HomeMy WebLinkAbout021746 ORD - 09/14/1993AN ORDINANCE
ADOPTING THE FLOUR BLUFF AREA DEVELOPMENT PLAN AS AN
ELEMENT OF THE CITY OF CORPUS CHRISTI COMPREHENSIVE
PLAN; AND ESTABLISHING THE CITY OF CORPUS CHRISTI'S,
DEVELOPMENT OBJECTIVES, POLICIES, AND PROGRAMS FOR THE
FLOUR BLUFF AREA.
WHEREAS, the Planning Commission has forwarded to the City Council its report
and recommendations concerning adopting the Flour Bluff Area Development Plan as an
element of the City of Corpus Christi Comprehensive Plan;
WHEREAS, in accordance with proper notice to the public, a public hearing was held
on Wednesday, March 10, 1993, during a meeting of the Planning Commission and on
Tuesday, August 31, 1993, during a meeting of the City Council, in the Council Chambers
at City Hall in the City of Corpus Christi allowing all interested persons to appear and be
heard; and
WHEREAS, the City Council has determined that the hereinafter set forth adoption
would best serve public health, necessity and convenience and the general welfare of the
City of Corpus Christi and its citizens.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CORPUS
CHRISTI, TEXAS:
SECTION 1. That the Comprehensive Plan of the City of Corpus Christi, Texas, is
amended by making the change hereinafter set out.
SECTION 2. That there is hereby approved and adopted as a portion of the
Comprehensive Plan for the City of Corpus Christi the Flour Bluff Area Development Plan,
substantial copy of which is attached hereto and made a part hereof for all purposes,
marked Exhibit A.
SECTION 3. That the Flour Bluff Area Development Plan hereby establishes the
City of Corpus Christi'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.
SECTION 4. That all ordinances or parts of ordinances in conflict herewith are
hereby expressly repealed.
SECTION 5. If for any reason any section, paragraph, subdivision, clause, phrase,
word or provision of this ordinance shall be held invalid or unconstitutional by final
judgment of clause, phrase, word or provision of this ordinance for it is the definite intent
of this City Council that every section, paragraph, subdivision, clause, phrase, word or
93N1-12889.037.ak
021746
2
provision hereof be given full force and effect for its purpose.
SECTION 6. Publication shall be made one time in the official publication of the
City of Corpus Christi by publishing the caption stating in substance the purpose of the
ordinance, this ordinance to become effective upon such publication.
93NH2889.037.ak
ATTACHMENT 3
FLOUR BLUFF
AREA DEVELOPMENT PLAN
PLANNING COMM/SS/ON AND STAFF RECOMMENDED PLAN
FOR CITY COUNCIL ADOPTION
JULY 14, 1993
DEVELOPMENT PLAN STUDY AREAS
CITY OF CORPUS CHRISTI PLANNING AND DEVELOPMENT DEPARTMENT
CONTENTS,
INTRODUCTION
PLAN GOALS AND OBJECTIVES 3
A. ENVIRONMENT 5
B. LAND USE 10
C. TRANSPORTATION 21
D. PUBLIC UTILITIES AND SERVICES 27
WATER 27
STORMWATER 27
WASTEWATER 28
PARKS & RECREATION 28
LIBRARY SYSTEM 30
COMMUNITY DEVELOPMENT 31
CAPITAL IMPROVEMENTS 32
FIGURES
FIGURE 1 FLOUR BLUFF AREA 2
FIGURE 2 LAGUNA SHORES OVERLAY AREA 5
FIGURE 3 WETLAND AREAS 7
FIGURE 3 A WETLAND SCHEMATIC 7
FIGURE 4 BRUSHLAND•WOODED AREAS 8
FIGURE 5 FUTURE LAND USE 11
FIGURE 6 AIRSPACE•IMAGINARY SURFACES 14
FIGURE 7 ACCIDENT POTENTIAL ZONE OVERLAY 16
FIGURE 8 SOUTHWESTERN QUADRANT 17
FIGURE 9 GATEWAYS AND WATER VIEW TURN -A -ROUNDS 19
FIGURE 10 TRANSPORTATION PLAN 22
FIGURE 11 TRANSPORTATION IMPROVEMENT PLAN 26
TABLES
TABLE 1 FUTURE LAND USE SUITABILITY 12
TABLE 2 FLOUR BLUFF DEVELOPMENT PLAN ULTIMATE
DEVELOPMENT LAND USE ASSUMPTIONS 13
APPENDICES
A. Environmental Reference 35
B. Department of the Navy Land Use Recommendations 36
FLOUR BLUFF
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 for citizens and community leaders to guide community development.
The Comprehensive Plan, by definition, is general, long range, and broad in scope. To help form
the Comprehensive Plan, City Council divided the city and its environs into 13 Area Development
Plan (ADP) study areas.
Development plans for these areas 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 Flour Bluff Development Plan Area (Figure 1 - Flour Bluff Area) is bounded by the Cayo del
Oso on the west, Corpus Christi Bay on the north, Laguna Madre on the east, and the King Ranch
on the south. On the north end of the peninsula is the Naval Air Station (NAS) and Corpus Christi
Army Depot (CCAD) which are landmarks for the area.- The Barney Davis power plant and cooling
reservoirs are located next to the King Ranch at the southern end of the study area. In addition Flour
Bluff is characterized by a natural abundance woodlands and brushlands, wetlands, and existing large
lot development. When adopted this plan will supersede the 1982 Flour Bluff plan.
This plan is similar to the 1982 Flour Bluff Plan as both plans place- a high priority on striking a
balance between the desires of private property owners and achieving long term community goals,
and objectives. Perhaps foremost among these compromises is to accommodate continued operation
of the Naval Air Station while leaving reasonable development choices for the private property
owner. This plan stresses the need to gradually move toward land uses which meet the Navy's
guidelines for uses adjacent to it's airfields. A significant difference between this plan and previous
plans is the more comprehensive scope and the greater detail provided in many of the
recommendations, concerning parks, branch libraries, the road system etc.
7
2 Flour Bluff § Area Development Plan § July 14, 1993
FIGURE I FLOUR BLUFF AREA
Flour Bluff ,¢ Area Development Plan § July 14, 1993
3
The ADP incudes an Inventory and Analysis Report which describes existing conditions and
background information. The Inventory and Analysis Report is available upon request from the
Planning and Development Department.
PLAN GOALS AND OBJECT/VES
The guiding goals and objectives for the entire City and Extraterritorial Jurisdiction (ETJ), including
the Flour Bluff 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
Flour Bluff 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 specific goals of the Flour Bluff Ares Development Plan are to:
o a. Encourage or require responsible growth that will preserve the existing natural
environment. The environment in Flour Bluff is unique to Corpus Christi. Awareness of the value
of wetlands as a natural resource and as retention ponds; and woodlands and brushlands for habitat
are needed to avoid destruction of these important resources.
o b. Encourage sensible and appropriate development adjacent to Naval Air Station facilities.
The presence of the Naval Air Station is important to the economy of Corpus Christi and every effort
should be made to encourage their continued operation.
o c. Creation of a clean, litter free environment with adequate public services. Illegal dumping
is a major concem on Flour Bluff, which effects the quality of life in the area.
Principal objectives:
o a. Protect the unique development pattern and environmental resources of the area.
Objectives include:
P. Protect the Cayo del Oso and Laguna Madre.
► Continue large lot development in the southwest quadrant to maintain the distinct
atmosphere established by existing development and use.
► Protect the environment through preservation and enhancement of environmentally
sensitive areas.
I. Create a zoning district which will protect environmentally sensitive areas.
D. Preserve and enhance public access and recreational opportunities along the Laguna Madre
and Cayo del Oso.
o b. Maintain the integrity of the Naval Air Station. This can be done by:
► Creating zoning regulations which only allow densities and uses that are compatible in
Naval Air Station Air Installation Compatible Use Zone areas.
o c. Propose appropriate land uses and a compatible transportation network to serve future
land uses.
4 Flour Bluff § Area Development Plan § July 14, 1993
o d. Facilitate infrastructure planning through a reasonable estimate of future land use and
densities.
o e. Use Community Development Block Grant loan programs and funds to rehabilitate
neighborhoods.
o f. Organize vehicular movement through the area, establishing gateways/entrances,
pedestrian and vehicular pathways as practical.
o g. Revitalize deteriorated housing and promote new residential development consistent with
the Comprehensive Plan and not in conflict with infrastructure availability, Air Installation
Compatible Use Zones, flood plains or other factors.
Flour Bluff § Area Development Plan § July 14, 1993 5
A. ENVIRONMENT
POLICY
STATEMENT
A.1
To protect the sensitive shoreline environment of the Laguna Madre by creating an overlay
zoning district between the shoreline and Laguna Shores Road. (see Figure 2). Creation of an
overlay zoning district with site plan review would accomplish the following objectives:
o a. Protect environmentally sensitive lands.
o b. Ensure the best use of private and public open spaces.
o c. Establish design control for shoreline areas, i.e. signage, landscaping, etc.
o d. Protect water quality in the Laguna Madre in keeping with National Pollutant Discharge
Elimination System (NPDES) mandates.
o e. Preservation of views from public rights-of-way to public bodies of water.
FIGURE 2 LAGUNA SHORES OVERLAY AREA
Laguna Shores Overlay Zone
6 Flour Bluff § Area Development Plan § July 14, 1993
POLICY
STATEMENT
A.2
The City should designate the Cayo Del Oso basin as a wildlife area between Ocean Drive and
Weber Street. Power/motorized boating should be prohibited in this area.
POLICY
STATEMENT
A.3
The City should continue to work with State and Federal agencies to balance protection of the
environment with the development needs of the community. This is especially important in
Flour Bluff where many public and privately owned lands contribute to the Bay area and
coastal ecosystem.
POLICY
STATEMENT
A.4
All public and private construction should be in accordance with Federal Emergency
Management Agency (FEMA) standards. Compliance with these standards will ensure continued
availability of flood insurance to the community through the National Flood Insurance Program.
Public and private construction should be in accordance with State and Federal programs (e.g.
Environmental Protection Agency, Army Corps of Engineers).
POLICY
STATEMENT
A.5
The City will continue to work with the Texas Water Commission to address the discharge of
wastes in the City's stormwater system by residential, commercial and industrial uses. The City
should initiate a program to increase public awareness of the need to protect water quality by
properly disposing of wastes.
POLICY
STATEMENT
A.6
The City encourages the use of drainage channelsas.-a land use separator between residential
and non-residential uses. Use of drainage facilities to separate land uses helps to create a defmite
edge to a neighborhood and prevent encroachment of non-residential activities.
POLICY
STATEMENT
A.7
Where feasible, the City will encourage drainage channels in residential areas to be of a swale
type design as they are more compatible with residential development than the traditional "v"
type ditch. Swale type drainage channel allow the opportunity for park like amenities,
sidewalks/bike paths while providing flood protection. Such drainage facilities should be located to
provide a connection between neighborhoods and, schools, parks, recreation centers and other public
places. Natural ground cover rather than concrete liners are preferred.
