I n t e g r a t e d C o m m u n i t y S u s t a i n a b i l i t y P l a n

A u g u s t 2 0 1 1

C o r p u s C h r i s t i

S u m m a r y D o c u m e n t

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Table of Contents 02

03

05

07

08

12

21

23

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29

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33

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39

41

43

45

Introduction

The Elements of a Community

Integrated Community Planning (ICP)

The Corpus ICP Process

Analysis & Assessment

General Recommendations

Destination Nodes

01 Downtown/Uptown

02 Annaville

03 Morgan Avenue/Baldwin Boulevard

04 Six Points

05 Bear Lane

06 Weber Road/Saratoga Boulevard

07 Old Sunrise Mall

08 Flour Bluff

09 The Island

Implementation

Acknowledgements

2

Introduction In April of 2010, after 8 months of baseline energy analysis,

goal setting, and coordination, the City of Corpus Christi

received $2.7M in direct allocation Energy Efficiency and

Conservation Block Grant (EECBG) funds from the Depart-

ment of Energy (DOE) as part of the American Recovery

and Reinvestment Act (Stimulus Package). The largest of

the nine projects funded by the EECBG grant was the cre-

ation of an Integrated Community Energy Efficiency/Sus-

tainability Plan and Implementation Program, which built

upon preliminary community sustainability visioning con-

ducted in the fall of 2009.

This integrated community sustainability planning effort

included consideration of community-wide issues as well

as site-specific opportunities for key locations around the

City. It yielded implementation recommendations on top-

ics from urban agriculture to bicycle trails (see General

Recommendations, pg. 12) in the form of bite-sized action

items that range from no-cost community-based activities

to major capital improvements to City infrastructure.

This undertaking combined community visioning and

planning with the code reform and policy change neces-

sary to realize those plans. In association with this project,

approximately a dozen land use and development codes

were drafted or revised in order to foster quality growth

and development.

intr

oduc

tion

Once fully adopted, these updated codes and ordinances

will set the stage for a Corpus Christi with more diverse

housing choices and safer neighborhoods that promote

wellness and community among residents. These codes

will enable us to build vibrant, compact neighborhood

and community centers that are more resource-efficient

and interesting enough to lure us out of our cars. These

codes, coupled with long-range planning underway in

partner agencies like the Corpus Christi Regional Trans-

portation Authority and Metropolitan Planning Organiza-

tion, highlight the path to more transportation options

and safer, more accessible streets that are designed for pe-

destrians and cyclists as well as automobiles. All of these

changes will influence the way in which we consume re-

sources to fuel (directly and indirectly) the activities of

our daily lives; in this way, all of these changes are funda-

mentally linked to energy efficiency.

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The Elements of a

Community

The project planning team, working closely with City staff

members from several departments, identified twelve

broad categories, or Elements, of a complete community;

these elements provide the framework for a comprehen-

sive, integrated community sustainability plan. These Ele-

ments range in scope and type from essential, quantifiable

municipal services such as Energy, Water, and Waste to is-

sues that pertain more to quality of life, such as Knowl-

edge and Culture.

Our communities emerge out of a pre-existing natural and

biological context, and we depend upon the natural en-

vironment for critical life-support resources and services,

including: energy, water, air, food (sustenance), and natu-

ral resources. In combination, these Elements provide es-

sential inputs for our survival. Our processing and use of

these natural inputs yields waste outputs—air pollution,

wastewater, organic waste and solid waste—the re-sourc-

ing and proper treatment of which is key to the sustain-

ability of a community. Thus, the first six Elements of a

community sustainability plan are those systems and ser-

vices essential to meeting basic human needs; services to

meet these needs are typically provided by a local munici-

pality or local utility.

As our communities mature beyond mere subsistence, we

begin to alter the pre-existing environment in order to

accommodate our needs for shelter, access, and security,

furthering the transition from a “natural” to a “built” envi-

ronment. Primary improvements include the construction

of buildings, modes of transporting goods and people by

means of mobility infrastructure, and public safety and

health institutions such as police, fire, and natural disaster

preparedness services.

Buildings and mobility infrastructure help form the foun-

dation for a system of trading goods and services, i.e. a

local economy.

With stability and security, community members find the

capacity to enhance personal well-being and growth by

providing amenities for knowledge and culture and pur-

suing opportunities for recreation. These Elements of the

social environment are the principal determinants of the

soul or character of a community.

The integration of all 12 of these Elements in one commu-

nity determines its community form, the unique physical

manifestation that is both a function of and a determinant

of the relationship between each of the basic Elements in

that community. In modern communities, land-use codes

and regulations describe the DNA of that community form.

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WasteFood

AirWater

EnergyNatural Resources

MobilityBuildings

Health/Safety/WellnessEconomy

Knowledge/Culture

SocialEnvironment Play

Learn

Work

Live

Sustain

EconomicEnvironment

BuiltEnvironment

NaturalEnvironment

Recreation

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Property's Longest Dimension Compared to Due North (0°)

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81° - 100° (Best for Solar Energy Production)

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< 60° or > 120° (On-site Solar Production Potential Should be Determined on a Case-by-case Basis)

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Elements of a Community

For each of the 12 Elements, the

planning team identified measur-

able characteristics that, when

considered together, reflect the

condition of that Element in the

community. Where possible, the

planning team mapped the data

acquired for each Element; maps

capturing key measures for the

Elements ENERGY and FOOD are

shown here. Larger, more interac-

tive versions of these maps as well

as maps for the other 10 Elements

are found on the Integrated Com-

munity Sustainability Plan website

(http://www.cctexas.com/sustain-

ability).

The Elements of a community, organized according to a hierarchy of basic needs, where

the fundamental building blocks of a community are at the bottom and the features

that enhance the quality of life in a mature community are at the top. The essential

Elements of any community are derived directly from the natural context out of which

the community emerges. The unique combination of these 12 Elements in a particular

location can be described as community form, which is influenced by land development

regulations.

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Integrated Community

Planning (ICP)

Communities are much more than the sum of their parts. They are dynamic organisms, complex systems whose compo-

nent elements are systems in their own right. It is only through holistic consideration of the systems within the system

that we are able to plan for the sustainable growth and re-development of our communities. This process necessitates

an interdisciplinary team of technical specialists who understand the ways in which changes in one community system

affect other systems within the whole.

waste

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knowledge/culture

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DESIGNTECHNICAL EXPERTISE

PLANNING

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Integrated Community Planning (ICP) for Sustainability is an exercise in strategic planning. What is strategic planning?

It is different than—arguably the converse of—long-range planning. Long-range planning begins with current status

and existing trends and determines a path to meet future growth and demand following business-as-usual projections,

often addressing only supply-side considerations. In contrast, strategic planning begins with a vision of the desired end

and works backward to identify the steps necessary to reach that end, even if they mean a change in the current course

or trends. In short, strategic planning is the process of:

1. Envisioning a desired future

2. Back-casting from that desired future to current (baseline) conditions

3. Determining the means to attain that future in a sequence of achievable steps.

If ICP is a mode of strategic planning, then it follows that in order to determine its future, a community must set its sights

on where it wants to be and, starting from where it is now, decide how and when it will get there. Thus, Integrated Com-

munity Planning is the process of:

1. Envisioning what kind of place you want your community to be

2. Assessing what kind of place it presently is

3. Developing and implementing a detailed, achievable plan to make it that place where people want to live,

work, play, and learn in the future.

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The Corpus ICP Process In the face of difficult economic times and diminished City

budgets, the availability of EECBG funds represented a rare

opportunity to conduct proactive planning. This integrat-

ed community planning process was, at its essence, about

defining key steps for protecting and enhancing the qual-

ity of life in Corpus Christi so that the City will continue to

be a fantastic place to live, work, play, and learn.

Among the principles guiding the work of the project

team, two were fundamental to all aspects of this proj-

ect. In developing the framework, recommended actions,

and concept-plans captured in this document, the project

team strove to produce a vision of a livable and sustain-

able Corpus Christi that is both inspiring and achievable

so as to empower community members from all walks of

life to take ownership and contribute. Secondly, the proj-

ect team took a data-driven approach to all aspects of this

work, from defining baseline existing conditions and tar-

gets to the process by which priority areas were identified

for concept planning.

