HomeMy WebLinkAbout021359 ORD - 03/31/1992AN ORDINANCE
ADOPTING THE CITY OF CORPUS CHRISTI PRESERVATION PLAN,
AN ELEMENT OF THE COMPREHENSIVE PLAN.
WHEREAS, the Comprehensive Plan provides overall guidance for land development
decisions regarding zoning, plating, land use, annexation, transportation, economic development,
public services, capital improvement programming, and the environment throughout the city and
adjacent areas;
WHEREAS, the Preservation Plan formulates a strategy to insure that the City of
Corpus Christi protects its significant areas, sites, structures, and buildings of historical character
and that its citizens experience a high quality of life;
WHEREAS, the Planning Commission and the Landmark Commission have reviewed
and recommends approval of the Preservation Plan as an element of the Comprehensive Plan.
NOW, THEREFORE, 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 Preservation Plan, a substantial copy of which is attached hereto
and made a part hereof, marked Exhibit "A."
SECTION 2. That the Preservation 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.
MAYOR
THE CI
APPROVED: / //DAY OF DECEMBER, 1991
JAMES R. BRAY JR., CITY—ATTORNEY
/1>
sy
ityAttorney
By
Assistant
RPIS4O.044.kp
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CORPUS CHRISTI
aucaomma
021K9 9a INDEXED
t the foregoing ordinance was read for the first time and passed to its second read'ng on t'
11 day of I (�.v'� l , 19 (�? , 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
41
Cult-
Thatthe foregoing ordinance was read for the second time and passed to its third reading on
this the 2y day of MQ,VC bA , 19 42 , 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
No
That the foregoing ordinance was read for the third time and passed finally on this the
day of 1\,,(‘0,,ste,i^ , 19 £k2_ , by the following vote:
Mary Rhodes
Cezar Galindo
Leo Guerrero
Betty Jean Longoria
N
PASSED AND • disk"' ' VED, this then
A
Ci ecretary s
Edward A. Martin
Joe McComb
Dr. David McNichols
Clif Moss
Mary Pat Slavik
day of a C (�
NJ6
,19Q .
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MAYO
THE CITY OF CORPUS CHRISTI
APPROVED:// DAY OF /2? , 19<:
/1Pviean Clm'P✓l�P�/
JAMES : t Y, JR., CI TTORNEY-"irate_
By /'_ e Assistant City Attorney
044
021359
AN ORDINANCE
ADOPTING THE CITY OF CORPUS CHRISTI PRESERVATION PLAN,
AN ELEMENT OF THE COMPREHENSIVE PLAN.
WHEREAS, the Comprehensive Plan provides overall guidance for land development
decisions regarding zoning, plating, land use, annexation, transportation, economic development,
public services, capital improvement programming, and the environment throughout the city and
adjacent areas;
WHEREAS, the Preservation Plan formulates a strategy to insure that the City of
Corpus Christi protects its significant areas, sites, structures, and buildings of historical character
and that its citizens experience a high quality of life;
WHEREAS, the Planning Commission and the Landmark Commission have reviewed
and recommends approval of the Preservation Plan as an element of the Comprehensive Plan.
NOW, THEREFORE, 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 Preservation Plan, a substantial copy of which is attached hereto
and made a part hereof, marked Exhibit "A."
SECTION 2. That the Preservation 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.
ATTEST:
City Secretary
APPROVED:
JAMES R
By -
Assistant
MAYO
THE CI
/5 /4(DAY OF DECEMBER, 1991
BRAY JR., CITY—ATTORNEY
ity Attorney
RP1840.044.kp
0213V3
CORPUS CHRISTI
CITY OF CORPUS CHRISTI
PRESERVATION PLAN
AN ELEMENT OF THE COMPREHENSIVE PLAN
APRIL 1992
APPROVED MARCH 31, 1992 BY CITY COUNCIL
(ORDINANCE NO. 021359)
EXECUTIVE SUMMARY
PRESERVATION PLAN: AN ELEMENT OF THE COMPREHENSIVE PLAN
Interest in preservation has steadily grown throughout the nation. Urban and
rural areas are taking positive actions in an effort to preserve their heritage and
maintain the stability of its resources. The scope of this action ranged from
encouraging citizens to preserve their historical elements, protecting natural
resources, designating landmarks, and preserving commercial/neighborhood
character through enforcement of building codes and ordinances.