Flour Bluff § Area Development Plan § July 14, 1993
POLICY
STATEMENT
A.8
The City will amend the City Code (Sec. #23-68 & #23-71) requiring vacant Tots be completely
mowed, so that large lots of one (1) acre or more are required to have a 50 foot swath where
they abut structures, and a 30 foot swath where such lots abut public rights-of-way. Currently
owners of large vacant lots must keep a 50 foot swath clear even when such properties abut vacant
lots. This policy change would preserve beneficial habitat and reduce maintenance costs to owners of
public and private property.
FIGURE 3 WETLAND AREAS
+r Own .,
LEGEND
- TIDAL
I� NON -TIDAL
1 WETLAND•
1111
OUT len aloe
FIGURE 3 A WETLAND SCHEMATIC
-a...
NORMAL WETLANDS
POLICY
STATEMENT
A.9
The City should encourage groups
familiar in habitat objectives to
assist in a program to document the
location of threatened and
endangered species habitats in
Flour Bluff. Flour Bluff contains
numerous wetland areas and the only
remaining stands of live oak brush
potholes in Nueces County.
According to the U.S. Fish and
Wildlife Service these areas contain a
wide array of fish and wildlife,
possibly including threatened or
endangered species. (see Figures 3,
3a, 4 and Appendix A) If these
habitats are found, they should be
prioritized by the City relative to
other such habitats found in the
region. A Regional Habitat
Conservation Plan is necessary to
adequately evaluate and prioritize
habitats.
TIDAL WETLANDS
8 Flour Bluff § Area Development Plan § July 14, 1993
Once prioritized by the City, the City may designate the highest priority areas for acquisition and
development restrictions. Lower priority areas could be considered for development restrictions only.
Funding for purchase of such habitats could come from local sources or from State/Federal grants.
Development restrictions would allow some development of property with requirements to minimize
loss of habitats i.e., larger setbacks, larger open space requirements. A conservation easement
program combined with a property tax incentive could also be used to encourage preservation of
valuable habitats.
It is important to note that the Governor has recently submitted the region for inclusion in the
National Estuary Program. In the Governor's submittal, a major goal is the protection of endangered
and threatened species habitats as the Flour Bluff area is of vital importance to the nation as much of
the migratory birds depend on these local habitats.
FIGURE 4 BRUSHLAND•WOODED AREAS
Cargos Christi ear
,nu
EN
4 in lora Cal
_',.yr-- pia ,
frSkIMBii l_ -fill
1# ot*
tit
ip Iii
-.er11 r„
r• h�L
ftvria t 'rig 41E- Wit
E_
LEGEND
O BRUSHLAND
pa WOODED AREA
o
0 4111
0 2000
FEET 1000 400°
FPO
Rina Ranch
Flour Bluff § Area Development Plan § July /4, /993 9
POLICY
STATEMENT
A.I0
The City Park and Recreation Department will coordinate with City Engineering Services and
U.S. Corps of Engineers to establish a program to monitor Laguna Madre and Cayo del Oso
shoreline erosion. Where feasible, scheduled shoreline maintenance and capital improvements
should be used to control erosion along City owned shoreline areas.
POLICY
STATEMENT
A.11
Maintain the one -mile minimum distance from the shoreline for any drilling operations.
T r r
10 Flour Bluff § Area Development Plan § July 14, 1993
B. LAND USE
PLAN
STATEMENT
B.1
The City Council, hereby, adopts the Land Use Plan (Figure 5) and accompanying text, as a
guide for future land use decisions. The Plan provides guidance for future development decisions
including rezoning, platting, public services, and capital improvement planning. The land use plan
supports environmentally sound development in Flour Bluff. The plan provides a compatible
configuration of activities emphasizing:
o a. Protection of residential areas;
o b. Identification of environmentally sensitive areas that should be preserved;
o c. Protection of the Naval Air Station from incompatible activities; and
o d. A parkway along the Laguna Shores shoreline.
The future land use plan recommends those uses which are "most suitable." However, other uses
which may also be acceptable are described in Table 1. Those uses described as "also acceptable are
more likely to require special buffering to assure compatibility with adjacent uses, or perhaps some
other improvements in order to meet the full intent of the Comprehensive Plan.
Table 2 indicates the total acreage of future land uses and potential population of an ultimately
developed Flour Bluff area.
POLICY
STATEMENT
111
In Table 1, Future Land Use Suitability, the "most suitable land use" column indicates those
land uses least likely to cause negative impacts to the surrounding area and which are thought
to most directly benefit the public health, safety and welfare of the community. Uses described
as "also acceptable" might be permissible but they are likely to be negatively impacted by the
most suitable use or surrounding uses unless steps are taken to buffer negative impacts. Steps
that should be taken to prevent negative impacts and promote sensitive design are:
o a. Lighting from non-residential uses should be directed away from residential areas.
o b. Noise impacts from non-residential uses should be reduced by creating a buffer open space
between the two areas. Such spaces may be landscaped areas, a street, a screening fence, larger
setbacks, etc. These methods can be used singularly but are usually most effective when applied
in combination to provide the desired effect.
o c. Placing low intensity activities next to single family uses.
o d. Because non-residential areas are considered most suitable next to higher level roads, "also
permitted" uses will need to be buffered from negative traffic noise impacts if they are located
immediately next to the highway.
Flour Bluff § Area Development Plan § July 14, 1993
Corpus Christi Bay
South Pc. Isla
S 358
LEGEND
LJ
I
FARM/RURAL S.F. UP 10 1 UNIT
PER 5 AC. MAX.
ESTATE iE. UP 10 1 UN11
PER AC. MAA.
004 DENSITY S.E. UP ID 3 UNITS
PER AC. MAX.
MEDIUM DENSITY 5.1. 4 TO 3 UM15
/AC MAO
EON DENSITY M.F. 8 10 15 UNITS
/AC./3 50. MAX.
MEDIUM DENSITY M.F. I6 TO 22 UNITS
/AC./3 51. MAX.
HIGH DENSITY M.1. 23 10 36 UNI15
/AC./4 51. MAX.
'23 TO 44 UNITS PER
AC./NU HEIGHT LIMITS
▪ MORE HOMES/R.N. UP TO 25 UNITS
/AC. TUX.
108 181085015 PRIM1. 01106E 8 10
▪ 22 UN115/51 3 5I. MAX.
-NEIGHBORHOOD CIMIERC IAL H to 22
0N115/AC.;1 S. MAX.
- GENERAL COM. 4/110 RES.
ENGENERAL CDM. 11/RES. 8 TO 36 UNITS
/AC. MAX.
L f LIGHT IBOUSIRIAI
- HEAVY INO151RIM
POBLIC/SEMI-PUBLIC
- PARKS
OPEN SPACE/DRAINAGE-
N OTE:
PACE/DRAINAGE
NOTE: This future land on plea IMP Is
Illuuntlue of tM Peels, Policies. and
°electives o/ the CaagnMNNve Plan. Ilasenr,
TM map should rob M used by Itself to
determine City Council IMMt. far a full
u ndersandle0 ukase rotor to deallad PIM
tont.
CITY OF CORPUS CHRISTI
FLOUR BLUFF AREA
DEVELOPMENT PLAN
FUTURE
LAND USE PLAN
PLANNING DEPT. AUGUST.18B3 1
12
Flour Bluff § Area Development Plan § July 14, 1993
FLOUR BLUFF
ALSO ACCEPTABLE
MOST SUITABLE FUTURE
LAND USE
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FARM/RURAL SF; Up to 1 Unit
Per 5 Acres
ESTATE DEN SF; Up To 1
Unit/Ac
✓
LOW DEN SF; Up To 3 Units/Ac
✓
✓
MED DEN SF; 4 to 7 Units/Ac
✓
✓
LOW DEN MF; 8 to 15
Units/Ac; 3 St Max
✓
✓
MEDIUM DEN MF; 16 to 22
Units/Ac; 3 St Max
✓
✓
HI DEN MF; 23 to 36
Units/Ac; 4 St. Max.
✓
✓
✓
MOBILE HMS/RV's; Up to 25
Units/Ac.
LOW INTENSITY PROF OFFICE; 8
to 22 Units/Ac.;3 St. Max.
✓
✓
,.
NEIGHBORHOOD COM; 8 to 22
Units/Ac.;3 St. Max.
✓
✓
✓
GENERAL COMMERCIAL W/NO
RESIDENTIAL
✓
✓
GEN COM W/ RES; 8 to 36
Units/Ac.
✓
✓
✓
✓
✓
LIGHT INDUSTRIAL
✓
✓
✓
HEAVY INDUSTRIAL
✓
✓
✓
✓
TABLE 1 - FUTURE LAND USE SUITABILITY
Flour Bluff § Area Development Plan § July 14, 1993 13
PROPOSED LAND
USES
TOTAL
ACREAGE
%
HOUSING
UNITS
ULTIMATE
POPULATION
Farm/Rural SF
390
3.4
- 78
187
Estate Density SF
407
3.5
407
977
Low Density SF
65
.6
130
312
Medium Density SF
2,243
19.4
12,337
29,609
Low Density MF
135
1.2
1,552
3,725
Medium Density MF
523
4.5
9,937
23,849
High Density MF
14
.1
413
991
Mobile Homes/RV's
186
1.6
2,418
4,392
Low Intensity Prof
Office
1
.0
Neighborhood Com
67
.6
General Commercial
w/No Ra
377
3.3
General Commercial
w/Res
291
2.5
Light Industrial
348
3.0
Heavy Industrial
'93
.8
Public/Send-Public
5,832
50.5
Parks
253
2.2
Open Space/Drainage
326
2.8—
8Total
Total
11,551
100.0
27,272
63,051
TABLE 2 FLOUR BLUFF DEVELOPMENT PLAN ULTIMATE DEVELOPMENT
LAND USE ASSUMPTIONS
Land Use Plan totals include the Ravel Air Station (2,604 acres), Barney Davis Power Plant (2,000
acres) and Waldron Air Field (583 acres).
Residential land uses are discounted by 25 percent to account for transportation needs.
Population estimates are totals for ultimate build out and are based on full occupancy, average
household size of 2.4 persons, and a mid -point each residential density range.
14 Flour Bluff § Area Development Plan § July 14, 1993
POLICY
STATEMENT
8.3
The City will change the Platting Ordinance to be consistent with State laws for on-site disposal
systems. The Platting Ordinance requires only 15,000 square foot minimum lot size on site -disposal
systems. State Law requires '/ acre minimum lot size (21,780 square feet) for a system on public
water system, and one acre (43,560 square feet) minimum for systems when on-site water sources are
used. (also see Policy Statement D.6)
POLICY
STATEMENT
8.4
The Joint Airport Zoning Board should
consider amendments to the Airport
Zoning Height Regulations in Flour
Bluff to comply with the Horizontal
Imaginary Surface Precision
Instrument approach established by the
Navy for the Naval Air Station. These
regulations should also be amended for
Waldron and Cabaniss fields if and
when the Navy establishes a Precision
Instrument Approach for them. (Figure
6) These proposed amendments should
not compromise the planned expansion of
Corpus Christi State University.
