the act
of planning is always carried out with inadequate information. Lack of informa-
tion does not suggest that planning should not be undertaken, rather it simply
points to the necessity of revaluation as more information becomes available.
With this in mind the scope of this general plan shall include discussion and
recommendations concerning topics where more information would have been help-
ful. The plan will serve to highlight these areas where more research is
warranted and challenge City staff to explore these areas.
In the meantime, the guiding principal of our planning efforts must not be,
"not to plan until more information is available", as this would paralyze the
act of planning and not serve the public interest. Rather, the guiding princi-
pal must be to plan, and then re-evaluate approved plans as the Planning Commis-
sion or City Council feels it is appropriate.
ii
TABLE OF CONTENTS
Page
I. INTRODUCTION I-1
The Elements of the Comprehensive Plan I-1
Planning Process for the London Area I-2
II. EXISTING CONDITIONS II -1
Natural Features II -1
Topography II -1
Drainage/Floodways II -1
Soils II -3
Environmentally Sensitive Areas II -7
Housing and Population II -8
Land Use/Zoning (also prezoning) II -8
Community Facilities II -11
Fire Protection II -11
Parks and Recreational Facilities II -11
Water and Sewer 1I-13
Transportation II -17
Airports 11-20
Other Topics - Chapman Ranch II -22
III. ANALYSIS III -1
The Relationship of the London Area Plan to the
Comprehensive Policy Statements III -1
Problems and Issues: Constraints to Development II1-9
IV. RECOMMEENDATIONS IV -1
V. APPENDIX A-1
A. Planning Process Flow Chart A-2
I-1
I. INTRODUCTION
The Elements of the Comprehensive Plan
The City's Comprehensive Plan consists of three elements. The first is the
City's Comprehensive Policy Statements which describe the goals, objectives, and
policies for the entire community. The purpose of these statements is to
establish a general framework by which the City can consider developmental
decisions. The policy statements, moreover, address issues for protection of
neighborhoods, the environment, promote economic development and provision of
public services.
The second element is the City's Area Development Plans. Currently, twelve
geographic areas consisting of land inside and outside the city limits, have
been recommended for study. The plans developed for these areas will bridge the
gap between the broad -range policies, found in the comprehensive policy state-
ments, and the actual zoning and development of property. The area plans will
also be used to zone and plat land in a manner that will be beneficial to the
general public, and they will enable City Staff to plan more effectively for
future services of.residential, commercial, and industrial areas recommended for
development.
The third element of the Comprehensive Plan is the citywide service master
plans. These deal with the technical aspects of service delivery such as the
specific location of wastewater plants, sewer lines, and water mains. Moreover,
since planning is a continuous process, this element, as well as the other two,
must be re-evaluated periodically as more information become available and/or
community attitudes change.
I-2 ,
Planning Process for the London Area
A planning process has been adopted by the Planning Commission for the
construction of area development plans (see Appendix A). This process was used
as a guideline for the London Area Development Plan. A map of the study area is
displayed on page 1-4. The study area is bounded on the north by Oso Creek; on
the southeast by Cayo Del Oso and the King Ranch; on the south-southwest by
County Road 18, State Highway 286, and F.M. 2444; and on the west by County Road
49, F.M. 43 and 763.
After the study area's boundaries were identified, the Planning Staff
collected data on the existing conditions in the London Area; base maps were
drawn; property ownerships were identified; and a draft report on the existing
condition was developed. In addition, a discussion of the developmental issues
was drafted and future land use alternative maps were constructed.
It is important to note that when the London Area Study was initiated, the
policy statements had not been adopted by the City Council. For this reason,
the planning process for the London Area has taken longer than normally
required, as indicated in the appendix. In brief, the planning process was
initiated in October 1986 to facilitate the City Council's request to study the
area with the prezoning case 886-2T.
By January 1987, the Planning Commission had reviewed a draft of the
existing conditions and alternative land use maps. Instead of proceeding with
the public hearings, the Commission forwarded its recommendation (to City
Council) that additional work on the London Area be postponed until the Policy
Statements were adopted.
Once the Policy Statements were adopted by the Planning Commission on May
27, 1987, the Planning Commission held public hearings to receive recommenda-
tions, concerning the alternative land use maps, from interested landowners and
1-3
citizens. With the recommendations in hand, the Planning Staff revised the maps
and resubmitted them to the Planning Commission for further review and adoption.
After review, the Planning Commission recommended a future land use plan to the
City Council.
•
LONDON AREA
DEVELOPMENT PLAN
II. EXISTING CONDITIONS
Natural Features
Topography - Figure 2 (page I-2) illustrates that the local relief of the
study area is generally flat to gently rolling and that most of the relief is
found along the banks of Oso Creek. As the illustration depicts, the highest
contour of 35 feet is found near the western boundary of the study area while
the lowest contour of 5 feet is found along Oso Creek. This means that the
contour values increase from the northeast to southwest, indicating a rise in
elevation toward the southwest.
Drainage/Floodways - Figure 2 (page I-2) also displays the natural drainage
of the study area. The figure shows that Oso Creek serves as the major drainage
system of the area and that two small tributaries flow into Oso Creek. The
first tributary parallels County Road 20A and intersects Oso Creek north of S.H.
2444. This tributary drains a relatively small area while the second tributary
drains a larger area, the southern portion of the study area, and intersects Oso
Creek south of the Botanical Gardens.
The illustration also depicts the floodway boundary of Oso Creek. The
floodway is the area where floodwaters will flow in times of flood. The
floodway must be kept free of urban encroachment to accommodate floodwaters
without substantial impediments to flood flows. Areas adjacent to the floodway,
the floodway fringe, will contain pools of water and areas of inundation but
will not usually contain swift floodway water.
Although the City does not allow development to occur within the floodway,
it does permit development within the 100 -year boundary as long as three
criteria are met. The first requires developers to identify the 100 -year flood
boundary on their property and corresponding plats; the second requires
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developers to construct structures that meet City building codes for flood -prone
areas; and the third requires proof (from developers) that a new development
will not raise flood water surface elevations an additional one foot. Moreover,
since the three criteria are based on guidelines established by the Federal
Emergency Management Agency (FEMA) and the National Insurance Administration,
strict adherence to the guidelines is essential to qualify developers or
homeowners for flood insurance.
