HomeMy WebLinkAbout025658 ORD - 02/17/2004AN ORDINANCE
AMENDING THE COMPREHENSIVE PLAN OF THE CITY OF
CORPUS CHRISTI ("THE CITY") BY ADOPTING THE REVISED
SOUTH CENTRAL AREA DEVELOPMENT PLAN;
ESTABLISHING THE CITY'S COMPREHENSIVE PLAN
POLICIES ON THE DOWNTOWN, UPTOWN, BAYFRONT,
BAYFRONT ARTS AND SCIENCE PARK AND SURROUNDING
AREAS FOR PROTECTION OF THE ENVIRONMENT, FUTURE
LAND USE, TRANSPORTATION, PUBLIC SERVICES, AND
CAPITAL IMPROVEMENTS; RESCINDING THE SOUTH
CENTRAL AREA DEVELOPMENT PLAN PREVIOUSLY
APPROVED BY RESOLUTION 021169, MAY 21, 1991, AND
AMENDED BY ORDINANCE 022166, FEBRUARY 28, 1995;
AMENDING RELATED ELEMENTS OF THE COMPREHENSIVE
PLAN INCLUDING THE URBAN TRANSPORTATION PLAN;
PROVIDING FOR SEVERANCE; AND PROVIDING FOR
PUBLICATION.
WHEREAS, the Planning Commission has forwarded to the City Council its
reports and recommendations concerning the amendment of the South Central
Area Development Plan, an element of the Comprehensive Plan of the City of
Corpus Christi;
WHEREAS, with proper notice to the public, public hearings were held on
Wednesday, November 19, 2003, during a meeting of the Planning Commission,
and on Tuesday, February 10, 2004, during a meeting of the City Council of the
City of Corpus Christi, during which all interested persons were allowed to
appear and be heard;
WHEREAS, the City Council has determined that these amendments would best
serve public health, necessity, and convenience, and the general welfare of the
City of Corpus Christi and its citizens.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF CORPUS CHRISTI, TEXAS:
SECTION 1. That the South Central Area Development Plan (a part of the
Comprehensive Plan of the City of Corpus Christi, Texas), including the
Introduction, Policy Statements, Figures, Tables and all other elements and parts
of the South Central Area Development Plan, are hereby adopted as an integral
part of the Comprehensive Plan to read as shown in Exhibit "A" attached and
incorporated by reference.
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SECTION 2. That the South Central Area Development Plan adopted by City
Council Resolution 021169, May 21, 1991, and amended by Ordinance 022166,
February 28, 1995, are hereby rescinded.
SECTION 3. That to the extent the amendments made by this Ordinance
represent a deviation from the Comprehensive Plan, the Comprehensive Plan,
including the Urban Transportation Plan, is amended to conform to the
amendments made by this Ordinance.
SECTION 4. That the Comprehensive Plan of the City of Corpus Christi, Texas
as amended from time to time, except as changed by this Ordinance and any
other ordinances adopted on this date, remains in full force and effect.
SECTION 5. That any ordinance or part of any ordinance in conflict with this
ordinance is expressly repealed by this ordinance.
SECTION 6. The City Council intends that every section, paragraph, subdivision,
clause, phrase, word or provision of this ordinance shall be given full force and
effect for its purpose. Therefore, if any section, paragraph, subdivision, clause,
phrase, word or provision of this ordinance is held invalid or unconstitutional by
final judgment of a court of competent jurisdiction, that judgment shall not affect
any other section, paragraph, subdivision, clause, phrase, word or provision of
this ordinance.
SECTION 7. Publication shall be made in the official publication of the City of
Corpus Christi as required by the City Charter of the City of Corpus Christi.
That the foregoing ordinance was read for the first time and passed to its second
reading on this the )04k day of 1� hrwri-r7 , 2004, by the following vote:
Samuel L. Neal, Jr. Bill Kelly
Brent Chesney Rex A. Kinnison
Javier D. Colmenero Q L1p Jesse Noyola ,,Z
Melody Cooper Mark Scott 651
Henry Garrett C.
That the foregoing ordinance was read for the second time and passed finally on
this the r] day of f'.t,IJfa-A-f'c.- , 2004, by the following vote
Samuel L. Neal, Jr. Wit' . J Bill Kelly
Brent Chesney 1 4-I{ IImo^^ Rex A. Kinnison
Javier D. Colmenero Q.--Auf- Jesse Noyola �?,
Melody Cooper ONevkf Mark Scott
Henry Garrett 011)(C-
PASSED
N1-�
PASSED AND APPROVED, this the I, -day of feblic rir , 2004.
CITY OF CORPUS CHRISTI
Armando Chapa Samuel L. Nea , Jr.
City Secretary Mayor
Approved t; ,2004
By:
Jose�i Harney
Assistant City Atto ey
For City Attorney
Cary of
S Corpus
_ - Christi
wY
SOUTH CENTRAL
AREA DEVELOPMENT PLAN
An Element of the
Comprehensive Plan
Adopted
February 17, 2004
South Central A rea Development Plan
February 17, 2004
Page 11
Lopt c„ pt
South Central Area Development Plan
February 17, 2004
Page 111
SOUTH CENTRAL
AREA DEVELOPMENT PLAN
Adopted by City Council Ordinance #025658, February 17, 2004
Supersedes the Plan
approved by City Council
Ordinance #22166, February 28, 1995, which amended the original Plan adopted by
City Council Resolution #021169, on May 21, 1991
The preparation of this document was financed in part by a Community Development Block Grant from the
United States Department of Housing and Urban Development and a Metropolitan Planning Organization
grant from the Federal Highway Administration.
Brent Chesney
At Large
Henry Garrett
At Large
Melody Cooper
At Large
Corpus Christi City Council
2003
Mayor Loyd Neal
Bill Kelly
District 1
Javier Colmenero
District 2
Jessie Noyola
District 3
Mark Scott
District 4
Rex Kinnison
District 5
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South Central Area Development Plan
February 17, 2004
Page IV
Corpus Christi Planning Commission
November 19, 2003
David Berlanga, Chairman
Shirley Mims, Vice chair Elizabeth Chu Richter
Robert Zamora Richard Smith
Eloy Salazar Neill F. Amsler
Bryan Stone Michael Pusley
South Central Area Stakeholders Group
Norma Urban Brooke Sween -McGloin
Bunny Arnim David Seiler
Brad Lomax Tom Niskala
Gordon Landreth Greg Brubeck
Tim Clower Bert Quintanilla
Wayne Lundquist Roy Pell
Dusty Durrill Linda Hodge
Larry Urban Neill Amsler
Elizabeth Chu Richter Mohammad Farhan
IW�Y c%i;.
South Central Area Development Plan
February 17, 2004
Page 2
CONTENTS
INTRODUCTION 4
POPULATION AND EXISTING LAND USE 5
PLANNING PROCESS 8
STAKEHOLDER AND CITIZEN INPUT 8
PLANNING ISSUES 9
MISSION STATEMENT 9
PLAN GOALS AND OBJECTIVES 9
A. ENVIRONMENT 12
B. LAND USE 13
AREA A: BAYFRONT AND DOWNTOWN LAND USE POLICIES 14
AREA B: UPTOWN OFFICE AND GOVERNMENTAL CENTER 20
AREA C: SOUTH BLUFF AREA 21
C. TRANSPORTATION 24
D. ECONOMIC DEVELOPMENT 28
E. PUBLIC SERVICES 30
PARKS 30
BAYFRONT PARK 30
FESTIVAL PARK 30
BLUCHER AND SOUTH BLUFF PARKS 31
BLUFF BALUSTRADE 32
DOWNTOWN PARKS 32
MARINA 32
PUBLIC FACILITIES 33
UTILITIES 34
WATER SYSTEM 34
WASTEWATER SYSTEM 34
STORMWATER SYSTEM 34
OTHER PUBLIC SERVICES AND FACILITIES 35
F. CAPITAL IMPROVEMENT NEEDS 36
UTILITIES 36
MARINA 36
SHORT RANGE NEEDS 36
MEDIUM RANGE PROJECTS 37
LONG RANGE PROJECTS 38
NORTH BASIN 38
BAYFRONT 38
PARK AND RECREATION 39
ECONOMIC DEVELOPMENT 39
ENVIRONMENTAL PROTECTION 40
TRANSPORTATION AND TRANSIT 40
G. PLAN IMPLEMENTATION 42
South Central Area Development Plan
February 17, 2004
Page 3
EE
FIGURES
FIGURE 1: SOUTH CENTRAL AREA DEVELOPMENT PLAN STUDY AREA 5
FIGURE 2: EXISTING LAND USES IN THE SOUTH CENTRAL AREA 6
FIGURE 3: SUB -AREA BOUNDARY MAP 11
FIGURE 4: FUTURE LAND USF 13
FIGURE 5: PEDESTRIAN CORRIDOR IMPROVEMENT PLAN 19
FIGURE 6: FUTURE TRANSPORTATION PLAN 25
TABLES
TABLE 1: 2000 CENSUS POPULATION AND HOUSING 5
TABLE 2: 2002 EXISTING LAND USE ACREAGE 7
South Central Area Development Plan
February 17, 2004
Page 4
South Central Area Development Plan
INTRODUCTION
tt ... establish
comprehensive
planning as a
continuous
governmental
function to
guide, regulate,
and manage
future
development .. .
The Comprehensive Plan is mandated by the City Charter.
It requires the City Council to "...establish comprehensive
planning as a continuous governmental function in order to
guide, regulate, and manage future development..." and,
that "all city improvements, ordinances, and regulations
shall be consistent with the comprehensive plan."
The Comprehensive Plan is a product of various plan titles
such as Policy Statements, Area Development Plans,
Capital Improvement Programs, and Master Utility Plans.
The comprehensive planning process is a means whereby
citizens and community leaders guide community
development. The Comprehensive Plan, by definition, is
general, long range, and broad in scope. To help formulate
the Comprehensive Plan, City Council divided the city and
its environs into 10 Area Development Plan (ADP) study
areas.
NORTH
CENTRAL
SIJLTH
CEUTRT
BOUTHE4ST
TOi. THROE
FLOOR
'ELUTE
PADRE
CAAND
Development plans for these areas will help resolve basic 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 any case, 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
lint agencies responsible for implementing the Comprehensive Plan. will result in more cost effective
development and tax dollar savings.
The South Central Development Plan Area, located south of the ship channel, was originally part of a larger
Central ADP area which included the Corpus Christi Beach area north of the ship channel. The "Central Area"
was separated into "north" and "south" study areas to expedite formulation of a plan for the Corpus Christi
Beach area when the Texas State Aquarium was being planned for development.
