HomeMy WebLinkAbout020428 ORD - 08/16/1988AN ORDINANCE
ADOPTING THE NORTHWEST AREA DEVELOPMENT PLAN,
AN ELEMENT OF THE COMPREHENSIVE PLAN.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
CORPUS CHRISTI, TEXAS:
SECTION 1. That there is hereby adopted the
Northwest 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.
022.ord
20425 MICROFILMED
CITY OF CORPUS CHRISTI
PLANNING DEPARTMENT
JULY 6,1988
NORTHWEST AREA
DEVELOPMENT PLAN
CITY OF CORPUS CHRISTI
PLANNING DEPARTMENT
JULY 6,1988
CITY COUNCIL
Mayor Betty Turner
Mary Pat Slavik, At Large
Frank Schwing, District 1
David Berlanga, Sr., District 2
Leo Guerrero, District 3
Linda Strong, District 4
Bill Pruet, District 5
Mary Rhodes, At Large
Clif Moss, At Large
CITY PLANNING CONMKISSION
Joe L. Garcia, Chairman
Nora M. Garcia, Vice Chairman
Jo Ann Clayton -Reyna
James R. Lynch
Shirley Mims
CITY MANAGER
Juan Garza
Arnoldo Moreno
Jake Sanchez
Donald M. Taft
Lamont Taylor
ASSISTANT CITY MANAGER
Ezequiel Elizondo
ACKNOWLEDGEMENTS
Department of Planning
Brandol M. Harvey, A.I.A., A.I.C.P, Director
Michael Gunning, Senior Planner, Project Manager
Robert Payne, A.I.C.P., Senior Planner
Faryce Goode -Macon, City Planner III
Alice Terrall, City Planner III
Harry J. Power, City Planner II
Fernando Rodriguez, Ph.D., City Planner II
Ellen Dorries, Planning Technician III
Robert Pena, Cartographer
Alfonso Davila, Draftsperson
Linda Williams, Secretary
Significant contributions to this Area Development Plan
and invaluable assistance were provided by service
agencies including Department of Engineering Services,
Divisions of Gas, Traffic Engineering, Wastewater and
Water; Department of Park and Recreation; Calallen
Independent School District; Tuloso-Midway Independent
School District; Police Department; Fire Department;
Libraries; City/County Health Department; State
Department of Highways and Public Transportation.
TABLE OF CONTENTS
Page
I. INTRODUCTION 1
II. ENVIRONMENT 6
Topography 6
Flood Plains/Drainage 8
Soils 10
Soil Types 11
Environmentally Sensitive Areas 12
III. POPULATION AND HOUSING 14
Population Trends 14
Housing Trends 16
Ethnicity 17
Household Income 17
IV. LAND USE 19
Land Use Principles 21
Existing Land Use 23
V. ANNEXATION 31
VI. TRANSPORTATION 35
Streets and Highways 35
VII. PIPELINES AND PETROLEUM HAZARDS 43
Pipeline 43
Petroleum Hazards 45
VIII. PUBLIC SERVICES 49
Parks 49
Public Safety 55
Fire Station 55
Police 57
Water System 58
Wastewater System 63
Stormwater System 66
Natural Gas Pipeline System 69
Other Public Services 73
Branch Library 73
Public Schools 75
Health Care 76
Senior Community Services 77
IX. ISSUES AND RECOMMENDATIONS 78
LIST OF FIGURES
Page
Figure 1 Comprehensive Planning Process 1
Figure 2 Development Study Areas 2
Figure 3 Northwest Development Study Area 5
Figure 4 Northwest Topography 7
Figure 5 Flood Zones 9
Figure 6 General Soil Map 10
Figure 7 Population of Northwest Area 15
Figure 8 Housing Units 16
Figure 9 Ethnicity Breakdown 18
Figure 10 Existing Land Use 24
Figure 11 Annexations 32
Figure 12 Street Network 36
Figure 13 Street Improvements 37
Figure 14 Pipelines 44
Figure 15 Petroleum Hazard Area 46
Figure 16 Oilwell Concentration 47
Figure 17 Parks & Recreation - Existing Conditions . . . . 50
Figure 18 Parks & Recreation - Short & Long Range Projects 53
Figure 19 Public Safety 56
Figure 20 Water System - Existing & Proposed 59
Figure 21 Wastewater System - Existing & Proposed 64
Figure 22 Stormwater System 67
Figure 23 Natural Gas System 70
Figure 24 Other Public Services 74
Figure 25 Proposed Land Use 79
Figure 26 Transportation Plan Amendments 94
Figure 27 Proposed Expressway Corridor 97
LIST OF TABLES
Page
Table 1 Population Change, 1970 - 1985 14
Table 2 Ethnicity Breakdown 17
Table 3 Existing Land Use 23
Table 4 Existing Zoning Distribution 27
Table 5 Northwest Traffic Volums 40
Table 6 Parks 49
Table 7 County Parks 51
Table 8 Parkland Standards 51
Table 9 Northwest City/County Parks 52
Table 10 Proposed Land Use 80
I. INTRODUCTION
The Comprehensive Plan for the City of Corpus Christi, and
immediate surrounding areas, consists of three major elements:
o Policy Statements;
o Area Development Plans; and
o Master Service Plans.
The Corpus Christi Policy Statements provide the framework and
direction from which the remaining elements, Area Development Plans
and Master Service Plans, must be developed. Equally important are
the strategies used for implementing the comprehensive plan, which
have been incorporated into the planning process. Figure 1 from
the policy statements summarizes the planning process.
FIGURE 1
THE COMPREHENSIVE PLANNING PROCESS
T--I THE CORPUS CHRISTI COMPREHENSIVE POLICY STATEMENTS
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- 2
The Area Development Plan Element consist of twelve area plan
studies traversing the city and immediate surrounding areas (see
Figure 2). Each prepared plan will serve as the basis for further
public discussion and citizen input concerning future development
in their respective areas.
FIGURE 2
DEVELOPMENT PLAN STUDY AREAS
, AREA VELOPMENT PLANS --- To BE. 114ITIATI=D
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- 3
The study involved a considerable amount of public input and
comment prior to its completion. Staff solicited input from
selected city boards and commissions, civic groups, business
associations, and interested citizens. A public hearing was held
within the study area. Staff presented an overview of the
comprehensive planning process to the Executive Committee of the
Northwest Business Association and noted their concerns on existing
conditions and future development. Staff also made a detailed
presentation to the Planning Commission on the physical
characteristics of the northwest, including information on land
use, population, housing, parks, public safety, and utility
infrastructure. Staff also made a similar presentation to the
Transportation Advisory Committee.
Future plans, in more detail, will evolve from this one as more
information becomes available and additional policies are
formulated by public officials in response to citizen's comments.
The Northwest Area Development Plan is intended to provide basic
data, formulated in a convenient way, that can be used to
accomplish the following objectives:
o To provide public officials with an objective and
consistent guide for making development and zoning
decisions;
o To provide a coordinating mechanism between city
departments;
- 4
o To establish a basis for the development of land use
policies and other regulations which govern
development within the area; and
o To foster communication between citizens and their
government by placing the government's intentions on
display.
While the basic studies and objectives may still be valid,
unexpected circumstances within the area may require new
recommendations to achieve the desired results.
The Northwest Boundary Area contains approximately 33 square miles,
of which 28 square miles are undeveloped (see Figure 3). A large
portion of the area was taken into the city through annexation to
provide additional controls for existing older developments such as
San Carlos and other areas located along Leopard Street and the
Nueces River. In terms of residential growth, the Northwest Area
is one of the fastest growing areas of the city. The majority of
this growth has occurred since 1970, and most recently, along the
city's fringe near F.M. 624 and Calallen. Steady growth is
expected to continue, dictating the need to re-evaluate the plan at
least every five years.
-5 -
FIGURE 3
t\Jo2Thilea EST ID EN, EL OF' P'IEniT -FL A 1,-1 STJDY AREA
- 6
II. ENVIRONMENT
TOPOGRAPHY
Figure 4 illustrates the unique topography found in the northwest,
that is not found in any other part of the city. The topography
around the city is generally flat to slightly rolling, and can be
characterized as a coastal terrace with a uniform grade of about
three (3) feet per mile sloping southeastward to the coast. Within
the study area, the highest elevation is approximately 90 feet
above sea level located near F.M. 624 and East Riverview Drive.
Moving in an easterly and southeasterly direction, the elevations
begin to drop forming a prominent ridge line that separates the
drainage to the Nueces River and Bay from the inland drainage to
the south and Oso Creek. The slope to the Nueces River side is
approximately 0.2 to 5 feet per mile with the lowest elevation at 5
feet above sea level at the river's bank. The slope to the south
or Oso Creek is approximately 0.3 to 0.5 feet per mile, dropping in
elevation to 45 feet at State Highway 44 and Oso Creek. Land area
situated north of the ridge line is characterized as sloping with
intermittent steep grades that pose restraints to location and
design of development. South of the ridge line, the land area is
basically flat, with a slight slope to the south, thus, creating
problems with drainage of developing properties because water tends
to stand or pond due to the minimal grade and impervious nature of
the clay based soils.
8
FLOOD PLAINS/DRAINAGE
Figure 5 indicates the 100 -year flood plain, which poses little or
no threat to property in the northwest, excepting land areas
located near or along the Nueces River and its meanders north of
Interstate 37. The natural drainage is also displayed showing a
faster run-off over a shorter distance to the north from the ridge
line to the river than south of the ridge line toward State Highway
44. Natural and man-made drainage facilities are discussed in
greater detail in the section titled "Stormwater System" of this
report. Run-off to the north has created problems with soil
erosion, i.e. Turkey Creek, which have been compounded by increased
development. A different type of problem exists in the southern
portion of the study area in that flooding is more predominant as a
result of poor drainage. This situation is also compounded when
development does not provide for proper drainage.
POLICY STATEMENTS RELATIVE TO FLOOD PLAINS/DRAINAGE:
o Regulations that protect drainageways should be
enforced; and
o The Master Drainage Plan should consider the ultimate
development of the area.
