HomeMy WebLinkAbout029969 ORD - 10/08/2013Ordinance accepting the NAS Corpus Christi Joint Land Use
Study Background Report and amending the Comprehensive Plan of
the City of Corpus Christi by adopting the NAS Corpus Christi
Joint Land Use Study; providing for repeal of conflicting
ordinances; providing for severance; and providing for publication.
WHEREAS, with proper notice to the public, the Joint Land Use Policy
Committee on May 9, 2013, accepted the Corpus Christi Joint Land Use Study
Background Report and recommended the Corpus Christi Joint Land Use Study
be forwarded to the City Planning Commission for public hearing and
recommendation to City Council for adoption as an element of the City's
Comprehensive Plan;
WHEREAS, the Planning Commission has forwarded to the City Council its
report and recommendation conceming the NAS Corpus Christi
Background Report and NAS Corpus Christi Joint Land Use Study, an
element of the Comprehensive Plan of the City of Corpus Christi, Texas;
WHEREAS, with proper notice to the public, public hearings were held on
Wednesday, July 31, 2013, during a meeting of the Planning Commission and
on Tuesday, September 24, 2013, during a meeting of the City Council, during
which all interested persons were allowed to appear and be heard; and
WHEREAS, the City Council has determined that this amendment would best
serve the public health, necessity, convenience, and general welfare of the
City of Corpus Christi and its citizens.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
CORPUS CHRISTI, TEXAS:
SECTION 1. The NAS Corpus Christi Joint Land Use Study Background
Report is accepted by City Council as shown as Exhibit "A ", attached to and
incorporated by reference into this ordinance.
SECTION 2. The NAS Corpus Christi Joint Land Use Study is adopted as an
element of the Comprehensive Plan of the City of Corpus Christi Texas
Comprehensive Plan as shown as Exhibit "B ", attached to and incorporated by
reference into this ordinance.
SECTION 3. To the extent that the amendment made by this ordinance
represents a deviation from the Comprehensive Plan, the Comprehensive Plan
is amended to conform to the amendment made by this ordinance.
SECTION 3. The Comprehensive Plan, as amended from time to time, except
as changed by this ordinance, remains in full force and effect.
SECTION 4. Any ordinance or part of any ordinance in conflict with this
ordinance is expressly repealed by this ordinance.
SECTION 5. The City Council intends that every section, paragraph,
INDEXED
subdivision, clause, phrase, word, or provision of this ordinance 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 6. Publication shall be made in the official publicatinn of the ray of
Corpus Christi as required by the City Charter of the City of Corpus Christi
That the foregoin
the day o'
Nelda Martinez
Kelley Allen
Rudy Garza
Priscilla Leal
David Loeb
ordinance was real r the first time and passed to its second reading on this
f 71CX1 .� 2D the following vote:
Chad Magill
Colleen McIntyre
Lillian Riojas
Mark Scott
That the foregoing rdi ante was read for the second time and passed finally on this the
8 day of 2-C) 1$ by the following vote:
Nelda Martinez
Kelley Allen
Rudy Garza
Priscilla Leal
David Loeb
PASSED AND APPROVED, this the
Chad Magill
Colleen McIntyre
Lillian Riojas
Mark Scott
th day of
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Armando Chapa
City Secretary
Nelda Martinez
Mayor
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Acknowledgements
POLICY COMMITTEE
The Policy Committee (PC) served an active and important role in providing policy direction during the development of the
NAS Corpus Christi Joint Land Use Study (JLUS). The PC was comprised of the following individuals:
Mark Adame, Planning Commission
City of Corpus Christi
Captain Dave Edgecomb, Commanding Officer
NAS Corpus Christi
Trent Hill, Vice President
Texas A &M Corpus Christi
Nelda Martinez, Mayor
City of Corpus Christi
FORMER POLICY COMMITTEE MEMBERS
Joe Adame, Former Mayor
City of Corpus Christi
TECHNICAL ADVISORY GROUP
The Technical Advisory Group (TAG) served a key role in
the overall technical support, review, and guidance of the
Pete Anaya, Dir Planning & Environmental Services
City of Corpus Christi
Robert Cenci, Assistant Chief Appraiser
Nueces County Appraisal District
Foster Edwards, President and CEO
Chamber of Commerce
Kathryn Funk - Baxter, Executive Vice President
Texas A &M — Corpus Christi
Jerry Garcia, Past President
Builders Association — Corpus Christi
Carl Gross, Operations Manager
Corpus Christi International Airport
Elizabeth Hundley, Assistant City Attorney
City of Corpus Christi
Bryan Johnson, Chairman of the Board
Corpus Christi Realtors Association
Doug Lange, Ground Electronics
NAS Corpus Christi
JLUS CONSULTANT
Matrix
DEF“ON GROUP
Govind Nadkarni, Planning Commission Chairman
City of Corpus Christi
Samuel (Lloyd) Neal, County Judge
Nueces County
Philip Ramirez, Planning Commission Alternate
City of Corpus Christi
Mark Scott, Council Member
City of Corpus Christi
Rudy Garza, Former Planning Commission Chairman
City of Corpus Christi
John C. Tamez, Former Planning Commissioner
City of Corpus Christi
the development of the NAS Corpus Christi JLUS. They provided
study. The TAG was comprised of the following individuals:
Tyner Little, Governmental Affairs
Nueces County
Oscar Martinez, Assistant City Manager
City of Corpus Christi
Bob Payne, Senior Planner /JLUS Project Manager
City of Corpus Christi
Jim Price, County Commissioner
San Patricio County
Sandy Sanders, Deputy Director of Operations
Port of Corpus Christi
Fernando Segundo, Director of Aviation
Corpus Christi International Airport
Tom Tagliabue, Dir, Intergovernmental Relations
City of Corpus Christi
Rich Tenga, Project Manager
DOD Office of Economic Adjustment
Mark Van Vleck, Dir of Development Services
City of Corpus Christi
Victor Vourcos, Transportation Engineer
Texas Department of Transportation
Mike Hrapla
Celeste Werner, AICP
Rick Rust, AICP
Jeanette Studley
This study was prepared under contract with the City of Corpus Christi, with financial support from the Office of
Economic Adjustment, Department of Defense. The content reflects the views of the City of Corpus Christi and
the jurisdictions, agencies and organizations participating in the JLUS program, and does not necessarily reflect
the views of the Office of Economic Adjustment.
Table of Contents
~
Why Do aillitni?...
,FLUS Objectives,
Project Study Area __~_~~,,-'
NA5 Corpus
3 Compatibility
1 _4 1 1 0-4
Study Area identification and Data ColNection .~.-,.~,....,..,~~.........~.......~.~~...........~.......-..._____,____13,
Compatibility issues identification ......_. ...____,,____,,_,_—__,~,_,._,~~__~_,_~~,~~~_,',,,~~~~^,,~13
Pmoritizationot Covmpa Conce*ws.~........~.~........~^.......�......~_._______,,____,__,,.__,,,__—,,_',,'��
Evaluation of lEastingToolm.._.-.,-_...~,,,.,...~,.~~~,~~...~........~..............^............-~.^_.___.____..____15
High Priority Compe�����m������U�o��_^^^^___--.,---_..-_-_,.--.,-.._-.-~~.......,~.,~~.,.,~..........�G
Niediurn Priority 'Compatibility factors and�s���......~......~.........~~~..�.~___.______._,,__.,.,_,,,_,,,,_,_,��
Low Priority Compatibility Factors and Issues, -- 21
Awareness Prio,it/lCmmoatibilityFactors and issues. ...._--_,-_--_.,_._..__..„__-,.~~~..,.~.,.,~~~........22
4 25
Milit,ary Compatibility Overlay District ..• ___^_.,_,-._-, 25
Joint Airport Zoning Boar& ControliedICompatible Area.
Tables and ��ures
Table 1 JILUS Sponsor and committees, Re'spow$ob*Atles and 5,
T•able 2
Table 3 Medium Pmmrity��mC��m�.,.~.,.,.~~..,~~..~~......~~...........�~~...______—__,-,_.,,._~,,__��
Figure 1 Corpus Christi JLUS Napping, Area, -_..,...,-..~,,.,,...-~,..,-...~,.....~....~........~..~~......._~...._^8
Figure2 MCA Overlay .~-~-.~..,,~~..~~.~...~...~.~.~~.~.~~....~........~...___ 0-_.-.~.._..~27
Figure 3 Truax Field MCA
Fig,ure 4
pigum 5 Waldron Fieki&ocA_~___,.____,_____.—,, 30
Figure 6 Corpus 'CMmismtritev atimmalAirport MCA, ,__31
FigureliA28 Boundaries ..,~~.....~......................................_..__-_._,-----~.._~-_,.,._.,,,,.-,.,....,..34
Figure Cebaoiss JAZ8.~.~.~_..-^..'..-_
Figure 9 37
F [gore 10 Corpus Christi international Airport JAZ8 1 438
Please see the next page.
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Introduction
Military installations are critical to local economies, generating thousands of
jobs and millions of dollars in economic activity and tax revenue annually. In
past instances, incompatible development has been a factor in the curtailment
of military training operations and restructuring of mission critical components
to other installations. In order to protect the missions of military installations
and the health of the economies and industries that rely on them, collaboration
and joint planning between installations and local communities must occur to
address encroachment. This study attempts to promote compatible
development by mitigating current issues and addressing future issues and to
improve coordination between the City of Corpus Christi, Nueces County, and
Naval Air Station Corpus Christi (NASCC ).
JLUS Project Overview
The NASCC Joint Land Use Study (JLUS) is a collaborative planning effort led by
the City of Corpus Christi, and in partnership with NASCC and Nueces County.
The JLUS was undertaken in an effort to guide planning and development in the
areas surrounding NASCC's Truax Field, Cabaniss Field, Waldron Field, and
Corpus Christi International Airport (CCIA).
The compatibility factors considered in this assessment are described in the
Compatibility Assessment. Upon review and prioritization of these factors and
identification of issues with the city, committees, and the public, a set of
strategies to address compatibility concerns were developed.
The recommended strategies are based on a toolbox of methods used to
address compatibility issues and address the use of policy, planning and zoning,
coordination and communication, and outreach methods.
What Is a JLUS?
A JLUS is a collaborative planning effort conducted by the community as a joint
venture among active military installations, surrounding cities and counties,
state and federal agencies, and other affected stakeholders. The overarching
purpose of the JLUS planning process is to identify compatible land uses and
growth management guidelines within, and proximate to, active military
installations.
The intent of the process is to establish and foster a working relationship among
military installations and their neighboring communities to act as a team to
prevent and / or curtail civilian encroachment issues associated with continued
military operations, potential future mission changes, and local growth. The
term encroachment refers to incompatible uses of land, air, water, and other
resources that may individually or cumulatively impact the military's ability to
carry out its testing and training mission.
NAS Corpus Christi Joint Land Use Study Page 1
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The end result of a JLUS is to provide a set of
recommendations or potential guidelines that can be
implemented by identified stakeholders to promote
compatible development and relationships between
the military and neighboring communities for the
present and future. As such, a JLUS may become an
adopted plan for establishing compatible land use
regulations.
The JLUS program is administered by the DOD Office
of Economic Adjustment (OEA). This JLUS is funded
through a federal grant provided to the City of
Corpus Christi by OEA with a local funding match
provided by the city.
As the JLUS sponsor, the City of Corpus Christi is
charged with the management of the project and
federal grant and is responsible for the preparation
of the JLUS in coordination with the Navy and other
interested agencies and organizations in the region.
The content of this JLUS is directed by the city, with
input from Nueces County, NASCC, CCIA and other
key local stakeholders.
Why Do a JLUS?
In addition to the many positive interactions among
the city, NASCC, and the region, the activities or
actions of one entity can potentially negatively
impact the other(s) and result in conflicts. As the
community develops and expands in response to
growth and market demands, development
continues to expand toward military installations
and operational areas. The result can include land
use and other compatibility issues, often referred to
as encroachment, which can have negative impacts
on community safety, economic development, and
sustainment of military activities and readiness. This
threat to military readiness activities is currently one
of the Department of Defense's (DOD) greatest
concerns.
