City of Corpus Christi Padre/ Area Development Plan

DRAFT February 22, 2021 Padre/Mustang Island

Advisory Committee Review Draft 

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Photo Credit: Debbie Noble PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] February 22, 2021 i Advisory Committee Review Draft Advisory Committee Review Draft  

ACKNOWLEDGMENTS CITY COUNCIL PLANNING COMMISSION ADVISORY COMMITTEE Paulette M. Guajardo Jeremy Baugh Mayor Chair ISLAND STRATEGIC ACTION COMMITTEE EX-OFFICIO / NON-VOTING MEMBERS Michael T. Hunter Daniel Dibble Armon Alex Bryan Gulley Council Member At-Large Vice Chair Mustang Island Representative Nueces County John Martinez Cynthia Garza Polly Balzer Dan McGinn Council Member At-Large Commission Member Padre Isles Property Owners Association Planning Commission Mike Pusley Javier Gonzalez Daniel Brown III Keith McMullan Council Member At-Large Commission Member At-Large Nueces County Water Control and Prevention Billy A. Lerma Brian Mandel Charles Duffley District #4 Council Member District 1 Commission Member Developer Brett Oetting Ben Molina Michael Miller Jay Gardner, Chair Convention and Visitors Bureau Council Member District 2 Commission Member Professional Engineer Terry Palmer Roland Barrera Benjamin Polak (Ex-officio) Brud Jones, Vice Chair Watershore and Advisory Committee Council Member District 3 Navy Representative Residential Property Owner Twila Stevens Greg Smith Sheldon Schroeder Tommy Kurtz Parks and Recreation Advisory Committee Council Member District 4 Commission Member At-Large Gil Hernandez Michael York David Perry Council Member District 5 Commission Member Environmental Group PLANNING COMMISSION LIASION Kamran Zarghouni Cheri Sperling Daniel Dibble Commission Member Business Association Planning Commission Liaison Jodi Steen Construction Contractor Carter Tate CONSULTANT TEAM Realtor

Freese and Nichols, Inc. 11200 Broadway Street, Offices West Suite 2320 Pearland, TX 77584

CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] ii February 22, 2021 February 22, 2021 iii Advisory Committee Review Draft Advisory Committee Review Draft  

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CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] iv February 22, 2021 February 22, 2021 v Advisory Committee Review Draft Advisory Committee Review Draft  

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CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] vi February 22, 2021 February 22, 2021 vii Advisory Committee Review Draft Advisory Committee Review Draft  

TABLE OF CONTENTS

2 INTRODUCTION

10 FUTURE LAND USE MAP

16 VISION THEMES

POLICY INITIATIVES AND 24 IMPLEMENTATION

40 PUBLIC INVESTMENT INITIATIVES

CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] viii February 22, 2021 February 22, 2021 1 Advisory Committee Review Draft Advisory Committee Review Draft Introduction

DEVELOPMENT OF THE PLAN

The Padre/Mustang Island Area Development The ADP was developed through a Plan (ADP) is an element of the Plan CC comprehensive public engagement process Comprehensive Plan. The ADP is intended that integrated the examination of the to provide an analysis of Padre/Mustang existing conditions and the vision of the Island and create strategic recommendations community. An Advisory Committee was INTRODUCTION to guide future development. As the created to guide the planning process community grows, the City should have plans and provide a representation of the area’s in place to guide the anticipated growth. By residents, business owners, and stakeholders. understanding development patterns and The Advisory Committee consists of the the impact it has on the community, the City Island Strategic Action Committee (ISAC) Ex- will be better prepared for the future. This Officio members and a Planning Commission plan serves as a guide for City leadership to liaison. The Committee’s participation was make regulatory and policy decisions as well essential to the development of the final as prioritize infrastructure improvements to plan. Although the Advisory Committee increase the quality of life. championed the plan, the community was involved throughout the process and The Padre/Mustang Island area of Corpus participated in multiple engagement events Christi incorporates the land area of both and activities. Residents and stakeholders Padre and Mustang Islands within the gave their input regarding the future of Corpus Christi city limits. Padre/Mustang Padre/Mustang Island through online surveys Island includes residential neighborhoods, and various community engagement events, commercial development, and miles including an online community open house of and natural areas. As the and focus group meetings. Many of the development on the Island grows in the recommendations identified in this plan are a future, the Island must focus on balancing direct product of the input received, resulting future development with the environmental in a community-driven plan. sustainability of the existing natural areas on the Island.

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COMMUNITY DEMOGRAPHICS The snapshot of the current demographics of Padre/Mustang Island paints a picture of the level of growth and diversity in the area based on Census data and estimates. DEMOGRAPHICS HOUSING (2019)1

Vacant 9.3% POPULATION1 $103,202 34.8% 10,178 10,783 Vacant 9,130 40.4% 24.1% Renter-Occupied 6,300 Renter-Occupied Median Household Income 2.48% Padre- 0.99% Mustang Corpus 41.2% 50.3% 2000 2010 2019 2024* Island Christi Owner-Occupied Owner-Occupied $315,139 Padre-Mustang Island Corpus Christi Population Growth by Year Average Annual Growth Rate *Projected Population 2000-2019 Median Home Value Occupied Housing Units EDUCATIONAL ATTAINMENT POPULATION 25+ (2019)1 RACE AND ETHNICITY (2019)1 AGE (2019)1 0.1% 2.4% Native Hawaiian and High School Graduate or GED Asian Other Pacific Islander 3.4% 3.0% 0 - 4 39.1% 0.5% 13.0% 8.1% College Degree Some Other Race American Indian 85+ 5 - 14 16.7% and Alaska Native 2.5% 21.2% Two or More 23.5% 0.9% 65 - 84 15 - 34 Black or African American 48.5% 25.9% 17.8% Median Age 1.5% Some College 90.6% White No High School Degree Graduate or Professional Degree 17.8% Hispanic Origin 42.0% of Any Race 35 - 64

1Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024. Esri converted Census 2000 data into 2010 geography. CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] 4 February 22, 2021 February 22, 2021 5 Advisory Committee Review Draft Advisory Committee Review Draft Introduction Introduction ABOUT THE ADVISORY COMMITTEE The Advisory Committee is comprised of the Island Strategic Action Committee (ISAC), Ex-Officio Members, and a Planning Commission Liaison. The Committee consists of 21 Members including residents, business owners, property owners, environmental stakeholders, and representatives of both ENGAGEMENT PROCESS governmental and non-governmental organizations. August 24 & 26, 2020 March 12, 2020 to March 26, 2020 March 3, 2020 Advisory Committee Meeting 1 MetroQuest Survey Launched May 11, 2020 Online Community Meeting 1 Focus Group Meetings The Advisory Committee met during An online survey was available to About 37 participants joined the A series of five focus group meetings the regular ISAC meeting to identify the public, allowing for input to live presentation for the first Online were held to discuss specific topics issues and opportunities for the Island. be received regarding the current Community Meeting to learn about the related to the Island. The purpose of conditions and vision for the Island. Area Development Plan process and give the meetings was to discuss topics input related to the Island’s future growth. that are significant to the future development of the Island.

Padre/Mustang Island Draft Vision Themes AREA DEVELOPMENT PLAN September 1, 2020 October 1, 2020 to December 3, 2020 October 15, 2020 Advisory Committee Meeting 3 Online Open House 1 Online Community Meeting 2 October 1, 2020 Advisory Committee Meeting 2 The Advisory Committee met during The Online Open House was A live online presentation was given to the The Advisory Committee met during the regular ISAC meeting to review available for the community community to provide the draft vision themes, the regular ISAC meeting to review the draft renderings, action items, and to provide feedback on the policy initiatives, and future land use plan. The online survey summary and discuss the

projects. draft vision themes, policy meeting was broadcast on Facebook Live.16 A draft vision themes, policy initiatives, initiatives, and future land recording of the presentation was available on and future land use plan. use plan. the project website following the meeting. March 2, 2021

Advisory Committee Meeting 4 Online Community Meeting 3 Online Open House 2 T B D, 2021 to Advisory Committee Meeting 5 T B D, 2021 T B D, 2021 The Advisory Committee A live online presentation was given to T B D, 2021 The Online Open House The Advisory Committee met to Adoption met during the regular ISAC the community to provide the draft plan. was available for the recommend the draft plan move TBD meeting to review the draft Area The meeting was broadcast on Facebook community to provide forward to be presented to Planning Development Plan. Live. A recording of the presentation was feedback on the draft plan. Commission and City Council. available following the meeting.

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ONLINE SURVEY SUMMARY WHAT WOULD YOU CONSIDER THE WHAT WOULD YOU CONSIDER THE GREATEST ENVIRONMENTAL ISSUE GREATEST SOCIAL ISSUE FACING FACING PADRE-MUSTANG ISLAND? PADRE-MUSTANG ISLAND TODAY? ABOUT THE SURVEY Community members had an opportunity to participate in an online survey available from March 12, 2020 to May 11, 2020 to give their feedback on the future of Padre/Mustang Island. Below 518 is a snapshot of the results. Total Respondents 41% Hurricanes and Major WHAT IS IMPORTANT TO YOU? WHAT IS YOUR FAVORITE THING Storms ABOUT PADRE-MUSTANG ISLAND? 51% Crime or Perception of Crime

WHAT WOULD YOU CONSIDER THE WHAT WOULD YOU CONSIDER THE THREE GREATEST INFRASTRUCTURE THREE GREATEST LAND USE ISSUES 80% ISSUES FACING PADRE-MUSTANG FACING PADRE-MUSTANG ISLAND ISLAND TODAY? TODAY?

Access to Bus Service Other Nature, open space and 26% Lack of variety in shopping, dining, and 2% 1% entertainment choices beach areas Failing Septic Poor Street/ System Pavement 23% Not enough or inadequate parks and Sewer Conditions recreation facilities Infrastructure 4% WHAT IS YOUR VISION FOR THE ISLAND? 18% Not enough or inadequate natural 9% 25% recreation opportunities “Keeping the island clean, peaceful, and “Better entertainment, restaurants and 14% Competition with other areas of the prosperous. Encourage small businesses Water Coastal Bend shopping without taking away from the to provide much needed goods and Infrastructure 10% Island Coastal community “ services.” 10% Not enough job opportunities “50/50 split between primary residences and destination recreation.” 10% Storm Water 16% 5% Not enough housing options “A safe, family friendly place with open Infrastructure Inability to “Beautiful and safe beaches and views” beaches and parks where kids can play.“ 10% 13% walk or ride 4% Other “A balance between a sustainable Traffic and a bike to “A destination for vacationers and environment, inviting tourism spot and Congestion places locals alike with quality amenities.” community engagement.“ Lack of golf cart/Off-highway vehicle/Neighborhood electric vehicle paths CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] 8 February 22, 2021 February 22, 2021 9 Advisory Committee Review Draft Advisory Committee Review Draft 1

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1 FUTURE LAND USE MAP 6 lvd 3 B ap y c hite w ABOUWT THE FUTURE LAND USE MAP H The Future Land Use Map serves as a guide for zoning regulations and influences new e at development and redevelopment within the City. The Future Land Use Map for the City FUTURESt LAND was adopted with Plan CC and has been revised through the ADP based on feedback from S I the community. s P la a