The South Central study area embraces the downtown, uptown. waterfront, and is bordered by the Ship
Channel to the north; Corpus Christi Bay to the east; Morgan Avenue to the south; and Crosstown
South Central Area Development Plan
February 17, 2004
Page 5
Expressway/West Broadway to the west. (Figure 1). Historically, this area has been the most planned area of
the City . A bibliography of many of these plans is available from the Development Services Department.
FIGURE 1: SOUTH CENTRAL AREA DEVELOPMENT PLAN STUDY AREA
Sc-4efitrat-A-r-e- be,;(e b Plan ,:
Corpus Christi Ship Channel
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Christi
Bay
POPULATION AND EXISTING LAND USE
Study Area
Boundary Map
According to the 2000 Census, the South Central area contains 7,270 residents and 3,111 housing units. The
South Central area has experienced a significant decline in population over the last 40 years. In addition, the
area has experienced a major exodus of retail businesses since the 1970s. The original South Central Area
Development Plan (1991) identified the decline in resident population and retail businesses as major areas of
concern.
TABLE 1: 2000 CENSUS POPULATION AND HOUSING
1960
1970
1980
1990
2000
Population
12,567
9,020
8,312
7,906
7,270
Housing Units
5,072
3,895
3,591
2,941
3,111
South Central Area Development Plan
February 17, 2004
Page 6
FIGURE 2: EXISTING LAND USES IN THE SOUTH CENTRAL AREA
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South Central Area Development Plan
February 17, 2004
Page 7
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TABLE 2: 2002 EXISTING LAND USE ACREAGE
Land Use
Acreage
127.00
%
11%
Low Densit Residential
Medium Densit Residential
78.33
7%
Hi.h Densit Residential
8.23
1%
Professional Office
65.27
6%
Commercial
165.60
15%
Li•ht Industrial
153.75
14%
Heav Industrial
4.91
0%
Park
36.86
3%
Public Semi Public
199.93
18%
Draina•e Corridor
4.10
0%
Ri•htofWay
17.72
2%
acant
243.63
22%
otal
1,105.33
100%
Over the last 10 to 15 years the
downtown has emerged from a period
of deterioration and loss of downtown
residential and commercial usage to a
healthy and attractive area for new
entertainment, commercial, hotel and
office businesses. In the last five
years, the downtown has experienced
several new residential
redevelopments that are now in high
demand. A series of proactive City
Councils, the Downtown Management
District and aggressive downtown
property owners are largely
responsible for the resurgence of the
Downtown. Some of the small and
large successes over that last 15 years
which are now building the
momentum for redevelopment in the
downtown include:
• Several major public projects approved by vo ers in 2001 include:
O Convention Center Expansion
O New Multi-purpose Arena
O New Baseball Stadium
O Seawall Repairs
O Marina Improvements - includes renovation of bulk heading, slip repair and additional large boat
slips
• Night life entertainment, i.e. restaurant and night club development in Downtown
• Small retail shops development primarily located on Chaparral Street
• Concrete Street Amphitheater
• Recreational Development of McCaughn Park and old City Hall Site
• Miradores on Seawall
• Selena Memorial
• New Federal Courthouse
• Gateway realignment and landscaping at 1-37 and Shoreline Boulevard.
• Downtown Lighting with retro style lighting standards
• Corpus Christi Art Center Expansion
• South Texas Art Museum Expansion
• Solomon Ortiz International Center
• Asian Cultures Museum
• Museum of Natural History expansions including the Columbus Fleet exhibit
• Regional Transportation Authority's Downtown Trolley Circulator and Harbor Ferry Systems
• Renourishment of McGee Beach
r.
South Central Area Development Plan
February 17, 2004
Page 8
Other significant projects that may come to fruition are economic development of the marina landmasses,
the South Wharf Project proposal, relocation of the Broadway Wastewater Treatment Plant, and the
replacement of Harbor Bridge.
PLANNING PROCESS
The planning process for the South Central Area Development Plan consists of the following steps:
I. Staff formulates planning process and schedule for plan update and begins inventory of land use,
infrastructure, etc.
2. Creation of South Central Plan Stakeholder Group consisting of Downtown Management District,
business and property owners and private and public entities with significant interests in Central
Area and City Staff
3. Staff and Stakeholders Group identifies issues of concern in the South Central area and produces
Issues Report.
4. Staff drafts Plan to address issues of concern.
5. Staff presents draft Plan to Stakeholder Group and respective City Committees and other
interested organizations for input.
6. Staff revises draft Plan based on input received.
7. Staff presents draft Plan to Stakeholder Group for review and comment. Staff revises draft Plan
based on Stakeholder Group input.
8. The draft Plan presented to Planning Commission for public hearing input. The Planning
Commission may recommend revisions to draft and then recommends City Council approval of
Plan.
9. The revised draft Plan presented to City Council for public hearing input. The draft Plan revised
based on recommendation by Council and Plan is approved.
STAKEHOLDER AND CITIZEN INPUT
A primary goal of the planning process is to obtain input from citizens interested in the South Central Area and
from stakeholder groups. Stakeholder groups and professions that have been involved in the planning process
include:
o Downtown Management District
o Chamber of Commerce
o Regional Transportation Authority
o Convention and Visitors Bureau
o Port of Corpus Christi
o Metropolitan Planning Organization
c Landmark Commission
• Water Shore Advisory Committee
o Architects
Engineers
o Commercial Realtors
o Restaurateurs
• Property Owners
o Residents
o City Staff e.g. Engineering Services, Park and Recreation, Marina, Public Works (Utilities),
and Development Services.
South Central Area Development Plan
February 17, 2004
Page 9
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PLANNING ISSUES
fhe identification of the major issues related to the South Central Area was primarily derived from several
meetings with the Stakeholders Group. An Issues Report was prepared to identify the major issues determined
by the Stakeholders Group. Staff used those issues as a primary basis in formulating the draft South Central
Area Development Plan.
MISSION STATEMENT
The mission of the South Central Area Development Plan is to facilitate redevelopment of the South Central
Area over the next 20 years for creating a thriving central area neighborhood community in which to live,
work, play, raise a family, invest and visit. The City will focus on implementing the City's South Central Area
Development Plan in order to promote an exciting central business district, revitalized inner neighborhoods,
expanded economic opportunities, and many more choices for recreation and entertainment, from outdoor
activities ranging from sports to cultural events with in the area.
PLAN COALS AND OBJECTIVES
The guiding goals and objectives for the entire City, ETJ, and all Area Development Plans including the South
Central Area are contained in the Policy Statements adopted by the City Council in 1987.
The policies encompassed by this Plan address not only current issues, but needs that the City and South
Central residents, property owners, and businesses perceive will become pressing in future years. Recognizing
that not all suggested implementations will take place immediately, it is important to foresee and note problems
and opportunities, and develop a long term strategy to address them.
The goals, objectives. and policies of this plan are consistent with the Bayfront Plan adopted in 1982 and
amended in 1984, and the Project Plan for Reinvestment Zone No. 1 adopted in 1983. This plan supersedes all
previous City plans for this area except for the Reinvestment Zone Project Plan which shall remain in force
until State law provides for the termination of Reinvestment Zone No. I. In addition, this plan is an update to
the original South Central Area Development Plan adopted May 21, 1991 and later updated in February
28,1995.
Key goals, objectives, or policies of the Plan are printed in bold print. However, for a full understanding of
each policy statement, refer to the entire text of that policy statement.
The specific goal of the City and South Central Area Development Plan is to promote the South Central Area
as a place of great vitality, with a mix of educational, residential, retail, office, service, government, arts and
cultural, and entertainment development. The health and vitality of the arca can contribute in a major way to
the city, its local and regional image, and quality of life. It is a place where residents can live, work, team, and
play in the same neighborhood. A fully revitalized South Central Area will need a resurgence of residential
and retail development activity. While a resurgence of retail activity has occurred during the last decade,
resident population growth is needed to sustain and fully realize the retail commercial development potential in
the central business district.
Principal objectives of the Plan include:
Sufficient Infrastructure Capacity — Infrastructure planning and design should be consistent with
the Comprehensive Plan. Foremost of the principal objectives determined during the planning
process was the critical need to continue immediate and short term improvements to the downtown
stormwater system to prevent a repeat of the damages to businesses which occurred during several
rain events in 2002. Other critical infrastructure needs include significant improvements to the
wastewater and street systems.
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South Central Area Development Plan
February 17, 2004
Page 10
• 24/7 Neighborhoods - Promote a uniquely attractive atmosphere for small and large-scale tourist
attractions. Propose appropriate land use, with emphasis on increasing residential density and business
intensity in the Central Business District.
• Pedestrian Friendly District - Emphasize conflict -free, ADA accessible pedestrian district to
enhance connections between downtown and uptown, the bayfront, the Bayfront Arts and Science
Park, and outlying areas, and maximize use of public areas. Create shade from sun and shelter from
wind through structures, trees and palm plantings, and landscaping on private property and in public
right of way.
Transportation network - Design transportation network and services to serve existing and future
land uses with emphasis on unifying the downtown, uptown, bayfront, the Bayfront Arts and Science
Park, Texas State Aquarium. and the expanding commercial/public complex at the Port of Corpus
Christi. Promote efficient use of existing parking facilities balanced and coordinated with enhanced
transit services and other intermodal choices in the Central Business District, Bayfront Arts and
Science Park, and the Bayfront.
• Parks and Recreation - Preserve and enhance public access and recreational opportunities along the
Bayfront. Enhance public spaces and pedestrian movement in the area between 1-37 and the ship
channel, and establish a clear and functional entryway to the Bayfront Arts and Science Park (BASP).
Develop a Festival Park (or Parks). Expand Heritage Park to the east and west and promote pedestrian
movement to, and through, the park grounds free from vehicular conflict.
• Economic Development - Maximize redevelopment opportunities for the Central Business District,
the RASP and the Port. Provide for economic development and expansion of the existing Marina
possibly including a public beach, cruise ship berths, anchorages, and commercial development in the
North Marina.
Unique Quality of District - Encourage a high level of urban design consistency and construction
standards for public spaces and facilities to promote residential and tourist -oriented development.
Incorporate urban design elements which are sensitive to the large number of historic structures and
districts in the CBD (e.g. Bluff Balustrade, the historic 1914 County Courthouse, Furman Avenue,
and Downtown) and the Bayfront.
• Downtown Management District - Recognize the unique role of the Downtown Management
District, Regional Transportation Authority and Port of Corpus Christi in promoting development and
enhancing the economy of the Downtown and encourage a dynamic process giving great latitude for
these entities in managing their areas of responsibility.
