Loading...
HomeMy WebLinkAbout020618 ORD - 03/07/1989AN ORDINANCE ADOPTING THE MUSTANG -PADRE ISLANDS AREA DEVELOPMENT PLAN, AN ELEMENT OF THE COMPRE- HENSIVE PLAN. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CORPUS CHRISTI, TEXAS: SECTION 1. That there is hereby adopted as a portion of the comprehensive plan for the City of Corpus Christi the Mustang -Padre Islands Area Development Plan, a substantial copy of which is attached hereto and made a part hereof, marked Exhibit A. SECTION 2. That the Mustang -Padre Islands Area Development Plan shall constitute a portion of the master and general plan of the City and hereby sets forth the City's policies for growth, development and aesthetics for the area described by such Plan. MICROFILMED 20618 That the foregoing ordinance was second reading on this the °p�L following vote: Betty N. Turner David Berlanga, Sr. Leo Guerrero Clif Moss That the foregoing ordinance third reading on this the following vote: Betty N. Turner David Berlanga, Sr. Leo Guerrero Clif Moss That the f this the was read for day of first time and p.ssed to its , 19 , by the Bill Pruet Mary Rhodes Frank Schwing, Jr. Mary Pat Slavik Linda Strong 1141 read for he second time and passed to its day of : 19 gri , by the Bill Pruet Mary Rhodes Frank Schwing, Jr. Mary Pat Slavik Linda Strong regoing ordice was_ read for t day of --ill\ OUL/(.�1 , 19 Betty N. Turner David Berlanga, Sr. attli Leo Guerrero (�I Clif Moss al/p PASSED AND APPROVED, this ATTE the cm--) btu) third time and passed finally on , by the following vote: Bill Pruet Mary Rhodes Frank Schwing, Jr. Mary Pat Slavik Linda Strong 1 day of ���' 19 Mg/44.4iCelee,./, City Secretary APPROVED: o2.2 DAY OF ,ace -77,212.e. -T 197r: HAL GEORGE, CITY ATTORNEY Assistant City Attor ef) 99.044.01 YOR } THE CITY OF CORPUS CHRISTI, TEXAS 20618 ORDINANCE 020618 DATED 19890307 ALSO INCLUDES A LARGE DRAWING THAT IS TOO LARGE TO COPY MUSTANG -PADRE ISLAND AREA DEVELOPMENT PLAN Part 11 Issaes, Current Policies and Recommendations Revised Feb. 21, 1989 PORT 4.,i % WEST =, TA SOUTPIEA$T '�..: r '� y AtRPEi!!T ,I . 71.0/11; gpUTHS1I�E 1 " w1 CIT'i' OF CORPUS CHRISTI PLANNINGi DEPARTMENT ONNIINOMOP sumoor MINNOIMP 11111111101110 0111111111111111111 THE COMPREHENSIVE PLAN AND THE MUSTANG -PADRE ISLAND AREA DEVELOPMENT PLANNING PROCESS THE COMPREHENSIVE PLAN FOR THE CITY OF CORPUS CHRISTI The Comprehensive Planning Process is a means through which citizens and community leaders can guide community development. The Comprehensive Plan, by definition, is general, long range, and comprehensive. To formulate the Comprehensive Plan, the City Council has divided the City and areas adjacent to the City into 12 Area Development Plan Study Areas. These Area Development Plans will give major consideration to land use issues, the allocation of services/facilities and other area specific issues. Implementation of these plans will help assure the most appropriate development of land and public services. THE MUSTANG -PADRE ISLAND AREA DEVELOPMENT PLAN The principle objectives of this Plan (see Plan Study Area next page) are as follows: 1) To recognize the environmentally sensitive nature of land and water forms within the study area; 2) To propose techniques or methods by which the environmentally sensitive areas should be preserved and/or developed with minimal disruptions; 3) To propose appropriate land uses and a corresponding transportation network to serve future land uses; 4) To facilitate infrastructure planning through a reasonable estimate of future land use, thereby enabling infrastructure to be planned accordingly. THE PLANNING PROCESS Formulation of the Mustang -Padre Island Area Development Plan (MPADP) was initiated in March of 1988 when the Corpus Christi Planning Commission approved the plan work schedule. Between March and August, the Planning Commission and Planning Staff conducted numerous work sessions to study the area. Existing land uses, wetlands, dunes, existing ordinances, past plans/studies, services, infrastructure (water, sewer lines, fire protection , etc.) and many other conditions on the Islands were studied. Five work sessions, between Staff and the Planning Commission, were conducted, including sessions with other public agencies and committees. By the latter pert of July, an Existing Conditions and Issues Report was drafted. The Planning Commission reviewed and revised the report, and copies were made available for public response. On August 10th, the Planning Commission conducted a public hearing at The Island Holiday Inn on planning issues to be addressed by the Mustang -Padre Island Area Development Plan. Over 250 citizens attended the meeting including the Mayor, several Council Members, officials from the State Department of Highways and Public Transportation, the Regional Transit Authority, the U.S. Fish and Wildlife Service, various property owners' associations, the Island Planning Foundation, the Island 2000 Task Force, the Water Control and Improvement District #4, the Nueces County Dunes Protection Committee, and officials from the City of Port Aransas. Following the public hearings and work sessions, the Planning Commission formulated a plan recommendation for public response. The Commission set public hearing dates at the Island Holiday Inn for October 27th and November 2nd, and mailed out over 100 notices of the meetings to various governmental agencies, organizations and citizens. At the two public hearings, over 200 copies of a plan Executive Summary were distributed, and citizens were invited to comment on the proposed plan. Taking into consideration all public comments, a final draft plan was discussed on November 16th and was recommended for City Council adoption at the December 14th Planning Commission meeting. The City Council, the Planning Commission and City Staff are committed to citizen participation in the planning process, and would encourage all interested citizens to take part in the of this plan. Inquiries regarding City Council public development hearing dates or comments regarding the Plan may be directed to Brandol Harvey, AIA, AICP, Director of Planning, or Bob Payne, AICP, Senior City Planner (880-3560). • _ _ LAGUNA MADRE 0 J.F.K. CAUSEWAY %Y CORPUS CHRISTI BAY GULF OF MEXICO PADRE ISLAND NATIONAL SEASHORE PARK RD. 53 CITY OF PORT ARANSAS MUSTANG -PADRE ISLAND AREA DEVELOPMENT PLAN PART II - ISSUES, CURRENT POLICIES, AND RECOMMENDATIONS TABLE OF CONTxNTS A. Environment ................................... 1 B. Land Use ...................................... 7 C. Annexation ..............•..................... 43 D. Transportation ................................ 46 E. Public Services ............................... 63 Parks ...................................... 63 Public Safety 65 Water System ............................... 67 Wastewater System 67 Stormwater System .......................... 67 Natural Gas ................................ 68 Other Public Facilities .................... 69 MUSTANG -PADRE ISLAND AREA DEVELOPMENT PLAN LIST OF FIGURES Figure 1 Proposed Land Use 8 Figure 2 Park Road 22 and 53 Landscaping Concept ............................... 31 Figure 3 Intersection Landscape Concept........... 32 Figure 4 Proposed Street Network 49 PART II. ISSUES, CURRENT POLICIES AND RECOMMENDATIONS A. ENVIRONMENT A.1 - ISSUE As described in the second chapter regarding the environment, the wetlands and dunes on the Island are vital to the environment. Should the City develop a method to protect the wetlands and the existing dunes, especially those that lay outside of the Nueces County Dune protection program and develop a program to restore critical dune formations? A.2 - CURRENT POLICY DEVELOPMENT SHALL BE BE REGULATED TO PRESERVE THE INTEGRITY AND DYNAMICS OF THE ISLAND, ESPECIALLY THE SAND DUNE SYSTEM. A. 3 - RECOMMENDATIONS Maintenance of the Island ecology is critical to the public health, safety and welfare of the Corpus Christi community and entire bay area. The Island ecology, including the gulf beach, dunes complex and wetlands areas, provides significant benefits to the rest of the community. It is well known that the dunes complex provides the first line of defense to the mainland from hurricane storms. The Island wetlands provide an aquatic environment to support many species of fish for 2 sport and commercial fishing. In addition, the unique beauty of the area benefits the local and regional economy by attracting visitors from in and outside of the State. In order to coordinate local and State/Federal policies while allowing development of the Islands, the following recommendations are proposed. Same of the recommendations are being implemented by other governmental agencies, i.e. Corps of Engineers, the County, etc. The City recommendation is intended to assure City support and is not intended to substitute or establish an overlap of authority. A.4 - POLICY STATEMENT Gulf beaches between the mean low tide and the line of vegetation should contain no structures or improvements except signage necessary to directing traffic on the beach, erosion control measures, and limited public recreational structures (life guard towers, fishing/surfing piers, public showers, etc.). No paved parking should be constructed on the Gulf beaches below the vegetation line. Public parking should be located on the back side of the fore dunes with pedestrian ramps over the dunes. 