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
25
27
29
31
33
35
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.
$
4
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WasteFood
AirWater
EnergyNatural Resources
MobilityBuildings
Health/Safety/WellnessEconomy
Knowledge/Culture
SocialEnvironment Play
Learn
Work
Live
Sustain
EconomicEnvironment
BuiltEnvironment
NaturalEnvironment
Recreation
C O M M U N I T Y
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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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ÆÆõ Farmers Markets
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Potential Community Garden Locations
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Public Parks Smaller than 5 acres(All potential community garden sitesshall be coordinated with uses proposedin the 2012 Parks Master Plan)
Æî Places of Worship
Land Currently Appraised as Agricultural
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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
food
mobili
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knowledge/culture
C
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MU N I T Y F
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recre
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natural resources
energy
w
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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%
106%
1
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80
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4,979
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0
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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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BenavidesBishop
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Corpus Christi Bay
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Major Water Sources
Storm Drainage Ponds
ÆB Stormwater Outfall Locations
Public Water Supply Surface Intake
ÆÆ! Wastewater Treatment Plant
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
sses
smen
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
3
2
4
4
4
4
0
3
2
4
3
4
5
4
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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Legend
City Limits
County Boundary
CombinedScore
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0 1 2Milesµ
Corpus
Christi
Petronila
Gulf of Mexico
Redfish Bay
Nueces Bay
Corpus Christi Bay
Oso Bay
Laguna Madre
0 2.5 5Miles µ
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Legend
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
anal
ysis
& a
sses
smen
t &
gen
eral
rec
omm
end
atio
ns
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
gene
ral r
ecom
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dat
ions
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
4MH
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The major steps in developing a Climate
Adaptation Plan include:
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Yorktown Blvd
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Corpus
Christi
Ingleside
Port
Aransas
Portland
Gulf of Mexico
Aransas Bay
Redfish Bay
Nueces Bay
Corpus Christi Bay
Oso Bay
Laguna Madre
Legend
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
gene
ral r
ecom
men
dat
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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.
Flour BluffNode
Saratoga/WeberNode
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Corpus
Christi
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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
gene
ral r
ecom
men
dat
ions
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
ral r
ecom
men
dat
ions
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.
06
0405
02
03
01
07
08
09
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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
Park
Transit
Station
Commercial mix with
Signle Family
Heritage
Park
Fire
Station
Port of
CCChamber
of Comm.
Convention
Center
Museum
Science
Whataburger
Field
Ortiz Center
Bayfront
Science Park
37
286
35
181
Industrial Canal
Corpus Christi Bay
Courthouse
Sta
ple
s S
tre
et
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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es
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.
29
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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
Park
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.
35
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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.
37
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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