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0 ID Jl --D -f L coas al anage ent HT 393 .T4 5D 763 pollot study 1977 ach access CORPUS CHRISTI BEACH a coastal zone management pilot study of beach access and conservation -waterfront housing, recreation and tourism prepared in cooperation with the City of Corpus Christi by an Interdisciplinary Team of Graduate Research Assistants of Texas A&M University, under the supervision of Dr. Wolfgang G. Roeseler, Head of the Department of Urban 'and Regional Plannir and in association with Dr. Christopher Mathewson, Professor of Geology. Ernest,, Briohes, Director of Planning and Urban Development directed the City's participation. property of CSC Library Team: TexaS A&M University William J Gentile Urban &,Regional Planning', Team Leader Francisco G. Gonzalez Architecture, Team Leader Claude A., Harding Urban Regional Planning James Kennedy Geology Joseph Watson Geology Team: City of Corpus Christi Larry, Wenger Chief Planner U.S..DEPARTMENT OF COMMERCE NOAA COASTAL SERVICES CENTER Bruce.McClendon Senior Planner 2234 SOUTH HOBSON AVENUE CHARLESTON, SC 29405-2413 Mickie RaAsch Planner CONTENTS PA9 e PURPOSE AND OBJECTIVES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I RESEARCH AND ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Methodology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 City of Corpus Christi . . . . . . . . . . . . . . . . . . . . . . . . . . . . . p, Nuetes County. . ; . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Regional Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Climate Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Market Area ... . . . . . . . . . . . . . . . . . .. . . ... . . . . . . . . . . 15 Corpus Christi Beakh Today . . . . . . . . . . . . . . . . . . . . . . . . .. . 16 Geology of the Beach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Sedimentation and Erosion . . . . . ... . . . . . . . 21 Storms . . . . . . i . . . . . . . . . . . . . . . . ...... . . . . . . . . . 24 Restoration and Maintenance . . . . . . . . . . . . . . . . . . . . ... . . 27 DESIGN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Design Objectives and Concepts . . . . . . . . . . . . . . . . . . . . . . . . 30 L,inkages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 .Rincon.Park . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Suefside Park . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . 33 A Third Open Space. . * * ' * * * ' * ' * ' * * ' ' * * ' * . . . . . . 33 Land Use and Growth Objectives . . . . . . . . . . . . . . . . . . . . . . . 35 Saltwater Pool, . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 IMPLEMENTATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Public Policy . . . . . . . . . . . . . . . 41 Corpus Christi Beach Development District Summary . . . . . . . . . . . . . . . 44 REFERENCE ........................................................................ 49 LIST OF PLATES PLATE SECTION #1 - Population Growth Corpus Christi, Texas Research and Analysis #2 - Circulation #3 - Major Activity Centers #4 - Nueces County #5 - Regional Transportation Systems #6 - Climatic Data #7 - Market Area #8 - Existing Land Use #9 - Streets and Utilities #9-11 - Underm-used Space #10 - Owner'�hip Characteristics #10-1 - Existing Land Values and Zoning #11 - Visual Analysis #12 - Generalized. Geology #13 - Winds, Waves and Currents #14 - Hurricanes #15 - Corpus Christi Beach Project: U.S. Army Corps of Engineers #16 - Circulation Plan Design #17 - Open Space Plan #18-1 - Rihcon Park Site Plan Options 18-2 - 18-3 - 18-4 - PLATE SECTION #19-1 - North Channel Park Options #19-2 - #20 - Activity Modes #21 - Development Guide Plan #21-1 - View Corridor #21-2 - #22-3 - #22 - Swimming Pool Wave Impact Impl6mentation PHOTOS DESCRIPTION PAGE A View North From Existing Condominium 1 Aerial Photograph of Corpus Christi Beach 6 A View South From Existing Condominium 7 Shoreline boulevard Looking North 18 Lynn Motor Inn on Shoreline Boulevard 32 Art Museum of South Texas 33 A View of.the Project Area From Atop the Harbor Bridge 34 Street Tree Planting