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CITY OF CORPUS CHRISTIPLANNINC AND DEVELOPMENT DEPARTMENT

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FLOUR BLUFFAREA DEVELOPMENT PLAN

An Element of theComprehensive Plan

AdoptedSeptember 14, 1993

FLOUR BLUFFAREA DEVELOPMENT PLAN

Adopted by City CouncilOrdinance #21746, September 14,1993, superseding

City Council Ordinance #17506, March 2, 1983

The preparation of this document was fmanced in part by a CommunityDevelopment Block Grant from the United States Department of Housing andUrban Development and a Metropolitan Planning Organization grant from the

Federal Highway Administration.

City of Corpus ChristiDepartment of Planning and Development

AN ORDINANCE

ADOPTING THE FLOUR BLUFF AREA DEVELOPMENT PLAN AS ANELEMENT OF THE CIlY OF CORPUS CHRISTI COMPREHENSIVEPLAN; AND ESTABLISHING THE CIlY OF CORPUS CHRISTI'S,DEVELOPMENT OBJECTIVES, POLICIES, AND PROGRAMS FOR THEFLOUR BLUFF AREA.

WHEREAS, the Planning Commission has forwarded to the City Council its reportand recommendations concerning adopting the Flour Bluff Area Development Plan as anelement of the City of Corpus Christi Comprehensive Plan;

WHEREAS, in accordance with proper notice to the public, a public hearing was heldon Wednesday, March 10, 1993, during a meeting of the Planning Commission and onTuesday, August 31, 1993, during a meeting of the City Council, in the Council Chambersat City Hall in the City of Corpus Christi allowing all interested persons to appear and beheard; and

WHEREAS, the City Council has determined that the hereinafter set forth adoptionwould best serve public health, necessity and convenience and the general welfare of theCity of Corpus Christi and its citizens.

BE IT ORDAINED BY THE CIlY COUNCIL OF THE CIlY OF CORPUSCHRISTI, TEXAS:

SECTION 1. That the Comprehensive Plan of the City of Corpus Christi, Texas, isamended by making the change hereinafter set out.

SECTION 2. That there is hereby approved and adopted as a portion of theComprehensive Plan for the City of Corpus Christi the Flour Bluff Area Development Plan,substantial copy of which is attached hereto and made a part hereof for all purposes,marked Exhibit A.

SECTION 3. That the Flour Bluff Area Development Plan hereby establishes theCity of Corpus Christi's policies for growth, development, and aesthetics for the areadescribed by said plan, a portion of the master and general plan of the City.

SECTION 4. That all ordinances or parts of ordinances in conflict herewith arehereby expressly repealed.

SECTION 5. If for any reason any section, paragraph, subdivision, clause, phrase,word or provision of this ordinance shall be held invalid or unconstitutional by finaljudgment of clause, phrase, word or provision of this ordinance for it is the definite intentof this City Council that every section, paragraph, subdivision, clause, phrase, word or

93NH2889.037.ak

021746

2

provision hereof be given full force and effect for its purpose.

SECTION 6. Publication shall be made one time in the official publication of theCity of Corpus Christi by publishing the caption stating in substance the purpose of theordinance, this ordinance to become effective upon such publication.

93NH2889.037.ak

CONTENTS

INTRODUCTION

PLAN GOALS AND OBJECTIVES 3

A. ENVIRONMENT 5

B. LAND USE 10

C. TRANSPORTATION 21

D. PUBLIC UTILITIES AND SERVICES 27WATER 27STORMWATER 27WASTEWATER 28PARKS & RECREATION 28LIBRARY SYSTEM 30COMMUNITY DEVELOPMENT .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 31CAPITAL IMPROVEMENTS 32

FIGURES

FIGURE 1FIGURE 2FIGURE 3FIGURE 3 AFIGURE 4FIGURE 5FIGURE 6FIGURE 7FIGURE 8FIGURE 9FIGURE 10FIGURE 11

TABLE 1TABLE 2

FLOUR BLUFF AREA 2LAGUNA SHORES OVERLAY AREA 5WETLAND AREAS 7WETLAND SCHEMATIC........... .. . . .. . . . . 7BRUSHLAND·WOODED AREAS , . . . . . .. 8FUTURE LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 11AIRSPACE·IMAGINARY SURFACES 14ACCIDENT POTENTIAL ZONE OVERLAY 16SOUTHWESTERN QUADRANT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 17GATEWAYS AND WATER VIEW TURN-A-ROUNDS 19TRANSPORTATION PLAN 22TRANSPORTATION IMPROVEMENT PLAN 26

TABLES

FUTURE LAND USE SUITABILITY 12FLOUR BLUFF DEVELOPMENT PLAN ULTIMATEDEVELOPMENT LAND USE ASSUMPTIONS 13

APPENDICES

A. Environmental Reference 35B. Department of the Navy Land Use Recommendations 36

FLOUR BLUFFAREA DEVELOPMENT

PLAN

INTRODUCTION

The Comprehensive Plan is mandated by the City Charter. It requires the City Council to"...establish comprehensive planning as a continuous governmental function in order to guide,regulate, and manage future development... " and, that "all city improvements, ordinances, andregulations shall be consistent with the comprehensive plan."

The Comprehensive Plan is a product of various plan titles such as Policy Statements, AreaDevelopment Plans, Capital Improvement Programs, and Master Utility Plans. The comprehensiveplanning process is a means for citizens and community leaders to guide community development.The Comprehensive Plan, by definition, is general, long range, and broad in scope. To help formthe Comprehensive Plan, City Council divided the city and its environs into 13 Area DevelopmentPlan (ADP) study areas.

Development plans for these areas help resolve basic land use issues such as zoning and platting ofproperties, allocation of public services and facilities contained in the Capital Improvement Programs,and other area specific issues. In many cases, follow-up programs are needed to implement the manypolicies in the Plan. Implementation of these plans will help assure the most appropriate landdevelopment and provision of public services.

Coordination of the Capital Improvement Plan, various Area Development Plans, and day-to-dayactions of line agencies responsible for implementing the Comprehensive Plan, will result in morecost effective development and tax dollar savings.

The Flour Bluff Development Plan Area (Figure I - Flour Bluff Area) is bounded by the Cayo delOso on the west, Corpus Christi Bay on the north, Laguna Madre on the east, and the King Ranchon the south. On the north end of the peninsula is the Naval Air Station (NAS) and Corpus ChristiArmy Depot (CCAD) which are landmarks for the area. The Barney Davis power plant and coolingreservoirs are located next to the King Ranch at the southern end of the study area. In addition FlourBluff is characterized by a natural abundance woodlands and brushlands, wetlands, and existing largelot development. When adopted this plan will supersede the 1982 Flour Bluff plan.

This plan is similar to the 1982 Flour Bluff Plan as both plans place a high priority on striking abalance between the desires of private property owners and achieving long term community goals,and objectives. Perhaps foremost among these compromises is to accommodate continued operationof the Naval Air Station while leaving reasonable development choices for the private propertyowner. This plan stresses the need to gradually move toward land uses which meet the Navy'sguidelines for uses adjacent to it's airfields. A significant difference between this plan and previousplans is the more comprehensive scope and the greater detail provided in many of therecommendations, concerning parks, branch libraries, the road system etc.

:2 Flour Bluff § Area Development Plan § August 31, 1993

FIGURE 1 FLOUR BLUFF AREA

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Flour Bluff § Area Development Plan § August 31, 1993 3

The ADP incudes an Inventory and Analysis Report which describes existing conditions andbackground infonnation. The Inventory and Analysis Report is available upon request from thePlanning and Development Department.

PLAN GOALS AND OBJECTIVES

The guiding goals and objectives for the entire City and Extraterritorial Jurisdiction (ETJ), includingthe Flour Bluff Area, are contained in the Policy Statements adopted by the City Council in 1987.

The policies encompassed by this Plan address not only current issues, but needs that the City andFlour Bluff residents, property owners, and businesses perceive will become pressing in future years.Recognizing that not all suggested implementations will take place immediately, it is important toforesee and note problems and opportunities, and develop a long tenn strategy to address them.

The specific goals of the Flour Bluff Area Development Plan are to:o a. Encourage or require responsible growth that will preserve the existing naturalenvironment. The environment in Flour Bluff is unique to Corpus Christi. Awareness of the valueof wetlands as a natural resource and as retention ponds, and woodlands and brushlands for habitatare needed to avoid destruction of these important resources.

o b. Encourage sensible and appropriate development adjacent to Naval Air Station facilities.The presence of the Naval Air Station is important to the economy of Corpus Christi and every effortshould be made to encourage their continued operation.

o c. Creation of a clean, litter free environment with adequate public services. Illegal dumpingis a major concern on Flour Bluff, which effects the quality of life in the area.

Principal objectives:o a. Protect the unique development pattern and environmental resources of the area.Objectives include:

~ Protect the Cayo del Oso and Laguna Madre.~ Continue large lot development in the southwest quadrant to maintain the distinctatmosphere established by existing development and use.~ Protect the environment through preservation and enhancement of environmentallysensitive areas.~ Create a zoning district which will protect environmentally sensitive areas.~ Preserve and enhance public access and recreational opportunities along the Laguna Madreand Cayo del Oso.

o b. Maintain the integrity of the Naval Air Station. This can be done by:~ Creating zoning regulations which only allow densities and uses that are compatible inNaval Air Station Air Installation Compatible Use Zone areas.

o c. Propose appropriate land uses and a compatible transportation network to serve futureland uses.

4 Flour Bluff § Area Development Plan § August 31, 1993

o d. Facilitate infrastructure planning through a reasonable estimate of future land use anddensities.

o e. Use Community Development Block Grant loan programs and funds to rehabilitateneighborhoods.

o f. Organize vehicular movement through the area, establishing gateways/entrances,pedestrian and vehicular pathways as practical.

o g. Revitalize deteriorated housing and promote new residential development consistent withthe Comprehensive Plan and not in conflict with infrastructure availability, Air InstaIlationCompatible Use Zones, flood plains or other factors.