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A d a being used and potentially could be used to reflect community input, anticipated lv r B k ap in the future. In many cases, the existing development, and best practices. itec R active land use on the property remains Wh d unchanged. For undeveloped property, thereSe a TheP Padre/Mustang Island Future Land 2 are opportunities to shape the way land can Usein Map serves as the guide for future 2 es be developed in the future. In both cases, zoning andD developmentr decisions and the most direct tool cities have to guide provides a foundation to support the Sea the development of land is through zoning. vision and recommendations of the plan. Zoning is the prescribed legal use of a parcel This is accomplished by setting a land in use framework that influences regulatory P es Dr of land based on city regulations. Zoning is, in large part, influenced by the designations mechanisms and policy decisions that identified on the Future Land Use Map. shape the built environment. Each of the designations presented on the Padre/ The Plan CC Comprehensive Plan (adopted Mustang Island Future Land Use Map 2016) identified1 future land uses for the correlates with the designations identified in entire City and provided guidelines for Plan CC. development. The Area Development Plan process is intended to go into Mfurtherile details Source Freese and Nichols PADRE/MUSTANG ISLAND AREA DEVELOPMENTE PLAN [DRAFT] Draft Date: Nov 30, 2020 February 22, 2021 11 Advisory Committee Review Draft Advisory Committee Review Draft Future Land use Map Future Land use Map

FUTURE LAND USE CATEGORIES

AGRICULTURE/RURAL COMMERCIAL USES MIXED-USE AREAS PLANNED DEVELOPMENT Commercial land uses include retail, services, Mixed-use centers include residential, retail, Planned development areas are lands that ENTERPRISE hotel, and office uses that are typically hotel, and office uses. Mixed-use centers are are currently undeveloped or underutilized This category includes farms and other open to the public at large. High-density pedestrian-friendly with buildings oriented but may be suitable in the future for a variety enterprises that serve the rural population. residential uses, such as townhomes, cottage towards the street. Residential uses are of uses, taking into account environmental housing, apartments, and condominiums are generally of a higher density, including and other constraints. Designated on Padre considered compatible with commercial uses. apartments, condominiums, townhomes, and Mustang islands and in the potential Other commercial uses, such as wholesale cottage housing, and small-lot single-family annexation areas, planned development and distribution businesses, are included residential. The mixture can be vertical, areas are expected to require a rezoning RESIDENTIAL USES in the light industry category because with different uses on different floors of a tied to a master planning process or an Area they have similar impacts, such as high building, and horizontal, with different uses Development Plan process. The predominant residential land use in the volumes of trucking. Schools, churches, and side by side. Churches, schools and public City of Corpus Christi is the single-family neighborhood-serving public uses can be uses are included in mixed-use areas. dwelling at a range of densities. All residential included in commercial land use areas. categories also include schools, churches, and neighborhood-serving public uses. PERMANENT OPEN SPACE • Low-density residential: up to 3 units per INSTITUTIONAL Parks and playgrounds, recreational fields acre INDUSTRIAL USES and facilities, greenways, and other green Hospitals, colleges, universities, schools, areas managed for public access and • Medium-density residential: 4 to 13 units Most of the industrial uses within the city large churches, and similar institutions, recreation. per acre (including two-family dwellings) limits of Corpus Christi are light industrial; whether public or private, are designated • High-density residential: more than 13 heavy industry is generally located in the as separate land uses because of their units per acre industrial districts outside the city limits. campus-like character, which requires special attention to edges and relationships with adjacent areas. FLOOD PLAIN TRANSPORTATION CONSERVATION Lands within the 100-year flood plain, Airports, railroads, highway and interstate GOVERNMENT preferably preserved for environmental rights-of-way. reasons. Government uses include federal, state, county, regional and municipal government facilities and installations, except for Note: For more information about categories government-owned institutions. included in the Future Land Use Map, please refer to pages 55-57 of Plan CC.

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VISION THEMES

Although development is generally impacted • Environmental Preservation by a variety of regulatory factors, market influences, and budgetary availability; a » Capitalize on existing environmental community with a clear vision can better features as amenities for the community focus the goals for the future. The vision and ensure the preservation of these for the community should be a high level areas as the Island continues to develop. overarching idea of the future that maintains VISION THEMES a singular path for the future. To achieve that MY VISION IS... vision, the City must make an effort to direct development and make improvements that align with the vision.

Through the public engagement process, three vision themes emerged related to the residents’ desires for the future. The following are the vision themes identified:

• Safe, Family-Friendly Community

» Continue to foster safe, family-friendly neighborhoods that provide needed amenities and services for local residents.

• Blended Residential Community and Destination Location

» Encourage tourism and the development of local commercial businesses to build a strong economic environment and sufficiently support the year-round residential community.

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SAFE, FAMILY-FRIENDLY COMMUNITY KEY ELEMENTS COMMUNITY INPUT

Continue to foster safe, family-friendly neighborhoods that provide needed amenities and • Family-Friendly Neighborhood The following community input supports the services for local residents. vision theme: • Well-Maintained Park Facilities VISION “A great place to live and raise my kids while • Walkable/Bikeable Streets still being an attraction for recreation and The Island is a coastal community that features family-friendly neighborhoods and a strong • Park Amenities like Community Gardens entertainment.” sense of community. With safe neighborhoods and quality amenities, the Island continues to be and Playground a wonderful place to live, work, and raise a family. Close access to the beach and water activities “A family friendly community where people is only one of the many reasons that people call the Island home. In the future, the local parks • Access to Water Activities can enjoy living and feel safe.” are maintained and include a variety of amenities like walking trails, community gardens, and • Golf Cart Paths “More things to do, such as shops, places to recreational equipment for all ages. A well-connected system of safe, walkable streets and trails run, family activities.” encourages walking, cycling, and the use of neighborhood electric vehicles, and allows residents to traverse the Island from beach-to-bay. As the Island evolves, the future vision is to continue “Encourage small businesses to provide to maintain the existing sense of community that already permeates throughout the Island. much needed goods and services.”