It is the City's belief that preservation is an important element of the city in
which a plan of action should be developed to protect Its unique resources. To
accomplish this task, the Preservation Plan creates a process as well as policies
and guidelines in protecting resources and serves as a component to the
Comprehensive Plan. The Comprehensive Plan is the official statement adopted
by City Council addressing desirable future growth and development of the city.
Like all other elements of the Comprehensive Plan (Le. Land Use, Annexation,
Economic Development), the Preservation Plan is subject to continuous review and
revisions.
The Preservation Plan is divided into five chapters. Chapter I is an
introduction to the Plan's concept and how it relates as an element to the
Comprehensive Plan. Chapter I1 discusses existing preservation measures which
the City adopted by ordinance. These measures include designating landmarks
with "HC" Historical/Cultural zoning; maintaining commercial/residential character
through enforcement of zoning, platting, and building codes; and protecting the
environment by adhering to Federal regulations. This chapter also provides
information on federal, state, and local agencies' involvement with preservation.
Chapter III addresses the goals/objectives of the Pian. The goals/objectives stress
benefits of the Plan in protecting/stabilizing resources, creating civic pride, aiding
in tourism, and providing measures in strengthening the City's economy. Chapters
IV and V offer clear policy statements which the City should use as a guide in
protecting man-made and natural resources. Some of these policies suggest:
1) Performing a site survey of the City's resources and designating
those of significance; (Page 9)
2) The development of a new "HC" Historical/Cultural zoning
district which offers a diversity in the level of protection for
resources; (Page 15)
3) A review process when demolition/removal of a "HC" property
of potentially historical resource is requested or recommended;
(Pages 20-21)
Executive Summary
April 10, 1992
Page 2
4) Supporting preventive maintenance programs for man-made
scenic resources (i.e. Seawall, T and L Heads); and (Page 24)
5) Preserving bay and creek access and views. (Page 25)
With the adoption of the Preservation Plan, a basic strategy in protecting the
City's resources will be outlined and ready for implementation.
(A:105EXS.008-FGM)
TABLE OF CONTENTS
Page
I. Introduction Preservation Plan: An Element of the Comprehensive Plan 3
II. Background
3
III. Preservation Plan Goals/Objectives 7
IV. Historical/Resources Preservation Policies 8
V. Environmental Preservation Policies 25
— 2 —
I INTRODUCTION
PRESERVATION PLAN: AN ELEMENT OF THE COMPREHENSIVE PLAN
Preservation offers tangible and intangible benefits to the City. The purpose of the City's Preservation Plan
is to formulate strategy to ensure that the City of Corpus Christi protects its significant areas, sites, structures,
and buildings of historical character and that its citizens experience a high quality of life. When resources of
the community are protected, the City receives many benefits, an education of our history, preservation of the
environment, increased property values, development of a variety of tourist sites, and a better quality of life.
The Preservation Plan is needed to ensure that these benefits are accessed. The Plan will offer goals and
objectives the City should work toward in preserving its resources.
City policies are developed, unified, and explained to assist City officials and the general public in
understanding the direction the preservation movement should take. To set in motion the preservation of the
City's resources, the Preservation Plan is developed and incorporated as an element of the City of Corpus
Christi's Comprehensive Plan. The Comprehensive Plan is a series of plans that provide the public and private
sectors with guidelines for future development. Basically, the Comprehensive Plan provides overall guidance
for land development decisions regarding zoning, platting, land use, annexation, transportation, economic
development, public services, capital improvement programming, and the environment throughout the city and
adjacent areas.
The Preservation Plan includes identification of properties, criteria for certification, and suggestions for
programs and funding sources. The Landmark Commission is charged with submitting its recommendations to
the Planning Commission for inclusion in the Comprehensive Plan. Once the Preservation Plan is acted on by
the Planning Commission and adopted by the City Council, the policy statements will serve as a mechanism for
directing and justifying Capital Improvements (CIP), Community Development Block Grants (CDBG), Economic
Development expenditures, and revising land control ordinances as necessary to implement the Preservation
Plan. The adoption of the Preservation Plan by itself does not constitute sufficient legal tools necessary to fully
implement the Plan. With the adoption of these policy guidelines and subsequent regulations to implement
them, the City of Corpus Christi will be better equipped to logically and systematically preserve important
historical elements within the community.
II. BACKGROUND
Preservation efforts in Corpus Christi take the form of historical restorations and protective "HC" Historical -
Cultural zoning of buildings, sites and objects; maintenance of commercial and residential character through
— 3 —
enforcement of the building code, zoning ordinance, platting ordinance; and protecting the environment by
adhering to Federal regulations.