3 A.5 - POLICY STATEMENT Prior to issuance of any building permit for a site, all fore dune boundaries and wetlands should be identified on an approved site plan. The site plan should also contain any requirements imposed by the Nueces County Dunes Protection Committee. The Texas Department of Fish and Wildlife should be consulted in the determination of dune location and the United States Army Corps of Engineers (USACE) should verify the location of wetlands. A.6 - PROGRAM STATEMENT Due to the need to protect both the dunes and wetland areas, the City will require a formal site plan review process for all development on the Islands. The site plan should clearly indicate the location of these areas (dunes and wetlands) in relation to any proposed improvements. Site plan approval should be required prior to the approval of any building permit or other land disturbing activity regulated by the City. The process should include a quick turn around time of one week or less (not including appeals process) so as not to unduly hold up the development process. The site plan may not necessarily require the services of a professional planner, architect or engineer, if the applicant can provide the required information. The site plan 4 review process will assure coordination between City Staff and facilitate the "one stop" development concept. Information to be included on the site plan should include at least the following: a) Parcel or lot dimensions; b) The location, proposed use, size, and height of all existing and proposed buildings and other structures; c) Yard setbacks and space between buildings; d) Parking, ingress, egress, circulation; e) Grading/drainage; f) Placement and size of utilities; g) Screening; h) Required landscaping; i) Zoning; j) Notation of regulatory flood hazard or floodway boundary; k) Finished ground floor elevations; 1) Location of wetlands and Corp of Engineers permit number; m) Location of all dunes and Nueces County Dunes Protection Permit number; n) Traffic and wastewater generation estimate; o) Refuse collection facilities for multi -family, commercial and industrial activities; p) Fire protection system; q) Other permits required by agencies of authority. A.7 - POLICY STATEMENT Shoreline fills or cuts should be designed and located so that significant damage to ecological values or natural resources, or alteration of local currents and littoral drift creating a hazard to adjacent life, property, and natural area resources, will not occur. A.8 - POLICY STATEMENT All perimeters of fills should be provided with vegetation retaining walls, or other mechanisms for erosion prevention. A.9 - POLICY STATEMENT The Barrier Islands should not be considered for sanitary landfills or other solid waste disposal, except for dredge materials. A.10 - POLICY STATEMENT The design and use of naturally regenerating systems for prevention and control of beach erosion are encouraged and preferred over bulkheads and other structures when the length and configuration of the beach will accommodate it, 6 and the protection is a reasonable solution to the site where it is proposed. Design alternatives include, but are not limited to: a) Gravel berms and beach nourishment; b) Planting with short-term mechanical assistance, when appropriate. A.11 - POLICY STATEMENT Access roads should be built over the dunes with ramps in a manner that does not require significant cutting through or removal of the dunes. A.12 - POLICY STATEMENT Pedestrian walkways should be built over the dunes with ramps, in a manner that does not require cutting through or removal of the dunes. A.13 - POLICY STATEMENT Underwater pipelines, except storm drains, carrying materials, harmful or potentially injurious to aquatic life and/or water quality should be provided with shut off facilities at each end of the underwater segment. A.14 - POLICY STATEMENT The City should support efforts to create a better interchange of water in the Laguna Madre, relative to improvements to the J.F. Kennedy Causeway. i B. LAND USE B.1 - ISSUE What type of development patterns should the City promote in the Mustang -Padre Island Study Area? B.2 - CURRENT POLICY ADOPT AREA DEVELOPMENT PLANS AS A GUIDE FOR FUTURE DEVELOPMENT OF THE COMMUNITY AND EXTRA -TERRITORIAL AREAS. B.3 - PLAN STATEMENT The City Council, hereby, adopts figure 1 as the guide for future land use decisions. The intent of the future land use plan is to support environmentally sound tourist and residentially related growth on the Islands. The plan provides for a compatible configuration of activities with emphasis on: the protection of low density residential activities from incompatible activities; the placement of commercial activities at locations with good access and high visibility; and the identification of environmental sensitive areas that should be preserved. B.3.1 - POLICY STATEMENT The landscaping requirements as outlined in the current Landscaping Ordinance are considered the minimal landscaping needs for this Plan Area. 8 z w - J r *4 111 is) • TA a 'J 011"9 0 wail ui Ai - 0 w < 2 d ll) 131U(' 361-4.1.1.73 p7W‘Pgkilijit00 --1rIN'XM2\l'i /8'v,i.> • h11 • 11 11 11 3 0 S ti A .4 o (16 t& j t X a — til<3 11) 80. 011434 w z w 2.. Ce. w Li_ DL. CD CD I.-- LAJ CI: 1.-- L/1 U- V) JE-- -.J ct CD LAJ ce) --J CD :2: t/) c1C JCO LiJ CI - L') :2: .3: F- rJ3 CO CM <(1) LAJ w :2: v LAJ <tJJ L/1 CI- LAJ LAJ LIJ "-) ..4 CX) ...cC CD t/) :2: :2: LAJ ::) LAJ <0 t/1 (/) = t.) t-3 CD F-4 LAJ LAJ LiJ I: I-4 ct CM W J t_) Cl_ = P-4 :E: .4C .1C __j0 •CD t-) LAJ CN: LAJ WCL --J LAJ LAJ cic t_) LAJ CD CD t/1 CD 4 .104. ..... 0 0 .1 .....44444/444 H H z O H PROPOSED LAND USES L �o 'V N 0 r-+ O 0 - a1 M 1-1 • 03 r4 Low density residential Medium density residential residential a) tri Household size 2.32 TOTAL POPULATION 9 01 1 .1' 1 1 M r -I r.1 1O d' N M 0 00 M 1/4O 1/4O 01 N lO 01 r-1 0 er o N N o1 M 01 N N N r-4 lO CO 00 M M 00 m CO O N e -i 0 0 0 ro ft M a) ft isif O �teO� b O �U; E > CD \ •max b roro .� IC CD •� )4� 0 b ) •7Vi MS � a Zvi �aNi o°Oo oo° •U! 4-) 'Li 'C N C •3-I � U W W b0 --1ro .0 N �� N� Public/semi-public Open space Tidal flat N 0) densities ra wetlands 30% discount Calculations 10 Landscaping of parking lots and buildings, as required by the Landscape Ordinance, will be of critical importance along Park Roads 22 and 53. Landscaping inspection and maintenance in these areas, because of their visitor orientation, should be given a high priority by the City and property owners. Variances, special permits or other means to reduce the landscaping requirements for development in these Plan Areas should be discouraged. 8.3.2 - POLICY STATEMENT The minimization of curb and median cuts along Park Roads 22 and 53 are a primary objective. Median breaks and curb cuts along Park Roads 22 and 53 should not occur in spacing of less than 1/4 mile. To reduce future curb cuts and create a more unified type of development, the City should encourage a marginal access street along Park Roads 22 and 53. To encourage efficient circulation, future signalization, etc., median and marginal access road curb cuts should not be off -set. Such cuts should be directly across from each other, allowing safer crossing of the roadway. 11 a) Many of the properties along Park Road 22 have been poorly platted in terms of their narrow lot widths (50') and their potential to create numerous curb cuts and a haphazard type of commercial development. Where 3 or more of these lots can be combined, the City will consider waiving the platting filing fees. b) The City shall amend the Platting and Zoning Ordinance to include a minimum lot size requirement for each residential, commercial and industrial district. This amendment will help prevent inadequate lot sizes and the potential for a proliferation of curb cuts similar to the current situation on Park Road 22. B.3.3 - POLICY STATEMENT In reviewing land use regulations and amendments for areas located between the Padre Island National Seashore and the Padre Isles Subdivision, the City Council will apply the following policy statements and explanations in interpreting the future land use plan: __LAGUNA MAD4001110/14f7 / %' CORPUS CHRISTI BAY PADRE ISLAND NATIONAL SEASHORE GULF OF MEXICO PARK RD. 53 CITY OF PORT ARANSAS a) The City should seek to have recreational vehicle activities and transportation improvements for emergency access (if not already allowed) as part of the activities allowed in the Coastal Barrier system. b) Should the area be taken out of the Barrier Islands system or if private development wishes to fund construction of this area, the future land use map suggests low to high density residential uses. (Density calculations should not include wetlands.) c) Strip commercial development should be discouraged along Park Road 22. Commercial proposals providing substantial acreage and a planned commercial cluster are to be encouraged. 