Along Shoreline Boulevard 45 p u p ose iv,ep PURPOSE AND OBJECTIVES The Coastal Zone Management Act of 1972 (16 U.S.C 1451), authorizes a wide variety of exploration and ''t coa conservation measures concerning the vas stal regions of the United States. The act and its numerous programs are adminis- tered by the Office of Coastal Zone Management (OCZM), National Oceani. and, Atmospheric Administration, of the U.S. Department of Commerce. In Texas, for valid and compelling reasons,,,' the th,rust o'f'coa,st:a,l mIana,gemen't, activities has been the exploration' of oil and gas resources on,thQ,contj,,nental: shelf. There exists, however, another area of public c Ioncern cbverpd-hy, the federal statute and that is the providing of beach access for recreational purposes in general, for tourism, and for waterfront development, particularly housing. Geologic and man-made constraints provide formidable obstacles to the orderly and rational development of beach areas along the-west and north coast-, line of the Gulf of,Mexico in the states of Texas, Louisiana, Mississippi, and' Alabama. Conditions here are substantially different than those found in Florida and along the east and west coasts of the continental United States.@ OCZM considers beach access in this context to be the key issue in a very broad sense, extending beyond,physical participation in recreation activit,ies and 2 encompassing "visual, legal, social and economic access. The barriers that inhibit them, and the tools that.are available to enhance them." The desirabil,ity of coastal management invol'veffient in beach access programs was recognized by Texas A&M University and confirmed by the state's Coastal Management Office, under the direction of Mr. Robert Armstrong. Funding@, however, had been previously commi,tted to continuation of the resources exploration programs and would have to be secured directly from the U.S. Department of Commerce. It was Iagreed that the orderly development of coastal areas would be of substantial public interest in Texas and would provide for relaxation and recreation of the citizens living in the general region of which these coastal areas are an integral part and which can be reached.conveniently by automobile.withih one day. It:was also recognized that the economic,impacts of orderly development of tourism and Gulf shore recreational facilities would be substantial and would provide job opportunities for loc@l resi- dents. Job opportunities would be particularly advantageous for Mexican-Americans. The tour ist industry everywhere, including in the Miami, Florida area, has demon- strated repeatedly its ability to absorb large numbers of fore',ign-born workers under favorable coh ditions offering substantial economic opportunities, not as much impaired by the language barrier as other activities. 3 On the basis ofthese general conclusions, the Department of'Urban & Regional, Planning at Texas A&M University decided to undertake a pilot study in order to develop general guidelines and criteria for a broader based, more comprehensive resea,rch effort to be undertaken later. For the pilot project, a complex area was selected which,involves not only the full spectrum of natural constraints of beach development, but also the intricate metropolitan urban aspects,,,that had tb,@bi@ recognized and taken,into account in developing standards and guidelines for orderly growth. The area most appropriate for this initiai effort was the Corpus Christi Beach section in the City of Corpus Christi, and a program was initiated by the Department and the City of Corpus Christi to examine the range of problems and to develop solutions and guidelines at least in concept. The project was carried out over a period of 10 months, and this final pro- ject report presents the principal observations and findings.' The Corpus Christi Beach pilot stu'dy'consisted (a) of a comprehensive,.assessment of the physical - geol ogic environment, followed by an analysis of man-made development; (b) of a series of concepts of solutions to reflect a variety of objectives; and (c) of technical Provisions for possible