Since the late 1980s the Central Business District has experienced a revival that is continuing today. The City
is committed to continuing this revival and making the Central Business District of the future a place of major
public and private facilities of the highest quality.
[his Plan is a proactive redevelopment strategy, to maximize market opportunities, assure adequate public
facilities, and remove barriers to redevelopment. Capitalizing on the market potential of the Central Area, the
City's role must not be only one of regulator, but one of partner and active participant. The key to this role is to
achieve community consensus on what should occur in the area, then to aggressively pursue this common
vision.
Many of the detailed policies in the following sections related to the entire study area while some of the policy
statements pertain to one of the sub Areas illustrated on Figure 3.
South Central Area Development Plan
February 17, 2004
Page 11
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FIGURE 3: SUB -AREA BOUNDARY MAP
Corpus Christi Ship Channel
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South Central Area Development Plan
February 17, 2004
Page 12
A. ENVIRONMENT
POLICY STATEMENT A.I
Pollution prevention devices should be incorporated into stormwater outfalls to capture
floating debris, sediments and other pollutants before entering the Bay system. Dozens of
stormwater outfalls are located along the bayfront which deposit Targe volumes of floating debris
and other urban pollutants along the seawall, beaches and shoreline areas.
POLICY STATEMENT A.2
All public and private construction should be in accordance with the Federal Emergency
Management Agency (FEMA). Compliance with these standards will ensure continued availability
of flood insurance to the community through the National Flood Insurance Program.
POLICY STATEMENT A.3
While preserving or increasing drainage capacity, the City will protect the flowing stream in
Blucher Park which is overwhelmed during major rain events. Stormwater retention or
detention facilities will be needed for drainage improvements in this area. They will not cause higher
water levels in the park than presently experienced and will shorten the time of flooding. Where
ever possible, the perennially flowing stream should be retained in its natural state and any
channelization should be minimized.
POLICY STATEMENT A.4
Maintain the one -mile minimum distance from the shoreline for any petroleum drilling
operations.
South Central Area Development Plan
February 17, 2004
Page 13
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B. LAND USE
POLICY STATEMENT 8.I
The City Council hereby adopts the Future Land Use Plan map and the accompanying text
as a guide for future land use decisions (see Figure 4). The intent of the future land use and
development plan is to encourage high intensity mixed use development and civic oriented
development of the highest order within the South Central Area. The plan provides guidance for
future land use including rezoning, platting. fiscal management, and capital improvement planning.
Specific policies for the various South Central Areas are grouped into sub -areas as illustrated in
Figure 3.
FIGURE 4: FUTURE LAND USE
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Sou0h Central Area Development Plan
February 17, 2004
Page 14
AREA A: BAYFRONT AND DOWNTOWN LAND USE POLICIES
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POLICY STATEMENT B.2 - PLANNING AREA A
The highest priority for creation of activities on the bayfront are activities that benefit the citizens of
Corpus Christi and that take advantage of the unique natural amenities of the bayfront, including wind,
water and temperate climate.
POLICY STATEMENT B.3 - PLANNING AREA A
Promote a mix of tourist, retail, entertainment, residential, and civic uses in the Bayfront and
Downtown Business District. The City should encourage a much higher density and intensity of uses than
currently exists in Planning Area A. Development potential for Area A, will depend on a mutually supportive,
planned, and coordinated effort between private development and public service entities, of which the
provision of adequate utility infrastructure has become of paramount importance (See Public Service Section).
Special lighting, signage, landscaping, and street furniture should be used to help visually and functionally
integrate public and private development projects.
POLICY STATEMENT B.4 - Planning Area A
Promote economically viable incentives for development of new tourist oriented uses on private
properties fronting Shoreline Boulevard. The best use of these prime properties is tourist -related and
residential uses - not office or non -tourism related business uses. These prime properties should be developed
with high-rise hotels and residential uses with tourist -related retail uses occupying a majority of the ground
floor. Drive-throughs and similar non -tourist uses should not be permitted on Shoreline Boulevard nor the half
block nearest the bay along side streets.
POLICY STATEMENT B.5 - Planning Area A
Increase the number of housing units and achieve higher housing densities in the Downtown Area.
Incentives should be established, including financial and regulatory, to promote significant increases of quality
residential development and compatible mixed uses in the CBD and surrounding residential neighborhoods
e.g. conversions to loft apartments, specialty grocery stores, "liveaboard" facilities in the marina, and other
residential serving uses and to create a sense of community in the Central Area.
South Central Area Development Plan
February 17, 2004
Page 15
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POLICY STATEMENT B.6 — Planning Area A
Pursue designation of Downtown as a targeted area within the Corpus Christi Housing Finance
Corporation's Mortgage Credit Certificate Program if Federal requirements can be met. This would
eliminate the first time buyer requirement and increase the home purchase price limitations.
POLICY STATEMENT B.7 — Planning Area A
Encourage the Downtown Management District and City Staff to develop residential loan guarantee
program proposal. The proposal should include possible foundations that could provide seed money and
guidelines for guaranteed loans.
POLICY STATEMENT B.8 — Planning Area A
In order to create a significant resident population in the area, the City should consider incentive
programs making residential development and redevelopment more attractive to property owners. Such
program might provide Community Block Grant Funds (CDBG) for low interest loans, tax credits, etc. where a
property owner agrees to rehabilitate a vacant building, with 25% percent of the building rehabilitation devoted
to new downtown residential units.
POLICY STATEMENT B.9 — Planning Area A
The 1-37 corridor from the Crosstown Interchange to Shoreline Boulevard is the most important
entrance to the City and should be as aesthetically appealing as possible. Recent improvements including
the construction of the new federal Courthouse and the landscaping of the realigned 1-37 boulevard have begun
the process to visually improve this important gateway entrance to the City, the Bayfront, and the Central
Business District. However, remaining improvements which should be targeted for implementation include
the following.
Deteriorating buildings along this entryway should be repaired, rehabilitated, or removed in order to
make way for redevelopment (the restoration of the historical 1914 county courthouse is certainly a
significant improvement);
• Billboards should be removed;
• The City's organization seals should be more tastefully presented or removed: and
• Heavy landscaping should be added within the 1-37 right-of-way and existing landscaping should be
properly maintained.
POLICY STATEMENT B.10 — Planning Area A
Expand Convention Center grounds and take advantage of its bayfront location by creating a public
park and plaza south of the Convention Center on Shoreline Boulevard medians and the Barge Dock.
Creation of this public park plaza will complement the Convention Center expansion, the arena, enhance new
hotel development on adjacent vacant lands and create a location for small festivals.
POLICY STATEMENT 8.11 — Planning Arca A
Trees and landscaping will be designed as a critical component of all roadway projects in Area A. Trees
and other plantings will be properly coordinated with utilities to avoid conflicts and competition for limited
underground space on city -owned properties and right-of-ways. The city will fully consider the significant
value of trees for shading pedestrians when resolving infrastructure conflicts: and plant appropriate tree species
on public rights-of-way that maximize planting potential while protecting the safety of the public.
POLICY STATEMENT B.12 — Planning Area A
Establish grand entrance features, i.e., special signage, landscaping, sculpture, fountains, etc., at key
entrances to the BASP and improve the entranceways leading to Resaca and Chaparral Streets. Grand
entrance features are similar to "gateways" except gateways will use more land and be larger in scale.
POLICY STATEMENT B.13 — Planning Area A
Develop a pedestrian walkway along the bayfront between the barge dock and the Solomon Ortiz
International Center. The walkway would provide a special pedestrian way, or linkage, between barge dock
South Central Area Development Plan
February 17, 2004
Page 16
and sea wall, to Solomon Ortiz International Center. Other special pedestrian ways should connect the bayfront
with Heritage Park, festival areas, the BASP, and Solomon Ortiz International Center. These pedestrian ways
would be constructed with attractively designed and consistent pavement, lighting, landscaping, and public
signage.
POLICY STATEMENT B.14 Planning Area A
Enhance the seawall with special pavers or concrete imprinting, landscaping, increased lighting on
steps, and creation of shade.
POLICY STATEMENT B.15 - Planning Area A
Expand Heritage Park to the east side of Chaparral Street and to the west, up to the U.S. 181 right-of-
way, between Fitzgerald and Hughes Streets with similar historic structures that exist in Heritage Park.
This expansion will buffer Heritage Park from any future multilevel developments on the remaining portion of
those blocks to the east. This will also create a more attractive entrance to the Bayfront Arts and Science Park.
However. care should be taken that historic structures are not removed from original sites unless the structure
is threatened by demolition.
POLICY STATEMENT B.16 Planning Area A
Promote visitor-oriented commercial activities including bed and breakfast uses, restaurants, coffee
shops, gift shops, art galleries, and artisan working areas in Heritage Park. Activities that generate
significant amounts of traffic and activity both from out of town visitors and residents are most desirable for
this strategic location so that a high level of liveliness and interest is generated.
· The first priority for obtaining greater use within the area should be to encourage high-quality local
cultural restaurants (Mexican, Greek, German, Irish, etc.).
· The City should aggressively encourage leases for gift shops, art galleries, artisan working areas and
studios, and art and handicraft sales, etc.
· Rental monies from Heritage Park activities should be used for the improvement of Heritage Park.
POLICY STATEMENT B. 17 - Planning Area A
To promote views of Heritage Park and the Arena from Shoreline Boulevard plant palm trees on thirty
foot centers along both sides of Resaca Street between Chaparral Street and Shoreline Boulevard.
POLICY STATEMENT B. 18 Planning Area A
Encourage development of parking structures to avoid costly surface parking lots on high value
downtown properties. Outright prohibition of surface parking or monies in lieu of required parking are two
options that should be considered. Monies in lieu of should be used for creation of parking structures. In all
cases in the Central Business District, the first floor of any parking garage should be constructed to ultimately
provide mixed commercial/office uses. In addition, a balance must be achieved between personal use vehicle
parking, pricing controls, and a public transit system designed to minimize congestion and provide flexible
movement of people to multiple destinations and attractions on the same trip.
POLICY STAIEMENT B.19- Planning Area A
Consistent, high quality, metal halide and pedestrian-scaled lighting should be standardized along the
Bayfront areas to tie the public waterfront and central business district together and provide high
quality illumination. The "peach" colored lighting used in much of the marina does not emit a quality light
conducive to the tourist oriented marina and bayfront, nor is it consistent with the new lighting downtown.
POLICY STATEMENT B. 20 - Planning Area A
The City will encourage pedestrian friendly retail, restaurant, and entertainment uses along street
frontages combined with multi-family residential, hotel, office uses and parking garages on
aboveground levels.
