HomeMy WebLinkAbout021169 RES - 05/21/1991A RESOLUTION
APPROVAL OF THE SOUTH CENTRAL AREA DEVELOPMENT PLAN
FOR ADOPTION AS AN ELEMENT OF THE CITY OF CORPUS CHRISTI
COMPREHENSIVE PLAN, ESTABLISHING CITY COUNCIL'S
DEVELOPMENT OBJECTIVES, POLICIES, AND PROGRAMS FOR THE
DOWNTOWN AREA.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORPUS
CHRISTI, TEXAS:
SECTION 1. That there is hereby approved for adoption as a portion of the
Comprehensive Plan for the City of Corpus Christi, the South Central Area Development Plan,
a substantial copy of which is attached hereto and made a part hereof, marked Exhibit "A."
SECTION 2. That the South Central Area Development Plan hereby establishes
the City's policies for growth, development, and aesthetics for the area described by said plan, a
portion of the master and general plan of the City.
AFI EST:
City Secretary
APPROVED:af,' DAY OF Mrni2L'H , 19 9/
JAMES R. BRAY, JR., INTERIM CITY ATTORNEY
By`Ass
Assistant Attorney 1
ORD4: 91077
1
621166
ITY OF CORPUS CHRISTI
Corpus Christi, Texas
day of
Ma -1X , 19?
The above resolution was passed by the following vote:
Mary Rhodes
Cezar Galindo
Leo Guerrero
Betty Jean Longoria
Edward A. Martin
Joe McComb
Dr. David McNichols
Clif Moss
Mary Pat Slavik
066
at 7.D
021169
SOUTH
CENTRAL AREA
DEVELOPMENT PLAN
An Element of the Comprehensive Plan
Adopted by City Council May 21, 1991
- The prepartion of this document was financed in part by a CDBG and
MPO Grant from the Department of Housing and Urban Development
- and Federal Highway Administration.
Clty of Corpus Christi
Department of Cfty Planning and Urban Development
A RESOLUTION
APPROVAL OF THE SOUTH CENTRAL AREA DEVELOPMENT PLAN
FOR ADOPTION AS AN ELEMENT OF THE CITY OF CORPUS CHRISTI
COMPREHENSIVE PLAN, ESTABLISHING CITY COUNCIL'S
DEVELOPMENT OBJECTIVES, POLICIES, AND PROGRAMS FOR THE
DOWNTOWN AREA.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORPUS
CHRISTI, TEXAS:
SECTION 1. That there is hereby approved for adoption as a portion of the
Comprehensive Plan for the City of Corpus Christi, the South Central Area Development Plan,
a substantial copy of which is attached hereto and made a part hereof, marked Exhibit "A."
SECTION 2. That the South Central Area Development Plan hereby establishes
the City's policies for growth, development, and aesthetics for the area described by said plan, a
portion of the master and general plan of the City.
A 1 1 EST:
s/ Armando Chapa s/ Mary Rhodes
City Secretary MAYOR
THE CITY OF CORPUS CHRISTI
APPRO VED: 29;1e DAY OF /178,412tvi , 19 '9/
JAMES R. BRAY, JR., INTERIM CITY ATTORNEY
By
Assistant City Attorney
ORD4: 91077
SOUTH
CENTRAL AREA
DEVELOPMENT PLAN
TABLE OF CONTENTS
INTRODUCTION 1
A. ENVIRONMENT 6
B. LAND USE 7
C. TRANSPORTATION 31
D. ECONOMIC DEVELOPMENT 36
E. PUBLIC SERVICES 37
PARKS 37
PUBLIC SAFETY 39
WATER SYSTEM 39
WASTEWATER 39
STORMWATER 40
NATURAL GAS 40
OTHER PUBLIC SERVICES 40
SOUTH
CENTRAL AREA
DEVELOPMENT PLAN
LIST OF FIGURES
1. Plan Area Map 2
2. Land Use and Development Plan 8
3. 1-37 to Ship Channel- Development
Concept 12
4. 1-37 Realignment 14
5. 1-37 Perspective 18
6. Possible Arena Sites 18
7. Heart of Corpus Christi
Target and Focus Areas 21
8. Potential Historic Areas 25
9. View/Scenic Corridors and Gateways 27
10. Pedestrian Corridors 29
11. Transportation Plan 32
12. Festival Facility 38
LIST OF TABLES
1. Ultimate Development Land
Use Assumptions 9
SOUTH
CENTRAL AREA
DEVELOPMENT PLAN
INTRODUCTION
The Comprehensive Plan is mandated by the City Charter. It
requires the City Council to "...establish comprehensive planning as
a continuous governmental function in order to guide, regulate, and
manage future development..." and, that "all city improvements,
ordinances, and regulations shall be consistent with the
comprehensive plan."
The Comprehensive Plan is a product of various plan titles such as
Policy Statements, Area Development Plans, Capital Improvement
Programs, and Master Utility Plans. The comprehensive planning
process is a means whereby citizens and community leaders guide
community development. The Comprehensive Plan, by definition,
is general, long range, and broad in scope. To help formulate the
Comprehensive Plan, City Council divided the city and its environs
into 13 Area Development Plan (ADP) study areas.
Development plans for these areas will help resolve basic land use
issues such as zoning and platting of properties, allocation of
public services and facilities contained in the Capital Improvement
Programs, and other area specific issues. In many cases, follow-up
programs are needed to implement the many policies in the Plan.
Implementation of these plans will help assure the most
appropriate land development and provision of public services.
Coordination of the Capital Improvement Plan, various Area
Development Plans, and day-to-day actions of line agencies
responsible for implementing the Comprehensive Plan, will result
in more cost effective development and tax dollar savings.
The South Central Development Plan Area, located south of the
ship channel, was originally part of a larger Central ADP area
which included areas north of the ship channel. The "Central
Area" was separated into "north" and "south" study areas to
expedite formulation of a plan for the Corpus Christi Beach area.
The South Central study area embraces the downtown, uptown,
waterfront, and is bordered by the Ship Channel to the north;
Corpus Christi Bay to the east; Morgan Avenue to the south; and
Crosstown Expressway/I-37/US 181 to the west. (see Figure 1)
SOUTH CENTRAL ADP
Adopted by City Council
Nay 21, 1991
PLAN GOALS AND
OBJECTIVES
The guiding goals and objectives for the entire City, ETJ and all
Area Development Plans including the South Central Area, are
contained in the Policy Statements adopted by the City Council in
1987.
The policies encompassed by this Plan address not only current
issues, but needs that the City and South Central residents,
property owners, and businesses perceive will become pressing in
future years. Recognizing that not all suggested implementations
will take place immediately, it is important to foresee and note
problems and opportunities, and develop a long term strategy to
address them.