13 B.3.4 - POLICY STATEMENT In reviewing land use regulations and amendments for areas located on the Island south and west of Park Road 22 to Kleberg County, the City Council will apply the following policy statements and explanations in interpreting the Future Land Use Plan: _ LAGUNA MADRE tj' CORPUS CHRISTI BAY PADRE ISLAND NATIONAL SEASHORE GULF OF MEXICO CITY OF PORT ARANSAS a) The predominantly residential character of this area should be continued. The City discourages developments, that through their physical characteristics or their operations, would have a detrimental effect on the single-family environment. b) Medium density multi -family activities of 1 and 2 stories are encouraged between areas of low density single-family and high density (3+ stories) residential/commercial activities. 14 c) Medium to high density multi -family activities are encouraged adjacent to Park Road 22. These areas will afford a dramatic and unobstructed view to the Gulf, marina developments or the Laguna Madre. Where possible, these medium/high density residential developments should be oriented to side up to park Road 22. This will afford greater opportunity for maintenance of views across the Island by residents who live on either side of the multi -family structures. d) Medium and high density multi -family activities adjacent to Park Road 22 should use a variable setback to avoid a row house appearance. e) Access to single-family residential areas off of Park Road 22 should be limited to the existing collector street system. Collectors occur at Sea Pines, Encantada, Whitecap, Commodores Drive, Jackfish and Aquarius Drive. This recommendation will help to focus traffic to strategic intersections where it can be handled efficiently. 15 f) Commercial areas of medium to high densities should be grouped together at major intersections. These opportunities occur at Park Road 22 and Sea Pines, Encantada, Whitecap and Commodores Drive. These intersections will provide access to most of the residential population and will require intersection improvements to accommodate future traffic. For these reasons, medium to high density commercial activities are appropriate. g) High density residential use activities between the Padre Isles Golf Course and Park Road 22 are encouraged. Excellent access from an arterial is available and scenic views across the golf course or to the Gulf make these areas excellent locations for high density multi -family uses. h) Industrial uses, typically, present the greatest threat to existing low density residential, the natural environment and tourist orientation of the Islands and are to be accommodated only when appropriately mitigated. Several industrial uses are located adjacent to Park Road 22. Each of these uses should not be permitted to expand. Industrial uses are not compatible with the residential and/or visitor orientation of the area. For those industrial uses that are non -conforming, the City should seek removal of the uses unless the property owner can provide sufficient screening and landscaping to make the activities compatible with existing and future uses. Any uses of this type that are grandfathered should be strongly encouraged to comply with the above conditions. i) If vacant property adjacent to the Wastewater Treatment Plant at the end of Whitecap Boulevard is not to be used for expansion of the treatment plant, alternative uses include boat and RV storage, light industrial uses or marina services if properly buffered. j) Lower density commercial activities should be encouraged at the intersections of Park Road 22 and Jackfish, and at Park Road 22 and Aquarius Drive. These two intersections will provide service to a smaller residential population located behind 17 them and will also require less intersection capacity. Therefore, lower intensity commercial activities are warranted. k) The area referred to as the village area in the JFK Causeway Recreation Area Master Plan study (either side of the high bridge) should be developed under special mixed use zoning district standards. These standards should be developed by the General Land Office in consultation with the Texas Department of Highways and Public Transportation, City Staff, the JFK Causeway Advisory Committee, and adopted by the Planning Commission and City Council. Appropriate development of this site is particularly important since it is one of the first areas that motorists passing over the high bridge will see. Since the land is leased by the State, it is critical that the City and State work together and formulate a detailed site/development plan that considers the land use/circulation of the entire site. Piecemeal development of this site without an overall concept will not ensure acceptable development of the site. In lieu of an approved detailed plan of the site, the recommended land use/transportation system within this plan should be used. 1) Development of the area should generally follow the concepts proposed in the John F. Kennedy Recreation Area Master Plan Study dated April, 1988. Specific implementation of the Study will be overseen by the JFK Causeway Advisory Committee, until the special mixed use zoning district standards are adopted by the City Council. The Study concepts include a marina, boat harbor, specialty shops, cafes/restaurants, clubs, bars, and a pedestrian boardwalk running throughout the complex. The village should be designed to accommodate all appropriate forms of public transportation. Landscaping, as required by the City's Landscaping Ordinance, is considered a minimum standard, and should be improved upon wherever possible. Concepts for the village area, contained in the JFK Causeway Recreation Area Master Plan study, also include a full amenity recreational vehicle park. This park will provide full hook-up camp m) 19 sites, each with green space corridors leading to a public amenity area. The public amenity area should contain concessions, restrooms with showers, and laundry facilities. A commons area should be included, which contains playgrounds, open play space, picnic areas, and boat launching ramp(s). Development of the village area should include a park to buffer residential activities in the Padre Isles Subdivision from activities in the village. The park should be designed to include space suitable for festivals, special events, concessions/restrooms, playground, multi -use courts, hike/bike trails, nature observation/fishing piers, picnic areas and parking areas. B.3.5 - POLICY STATEMENT In reviewing land use regulations and amendments for the areas located on the Islands north and east of Park Road 22 and from the Kleberg County line to Mustang Island State Park, the City Council will apply the following policy statements and explanations in interpreting the Future Land Use Plan: ______LAGUNA MADRE PARK RD. 22 61:„, y„, %' CORPUS -CHRISTI BAY O 7 GULF OF MEXICO PADRE ISLAND NATIONAL SEASHORE PARK RD. 53 CITY OF PORT ARANSAS a) The area located immediately west of Packery Channel Park and north of Park Road 22 should be developed for a mix of commercial and residential activities. This is a good location for limited commercial activities. Due to the views available from the site, high density residential, and business offices and recreational/commercial uses such as a recreational vehicle park may be appropriate. If a recreation vehicle park is proposed for the site, it should include a full range of amenities including full hook-up camp sites, each with green space corridors leading to a public amenity area. Access out of the site should align with the existing median cuts on Park Road 22 so as to facilitate signalization necessary in the future. 