A JLUS is necessary to ensure the future
compatibility between land uses necessary to
support the continuation of the military mission at
NASCC and the increasing civilian development
occurring near the installation. The results of the
JLUS will provide all stakeholders with:
▪ A detailed land use assessment for
surrounding high growth areas;
• A baseline of existing incompatible land uses
around the installation and outlying fields;
uA Assessments of regional growth trends along
designated transportation corridors;
A plan to assist surrounding communities with
development decision - making; and
Recommendations and strategies to promote
compatible land use planning around NASCC's
main base (Truax Field), its Naval Auxiliary
Landing Fields (NALFs) (Waldron and Cabaniss
Fields), CCIA, and surrounding communities.
1
1
Support and Sustain Military Mission
Although military installations and nearby
communities may be separated by a fence line they
often share natural and manmade resources such as
land, airspace, water, and infrastructure. Though
there are many positive interactions among local
jurisdictions, agencies, and the military, competition
for shared resources and activities or actions of one
entity can pose unintended negative impacts on
another, which often results in conflict. As
communities develop and expand in response to
growth and market demands, land use approvals
have the ability to locate potentially incompatible
development closer to military installations and
operational / training areas. The result can initiate or
build upon new and existing land use and other
compatibility issues, often referred to as
encroachment, which can have negative impacts on
community safety, economic development, and
sustainment of military activities and readiness.
Page 2 NAS Corpus Christi Joint Land Use Study
Collaboration and joint planning among military
installations and local communities and agencies is
needed to protect the long -term viability of existing
and future military missions. Working together also
enhances the health of economies and industries of
the communities before incompatibility becomes an
issue. Recognizing the close relationship that should
exist between installations and adjacent
communities, the OEA implemented the JLUS
program in an effort to mitigate existing and future
conflicts and enhance communication and
coordination among all affected stakeholders. This
program endeavors to preserve the sustainability of
local communities within the JLUS study area while
protecting current and future operational and
training missions.
Economic Benefit to the City and Region
The economic welfare of Corpus Christi and its
neighboring jurisdictions is largely a result of the
military presence. The installation and its outlying
fields serve as an important economic engine
contributing to the regional economy through
sustained direct employment, indirect spending, and
construction.
Operations at NASCC employ federal and federally -
reimbursed civilian employees. Through direct
military members and supporting contracts, the
installation supports 10,250 jobs and has an overall
economic impact of approximately $3.6 billion,
equivalent to 21% of the area's $17 billion economy.
Today the base is the major hub of military activity in
South Texas, employing military from all branches of
the service, civil service employees and contractors
all supporting our national defense. Corpus Christi
Army Depot, with 3,800 employees, is the largest
industrial employer in the Corpus Christi region.
NAS Corpus Christi Joint Land Use Study
JLUS Objectives
The primary objectives of a JLUS are to reduce
potential conflicts between military operations and
surrounding areas while accommodating new
growth and economic development, sustaining
economic vitality, and protecting the general public's
health and safety, without compromising the
operational missions of the installation. There are
three core objectives of the JLUS program:
▪ Understanding. Increase communication
between military, local jurisdictions, and
stakeholders to promote an understanding of
the strong economic and physical relationship
between the installation and its neighbors.
This includes public awareness, education and
input organized as part of a cohesive outreach
program.
▪ Collaboration. Promote collaborative planning
between the military, local jurisdictions, and
stakeholders in order to safeguard the mission
of the installation from future incompatible
civilian development.
▪ Actions. Develop and implement strategies for
reducing the impacts of incompatible activities
on the community and military operations.
This step provides a set of mutually supported
tools, activities, and procedures from which
local jurisdictions, agencies, and the military
can select, prepare, and approve / adopt.
These tools should ultimately be implemented
by the stakeholder identified as responsible for
a particular action once the JLUS planning
process is complete.
Page 3
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JLUS Partners
Stakeholders
One of the first steps in any planning process is the
identification of stakeholders. Informing or involving
stakeholders early in the planning process is
instrumental in the identification of the most
pressing concerns to address and resolve through
the development of integrated strategies and
measures.
Stakeholders critical to the development of the
NASCC JLUS include individuals, groups,
organizations, and governmental entities interested
in, affected by, or who have the potential to affect
the outcome of the 1LUS project. Stakeholders
involved throughout this JLUS process included, but
were not limited to:
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1
Local jurisdictions (Corpus Christi, Nueces
County, San Patricio County)
DOD officials (including OEA representatives)
and military installation personnel
• Local, regional, and state planning, regulatory,
and land management agencies
• Landholding and regulatory federal agencies
■ The public (including residents and
landowners)
■ Education institutions
■ Environmental advocacy organizations
▪ Nongovernmental organizations (NGOs)
■ Other special interest groups
Page 4
Public Participation
The public participation component of the JLUS
consisted of several key techniques to ensure that
stakeholders and the public were informed,
educated and could offer input into the preparation
of the JLUS findings and recommendations. In
addition to the public outreach and meetings, the
NASCC JLUS utilized a Policy Committee (PC) for
project oversight, guidance, and decision - making,
and a Technical Advisory Group (TAG) for identifying
and studying compatible use issues, making
recommendations to the PC, and developing the
report.
These committees are comprised of city, county,
military, and other stakeholders who have guided
the development of the JLUS. Additionally,
interviews with public stakeholders and
representatives augmented the planning and
decision - making process of both committees.
Policy Committee and Technical
Advisory Group
The development of the NASCC JLUS was sponsored
by the City of Corpus Christi in collaboration with
Nueces County and was guided by the PC and the
TAG. The PC was established at the beginning of the
project to provide guidance and input on policy
issues, provide overall direction to the process, and
review study findings. The TAG was established to
provide technical expertise to the PC and the project
team. The TAG consisted of city and county planners,
military planners and technical specialists, state
agency representatives, and others with technical
expertise critical to creating a plan that could be
implemented. The committee identified issues to be
addressed, provided feedback on report
development, and evaluated implementation
options for the PC. Table 1 summarizes the JLUS
participants and responsibilities.
NAS Corpus Christi Joint Land Use Study
Table 1. JLUS Sponsor and Committees Responsibilities and Participants
Responsibilities
IFParticipants
• Coordination
• Grant Management / Accountability
• Financial Contribution
• Policy Direction
• Study Oversight
• Monitoring
• JLUS Acceptance
JLUS SPONSORS
• City of Corpus Christi
POLICY COMMITTEE (PC)
▪ City of Corpus Christi
• Nueces County
• NAS Corpus Christi
TECHNICAL ADVISORY GROUP (TAG)
• Identify Issues
• Provide Expertise to Address Technical Issues
• Evaluate and Recommend Implementation
Options to the PC
▪ Provide Draft and Final Report Recommendations
to the PC
• Nueces County
• TAMUCC
• Corpus Christi International Airport
• City of Corpus Christi
• Chamber of Commerce
• Port of Corpus Christi
• Corpus Christi Builder's Association
• Texas Department of Transportation
• San Patricio County
• Corpus Christi Board of Realtors
▪ NAS Corpus Christi
Community Input
As highlighted in the JLUS Objectives, the JLUS
process was designed to create a locally relevant
plan that builds consensus and obtains support from
the various stakeholders involved. As such, the
Corpus Christi JLUS process also utilized a public
outreach program that included a variety of
opportunities for interested parties to contribute to
the development of this study.
Public Workshop #1
NAS Corpus Christi Joint Land Use Study Page 5
The general public was instrumental in the
development of this JLUS and its strategies by
providing their perspective and feedback, both in the
public forums and through the use of the interactive
project website (www.ccjlus.com). During the
development of the JLUS, three public workshops
were held to solicit public input on the direction and
content of the JLUS,
A public website was also established, providing
information on the planning process, meeting dates,
and draft documents for public review. The website
can be accessed at www.ccjlus.com.
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NAS Corpus Christi Joint., Study
Joint Land Use Stud ud
Project Study Area
Naval Air Station Corpus Christie ( NASCC) is located along the southeast coast of
Texas, within the city limits of Corpus Christi in Nueces County. Corpus Christi is
located approximately 140 miles southeast of San Antonio, Texas and 170 miles
north of the United States / Mexico border.
The planning area for this JLUS encompasses NASCC's main base, including the
main airfield Truax Field, its two auxiliary landing fields Cabaniss and Waldron,
the Corpus Christi International Airport (CCIA), and the land areas extending
approximately five nautical miles from the airfields. This primary planning area
is depicted on Figure 1. Although this area is considered the primary planning
area, the study area may be expanded or contracted by compatibility factor
assessed. For example, wind turbines located in the vicinity of Corpus Christi
have the potential to affect pilot navigation. Wind turbines may be located both
in the primary study area and beyond, thus expanding the study area to a
regional context.
NAS Corpus Christi
NASCC is a 2,340 -acre military base with additional aviation and special use
easements. NASCC is home to the Chief of Naval Air Training, Training Air Wing
FOUR (TW -4), the Corpus Christi Army Depot (CCAD) (the primary aviation
maintenance depot for DOD rotary wing aircraft), the aviation component of
Coast Guard Sector Corpus Christi, and many other tenant organizations.
NASCC has supported pilot training and operations at its main airfield, Truax
Field as well as its two landing fields since 1941. The station was initially used to
train pilots, navigators, aerologists, gunners, and radio operators. In its first
year, 800 instructors provided training for more than 300 cadets a month. While
air training continued to be the primary mission for the base after World War 11,
the installation began gaining other critical missions. In 1961, the Army
established what is now the largest helicopter repair depot in the world.
The Army Aeronautical Depot Maintenance Center, today known as CCAD, was
established on base and is the largest tenant command at NASCC. In 1972, Naval
Air Training Command Headquarters was relocated to NASCC from NAS
Pensacola, Florida, and TW -4 was established. TW -4 squadrons conduct
operations at Truax Field and Waldron and Cabaniss Fields, training
approximately 400 newly qualified aviators each year.
NAS Corpus Christi Joint Land Use Study Page 7
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Corpus Christi JLUS Planning Area
NAS Corpus Christi Joint Land Use Study
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In August 6, 1986, the main airfield at NASCC was
renamed Truax Field in honor of Navy Lieutenant
Myron Milton Truax. Today, Navy, Marine Corps, and
foreign student pilots earn their wings training in the
four squadrons of TW-4, using Truax Field and
outlying airfields.
NASCC is a major center for military activity in south
Texas with over 40 tenant commands. These tenants
include the Chief of Naval Air Training, CCAD,
National Air Security Operations Center — Corpus
Christi, U.S. Coast Guard, and many more.
Approximately 10,250 employees from all parts of
the country, military from all branches of the service,
civil service employees and contractors now work at
NASCC to support national defense.
Mission
NASCC is an aviation training facility with a mission
to effectively support the training of U.S. Navy,
Marine Corps, Coast Guard and international student
pilots. NASCC is also tasked with efficiently providing
high quality installation facilities and operational
services to the U.S. Army, Department of Homeland
Security and other government and private tenant
organizations.
Current Air Operations
Pilot training requires the designation and
assignment of specific flight tracks; however, aircraft
can deviate from flight tracks. Flight tracks are
largely based on the proximity of populated areas,
the amount of airspace required for the specified
training, as well as the weather, pilot, and number of
other aircraft in the flight track. Flight tracks can
deviate from their typical course due to the weather,
type of maneuver, and the individual ability of the
student pilot. A NASCC issue of concern is the ability
of the student pilot to maintain their assigned track.
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Truax Field. Operation types occurring at Truax Field
include departures, straight -in arrivals, overhead -
break arrivals, short-break arrivals, touch - and -go
patterns, Practice Precautionary Emergency Landing
(PPEL), Field Carrier Landing Practice (FCLP), and
ground - controlled approach (GCA) operations. In
2008, a total of 138,044 annual operations were
reported at Truax Field.
Waldron Field. Waldron Field supports the touch -
and-go training practice for NASCC TW -4 training
squadrons (VT -27 and VT -28) and is currently used
primarily by T -34C aircraft. Operation types include
departures, arrivals (90% are overhead break and
10% short-break arrivals), and touch -and go
patterns. Activities at Waldron Field currently occur
only during daytime hours. In 2008, a total of 79,706
flight operations were reported at Waldron Field.