Currently the Military Airport Zoning
imaginary surface would allow
development of a structure to heights
greater than portions of the Navy's
Imaginary Surface. Development of
structures to these heights could
jeopardize NAS operations in Corpus
Christi. The Joint Airport Zoning Board
should consider the continued presence of
NAS operations a critically important
aspect of the community.
FIGURE 6 AIRSPACE -IMAGINARY SURFACES
moth
ti
ww
o� a
Areas when: the existing Military Airport Zoning Ordinance would
allow construction heights greater than (130' mean sea level)
provided -under the Horizontal Imaginary Surface (back-up to
primary approach) established by the Navy for the Naval Air
Station.
POLICY
STATEMENT
8.5
The City encourages development that is compatible with the Naval Air Station, Waldron Field,
and Cabaniss Field. A primary concern associated with these Naval facilities is land use
compatibility in the Navy's Air Installation Compatible Use Zones (AICUZ). These are areas
where, due to frequency of over flights and other factors, a measurable potential for aircraft
accidents is present. The geographic areas covered by these zones may change in the future
due to changes in operations at the air fields, changes in the aircraft using the runways or other
factors. The City should maintain constant contact with the Navy to maintain accurate record
Flour Bluff § Area Development Plan § July 14, 1993 15
of any changes to these zones and change as appropriate any city regulations pertaining to these
AICUZs.
Within AICUZs there are three areas with different degrees of accident potential: Clear Zones (CZ);
Accident Potential Zone 1 (APZ-1); and Accident Potential Zone 2 (APZ-2). Naval guidelines
suggest that Clear Zones be purchased by the Navy as they are the most hazardous areas. Accident
Potential Zone 1 is the second highest area of concern and Accident Potential Zone 2 is least
hazardous of the three areas.
Existing zoning ordinance regulations do not comprehensively address concerns associated with land
use compatibility in the Navy's Accident Potential Zones. Dense residential developments or non-
residential uses which congregate large groups of people should be prohibited in Accident Potential
Zones.
Due to the significant amount of existing development within these APZs it is not feasible, at this
time, to strictly follow the Navy's use guidelines which call for:
o a. Accident Potential Zone 1 - prohibit residential uses and non-residential uses which may
congregate large groups of people.
o b. Accident Potential Zone 2 - limit residential development to 1 or 2 units per acre and prohibit
non-residential uses which may congregate large groups of people.
Given these concerns the following short and long term objectives are recommended:
• SHORT TERM OBJECTIVES
o a. The City encourages the Navy to continue purchasing any remaining clear zone areas as these
are the most hazardous of the Navy's Air Installation Compatible Use Zones.
o b. Non-residential uses and residential uses which may congregate large groups of people should
be prohibited from locating in APZ - I or APZ - II areas. The City should create an APZ Overlay
Zone, for APZ areas (see Figure 7), to prohibit the following new uses in any underlying base zoning
districts:
► hospitals
► places of worship (indoor or outdoor)
► schools/universities
► stadiums/athletic fields
N. fairgrounds/circus grounds
► child care centers/nursing homes
► theaters/auditoriums (indoor or outdoor)
► exposition halls
► clubs and bars with seating for more than 50 people or for more than 100 persons per acre
► amusement park
► motels/hotels
► public swimming pools, or natatoriums
► any other private or public facility for the assembly of more than 100 persons per
acre.
► any new residential use with a density of greater than 1 unit per net (does not include
street right-of-way or other public properties) acre for APZ-1 and 2 units per net acre for
r
16 Flour Bluff § Area Development Plan § July 14, 1993
APZ-2 except where the base zoning is more restrictive, then use base zoning residential
density/use requirements.
In addition, storage of explosives should be prohibited in any Clear Zone or Accident Potential Zone.
o c. City housing rehabilitation programs should only be used in areas where residential land use is
recommended and where residential zoning exists.
o d. Public purposes being served by existing and planned expansion to Corpus Christi State
University are considered appropriate.
• LONG TERM OBJECTIVES: FIGURE 7 ACCIDENT POTENTIAL ZONE
OVERLAY
o a. Continue overlay zone requirements
contained in the short term objective and
change the base zoning as recommended
below. Consideration should be given to
prohibiting new residential uses in APZ-I.
o b. Residential areas located within
APZs and north of South Padre Island
Drive (SPID) and between Flour Bluff
Drive and the Laguna Madre Shoreline
should gradually transition to commercial
and industrial uses. The City should
facilitate this transition by approving
rezoning requests for commercial or
industrial zoning where there is adjacent
commercial or industrial zoning or where
it can be shown that the rezoned area can
protect adjacent residences. Gradually,
residential uses would be phased out of
the area.
o c. Property surrounding Waldron Field
within Czs and APZs should not be
rezoned for higher intensities than
currently exist unless specified on the
future land use plan map.
Flour Bluff § Area Development Plan § July 14, 1993 17
POLICY
STATEMENT
8.6
The City should amend the 1987 Excavation Ordinance (Article IV) to include the following
performance objectives:
o a. Discourage excavations from locating near existing or future residential or commercial
areas;
o b. Establish a land reclamation requirement to prevent excavation pits from becoming a
permanent blight on the land;
o c. Revise the current ordinance (Section 13-156), to include site plan submission and review, a
phasing program, outline of final land form, and reclamation of land; and
o d. Require a bond to guarantee compliance.
The 1987 Ordinance addresses the permitting and environmental concerns before property can be
used for excavation. However, the ordinance does not provide sufficient enforcement power to
require complete or partial restoration of the land after excavation has been completed. At this time
there is no guarantee for compliance. Bond posting requirements are strongly encouraged as an
amendment to the ordinance. Posting a bond would guarantee compliance with restoration
requirements.
POLICY
STATEMENT
8.7
The City should continue to encourage
large lot development in the southwest
quadrant (Figure 8) consistent with the
existing development trend in the area
and to preserve environmental qualities
of the area. The southwest quadrant
(bounded by the Cayo del Oso, Purdue
Road, Barney Davis Power Plant, Flour
Bluff Drive and Purdue Road) is
characterized by a unique and sensitive
natural environment. The City should
support protection of this environment
encouraging a continuation of the existing
trend of large lots (I acre or larger).
Large lot development will help to protect
the unique natural shrubbery, oak mottes,
etc. in the area that would normally be
lost as an area becomes developed. Large
lot development is compatible as a buffer
to the industrial use of the Barney Davis
Power Plant which borders the south end
of Flour Bluff.
FIGURE 8 SOUTHWESTERN QUADRANT
18 Flour Bluff § Area Development Plan § July 14, 1993
Objectives for the southwest quadrant include:
o a. In the southwest quadrant where 1 unit per acre residential density is proposed, allow rural
streets with no curb and gutter, as rural streets are more consistent with the large lot, low density
development recommended for the area. Surface drainage channels accompanying rural streets serve
as retention areas, while reducing development costs.
o b. Require hook-up to city sanitary sewer when and if such service is available. Where such
service is not available, allow on-site disposal technologies that offer the best protection to the
natural environment and which meet state law.
POLICY
STATEMENT
B.8
Amend the City's Highway Beautification Ordinance to increase minimum billboard spacing
from 500' to 1,500'. This spacing standard is consistent with Texas Department of Transportation
(TXDOT) and many large Texas cities' standards.
POLICY
STATEMENT
B.9
The City encourages expanded and additional recreation vehicle areas to serve tourists.
Rezoning of proposed commercial and/or multi -family land use near SPID and adjacent to the
Laguna Madre for recreational vehicle usage should be encouraged. Zoning this area for recreation
vehicles would take advantage of the natural resource of the Laguna Madre, excellent access to SPID
and would meet community objectives to minimize potential for property losses in flood prone areas
(due to the mobile nature of this use).
POLICY
STATEMENT
2.10
Gateways are designated in Figure 9 as areas where public landscaping should be used to
beautify rights-of-way. Gateways are designed to give a sense of place marking passage from
one area to another. Design objectives for gateways:
o a. The City Park and Recreation Department should work in conjunction with the TXDOT to
develop a landscaping plan for gateway areas. Such 1 theme may include a palm planting program
similar to those recommended in other areas of the City (North Central Area). The TXDOT
Landscape matching program should be used to help finance this program.
o b. Placement of major landscaping, statuary, and lighting at gateways to create a distinct and
memorable entrance to an area
o c. Gateway improvement are to be placed on public property however, private property owners are
encouraged to make such improvements when they are consistent with locations for gateways
expressed in the Comprehensive Plan.
o d. Utilize city -owned property for a landscaped gateway/mini-park at the entrance to Flour Bluff.
o e. If approval can be obtained from the TXDOT utilize Park Road 22 right-of-way or purchase
private property for a landscaped gateway to the JFK Causeway near the Laguna Madre Shoreline
and Park Road 22.
Flour Bluff § Area Development Nan § July 14, 1993 • 19
POLICY
STATEMENT
B.11
Designation of water view turna-
rounds on Figure 9 are intended to
maintain and enhance existing public
access to Cayo Del Oso and the Laguna
Madre. These areas provide
opportunities to view the natural
beauty of the Cayo Del Oso and the
Laguna Madre and the hundreds of
bird species that inhabit/or migrate
thru the area. Design objectives for each
of these areas include:
o a. Minimum 60' right-of-way and
sufficient right-of-way to create turna-
rounds;
o b. Construction of turn -a -rounds at the
Laguna Madre terminus of Glenoak
Drive, Caribbean Drive, Mediterranean
Drive and Yorktown Blvd.;
o c. Construction of turn -a -rounds at the
Cayo Del Oso terminus of Graham and
Glenoak Drives;
o d. Creation of "look -outs", with public
seating, landscaping, lighting, public
parking etc.; and
o e. Where feasible, seek public access
on state lands to enhance existing city
property at minimal cost.
POLICY
STATEMENT
8.11
Existing Industrial uses south of South
Padre Island Drive between Waldron
Road and Laguna Shores Drive should
be encouraged to transition into uses compatible to adjacent proposed multi -family land use if,
and when the current uses are discontinued. (see Future Land Use, Figure 5)
FIGURE 9 GATEWAYS AND WATER VIEW TURN -
A -ROUNDS
C WWI Cne. 111.
.w•flbWater View
Turnarounds
* Gateways
Caro SO On
Sas OS owls
4w
POLICY
STATEMENT
8.13
The City encourages opportunities for mixed commercial and residential uses when such mixed
use development is part of a well integrated land use and public service plan of development.
20 Flour Bluff § Area Development Plan § July 14, 1993
Flour Bluff § Area Development Plan § July 14, 1993 21
C. TRANSPORTATION
PLAN
STATEMENT
C.l
The City Council adopts the Transportation Plan (Figure 10) as a guide for future
transportation decisions. The transportation network of this plan constitutes a recommendation by
the City to amend the Metropolitan Planning Organization Urban Transportation Plan. Upon
adoption, the plan will be submitted for review and inclusion in the MPO Master Transportation Plan.
Implementation of this transportation plan facilitates:
o a. efficient emergency access, especially with regard to the Laguna Shores Road area;
o b. relieve future traffic congestion; and
o c. accomplish efficient transportation and development with minimal disruption of the natural
environment.