With essential input from City department leads and the

Project Steering Committee, the project team identified

a set of high-priority metrics—indicators of the City con-

dition with respect to each of the twelve Elements of a

community—and collected data for each metric. Where

data for priority metrics were available, the team speci-

fied performance targets based on the baseline condition

in the City and on benchmark reference points in compa-

rable communities; where the team found critical gaps in

available data, they made recommendations as to how the

City might address them.

During the first meeting of the Steering Committee for

this project (December 8, 2010), there was unanimous rec-

ognition of the need and opportunity to identify locations

in Corpus Christi that have potential as community focal

points or demonstrations of Smart Growth development.

As a result of this input, the project team endeavored to

identify and plan (concept-level) key Destination Nodes

around the community. The concept plans for each Node

are intended to reflect the character of the neighborhood

in which it exists (i.e. be context sensitive), thereby creat-

ing an inviting attraction and unique place to be for both

residents and visitors to the City.

Rather than produce detailed master plans for each Node,

the project team sought to identify site-specific oppor-

tunities that might help guide future land use planning

and development decisions and will inspire collaborative

action on the part of the development community and

invested citizens. While the concept-level plans were de-

rived from site-specific opportunities at each Node, as-

pects of these concept plans are relevant and applicable

to other locations around the community where compa-

rable conditions and opportunities exist.

An interdisciplinary team spent a week in downtown Corpus Christi applying the Inte-

grated Community Planning framework to develop concept plans for 9 key locations—

Destination Nodes—within the City. The planning team identified site-specific opportu-

nities that might help guide future land use planning and development decisions with

the hope of inspiring collaborative action by the development community and invested

citizens.

8

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Analysis & Assessment IMeasuring the Elements

When applying the framework of the twelve Elements of

a complete community, the planning team must identify

measurable characteristics that, when considered togeth-

er, reflect the condition of a given element in the commu-

nity. For example, the Element WATER is divided into the

following six Measures:

1. Water Supply

2. Water Quality

3. Distribution Losses

4. Water Use

5. Wastewater

6. Energy Intensity

In order to assess the status and progress of each of these

measures in Corpus Christi, the planning team identified

Metrics—indicators of performance over time—for each

measure. Ideally, the data for each metric come from a

mix of local, state, and national sources in order to ensure

that the data are both locally relevant and comparable to

indices from other communities.

For each priority metric, the planning team analyzed data

from 2-3 recent years to establish a Baseline condition

for Corpus Christi. For example, the table of six WATER

Measures is presented below with associated Metrics and

Baselines.

The Element WATER is divided into 6 Measures; multiple Metrics—indicators of performance over time—were identified for each Measure. The Baseline values define the current condi-

tion of each metric; Baselines were established with data from a variety of sources. Realistic targets for improvement, or Benchmarks, were defined on the basis of data from communi-

ties that are comparable to Corpus Christi in geography, climate, and/or demographics.

* TCEQ = Texas Commission on Environmental Quality

MEASURE

1. Water Supply

2. Water Quality

3. Distribution Losses

4. Water Use

5. Wastewater

6. Energy Intensity

METRIC

1.1 Water supply reliability as a % of annual reservoir system storage

1.2 Total supplies as a % of future demand in 2020

2.1 Number of exceedances of TCEQ* drinking water quality standards per year

3.1 Water pipeline losses per year as % of total supply

3.2 Number of main pipeline breaks per mile of distribution

4.1 All uses (commercial,residential) except industrial (gal/person/day)

4.2 Residential use only (gal/person/day)

5.1 Reclaimed water use as % of total wastewater effluent

5.2 Peak wastewater treatment load as % of capacity

6.1 Electricity use of Water/WW system (kWh per million gallons)

66%

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BASELINE BENCHMARK

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The planning team compared Baselines for Corpus Christi

with data from cities that are comparable to Corpus Chris-

ti in geography, climate, and/or demographics in order to

establish Benchmarks. Benchmarks are reference points

used to set goals and Targets for each Metric.

For the example Element WATER, some national sources

indicate that by implementing off-the-shelf water conser-

vation measures, average residential water consumption

can be reduced to approximately 50 gallons per capita

per day (gcd). If the current Baseline for Corpus Christi

is 80 gcd, and the City wishes to implement an aggres-

sive water conservation policy, then incremental Targets

for improvement over defined periods of time can be set

based on the knowledge that reducing consumption to

50 gcd is technically feasible.

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ÆB Stormwater Outfall Locations

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Wastewater Lines

4 Towns/Cities

City Limits

This map depicts key measures for the element WATER, including water supply sources as well as City water, wastewater, and stormwater infrastructure.

10

Analysis & Assessment IIDestination Node Selection Methodology

The project team used Geographic Information System

(GIS) software—a sophisticated mapping and spatial anal-

ysis program—to prioritize candidate Destination Nodes

locations. In order to limit the geographic scope of the

analysis to those areas within the City’s jurisdiction, the

area included in the GIS analysis was limited to a two-mile

buffer outside the City limits.

At the onset of the process, certain areas within the City

boundary were excluded from the analysis if either natural

environmental characteristics (e.g. wetlands, floodplains)

or current/planned land use (e.g. cemeteries, airports,

land fills) represent an overwhelming constraint to re-de-

velopment.

The project team compiled a diverse suite of the City’s

GIS data; the data were then filtered by over 20 discrete

criteria in order to identify areas that are well-suited for

development or re-development as livable community

centers based on Smart Growth principles. These criteria

related to a range of key community characteristics, in-

cluding land use, development density, and proximity to

key features like parks and transit stations. Each criterion

was weighted on a scale of 1-5; no negative criteria (e.g.

proximity to major sources of pollution) were included in

this analysis.

anal

ysis

& a

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t

WEIGHTED VALUE

Quarter Mile of Arterial with Scenic Route

Quarter Mile of Bus Stops

Quarter Mile of Bus Route

Quarter Mile of Park and Ride

Quarter Mile of Hike/Bike Trail Existing

Quarter Mile of Bike Route/Path

Quarter Mile of Arterial

Quarter Mile of Light Rail

Quarter Mile of Hike/Bike Trail Proposed

Quarter Mile of Water Taxi

Urban Infill

Quarter Mile of Commercial

One Mile of College

Half Mile of Large Grocers

Quarter Mile of Industrial

Is Vacant

Quarter Mile of Fire/Police/Health

Quarter Mile of Civic

Quarter Mile of Recreation

Quarter Mile of Elementary School

Quarter Mile of Parks

Quarter Mile of High Density Residential

Quarter Mile of Coast

2

5

3

1

5

1

2

1

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2

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4

4

4

0

3

2

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3

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3

MEASURE

In order to identify locations with strong potential as key community centers, the planning

team filtered the City’s mapping data by the weighted criteria listed in the table above.

These criteria address a range of community characteristics related to overall quality of

life; those locations in the community that satisfied the greatest number of these criteria

were determined to be strong candidates for enhancement as Destination Nodes.

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Recognizing that the results of the quantitative analysis

would only be as good as the data that were available, the

project team also met with key City staff in the Develop-

ment Services Department in order to capture their intrin-

sic knowledge of the history, character, and future land

use potential of the community. The results of this qualita-

tive data collection effort were integrated with the results

of the quantitative GIS analysis to yield a list of potential

Destination Nodes.

Once candidate Nodes had been identified, the planning

team visited each location to ground-truth the results of

the analysis and to gather site-specific data. The team in-

tegrated these field data with information about poten-

tial constraints (e.g. imminent development proposals)

and professional judgment to prioritize the candidate lo-

cations. Candidate locations with strong potential to be

site-specific illustrations of key sustainability concepts

were designated as Destination Nodes; candidates loca-

tions that merit special consideration by land use plan-

ning and development professionals on the basis of the

analyses but for which planning and/or redevelopment

would be constrained were designated as Special Inter-

est Areas. In the face of limited resources, Special Interest

Areas were not given detailed treatment by the project

team.