Cabanlss Field. Cabaniss Field supports touch - and -go
training practice for NASCC TW -4 training squadrons
(VT -31 and VT -35) and is primarily used by the T -44A
and TC -12 aircraft. Flight operation types include
departures, arrivals (90% are overhead break and
10% short-break arrivals), and touch - and -go
patterns. In 2008, a total of 85,802 flight operations
were reported at Cabaniss Field.
Corpus Christi International Airport. CCIA is utilized
by NASCC for certain training operations as needed.
The CCIA accommodates an average of 42 inbound
and outbound commercial flights per day; however,
more than half of all of the airport's aircraft
operations are military. Historical FAA data indicates
that CCIA has had over 50,000 military operations in
almost every year since 1976, and this level of
activity is anticipated to increase.
NAS Corpus Christi Joint Land Use Study Page 9
Future Installation Operations
The primary training operations have historically
used the 30 year old T -34C Turbo Mentor, which is
being replaced by the T -6B Texan 11. The T -6B has
twice the horsepower with resulting higher
performance, ejection seats for increased safety, and
a completely digital / glass cockpit with heads up
display.
The future aircraft operations conditions at Truax
Field, Waldron Field, and Cabaniss Field are based on
projections identified by installation representatives
as well as the assumptions used in the most recent
NAS Corpus Christi Air Installation Compatible Use
Zone (AICUZ) report (2009). These assumptions
include:
e T -34C aircraft are replaced by T -6 aircraft;
1
TC -12 aircraft are excluded from the analysis
since NASCC personnel expect all multi - engine
training to take place in the T -44 (Wyle
Laboratories, Inc. 2008);
Transient T -37 aircraft are replaced by T -6
aircraft; and
e Transient C -9 aircraft are replaced by C -40
aircraft.
Community Profile
City of Corpus Christi
The City of Corpus Christi is a coastal city seaport on
the Gulf of Mexico in the crescent- shaped area of
South Texas known as the Coastal Bend. Corpus
Christi is the principal city of the tri- county Corpus
Christi Metropolitan Statistical Area that includes
Nueces, San Patricio, and Kleberg Counties, as well
as the larger Corpus Christi - Kingsville Combined
Statistical Area.
Corpus Christi began as a frontier trading post,
founded in 1838 -39 by Colonel Henry Lawrence
Kinney. It remained an obscure settlement until July
1845, when U.S. troops under General Zachary
Taylor set up camp at the settlement in preparation
for war with Mexico. The city was officially
incorporated on September 9, 1852. The city
charter, which established the city's principles,
functions, and organization of its government, was
adopted in 1876.
The city is now the largest city on the Texas coast
and contains the sixth largest port in the nation.
Corpus Christi has experienced 14% growth in
population since the year 2000, with a current
(2013) population of 316,850. The city is expected to
continue to grow with a population approaching
400,000 by the year 2030.
Nueces County
The City of Corpus Christi is the county seat of
Nueces County. Nueces County is a political
subdivision of the State of Texas and is part of the
Corpus Christi Metropolitan Statistical Area. The
county is bound on the north by the Nueces River
and on the east by the Gulf of Mexico, Corpus Christi
Bay, and Redfish Bay. Nueces County is considered
an urban county with a 2010 census population of
340,226 people. This population estimate reflects a
growth of approximately 8% from the year 2000
population (313,645 people). The county has a total
area of 1,166 square miles, of which 836 square
miles is land and 331 square miles is water. The
leading industries in the county currently include
tourism, agribusiness, general and heavy
construction, oil and gas field services, meat packing,
soft-drink bottling and canning, commercial printing,
petroleum refining, ship building and repairing, and
zinc refining.
Page 10 NAS Corpus Christi Joint Land Use Study
San Patricia County
The lower portion of San Patricio County falls within
the JLUS study area due to military operations
conducted at CCIA. San Patricia County is bordered
on the southeast by Nueces County and Corpus
Christi Bay, and on the west by Jim Wells and Live
Oak Counties. San Patricia County is also a
predominantly rural unincorporated county. The
county has recently experienced a slight decline in
population ( -3%) over the past decade, from 67,138
in 2000 to 64,804 in 2010. The target industries for
economic growth in the county are a result of the
county's location with a large industrial, chemical,
and the petroleum / petrochemical industry.
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Economic Development
The city's location on the Gulf of Mexico has made
Corpus Christi a regional trade center and major
industrial center of South Texas. The Port of Corpus
Christi is the sixth largest port in the United States,
measured by tonnage and provides access to three
Class I railroads (Burlington Northern Santa Fe,
Union Pacific, and Kansas City Southern). The
location and extensive capabilities of the port
include a 24,019 -acre Foreign Trade Zone, which is
the largest in the United States.
Corpus Christi is a center for petrochemical
manufacturing, large -scale fabrication, aviation,
marine research, maritime shipping, and tourism. It
is also an emerging center for energy technologies
and knowledge based industries. According to the
Corpus Christi Regional Economic Development
Corporation, Corpus Christi area employment has
become more diversified over the past decade;
previously dependent on the energy sector (oil and
gas), the military, and agriculture. The area has
increased employment in the health care,
teleservices (call centers), and tourism among other
industries.
NAS Corpus Christi Joint Land Use Study Page 11
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Page 12 NAS Corpus Christi Joint Land Use Study
Study Area Identification and Data
Collection
At the start of the JLUS process, the PC and TAG were engaged to assist in the
identification of the JLUS study area and to assist in collecting data concerning
compatibility issues. In terms of a JLUS, the study area defines the geographic
area used for data collection in support of the study (the area of analysis) and
the areas that are used for implementation strategies.
The study area for the NASCC JLUS was identified by working with committee
members to identify areas that may impact current or future military
operations, or may be impacted by military operations at NASCC's three airfields
and CCIA.
From the local jurisdictions, information on planning processes, particularly as
they relate to compatibility, was collected and assessed. This included
comprehensive and area development plans, the unified development code,
and other applicable ordinances / codes. Information was also collected
relevant to current growth trends and current development applications.
Representatives from NASCC provided data and input on NASCC's current and
planned facilities, training areas, and operations.
Compatibility Issues Identification
Compatibility, in relation to military readiness, is defined as the balance or
compromise between community and military needs and interests, The goal of
compatibility planning is to promote an environment where both entities
communicate, coordinate, and implement mutually supportive actions that
allow them to achieve their respective objectives.
Numerous factors influence whether community and military plans, programs,
and activities are compatible or in conflict. For the compatibility assessment, a
list of 24 standard compatibility factors was initially used to confirm the
presence of, and establish priorities for, the key study area issues.
At the initial committee workshops and public meetings, these groups were
asked to identify the location and type of compatibility issues they thought
existed today, or could occur in the future. Of the 24 standard compatibility
factors, a number of individual issues were identified under each of the factors.
NAS Corpus Christi Joint Land Use Study
Page 1..i
Prioritization of
Compatibility Concerns
_ «- _ � _
Fnrthm compatibility factors and issues identified,
the public and committees provided input on setting
priorities. Three criteria were utilized to prioritize
the compatibility factors:
▪ Is It a Current Impact? Each compatibility
factor was considered based on its current
impact to the compatibility between military
and civilian activities. Each factor that had
either current or potential issues related to it
and were considered to pose the greatest risk
to military mission and to public health and
welfare con5titute the highest priority.
▪ Location. This criterion assesses the
proximity of each issue in relation to
activities occurring at NASCC Truax Field,
Waldron Field, Cabaniss Field, and [[|A.
Issues occurring near the installation or
airfield are often more critical than those
occurring remotely.
▪ Potential Impact. Although a particular
compatibility factor may not currently
present a current threat to the installation or
the community, the potential for issues to
result in the future may exist. Should
conditions change, adjacent or proximate
development increase, or other issues
become apparent, new conflicts with
existing or future missions and operational
activities at the four airfields in the study
area could arise. Issues were considered
based on their future potential using the
same criteria that were established for
current impact.
With a complete Iist of issues to be addressed in the
JLUS, the public and TAG were asked to identify the
relative priority of each compatibility factor. Based
on public and TAG inputs, the PC finalized the
prioritization of the list, dividing the factors into four
categories:
Page 14
• High-Priority. Due to the nature of these
compatibility factor and the issues identified
an immediate response is warranted. Those
identified as High Priority are to be addressed
during the next 1-2 years (2014 or 2015).
�
Mediums-Priority. To be addressed 3-5 years
after completion of the JLUS (complete by
2018).
�
Low-Priority. To be addressed within 10 years
of completion of the JLUS (complete by 2023).
�
Awareness Fa«toxm, Awareness Factors
include compatibility factors for which no
i5sues have been identified as part of thi JLUS
proce5s. Although no issues that pose a threat
to NASCC's overall missions, CCIA, and the
community have been identified at this time,
these compatibility factors are documented in
this JLUS for the purpose of maintaining
awareness. These items do not require action
to address at the current time, but should be
monitored long-term.
NAS Corpus Christi Joint Land Use Study
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HIGH PRIORITY „R
• Land Use
• Safety
• Interagency Coordination
• Alternative Energy Development
• Vertical Obstructions
• Frequency Spectrum Impedance and
Interference
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• Noise
• Public Trespassing
• Infrastructure Expansions
• Light and Glare
• Legislative Initiatives
LOW PRIORITY;
• Competition for Land and Air Space
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• Local Housing Availability
• Vibration
• Dust / Smoke / Steam
• Anti - Terrorism /Force Protection
• Air Quality
• Cultural Resources
▪ Water Quality / Quantity
• Threatened and Endangered Species
▪ Marine Environments
• Scarce Natural Resources
▪ Frequency Spectrum Capacity
• Ground Transportation Capacity
NAS Corpus Christi Joint Land Use Study
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Evaluation of Existing Tools
Assessment of compatibility factors and
identification of issues requires a baseline
understanding of the existing tools that are in place
to understand how they can aid in planning for
compatibility, if they are currently in place and in
use, and how they can be improved to address the
issues identified. During this part of the 1LUS
development, existing tools such as plans and
programs were reviewed for their applicability to the
issues identified.
The purpose of this evaluation is to determine:
▪ Is the issue already covered in part or all of
the study area? If adequately covered
throughout the study area, no further action is
needed. If a strategy is found to currently
address the issue but only in a portion of the
study area, can it be modified to be adopted
by other stakeholders?
▪ Is a strategy currently in place that only
partially addresses an issue identified? If so,
how can that strategy be modified? As an
alternate approach, does the strategy need to
be replaced with a more effective approach?
▪ Is an appropriate strategy missing currently?
In this case, what new strategies will fit in with
the capabilities of the stakeholders in the
study area?
Page 15
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h Priority Co " tibiility Fa, tors and Issues
Land Use
The basis of land use planning relates to the government's role
in protecting the public's health, safety, and welfare. County
and local jurisdictions' growth policy / comprehensive plans and
zoning ordinances can be the most effective tools for avoiding
or resolving land use compatibility issues.
The NASCC JLUS assesses various components of land uses to
determine compatibility between military missions and the
economic goals and vitality of the region. This assessment is
conducted to attain mutual goals and benefits and enable the
military to continue to train its personnel to achieve optimal
readiness, while still allowing for economic development in the
region.
Safety Zones
Safety Zones are areas in which development should be more
restrictive, in terms of use and concentrations of people, due to
the higher risks to public safety. Issues to consider include
aircraft accident potential zones.
Military installations and civilian airports often engage in
activities or contain facilities that, due to public safety concerns,
require special consideration by local jurisdictions when
evaluating compatibility. It is important to regulate land use
near military and civilian airfields in order to minimize damage
from potential aircraft accidents and to reduce air navigation
hazards.
Incompatible Future Land Use
designations are within safety zones
and noise contours.
Incompatible zoning districts are
located within safety zones and noise
contours.
Current regulations allow wind
turbines to be located in incompatible
areas, specifically unincorporated
areas where land use authority does
not exist near military and civilian
airfields.
Lack of land use authority to manage
land uses on state owned land has the
potential to present compatibility
concerns.