- 9
FIGURE 5
- 10 -
SOILS
The soil matrix for the study area identifies twenty-four (24)
various soil types. The soil is predominantly clay sand and silt
that has moderate permeability and drainage. These soil
characteristics are generally fair for placement of underground
utilities, foundations, walls, and road surfaces due to moderate
shifting and cracking of the subsoil. Also, it is well suited for
all locally grown crops and should be moderately productive.
To envision how the soil types of the study area will affect
development and farming, such soils were categorized into three (3)
general soil types which define its limitations and mapped
according to its area on Figure 6.
FIGURE 6
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GENERAL SOIL MAP
NEWER COUNTY. TEXAS
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SOIL TYPES
Lomalta Series: This soil is located mainly near the lowlands at
the mouth of the Nueces River, between Calallen and Nueces Bay.
The surface soil is crumbly, granular in structure, and has a thin
salt film on the surface when it is dry. The subsoils are weak and
granular in structure, and do not crumble due to their moisture
retention.
Lomalta soil supports a thick growth of salt -tolerant and
water -loving plants; namely, Gulf Cordgrass which is a year-round
green perennial bunch grass that serves as grazing ground for
cattle. Such soils are best used as range and recreational lands
because they are too wet and saline for crops and building
construction.
Miguel-Willacy Series: This type of soil occurs in the northern
and southwestern part of the study area and is nearly level to
sloping. It is characterized by being lime free, slightly hard
when dry, easily worked and frangible when moist, and drains slow
in leveled areas, medium to rapid in gentle or moderately sloping
areas. This soil produces moderate to low yields of crops that
mature in the summer. It is best suited for crops that mature
early or in the cooler part of the year. Such soil is classified
as fair to good for the development of structures due to its
combination of sand and clay soils that have moderate shifting
capabilities.
- 12 -
Victoria Series: Soil types of this nature are located within the
mainland of the study area and represents the majority of land in
the city. The structure of this soil is fine and granular when
plowed. Most Victoria soils are nearly level, but a few areas near
the Nueces River are sloped. Victoria soil is characterized by its
dryness, which causes it to crack during the summer, and the
surface drainage is slow. Nearly all Victoria soils cultivated
produce moderate to high yields of locally grown crops. This soil
is fair for development since its composition is clayey. Clayey
soils require special consideration when constructing buildings in
order to prevent damage from the volume change and capability of
the soil.
ENVIRONMENTALLY SENSITIVE AREAS
The Northwest Study Area is bordered by the Nueces River and flood
basin, which are environmentally sensitive areas. The Nueces River
extends along the northern boundary of the study area for 12 miles.
Since the river is an important ecological resource, the City
should preserve this natural system. Activities adjacent to the
river should be carefully controlled and monitored to avoid harm to
the environment and river water quality.
Another environmentally sensitive area that will be affected by
development occurring in the Northwest Study Area is Oso Creek.
Although the Oso penetrates the southern portion of the Northwest
Area, the quality and quantity of stormwater runoff will impact the
environment along the entire length of the Creek.
- 13 -
POLICY STATEMENTS RELATIVE TO ENVIRONMENTALLY SENSITIVE AREAS:
o Promote natural amenities of the area;
o Man-made drainage systems upstream from the fresh
water intake station on the Nueces River should be
designed to reduce run-off contamination into the
City's drinking water; and
o Preserve Bay/Creek/River/Access views that provide
unique and interesting visual relief.
- 14 -
III. POPULATION AND HOUSING
POPULATION TRENDS
Between 1970 and 1985, the population in the Northwest Study Area
increased by 134 percent, representing a growth of 11,199 people,
compared to the population change city-wide at 27 percent, and a
growth of 56,217 people.
These figures reflect an average growth
rate of 9 percent for the Northwest Area yearly as compared to the
city's growth rate of 1.8 percent for the same period (see Table 1.
Northwest
Corpus Christi
Source: U. S.
TABLE 1
Population Population
1970 1985
8,363 19,562
204,525 260,742
Population
Number And
% Change
11,199/134%
56,217/27%
Bureau of the Census and Corpus Christi
Department.
Yearly
Rate of
Growth
9.0%
1.8%
Planning
The increase in the northwest area's growth rate may be attributed
to migration into the community due to the availability of large
residential land areas, and the school districts. Other factors
contributing to the rapid growth is the east -west corridor of
Interstate Highway 37 and Leopard Street located within the study
area.
Population figures for 1985 indicate that 19,562 persons resided in
the study area; which accounts for 13 percent of the total city
population (see Figure 7). Using the linear or straight-line
- 15 -
projection technique, the projected population for the Northwest
Area by year 2000 is approximately 45,000 persons, assuming the
rate remains the same as from 1970 to 1985.
FIGURE 7
POPULATION OF THE NORTHWEST AREA
14127
10243
8363
19562
1970 1975 1980 1985
# change from 1970 to 1985 - 11199
% charge from 1970 to 1985 - 134%
AVERAGE YEARLY GROWTH RATE FROM 1970-1985 s 9%
- 16 -
HOUSING TRENDS
For 1985, the total housing units for the Northwest Area was
estimated at 6,859, and of that total, 6,310 were occupied. The
1985 estimates also indicate that single-family homes accounted for
4,324 units, or 63 percent; multi -family - 1,767 units, or 26
percent; and mobile home - 768 units, or 11 percent (see Figure 8).
FIGURE 8
MANG UNITS CI. 111E NORTHWEST AREA
INN housing sags -6069-+0o%
M4324 63%
n+»a 2S%
uw 1N Inc
The higher proportion of single-family homes suggest that the area
reflects a low-density community. With lower density, less traffic
congestion occurs. Most of the housing stock in the study area has
been built within the last twenty years and is in good condition.
- 17 -
ETHNICITY
The racial composition of .the study area is comprised of White,
Hispanic, and Black. Whites makeup the majority populace in the
area with Hispanics following in population numbers and then
Blacks. Ethnicity breakdown for these groups is illustrated in
Table 2 and Figure 9 which reflects 1970 and 1980 statistics of the
Northwest Area as compared city-wide.
TABLE 2
ETHNICITY BREAKDOWN
YEAR WHITE* $ HISPANICS % BLACKS $ TOTAL
N/WEST
1970 7,457 89% 879 11% 27 .001% 8,363
1980 11,355 80% 2,707 19% 65 .002% 14,127
CITY
1970 111,011 54% 82,988 40% 10,526 5% 204,525
1980 111,935 48% 108,175 47% 11,889 5% 231,999
*Includes Other
HOUSEHOLD INCOME
Household income is a determinate of the economic characteristics
of persons residing in the Northwest Area. There is a significant
difference in the level of wealth in the study area versus the
city's level of income. In 1980, statistics indicate that the
median family income of the Northwest Area was $26,961 compared to
the city-wide median family income of $19,381. The median family
income of the study area reflects an increase of 28 percent over
the City's median family income.
120000
- 18 -
ETHNICITY BREAKDOWN
1970 Racial Composition:NW vs City
100000 -
80000 -
0
v 60000 -
o.
0
a
c
0
0
Q
0
0
a
40000 -
20000 -
0
120000
Whites
Hispanics
Ethnicity
®Northwest ®City
1980 Raciol Composition:NW vs City
Blocks
100000 -
80000 -
60000 -
40000 -
20000 -
0
Whites/Others
11/1"111.1siplo-ri
Ethnicity
= Northwest ® City
FIGURE 9
(65)
Blacks
- 19 -
IV. LAND USE
The pattern and density of land uses within a community has a very
significant impact on the community's quality of life. Factors
contributing to the quality of life include neighborhoods free of
fast moving traffic on interior streets, and the absence of odor,
noise, glare, and/or blight associated with industrial or
commercial activities inappropriately located in relationship to
neighborhoods. Other quality of life factors include accessibility
to commercial services, places of work, the availability of parks,
open spaces, and schools. The land use plan should help guide
development in such a way as to promote the grouping together of
land uses that are complimentary to one another and minimize the
grouping together of incompatible land use activities that can
cause nuisance situations. For example, locating heavy industrial
activities or heavy commercial activities adjacent to low density
residential neighborhoods should be avoided. Of course, a thriving
community must have both kinds of activities, so the question
becomes: How much will be needed of each use, and how can they be
situated in relation to one another to promote a high quality of
life?
It is sometimes difficult to imagine currently vacant areas
becoming crowded with lots of activities, just as it is difficult
to address the need to prevent nuisance conflicts when new
development backs up to vacant properties. The response of many
will be to do nothing or ignore potential problems until a problem
becomes a crisis. Many times potential land use problems are not
important until one looks at other fully developed areas of the
- 20 -
community where land use conflicts exist. Low density residential
areas that abut high density industrial or commercial or
residential uses become less desirable living environments to their
residents. When this happens, residential property values decline
and so does the tax revenue to local government entities. Owners
of such residential properties may either attempt to move out of
the area or become burdened with property that continues to decline
in value. In the meantime, the local government may need to raise
taxes to offset the declining value of property, and at the same
time, invest community development money in the neighborhood.
Zoning is the legal tool used to direct growth and development of
the city in an orderly and efficient manner which promotes a higher
quality of life for the citizens of the community. Zoning, in sum,
is a means of ensuring that land uses are situated in relation to
one another so that adequate space is provided for all types of
development. It also helps to control the density of development
so that all properties can be adequately served by street, utility,
recreation, and school systems. Zoning influences new growth into
appropriate areas and protects existing property from incompatible
adjacent development.
The purpose of this chapter is to identify and recommend land use
principles consistent with the City's Policy Statements, that when
applied, will help to assure quality development. Additionally,
existing land uses and zoning within the Northwest Area will be
- 21 -
discussed and summarized graphically. Finally, several Corpus
Christi Policy Statements relating to the Northwest Area will be
identified.
LAND USE PRINCIPLES
It is not always possible to avoid all land use conflicts, but a
plan based on good land use principles and implemented early in the
development process can do much to prevent future land use
problems. Solutions include:
o Group high density commercial activities at major
intersections. This will provide such activities with
the high visibility locations that are needed by most
businesses.
o Use buffer zones or medium density land uses to
provide a transition between high and low density
activities. A buffer zone can be an open space
landscaped area, a medium density residential or an
office development, etc. to mitigate the noise, glare,
odor, and traffic problems associated with higher
density uses.
o Require screening fences between the back or side
yards of medium and low density activities and where a
buffer zone is not physically possible.