The goals, objectives, and policies of this plan are consistent with
the Bayfront Plan adopted in 1982 and amended in 1984, and the
Project Plan for Reinvestment Zone No. 1 adopted in 1983. This
plan supersedes all previous City plans for this area except for the
Reinvestment Zone Project Plan which shall remain in force until
State law provides for the termination of Reinvestment Zone No.
1.
Key goals, objectives or policies of the Plan are printed in bold
print. However, for a full understanding of each statement, refer
to the entire text.
The specific goal of the South Central Area Development Plan is
to promote redevelopment of under -used land and proper
development of abundant vacant land in the area. An awareness
of the multiplicity of uses, variety of special interest groups,
economic development needs, and long time frame needed to
bring about change influences the policies and plans contained in
the Area Development Plan.
Principal objectives:
IN a. Create a uniquely attractive atmosphere for small and large
scale tourist attractions and services in those areas which can
best serve tourists.
3
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
• Allow for siting of future parking structures to release
land from costly surface parking, and locate to serve
existing development encouraging new development on
vacant or under -used land.
. Allow for Heritage Park expansion and promote
pedestrian movement to, and through, the park grounds
free from vehicular conflict.
. Allow for location of a Festival Park, without requiring
use of the Water Garden or other centralized grounds of
the Bayfront Arts and Science Park.
• Allow for Convention Center expansion.
k. Recognize the unique role of the Heart of Corpus Christi in
helping redevelop the heart" of downtown and encourage a
dynamic process giving great latitude in managing their area of
responsibility.
The City's ability to encourage compatible growth within, and
adjoining, the Central Business District is critical to accomplishing
the goals and objectives of this Plan. Formulation of a proactive
but flexible redevelopment strategy, will maximize market
opportunities assuring adequate public facilities, developments of
the highest quality, and removal of barriers. Capitalizing on the
market potential of the Central Area, the City's role must not be
only one of regulator, but one of partner and active participant.
The key to this role is to achieve community consensus on what
should occur in the area, then to aggressively promote this
common vision. §
5
SOUTH CENTRAL ADP
Adopted by City Council
Nay 21, 1991
B.
LAND USE
POLICY The City Council, hereby, adopts the Land Use and Development
STATEMENT Plan map and the accompanying text as a guide for future land
B.1 use decisions (see Figure 2 and Table 1). The plan provides
guidance for future land use decisions including rezoning,
platting, fiscal management, and capital improvement planning.
The intent of the future land use and development plan is to
support environmentally sound tourist, retail, and residentially
related growth in the South Central Area.
POLICY The City should comprehensively review proposed development in
STATEMENT Planning Area A (see Figure 2, Land Use and Development Plan)
B.2 and related policies of this plan every two years.
POLICY For the area north of 1-37 and east of U.S. 181, the City should
STATEMENT create an Urban Design Public Improvement Plan for public
B.3 property. The Urban Design Public Improvement Plan for public
STUDY property should establish types of street furniture, sidewalk
NEED materials, landscaping, site standards, or other improvements
required. The plan should create consistency within functional
areas delineated on the Land Use and Development Plan.
7
SOUTH CENTRAL ADP
Adopted by City Council
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SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
1
• h. As a short term priority, establish a pedestrian way to cross
the water garden from the Convention Center to Cargo Dock 1.
• i. As a long term priority, establish a major pedestrian way
along the water's edge from Mcgee Beach to Cargo Dock 1.
• j. Improve the visual appearance of the waters edge as it is
viewed from the north side of the ship channel.
• k. Provide areas for festival sites.
• 1. Consider expansion of Convention Center to the east or
west.
• m. Expand Heritage Park to the west and consider Historic
Landmarks zoning for the two blocks south of Heritage Park as
displayed on Figure 3. Limited Public acquisition for preservation
purposes should be considered for the southerly blocks.
• n. Block frontages on the east side of Chaparral Street between
Fitzgerald and Hughes Streets should have a 40' landscaped
building setback to buffer Heritage Park from any future
developments on those blocks.(referenced as blocks 6 and 8 on
Figure 3, I-37 to the Ship Channel Development Concept) To
promote views of Heritage Park from Shoreline Blvd. a 4 foot
landscaped strip will be required on Resaca Street outside the
existing right-of-way on both sides of the street on blocks 6 and 8.
• o. Any public buildings on blocks 3, 6 or 8 (see Figure 3, I-37
to Ship Channel Development Concept) should be designed to not
exceed 3 stories in height and be tiered away from Heritage Park.
• p. Private development on Resaca Street (referenced as blocks
7 and 9 on Figure 3, 1-37 to the Ship Channel Development
Concept) should follow the landscape ordinance in a manner that
will complement public landscaping on Resaca Street between
Water and Chaparral Streets.
• q. As Heritage Park continues to develop, Mesquite Street
within Heritage Park may be considered for closure to facilitate
pedestrian access. However, if Mesquite is closed, North
Broadway Avenue should be expanded to 4 lanes.
11
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
• r. Centrally locate new parking structures to serve existing
activities and encourage new development. Maximize parking
availability for expanding Heritage Park, BASP, and the Texas
State Aquarium accommodating land shuttles, water taxis, and
proposed high speed water transit service.
• s. Consistent, high quality, metal halide street lighting should
be standardized along the Bayfront for the South Central and
North Central areas to tie the public waterfront together and
provide appropriate illumination.
POLICY The I-37/Shoreline Boulevard intersection to the City and
STATEMENT downtown is the most important entrance to the City and should
B.5 be as aesthetically appealing as possible. Deteriorating buildings
should be repaired, rehabilitated, or removed in order to make
way for redevelopment and present the most positive image
possible to visitors and citizens.
POLICY The City, Landmarks Commission, Nueces County Historical
STATEMENT Commission, The Texas Historical Commission and the property
B.6 owner should mutually develop a strategy by May 1992 to
preserve the old Nueces County Court House. If the old Nueces
County Court House has not been definitely committed to
restoration or adaptive reuse by August 1992, the City should
pursue approvals necessary for removal of the structure to make
the parcel available for new development. If the Court House is
not restored new development should, if feasible, mitigate the loss
of the Court House by incorporating the Court House facade into
new development.
The status of the Court House should be considered in the
biannual review process and considered as one of several possible
arena sites.(see Policy Statement B.11)
13
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
1-37 PERSPECI7VE
FIGURE 5
15
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
Siting criteria for an arena, if not located as indicated in Figure
6, should include the following:
▪ a. The arena should have a seating capacity of 10-12,000 or
more depending on market demand.
• b. 3 acre site minimum plus parking of at least 3,500 spaces
which could be shared with other uses.
▪ c. In no case should the arena be located within one block of
the waterfront unless it is a multi -use facility which incorporates
uses that take advantage of the water access and water view. An
arena on the bayfront would block views and take up valuable
space that should be reserved for high rise resort or Port
development.
▪ d. Locations for the arena should have excellent vehicular
access.