Flour Bluff § Area Development Plan

A. ENVIRONMENT

§ August 31, 1993 5

POLICYSTATEMENTA.ITo protect the sensitive shoreline environment of the Laguna Madre by creating an overlayzoning district between the shoreline and Laguna Shores Road. (see Figure 2). Creation of anoverlay zoning district with site plan review would accomplish the following objectives:o a. Protect environmentally sensitive lands.o b. Ensure the best use of private and public open spaces.o c. Establish design control for shoreline areas, Le. signage, landscaping, etc.o d. Protect water quality in the Laguna Madre in keeping with National Pollutant DischargeElimination System (NPDES) mandates.o e. Preservation of views from public rights-of-way to public bodies of water.

FIGURE 2 LAGUNA SHORES OVERLAY AREA

Cayo del 010 ,~ \

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Laguna Shores Overlay Zone


POLICYSTATEMENTA.2The City should designate the Cayo Del Oso basin as a wildlife area between Ocean Drive andWeber Street. Power/motorized boating should be prohibited in this area.

POLICYSTATEMENTA.3The City should continue to work with State and Federal agencies to balance protection of theenvironment with the development needs of the community. This is especially important inFlour Bluff where many public and privately owned lands contribute to the Bay area andcoastal ecosystem.

POLICYSTATEMENTAAAll public and private construction should be in accordance with Federal EmergencyManagement Agency (FEMA) standards. Compliance with these standards will ensure continuedavailability of flood insurance to the community through the National Flood Insurance Program.Public and private construction should be in accordance with State and Federal programs (e.g.Environmental Protection Agency, Army Corps of Engineers).

POLICYSTATEMENTA.5The City will continue to work with the Texas Water Commission to address the discharge ofwastes in the City's stormwater system by residential, commercial and industrial uses. The Cityshould initiate a program to increase public awareness of the need to protect water quality byproperly disposing of wastes.

POLICYSTATEMENTA.6The City encourages the use of drainage channels as a land use separator between residentialand non-residential uses. Use of drainage facilities to separate land uses helps to create a definiteedge to a neighborhood and prevent encroachment of non-residential activities.

POLICYSTATEMENTA.7Where feasible, the City will encourage drainage channels in residential areas to be of a swaletype design as they are more compatible with residential development than the traditional "v"type ditch. Swale type drainage channel allow the opportunity for park like amenities,sidewalkslbike paths while providing flood protection. Such drainage facilities should be located toprovide a connection between neighborhoods and, schools, parks, recreation centers and other publicplaces. Natural ground cover rather than concrete liners are preferred.


POLICYSTATEMENTA.SThe City will amend the City Code (Sec. #23-68 & #23-71) requiring vacant lots be completelymowed, so that large lots of one (1) acre or more are required to have a 50 foot swath wherethey abut structures, and a 30 foot swath where such lots abut public rights-of-way. Currentlyowners of large vacant lots must keep a 50 foot swath clear even when such properties abut vacantlots. This policy change would preserve beneficial habitat and reduce maintenance costs to owners ofpublic and private property.

FIGURE 3 WETLAND AREAS

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POLICYSTATEMENTA.9The City should encourage groupsfamiliar in habitat objectives toassist in a program to document thelocation of threatened andendangered species habitats inFlour Bluff. Flour Bluff containsnumerous wetland areas and the onlyremaining stands of live oak brushpotholes in Nueces County.According to the U.S. Fish andWildlife Service these areas contain awide array of fish and wildlife,possibly including threatened orendangered species. (see Figures 3,3a, 4 and Appendix A) If thesehabitats are found, they should beprioritized by the City relative toother such habitats found in theregion. A Regional HabitatConservation Plan is necessary toadequately evaluate and prioritizehabitats.

FIGURE 3 A WETLAND SCHEMATIC

NONTlDAL WE1l.ANDS nDAL WETLANDS

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Once prioritized by the City, the City may designate the highest priority areas for acquisition anddevelopment restrictions. Lower priority areas could be considered for development restrictions only.Funding for purchase of such habitats could come from local sources or from State/Federal grants.

Development restrictions would allow some development of property with requirements to minimizeloss of habitats i.e., larger setbacks, larger open space requirements. A conservation easementprogram combined with a property tax incentive could also be used to encourage preservation ofvaluable habitats.

It is important to note that the Governor has recently submitted the region for inclusion in theNational Estuary Program. In the Governor's submittal, a major goal is the protection of endangeredand threatened species habitats as the Flour Bluff area is of vital importance to the nation as much ofthe migratory birds depend on these local habitats.

FIGURE 4 BRUSHLAND- WOODED AREAS

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Power

LEGEND

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POLICYSTATEMENTA.IOThe City Park and Recreation Department will coordinate with City Engineering Services andU.S. Corps of Engineers to establish a program to monitor Laguna Madre and Cayo del Ososhoreline erosion. Where feasible, scheduled shoreline maintenance and capital improvementsshould be used to control erosion along City owned shoreline areas.

POLICYSTATEMENTA.IIMaintain the one-mile minimum distance from the shoreline for any drilling operations.

10 Flour Bluff § Area Development Plan

B. LAND USE

§ August 31, 1993

PLANSTATEMENTB.lThe City Council, hereby, adopts the Land Use Plan (Figure 5) and accompanying text, as aguide for future land use decisions. The Plan provides guidance for future development decisionsincluding rezoning, platting, public services, and capital improvement planning. The land use plansupports environmentally sound development in Flour Bluff. The plan provides a compatibleconfiguration of activities emphasizing:o a. Protection of residential areas;o b. Identification of environmentally sensitive areas that should be preserved;o c. Protection of the Naval Air Station from incompatible activities; ando d. A parkway along the Laguna Shores shoreline.

The future land use plan recommends those uses which are "most suitable." However, other useswhich may also be acceptable are described in Table I. Those uses described as "also acceptable aremore likely to require special buffering to assure compatibility with adjacent uses, or perhaps someother improvements in order to meet the full intent of the Comprehensive Plan.

Table 2 indicates the total acreage of future land uses and potential population of an ultimatelydeveloped Flour Bluff area.

POLICYSTATEMENTB.2In Table 1, Future Land Use Suitability, the "most suitable land use" column indicates thoseland uses least likely to cause negative impacts to the surrounding area and which are thoughtto most directly benefit the public health, safety and welfare of the community. Uses describedas "also acceptable" might be permissible but they are likely to be negatively impacted by themost suitable use or surrounding uses unless steps are taken to buffer negative impacts. Stepsthat should be taken to prevent negative impacts and promote sensitive design are:

o a. Lighting from non-residential uses should be directed away from residential areas.

o b. Noise impacts from non-residential uses should be reduced by creating a buffer open spacebetween the two areas. Such spaces may be landscaped areas, a street, a screening fence, largersetbacks, etc. These methods can be used singularly but are usually most effective when appliedin combination to provide the desired effect.

o c. Placing low intensity activities next to single family uses.

o d. Because non-residential areas are considered most suitable next to higher level roads, "alsopermitted" uses will need to be buffered from negative traffic noise impacts if they are locatedimmediately next to the highway.

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Corpus Christi Future Land Use Plan

Adopted May 24, 2005, Ordinance 026278

Corpus Christi

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Corpus Christi Bay

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I FLOUR BLUFF I ALSO ACCEPTABLE IF E L M L M H M L N C C L HA 5 0 E 0 E I 0 0 E 0 0 I ER T W D W D B W I M M G AM A I I D I G H V/ T D U D U E L I H W W T YR E E M E M N E N B / /U N N T 0 N R I IR D D D M H R 0 E N NA E 5 E M E F 0 P H 5 D DL N F N F N M R 0 R U U

E 0 0 E 5 55 5 M 5 F D 5 T TF F F R R

MOST SUITABLE FUTURE 0 C I ILAND USE F 0 A A

F M L L

FARM/RURAL SF: Up to 1 UnitPer 5 Acres

ESTATE DEN SF: Up To 1 ..;Unit/Ac

LOW DEN SF: Up To 3 Units/Ac ..; ..;

MED DEN SF: 4 to 7 Units/Ac ..; ..;

LOW DEN MF: 8 to 15 ..; ..;Units/Ac: 3 St Max

MEDIUM DEN MF: 16 to 22 ..; ..;Units/Ac: 3 St Max

HI DEN MF; 23 to 36 ..; ..; ..;Units/Ac: 4 St. Max.

MOBILE HMS/RV's: Up to 25Units/Ac.

LOW INTENSITY PROF OFFICE: 8 ..; ..;to 22 Units/Ac.:3 St. Max.

NEIGHBORHOOD COM: 8 to 22 ..; ..; ..;Units/Ac.:3 St. Max.

GENERAL COMMERCIAL WINO ..; ..;RESIDENTIAL

GEN COM W/ RES: 8 to 36 ..; ..; ..; ..; ..;Units/Ac.

LIGHT INDUSTRIAL ..; ..; ..; :-..:""

HEAVY INDUSTRIAL ..; ..; ..; ..;

TABLE 1 - FUTURE LAND USE SUITABILITY


PROPOSED LAND TOTAL % HOUSING ULTIMATEUSES ACREAGE UNITS POPULATION

Farm/Rural SF 390 3.4 78 187

Estate Density SF 407 3.5 407 977

Low Density SF 65 .6 130 312

Medium Density SF 2,243 19.4 12,337 29,609

Low Density MF 135 1.2 1,552 3,725

Medium Density MF 523 4.5 9,937 23,849

High Density MF 14 .1 413 991

Mobile Homes/RV's 186 1.6 2,418 4,392

Low Intensity Prof 1 .0Office

Neighborhood Com 67 .6

General Commercial 377 3.3wINo Res

General Commercial 291 2.5wiRes

Light Industrial 348 3.0

Heavy Ii,dustrial 93 .8

Public/Semi-Public 5,832 50.5

Parks 253 2.2

Open Space/Drainage 326 2.8

Total 11,551 100.0 27,272 63,051

TABLE 2 FLOUR BLUFF DEVELOPMENT PLAN ULTIMATE DEVELOPMENTLAND USE ASSUMPTIONS

* Land Use Plan totals include the Naval Air Station (2,604 acres), Barney Davis Power Plant (2,000acres) and Waldron Air Field (583 acres).

** Residential land uses are discounted by 25 percent to account for transportation needs.*** Population estimates are totals for ultimate build out and are based on full occupancy, average

household size of 2.4 persons, and a mid-point each residential density range.