POLICY STATEMENT B. 21 - Planning Area A
Public and private signage requirements should promote a coordinated and cohesive design theme.
South Central Area Development Platt
February 17, 2004
Page 17
Consideration should be given to minimizing the number and size of allowable signs and allowing limited-
sized monument-type signs within the required setbacks. Where no setback is required, signs overhanging the
sidewalk are permissible. Billboards and portable signs should be prohibited.
POLICY STATEMENT B. 22 - Planning Area A
Replacing existing non-landscaped parking areas with public/private plazas and seating areas will be
encouraged in combination with a reduction of required parking. Public/private plazas and seating shall
contain landscaping, special light standards, fountains, and decorative paving materials.
POLICY STATEMENT B. 23 Planning Area A
Urban Design guidelines will be developed for the following areas of the Central Business District:
· Primary Entryways to the Bayfront Business District, the Bayfront, the Bayfront Arts and Science
Park (i.e. IH-37, Twigg Street, Leopard Street, Agnes/Kinney Street, Chaparral Street and Port
Avenue).
· Along Shoreline Boulevard and Ocean Drive.
· All development and improvements in the Marina and on the Bayfront.
· Along the Bluff Balustrade.
· Bayfront Arts and Science Park.
· Central Business District (Downtown and Uptown)
POLICY STATEMENT B. 24 - Planning Area A
Elements that will be considered for inclusion in any urban design guidelines for the CBD:
· ttigher density mixed-use development
· Mixed-use compatibility
· Pedestrian/cyclist amenities including bike racks, lighting, shade trees, landscaping, street furniture,
sidewalk widening and texturing, grating, etc. for private and public development for pedestrian
comtbrt
· Architectural and design controls including greater signage control, site plan review, etc.
· Public and private parking lots
· "Compact" parking spaces and shared parking uses/sites for multi-modal transit facilities to
accommodate parking and transfer people to multiple destinations
· Prohibition of street closures and skywalks affecting the original grid street network in the downtown,
uptown, Old Irishtown, BASP, and the area to the west of Shoreline Boulevard in the general vicinity
of the Coliseum and Sherrill Park in order to promote a healthy pedestrian environment
· View corridors maximizing views to the Bay
· Great Streets Program
· Requirements lbr provision of retail/restaurant uses for a majority of street level frontages of new and
restored buildings
· Restrictions or prohibitions on dumpsters, chainlink fencing, utility units, and other unsightly,
utilitarian facilities along ground floor street frontages.
· Relocation of traffic control boxes/panels to undergronnd or to less visible locations.
· Develop a master plan for public art
POLICY STATEMENT B. 25 - Planning Area A
The City will create a special zoning district for the area north of i-37 and east of U.S. 181, to encourage
high-density visitor/tourist related uses.
Objectives for the area include:
· Reduction in the amount of parking required for preferred uses and pedestrian amenities and public
plazas;
· Preferred uses will include bed and breakfast, tourist shops, handy craft shops, hotels, motels,
restaurants, museums, art galleries, sidewalk cafes, arenas, convention centers, festival areas, etc.
South Central Area Development Plan
February 17, 2004
Page 18
Minimum and maximum setbacks to create storefronts ahmg the street.
$ignage controlled, low level
Reduction of billboards in the South Central Area especially the primary gateway into the CBD and
the bayfront, that is, 1-37.
POLICY STATEMENT B. 26 - Planning Area A
The City, in conjunction with the Downtown Management District, will propose changes to the sign
ordinance in "B-5" and "B-6" zoning districts. The sign requirements for these districts should be carefully
reviewed and changed to conform with the intent of the South Central Area Development Plan. The sign
changes should help ensure development of an attractive and appealing atmosphere in the downtown area. At a
minimum City regulations for the area should:
a. Prohibit off-premises signs (billboards).
b. Require signs to be oriented and scaled for pedestrian traffic.
Allowed signage should be calculated in proportion to linear feet of lot frontage, total building or site
size.
Allowing projecting or fin signs located in the public right-of-way, provided they do not extend
beyond the curb.
e. Allow wall signs.
f. Prohibit portable signs
Control banner signs according to a standardized design and restrict to a temporary time period
related to special events.
POLICY STATEMENT B. 27 - Planning Area A
The highest priorities for installation of new public art projects are at:
a. 1-37 at Shoreline Boulevard;
b. La Retama Park;
c. Shoreline Boulevard in fi-om of the Arena;
d. L Heads and T Heads;
e. Artesian Park: and
f. Bayfront Park.
These are very' important gateways/entrances to the downtown area. Prominent, enlivening art should be made
at these locations with the help of grant money and private donations.
POLICY STATEMENT B. 28 - Planning Area A
Relocation of the Broadway Wastewater Treatment Plant is a high capital improvement priority. Once
the Plant is relocated out of the area, and any remediation completed, the site should be redeveloped with a
public use supportive of the City's downtown redevelopment goals. Potential uses include, but are not limited
to, parking, festival park, executive mini golf course, etc. The Broadway Wastewater Treatment Plant serves
the Downtown Area, surrounding neighborhoods, and provides an essential function for development in the
area. However, the Broadway Treatment Plant, in it current location, and as the downtown redevelops will
become a detriment to reinvestment of surround properties.
POLICY STATEMENT B.29 - Planning Area A
The City will pursue construction of strategic pedestrian linkages in the downtown, the marina,
bayfront, the BASP, the Port's Cruise Ship Terminal. Pedestrian linkages will be heavily landscaped and
include sidewalk widening, special sidewalk pavers or concrete imprinting, festive lighting, street furniture,
public art, fountains, and small plaza areas along the routes. See Figure 5: Pedestrian Corridor Improvement
Plan.
South CentralArea Development Plan
February 17,2004
Page 19
FIGURE 5: PEDESTRIAN CORRIDOR IMPROVEMENT PLAN
Pedestrien Corridors
with
Existing ond Proposed
Tmprovements
Solomon OrUz IntT
Center
Bayfront
Arts and
Science
Park
I Londmork$
OB - Omni Bo/front
15 - One 5hor¢lir~ Plaza
OM - Omni Marine
BI - Bayfront Inn
L(~ - Lo (~uinto Inn
W$ - Woter St.
7
Linkages
Existing Pedestrian E
"Bump-outs"
Proposed Pedestrian "Bump-outs",
sidewalk widening, landscaping etc.
Phase ! 0
Phase 2 ~)
South Central Area Development Plan
February 17, 2004
Page 20
POLICY STATEMENT B. 30 - Planning Area A
The City will encourage the long-term conversion of industrial business uses between the Broadway
Wastewater Treatment Plant and US 181 to convert to visitor oriented or public uses.
POLICY STATEMENT B. 31 Planning Area A
The City will work with the Port of Corpus Christi and the Union Pacific Rail Road to restrict storage of
tank cars along West Broadway Street {between Port Avenue and Tancahua Street). Trackage in this
area is used for storage of box and tank cars and is an incompatible ase and potential safety hazard with the
future use of the Wastewater Treatment Plant site, the Washington-Coles neighborhood and Concrete Street
Amphitheater.
AREA B: UPTOWN OFFICE AND GOVERNMENTAL CENTER
Plan
Corpus
A~'ea A Christi
Planning ]
Sub- Areas
POLICY STATEMENT B.32 Planning Area B
Promote the Uptown Office Area as the City's premier location for mid- to high-rise office development.
The existing concentration of high-rise office towers, between the bluff and Tancahua Street, and the extensive
governmental and quasi-public complex adjacent to the Nueces County Courthouse and City Hall, could
efficiently serve as the nucleus ora more expansive regional office district.
Within this tJptown Office District there are a number of historic or potentiall~ historic properties located on
Leopard Street. Preservation of meritorious properties on Leopard should be pursued and efforts taken to
minimize negative impacts of non-historical properties which are immediately adjacent.
South Central A rea Development Plan
February 17, 2004
Page 21
AREA C:SOUTH BLUFF AREA
Alrea A
Christi
B~U
Planning ]
Sub- Areas
POLICY STATEMENT B.33 - Planning Area C
Redevelopment within the Low- to Mid-Rise Professional Office and Residential areas of Area C, (see
the Land Use and Development Plan, Figure 2) should be encouraged as long as the redevelopment does
not detract from the residential neighborhood. Much of this area is used for single-family or multi-family
residential or for professional offices. Professional office uses are generally compatible with single- and
multi-family development in this area. Neighborhood serving commercial uses of Iow intensity may be
considered for the area however, 24-hour commercial uses, bars or clubs should not be allowed.
POLICY STATEMENT B. 34 Planning Area C
The existing industrial development in Planning Area C, should not be expanded in area.
POLICY STATEMENT B. 35 Planning Area C
The commercial strips on Staples Street and on Morgan Avenue should not extend any farther into the
adjacent residential areas than displayed on the Future Land Use Plan.
POLICY STATEMENT B. 36 Planning Area C
Continue to protect the residential neighborhoods from encroachment of non-residential uses.
POLICY STATEMENT B. 37 - Planning Area C
The Landmark Commission should evaluate areas in the South Central area for "historic district"
designation and a property owner incentive program for areas to be designated historic. An incentive
program encouraging property owners to preserve and restore designated structures should be developed.
Restoration should allow lbr contemporary use and emphasize restoration of property exteriors.
POLICY STATEMENT B. 38 Planning Area C
The City should establish historic preservation incentive programs to encourage property owners who
are willing to restore historic structures. Such programs may include tax abatements, freezes on taxes, low
interest loans for restoration, etc. These incentive programs create a greater public awareness of' historic
properties and provide a modest reward for properS' owners who wish to participate. Some cities have used
South Central Area Development Plan
February 17, 2004
Page 22
annual events/tours of historic homes and districts and historic plaques to educate the public and generate
interest in historic preservation. Examples of historic districts which could be focused on include Furman
Avenue, Upper Broadway. Leopard Street between Port Avenue and the Blufl; Downtown, and Old lrishtown.
POLICY STATEMENT B. 39 - Planning Area C
Establish development regulations to protect designated views from public rights-of-way and, to
enhance scenic corridors and gateways. View corridors are defined as streets where the City wishes to
preserve clear site to a natural or man-made feature. Those features might include the bay, harbor bridge, or an
historic home. etc. Primaps emphasis is on the view from the corridor to the point of interest with secondary
emphasis on the attractiveness of the corridor.
Scenic corridors are defined as streets where the City wishes to enhance highly traveled streets or entryways.
The primary emphasis is on providing an attractive view from a vehicle or pedestrian passing.