Figure 6 shows several possible locations in the South Central
area the City should continue to monitor for land acquisition
should it become feasible. Whether these areas are appropriate
for an arena or not, they are also appropriate for other public or
economic development uses that will be identified in the biannual
review.
POLICY Promote Uptown Office Area as the City's premier location of
STATEMENT mid -to -high rise office development. The existing concentration of
B.12 high rise office towers, between the bluff and Tancahua Street, and
PLANNING the extensive governmental and quasi -public complex adjacent to
AREA the Nueces County Courthouse and City Hall, could efficiently
B serve as the nucleus of a more expansive regional office district.
Within this Uptown Office District there are a number of historic
or potentially historic properties located on Leopard Street. The
number of historic properties identified for inventory are not
sufficient in number to warrant restricting the entire Leopard
Street corridor.
Preservation of meritorious properties on Leopard should be
pursued and efforts taken to minimize negative impacts of non -
historical properties which arc immediately adjacent.
17
SOUTH CENTRAL ADP
Adopted by City Council
Ray 21, 1991
POLICY
STATEMENT
B.13
PLANNING
AREA
C
Promote a combination of tourist, business, entertainment and
residential uses in the Bayfront and Downtown Business District
(see boundaries on the Land Use and Development Plan, Figure
2).
Primary objectives for the area are:
• a. The City will encourage retail, restaurant and entertainment
uses at street level, combined with multi -family residential, hotel
and office uses on above ground levels.
• b. Private properties should meet or exceed minimum
ordinance requirements especially with regard to landscaping,
paving materials, street furniture, etc. Shade canopies for
pedestrian comfort are encouraged.
• c. Public and private signage requirements should promote a
coordinated and cohesive design theme. Consideration should be
given to minimizing number and size of allowable signs and
allowing limited sized monument -type signs within the required
setbacks. Billboards and portable signs should be prohibited.
• d. Parking lots should be well landscaped and located at the
periphery of the primary commercial corridors. Replacing existing
non -landscaped parking areas with landscaping, special light
standards, fountains, and decorative paving materials will help
revitalize these areas.
• e. Public use areas along pedestrian corridors (see Pedestrian
Corridor Policy, B.29) should be enhanced through the use of
decorative sidewalk paving materials, special street furniture and
landscaping.
• f. The North and South Basins should be reserved for future
marina and visitor oriented commercial activities. Improvements to
the marina may include additional boat slips, downwind boat ramp,
improved bathroom and showering facilities and concessions.
• g. Improvements to Megee and Emerald Beaches may include
beach restoration, seawall shade and observation structures,
landscaping, and enhanced linkage to Emerald Beach.
19
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
CCORPU RI INC.
LEGEND:
TARGET AREA
FOCUS AREA
HEART OF CORPUS CHRIST/ TARGET AND FOCUS AREAS
FIGURE 7
21
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
POLICY
STATEMENT
B.17
POLICY
STATEMENT
B.18
POLICY
STATEMENT
B.19
POLICY
STATEMENT
B.20
POLICY
STATEMENT
B.21
PROGRAM
NEED
POLICY
STATEMENT
B.22
PROGRAM
NEED
POLICY
STATEMENT
B.23
The Heart of Corpus Christi, Inc. should work with the financial
institutions participating in the Heart's Low Interest Loan
Program to encourage inclusion of residential uses in the
program.
If Federal requirements can be met, pursue designation of the
South Central Area as a targeted area within the Corpus Christi
Housing Finance Corporation's Mortgage Credit Certificate
Program. This would eliminate the first time buyer requirement
and increase the home purchase price limitations.
The Corpus Christi Housing Improvement Corporation should
consider residential uses for a portion of the Frost Brothers
Building.
The City should use existing U. S. Department of Housing and
Urban Development programs in concert with developers to
provide housing in the downtown.
As new legislation is passed by the Federal and State Government
the City should give high priority to implementing housing
programs that will achieve the goals of the South Central Area
Development Plan.
As part of the City's Enterprise Zone Program the City should
create an Urban Homesteads Program in the downtown.
Encourage the Heart of Corpus Christi and City Staff to develop
a residential loan guarantee program proposal. The proposal
should include possible foundations that could provide seed
money and guidelines for guaranteed loans.
The City should reopen the Bluff Tunnel to provide better
pedestrian access, including handicapped access, between the
downtown and uptown areas. In addition, the City should
consider the tunnel for landmark status. Appropriate security
measures should be put in place to assure safety. Consideration
should be given to opening the tunnel only certain hours of the
day.
23
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
no additional research is necessary to establish them as
historic.
• Structures where more information is needed before a
"historic" designation can be justified.
• Criteria by which structures should be evaluated for
historic significance.
• Areas for which "historic district" designation is
considered after detailed review. Historic districts may
include a mix of historic and non -historic structures.
Historic district status should be granted where the City
wishes to encourage renovation of properties located near
historic structures. This should ensure surrounding uses
and properties will not detract from the historic
properties. The South Central area contains the most
historically significant structures in the city. Figure 8
suggests areas for possible historic district designation
after detailed reviews are completed.
POTENTIAL HISTORIC AREAS FIGURE 8
These areas may be eligible for local Historic District or other
protective designation.
25
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
COMPUS CMAACMIE TI
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VIEWISCENIC CORRIDORS AND GATEWAYS
FIGURE 9
27
VIEW CORRIDORS
Preserves and enhances views to
the bay.
SCENIC COORIDORS
Enhancement of highly traveled
corridors.
GATEWAYS
Intensified visual treatment to
announce entry to City, downtown,
and Bayfront Arts and Science
Park, etc.
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
PUS CHRISTI
AC
PORT
TRAL
ADP
Wade"0 AMi NANNEL
CORPUA
YFRON
ITS
AND •
SCIENC
PEDESTRIAN
CORRIDORS
Seawall/Water Front Walk
CORPUS
CHRISTI
MAGEE SAY
B EACH
EMERALD
B EACH
COLE
PARR
PEDESTRIAN CORRIDORS
FIGURE 10
29
1
SOUTH CENTRAL ADP
Adopted by City Council
Hay 21, 1991
C.
TRANSPORTATION
PLAN The City Council adopts Figure 11 as the guide for future
STATEMENT transportation decisions. The transportation network of this Plan
C1 constitutes an amendment to the City Transportation Plan. Those
changes requiring state or federal funding will be submitted for
review and included in the Metropolitan Planning Organization
Urban Transportation Plan. Changes to the City Transportation
Plan include:
• a. Improve Water Street between Furman Avenue and Ocean
Drive by eliminating the off -set at Buford Street. Sixty feet of
right-of-way is desired, with 4 lanes and two way traffic between
Furman and Buford, and 2 lanes and one-way traffic south from
Buford to Ocean Drive.
• b. Realignment of Lawrence Street to connect directly into the
Lawrence Street T -Head.