There is a general lack of awareness of
safety zones. The current codified
process allows for incompatible
development in safety zones.
✓" Due to geography and location of
habitat, NASCC encounters increased
incidences of bird strikes causing
equipment destruction and
unnecessary loss of wildlife.
Pa.. Corpus..,Christ, _. .
Page 1 NAS Corpus ti Joint Land Use Study
Interagency Coordination
Interagency coordination relates to the level of interaction on
compatibility issues among military installations, jurisdictions,
land and resource management agencies, and conservation
authorities.
Current local land use and development plans that exist for the
city, such as the Comprehensive Plan and Unified Development
Code, do not specifically address development issues related to
the four airfields within the study area. In order to create and
implement a successful JLUS, it is important that neighboring
jurisdictions, as well as other local and state agencies work
together with the military to discuss issues that could negatively
impact one another.
Alternative Energy Development
Alternative energy refers to sources, such as wind turbines, that
can be used to replace or supplement traditional fossil -fuel
sources, such as coal, oil, and natural gas.
Wind turbines have two potential compatibility issues:
frequency impedance and vertical obstruction. In addition to
the planned and proposed developments in the vicinity of
Corpus Christi, the wind industry is expected to continue to
expand in the region. Wind farms are currently located around
Corpus Christi and in both small and large scales. Wind farms
are prohibited from locating inside Corpus Christi's city limits
through its zoning authority; however, there is no zoning
authority to allow for appropriate locations of wind farms
outside city limits in the adjacent unincorporated areas.
NAS Corpus Christi Joint Land Use Study
Effective regional planning would
benefit from formalized inter - agency
communication and coordination
agreements that are inclusive of all
relevant stakeholders and agencies,
including the military.
The development of wind farms in the
areas proximate to Truax Field,
Cabaniss Field, Waldron Field, and
Corpus Christi International Airport
pose frequency issues and an
electromagnetic field that interfere
with flight navigational systems.
In the absence of State law to govern
alternative energy development, wind
farms may continue to expand and
develop without local regulatory
control or permitting.
Corpus Christi has an alternative
energy program that may allow
residents to install small scale wind
turbines on their property.
Page 17
Vertical Obstructions
Vertical obstructions are created by buildings, trees, structures,
or other features that may encroach into the navigable airspace
used for aircraft operations (aircraft approach, transitional,
inner horizontal, outer horizontal, and conical areas, as well as
military training routes). These can present a safety hazard to
both the public and military personnel and potentially impact
military readiness.
As the areas within the JLUS study area and in the region
continue to grow, new project proposals will need to be
reviewed thoroughly to limit encroachment and to ensure
compliance with FAR Part 77. It is important to note that Part 77
compliance is not limited to buildings and includes structures
such as communication towers.
Frequency Spectrum Impedance and
Interference
Frequency spectrum impedance and interference refers to the
interruption of electronic signals by a structure (impedance) or
the inability to distribute / receive a particular frequency
because of similar frequency competition (interference).
NASCC relies on a range of frequencies for communications and
support systems to perform its mission and operations.
Similarly, public and private uses rely on a range of frequencies
to support daily life.
Frequency spectrum impedance and interference currently
occurs as a result of the extensive wind farms in the region,
which can be complicated further by the continued
development of wireless telecommunication facilities and
growth in electronic devices.
Page 18
✓ The current cell tower policy allows
potential vertical obstructions to
occur.
Temporary advertising balloons used
by local businesses are permitted to
extend into navigable airspace that
can create an obstacle for both
military and civilian air operations.
✓ Radar returns of wind turbines create
interference and can diminish
communication and flight navigation
abilities.
Increased awareness and education of
how electronic devices can interfere
with military communication devices
is needed.
Corpus Christi does not have a
frequency spectrum ordinance.
NAS Corpus Christi Joint t Land Use Study
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From a technical perspective, sound is mechanical energy
transmitted by pressure waves in a compressible medium suc
as air. More simply stated, sound is what we hear. As sounds
reach unwanted Ievels, this is referred to as noise. Exposure to
high noise levels can have a significant impact on human
activity, health, and safety.
The impact of aircraft noise is a critical factor in the planning of
future land use near air facilities. Noise from aircraft operations
can significantly impact areas surrounding an installation and its
airfields.
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This factor addresses public trespassing, either purposeful or
unintentional, onto a military installation or civilian airfield. The
potential for trespassing increases when public use areas are in
close proximity to the instaUation.
Public trespassing can be a concern for both public safety and
security purposes.
� The current Future Land Use Plan
aliows for the development of
sensitive land uses within noise
contours.
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Public trespassing and egal dump ng
occurs along the southern perimeter of
NASCC Main Base.
NAS Corpus Christi Joint Land Use Study Page 19
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Infrastructure plays an interesting role in compatibility. On the
positive side, infrastructure can enhance the operations of the
installation by providing needed services, such as sanitary sewer
treatment capacity and transportation systems. However, if
enhanced or expanded, infrastructure could encourage growth
into areas near the installation that might not be compatible
with current or future missions.
An issue that has been raised concerning the transportation
infrastructure in the city is the vertical obstructions that can
result from positioning of light posts on the highway
overpasses. The city does not have authority to regulate Texas
Department of Transportation light standards; therefore, the
city's current lighting ordinance does not address either the
height or light sources of light posts on transportation routes.
Elevated light poles may become hazardous to flight safety that
should be avoided in the vicinity of an airfield both as a result of
the light and glare they produce and the height of the structure.
Light and Glare refers to manmade lighting (street lights, airfield
lighting, building lights) and glare (direct or reflected light that
disrupts normal vision). Light sources from commercial,
industrial, and residential uses at night can cause excessive
glare and illumination, which can impact the use of military
night vision devices and air operations, including pilot and air
traffic control vision.
Outside the installation, light and glare impacts will increase as
urbanized uses move closer to NASCC, its outlying fields, and
CCIA.
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Infrastructure extens ons and
improvements need to be planned
strategically to allow growth outside
the boundaries of Naval Air Station
Corpus Christi while protecting and
enhancing the military mission.
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Future development of sports
fields /complexes, commercial uses,
and industrial uses may cause light and
glare issues near airfields and along
flight tracks.
Light and glare standards are codified
in a way that makes it difficult for
Corpus Christi to enforce and for
builders and developers to follow.
Page 20 NAS Corpus Christi Joint Land Use Study
g'sd
ative
Legislative initiatives are federal, state, or local laws and
regulations that may have a direct or indirect effect on a
military installation to conduct its current or future mission.
They can also constrain development potential in areas
surrounding the installation.
Current Texas State statute prevents counties from regulating
land uses in unincorporated areas. One exception to this lack of
land use control can be found in Local Government Code 241,
which allows cities and counties to regulate compatible land use
near airports. This is a critical issue around Cabaniss Field
because the lands to the south of Cabaniss Field do not have
zoning standards that apply to them. Although Corpus Christi
has an extra - territorial jurisdictional area, land use regulation
through zoning within this area is prohibited.
Counties do not have the necessary
authority to address incompatible land
use in unincorporated areas.
The Texas Military Preparedness
Commission does not currently have a
representative from the Coastal
Bend /Corpus Christi.
Low Priority Compatibility Factors and Issues
Land, Air, and Sea Space
Competition for Land, Air, and Sea Spaces is defined as multiple
users of both land and air spaces.
Airspace in the Corpus Christi region is a high - demand resource
due to the presence of three military airfields and one civilian
airport in the JLUS study area as well as the proximity of nearby
military installations and airfields such as Goliad Field and NAS
Kingsville.
NAS Corpus Christi Joint Land Use Study
There is a need to maximize the use of
airspace in and around Corpus Christi.
page 21
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Local housing availabil ty addresses the supply and demand for housing in the region, the competition for
housing that may result from changes in the number of military personnel, and the supply of military family
housing provided by the installation.
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Vibration is an oscillation or motion that alternates in opposite directions and may occur as a result of an
impact, explosion, noise, mechanical operation, or other change in the environment. Vibration may be caused
by military and / or civilian activities.
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Dust is the common term used to describe the suspension of particulate matter 'n the air. Dust (and smoke)
can be created by fire (controlled burns, agricultural burning), ground disturbance (agricultural operations,
grading), industrial activities, or other similar processes. Dust, smoke, and steam become a compatibility issue
if sufficient in quantity to impact flight operations (such as reduced visibility or equipment damage).
Additionally, these can be created by military activity and impact civilian areas.
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Anti- Terrorism /Force Protection (AT / FP) relates to the safety of personnel, facilities, and information on an
installation from outside threats. Methods to protect the installation and its supportive facilities can impact
off - installation uses.
Page 22
NAS Corpus Christi Joint Land Use Study
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Air quality is defined by a number of components that are regulated at the federal and state level. For
compatibility, the primary concerns are pollutants that limit visibility, such as particulates, ozone, and
potential non- attainment of air quality standards that may limit future changes in operations at the
installation.
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Cultural resources may prevent development, apply development constraints, or require special access by
Native American tribes, other groups, or governmental regulatory authorities.
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Water qua ty / quantity concerns include the assurance that adequate water supplies of good quality are
available for use by the installation and surrounding communities as the area develops.
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A threatened species 's one that may become extinct if measures are not taken to protect it. An endangered
species is one that has a very small population and is at greater risk of becoming extinct. The presence of
threatened and endangered species may require special habitat development considerations and should be
included early in planning processes to ensure compatibility with military missions and economic
development.
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Regulatory or permit requirements protecting marine and ocean resources can cumulatively affect the
military's ability to conduct operations, training exercises, or testing in a water -based environment.
NAS Corpus Christi Joint Land Use Study
Page 23
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Pressure to gain access to valuab e natural resources such as oil, natural gas, minerals, and water resources)
located on military installations, within military training areas, or on public lands historically used for military
operations, can impact land utilization and military operations.
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In a defined area, the frequency spectrum is limited. Frequency spectrum capacity 's critical for maintaining
existing and future missions and communications on installations. This is also addressed from the standpoint
of consumer electronics.
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Ground transportat'on capacity relates to the ability of existing freeways, highways, arterials, and other local
roads to provide adequate mobility and access between military installations and their surrounding
communities.
Page 24
NAS Corpus Christi Joint Land Use Study
This section identifies and organizes the recommended actions (strategies) that
have been developed through a collaborative effort between representatives of
the City of Corpus Christi, Nueces County, NASCC, state and federal agencies,
local organizations, the general public, and other stakeholders in the region.
Because the NASCC JLUS is the result of a collaborative planning process, the
recommendations in this section represent a true consensus plan; a realistic and
coordinated approach to compatibility planning developed with the support of
stakeholders involved throughout the process.
Upon implementation, existing and potential compatibility issues arising from
the civilian / military interface can be removed or significantly mitigated. As
such, the recommended strategies function as the heart of the JLUS document
and are the culmination of the planning process.
The key to the implementation of the strategies presented in this JLUS is the
establishment of the JLUS Coordinating Committee that oversees the execution
of the JLUS. Through this Committee, local jurisdictions, NASCC, and their
partners will be able to continue and strengthen their work together to
establish procedures, recommend or refine specific actions for member
agencies, and make adjustments to strategies over time to ensure the JLUS
continues to resolve key compatibility issues through realistic strategies and
implementation.
Military Compatibility Overlay District
In compatibility planning, the term Military Compatibility Area (MCA) is used to
formally designate a geographic area where military operations may impact
local communities, and conversely, where local activities may affect the
military's ability to carry out its mission. The MCAs are geographic areas where
certain recommended strategies apply.
The MCA for Corpus Christi consists of four distinct geographic areas that
comprise the Overlay District where the JLUS strategies are to be applied. This
technique ensures the strategies are applied to the appropriate areas, and that
locations deemed to not be subject to a specific compatibility issue are not
adversely impacted by regulations that are not appropriate for their location or
circumstance. The four geographic areas were determined on each of the
airfields within the JLUS study area and their associated aircraft activity:
NASCC's Truax Field, Waldron Field, and Cabaniss Field, and for CCIA,
The MCAs are proposed as geographic overlay districts within which zoning
tools can be applied to address the primary areas of concern and incorporates
four proposed MCA Subzones: Safety Subzones, Noise Subzones, Vertical
Obstruction Subzones, and Light Subzones. An MCA Overlay is proposed to
accomplish the following purposes:
NAS Corpus Christi Joint Land Use Study
Page 25
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• Promote an orderly transition between
community and military land uses so that land
uses remain compatible.