-22-
o Discourage strip commercial development activities
because the stripping of major streets will:
A) Produce the maximum possible amount of conflict
area between incompatible land uses;
B) Increase the accident potential of the street
system;
C) Reduce the designed carrying capacity of the
thoroughfare system by introducing numerous curb
cuts and left turn conflicts causing traffic
speeds to decrease;
D) Produce poor accessibility for pedestrian and
public transportation facilities; and
E) Reduce business productivity; a planned center
will produce more total sales than if the same
businesses were to be located independently of
each other.
o Where strip commercial development occurs, a marginal
access street with buffering along rear/side yards is
required (see Corpus Christi Policy Statements).
- 23 -
The amount of industrial, commercial, and residential activities
that should be planned for an area is as important as the
arrangement of these activities. The American Planning Association
Survey (1983) of the fifty (50) largest cities in the United States
indicated that the average breakdown of land use (for developed
portions) of these cities, was single-family - 39%, multi -family -
9%, commercial - 9%, industrial and public uses - 43%.
EXISTING LAND USE
A breakdown of land uses in the Northwest Area is shown on Table 3.
The existing land use map, Figure 10, also illustrates the
distribution of uses. The land use information was obtained from
the Planning Department's land use and housing information files
and from a Land Use Survey conducted throughout the northwest area.
TABLE 3
EXISTING LAND USE
% of % of Housing
Acreage Total Developed Units
Single-family 2,419 11% 74% 5,051
Multi -family 174 1% 5% 1,938
Commercial 252 1% 8%
Industrial 40 <1% <1%
Public Use 423 2% 13%
Subtotal 3,308 16% 100%
Vacant 17,901 84%
Total 21,209 100% 6,989
-24-
0
0
O
030N31 X3
-e
19 ON '00
FIGURE 10
- 25 -
The Northwest Area contains approximately 33 square miles of which
only 5 square miles are developed, leaving 28 square miles
undeveloped. Single-family usage occupies the vast majority (74%)
of the developed acreage. The land use category of Public Uses
ranks second with 13 percent, while commercial uses rank third with
8 percent in percentage of developed land. Existing single-family
development is built at an average density of 2.57 units per acre,
while multi -family development averages 12.78 units per acre.
The Northwest Area of Corpus Christi is often referred to as a
"bedroom' community." This is evidenced by the large percentage of
residential development as compared to commercial development.
Existing residential development is located primarily in the
northern portion of the study area and parallels the Interstate
Highway 37 and Leopard Street corridor as well as F.M. 624.
The majority of the existing commercial development is located
along Leopard Street in a strip formation. In many locations, the
strip commercial development abuts single-family residential
development which is an undesirable situation. There is relatively
new high-density commercial development located at the intersection
of Highway 77 and F.M. 624. The development at this location is
of a compact design which is preferred over strip development.
There are currently small industrial uses scattered throughout the
area. The Corpus Christi Petrochemical Plant and Valero Refinery,
two large industrial uses, lie just south of the Northwest Study
Area in the Corpus Christi Industrial District No. 2.
- 26 -
Corpus Christi Industrial Development Area No. 1 is located
primarily within the Port Development Plan Study Area, but it does
extend into the Northwest portion of the study area along Nueces
River and Carbon Plant Road.
There are numerous non -conforming land uses located throughout the
northwest area. Many land uses, still in existence today, became
non -conforming after they were annexed into the city and zoned for
the first time in 1962. The majority of the mobile homes in the
study area are classified as non -conforming as are various
commercial and industrial uses scattered throughout the area.
An. overview of the existing land use map quickly indicates that
development in the northwest area is scattered and non-contiguous.
There is a need for infill development in order to maximize the
utility of the existing infrastructure and to economize the cost of
providing services to the population of the northwest area.
The distribution of zoning throughout the Northwest Area is shown
on Table 4, as well as, graphically depicted on Figure 10. The
vast majority of the area is currently zoned for single-family
residential development, with business zoning covering the second
highest percentage of the total area. Of the total area zoned, 40
percent is developed, while 60 percent remains undeveloped.
Although 1,107 acres of land are zoned for some sort of commercial
use, only 285 acres, or 26 percent, of the commercially zoned area
is currently developed.
- 27 -
TABLE 4
EXISTING ZONING DISTRIBUTION
% of % of % of
Total Total Zoned Zoning Zoned Zoning
Zoned Zoned Acres Type Acres Type
Zoning Type Acreage Area Developed Total Undeveloped Total
Farm -Rural 758 8% 321 42% 436 58%
Single-family
Residential 6,579 73% 2,669 41% 3,911 59%
Multiple -family
Residential 27 <l% 20 74% 7 26%
(Typically duplex
and Townhouse
Development)
Mobile -Home
Residential 25 <1% 25 100% 0 0%
Apartment House
Districts 81 1% 62 77% 20 25%
Professional
Office Districts 31 <1% 30 97% 1 3%
Neighborhood
Business 14 <1% 7 50% 7 50%
General
Business 1,093 12% 278 25% 814 74%
Industrial 333 4% 142 43% 191 57%
Special Permits 14 <1% 13 93% 1 7%
TOTAL ZONED
AREA 8,955 100% 3,567 40% 5,388 60%
POLICY STATEMENTS RELATIVE TO LAND USE:
The land use plan is a very important element of each area plan.
Land use policies provide guidance to development by identifying
community standards for the location and interaction of
residential, commercial, and industrial uses. Because of their
importance, there are numerous policy statements pertaining to land
use that are uniquely important to each area of the city. The
following policies are applicable to the Northwest Area:
o Recognizing the city's financial limitations, new
development should occur in a pattern which is cost
effective;
o Corpus Christi Bay, Laguna Madre, Padre Island,
Mustang Island, Nueces Bay, Cayo Del Oso, and Oso
Creek development should be considered in context
with their effect on the entire city;
o Land use should be separated into three primary land
use types: residential, commercial, and industrial
unless properly developed as a mixed use concept;
o An active code enforcement program should be followed
in order to correct code violations;
- 29 -
o Innovative site built homes and manufactured housing
should be considered as a possible source of future
low and moderate income housing;
o A mix of high, medium, and low-cost housing should be
encouraged throughout the city;
o Each neighborhood of the city shall be protected
and/or improved so as to be a desirable and
attractive residential environment;
o Infill development should be encouraged on vacant
tracts within developed areas;
o Incompatible industrial and commercial land uses
should not abut residential areas;
o Public facilities should be maintained and improved
in existing residential areas;
o Minimize the impact of commercial areas on adjacent,
existing or future residential areas through the use
of compact designs, screening fences, open space, and
landscaping;
o Commercial activities which generate large volumes of
traffic should have direct access to an arterial
without having to traverse low-density areas;
-30-
o Commercial service areas designed to serve local
neighborhoods should be conveniently located and in
harmony with the surrounding neighborhood;
o Provide adequate and suitably zoned land for both
light and heavy industries; and
o Properly planned industrial parks should be
encouraged.
- 31 -
V. ANNEXATION
The majority of the area was annexed September 19, 1962 as a result
of a referendum election. The 1962 annexation was the largest area
annexation of land and water to date. The area annexed into the
city was from Calallen eastward, including major portions of the
westside, southside, and all of Flour Bluff, as well as most of
Corpus Christi Bay, all of Nueces Bay, and the Nueces River from
its delta up river to the point of the City of Corpus Christi water
intake facility at Calallen. With this annexation, the
unincorporated communities of Calallen and Annaville were taken
into the city. When properties were annexed, existing uses became
non -conforming due to annexation and zoning regulations. In
addition, unplatted properties in existence were classified
non -conforming. Although some non-conformance has been corrected
through changes of zoning and platting activity, many
non -conforming uses still exist (see Figure 11).
In 1970 and 1972, respectively, annexations of the Nueces River bed
from bank to bank occurred. The first annexation was from the
point of the City of Corpus Christi's water supply in -take, a
distance of five miles up the meanders of the river. The second
was an additional seven miles up the meanders of the river,
beginning at the extremities of the first river annexation. These
two annexations extended the Corpus Christi five -mile
extraterritorial jurisdiction a considerable distance westward into
both Nueces and San Patricio Counties. The purpose of the Nueces
River annexations was to gain control of development run-off into
- 32 -
�\\��p�°i
~• � A
w5,,
0M-1r��I'I
•
FIGURE 11
-33 -
the river upstream of the City's water supply in -take.
In 1981, annexation of the San Carlos Subdivision occurred as a
result of a referendum election. The area was experiencing health
hazards as a result of septic -system failures; since these services
were not being provided by the City Sanitary Sewer Service.
Subsequent annexation of areas such as Wood River, River Canyon,
and Castle River have occurred by contract with the developer at
the time of construction of these subdivisions. Future annexations
will occur along F.M. 624, dependent upon development demands.
Annexations along F.M. 624 in a westward direction will be
contained in a corridor -like manner due to the boundary limitations
of the Nueces River on the north and the limits of Robstown's
extraterritorial jurisdiction on the south (see Figure 11).
POLICY STATEMENTS RELATIVE TO ANNEXATION:
The development and implementation of a prioritized annexation
program will help ensure that urban growth at the periphery of the
city is compatible with the developmental objectives of Corpus
Christi. Controlled growth through orderly management policies is
more fiscally responsible than correcting non -conformities to codes
and ordinances years after the fact. Therefore, a policy of
annexation should take into consideration both the short-term and
long-term benefits of annexation. The following policies are of
the utmost concern to the Northwest Area Development:
o Protect the water supply system now and in the
future;
- 34 -
o Protect environmentally sensitive areas along the
Nueces River; and
o Extend and improve the transportation system.