• c. Reduction of the 1-37 median width between U.S. 181
overpass and Shoreline Boulevard by moving the westbound lanes
south. The purpose of this realignment is to free up property for
public use on the north side of I-37 and provide a centralized
entrance to the BASP/Heritage Park complex.
• d. Redesign the street system to encourage moderate and
large scale redevelopment and efficient vehicular movement
between 1-37, U.S. 181, the ship channel, and the bayfront
according to the Transportation Plan.
POLICY East Port Avenue, constructed as a 5 lane street on 80 foot of
STATEMENT right-of-way, is essential to providing adequate access,
C2 particularly exiting traffic, from the Bay Front Arts and Science
Park (BASP) to 1-37. However, the Port Authority has indicated
that they may like to close East Port Avenue to make room for
their containerization facilities. East Port should be improved as
recommended and closure should not occur unless an equally
direct alternative is provided between the BASP and 1-37.
POLICY Public signage for East Port Avenue and the U.S. 181 on-ramp
STATEMENT north of Beldon Street should be improved to make the public
C3 better aware of these streets as exiting routes from the Bay Front
Arts and Science Park (BASP).
31
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
POLICY
STATEMENT
C4
Policy objectives in descending order of priority for street
improvements should be projects which will:
▪ a. Facilitate access to and along the bayfront;
▪ b. Minimize right-of-way necessary to provide access;
▪ c. Provide for flexible redevelopment opportunities;
• d. Facilitate access to the Bayfront Arts and Science Park
area including Cargo Dock 1 Market; and
• e. Efficiently serve the South Central Area.
Following is a prioritized list of transportation
improvement projects which meet policy objectives:
• a. Improve traffic control throughout the plan area
through the use of "real-time" traffic responsive signal
control.
• b. Realignment of Lawrence Street with the Lawrence
Street T -head.
• c. Reconfiguration and change of traffic flow on
Chaparral and Mesquite Streets north of Belden Street to
the proposed Dock 1 Market area.
• d. Improve the connection of East Port Avenue and
Brewster Street by providing a connection.
• e. Develop East Port Avenue from the BASP to I-37 as
5 lane street on 80 of right-of-way.
• f. Extension of Water Street to Ocean Drive.
• g. Improve BASP access to I-37 by connecting North
Tancahua Street to Brewster Street.
• h. Improve access from 1-37 to Uptown: New off ramp
to Leopard between Port Avenue and Crosstown
Expressway and existing ramp at Buffalo and Artesia
Street.
• i. Improve access from U.S. 181 (Harbor Bridge) to
Padre Street (1-37 frontage road).
33
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
POLICY
STATEMENT
C7
POLICY
STATEMENT
C8
The City should encourage development of a multi -modal
passenger transfer facility to stimulate redevelopment activity in
the Central Area and connect the maximum number of modes of
travel. This facility could be a joint public-private venture
combining high-speed water transportation service to other transit
services, including rail, highway (mass transit as well as individual
autos), and air.
Link the pedestrian corridors to the Texas State Aquarium. This
should be accomplished by water taxi and bus/trolley service at
the Bayfront Arts and Science Park and other downtown areas.
The City should explore the possibility of a pedestrian bridge
alongside the Harbor Bridge with an elevator -type apparatus on
either side of the Ship Channel. Public views from the bridge
would be very dramatic and provide a significant tourist attraction
while providing maximum accessibility to both sides of the ship
channel. High intensity commercial/tourist related uses should be
located at the foot of this connection on both sides of the ship
channel. §
35
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
POLICY
STATEMENT
E.1
FESTIVAL PARK SITE
E.
PUBLIC SERVICES
PARKS
COMMENTARY: In 1987, the City Council adopted an Action
Agenda which called for designation of a permanent festival park
site. The purpose in identifying a permanent site is to provide a
safer, more attractive, and functional place for festivals.
Most of the City's large festivals take place at McCaughan/Sherrill
Parks in the Coliseum area or on the Shoreline Medians nett to the
Bayfront Arts and Science Park (BASP). When festivals occur in the
Coliseum area, most festival goers must park off site and cross
Shoreline Boulevard. This creates traffic congestion and significant
safety concerns. The grounds of the Bayfront Arts and Science Park
is also used for large festivals but this use conflicts with conventions
that could be using the BASP.
Planning Commission requested that Staff present 3 alternative
locations for a festival park. The Planning Department conducted a
study of possible festival site locations in February 1990. The
Technical Report on Festival Site Locations evaluated 10 alternatives
for a permanent festival site including maintaining the status quo.
Seventeen "site factors" were used to evaluate each site location. The
3 most feasible site alternatives were presented to the Planning
Commission and discussed during the Commission's public hearings
for this Plan. These 3 sites included a site located west of the
BASP, the Shoreline Medians North of 1-37 ( would require
temporary closure of Shoreline Blvd.), and a Coliseum Site/Bayfront
Park Concept (would require temporary closure of Shoreline Blvd.).
After much discussion with the public the Planning Commission
decided to unanimously recommend the site west of the BASP as
presented in Policy Statement E.1 and Figure 12.
Develop a Targe future festival facility west of Chaparral Street
and north of Brewster Street with portions of the site extending to
the ship channel.(see Figure 12) Near term improvements would
consist of paving and landscaping. Improvements would be used
for festivals and secondarily for overflow parking at the BASP.
Long term improvements such as rest rooms, street furniture,
public art, etc. should be constructed. In order to minimize the
impact on the adjacent BASP facilities additional parking should
be provided coincidentally with these permanent improvements.
37
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
POLICY
STATEMENT
E.2
PROGRAM
NEED
POLICY
STATEMENT
E.3
CIP
NEED
POLICY
STATEMENT
E.4
CIP
NEED
POLICY
STATEMENT
ES
PROGRAM
NEED
POLICY
STATEMENT
E6
CIP
NEED
POLICY
STATEMENT
E.7
CIP
NEED
The Parks and Recreation Department should develop
coordinated bayfront use policies and facilities to manage the
many recreational and service uses on the bayfront and marina.
Development of a large festival facility does not make it mandatory
that all events be held in the festival area.
Public amenities, including design -integrated shade structures,
street furniture, landscaping, drinking fountains, water features,
lighting, and signage should be provided throughout the bayfront
to make a more attractive and 'people friendly activity center.
McGee and Emerald Beaches should be linked through expansion
of the public beach area or publicly accessible pedestrian
walkways.
PUBLIC SAFETY
Planning, Engineering Services, and Park and Recreation
Departments will develop, for City Council ad, public lighting,
signage, landscaping and street furniture of a special design
establishing the beach as a safe and uniquely attractive area.
Private development should be encouraged to install lighting to
achieve similar lighting levels and types.
WATER SYSTEM
Conduct critical analysis and needs assessment of the water
supply system in the Plan area for potable water and fire
protection needs. This assessment should include a long-range
improvement program which addresses not only existing and
imminent uses, but projected long-range uses according to the
proposed Land use and Development Plan.