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BLENDED RESIDENTIAL COMMUNITY AND DESTINATION LOCATION KEY ELEMENTS COMMUNITY INPUT Encourage tourism and the development of local commercial businesses to build a strong economic • Improved PR22 with New Bridge and Golf The following community input supports the environment and sufficiently support the year-round residential community. Cart Path vision theme: VISION • Commercial/Mixed-Use Development “Good restaurants, resort atmosphere, geared to both tourists and residents.” The Island aims to be a premier destination location that seamlessly blends a coastal residential • Town Center Style Development “To see our community as a great place to community with a lively tourism center. Commercial and mixed-use development is encouraged • Marina Development along PR22 to provide needed services and create entertainment opportunities to attract live and a great place to visit.” residents and visitors to the Island. Creating a town-center style development will serve as the • Tourist Activities “More developed with hopefully shops and community center and focus of entertainment activities on the Island. Improvements in tourism restaurants along the Canal and lake padre infrastructure such as hotel facilities, creation of a marina, and conference facilities allow the where park road 22 bridge is to be built.” Island to better accommodate large events like festivals and tournaments. Amenities encourage visitors to extend their stay on the Island without having to use their personal vehicles during their visit. Additionally, using various wayfinding and branding elements throughout the Island could promote its identity.

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ENVIRONMENTAL PRESERVATION KEY ELEMENTS COMMUNITY INPUT Capitalize on existing environmental features as assets for the community and ensure the • Healthy The following community input supports the preservation of these areas as the Island continues to develop. vision theme: • Beach Activity VISION “A balance between a sustainable • Vehicle Access to the Beach environment, inviting tourism spot and Padre and Mustang Islands feature miles of beaches and wetlands stretching across both • Conservation Corridors community engagement.” islands that serve as unique assets for residents and visitors. As the development of the Island progresses, it is essential to balance the preservation of natural areas with a sustainable level • Limited Development “Preserve natural beauty, avoid of growth. There should be a focus on protecting the beaches to support the system and overdevelopment.” protect the Island community and, ultimately, the mainland. Creating conservation corridors “Better entertainment, restaurants and and mitigating barriers between critical habitat areas will benefit local wildlife and overall shopping without taking away from the Island environmental stability. Implementing educational and monitoring programs will support the Coastal community.” on-going maintenance and enhancement of preservation and conservation areas on the Island.

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POLICY INITIATIVES

Six policy initiatives were established to focus on implementation efforts to achieve the visions themes described in this plan. Policy initiatives are not exclusive and may further the goal of one or more vision themes. For each policy initiative, strategies are identified to support the implementation of the efforts. These strategies are the actions taken by the City that lead to the successful implementation of the plan. VISION THEMES POLICY BLENDED SAFE, FAMILY- RESIDENTIAL POLICY INITIATIVES ENVIRONMENTAL FRIENDLY COMMUNITY AND PRESERVATION COMMUNITY DESTINATION INITIATIVES AND LOCATION Improve traffic flow, Island 1 ingress and egress, safety, and IMPLEMENTATION roadway quality. Enhance park and recreation facilities to provide various 2 activities and entertainment for all ages. Expand tourism on the Island by increasing marketing efforts and 3 providing a variety of events and attractions. Protect and monitor natural resources and assets critical to 4 the health of the and regional ecosystem.

Accommodate safe, efficient movement of pedestrians, bikes, 5 and golf carts throughout the Island.

Support and encourage compatible and context-sensitive 6 development that provides a mix of land uses and respects the environment.

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1.7. Ensure priority residential streets are 1.8. Collaborate with property owners to incorporated in the City’s Infrastructure explore funding opportunities and IMPROVE TRAFFIC FLOW, ISLAND INGRESS Management Plan. evaluate options to construct paper 1.7.1. Monitor roadway speed limits streets on the Island. AND EGRESS, SAFETY, AND ROADWAY on major corridors and consider 1.9. Coordinate with the Corpus Christi methods and improvements Regional Transportation Authority QUALITY to reduce vehicular speeds if (CCRTA) or private commercial necessary, such as installing providers to develop flexible mobility 1 street trees and landscaping, services to meet diverse travel needs incorporating roundabouts, that serve points of interest on the HOW WE GET THERE speed humps, medians, or pinch Island for residents and visitors. points, and the introduction of 1.1. Coordinate with the Corpus Christi 1.4. Work with the MPO and TxDOT to safe pedestrian facilities along Metropolitan Planning Organization develop a solution for traffic congestion the roadway. (MPO) to update the Urban at the PR22 and SH361 intersection. Transportation Plan based on traffic 1.5. Continue to work with private demand modeling. landowners, TxDOT and the 1.1.1. Delete the proposed collector General Land Office to identify street located on the west potential beach accesses and get side of SH 361, located within them constructed (i.e. Access 2B) and Mustang Island State Park and continue to maintain these access roads between Beach Access Road 2 for the benefit of the public. and Seaway Drive Extension, 1.6. Rename beach access roads to from the Urban Transportation correspond with their adjacent mile Plan. marker to facilitate emergency 1.2. In coordination with Federal, State, response. Regional, and County agencies, prioritize a long-term action plan for maintaining sufficient emergency egress from the Padre and Mustang Islands, which may include a second crossing of the Laguna Madre, expanding the current JFK Causeway Bridge, and/ or replacing the JFK Causeway Bridge (constructed in 1973). 1.3. For public safety and to protect roadway capacity on SPID/PR22 and SH361, work with TxDOT on access management controls for future development, i.e., shared driveways, interconnected parking, etc.