POLICYSTATEMENTB.3The City will change the Platting Ordinance to be consistent with State laws for on-site disposalsystems. The Platting Ordinance requires only 15,000 square foot minimum lot size on site-disposalsystems. State Law requires 1/2 acre minimum lot size (21,780 square feet) for a system on publicwater system, and one acre (43,560 square feet) minimum for systems when on-site water sources areused. (also see Policy Statement D.6)

POLICYSTATEMENTB.4The Joint Airport Zoning Board shouldconsider amendments to the AirportZoning Height Regulations in FlourBluff to comply with the HorizontalImaginary Surface PrecisionInstrument approach established by theNavy for the Naval Air Station. Theseregulations should also be amended forWaldron and Cabaniss fields if andwhen the Navy establishes a PrecisionInstrument Approach for them. (Figure6) These proposed amendments shouldnot compromise the planned expansion ofCorpus Christi State University.Currently the Military Airport Zoningimaginary surface would allowdevelopment of a structure to heightsgreater than portions of the Navy'sImaginary Surface. Development ofstructures to these heights couldjeopardize NAS operations in CorpusChristi. The Joint Airport Zoning Boardshould consider the continued presence ofNAS operations a critically importantaspect of the community.

Areas where the existing Military Airport Zoning Ordinance wouldallow construction heights greater than (130' mean sea level)provided under the Horizontal Imaginary Surface (back-up toprimary approach) established by the Navy for the Naval AirStation.

POLICYSTATEMENTB.5The City encourages development that is compatible with the Naval Air Station, Waldron Field,and Cabaniss Field. A primary concern associated with these Naval facilities is land usecompatibility in the Navy's Air Installation Compatible Use Zones (AICUZ). These are areaswhere, due to frequency of over flights and other factors, a measurable potential for aircraftaccidents is present. The geographic areas covered by these zones may change in the futuredue to changes in operations at the air fields, changes in the aircraft using the runways or otherfactors. The City should maintain constant contact with the Navy to maintain accurate record

Flour Bluff § Area Development Plan § August 31. 1993 . 15

of any changes to these zones and change as appropriate any city regulations pertaining to theseAICUZs.

Within AICUZs there are three areas with different degrees of accident potential: Clear Zones (CZ);Accident Potential Zone I (APZ-I); and Accident Potential Zone 2 (APZ-2). Naval guidelinessuggest that Clear Zones be purchased by the Navy as they are the most hazardous areas. AccidentPotential Zone I is the second highest area of concern and Accident Potential Zone 2 is leasthazardous of the three areas.

Existing zoning ordinance regulations do not comprehensively address concerns associated with landuse compatibility in the Navy's Accident Potential Zones. Dense residential developments or nonresidential uses which congregate large groups of people should be prohibited in Accident PotentialZones.

Due to the significant amount of existing development within these APZs it is not feasible, at thistime, to strictly follow the Navy's use guidelines which call for:

o a. Accident Potential Zone I - prohibit residential uses and non-residential uses which maycongregate large groups of people.

o b. Accident Potential Zone 2 - limit residential development to 1 or 2 units per acre and prohibitnon-residential uses which may congregate large groups of people.

Given these concerns the following short and long term objectives are recommended:

• SHORT TERM OBJECTIVES

.0 a. The City encourages the Navy to continue purchasing any remaining clear zone areas as theseare the most hazardous of the Navy's Air Installation Compatible Use Zones.

o b. Non-residential uses and residential uses which may congregate large groups of people shouldbe prohibited from locating in APZ - I or APZ - II areas. The City should create an APZ OverlayZone, for APZ areas (see Figure 7), to prohibit the following new uses in any underlying base zoningdistricts:

~ hospitals~ places of worship (indoor or outdoor)~ schools/universities~ stadiums/athletic fields~ fairgrounds/circus grounds~ child care centers/nursing homes~ theaters/auditoriums (indoor or outdoor)~ exposition halls~ clubs and bars with seating for more than 50 people or for more than 100 persons per acre~ amusement park~ motelslhotels~ public swimming pools, or natatoriums~ any other private or public facility for the assembly of more than 100 persons per

acre.~ any new residential use with a density of greater than I unit per net (does not includestreet right-of-way or other public properties) acre for APZ-I and 2 units per net acre for


APZ-2 except where the base zoning is more restrictive, then use base zoning residentialdensity/use requirements.

In addition, storage of explosives should be prohibited in any Clear Zone or Accident Potential Zone.

o c. City housing rehabilitation programs should only be used in areas where residential land use isrecommended and where residential zoning exists.

o d. Public purposes being served by existing and planned expansion to Corpus Christi StateUniversity are considered appropriate.

• LONG TERM OBJECTIVES:

o a. Continue overlay zone requirementscontained in the short term objective andchange the base zoning as recommendedbelow. Consideration should be given toprohibiting new residential uses in APZ- 1.

o b. Residential areas located withinAPZs and north of South Padre IslandDrive (SPID) and between Flour BluffDrive and the Laguna Madre Shorelineshould gradually transition to commercialand industrial uses. The City shouldfacilitate this transition by approvingrezoning requests for commercial orindustrial zoning where there is adjacentcommercial or industrial zoning or whereit can be shown that the rezoned area canprotect adjacent residences. Gradually,residential uses would be phased out ofthe area.

o c. Property surrounding Waldron Fieldwithin Czs and APZs should not berezoned for higher intensities thancurrently exist unless specified on thefuture land use plan map.

FIGURE 7 ACCIDENT POTENTIAL ZONEOVERLAY

LEGEND

EM cztttj APZ-1

1<>1 APZ-2

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POLICYSTATEMENTB.6The City should amend the 1987 Excavation Ordinance (Article IV) to include the followingperformance objectives:o a. Discourage excavations from locating near existing or future residential or commercialareas;o b. Establish a land reclamation requirement to prevent excavation pits from becoming apermanent blight on the land;o c. Revise the current ordinance (Section 13-156), to include site plan submission and review, aphasing program, outline of final land form, and reclamation of land; ando d. Require a bond to guarantee compliance.

The 1987 Ordinance addresses the pennitting and environmental concerns before property can beused for excavation. However, the ordinance does not provide sufficient enforcement power torequire complete or partial restoration of the land after excavation has been completed. At this timethere is no guarantee for compliance. Bond posting requirements are strongly encouraged as anamendment to the ordinance. Posting a bond would guarantee compliance with restorationrequirements.

POLICYSTATEMENTB.7The City should continue to encouragelarge lot development in the southwestquadrant (Figure 8) consistent with theexisting development trend in the areaand to preserve environmental qualitiesof the area. The southwest quadrant(bounded by the Cayo del Oso, PurdueRoad, Barney Davis Power Plant, FlourBluff Drive and Purdue Road) ischaracterized by a unique and sensitivenatural environment. The City shouldsupport protection of this environmentencouraging a continuation of the existingtrend of large lots (1 acre or larger).Large lot development will help to protectthe unique natural shrubbery, oak mottes,etc. in the area that would nonnally belost as an area becomes developed. Largelot development is compatible as a bufferto the industrial use of the Barney DavisPower Plant which borders the south endof Flour Bluff.

FIGURE 8 SOUTIIWESTERN QUADRANT


Objectives for the southwest quadrant include:

o a. In the southwest quadrant where 1 unit per acre residential density is proposed, allow ruralstreets with no curb and gutter, as rural streets are more consistent with the large lot, low densitydevelopment recommended for the area. Surface drainage channels accompanying rural streets serveas retention areas, while reducing development costs.

o b. Require hook-up to city sanitary sewer when and if such service is available. Where suchservice is not available, allow on-site disposal technologies that offer the best protection to thenatural environment and which meet state law.

POLICYSTATEMENTB.BAmend the City's Highway Beautification Ordinance to increase mIDlmum billboard spacingfrom 500' to 1,500'. This spacing standard is consistent with Texas Department of Transportation(TXDOT) and many large Texas cities' standards.

POLICY ;0

STATEMENTB.9The City encourages expanded and additional recreation vehicle areas to serve tourists.Rezoning of proposed commercial and/or multi-family land use near SPID and adjacent to theLaguna Madre for recreational vehicle usage should be encouraged. Zoning this area for recreationvehicles would take advantage of the natural resource of the Laguna Madre, excellent access to SPIDand would meet community objectives to minimize potential for property losses in flood prone areas(due to the mobile nature ofthis use).

POLICYSTATEMENTB.lOGateways are designated in Figure 9 as areas where public landscaping should be used tobeautify rights-of-way. Gateways are designed to give a sense of place marking passage fromone area to another. Design objectives for gateways:o a. The City Park and Recreation Department should work in conjunction with the TXDOT todevelop a landscaping plan for gateway areas. Such a theme may include a palm planting programsimilar to those recommended in other areas of the City (North Central Area). The TXDOTLandscape matching program should be used to help finance this program.o b. Placement of major landscaping, statuary, and lighting at gateways to create a distinct andmemorable entrance to an area.o c. Gateway improvement are to be placed on public property however, private property owners areencouraged to make such improvements when they are consistent with locations for gatewaysexpressed in the Comprehensive Plan.o d. Utilize city-owned property for a landscaped gateway/mini-park at the entrance to Flour Bluff.o e. If approval can be obtained from the TXDOT utilize Park Road 22 right-of-way or purchaseprivate property for a landscaped gateway to the JFK Causeway near the Laguna Madre Shorelineand Park Road 22.


l.o,~"-

.......II.Water ViewTurnarounds*Gateways

FIGURE 9 GATEWAYS AND WATER VIEW TURNA-ROUNDS

POLICYSTATEMENTB.llExisting Industrial uses south of SouthPadre Island Drive between WaldronRoad and Laguna Shores Drive shouldbe encouraged to transition into uses compatible to adjacent proposed multi-family land use if,and when the current uses are discontinued. (see Future Land Use, Figure 5)

POLICYSTATEMENTB.llDesignation ofwater view turn-arounds on Figure 9 are intended tomaintain and enhance existing publicaccess to Cayo Del Oso and the LagunaMadre. These areas provideopportunities to view the naturalbeauty of the Cayo Del Oso and theLaguna Madre and the hundreds ofbird species that inhabit/or migratethru the area. Design objectives for eachof these areas include:o a. Minimum 60' right-of-way andsufficient right-of-way to create turn-arounds;o b. Construction of tum-a-rounds at the

,Laguna Madre terminus of GlenoakDrive, Caribbean Drive, MediterraneanDrive and Yorktown Blvd.;o c.Construction of tum-a-rounds at theCayo Del Oso terminus of Graham andGlenoak Drives;o d. Creation of "look-outs", with publicseating, landscaping, lighting, publicparking etc.; ando e. Where feasible, seek public accesson state lands to enhance existing cityproperty at minimal cost.