21 b) The intersections of Park Road 22 with Park Road 53 and Park Road 22 with Whitecap should allow high density commercial activities. Such commercial activities should serve both the visitor and permanent resident populations. However, heavy commercial activities that might include outdoor storage and/or activities, that due to their physical characteristics, would not contribute to the visitor environment, should not be allowed. Activities generally considered heavy commercial include, but are not limited to building material yards, open storage and warehousing. c) The "Lake Padre" area, generally located east of Park Road 22 and between Padre Balli Park and Park Road 53, includes a number of existing and proposed visitor oriented developments. Portions of the area that are currently not zoned, are recommended for a mixed use development, that includes residential, office and commercial developments. It is important that a comprehensive site plan for the entire development be considered/approved for the area so that the mix of uses, private improvements 22 and public improvements can be planned together and be situated in a manner that will be mutually compatible. As presently conceived by the private sector, this area would contain a re -opened Packery Channel boat pass owned by the State of Texas. The engineering environmental, and hydrological aspects of this re -opening are being studied under an option agreement granted by the School Land Board. Implementation of the re -opening would require a lease agreement with the State and agreement of a public entity to sponsor this action. The proposed Lake Padre Plan shows a marina with a mix of residential, office and retail uses. The City should not commit to any public service improvements designed to accommodate the channel and pass without the assurance of imminent construction of the channel and pass. d) Mixed us zoning controls will be developed or a special permit approach will be used to ensure a compatible but flexible development of the Lake Padre proposal. The controls or permit will promote unified planning and development, sensitive treatment of natural features, harmonious integration of diverse activities, and creative urban design. Property under State control may be developed under these guidelines or under special mixed use zoning district standards. These standards (for State properties) should be developed by the General Land Office in consultation with the Texas Department of Highways and Public Transportation, City Staff, the J.F.K. Advisory Committee and adopted by the Planning Commission and City Council. To accomplish this policy, the following general objectives should be met: 1) Land should be under unified control, and planned based on the whole development, or in clearly defined phases each of which would stand alone in meeting development standards, in the event that subsequent development cease or is modified for any reason; 2) Development should occur according to a comprehensive plan indicating major features such as street and utility layout, phased development pattern, and at least an assessment of maximum traffic, water demands, (including fire service pressure and wastewater generation for each phase); 3) Prior to approval of each phase, detailed plans should indicate residential dwelling densities and commercial development intensities, including site design, building heights, landscaped areas, wetlands and dunes. e) The City, County and State will work together to promote public parking areas in proximity to public beaches. All plans for public beach access and parking facilities on State land should be approved by the Texas Attorney General's Office. State law requires that beach access be preserved. However, the local government has the authority to define the degree of access that is permitted along the beach. Due to the narrow beach area in front of the sea wall, and the safety problems presented by heavy vehicular and pedestrian traffic, the County Beach Patrol frequently blocks off the beach to vehicular traffic. The City and State should proceed with plans to 25 install public parking lots at both ends of the sea wall. This would allow the beach segment between Leeward Beach and Whitecap Beach to remain open to pedestrian traffic and use by the public, while being closed by the City or County to vehicular traffic. (This recommendation is also provided in the JFK Causeway Recreation Area Master Plan study.) f) CAPITAL IMPROVEMENT NEED: Creation of g) a pedestrian promenade at the seawall. In the JFK Causeway Recreation Area Master Plan study, improvements are recommended for the upgrading of the area on top of the seawall to become a pedestrian promenade. The area located north of Zahn Road and east of Park Road 53 extending to the State Park shall be planned for high density residential activities. This low lying area has a significant amount of wetlands which may make it difficult to develop, however, it will have excellent access to the proposed Packery Channel and adjacent commercial areas. Due to its proximity to the proposed visitor oriented activities along Packery Channel, the area would appear 26 to be suitable for a recreational vehicle park. If the Packery Channel is constructed, the County has indicated that the J.P. Luby Youth Park will be moved to this area. B.3.6 - POLICY STATEMENT In reviewing land use regulations and amendments for the area located on the Islands north of, and including the State Park, the City Council will apply the following policy statements and explanations in interpreting the Future Land Use Plan: J.F.K. CAUSEWAY %' CORPUS CHRISTI BAY LAGUNA MADRE PADRE ISLAND NATIONAL SEASHORE a) GULF OF MEXICO CITY OF PORT ARANSAS The area located north of the State Park on the east side of Park Road 53 is planned for high density residential uses. A number of high density condominiums have already been built in 27 this area and it is recommended that these activities be continued on vacant lots in the area. b) The area located north of the State Park on the west side of Park Road 53 is planned for low density residential uses. Large portions of this area are composed of low lying wetland areas. Due to the sensitive nature of these lands and because the area does not have direct access to the Gulf, it is recommended for single or multi -family gross densities of 7 units per acre or less per tract. (Density calculations should not include wetlands). c) Commercial uses may be considered on a case by case basis as development pressure occurs. Strip commercial development should be discouraged along Park Road 53. Commercial proposals providing substantial acreage and a planned commercial cluster are to be encouraged. B.3.7 - POLICY STATEMENT In reviewing land use regulations and amendments for the John F. Kennedy Causeway, between Flour Bluff and the high bridge, the City Council will apply the following policy statements and explanations in interpreting the Future Land Use Plan: _ LAGUNA MADRE F CORPUS CHRISTI BAY 0 7 PADRE ISLAND NATIONAL SEASHORE a) GULF OF MEXICO CITY OF PORT ARANSAS Existing uses and future development will come under special zoning district standards developed by the General Land Office in conjunction with the Texas Department of Highways and Public Transportation, City Staff, the J.F.K. Advisory Committee, and adopted by the Planning Commission and City Council. These areas are along the primary entrance to the Island and are among the first sights visitors see of the Island. The City should place a high priority on requiring clean up of trash in these areas. Paved parking and structural improvements are recommended. However, 29 these uses should not be allowed tc permanently expand until: 1) It is determined that these sections of the Causeway will not be elevated; and 2) That improvements have been made to bring the structurets) up to code. b) Areas for permanent commercial activities and open areas for recreation should generally follow the concepts proposed in the John F. Kennedy Recreation Area Master Plan Study dated April 1988. Specific implementation of the Study will be overseen by the JFK Causeway Advisory Committee until adoption of site plan and zoning regulations. c) A comprehensive study should be undertaken to determine what improvements would be necessary to significantly reduce salinity levels in the vicinity of the Causeway. B.4 - ISSUE The Kennedy Causeway and Park Road 22 provides the primary entrance to the Island. This corridor provides a significant opportunity for the City to 30 create a positive image to visitors that come to the Island. Should a special district and/or expanded site review procedure be developed to ensure compatible and aesthetically pleasing development in this area? B.5 - CURRENT POLICY TOURIST -ORIENTED SOCIAL AND RECREATIONAL FACILITIES THAT ARE COMPLEMENTARY TO THE NATURAL AMENITIES OF THE.AREA SHOULD BE ENCOURAGED. 11.6 - POLICY STATEMENT The site plan review process as proposed in Program Statement A.6 will substantially address this need. 8.7 - CAPITAL IMPROVEMENT NEED The public rights-of-way along Park Roads 22 and 53 should be landscaped. A design should be developed and installed similar to that proposed on Figures 2 and 3 for roadway and intersection landscaping. These improvements should be undertaken by the State or by the State and the City. The following or comparable designs should be developed depending on availability of material, etc. a) Continuous row of oleanders in the median; 31 FIGURE 2 32 01111111ms inamommil===== FIGURE 3 33 b) Dwarf oleanders and grass in parkway areas; c) Intersection landscaping on Park Road 22 at the intersection of: Park Road 53; Whitecap; and Encantada as illustrated on Figure 3; d) The intersection landscaping should adhere to requirements of the City's driveway ordinance and be designed so that sight triangle distances will not be blocked. B.8 - POLICY STATEMENT Utility lines should be placed underground, where possible, and should not disturb wetlands, dunes, or other sensitive habitats. B.8.1 The installation of new electrical, telephone or other utility lines along expressways, arterials and collector streets, or the substantial expansion of existing electrical, telephone or other utility lines along these roadways shall be accomplished underground, or underwater, except for lines carry 115 KV or more. B.8.2 To the extent practicable, all new utility lines should be located or constructed within existing utility corridors. 