Protect public health, safety, and welfare.
Maintain operational capabilities of military
installations and areas.
a
•
Promote the awareness of the size and scope
of military training areas to protect areas
separate from the actual military installation
(i.e., critical air space) used for training
purposes.
• Establish compatibility requirements within
the designated area, such as requirements for
sound attenuation, real estate disclosure, and
avigation easements.
Implementation of this Overlay would require the
city to amend City of Corpus Christi Unified
Development Code Article 6 by replacing Article 6.5
AICUZ with Military Compatibility (MCA) Overlay.
The MCA Overlay (illustrated on Figure 2) would be
comprised of subzones that will have specific
regulations associated with each subzone.
There are four recommended subzones for each of
the airfield MCAs. These subzones (described in the
following paragraphs) are:
• Safety Subzone
• Noise Subzone
▪ Vertical Obstruction Subzone
• Light Subzone
Figure 2 shows the four MCA overlays (areas) and
Figures 3 — 6 provide a zoomed in look at the
subzones in each MCA overlay.
Safety Subzone
The proposed Safety Subzone would regulate
compatible land use types and densities / intensities
within the CZ and APZs 1 and 2 of NASCC Truax Field,
Waldron Field, Cabaniss Field, and CCIA. The current
location of each of these safety subzones is based on
Page 26
the airfield layout and air operations identified in
NASCC's 2009 AICUZ and the CCIA's 2012 Airport
Layout Plan (ALP). The boundaries of each subzone
may need to be amended when the AICUZ and ALP
are updated.
The extent of the safety subzone is based upon flight
patterns at NASCC's Truax, Cabaniss, and Waldron
Fields and that of CCIA. A safety subzone is needed
in order to prevent the development of incompatible
land uses in areas with the greatest potential for an
accident to occur. These safety zones were identified
as a result of the Navy's guidance that defines APZs
as areas where an aircraft accident is most likely to
occur (if one was to occur). APZs follow departure,
arrival, and pattern flight tracks and are based upon
analysis of historical data.
Compatibility guidelines preclude land uses that
concentrate large numbers of people (such as
apartments, churches, and schools) from being
constructed within the APZs. While the likelihood of
a mishap is remote, the Navy recommends land uses
within APZs be minimal or low density to ensure the
maximum protection of public health and property.
Within the Clear Zone, most land uses are
incompatible with aircraft operations. It is
recommended that no development be located
within clear zones. Within APZ I and APZ II, a variety
of land uses are considered compatible; however,
uses that gather large groups of people in one area
(schools, apartments, etc.) should be restricted
because of the greater accident risk in these areas.
Certain single family residential uses at a low density
(1 to 2 units per acre) can be compatible when
located within APZs. Other compatible uses include
agricultural uses, limited intensity office / retail,
agricultural, light industrial, and outdoor parks and
recreation.
NAS Corpus Christi Joint Land Use Study
Pntooc.o.e.ou
Corpus Make
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NAS Corpus Christi
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NAS Corpus Christi Joint Land Use Study
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Page 27
CORPUS CHM ST, SAY
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11=3 WIN SWUM*
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Page 28
Figure 3
Truax Field MCA
NAS Corpus Christi Joint Land Use Study
Farm To Market Road 43
Matrixr i
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WAS Corpus Christi Jo int Land Use Study
udy
Figure 4
Cabanissfield MCA
Page 29
7-12117"...-5a71:44:f.
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Figure 5
Waldron Field MCA
Page 30
. .
NAS Corpus Christi Joint Land Use Study
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Corpus Christi Joint Land Use Study
Page 31
Noise Subzone
Noise is typically a concern to the public surrounding
most military installations. The Noise Subzone
includes all lands located off - installation that fall
within the noise contours greater than 65 dB DNL
noise levels associated with military and civilian
aircraft activities. Residential developments and
other noise sensitive land uses within this MCA
subzone may be subject to sound attenuation
measures to reduce interior noise impacts to achieve
a maximum interior noise level of 45 DNL.
Without a requirement for sound attenuation via
building code requirements, certain uses such as
residential uses, uses that congregate large groups,
schools, healthcare facilities, and outdoor parks and
recreation are not compatible within areas that
experience noise levels of 65 DNL or greater. Uses
that are compatible within airport noise contours
are office / retail and manufacturing / industrial
when interior noise levels experienced are less than
70 DNL. The local building code can be used to
ensure that noise - attenuation measures are
implemented for all new development within the
Noise Subzone. Although this tool will not prevent
incompatible development, building codes can
ensure compatibility to the greatest extent possible.
Vertical Obstruction Subzone
The purpose of the Vertical Obstruction Subzone is
to regulate height of all structures and buildings
within the area defined by FAA guidance and Navy
AICUZ instructions known as imaginary surfaces. The
imaginary surfaces are a 3 -D geographic area
comprised of approach and departure airspace
corridors and safety buffers. Vertical obstructions
height issues are a major concern to flight
operations and training due to the potential for the
building or structure to extend into navigable
airspace, which would impede safe flight operations
putting both the pilots and the citizens at risk of an
aircraft crash. Vertical obstructions that can affect
flight safety include, but are not limited to, cell
towers, power lines, wind turbines, and buildings.
Page 32
The flight operations approach and departure areas
are regulated by stringent height restrictions defined
by FAA and military regulations. This Vertical
Obstruction Subzone is based on the FAA imaginary
surfaces map horizontal area which restricts
development of buildings and structures from 0 feet
to 150 feet above mean sea level. The Vertical
Obstruction Subzone is intended to denote the
importance of following the FAA Imaginary Surfaces
with regard to structure height and is not intended
to reduce or change FAA guidance with regard to
maximum height of structures.
Light Subzone
The Light Subzone addresses areas that may
generate ambient light and the direction of light that
have the potential to affect night training missions,
operations, and controller vision at Truax Field,
Waldron Field, and Cabaniss Field, and the CCIA. The
Light Subzone around Truax Field, Waldron Field,
and Cabaniss Field is comprised of a one mile buffer
around the perimeter of each airfield. The Light
Subzone around CCIA is based on the controlled
compatible area guidance provided in section
241.014 of the Texas State Local Government Code,
which allows jurisdictions "to whose benefit an
airport is used in the interest of the public or in
which an airport owned or operated by a defense
agency of the federal government or state is
located" to create a "joint airport zoning board ".
This area encompasses a rectangle bounded by lines
located no farther than 1.5 statute miles from the
centerline of an instrument or primary runway and
lines located no farther than five statute miles from
each end of the paved surface of an instrument or
primary runway.
Although lighting standards are provided in Article
7.6 of Corpus Christi's Unified Development Code,
the standards do not address lighting regulations
that achieves compatibility with the military missions
and flight operations. A detailed evaluation and
update to lighting standard regulations, with a focus
on areas near airports is recommended.
NAS Corpus Christi Joint Land Use Study
",0.111111111111.!!!!!! Ill,!!!!!!!!!
The direction of ground lighting should not interfere
with an aviator's vision, with night vision
instrumentation or equipment, or with the sight of
any air traffic controllers in traffic control towers.
Outdoor lighting should also not cause pilot
confusion with landing approach flight patterns. The
Light Subzone will apply to new development
proposed to be constructed within the Light Subzone
of each airfield. This requirement would subject new
development to regulations that include fully -
shielded and / or full - cutoff light fixtures. The revised
ordinance will incorporate distinctive light and glare
regulations to protect the operational environment
within the Lighting Subzone. These controls should
be designed to reduce the amount of light that spills
into surrounding areas and impacts regional ambient
illumination.
Joint Airport Zoning Board:
Controlled Compatible
Area
Texas Local Government Code Chapter 241 allows
jurisdictions to create a zoning board to regulate
land uses within a specific geographic area identified
as the Controlled Compatible Land Use Area within
unincorporated areas. Although the NASCC JLUS
study area is controlled by a Joint Airport Zoning
Board (JAZB) and associated ordinances, the
ordinances only regulate height and not land use.
Section 241.014 of the Texas State Local
Government Code allows jurisdictions "to whose
benefit an airport is used in the interest of the public
or in which an airport owned or operated by a
defense agency of the federal government or state is
located" to create a "joint airport zoning board ". As
an entity, the board has the power to adopt,
administer, and enforce compatible land use
regulations within a statutorily defined area. As per
statute, the area of authority can extend no farther
than a rectangle bounded by lines located no farther
than 1.5 statute miles from the centerline of an
instrument or primary runway and lines located no
farther than five statute miles from each end of the
paved surface of an instrument or primary runway.
Per Texas Local Government Code Chapter 241, the
City of Corpus Christi and the counties of Nueces and
San Patricio could reconstitute the JAZB to regulate
through zoning the type of land use, building
requirements, and height restrictions within the
Controlled Compatible Land Use Areas (Controlled
Area) for CCIA. In addition, the JAZB could also
address land use, building requirements, and height
restrictions for Waldron Field and Cabaniss Field. The
areas for which the JAZBs would have regulatory
authority per state statutes, is illustrated in Figure 7:
JAZB Boundaries.
Per the Local Government Code 241, each
jurisdiction participating in the JAZB shall have two
voting members on the JAZB. NASCC may have two
members on the JAZB and CCIA may have one
ex- officio member. In order to implement this
recommendation, each participating jurisdiction
(Corpus Christi, Nueces County, and San Patricio
County) must act by resolution in creating the JAZB,
appoint members to the JAZB, and state that the
action to establish the JAZB is in collaboration with
the other jurisdictions.
Implementation of the JAZB will require
development and adoption of a controlled
compatible land use area boundary and adoption of
an airport zoning map and airport zoning ordinance
for the area within the JAZB boundaries. The JAZB
would then have the authority to adopt, administer,
and enforce the JAZB Airport Zoning Ordinance and
accompanying zoning map within the JAZB limits.
An Airport Zoning Ordinance for the Controlled
Compatible Land Use Areas regulates the type of
land uses, density and intensity of uses, types of
buildings and structures, building requirements and
the heights of buildings and structures. This new
JAZB Airport Zoning Ordinance would replace the
existing Airport and Military Zoning Ordinance.
NAS Corpus Christi Joint Land Use Study Page 33
knk
witomi
-NALF Ctht
NAIJ, Ws4dro
Nuecers C NNW
•
Legend
1=I Boundary 1=1 JAZB Ligr Subzone Cy Boundary
I=1 JAZIB Safety Subzii1i Mnor Ro L. Enstinp Ru-nway
r=i ,11426 Vertical Sub.:ono „/N.,, Highway Fumare Runway
JAZB rq, • • . ..;
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. • r. JAZB Boundaries
Page 34 NAS Corpus Christi Joint Land Use Study
In addition to creating the Airport Zoning Ordinance
and Zoning Map, the JAZB is required to develop a
rezoning application process, structure, and fee
structure. The process of administering rezoning and
development applications could be a resource
burden since the board is not supported by paid
administration and planning assistance.
In order to maximize efficiencies among the affected
jurisdictions, it is recommended that the JAZB
consider having Corpus Christi be the development
application administrator and adopt the city's
development application processes and fee
structure. With this scenario, the city would be
responsible for processing the JAZB development
applications and creating the JAZB Public Hearing
agenda's and agenda packets for the JAZB members.
As an alternative, Chapter 241.013 of the Local
Government Code allows the city's Planning
Commission to take responsibility to regulate
through zoning the land uses within the Controlled
Area outside city limits. While not required by state
statute, it would be desirable if both counties
requested the city to take this approach to
compatible land use in the Controlled Area.
JAZB Controlled Area Subzones
The recommended subzones within the JAZB
Controlled Area are the areas corresponding to the
safety zones, noise contours, vertical obstruction
hazards areas, and light protection areas, referred to
as the MCA Subzones for the areas within city limits,
that extend into the county within the jurisdictional
area of the JAZB. These areas are depicted on
Figures 8 through 10 for each of the airfields.