Some recommended changes include but are not limited to:
► 1. Extend Compton Road westward, as a 2 lane collector street, from Flour Bluff Drive and
swinging up to intersect with SPID.
► 2. Redesignate Graham Road from a 2 lane collector to a 4 lane collector between Flour Bluff
Drive and Laguna Shores Road.
► 3. Redesignate Laguna Shores Road from an arterial to a 4 lane collector between Park Road 22
and the proposed Debra Street intersection.
► 4. Redesignate Laguna Shores Road from an arterial to a 2 lane parkway between the proposed
Debra Street intersection and Yorktown Blvd. (a rural street cross section is acceptable without curb
and gutter between Glenoak and Graham Road and should include continuous stabilized 7-8
shoulders on both sides of Laguna Shores and an 8' concrete bikeway on the water side of the street.
(also see Policy Statement D.12)
► 5. Extend Jamaica/Debra Streets as a 2 lane, neighborhood collector, northward to Laguna Shores
Road.
► 6. Redesignate a portion of Yorktown between Waldron Road and Laguna Shores Road from an
arterial to a 4 lane collector.
► 7. Designate Compton and Knickerbocker Streets as 2 lane collectors.
► 8. Redesignate Stone/Jester Streets from collector to local streets and designate a loop 2 lane
collector system between Flour Bluff Drive and SPIEL on Matlock, Claride and Lakeside Streets.
► 9. Designate Division Road as a 2 lane collector between the Cayo Del Oso and Waldron Road.
Note, designation of Division Road provides an opportunity to cross the Cayo Del Oso should there
be a need to do so in the future.
► 10. Delete proposed collector connections between Glenoak and Yorktown west of Flour Bluff
Drive.
► 11. Illustrate proposed extension of Caribbean Drive Street between Waldron and Flour Bluff
Drive however, it is important to note that this extension of Caribbean should not traversed the
existing Waldron Park and proposed recreation facilities on Waldron Field. (See Policy D.14)
►12. Realign proposed collector between St. Peter Street and Caribbean Drive to existing St. Francis
Street.
►13. SPID grade separation with east bound on-ramp and a west bound off -ramp at the Park Road
22/Laguna Shores Road intersection. Such a configuration should be considered long range and is
only an option, subject to evaluation and study in combination with the raising the JFK Causeway.
7 7-
22 Flour Bluff § Area Development Plan § July 14, 1993
FIGURE 10 7RANSPORTA77ON PLAN
0
0
e
Cerpue Christi Bay
Coyo del 0.0
...........
Logen
11 ....Aai- tlodn D
4HUI i Ilii E
ug
e
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LEGEND
5TH" Mt rata OR .0. 00
4 K LUl 111!4 LINES LIISIIY6 PIOPOStO
Esprtaarp
IQH00'
lttsrss
R/100'
4tNbb
10/120
I1/1M'
1S/100'
15/100'
u/90'
41/90'
4t/eo'
Ngo'
ra
n1
nee*.
ian
Cont. 1.1
Median
Cont. l .
Neaten
Cont. 1 I
n<e Lin
hart..e Collector
/1/60' etre...
Collectors
an0
a/60 Mc
loll Interchange (Wray.)
tree barer ten (.ta taws)
e MB
Min MIM
•e•• 0000
• O
Note: Collector, not snore •it aatr set reterenle
d uHu
osttoo a ^m
5tateaa ..1, 2 lane
with 60
foot ngnts-o1--1Y. Local street
<lassa lotion, ate not rev leCtea on tnn eao.
this transportation ls of it
Inyre*m l.e Ot ran tat
den
is of to scale an tans, 0a urea Es ell 1
tde en. the council intent. >tease refer tta Geta l.a'0
ten.
0 2000
• FEET 1000 4000
d•
0
000
Oso Creek
King Ranch
CITY
OF CORPUS CHRISTI
FLOUR BLUFF AREA
DEVELOPMENT PLAN
FUTURE
TRANSPORTATION PLAN
PLANNING 01*'1 JUNE. '904
Flour Bluff § Area Development Plan § July 14, 1993 23
►14. Delete extension of Jamaica between Mediterranean and Yorktown.
1.15. Retain public rights-of-way at the Laguna Madre terminus of Glenoak Drive, Caribbean Drive,
Mediterranean Drive and Yorktown Blvd. and at the Cayo Del Oso terminus of Graham Road.
Retention and/or expansion of these streets to a 60' minimum right-of-way to state waters is
necessary. These streets will provide opportunities for turn -a -rounds, looks -outs, limited public
seating, lighting and landscaping.
POLICY
STATEMENT
C.2
The City encourages the Navy to expedite the closure of streets within clear zones and to
establish a security fencing around all Clear Zones. This will reduce the opportunity for
unauthorized access to the Naval Air Station lands.
POLICY
STATEMENT
C.3
To assure adequate circulation and egress in times of emergency, the City places as a priority
extension of Debra/Jamaica Street as a north/south collector north of Mediterranean to serve as
relief to Laguna Shores Road. The 6 inch seasonal tide makes Laguna Shores Road impassible.
Compounding this, the section of Laguna Shores from Graham to Caribbean is in a FEMA V zone,
which makes the area susceptible to flooding and wave action. Furthermore, upgrading Laguna
Shores to full arterial status would be difficult or impossible given existing (federal) environmental
regulations in this area. Debra Street should be extended as a second collector running parallel to
Laguna Shores Road to be used for the bulk of the traffic. Debra Street could also serve as a backup
for Laguna Shores Road since there is often road closure from Purdue to Graham.
POLICY
STATEMENT
C.4
Continue sidewalk improvement programs including those associated with the Voluntary Paving
Program, the School Sidewalk Program, the street capital improvement program, and as part
of new subdivision development. In addition, "sidewalk only" street improvements should be
based on the following criteria: _
o Sufficient right-of-way exists to permanently place the sidewalk thus avoiding
sidewalk relocation costs when full street improvements are constructed.
o Priority should be given to projects likely to serve the greatest number of users.
o Priority should be given to projects which are most likely to increase pedestrian
safety.
POLICY
STATEMENT
C.5
CAPITAL IMPROVEMENT NEED
Policy objectives in descending order of priority for improvements should be projects which will
efficiently serve the Flour Bluff Area with emphasis on:
-t r -r
24 Flour Bluff § Area Development Plan § July 14, 1993
1) Completion of currently recommended capital improvement program (CIP) street
projects,
2) Better access from areas and roads subject to periodic flooding, and
3) Enhanced access to and from South Padre Island Drive.
The following is a prioritized group of transportation improvement projects for the Flour Bluff
area. Each of these projects is subject to change during the City's annual capital improvement
prioritisation process. The list is broken down into three categories:
L CIP Recommended Projects - highest priority group in current Capital
Improvement Program;
II. CIP Future - medium priority included in current CIP;
III. High Priority ADP Projects - not included in the current CIP, however,
these projects should be considered for inclusion in either category I or
II; and
IV. ADP Proposed - lowest priority not included in current CIP (See Figure
11).
I. CIP Recommended Projects:
o Waldron Road Compton to Purdue
°knickerbocker Street Extension - Waldron to O'Connell
II. CIP Future Projects:
°Laguna Shores Road - SPID to Yorktown
°Graham Road - Flour Bluff Drive to Laguna Shores
°Caribbean Drive - Waldron to Laguna Shores
oMatlock/Claride - NAS to Flour Bluff Drive
oFlour Bluff Drive - SPID to Yorktown and SPID to Sunbird
oClaride/East Lakeside - NAS to SPID
°Waldron Road - Caribbean to Yorktown
°Yorktown Blvd. - Cayo del Oso to Waldron
oGlenoak Drive - Flour Bluff Dr. to Laguna Shores
°Flour Bluff Neighborhood Streets - curb/gutter/sidewalk improvements contingent on residents'
petition for improvements
► Gateway Park Area Streets
► Catcay - Caribbean to cul-de-sac
► Azores - Caribbean to cul-de-sac
► Jamaica - Mediterranean to Caribbean
"Laguna Shores - Mediterranean to Caribbean
M. High Priority ADP Proposed Projects:
°Mediterranean Dr. - Tranto Street to Waldron Drive
oDebra/Jamaica Extension - Caribbean to Purdue Road (see C.3)
oGlenoak - connect with Roscher Road
oPurdue/Waldron intersection - eliminate off set
°Yorktown - Waldron to Laguna Shores Road
Flour Bluff § Area Development Plan § July 14, 1993 25
IV. ADP Proposed:
°Caribbean - Flour Bluff Dr. to western edge of Waldron Park
o Laguna Shores - Yorktown to south terminus
o Don Patricio - Waldron to Laguna Shores
°Compton - Flour Bluff Drive to SPID
°Neighborhood Street Improvements - curb/gutter/sidewalk improvements contingent on residents'
petition for improvements
.Flour Bluff Gardens
.Don Patricio Subdivision
Bakers Acres
►Homedale Subdivision/Retta Dr.
► Waldron Subdivision
.Oak Ridge/Laguna Heights subdivisions
*Laguna Vista Shores/Holiday Harbor
.Bayside Acres/Yorktown Heights
.Blue Water/Tyler Subdivisions
.Laguna Madre Cove
.Bayberry Terrace
Tropic Isles
26 Flour Bluff
4rea Development Plan § July 14. 1993
FIGURE 11 TRANSPORTATION IMPROVEMENT PLAN
LEGEND
.mit Cl? RECOMMENDED PROJECTS
His pa M snw CP.
CP FVTLRE PROJECTS
♦Y� Malls MOM, a a CP.
HIDE MONIS ADP PROPOSED
ANY MOSS M awl CP MR MaxelaiM
flake: Y Milt s imam@pian
ADI PROPO.SD PROMOS
Lag raw as for Stun w M"CIPa
r+� ...,••• ...a
Kw/ Rant,
CITY OF CORPUS CHRISTI
FLOUR BLUFF AREA
DEVELOPMENT PLAN
TRANSPORTATION
IMPROVEMENT
PLAN
PLANNING DEPT. JUNE 1993
Flour Bluff § Area Development Plan § July 14, 1993 27
D. PUBL/C UTILITIES AND SERV/CES
POLICY
STATEMENT
D.1
The City will up -date its water, wastewater, stormwater and other appropriate master service
plans to accommodate development proposed in the Flour Bluff ADP.
WATER
POLICY
STATEMENT
D.2
The City will construct the distribution main on Laguna Shores Road between SPID and
Division Road.
POLICY
STATEMENT
D.3
Develop a five year program to bring substandard water lines into compliance. Give highest
priority to areas with the greatest population density. Give higher priority to those streets
where street improvements i.e., widening, curb/gutter installation etc. could be combined with
water line replacement. Potential funding sources: revenue bonds; state/federal grants; and/or
use funds from water revenues.
Expand the street paving assessment program to include an option to improve substandard
water lines, gradually improving water mains in areas where the property owners are willing to
participate in a voluntary assessment program.
STORMWATER
POLICY
STATEMENT
D.4
The City will work with Federal and State agencies to use, where feasible and environmentally
beneficial, natural or man-made wetlands as stormwater retention facilities.