Soils, General - Soil characteristics are important indicators of limita-
tions to development. The following discussion focuses on areas where soils are
generally favorable for development, and, conversely, on areas where soils are
not favorable for development.
Figure 3 (II -4) illustrates that the London Area is dominated by Victoria
clays, also known as the blacksoils of the coastal plains. These clays are
characterized by low -permeability (poor drainage), high-water holding capacity,
and low to moderate compressibility. In addition, Figure 3 also illustrates
areas that are dominated by clay sand and silt. These soils have moderate
permeability and drainage, moderate water -holding capacity, and low to moderate
compressibility.
Soils, Suitability Index for Construction - Figure 4 (II -5) shows areas
where development, based on soil suitability, is favorable or unfavorable, as
defined by the Nueces County Soil Conservation Service. The factors considered
in constructing the soil suitability index for development were flood hazard,
shrink -swell potential, water -holding capacity, permeability, and local relief.
The map breaks the soils into the following categories:
I. Low to Moderate Limitations to Development
These soils have a few limitations that could cause problems during or
after construction. Some of the limitations such as ponding or minor
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flooding can be overcome easily, but one or more problems could be difficult or
expensive to correct. Soils in this category may have a moderate shrink -swell
potential or moderately slow permeability. These problems can be overcome, in
part, by increasing strengths in structures.
Figure 4 (II -5) illustrates that these types of soils are located, primari-
ly, along the drainage ditch traversing the southern limits of the study
area. These soils have low to moderate limitations for development due to
their moderate water -holding capacity, permeability; low to moderate
compressibility, and shrink -swell potential. Unfortunately, the soils that
are most suitable for development cover a small portion of the study area
and are found in areas quite remote from existing developments.
II. Moderate to Severe Limitations to Development
These soils have two or more limitations which are severe, and these
limitations are difficult or expensive to overcome.
Soils that have moderate to severe limitations for development are found
throughout the central portion of the study area. These soils, the
Victoria Clays, are widely distributed and form the largest group of soils
(figure 4). "Generally speaking, these soils are moderately suited for
residential development and poorly suited for commercial or industrial
development.
III. Severe Limitations to Development
These soils have several severe limitations. They may be subject to
flooding, low water -holding capacity, and high shrink -swell potential. The
difficulty and expense of developing on these soils are high.
Soils that are least suited for all types of development are found along
the southern banks of Oso Creek. These soils are unsuitable because they
II -7
are subject to occasional flooding and they consist of wetlands and tidal
marshes that border Oso Creek.
Soils, Suitability for Wastewater Disposal Sites - The soil suitability for
on-site waste disposal systems, especially septic tanks, is ranked primarily on
these factors: soil permeability, water retention, and flooding susceptibility.
Soils that flood frequently, percolate slowly, or have high water -holding
capacity are not suited for sewage disposal. Most of the study area contains
soils that are rated poor or least suitable for wastewater disposal sites. As
with other land use activities reviewed previously, the Victoria Clays, which
typify the area, constitute a major impediment to septic tank use.
Environmentally sensitive areas - The northern boundary of the study area
abuts approximately 10 miles of the Oso Creek and Cayo del"Oso. The Texas
Natural Area Survey update completed in the early 1980s identified the Oso as
one of the State's most significant urban natural areas. In addition, the
Coastal Bend Council of Governments (CBCOG) adopted a resolution in 1983 sup-
porting the dedication of land for open space along the Oso.
The Oso contains a unique wetland environment. A great variety of vege-
tation and wildlife can be found in the area. Ebony, mesquite, live oak, sweet
acacia, and numerous grasses are found along the Oso. Deer, javelina, raccoons,
and many varieties of song birds inhabit the Oso Area.
In an effort to highlight the natural beauty of the area and provide a
valuable tourist attraction to the community, the Corpus Christi Botanical
Society has identified a botanical garden site along the Oso. The proposed site
for the Botanical Garden is within the London study area and is generally
located south of Staples Street and adjacent to the Oso. A preliminary concept
plan is displayed on figure 5 (page II -9). Once the botanical garden is con-
structed, it will include formal gardens, scenic trails and nature walks, a
II -8
Mexican colonial style visitor center, a nature interpretive center, research
center and amphitheatre.
Development of these facilities will have the potential to greatly benefit
the entire community. As a major future community resource (the botanical
gardens) to be located on the Oso, the City has an important environmental and
economic interest in preserving the Oso Creek/Cayo del Oso Area.
Housing and Population
Developmental Characteristics - The study area is a large, rural area of
approximately 18 square miles (11,579 acres). Most of the land is in agricul-
tural use and isolated farmsteads dot the countryside. The only sizeable, rural
development is around London School. There are 14 single-family dwellings and
one mobile home within the vicinity of the school.
Population Estimates - The population estimate for the study area is
approximately 105 individuals (Table 1). This figure is estimated by multiply-
ing the number of occupied single-family units (41) by 2.56 persons per house-
hold (household size based on Census Tract 54, 1980 Census).
Table 1
Housing Data
1. Number of Persons Per Household = 2.56 (1980 Census)
2. Number of Single-family Dwellings = 43
3. Number of Vacant Households = 2
4. Number of Single-family Dwellings in Use = 41
Land Use/Zoning
Table 3 (page II -11) illustrates the land use activities in the study area.
As the table indicates, the area contains 11,579 acres or 18 square miles. Most
of the land (11,450 acres) is utilized for agriculture and a few oil -related
activities while the remaining 129 acres are utilized for other uses. This
11-9
FIGURE 5
II -10
means that 99 percent is in agricultural or oil extraction/storage use, and 1
percent is in other land use activities.
An existing land use map is provided on figure 6 (page II -12). Of the 1
percent, approximately 100 acres are utilized for single-family dwellings. The
area has 40 units and each unit contains, on the average, approximately 2.5
acres per lot. In addition, there are two mobile homes; and each contains about
1.67 acres per lot.
The study area contains only six commercial uses, and each contains
approximately 1.97 acres per lot, a total of 9.85 acres. Three of the five are
located in the London School Area. They include: a dentist office, Sally -Mac,
Inc. Storage Co., and London Gin & Elevator Cooperative. The other two are
located elsewhere. A dental laboratory is located on Weber Road (F.M. 43)
midway between S.H. 286 and Oso Creek. A Conoco Gas Station and a butane
service center are located at the intersection of S.H. 286 and F.M. 43.