Example of Access Management Controls Northern Area Paper Street Inventory

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1.9.1. Investigate options for adding water transportation, microtransit, on-demand, and ENHANCE PARK AND RECREATION other modes of connecting destinations on the Island. FACILITIES TO PROVIDE VARIOUS ACTIVITIES 1.10. Conduct a transportation study to identify walking, cycling, and golf cart AND ENTERTAINMENT FOR ALL AGES pathways that connect residential neighborhoods to commercial and retail 2 uses, as well as the east and west sides of the Island. HOW WE GET THERE 1.11. Develop a program to install street lighting on Padre Island where current 2.1. Prioritize full development of existing conditions are not meeting the City parks on the Island. These parks include lighting standards for the distance Jackfish, Aquarius, Commodores, Billish, between light poles. Ensure lighting and Douden Parks. The improved parks standards reduce light pollution to will be regularly maintained according maintain dark skies to protect sea to the City’s Parks Master Plan. turtles and birds. Example of Signage Along Golf Cart Path 2.1.1. Identify appropriate locations to incorporate or add new park amenities, including walking trails, community gardens, volleyball courts, pickleball courts, tennis courts, splash pads. 2.1.2. Encourage community participation and partnerships Sandy and Don Billish Park to implement the recommendations of the Parks Master Plan Update (underway at time of print).

Example of Bicycle and Pedestrian Improvements with On-Street Parking, Protected Multiuse Path, and Pedestrian Crosswalk 2.2. Improve and maintain the Packery Channel recreational facilities such as roadway access, parking, pavilions, concessions, bathhouses, restrooms, public fishing facilities, beach maintenance, observation areas, nature trails, and street lighting.

Packery Channel Recreational Facilities

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2.3. Analyze and pursue alternative means 2.4. Pursue additional public boat ramps and of creating special funds for capital parking for access to the Laguna Madre EXPAND TOURISM ON THE ISLAND BY improvements, public facilities, and and . Joint public beach operations/maintenance. These agreements between the County, the INCREASING MARKETING EFFORTS AND funding mechanisms may include bond State, or other entities could facilitate program funding, hotel/motel tax, beach this objective and reduce overall costs. PROVIDING A VARIETY OF EVENTS AND parking fees, grants, and other local, 2.5. Explore the development of a public, State, or Federal programs. private, or joint multi-purpose meeting ATTRACTIONS 2.3.1. Conduct on-going coordination facility as a place for senior citizen 3 with Nueces County and other activities, voting facility, resident public organizations that focus on functions, and other public/recreational HOW WE GET THERE environmental improvements functions. If land on existing City parks and sustainability to provide is not suitable, the City should consider 3.1. Signage requirements should promote consistency and efficiency in a joint agreement with the County on a coordinated and cohesive design and beach maintenance efforts. County park land in the area. reinforce a desirable identity of the 2.3.2. Conduct a beach parking 2.6. Encourage the development of an ocean Island. fee study to determine how safety and educational training center, 3.1.1. Develop and implement a current parking fees compare nature center, canoe/kayak clubs, surf consistent branding strategy to industry standards and if clubs to promote water recreation and for the Island in coordination they sufficiently fund beach water safety programming. with the overall Visit Corpus maintenance needs and safety 2.7. Investigate opportunities to utilize Christi wayfinding master plan operations. effluent from the Whitecap Wastewater currently in development. 2.3.3. Work with partner agencies to Treatment Plant to irrigate landscaping 3.1.2. Develop sign code requirements evaluate extension of the TIRZ. at parks, public rights-of-way, and other that promote the identity of the municipal facilities where feasible. Island. 2.8. Investigate opportunities for providing 3.2. Promote tourist-oriented development public library services on the Island such east of State Highway 361/Park Road 22 as via a vending machine, a bookmobile and between Zahn Road and Whitecap library, or by placing satellite book Boulevard by providing public and Example of Signage with Consistent Character Meeting Design collections within publicly accessible private amenities to make the area more Requirements Such as Colors and Sign Type buildings. Programming services, such attractive and “people-friendly”. These as storytime, could be provided at a amenities should support a multimodal publicly accessible building via a roving transportation system (pedestrian, Librarian. bicycle, vehicular, golf cart, and water transit) and uniquely attractive developments, both public and private, with facilities using the highest quality design and materials.

Padre Balli Park Beach Maintenance Photo Credit: Debbie Noble Example of Directional Signage with City Branding

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3.3. Private land located south of the 3.7. Partner with Visit Corpus Christi for Packery Channel and landward of the a focused campaign to promote the PROTECT AND MONITOR NATURAL seawall should be developed with a Island. mix of high-density tourist-oriented 3.7.1. Specify tourism opportunities RESOURCES AND ASSETS CRITICAL TO commercial and residential activities. for eco-tourism, fishing, birding, Development standards for this area water sports, and family-friendly THE HEALTH OF THE BARRIER ISLAND AND will be of a very high order requiring activities through marketing abundant landscaping, a consistent efforts. REGIONAL ECOSYSTEM urban design theme, and public 4 improvements that exceed standard 3.7.2. Coordinate with Visit Corpus requirements. Christi to implement initiatives HOW WE GET THERE identified in the 2021-2023 3.4. Encourage the development of a full- Strategic Plan. service marina in Lake Padre opening 4.1. The design and use of naturally 4.2. Encourage the protection of sensitive up Padre Island to recreational sailing 3.7.3. Conduct a feasibility study for regenerating systems for prevention wildlife habitats and the Islands’ and power vessels with unfettered a conference and events center and control of beach dune erosion environment by considering innovative access to the Gulf. and hotel on the Island. are encouraged and preferred over design techniques, implementation of 3.5. Encourage festival sites on the Island 3.8. Facilitate town center style development bulkheads and other hard structures incentives for developers, and allowing for special events. Facility improvements around Lake Padre to serve as a central provided the protection system is a higher than typical development are intended to make the Corpus gathering space for residents and reasonable solution to the site where density in uplands where practical. It Christi Gulf a premier location for visitors. it is proposed. Regenerating systems is not the intent of this plan to initiate include, but are not limited to: requirements for protection of non- hosting special beach events. Festival 3.8.1. Implement commercial or jurisdictional wetlands. site facilities and locations may be mixed-use zoning around Lake 1. Beach nourishment; developed as joint ventures with the Padre to support retail and 2. Adaptive beach management 4.2.1. Incentivize developers to County, State, or with private property commercial uses as well as practices; voluntarily preserve the owners. visitor accommodations and existing natural environment by 3. Planting with short-term 3.5.1. Evaluate the feasibility of housing. concentrating the total number mechanical assistance, when of units allowed, based on gross various City or County-owned 3.8.2. Coordinate with property owners appropriate; and acreage (including wetlands), property on the Island to serve about the future development of into a multi-story building as a festival site. properties around Lake Padre. 4. Any other method consistent with the recommendations or buildings. This “cluster 3.6. Provide destination, recreation, and of the Texas General Land development” results in large entertainment options and activities Office’s Dune Protection and setbacks, buffer zones, reduced that encourage visitors to lengthen their Improvement Manual for the infrastructure costs, and more stay on Padre/Mustang Island. Texas Gulf Coast. permanent open space.

CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] 32 February 22, 2021 February 22, 2021 33 Advisory Committee Review Draft Advisory Committee Review Draft Policy Initiatives and Implementation Policy Initiatives and Implementation

4.3. Develop a revision to the landscape feasibility of connecting critical requirements in the City’s Unified habitats across SH361 and PR22, Development Code to create an such as large culvert tunnels indigenous species and wetlands and land bridges. allowance for landscaping on the 4.14. Work with the Texas General Land Office barrier islands. New development and local environmental and community may incorporate natural wetlands and organizations to implement restoration vegetation to partially satisfy landscape projects on Padre and Mustang Islands. requirements where such features can meet the screening performance 4.15. Discourage invasive and nuisance criteria. animal and plant species and encourage the use of native coastal plant species 4.4. Complete construction of the Park Road on the Island through education 22 bridge and canal connecting Lake programs and by updating city Example of Bioswale Padre/Packery Channel with the existing ordinances. Padre Isles Subdivision to improve canal Example of Effluent Water Used for Landscaping system water quality in Padre Isles; 4.15.1. Provide a program to educate the public about the dangers of improve surface drainage along SPID resources and assess effectiveness of invasive species to the sensitive by providing outfalls for storm drainage policies and programs in place. along the roadway; and provide a ecosystem on the Island, such as 4.10. Participate in development and updates convenient water transportation system the Brazilian Pepper Tree. of other agencies’ documents, such as for small watercraft between the 4.15.2. Partner with and expand the the Texas General Land Office’s Texas Padre Isles residential area and future Texas Gulf Coast Cooperative Coastal Resiliency Master Plan. commercial development in Lake Padre/ Weed Management Area Packery Channel. 4.11. Implement dune construction and repair program south, beyond the methods recommended by the Dune 4.5. Encourage the development of future current Packery Channel project Protection and Improvement Manual for expanded canal systems as part of boundary. the Texas Gulf Coast. future developments on North Padre 4.15.3. Develop a program to educate Example of Permeable Parking Surface Island and Mustang Island. 4.12. Improve stormwater infrastructure residents about the benefits to address flooding on roadways and 4.6. Continue on-going maintenance of and services the urban forest 4.15.5. Work with residents to identify standing water. Where appropriate, the Packery Channel as it is a valuable provides and encourage tree appropriate locations within incorporate rainwater infiltration resource for material to re-nourish the preservation and planting public parks and grow native infrastructure such as bioswales and beach. activities on public and private dune vegetation to replant on permeable parking surfaces. lands. dunes after storms. 4.7. Continue to reuse effluent from the 4.13. Work with environmental organizations Whitecap Wastewater Treatment Plant 4.15.4. Work with other public, 4.15.6. Work with other public, to conserve the critical habitat for to benefit the Island as a source of environmental, and community environmental, and community protected species, including Red Knots, water for landscaping on the Islands. organizations to identify and organizations to develop a Black Rails, and . prioritize preservation of strategy for balancing habitat 4.8. Coordinate with responsible agencies to 4.13.1. Develop and preserve remnant native groves, such needs and managing wildlife in update the Joint Erosion Response Plan. conservation corridors to as oak mottes, that provide developed and developing areas 4.9. Establish a baseline and sufficient provide freedom of movement critical habitat to resident and of the Island. funding to support sustainable for wildlife. Explore options and migratory birds. monitoring of the beach and dune

CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] 34 February 22, 2021 February 22, 2021 35 Advisory Committee Review Draft Advisory Committee Review Draft Policy Initiatives and Implementation Policy Initiatives and Implementation

ACCOMMODATE SAFE, EFFICIENT SUPPORT AND ENCOURAGE COMPATIBLE AND CONTEXT-SENSITIVE DEVELOPMENT MOVEMENT OF PEDESTRIANS, BIKES, AND THAT PROVIDES A MIX OF LAND USES AND 5 GOLF CARTS THROUGHOUT THE ISLAND 6 RESPECTS THE ENVIRONMENT HOW WE GET THERE HOW WE GET THERE