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City Limits

Special Interest Area

Nodes

The colored graphics above depict the range of

scores that resulted when the City’s mapping data

were filtered by the weighted livability criteria listed

on the previous page. Areas of dark blue color are

locations that satisfy the greatest number of cri-

teria and were thus determined to be good candi-

dates for enhancement as Destination Nodes. Once

candidate Nodes had been identified, the planning

team visited each site to ground-truth the analysis;

the map to the left depicts the final prioritization of

Destination Nodes and secondary Special Interest

Areas.

12

In addition to the place-based recommendations that

were derived from the concept-level planning of the Des-

tination Nodes, the interdisciplinary planning team also

defined a wide range of objectives and strategies relat-

ing to a various aspects of the broader community con-

dition. These general recommendations transcend the

site-specific planning of the Destination Nodes and apply

to the community as a whole. For each of the objectives

listed in the table below, the planning team developed

Expedite implementation of Integrated Community Energy Efficiency and Sustainability Program

Promote traditional neighborhood development ( TND)

Promote the construction of healthier, less resource-intensive, buildings

Initiate long-range regional climate adaptation/sea level rise response and greenhouse gas management planning

Support, enhance, and further develop the local food production and distribution system

Enhance data collection to facilitate goal setting and assessment

Promote City-wide bike connectivity

Increase operational efficiency of the City ’s water and wastewater systems

Enhance monitoring and reporting of key economic per formance indicators

Promote nature-based tourism

Enhance the environment for economic development

General Recommendations I

OBJECTIVES

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multiple strategies, each of which constitutes a discrete

action item. All of the team’s general recommendations,

data collection recommendations, and recommendations

for implementing the concept plans developed for each

of the Destination Nodes are captured in a Master Imple-

mentation Matrix that is intended to serve as a step-wise

recipe for implementation. A searchable form of this Ma-

trix is available on the Integrated Community Sustainabil-

ity Plan website: http://www.cctexas.com/sustainability .

In addition to place-based recommendations for individual Destination Nodes, the planning team also defined a range of objectives and strategies relating to the broader community

condition. For each of the objectives listed in the table above, the planning team recommended a number of discrete action items, all of which are captured in a Master Implementa-

tion Matrix that is intended to serve a stepwise guide for City decision makers. A searchable form of this Matrix is available on the Integrated Community Sustainability Plan website:

http://www.cctexas.com/sustainability .

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Examples of livable community features from around the globe

14

General Recommendations IIComprehensive Climate Adaptation and

Greenhouse Gas Management Planning

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Coastal areas such as Corpus Christi are extremely vulner-

able to the impacts of climate change, particularly sea lev-

el rise and an increased intensity and frequency of tropi-

cal storms. These impacts have profound implications for

public health and safety as well as for the local economy,

as they can damage essential infrastructure, claim person-

al and public property, displace families and businesses,

and threaten the viability of key industries, some of which

are of national or international importance.

As carbon dioxide (CO2), methane (CH

4), and other green-

house gasses (GHGs) accumulate in our atmosphere, they

trap solar energy that is reflected off of the earth’s surface,

thus warming the atmosphere. Among other changes,

this warming accelerates the melting of global ice stores,

such as mountain glaciers and the Polar ice sheets, which

flow into the ocean, raising sea level.

While the concentration of atmospheric greenhouse gas-

ses and sea level have naturally fluctuated over earth’s his-

tory, the rate of change over the centuries since the Indus-

trial Revolution is unprecedented. The International Panel

on Climate Change (IPCC) estimates that global sea level

rise of between 1.5 and 6.5 feet is possible by the end of

the century. Sea level around Corpus Christi is projected

to rise by about 2.5 feet by 2080.

The development of a comprehensive climate adaptation

plan would help the City plan for potential climate impacts

by identifying preparedness goals and actions to reduce

risk and increase resiliency. Public officials and commu-

nity leaders have a critical opportunity to start preparing

for the impacts of climate change, even while striving to

reduce the GHG emissions that contribute to the problem.

CO2

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The major steps in developing a Climate

Adaptation Plan include:

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Area that would be permanently under water

Area that would be permanently under water

Area that would be inundated at the annual high tide (assumed 2.5 ft)

Area that would be inundated at the annual high tide (assumed 2.5 ft)

City Limits

0 2.5 5Miles µ

Gulf of Mexico

Corpus Christi Bay

with a 0.59 m (1.94 ft) sea level rise over the next century (high range)

(Intergovernmental Pane on Climate ChangeFourth Assessment Report: Climate Change 2007)

with a 0.26 m (0.85 ft) sea level rise over the next century (low range)

(Intergovernmental Pane on Climate ChangeFourth Assessment Report: Climate Change 2007)

with a 0.26 m (0.85 ft) sea level rise (low range) over the next century

(Intergovernmental Pane on Climate ChangeFourth Assessment Report: Climate Change 2007)

with a 0.59 m (1.94 ft) sea level rise (high range) over the next century

(Intergovernmental Pane on Climate ChangeFourth Assessment Report: Climate Change 2007)

Gathering and reviewing climate data and

assessing projected regional impacts

Assembling a climate preparedness team

of technical experts and regional decision

makers

Assessing the risks to and resiliency of key

community elements

Setting preparedness goals and developing

a plan to achieve them, including defining

intermediary objectives, metrics of success,

and priority preparedness actions

Devoting sufficient resources to

implementation of the plan

Measuring progress regularly by tracking

key metrics and updating the plan on an

iterative basis

Two of the numerous changes associated with a warming global cli-

mate are rising sea level and an increase in the number and sever-

ity of hurricanes and other major storm events, both of which have

dramatic implications for flat, low-lying coastal communities such as

Corpus Christi. The table above outlines the key steps in developing a

climate adaptation plan, which would help the City plan for these and

other potential impacts by defining goals and actions to reduce risk

and increase resiliency.

This map illustrates what portion of coastal lands would be intermittently or permanently submerged under various sea level rise scenarios.

16

The renderings on this page depict fa-

miliar locations around Corpus Christi

as they would be affected at various

tidal stages under the upper range of

predicted sea level rise over the next

century (Intergovernmental Panel on

Climate Change, 2007).

Existing Conditions Typical Conditions with 1.94 ft. Sea Level Rise Annual High Tide Conditions with 1.94 ft. Sea Level Rise

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General Recommendations IIIMobility Planning

Strategies to enhance the efficiency with which people

and goods move within a community are critical to ad-

dressing long-term environmental, social, and economic

goals. Sustainable mobility solutions provide context-

sensitive, multimodal transportation choices that support

economic growth and social equity while protecting natu-

ral resources and promoting public health and safety.

Several opportunities exist for implementing a transit circulator in downtown Corpus

Christi. The map above shows potential alignments based on current and planned

downtown development, areas of activity, and opportunities identified in the concept

plans for Downtown as presented in other sections of this Integrated Community Sus-

tainability Plan.

The map to the left depicts existing and potential hike/bike trails and on-street bicycle

connections with a focus on connections between the Saratoga Boulevard/Weber Road

and Flour Bluff Destination Nodes and between the Flour Bluff and Six Points Destina-

tion Nodes. The potential facilities shown do not represent all possibilities; rather, they

are limited to locations or connections considered to have particular promise based on a

preliminary analysis of maps and aerial imagery as well as field observations.

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Legend

Off-Road Recreational Opportunity!(

Existing Hike/Bike Trail

Potential On-Street Bicycle Connection

(Bike Lanes or Bike Route)

Potential Hike/Bike Trail Opportunity

Node Boundaries

Existing Bike Lanes

O0 0.7 1.4 2.1

Miles!F

Priority Hike/Bike Trail Opportunity

18

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A community can make significant progress toward achieving these objectives by designing and building Complete

Streets—streets that accommodate the needs of all users no matter their age or ability, and allow for choice in mode of

travel. Using key roadways and corridors associated with the Destination Nodes as examples, the planning team made

specific recommendations as to how various complete street concepts might be applied, including:

Hike/Bike TrailsHike and bike trails provide transportation alternatives and recreational opportunities and promote public health and wellness. As such, the planning team identified potential routes and facilities for non-motorized connections between key community locations. Connec-tions include on-street bike lanes as well as existing natural land features, utility corridors, and other open space that might become part of a trail network.