POLICYSTATEMENTB.13The City encourages opportunities for mixed commercial and residential uses when such mixeduse development is part of a well integrated land use and public service plan of development.


TillS PAGE RESERVED


c. TRANSPORTA TlON

PLANSTATEMENTC.lThe City Council adopts the Transportation Plan (Figure 10) as a guide for futuretransportation decisions. The transportation network of this plan constitutes a recommendation bythe City to amend the Metropolitan Planning Organization Urban Transportation Plan. Uponadoption, the plan will be submitted for review and inclusion in the MPO Master Transportation Plan.Implementation of this transportation plan facilitates:o a. efficient emergency access, especially with regard to the Laguna Shores Road area;o b. relieve future traffic congestion; ando c. accomplish efficient transportation and development with minimal disruption of the naturalenvironment.

Some recommended changes include but are not limited to:~ 1. Extend Compton Road westward, as a 2 lane collector street, from Flour Bluff Drive andswinging up to intersect with SPID.~ 2. Redesignate Graham Road from a 2 lane collector to a 4 lane collector between Flour BluffDrive and Laguna Shores Road.~ 3. Redesignate Laguna Shores Road from an arterial to a 4 lane collector between Park Road 22and the proposed Debra Street intersection.~ 4. Redesignate Laguna Shores Road -from an arterial to a 2 lane parkway between the proposedDebra Street intersection and Yorktown Blvd. (a rural street cross section is acceptable without curband gutter between Glenoak and Graham Road and should include continuous stabilized 7-8shoulders on both sides of Laguna Shores and an 8' concrete bik~way on the water side of the street.(also see Policy Statement D.I2) .~ 5. Extend Jamaica/Debra Streets as a 2 lane, neighborhood collector, northward to Laguna ShoresRoad.~ 6. Redesignate a portion of Yorktown between Waldron Road and Laguna Shores Road from anarterial to a 4 lane collector.~ 7. Designate Compton and Knickerbocker Streets as 2 lane collectors.~ 8. Redesignate Stone/Jester Streets from collector to local streets and designate a loop 2 lanecollector system between Flour Bluff Drive and SPID on Matlock, Claride and Lakeside Streets.~ 9. Designate Division Road as a 2 lane collector between the Cayo Del Oso and Waldron Road.Note, designation of Division Road provides an opportunity to cross the Cayo Del Oso should therebe a need to do so in the future.~ 10. Delete proposed collector connections between Glenoak and Yorktown west of Flour BluffDrive.~ 11. Illustrate proposed extension of Caribbean Drive Street between Waldron and Flour BluffDrive however, it is important to note that this extension of Caribbean should not traversed theexisting Waldron Park and proposed recreation facilities on Waldron Field. (See Policy D.I4)~ 12. Realign proposed collector between St. Peter Street and Caribbean Drive to existing St. FrancisStreet.~ 13. SPID grade separation with east bound on-ramp and a west bound off-ramp at the Park Road22/Laguna Shores Road intersection. Such a configuration should be considered long range and isonly an option, subject to evaluation and study in combination with the raising the JFK Causeway.

Click here for the

Corpus Christi Urban Transportation Plan

Adopted May 24, 2005, Ordinance 026278

Corpus Christi

All-AmericaCity

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City ofCorpusChristi

http://www.cctexas.com/?fuseaction=main.view&page=199

Flour Bluff § Area Development Plan § August 31, 1993

~ 14. Delete extension of Jamaica between Mediterranean and Yorktown.~ 15. Retain public rights-of-way at the Laguna Madre tenninus of Glenoak Drive, Caribbean Drive,Mediterranean Drive and Yorktown Blvd. and at the Cayo Del Oso tenninus of Graham Road.Retention and/or expansion of these streets to a 60' minimum right-of-way to state waters isnecessary. These streets will provide opportunities for turn-a-rounds, looks-outs, limited publicseating, lighting and landscaping.

POLICY·STATEMENTC.2The City encourages the Navy to expedite the closure of streets within clear zones and toestablish a security fencing around all Clear Zones. This will reduce the opportunity forunauthorized access to the Naval Air Station lands.

POLICYSTATEMENTC.3To assure adequate circulation and egress in times of emergency, the City places as a priorityextension of Debra/Jamaica Street as a north/south collector north of Mediterranean to serve asrelief to Laguna Shores Road. The 6 inch seasonal tide makes Laguna Shores Road impassible.Compounding. this, the section of Laguna Shores from Graham to Caribbean is in a FEMA V zone,which makes the area susceptible to flooding and wave action. Furthennore, upgrading LagunaShores to full arterial status would be difficult or impossible given existing (federal) environmentalregulations in this area. Debra Street should be extended as a second collector running parallel toLaguna Shores Road to be used for the bulk of the traffic. Debra Street could also serve as a backupfor Laguna Shores Road since there is often road closure from Purdue to Graham.

POLICYSTATEMENTC.4Continue sidewalk improvement programs including those associated with the Voluntary PavingProgram, the School Sidewalk Program, the street capital improvement program, and as partof new subdivision development. In addition, "sidewalk only" street improvements should bebased on the following criteria:

o Sufficient right-of-way exists to permanently place the sidewalk thus avoidingsidewalk relocation costs when full street improvements are constructed.o Priority should be given to projects likely to serve the greatest number of users.o Priority should be given to projects which are most likely to increase pedestriansafety.

POLICYSTATEMENTC.5CAPITAL IMPROVEMENT NEEDPolicy objectives in descending order of priority for improvements should be projects which willefficiently serve the Flour Bluff Area with emphasis on:


1) Completion of currently recommended capital improvement program (CIP) streetprojects,

2) Better access from areas and roads subject to periodic flooding, and

3) Enhanced access to and from South Padre Island Drive.

The following is a prioritized group of transportation improvement projects for the Flour Bluffarea. Each of these projects is subject to change during the City's annual capital improvementprioritization process. The list is broken down into three categories:

I. CIP Recommended Projects - highest priority group in current CapitalImprovement Program;

II. CIP Future - medium priority included in current CIP;III. High Priority ADP Projects - not included in the current CIP, however,

these projects should be considered for inclusion in either category I orII; and

IV. ADP Proposed - lowest priority not included in current CIP (See Figure11).

I. CIP Recommended Projects:o Waldron Road - Compton to PurdueOKnickerbocker Street Extension - Waldron to O'Connell

II. CIP Future Projects:o Laguna Shores Road - SPID to YorktownoGraham Road - Flour Bluff Drive to LagUila ShoresoCaribbean Drive - Waldron to Laguna ShoresoMatlock/Claride - NAS to Flour Bluff Driveo Flour Bluff Drive - SPID to Yorktown and SPID to SunbirdoClaride/East Lakeside - NAS to SPIDoWaldron Road - Caribbean to YorktownoYorktown Blvd. - Cayo del Oso to WaldronoGlenoak Drive - Flour Bluff Dr. to Laguna ShoresOFlotir Bluff Neighborhood Streets - curb/gutter/sidewalk improvements contingent on residents'petition for improvements

~Gateway Park Area Streets~Catcay - Caribbean to cul-de-sac~Azores - Caribbean to cul-de-sac~ Jamaica - Mediterranean to Caribbean~ Laguna Shores - Mediterranean to Caribbean

III. High Priority ADP Proposed Projects:o Mediterranean Dr. - Tranto Street to Waldron DriveoDebra/Jamaica Extension - Caribbean to Purdue Road (see C.3)oGlenoak - connect with Roscher RoadoPurdue/Waldron intersection - eliminate off setoYoiktown - Waldron to Laguna Shores Road


IV. ADP Proposed:oCaribbean - Flour Bluff Dr. to western edge of Waldron Parko Laguna Shores - Yorktown to south tenninuso Don Patricio - Waldron to Laguna ShoresoCompton - Flour Bluff Drive to SPIDONeighborhood Street Improvements - curb/gutter/sidewalk improvements contingent on residents'petition for improvements

~ Flour Bluff Gardens~ Don Patricio Subdivision~Bakers Acres~ Homedale Subdivision/Retta Dr.~ Waldron Subdivision~Oak Ridge/Laguna Heights subdivisions~ Laguna Vista Shores/Holiday Harbor~Bayside AcresNorktown Heights~ Blue Water/Tyler Subdivisions~ Laguna Madre Cove~ Bayberry Terrace~ Tropic Isles


FIGURE II TRANSPORTATION IMPROVEMENT PLAN

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___ ClP FUTUTlE PROJECTS

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_.WP PROPOSED PROJECTSLong remgE prOjrcu for incl",;on In futurt! CIPs.

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CITY OF CORPUS CHRISTI

FLOUR BLUFF AREADEVELOPMENT PLANTRANSPORTATION

IMPROVEMENTPLAN

PLANNING DEPT. JUNE. 1993


D. PUBLIC UTILITIES AND SERVICES

POLICYSTATEMENTD.lThe City will up-date its water, wastewater, stormwater and other appropriate master serviceplans to accommodate development proposed in the Flour Bluff ADP.

WATER

POLICYSTATEMENTD.2The City will construct the distribution main on Laguna Shores Road between SPID andDivision Road.

POLICYSTATEMENTD.3Develop a five year program to bring substandard water lines into compliance. Give highestpriority to areas with the greatest population density. Give higher priority to those streetswhere street improvements i.e., widening, curb/gutter installation etc. could be combined withwater line replacement. Potential funding sources: revenue bonds; state/federal grants; and/oruse funds from water revenues.

Expand the street paving assessment program to include an option to improve substandardwater lines, gradually improving water mains in areas where the property owners are willing toparticipate in a voluntary assessment program.

STORMWATER

POLICYSTATEMENTD.4The City will work with Federal and State agencies to use, where feasible and environmentallybeneficial, natural or man-made wetlands as stormwater retention facilities.

POLICYSTATEMENTD.5The City will strive to assure stormwater discharges occur where the soil is stable, or requiredissipaters. This would reduce the amount of erosion, which contributes to stonnwater flowproblems and degradation of water quality consistent with NPDES mandates. At the same time the

28 Flour Bluff § Area Development Plan § August 31, 1993 ,City should encourage stormwater system development which uses existing natural and man-maderetention ponds.