There are two public/semi-public uses in the study area. The first use is
the London School which encompasses 4 acres. The second public/semi-public
activity is a storage shed near the future site of the Botanical Gardens.
Although the structure occupies a small area, the site will eventually be
landscaped to accommodate modern facilities and a park -like environment that
will ultimately cover 111 acres along the southeastern corner of the study area,
adjacent to Oso Creek.
Table 3
Existing Land Uses
Average Total
Acreage/ Average
Type Units Unit Acreage
Single-family 40 2.50 100
Mobile Homes 2 2.00 4
Commercial 5 N/A 10
Public/Semi-Public 2 N/A 5
Light Industrial 1 5.00 10
49 129 Sub Total
Agriculture - - 11,450
49 - 11,579 Grand Total
Community Facilities
Fire Protection - The study area does not contain any fire stations and
must rely on the City for fire protection. Since the area is outside the
present City limits, the residents must pay a service charge if a fire emergency
occurs and the City Fire Department is called to provide service. Fire Station
6, located near the intersection of Saratoga Blvd. and Weber Street, is approxi-
mately 1 mile away and would most likely respond in case of an emergency.
Parks and Recreation - There are not any parks within the London area. The
closest existing City parks are almost a mile away. However, three proposed
community parks have been recommended for development within the study area and
along the Oso (figure 7, page II -14). Two of these proposed community parks are
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II -13
located north of the study area on either side of Chapman Ranch Road. The third
community park is to be located on the south side of Oso Creek and just north of
Staples Street. These proposed community parks contain a total of 468 acres.
The community park proposed for development west of Chapman Ranch Road and
north of the Creek is currently part of the City's landfill. Once the landfill
is terminated, the City plans to convert it into a community park. However,
since the City must allow the landfill enough time to become environmentally
safe for public use, the park will take a number of years to develop.
In addition to these parks, the botanical gardens will be located in a
111 -acre tract of land south of Staples Street. As part of this development, a
neighborhood park has been proposed (figure 5, page II -9).
Water and Sewer - The City now provides water to a limited number of
residents in the study area (Figure 8, page II -15). The waterlines are private-
ly owned and were installed at the request and expense of the property owners.
Unfortunately, the diameter of the mains are small in comparison to those
required by the City. The largest mains are 3-1/2 inches in diameter while the
smallest mains are 2-1/2 inches. By comparison, the City requires waterlines
that have a minimum of 8 inches in diameter to support fire protection services.
Only two small sections of study area 11 are served by these water lines.
The first is the London School area. A 3-1/2 inch line extends from Old
Brownsville Road along F.M. 763 to the intersection of F.M. 43. From this
intersection, the waterline extends easterly along F.M. 43 to a point east of
the London School area. At the school junction, a waterline spur extends
northward along F.M. 33 and serves the school and a few homes along the road.
The second waterline extends from the City limits along S.H. 268 to the
intersection of F.M. 2444. This line extends westerly along F.M. 2444 to a
II -14
point west of County Road 49. Except for this spur, all other lines extend east
toward Oso Creek.
With respect to sewer service, the City has not extended service to the
study area. For this reason, all residents utilize septic tanks. However, this
type of master disposal system is not recommended for the area because of low
soil permeability.
Consequently, before more development occurs, the City Council must approve
a wastewater plan that will service the entire area and, in the process, elimi-
nate the usage of septic tanks. The need to adopt a plan has taken a sense of
urgency due to the encroachment of residential developments along Oso Creek.
If development occurs south of the Oso prior to the adoption of a wastewa-
ter plan, developers would have three alternatives. The first is to construct a
lift station at their own expense. The lift station would pump wastewater into
the existing Oso Wastewater System and operate until the City extends wastewater
service to the study area. The second alternative would be to construct a
package plant in an area south of Oso Creek. The third alternative would be to
construct septic tanks for single-family dwellings. Use of septic systems for
multi -family, commercial, and industrial activities would not be appropriate due
to the potential for pollution and due to the poor soil suitability for septic
tanks in the area.
The City Council commissioned a consulting firm in 1984 to develop alterna-
tives for the provision of wastewater services (major trunk system only) to the
City and surrounding areas through the year 2025.
The firm evaluated six alternatives and selected one of the six as the most
appropriate for Corpus Christi (Figure 9, page II -18). The alternative included
the addition of a new Southside Wastewater Plant, improvements to the Oso Plan,
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and expansion of the Westside Plant to handle current and projected wastewater
levels.
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The consulting firm also suggested that the Oso Plant be modified to
increase its capacity from 16 million to 23 million gallons per day; and when
the plant reaches a capacity of 19 MGD, work should begin to build the new
Southside Plant. Based on growth projections, the firm expects the Oso Plant to
reach 19 MGD by 1995. Anticipated flows from the southside plant will come from
a large area south of Oso Creek as well as an area between Staples, the Cayo del
Oso, Holly, and Oso Creek.
A new pump station is also proposed along Oso Creek (Figure 9). This
station will pump flows from the Southside, including the study area, to the Oso
Plant until the new plant is constructed. Once the Southside plant has been
constructed, flows will be diverted to the new treatment plant.
Transportation - The study area contains a grid pattern of roads (Figure
10, page II -19). The road system is characterized as a rural system without any
"urban subdivision" composed of local and collector streets. There are a total
of 18.91 miles of two-lane paved roads, 3.17 miles of one -lane paved roads, and
14.05 miles of one -lane unpaved roads. Specifically, County Roads 18, 20A, 47,
and 49 are partially paved; and they are all one -lane roads. County Roads 33,
41, 41A, 43, and 22 (east of S.H. 286 and just north of County Road 20A) are
one -lane unpaved roads while the remaining roads are all two-lane paved roads.
Only two roads extend from the study area to other cities: They are S.H.
43 and 286. The former extend to Petronila, Texas, approximately 21 miles from
the study area, and eventually to Driscoll, Texas; while the latter extend to
Chapman Ranch, approximately 10 miles south of the study area, and eventually to
Bishop, Texas.
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The extension of the Crosstown Expressway into the study area should occur
during the 1990s. As this road is built, it should have a dramatic impact on
development of the area.
Airports - There is one military air -training installation, Cabaniss Field,
adjacent to study area 11. Since the installation was constructed prior to
pressures from urban development, no restrictions were adopted to limit urban
encroachment. However, the City has purchased property around the airport to
control development and land use studies have been undertaken to suggest methods
for promoting compatible development.