- 35 _
VI. TRANSPORTATION
The transportation network of any urbanized area significantly
influences the type, direction, and even the density of growth
within its boundaries and, therefore, has historically been a
primary concern of local, state, and federal agencies. The ability
to move goods and people in a safe and efficient manner through an
urban area represents the quality of the existing street, highway,
and freeway systems which, in turn, is conducive to continued
growth.
At the present time, the Northwest is served well by the existing
planned street improvements, with no serious problems expected in
the near future. With close monitoring of the current traffic
capacities and continued plans for long-range improvements, future
congestion problems can be avoided. This is not to say, however,
that traffic congestion due to inadequate street capacities or
outdated intersection designs do not exist.
STREETS AND HIGHWAYS
The current Corpus Christi Urban Transportation Plan for the
Northwest area delineates the existing and proposed street network
and improvements (see Figures 12 and 13). The City's ultimate
transportation plan is to provide arterials at approximate one -mile
grid spacings and expressways at approximate six to eight mile
spacings. Obviously lacking in this regard, though not an
overriding problem at this point in time, is the limited number of
- 36 -
FIGURE 12
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- 37 -
FIGURE 13
east/west traffic corridors through the Northwest Area. Existing
east/west movement of traffic through this study area is provided
by Interstate Highway 37, S. H. 44, Leopard Street, UpRiver Road,
and F.M. 624. Each of Leopard Street, F.M. 624, and UpRiver Road
are designated as functional arterials, with widening improvements
planned within the next 10 years to provide increased corridor
traffic capacity. Also, Agnes Street (S.H. 44) functions as an
east/west arterial along the southeastern boundary of the Northwest
study area. The addition of new east/west arterial corridor -
specifically, extensions of Sedwick Road and Haven Drive, plus the
construction of a new arterial commonly referred to as the McNorton
Road Extension -- is recommended to achieve the desired one -mile
spacing of the east/west arterial corridor system as development
occurs within the core area of the northwest area.
More sufficient at this time with regard to the desired one -mile
arterial grid system is the number of existing north/south arterial
corridors. Rand Morgan Road, McKinzie Road, Violet Road, and
Callicoate Road are designated functional arterials, all of which
will eventually be reconstructed from their existing two-lane rural
cross-sections to five -lane arterial cross-sections. Additional
proposed arterials designated on the Transportation Plan are
located west of U.S. Highway 77, County Road 69, F.M. 1889, and
County Road 73; which presently operate as unimproved rural
roadways.
The expressway system in the northwest area is basically fixed at
- 39 -
this time. Improvements are either underway or due to start within
the next ten years for Interstate Highway 37, U.S. Highway 77, and
S.H. 44. The latter presently operates as partly a median -divided
arterial section, partly controlled access frontages, but is
ultimately planned for construction as a six -lane controlled access
expressway between S.H. 358 (North Padre Island Drive) and
Robstown. Ultimate improvements are also planned for the
construction of an outer belt expressway facility, already
conceptually endorsed by the City Council, beginning at Interstate
37 and following the general alignment of McKinzie Road south into
the Chapman Ranch area and eventually connecting with Rodd Field
Road and Yorktown Boulevard on the city's southside.
Existing north/south arterials serving the area as well as proposed
improvements, should accommodate present and future traffic
increases. Currently, nominal peak hour congestion is occurring on
Rand Morgan Road, McKinzie Road, and Violet Road at their
intersections with Leopard Street and Interstate 37, although at
acceptable levels of service. These typical intersection
congestion problems will be primarily addressed with the Leopard
Street Phase I improvements within the next five years. As
reflected on Table 5, traffic volumes on streets in the northwest
area have generally shown appreciable increases over the past ten
years. However, these traffic volumes represent demands which are
well under the maximum traffic capacities of the street sections.
Even Leopard Street, with the highest traffic volumes of any of the
arterial corridors, has a reserve capacity more than double its
current traffic demands.
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- 41 -
Industrial -related truck traffic, inadequacy of pedestrian crossing
protection, and sidewalks along the function arterial corridors,
poor collector street traffic circulation from the subdivisions
south of Leopard Street and west of McKinzie Road are other traffic
concerns which will be addressed by Traffic Engineering in the near
future.
As development occurs in a southward direction from I.H. 37 and
Leopard Street, the need for an additional east/west arterial will
arise as forecasted and required by Urban Transportation Plan.
•
POLICY STATEMENTS RELATIVE TO TRANSPORTATION SYSTEM:
o Present and future road networks should promote
desirable patterns of land use development;
o Increase the ability to finance transportation
improvements;
o Residential street designs should improve the safety
and quality of residential areas;
o Keeping in mind the access need of each property
owner, reduce the number of driveways on arterials
which limit street capacity and increase the
potential for accidents;
o Identify rights-of-way for transportation corridors;
-42-
o Medians should be built on all arterials with six
travel lanes;
o Improve and provide safe pedestrian facilities in
public parks and commercial -residential areas;
o The Regional Transit Authority should continue to
expand its bus fleet, facilities, and maintenance
programs to meet new service needs;
o 'The City should encourage the construction and use of
multi -modal transportation centers;
o Designate truck routes and other transport facilities
at locations where they will minimally disrupt
residential areas, recreational uses, or public
facilities; and
o Special routes should be used for the transportation
of hazardous materials.
- 43 -
VII. PIPELINES & PETROLEUM HAZARDS
PIPELINES
Figure 14 shows an extensive network of pipelines for oil, gas, and
other petroleum based products. These pipelines are more
prevalent in the northwest area than in most other parts of the
city, and they pose a constraint to development. The only
regulation that the City has in respect to pipeline installations
and operations is that pipeline companies must obtain easements to
cross city -owned easements or property.
•
Pipelines schematically illustrated on Figure 14 are located by
means of recorded easements. However, there are additional
pipelines located in private easements which the city has no
knowledge of until the property is platted.
Pipeline easements pose a constraint as well as a hazard when land
development occurs within their proximity. To that extent,
location of pipelines is a constraint to development which, at
times, requires unique layout designs to accommodate the easements,
i.e. using pipeline easements for bike and and hike trails or
nature trails. Also, additional development costs can be incurred
if the pipeline has to be encased and buried deeper or relocated.
POLICY STATEMENT RELATIVE TO PIPELINES:
o Develop specific guidelines that regulate development
in areas near pipeline corridors and in areas of
industrial use.
- 44 -
FIGURE 14
- 45 -
PETROLEUM HAZARDS
A combination of factors, including natural gas seepage,
underground pipelines, and the fact that many abandoned wells have
been less than adequately plugged by today's standards, have led
the Petroleum Inspections Department to designate Saxet Field and
the immediate vicinity as a petroleum hazard area (see Figure 15).
In relation to the Northwest Study, the petroleum hazard area is
located adjacent to the east study area boundary between State
Highway 44 and Interstate 37. Associated with the petroleum hazard
area is a subsidence area that encompasses the Saxet Fields and
surrounding lands south of State Highway 44, west of Rand Morgan
Road, and north of Interstate 37. Portions of this area, including
Saxet Field have undergone considerable subsidence, up to ten feet
in some areas (see Figure 16). The subsidence is thought to occur
as a result of the intensive petroleum extraction, and is
considered unsuitable for residential redevelopment. The proximity
of the Saxet Fields, and area of subsidence to the study area will
encourage more industrial uses on the study area fringes from Rand
Morgan Road west along the proposed extension of McNorton Road to
the existing Corpus Christi Petrochemical (C.C.P.C.) site.
POLICY STATEMENT RELATIVE TO PETROLEUM HAZARDS:
o Establish specific guidelines for land use
development in the Saxet Oil Field;
- 46 -
FIGURE 15
- 47 -
FIGURE 16
_ 48 _
o Adopt guidelines for construction of buildings in
flood -prone areas; and
o Work closely with all federal and state agencies to
ensure that all hazardous wastes are eliminated
properly.
_ 49 _
VIII. PUBLIC SERVICES
PARKS
City parks in the northwest area comprise a total land use of
165.25 acres accounting for seventeen (17) parks. The City's
Parks Department classifies each park as:
o Neighborhood;
o Community;
o Urban; or
o Special park.
Table 6 indicates the location of each city park, its acreage, and
Figure 17 illustrates their location.
Park Name
First Colony (U)
Northwest (U)
Cenizo (U)
Forest (U)
Brookhill (U)
Country Ests.(U)
Willow (U)
Nolford. (U)
Woodland (D)
Violet
Jackson
Castle River
Overland
Patterson
Solar
West Guth
Nueces River
(P)
(D)
(U)
(D)
(D)
(D)
(D)
(P)
TABLE 6
Location
Lone Oak Dr./
Prairie Ridge Dr.
Spaulding Dr.
Rolling Ridge
Calallen/Smith Rd.
Brookhill/Shelton
Emory Drive
Williwood Creek Dr.
Woodland Creek Dr.
Wandering Creek/
Chispa Creek
Windsor/Violet Rd.
Fair Oaks/UpRiver
Rd.
Castle Valley Dr.
Frontier/Winrock
North Harrington
Rainmist Lane
UpRiver Rd.
Nueces River/Hwy. 77
Type of
Acreage Park
Facility
10.06 Neighborhood No
1.60 Neighborhood No
1.86 Neighborhood No
3.10 Neighborhood No
1.89 Neighborhood No
5.00 Neighborhood No
.93 Neighborhood No
3.05 Neighborhood No
1.56 Neighborhood Yes
1.55 Neighborhood Yes
2.29 Neighborhood Yes
3.34 Neighborhood No
5.18 Neighborhood Yes
1.00 Neighborhood Yes
2.84 Neighborhood Yes
80.00 Urban Yes
40.00 Community Yes
*D, P, & U indicate developmental status of park.
D - Developed
P - Partially
U - Undeveloped
- 50 -
FIGURE 17
- 51 -
Additionally, two county parks lie within the study area and are
described in Table7 and illustrated in Figure 16:
Park Name
Hazel Bazemore
Hilltop
Location
TABLE 7
COUNTY PARKS
Acreage
Highway 624
S. of Leopard St.
west of Hilltop Road
*D, P, U, indicates development status
D - Developed
P - Partially
U - Undeveloped
Type of
Park
77 Urban
32 Community
of Park
Facility
(D) Yes
(D) Yes
In evaluating the adequacy of these parks, the National Parks and
Recreation Association standards were utilized. The Association
states that the population ratio method is the " . most
applicable and defensible method of park planning." Table 8
illustrates the park/facility ratio method that has been applied to
the northwest population.