POLICY
STATEMENT
D.5
The City will strive to assure stormwater discharges occur where the soil is stable, or require
dissipaters. This would reduce the amount of erosion, which contributes to stormwater flow
problems and degradation of water quality consistent with NPDES mandates. At the same time the
28 Flour Bluff § Area Development Plan § July 14, 1993
City should encourage stormwater system development which uses existing natural and man-made
retention ponds.
WASTEWATER
POLICY
STATEMENT
D.6
The overall long range goal for wastewater service in Flour Bluff is to continue eliminating on-
site disposal systems. Due to the sensitive wetlands environment, protection of water quality
and, high water table which make traditional on-site septic systems less feasible than in areas
with deeper water tables, the City should require residents to tie on to the system when it is
made available.
Development objectives:
o a. Until City wastewater service can be provided to undeveloped portions of Flour Bluff,
environmentally safe on-site waste disposal systems may be used only if they meet State standards.
o b. Continue the wastewater program that provides a discount of pro rata and hook-up fees for
property owners who tie onto new wastewater lines within a reasonable time after installation (3
years).
o c. Request funding from Community Development Block Grants (CDBG) for a low interest loan
program to assist low income property owners who wish to tie onto the city wastewater system.
Such funding could also come from Utility Department Revenue and loan payments could be made
via the utility bill to minimize red tape.
PARKS & RECREATION
POLICY
STATEMENT
D.7
The City will restrict expansion of recreation facilities at Dimitt Pier and Caribbean Park as
they are in the Navy's Air Installation Compatible Use Zones (AICUZ).
POLICY
STATEMENT
D.8
Expansion of Parker Park to the west along Graham Road is a top priority. New property is
needed to expand parking for the adjacent community center.
Flour Bluff § Area Development Plan § July 14, 1993 29
POLICY
STATEMENT
D.9
Initiate a design study to provide a new multi -use facility at Parker Park, possibly including a
branch library (see D.15), a location for cultural exhibits, displays and events. If a branch
library is incorporated into this park it must be carefully planned to complement existing and
proposed park improvements. These proposed improvements might include a theme play area,
centered around Corpus Christi history, such as Karancahua, Spanish explorers or information
about the King Ranch. Inclusion of an outdoor congregation area/amphitheater (outside
AICUZs) could be a central part of this concept.
POLICY
STATEMENT
D.10
Through donation, dedication or purchase acquire land for a park(s) along the Cayo Del Oso
and the Laguna Madre as indicated on the future land use plan map. These parks include, but
are not limited to, the following locations:
o a. On either side of the Oso rail road bridge and Division Road;
o b. The southside of Yorktown Blvd. where Yorktown crosses the Cayo Del Oso; and
o c. A 20 to 30 acre community park along the Laguna Madre Shoreline.
POLICY
STATEMENT
D.11
The City development objectives for the Cayo Del Oso shoreline (see Figures 2 and 10) include:
o a. Gateway improvements to city owned property at the entrance to Flour Bluff. Such
improvements should include landscaping, appropriate signage, lighting and, if there is sufficient
room on the property, seating areas for viewing the Cayo Del Oso.
o b. The City will develop and improve fishing areas, vehicular access and parking at the Naval Air
Station Railroad bridge connecting to Division Road on Flour Bluff and Holly Road on the southside.
It is possible to use the bridge for a bike/jogging path link between the east and west shores of Cayo
del Oso. However, the bike/jogging path must be safely separated from fishing activities on the
bridge.
o c. Designated park south of Yorktown Blvd. on the Cayo Del Oso.
POLICY
STATEMENT
D.12
Develop Laguna Shores Road into a scenic parkway.
Development objectives include:
o a. A key element of the proposed parkway would be a bikeway in the street right-of-way. The
bikeway should be 8' wide, placed on the east side of the parkway, constructed of concrete and
separated from the main vehicular travel lanes.
o b. Develop the green belt potential of the parkway by creating intersecting bikeways along
drainageways and streets that connect with the parkway.
•
30 Flour Bluff § Area Development Plan § July 14, 1993
o c. Beautify the entrance to the Parkway at SPID. A gateway with landscaping and appropriate
signage with lighting should identify the entrance to the parkway.
o d. Where approval can be obtained from appropriate agencies obtain state grants to install
parking/observation structures next to the red duck pond and other areas near the Laguna Madre. The
city should consider using the 40' right-of-way south of the Red Duck Pond for parking and
birdwatching observation structures. Where city land is not available, the City should seek leases
with the General Land Office to provide these facilities.
POLICY
STATEMENT
D.13
To increase building use and service to residents the City will pursue a joint use agreement
with Flour Bluff Independent School District (FBISD) for recreation and park facilities.
Presently the City has an agreement for use of classrooms only, for the Latchkey Program. The
agreement would include gymnasiums, ball fields, tennis courts, etc. for expanded recreational
programs.
POLICY
STATEMENT
D.14
Due to deteriorated facilities, inefficient design, limited expansion areas and conflicts with navy
operations, the City will relocate the Joint use facility at the southeastern corner of Waldron
Field. Relocation of this facility will be contingent upon obtaining a lease for recreational use
of naval property at the northeastern corner of Waldron Field with access to Waldron Park
and frontage on Waldron Road. If a lease can be obtained, the City will develop a youth sports
complex adjacent to Waldron Park on Navy property. Primary street access will be provided off of
Waldron Road.
LIBRARY SYSTEM
POLICY
STATEMENT
D.15
Consistent with the
square foot branch
determine if a joint
built in the vicinity
City Library Master Plan initiate a design study to provide a new 12,000
library. The City and Flour Bluff Independent School District should
use facility is feasible. If it is not feasible, a new branch library should be
of Parker Memorial Park.
The Parker Park location provides a cost efficient and complementary combination of city services
i.e., swimming pool, senior center, tennis courts, health department center etc., and provides excellent
access to the many Island residents who use the library. In addition, construction of a branch library
at Parker Park provides and opportunity to combine the new library with recreational multi -use
facility. (see Policy Statement D.9)
Design and location objectives in the vicinity of Parker Park should include:
Flour Bluff § Area Development Plan § July 14, 1993 31
o a. Location of the library outside of the Navy's Accident Potential Zone 2 which cuts across the
rear portions of the park.
o b. Provision of parking with an adequate number of spaces for joint use by the library, health
clinic, community center, and passive/active recreation user which can be located in the APZ-2.
o c. Construction of a single story library facility rather than a multi -story structure. In order to
provide sufficient land area one option that should be considered is the relocation of the existing
tennis courts to the vacant northern portion of the park (inside APZ-2).
o d. Rezoning of the property to an appropriate zoning district.
o e. If sufficient space can be made available garage, space for a bookmobile serving island residents
should be provided.
COMMUNITY DEVELOPMENT
POLICY
STATEMENT
D.16
The City should strengthen CDBG marketing and public awareness programs for qualifying
residents and commercial uses. Although portions of Flour Bluff may be eligible for Community
Development Block Grant programs, residents have rarely participated in these programs.
Public awareness can include: an intense program of neighborhood meetings, advertisement, house to
house canvasing, and targeting of areas for street, curb, and gutter improvement. While meeting plan
recommendations for residential and business activities in AICUZs, the City should encourage
community development programs for:
o a. code enforcement;
o b. neighborhood improvement and beautification;
o c. housing rehabilitation; and
o d. neighborhood relocation.
POLICY
STATEMENT
D.17
The City will increase attention to areas of blight since they create a negative aesthetic
reflection of the community, and are a hazard to the—health and welfare of the citizens.
Following sound land use practices contained within the Comprehensive Plan will help to prevent
future residential developments from the negative impacts created by industrial and commercial
developments. In addition, the City will help reduce existing blight influences by:
o a. where feasible providing landscaping improvements in public rights-of-way along the SPID/NAS
Drive corridor; -
o b. encourage private property to exceed required landscaping improvements and provide
landscaping improvements along SPID and NAS Drive;
o c. where consistent with future land use, provide incentives to encourage rehabilitation of older
areas, or relocate housing or residents, to areas that provide safe, sanitary housing;
o d. pursuit of code enforcement of buildings and signs along NAS Drive and SPID. This would
improve appearance and instill pride in the area and the community.
32 Flour Bluff § Area Development Plan § July 14, 1993
CAPITAL IMPROVEMENTS
POLICY
STATEMENT
1118
The following services/improvements appear to warrant consideration in the city's five year
capital improvement program.
Throughout the public meetings, the need for basic services was a common thread in
discussions. Clearly, there is significant need for public improvements in the Flour Bluff area.
However, in responding to this issue, it is imperative that we make a distinction between those
improvements for which the City is responsible and those that will be implemented by
developers and property owners as a condition for city approval of development permits.
Furthermore, many improvements suggested in the plan may whether or not a city
responsibility will not be needed for many years to come. The improvements listed below are
considered both needed in the near term and a responsibility of the city.
o Extend Mediterranean Drive to Waldron Road - one of the most densely populated areas of
Flour Bluff is the Tropic Isles and Caribbean Subdivisions. This extension of approximately
600' would reduce traffic on Caribbean Drive...currently the route to Waldron Road from this
area.
o Improve the Purdue/Waldron Street intersection with the objective to eliminate the off -set of
Purdue Street thereby creating traditional and safer 4 way intersection. This will also eliminate
the need for two traffic lights. Purchase of property on both the east and west sides of
Waldron Road would be needed. Most of the property that would be need is currently vacant.
o Continue to proactively install fire hydrants/improve water systems that do not meet
standards. Continue to require new development to meet current standards for fire hydrant
location and water system design.
o Reconstruction and widening of Flour Bluff Drive has been identifies as one of the priorities
for the next bond program which would require voter approval. The project would have to
compete with all other needs recommended for funding. If Flour Bluff Drive cannot be fully
improved during the next five years consider lower cost intermediate improvements. Left turn
lanes at Graham, Purdue, and Glenoak Drives would help keep traffic moving and prevent
motorists from passing on the shoulder. This is especially important as there are no sidewalks
along this street and pedestrians sometime stray near the street shoulder area. Such right-of-
way would be required as dedication when any of these property owners plat their property or
purchased as money becomes available.
o Approximately 600 septic systems exist in Flour Bluff. Almost 400 of these systems serve
property that has an existing wastewater main available to serve the property. Current City
Wastewater Programs offer incentives to tie onto the City system however, property owners'
costs to provide a connecting pipeline from the residence to the wastewater main in the street
make tieing onto the city system expensive. Offer a revolving low interest program to finance
improvements on private property necessary to connect a city wastewater line to a residence.
Flour Bluff § Area Development Plan § July 14, 1993 33
Approach banks in Flour Bluff to determine if they would finance or administer such loans.
Seed money might also come from utility revenue, CDBG, or other State or Federal programs.
o Improvements to Graham Road, between Waldron Road and Laguna Shores Road. De -
emphasis of Laguna Shores Road as a through street and emphasis upon the Debra Street
Extension on Waldron Road for a more efficient collector/arterial network must be
complimented by improvements to Graham Road as an important link between the Debra
Extension and Waldron Road.
o Improvements to Yorktown Boulevard, west of Waldron Road and completion of Waldron
Road widening between Caribbean and Yorktown. Flour Bluff residents require an alternative
east -west arterial to the now near -exclusive predominant use of the SH 358 Expressway.