regulatory measures. he principal objective held in view was the providing of @ater, trqn,L .a__r,_ce,ss_for public 4 and commercial recreation, apartment housing and tourist facilities under conditions compatible with sound prattices of conservation, flood protection, engineering, archi- tecture,and.ur,ban planning in general. The timing of the pilot study was input prompted by a beach restoration project of the U.S. Corps of Engineers for which construction contracts -were led earlier this year. Within the limited scope of this pilot,study, an attempt was made,to,gain better insight 'into the interactions of natural and man-made conditions And circumstances. Also, to develop in,,concept, clearly discernible methods of approaching each,majorIcomponent and the total issue that underlies any effort to improve waterfront accessibility. The University, in cooperation with the Department of Community Development and Planning of the City of Corpus Christi, feels that it has accomplished its objectives and has, indeed, produced a pilot study within the scope outlined herein. The following pages describe the results of this investigation. 5 Nat ,Y ? 7 1@@ q, @p s 14 ON;, 4, Q,@ ItIz, AU 'j 011 L9 ,vo Ak z p 7 10!41,1, t: dW J, QF "n. "@6,4wl` A, I K@c z@lz't N 6 .4ts", CORPUS CHRISTI BEACH, TE IXAS prm"!@_ (RESTORATION PROJECT) AERIAL RHOTOGRAPH DATE OF PHOTOGRAPH SCALE IN FEET' AUG. 5, 1965 800 400 0 800 EXHIBIT 5 APPENDI-X IT Research An lysis a METHODOLOGY The methodology of this study relates to five steps as follows: Initial Orientation Research Analysis Design Implementation Initial Orientation was accomplished through a series of briefthgs by''the city planning staff of Corpus Christi accompanied by comprehensive slide presentations. A review of previous pertinent studies and of available records was included. Research consisted of compilation of data from sources of the City of Corpus ChristiS the Coastal Management Office of Texas; the U.S. Corps of Engineers; the United States Geological Survey; the Coastal Bend Council of Governments; records of Texas A&M Univer- sity; and others. In addition, geologic and land use field surveys were made to round out the data and information base. Analysis consisted of in-de pth review of the research data with emphasis on geologic conditions, including flood and storm histories, currents, soils, land use, building conditions and other pertinent physical conditions and economic data. Problems and constraints were identified. 8 A visual site analysis was made to identify existing and potential points of interest and liabilities. The several routines and sub-routines of this phase produced an envir- onmLintal assessment which provided the basis for design solutions. Pfs@jn efforts resulted in a synthesis of the analytical facts and produced several solutions which would appear to be physically and economically feasible. Implementationas outlined means of attaining the design objectives. 9 CITY OF CORPUS CHRISTI Corpus Christi is located in southern Texas about 210 miles southwest of Houston, 145 miles southeast of San Antonio, and 160 miles north of Brownsville which is on the Mexico border. Corpus Christi consists of 326 square miles, including 105 square miles of land and 221 square miles of water. The overall average altitude is 35 feet above mean sea level. The city was incorporated in 1852; a Home Rule Charter was adopted in 1909, and the Council-Manager form of government in 1946. The population in 1970 was 204,,525 and for 1975 the estimate was 214,307; the expected population for 1980 is 221,760. The Corpus Christi area is serviced by air routes provided by Braniff, Eastern and Texas International. Continental Trailways and Greyhound provide bus service. The highway system running to or through the city consists of Interstate 37, U.S. 77, and 181, Texas 9, 43, 44, 286, 357, 358, and 665. Freight is moved by rail, truck and ships. Rail service is provided by the Missouri Pacific, the Southern Pacific, the Texas-Mexican lines. Motor freight consists of eight truck line companies. Water oriented freight movement is