TABLE 8
RECOMMENDED
SIZE
RANGE
RECO MENDED
ACRE PER
1.000 PERSONS
PARKLAND STANDARDS
RECOM0ENDED
SERVICE RECCMIENDED
RADIUS LOCATION CONSIDERATIONS
PARK FACILITY STANDARDS
RECOM®IDED FACILITIES•
Less than 20 acres 4 acres/1,000 1/2 mils
c
ow
ow
Adjoining elementary/
junior high school
(emphasis on walking
and bicycle , no
major barriers in
area).
o Multi-purpose fields
and courts without
lighting facilities
o Children's play-
ground equipment,
conventional and
interpretive
o Passive park areas,
picnic, trails, etc.
o Sitting area
FACILITY FACILITY/POP,
Baseball/ 1/5,000
Softball
Fitness 1/20,000
trail
20-50 acres 2.5 acres/1,000 1-1/2 mile
7L{ Y
Oy
504 acres
at 8.61.1 rl1RN
Abutting major or
secondary thoroughfare
(vehicular access more
Important, walking and
biking still significant)
o Baseball. softball,
football, and soccer
game fields.
o Tennis and basket-
ball game courts
o Night lighting
0 Swimming pool
o Recreation Center
o Public convenience,
auto parking, toilets,
fountains. etc.
Multi-purp.
Court
Picnic unit 1/125
Play unit
1/10,000
1/1,000
3.5 acres/1,000 3-1/2 mile
or large
At or near intersection
of major thoroughfares
(emphasis on vehicular
access)
o Tournament complexes
for baseball, soft-
ball, football.
soccer, tennis and
swimming events
o Flower Gardens
o Lake areas
o Areas for special
displays, exhibits,
or cultural events
o Recreation facilities
unique to the park
setting
Recreation 1/20,000
Center
Soccer
- 52 -
Table 9 shows the Northwest parks as they compare to the ratio
standard method.
Park Type
TABLE 9
NORTHWEST CITY/COUNTY PARKS
Acres Per Surplus/
Existing Thousand Suggested Deficiency
Acres Persons Acreage Acreage
Neighborhood 45.25 4.0/1,000 78.24 -32.99
Community Parks 72.00 2.5/1,000 48.90 +23.10
Urban Parks 157.00 3.5/1,000 68.46 +88.54
Total 274.25 10.0/1,000 195.60 +78.65
Table 9 indicates that acreage for neighborhood parks is deficient
according to the ratio method and the acreage for community and
urban parks exceed their requirement. Thus, the development of
neighborhood parks should continue as new subdivisions are created.
In addition to park lands, recreational facilities such as a public
golf course and softball complex are needed within the study area
as to be identified by the City Park and Recreation Department.
Additional facilities should include river access and facilities
for boat launching, hiking, canoeing, and observation points.
To address the recreational facility needs of the area, the 1986
bond program included the approval of recreational facilities to be
located within the study area. Short and long range park and
recreation projects are shown on Figure 18.
- 53 -
J
m
E
S
O
2
o ®®•a
!I VOtlOIAI ONdk!
FIGURE 18
- 54 -
POLICY STATEMENTS RELATIVE TO PARK DEVELOPMENT:
o New park and recreational facilities should be
constructed in areas where facilities are inadequate
or non-existent;
o Encourage development of amenities within
recreational vehicle parks;
o Identify potential areas for future parks; and
o Tourist -oriented social and recreational facilities
that are complimentary of the natural amenities of
the area should be encouraged.
- 55 -
PUBLIC SAFETY
Fire Station
There are two existing fire stations, two volunteer fire stations,
and one fire station proposed for the Martine and Leopard Street
area within the Northwest Study Plan Area as shown in Figure 19.
In 1984, a new fire response time was adopted. The northwest area
was divided into fire demand zones (FDZs), and each district was
assigned a hazard potential classification based on the type of use
of the majority of buildings within each fire demand zone. For
example, industrial and residential districts were assigned higher
priorities than buildings located in sparsely populated areas.
Once each FDZ was categorized to reflect hazard potential, travel
time goals were established by hazard class.
If more development occurs in the outer southern boundary of the
study area, an additional fire station may be needed in the future.
As for now, fire protection in the study area is adequate. (For
further information, refer to The City of Corpus Christi, Fire
Station Location Project, 1984.)
POLICY STATEMENTS RELATIVE TO FIRE STATIONS:
o New fire stations should be constructed in newly
developed areas; and
o Sufficient water pressure for fire protection should
be carefully considered in existing and developing
areas.
PROT
PROT
0
a
- 56 -
o
~<
0 o G7
=O
< A J
2 J
O J
< 0 O
H4 ' Q
co w
H
0 W W
rc
w ">
Jam' r0
6 �
FIGURE 19
- 57 -
POLICE
The study area has one police substation that provides protection
for the public and proprietors. At this time, police services in
the study area are adequate (see Figure 19 for location).
POLICY STATEMENT RELATIVE TO POLICE PROTECTION:
o Extend police protection to newly annexed areas.
- 58 -
WATER SYSTEM
The City of Corpus Christi provides water service throughout the
majority of the northwest area. Three other entities also provide
water service within the study area (see Figure 20) and are
identified as follows:
o Nueces Water Control and Improvement District No. 3
(Robstown):
The area south of F.M. 624 and west of U.S. 77 is
served by the District located in Robstown. A
portion of this area is within the city limits with
the remainder of the area being in the city's
extraterritorial jurisdiction (ETJ). The District's
boundary extends north of F.M. 624 to the Nueces
River to provide service, but because of the lack of
distribution facilities crossing F.M. 624, the
District has stayed to the south of F.M. 624. The
District takes raw water from the Nueces River and
treats it.
o Violet Water Supply Corporation:
An area centered on Callicoate Road extending south
of the city limits to S. H. 44. The Violet Water
Supply Corporation purchases potable water directly
from the city.
o River Acres Water Supply Corporation (RAWS):
An area contiguous to the Study Area, north of F.M.
- 59 -
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a
la W
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cc ▪ � cn
- z
W
a ce
cro I—
o o
z uJ 3
G
ONv!!
•
/ 1
.Q Npeisd,
w
at
V
FIGURE 20
- 60 -
624 and west of East Riverview Drive. RAWS purchases
potable water from District No. 3.
The City's J. W. Cunningham and O. N. Stevens Water Treatment
Plants, located in Calallen, provide water treatment and pumping
distribution for the entire City of Corpus Christi. The O. N.
Stevens Treatment Plant is the primary water treatment and
distribution facility while the J. W. Cunningham Plant is on a
"stand down" status.
The 1984 Black and Veatch Water Master Plan Studies recommended
several water system improvements. The Master Water Plan
recommendations will continue to be implemented as a part of the
city' Capital Improvement Program. To serve projected significant
growth in the Five Points area, the Black and Veatch Master Plan
recommends that the existing 16" main located in the Five Points
area be connected back to the Stevens Plant as growth begins to
occur. Other improvements to water mains include:
o A 60" main from O. N. Stevens Plant southward along
Callicoate Road to State Highway 44;
o A 54" main along the south side of State Highway 44
between Callicoate Road and east of McKenzie Road;
and
- 61 -
o A 12" main running in an east -west direction eastward
of Violet Road along Haven Drive, McNorton Road,
Alpine Street extended and State Highway 44.
All areas within the corporate city limits and within the EJT are
subject to the City's Subdivision Regulations and Water
Distribution Standards promulgated by the Water Division of the
City of Corpus Christi regardless of the entity that provides water
service.
The area westward of U. S. Highway 77 from F.M. 624 south to County
Road 46 falls within Corpus Christi's five -mile extraterritorial
jurisdiction for subdivision regulations. At the present time,
water service is provided for this area by the Nueces County Water
Control and Improvement District Number 3. Extension of the City's
water system, other than major rehabilitation to serve existing
customers, is generally accomplished through the process of land
development.
The City of Corpus Christi conducted preliminary discussions with
officials of the River Acres Water Supply Corporation regarding the
possible purchase and management of their water system in the
future. However, the River Acres Water Supply Corporation chose to
remain independent. The City will continue close contact with RAWS
to monitor their status.
- 62 -
POLICY STATEMENTS RELATIVE TO THE WATER SYSTEM:
The water supply for the City of Corpus Christi area is stored in
Lake Corpus Christi (Wesley Seale Dam) and Choke Canyon Dam.
Wesley Seale Dam is located thirty-five (35) miles northwest from
the city's treatment plants at Calallen. Choke Canyon Dam, located
further upstream, was completed in 1982 to augment the water
supply. The City's water supply should be sufficient to the year
2002.
The City provides water to the South Texas Water Authority. The
Authority sales water to Kingsville, Bishop, Driscoll, Banquete,
and Agua Dulce. The City of Beeville receives water from Lake
Corpus Christi through the Beeville Water Supply District. Water
is also purchased by the Alice Water Authority, the City of Mathis,
and the San Patricio Municipal Water District. The Nueces County
Water Control and Improvement District No. 4 also purchases treated
water for sale to municipal and industrial customers in Nueces
County, including Mustang Island, San Patricio and Aransas
Counties.
With the main water supply for the entire Coastal Bend passing
through and from the Northwest Area, stringent policies are
critical:
o Strive to improve the quality of water;
o Develop water conservation programs; and
o Seek and develop additional water sources.
- 63 -
WASTEWATER SYSTEM
The collection and treatment of wastewater in the northwest area is
provided from two sources. The primary source serving the majority
of the area is the City of Corpus Christi's Allison Wastewater
Treatment Plant located near the Nueces River west of Carbon Plant
Road (see Figure 21). The area, west of U. S. Highway 77 and south
of County Road 50 ,is served by the Robstown Wastewater Treatment
System.