Preservation is accepted and seen as a legitimate and effective tool in planning. It serves for the protection
of structures, objects, sites, and the environment. Quality of life and preservation objectives have practical
foundations in land use laws and have been legally upheld in the U. S. Supreme Court. Incentive programs and
regulatory guidelines to encourage preservation and the quality of life were formulated at the Federal level.
Basically, these agencies regulate structures, environment, and function as follows:
FEDERAL AGENCIES
Department of Housing and Urban Development (HUD)
This agency provides grants to locals for provision of housing for low and moderate income persons,
restoration of non-profit historical properties, construction of neighborhood/community facilities, basic
water and sewer infrastructure, beautification of public open spaces, preparation of the Comprehensive
Plan, and administers tax incentives for the restoration of historic structures through the Economic
Recovery Act of 1986.
Department of Interior. Federal Water Quality
With the passage of the Federal Water Quality Act of 1965, water quality standards for interstate and
coastal waters were established. This Act allowed states to develop standards for interstate water
quality within their jurisdiction, subject to review and approval by the Secretary of the Interior. The
Federal Water Quality Administration is primarily responsible for water pollution control efforts.
National Park Service:
The National Park Service administers the Land and Water Conservation Fund Act which provides
funds to the State and distributes funds to locals for acquisition of recreation land and development of
recreation facilities.
U. S. Army Corps of Engineers
This entity regulates, protects, and enhances publicly available/owned shore areas, parks, or conservation
areas through the authority of the Beach Erosion Control Program. It administers an active Flood Plain
Management Service Program designed to provide communities with flood information and mapping.
Other components under its authority include wetlands, dunes, and navigable waters.
— 4 —
Department of Agriculture
This agency is involved in programs for recreation, water, soil, and landscape conservation for urban
and rural areas.
Department of Health and Human Services
Passage of the Air Quality Act of 1967 strengthened the movement of setting air quality standards
enforced by the Department of Health, Education, and Welfare. The Department also regulates the
disposal of solid waste.
STATE AGENCIES AND ENABLING LEGISLATION
Policies and programs formulated at the federal level are carried out by state agencies. Each
state agency is allocated funds by the federal government to administer its programs and
disseminate funds to local entities. Those agencies are:
Texas Historical Commission (THC)
The Commission is responsible for administering, preparing, and maintaining the statewide
Comprehensive Preservation Plan and the recorded Texas Landmark Program. THC
disseminates funding and acts as a consultant to local preservation entities and approves
National Register nominations before they are forwarded to the State Department of Interior.
Texas Antiquities Committee
Charged as the legal custodian of all cultural resources, historic and prehistoric, owned by the
State of Texas, this committee is governed by the Federal Archeological Resource Protection
Act of 1979.
State Enabling Legislation for Historic Preservation
State legislation provides for local community zoning to support the conservation of historic and
cultural resources. It gives municipalities the authority to zone for "the purpose of promoting
health, safety, morale, and for protection and preservation of plans and areas of historic and
cultural importance to regulate and restrict construction, alteration, reconstruction, or razing
of buildings and other structures," including designated places and areas of historic and cultural
importance.
Texas Department of Transportation
The preservation efforts of this department are directed by the National Department of
Transportation Act, Section 4(f) that prohibits the "use" of any historic site by a federal or
federally assisted highway unless there is "no prudent and feasible alternative."
Addressing Local preservation issues has been a concern of the City Council. The Council has formed
advisory boards and commissions and appointed staff to county boards to review issues that have a bearing on
the protection and enhancement of Corpus Christi's resources. These entities and board functions are as
follows:
Agency Function
Board of Adjustment Reviews objectionable uses and allows
minor development flexibility;
Building Standards Board
Corpus Christi City Council
Corpus Christi Planning &
Zoning Commission
Reduces substandard buildings/conditions
through action requiring demolition or
rehabilitation;
Adopts Comprehensive Plan as official goals
objectives of the City and adopts Zoning
Ordinance text and district map, capital
improvement programs, and other implementation
tools as appropriate;
Establishes Preservation Plan as part of the
Comprehensive Plan and recommends to City
Council appropriate zoning, other land use controls, and
capital improvements necessary to achieve goals and objectives
of adopted Preservation Plan; and approves plats of
properties;
Landmark Commission Recommends to Corpus Christi Planning and
Zoning Commission means to preserve historical
structures, objects, and sites, and reviews building/site
proposals on designated properties;
Nueces County Dunes
Protection Commission
Monitors development in close proximity to dunes
area;
Off -Shore Drilling Committee Monitors oil spills within waterways.