Gateways give a sense of place marking passage from one area to another. Important gateways in the South
Central area include:
1-37 and the Crosstown Expressway:
1-37 and Shoreline Boulevard,
Shoreline Boulevard and Kinney Street;
Shoreline Boulevard and Furman Avenue;
Shoreline Boulevard and Resaca;
1-37 and Chaparral/Mesquite Streets; and
Agnes/Laredo and Tancahua/Carancahua Streets.
Major landscaping, sculpture, and lighting are appropriate at gateways, When these improvements are made
they create a distinct and memorable place.
Design objectives along view and scenic corridors include:
· Development adjacent to these scenic corridors will be required to provide a higher standard of
landscaping than for non-scenic corridor streets. The City's Landscaping requirements in the Zoning
Ordinance should be changed to require all street yards for multi-family, public-semi public, business
and industrial uses to provide a minimum of 0.04 points of landscaping per square foot where
property is developed adjacent to a designated scenic corridor. Note: street yards are areas between
structures and the street right-of-way.
· Along the seawall creation of shade either through plant massing or shade structures is a high priority;
· Private and public signage of all types should have stringent design controls consistent with the
tourist and recreational theme of the Bayfront. Public signage should be standardized and billboards
and portable signs should be eliminated;
· Utilities should be placed underground:
· The City should establish a facade restoration program for designated corridors; and
· Public art projects could be placed at gateways and strategically located in scenic corridors~ consistent
with the Municipal Arts Commission's public art guidelines/plan.
POLICY STATEMENT B. 40 Planning Area C
Promote pedestrian activity at street level throughout the South Central Area (see Figure 5.) The highest
priority pedestrian corridors include the following. See Section F - Capital Improvements for more detail.
Shoreline Boulevard from the Solomon Ortiz International Center to Cole Park;
Water Street between 1-37 and Coopers Alley;
Peoples Street, Lawrence Street. and Coopers Alley between the Bluff and the marina landmasses;
Resaca Street between Shoreline Blvd. and Chaparral Street:
Chaparral Street from the Ship Channel to Coopers Alley:
Twigg Street between Shoreline Blvd. and Mesquite Street:
Concrete/Belden Street. between Water Street and its dead-end west of North Tancahua Street; and
South Central A rea Development Platt
February 17, 2004
Page 23
· Leopard Street between the Bluff and the Crosstown Expressway:
POLICY STATEMENT B. 41 Planning Area C
Pedestrian corridors should link points of interest in the area, such as tourist destination points,
historical, recreational, cultural, and retail activities. The Park and Recreation Department should have
jurisdiction over public amenities and maintenance in these corridors. Design objectives for these corridors
should include:
· Functional and attractive paving materials required on all pedestrian corridors. The City should
determine the types of paving materials that would comply with this policy.
· Coordinate mass transit services with pedestrian corridor improvements (i.e., assure corridor
improvements are placed at bus stop locations and lead up to any water taxi, or high speed water
terminals).
· Construct greater pedestrian amenities such as sidewalk widening, unified lighting and street
furniture, drinking fountains, storefront awnings, and shade structures, pedestrian "bump-outs", and
public informational signage especially for the pedestrian.
· Make all pedestrian improvements in the CBD compliant with the Americans with Disabilities Act
POLICY STATEMENT B. 42 Planning Area C
Pedestrian improvements such as "bump-outs" at street intersections, sidewalk widening, street trees,
etc. (See Policy Statements B.40 and B.41) should be prioritized for construction in the Central Business
District. The construction of these pedestrian improvements will address the core of needed pedestrian
connections along the Bayfront, from Uptown through Downtown to the marina landmasses, along Water and
Chaparral Streets, and on Resaca Street at the Areua and Heritage Park.
POLICY STATEMENT B. 43 - Planning Area C
The City's Zoning Ordinance and Codes should continue to prohibit sexually oriented businesses from
operating in the South Central Area.
South Central Area Development Plan
February 17, 2004
Page 24
C. TRANSPORTATION
POLICY STATEMENT C.I
The City Council adopts Figure 6 as the guide for future transportation decisions in the South
Central area. The transportation network of this Plan constitutes an amendment to the City
Transportation Plan. Those changes requiring state or federal funding will be submitted for review
and included in the Metropolitan Planning Organization Urban Transportation Plan. Changes to the
City Transportation Plan include the following.
a) Extend North Staples Street as a collector street (C I) between West Broadway and Fitzgerald
Street
b) Designate Fitzgerald Street as a collector street (C I) between North Shoreline Boulevard and US
181
c) Extend Mesquite Street as a collector street (C1) between Brewster Street and Port Avenue
d) Delete Brewster Street as a collector street betweea Chaparral Street and Tancahua Street
e) Designate Cooper's Alley as a collector street (CI) between Tancahua Street and Shoreline
Boulevard
POLICY STATEMENT C.2
A parking control policy with pricing controls recognizing the real costs of parking in the area
and an equitable balance with transit services should be established. The underlying premise that
the more economical parking is provided the less likely that transit services can be prudently
provided.
POLICY STATEMENT C.3
To ensure pedestrian safety, create a Shoreline Boulevard operations plan for temporary
closure of travel lanes during large festival events such as Buccaneer Days and Bayfest.
POLICY STATEMENT C.4
The City will pursue with TxDOT the relocation of the Power Street off-ramp from US 181
directly to Belden Street. As presently configured this off-ramp has a very short deceleration lane
and a dangerous 90 degree turn onto Tancahua Street. TxDOT should evaluate the feasibility of
extending this ramp to Belden Street and closing the current ramp at Power Street.
POLICY STATEMENT C.5
Public signage for East Port Avenue aud the U.S. 181 on-ramp north of Belden Street should be
improved to make the public better aware of these streets as secondary routes to and from the
Bayfront Arts and Science Park (BASP).
POLICY STATEMENT C.6
Policy objectives in descending order of priority for street improvements should be projects
which will:
a) Facilitate pedestrian and multimodal access.
b) Facilitate access to and along the bayfront;
c) Minimize right-of-way to promote high intensity downtown uses and provide for flexible and innovative
redevelopment opportunities:
d) Facilitate access to the Bayfront Arts and Science Park area including Solomon Ortiz International
Center; and
Facilitate creation of a traffic control center to betler manage traffic during high use events.
South Central Area Development Plan
February 17, 2004
Page 25
FIGURE 6: FUTURE TRANSPORTATION PLAN
Corpus
Christi
Future
portation Plan
Transportation Plan Legend
South Central Area Development Plan
February 17, 2004
Page 26
POLICY STATEMENT C.7
The following is a prioritized list of transportation improvement projects which meet policy objectives:
Improve traffic control throughout the plan area with "real-time" traffic responsive signal and
pedestrian activated controls.
Shoreline Boulevard See Bayfront Park Policy (E.I) in Public Services section.
Creation of designated park and ride locations in the downtown and uptown areas for shuttling to
the BASP, Marina, and other downtown attractions and the Port of Corpus Christi.
Extension of Shoreline Boulevard as a controlled access drive (for transit vehicles, etc.) to connect
with Chaparral Street in the BASP. The conceptual master plan for the Bayfront Arts and Science
Park envisions the extension of Shoreline Boulevard northward into the Water Garden area and
terminating at Chaparral Street. This design would have a positive resolution to the dead end of the
existing North Shoreline Boulevard and provide vital access to the future economic development of the
Corps of Engineers site.
However. the design comes with several issues which would need to be resolved. The running water
"brook" which connects the Art Museum to the Water Garden should not be broken. Since the Water
Garden and its "brook" connection was paid for by the Museum, any extension of Shoreline Boulevard
should include participation in the planning and design by the museum.
· Street improvements necessary for baseball stadium, arena and BASP access.
Enhanced public transportation system, including but not limited to a fixed alignment streetcar
system. This system will provide improved opportunities for park and ride services to various
destinations to the downtown, marina, BASP, and Port and city connectivity via the RTA's Staples
Street Station. A fixed alignment streetcar system will provide an economic stimulus and, with its
unique features, a regional attraction.
Extend Tancahua Street northward to Harbor Drive. This extension is needed to provide enhanced
access to the PoWs Solomon Ortiz International Center and proposed new baseball Stadium.
POLICY STATEMENT C.8
The City's Traffic Engineering Division in cooperation with the RTA shall establish a parking
monitoring and management program to assure sufficient parking availability as the South Central area
becomes more intensively developed. This monitoring program shall apply to all areas zoned B-6 (no
parking is required in B-6 zones) and other areas deemed appropriate by the City. Currently, there is an
oversupply, or "under demand" of available parking in South Central Area due to the high percentage of vacant
buildings. As these vacancies diminish and the need for additional parking arises, Staff will make
recommendations to the City Council regarding specific parking projects and programs to meet the need.
a) Emphasis shall be placed on encouraging the private sector to work out agreements with adjacent uses to
share parking.
b) Improve signage to public parking lots in the South Central area.
c) The City will support the provision of public satellite park and ride lots.
POLICY STATEMENT C.9
The City in partnership with the RTA shall conduct a feasibility study to determine the most effective
combination of on and off-street parking and RTA transit services with regard to serving the Bayfront
Arts and Science Park including the arena and baseball stadium, the Central Business District (CBD),
and marina development (existing and potential). Large increases in public parking in the vicinity of the
South Central rtrea Development Plan
February 17, 2004
Page 27
arena and convention center may have significant negative impacts on enhanced transit services planned to
serve these facilities. Any increase of additional public parking in the area should be critically analyzed in
relationship to RTA's proposed enhanced transit services to serve the area. Parking metering expansion and
premium pricing for on-street parking in vicinity of BASP should be considered in conjunction with this
overall scheme to encourage transit usage.
POLICY STATEMENT C.10
The grid arterial system in the CBD should be preserved as much as possible. Street closures should be
minimized in the CBD so that the grid system's efficiencies for serving high intensity land uses will be
maintained.
POLICY STATEMENT C.I I
The City will conduct a feasibility study to investigate the feasibility of reverting one-way streets to two-
way streets in the downtown. This study will consider the use of head-in parking to slow traffic and make it
easier for motorists to get out of their cars and enjoy and benefit from the "downtown experience"
POLICY STATEMENT C.12
The City will continue to support and participate in studies that address the need for a new higher
bridge over the ship channel to accommodate larger ships. The City will also ensure that sufficient future
ingress and egress is provided to the CBD from the new Harbor Bridge. Landscaped public rights-of-way at
each ingress mrd egress points will be required. Reuse of the existing U.S. 181 bridge right-of-way will be
considered for a new entrance/exit near the BASP and Baseball Stadium.
POLICY STATEMENT C.13
Promote multi-model transportation, including bike paths and bike parking.