Downtown Transit CirculatorIn order to promote economic growth and social equity through transportation alternatives, the planning team developed preliminary concept plans for a downtown transit circulator. Such a system would be a key step in creating a vibrant downtown district because it would provide connections to key destinations and enhance walkability.

Road DietsThe road diet concept involves removing unneeded travel lanes from target roadways and rededicating the space for other travel modes or uses, such as on-street bike lanes or parking. Road diet projects promote public health and safety by reducing vehicle speeds and cre-ating a safer environment for pedestrians and bicyclists, all while making traffic operations more efficient. As part of this planning effort, the planning team identified candidate roadway segments for road diets and suggested key steps for implementation.

Bike/Pedestrian Treatments at IntersectionsBusy intersections and midblock crossing locations are often intimidating places for bicyclists and pedestrians. As such, in the inter-est of enhancing walkability and promoting overall community livability, the planning team provided a range of design alternatives, or treatments, to create safer, more compact crossing locations. These model treatments could apply to a number of locations around the community.

RoundaboutsModern roundabouts can significantly improve traffic flow and safety at intersections. Because they reduce speeds while keeping traffic moving, roundabouts help meet environmental quality as well as livability objectives because they reduce fuel consumption and emis-sions. Roundabouts also serve as landmark features, thus creating a strong sense of place, and they are very friendly for pedestrians and cyclists because they provide refuge areas and encourage slow speeds. Using one of the Destination Nodes as a case example, the plan-ning team provided design considerations and outline key steps for retrofit roundabout installation.

The Ayers Street corridor between Ocean Drive and Port Avenue is a strong candidate

roadway for a road diet project. This roadway section could be converted to three lanes,

three lanes (one travel lane in each direction plus two-way center left turn lane) and

bike lanes.

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The greater Corpus Christi regional economy has rebound-

ed faster than many areas of the country from the global

recession of 2008-2010. Notable growth opportunities in-

clude oil and gas development in the nearby Eagle Ford

Shale, record-setting Chinese foreign investment (Tianjin

Pipe Corporation) in nearby Gregory, and the redevelop-

ment of Naval Station Ingleside. In addition, the Port of

Corpus Christi continues to handle huge volumes of bulk

cargo, ranking 5th largest in the U.S. in 2009 with over 68

million tons of trade.

The City’s formal economic development department ac-

tivities are largely integrated into the Corpus Christi Re-

gional Economic Development Corporation. While this

arrangement capitalizes on the power of regional econo-

mies and makes the most of limited financial resources,

effective prioritization of local and regional needs hinges

on the development of a cohesive, regional economic de-

velopment strategy.

General Recommendations IVEconomic Development

The project team defined the following guiding principals for the City of Corpus Christi and its partners in crafting a

Regional Economic Development Strategy:

Establish a unified vision of a vibrant regional economy

Define clear, quantifiable short-, mid-, and long-term objectives that are steps toward achieving regional economic goals

Identify reliable metrics of progress and success; where metrics do not yet exist, initiate the data collection and analysis neces-

sary to create them

Focus on actionable and implementable strategies

Optimize opportunities in traditional industries (manufacturing, oil and gas, port and trade)

Seek significant private sector involvement, input, and guidance

Recognize the regional importance of an economically vibrant Downtown Corpus Christi

Consider—and protect—those local assets (e.g. healthy natural waterways) that are the keys to residents’ high quality of life

Growth of the professional/technical and financial service sectors

Transition of the existing, robust energy sector to a technology-based, clean energy economy

Creation of a vibrant, mixed-use downtown as a core engine for economic and tourist activity by:

- Improving zoning/building codes (under development) that incentivize or subsidize in fill and redevelopment,

encourage building rehabilitation, and reduce vacancy rates

- Expanding transit and mobility options to spur compact, efficient pedestrian-oriented development

- Cultivating cultural, social, artistic, and recreational opportunities

Support for small businesses and DIY entrepreneurial activity through the Texas A&M University Corpus Christi Business Inno-

vation Center and similar assets

Targeted use of existing Tax Increment Financing (TIF) policy to implement green infrastructure projects and to encourage

private development

Collaborative, subsidized training of the local work force to fulfill specialized, technical positions in target growth sectors (e.g.

renewable energy production, health care, engineering)

Promotion of nature-based recreation and tourism to capitalize on unique coastal and environmental amenities

The project team also identified a number of key regional economic opportunities:

20

gene

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This map depicts key measures for the Ele-

ment ECONOMY, including the location and

relative size of key employment centers as well

the projected distribution of jobs relative to

population density for the year 2035. Areas

in which there are a high number of individu-

als per job—depicted as a high concentration

of green dots—are predominantly residential

and/or have a high population density rela-

tive to the number of employment opportuni-

ties. Conversely, areas shown to have a rela-

tively low number of individuals per job are

commercial or trade centers and/or have low

population density, suggesting a high number

of daily trips into the area; such areas may be

good candidates for enhanced transit service.

Those areas shown to have a moderate num-

ber of individuals per job may be more likely to

include a mix of land uses, such as commercial

or retail opportunities and residential areas

within a close proximity; these locations may

have the strongest potential for development

as compact, walkable, and efficient commu-

nity centers.

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Destination Nodes 23

25

27

29

31

33

35

39

41

01 Downtown/Uptown

02 Annaville

03 Morgan Avenue/Baldwin Boulevard

04 Six Points

05 Bear Lane

06 Weber Road/Saratoga Boulevard

07 Old Sunrise Mall

08 Flour Bluff

09 The Island

The 9 Destination Nodes for which concept plans are presented in

this section of the document were identified by the project team

(see Analysis and Assessment II section, pg. 10) as potential com-

munity focal points or demonstrations of Smart Growth develop-

ment. The concept plans for each Node are intended to reflect the

character of the neighborhood in which it exists, thereby creating

an inviting attraction and unique place to be for both residents

and visitors to the City.

Rather than produce detailed master plans for each Node, the

project team sought to identify site-specific opportunities that

might help guide future land use planning and development de-

cisions and will inspire collaborative action on the part of the de-

velopment community and invested citizens.

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0405

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07

08

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Node

01Downtown/Uptown

The primary access to the urban core of Corpus Christi’s down-

town is the IH 37/US 181 corridor, which, in its current form, bi-

sects adjacent neighborhoods and creates a barrier between the

main sections of the downtown district. The proposed realign-

ment of this corridor as part of the planned replacement of the

Harbor Bridge would create an opportunity to establish a new

green gateway into the City that builds upon the vision of the

Downtown Vision Plan (2008), the Bayfront Master Plan (2007)

and the Destination Bayfront proposal (2010) to yield a cohesive,

vibrant, 24-hour mixed use urban center that is both defined by

and inextricably connected to the waterfront.

01 Corpus Christi

Elementary

School Central

Library

City Hall

City Hall Cathedral

Uptown

Commercial

Commercial mix with

Signle Family

Commercial mix

with

Signle Family

Park

Park

Downtown

Commercial

Mixed-Use

Police

Station

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Transit

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Signle Family

Heritage

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Fire

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Port of

CCChamber

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Science

Whataburger

Field

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Bayfront

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37

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Leopard Street

Existing conditions in the Downtown/Uptown Destination Node. The IH 37/US 181 corridor, in its current form, bisects neighborhoods and creates a barrier between the main sections

of the downtown district. Likewise, the natural topography of the Bluff creates a physical barrier between Downtown and Uptown that is reinforced by the division of land uses (com-

mercial and attractions are concentrated Downtown while civic and government facilities are largely found Uptown). There is an opportunity to enhance connections across both of

these barriers.