A recent Capital Improvement Program allowed expansion of the
capacity of the Allison Wastewater Treatment Plant from 2 million
gallons per day (MGD) to 5 million gallons per day. Present
wastewater treatment levels are approximately 2 million gallons per
day, which allows for considerable growth in the northwest area.
In accordance with an agreement endorsed in October 1985 between
the City of Corpus Christi and the City of Robstown, the City of
Robstown will continue to provide sanitary sewer service to that
area, bounded by County Road 50 on the north, County Road 46 on the
south, U. S. Highway 77 on the east, and F.M. 1889 on the west.
The service area of the Allison Treatment Plant, which serves most
of the study area, contains more topographical relief than any
other part of the city. The main trunk lines require a combination
of pump stations and gravity (transmission) lines, including force
mains. Figure 21 illustrates the network of lines and their sizes.
- 64 -
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FORCE MAIN
A LIFT STATION
CITY OF CORPUS CHRISTI
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FIGURE 21
- 65 -
Sanitary Sewer Master Plans, compiled by Reagan and McCaughan in
1963, and Naismith in 1982, proposed extension of large size
gravity lines, force mains, as well as lift stations, north and
south of F.M. 624 and west of Highway 77, respectively (see Figure
21).
The present wastewater collection and treatment system, along with
future extensions, can meet the needs of a growing population in
the northwest area into the next century. Current levels of
wastewater treatment at the Allison facility are approximately 40
percent of capacity.
POLICY STATEMENTS RELATIVE TO WASTEWATER SYSTEM:
The purpose of the wastewater collection is to efficiently
transport wastewater from all areas of the city to wastewater
treatment facilities. The essential service of wastewater
collection and treatment should be provided for it is a critical
factor associated with urban growth. Provision of wastewater
services do not necessarily create or force growth to occur, but it
can have significant impact on growth limitations. Providing this
service in a manner that does not pollute air and water resources
is vitally important.
The City has adopted a city-wide master plan for wastewater
management. The plan is amended from time -to -time to accommodate
the needs of impacted areas. Overall, the growth in the Northwest
Area will be enhanced with adherence to the following policies:
- 66 -
o Promote the orderly extension of the wastewater
system;
o Discourage the use of septic systems or privately
owned sewer services; and
o Minimize odor at wastewater treatment facility.
STORMWATER SYSTEM
The stormwater system in the northwest area is divided nearly in
half by the Nueces River Basin and the Oso Creek Basin (see Figure
22). The stormwater system in the Nueces River Basin utilizes many
natural drainageways because of the topography, as well as
open -drainage ditches and box culverts, leading northward to the
Nueces River. The Oso Creek Basin
large open -drainage ditches leading
Creek.
stormwater system consists of
eastward and southward to Oso
The majority of development in the northwest area exists in the
Nueces River Basin with the stormwater system well in place. The
Oso Creek Basin is sparsely developed and will require construction
of proposed major facilities as growth occurs (see Figure 22).
Completion of these proposed facilities will help open up a large
vacant portion of the northwest area for future development.
POLICY STATEMENTS RELATIVE TO THE STORMWATER SYSTEM:
The purpose of the stormwater drainage system is to carry
stormwater away from development and to natural drainage outfalls.
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- 67 -
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FIGURE 22
- 68 -
Both underground and aboveground storm drainage systems are found
throughout the Northwest Area. Underground systems made up of
curbs, gutters, inlets, and underground conduits are found
primarily in developed areas. In areas where full development has
not occurred or is incomplete, surface drainage systems are used.
Prior to development, much of the stormwater is absorbed into the
ground. As development occurs, increased amount of runoffs from
roof tops, sidewalks, streets, and parking lots are generated. The
city responds by constructing surface and sub -surface systems as
the need arises.
The City has adopted a master plan for the development of storm
drainage systems in the Northwest Area as well as throughout the
city. The master plan should be amended to accommodate the future
needs of the five -mile extraterritorial jurisdiction.
The following policies are significant as they apply to the
Northwest Area:
o The protection of the drainageways;
o Provide flood plain management to reduce erosion and
poor water quality; and
o Stormwater system should be improved and maintained
in an adequate state of repair.
- 69 -
NATURAL GAS PIPELINE SYSTEM
Natural gas service was initially provided to the northwest area by
Southern Community Gas Pipeline Company. The Southern Community
Gas System was purchased by the City of Corpus Christi at the time
of annexation of the area into the city limits. Figure 23
illustrates portions of the original gas pipeline system either
replaced, extended, or proposed for extension by the City of Corpus
Christi. Portions of the original system are in use and are
replaced by the. City of Corpus Christi on an "as needed" basis.
Overall, low pressure mains vary in size from 8" to 4" in diameter.
These mains are found throughout the northwest area, especially in
the developed portions of the study area. Mains measuring 4", 6",
and 8" generally form a grid -like network which allows better
service along arterials.
Natural gas in the study area is supplied to the city's system by
means of three purchase points, which are privately -owned
transmission lines, (see Figure 23). The use of multiple purchase
points provides more cost effective transmission of natural gas as
well as the ability to minimize interruption of service to the
customer by rerouting of natural gas as lines require repair or
replacement. Long range plans propose a fourth purchase point
along F.M. 624 outside of the study area to the west when growth
occurs in that area. A 4" high-pressure line (labeled HP in Figure
23) provides inter -connection between the McKinzie Road purchase
point and the purchase point east of Rand Morgan Road.
Additionally, a proposed 10" main extends northward from the Violet
- 70 -
FIGURE 23
- 71 -
Road purchase point and a regulator station along Violet Road to
Starlite Lane.
As development occurs, other lines will be added to the existing
system, especially in the westernmost section of the study area.
Finally, with these additions, the City will be able to serve the
needs of all customers located in the northwest area through the
year 2000.
POLICY STATEMENTS RELATIVE TO THE NATURAL GAS SYSTEM:
The City's Gas Distribution System is the only natural gas supplier
for the City of Corpus Christi. The system serves customers from
Farm Road 624 approximately three (3) miles west of Calallen,to
both Mustang and Padre Islands.
A study indicated that more aggressive selling techniques were
needed, similar to those used by private utility companies to
attract new customers. Therefore, the Gas Division established
a rebate program for builders and homeowners who installed or
converted to natural gas appliances. The following policies are
significant as they apply to the Northwest Area:
o Innovative and aggressive marketing techniques should
be continued by the City to increase gas sales;
o Expand the natural gas system city-wide; and
- 72 -
o The natural gas system should be systematically
maintained and repaired.
POLICY STATEMENTS RELATIVE TO PUBLIC SERVICES - GENERAL UTILITIES:
Existing master plans for water, wastewater, and stormwater
drainage require that developers construct all service lines to and
within a subdivision, with minimal expense to the city. The City
will participate in off-site development costs for trunk lines by
reimbursement to developers when those lines accommodate additional
future development. Some of the facilities that must be provided
include service lines, trunk lines, and treatment plants.
Generally, these facilities represent significant costs to both the
city and developers alike. By the adoption of the Corpus Christi
Policy Statements, the predominant concerns of the Northwest Area
are as follows:
o Promote contiguous development;
o Discourage independent water and wastewater
districts; and
o Develop systematic maintenance program for
infrastructures.
- 73 -
OTHER PUBLIC SERVICES
The purpose of this section is to identify existing public services
and services that are currently planned in the study area that have
not been addressed elsewhere. In addition, this section includes
services found in the Northwest Plan Study Area that are provided
by other government entities such as the Tuloso- Midway and
Calallen Independent School Districts.
BRANCH LIBRARY
The existing branch library in
the Northwest Plan Study Area
is
located on McKinzie Road between Leopard Street and Interstate 37
(see Figure 24). The building is of modular construction
containing approximately 6,500 square feet. Modular design was
used to facilitate future expansion for which there is ample room.
Based on the current circulation of 150,000 books year, and the
40,000 books in the Northwest Branch, the total square footage
should be doubled.
Criteria to be considered for future expansion should be:
1. Location of site near schools to maximize school
district participation in construction;
2. Direct access to an arterial;
3. A site of at least 3/4 to 1 acre to accommodate a
17,400 square foot facility (60,000 volumes); and
- 74 -
FIGURE 24
- 75 -
4. Centrally located with respect to existing and future
residential land uses.
POLICY STATEMENTS RELATIVE TO LIBRARY FACILITIES:
o Development and support of a quality core collection;
and
o A modern technological system should be maintained to
operate library system.
PUBLIC SCHOOLS
Another important public service is the distribution of public
schools. The Northwest Plan Study Area is served by two school
districts -- Calallen Independent School District and the
Tuloso-Midway Independent School District. Figure 24 illustrates
the district boundaries and location of the schools.
That portion of the Tuloso-Midway School District serving the
northwest includes one high school and one middle school. An
elementary school is located just outside of the study area
boundary on Rand Morgan Road.
The Calallen. Independent School District includes one high school,
one middle school, and four elementary schools serving the
Northwest Plan Study Area.
- 76 -
Using McKinzie Road as a general dividing line, the Calallen School
District serves the population of the west out to F.M. 624 and the
Tuloso-Midway School District serves the population to the east.
A third school district, Robstown Independent School District, also
has a portion of its district boundaries extending into the
southern portion of the Northwest Plan Study Area, but there are no
school facilities.
Both the Calallen and Tuloso-Midway Independent School Districts
are not planning additional schools in the near future, but are
considering expansion of existing school sites. In planning future
school sites, school district officials need to make certain that
there is sufficient street right-of-way to serve projected
enrollment. A problem with traffic congestion on Coronet Street
and Redbird Lane, was identified as a concern.
POLICY STATEMENTS RELATIVE TO PUBLIC SCHOOLS:
o The educational and recreational needs of new areas
should be met through coordinating development of
facilities; and
o A continuous dialogue should exist between the City
and the school districts.
HEALTH CARE
The Northwest Plan Study Area is served by one 89 -bed general
hospital located on the southside of F.M. 624 directly across from
- 77 -
the Calallen High School. Riverside AMI Hospital was constructed
in 1965 and is classified as a general and acute care facility. At
this time, there are no plans for expansion (see Figure 24).
