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
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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.
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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
.
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