34 B.8.3 Existing utility lines are to be relocated underground wherever possible as the City/State undertake highway widening projects. B.9 - ISSUE The study area contains many overlapping jurisdictional boundaries that relate to the development of the study area. Included within the study area are federal, state, county, and local governmental jurisdictions and lands. The City should seek to establish a clear policy regarding the development of the island with respect to inclusion of each of these governmental entities, when appropriate, into the development process. B.10 - CURRENT POLICY THE CITY SHALL TAKE A LEADING ROLE ON THE VARIOUS ISSUES ADDRESSED WITHIN THE COMPREHENSIVE POLICY STATEMENTS. B.11 - POLICY STATEMENT The City shall solicit comments from the Texas General Land Office and the County for any of the City's proposed Area Development Plans that directly impact the State or County, no less than 30 days prior to adoption of the plans. 35 B.12 - POLICY STATEMENT As indicated by S.B. 478 of the 70th legislature, the State, for any State land proposed to be leased for non-governmental purposes, may develop a plan in the best interest of the State to secure needed zoning or other land -use regulation from the City. The City shall work together with the General Land Office in order to formulate a plan and appropriate zoning regulations to allow development to take place in an orderly manner. Once approved by the City or board of arbitration, such plans shall enable the City to apply all agreed to development ordinances and standards. B.13 - ISSUE The City supports the development of the JFK Causeway Recreation Area Master Plan study and has appointed a committee to oversee the implementation of the Study. Site specific plans will be created following special district standards. There should be a clear policy as to recommendations regarding implementation of the master plan Study and how other appointed boards or commissions should be included in the implementation of the Study. B.14 - CURRENT POLICY - none available 36 B.15 - POLICY STATEMENT Implementation programs and development plans for the JFK Causeway Recreation Area Master Plan study will be reviewed by the City Planning Commission prior to final consideration by the City Council. B.16 - ISSUE Industrial uses within the study area are considered to be undesirable in terms of the potential destructive effect they could have on the environment and their incompatibility with the desire to promote the Mustang -Padre Islands as a tourist -oriented area. Nevertheless, several industrial activities are located on the Islands, including contractor storage yards and extraction industry activities. B.17 - CURRENT POLICY PROMOTE THE BARRIER ISLANDS IN WAYS THAT ENHANCE THEIR ATTRACTIVENESS AND UNIQUENESS. B.18 - POLICY STATEMENT To insure compatibility of energy production activities and tourist oriented development, the City shall develop design compatibility guidelines and require new oil and gas producers to conform to these standards. Development plans for extraction or support facilities should undergo site plan review and inspection for compliance. 37 B.19 - ISSUE Once the City adopts a future land use plan for the Mustang -Padre Area, the implementation of the plan will become critical. When the plan is presented to the Planning Commission and City Council, it should include a clear policy regarding how the plan should be implemented and what boards/commissions and staff will be primarily responsible for its implementation. B.20 - CURRENT POLICY MODIFICATION OR AMENDMENT TO THE POLICY STATEMENTS SHALL BE CONDUCTED THROUGH THE PLANNING COMMISSION WITH FINAL APPROVAL BY THE CITY COUNCIL. B.21 - POLICY STATEMENT Once the future land use plan is adopted, the Staff will recommend text and zoning map changes and/or platting text changes, as appropriate, to implement the plan. B.21.1 The City shall make the amount of high density commercial and residential activities allowed conditional upon the preservation of dunes/wetlands and significant expansion of these (dunes/wetlands) areas. This can be accomplished through amendment of the existing residential and commercial zoning districts or through the 38 creation of another zoning district. Such amendments should make it beneficial for the developer to coordinate with adjacent property owners to solve drainage problems through the preservation/expansion of dunes/wetlands. B.21.2 The City shall develop special side yard setback requirements for the narrow lots currently platted to maintain views to the Gulf from adjacent public roadways, and to encourage varying front yard setbacks. B.22 - CAPITAL IMPROVEMENT NEED Following the adoption of the Area Development Plan, Staff will incorporate the Plan capital improvements into the overall citywide Capital Improvement Program in keeping with the overall prioritization and funding available at the time. B.23 POLICY STATEMENT The Transportation network of this plan constitutes an amendment to the City's Transportation Plan and will be submitted for review and inclusion within the MPO Master Transportation Plan. 39 B.24 - ISSUE There is a perceived lack of recreational vehicle parks within the study area. Should the City promote these activities in the study area and what design criteria should be used to assure quality and aesthetically pleasing recreational vehicle parks? B.25 - CURRENT POLICY ENCOURAGE DEVELOPMENT OF AMENITIES WITHIN RECREATIONAL VEHICLE PARKS. B.26 - POLICY STATEMENT The City should encourage recreational vehicle park development to accommodate existing tourist needs as well as attract more tourists and winter Texans. Evaluation of proposals for specific RV sites will be base on compatibility of surrounding land use (existing/proposed), access to arterials or expressways, access to beach areas, access to wastewater facilities, and the evaluation criteria in this section. The Islands are the number one destination point for visitors that come to Corpus Christi and because of the sensitive Island ecology, RV sites must be strategically located on the Islands. For example, RV sites should be screened from adjacent expressways or arterials, preferably by existing 40 natural features. In addition, access to the City wastewater system is preferable to the installation of septic systems to serve these activities. Existing RV sites on the Island include the County's Padre Balli Park. Sixty-six hook-ups (water, electricity) are available at this park. The Mustang Island State Park contains 48 RV sites with hook-ups, and the Padre Island National Seashore contains 42 sites without hook-ups. Several possible locations have been discussed in previous sections, including: the village area below the high bridge; the area next to she Packery Channel Park; the area between Zahn Road and the State Park, and the area on the west side of Park Road 53 between Newport and Corpus Christi Pass. The minimum standards of the T -1A Travel Trailer Park zoning district should also be used to address any future travel trailer park development. These standards pertain to design of internal access drives, travel 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 41 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). B.27 - POLICY STATEMENT Due to the City's desire to promote visitor oriented activities on the Barrier Islands, and to develop greater amenities within recreational vehicle parks, the following additional criteria shall be applied to the evaluation of RV proposals: B.27.1 The proposed travel trailer/RV park shall be located with direct access to an arterial street, or interstate highway as indicated on the adopted City's Urban Transportation Plan; B.27.2 Sufficient infrastructure shall be in place, or provided by the developer, to serve the needs of the proposed RV park; B.27.3 A site plan shall be submitted with the zoning application indicating, in detail, the following: a) Internal access drives; b) Travel/RV spaces or lots; 42 c) Location and type of accessory uses; d) Parking spaces; e) Location and size of recreation/amenity area, including restrooms with showers, laundry facilities, playground, and public facilities; f) Signage (interior and exterior); g) Location and screening or refuse containers; h) Landscaping (interior and exterior); i) Fencing and/or screening; j) Sidewalks (if proposed); k) Boat launching facilities (if proposed). B.27.4 Landscaping is highly encouraged throughout the park, at the entrance to and around the periphery of the RV park. B.27.5 A 30 -foot greenspace/open area, to be landscaped and maintained by the property owner, shall be provided along the periphery of the RV park when adjacent to a single-family residential zoning district. B.28 CAPITAL IMPROVEMENT NEED. Street lighting should be installed along developed portions of Park Roads 22 and 53. The highest priority for street lighting is from and including the Causeway to Whitecap Boulevard. 