24

1/4 mile = 5 minute walk

1/4 mile = 5 minute walk

1/4 mile = 5 minute walk

Parking

Structure

Mixed-Use

Opportunity

New Green

Downtown Gateway

Re-

alig

ned

US

Ro

ute

181

Uptown

Transit Hub

Industrial Canal

Corpus Christi Bay

Str

en

gth

en

Sta

ple

s S

tre

et

Strengthen

Leopard Street

Mixed-Use

Residential

Opportunity

Mixed-Use

Residential

Opportunity

Mixed-Use

Residential

OpportunityGreen Comanche Street

En

ha

nce

Gre

en

Bu

"

S.E.A. Town

Expansion

Parking

Structure

Institutional

Opportunity

High Density

Residential

Opportunity

Str

ee

tca

r O

pp

ort

un

ity

Streetcar Opportunity

Str

ee

tca

r O

pp

ort

un

ity

Streetcar Opportunity

DowntDownt

1/4 mil1/4 mil1/4 mil1/4 mil

UptowUptown1/4 mil

UptowUptown

TransTransTransTransTransTransTransit Huit Huit Huit Huit Huit Huit Huit Huit Huit Huit Hu

nod

es

The concept plan for the Downtown/Uptown Destination Node builds upon the proposed realignment of

IH37/US 181 corridor as part of the planned replacement of the Harbor Bridge to create an opportunity to

establish a new green gateway in the City. This realignment would streamline highway traffic, reconnect

historic neighborhoods that are currently isolated to the west of the highway corridor, and allow for a more

cohesive connection between the active portions of the downtown district.

Each of the white circles superimposed on the map has a ¼ mile radius, a standard description of an urban

neighborhood that indicates a 5-minute walk. As illustrated by the circles, downtown Corpus Christi covers

a very large area and, as such, lends itself to the emergence of distinct neighborhoods. As proposed, each

would have a diverse mix of uses, including residential and commercial, and all of them would be unambigu-

ously urban, but they would likely differ in primary emphasis and neighborhood character. Multi-modal mo-

bility systems (see the General Recommendations III, pg. 17) and open spaces will link these neighborhoods

together and enhance the overall cohesion of the Downtown district.

25

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Node

02Annaville

02

Corpus Christi

1/4 mile = 5 minute walk

Leopard St

Mixed-Use Service/Employment

In"ll & Redevelopment Opportunity Area

Gateway

Opprtunity

Gateway

Opprtunity

Residential

Development

Opportunity

Residential

Redevelopment

Opportunity

Residential

Redevelopment

Opportunity

Potential Park/

Community Garden

Potential Park/

Community GardenIncremental

Neighborhood

In"ll & Completion

Opportunities

Neighborhood

In"ll & Completion

Opportunities

Residential

Development

Opportunity

Commercial

Development

Opportunity

Civic

Development

Opportunity

Residential

Development

Opportunity

Residential

Development

Opportunity

Residential

Development

Opportunity

Residential

Development

Opportunity

Employment

Development

Opportunity

Employment

Development

Opportunity

Employment

Development

Opportunity

Connectivity

Improvements

Connectivity

Improvements

Connectivity

Improvements

Connectivity

Improvements

Leopard St

Mixed-Use Service/Employment

In"ll & Redevelopment Opportunity Area

Gateway

Opprtunity

Connectivity

Improvements

Connectivity

Improvements

Connectivity

Improvements

Connectivity

Improvements

Gateway

Opprtunity

Residential

Development

Opportunity

Residential

Redevelopment

Opportunity

Residential

Redevelopment

Opportunity

Potential Park/

Community Garden

Potential Park/

Community GardenIncremental

Neighborhood

In"ll & Completion

Opportunities

Neighborhood

In"ll & Completion

Opportunities

Residential

Development

Opportunity

Commercial

Development

Opportunity

Civic

Development

Opportunity

Residential

Development

Opportunity

Residential

Development

Opportunity

Residential

Development

Opportunity

Residential

Development

Opportunity

Employment

Development

Opportunity

Employment

Development

Opportunity

Employment

Development

Opportunity

While only a few minutes drive from downtown Corpus Christi,

the Annaville neighborhood is a quiet riverside district with a dis-

tinct rural character. The Leopard Street corridor and accessory

areas between McKinzie Road and Violet Road includes stable

neighborhoods, a commercial corridor, schools, parks, civic insti-

tutions, and other building blocks of a rural satellite destination.

Median household income and residential density are typical of

the City averages. The concept plan for this Destination Node

pays homage to the slower down-by-the-river pace of life and the

ranch-inspired character of this community to create a destina-

tion that offers a flavor of the South Texas experience that can’t

be found in Corpus Christi proper.

Leopard Street is the geographic and functional center of the Annaville Destination Node, but it is not currently operating as such. The stretch of Leopard Street from McKinzie Road to

Violet Road could be re-defined as a “Main Street” that enhances community character and helps define a sense of place. Re-development opportunities in the Annaville could build

on the existing ranch-inspired character of the community to create a pedestrian-oriented destination that offers a flavor of the South Texas experience that can’t be found in Corpus

Christi proper.

26

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These graphics illustrate the phased concept plan for potential infill development along

Leopard Street within the Annaville Destination Node. Existing buildings are depicted

in orange while potential infill development is shown in white. As illustrated here, the

existing one- and two-story scale along Leopard Street would be preserved even as the

intensity of development along this corridor increases. Buildings would be brought

closer to the street to enhance the pedestrian- and bike-accessibility; parking might be

moved to the rear of the buildings and treated as a district-wide amenity to be shared

by adjacent users. Enhanced streetscape and landscape elements would further define

Leopard Street as the social, cultural, and economic center of the Annaville community.

27

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Node

03Morgan Avenue/Baldwin Boulevard

1/4 mile = 5 minute walk

Potential

Community

Garden

Connectivity

Improvements

Connectivity

Improvements

1/4 mile1/4 mile1/4 mile1/4 mile

PotenPotenPotenPotenPotenPotenPotenPotenPoten

CommuCommuCommuCommuCommuCommuCommuCommuCommu

GardeGarde

ConneConneConnectiviConneConneConneConneConneConneConneConnectivictiviConne

= 5 min = 5 min = 5 min = 5 minute walk

ute walk = 5 min = 5 min = 5 min

ctivitytyctivityctivitytytytytytytytytytytytyctivictivitytytyctivitytytytytytytyctivityctivityctivitytytyctivictivictivictivictivitytytytytyctiviConneConneConneConneConneConneConne

1/4 mile1/4 mile1/4 mile1/4 mile1/4 mile

Connectivity

Improvements

Connectivity

Improvements

Potential

Community

Garden

Baldwin Blvd.

Mixed-Use Service/Employment

In"ll & Redevelopment

Opportunity Area

Baldwin Blvd.

Mixed-Use Service/Employment

In"ll & Redevelopment

Opportunity Area

03Corpus Christi

The intersection of Morgan Avenue and Baldwin Boulevard is a

central, albeit underdeveloped, hub amidst the rich cultural fab-

ric of Corpus Christi’s Westside. The orientation of the major thor-

oughfares creates unique spatial opportunity for civic activities

and community functions. Median household income in this Des-

tination Node is lower that the City average; however, the Node

includes two elementary schools, a state school, and adult learn-

ing center, and a senior center. The concept plan for this Node

reinforces the character of the neighborhood and celebrates its

cultural identity. Grassroots, community-based programs and

opportunities are emphasized to achieve behavioral transforma-

tion and foster investment and cohesion among residents.

The concept plan for the Morgan Avenue and Baldwin Boulevard intersection empha-

sizes infill development and community-based opportunities to build upon the Node’s

distinct cultural identity and foster investment and cohesion among residents. Morgan

Avenue and Baldwin Boulevard are both diagonals that cut across the rectilinear grain

of the neighborhood street; the intersection is a truly unique and important location

within this Node.

At present, both streets are excessively wide given the volumes of traffic that they sup-

port, and this width results in vehicle speeds and an overall feel that is an obstacle to pe-

destrian activity. Key first steps in effecting a positive transition in this Node is calming

of the traffic along both streets and highlighting the special nature of the point at which

they intersect. Installation of a roundabout at this intersection would accomplish both.