Improvements to Yorktown and Waldron are part of a master plan to provide and outer
arterial belt connecting the Flour Bluff area with the Southside Area, Westside Area and
Northwest Area via Yorktown, Saratoga and Rand Morgan Road.
O Improvements to connect Glenoak with Roscher Road to provide better neighborhood access.
O Area wide residential area and continuous street lighting improvements.
1 r i
34 Flour Bluff § Area Development Plan § July 14, 1993
APPENDICES
1 T i
Flour Bluff § Area Development Plan § July 14, 1993 35
A. Environmental Reference
United States Department of the Interior
FISH AND WILDLIFE SERVICE
Ecological Services
ci o CCSU, Campus Box 338
6300 Ocean Drive
Corpus Christi. Texas 78412
December 23, 1991
Nancy Harvisux
City of Corpus Christi, Planning Department
1201 Leopard
Corpus Christi, Texas 78401
s�
IN
1
Dear Ys. Har ieux:
Per your telephone request of November 13, 1991, we have compiled the following
information to assist you in the City of Corpus Christi's long-range planning
efforts. You asked for material pertaining to listed and candidata species, as
well as information highlighting thesignificance of the wetland types, which
occur in Nueces County.
The purposes of the Endangered Species Act (Act) of 1973, as amended, were to
conserve ecosystems on which threatened and endangered species depend, to provide
for the conservation of such species, and to take steps to achieve the purposes
of the treaties and conventions as stated in Section 2(a) of the Act (see
enclosure). Under the law, the Secretary of the interior (acting through the Fish
and Wildlife Service) has broad powers to protect and conserve all forms of
wildlife and plants he finds in serious jeopardy. The Secretary of Commerce,
acting through the National Marine Fisheries Service, has similar authority for
protection and conservation of marine life.
A listed species is one whose status is legally recognized as threatened or
endangered following a formal "rulemaking" procedure for determining which
species would be placed on the D.S. List of Endangered and Threatened Wildlife
and Plants. This "rulemaking" is the process used by Federal agencies (and many
States) to propose and later adopt regulations which have the effect of law and
which apply to all O.S. residents.- Ap endangered apacies is defined as any
species which is in danger of extinction throughout all or a significant portion
of its range. Threatened species ars defined as those species which ars likely
to become endangered within the foreseeable future throughout all or a
significant portion of their range. prior to any animal or plant being planet
on the Federal species list, threats from _habitat destruction, pollution,
overharvesting, disease, predation, or other -natural or man -mads factors must be
reviewed and evaluated.
Section 9 of the Act prohibits po ion of, "take" of, or transportation of c
listed species in interstate or international commerce without specia]
permission. The term "take" as defined in the Act means to harass, harm, pursue,
hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage is
any such conduct. This broad definition of "take" protects the habitat of
listed species as well as the individual organism. The Act also requires al:
Federal agencies to ensure that the activities they undertake or.psrmit will no,
jeopardize the continued existence of listed species or result in adverse impact
to their critical habitat. The Act does allow the taking of listed specie.
incidental to an agency action if such taking would not jeopardize the species
T
2
The determination of jeopardy is the responsibility of the Fish and wildlife
Service (Service). With regard to cases where incidental take will not
jeopardize a species, the action agency must adopt terms and conditions and
reasonable and prudent measures identified by the Service to minimize the level
of incidental take. Individuals or entities planning an activity which may
modify potential habitat of a listed species, but lacking a Federal link, are
also liable for "take" under the Act. These individuals or entities should
contact the Service for further advice before project construction or clearing
is initiated. In some cases, project design can be modified to avoid take, but
in the event that take can not be avoided,
t aa otherwid the se woulwful be aincidental
ctivity, tto
and not the purpose of, cancarryi
ng
for a Section 10 permit for incidental take
(see
aforementioned . Tb. eel apply
(see enclosure). The conservation of "critical habitat", the areas of land,
water, and air space needed by a listed species for its survival, is also
warranted by the Act. Desigaati� ucritical
habitat
requirfor
toi ped species
individualmust
through the same lrainmaking p species includes the breeding sites,
species. Critical habitat for a listed habitat allows for normal population
grown and shelter, and surrounding
growth, maintenance, and behavior. Critical habitat has not been established for
a majority of listed species, although the AAs. 8xallllows for lept in it circumstances,il
habitat subsequent to listing of a spec
determined by the Secretary, critical habitatlisted specishall not include the entire
geographical area which can be occupied by
The Act requires a determination of whether species of wildlife and plants are
endangered or threatened based on the best availabbllee! cien,ific fic and ndac rmercial
s
taxa. Therefore, nimals the Service has reptiles bid. els, Mendes.
cru C animals (ds, is.
crustaceans, arachnid., insects, snails, bivalve mollusks, and plants) nati�se
ve to
the United States, that have appeared to merit consideration for listing.
species of animals and plants are referred to as candidate species and a list of
these candidate species is updated every two years in the animal or plant Notice
to one o! three
of egorie (50 CFA Pert ow wherein these ape iesCies s have noars
legall prrootection under the
categories described below. Candidate spec
Act.
al
Category 1 is comprised of taxa for r biological
the Service r currently has
spsubstantial
information a g hand to support and publication of proposed rules
list as endangered or threatened. Development
on these taxa are anticipated and therefore the service encourages Federal
agencies and other appropriate parties to give consideration to such taxa in
environmental planning
Category 2 includes taxa for which available information indicates that proposing
to list is possibly appropriate, but for which substantial datathe
biological
vulnerability and threats are not currently known willat
preparation of listing rules. Inclusion of -species in this category
encourage investigation of the status and vulnerability of these tau and
consideration of them in the course of environmental planning.
t
Category 3 comprises tau that were once being considered ffor is nowg but are
believedto
be extinct
receiving such considerationhespecies wase taxothe nomicallly revised and no longer
mets thea (Case gory 3A), nor iton
meats the Act's legal definition of a species (38), or
the
1(3C)� considered
to be more abundant and/or widespread than p
The following inventory of Federally -listed endangered (3), threatened (T), and
candidate animals and plants (Categories 1 and 2) which occur in Nueces County
is provided for your convenience. Photocopies of material pertinent to the
individual species is also enclosed.
American peregrine falcon (Falco peregrinue anatum) - E
Arctic peregrine falcon (Fa co peregrinu■ tun rium) - T
Audubon's oriole (Icterus q�ucauda audubonii) - C2
black -spotted newt (Notophthalmus msridionalia) - C2
brown pelican (Pelecanu■ occidentalis) - E
chandler craiq- i y (Anthericum chandleri) - C2
ferruginous hawk (Buten regalis) - c2
green sea turtle (Chelonia mydas) - T
Gulf Coast hog -nosed skunk (Conepatus leuconotus tsxensis) - C2
hawksbill sea turtle (Eretmochelys imbricate) - E
jaguarundi (Folie yagouaroundi) - E
temp's ridley sea turtle (tenidocbelys kempi) - E
lsatherback sea turtle (Dermochslys coriacea) - E
loggerhead sea turtle (Caretta) - 'F
long -billed curlew (N arm -americanus) - C2
migrant loggerhead shrike (Lanius ludovicianus migrans) - C2
mountain plover (Charadrius montanum) - C2
northern grey hawk (Mateo nitidus) - C2
ocelot (Folio pardal o _-
- piping pievsr (Charadriuu melodus) - T
reddish egret ( gretta rutesoens) - C2
Rio Grande lesser siren (Siren intermedia tsxana) - C2
Sennett's hooded oriole (Interns cuoullatus ssnnsttii) - C2
slender rushpsa (Hotfmanusggis tensile) - i
South Texas ambrosia (Ambrosia cheiranthifolia) - Cl
Texas Botteri'u sparrow (Aieopbila botterii texans) - C2
Texas horned lizard (P soma eornutum) - C2
Tui maritime pocket gopher Meows neroonatus maritimus) - C2
western snowy plover (LeucoPlius alezandriaus nivosus) - C2
Wright's yellow -show (Amoreuxia wriahtii) - C2
In addition to information concerning endangered species, you also requested
clarification on the significance of wetland types occurring in Nacos County.
The wetlands of the Texan coastal plain, including Nueces County, are varied ant
consist of vegetated and =vegetated tidal flats, intertidal marshes, submerge°
grausbeds, bayous, deltas, isolated inland depressions, and wetlands associate°
with river floodplain such as resecae or oxbows.
Several types of marine wetlands occur along the bay and Gulf shorelines it
Nuecss County. Brackish and saline-iatertidal marshes, characterized by •ithe,
smooth cordgrass (Spartina alterniflora) or low -growing halophytic (salt -loving;
emergent vegetation suc as saltwort (Batas maritime), glasuwort (Salicornii
spp.), etc., perform a variety of tunct ons in tai y ecosystems.t marst
vegetation provides essential nutrients which form the base of the estuarine foot
chain. This
1iniish and shellfish along rtrecreationally
ong tbeheGulf coastand int ul des white e shrimp, brown
shrimp, blue crab, stone crab, oyster, red drum, black drum, Atlantic croaker
weakfish, speckled trout, and flounder. Marsh vegetation also binds th,
sediments with root structures, thereby preventing shoreline erosion.
=vegetated sand and mud tidal flats render important primary production an
ecological roles. These flats contain numerous species of invertebrate
including amphipods, isopods, mycid shrimp, cumaceans, copepods, crabs, and
diverse array of other bentbic infaunal arthropods, as well as annelids
molluscs, and bryozoan. The aforementioned invertebrates
s which occur inon the iou
species of algae, bacteria, and protozoa,los of fish an
tb
flats. These species are in turn fed upon by numerous spec
crustaceans occurring throughout the bays' ecosystdems Ming These tafd=m�au
tidal flat areas also provide important foraging eat bore herons
species of shorebirds and piscivorous water birds, including gr b� snhwy
tricolored herons, reddish egrets, little blue herons, greategret
4
egrets, roseate spoonbills, white ibis, American bitterns, green -backed herons.
night herons, American avocets, black -necked stilt, black skimmer, and a variety
of gulls, terns. sandpipers, and plovers. In fact, the Federally -listed
threatened piping plover is known to use a number of intertidal flats in the
Corpus Christi-Nueces Bay and upper Laguna Madre system.
Submerged habitats in the local bay systems are characterized by submerged stands
of aquatic vegetation including five species of snag s shoalgrass (Halodule
wrightii), turtlegrass (Thalassia testudinum), widgeongraes (Ruppia maria
manateegrass (S ringodium filiforme), and Gulf halophila (Halophila engelmannii)
occurring in either dense et s or interspersed with bare bay bottom. These
snores' meadows supportcomplex communities of small invertebrates, crustaceans,
and juvenile finfish. The bays and their surrounding flats, marshes,
and
shoveler,
submerged grassbeds are used by numerous waterfowl including pMail,
blue -wing teal, green -wing teal, American wigeon, scaup, redhead ducks, Canada
geese, and snow geese.