43 B.29 - POLICY STATEMENT Planned developments of 50 acres or more, under common control, containing mixed use development will be encouraged with evidence that the objectives of the Comprehensive Plan are being met by provision of a master plan of development. C. ANNEXATION C.1 - ISSUE The city limits line within the study area contains a number of locations where the city limits are very confusing and complicated as to what is in the city limits and areas that are outside the city limits. This situation can cause confusion as to where city regulations can be applied and where they cannot. C.2 - CURRENT POLICY PURSUE A POLICY OF ANNEXATION OF LANDS AT THE PERIPHERY OF THE CITY TO ACHIEVE ORDERLY GROWTH. C.3 - ISSUE The entire study area is an environmentally sensitive area and, therefore, the City should seek greater control over future development than is currently permitted. C.4 - CURRENT POLICY PURSUE A POLICY OF ANNEXATION ADJACENT TO THE CITY'S GROWTH AREAS IN ORDER TO EXTEND ZONING ORDINANCE CONTROL CONSISTENT WITH ADOPTED LAND USE PLANS. 44 C.5 - ISSUE Any annexation of the Islands must take into account not only the need to exert city control over development, but also the ability to provide services in a cost effective manner. The City should carefully consider what additional services might be required and whether annexation would increase revenue enough to offset any costs. C.6 - CURRENT POLICY THE DENSITY OF DEVELOPMENT IN AN AREA SHOULD BE DIRECTLY RELATED TO THE DESIGN CAPACITY OF THE INFRASTRUCTURE. C.7 - POLICY STATEMENT The highest priorities for annexation in the Area Development Plan are the outside city limits (OCLs) areas located from the south boundary of the State Park to the north boundary of the Kleberg County line. These areas either already have access to water, wastewater and transportation facilities or these facilities would be relatively easy to provide. Furthermore, fire/police protection, and refuse collection services are already being provided nearby, which makes consideration of these OCLs areas logical. 45 C.8 - POLICY STATEMENT The second highest priority for consideration of annexation are the OCL areas located between the north boundary of the State Park and the Port Aransas City limits. It is recommended that these areas be studied and considered for relinquishing of extraterritorial jurisdiction rights or "limited purpose" annexation. Limited purpose annexation would allow the City to exert zoning and building code authority (would not require other City services or allow City taxation) but would require a Charter amendment and full annexation within 3 years. Limited purpose annexation would appear to be beneficial to the City since the area encompasses an important entryway into the City. While limited purpose annexation would facilitate implementation of the City's plan and more comprehensive protection of the environment, it would not immediately encumber the City with expensive costs of providing fire/police protection and refuse collection services. This area is within the Nueces County Water Control and Improvement District No.4. Any consideration of full or limited purpose annexation in this area should include an agreement between the District and the City relative to water and wastewater services. It may be in the City's interest to allow another entity 46 to continue providing water and wastewater services in this area as long as those services are provided in accordance with all applicable City plans and ordinances. The City shall work with the District relative to the development of any applicable plans or ordinances. C.9 - POLICY STATEMENT The lowest priority for consideration of annexation is the area located between the National Seashore and the Nueces County line. The City does not expect significant development pressure to exist unless this area is removed from the Coastal Barrier Resources System. However, this area is strategically located in relation to the National Seashore, a significant tourist destination, and proposed long term transportation improvements. Therefore, if this area is removed from the Coastal Barrier Resources System, the City should -immediately assess whether protection of the area through full or limited purpose annexation is necessary. D. TRANSPORTATION D.1 - ISSUE Emergency access off the Island is important now and will become more important as the Island population grows. The City, in coordinating with 47 the federal, state, and county governments, should develop a long-term plan for maintaining sufficient emergency access off the Islands. D.2 - CURRENT POLICY EVACUATE PEOPLE FROM THE ISLANDS AND LOW-LYING COASTAL AREAS IN CASE OF A HURRICANE EMERGENCY. D.3 - POLICY STATEMENT Based on the future land uses proposed in this Plan, the City shall recommend that the State pursue design improvements to the intersection of Park Roads 22 and 53, and roadway widening/elevation improvements to Park Road 53 that will accomodate emergency access off the Islands. D.4 - POLICY STATEMENT The City supports the development of an elevated (bridge structure) J.F. Kennedy Causeway crossing of the Laguna Madre for emergency access off the Islands. (See Policy Statement D.16.) The highest priority should be given to crossing designs which: are most cost effective; allow for not less than two elevated west bound lanes; 48 would permit opportunities for recreational activities similar to those that currently exist on the J.F. Kennedy Causeway; would allow for the least disruption to existing traffic during the construction phase; would allow for significant improvement of water interchange, improving sport fishing, increasing tourism, and increasing economic benefits to the area. D.5 - ISSUE A long-term transportation network that identifies future expressway, arterials and collectors, and that takes into account the ultimate population of the study area should be formulated and adopted as part of this plan. D.6 - CURRENT POLICY IDENTIFY RIGHTS-OF-WAY FOR TRANSPORTATION CORRIDORS. D.7 - POLICY STATEMENT The City Council adopts Figure 4 as the guide for future transportation decisions. The transportation network of this plan constitutes an 49 FIGURE 4 50 amendment to the City's Transportation Plan (Corpus Christi Urban Transportation Plan), and will be submitted for review and inclusion within the MPO Master Transportation Plan. D.8 - ISSUE Transportation improvements not only provide needed access improvement for property owners, but can significantly spur economic development activities. Should the City explore economic development programs that would commit city participation in transportation improvements contingent upon the formation or attraction of activities that will create jobs in the study area? D.9 - CURRENT POLICY PROMOTE THE EXPANSION OF EXISTING AND NEW BUSINESS DEVELOPMENT TO PROMOTE CITY GROWTH AND A STRONG LOCAL ECONOMY. D.10 - PROGRAM RECOMMENDATION The City shall develop a program which will identify those public or public/private transportation improvements that would directly benefit the local tourism industry. Once identified, these potential improvements should be 51 prioritized according to projected net revenue that would be brought into the community through increased tourism. D.11 - ISSUE Should the City establish a policy or objective to encourage the development of an elevated causeway to the Islands? An elevated crossing would afford the residents of the study area,as well as residents of Port Aransas, a longer period of time to evacuate the Islands during a hurricane. D.12 - CURRENT POLICY EVACUATE THE PEOPLE FROM THE ISLANDS AND LOW-LYING COASTAL AREAS IN CASE OF A HURRICANE EMERGENCY. D.13 - ISSUE If an elevated causeway is appropriate for the long-term development of the islands, should the existing causeway be elevated and/or should a second elevated crossing of the Laguna Madre be established? Which option would generate the greatest economic benefit? D.14 - CURRENT POLICY EVACUATE THE PEOPLE FROM THE ISLANDS AND LOW-LYING COASTAL AREAS IN CASE OF A HURRICANE EMERGENCY. 