▪ Safety 5ubzone
• Noise Subzone
• Vertical Obstruction Subzone
• Light Subzone
JAZB Safety Subzone
The proposed JAZB Safety Subzone would regulate
compatible land use types and densities / intensities
within the accident potential zone that extends into
NAS Corpus Christi Joint Land Use Study
the county within the JAZB limits. Based on current
conditions, this JAZB Safety Subzone would apply to
Cabaniss Field and CCIA. The safety zones of
Waldron do not extend past city limits and thus
there is no need for Waldron to have a JAZB Safety
Subzone. The current location of each of these
safety subzones is based on the airfield layout and
air operations identified in NASCC's 2009 AICUZ and
the CCIA's 2012 Airport Layout Plan (ALP). The
boundaries of each subzone may need to be
amended when the AICUZ and ALP are updated.
A safety subzone is needed in order to prevent the
development of incompatible land uses in areas with
the greatest potential for an accident to occur.
Compatibility guidelines preclude land uses that
concentrate large numbers of people (such as
apartments, churches, and schools) from being
constructed within the APZs. While the likelihood of
a mishap is remote, the Navy recommends land uses
within APZs be minimal or low density to ensure the
maximum protection of public health and property.
These safety zones were identified as a result of the
Navy's guidance that defines APZs as areas where an
aircraft accident is most likely to occur (if one was to
occur). APZs follow departure, arrival, and pattern
flight tracks.
JAZB Noise Subzone
Noise is typically a concern to the public surrounding
most military and civilian airfields. The JAZB Noise
Subzone includes all lands located off - installation
that extend beyond city limits and are contained
within the JAZB Controlled Area, and which fall
within the noise contours greater than 65 dB DNL
noise levels associated with military and civilian
aircraft activities. Based on current conditions, the
JAZB Noise Subzone would apply to Cabaniss Field
and CCIA as the noise contours associated with
Waldron do not extend past city limits into the
Controlled Area. Residential developments and
other noise sensitive land uses within this JAZB Noise
Subzone may be subject to sound attenuation
measures to reduce interior noise impacts to achieve
a maximum interior noise level of 45 dB.
Page 35
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I=1
JAZB Boundary „Jukal " ' ) Cutry Bound&
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••, • 3,,
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Matrix Ir
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Figure 8
NALF Cabaniss JAZB
Page 36 NAS Corpus Christi Joint Land Use Study
1
7
Anyecz
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Legend
JAzei Doundary CI°Iry Bouncar
0%11m°' Road ExIsl.Q MAI° •
, °highway
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NAS Corpus Christi Joint Land Use Study
41,14%,„. Siterlfs:
Figure 9
NALF Waldron JAZB
Page 37
Agnes St
44
Fteri Fxf
NALF Cabanlss
Legend
1=1 JAZZ Boundary
JAZB Safety Subzone
JjAZBB
I17:71 JAZB Noise Sutizone
ri JAZB
✓ rtor Road
. Highway
Major Road
D oty Boundary
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Corpus Christi International Airport JAZB
Page 38
NAS Corpus Christi Joint Land Use Study
Without a requirement for sound attenuation via
building code requirements, certain uses such as
residential uses, uses that congregate large groups
(assembly areas, churches, auditoriums), schools,
and healthcare facilities, are not compatible within
areas that experience noise levels of 65 DNL or
greater. Uses that are compatible within airport
noise contours are office / retail and manufacturing /
industrial when noise levels experienced are less
than 70 DNL.
The JAZB may elect to utilize the city's existing
building code to ensure that noise - attenuation
measures are implemented for all new development
within the JAZB Noise Subzone.
JAZB Vertical Obstruction Subzone
The purpose of the Vertical Obstruction Subzone is
to regulate height of all structures and buildings that
obstruct navigable airspace as defined by FAA
guidance and Navy AICUZ instructions known as
imaginary surfaces. The imaginary surfaces are a 3 -D
geographic area comprised of approach and
departure airspace corridors and safety buffers.
Vertical obstructions height issues are a major
concern to military flight operations and training due
to the potential for the building or structure to
extend into navigable airspace, which would impede
safe flight operations putting both the pilots and the
citizens at risk of an aircraft crash. Vertical
obstructions that can affect flight safety include, but
are not limited to, cell towers, power lines, wind
turbines, and building heights.
The flight operations approach and departure areas
are regulated by stringent height restrictions defined
by FAA and military regulations, thus this subzone
restricts new development of buildings and
structures from 0 feet to 150 feet above mean sea
level.
Based on current conditions, this JAZB Subzone
would apply to Cabaniss Field and CCIA.
JAZB Light Subzone
The JAZB Light Subzone addresses areas that may
generate ambient light and the direction of light that
NAS Corpus Christi Joint Land Use Study
have the potential to affect night training missions
and flying operations at Cabaniss Field and the CCIA
and put both the pilots and the citizens on the
ground in danger of an aircraft mishap. The Light
Subzone is comprised of a one -mile buffer around
the perimeter of Cabaniss Field and extends to the
boundary of the Controlled Area for CCIA to assist in
protecting the community's health, safety, and
welfare.
The direction of ground lighting should not interfere
with an aviator's vision, with night vision
instrumentation or equipment, or with the sight of
any air traffic control towers in operation. Outdoor
lighting should also not cause pilot confusion with
landing approach flight patterns. The JAZB Light
Subzone requirements would apply to new
development as well as any future street Tight poles
that are proposed to be constructed within the areas
outside of city limits that are contained within the
Controlled Area. This requirement would subject
new development to regulations that include fully -
shielded and / or full -cutoff light fixtures.
Page 39
"'°°0001'00-0.0,01010 00100
JLUS����.x
Implementation
«-' -
Plan
nan
The JLUS Implementation Man
provides a detailed road map of
the JLUS recommended
strategies and actions. The Naval
Air Station (NAS) Corpus Christi
JLUS Implementation Plan
recommends strategies that
assist in resolving and/or
minimizing the compatibility
issues identified in the previous
sections of this JLUS.
The Implementation Plan
consists of the recommended
strategies identified on the
foliowing pages. These strategies
are organized by stakeholder
who would be responsible for
taking the lead on
implementation of these items
as well as by the Compatibility
Factors and Issues.
Table 2
10011111101001 1111 00000000I
00 0
Visit
Page 40
High Priority
Strategies
(see page 42)
Medium Priority
Strategies
(see page 53D
Low Priority
Strategies
(see page 561
How to Read the JLUS
Implementation Plan
In an effort to Iist and describe
the strategies in an efficient
manner, they have been
arranged in a series of tables to
correspond with their priority
grmupin0, as presented above.
The issue within each factor
topic is presented first to provide
a linkage between the strategy
and the condition it is to resolve
or minimize. Each table is
organized in the following
manner with the column
headings identified and
described below:
Issue #
The issue #ison alpha-numeric
number that provides a unique
reference for each specific issue
and strategy.
Type of Strategy
This column identifies the type
of strategy being recommended
per the type of strategy tool. The
column contains one word from
the following tool types:
Acq Acquisition
AP Airport Maste
P|an/A|mpaceStudy
BP Base Planning
Bldg Building
Codes/Construction
Hazards
CIP Capital Improvement
Program
Comm Communications
Plans Comprehensive/
General/Master Plans
Flab Habitat Conservation
Tools
Leg Legislative Tools
MOU Memorandum of
Understanding
Disc Real Estate DscIosures
Zon Zoning
Ordinance/Building
Codes
MOA Memorandum of
Agreement
Geographic Area
This column indicates the
applicable location where the
strategy would apply. A specific
Military Compatibility Area
(MCA) is identified as the
strategy relates to an area
surrounding Truax Field,
Cabaniss Field, Waldron Field,
CCIA, or the area extending
beyond the ET] within the area
that would be subject to the
authority of the Joint Airport
Zoning Board (JAZB), identified
as the controlled compatible
area (CCA). The MCAs
designations are:
MCA MCA 15 used when a
strategy applies to all
four airfields within
the areas depicted on
Figure Z.
Truax This includes areas
proximate to Truax
Field (NASCC main
base) as depicted on
Figure 3.
NAS Corpus Christi Joint Land Use Study
Cmbmniss Thls includes areas
proximate to Cabaniss
Field as depicted on
the Figure 4.
Waldron This includes areas
proximate to Waldron
Field as depicted on
Figure 5.
CCIA This focus area
includes the Corpus
Christi International
Airport and its
immediate
surroundings as
depicted on Figure 6.
CCA The Controlled
Compatible Area
(CCA) 15 the area that
is Iocated outside of
the city's ETJ and
would be controlled
by the adoption of a
Jo,nt Airport Zoning
Board Ordinance as
shown on Figures 7
through 10.
Strategy
This column contains a brief
summary of each strategy and a
statement(s) that provide a
description as appropriate,
Timeframe
This column indicates the
projected timeframe of each
strategy. The symbols are
described below:
• 1tp2Years
o StoSYears
* 6 tm1OYears
Continuous
Compatibility Issue
Responsible Party
This column lists the entity
primarily responsible for
implementing the strategy and
the partner entities to enhance
its successful achievement. The
symbols are described below:
▪ Primary Entity
[]
Partner Agency
The Responsible Partners are
identified by acronym in the
heading at the top of each page.
They are identified below in the
order they appear.
Corpus City of Corpus
Christi Christi
Nueces Nueces County
County
NASCC Naval Air Station
Corpus Christi
CC1A Corpus Christi
international
Airport
DOD Department of
Defense
DOD ESC Department of
Defense Energy
Siting
Clearinghouse
TXMPC
TXDOT
OGA
Texas Military
Preparedness
Commission
Texas
Department of
Transportation
Office of
Government
Affairs
TAMUCC Texas A&M
University —
Corpus Christi
ISDs Independent
School Districts
Legislature
AEDC
Realtors
FAA
SECO
Texas State
Legislature
Alternative
Energy
Development
Community
Realtor
Associations and
Organizations
Federal Aviation
Authority
State Energy
Coordinating
Office
San Patricia San Patricio
County County
NAS Corpus Christi Joint Land Use Study Page 41
„1„ 11111111111111111111tii),,
Table 2. High Priority Strategies
JLt15 Strategy
LAND USE
LU -1 Issue: Incompatible Future Land Use designations are within AICUZ areas for all airfields, including Clear Zones, Accident
Potential Zones 1 and 2, and noise contours.
LU -1A Plans CCAI Jpdate the Corpus Christi Comprehensiv
ETJ Plan Future Land Use Element to address Ilan
use compatibility near military and civilia
airports
LU -1 B
Plans MCA Jpdate the Corpus Christi Comprehensiv •
Ian Policy Statements element by addin
policies on the need for the Military Compatibilit
Overlay (MCA) including appropriate
ompatib'ility and fuses within the .MCA..
LU -1C Plans MCA
pdate the Corpus Christi Comprehensiv
Ian to include a Military Sustainabilit
ster Plan Element that includes mlilita
ustainability policies addressing and u
onomic development, transportation„ and
nfrastructure.
Issue: Several parcels located within AICUZ areas for all airfie ds, inc uding Clear Zone, Accident Potential Zones 1 and 2,
and noise contours, are designated with incompatible zoning districts
LU -2A d Zon
Page 42...
stablish a Land Use Military Compatibilit
rea (MCA) Overlay District within the Corpu
hristi Unified Development Code. Th
egulations would address compatible and uses,
oise mitigation, lighting hazards, vertica
bstructians, and ellecuomagnetic hazards.
NAS Corpus Christi Joint Land Use Study
LU -2B
Zon CCA pdate and or replace the Airport Zonin
f rdinance and the Military Airport Zonin
rdinance as appropriate using the authori
n Local Government Code 241. The, reviser
illations should address all (military and
Aviillian airport facilities to achieve compatible
and use.
objectives shall be to create a Joint Aorpo
oning Board and or provide the Corpus Christ
lannling Commission. with authority fog
egulating compatible land use developmen
nside and outside city limits to protect airports;,
stablosh a Controlled Compatible Area anr'
3ubzones or districts to regulated uses,
permitted uses in each subzone or district will b
lased on Air InsIalial`on Compatible Use, F •
and TxDOT guideline:::-:
MCA pdate and amend the Corpus Christi Unifiie�
evelopment Code to 'i :lode two new zoning
Mistricts proposed for L:i under airport fligh
ones, or next to refonew:is or any other area tha !