South Central Area Development Plan
February l 7, 2004
Page 28
D. ECONOMIC DEVELOPMENT
POLICY STATEMENT D.I
Establish a continuous funding source and foster multiple partnerships for on-going capital
improvements in the Central Business District. Possible funding mechanisms include tax
increment financing, public improvement district, tax abatement / credits, or similar mechanisms.
The TIF funding mechanism has contributed approximately one million dollars annually for the last
20 years to pay for construction of the Texas State Aquarium. If another TIF District is established
these monies would be targeted for improvements in downtown and on the bayfront. If it is not
feasible to establish another TIF District then some other funding mechanism such as a public
improvemcnt district may be appropriate to provide a continuous source of funds for needed
improvements in the Central Bnsiness District. In addition, multiple partnerships should include the
Port of Corpus Christi, Regional Transit Authority, Nueces County, Metropolitan Planning
Organization. Corpus Christi Independent School District, Downtown Management District, etc.
POLICY STATEMENT D.2
Promote development of the marina landmasses with public/private joint ventures for retail,
restaurant, entertainment, park, marina, residential, and/or hotel uses to generate monies for
debt retirement of bonds used for construction of public facilities in the marina. It is clear that
the significant demands for public improvements in other areas of the City balanced with scarce
municipal funds available for debt retirement, funding for larger marina improvements may be best
achieved through joint public/private ventures in the marina. This strategy serves at least two
purposes. This funding mechanism provides I) a mechanism to pay for needed marina
improvements, and 2) new private development which injects renewed life and economic vitality
and appeal into the marina. Such programs have been successful in other waterfront communities
across the country which have found ways of revitalizing their waterfront areas.
POLICY STATEMENT D.3
Marina boat slip rental rates should be assessed at least every two years and should be set at a
level that is at least the median amount charged by gulf coast public and private marinas.
Currently, marina boat slip rental rates are some of the lowest found in comparable marinas on the
gulf coast. Marina slip rentals play a fundamental or even a critical role in paying for marina
operations, marina maintenance, and marina capital improvements.
POLICY STATEMENT D.4
To assure a sufficient supply of revenue producing marina boat slips, begin design for
additional boat slips in the marina when the marina is 75% of capacity. Construction on new
slips should be completcd when the existing marina slip rentals are at 95% of slip rental capacity,
POLICY STATEMENT D.5
Public/private ventures and public projects in the South Central Area including the marina
should be designed and located according to the following criteria.
a) Provides a public service or function that directly benefits the general public.
b) Provides recreational, entertainment, retail, and/or other visitor and pedestrian-oriented
types of activities available to the general public. A majority of ground floor uses should
be of these visitor and pedestrian-oriented uses. These public uses should be accessible to
the general public during peak daytime and evening hours and throughout the week.
c) Improves the visual quality of the area.
d) Leverages more private sector investment than public monies invested,
e) Combines disjointed uses to form a cohesive environment where uses can interact and
benefit from their relationship to one another.
South Centrttl Area Development P/an
February 17, 2004
Page 29
POLICY STATEMENT D.6
In order to promote a significant resident population in the area, the City will provide a full range of
incentive programs to make residential redevelopment more attractive to property owners and
developers. Such programs might include Community Block Grant Funds (CDBG), Renewal Community
incentives, tax abatements, etc and revisions to the Building Code to reduce obstacles and barriers to adaptive
reuse of existing buildings for residential purposes.
POLICY STATEMENT D.?
Promote the arts and cultural resources in the downtown to be engines of economic development
through strategic funding and other forms of assistance. Many cities across the country have established
successful arts and cultural programs and facilities as quality of life resources for the local citizenry as well as
significant tourist attractions. Some of the more successful examples include the Torpedo Factory Ar[ Center
in Alexandria, Virginia; the Louisiana Artworks in New Orleans: the Denver Performing Arts Complex in
Denver; the West End Historic District and the Deep EIlum entertainment district in Dallas: and the Blue Star
District in San Antonio. These successful programs and projects have created outstanding venues and
incubator programs for the display of local/regional visual art forms and performing artists which otherwise
would not have been available. In many cases older historic buildings and even entire historic districts have
been put into productive use by creating art and cultural districts rich in a variety of entertainment and
educational opportunities. Examples of assistance include limited property tax abatement, CDBG funding, and
historic preservation funding assistance. Areas in downtown which may have potential in the creation of an
arts and cultural district include in the vicinity of:
a) Heritage Parlo'Old Irishtown:
b) the old Frost Bros./l.ichtenstein Building;
c) the Ritz Theater;
d) the Kress Building (the emerging "K-Space" visual art project currently operates on the 3 floo ); and
e) the old Montgomery Ward Building on Peoples Street.
POLICY STATEMENT D.8
The City will work closely with the Downtown Management District.to revitalize and redevelop the area
in and adjacent to the District's Boundaries. In order for the Downtown to become more economically
successful and to provide more quality of life experiences for the general public, it is appropriate for a private
non-profit organization to focus on the vision for Downtown and implementation of that vision.
POLICY STATEMENT D.9
Relocate the U.S. Army Corps of Engineers office to a site away from the Bayfront Arts and Science
Park (BASP). This current use does not complement the BASP location and is an inappropriate use of this
strategic site. Promote development on the BASP site with a public/private joint venture for retail, restaurant,
entertainment, and hotel development to capitalize on unique views and prime bayfront and harbor location.
Policy Statement D.10
The ~xpanded Convention Center and new Arena will be a major economic stimulus to the regional
economy by bringing in revenue from outside the region. The primary goal for the Convention Center
and Arena is to operate continuously to host conventions or other events.
Policy Statement I).11
The City will explore the use of the coliseum.
Policy Statement D.12
Coordinate with Texas A&M University to create a new off-site campus with student housing in or in
close proximity to the South Central Area.
South Central Area Development Plan
February 17, 2004
Page 30
E. PUBLIC SERVICES
PARKS
BAYFRONTPARK
POLICY STATEMENT E.1
The City, in partnership with the Downtown Management District, the Port of Corpus
Christi, the Regional Transit Authority and the Metropolitan Planning Organization will
conduct a special communitywide planning process to determine the most acceptable
manner in which to create a bayfront park. Shoreline Boulevard is a formidable barrier to
pedestrians attempting to cross the six travel lanes from downtown to the bayfront especially
during times of large f~stival events. In addition, large festival events either block through traffic
or reduce the City's ability to operate large convention and arena events.
The special study ok[jectives are:
· Identify the best location for a permanent festival site:
Determine an appropriate location for a fixed rail trolley; possible issues include the visual
impacl of overhead electrical lines and poles on the Bayfront; economic benefits of a trolley
line located along Shoreline Boulevard with private development located on only one side of
the line versus the trolley line located on Water. Chaparral or Mesquite Streets with private
development on two sides of the line, etc.;
· Determine the feasibility of reducing Shoreline Boulevard from six travel lanes to four taking
into account existing and future traffic levels and street improvement projects:
· Determine if traffic calming devices including reduced speed limits and demarcated
pedestrian crossings on the travel lanes should be planned on shoreline Boulevard;
· Address the possibility of using Water Street as a relief route for downtown commuter traffic:
· Make signalized pedestrian crossings one cycle:
· lllnstrate the visual impact of views from Shoreline Boulevard to the bay;
Consider the AIA's 2003 concept plan to create a bayfront park, as well as other plans which
have been considered over the last twenty years, e.g. Bayfront Activities Committee (1985),
the Gateway Project of 1996-97, etc.;
· Implement a community consensus building process to determine the most acceptable
bayfront park design.
FESTIVAL PARK
POLICY STATEMENT E.2
Develop a permanent festival park. The need for a permanent festival park (or parks) is obvious because of
the success of Bayfest and Buccaneer Days carnival and other smaller festivals. However, due to unique
characteristics of these festivals and their current sites several safety and efficiency of use issues have come to
the forefront. The new arena is under construction and scheduled to be completed in late 2004. The arena and
convention center expansion projects are being constructed over the west portion of North Shoreline Boulevard
South Central Area Developmeat Platt
February 17, 2004
Page 31
north of Resaca Street. And the federal courthouse has imposed restrictions on festivals on the Shoreline Blvd.
median in fi'ont of it.
With these two portions of Shoreline Blvd. eliminated from effective use for festivals such as Bayfest, the area
along North Shoreline Boulevard between Power Street and the Convention Center may not be large enough to
accommodate large festivals cffectively. Alternative sites should be analyzed and a plan devised to develop a
permanent festival site or sites. More than one festival park may be justified. One site could be for low impact
type events and the other could be for high impact festivals. Possible sites include: 1) the medians north of 1-
37; 2) the Coliseum and adjoining parking lots and parks; 3) on what will become available land when the
Broadway Wastewater Treatment Plan is relocated in conjunction with the adjacent Concrete Street
Amphitheater; 4) the Kerr-McGee Tract; 5) South Bluff Park; 6)Hefitage Park/BASP; or 7) Corpus Christi
Beach Park.
POLICY STATEMENT E.3
Provide a much higher degree of maintenance of the landscaping improvements along IH-37 between
the Crosstown Expressway interchange and the Bayfront. The significant landscaping installed at the
Crosstown/l-37 interchange and the US 181/I-37 interchange in the late 1990's are not receiving proper
maintenance, especially when taken into the context of the highest traveled gateway into the City.
POLICY STATEMENT E.4
Additional shade structures, lighting, trash receptacles, bicycle lanes, informational signage and kiosks,
water fountains, and widened sidewalk should be provided on the seawall and adjoining walkway.
POLICY STATEMENT E.5
The Park and Recreation Department will determine the feasibility for an amphitheater on the steps of
the seawall with a stage floating in the marina or located on McGee Beach.
POLICY STATEMENT E.6
Identify and provide high priority public facilities for McGee Beach e.g. outdoor showers, public toilets
with high frequency of maintenance, shade structures, etc. The restrooms located at the base of the
breakwater are in need of substantial repair and regular maintenance and additional Pacilifies.
BLUCHER AND SOUTH BLUFF PARKS
POLICY STATEMENT E.7
Improvements to Blucher and South Bluff Parks will be included in the Capital Improvement Program.
Blucher Park is a City-designated wildlife sanctuary which restricts the amount of improvements that can be
placed in the Park. However, environmentally sensitive improvements are needed such as marked birding
trails, selective landscaping, and the old railroad bridge restored as an historic landmark. South Bluff Park has
several recreational facilities serving the surrounding neighborhoods and the City in general. Additional
improvements such as playground equipment and improved lighting are needed.
POLICY STATEMENT E.8
The Cit) will continue to pursue the expansion and connection of Blucher Park to South Bluff Park.