111. PRESERVATION PLAN GOALS/OBJECTIVES
The objective of the Preservation Plan is to create a vital urban community and an environment reflecting
its unique character. Identifying sites and environmental areas significant to the City is the first step in preparing
a plan. A second step is to create preservation policies and the last step enforcement of such policies. The Plan
will serve as a tool in the planning process when issues such as placement of utilities, location of public facilities,
location of land uses, and zoning have an impact on preservation. Foreknowledge of development concerns in
areas of the city could eliminate physical problems which conflict with preservation and the quality of life.
The general goals of the Preservation Plan are:
1) To protect, enhance, and perpetuate historic landmarks of the City;
2) To stabilize and improve property values of historic landmarks, commercial, and
residential properties of older character;
3) To create civic pride in the accomplishments of the past;
4) To utilize the City's history as a tool in attracting tourists and visitors; and
5) To strengthen the City's economy.
OBJECTIVES:
Objectives of the Preservation Plan are identified and required by the Zoning Ordinance as follows:
1) Identify and catalog buildings, structures, sites, districts, areas, lands, and other objects
of special architectural, historical, archaeological or cultural value, along with
statements of fact which verify their significance.
2) Establish criteria to be used in determining whether certain buildings, structures, sites,
districts, areas, lands, and other objects should be designated as landmarks.
3) Establish guidelines to be used in determination of whether to grant or deny Certificate
of Appropriateness and Certificates of Demolition or Removal.
4) Formulate a program for private and public action which will state the role of various
private and City agencies in preservation of landmarks.
5) Suggest sources of funds for preservation and restoration activities and acquisitions, to
include federal sources, state sources, private and foundation sources.
6) Recommend to the proper agencies and property owners incentives and use plans
designed to encourage historical and cultural preservation and to promote the economy
through such preservation and uses.
IV. HISTORICAL/RESOURCE PRESERVATION POLICIES:
Preservation of the City's resources is critical in providing for a better future and also serves as
documentation of a civilization's past. Preservation has evolved in a manner in which it serves communities in
various ways: Economically - it serves to recycle old structures; Environmentally - protects and enhances natural
and man-made amenities; Socially - it aids in revitalizing and stabilizing commercial and neighborhood
properties; and Symbolically - it links the culture of the past to the present. To encourage preservation, the City
should adopt the Preservation Plan and develop programs and incentives as directed by the Policy Statements.
A. HISTORICAURESOURCE PRESERVATION
Al POLICY STATEMENT
The Landmark Commission, established by the City Council in 1974, should continue
commenting and making recommendations on zoning designations, the Preservation Plan,
and other issues that impact preservation.
The Landmark Commission's primary tasks are to:
1) Consider specific sites, structures, and districts for designation as historic
landmarks;
2) Communicate with property owners to rehabilitate potential landmarks as an
alternative to demolition;
— 8 —
3) Promote preservation through education;
4) Update a resource survey; and
5) Promote preservation through the Planning/zoning process.
A.2 POLICY STATEMENT
Historical sites, structures, buildings, and objects that significantly reflect man's traditions
and cultural development should be identified and preserved through an active program
by the Landmark Commission.
Historical elements identified in the Preservation Site Survey should be catalogued
according to area concentration and earliest period. Further field investigation and detail
studies of sites identified in the initial site survey should be prioritized as follows:
1) Blucher Park Area
2) Old Irish Town
3) Furman Street
4) South Bluff
5) Saxet Heights
6) Hillcrest
7) South Upper Broadway
8) Up River Road/Longview/Oak Park
9) Cole/Del Mar/Atlantic Areas
10) Morgan Area/Port Corridor
11) Downtown Area
Figures 1 through 3 should be used as a general guide in referencing the boundaries of each
area. Sorting the information should be performed by the Landmark Commission, which
is experienced in this field of investigation. Data to acquire for each site should include,
at least, the following applicable areas:
A) Legal description;
B) Site area/square footage;
— 9 —
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- 10 -
(2) Address;
D) Original to current owners;
E) Builder/Architect/Developer;
F) Family history/cultural history;
G) Period;
H) Style/Characteristics;
I) Function; and
J) Photo/slide.