In 1980 the Navy designated Air Installation Compatible Use Zones (AICUZ)
adjacent to Cabaniss Field. These zones identify crash hazard areas and provide
a recommendation from the Navy to the City concerning future land use. Adher-
ence to the Navy recommendations are intended to protect the public health,
safety, and welfare. Three of these zones are located at the end of the
Cabaniss north -south runway which extends into the London study area (figure 11,
page II -21). These zones are described below:
A. The Clear Zone (CZ), located at the end of the runway recommends that
no development occur;
B. Accident Potential Zone I (APZ-1) identifies an area where there is
significant potential for accidents. APZ-1 restrictions on develop-
ment include the recommendations that no residential development be
allowed and only commercial or industrial developments that will not
cause the congregation or large groups of people; and,
C. Accident Potential Zone II (APZ-2) identifies an area of measurable
accident potential. APZ-2 restrictions on development include rec-
ommendations to limit residential development to 2 units per acre and
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commercial or industrial developments that will not cause the congregation of
large groups of people.
Other Topics
The Chapman Ranch Plan - Since the London study area is in between the
existing City limits and the Chapman Ranch, it is critically important to
reconsider recommendations for the Chapman Ranch in light of recommendations for
the London area. For these reasons, a summary of the Chapman Ranch Plan is
provided.
Chapman Ranch Plan Background - In June 1985, the City Council approved a
contract with Shell Management, Inc. (owners of the Chapman Ranch) to provide
planning studies related to Chapman Ranch. Subsequently, Shell Management hired
the consulting firms of Brown and Caldwell, and Freese and Nichols, Inc. to
develop a conceptual plan for distribution of services to the Chapman Ranch.
The Ranch contains approximately 34,000 acres, with only a small portion
within the City's 5 -mile extra -territorial jurisdiction. Due to the size of the
Ranch and the potential population associated with development of the area, it
is likely that the Ranch will have a substantial impact on the City's future
transportation and infrastructure development.
Chapman Ranch Plan, Water - Since the size of the Ranch includes approxi-
mately 34,000 acres, at full development, the Ranch area could include as many
as 100,000 people. In order to serve this large population, the plan suggests
that the area be served by City of Corpus Christi water. Several alternatives
to Corpus Christi water are considered, but they are ruled out as too expensive.
These alternatives include on-site ground water, supply of water from existing
or proposed reservoirs and supply of water from nearby Kingsville.
The plan suggests that two large water mains be extended from the Corpus
Christi system. Several pump stations and storage tanks are also recommended.
11-23
The City adopted a water service plan in 1982. The plan does not specif-
ically recommend any waterlines within the Chapman Ranch area. However, several
lines are proposed for the area north of Chapman Ranch with the London area.
The proposed lines in the 1982 plan and those recommended in the Chapman Ranch
Plan are displayed on figure 12 (page II -24). It is important to note that the
1982 plan specifies lines that would be of insufficient size to tie onto the
proposed Chapman Ranch water lines. It is also important to note that the
closest point of connection between the proposed lines in the 1982 Water Plan
would still be more than a mile from the Chapman Ranch property. For these
reasons, the 1982 plan must be amended to incorporate the needs of the Chapman
Ranch area.
Chapman Ranch Plan, Wastewater - The Chapman Ranch Plan proposes that a
temporary "package" treatment plant be constructed to serve the initial develop-
ment phases. The plant location is proposed for an area northeast of the
Chapman Ranch and southeast of the London area as displayed on figure 12 (page
26). The proposed southside wastewater treatment plan is proposed as a long-
term solution to the Chapman Ranch wastewater needs.
As an alternative to the eventual connection onto the proposed southside
plant, the plan suggests that the City may wish to participate in the develop-
ment of a package plant with the intent to eventually convert the plant to
another conventional wastewater treatment facility.
As illustrated on figure 11, the Chapman Ranch Plan also indicates the need
for seven pump stations. Additional recommendations include the possible
installation of "small" wastewater lines initially with a planned replacement
program to larger lines during the latter development stages.
Chapman Ranch Plan, Natural Gas - Although the Chapman Ranch Development
Plan does not discuss a natural gas distribution system for the area, the City
K
C O jt / u s
/1
7
70
. CO.
i
LEGEND
N Exte rlN4
E%PRE sn WAY'S`
M PRoF,•sEO
Expaesee. W AYS
ST'4pY ARH4
11 Bo.NPAR`i
"•••••*-^ PRopesc.G WATER
DIST. SYSTEM
PRoPoSGo WASTE-
WATER Limas
▪ FR.Po•SEa WASTE-
WATER LIPI- SYATIOdS
• PROPesED 14A5TE-
WAT4R PAck.A4E
PLANT
Arnac%IMATE
CHAPMAN RANCH
PSoJNOARY
Sou4.ta 1982 LJAT6R
17,1s-rmi9YT1oN MASTER
PAN ANo THE. 198 La
CHAPMAN RANG11 -
MASTER PLAN
CITY OF CORPUS CHRISTI
LONDON AREA
DEVELOPMENT PLAN
CNAPMANF 1 A
PPM, Dep.
H
II -25
may need to incorporate this planning aspect in projecting long-range planning
needs for the area south of Oso Creek.
Presently, the City is committed to purchase its gas supply from Valero
Corporation through 1993. Valero has a high pressure transmission main adjacent
to Chapman Ranch. If the City decides to provide natural gas to the Chapman
Ranch area, a purchase point and regulator station could be planned to avoid
costly duplication. Moreover, while the Ranch becomes fully developed, the City
could plan to locate large -diameter transmission lines and regulator stations
throughout the Ranch.
Chapman Ranch Plan, Transportation - A number of major improvements are
proposed, however, only one of these improvements would traverse the London
area: extension of the Crosstown Expressway. The Crosstown Expressway is
recommended for extension south through the London and Chapman Ranch areas.
Another major recommendation is the development of a beltway around the
metropolitan area. This recommendation has implications for the London area,
however, it does not specifically affect any property within the London area.