52 D.15 - POLICY STATEMENT The City supports the long range goal to pursue a second elevated bridge structure crossing of the Laguna Madre to facilitate emergency access off the Islands. D.15.1 During the next 10 to 15 years, the proposed improvements to ,the J.F. Kennedy Causeway (see D.4) should be sufficient to handle emergency access off the Islands. Over the next 15 to 30 years, given current development trends, a second crossing maybe needed in Kleberg County between the National Seashore and the Nueces County line. D.15.2 The purposeof the second crossing would be to direct traffic away from the City and to relieve the traffic demand at the interchange of South Padre Island Drive and 1-37. Experience has shown that during hurricane emergencies, traffic backs up on South Padre Island Drive and portions of 1-37. The second crossing should be linked -up with the regional transportation network such that traffic is funneled away from the City without further exacerbation of these problem areas. D.15.3 A feasibility study for the second crossing should be undertaken which addresses: a) need b) location 53 c) timing d) cost, funding e) impacts - economic and environmental f) COBRA implications D.16 - POLICY STATEMENT Due to the narrow configuration of lots fronting onto portions of Park Road 22 and 53, and the potential for excessive curb cuts and reduced traffic capacity, future development may require access controls, i.e. marginal access drives, etc. D.18.1 Studies should be initiated by the City to determine how access controls and marginal access drives could be installed. D.18.2 Development of marginal access drives should be given a high priority for Park Road 22. D.19 - ISSUE After Hurricane Allen in 1981, two bridges were washed out in the Padre Isles Subdivision. Consequently, residents had to drive on to the Padre Isles golf course to get into or out of the area. Subsequently, the City provided access out of the subdivision by laying a caliche strip to connect Aquarius Drive with Commodores Drive. Should the City connect Aquarius Drive to Commodores Drive in order to assure emergency access? 54 D.20 - CURRENT POLICY EVACUATE THE PEOPLE FROM THE ISLANDS AND LOW-LYING COASTAL AREAS IN CASE OF A HURRICANE EMERGENCY. D.21 - POLICY STATEMENT If and when the area between the current terminus of Aquarius Drive and Commodores is annexed, the City will include the improvement and connection of Aquarius Drive with Commodores Drive in its next 5 -year Capital Improvement Program. D.22 - ISSUE Public access to the Gulf of Mexico and to the Laguna Madre sides at the Islands are an important concern. Currently, no public roads are shown accessing the Laguna Madre shoreline on Mustang Island and no public roads accessing the shorelines are displayed on the Kleberg County portions of the study area. D.23 - CURRENT POLICY PRESERVE PUBLIC ACCESS TO GULF BEACHES. D.24 - POLICY STATEMENT The desired spacing standard, conceptually illustrated on the City's Transportation Plan, for public roads providing beach access shall be 1.5 55 miles except where washouts or water channels create a need for closer spacing. This design standard should provide sufficient access while discouraging unnecessary cuts through the dunes. D.25 - POLICY STATEMENT To ensure sufficient pedestrian access to the beach, pedestrian access easements shall be required in the platting process. A standard will be developed that considers current development, vehicular access (from roads and on the beach), and public parking areas. D.26 - ISSUE The name "South" Padre Island Drive has, according to some citizens, caused tourists to come to Mustang or North Padre Island by mistake. According to some residents, the name South Padre Island Drive contributes to the tourists' confusion. The Island Planning Foundation, a citizens' group located on the Islands, has suggested that South Padre Island Drive be renamed to Island Freeway. Should the City pursue the renaming of South Padre Island Drive? D.27 - CURRENT POLICY - None available 56 D.28 - POLICY STATEMENT Encourage the State Department of Highways and Public Transportation to review existing signage on 1-37 relative to conveying the location of North Padre Island. If changes to existing signage are determined to be needed, then improvements should be made as soon as possible. The renaming of South Padre Island Drive (SPID), even though it may be a misnomer since its terminus is on North Padre Island, would be an enormous undertaking. Hundreds of signs would have to be changed and new addresses would have to be issued by the City since North and South Padre Island Drive addressing is not continuous. Unless there is an enormous outpouring of support for a name change, or if there is significant public benefit, it is not appropriate to change the street name. D.29 - ISSUE High speed water transportation may become a vital link between the Island and the metropolitan area. The City should encourage the location of a terminal site on the Islands and also establish appropriate design criteria to make the terminal compatible with surrounding land uses. 57 D.30 - CURRENT POLICY USE MARINE TRANSIT AS AN ALTERNATIVE MODE OF TRANSPORTATION TO MOVE PEOPLE, GOODS, AND SERVICES THROUGHOUT THE BAY AREAS. D.31 - POLICY RECOMMENDATION The City will support the location of one or possibly two terminal sites for high speed water transportation. However, any proposed site must be located and designed to mitigate any negative noise, traffic or other effects which would be detrimental to adjacent existing/proposed uses. Such negative effects may be reduced by providing a buffer open space, screening, landscaping, terminal design and orientation, etc. D.31.1 The zoning ordinance should be reviewed and amended, if necessary, to address water transportation terminal sites. Development of any water transportation terminal site should be reviewed by the Planning Commission/City Council to assure appropriate buffering measures will be built into the terminal design. D.31.2 Emphasis should be placed on locating the initial terminal site to accommodate the visitor or day tripper population. The primary market for the HSWT will be the visitor or day tripper rather 58 than the commuter due to existing and future population trends. These trends suggest that the visitor population is much larger than the commuter population that now exists or will exist in the near future. D.32 - ISSUE As a major tourist destination, the Islands draw on a large regional and national market area. The feasibility of an air commuter service that would connect the Corpus Christi International Airport with the Islands should be studied. D.33 - CURRENT POLICY PROVIDE CONVENIENT TRANSPORTATION FOR CONVENTION AND TOURIST ACTIVITIES. D.34 - POLICY STATEMENT The City encourages the development of convenient air transportation service to North Padre Island. D.34.1 Recommend a feasibility study to determine how, when and where air commuter and/or tourist service might be provided to the Island. Consideration should be given to the desirability of combining terminal facilities for high speed water transportation with a helicopter landing pad. It may be more cost effective if the 59 terminals are combined to have access to bus routes and other RTA or surface transportation facilities. However, such a combined terminal may place undesirable service limitations on helicopter service. These questions should be thoroughly discussed in a feasibility study. D.34.2 Although a general utility airstrip and/or an air park subdivision are not necessarily proposed for this plan, it is important to point out that the partially dredged subdivision at the end of Sea Pines Street combined with undeveloped property immediately to the south is the only location in the plan area where a 5,000' landing strip could be developed (without -major rerouting of roadways). Due to the prevailing winds, an airstrip would have to be oriented in a southeast to northwest (runway 13-31) orientation. Furthermore, the FAA and the United States Navy would have to review any plans for an air strip. D.35 - ISSUE Due to special drainage concerns, the possibility exists that rural cross section streets may be more desirable than urban streets, as displayed on the Urban Transportation Plan, so as to be a minimum impact on the existing natural drainage system. Should the City evaluate the current 60 policy to utilize the urban cross section street design in the study area? D.36 - CURRENT POLICY PROMOTE THE USAGE OF THE BARRIER ISLANDS IN WAYS THAT ENHANCE THEIR ATTRACTIVENESS AND UNIQUENESS. D.37 - POLICY STATEMENT Design modifications to the Platting Ordinance are desirable for development of the Island, only if greater protection of the environment is afforded. D.37.1 Amend the Platting Ordinance to make waiver requirements for water oriented developments contingent upon provision of easements to protect wetlands, dunes or other environmentally sensitive structures. The City's ordinances, such as the Platting Ordinance, must encourage the development community to preserve and protect the land/water areas on the Island. For this reason, the waiver requirements should be directly tied to environmental protection. D.37.2 Recommend removal of the waiver requirement specifying that waivers can only be granted to developments one mile outside the city limits so long as waivers are granted when greater protection of the environment is afforded. 