WASTEWATER SYSTEM
Conduct critical analysis and needs assessment of the wastewater
system in the Plan area. This assessment should include a
long-range improvement program which addresses not only existing
and eminent uses, but projected long-range uses according to the
39
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
proposed Land Use and Development Plan.
POLICY Remove silt and debris in the existing main trunk sewer in Water
STATEMENT Street from Resaca to Laguna Streets. This trunk was installed
E.8 approximately 50 years ago and has never been cleaned.
CIP
NEED
POLICY STORMWATER SYSTEM
STATEMENT Amend the Master Stormwater Drainage Plan for the South
E.9 Central Area and rest of the City to comply with the U.S. Water
PROGRAM
NEED Quality Act of 1987. The City's Engineering Services Department
should initiate a study to amend the Master Stormwater Drainage
Plan and any other affected plans such as the Urban
Transportation Plan, etc., to comply with this Act by September
1991.
POLICY
STATEMENT
E. 10
PROGRAM
NEED
POLICY
STATEMENT
E.11
NATURAL GAS SYSTEM
Continue the present policy to provide service as development
occurs.
OTHER PUBLIC SERVICES
AND FACILITIES
The City should initiate additional programs to deal with the
concentration of transient and homeless population in the Central
Area and vicinity.
POLICY The third floor of the Central library should be finished and
STATEMENT appropriate additional parking provided. §
E.12
40
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
Festival Facility
FESTIVAL FACILITY
FIGURE 12
38
Cargo Dock 1 Market
Corpus Christi Museum
Watergarden
Art Museum of South Texas
Harbor Playhouse
Convention Center
Heritage Park
Shoreline Boulevard
U S Highway 181
I-37 Entry
Twigg Street
Peoples Street T -Head
Lawrence Street T -Head
Art Center
Cooper's Alley L -Head
Sherrill Park
Coliseum
McCaughan Park
Ocean Drive
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
D.
ECONOMIC
DEVELOPMENT
POLICY Public/private ventures and public projects in the South Central
STATEMENT Area should be designed and located according to the following
111 prioritized list of criteria:
■ a. Provide a public service or function that directly benefits the
public.
■ b. Provide recreational and/or other visitor oriented types of
activities available to the general public.
■ c. Improve the visual quality of the Central Area.
■ d. Leverage more private sector investment than public dollar
invested.
■ e. Combine disjointed uses to form a cohesive environment
where uses can interact and benefit from their relationship to one
another.
POLICY Every effort should be made to aggregate lots and blocks into
STATEMENT larger redevelopment parcels for properties between 1-37 and the
D.2 ship channel. Basic redevelopment goals and urban design
opportunities should be identified for each parcel in order to
promote a balanced economic development strategy and
accommodate a wide variety of uses.
POLICY The City will work closely with the Heart of Corpus Christi, Inc.
STATEMENT to revitalize and redevelop the area in the Heart's "target area".
D.3 (see Figure 7) Strategies and programs for the revitalization of
this area are described in more detail in the Heart's Business Plan
and Economic Development Plan.§
36
SOUTH CENTRAL ADP
Adopted by City Council
Nay 21, 1991
. h. Realignment of westbound 1-37 lanes at Shoreline
Boulevard to the south, reducing the width of the median
and providing more property for public use north of I-37.
As part of this improvement the west bound lanes of I-37
should be expanded from one lane to two lanes between
Mesquite Street and the merge with the US 181
southbound exit to 1-37.
POLICY The City should conduct a comprehensive analysis of the
STATEMENT Uptown/Downtown street circulation system, with necessary
CS revisions made to current one-way and two-way streets. In
STUDY addition, the study should address the feasibility of a better
NEED alignment of Tancahua and Carancahua Streets with Santa Fe and
Third Streets, respectively.
POLICY The Planning Department and Traffic Engineering Division shall
STATEMENT establish a parking monitoring and management program to
C6 _ assure sufficient parking availability as the South Central area
becomes intensively developed. This monitoring program shall
apply to all areas zoned B-6 (no parking is required in B-6 zones)
and other areas deemed appropriate by the City. Currently, there
is an oversupply, or "under demand" of available parking in the
South Central Area due to the high percentage of vacant buildings.
As these vacancies diminish and the need for additional parking
arises, Staff will make recommendations to the Planning
Commission and City Council regarding specific parking projects
and programs to meet predictable needs.
II a. Emphasis shall be placed on encouraging the private sector
to work out agreements with adjacent uses to share parking.
■ b. Improve signage to public parking lots in the South Central
area.
c. If the lack of parking becomes a problem, the City should
consider providing public parking and /or amendments to the B-6
zoning district to include parking as a development requirement.
34
SOUTH CENTRAL ADP
Adopted by City Council
Nay 21, 1991
PORT ADP
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•6 Lanes, 400 Ft.
ROW (Varies),
Limited Access,
Divided Highway.
Frontage Roads
each side 36 Ft.
B.B.
ARTERIALS
.6 Lanes, 100 Ft. 6
ROW Minimum,
80 Ft.B.B.,Divided
Roadway with
Landscaped
Median.
.5 Lanes, 80 Ft.
ROW Minimum,
62 Ft. B.B.
.4 Lanes, 60 Ft.
ROW Minimum,
48 Ft. B.B.
.3 Lanes, 60 Ft.
ROW Minimum,
40 Ft. B.B.
.2 Lanes, 60 Ft.
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40 Ft. B.B.
COLLECTORS
5
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GRADE SEPARATIONS
(GS)
.GS Over -pass
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WATER
SWITTLE
TRANSPORTATION PLAN
FIGURE 11
32
• 0
x tt
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
POLICY
STATEMENT
B.30
The City's Zoning Ordinance and Codes should include
mechanisms for controlling the location of sexually oriented
businesses and other potentially obtrusive uses, such as peddling,
etc. in the Central Area and throughout the City. These
mechanisms should establish an appropriate zoning process for
sexually oriented business uses. This should be combined with a
minimum distance requirement between two or more sexually
oriented businesses in order to prevent concentration of these
businesses in an area. These uses should also be prevented from
locating near schools, churches, parks, beaches, playgrounds and
residential uses.
30
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
• b. Private and public signage of all types should have stringent
design controls consistent with the tourist and recreational theme
of the Bayfront. Public signage should be standardized and
billboards and portable signs should be eliminated;
• c. Utilities should be placed underground;
• d. The City should establish a facade restoration program for
designated corridors; and
• e. Public art projects could be placed in gateways and
strategically located in scenic corridors, consistent with the
Municipal Arts Commission's public art guidelines/plan.