III, ANALYSIS
The Relationship of the London Area Plan to the Comprehensive
Policy Statements
As part of the area development planning process three future land use
sketch maps were developed (see pages III -2 through III -7). These maps were
drawn with the Policy Statements in mind so that all land use activities within
the area would comply with the policies yet provide various features, in terms
of land use, park locations, roadway configuration, etc. As discussed in the
following paragraphs, the Policy Statements have had a major impact on the
location of commercial activities, the proposed street system, activities to be
located adjacent to air installation compatible use zone (AICUZ), the need to
preserve environmentally sensitive areas and the need to promote economic
development.
To accomplish this goal, large commercial centers were located at major
intersections to allow customer accessibility and to allow for the development
of compact shopping centers. These centers, in turn, are surrounded by multi-
family dwellings (or areas of less intensity) that buffer residential neighbor-
hoods from commercial activity and fast-moving traffic.
Limited commercial shopping centers were also located at arterial inter-
sections. Depending on the size of the shopping centers, some of these will
require buffer areas. The purpose of these centers is to serve the needs of
adjacent neighborhoods rather than the entire community. These centers will
contain activities that are neighborhood oriented.
Although the stripping of commercial and multi -family uses are discouraged
in the Policy Statements, it is allowed in special situations, e.g., where a
r
LEGEND
SINGLE
FAMILY
MULTI
FAMILY
ET ColvlblEIZICAL
Limrrsv
ro•
• •i • 1 FLOM
I
• IV I loM
• •
f
.
11,••••:‘,
•Gir
• ....41L-1
1 11
ffiDmin1dinEdirimm
Om
: 1 • • •
i
•
• •••
'4 .4
• 1
11
11
It,• i 1
•
•
•
.,..1-0..
...ii
1 • 1 11
I • • f#
1
11Nit •
'-"2" ---- ----- I -------7••••12own limmif Rsiffsmilows*
. l.
: ?I. • -..11 , KING RANG '
:
-.cqIi.:".iealgg:i114*-WItik,
17/77A C..0/4 MBR ICA L
PIZ
F',4t114. •
OPE.N SPACM/
1:Plz A IN AGE
fljLto. /
SEM I - R415LIC..
ExPizes-sww-es Z
AMTEMIALS •116121
CoLLEc-roes
Fkear.os.E1.7.,, C>Go
OvemLAY
CITY OF CORPUS CHRISTI
LONDON AREA
DEVELOPMENT PLAN
13/41'05 ED LAND LISS
L.Dw t).Nsrry ALTERNATIVE
LOW DENSITY ALTERNATIVE
LAND USES HOUSING & POPULATION CHARACTERISTICS
ACREAGE %
SINGLE FAMILY 6,911 a 60 UNITS PER ACRE
MULTI FAMILY 545 5 SINGLE FAMILY 5
LT. COMMERCIAL 160 1 MULTI FAMILY 15
H
H
COMMERCIAL 164 1 H
I,
LT. INDUSTRIAL — — TOTAL UNITS PER ACRE
OPEN SPACE 705 6 SINGLE FAMILY 34,555
PARKS 468 4 MULTI FAMILY 8,175
PUBLIC 64 1
HOUSEHOLD SIZE FOR 2.56
TRANSPORTATION 2,562b 22 CENSUS TRACT 54
TOTAL 11,579 100%
unxt. si.¢u„xn, Mus. an 10 rtn« SI.R, ,rano .I91,0. -11.15.l
nocsrL muss.., na:-0. ,, :IS u°is,ne.s ,. 50i144111., Mcu MO.
TOTAL POPULATION 109,389
LEGEND
nsuni4LE
FAM1LY
P1FAMILY
MuLit
Ord
Li MI -TEV
Co14 4Ic4L
C.oM MBRIcAL
F'Aizt4e.
OVEN SPADE /
17)IzA ipU A45
/
SSW - RIEst..1c.
EXPRE.-ssWAYs IEEE
E.lz I ALS • so SI 131
CoLLC•-ro !ZS
FkopasE.e.
0‘isieLAY
CHRISTI
LONDON AREA
DEVELOPMENT PLAN
f7RDP.P.S.Er. Law, Lisa
Mao. DcH6iTY AnualkriVa
o goo %CO >WO
H
H
'4) 1/4 •
.1“uo, 010
MEDIUM DENSITY ALTERNATIVE
LAND USES
ACREAGE
SINGLE FAMILY 6359°
MULTI FAMILY 971
LT.COMMERCIAL 95
COMMERCIAL 545
LT. INDUSTRIAL'
OPEN SPACE 705
PARKS 477
PUBLIC 44
TRANSPORTATION 2383b
TOTAL 11579
55
8
1
5
6
4
.4
HOUSING &POPULATION CHARACTERISTICS
UNITS PER ACRE
SINGLE FAMILY 5
MULTI FAMILY 22
TOTAL UNITS PER ACRE
SINGLE FAMILY 31,935
MULTI FAMILY 20,416
HOUSEHOLD SIZE FOR
21 CENSUS TRACT 54
100%
2.56
TOTAL POPULATION 134,019
■
A
111
1
NAP
■
■
'■ r , ■
1
:.=, 1 �A --a *...>•• ..1
II: u —
■
■III■■.IF■■■
•
1
IM
•
•
a
■
■
"MINNIE 1M
1
La '.....7727-..T',.,. _� • __ •*. �' Q CITY OF CORPUS CHRISTI
* rT! ▪ j PL,1 F PosEo LAuouss
MIO■■■ 1111161111M1 •
IIIMININIII■\ ,1 }U 1 L' NICji D1*N5ITYALTERNATWVE
LEGEND
S IN GLS
FAM 1 LY
MULTI
FAMILY
LIMITED
GOMMEPZIGAL
GOMMERIGAL
PARKS
02,E1.1 SPADE /
DRAW AGE
PJ BLIG /
SEMI- FIIBLIG
EXPRESSWAYS MI
ARTERIALS 190OCI
G'LLE.GTORS
F}CG F'of Eb OSo
OVE1zLAY
KING R'NG
'4 {F2-*4.2fr S(45:raii,
H
rn
HIGH DENSITY ALTERNATIVE
LAND USES HOUSING & POPULATION CHARACTERISTICS
ACREAGE
SINGLE FAMILY 6,116a 53
MULTI FAMILY 1,246 11 SINGLE FAMILY
LT. COMMERCIAL 118 1 MULTI FAMILY
COMMERCIAL 581 5
LT. INDUSTRIAL — —
OPEN SPACE 705 6 SINGLE FAMILY
PARKS 550 5 MULTI FAMILY
PUBLIC 52 .4
HOUSEHOLD SIZE FOR
TRANSPORTATION 2,211 19 CENSUS TRACT 54
TOTAL 11,57913 100%
101,00000,005000500000501T .01510 5001000 510000 OT141IOY 100 101041.01.0005!
ias a 51w5 rw,1 ura 5w
UNITS PER ACRE
5
29
TOTAL UNITS PER ACRE
30,580
36,134
2.56
TOTAL POPULATION . 170,788
H
H
III -8
marginal access street is provided. However, the high-density alternative does
display a stripping of multi -family uses along the proposed Crosstown
Expressway. Such strips are not recommended along arterial streets but such a
strip may be necessary along the proposed Crosstown Expressway.