28

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es

These graphics illustrates the phased concept plan for potential

infill development at the intersection of Morgan Avenue and Bald-

win Boulevard. Existing buildings are depicted in orange while

potential infill development is shown in white. The installation of

a roundabout at this intersection would improve traffic flow and

safety and would serve as a landmark feature. This feature would

enhance the sense of place and cultural identity within the Node

by helping to create common open space for community activities.

Once the roundabout and associated street improvements are in

place, the creation of design guidelines would help shape that the

character of the surrounding infill development. In particular,

moving new structures closer to the street would help to create a

coherent, continuous street-face and further enhance the pedes-

trian experience. Relocating parking behind structures and imple-

menting a shared, district approach rather than a lot-by-lot ap-

proach would encourage walkable connections within the Node.

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Node

04Six Points 04

Corpus Christi

1/4 mile = 5 minute walk

Commercial

Development

Opportunity

Transit

Hub

TOD

TOD

Mixed-Use

Development

Opportunity

Mixed-Use

Development

Opportunity

Mixed-Use

Development

Opportunity

Enhance Ped/Bike

connection on Ayers Street

Hopsital Expandsion

Opportunity

Aye

rs S

tree

t

Sta

ple

s S

tre

et

Alam

eda Street

Sta

ple

s S

tre

et

Baldwin Street

1/4 mile 1/4 mile 1/4 mile

t

The Ayers Street corridor between the East Campus of Del Mar

College and Shoreline Ocean Drive is anchored by two key em-

ployment centers and already includes a transit hub and multiple

commercial enclaves. The concept plan for this Destination Node

capitalizes on the presence of these two people-generators (Del

Mar East and Christus Spohn Hospital Complex) and promotes

their continued growth by expanding the commercial services,

mobility options, and housing available along the corridor.

This map highlights the opportunities to expand commercial services, mobility modes,

and housing options along the Ayers Street corridor between the East Campus of Del

Mar College and Ocean Drive. It also illustrates the unique role of the Six Points node as

a link between the commercial activity along Ayers Street near the Del Mar campus and

the Bayfront and nearby residential neighborhoods.

30

nod

esThe image to the left displays the current conditions along the Ayres Street corridor. Large buildings are set back from the street and

surrounded by surface parking, undermining any sense of continuity and connectivity. The image to the right illustrates the phased con-

cept plan for potential infill development along the Ayers Street corridor between the East Campus of Del Mar College and Ocean Drive.

Existing buildings are depicted in orange while potential infill development is shown in white. This plan highlights the opportunity to

reinforce the original block structure of the neighborhood by incorporating a range of residential, retail, and commercial uses into a

coherent street frontage. The relatively small scale of each building supports the notion of incremental neighborhood redevelopment

by a range of development enterprises.

31

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Node

05Bear Lane

05

Corpus Christi

Bear Lane

Mixed-Use

Service/Employment

In"ll & Redevelopment

Opportunity Area

Gateway

OpportunityGateway

Opportunity

Residential

Development

Opportunity Residential

Development

Opportunity

Residential

Development

Opportunity

Employment

Development

Opportunity

Employment

Development

Opportunity

Employment

Development

Opportunity

Bear Lane

Mixed-Use

Service/Employment

In"ll & Redevelopment

Opportunity Area

Gateway

OpportunityGateway

Opportunity

Mixed

Employment/

Multifamily

Development

Opportunity

Mixed

Employment/

Multifamily

Development

Opportunity

Mixed

Employment/

Multifamily

Development

Opportunity

Mixed

Employment/

Multifamily

Development

Opportunity

Mixed

Employment/

Multifamily

Development

Opportunity

Mixed

Employment/

Multifamily

Development

Opportunity

Mixed

Employment/

Multifamily

Development

Opportunity

Mixed

Employment/

Multifamily

Development

Opportunity

Residential

Development

Opportunity Residential

Development

Opportunity

Residential

Development

Opportunity

Employment

Development

Opportunity

Employment

Development

Opportunity

Employment

Development

Opportunity

1/4 m

ile =

5 m

inute

walk

The quadrant on the north side of South Padre Island Drive (SPID)

between Bear Lane and Old Brownsville Road is home to one of

the largest employers in Corpus Christi (First Data), yet the sur-

rounding land is almost entirely undeveloped and there are cur-

rently no basic services or amenities available to the thousands of

employees who commute to this location daily. This Destination

Node is characterized by below-average median household in-

come and low residential density. The concept plan for this node

focuses on fostering infill development that capitalizes on the ac-

cessibility of the site and the existing people generator to create

a thriving data-sector employment hub.

This map highlights the strategic location of the Bear Lane Destination Node, which is

positioned between Downtown and the population centers on the south side of the City

and provides easy access to the SH 358 as well as relative proximity to the airport. The

vacant land around the existing employment centers within this Node provides a range

of infill development opportunities that could help establish a thriving data-sector em-

ployment hub, wherein a range of amenities are within walking distance for the high

density of employees.

32

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es

These graphics illustrates the phased concept plan for potential infill development

within the Bear Lane Destination Node. Existing buildings are depicted in orange while

potential infill development is shown in white. Potential infill uses include additional

commercial office, regional and support retail, hospitality and civic uses, and a range

of residential options.

33

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Node

06Weber Road/Saratoga Boulevard

06

Corpus Christi

1/4 m

ile =

5 m

inute

walk

Regional P

ed/Bike

Opportuniti

es

Regional P

ed/Bike

Opportuniti

es

Pocket

Park

Pocket

Park

Community

Green Space

Opportunity

Community

Green Space

Opportunity

Regional Park/

Multi-Use Recreation

Space

Regional Park/

Multi-Use Recreation

Space

Neighborhood

Serving Retail

Neighborhood

Serving Retail

Ped/Bike Connection

OpportunityPed/Bike Connection

Opportunity

Ped/Bike Connection

OpportunityPed/Bike Connection

Opportunity

Ped/Bike Connection

OpportunityPed/Bike Connection

Opportunity

High-Density

Residential

High-Density

Residential

Low-Density

Residential

Low-Density

Residential

Employment

Opportunity

Employment

Opportunity

Reg

ion

al P

ed/B

ike

Op

po

rtu

nit

ies

Reg

ion

al P

ed/B

ike

Op

po

rtu

nit

ies

Regional Ped/Bike

Opportunities

Regional Ped/Bike

Opportunities

Reg

ion

al P

ed/B

ike

Op

po

rtu

nit

ies

Reg

ion

al P

ed/B

ike

Op

po

rtu

nit

ies

The intersection of Saratoga Boulevard and Weber Road is rep-

resentative of many of the major intersections along Southside

corridors, wherein strip commercial centers are surrounded by,

but not connected to, residential development. The concept plan

for this Destination Node aims not to replace the auto-oriented/

suburban lifestyle but rather to enhance transportation options

by fostering pedestrian and bicycle connections within the dis-

crete quadrants of the Node. Additional outdoor gathering and

recreation spaces are intended to promote neighborhood cohe-

sion and overall wellness among residents.

The map above highlights the current conditions at the intersection of Saratoga Bou-

levard and Weber Road. This intersection typifies suburban fringe and ex-urban condi-

tions, where a concentration of auto-dependent development is surrounded by vacant

land and/or agricultural uses that represent opportunities for future development. The

realization of these development opportunities can help bring cohesion to the existing

development to create a coherent, pedestrian-oriented mixed-use center. As illustrated in

this map, existing stromwater and utility easements near the Saratoga Boulevard/Weber

Road intersection provide opportunities for off-road hike and bike trail development to

enhance non-vehicular connections and recreation access.