5.1. Implement the pedestrian and bicycle 5.3. Make roadway and trail improvements 6.1. Place utility lines underground, where 6.2. Update building code requirements amenities as prescribed in the MPO’s to create a community that can easily be practical, and minimize disturbance to encourage new construction to Strategic Plan for Active Mobility Phase traveled from beach-to-bay. of wetlands, dunes, or other sensitive implement resilient building standards 1: Bicycle Mobility (adopted 2016) and 5.3.1. Improve pedestrian safety habitats and wildlife. This will improve and technologies paired with reduced Phase II: Pedestrian Mobility (under infrastructure to facilitate crossing the aesthetics of the area and insurance burdens for property owners. development). These plans are intended PR22 at Whitecap Blvd. and SH361. potentially improve public safety, 6.3. Review existing Planned Unit to foster cycling and walking as safe and particularly in times of weather Developments (PUDs) to determine viable transportation alternatives to 5.3.2. Where feasible and appropriate, emergencies. common elements and incorporate enhance access to essential goods and use simple and low-cost 6.1.1. The installation of new them into a new base zoning district. services for all residents and visitors in interventions to create safe electrical, telephone, or other our community. pedestrian and bicycle facilities, 6.4. Identify priority wetland habitats on such as painting trails on existing utility lines, where practical public lands for preservation and 5.1.1. Work with property owners to pavement, adding perpendicular along expressways, arterials, restoration and develop a program secure needed easements. concrete or rubber wheel blocks, and collector streets, or the to facilitate development mitigation 5.1.2. Coordinate with the MPO to or flexible delineator posts to substantial expansion of requirements within these prioritized update the Mobility Plan to separate pedestrians and bicycles existing electrical, telephone, sites. include connectivity for a range from vehicles. Identify a location or other utility lines along 6.5. Develop a consistent theme and of transportation options, such as for a demonstration project, such these roadways should be pedestrians, bicycles, golf carts as the streets in the vicinity of the accomplished underground or character for Island businesses that and other Neighborhood Electric North Padre Seawall. underwater, where practical. create a sense of place. Vehicles (NEVs), and possibly 5.4. Coordinate with the Corpus Christi 6.1.2. Existing utility lines are to 6.5.1. Review and update the Island autonomous delivery robots and Regional Transportation Authority (CCRTA) be relocated underground Overlay District to incorporate other technologies in the future. to increase transit service to and from the wherever practical, as the City design standards that align 5.2. Create a sidewalk network that provides Island and enhance rider amenities. and/or State undertake street with the character of the pedestrian connectivity among or highway projects or when Island. Recommended updates 5.5. Coordinate with the MPO and TxDOT to include adding golf cart and residential, retail, commercial, and evaluate options for providing a pedestrian a utility company replaces recreational uses. overhead utility lines. bicycle parking facilities, revised and bicycle connection to Flour Bluff. architectural design, and revised 5.2.1. Provide safe pedestrian facilities 5.6. Incorporate ADA accessibility in all landscaping requirements. along PR22. pedestrian connectivity improvements 5.2.2. Encourage private developers ensuring people of all abilities are to incorporate a pedestrian accommodated. boardwalk along Lake Padre.

CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] 36 February 22, 2021 February 22, 2021 37 Advisory Committee Review Draft Advisory Committee Review Draft Policy Initiatives and Implementation Policy Initiatives and Implementation

6.6. Encourage the development of locally 6.8. Promote solid waste programs for brush owned, boutique-style retail and and bulky items on the Island, such as entertainment venues. the Community Cleanup Trailer, Litter 6.6.1. Work with the Corpus Christi Critter, and Super Bag programs. Regional Economic Development 6.9. Improve water and wastewater Center (CCREDC) to identify infrastructure to support future opportunities that encourage development along PR22. and incentivize small businesses 6.10. Police staffing will be increased as development. population grows and call volume 6.7. Expand the availability of 5G and increases. broadband fiber connections on the Island.

Example of Development with Island Character

CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] 38 February 22, 2021 February 22, 2021 39 Advisory Committee Review Draft Advisory Committee Review Draft Public Investment Initiatives

PUBLIC INVESTMENT INITIATIVES

The built environment is the physical Short-term projects can begin soon after interpretation of the vision for the adoption. These projects are considered “low community. The following public investment hanging fruit.” They are more attainable and PUBLIC projects represent improvements that do not require large amounts of funding. directly support the implementation of the These projects are generally planned CIP vision and goals. These projects should projects in the next five years. inform the capital improvement program INVESTMENT (CIP) by prioritizing projects identified here Mid-term projects are not as attainable for future CIP planning. Some identified within the first five years. They require projects are currently planned capital planning or funding to prepare but should be INITIATIVES improvements by the City. Others are implemented in six to ten years. proposed projects for implementation based Long-term projects may not currently have on feedback from the community. The public an anticipated time frame for implementation investment projects are divided into three or may require prerequisite planning before time frames: implementation. Long-term projects should • Short-Term (Next 5 Years) be revisited to assess the status of the project and determine if implementation can • Mid-Term (6-10 Years) be accomplished sooner.

• Long-Term (More Than 10 Years)

PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] February 22, 2021 41 Advisory Committee Review Draft Advisory Committee Review Draft Public Investment Initiatives Public Investment Initiatives

S7

SHORT-TERM (1-5 YEARS) DRAFT Corpus Corpus Public Investment Christi Christi # PROJECT NAME # PROJInEiCTti aNAMtiEves Bay Bay PARK AND TRAIL IMPROVEMENTS S10 Sea Pines Dr. Rehabilitation

1

S11 CruisierShor St.t T Rehabilitationerm Project Types 6 P1 Beach Facility 3

Health and Safety Improvements y P2 Douden Park Improvements S12 King Phillip Ct. Rehabilitation w