The Policy Statements also require that a graduated street system be
developed throughout the City, and the existing transportation network will be
useful for providing the framework that will meet these requirements. Although
local streets are not shown on the map (due to problems in scale) , they are
implied. Local streets provide access to residential areas while collector
streets (a step higher in the graduated system) funnel traffic from residential
areas to arterials. Arterials, one step higher than collectors, are major
streets that link major land use activities throughout the city. Freeways, the
highest level of graduated streets, move traffic from the metropolitan area to
other areas in the region.
The graduated street system also allowed elementary schools and parks to be
located along collector streets, and when possible, the two facilities were
located adjacent to one another to encourage their joint use. Moreover, the two
facilities were also located along collector streets to avoid fast-moving
traffic and between adjoining collectors to increase their accessibility from
surrounding neighborhoods.
With respect to AICUZ flight paths surrounding Cabaniss Field, the Policy
Statements require that they be developed in a manner that is sensitive to
expected levels of noise so that they will not subject residents to unreasonable
risk due to possible aircraft accidents. For these reasons, these areas were
converted, when possible, into parks or open space.
In addition, areas with large drainage systems such as Oso Creek including
its two small tributaries are recommended as open space/drainageways. In
III -9
addition, along the Oso Creek a parkway street is recommended to take advantage
of the unique and interesting visual relief provided by the Creek.
With respect to economic development, the Policy Statements encourage
private or public ventures in areas where they will be compatible with the
surrounding land use activities. One of these ventures is the Botanical Garden
located in the southeastern corner of the study area. The site is at the
intersection of State Highway 2444 and Oso Creek, and it is surrounded by the
Oso Parkway, which encompasses large environmentally -sensitive areas.
Although this venture will attract a large number of tourists and local
residents, it will not hinder residential development within the immediate area.
The reason is that the reserve is large, and it contains large parcels of land
that will buffer one activity from the other.
Problems and Issues: Constraints to Development
Soils - As discussed previously, the best soils for development within the
study area are located along a small tributary of the Oso Creek; but since these
soils form isolated pockets, they are not significantly important to develop-
ment.
On the other hand, Victoria Clays are widely distributed; and they form the
largest group of soils throughout the study area (see Figure 4). Although these
soils have moderate to severe limitations for development, they are relatively
suited for residential development but marginally suited for commercial and
industrial development.
The only soils that had severe limitations to development were found along
Oso Creek. Fortunately, these soils will not obstruct future development in the
study area because they are located within the proposed Oso Parkway and in areas
protected by environmental agencies.
III -10
Stormwater Facilities - Presently, the London Area does not have a storm -
water (drainage) plan. The City has entered into a contract with a consulting
firm to develop a stormwater plan for the study area and all areas within the
Oso Creek watershed. Once completed, the stormwater plan will show the areas
and rights-of-way along which the drainageways lead to the Oso. In the
meantime, an alternative land use (or development) plan should be utilized as
the basis upon which drainageways will be constructed. If necessary, changes to
the development plan will be made to accommodate the recommendations of the
stormwater plan and the immediate needs of the area.
Water and Wastewater Facilities - The City provides water to a limited
number of residents; and, unfortunately, the existing lines are smaller in
comparison to those required by the City. As development occurs, old lines must
be replaced and new lines installed for all land use activities, including fire
emergencies.
As mentioned earlier, the City adopted a 1982 water distribution plan for
the entire city and surrounding areas. The plan outlines several proposed mains
that traverse the study area (see Figure 12). Once these mains are installed,
feeder lines will be constructed to serve developing areas and existing house-
holds. However, the general location of these lines will be determined as
development occurs.
The London Area also has no sewer or wastewater service. Consequently,
area residents utilize septic tanks. However, this type of waste disposal
system is not recommended for the study area because the soils have low -per-
meability. If their use is unchecked, their proliferation may have a harmful
effect on the local environment, including ground water contamination. For this
reason, the City must adopt a wastewater service plan for the area.
Another reason for adopting a wastewater plan and discouraging septic tanks
is to promote orderly, contiguous growth that is cost-effective to the city.
Oftentimes, septic tanks encourage isolated development that lead to the frag-
mentation of the urban landscape; and contain plumbing systems that cannot be
upgraded to the city's developmental standards.
Parks and Recreation Facilities - Parks are an essential aspect in the
developmental process of all areas because they serve a three -fold purpose: 1)
they provide facilities for outdoor recreation; 2) they enable historic and
scenic areas in the city to be preserved; and 3) they permit areas poorly
adapted to urban use, by virtue of their steepness or poor drainage, to be
protected from harmful private use.
An accepted minimum standard for parks in an urban area requires one acre
of parkland for each 100 persons. Approximately one-half of this should consist
of local or neighborhood parks, with the remaining in large parks. Other "rules
of thumb" call for the setting aside of ten percent of the urban space for parks
or open space. These standards, of course, are not always realized because of
fixed conditions or other factors that may preclude the possibility of complete-
ly addressing them. But, an attempt was made to realize these goals while
developing the alternative land use plans.
The low-density alternative contains 1,173 acres of parkland and open
space, the medium -density 1,182 acres, and the high-density 1,255 acres. If
each acreage is divided by its acre per 100 persons ratio, the calculations show
that the low-density alternative contains 1.07 acres, the medium -density 0.88
acre, and the high-density 0.74 acre per 100 persons, respectively.
The analysis demonstrates that only the low-density alternative meets the
minimum requirement, while the other two fall short of the goal. Nonetheless,
these ratios are relatively close to the minimum standard, and they can there-
fore be considered adequate.