WASTEWATER

POLICYSTATEMENTD.6The overall long range goal for wastewater service in Flour Bluff is to continue eliminating onsite disposal systems. Due to the sensitive wetlands environment, protection of water qualityand, high water table which make traditional on-site septic systems less feasible than in areaswith deeper water tables, the City should require residents to tie on to the system when it ismade available.

Development objectives:o a. Until City wastewater service can be provided to undeveloped portions of Flour Bluff,environmentally safe on-site waste disposal systems may be used only if they meet State standards.

o b. Continue the wastewater program that provides a discount of pro rata and hook-up fees forproperty owners who tie onto new wastewater lines within a reasonable time after installation (3years).

o c. Request funding from Community Development Block Grants (CDBG) for a low interest loanprogram to assist low income property owners who wish to tie onto the city wastewater system.Such funding could also come from Utility Department Revenue and loan payments could be madevia the utility bill to minimize red tape.

PARKS & RECREATION

POLICYSTATEMENTD.7The City will restrict expansion of recreation facilities at Dimitt Pier and Caribbean Park asthey are in the Navy's Air Installation Compatible Use Zones (AICUZ).

POLICYSTATEMENTD.8Expansion of Parker Park to the west along Graham Road is a top priority. New property isneeded to expand parking for the adjacent community center.


POLICYSTATEMENTD.9Initiate a design study to provide a new multi-use facility at Parker Park, possibly including abranch library (see D.IS), a location for cultural exhibits, displays and events. If a branchlibrary is incorporated into this park it must be carefully planned to complement existing andproposed park improvements. These proposed improvements might include a theme play area,centered around Corpus Christi history, such as Karancahua, Spanish explorers or informationabout the King Ranch. Inclusion of an outdoor congregation area/amphitheater (outsideAICUZs) could be a central part of this concept.

POLICYSTATEMENTD.lOThrough donation, dedication or purchase acquire land for a park(s) along the Cayo Del Osoand the Laguna Madre as indicated on the future land use plan map. These parks include, butare not limited to, the following locations:o a. On either side of the Oso rail road bridge and Division Road;o b. The southside of Yorktown Blvd. where Yorktown crosses the Cayo Del Oso; ando c. A 20 to 30 acre community park along the Laguna Madre Shoreline.

POLICYSTATEMENTD.llThe City development objectives for the Cayo Del Oso shoreline (see Figures 2 and 10) include:o a. Gateway improvements to city owned property at the entrance to Flour Bluff. Suchimprovements should include landscaping, appropriate signage, lighting and, if there is sufficientroom on the property, seating areas for viewing the Cayo Del Oso.o b. The City will develop and improve fishing areas, vehicular access and parking at the Naval AirStation Railroad bridge connecting to Division Road on Flour Bluff and Holly Road on the southside.It is possible to use the bridge for a bike/jogging path link between the east and west shores of Cayodel Oso. However, the bike/jogging path must be safely separated from fishing activities on thebridge.o c. Designated park south of Yorktown Blvd. on the Cayo Del Oso.

POLICYSTATEMENTD.l2Develop Laguna Shores Road into a scenic parkway.

Development objectives include:o a. A key element of the proposed parkway would be a bikeway in the street right-of-way. Thebikeway should be 8' wide, placed on the east side of the parkway, constructed of concrete andseparated from the main vehicular travel lanes.o b. Develop the green belt potential of the parkway by creating intersecting bikeways alongdrainageways and streets that connect with the parkway.


o c. Beautify the entrance to the Parkway at SPID. A gateway with landscaping and appropriatesignage with lighting should identify the entrance to the parkway.o d. Where approval can be obtained from appropriate agencies obtain state grants to installparking/observation structures next to the red duck pond and other areas near the Laguna Madre. Thecity should consider using the 40' right-of-way south of the Red Duck Pond for parking andbirdwatching observation structures. Where city land is not available, the City should seek leaseswith the General Land Office to provide these facilities.

POLICYSTATEMENTD.13To increase building use and service to residents the City will pursue a joint use agreementwith Flour Bluff Independent School District (FBISD) for recreation and park facilities.Presently the City has an agreement for use of classrooms only, for the Latchkey Program. Theagreement would include gymnasiums, ball fields, tennis courts, etc. for expanded recreationalprograms.

POLICYSTATEMENTD.14Due to deteriorated facilities, inefficient design, limited expansion areas and conflicts with navyoperations, the City will relocate the Joint use facility at the southeastern corner of WaldronField. Relocation of this facility will be contingent upon obtaining a lease for recreational useof naval property at the northeastern corner of Waldron Field with access to Waldron Parkand frontage on Waldron Road. If a lease can be obtained, the City will develop a youth sportscomplex adjacent to Waldron Park on Navy property. Primary street access will be provided off ofWaldron Road.

LIBRARY SYSTEM

POLICYSTATEMENTD.15Consistent with the City Library Master Plan initiate a design study to provide a new 12,000square foot branch library. The City and Flour Bluff Independent School District shoulddetermine if a joint use facility is feasible. If it is not feasible, a new branch library should bebuilt in the vicinity of Parker Memorial Park.

The Parker Park location provides a cost efficient and complementary combination of city servicesi.e., swimming pool, senior center, tennis courts, health department center etc., and provides excellentaccess to the many Island residents who use the library. In addition, construction of a branch libraryat Parker Park provides and opportunity to combine the new library with recreational multi-usefacility. (see Policy Statement D.9)

Design and location objectives in the vicinity of Parker Park should include:


a a. Location of the library outside of the Navy's Accident Potential Zone 2 which cuts across therear portions of the park.a b. Provision of parking with an adequate number of spaces for joint use by the library, healthclinic, community center, and passive/active recreation user which can be located in the APZ-2.a c. Construction of a single story library facility rather than a multi-story structure. In order toprovide sufficient land area one option that should be considered is the relocation of the existingtennis courts to the vacant northern portion of the park (inside APZ-2).a d. Rezoning of the property to an appropriate zoning district.a e. If sufficient space can be made available, garage space for a bookmobile serving island residentsshould be provided.

COMMUNITY DEVELOPMENT

POLICYSTATEMENTD.16The City should strengthen CDBG marketing and public awareness programs for qualifyingresidents and commercial uses. Although portions of Flour Bluff may be eligible for CommunityDevelopment Block Grant programs, residents have rarely participated in these programs.Public awareness can include: an intense program of neighborhood meetings, advertisement, house tohouse canvasing, and targeting of areas for street, curb, and gutter improvement. While meeting planrecommendations for residential and business activities in AICUZs, the City should encouragecommunity development programs for:a a. code enforcement;a b. neighborhood improvement and beautification;a c. housing rehabilitation; anda d. neighborhood relocation.

POLICYSTATEMENTD.17The City will increase attention to areas of blight since they create a negative aestheticreflection of the community, and are a hazard to the health and welfare of the citizens.Following sound land use practices contained within the Comprehensive Plan will help to preventfuture residential developments from the negative impacts created by industrial and commercialdevelopments. In addition, the City will help reduce existing blight influences by:a a. where feasible providing landscaping improvements in public rights-of-way along the SPIDINASDrive corridor;a b. encourage private property to exceed required landscaping improvements and providelandscaping improvements along SPID and NAS Drive;a c. where consistent with future land use, provide incentives to encourage rehabilitation of olderareas, or relocate housing or residents, to areas that provide safe, sanitary housing;a d. pursuit of code enforcement of buildings and signs along NAS Drive and SPID. This wouldimprove appearance and instill pride in the area and the community.


CAPITAL IMPROVEMENTS

POLICYSTATEMENTD.18The following services/improvements appear to warrant consideration in the city's five yearcapital improvement program.

Throughout the public meetings, the need for basic services was a common thread indiscussions. Clearly, there is significant need for piIblic improvements in the Flour Bluff area.However, in responding to this issue, it is imperative that we make a distinction between thoseimprovements for which the City is responsible and those that will be implemented bydevelopers and property owners as a condition for city approval of development permits.Furthermore, many improvements suggested in the plan may whether or not a cityresponsibility will not be needed for many years to come. The improvements listed below areconsidered both needed in the near term and a responsibility of the city.

o Extend Mediterranean Drive to Waldron Road - one of the most densely populated areas ofFlour Bluff is the Tropic Isles and Caribbean Subdivisions. This extension of approximately600' would reduce traffic on Caribbean Drive...currently the route to Waldron Road from thisarea.

o Improve the PurduelWaldron Street intersection with the objective to eliminate the off-set ofPurdue Street thereby creating traditional and safer 4 way intersection. This will also eliminatethe need for two traffic lights. Purchase of property on both the east and west sides ofWaldron Road would be needed. Most of the property that would be need is currently vacant.

o Continue to proactively install fire hydrants/improve water systems that do not meetstandards. Continue to require new development to meet current standards for fire hydrantlocation and water system design.

o Reconstruction and widening of Flour Bluff Drive has been identifies as one of the prioritiesfor the next bond program which would require voter approval. The project would have tocompete witb all other needs recommended for funding. If Flour Bluff Drive cannot be fullyimproved during the next five years consider lower cost intermediate improvements. Left turnlanes at Grabam, Purdue, and Glenoak Drives would help keep traffic moving and preventmotorists from passing on the shoulder. This is especially important as there are no sidewalksalong tbis street and pedestrians sometime stray near the street shoulder area. Such right-ofway would be required as dedication when any of tbese property owners plat their property orpurchased as money becomes available.

o Approximately 600 septic systems exist in Flour Bluff. Almost 400 of these systems serveproperty that has an existing wastewater main available to serve the property. Current CityWastewater Programs offer incentives to tie onto the City system however, property owners'costs to provide a connecting pipeline from the residence to the wastewater main in the streetmake tieing onto the city system expensive. Offer a revolving low interest program to financeimprovements on private property necessary to connect a city wastewater line to a residence.