()old pose: potent al hazards to adjacent uses.
he Cc.rc nercial Compatible and Industrie
ompatible Districts should nct permit an
esi:Jential uses or uses that are Iiely tr
ongregate large groups of people
MCA U sate the Corpus Christi UDC Article 6.5:
!cial Zoning Districts. The update avrl,
fnclude a land use compatibility table identlyin
Which land uses are all. •r, conL.:onall },
(lowed, or not allowed. Height limitations will b
for each type of use.
MCA,,,w., ollaborate with each of the true schoo
istricts that encompass military or civilian
irports to modify and develop School
istrict Master Plans that address compatibl
nder airport flight patterns. The central focus
f ti f.::i plans will be to propose th.i location oe
schools in areas t' at ..ti mor`.roize th
ffe.ty =..f aircraft activity (i.e noise, and locario f
thin a safety zone) on schools. A componmt
hese plans will be the relocation of Elliot MIL
school out of the Accident Potential Zone when
unding and a new site are ava: :..ab„ia ar:;
x+ ,cured,
NAS Corpus Christi Joint Land Use Study
P a.g.e...4.3_
ECO
IiI
LU-3 Issue: There is a risk for additional incompatible development around Cabaniss Field, with the primary areas of concern
being within APZs to the south of Runway 35 and the areas zoned as residential to the southeast of
Runway 31.
LU-3A Plans Cabaniss odify the Corpus Christi Future Land Us
laniMap. The Plan and Map should allow f
ompalible light iedustrial or commercial
velopment. ag "cultural uses, parks, and rura
esidential for ulas around Cabaniss airfield„
chools or other uses that are likely
ongregate large groups of people will
xcluded as allowable uses within MCAs
LU-3B Zon
LU-3C Zon
LU-3D Acq
Page 44
ezone undeveloped property aroun
abaniss Field to ensure compatibility of ne
evelopment. Consider rezoning ur develope
and around Cabaniss Field with coriTallJ
'es per 2009 AICUZ guidelines and th
pdated UDC Article 6.5 compatible land uses,
uch as industrial and commercial l[ at ar
omplernentary viith the military mission
ASCC,„ promote the health and safrity of th
ommunity, and provide an ov:FV onornic
enefit to region.,
Cabaniss
reate a new Industrial District that woul
xclude incompatible land uses within thi
oning district, consistent with the updated
DC Article 6.5 as it applies to MC
ubzones. Update the Corpus Christi UDC wit
new Industriai Compatible District that provide.
or a wide range of industrial uses in appropriat
ocations„ which can provide a buffer between,
sidential uses and intensive public facilitie.:
irivale businesses and manufacturing uses tha
lave the potentiai to present a threat to public„
..afety and welfare Uses that would not b
ermined include uses that congregate larg
)ups of people, unscreened outdoor storage,
uses that create nuisance factors of dust, ad
and ne ,essociated with certain business and
anexturng uses,
evelop a plan for annexation of lands nea
abaniss Field. Pursue annexaton of land
uth of Cabaniss Field to assure compatibility„
he city should prioritize this and 03 it
nnexatbn m to promote safety through th
se of the city land use controls,
N AS Corpus Christi Joint Land Use Study
JLUS Strategy
LU -4 Issue: There is a risk for additional incompatible development around NAS CC Truax Field primer ly in four identified areas
North Flour Bluff (Marina Village Mobile Home Park), South Bay, Flour Bluff & Encinal Farm and Garden Tracts, and
Ward Island (Texas A &M University housing area).
LU-4A Plans MCA pdate the Corpus Christi Comprehensiv
Ian to exclude further development o
ncompatible and uses within the MCAs, Medium
grid high density uses will be eliminated from the
uture Land Use Map in areas located within the
CA Land Use Safely Subzones.
LU -4B Zon MCA ezone currently undeveloped parcels ti
nsure compatibility based on AICU
uidance and the updated UDC Article 6.
ontaining a land use compatibility table.
denti(ying which and uses are allowed,
onditionally allllowed, or not allowed. Heigh
imitations will be included for each type of use
LU -5
LU -5A
Issue: There is a risk for additional incompatible development around NALF Wa dron, with he three primary areas of concern
being Flour Bluff & Encinal Farm and Garden Tracts, Summer Breeze Estates and Golden Oaks Estates, the
Southeast Neighborhoods of Yorktown Heights and Bayslde Acres, and Caribbean Place.
Plans MCA/ pdate the Corpus Christi Comprehensiv
Waldron Ian to include the MCA as an overlay are
nd revise the Future Land Use Plan t
nclude appropriate compatibility land use
ithin the MCA.
LU -5B I' Zon MCA!
Waldron
liminate the potential for incompatibl
evelopment to occur through the use of
ezoning to the area, including a restriction o
sity and consistent with the updated UDCN
rticle 6.5 guidelines.
Issue Current regulations allow wind turbines to be located in incompatible areas, specifically unincorporated areas where
land use authority does not exist near military and civilian a rfields.
P plan fy P �' ■
MCA evelop a Ian to identify refers
bl • ❑ ❑ ❑ ❑
ocations for the siting of altemative energ
development. This plan would be a proactiv
. nd comprehensive approach working wit,
deveiopers of alternative energy projects, thi
e'ity, the county NASCC and FAA to conduc
field research and 'locate preferred alternativ
locations within the regional area that wound hay
minimal or no impact on civilian and military al
operations.
Plans
NAS Corpus Christi Joint Land Use Study
Page 45
LU -7A
JLtJS Strategy
Issue: Lack of land use authority to manage compatible uses on Texas A &M Un "versity — Corpus Christi property has the
potential to present compatibility concerns due to its proximity to NASCC as the University is not subject to city
regulations
MOA ! MCA Develop an MOA between NASCC an
AMUCC to formally coordinate NASCC a
art of the future development revie
rocess to identify if proposed developmen
'n campus may pose compatibility concern
at may impact the military mission. Th
OA will also address private developmen
ontracted by the university.
SAFETY
SA -1 ',Issue: There is a general lack of awareness of safety zones, The current codified process allows for incompatible
development in safety zones.
SA-1A
SA -18
Disc MCA ' evelop a formal notification process and
nformational brochure to be incorporated in
1 aunty appraisal database tool. The county
should collaborate with the Appraisal District to
develop and distribute an "informational notice orb
Il properties that are located within a Military
ompatible Area (MCA).
Plans MCA ' evelop a web based electronic military
ompatibility tool. The county and city should
olilaborate to develop an interactive„ electronic
ool identifying properties that fall within an MCA
o encourage awareness of accident potential.
he Military Compatible Assessment Tool
MCAT) and the Military Compatibie Analyst
MCA) may be used as examples.
SA -2 Issue: Due to geography and location of habitat, NASCC encounters increased incidences of
bird air strikes causing
equipment destruction and unnecessary loss of wildlife,
Page 46
ursue grant funding through the Navy's •
EPI Program for the purpose of conserving
nvironmentaliy sensitive areas near the
nstallation and outlying fields. The Navy
hould collaborate with the city of Corpus Christi,
ppropriate county, and other resource agencies
end apply for REPI funding for the purpose of
educing bird aircraft strikes that result from
eVends located on Navy property nearby
unways.
NAS or us Christi Joint Land Use Study
,--4'
0
-tt
-.-i 1 ,,,' i ..t" dW,:•.:+:::..cr
SA-2B At--. C. is P I's 1 a R_?I gr it for the si a cit
POWned land to the Navy in AICUZ areas. The
v ity purchaced land in the 1980s which has never
en sold to the Navy. The sale of the land or a
,asement to the Navy could also b
ccomplistd as a land swap for developabi .
and the Navy owns but does not need. Proceed
ram funds could be used to acquire additional
and located in clear zones.
SA-2C
SA-20
COITIA0
MCA he city, with assistance from NASCC,
hould establish partnerships with existing
onservation organizations, such as members
f the Texas Conservation Alliance for recovery,
nhancement, and/or mitigation credits that appl
wetlands and other natural areas that ma
Itract birds and wildlife that may impede aircra
rations,
•
Comm „ MCA 'evelop and distribute BASH educationa
terials„ Provide educational information to d,
nd county jurisdictions and agencies to reduc
he potential for bird and wildlife attractions tha
ay impede safe air operations,
Issue: Effective regional planning would benefit from formalized interagency communication and coordination agreements
that are inclusive of all relevant stakeholders and agencies, including the military
COM-1B
Comm MCA Establish a JLUS Coordinating Committee for
he purposes of implementing the JLUS. The
ity should organize a committee of all relevanr
stakeholders who will be involved in the
plementation of and monitoring of the ALL
ecommendations
Comm MCA '1 evelop a process to include an ex-officio
epresentative of NASCC to participate on th
ity's Planning Commission. This proce.:
hould allow for military review and comment on
• evelopment applications and permits fo
ovations within the MCA Overlay Subzones t
ssure the city is aware of any impacts that th
evelopment may have on military training and
roerations,,
NAS Corpus Christi Joint Land Use Study
0
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Page 47
ice'
COM -1C
1LUS strategy
Comm MCA rovide Enhanced Notification prior to 0
xecuting land sale lease agreements. l
equire real estate disclosure statements to b
ncluded in all future land transactions within the
JiCA. Such disclosures should state that "some
r all said property within the subject residential
development lies within an MCA. Informatio
egarding the MCA, as well as potential impact,
0 properties, can be obtained from tit,
espective jurisdiction.'
ALTERNATIVE ENERGY
AE -1 Issue: Siting of Wnd -to- Electricity Turbines. The development of wind farms in the areas proximate to Truax Field, Cabaniss
Field, Waldron Field, and CCIA may pose frequency issues and an electromagnetic Feld that interfere with airport
Bight navigational systems.
AE -1A MOA Outside r OD Clearinghouse and nd FAA Review. The it • • �❑ ❑ i � ❑ • ❑ ❑
MOA f Corpus Christi, in collaboration with Nuece,
ounly and NASCC, should seek review of al
enewable energy permit applications that ma
ffect air operations via the DOD Clearinghouse
review and the FAA Obstruction Evatuatio
ocess to ensure compatibility with military and
Om airport operations.
AE -1B MOA
Outside
MCA
evelop an MOA with NASCC and Corpus
hristi International Airport which th
aunties would pursue to encourage andlo
equire developers to consult with NASC
nd CCIA during the early stages of planning
or future wind turbine development. Thes
vategies should include notification betwee
orpus Christi and NASCC for any developmen
oposals involving wind turbines,
AE -2
MO Mr
AE -2A MOA
Issue: In the absence of State law to govern alternative energy development, wind farms may continue to expand and
develop without local regulatory control or permitting. These wind farms pose vertical obstruction and frequency
interference hazards to military operations.
Page 48
MCA f Nueces County and San Patricia Counties 0
Outside should seek assistance from the Texas Parks
MCA and Wildlife Department to develop an MOA
outlining and formalizing coordination procedures
when a new alternative energy development is
proposed to review such wind energy project(s)
for wildlife protection impact.
0
NAS Carpus Christi Joint Land Use Study
JLUS Strategy,
u C
w rt
AE -3 Issue: Alternative energy development impacts flight safety and operations. Wind turbine developments pose un`que
challenges for radar operations, There is no required mitigation or funding to address alternative energy impacts to
Hight operations.
AE -3A MOA
MCA./
Outside
MCA
ASCC will encourage local wind f.
Developers to enter into a MOA to outlin
fforts and actions to minimize interference
ASCC and Corpus Christi International airpo
VII continue consultation with RADAR a
avigation system engineers to minimize wing
urbllne 'interference, NASCC shoutd continue t*
pursue MOAs with wind farm developers simile
o the one signed with NASCC, NAS Kingsville
nd other entities of DOD in November of 2012
AE-4 Issue: Corpus Christi has an alternative energy program that may allow residents to install small scale wind turbines on their
property.