POLICY Promote pedestrian activity at street level along designated
STATEMENT pedestrian corridors (see Figure 10). The highest priority for
B.29 improvement should be the Peoples/Schatzel and Upper Broadway
Street corridors. Other high priority corridors include Chaparral
Street, seawall/waterfront walk, Starr Street and Lawrence Street.
Pedestrian corridors should link points of interest in the area such
as tourist destination points, historical, recreational, cultural, and
retail activities. The Park and Recreation Department should have
jurisdiction over public properties in these corridors.
Design objectives for these corridors should include:
• a. Decorative paving materials required on all pedestrian
corridors. The City should determine the types of decorative
materials that would comply with the policy.
• b. Coordinate mass transit services with pedestrian corridor
improvements (i.e., assure corridor improvements are placed at
bus stop locations and lead up to any water taxi, or high speed
water terminals).
• c. Construct greater pedestrian amenities such as decorative
lighting and street furniture, drinking fountains, storefront awnings,
and shade structures, and public informational signage specifically
for the pedestrian.
• d. Make all pedestrian corridors handicap accessible.
28
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
b. Once City Council adopts a list of historic structures /
districts, an incentive program encouraging property owners to
preserve and restore designated structures should be considered.
Restoration should allow for contemporary use and emphasize
restoration of property exteriors.
The City should have programs to encourage property owners
who are willing to restore historic structures. Such programs may
include tax abatements, freezes on taxes, low interest loans for
restoration, etc. Programs creating visibility of restored properties
are beneficial helping the public recognize where historic
structures are. Some cities have used annual events/tours of
historic homes and historic plaques to educate the public and
generate interest in historic preservation.
POLICY The City should establish development regulations along streets
STATEMENT designated as view or scenic corridors and gateways. (see Figure
B.28 9)
View corridors are defined as streets where the City wishes to
preserve clear site to a natural or man-made feature. Those
features might include the bay, harbor bridge, or a historic home,
etc. Primary emphasis is on the view from the corridor to the
point of interest with secondary emphasis on the attractiveness of
the corridor.
Scenic corridors are defined as streets where the City wishes to
enhance highly traveled streets or entry ways. The primary
emphasis is on providing an attractive view from a vehicle or
pedestrian passing.
Gateways are designed to give a sense of place marking passage
from one area to another. For example, 1-37 in the vicinity of
Shoreline Boulevard, or 1-37 and the Crosstown Expressway.
Major landscaping, statuary, and lighting are appropriate at
gateways. When these improvements are made they create a
distinct and memorable place.
Design objectives along view and scenic corridors include:
• a. Landscaping on private property should be consistent with
the palm planting theme established on Shoreline Boulevard
median and the Landscape Ordinance;
26
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
POLICY The industrial development in Planning Area D, should not
STATEMENT extend farther south ward into Planning Area E, Established
B.24 Residential Neighborhoods.(see Figure 2, Land Use and
PLANNING Development Plan)
AREA
D
POLICY The commercial strips on Staples Street and on Morgan Avenue
STATEMENT should not extend any farther in the adjacent residential areas
B.25 than displayed on the Land Use and Development Plan map (see
PLANNING Figure 2).
AREAS
F, E AND G
POLICY Redevelopment within the Low to Mid Rise Professional Office
STATEMENT and Residential area (see the Land Use and Development Plan -
B.26 Figure 2) should be encouraged as long as the redevelopment
PLANNING does not detract from the residential neighborhood. Much of this
AREA area is used for single family or multi -family residential or for
G professional offices. Professional office uses are generally
compatible with single and multi -family development in this area.
However, commercial uses would have a more deleterious effect
and should be avoided. In order to protect the existing residential
uses and encourage new residential, including higher density
residential, the City should prevent conversion of property from
residential or professional office uses to commercial zoning.
POLICY The City should identify and protect any structures in the South
STATEMENT Central area that are of historic significance to the community.
B.27 The following strategy is suggested as a means to encourage
historic preservation.
I. a. Establish a City Council adopted Historic Preservation
Survey and Plan. The Plan should include a citywide list of
historic structures. Such list should be formulated and reviewed by
recognized historic preservation authorities including the Corpus
Christi Landmark Commission, and the Nueces County Historical
Society and any other recognized historical societies. The Plan may
include at least four lists:
Structures that are recognized as historic and for which
24
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
POLICY
STATEMENT
B.15
CIP
NEED
POLICY
STATEMENT
B.16
The City Planning Department, in conjunction with the Heart of
Corpus Christi, should propose changes to the sign ordinance in
"B-5" and "B-6" zoning districts. The sign requirements for these
districts should be carefully reviewed and changed to conform
with the intent of the South Central Area Development Plan. The
sign changes should help ensure development of an attractive and
appealing atmosphere in the downtown area.
As a minimum, consideration should be given to:
• a. Prohibition of off -premises signs.
• b. Signs should be oriented and scaled for pedestrian traffic.
• c. Maximum signage allowed should be in proportion to linear
feet of building frontage, total building or site size.
• d. No window signs should be allowed above pedestrian level.
• e. Projecting signs should be allowed and encouraged.
• f. Adequate free standing signs should be permitted for
entrances.
• g. Roof signs should be prohibited.
• h. Wall signs should be allowed.
• i. Portable signs should be prohibited.
• j. Banner signs should be controlled. Public signage in the
form of banners should only be done as part of a
standardized design.
The highest priorities for installation of new public art projects
are at:
▪ a. 1-37 at Shoreline Blvd.;and
▪ b. La Retama Park
These are very important locations, as 1-37 at Shoreline is a
natural community entrance and La Retama Park is a focus for
the downtown area. Prominent, enlivening art should be made at
these locations with the help of grant money and private
donations.
22
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
II h. In order to create a significant resident population in the
area, the City should consider incentive programs making
residential redevelopment more attractive to property owners.
Such program might provide Community Block Grant Funds
(CDBG) for low interest loans where a property owner agrees to
rehabilitate a vacant office building, with a certain percentage of
the building devoted to apartment units.
POLICY The City should create urban design guidelines in coordination
STATEMENT with the Heart of Corpus Christi for public and private
B.14 development occurring within the area identified as the "TARGET
AREA". The Target Area contains approximately 40 city blocks in
the heart of downtown, generally bounded by 1-37, Kenny Street,
Lower Broadway Street and the Bayfront.(see Figure 7) These
guidelines should facilitate joint public/private cooperation in
landscaping and public space management and establish standard
features for lighting and signage. Any urban design guidelines
put in place should only address features that can be viewed from
the street. Therefore, such guidelines would focus on facade and
street scape improvements and not on interior design features.
20
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
U.S. Hwy.
181
Courthouse Site,
only If not restored.
Downtown Exchange
Legend
Tracts/B/ocksfor
consideration
18
Convention Center
I-37 Entry
Twigg Street
Coliseum
Ocean Drive
SOUTH CENTRAL ADP
Adopted by City Council
Nay 21, 1991
POLICY For the area north of 1-37 and east of U.S. 181, the City should
STATEMENT rezone B-5, Primary Business District areas to B-2, Bayfront
B.8 Business District.