34

1/4

mile

= 5

min

ute

walk

1/4

mile

= 5

min

ute

walk

nod

es

This graphic depicts the potential for a co-

herent development pattern based on the

notion of three linked neighborhoods orga-

nized around a ¼ mile radius, which corre-

lates to a five-minute walk and is the func-

tional unit for a walkable neighborhood. As

drawn, each of the three distinct neighbor-

hoods is defined by a civic open space at the

center. The outer neighborhoods also in-

clude neighborhood-supporting retail and

restaurant uses, which are woven around

current structures and land uses and are

enhanced by their proximity to the regional

arterial system ( Weber Road and Kostoryz

Road, respectively). Retail and restaurant

uses are shown in red, single-family residen-

tial in yellow, and slightly higher-density

residential options in orange.

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Node

07Old Sunrise Mall

07

Corpus Christi

1/4 mile =

5 min

ute w

alk

Connectivity

Improvements

Connectivity

Improvements

Solar Orientation

Connectivity

Improvements

Connectivity

Improvements

Neighborhood

In"ll & Completion

Opportunities

Neighborhood

In"ll & Completion

Opportunities

Residential

Development

Opportunity

Residential

Development

Opportunity

Solar Orientation

Wind Energy

Opportunities

Wind Energy

Opportunities

Central Multi-Use

Green Space

Central Multi-Use

Green Space

Mixed-Use Redevelopment

Opportunity

Mixed-Use Redevelopment

Opportunity

Bus/Bike/Ped

Connectivity

Improvements

Bus/Bike/Ped

Connectivity

Improvements

G r e e n S p i n e

G r e e n S p i n e

Southside

Transit Station

Southside

Transit Station

ergyergyergy

Opportu

Wind EnWind EnWind EnWind EnergyergyergyergyWind EnWind EnergyergyWind EnWind EnWind EnWind EnWind EnWind EnWind EnWind EnWind EnWind EnWind Energyergyergyergyergyergyergyergyergyergy

OpportunitiesOpportunitiesOpportunitiesOpportuOpportuOpportuOpportuOpportuOpportuOpportunitiesOpportunitiesnitiesnitiesnitiesnitiesnitiesnitiesnitiesnitiesnitiesnitiesnitiesnities

While once a prominent commercial center at the geographic heart

of the City, the Sunrise Mall has been overshadowed by the more

contemporary La Palmera Mall and the more utilitarian Moore Pla-

za. Because of its central location and accessibility, the Sunrise Mall

property—available for sale at a very competitive price—could be

an ideal location for a walkable, mixed-use center that is the arche-

type for state-of-the-art development in Corpus Christi. The con-

cept plan for this Destination Node capitalizes on the high visibility

and favorable orientation of the site for a self-contained, net zero

energy campus that is a declaration of Corpus Christi’s place in the

renewable energy marketplace and a learning laboratory for the

young professionals who will keep us there.

Because of its central location, accessibility, and high visibility, the old Sunrise Mall property could be an ideal location for a pedestrian-oriented, mixed-use center that could serve

as the model for state of the art development in Corpus Christi. This graphic illustrates that the site is well-oriented for renewable energy development and could be designed as the

City’s first net-zero energy development.

36

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es

These graphics illustrates the phased concept plan

for potential infill development on the old Sunrise

Mall property, which includes the retention and

re-use of existing parking structures and other key

buildings. The concept plan features a series of con-

nected green spaces along the center axis of the

property that could function as recreational ame-

nities as well as community gardens, both of which

could be designed to manage stormwater runoff.

The drawings also depict a program of incremental,

small-scale development, including commercial,

retail, restaurant, and a range of residential uses.

Existing buildings are depicted in orange while po-

tential infill development is shown in white.

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This illustration depicts infill redevelopment of the Sunrise Mall property into a mixed-use, pedestrian-oriented center. The concept plan for this Destination Node capitalizes on the high visibility and favorable

orientation of the site for a self-contained, net-zero energy development that functions as both a demonstration site and a learning laboratory for renewable energy technology.

38

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Node

08Flour Bluff

08

Corpus Christi

Big box

Commercial

Big box

Commercial

Mini

Storage

Parker

Park

Wetland

Civic

Employment/

Light Industrial

Skate

Park

Residential

Castle

Park

Strip

Commercial

Strip

Commercial

Strip

Commercial

Drainage

Way

Drainage

Way

Padre Island Dr

Padre Island Dr

Wal

dro

n R

oad

Wal

dro

n R

oad

Residential with

Vacant Lots

Residential with

Vacant Lots

Largely

Undeveloped

Largely

Undeveloped

Undeveloped

Undeveloped

Undeveloped

Undeveloped

Undeveloped

Undeveloped

Established Residential

Subdivision

Residential

Church

Church

Fire DeptResidential

Big box

Commercial

Big box

Commercial

Mini

Storage

Parker

Park

Wetland

Civic

Employment/

Light Industrial

Skate

Park

Residential

Castle

Park

Strip

Commercial

Strip

Commercial

Strip

Commercial

Drainage

Way

Drainage

Way

Padre Island Dr

Padre Island Dr

Wal

dro

n R

oad

Wal

dro

n R

oad

Residential with

Vacant Lots

Residential with

Vacant Lots

Largely

Undeveloped

Largely

Undeveloped

Undeveloped

Undeveloped

Undeveloped

Undeveloped

Undeveloped

Undeveloped

Established Residential

Subdivision

Residential

Church

Church

Fire DeptResidential

The Flour Bluff Node currently includes strip-style retail and com-

mercial development along the South Padre Island Drive (SPID)

corridor that is bordered to the south by single and multi-family

residential development at above-average densities. The con-

cept plan for this Node focuses, in large part, on enhancing non-

vehicular connections between key amenities and between the

residential neighborhoods and nearby commercial development.

The recommended actions are also intended to build upon the

existing big-box retail to create more cohesive commercial devel-

opment that takes advantage of shared parking and maximizes

the street presence of the buildings.

As illustrated in the map above, the Flour Bluff Destination Node currently includes strip-style retail and commercial development along the SH 358 corridor that is bordered by, but

not well connected to, single- and multi-family residential development. This Node is distinguished by proximity to the Caya de Oso to the west and the Laguna Madre to the east, yet

public access and shoreline amenities are limited.

40

1/4 mile = 5 minute walk

Park

Enhancement/

Community

Garden

Opportunity

Mixed-Use

Neighborhood Center

Opportunity

Mixed-Use In"ll/

Redevelopment

Opportunity

Mixed-Use In"ll/

Redevelopment

Opportunity

Padre Island Dr

Wal

dro

n R

oad

Wal

dro

n R

oad

Residential

Development

Opportunity

Residential

Development

Opportunity

Residential

Development/

In"ll

Opportunity

Residential

Development/

In"ll

Opportunity

Residential

In"ll

Opportunity

Residential

In"ll

Opportunity

Park/Recreation

Opportunity

Gateway

Opportunity

Multi-Use Trail

Multi-Use Trail

“Park Once”

Commercial & Employment

Corridor Enhancement

Opportunity

Park

Enhancement/

Community

Garden

Opportunity

Mixed-Use

Neighborhood Center

Opportunity

Mixed-Use In"ll/

Redevelopment

Opportunity

Mixed-Use In"ll/

Redevelopment

Opportunity

Padre Island Dr

Wal

dro

n R

oad

Wal

dro

n R

oad

Residential

Development

Opportunity

Residential

Development

Opportunity

Residential

Development/

In"ll

Opportunity

Residential

Development/

In"ll

Opportunity

Residential

In"ll

Opportunity

Residential

In"ll

Opportunity

Park/Recreation

Opportunity

Gateway

Opportunity

Multi-Use Trail

Multi-Use Trail

“Park Once”

Commercial & Employment

Corridor Enhancement

Opportunity

nod

es

The map of proposed and potential re-

development opportunities within this

Node highlights the opportunity to

transform, via mixed-use infill develop-

ment, the existing commercial center

along the south side SH 358 into a pedes-

trian-oriented, “park once” district; the ¼

mile radius shown on the map correlates

to a five-minute walk, which is the func-

tional unit of a walkable neighborhood.

This concept plan includes establishing

a gateway landmark on Waldron Road

to enhance the sense of place within the

Node. The plan also highlights opportu-

nities for infill, mixed-use development

along this corridor to serve the nearby

residential neighborhoods. This map also

reflects the opportunity to use existing

stormwater utility easements and the old

Holly Road road bed as the cornerstones

of a multi-use, off-road trail that pro-

vides recreational coastal access as well

as enhanced mobility options.