61 D.38 - ISSUE The City Council has endorsed the opening of a "boat pass" in their strategic action agenda and the Corps of Engineers has issued a permit to open the Packery Channel. Now that the Corps permit has been issued, should the City endorse the Packery Channel as the "boat pass" and support efforts to construct and/or maintain it? D.39 - CURRENT POLICY UTILIZE TRADITIONAL AND NON-TRADITIONAL FINANCING MECHANISMS FOR PUBLIC IMPROVEMENTS. D.40 - POLICY STATEMENT Upon adoption of this Plan and accompanying policies, the City expresses that Packery Channel is the planned location for a boat pass on North Padre and Mustang Islands. Should another location be selected, this plan and these policies will be revised as necessary to properly plan the development of the Mustang -Padre Islands Area. Two important factors relating to a "boat pass" are the protection or enhancement of the environment and the potential for related economic development to the local economy. The Packery Channel offers benefits in both of these areas. This conclusion is supported by: 62 The Corps of Engineers has granted a permit for construction of the Packery Channel based on the Environmental Assessment of Reopening of Packery Channel. (Shiner, Mosely and Associates, Inc., 1987.)- This assessment examined 9 boat pass alternatives on North Padre Island and Mustang Island using approximately 27 criteria to evaluate each alternative. These criteria were grouped into seven categories including: navigation (access to the Gulf by small boats, etc.), recreation potential, natural hazards (erosion, flooding, hurricane threat), ecological considerations, economic implications, project costs and fatal flaws. Based on these criteria, the proposed Packery Channel ranked higher than all of the other alternatives; The City funded a 1987 Laventhol and Horwath study which concluded that the proposed Packery Channel, would directly and indirectly benefit the regional economy. Based on the assumption that construction would begin in the late 1980s, the Study concluded that by the year 2010, 1,381 new jobs would be created, total output was estimated to be 618.70 million and total earnings were estimated at 198.10 million (direct and indirect benefits). The study did not make any funding recommendations 63 concerning the extent, if any, of City participation. In terms of existing investment in infrastructure (roads, wastewater, water system, etc.) by the City, the Packery Channel, relative to the other boat pass alternatives is in a far better location to make efficient use of the existing infrastructure. Furthermore, the Packery Channel location would encourage more compact future development, rather than providing a catalyst for growth to the north or south in undeveloped areas. E. PUBLIC SERVICES E.1 - ISSUE - PARKS AND RECREATION Development of a long-range site plan for each of the City and County parks would facilitate efficient and non -duplicate construction of facilities. E.2 - CURRENT POLICY JOINT CONSTRUCTION AND USE OF RECREATION FACILITIES SHOULD BE ENCOURAGED. E.3 - POLICY STATEMENT The City shall continue to develop site plans for each of the neighborhood parks on the Islands. 64 Formulation of site plans for each of these parks should include input from the surrounding neighborhood, be reviewed by the Parks Board and Planning Commission, and adopted by the City Council. E.4 - POLICY STATEMENT In areas where development occurs in proximity to County parks, the City shall coordinate park development plans with input from the County. For example, the City may wish to combine park land acquisition with existing Padre Balli Park or Packery Channel Parks if residential development occurs adjacent to them. Another option might be for the City to provide park improvements on County parks rather than require park land dedication. Effective implementation of this policy may require annexation of County park land, as the City may not be able to install improvements on land located outside the City limits. E.5 - ISSUE - PARKS AND RECREATION Four of the City's parks in the study area are currently undeveloped and, therefore, the City should seek a means to develop these parks as the Island population increases. E.6 - CURRENT POLICY - None available. 65 E.7 - POLICY STATEMENT The City should prioritize improvement of the four undeveloped parks in the Plan study area according to where the improvements would serve the most residents. Once prioritized, the first phase of park improvements should be considered for the next City bond program. E.8 - POLICY STATEMENT The City should explore innovative approaches to fund park improvements. E.9 - ISSUE - PUBLIC SAFETY A number of comments and concerns have been expressed regarding the need for water security. Should the City study the feasibility of establishing a water security system? One concern that should be considered is that if the City does accept responsibility for security in the canal area, will the City then be responsible for providing any other water related services such as maintenance of the canals, etc.? E.10 CURRENT POLICY - None available. 5.11 - POLICY STATEMENT The City will begin to monitor the number of crimes where the criminal element uses the canal 66 • system for access or escape. Currently, the number of crimes that have occurred with access/escape from the water areas is not known but it is believed that there is not a problem of sufficient magnitude to warrant a water patrol. Monitoring of this need will allow the City to establish a trend and plan. E.12 - ISSUE - PUBLIC SAFETY Because of the north -south length of the Mustang Island and because of the current location of the City's fire station, on Commodores Drive, it will be very difficult to provide service in a timely manner to the high density activities located north of Mustang Island State Park. Before the City pursues annexation of the area, it should first fully evaluate the fire department response time necessary to adequately serve these areas. E.13 - CURRENT POLICY THE DENSITY OF DEVELOPMENT IN AN AREA SHOULD BE DIRECTLY RELATED TO THE DESIGN CAPACITY OF THE INFRASTRUCTURE. E.14 - POLICY STATEMENT The City will begin discussions with the City of Port Aransas and the Fire District to formulate a long term plan for fire protection service to this area. 67 E.15 - ISSUES - WATER SYSTEM No significant water issues have been identified. E.16 ISSUE - WASTEWATER SYSTEM The Whitecap Wastewater Treatment Plan will eventually need to be expanded from .5 MGD to 2 to 10 MGD. The current bond program provides for the upgrading of the plant to at least .8 MGD by 1989. Should the City seek a means to partially or fully finance the cost of upgrading the treatment plant through contributions by private developers? E.17 - CURRENT POLICY UTILIZE TRADITIONAL AND NON-TRADITIONAL FINANCING MECHANISMS FOR PUBLIC IMPROVEMENTS. E.18 - POLICY STATEMENT At this time the City should continue to fund wastewater treatment capacity improvements through its bond program. E.19 - ISSUE - STORMWATER SYSTEM Due to the fact that there is a relatively small outfall associated with development in the Mustang -Padre Island Study area, and that there are so many environmental factors (dunes/wetlands protection) to consider on a case-by-case basis, it will not be necessary to adopt a traditional 68 drainage master plan. Instead, the City should adopt a plan with specific design criteria or performance criteria that could be applied to each individual development site. Furthermore, the criteria that is adopted must take into account the ultimate development of the area. E.20 - CURRENT POLICY THE MASTER DRAINAGE PLAN SHOULD CONSIDER THE ULTIMATE DEVELOPMENT OF THE AREA. E.21 - POLICY STATEMENT The City, in concert with the U. S. Army Corps of Engineers, shall identify wetlands areas and, where possible, establish connecting drainage easements where these wetlands can be used to accomodate drainage. E.22 - POLICY STATEMENT The City shall tie wetland areas, retention ponds, and the proposed limited access roads along Park Road 53 to form the area drainage system. E.23 - NATURAL GAS SYSTEM E.24 - ISSUE No significant natural gas issues have been identified. 69 E.25 - OTHER PUBLIC FACILITIES E.26 - ISSUE No significant other public facility issues have been identified. PUBLISHER'S AFFIDAVIT State of /exas ] City of Corpus Christi County or Nueces ] ss: Ad # 56263 Before me, the undersigncd, a Notary Public, this day personally came Deanne D. Palmer, who being first duly sworn, according to law, says that she is Senior Accounting Clerk of the Corpus Christi Caller- �Times, a daily newspaper published at Corpus Christi in said County d State, generally circulated in Aransas, Bee, Brooks, Cameron, puval, Hidalgo, Jim Hogg, Jim Wells, Karnes, Kenedy, Kleterg, Live Ok, Nueces, Refuio, San Patricio, Victoria, and Webb Counties, and tbat the publication of "NOTIC+ OF PASSAGE OF ORDINANCE #20618" o which the annexed is a true copy, was published in the Corpus Christi Caller -Times on the 13th day of March 1989, and each ,thereafter for zero consecutive one Times Accounting Clerk Subscmbed and suornto before me this 17th day of March, Anna Garza Notary Public Nueces My commission expires County, Texas on 8.25.92 . ~ , skim 1 vac ,ttle‘sa. filter 6t check chemicals for asm,�_~~° `— =-,~_ omJen „Seoul 55/31 nn 50/45 ni rStOckham 50/32 63/45'm Sydriey 81/70 61/32' Of Tokyo- 59/41 ng 73/63. cy Kenna 52/46 "rpn ~ *filomGS, 90/70 Catgary 70/51Neils84/64 cy Edmonton 71/57itY 72/39 f Regina 09/64Vancouver _ 65/54 1989.