POLICY STATEMENT RELATIVE TO HEALTH CARE:
o A comprehensive health care plan should be prepared.
SENIOR COMMUNITY SERVICES
The City of Corpus Christi operates the Hilltop Senior Citizen's
Center in the Northwest Plan Study located at 11425 Leopard Street.
This facility offers recreation activities during the day, and
serves approximately 30 meals per day at the site. Transportation
to and from the site is also provided on a 24-hour advanced
reservation basis to all eligible persons (see Figure 24).
POLICY STATEMENT RELATIVE TO SENIOR COMMUNITY SERVICES:
o Some social service facilities should meet the needs
of specific populations.
- 78 -
IX. ISSUES AND RECOMMENDATIONS
The following planning issues were identified by City Staff,
residents, property owners and/or City Boards and Commission
members:
Issue:
What type of development patterns should occur in the
Northwest Area?
Recommendation:
Staff recommends the adoption of the future land use
flap illustrated by Figure 25 and narratively by Table 10,
which is intended to support the continual growth of the
Northwest Area as a primary low to medium residential
area with supporting neighborhood and commercial
activities located at arterial intersections.
Additionally, residential areas should be buffered from
existing industrial uses and the Nueces River Flood
Basin should be preserved as an open space environment.
The proposed land use map was not intended to establish
specific boundaries between types of land uses, but
rather a recommended land use pattern based on an
inventory and analysis of the area, including growth
trends, physical characteristics of growth, development
constraints, and community input. The adopted land use
plan and supporting texts and graphics, contained within
the report, shall be used to guide future decisions on
zoning, platting, and capital improvement programs.
->s -
FIGURE 25
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Industrial
Public/Semi-Public
Parks & Open Space
Right -Of -Way
Issue:
- 81 -
The Northwest Area is served by a combination of utility
companies, including three water districts, twc
wastewater systems, two electric companies, and two
telephone companies. This sometimes result in differing
levels of quality, service, and cost.
Should the City encourage consolidation of these services
to assure uniformity in utility services city-wide?
Recommendation:
Utilities dealing with water and wastewater, which the
City of Corpus Christi and other private entities
provide, should ultimately be consolidated under the
City's jurisdiction as property is annexed and developed.
Until such time a consolidation of these services can be
accomplished, there are adequate assurances that water
and wastewater services provided by agencies, other than
the City of Corpus Christi, meet minimum city standards.
Regarding drainage, it is recommended that a multi -agency
effort between the City of Corpus Christi, Nueces County,
and the City of Robstown, be developed to undertake the
development of a drainage master plan for the area south
of F.M. 624 and west of U.S. Highway 77 in the future.
The Public Utilities Commission has the authority in
consolidating electric and telephone services. Those
- 82 -
residents who desire consolidation of electric and
telephone services can petition the Commission expressing
their concerns.
Low water pressure areas, within the existing water
system, should be identified and recommendations, with a
timetable, should also be developed for upgrading the
distribution system within those areas. Design
alternatives should also be considered to reduce the
potential for future low pressure problems as the water
distribution system is expanded.
Issue:
Should the City encourage development of Recreational
Vehicle Parks in the Northwest Area?
Recommendation:
Interstate 37 and U.S. Highway 77 traverse the Northwest
Area connecting Corpus Christi to the Rio Grande Valley
to the south and San Antonio and other cities to the
north. With these major entryways to the city located in
the area, recreational vehicle park development is
considered a viable land use. Location of a recreational
vehicle (RV) park adjacent to one of these primary
roadways would be ideal in attracting "winter Texans" and
other tourists to the city.
A limited number of unimproved RV spaces are currently
available in the Nueces River Park located adjacent to
IH -37 at the northernmost boundary of the Northwest Area.
The park is considered an ideal stopping point for
tourists with RVs, as it is at the entrance to the city,
immediately off of IH -37 and houses the city's Tourist
Information Center. The 1986 Park Bond Program calls for
improvements to the RV facilities in the Nueces River
Park, however, the number of spaces and duration of stay
will be limited due to the multi-purpose nature of the
park and its other uses. Due to the limited number of RV
spaces and lodging time constraints of the Nueces River
Park, additional recreational vehicle parks should be
encouraged in the Northwest Area to support the City's
objective to expand and develop tourism.
The current Zoning Ordinance regulates travel trailer
parks (now more commonly referred to as RV or
recreational vehicle parks) with "T -1A" Travel Trailer
Park District zoning. The "T -1A" zoning regulations
require that a travel trailer park consist of a minimum
of three (3) acres in size with 100 feet of frontage
located on a public street or highway. Travel trailer
spaces may be rented by the day or week, however, 180
continuous days is the maximum permitted length of stay.
The zoning regulations specify minimum standards
pertaining to design of internal access drives, travel
- 84 -
trailer spacing, maximum density, recreational areas,
lighting, signage, refuse disposal, and the accessory
uses allowed within the park. Additionally, "T -1A"
regulations require that the travel trailer park be
screened from public streets, highways, and adjacent
property by a standard screening fence (unless such
requirement is modified or waived by the City Council
after a recommendation from the Planning Commission).
The Corpus Christi Policy Statements include a policy
which states that development of greater amenities within
recreational vehicle parks should be encouraged. In
order to effectively implement this policy, the following
criteria, in addition to zoning requirements, should be
applied when evaluating future RV proposals:
1) The proposed travel trailer/RV park shall be located
with direct access to an arterial street, or
interstate highway as indicated on the adopted Corpus
Christi Urban Transportation Plan;
2) Sufficient infrastructure shall be in place, or
provided by the developer, to serve the needs of the
proposed RV park;
3) A site plan shall be submitted with the zoning
application indicating, in detail, the following:
- 85 -
- Internal access drives
- Trailer/RV spaces
- Location and type
- Parking spaces
- Location and size
or lots
of accessory uses
of recreation area, including
proposed facilities
- Signage (interior and exterior)
- Location and screening of refuse containers
- Landscaping (interior and exterior)
- Fencing and/or screening
- Sidewalks (if proposed)
4) Landscaping is highly encouraged throughout the park,
at the entrance to and around the periphery of the RV
park; and
5) A 30 foot greenspace/open area, to be landscaped and
maintained by the property owner, shall be provided
outside the periphery of the RV park when adjacent to
a single-family residential zoning district.
- 86 -
Issue:
Mobile homes are prevalent in the Northwest Area. The
school districts, as well as, residents and property
owners, share concerns about the location of mobile home
parks and subdivisions. Areas of concern relating to
mobile homes include limited tax revenues, effects on
surrounding property values, family mobility, and the
large number of children. The school districts
experience planning problems as they cannot project, from
one year to the next, an accurate number of students due
to the mobility of families residing in mobile homes.
Should the City specify where and how many mobile home
parks/subdivisions can locate within the area?
Recommendation:
The City should continue to encourage mobile home parks
and subdivisions as an affordable housing form, but
discourage an undue concentration of mobile homes in any
one area.
Rather than dictate future sites in this plan, the City
should address proposals for future mobile home
subdivisions and mobile home parks on a case-by-case
basis according to performance criteria to ensure their
appropriateness and compatibility with surrounding areas.
The existing Zoning Ordinance requires that certain
minimum standards be met to allow application for mobile
home park ("T -1B") or subdivision ("T -1C") zoning. For
example, mobile home parks must consist of at least five
(5) acres in size, while mobile home subdivisions must
consist of at least eight (8) acres in size. Both parks
and subdivisions must have a minimum width and/or depth
of three hundred (300) feet located on a public street or
highway. In addition to the zoning requirements, other
criteria should be applied to mobile home development
proposals to result in a maximum level of compatibility
with the surrounding area. Therefore, the following
requirements should be applied to future mobile home
parks and/or subdivision proposals:
1) Sufficient infrastructure shall be in place, or
provided by the developer, to serve the needs of the
proposed mobile home park or subdivision. These
services would include water, wastewater, drainage,
streets, and school space for immediate enrollment of
school age children within the mobile home park.
2) A site plan will be submitted with the zoning
application indicating detailed street design, lot
layouts, sidewalks, lighting, proposed landscaping,
skirting, and proposed fencing. An aesthetically
pleasing development is encouraged.
- 88 -
3) It is preferred that a proposed mobile home park
and/or subdivision not exceed the density of units
per acre of any adjacent residential area by 20
percent. Mobile homes, just like "stick -built"
single-family homes, should not be allowed to locate
in low-lying areas subject to flooding or in other
areas not considered appropriate for residential
development.
There are a large number of individual mobile home
units scattered through the study area. Such
individual mobile home units, located within or
abutting a high concentration of single-family home
development, should be phased out as their legal
non -conforming status is voided and redeveloped as a
single-family residential area. The City should also
initiate a detailed inventory of mobile home units to
determine legal non-conformance status and institute
proceedings to eliminate illegal units.
Issue•
The Nueces River flood basin, northeast of the Nueces
River, is an environmentally sensitive area tied to the
Nueces Bay System. The City needs to take steps to
ensure that the area is preserved so as not to disturb
the delicate ecological cycle of the Nueces Bay area by
protecting the area from incompatible development.
- 89 -
Recommendation:
There is a need to delineate the boundaries of the
wetland area of the Nueces Bay flood basin in order to
determine the exact area to be preserved. The City
should take a leading role in encouraging preservation of
the open space through land acquisition by means of land
donation, land dedication, condemnation and purchase, and
zoning controls. Open space is defined as publicly or
privately owned space, which is not used for buildings or
structures, emphasizing recreation, preservation,
environmental protection, tourism, economic development,
and/or resource development. Development along the south
periphery should be limited to single-family residential
development and recreational uses, including recreational
vehicle parks, campsites, and other passive recreational
areas.
Issue:
Annexation o
lands along the south boundary of the
Nueces River, upstream from the City's water intake
point, should be given priority in order to have better
control of development and to protect the City's water
supply from pollution upstream, either from a point
source or run-offs from adjacent developments.