PROPOSED
REZONING Rezoning of B-5 areas will create greater consistency with South
Central plan objectives, encourage more amenities and provide
greater signage control. If the City adopts PRIVATE property
design controls other zoning classifications with less setback or
signage controls may be considered.
POLICY The City should continue discussions with the U. S. Corp of
STATEMENT Engineers to consider relocation of their facilities out of the
B.9 Bayfront Arts and Science Park and/or to rezone the property
from 1-3, Heavy Industrial District to B-2, Bayfront Business
District.
POLICY Encourage Heritage Park to expand within the boundaries
STATEMENT displayed on the 1-37 to the Ship Channel Development Concept.
B.10 Greater emphasis should be placed on promoting visitor oriented
commercial activities within existing and future public and
private, renovated structures, such as restaurants, gifts shops and
art galleries. Activities which generate significant amounts of
traffic and activity both from out of town visitors and residents are
highly desirable.
• a. The first priority for obtaining greater use within the area
should be to encourage high quality theme (Mexican, Italian,
German, Irish, etc.) restaurants. Such uses would generate more
night time activity on a regular basis than any of the existing
Heritage Park activities.
• b. The City should continue to encourage development of gift
shops, art galleries, artisan working areas, etc.
• c. Rental monies from Heritage Park activities should be used
for the improvement of Heritage Park.
POLICY An arena is appropriate for the South Central area and should
STATEMENT continue to be pursued. It is premature at this time to select a
B.11 single site but it should be one of the issues reevaluated in the
biannual redevelopment planning process.(see Policy Statement
13.2)
16
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
POLICY Once narrowing of the medians on 1-37 occurs, as illustrated on
STATEMENT the 1-37 to Ship Channel Development Concept, the resulting
B.7 larger blocks should be set aside for landscaping and
conservation -public use. These public areas should be considered
in each biannual review of this area taking into account
additional information including the status of the Court House
site. Landscaping on 1-37 and on the blocks in front of the Court
House should be sensitive in design to preserve views of the bay
from the Court House/U.S. 181 and from the bay back to the
Court House. Narrowing of the 1-37 medians at Shoreline
Boulevard may be accomplished with a number of designs.
Figures 4 and 5 represent one of several possible alternatives.
• Courthouse Site
(Ens' ting)
• New 1-37 R.O.W.
(170 feet) including
Landscaping Setbacks
• Landscaping and
Conservation -Public
use.
• Medians (50 feet) with
Water feature.
• New Traffic Circle with
Water feature and public
art
1-37 REALIGNMENT
FIGURE 4
14
SOCA_ JENTRAL ADP
Adopted by City Council
May 21, 1991
w,
05
7
=OR
_JJ
LEGEND
1 Future Festival Facility
and Surface Parking
2 Convention Center
Waterfront Park and Plaza
2a Convention Center Expansion
(second level), Alternative
1 of 2
3 Parking Structure/Public
Use
4 Convention Center Expansion
(all levels), Alternative
2 of 2
5 Heritage Park
5a Heritage Park Expansion
Parking Structure/Public
Use
6 Parking Structure/Hotel
Public Use
7 Hotel
8 Parking Structure/Public
Plaza/Retail
Hotel/Office/Retail
Historical Zoning -Private
Property/Limited Public
Acquisition
10a Historical Zoning -Private
Property/Limited Public
Acquisition
11 Old Courthouse (Existing)
lla Landscaping;Public-
Conservation
12 Landscaping;Public-
Conservation
13 Landscaping;Public-
Conservation
Tourism Services
I9
110
1
O
■ ■
o
fl
Gateways
HASP Grand Entrance Feature
Grand Entrance Way
Pedestrian Way
Street System
Street Closure
Landscaping
1-37 TO THE SHIP CHANNEL DEVELOPMENT CONCEPT
FIGURE 3
12
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tillIalaan ging
itilflia Ma
1111
MININUI
O
■ ■
o
fl
Gateways
HASP Grand Entrance Feature
Grand Entrance Way
Pedestrian Way
Street System
Street Closure
Landscaping
1-37 TO THE SHIP CHANNEL DEVELOPMENT CONCEPT
FIGURE 3
12
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
POLICY
STATEMENT
B.4
The City, Port, State Department of Highways and Public
Transportation, Regional Transit Authority, and Texas State
Aquarium should encourage and develop opportunities for tourist
oriented developments on both sides of the ship channel and
provide functional and attractive facilities for tourist access.
Maximum development for areas located north and south of the
ship channel in the vicinity of U.S. 181, will depend on a mutually
supportive, planned, and coordinated effort. Special lighting,
signage, landscaping, and street furniture should be used to help
visually and functionally integrate public projects on both sides of
the ship channel. Appropriate site design objectives include:
• a. Increase development potential and flexibility by aggregating
key land areas into larger development tracts.
• b. Plan for simultaneous events within the Bayfront Arts and
Science Park (BASP), Convention Center, Heritage Park, Festival
areas, Cargo Dock 1, etc. with minimal vehicular disruption.
• c. Organize vehicular movement and close excess ROW.
• d. Expand Convention Center grounds and take advantage of
its bayfront location by creating a waterfront public park and plaza
south of the Convention Center on Shoreline Boulevard and Barge
Dock. Creation of this public park plaza will complement
Convention Center expansion, create a location for small festivals
and enhance large festival activities occurring on Shoreline
between 1-37 and the Convention Center.
• e. Establish grand entrance features, i.e., special signage,
landscaping, statuary, fountains, etc., at key entrances to the BASP
and improve the entrance ways leading to Resaca and Chaparral.
Grand entrance features are similar to gateways" except gateways
will use more land and be larger in scale. (see Policy Statement on
Scenic Corridors)
• f. Improve appearance of the 1-37/Shoreline area.
• g. Develop a pedestrian mall and promenade. The mall would
provide a special pedestrian way, or linkage, between Heritage
Park, festival areas , the BASP, and Cargo Dock 1. The
promenade would be located on the bayfront edge. These
pedestrian ways would be constructed with attractively designed
and consistent pavement, lighting, landscaping, and public signage.
10
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
PORT ADP
RAI OSTM BLVD.
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A. I-37 to the SHIP CHANNEL Development in
this area should adhere to the highest level of quality
and design. Major emphasis in this area shall be the
creation of a public complex staging a variety of
events suited to tourists, conventioneers and local
citizens. See Policy Statement 8.2 and 8.4.
.A.1 CARGO DOCK 1 MARKET The City should
continue to be supportive of the Port of
Corpus Christi's adaptive reuse program to
convert industrial property to visitor
oriented comrercial activities. The two
agencies should work together to assure
compatible development as new initiatives are
proposed.
i .A.2 HERITAGE PARK Maintain historic theme and
intimate scale of Heritage Park. Any new
construction should be designed to be
consistent with the historic nature of
Heritage Park. See Policy Statement B.10.