Upon completion of cataloging and data collection, the Landmark Commission should
submit their findings to the Planning Commission and City Council for consideration of
protective "HC" Historical/Cultural Zoning. Areas of historical concentration or individual
sites which qualify for district designation or National Registry should be submitted to the
Texas Historical Commission for consideration.
A.3 POLICY STATEMENT
Priority should be given to a detailed study of the sixty-six (66) properties identified
by the Landmark Commission in 1988 as being of historical interest to establish
whether such properties warrant consideration for "HC" designation or immediate
removal from the inventory list.
The sixty-six (66) properties are concentrated in the south central area of the city and
scattered throughout the westside (see Figure 4). Properties highly concentrated and
in close proximity to one another should be studied in greater detail first. Obtaining
data for a larger geographical area would be useful in nominating a district as well as
"HC" designating properties comprehensively.
Criteria to determine designating property as a historic landmark should include one
of the following:
A) Prior recognition as a Registered Texas Landmark, a National Historical
Landmark, or as an entry in the National Register of Historic Places;
— 11 —
FIGURE 4
— 12 —
REFERENCE KEY
TO
FIGURE 4
No. 1 Beach Addition, Block 69, Lots 3-6
No. 2 Beach Addition, Block 69, Lots 1-2
No. 3 Beach Addition, Block 60, Lot 5
No. 4 Beach Addition, Block 60, Lot 4
No. 5 Beach Addition, Block 60, Lot 3
No. 6 Beach Addition, Block 50, Lots 6-7
No. 7 Beach Addition, Block 51, Lot 8A
No. 8 Beach Addition, Block 51, Lots 3-12
No. 9 Beach Addition, Block 50, Lots 8-12
No. 10 Beach Addition, Block 50, Lots 1-5
No. 11 Beach Addition, Block 51, Lot 2
No. 12 Beach Addition, Block 43, Lot 6
No. 13 Beach Addition, Block 44, Lot 7
No. 14 Beach Addition, Block 44, Lot 6
No. 15 Beach Addition, Block 43, Lots 4-5
No. 16 Beach Addition, Block 44, Lot 8
No. 17 Beach Addition, Block 44, Lot 5
No. 18 Beach Addition, Block 44, Lot 9
No. 19 Beach Addition, Block 44, Lot 10
No. 20 Beach Addition, Block 36, Lots 7-12
No. 21 Beach Addition, Block 36, Lot 4
No. 22 Beach Addition, Block 37, Lots 146 & 7-8A
No. 23 Beach Addition, Block 36, Lots 2-3
No. 24 Beach Addition, Block 37, Lots 8-9B
No. 25 Beach Addition, Block 37, Lots 1-6 & Lots 10-12
No. 26 Beach Addition, Block 36, Lot 1
No. 27 Bluff Addition, Block 23, Lots 1-2
No. 28 Beach Addition, Block 11, Lot 5
No. 29 Bluff Addition, East 120 feet of Lots 3-4, Block 1
No. 30 Blucher Arroyo Tract, Lot M
No. 31 Blucher Tract, Lot L
No. 32 Chamberlain Addition, Portion of Lots 7 & 10, All of Lots 8-9, Block 11
No. 33 Rayne Tract, Lot 2, Block 5
No. 34 Rayne Tract, East 1/2 of Block 4, ORR & Tract A, 58.43 x 150 feet
No. 35 Rayne Tract, Lot 1, Block 6
No. 36 Rayne Tract, Lot 2, Block 1
No. 37 Northeast corner of Carancahua & Coleman Streets
No. 38 Cross Roads Shopping Center
- 13 -
B) Embodiment of distinguishing characteristics of an architectural type (or
specimen) or of the social, economic, or political heritage of the City, whether
residential, commercial, or institutional, as commonly understood;
C) Identified as the work of an architect or master builder whose individual work has
influenced the development of the city;
D) Includes elements of architectural design, detail, materials, or craftsmanship
representing a significant architectural innovation or an outstanding example
of a particular historical, architectural, or other cultural style or period;
E) Relationship to other distinctive buildings, sites, or areas which are eligible for
preservation according to a plan based on a common architectural, historic, or
cultural motif;
F) Archeological value in that it has produced or can be expected to produce
artifacts affecting historic or prehistoric study;
G) Exemplification of the cultural, economic, social, ethnic, or historical heritage
of the city, county, state, or the United States;
H) Located on the site of a significant historic event;
I) Identified with a person or persons who significantly contributed to the culture
and development of the city, county, state, or the United States;
J) A structure, natural feature, or element that, because of its location, has
become of historic -cultural value to a neighborhood, community, area, or the
city;
K) Valued as an aspect of community sentiment or public pride;
L) Portrayal of the environment of a group in an area of history characterized by
a distinctive architectural style; or
— 14 —
M) The building, site, object, or district is 50 or more years of age.