H Parks and Trails Aquarius St. Rehabilitation e P3 Aquarius Park Improvements t S13 a (CommodoresStreet IDr.mp toro Dasvem Marinasents Dr.) t Billish Park Park Amenity Improvements S2 S P4 AquariusUt iSt.lity Rehabilitation/Infrastructur e I m p rovements P5, P6, P7 & Covered Basketball Court S14 S3 U2 (Topsail St. to Whitecap Blvd. ) Packery Channel Dredging & Beach Padre/Mustang Island P5 Nourishment S15 CaravelC Dr.orp Rehabilitationus Christi City Limits Packery Channel Hurricane Harvey S16 Yardarm Ct. Rehabilitation P6 Repairs S17 Bowspirit Ct. Rehabilitation S5 U1 P7 Packery Channel Monitoring S18 Mutiny Ct. Rehabilitation P8 Dune and Beach Monitoring* S19 Beaufort Ct. Rehabilitation Gulf of S13 S4 S9 P9 Riley P. Dog Park (Civic Organization) Mexico S20 Blackbeard Dr. Rehabilitation P1 U5 STREET IMPROVEMENTS S21 Man O War Ct. Rehabilitation t S1 P2 S S22 Barataria Dr. Rehabilitation Inset P S1 Park Road 22 Bridge s a Gulf

u r i k r U6 R of JFK Causeway Access Road S23 Years 3-5 IMP** a S2 S12 u P3 d

q Mexico Improvements (Bond 2018) 2 UTILITY/INFRASTRUCTURE IMPROVEMENTS A 2 S3 Jackfish Ave. Improvements U1 Packery Channel Water Line S20 PR22 Median Improvements S14 U2 Sand Dollar Pump Station 1 S4 6 lvd S22 (Compass St.) 3 B S11 ap y c Whitecap Wastewater Treatment Plant hite S5 PR22 South Access Road Improvements U3 w U4 W Improvements H S21 e Encantada Traffic Safety Improvement at S6 Whitecap Wastewater Treatment Plant, St S Project U4 I s Odor Control, Bulkhead Improvements P la S6 a

s n d S7 Beach Access Road 2A (Bond 2020) d

u

i r U5 Park Road 22 Lift Station S17 r e S15 t D S19

a

S r U3 S16

Island Mobility Plan for Pedestrian, u P U6 Aquarius Lift Station Repairs q P4

S8 Bicycle, Golf Cart, and Other Alternative A d a lv r B k P9 S18 Transportation* U7 Stormwater Master Plan Development* ap itec R Wh d

2

Pedestrian and Bike Safety Improvements 2 S9 (North Padre Sea Wall Area) Sea Pine *Project Not Mapped s Dr S10 **The first two years of the Infrastructure Management Plan (IMP) are considered to be complete in the planning process, while the subsequent three-years are considered to be on a rolling list that is 1 utilized for planning purposes. The IMP will be updated and presented to Council for adoption annually. Residents are encouraged to visit https://www.cctexas.com/imp for the most current list of projects. Miles E Draft date: Feb 18, 2021

CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] 42 February 22, 2021 February 22, 2021 43 Advisory Committee Review Draft Advisory Committee Review Draft Public Investment Initiatives Public Investment Initiatives

P14

MID-TERM (5-10 YEARS) DRAFT Corpus Corpus Public Investment Christi Christi # PROJECT NAME Initiatives Bay Bay

PARK AND TRAIL IMPROVEMENTS 1 Mid Term Project Types 6

3

Seawall Repairs, Access Improvements, Health and Safety Improvements y P10 w

and Amenities (Private Ownership) H Parks and Trails P15 e t

P11 Seawall Parking Lot Pavillion a Street Improvements P16 t P12 Ulberg Park Improvements S Utility/Infrastructure Improvements S26 P13 Commodore Park Improvements Padre/Mustang Island Shamrock Island Restoration P14 Corpus Christi City Limits P12 (GLO Project) Mustang Island Bayside Wetlands P15 Restoration (GLO project) S24 Packery Channel Nature Park Habitat P16 Restoration (GLO project) Gulf of P13 P11 Mexico STREET IMPROVEMENTS S25 P10

PR22/SH361 Intersection Improvements t

S24 S Inset P Study and Implementation (TxDOT) s a Gulf

u r i k r R of PR22 Pedestrian and Access a

S25 u d

q Mexico Management Improvements (TxDOT) 2

A 2 S26 Packery Channel Loop Road S27 Mobility Plan Implementation Phase I* 1 6 lvd 3 B S28 JFK Causeway Evaluation* ap y c hite w W Paper Street Development* H S29 e (Private Ownership) at St S I s UTILITY/INFRASTRUCTURE IMPROVEMENTS l P a a

s n d d

u

i r

Whitecap Wastewater Treatment Plant r e t D

U8 a S r Improvements u U8 P

q

A d a lv r B k *Project Not Mapped ap itec R Wh d

2

Acronyms 2

GLO - General Land Office (Projects are from the Sea i Texas Coastal Resiliency Plan) P nes Dr TxDOT - Texas Department of Transportation 1 Miles E Draft date: Feb 18, 2021

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LONG-TERM (10+ YEARS) DRAFT Corpus Corpus Public Investment Christi Christi # PROJECT NAME Initiatives Bay Bay

PARK AND TRAIL IMPROVEMENTS 1 Long Term Project Types 6

3

Bike Path from Balli Park to Padre Health and Safety Improvements y P17 w

Island National Seashore H Parks and Trails e

t

Multi-Purpose Community Meeting a P18 Street Improvements t Facility* S Utility/Infrastructure Improvements STREET IMPROVEMENTS Padre/Mustang Island S30 Mobility Plan Implementation Phase II* Corpus Christi City Limits *Project Not Mapped

Gulf of Mexico

t

S Inset P s a Gulf

u r i k r R of a

u d

q Mexico 2

A 2

1 6 lvd 3 B ap y c hite w W H e at St S I s P la a

s n d d

u

i r

r e t D

a

S r

u P

q

A d a lv r B k ap itec R Wh d

2

2

Sea i P nes Dr P17 P17 1 Miles E Draft date: Feb 18, 2021

CITY OF CORPUS CHRISTI [DRAFT] PADRE/MUSTANG ISLAND AREA DEVELOPMENT PLAN [DRAFT] 46 February 22, 2021 February 22, 2021 47 Advisory Committee Review Draft Advisory Committee Review Draft