represented by 149 cargo carriers; 99 bulk cargo carriers and 50 canal barges that offer service to and from 10 Corpus Christi withi n the Intracoastal Canal. The port of Corpus Christi is the deepest on the Gullf.of Mexico, at 40 feet. Electricity is provided by the Central Power & Light Co.. Water is furnished by the city from Lake Corpus Christi at Mathis. Gas is also provided by the city. Corpus Christi has 160 churches, nine hospitals with a total of 1609 beds, more than 70 hotels with 4000 rooms and throe libraries with approximately 310@000 volumes., There are five school districts in the area with a combined enrollment of 52,000. Six institutions of higher education serve Corpus Christi: Del Mar College, east and west campus, Texas A&I University, Southwest Research Institute, Texas A&M University Research and Extension Center, and the University of Texas Marine Science Institute. For recreation and entertainment, Corpus Christi offers 21 theaters, including eight drive-inSL' two public and five private golf courses, Memorial Coliseum with seating for over 6000 people and Del Mar Auditorium Exposition Hall. There are over 160 parks ranging from 1 to 80 acres in size, with picnic facilities, fishing piers, swimming pools, bicycle trails, playgrounds. Other features include a marina, salt and fresh water fishing, boating, sailing, water skiing, tennis, auto racing, skin diving, -theater groups, a symphony orchestra, the Art Museum of South Texas and the Corpus Christi Museum. Six major industry groups constitute the economic base of the city: agricult ure, fishing, manufacturing, defense - the U.S. Naval Air Station and the,Corpus Christi Army Depot - the oil port and tourism. Some 150 manufacturing establishments employ approximately 11,500 workers. The principal products are petroleum refined products, primary metals, stone, clay and glass products, chemicals and allied products, apparel and electronic components. The value added by manufacturing products is approximately $279 million annually. Pertinent characteristics of this most pleasant city on the Texas coast are shown'on Plates 1, 2 and 3. 12 POPULATION LEGEND PROJECTED 1990 GROWTH GROWTH 1990 POPULATION FIRM. DECLINE CORPUS CHRISTI, TEXAS PORTLAND if,j CORPUS CHMS71 EA H NUECES BAY Ak CORPUS CHRISTI BAY T ak W@11, lid platel LEGEND CIRCULATION Freeway Thoroughfare Collector PORTLAND CORPUS NUECES BAY % CORPUS CHRISTI BAY %POP ............ plate 2 LEGEND MAJOR *C13D 41 Park Port + Hospital CTIVITY CENTERS M School A Shopping center PORTLAND +Airport & Convention/ Airbase Cultural Center CORPUS CHRISTI NUECES BAY BEACH CORPUS CHRISTI BAY two El IT on @E]L- Fw@ plate 3 NUECES COUNTY Nueces County, Plate 4@ located in the coastal bend region of Texas on the Gulf of Mexico was organized in 1846. Its only river, the Nueces River, forms most of the northern county line; Jim Wells County forming the west and Kleberg County forming the south and southwest. Also, included in Nueces County boundaries are the northern point of Padre Island, Mustang Island and all of Corpus Christi Bay.' Nueces County is 841 square miles of relatively flat land with rich soil. Its coast- line is broken with bays. The major modes of transportation servicing the County include highways, air routes, Ilroads, and sea routes. N Iueces County produces annually an average of $100.4 million ral in gas, oil, shell, cement, lime and stone, Since 1930 more than 460 million barrels of oil have been produced here. There also exist large petrochemical plants. In agriculture an ave rage annual income of $40 million is earned; 80% from grain, sor- ghums, and cottons. Among the livestock within the county, beef, da,iry cattle, hogs and poultry are the most productive. 