South Central Area Development Plan
February 17, 2004
Page 32
BLUFF BALUSTRADE
POLICY STATEMENT E.9
The City in conjunction with the DMD will pursue the creation of public plazas along the Bluff
Balustrade, Upper Broadway, "Middle" Broadway at Start Street, and La Retama Park. The Bluff
Balustrade ("Broadway BlufF')is only one often National Register properties in the City. This facility needs
to be protected and supported with compatible improvements recognizing the historical integrity of this unique
man-made resource. By the same tokem War Memorial Park/Spohn Park due to the sacredness of the
memorial should not be altered by a plaza.
POLICY STATEMENT E.10
The City in conjunction with the DMD will pursue ADA accessibility and retail uses in the Bluff Tunnel.
This unique resource has much potential to provide cost effective ADA accessibility from above to below the
Bluff, as well as opportunities for limited commercial activities since it included commercial uses up until the
time the tunnel was closed in the mid-1970's.
DOWNTOWN PARKS
POLICY STATEMENT E.I I
Develop a series of highly usable and pedestrian friendly parks in the Central Business District to serve
the resident population's needs. South Bluff, McCaughn, La Retama and Artesian Parks are likely
candidates.
POLICY STATEMENT E.12
Develop along the seawall an amphitheater with a "floating stage" in the marina and/or a permanent
stage on McGee Beach for regular entertainment venues to increase variety of activities on bayfront.
The steps of the seawall would serve as seating area for attendees of performances.
POLICY STATEMENT E.13
The Park and Recreation Department will develop public lighting, signage, landscaping, and street
furniture of a special design theme establishing McGee beach and McCaughn Park as a safe and
uniquely attractive urban beach and park. Any adjacent private development should be required to install
compatible features and lighting to achieve similar lighting levels and types.
MARINA
POLICY STATEMENT E.14
The potential of the marina will be maximized as a major destination to draw more visitors to the
waterfront zone and the downtown area, from the metropolitan area and the City's tourist marketing
area. A diverse and vital marina is key to a revitalized downtown and successful convention center. The
recommendations of this Plan seek to identify and stimulate future growth, vitality, and economic development
in the Marina for a wide spectrum of uses. Redevelopment objectives should include the addition of
restaurants, retail activities~ and public park and recreational uses and enhanced marina facilities and services
to attract more people by providing more variety, color, life and activities to choose from.
POLICY STATEMENT E.15
Protect and promote the Marina primarily for marina uses. Enhanced marina facilities will include
expansion and improvement of the existing Marina facilities. Improvements should include additional boat
slips, both large and small berths, transient and charter boat slips, restrooms with showers, pump out station
and holding tank, fueling station, a ship's store, laundry, marina offices, etc. A more comprehensive and
detailed capital improvement project list is listed in the Capital Improvements Chapter F.
South Central Area Development Plan
February 17, 2004
Page 33
POLICY STATEMENT E.16
The area devoted to parking lots on the T and L-heads (landmasses) as permanent uses should be
balanced with the need to provide park and open space uses. It has been observed that the existing
landmasses are the most expensive, in terms of land value, surface parking lots on the Gulf coast. Existing
parking areas on the landmasses should be balanced with the need to provide park and open space for use by
the general public~ Additional demand for parking to serve increased retail/restaurant and marina development
should be provided by on-street parking on Shoreline Boulevard and downtown, and parking garages in the
Central Business District with enhanced linkages via transit services and pedestrian corridors.
POLICY STATEMENT E.17
Linkages to the landmasses from remote parking areas in the CBD should be significantly enhanced
with transit service and pedestrian corridors. The landmasses should be used more efficiently for
pedestrian oriented retail/restaurants and public park, recreation and marina uses. Much of the existing parking
on landmasses can be used in the interim until alternative parking/transit service is provided for restaurant and
retail uses. The ultimate use of the landmasses should be predominately for pedestrian friendly uses with
strong transit and pedestrian linkages to downtown parking. Enhanced transit service should be required as a
condition of doing commercial business on the bayfront by any private development.
POLICY STATEMENT E.18
The Cooper's Alley landmass will be improved with more pedestrian friendly amenities and
landscaping. The L-head beyond the stem is totally paved and primarily devoted to automobiles or boat
service areas. It is devoid of any green open space and is visually unappealing. Even though the function of
the L-head landmass is primarily a marina service area, it should be landscaped to visually soften its image and
made more attractive.
The boat storage area located on the [.-head would be ideally relocated to an off-site location, however, a less
conspicuous location on the L-head with attractive screening may be acceptable. In addition, the boat ramp
and associated parking area devoted to vehicles with boat trailers should be relocated to the north side of the L-
head to reduce congestion at the terminus of the L-head access stem and the bait shop.
POLICY STATEMENT E.19
The City Code will be amended to permit "liveaboards" in the marina only when minimum
improvements and services are provided to serve them. Minimum services needed to serve this population
include a ship's store and a bathhouse with showers and restrooms. This innovative concept will enhance
security of the marina by adding the presence of people on a 24 hour basis in the marina.
POLICY STATEMENT E.20
Add attractive metal halide lighting on the breakwater to the fairway opening.
attractive waterfront feature at night with appropriate lighting.
This will add a very
Policy Statement E.21
Extend the marina breakwater southward to create a protected sailing area in front of McGee Beach,
Emerald Beach and Cole Park.
PUBLIC FACILITIES
POLICY STATEMENT E.22
Public amenities should be provided throughout the bayfront to make a more attractive and
"people-friendly" activity center. These amenities should include design-integrated shade structures,
street furniture, heavy landscaping, public parking, public restrooms, recreational facilities, drinking fountains,
water features, attractive metal halide lighting, and pedestrian oriented informational signage. This would
create a much more attractive ~'front door" to the City and provide needed pedestrian ~acilities.
South Central Area Development Plan
February 17, 2004
Page 34
POLICY STATEMENT E.23
The Corpus Christi Independent School District should be lobbied to retain the George Evans
Elementary School, and the Corpus Christi Catholic Diocese to retain Central Catholic Elementary
School, to serve existing and future residents' children. Retaining existing schools to serve the South
Central Area is a critical element of Fostering residential development in the South Central Area.
UTILITIES
WATER SYSTEM
POLICY STATEMENT E.24
The City will conduct critical analysis and needs assessment of the water distribution system in the Plan
area for potable water and fire protection needs. This assessment should include a long-range
improvement program which addresses not only existing and imminent uses, but projected long-range uses
according to the proposed Land Use and Development Plan.
WASTEWATER SYSTEM
POLICY STATEMENT E.25
The City will conduct critical analysis and needs assessment of the wastewater system in the Plan area.
This assessment should include a long-range improvement program which addresses not only existing
and eminent uses, but projected long-range uses according to the proposed Land Use and Development Plan,
and specially the redevelopment of the marina.
POLICY STATEMENT E.26
Remove silt and debris in the existing main trunk sewer in Water Street from Resaca to Furman Streets.
This trunk was installed approximately 50 years ago and has never been cleaned.
POLICY STATEMENT E.27
Determine the feasibility of providing treated wastewater (graywater) to the large expanse of (public and
private) landscaped areas in the CBD. If found to be feasible, graywater should be provided to these very
expansive landscaped areas.
STORMWATER SYSTEM
POLICY STATEMENT E.28
Significant stormwater system improvements will be implemented as soon as possible to protect the
downtown area from localized rain event flooding. The City will conduct a critical analysis and needs
assessment of the stormwater system in the plan area. Some of the stormwater system problems include
siltation of pipes, inadequate design and sizing of stormwater lines, and deterioration of lines. This issue was
determined by unified consensus of the Stakeholders Group to be the single most important short range issue
lbr the Downtown area. The Group felt that the City should do everything possible to prevent the reoccurrence
of the damages and loss of business due to the flood events of 2002.
POLICY STATEMENT E.29
The City should establish long-term monitoring and maintenance programs for the stormwater and
wastewater system and establish best management practices to keep the systems in good working order.
South Central Area Development Plan
February 17, 2004
Page 35
OTHER PUBLIC SERVICES AND FACILITIES
POLICY STATEMENT E.30
Consolidate electrical, fiber-optic, cable TV, telephone, and other compatible utility lines into shared
conduits to minimize the many utility cuts incurred in the Central Business District. This will provide for
a much more efficient and cost effective manner for the provision of these type of services.
POLICY STATEMENT E.31
The City should initiate programs to deal more effectively with the transient and homeless population
and facilities in the South Central Area and adjacent area. The private agencies and organizations which
provide services and facilities to the transient and homeless population are in serious need of governmental
assistance. Innovative programs and services have been provided by other cities to assist in this important
social service.
POLICY STATEMENT E.32
Additional sources of funding should be aggressively pursued for the continuation of restoration and
adaptive reuse of the 1914 Historic Nueces County Courthouse. This prominent public building has sat
vacant and deteriorated at the entrance to the City and Bayfront for over 25 years. The first phase of
restoration began in the fall of 2003.
South Central Area Development Plan
February 17, 2004
Page 36
F. CAPITAL IMPROVEMENT NEEDS
UTILITIES
1. Additional stormwater system improvements are needed as soon as
possible to protect the downtown area from heavy localized rain event
flooding. Some of the stormwater system problems include siltation
of pipes, inadequate capacity of stormwater lines and pump stations,
and deterioration of drainage pipes and boxes.
NOTE: Utilities item 1. was determined by unified consensus of the
Stakeholders Group to be the single most important short-range issue for the
Downtown area.
Critical analysis and needs assessment of the xvater distribution system
in the Plan area for existing and future potable water and fire
protection demand.
3. Critical analysis and needs assessment of the wastewater system in the
Plan area tbr existing and future wastewater demand.
4. Relocate, expand and improve the efficiency of the Broadway
Wastewater Treatment Plant.
MARINA
Enhanced marina facilities should include expansion, improvement and
replacement of existing Marina facilities. Improvements should include new
Marina Offices, additional boat slips, both large and small berths, transient boater
slips and restrooms with showers, pump out station and holding tank, fueling
station, a ship's store, laundry, etc. A more comprehensive and detailed capital
improvement projcct list is listed below.
SHORT RANGE NEEDS
The following projects are grouped by highest priority to produce the highest
quality of services and facilities for the marina. The time frame to implement
these improvements realistically should be within the next txvo to three years.
These improvements and maintenance of these facilities should be of the highest
quality in order to accommodate large yachts and vessels. Quality facilities and
services will be rewarded with positive referrals. A more comprehensive and
detailed capital improvement project list is listed below.