Moreover, the space preserved for parks and open space also meets the ten
percent park requirement, and parkland alone accounts for five percent of the
total urban space. By comparison, they City requires a five percent park
dedication from all developers before an area can be platted for residential
purposes. If this is the case, the City would require that 372 acres be ded-
icated for all residential areas (single and multi -family dwellings) in the
low-density land use plan. Similarly, the City would require that 367 acres be
dedicated in the medium density map and 368 acres in the high-density land use
alternative. From this perspective, all three land use plans have an ample
amount of parkland and open space for all residential areas.
The Oso Creek forms the northern boundary of the London Study Area, and it
constitutes a unique wetland environment. Along the Oso's channels, bosks, and
hills, native vegetation and wildlife are found in abundance. The vegetation
alone is extremely important to the ecosystem because it provides food and
protection that supports a multitude of wildlife within the natural setting. It
is, therefore, extremely important that the land use plans protect the Creek
from harmful land use activities that could pollute the water quality and
destroy the natural habits of the waterway.
Transportation Facilities - As mentioned earlier, the London Study area has
an existing transportation network that forms the basis upon which land use
activities will be located. As development occurs, it is important to plan
effectively for future street and highways capable of carrying large traffic
flows. To accomplish this task, it is necessary to adopt a transportation plan
for the area that will obtain sufficient rights-of-way and allow for a timely
and orderly expansion of streets and highways.
Another important issue associated with transportation is a long-term
bridge building policy along Oso Creek and other drainageways in the study area.
Such a policy should reduce the long-term construction costs and ensure the
construction of structures that will not impede 100 -year floodwaters.
The three alternatives show that as the population density increases, the
number of bridges also increase. The reason for this is to accommodate large
traffic flows and business activities between adjoining areas. There have been
some concerns expressed by property owners that a bridge across the Oso at
Everhart Road is needed. Staff does not recommend a bridge at this location
unless 1) upon more detail study that actual traffic needs will warrant a bridge
at this location; 2) that a bridge at this location will not congest traffic
along Everhart to the north.
Land Use Activities - The AICUZ flight paths extend beyond Cabaniss Field
to the London Study Area. These zones define areas of high noise and accident
potential. Consequently, they must be developed carefully to ensure compatible
land use activities adjacent to the airfield and protect the public health and
welfare of nearby residents. Simply stated, careful planning around the air-
field will prevent future land use conflicts, and, in the process, enhance the
development of the impacted areas.
Since the London Study Area will also be one of the city's most important
growth areas in the near future, compatible land uses should be planned so that
the immediate and future needs of all residents will be met. The result should
be a land use plan that closely resembles the guidelines expressed in the Policy
Statements of the Comprehensive Plan.
IV -1
IV. LONDON AREA DEVELOPMENT PLAN RECOMMENDATIONS
Given the City's proposed Comprehensive Policy Statements, the discussion
of existing conditions in chapter 2, and the analysis of these conditions in
chapter 3, a number of development issues begin to emerge. The purpose of this
chapter is to summarize these issues and suggest a recommended course of action.
The recommendations are as follows:
1. The need to identify a future land use pattern for the study area is of
critical importance as the future land use pattern will provide a plan that
will help the developer and the city to better coordinate zoning and
platting, development of parks and the installation of the water and sewer
system to accommodate future needs.
Based on comments received at the Planning Commission's public hearing, the
city's policy statements and other city plans it is recommended that the
City Council adopt the future land use map displayed on page IV -2. Staff
is of the opinion that the high density alternative is not as consistent
with the Policy Statements as is the medium -density alternative due to the
stripping of activities along the Crosstown Expressway. Furthermore, the
low-density alternative, although consistent with the Policy Statements,
does not appear to contain a realistic land use density.
2. An important issue related to development of the future land use pattern is
the need to prevent future land use conflicts adjacent to Cabaniss Field.
Experience has shown, both in Texas and the rest of the country, that
improper placement of land use activities adjacent to airports can result
in public safety problems, loss of property values, and other serious land
use conflicts.
LEGEND
LIMITED
GOM MEKIGAL
P7A GOMMERIGAL
PARKS
OPEN SPA E /
DRAINAGE
PGBL/c /
SMI- F1IBLIG
EXPRESSWAYS ®806
AICT Etc IALS ■maim
GOLL6GTORS
NkOPOE EO 06p
OVERLAY
CITY OF CORPUS CHRISTI
LONDON AREA
DEVELOPMENT PLAN
0 000 000 HVO
H
LAND USES
LONDON AREA DEVELOPMENT PLAN
HOUSING &POPULATION CHARACTERISTICS
ACREAGE %
SINGLE FAMILY 6359a 55 UNITS PER ACRE
MULTI FAMILY 971 8 SINGLE FAMILY 5
LT.COMMERCIAL 95 1 MULTI FAMILY 22
COMMERCIAL 545
LT. INDUSTRIAL' — — - TOTAL UNITS PER ACRE
OPEN SPACE 705 6 SINGLE FAMILY 31,935
PARKS 477 4 MULTI FAMILY 20,416
PUBLIC 44 .4
TRANSPORTATION 23836 21 HOUSEHOLD SIZE FOR 2.56
CENSUS TRACT 54
TOTAL 11,579 100%
• Z iin sm wm n '"' m nntt, u,n, xmana la ""'"' "
' 1,111=1=1.11=1:4111'"""'''''"'"''''' TOTAL POPULATION 134,019
IV -4
To reduce future land use conflicts adjacent to Cabaniss Field it is
recommended that the AICUZ Clear Zone be purchased by the City, if the City
has the funds to do so, or the Navy, prior to water and sewer lines being
placed in the area between the Crosstown Expressway extension and the Weber
Road extension. Furthermore, it is recommended that the APZ-1 and APZ-2 be
zoned for very low densities such as are found in the "F -R" and "RE" zoning
districts.
3. The London Area Development Plan should function to protect the Oso Creek
from land uses that could cause significant pollution to water quality and
damage to natural habitats. The Oso Creek has been recognized by the State
as an important natural habitat and as an important archaeological site.
In addition, the Oso Creek area is important to the community as the
botanical garden is located along the Oso Creek, not to mention its impor-
tance to residents who have homes on the north side of the Oso Creek.