13 Corpus Christi is the county seat, as well as the largest city. The population of Nueces County, estimated in 1973, was 250,800: 215,000 live within the corporate limits of this city. 14 NUE.CES COUNTY Portla 0 Po ransas V, Rob n Ovi o I 'Corpus Christi ristol s.Ih Chapman Ranch PLATE 4 REGIONAL TRANSPORTATION Transportation in the State of Texas is ranked among the finest in the nation. As shown in Plate 5, Texas has a vast system of transportation facilities. There are about 250,000 miles of roads, more than 13,000 miles of railroad lines and 1,200-public and private air- ports. The Texas coastline is served by the Gulf Intercoastal Waterway, and by 13 major ports. Consequently, transportation of people and goods is a major industry in Texas. Statistics from County Business Patterns and the Association of American Railroads for 1973 indicate that the transportation industry employed nearly 160,000 Texans and generated an annual payroll of more than $1.5 billion. Trucking and warehousing is the largest segment of the commercial transportation industry in Texas with over 69,000 employees. Railroads rank second with nearly 29,000 persons on the payroll. Air and water transportation each employ 20,000 workers. The commercial transportation industry statistics do not reflect the vast investment in private transportation facilities and equipment. Private automobiles, trucks and aircraft are highly significant in the Texas transportation system. The dominance of the private automobile in passenger transportation here is well known. 15 CLIMATE DATA The State of Texas has a wide range. of climatic conditions (Plate 6). However, the most pertinent information is that which relates to the cost, and particularly that which affects Corpus Christi and its hinterland. Average annual rainfall along the coast ranges from 30 inches in Kleberg County to 35 inches in Aransas County. Inland, average annu'al rainfall ranges from 27 inches in Kleberg County to about 30 inches in,Bee County. Corpus Christi averages about 28.5 inches of pre- cipitation annually. The average annual rainfall from 1931-1960 shows a progressive increase eastward across the coast from 27 inches in the southwest to 35 inches in the southeast. Temperatures range from a January or average winter minimum of 44 F. in Refugio and San Patrico Counties, to a July or average summer maximum of 97 F. in Jim Wells County. Counties along or nearer to the Gulf of Mexico, such as Aransas and Nueces Counties, registered an average winter low of 47 F. to average summer highs of 92 F. Between 1931 and 1960 the average annual mean face-air temperature in the Corpus Christi area was between 70 and 72 F. 16 KEGIONAL F TRANSPORT ari lo, Lubbock SYSTEM'S Fort Wor p7 E aso A stin Port Arthur 0 San Antoni Texa> LEGEND Urban Centers rpus Christi Major Highways Air Route Sea,'Ports PLATE 5 8 20 CLIMATIC- 2 DATA 8 8 10 2 2 56 14 4 12 18 1 2 2 Mean Annual orpus Christi 15 Precipitation number in inches 20 5 3 245 45 0 G75 0 5 f Mean Len th 0 Corpus Christi 9 2'0 Warm Season' 8 I!s PLAT E 6 number in d MARKET AREA The restoration of the Corpus Christi Beach furnishes Corpus Christi with the potential of attracting its share of visitors from a considerable part of midwestern United States and, of course, from the harshest regions of Texas. A large number of winter vacationers from these areas find the warm subtropical climate and the generally reasonable living costs of Corpus Christi attractive, (Plate 7). Moreover, there is an international market of Mexicans seeking U.S. coastal resort establishments as vacation sopts. As a growing market and with the strategic clo ness of Corpus Christi to Mexico, it is conceivable that this may become a major factor in the development of Corpus Christi as a resort with an international mill The Texas Office of Business Economics considers the key zone of affluence to be the City of Corpus Christi and an eIght-county area surrounding it. It is anticipate that most of the demand for recreation facilities and services of Corpus Christi would be generated within this immediate area which is generally within:an hour's driving distance from Corpus Christi proper. 17 A, vlli-u, IQ it, '1@1 It 6 t It; n ino 'o,s. WIA, 'W", P4 - I p , "" -V "ile ,r t 1, ON "4", @A sV "i1i I@j tz v, lt, W till ;;o ;A@ 4 x It kii '14 I NO', -t :i 4 "M11,11100 ma leT Ak 't '1@ Ijjip"@ NSA - NY, JA @Ai TIN Vol Mx 4 1 J 'It 't, 'At" tj@, @X I KI "A. 1P:ir1\ IV, "'A '7 `74 L .... . ..... MA KET AREA Seattle -Helena u ortiand V qt. Paul Boise B ston 3 LAC, York aukee "0, M I- pn Aw @O oi ew OWN "b T k-(- Gi_t A N-Mvig" h ladelphia L NXI " Y- M NN ha San Fran@isco more gton D.C. -Inclianapol L yis o I,a Vega Nashvill- .I,os Angele$ Ulty 64enphLs.