AA POLICY STATEMENT
Preservation and reuse of culturally and historically significant structures, objects,
and sites in Corpus Christi should be encouraged.
Proper identification of culturally and historically significant structures, objects, and
sites is the first step in reco.nizing the historical identify of the city. Although some
elements have been identified, others may still need consideration. Once identified,
these elements should be preserved. The City should evaluate its building, zoning, and
other applicable codes to ensure that they are supportive of this effort.
A.5 POLICY STATEMENT.
Support the renovation and preservation of historic and architecturally significant
structures and districts.
The preservation of historic and architecturally -unique homes is a means whereby the
City's heritage is preserved. Preservation is not just limited to the restoration and
renovation of individual structures. The concept includes, not only the restoration of
structures to almost identical original condition, but it also includes the adaptive reuse
of structures to productive contemporary uses and the strategies necessary for
renovation of entire neighborhoods. Preservation serves a key economic function:
Older buildings are being recognized as attractive alternatives to new construction.
Through the use of preservation projects, the City can recognize important
accomplishments of the past and utilize them to enhance the quality of the present
urban environment.
A.6 POLICY STATEMENT
The "HC" Historical/Cultural Landmark Preservation zoning regulations should be
updated to provide for more comprehensive controls while encouraging participation from
property owners to designate historical properties.
— 15 —
The objectives of the revised ordinance would entail:
1) Streamlining the ordinance for easier reading and
understanding;
2) Strengthening the ordinance by adding sections and clarifying
others by specifying requirements or eliminating unnecessary
redundancies; and
3) Ensuring that the ordinance meets the criteria of the Certified
Local Government (CLG) Program and National Park Service
Guidelines.
Various types of controls should be established for each
structure/site based on ownership classification. A site plan
for each structure/site shall be submitted to the Landmark
Commission for review and recommendation. Regulations for
structures/sites shall not vary from existing codes. The types
of structures/sites targeted in accomplishing preservation
objectives are:
A) Public Buildings Open to the Public
Fee: Coliseum, Museum, Harbor Playhouse, Bayfront
No Fee: City Hall, County Courthouse, Post Office Federal Building, County
Hospital, some military base facilities, Heritage Park Homes; fire and
police stations, Library, etc.
B) Public Buildings Not Open to the Public
Some military base facilities, prison facilities, government intelligence offices, etc.
C) Private Buildings Open to the Public
Fee: Centennial House, Clubs, Aquarium
No Fee: Commercial/retail shops, hospitals, some churches, etc.
— 16 —
D) Private Buildings Not Open to the Public
Private homes, some churches, etc.
E) Archeological Sites for all building classifications above natural sites such as Oso
Creek, Nueces River. Bay Rea, Laguna Madre, etc.
F) Facades of all above building classifications or facades of buildings that only
include the front or principal face of a structure abutting and/or viewable from the
R.O.W.
— 17 —
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A.7 POLICY STATEMENT
Zoning should be used as a tool to minimize undesirable physical development and
incompatible uses adjacent to designated historical elements.
The existing use of a historical element should be used as a guide in determining
suitable zoning classifications of abutting properties.
A.8 POLICY STATEMENT
The development of parks/open spaces should serve as a means of buffering
undesirable uses from historical elements.
Undesirable new development/renovation should be required to develop a park/open
space between its use and the historical element before any permits for
building/construction are issued.
A.9 POLICY STATEMENT
The City should adopt measures to assist the Landmark Commission in deterring
demolition/removal of "HC" Historical/Cultural zoned properties through a review
process.
The Landmark Commission should submit a copy of the site survey of "HC" zoned
properties to the Building Division. The document will assist the Building Division in
identifying properties requiring review by the Landmark Commission when
demolition/removal is requested. Activation and review procedures suggested are:
1) Procedure is activated when a permit for demolition/removal is requested on
"HC" Historical/Cultural zoned property.
2) The Building Division should impose automatically a sixty (60) day stay of
demolition/removal at the time a permit is requested unless public health,
safety, and welfare are threatened.