To encourage preservation of openspace along the Oso Creek and to ensure
that future development does not impede the flow of flood waters and cause
flooding beyond the floodway it is recommended that areas within the
floodway be rezoned to "F -R" Farm -Rural zoning district so that when these
areas are platted they will contain a great deal of open space because of
the five acre lot minimum.
In addition to rezoning and creating open space, the City should develop a
special overlay performance zoning district within the floodplain to
preserve additional open space along the Oso Creek and insure that future
development is compatible with this environmentally sensitive area. Such
overlay districts have been used by other communities to protect environ-
mentally sensitive areas. An overlay district would be "overlayed" on top
of an existing residential, commercial, or industrial district and possibly
IV -5
allow additional uses if such uses meet design criteria that would not
cause damage to the environment. For example, where an area is zoned for
residential use and is then overlayed the overlay might allow for some
multi -family uses if the multi -family uses meet certain design criteria.
4. An important concern with regard to future land uses suggested in the
London Plan is that there is not any proposed industrial land uses. It is
possible that there will not be any need for industrial uses in the area
since there is vacant industrial land immediately to the north of the study
area and because the proposed transportation system should provide effi-
cient access to existing industrial areas. Furthermore, if the plan does
depict industrial land uses for the area and these areas are prezoned, it
will be very difficult to "down zone" them back to residential uses when
this plan is updated. For these reasons it is recommended that industrial
land uses not be placed on this plan but could be considered when the plan
is updated. However, the plan could be amended for any high-tech indus-
trial, non-polluting use, provided it is in conjunction with a mixed use
concept (compatible mixing of residential/commercial/industrial activi-
ties).
5. Currently the City does not have a master drainage plan for the London
Area. In addition to the drainageways suggested on the future land use
map, it is recommended that a drainage master plan for the area be devel-
oped. Development of the plan should incorporate the future land uses
recommended on this plan and any other applicable future land use plans.
The drainage master plan should evaluate and, if necessary, recommend
changes to the existing floodway boundary lines along the Oso Creek.
Assessment of the floodway boundary line should be based on the ultimate
development of the area.
IV -6
6. The adopted plan shall serve as the City's recommendation for the location
of future expressways, arterials, and collectors. However, these locations
should be considered conceptual, especially with regard to collector street
design. The collector streets represented on the plan should be considered
as a minimum.
7. The location of the neighborhood parks on the plan represent a locational
concept insofar as such parks should be located with maximum reasonable
access to pedestrian traffic, adjacent to existing or future elementary
school sites/residential areas and away from major arterial streets.
It is recommended that future elementary school sites be coordinated with
the City Parks Board so that, where possible, elementary schools and
neighborhood parks can be combined.
Future middle and high school locations should be located adjacent to major
streets, however, it is not recommended that these schools be located next
to expressway/arterial intersections. These intersections should be
reserved for activities that require good access to Crosstown traffic.
Middle and high schools usually do not require freeway access and would
therefore tend to unnecessarily congest these access points.
8. It is important to establish a long-term bridge building policy where the
London Area abuts the Oso Creek. Such a policy would help to reduce
long-term costs and ensure that such structures will not impede 100 -year
floodwaters.
With this in mind, existing bridges should be improved and a new bridge be
built as funds are available and as development warrants such improvements
at the following locations:
Existing Bridges
- Crosstown Expressway extension (S.H. 286)
IV -7
- Weber (F.M. 43)
- Staples (F.M. 2444)
- F.M. 763
New Bridge
- County Road 49 extended to connect with County Road 35 north of the Oso
Creek via a new bridge.
In addition, it is recommended that any future pedestrian crossings not
impede the 100 year flood waters.
9. It is recommended that the existing water and wastewater master plans be
expanded/amended to accommodate the future development recommendations of
this plan and the recently approved Chapman Ranch Plan. In addition, it is
recommended that the City continue to utilize the state requirements for
permitting on-site septic systems.
10. It is recommended that the London Area Development Plan be incorporated,
quantified, and analyzed in the Corpus Christi Urban Transportation Study
as part of the continuing urban transportation planning process.
A-1
APPENDIX
T* •
.
.
PLANNING PROCESS .
FOR
AREA DEVELOPMENT PLANS
.
MONTHS --� '^~^^`^~
,,,=^=
CITY COUNCIL
__—_,,...,., _--_----..""",",-------.`~~`^^-----.^
� . • COUNCIL.~~.�
-- COUNCIL CONDUCT. '
~~
~~~~ ~~~'~.
^~~..^.^^,. .~~~.^ .^~�.~^��1..'
���������.�.
PLANNING COMMISSION
CITIZENS
PANINGRECOUNTED,~~�.
"=~
°,"=".,`
BE MOM, MEETING (11) �
..~~.~~=~~ \ /
/ \ / \ /
/ / �
~~~~' ~~. ALTERNATIVE
911101~^ Issues REPORT
~~'�� .^~~~
���,.�������
/
/
_ REPORT .
�~~ ~,~...'...~...~.~
es
That the foregoing
second reading on
following vote:
Betty N. Turner
David Berlanga, Sr.
Leo Guerrero
Frank Mendez
ordinance was
this the I
read for he first tie and passed to its
day of 1 Q( , 1967 , by the
That the foregoing ordinance was read
third reading on this the A day
following vote:
Betty N. Turner
David Berlanga, Sr.
Leo Guerrero
Frank Mendez
Clif Moss
Bill Pruet
Mary Rhodes
Mary Pat Slavik
Linda Strong
for the second time and passed to its
of , g�p y- u,A.ILQ�, 19 F7 , by the
Clif Moss
Bill Pruet
Mary Rhodes
Mary Pat Slavik
Linda Strong
61-11,
othao-
That the foregoing ordi enc was rea for the third time and passed finally on
this the 15 day of , 19 $7 , by the following vote:
Betty N. Turner
David Berlanga, Sr.
Leo Guerrero
Frank Mendez
c)
Li.t1 �
Clif Moss
Bill Pruet
Mary Rhodes
Mary Pat Slavik
Linda Strong
aire-
PASSED AND APPROVED, this the 16 day of , 19g7 .
ATTEST:
4Lcretary
APP VED:
/7111 -DAY OF
HAL GEORGE, CIT
ATTORNEY
19 P7
99.044.01
MA
THE CIT OF CORPUS CHRISTI, TEXAS
19975