Recommendation:
Growth trends of the past indicate that the future path
of annexation westward of the Northwest Area will most
- 90 -
probably occur between F.M. 624, a future major
transportation corridor, and the Nueces River. While
annexation will also occur south of F.M. 624, it will be
slower in coming because of the agriculture and grazing
uses of those lands now in existence. As the areas north
of F.M. 624 primarily drain into the Nueces River Basin,
special care in controlling growth through subdivision
regulations and zoning will be of utmost concern.
Subdivision regulations can control drainage and require
extension of water and wastewater systems as development
occurs. Zoning will be a controlling factor in managing,
limiting, or completely eliminating land uses which would
be detrimental to the City's water supply.
Issue:
A majority of the most economically developable areas in
the northwest have been developed. Other undeveloped
areas have severe drainage constraints.
Should the City consider construction of the main
drainage system south of F.M. 624 to the Oso Creek as a
project for inclusion in a future bond program in order
to assist future development of the area?
Recommendation:
If development within the Northwest Area is at a level
warranting major improvements to the drainage system, it
- 91 -
would be in the best interest of both the City and
residents of the Northwest Area to include such
improvements in future bond programs.
Issue:
As in other areas of the city, there are locations
experiencing a decline in residential housing. Where are
such areas in relationship to this plan and what programs
could be utilized in improving the designated housing
locations?
Recommendation:
Field surveys of residential
areas revealed that the
following residential pockets are in different stages of
decline:
o Village Park
o Highway Village
o Suburban Acres
o San Carlos
Hilltop Village
o Calallen Town Site
o Riverside Acres
o Buena Vista
Date of Plat
2/03/53
10/30/48, 1/8/49 & 10/02/50
9/28/62
10/20/11
(Unrecorded)
8/18/10
7/30/56
2/04/55
Further study to develop strategies to upgrade these
neighborhoods is warranted. Existing programs should be
- 92 -
identified that may be available to provide direct or
indirect assistance.
Such programs could include, but not limited to:
o Code enforcement
o Rehabilitation loans
o CDBG funds
o Voluntary street paving
o Removal of abandoned vehicles
Issue:
A belt loop linking the south extension of Saratoga,
Clarkwood, and Rand Morgan Road to the Northwest area of
the city was noted by residents as a critical connection.
Recommendation:
The realignment of Rand Morgan Road/Clarkwood (F.M. 2292)
with Saratoga Boulevard (S.H. 357) was proposed in the
Principal Arterial Street System Improvement Program as
developed by the city in cooperation with the State
Department of Highways and Public Transportation. The
adoption of this alignment is desirable and is
recommended for further coordination with the Airport
Master Plan Update and further analysis in the Corpus
Christi Urban Transportation Study. This inner belt loop
should be given a higher priority than the plan to
upgrade McKinzie Road as a freeway to tie in with the
Chapman Ranch outer belt loop.
Issue:
- 93 -
As a result of citizen input received and concerns
expressed, modifications to the existing and planned
expressway/street network were identified.
Recommendation:
- Upgrade
U.S. 77 from a rural arterial to an
expressway cross section between F.M. 624 and the
Missouri Pacific Railroad (see Figure 26);
- Plan more east/west roadway facilities paralleling
F.M. 624 and Leopard and across U.S. 77 to include
the extension of Starlite Lane with County Road 52,
align County Road 44 with McNorton Road between F.M.
1694 and F.M. 24 and extend Trinity River Drive
westward to East Riverview. The exact alignment of
these proposed roadways would be determined only
after further study and analysis by Traffic
Engineering (see Figure 26);
- Reaffirm the need for McKinzie Road improvements
between I.H. 37 and Haven Drive; and
- Continue work with the State Department of Highways
and Public Transportation to assess the need for an
Interstate Highway 37 exit ramp to McKinzie Road and
the continued use of two-way frontage roads.
- 94 -
_ II Iwo•
W II i
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FIGURE 26
- 95 -
Alternative roadway networks within the Northwest Area
should be developed and tested within the Corpus Christi
Urban Transportation Study to assess the need for more
east/west roadway facilities to parallel F.M. 624 and
Leopard Street across U.S. 77. The City and State
Department of Highways and Public Transportation should
begin discussion to initiate the alignment and upgrade of
U.S. 77 to an access -controlled facility between F.M. 624
and the Missouri Pacific Railroad.
The adopted plan shall serve as the basis for future
transportation improvements. The City should
aggressively promote upgrading designated arterials to
their full planned improvement.
The adopted area development plan shall serve as a
planning tool to guide and direct the transportation
planning ocess. The transportation planning process is
part of the Corpus Christi Urban Transportation Study
which estimates and analyzes the projected travel demand
over a twenty (20) year planning horizon and defines the
needed roadway capacity to accommodate the projected
travel demand at a tolerable level of delay and
congestion.
- 96 -
Issue:
An endorsement by City Council on October 21, 1986 of the
Chapman Ranch expressway/beltway in the vicinity of
McKinzie Road led residents to express concern regarding
the use of McKinzie Road as a future expressway.
Recommendation:
Since alignment of Chapman Ranch expressway/beltway has
yet to be finalized, although efforts toward acquiring
right-of-way by private interests are underway, the
concept of a expressway/beltway is included here as a
corridor rather than a specific alignment (see Figure
27). Within this corridor, the expressway alignment
could be determined after further study by the State.
Issue:
The City's Platting Ordinance, specifically the
requirement of development fees, and the water and sewer
line extension policy, was noted as creating a constraint
to development and an economic hardship for small
landowners or homeowners residing on unplatted property.
Recommendation:
Review the fairness and consistency of current ordinances
and assessments on a city-wide basis.
- 97 -
FIGURE 27
- 98 -
Issue:
The Nueces River, Turkey Creek, Oso Creek, and the lands
adjacent to these water areas, have been identified as
significant natural, recreational, and educational
resources that should be preserved and protected by the
City. All activity on lands that drain stormwaters into
these water areas will impact the quality of the
environments along their entire length.
Both the quantity and quality of stormwater runoff
entering these water areas is a major concern. At this
time, the City is in the process of acquiring park land
along Oso Creek within both the London and the Southside
Study Areas. The City is also planning for park areas
along Nueces River and for a bikeway between Oso and
Turkey Creek. The quality of the environment, within
these areas and the types of recreation that can be
provided, will depend greatly on the water quality.
Pollution created by land uses located upstream of these
recreational facilities is of a major concern. However,
water quality is only one facet of potential problems
created by stormwater runoff. The second concern
involves water quantity or flooding along Oso Creek.
A study entitled "Effects of Urban Development On Peak
Runoff Rates and Flood Levels in Oso Creek," conducted by
- 99 -
HDR Engineering of Austin, indicates that stormwater
entering the creek upstream of Chapman Ranch Road, at
ultimate development, could create serious flooding
problems for the Southside and London Study Areas. The
study also recommended that some type of
detention/retention facilities be provided for those
areas upstream of Chapman Ranch Road.
The City is making an investment to protect and preserve
these areas for future generations. Provisions should be
made within all study areas, impacting the creek, to
continue the process and to protect this investment.
Recommendations:
1) Efforts should be made to establish recreational open
space connection between Oso Creek, Turkey, Creek,
and the Nueces River;
2) Drainage ditches should be widened to create
park -like drainage swales to provide these open space
connections between Oso Creek, Turkey Creek, and
Nueces River. These drainage swales should also
connect neighborhood parks to the recreational
facilities along these waterways;
3) Utilities should be placed underground in and around
all recreational and park areas along Nueces River,
Turkey Creek, and Oso Creek;
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4) Earthmoving along the banks of Nueces River should be
kept to a minimum;
5) Natural vegetation along the Nueces River should be
preserved during and after development, but when
removal is necessary, plants should be replaced with
temporary crops, mulch, or artificial soil retention
netting;
6) Landscaping shall quickly follow development and
shall integrate the developed area with surrounding
natural areas; and
7) Low density public, semi-public, or semi -private uses
should occupy the lands along the Nueces River.
OTHER RECOMMENDATIONS:
o Pipelines, petroleum hazards, and the subsidence
area, located along the east boundary of Rand Morgan
Road and extending to the south side of S.H. 44,
should be encouraged to develop industrially.
o The City should develop an overlay performance zoning
district within the flood plain to preserve
additional open space along the Nueces River and
Nueces Bay flood basin and ensure that future
development is compatible with this environmentally
- 101 -
sensitive area. Additional uses could be allowable
if such uses met approved design criteria sensitive
to the environment. The overlay district will be
expanded as additional flood plain areas are annexed.
o The adopted plan shall serve as the basis for future
transportation improvements. The City should
aggressively promote upgrading designated arterials
to their full planned improvement.
o .Non -conforming and illegal uses, located throughout
the area, should be inventoried so that a more
thorough code enforcement program can be implemented.
That the foregoing ordinance was read for ie first lime and pissed to its
second reading on this the �°�r day of �,( �,
following vote:
, 19 , by the
Betty N. Turner
David Berlanga, Sr.
Leo Guerrero
Clif Moss
Bill Pruet
atUatiUt Mary Rhodes
Frank Schwing, Jr.
Mary Pat Slavik
Linda Strong
That the foregoing ordinance was read for he seco d time
third reading on this the day of
following vote:
Betty N. Turner
David Berlanga, Sr. Cal -Oe_ (it
Leo Guerrero
Clif Moss
That the foregoing ordi ce was
this the /1.e1141 day of (9�{,Q;
Betty N. Turner
David Berlanga, Sr.
Leo Guerrero
Clif Moss
Bill Pruet
Mary Rhodes
Frank Schwing, Jr.
Mary Pat Slavik
Linda Strong
and p ssed to its
, 19� , by the
(Lei
read for the third time and passed finally on
,
i98 , by the following vote:
aT
Bill Pruet
Mary Rhodes
Frank Schwing,
Mary Pat Slavik
Linda Strong
PASSED AND APPROVED, this the /0"h day of
ATTEST:
City Secretary
APPROVED:
X—/DAY OF 0-01
HAL GEORGE, CITY ATTORNEY
B
i
g •
tant City Att
99.044.01
, 192_:
MAYOR
THE CITY OF CORPUS CHRISTI, TEXAS
Jr.
20428