3) The Landmark Commission should grant or disapprove the
demolition/removal within sixty (60) days from the date of the
— 20 —
demolition/removal request. If the Landmark Commission recommends
disapproval of the demolition/removal, an additional review period of a
maximum of one -hundred twenty (120) days from the initial deadline, may
be extended by the Commission. The review process should be a
meaningful dialogue between the Landmark Commission and the property
owner/applicant to discourage demolition/removal of the property.
During the total approved aggregate period, no demolition/removal
permit should be granted. At the end of the aggregate period, the
Building Official may issue the necessary demolition/removal permit,
conditional on meeting applicable City Building codes as requested by
the applicant.
A.10 POLICY STATEMENT;°
Demolition/removal of potentially historical properties should be discouraged by the
City through the adoption of a review process to assist the Landmark Commission
in protecting Phase 11 properties that may be eligible for "HC" Historical/Cultural
designation or district classification.
A copy of the Phase II site survey indicating potentially historical properties should be
submitted to the Building Division. Such survey will assist in identifying properties
requiring review by the Landmark Commission when demolition/removal is requested.
Activation and review procedures suggested are:
1) A permit for demolition/removal is requested on potentially historical
properties.
2) The Building Division should impose automatically a thirty (30) day
stay of demolition/removal at the time a permit is requested unless
public health, safety, or welfare is threatened. The Applicant of the
permit should be advised to contact the Landmark Commission, via
the Planning Department, to schedule a meeting to discuss the
demolition/removal. After the meeting, if the applicant still desires
demolition/removal of the property, the Landmark Commission
— 21 —
submits a letter, within two (2) business days, to the Building Official
releasing it from the stay of demolition/removal. If the thirty (30) day
time period ends, the Building Division may issue the permit when
requested to do so by the applicant.
Phase II properties will be those remaining from the inventory survey
that warrant consideration for designation. Until such properties are
designated, protective measures such as a "Stay of Demolition" should
be established. The overall protective process would entail the
following:
IInventory of Properties
Detail survey of significant
properties from Inventory
(Phase II)
Phase II Properties
adopted by City Council
as sin • cant
Landmark Commission/Applicant
submits application for Phase
Phase II properties for "HC
zoning
Phase II p •perttes un er
demolition/removal consid-
eration require a 30 -day
"Stay of Demolition"
22 —
A.11 POLICY STATEMENT
City entities involved in deciding upon and recommending demolition/removal of
Phase 11 surveyed properties to the Building Standards Board should afford the
Landmark Commission an opportunity to present historical data to substantiate the
preservation of the property to the Building Standards Board.
A copy of the Phase II site survey indicating potentially historical properties should be
submitted to Community Development. The document will serve in identifying
properties requiring review by the Landmark Commission when demolition/removal is
under consideration by the City. Activation and review procedures suggested are:
1) Demolition/removal of a property is recommended by Community
Development Staff or is scheduled for action by the Building
Standards Board.
2) Community Development submits the address of the structure
proposed for review by the Building Standards Board to the Landmark
Commission ten (10) business days prior to the Board's public hearing
so the Landmark Commission can review and prepare its presentation
for the public hearing.
3) The review process should be a meaningful dialogue between the
Landmark Commission, the property owner/applicant, Community
Development Staff, and/or the Building Standards Board to discourage
demolition/removal of the property. The Landmark Commission
should present historical data that will substantiate the structure's
significance and how demolition/removal could create irreparable gaps
in the historic fabric of the streetscape and culture of the City's past.
The Landmark Commission should also provide the property
owner/applicant with renovation guidelines published by the Secretary
of the Interior and information regarding federal tax credits to assist
them in possible renovation.
— 23 —
A.12 POLICY STATEMENT
Archeological sites should be designated historical and left in their original state. If
sites are disturbed or in jeopardy of being removed, then findings and artifacts from
these sites should be sought by the City of Corpus Christi for placement in its
museum.
A.13 POLICY STATEMENT
Protect the neighborhood/commercial character of areas through an early notification
program listing potential substandard conditions of a property.
The Neighborhood Improvement Department should develop an early notification
program to property owners whose structures are bordering substandard conditions.
The notification should list those items needing repair in the near future and possible
rehabilitation funding available through the CDBG program.
A.14 POLICY STATEMENT
Each neighborhood of the city should be protected and/or improved so as to be a
desirable and attractive residential environment.
One of the most important resources a conununity has is its residential neighborhoods.
A thriving neighborhood environment can encourage reinvestment and new investment
in the community, promote community pride, and establish the community as a
desirable place to live. For these reasons, support for quality residential neighborhoods
should continue to be a fundamental land use policy.