AE -4A
MCA pdate and maintain the coordination effo
stablished in Article 5.6.6 of the Corpu
nified Development Code. Article 566,
andates coordination with FAA however,
orpus Christi should consider updating this
icle to include NASCC as a reviewing agent
f additional small 1 medium wind conversion
nits" placement !'installllations.
VERTICAL OBSTRUCTIONS
vo -1 Issue: Tall structures can have an impact on military flight operations. Local and use regulations should be updated to
address cell tower height restrictions to prevent safety hazards from tall structures.
VO-1A 1 Zan
nsure FAA Part 71 compliance when
mitting for tall structures such as cell
owers and wind turbines. The city of Corpu:
hristi and devetoper shoulld ensure compliant
lth the Federal Aviation Administration's Part 77
or height limitations of structures withi
avigable airspace and 1 or a mifita
ompatibility area as identified by a DOD-
ponsored JLUS.
nsure regulations remind applicants of th
AA requirement to prepare an Obstacl
valuation (OE).
NAS Corpus Christi Joint Land Use Study
Page 49
""""""'"9"""r1111141Intlf
11110)
vo-2
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Issue: The current cell tower policy allows potential vertical obstructions to occur.
pdate and Amend Zoning Code, Article 27
s appropriate to assure the placement of cel
owers within a Military Compatibility Area i
onsistent with the vertical obstruction
ubzone.
VO-3
Issue: Temporary advertising balloons used by local businesses are permitted to extend into naviqab e airspace and are
allowed by Special Use Permit. This can create an obstacle for both military and civilian air operations.
_„,..„,..„,... ..„.„.„_„........, . „,...........,..,.......,..,......,.,..................„„„„„„„„„„__ ...
Zon 'I" MCA mend Corpus Christi's Unified Oevelopmen • II
ode, Article 25-1 (A) to incorporate military
ompatibility guidelines. Corpus Christi should
mend Article 251 (A) to impose height
estrictions of all signs within an area designated
las an MCA.
VO-3A
FI-1A
Issue: Radar returns of wind turbines create interference and can diminish communication and flight navigation abilities
Comm MCA ASCC should develop a Midair Collision
voidance Pamphlet The pamphlet or
lectronic media and or website should address
potential frequency interference from wind
turbines and include instructions on Visual Flight
Rules squawking and how to make a plane
visible to air traffic control and other air traffic„
The information should be available at all agency
offices including state „. city ,. and county levels„
•
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Page 50 NAS Corpus Christi Joint Land Use Study
0111 ,I, I
FI -2 Issue:
Comm
JLUS Strategy
There is a need for greater awareness and education of how electronic devices can interfere w th airport
communication devices and a need to evaluate the potential for future electronic emissions associated with residential
and commercial development.
MCAT
Outside
MCA
Develop educational information on ho
electronic devices can interfere with airpo
operations. The information will address th
potential for frequency bands to be encroached
upon, which devices can result in problem
{cordless phones„ cel➢ phones,, radio stations, cell
towers) or that leak frequency emissions even I;'
hey are not designed to transmit (e.g.,, rade
detectors), and how to avoid frequent
interference. The information format coup
nclude, but is not limited to, brochures, websil
nformation, public meetings,„ mail outs etc,
MCA 1 NASCC will work with the City of Corpu
Outside Christi to expand the National
MCA Telecommunications and Information
Administration (NTIA) Spectrum XXI trainin'
program that is offered by the NTIA's Offic
of Spectrum Management and is current]
used on base. This programs offers training o
spectrum management software that assists non
DOD Federal Government spectrum managers,
contractor support personnel, and other;
involved tin the engineering of radio frequent
assignments.
Issue: Corpus Christi does not have a frequency spectrum ordinance.
FI-3A Zan MCA orpus Christi will develop and adopt
equency spectrum ordinance that defines th
requency sets or electrical equipment that ma
t be used for civilian operations, Deveto�
egulatvons for electrical interference 1?
ncorporate into the Zoning Ordinance Iha
Designates what level of frequency and Ilocatiior
s attuned with military frequency to avoia
nlerference with night operations. Update th
ordinance with changes in F "AAVFCC restrictions.
NAS Corpus Christi Joint Land Use Study
Page 51
ilLUS Strategy
n
8 it
FI-4 Issue: Continued expansion of TAMUCC's renewable energy program, including the planned installation of wind turbines at
its Momentum Site, would result in further frequency and safety issues and would be the closest wind energy site to
NASCC.
MOA
MCA ASCC should seek coordination from
AMUCC to develop and formalize an MOA to
°ordinate future development. The MOA
hould identify procedures between TAMUCC,
and NASCC to maintain safe operations reatve
o air navigational and communication systems
nd allow for research and testing by the
niversity„
•
0
•
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Page 52 NAS Corpus Christi Joint Land Use Study
O
Table 3. Medium Priority Strategies
sr►
IIiII���B��,'' I'ii`1�ru�ur
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111111111111 111111111,10
NO-1A
NOISE
;Issue. The current Corpus Christi City Code does not address construction that may be subject to airport noise
Zon MCA pdate Chapter 31 of Corpus Christi's Nois
rdinance. The update should incorporate th
oise contours of both military and civilian airport.
s well as mitigation measures for sensitive and
ses that are within the Noise Subzone.
NO-1B
Bldg MCA dopt existing sound attenuation buildi
tandards for new construction within th
oise Subzone. Amend Corpus Christi's Buildin
ode Division 2,, Chapter 16 Structural Desig
nd the Residential Code Division 8, Chapter 6
all Construction (interior) to require soun
attenuation standards to limit their interior nois
evel to no greater than 45 Ldn.
NO -1C
vitiate an educational program to info
uilders on methods to achieve appropriat
nterior noise levels where property is impacte
y flight zones. Review and educate as needed
ode compliance (specifically sound attenuatio
easures) with building inspectors„ work wit
uilding industry and developer on compliant
ethods and available materials and technologies.
PUBLIC TRESPASSING
Issue: Public trespassing and illegal dumping occurs along the southern perimeter of NASCC Main Base (Truax)
Comm Truax
e City of Corpus Christi and NASCC will
ollaborate on monitoring and prohibiting
ublic trespassing onto the base and outlying
fields. The Navy will erect signs along th
erimeter fence that clearly indicate pub
espassing as illegal and subject to legal
onsequences Violators will be subject to city,,
tats and federal offense apprehension
PT -2B
Leg Truax
e City of Corpus Christi will enforce th
rohibition of illegal dumping throughout th
ity, with priority given to areas surrounding milita
acidities. Violators wit be subject to city tittering
ffense apprehensiion. The city may requir
lators to be responsible for cleanup and
emedialion.
NAS Corpus Christi Joint Land Use Study
Page 53
fl
11111111 ouvoolli001 ovomilll 1111111
111111111 110111111111111111111m 1111111111111111
11111111111 11111111m
111 11 IIIIIIIIIIIII 111 10
I1'111
pmip1q 01'p10p 'g)llil, 14 7,1 f79f
I�110111,111'
�Ili1111i1 �dV'llll
ASCC will improve community awarenes •�• ■
garding federal laws that prohibit publi
espassing onto a military installiatvon and iiiega
umping of waste. This will include developing an
osting fact sheets that will be posted in publi
°cations and that address what activities ar •
onsidered illegal, potential consequences, and
w to report violations observed,
LEGISLATIVE INITIATIVES
Issue: Cities and counties do not have the necessary land use authority to prevent construction of airport hazards in
unincorporated areas.
LU-1B
MCA -
CCIA
onliinue to seek authority to prevent airpo
azards through amendments to Loca
averment Code,. Title 7, Subtitle C. Chapter 241
i xpansion of the "controlled compatible land us
red in Chapter 241 may be necessary to preven
r,lrport hazards in extraterritorial jurisdictions o
nincorporated areas beyond the extraterritoria
urnsdictian.
ursue State appropriations for funding o
ocal compatible use initiatives. The initiative
hould include funding options for acquisition al
aperty acquisition of compatible developmen
asements, conservation easements, rim
Vligation credits, wetlands recovery credits, etc.
11 -2 Issue: The Texas Military Preparedness Commission (TxMPC) does not currently have a representative from the Coastal
Bend/Corpus Christi. TxMPC collaborates with the communities who host military installations to provide financial
assistance and advocacy to the State Govemment and US Representatives.
L1-2A Le g MCA ee..
state the Powers of the Texas Milita
® ■'
redness Commission (TxMPC) an
ssign a representative to Corpus Christi
orpus Christi Nueces County„ and NASCC
should collaborate with State Legislators t
einstate the mission of the TxMPC to assis
orpus Christi with the need for compatibl
Development and enhanced coordination
Page 54
NAS Corpus Christi Joint Land Use Study
m 100
*11111111111111 111111111...
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TRANSPORTAT ON & INFRASTRUCTURE EXPANSIONS
,Issue: Infrastructure extensions and improvements need to be planned strategically to allow growth outside the boundaries of
NASCC while protecting and enhancing the military mission,
TI -1A CIP
Truax pdate city, regional, and state transportatio
Mans to address potential impacts to milita
perations. Transportation and infrasuuctur
+tans within the JLIJS Study Area should promo,:
ompatible and use development and providh
adequate ingress and egress flow to and from
ililary installations. Adequate and appropriatet
rlanned infrastructure is critical for continued
pera,ion of NASCC and continued compatibly
growth around the airfields
TI -2 Issue; NASCC does not possess an alternate or redundant source for water, gas, and electricity, which can affect continuity of
operations.
TI-2A CIP MCA orpus Christi should develop plans to provid
ASCC with an altemate source for water an
•s. Corpus Christi and NASCC should work wit
wivete electric providers to identify an ahemat
ource for electricity, These plans should idea`
he types of emergency situations that would
rigger the need for use of redundant feeds and th .
rocedures associated with Implementing Ihi
ssistance,
LIGHT & GLARE
Issue: Future development of sports fields/complexes may cause Tight and glare issues near airfields and along flight tracks
Plans T MCA , ncorporate a Dark Sky Ordinance to limit sk
low within the city. The CCIA is affected b
fights from development during night operations.
Ile the mission at NASCC does not require nigh
raining activities, the preservation of dark nigh
kves would allow expansion of military missions.
O
0
I
LG -18
Comm MCA
r evelop coordination procedures to manag
e installation of Tight fixtures that produc
ky glow within the region. The coordinatio,
rocedures should outline the points-of-contact fo
11 stakeholders and specify the types of fixture
hat are compatible with dark skies.
NAS Corpus Christi Joint Land Use Study
O
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Page 55
LG•2 uIssue: Light and glare standards are codified in a way that makes it diffcult for Corpus Christi to enforce and for builders and
developers to follow.
Zon
LG•2B
MCA mend the zoning code to include a Iightin
rdinance that applies to all properties within
e Light Subzone. Carpus Christi should amend
nd incorporate lighting Stai :irds that are easy,
o4ollow and comply with by lus.ng graphics and
Min the UDC Article 6,5, MCA Subzones.
Plans MCA onitor and maintain compliance with F
art 77 regulations regarding Require
ighting on Cell Towers and/or Wind Turbines
orpus Christi should monitor the Fchtir?i
equirements regulated by FAA to promote sag:.
irspace and protection of pilots and prope~. :
ithin the MCA, specifically.,
Issue: Continued expansion of TAMUCC's campus could include tall structures equipped with lighting sources that could
impair flight safety.
LG-3A Comm
MCA Develop communication ! coordinatio
procedures with TAMUCC regarding propos
and potential development and expansion
Encourage compatible pllanning through ongoin
communication with the University, Corpus Christi„
and NASL.C, The purpose of the procedures would
be to provide compatible and use comments
TAMUCC on University development proposal-,
Table 4. Low Priority Strategies
1l.
1'G
COMPETITION FOR LAND, AIR & SEA SPACE
Issue: There is a need to maximize the use of airspace in and around Corpus Christi.
Page 56
he Navy and CCIA should consider the use o
CIA for additional' military training in order t
upport the ability to expand NASCC's mission,.
•
NAS Corpus Christi Joint Land Use Study
FI'lkase, SE"Ci, .d'ue rte101: page.
11 111111111.n
pu
P.O Box 9277
Corpus Christi, T .
t