41

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Node

09The Island

BUS 65

BUS 65

BUS 65

To Downtown and

Oso Bay

To Downtown and

Oso BayTo Port AransasTo Port Aransas

To North Bird IslandTo North Bird Island

UndevelopedUndeveloped

UndevelopedUndeveloped

UndevelopedUndeveloped

Strip

Commercial

Strip

Commercial

Golf

Course

Golf

Course

Golf

Course

Golf

Course

Mixed Use/

Commercial

Mixed Use/

Commercial

Padre Isles

Country Club

UndevelopedUndeveloped

UndevelopedUndeveloped

UndevelopedUndevelopedUndevelopedUndeveloped

UndevelopedUndeveloped

UndevelopedUndeveloped

UndevelopedUndeveloped

Tourism/ResidentialTourism/Residential

Tourism/ResidentialTourism/Residential

Tourism/ResidentialTourism/Residential

Single-FamilySingle-Family

ResidentialResidential

ResidentialResidential

ResidentialResidential

ResidentialResidential

ResidentialResidential

Padre Isles

Country Club

09

Corpus Christi

The principal concept behind the proposed plans for the Island

Destination Node is the creation of a low-impact, context-sen-

sitive beach destination that affords visitors and residents alike

a wide range of recreation options and an enhanced sense of

connection to the unique natural amenities of a South Texas bar-

rier island. The current automobile-dependent character of the

development on the northern end of Padre Island presents an

opportunity to enhance non-vehicular transportation options to

foster a simpler, slower island feel.

The map of existing conditions within the Island Destination Node highlights the abun-

dance of undeveloped land along and to the east of the Park Road 22 corridor. At pres-

ent, there is no central point of east-west connection across Park Road 22, and as such,

it represents a physical barrier to the development of a pedestrian-oriented core within

this Node.

42

1/4 mile =

5 minute w

alk

Mixed-Use

Service/Employment

In"ll and/or

Redevelopment

Opportunity Area

Mixed-Use

Service/Employment

In"ll or Redevelopment

Opportunity Area

Gateway

Opportunity

Gateway

Opportunity

Residential and/or Tourism

Development Opportunity

Residential

and/or

Tourism

Development

Opportunity

Residential

and/or

Tourism

In"ll

Opportunity

Residential

and/or

Tourism

In"ll

Opportunity

Residential

and/or

Tourism

In"ll

Opportunity

Residential

and/or

Tourism

In"ll

Opportunity

Tourism/

Recreation

Development

Opportunity

Tourism/

Recreation

Development

Opportunity

Pedestrian

Oriented

Retail/

Commercial

Maritime

Recreation

Development

Opportunity

Mixed-Use

Service/Employment

In"ll and/or

Redevelopment

Opportunity Area

Mixed-Use

Service/Employment

In"ll or Redevelopment

Opportunity Area

Gateway

Opportunity

Gateway

Opportunity

Residential and/or Tourism

Development Opportunity

Residential

and/or

Tourism

Development

Opportunity

Residential

and/or

Tourism

In"ll

Opportunity

Residential

and/or

Tourism

In"ll

Opportunity

Residential

and/or

Tourism

In"ll

Opportunity

Residential

and/or

Tourism

In"ll

Opportunity

Tourism/

Recreation

Development

Opportunity

Tourism/

Recreation

Development

Opportunity

Pedestrian

Oriented

Retail/

Commercial

Maritime

Recreation

Development

Opportunity

nod

es

As illustrated in the map of potential infill and rede-

velopment opportunities, the concept plan for this

Node includes various steps intended to redefine the

stretch of Park Road 22 between Commodores Drive

and Whitecap Boulevard, including planting and

beautification of the median, establishing gateway

landmarks to enhance the sense of place within the

Node, accommodating multi-modal mobility op-

tions, and fostering pedestrian-oriented retail and

commercial development around the proposed Park

Road 22 Bridge. Infill development opportunities

along Park Road 22 and residential and tourism de-

velopment opportunities to the east of the corridor

have the potential to enhance the simpler, slower is-

land character of this Node.

43

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Specific action items recommended by the project team

as key steps toward realizing the Destination Node con-

cept plans that are presented in this document are cap-

tured in a Master Implementation Matrix. This Matrix is es-

sentially a stepwise recipe that includes (where possible)

a suggested lead entity for administering the action, rela-

tive priority, and potential teaming partners. The Mas-

ter Implementation Matrix also includes a diverse suite of

General Recommendations that apply to the entire com-

munity as well as a number of Data Collection Recom-

mendations, which identify strategies by which the City

might begin to fill critical gaps in available data so as to

facilitate future assessment and goal setting efforts.

Implementation

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All

44

As of the printing of this publication, approximately a doz-

en new and revised land use and development codes—

borne, in part, from technical support provided under the

auspice of this community planning effort—were under-

going final review in anticipation of consideration by City

Council. In aggregate, these new codes will foster the

growth of vibrant locations such as those depicted in the

concept plans for the Destination Nodes presented in this

document by:

imp

lem

enta

tion

In the digital form of the Master Implementation Matrix

that resides on the Integrated Community Sustainabil-

ity Plan website, individual strategies can be sorted and

searched by Element, Geography (individual Destination

Nodes or the community as a whole), and Activity Type.

For example, with a few clicks of a mouse, users can view

all recommended strategies that involve planning/policy

action items relating to the Element MOBILITY within the

Downtown/Uptown Destination Node. Visit http://www.

cctexas.com/sustainability to explore the Implementation

Matrix and to see more detailed plans for each of the Des-

tination Nodes presented in this document.

Creating incentives for infill development and

adaptive re-use over existing infrastructure

Making it easier for developers to offer more di-

verse neighborhood and housing

Encouraging pedestrian- and transit-oriented de-

velopment

Facilitating mixed-use development, wherein resi-

dents may not need to get in their cars to shop or

go to a restaurant

Providing guidance on the design of streetscapes

that are scaled for pedestrians rather than auto-

mobiles

45

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The decision makers at the City of Corpus Christi must be

commended for their vision and commitment in their deci-

sion to use a significant portion of EECBG funds to support

long-range planning. From the onset of this project, As-

sistant City Manager Oscar Martinez emphasized the need

to balance community-based action with policy change

and capital improvement projects. Planning Commission

and City Council members displayed strong leadership in

their endorsement of this planning effort and, in particu-

lar, of the code reform process.

Throughout the implementation of this project, City staff

at all levels demonstrated their commitment to affecting

real change in the daily operations of the City. Depart-

ment heads and their designees not only made them-

selves available to support data collection and strategy

development, but each also contributed actively, offering

on-the-ground insights that proved essential to develop-

ing a realistic plan for implementation.

Delegates from key community entities, including part-

ner agencies, energy producers, industry, school districts,

and academic and military institutions gave generously

of their time as members of the Project Steering Commit-

tee. This group of community leaders offered thoughtful

suggestions as to how to apply the integrated community

planning framework on the ground in Corpus Christi, and

they offered critical insight to guide concept planning for

the Destination Nodes. It is the sincere hope of the proj-

ect team that this group will continue to be a valuable

Acknowledgements resource to City staff and officials as energy management

and community sustainability planning efforts evolve.

All of the members of the interdisciplinary HDR team that

contributed to this effort demonstrated complete commit-

ment to the project and to each other, working long hours

on short deadlines out of heartfelt interest in helping the

City of Corpus Christi make the most of this opportunity.

Through the American Recovery and Reinvestment Act,

the Department of Energy must be acknowledged for

making this transformative project a reality for the City of

Corpus Christi. It is the hope of all that contributed to this

effort that this integrated community sustainability plan-

ning project will come to be recognized as a catalyst to

fundamental improvements in the quality of life for pres-

ent and future generations of Corpus Christi residents.

47

HDR, inc.

555 N Carancahua St #1650

Corpus Christi, TX 78401

361.857.2211