A.15 POLICY STATEMENT
The Breakwater, Seawall, T and L Heads, Marina, Harbor Bridge, and Ship Channel
should be considered man-made scenic resources that are worthy of preserving
through a preventive maintenance program.
Structural and exterior evaluation of these improvements by the proper authorities (i.e.
Engineering Services, Parks and Recreation, the Port Authority, and the Texas State
Highway Department) should be performed periodically to determine maintenance
needed to beautify and extend the life of the scenic resource.
— 24 —
V. ENVIRONMENTAL PRESERVATION POLICIES
B.1 POLICY STATEMENT
An inventory of wildlife/vegetation which is valuable in preserving and promoting a better
understanding of the City's natural world should be maintained and updated periodically.
Coordination should occur between the Parks and Recreation Department, Planning
Department, local wildlife groups, and environmental agencies to identify areas
containing wildlife and vegetation. Cataloging information should include at least:
Wildlife/Vegetation
1) Site location;
2) Site size;
3) Topographical featutes;
4) Abutting water sources;
5) Species and characteristics of vegetation;
6) Species and characteristics of wildlife; and
7) Comments or concerns
B.2 POLICY STATEMENT
Preserve bay and creek access/views that provide unique and interesting visual relief.
Corpus Christi Bay, Cayo Del Oso Bay, Nueces Bay, Laguna Madre, Oso Creek, and
the ship channel are precious resources and elements that are unique to the city.
Public access and views of these elements belong to the public domain, and they must
be preserved. To achieve this goal, access points at proper locations should be
obtained through acquisition, dedication, or donation. To ensure that future residents
and visitors also have public access to and view of these resources, specific design and
height limitations of buildings adjacent to these natural resources should be required.
Bay view corridors through private property may also be necessary.
Moreover, strategies to preserve bay views and public access points should also be
planned as the city continues to develop its bayfront-bayshore areas.
— 25 —
B.3 POLICY STATEMENT
Preserve public access to Gulf Beaches.
Public access roads, located at convenient points, should be constructed and those in
existence should be maintained to disperse people throughout the islands and ensure
that all public beaches remain accessible to the public. The roads should also be
designed so that they protect the integrity of the islands and prohibit off-road traffic
through the dunes.
Areas adjacent to the Cayo Del Oso and Oso Creek should be developed for park,
recreational, and wildlife purposes. These uses should help preserve and protect the
fragile wetlands. A scenic parkway, as indicated in the Urban Transportation Plan,
should also be completed along the Oso Creek so that public access to the area will be
as compatible as possible with the adjacent wetlands.
B.4 POLICY STATEMENT
The City should express its support in maintaining air and water quality to divisions
of the State to ensure land uses, which distribute pollutants in the air and water, are
monitored for safety levels.
(A:105SD.008-FGM)
— 26 —
t the foregoing ordinance was read for the first time and passed to its second'readFng on t'
1 day of I\i1(,ty 1 L� , 19 Cl I, by .the following vote:
J
Mary Rhodes
Cezar Galindo
Leo Guerrero
Betty Jean Longoria
a
tA
Edward A. Martin
Joe McComb
Dr. David McNichols
Clif Moss
Mary Pat Slavik
4224_
C,c
That the f,o4regoing ordinance was read for the second time and passed to its third reading on
this the 2 y day of [1.A0,,,1' C , 19 12 , by the following vote:
Mary Rhodes
Cezar Galindo
Leo Guerrero
Betty Jean Longoria
Edward A. Martin I;LWJ5t1/0`
Joe McComb
Dr. David McNichols
Clif Moss
Mary Pat Slavik
rVo
That the foregoing ordinance was read for the third time and passed finally on this the
day of IMA((` , 19 6t2 , by the following vote:
Mary Rhodes Edward A. Martin L'
Cezar Galindo
Leo Guerrero
Betty Jean Longoria
NG
PASSED AND "ED, this then`-.-'
A
Ci W' ecretary S
APPROVED:://l/ DAY OF
Joe McComb �!
Dr. David McNichols
Clif Moss
Mary Pat Slavik
day of It t( , 19 “/
.3►
JAMES 4 -B 4Y, JR., CrTTORNEY
/dam
(±71
By (
044
MAYOR
THE CITY OF CORPUS CHRISTI
Rvi fag/ Cso e '/p1/
/
, Assistant City Attorney
021359