.A.3 INDUSTRIAL USES Encourage incompatible
industrial uses to relocate to appropriate
locations in the city. In the interim, the
industrial uses should be landscaped and
screened from view.
.A.4 CORPUS CMISTI BEACH VILLAGE Develop
maximum pedestrian access to the BASP.
.wN+
8. UPTOWN OFFICE AREA Promote continuation of
high-rise/large scale office conplexes with accessory
retail and service uses. Contains City Hall, County
Courthouse, Texas Employment Conmiss ion, Corpus Christi
Independent School District, Central Power and Light
and Southwestern Bell. See Policy Statement 8.12.
C. BAYFRONT AND DOWNTOWN BUSINESS
DISTRICT The City should promote hotel, motel, and,
entertainment uses on the bayfront and downtown areas.
The bayfront is defined as frontage on Shoreline Blvd.
and/or properties encompassing an entire block on
Shoreline. See Policy Statement 8.13.
D. INDUSTRIAL AREA Capitalizing on railway,
freeway and state highway access, encourage commercial
and industrial rehabilitation programs. Use land use
buffering to protect the residential neighborhood. See
Policy Statement B.24.
E. ESTABLISHED NEIGHBORHOODS Primary
objectives are to maintain, protect, and enhance these
stable residential neighborhoods. This can be achieved
by preventing intrusion of non-residential uses. See
Policy Statement 8.25.
F. ESTABLISHED COMMERCIAL CORRIDOR Land
use buffering (e.g., screening of commercial uses from
adjacent residences, limiting uses that may create a
nuisance), primarily through the zoning ordinance,
ensuring corpatibi lity with adjacent residential areas.
See Policy Statement B.25.
6. LOW TO NID RISE OFFICE AND
RESIDENTIAL An older residential area that is
transitioning to a professionallservice orientation.
Redevelopment to office or service uses should be
encouraged as long as they do not detract from existing
residential uses. In order to meet this objective new
non-residential uses may need to exceed ordinance
requirements for parking, landscaping, screening, etc.
See Policy Statement B.26.
WATER SHUTTLE
The proposed water shuttle route will give greater
tourist exposure to the downtown and Aquarium.
GATEWAYS
Recommended at major entrances to the city, central
area and bayfront. See Policy Statement 8.28.
LAND USE AND DEVELOPMENT PLAN - FIGURE 2
PLANNING DEPARTMENT CITY OF CORPUS CHRISTI OCTOBER 1990
NOTE: This land use map is illustrative of policies and objectives, and goals of the Comprehensive Plan but is not to
scale and cannot be used by itself to determine.eouncil intent. Please refer to detailed text. Also see 1-37 to the
Ship Channel - Development Concept.
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
A.
ENVIRONMENT
POLICY The City Park and Recreation Department should coordinate with
STATEMENT City Engineering Services and U.S. Corps of Engineers to
A.I establish a program to:
PROGRAM NEED
• a. Monitor Emerald Beach and McGee Beach erosion;
• b. Schedule beach replenishment and maintenance; and
• c. Propose capital improvement projects to protect the
shoreline.
POLICY All public and private construction should be in accordance with
STATEMENT Federal Emergency Management Agency (FEMA). Compliance
A.2 with these standards will ensure continued availability of flood
insurance to the community through the National Flood Insurance
Program.
POLICY Maintain the one -mile minimum distance from the shoreline for
STATEMENT any drilling operations. §
A.3
6
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
▪ b. Revitalize deteriorated housing and promote new
residential development in those areas that are best suited for
residential development. Opportunities for mixed commercial
and residential uses are encouraged when such mixing is part of a
well integrated development plan.
▪ c. Propose appropriate land uses and a compatible
transportation network to serve future land uses.
▪ d. Emphasize conflict -free pedestrian corridors and pathways
to connect both ends of the downtown, bayfront and Corpus
Christi Beach, and maximize use of public areas.
▪ e. Facilitate infrastructure planning through a reasonable
estimate of future land use.
▪ f. Unify downtown, uptown, bayfront, the Bayfront Arts and
Science Park, Texas State Aquarium, and the expanding public
complex of the Port of Corpus Christi's People Projects.
▪ g. Preserve and enhance public access and recreational
opportunities along the Bayfront.
▪ h. Recognizing that future land values will tend to discourage
surface parking areas in the Central Business District (CBD) and
Bayfront, develop appropriate off-street parking and support
areas in proximity to the Central Business District.
▪ i. Encourage a high level of urban design consistency and
construction standards for public spaces to promote tourist
oriented development in the Plan area.
▪ j. Maximize redevelopment opportunities, public spaces, and
pedestrian movement in the area between 1-37 and the ship
channel, and establish a clear and functional entry way to the
Bayfront Arts and Science Park (BASP). Objectives include:
• Aggregating land into several redevelopment parcels to
maximize flexibility, opportunities and desirability for new
uses such as a hotel, arena, festival park, etc.
• Organize vehicular movement through the area,
establishing a gateway/entrance, and separate pedestrian
and vehicular pathways as practical.
4
SOUTH CENTRAL ADP
Adopted by City Council
May 21, 1991
Plan formulation included development of technical papers for the
area which describe existing conditions and background
information. These papers are available from the Planning
Department.
SOUTH CENTRAL DEVELOPMENT PLAN AREA
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- `'1 ADP
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FIGURE 1
2
Corpus Christi, Texas
day of �` ,]91
The above resolution was passed by the following vote:
Mary Rhodes
Cezar Galindo
Leo Guerrero
Betty Jean Longoria
Edward A. Martin
Joe McComb
Dr. David McNichols
Clif Moss
Mary Pat Slavik
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CITY OF CORPUS CHRISTI
SOUTH CENTRAL AREA DEVELOPMENT PLAN
PUBLIC HEARING
The Corpus Christi City Council will conduct a
PUBLIC HEARING on the SOUTH CENTRAL
(DOWNTOWN) AREA DEVELOPMENT PLAN on
Tuesday, May 7, 1991, in the City Council
Chambers of City . Hall, 1201 Leopard Streit,
Corpus Christi, Texas at 2:00 pm. Proposed Plan
policies address development or redevelopment of
public and private property including the Bayfront
Arts and Science Park, Heritage Park, downtown,
uptown and other nearby areas. Other Plan policies
pertain, to public art 'end urban design for the
downtown, signets, landscaping, transportation
improvements and festival park locations. This
proposed Plan has been recommended for City
Council adoption by the City Planning Commission
after conducting 4 public meetings and receiving
numetus, comments from citizens and Public
Boards/Commissions.,
For more information call Robert Payne, Senior City
Planner with the Department of City Planning and
Urban Develo 880-3560.