Several types of freshwater wetlands are found in Nueces County. The channel of
the Nueces River is classified as a riverine wetland and includes all wetlands
and deepwater habitats contained within the channel except for the wetlands
dsses or
liicchenss whichted trees,
alongb itspbanks �nt Theeie vegetatedand/or
wetlands emergent
are considered
palustrine, emergent wetlands. The riverine system ends downstream at the
interface with Nueces Bay where the concentration of ocean -derived salts exceeds
0.5% during the period of annual average low flow. The river and its adjacent
palustrine wetlands support numerous species of fish (gar, carp, catfish, bass,
sunfish, crappie, and various minnows), reptiles (alligators, turtles, and
snakes), amphibians (frogs and salamsnAars), and invertebrates. Native riparian
woodlands (cedar elm, ash, hackbsrry, live oak community), growing along tht
river banks and in the floodplain, depend on near -surface groundwater and/or
regular flooding to maintain their moisture regime. Since these riparian forests
supply water, this habitat type is often sore productive for wild flora and fauna
than adjacent upland habitats and generally sustains higher species diversity.
The wetlands associated with the Nacos River floodplain,
including
including
s and
waterfowl,
seasonally flooded depressions, receive heavy use by 4 luding
waterfowl, wading birds, shorebirds, songbirds, and cranes. Riparianvegetation
within the floodplain provides cover, food, and resting and nestingareas for,
migratory and resident birds such as warblers, vireos, woodpeci,
tuherons, egrets, anhinges, and woodstorka; as well as homes for a diversity of
mammals, reptiles, amphibians, and invertebrates. In a one -day observation,
local birding enthusiasts counted over 200,000 migrating hawks resting in woodec
areas along the Nueces River near Hamel Bazemore Park. Ocelots and jaguarundi.
both Pederally-listed endangered species, require not only thick brush habitat.
but also use riparian wooded corridors for travel purposes.
Riverine systems nationwide are most heavily impacted by upstream impoundment'
and point and non -point source contamination from various sources. The Nuecec
River is no exception. Reduced instream flows in the river, due
to to the
Cholu
Canyon and Lake Corpus Christi reservoirs, have primarily y impacts
wetlands in the floodplain of the river by eliminating flood flows that would (1
feed and nourish thew wetlands, (2) scour and remove accumulated sediment
actions needed to halt succession and perpetuate the wetlands, and (3) dilut
salinities within the Nueces Bay estuary. Since riparian wetlands are at leas
partially dependent on flooding events, these woodlands are also adverse)
impacted by loss of flood flows. Riparian ar
as are sinvaluable Otof the
needin
protection from draining and filling
floodplain forest in the lower 48 states hes been cleared for agricultural an
urban uses (Brinson et al.,
1981).
Lacustrine wetlands (lakes and ponds) in Nuecee County are by and large man-made
impoundments. These habitats have various degrees of utility to wildlife and
fishery resources depending on their configuration, depth, and the quality of
their water source. One example of a highly valuable, man-made, lacustrine
wetland can be found in Flour Sluff on Glenoak Drive, and is locally known as
"Redhead Pond". The high intensity use of this pond by migratory waterfowl and
resident waterbirds, mammals, etc. derives from its provision of fresh -to -
brackish water during periods when fresh water is a limiting resource in the
area. This pond also has a shallow perimeter which has allowed the establishment
of emergent vegetation. The emergent marsh not only acts as cover for wildlife,
but also as a filtering system for stormwater runoff and as a supply of nutrients
to the pond. Another important lacustrine wetland resource in the county is a
cluster of flooded gravel pits, dug in the floodplain of the Nueces River, which
serve as excellent habitat for migratory and resident birds, other wildlife
species, and fish. Especially valuable are those gravel pits which are near the
river, isolated from residential construction, and which ars at least partially
surrounded by riparian vegetation. The results of annual bird surveys in and
around these gravel pits shows the use of these areas by a wide diversity of bird
life.
intermittent
swamps;
bogs; fs poor
holes) are coother nsidered shallow,
palu• iae wetlands
intermittent water bodies (pondspot
(Cowardice et al., 1979). Palustrine habitats in Susan County serve as essential
sources of drinking water, food, and resting areas for various species of
migratory, shore, and wading birds. These wetlands also supply the freshwater
required for many bird species to maintain salt gland functions. Submergent and
emergent wetland plants and associated upland vegetation furnish forage for
waterfowl, marsh birds, shorebirds, upland game birds, songbirds, and other
wildlife. This vegetation also plays a key role in contributing vital nutrients
to the aquatic ecosystem and in substrate stabilization.
Depressional pothole wetlands extend along the Texas coastal plain from
Brownsville to Port O'Connor and are vital habitats for wildlife in Nueces
County. A number of the most significant palustrine wetlands in AMOCO/ County
are depressional potholes and swales found on thearilandsand on
nothe
Encinal Peninsula (Flour Bluff). Palustrine open semi -permanently
d
wetlands predominate on the Encinal Peninsula. The significance of these
depressional wetlands to migratory birds and other wildlife was documented by
Chaney (1981), Spiller and French (1986), and Collins (1987) (see enclosures).
A complex of live oak brush and adjacent potholes consists of numerous
depressions of varying sizes found on the Pleistocene strandplain sand formation
which comprises the Encinal, Liveoak, Blackjack, and Lamar Peninsulas. The main
concentration of live oak groves on the Texas coastal plain occurs on the Encinal
and Live Oak Peninsulas. Flour Bluff encompasses the area in Musses County on
which remaining fragmented stands of live oak brush potholes are found. As
documented by Collins (1987), the aquatic vegetation associated with the live oak
potholes is often extremely di (see enclosure). On the neighboring Live Oak
Peninsula potholes, surrounding upland vegetation is primarily live oak, red bay,
yaupon, green briar, and mustang grape with a variety of other gr , forbs,
and shrubs interspersed or growing on the edges of the brush. The live oak brush
pothole wetland complex supports a wide array of fish and wildlife species.
During field observations of 18 potholes and surrounding brush ca®unities on the
Live Oak Peninsula, Collins (1987) recorded 20 species of mammals, 10 species of
diand
four
fish. documented
five
additional ispecss in pothesAransasNti nal Wildlife Ref(Live Oa!
Peninsula). However, these pothole wetlands are probably most important to
wintering waterfowl and other birds, as was confirmed by Collins (1987)
observations of 73 bird species using Live Oak Peninsula potholes (see
enclosures).
Pothole wetlands have declined in number and deteriorated in quality due to
impacts from human activities such as drainage for agriculture and residential
development, road construction, and contamination from polluted runoff. Pothole
wetlands along the central Texas coast, particularly those associated with the
live oak -brush community, continuo to experience severe developmental pressure
(Collins, 1987). Palustrine habitats in Flour Bluff and on Mustang and South
Padre Islands are becoming scarce due to residential development. Due to the
scarcity and importance to organisms such as waterfowl, the Service has included
these habitats in Resource Category 2 in accordance with its mitigation policy,
as described in the Federal Register dated January 23, 1981. The mitigation
planning goal for this Resource Category is no net loss of in-kind habitat value.
This goal, as well as the President's own no -net -loss policy for wetlands in
general, could best be met by avoiding any filling of this wetland type.
Wetlands are being destroyed at the rate of one-half million acres per year in
the United States. This has reduced the estimated 120 million acres of wetlands
existing at the turn of the century to presently less than 60 million acres.
This loss of wetlands, combined with other factors, has resulted in reduced
populations of migratory species. Waterfowl habitat has become increasingly
threatened in recent years due to the adverse modification of wetlands by either
draining or filling. As a result, the governments of Canada and the United
States have entered into an agreement known as the North American Waterfowl
Management Plan (Plan) to implement ensures which will attempt to reversethese
negative trends. Recently, the Corps of zngineers has endorsed the Plan by
signing a memorandum of understanding with the Service and has agreed to consider
the goals of this program with regard to reviewing Section 4C- (Clean Water Act)
permit applications for projects slated to take place in wet -ands.
You also requested our principal site concerns for the Flour Bluff area,
therefore habitat considerations for this peninsula are summarized in this
paragraph. Since information regarding values and losses of habitat types if
presented earlier in this letter, a brief list of our major areas of interest it
outlined herein. All intertidal areas along the Flour Bluff shoreline are du,
consideration with regard to being jurisdictional wetlands needing Corps Section
10/404 permits for alterations. Both the Dao Bay and Laguna Madre shorelines 0.
the zncinsl Peninsula consist of either halophytic marsh and/or =vegetate
intertidal zone. In particular, those intertidal areas of shoreline plovers ant vegetative cover should be investigated for potential use by piping
reddish egrets, a Federally -listed species and a candidate Category 2 cL species
respectively. As an example, these birds have_been noted foragingLagun.e
{
Madre shoreline at the terminus of Lola Johnson road. Many f the remnat
depressionai "potholes" in Flour Bluff also merit conservation as import=
wildlife habitat, and Corps determination of wetland jurisdiction is pruden
prior to any planning and/or implementation of conversion of these areas. Some
lacustrins habitats in Flour Bluff are valuable wildlife habitat, especially th
Redhead Pond on Glenoak Drive. Pleas be advised that this pond in now owned b
the Texas Parks and Wildlife Departmsat and is considered a sanctuary. Finally
one major upland concern on the Bncinal Peninsula is the live oak brus
community, a habitat mainstay for migratory and resident birds. Also c
significance are open maritime pocket gopher, a candidate Categoryel species
es
Primary threats to the continue existence of this mammal are paved
and domestic cats.
we appreciate the opportunity to provide input on fish and wildlife concerns t
the City of Corpus Christi. We especially would like to commend the Planning
T )
Department for their active role in soliciting assistance with identifying
important habitats in order to recognize these areas in the City's long-term
development plans. The Service would like to offer assistance in any overall
planning efforts and also an a project site-specific basis. Any activities
planned by the City in areas adjacent to natural water bodies may be likely to
impact wetlands and the Service will be glad to help with on-site identification
of wetlands. All final delineations of jurisdictional wetlands however, must be
conducted by the Army Corps of Engineers.
If you have any questions or need further assistance, please contact Robyn Cobb
of this office at (512) 888-3346.
Sincerely,
THOMAS E. GRAM.
Acting Field Supervisor
Attachments
J
LITERATURE CITED
Brinson, M. M., B. L. Swift, R. C. Plantico, and
ecosystems; Their ecology and status. U.S. Dept
Service, FRS/OBS-8117. 155 pp.
Chaney, A. H. 1981. A study of .he bird use of
Grande Valley. Final Rep. U.S. Fish Wildl. San
TZ. 88 pp.
Collins, R. D. 1987. The distribution, status and ecological value of inland
pothole wetlands associated with the live oak brush community in South Texas.
U.S. Fish Wildl. Sarv., Ecol. Sarv., Corpus Christi, TZ. 23 pp.
Cowardin, L. M., V. Carter, F. C. Golet, and E. T. LaRoe. 1979. Classification
of wetlands and deepwater habitats of the United States. U.S. Fish Wildl. Serv.
FWS/O8S-79/31. Washington D.C. 103 pp.
Gunter, G. 1945. Studies on marine fisheries of Texas. Publ. Inst. Mar. Sci.