Approach banks in Flour Bluff to determine if they would finance or administer such loans.Seed money might also come from utility revenue, CDBG, or other State or Federal programs.

o Improvements to Graham Road, between Waldron Road and Laguna Shores Road. Deemphasis of Laguna Shores Road as a through street and emphasis upon the Debra StreetExtension on Waldron Road for a more efficient collector/arterial network must becomplimented by improvements to Graham Road as an important link between the DebraExtension and Waldron Road.

o Improvements to Yorktown Boulevard, west of Waldron Road and completion of WaldronRoad widening between Caribbean and Yorktown. Flour Bluff residents require an alternativeeast-west arterial to the now near-exclusive predominant use of the SH 358 Expressway.Improvements to Yorktown and Waldron are part of a master plan to provide and outerarterial belt connecting the Flour Bluff area with the Southside Area, Westside Area andNorthwest Area via Yorktown, Saratoga and Rand Morgan Road.

o Improvements to connect Glenoak with Roscher Road to provide better neighborhood access.

o Area wide residential area and continuous street lighting improvements.

34

APPENDICES

Flour Bluff § Area Development Plan § August 31, 1993


A. Environmental Reference

§ August 31, 1993 35


B. Department of the Navy Land Use Recommendations

§ August 31, 1993 36

United States Department of the InteriorFISH AND WILDLIFE SERVICE

Ecological ServicesC! 0 CCSU. Campus Box 338

6300 Ocean DriveCorpus Christi. Texas 78412

December 23, 1991

Nancy HarvieuxCity of COrpus Christi, Planning Department1201 LeopardCOrpus Christi, Texas 78401

Dear Ms. !!L-rieux:

.- .- .

Per your telephone request of November 13, 1991, we have compiled the followinginformation to assist you in the City of corpus Christi's long-range planningefforts. You asked for material pertaining to listed and candidate specie., aswell as information highlighting the significance of the wetland types, whichoccur in Nueces COunty.

The purposes of the Endangered Species Act (Act) of 1973, as amended, were to .conserve ecosystems on which threatened and .ndang.red species depend, to providefor the con.ervation of such specie., and to take step. to achieve the purpo••sof the treaties and convention. a. stated in Section 2(a) of the Act (_enclosure). Und.r the law, the Secretary of the Interior (acting through the Pishand Wildlife Service) has broad power. to protect and conserve all fOI:lllll ofwildlife and plants he finds in serious jeopardy. The Secretary of COIIIDerce,acting through the National Marine Pi.herie. Service, has similar authority forprotection and conservation of marine life.

A listed species is one who.e statu. i. legally recognized a. threatened orendangered following a fonull "rul...king" procedure for determining whichspecies would be placed on the u.S. Li.t of Endangered and Threatened Wildlifeand Plants. This "rulemakiDq" i. the proce•• used by Federal agencies (and manyStates) to propose and later adopt requlatiolUl which have the effect of law andwhich apply to all u.S. re.ident.. Ao endangered specie. is defined a. anyspecies which is in danger of extinction throughout all or a .ignificant portionof its range. Threatened .pecie. are defiDed a. tho.e .pecie. which are likelyto become endangered within the·· fores_able future throughout all or asignificant portion of their range. lSrior to any animal or plant being placedon ~he Federal specie. li.t, threat. from habitat de.truction, pollution,overharve.ting, disea.e, predation, or other natural or man-made factors mu.t bereviewed and evaluated.

section 9 of the Act prohibits po•••••ion of, "take" of, or transportation of alisted species in interstate or international commerce without specialpermission. The term ..take" as defined in the Act meaDS to hara•• , harm, pursue,hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage inany such conduct. This broad definition of "take" protects the habitat of alisted species a. well as the individual organism. The Act also require. allFederal agencies to ensure that the activities they undertake or. permit will notjeopardize the continued existence of li.ted species or re.ult in adverse iJIlpaetsto their critical habitat. The Act doe. allow the taking of listed speciesincidental to an agency action if such taking would not jeopardize the species.

2

The determination of jeopardy is the responsibility of the Fish and WildlifeService (Service). With regard to cases where incidental take will notjeopardize a species, the action agency must adopt terms and conditions andreasonable and prudent measures identified by the Service to minimize the levelof incidental take. Individuals or entities planning an activity which maymodify potential habitat of a listed species, but lacking a Federal link, arealso liable for "take" under the Act. These individuals or entities shouldcontact the Service for further advice before project construction or clearingis initiated. In some cases, project design can be modified to avoid take, butin the event that take can not be avoided, anel the take would be incielental toand not the purpose of, carrying out an otherwise lawful aeti.V1.ty, theaforementi.oned party (ies) can apply for a Section 10 permit for incidental take(see enclosure). The conservation of "critical habitat", the areas of lanel,water, anel air space needed by a listecl species for its survival, u alsowarranted by the Act. Designation of criti'cal habitat for listeel species must gothrough the same rulemak1ng proceelure u was required to list the incU.vidualspecies. Critical habitat for a listecl species inclueles the breeding sites,cover and shelter, and surrouneling habitat that allows for noz:mal populationgrowth, maintenance, anel behavior. Critical habitat has not been elltabluhad fora majority of listed species, although the Act allows for listing of criticalhabitat subsequent to listing of a species. Except in certain' cirCWDlltance.,determined by the Secretary, critical habitat shall not incluele the entiregeographical area which can be occupied by the li.ted species.

The Act require. a determination of whether species of wildlife anel plants areendangencl or threatenecl buecl on the best available scientific anel c~1al .data. Therefore, the Service has gathereci data, over tilDe, regareling 11UID8ftN.taxa of animals (fi.hes, amphibians, reptiles, b1rcls, ma"",al., s~s,

crustacean., arachnicls, insects, snalls, !;)ivalve IDOllusJcs, and plant.) natL". tothe United States, that have appearecl to merit cODBieleration for listing. fte.especies of animal. anel plants are referrttcl to .. candiclate specie. and a 11K ofthese candielate .pecies i. upclatecl every two years in the animal or plant Keticeof Review (SO CPR Part 17) wherein these specie. are ...igneel to one of threecategories elescribed below. cancliclate specie. have no legal protection under theAct.

category 1 is comprised of taxa for which the Service currently has substantialinfoz:mation on hanel to support the biological approPriateness of proposinq tolist as endangered or threatenecl. DevelopDllnt and Publication of proposecl rule.on these taxa are anticipated anel - therefore the Service encourages Feeleralagencies anel other appropriate parties to give consideration to such taxa inenvirolUllltntal planning.

category 2 incluele. taxa for which available ~oz:mation incU.cates that proposingto list is possibly appropriate, but for which substantial data on biologicalvulnerability anel threats are not currently known to support the innectiatepreparation of listing rules. Inclusion of species in this cateqory willencourage investigation of the status and vulnerability of these taxa anelconsideration of them in the course of environmental planning.

category 3 comprise. taxa that were once being considered for listinq but are notcurrently receivinq such cODBicleration because, the specie. is now believed tobe extinct (cateqory 3A), or the species w.. taxoncmical1y revisecl and DO lcmqermeets the Act' s legal definition of a species (3B), or the taxa is now consideredto be more abunelant and/or wielespreacl than previously thought (3C).

The following inventory of Federally-listecl endangered (E), threatened (T), anelcandidate animals anel plants (categories 1 anel 2) which occur in Rueces countyis provided for your convenience. Photocopies of material pertinent to theindividual species is also encloseel.

3

American peregrine falcon (Falco pereqrinus anatum) - EArctic peregrine falcon (Falco peregrinus tundr~um) - TAudubon's oriole (Icterus graducauda audubonii) - C2black-spotted newt (Notophthalmus meridionalis) - C2brown pelican (Pelecanus occidentalIs) - EChandler craig-lily (Anthericum chandleri) - C2ferruginous hawk (Buteo regalIs) - C2green .ea turtle (Chelonia mydis) - TGulf Coast hog-nosed skunk (COnepatus leuconotus texensis) - C2hawksbill .ea turtle (Bretmoehely. fmbr~cata) - Ej aquarundi (Felis yagouaroundI) - BKemp's ridley s.a turtle (Lepidochely. kempi) - Eleatherback s.a turtle (Dermochely. coriacea) - Eloqgerh.ad s.a turtle (caretta) - Iflong-billed curlew (Rumeniu. lIIDericanus) - C2migrant logqerhead .hriki (LanIu. ludovicianus migrans) - C2mountain plover (Charadriu. lIlDntanu.) - C2northern grey hawk (Buteo n1tIdus) - C2ocelot (Felis paraalIs) - Bpiping plover (Charadrius melodus) - Treddish egret (Bgretta rufesc.ns) - C2Rio Grande l ••••r siren (sIren intermedia texana) - C2Senn.tt's booded oriole (Ict.ru. cucullatus s.nnettii) - C2slender ru.hpea (Boffman.eqgii ten.lla) - BSouth Texas ambrosia (Ambro.ii ch.iranthifolia) - ClTexas Betteri'. .Parrow (iliIIOiiiiIla &OtteriI texana) - C2Texas horned lizard (pao;c::;ma cornutum) - C2Texas maritime pocket 9O¥er (~. ~onatu. maritimus) - C2we.tern .nowy plover (Leucopliiii""'il.x !nu. nivosus) - C2Wright I s yellow-.how (&Orewela wrIghtII ) - C2

In addition t.o infoz:mat.ion concerninq .nctanq.red speci.s, YOU also requ.stedclarification on t.h. siqnificanc. of wetland t.ypes occurring in Ruec.s COunty.The wetland. of the Texa. coastal plain, includinq Ruace. COunty, are varied andconsist of veqetated and unveqetated tidal flat., int.ertidal marshes, submerqedgrassbeds, bayou., delt.as, i.olated inland d.pr.ssions, and wetlands associatedwith river floodplains such as re.acas or oxbow••

S.v.ral type. of marin. wetlands occur along the bay and Gulf shor.line. inRu.c.s COunty. Brackish and sa1.ine intfirtidal marsh•• , characterized by eit.hersmooth corclqras. (Spartina alt.erniflora) or low growing halophytic (salt.-loving)emergent vegetation such as .illwort (Batis marit.ima) , qla.lIWOrt (Salicorniaspp.), etc., perform a variety of functIons in thi bay &Co.y.t.... silt mar.hvegetation provide•••••nt.ial nutrient. which fOni the ba•• of the ••tuarine foodchain. This food chain support. recr.ationally and cOlllD8rCially importantfinfish and sh.llfish alonq the Gulf coa.t and include. white shrimp, brownshrimp, blue crab, stone crab, oy.ter, red drum, black drum, Atlantic croaker,weakfi.h, speckled t.rout, and flounder. Har.h vegetation al.o bind. the-sediments with root structur•• , th.reby preventinq shor.line ero.ion.

t1nvegetated sand and mud t.idal flat.s rend.r important primary production andecological rol... The.. flat. contain nwaerou. speci.. of invertebrate.including amphipods, isopod., my.id shrimp, cumace&D8, copepods, crab., and adiver.. array of other bent.hic infaunal arthropods, a. well a. annelids,lIlDlluscs, and bryozoans. The aforement.ioned inv.rtebrate. feed on t.he variousspecie. of algae, bacteria, and protozoa, as well a. detrit.u. which occur in theflats. The.e speci.s are in t.urn fed upon by numerous specie. of fish andcrustacean. occurring throughout. t.he bay.' aco.yst.... The•• wetland mar.h andtidal flat. areas also provide important foraging and re.ting habitat for numerousspecie. of shorebirds and piscivorou. water birds, includinq gr.at blue herons,tricolored h.rons, reddish egret., little blue heron., great egret., snowy

4

egrets, roseate spoonbills, white ibis, American bitterns, green-backed herons,night herons, American avocets, black-necked stilt, black skimmer, and a varietyof gulls, terns, sandpipers, and plovers. In fact, the Federally-listedthreatened piping plover is known to use a number of intertidal flats in theCorpus Christi-Rueces Bay and upper Laguna Madre system.