· Relocate and expand boat ramp to northwest quadrant of L-head
South Central Area Development Plan
February 17, 2004
Page 37
· Boaters' Facilities and Public Restrooms on all landmasses (including boaters'
restrooms with showers and lounge, laundry facilities, lockers, etc.)
· Four new piers with 240 boat slips and approximately 48 large boat slips on Peoples
Street T-head
· Marina administration office, with public rcstrooms, conference center, weather and
sailing plan center, meeting facilities with television and satellite systems, and
landscaping and lighting improvements
· Boater's center with fuel station, pump-out facility, snack store and ship's store,
lounge, sail library, internet access, sailing promotion, and education center
· Piling existing slip repair and replacement
· Trash and litter dump sites
· Security cameras and electronic gate controls
· 1,andscaping entire marina
· Lighting for security and special events
· Sanitary pump-out boat and cart
· Cable and satellite television at slips
· Water toy area
· Shade structures, picnic tables, barbecue grills
· Add metal halide lighting on the Breakwater to the fairway opening.
MEDIUM RANGE PROJECTS
The tbllowing projects are needed for the marina, however, are not as urgent as the above
listed projects. They are medium range in timing (3 to 5 years out) and are generally needed
to create more tourism and visitor activity such as national and international boating events,
hosting of "tall sailing ships", and major restaurant and retail development.
· Relocation and berthing of the Columbus Ships in the marina as a tourist
attraction
· Boat sales office and showroom with retail and sailmaker, etc.
South Central Area Development Plan
February 17, 2004
Page 38
Improvements to existing slips
New state of the art boat repair and haul out facility, dry stack storage facility
with large boat ramp for large events, and facilities for full service
sailmakers, riggers, electricians, painters, boatwrights, etc.
R-pier replacement, 128 covered slips
Dry boat storage
Parking improvements and asphalt overlay
Seatbod Market/Fisherman's Wharf and permanent mooring for shrimp boats
Anchorage area for visiting boats
Extend the Marina Breakwater southward to create a protected sailing area in
front of McGee Beach, Emerald Beach and Cole Park.
LONG RANGE PROJECTS
· Dredging of the marina
NORTH BASIN
Establish a master plan for the ultimate development of the north basin (generally north of
Peoples Street Breakwater). The master plan should be done as soon as possible to
determine if dredge from the ship channel deepening will be needed for Corpus Christi
Marina improvements. Possible improvements could include new land masses, cruise ship
berthing adjacent to the Ship Channel, beaches, anchorage for large water craft, etc.
BAYFRONT
The tbllowing projects are proposed for the bayfront. All of these projects should be
compatible with the architectural elements of the seawall i.e. steps, cap, Miradores, and
benches.
Additional shade structures, lighting standards and type of lighting, trash
receptacles, bicycle lanes, informational signage and kiosks, and water
fountains should be provided on the seawall and adjoining walkway.
Provide additional McGee Beach facilities, e.g. public showers, public toilets
with high frequency of maintenance, shade structures, replacement of
concession building and restrooms
Develop a small amphitheater utilizing the seawall steps with a stage floating
in the marina and/or on McGee Beach for regular musical venues/sports
events to increase variety of activities on bayfront.
South Central Area Development Plan
February 17, 2004
Page 39
PARK AND RECREATION
Expand Convention Center grounds and take advantage of its bayfront location
by creating a public park and plaza south of the Convention Center on Shoreline
Boulevard medians and the Barge Dock.
Recreation park improvements for Blucher and South Bluff Parks.
Possible expansion and connection of BLucher Park to South Bluff Park.
Develop public plazas on the Bluff Balustrade and improvements to Upper
Broadway and La Retama Park.
Place public art at:
· 1-37 at Shoreline Boulevard;
· LaRetama Park;
· Shoreline Boulevard in f¥ont of the Arena and expanded Convention Center;
· Bayfront landmasses;
· Artesian Park; and
· Bayfront Park
ECONOMIC DEVELOPMENT
Promote development of the marina landmasses xvith public/private joint
ventures for retail, restaurant, entertainment, park, marina, residential, and/or
hotel development to capitalize on the unique views and prime bayfront location.
Establish a Tax Increment Financing District or equivalent mechanism to provide
financing for capital improvements in the South Central Area Development Plan.
Relocate the Army Corps of Engineer Offices to a site away from the Bayfront
Arts and Science Park. Promote development with a public/private joint venture
tbr retail, restaurant, entertainment, and/or hotel development to capitalize on the
unique views and prime bayfront and harbor location.
,Additional sources of funding should be aggressively pursued for the restoration
and adaptive reuse of the 1914 Historic Nueces County Courthouse.
South Central Area Development Plan
February 17, 2004
Page 40
ENVIRONMENTAL PROTECTION
1. Pollution prevention devices at all stormwater out/ails along the bayfront to
capture stormwater debris and reduce pollution in the bay waters especially at the
Marina.
2. Drainage improvements within Blucher Park to prevent periodic wash out of the
Blucher Park stream and adjacent wildlife habitat.
AMENITIES AND LANDSCAPING
Contract with a nationally recognized urban designer to provide comprehensive
urban design guidelines for downtown, uptown, the BASP, the bayfront, and the
marina.
2. IH-37 landscaping improvements need a higher degree of maintenance between
the Crosstown Exchange and the Bayfront.
3. Establish grand entrance features to the Bayfront Arts and Science Park at
Resaca Street and Shoreline Boulevard and Chaparral Street and 1-37.
4. Develop a pedestrian walkway along the bayfront between the barge dock and
the Solomon Ortiz International Center.
5. Enhance the seawall with special pavers or concrete imprinting, landscaping,
increased lighting on steps, and creation of shade.
Install consistent, high quality, metal halide lighting in the Marina including the
breakwater, to tie the public waterfront and downtown together and provide high
quality illumination.
TRANSPORTATION AND TRANSIT
Create a Shoreline Boulevard operations plan for temporary closure of travel
lanes during large festival events such as Buccaneer Days, etc. to ensure
pedestrian safety.
Construction of pedestrian "bump-outs'q, sidewalk widening, planting of street
trees, etc per Policy Statements B.C.6, B.C.7, and B.C.8. The construction of
these pedestrian improvements will address the core of needed pedestrian
connections in the Central Business District, on the bayfront, and the Bayfront
Arts and Science Park. Construction of all pedestrian corridors shall be in
compliance with the Americans with Disabilities Act.
South CentralArea Development Plan
Februaryl~ 2004
Page 41
ll.
Commission a transportation study to determine the feasibility of changing
one-way streets downtown to two way for the purpose of creating better
interconnectivity and enhanced access to storefront business in the
downtown.
Improve public signage for East Port Avenue and the U.S. 181 on-ramp north
of Belden Street should be improved to make the public better aware of these
streets as secondary routes to and from the Bay Front Arts and Science Park
(BASP).
Improve traffic control throughout the plan area with "real-time" traffic
responsive signal and pedestrian activated controls.
Creation of designated park and ride locations on the edge of the downtown
for shuttle tn the BASP, Marina, and other attractions in the downtown
Extension of Shoreline Boulevard to connect with Chaparral Street in the
BASP.
Improve access from U.S. 181 (Harbor Bridge) to Padre Street (I-37 frontage
road.)
Street improvements necessary tbr baseball stadium, arena and BASP access.
Extend Staples Street to Fitzgerald Street after the Broadway Treatment Plant
is relocated.
Enhanced public transportation system, including but not limited to a fixed
alignment streetcar system.
12. Relocation of the Power Street off-ramp from US 181 to Belden Street.
South Central Area Development Plan
February 17, 2004
Page 42
G. PLAN IMPLEMENTATION
POLICY STATEMENT G.I
This Plan constitutes the primary guide for the development and
redevelopment of the South Central Area. The Plan provides thc overall basis
for which the City' makes determinations concerning zoning, capital
improvement projects and programs such as street improvements, park and
marina improvements, and infi'astructure improvements, and to a somewhat
lesser degree building code issues.
POLICY STATEMENT G.2
A Strategic Action Committee will be established by the City to implement
this Plan. This group should consist of entrepreneurs and property owners with
businesses or property located within the South Central area, professional
architects and engineers, commercial realtors, at-large citizens who have no
financial interest in the Area, and representatives from governmental agencies
which provide services to the Area, and representatives from the applicable City
advisory committees~ e.g. Watershore~ Parks, etc. The primary charge to this ad
hoc group is to aggressively pursue the implementation of this Plan. The
committee shall develop specific strategies for implementation of the Plan xvith
specific timelines to implement the respective strategies and a clear
determination of which agency or individual is responsible to implement specific
projects or programs. The highest priority projects for the Strategic Action
Committee include:
· South Central Area Development Plan projects to be recommended for
inclusion in the next City Bond Program:
· Implementation of sustainable new or additional funding sources for
Central Business District improvements, i.e., Tax Increment Financing
District, Public Improvement District, increase in marina slip rental rates
to upper range of coastal marinas, or other mechanisms to fund projects.
Identified funding sources should be in place within 12 months of
adoption of the South Central Area Plan;
· Final resolution of the "Bayfront Park" including funding for
improvements and construction, if any is required.
· Annual input into the City's Capital Improvements Program.
South Central ,4rea Development Platt
February 17, 2004
Page 43
State of Texas
County of Nueces
SS:
PUBLISHER'S AFF:I~I~{;~ D~
CITY OF CORPUS CHRISTI
Ad # 4813960
PO #
Before me, the undersigned, a Notary Public, this day personally came Diana
Hinoiosa, who being first duly sworn, according to law, says that she is Credit
Manager of the Corpus Christi Caller-Times, a daily newspaper published at
Corpus Christi in said City and State, generally circulated in Aransas, Bee,
Brooks, Duval, 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. which the annexed
is a true copy, was inserted in the Corpus Christi Caller-Times and on the World
Wide Web on the Caller-Times Interactive on the 23RD day(s) of FEBRUARY,
2004:
$133.25
TWO (2) Time(s)
Credit Manager
Subscribed and sworn to me on the date of
FEBRUARY 24, 2004.
Notary Public, Nueces County, Texas
ROSA MARIA FLORES
Print or Type Name of Notary Public
My commission expires on 04/23/05.
~/Corpus Christi Call~
, NOTICE OF PASSAGE
OF ORDINANCE NO.
025658
Amending the
Comprehensive Plan
of the City of Corpus
Chdsti "the C~") by
adopting the revised
South Central Area
Development Plan;
establishing the City's
Comprehensive Plan
Policies on the
downtown, uptown,
bayfront, bayfront arts
and science park and
surrounding areas for
protection of the
environment, future
land use,
transportation, public
City Secretary
ruar~ 23, 2004