Univ. Tex. 1(1):1-190.
Spiller, S. F., and J. D. French. 1986. The value and status of inland pothole
wetlands in the Lower Rio Grande Valley, Texas. U.S. Fish Wildl. Sarv., Ecol.
Sarv., Corpus Christi, TX. 18 pp.
J. S. Barclay
. of Interior,
the wetlands
., Ecol. Scary.
1981. Riparian
Fish and Wildlife
in the middle Rio
, Corpus Christi,
Flour Bluff § Area Development Plan § July 14, 1993 36
B. Department of the Navy Land Use Recommendations
T
C
TABLE 4.
OPNAVISST 1101^.3F
1 1 4'P ig93
SUGGESTED LAND USE COMPATIBILITY IN ACCIDENT POTENTIA:. ZONES
LAND USE
SL'JCM
NC.
NAME
CLEAR APZ-1
ZONE
APZ-2
11.31
11.32
12
13
14
15
16
20
21
22
23
24
25
26
27
28
29
Residential
Household units
Single units: detached
Single units; semidetached
Single units: attached row
Two units; side-by-side
Two units: one above the
other
Apartments: walk up
Apartments: elevator
Group quarters
Residential hotels
Mobile home parks or courts
Transient lodgings
Other residential
Manufacturing
Food & kindred products;
manufacturing
Textile mill products:
manufacturing
Apparel and other finished
products made from
fabrics. leather. and
similar materials:
manufacturing
Lumber and wood products
(except furniture):
manufacturing
Furniture and fixtures:
manufacturing
Paper & allied products:
manufacturing
Printing, publishing, and
allied industries
Chemicals and allied
products: manufacturing
Petroleum refining and
related industries
N2
N2
N
v2
Y2
y2
Y2
N
N
Y1
N
N
N
N
N
N
N
N
N
N
Nl
Y
v
N2
Y
Y
Y
Y
N2
N
19
1 T"
Enclosure
OPNAV'INST '_1010.36A
1 1 APR 14gR
TABLE 4. SUGGESTED LAND USE COMPATIBILITY IN ACCIDENT POTENTIAL ZONES
LAND USE
5LUCM
NO.
NAME
CLEAR APZ-1 APZ-2
ZONE
30
31
32
33
34
35
39
40
41
42
43
44
45
46
47
48
49
Manufacturing (cont'd)
Rubber and misc. plastic
products; manufacturing
Stone, clay and glass
products: manufacturing
Primary metal industries
Fabricated metal products;
manufacturing
Professional. scientific.
and controlling instru-
ments; photographic and
optical goods; watches
and clocks -
manufacturing
Miscellaneous manufacturing
Transportation, communi-
and utilities
Railroad. rapid rail
transit and street
railway transportation
Motor vehicle transportation
Aircraft transportation
Marine craft transportation
Highway & street right-of-
way
Automobile parking
Communication
Utilities
Other transportation.
communication and
utilities
50 Trade
51 Wholesale trade
52 Retail trade - building
materials, hardware and
farm equipment
53 Retail trade - general
merchandise
54 Retail trade - food
55 Retail trade - automotive,
marine craft. aircraft
and accessories
56 Retail trade - apparel and
accessories
57 Retail trade - furniture,
home furnishings and
equipment
58 Retail trade - eating and
drinking establishments
59 Other retail trade
Enclosure (1)
N
N
N
N
N
N3
N3
N3
N3
N3
N3
N3
N3
N2
N2
N2
N2
N
y2
Y4
Y
y4
Y4
N2
Y
N2
y2
Y
Y
Y
Y
Y Y
y4
y4
y4
y4
Y2
Y2
N2
N2
Y2
N2
N2
N
N2
Y
Y
Y
Y2
y2
Y
Y2
Y2
N2
y2
20
CF\Av:`f5` .,_nln
1 1 APR =,3
TABLE 4. 3u,0 .ED .AND USE CCMPAT:Brru:Tv_ rN ACC:DENT POTENT:AL ZONES
USE
SL 'UCM
N0.
NAME
CLEAR
ZONE
APZ-1 APZ-2
;60 Services
'61 Finance. insurance and
real estate services
:62 Personal services
162.4 Cemeteries
fi3 Business services
,64 Repair services
65 Professional services
;65.1 Hospitals. nursing homes
'65.1 Other medical facilities
'66 Contract construction
services
Governmental services
Educational services
Miscellaneous services
'67
'68
69
,70
171
71.2
;72
;72.1
72.11
;72.2
73
'74
75
76
79
80
81
81.5)
81.7)
82
83
84
85
89
Cultural, entertainment
and recreational
Cultural activities
(including churches)
Nature exhibits
Public assembly
Auditoriums. concert halls
Outdoor music shells,
amphitheaters
Outdoor sports arenas.
spectator sports
Amusements
Recreational activities
(incl. golf courses.
riding stables. water
recreation) -
Resorts and group camps
Parks
Other cultural. entertain-
ment and recreation
Resource production and
extraction
Agriculture (except live-
stock)
Livestock farming and
animal breeding
Agricultural related
activities
Forestry activities and
related services
Fishing activities and
related services
Mining activities and
related services
Other resource production
and extraction
N
N
Y7
y8
y2
N
N
N
Y6
N
N
N2
Y6
Y6
Y7
Y8
Y6
Y
N
N
Y6
Y
N
y2
N N N2
N Y2 Y
N N N
N N N
N N N
N N N
N N y8
N
N
N
N
Y
N
N
N5
N5
N
N
Y8.9.10
N
Y8
Y9
Y
Y
Y5
Y
Y5
Y5
YS
Y
N
Y8
Y9
Y
Y
Y
Y
Y
Y
Y
'21
Enclosure 1
OPNAV:NS: 11010.36A
1 1 APR 1953
NOTES TO Til_BLE 4
1. Suggested maximum density 1-2 dwelling units per acre, possibly increased
under a Planned Unit Development (PUO) where maximum lot coverage is less than
20 percent.
2. Within each land use category, uses exist where further evaluation may be
needed clue to the variation of censities of people and structures. For
example, where a small neighborhood retail store may be compatible in APZ-II,
a shopping center or strip shopping mall would be incompatible due to the
density of development and concentration of people.
3. The placing of structures, buildings or above -ground utility lines in the
clear zone is subject to severe restrictions. In a majority of the clear
zones, these items are prohibited. See NAVFAC P-80.3 (NOTAL) for specific
guidance.
4. No passenger terminals and no major above -ground transmission lines in
APZ-i.
5. Factors to be considered: labor intensity, structural coverace, explosive
characteristics, air pollution.
6. Low -intensity office uses only. Meeting places, auditoriums, etc., not
recommended.
7. Excludes chapels.
8. Facilities must be low intensity.
9. Clubhouse not recommended. "
10. Large classes not recommended.
EnclosJre (' )
22
•
•
A
That the foregoing ordinance was read for the first time and passed
to its_jsecond reading on this the 73 l day of (�,VJ��iti c ,
19 (-11) , by the following vote: u
Mary Rhodes aL IC Edward A. Martin 11,1 y.
Dr. Jack Best ( 1 Dr. David McNichols f `1
r�
I �`
ai l;
PUBLISHER'8 AFFIDAVIT
State of Texas, } CITY OF CORPUS CHRISTI
County of Nueces } ss: AD# 32648
POI
Before me, the undersigned, a Notary Public, this day personally
came Beverly Bennett, who being first duly sworn, according to
law, says that she is Business Office Secretary of the Corpus
Christi Caller -Times, a daily newspaper published at Corpus
Christi in said County and State, generally circulated in
Aransas, Bee, Brooks, Cameron, Duval, Hidalgo, Jim Hogg, Jim
Wells, Karnes, Kenedy, Kleberg, Live Oak, Nueces, Refugio, San
Patricio, Victoria, and Webb Counties, and that the publication
of FLOUR BLUFF AREA DEVELOPMENT PLAN PUBLIC HEARING NOTICE IS
HEREBY GIVEN IN ACCORDANCE WITH THE LAW THAT THE CITY COUNCIL
which the annexed is a true copy, was published in the Corpus
Christi Caller -Times on the 30th day(s) of August, 1993.
One Time(s)
$ 65.60
Business Office Secretary
Subscribed and sworn to before me this 15th day
of September, 1993.
Notary Public, Nueces County, Texas
Park a
Hodes Is hereby given In
witerdertoe with die iew
the City Cara al theu'vaau
a air" "e oonduot • q.
Repay
maws �t� ame atd
, TnwOpi
mem commences a t. Pia
pate tbM CityCeuta Clan and
.QyFYN, I201
toaewd& the pair As -
see Cievelepment Pampa throe
a'
aPrrerin.d
Nay pry property, N17e land aM.l�y,'- K a
rat aid Waldron onfuture.
oam erpr, eight
and residential areas. Other
Perm poloist Paan m par
tarn_ or. --ths environment,
perks aid
Ai amitltar
stirStalti
and oanmao on the
olso par so Ow COMIC* au.
Ow Council
pita will as M.a-
' orDuff Pion.
ore laonnelen ea:rasing aperient at
/ Corpus
U arp
ah aair
T
PUBLISHER'S AFFIDAVIT
State of Texas, } CITY OF CORPUS CHRISTI
County of Nueces } ss: AD/ 46357
POI
.n
CA)
0
0
—4
Ira
0
U7
Before me, the undersigned, a Notary Public, this day personally
came Beverly Bennett, who being first duly sworn, according to
law, says that she is Business Office Secretary of the Corpus
Christi Caller -Times, a daily newspaper published at Corpus
Christi in said County and State, generally circulated in
Aransas, Bee, Brooks, Cameron, Duval, Hidalgo, Jim Hogg, Jim
Wells, Karnes, Kenedy, Kleberg, Live Oak, Nueces, Refugio, San
Patricio, Victoria, and Webb Counties, and that the publication
of NOTICE OF PASSAGE OF ORDINANCE NO. 021746 ADOPTING THE FLOUR
BLUFF AREA DEVELOPMENT PLAN AS AN ELEMENT OF THE CITY OF CORPUS
which the annexed is a true copy, was published in the Corpus
Christi Caller -Times on the 20th day(s) of September, 1993.
One Time(s)
$ 33.60
Business Off %e Secretary
Subscribed and sworn to before me this 30th day
of 'September, 1993.
Notary Public, Nueces
County,
Texas
4
C12/Corpus Christi Caller -Times Monday, September 20, 1993
NOTICE OF PASSAGE OF
ORDINANCE NO. 021746
ADOPTING THE FLOUR
PLANBLUFAREA DEVELOPMENT
E AS AN ELEMENT OF
THE CITY OF CORPUS CHRIS-
TI COMPREHENSIVE PLAN;
THE
CAND ITY 01' CORPUS
ESTABLISHING
DEVELOPMENT OBJECTIVES,
POLICIES, ANQ PROGRAMS
FOR THE FLOUR BLUFF AREA
The ordinance was Pew
and approved on second
reading by the City Council
ou c iipw
the City of the City of
. September, 1613.Christi on the 14th day of
/s/ Armando CMpe
Cin/ Secretive
City of Corpus Christi