Submerged haDitats in the local bay systems are characterized by submerged standsof aquatic vegetation including five species of seagrasses: shoalgrass (Halodulewrightii), turtlegrass (Thalassia testudinum~, widgeongrass (RU~ia maritIma),raanateeqrass (Syringodium fIlIforme), and Gulf halophila (Halophi a engelmamh.i)occurring in either dense stands or interspersed with bare bay bottom. Theseseagrass meadows support complex cOlllDUnities of small invertebrates, crustaceans,and juvenile finfish. The bays and their surrounding tidal flats, marshes, andsubmerged grassbeds are used by numerous waterfowl including pintail, shoveler,blue-wing teal, green-wing teal, American wigeon, scaup, redhead ducks, canadageese, and snow geese.

Several types of freshwater wetlands are found in Nueces County. The channel ofthe Rueces River is classified as a riverine wetland and includes all wetlandsand deepwater habitats contained within the channel except for the wetlandsdominated by trees, shrubs, persistent emergents, and/or emergent mosses orlichens which exist along its banks. These vegetated wetlands are consideredpalustrine, emerqent wetlands. The riverine system ends downstream at theinterface with Nueces Bay where the concentration of ocean-derived salts exceeds0.5' during the period of annual average low flow. The river and its adjacent·palustrine wetlands support numerous SPeCies of fish (qar, carp, catfish" bass,sunfish, crappie, and various minnows), reptiles (alligators, turtles, andsnakes), amphibians (froqs and salamanders), and invertebrates. Native riparianwoodlands (cedar elm, ash, hackberry, live oak cOllllllUJ1ity), growing alonq theriver banks and in the floodplain, depend on near-surface groundwater and/orregular floodinq to maintain their moisture reqime. Since these riparian forestssupply water, this habitat type is often more productive for wild flora and. faunathan adjacent upland. habitats and qenerally sustains higher species diversity.The wetlands a.sociated with the Nueces River floodplain, includinq oxbows andseasonally flooded depressions, receive heavy use by migratory birds includingwaterfowl, wading birds, shorebird., sonqbirds, and cranes. Riparian vegetationwithin the floodplain provides cover, food, and resting and nesting areas formigratory and resident birds such as warblers, vireos, woodpeckers, turkeys,herons, egrets, anhingas, and woodstorks, as well as homes for a diversity ofmammals, reptile., amphibians, and inv.rtebrates. In a one-day observation,local birdinq enthusiasts counted over 200,000 migrating hawks resting in woodedareas along the Nueces River near Hazel Bazemore Park. OCelots and jaguarundi,both Federally-listed endangered species, require not only thick brush habitat,but also use riParian wooded corridor.-for travel purposes.

Riverine systems nationwide are most heavily impacted by upstream impoundmentsand point and non-point source contamination from various sources. The NuecesRiver is no exception. Reduced instream flows in the river, due to the ChokeCanyon and Lake Corpus Christi reservoirs, have primarily adversely impactedwetlands in the floodplain of the river by eliminating flood flows that would (1)feed and nourish these wetland.s, (2) scour and remove accumulated sediment,actions needed to halt succession and perpetuate the wetlands, and (3) dilutesalinities within the Nueces Bay estuary. Since riparian wetlands are at leastpartially dependent on flooding events, these woodlands are also adverselyimpacted by loss of flood flows. Riparian areas are a valuable resource needingprotection from draining and filling activities since 70' of the originalfloodplain forest in the lower 48 states has been cleared for agricultural andurban uses (Brinson et al., 1981). >

5

Lacustrine wetlands (lakes and ponds) in Nueces County are by and large man-madeimpoundments. These habitats have various degrees of utility to wildlife andfishery resources depending on their configuration, depth, and the quality oftheir water source. One example of a hiqhly valuable, man-made, lacustrinewetland can be found in Flour Bluff on Glenoak Drive, and is locally known as"Redhead Pond". The hiqh intensity use of this pond by migratory waterfowl andresident waterbirds, mammals, etc. derives from its provision of fresh-tobrackish water durinq periods when fresh water is a l~tinq resource in thearea. This pond also has a shallow perimeter which has allowed the e.tabli.hmentof emergent veqetation. The emergent marsh not only acts &8 cover for wildlife,but also as a filterinq system for stormwater runoff and as a supply of nutrientsto the pond. Another important lacustrine wetland resource in the county is acluster of flooded qravel pits, duq in the floodplain of the Bueces River, whichserve as excellent habitat for miqratory and re.ident birds, other wildlifespecies, and fish. Especially valuable are those qravel pits which are near theriver, isolated from residential construction, and which are at least partiallysurrounded by riparian veqetation. The re.ults of annual bird survey. in andaround these qravel pits shows the use of these areu by a wide diversity of birdlife.

Marshes; swamps; bogs; fens; prairies; and other small, shallow, permanent orintermittent water bodies (ponds or potholes) are considered palustrine wetlands(COwardin et al., 1979). Palu.trine habitats in Nueces COUnty serve a••••entialsources of drinkinq water, food, and re.tinq areas for various specie. ofmiqratory, shore, and wadinq bird.. The.. wetlands al.o supply the fre.hwater .required for many bird SPeCie. to maintain salt qland functions. Submergent andemerqent wetland plants and ...ociated upland veqetation furnish forage forwaterfowl, mar.h bird., .horebirdll, upland qame birdll, .ongbird., and otherwildlife. This veqetation al.o play. a key role in contributinq vital nutrient.to the aquatic ecosystem and in sub.tr~t. .tabilization.

Depressional pothole wetlands extend alonq the Texas coastal plain fromBrownsville to Port 0' COnnor and are vital habitat. for wildlife in hec••COunty. A numb.r of the mo.t significant palu.trin. wetlands in Nuec.. COuntyare depre.sional potholes and swales found on the barrier islands and on theEncinal P.nin.ula (Plour Bluff). Palu.trine open water, semi-permanently floodedwetlands predominate on the Encinal P.ninsula. The siqnificance of the.edepressional wetlands to miqratory birds and other wildlife was documented byChaney (1981), spiller and French (1986), and COllins (1987) (s.e enclosures).

'.

A complex of live oalc brush and adjac.nt pothole. consists of nUlll8J:'OUsdepressions of varyinq siz.. found on ~. Pl.istoc.n. strandplain sand formationwhich compri••• the Encinal, Liv.Oalc, Blackjack, and Lamar Peninsula.. '1'he mainconcentration of live oak qrove. on the Texa. coa.tal plain occur. on the Bncinaland Live Oalc P.ninsulas. Plour Bluff .ncompa•••• the area in Nu.ce. county onwhich remaininq fragmented stand. of live oak brush potholes are found. Asdocumented by COllins (1987), the aquatic veqetation as.ociated with the live oakpotholes is often extremely diver.e (s.. enclo.ure). On the neiqhborinq Live OalcPeninsula potholes, surroundinq upland veqetation is primarily live oalc, red bay,yaupon, green briar, and mu.tanq grape with a variety of other gra.se., forbs,and shrubs interspersed or qrowing on the edge. of the bru.h. The live oak brushpothole wetland complex support. a wide array of fish and wildlife specie••During field observations of 18 pothole. and surroundinq bru.h communitie. on theLive Oak Peninsula, COllins (1987) recorded 20 species of mammals, 10 species ofreptiles and amphibians, and four species of fish. Gunter (1950) documented fiveadditional fish species in potholes on Aransas National Wildlife Refuge (Live Oak

6

peninsula). However, these pothole wetlands are probably most important towintering waterfowl and other birds, as was confirmed by Collins (1987)observations of 73 bird species using Live Oak Peninsula potholes (seeenclosures) .

Pothole wetlands have declined in number and deteriorated in quality due to~acts from human activities such as drainage for agriculture and residentialdevelopment, road construction, and contamination from polluted runoff. Potholewetlands along the central Texas coast, particularly those associatecl with thelive oak-brush community, continue to experience severe developmental pressure(COllins, 1987). Palustrine habitats in Flour Bluff and on Mustang and SouthPadre Islands are becoming scarce due to residential development. Due to thescarcity and importance to organi81D8 such as waterfowl, the Service has includedthese habitats in Resource category 2 in accordance with its mitigation policy,as described in the Federal Reqister dated January 23, 1981. The mitiqationplanning goal for this Resource category is no net loss of in-kind habitat value.This goal, as well as the President's own no-net-loss policy for ~lands ingeneral, could best be met by avoiding any filling of this wetland type.

Wetlands are being destroyed at the rate of one-half million acres per year inthe United States. This has reduced the estimated 120 million acres of wetlandsexisting at the turn of the century to presently less than 60 million acres.This loss of wetlands, combined with other factors, has resulted in reducedpopulations of migratory speci.s. Waterfowl habitat has become incre..inglythreatened in recent years due to the advers. modification of wetland8 by .ither .draining or filling. Aa a result, the goverDIIIIUlts of canada and the UnitedStates have entered into an agr.-nt known a the North American waterfowlKanag_nt Plan (Plan) to impl...m: _ ..ures which will attempt to~ theseneqative trends. Recently, the corps of Engineers has endorsed ttuI Plan bysigning a IDIIIDOrandum of understandinq with the Service and has agreed to considerthe goals of this program with regard to reviewing Section 404 (Clean Water Act)pexmit applications for projects slated to take place in wet:lands.

You also requested our principal site concerns for the Flour Bluff area,therefore habitat considerations for this peninsula are sUlllll&rized in thisparagraph. Since information regarding values and losses of habitat types ispresented earlier in this letter, a bri.f list of our major are_ of interest isoutlined herein. All intertidal area along the Flour Bluff shorelJ.na are dueconsideration with regard to being jurisdictional wetlands needing corps Section10/404 pealits for alterations. Both the Oso Bay and La9UD& Madre shorelines ofthe Encinal Peninsula consist of either halophytic marsh and/or unvegetatedintertidal zon.. In particular, those intertidal areas of shoreline lackingvegetative cover should be investiga~ for potential use by piping plovers andreddish eqrets, a Federally-listed species aDd a candidate category 2 llpeCies,resPectively. Aa an exampl., these birds have been noted foraging on the LagunaMadre shoreline at the tentinus of Lola Johnson road. Many of the r8lDJUUltdepressional "potholes" in Flour Bluff also merit conservation .. importantwildlife habitat, and COrps dettu:llli.nation of wetland jurisdiction is prudent"prior to any planning and/or implementation of conversion of these are... SC11D8lacustrine habitats in Flour Bluff are valuable wildlife habitat, especially theRedhead Pond on Glenoak Driv.. Pl.... b. advised that this pond in now owned bythe Texas Parks and Wildlife Department and is considered a sanctuary. Finally,one major upland concern on the Encinal Peninsula is the live oak brushcommunity, a habitat mainstay for migratory and resident birds. Also ofsignificance are open maritime pocket gopher, a candidate category 2 species.Primary threats to the continue existence of this mannal are paved developmentsand domestic cats.

We appreciate the opportunity to provide input on fish and wildlife concerns tothe City of COrpus Christi. We especially would like to connend the Planning

7

Depar~men~ for their active role in soliciting assistance with identifyingimpor~an~ habitats in order to recognize these areas in the City's long-termdevelopment plans. The Service would like to offer assistance in any overallplanning efforts and also on a project site-specific basis. Any activitiesplanned by the City in areas adjacent to natural water bodies may be likely toimpact wetlands and the service will be glad to help with on-site identificationof wetlands. All final delineations of jurisdictional wetlands however, must beconducted by the Army Corps of Engineers.

If you have any questions or need further assistance, please contact Robyn CObbof this office at (512) 888-3346.

Sincerely,

THOMAS E. GRAHLActing Field Supervisor

Attachments

LITERATURE CITED

Brinson, M. M., B. L. Swift, R. C. Plan~ico, and J. S. Barclay. 1981. Riparianecosys~ems: Their ecology and s~atus. u.s. Dept. of Interior, Fish and WildlifeService, FWS/OBS-8ll7. 155 pp.

Chaney, A. H.Grande Valley.TX. 88 pp.

1981. A study of ~he bird use of the we~lands in the middle RioFinal Rep. 0.5. Fish Wildl. Serv., Ecol. Serv., corpus Christi,

COllins, K. D. 1987. The distribution, status and ecological value of inlandpothole wetlands associated with the live oak brush community in South Texas.0.5. Fish Wildl. Serv., Ecol. Serv., COrpus Christi, TX. 23 pp.

COwardin, L. M., V. carter, F. C. Gelet, and E. T. LaRoe.of wetlands and deepwater habitats of the United States.FWS/OBS-79/31. Washington D.C. 103 pp.

1979. Classification0.5. Fish Wildl. Servo

Publ. Inst. Mar. Sci.Gunter, G. 1945. Studies on marine fisheries of Texas.Oniv. Tex. 1(1):1-190.

Spiller, S. F., and J. D. French. 1986. The value and status of inland potholewetlands in the Lower Rio Grande Valley, Texas. 0.5. Fish Wildl. Serv., Ecol.Serv., Corpus Christi, TX. 18 pp.

.>

OP~AVINST 11010.36A1 1 APR 1983

TABLE 4. SUGGESTED LAND USE COMPATIBILITY IN ACCIDENT POTENTIAL ZONES

SLUCMNO.

101111.1111.1211.1311.2111.22

11. 3111.321213141516

2021

22

23

24

25

26

27

28

29

LAND USE

NAME

ResidentialHousehold unitsSingle units; detachedSingle units; semidetachedSingle units; attached rowTwo units; side-by-sideTwo units; one above theother

Apartments; walk upApartments: elevatorGroup quartersResidential hotelsMobile home parks or courtsTransient lodgingsOther residential

I ManufacturingFood & kindred products;

manufacturingTextile mill products;

manufacturingApparel and other finished

products made fromfabrics. leather. andsimilar materials;manufacturing

Lumber and wood products(except furniture);manufacturing

Furniture and fixtures;manufacturing

Paper & allied products;manufacturing

Printing. publishing. andallied industries

Chemicals and alliedproducts; manufacturing

Petroleum refining andrelated industries

I·ItII

19

CLEARZONE

NNNN

NNNNNNNN

N

N

N

N

N

N

N

N

N

APZ-l

NNNN

NNNNNNNN

N

y2

y2

y2

y2

N

N

APZ-2

y lNNN

NNNNNNNNl

y

y

y

y

y

N

Enclosure (l)

OPNAVINST 11010.36A1 1 APR 1988

TABLE 4. SUGGESTED LAND USE COMPATIBILITY IN ACCIDENT POTENTIAL ZONES

SLUCMNO.

3031

32

3334

35

39

40

41

42434445

46474849

505152

53

5455

56

57

58

59

IIIII

!!II

~t

LAND USE

NAME

Manufacturing (cont'd)Rubber and misc. plastic

products: manufacturingStone. clay and glass

products: manufacturingPrimary metal industriesFabricated metal products:

manufacturingProfessional. scientific.

and controlling instruments: photographic andoptical goods: watchesand clocks manufacturing

Miscellaneous manufacturing

Transportation. communi-and utilities

Railroad. rapid railtransit and streetrailway transportation

Motor vehicle transportationAircraft transportationMarine craft transportationHighway & street right-of-

wayAutomobile parkingCommunicationUti litiesOther transportation.

communication andutili ties

TradeWholesale tradeRetail trade - bUilding

materials. hardware andfarm equipment

Retail trade - generalmerchandise

Retail trade - foodRetail trade - automotive.

marine craft. aircraftand accessories

Retail trade - apparel andaccessories

Retail trade - furniture.home furnishings andequipment

Retail trade - eating anddrinking establishments

Other retail trade

CLEARZONE

N

N,-..N

NN

_ N

N

NN

N

N

N

N

N

APZ-l

Ny2

y4yy4y4

yy4y4y4

y2

APZ-2

yy

Y

yyyy

yyyy

y

y

Y

y2y2

Y

y2

Enclosure (1) 20

OP~AVIS~T 11nln.3~A

1 1 APR 1?S9

TABLE 4, SUGGeSTED LAND USc COMPATIBILI~Y IN ACCIDENT POTENTIAL ZONES

ur.ro USc I ,

SLUCM ICLEAR i APZ-l

IAPZ-2

I ZONE INO. NAME I ! !

60 i ServicesI I61 ; Finance. insurance and

! real estate services NI

N ! y662 I Personal services N N y6

I y7 y762.4 Cemeteries N ,

63 Business services I N I y8 y864 Repair services N I y2 y65 Professional services N N y665.1 Hospitals. nursing homes N N N65.1 Other medical facilities N N N

I

66 , Contract constructionservices N y6 Y

67I

Governmental services y6I N N68 Ecucational services N N N69 Miscellaneous services N N2 y2

,,

70 , Cultural. entertainmentI, and recreational71 I Cultural activities I

I I(including churches) N N I N2,

71.2 Nature exhibits N y2 y72 Public assembly N N N72.1 Auditoriums. concert halls N N N72.11 Outdoor music shells.

I,

amphitheaters N I N N,, I

72.2 I Outdoor sports arenas. I: ,, spectator sports i N i N i Ni

73 Amusements I N I N , y8I I

,74 Recreat~onal activities I I !

(incl. golf courses. i !I

II

riding stables. water I Iy8.9.10

,recreation) N I I Y

I

75 Resorts and group camps N N , N76 ! Parks N y8 I y879 Other cultural. entertain-

-

II ment and recreation N y9 y9

I80

IResource production and

Iextraction81 I Agriculture (except live-

I

Istock) Y Y y

81. 5) Livestock farming and81. 7)

ianimal breeding N Y Y

82 I Agricultural relatedI y5I activities N YI

83 I Forestry activities and! related services I

N5 y y84 I Fishi~g activities and:

N5 y5i related services y,85 I Mining activities and

y5I related services N y89 I

Other resource productionI and extraction N y5 y

'21 Enclosure (Ii

OPNAVINST 110lO.36A1 1 A.PR i9S8

l'UI'ES TO TABLE 4

1. Suggested maximum density 1-2 dwelling units per acre, possibly increasedunder a ?lanned Unit Development (PUD) where maximum lot coverage is less than20 percent.

2. Within each land use category, uses exist where further evaluation may beneeded due to the variation of aensities of people and structures. Forexample, where a small neighborhood retail store may be compatible in A?Z-II,a shopping center or strip shopping mall would be incompatible due to thedensity of development and concentration of people.

3. The placing of structures, buildings or above-ground utility lines in theclear zone is sUbject to severe restrictions. In a majority of the clearzones, these items are ptohibited. See NAVFAC P-80.3 (NOTAL) for specificguidance.

4. No passenger terminals and no major above-ground transmission :ines inAPZ-I.

5. Factors to be considered: labor intensity, structural coverage, ex?losivecharacteristics, air pollution.

6. Low-intensity office uses only. Meeting places, auditoriums, etc., notrecorrmended.

7. Excludes chapels.

8. Facilities must be low intensity.

9. Clubhouse not recommended.

10. Large classes not recommended.

Er.c~os~re (l)

22

flour bluff -...

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