- San Di -LittL e KOCK4 090 -Phoenix. wlaiU_a am NO% Bir arleston 'N "f Ar M-50 6"WO 01 t IT ME, wx 'PIE F', INM I'M acksonville "U,I w -xv &M eaumont w orleans 23 W4 UAW sa Ca ves b In, a IM, "M-7. BU orpus Christi 1.0 I.g g VON-KA 'M ON iami rownsville PLATE 7 CORPUS CHRISTI BEACH TODAY As one approaches Corpus Christi Beach from downtown Corpus Christi, via the striking steel arch bridge over the ship channel, one becomes immediately aware of the great tragedies that have wiped out substantial development on several occasions. The scars of repeated hurricanes, which heavily damaged the area, are still all too noticeable. The area comprises approximately 360 acres; 178 of which are streets and easements, 40 acres public land, 35 acres in residential use and 86 acres are,undeveloped. Corpus Chriisti,Beach is in a general state of deterioration and decline. Incompatible land uses appear to be strewn over the area, (Plate 3). Some commercial uses exist, however they are scattered and do not form any type of effective commercial complex. A five-block area, between Canal Avenue and Coastal Avenue, was once the commercial hub of this beach. That has long since disappeared. Today, limited motel and curio shops exist of.marginal character. Large sections of this land are vacant, or underused from an economic poi,nt of view. Timon and Surfside Boulevards once served hotels, which lined these banks from end to end. Today, little remains, except near the exit range of Highway 181. This once active area is now blighted. The previously prosperous rental properties, single and multiple family units in particular, are now suffering from deterioration and lack of use. 19 The general appearance of the nieghborhood is one of decline and obsolescence. The street, pattern, Plate 9, is out of scale with the properties to be served. They are also in a poor state of repair and lacking good surfacing, curbing, lighting-and landscaping. Utility lines are 40-50 years old, and have in part deteriorated. All utilities come directly from Corpus Christi, beneath the ship channel. These lines are said to be, in po.or condition. If development is to occur, the entire,service system would need to be upgraded or replaced to support the area properly. Corpus Christi Beach's fire station has been abandoned. There is, of course, no longer a need for a school. Of the two theaters, one is now used for meetings, the other is abandoned. There are three public parks. However, only one has landscaping and recreational equipment. A tourist center is run by the Kwainas Club during tourist season. The remaining buildings are often in a delapidated state of affairs, certainly technologically obsolete and of lettle use value as evidenced by the number of abandoned buildings. Residual residences survive, and undoubtedly in anticipation of someone coming along to assemble the property for a more productive purpose. Land generally is under-used as indicated by Plate 9-1. Little has happened in the Corpus Christi Beach neighborhood in recent years, with the exceptiDns of a few noteworthy and undoubtedly complex, yet successful, efforts of reclamation. One such example is the Las Brisas condominium; the other the Master Host Motel. The condominium@, a 20 la IWO- Im- @--W c 0 0 0 00 BLVD T- SIMELINE BLVD CD CORPUS CHRISTI BEACH LEGEND D1VEL0PM1rtT 63DI PLAN LJ < � rGGoN:@ALrZ-ARGHlTrCTuhc:- u < @- =SINGLE FAMILY RESIDENTIAM LIGHT INDUSTRY EARCH At615TAMT/TrAM LEADEP D- � 1,V.J.GrN7 ILr:- UPBAJ-t PLANNIMG - rr) oc cl- - ' EXISTING LAND USE MULTI FAMILY RESIDENTIALM PUBLIC & QUASI-PUBL SE5 hrz)l:AhCH 'D,11@313TAN I ic 4 o JK'r'!rlrD*r-Gr7c)5clrricr_- > Rr3rAACH ^5:51,5TAfIT gircUr- urlDrR Tpr 5UPERVI51ON of [)R, COMMERCIAL UNDEVELOPED W. G. R0175C LCR, HrAD U RPL SHEET PLATE 8 .......... MIA :!7 mom -Nut""' LAa NwU" U'gm'kE PLATE 8 0 , ----- L 2 N. 0 ----------------- L 0 =0' i7 0 0 00 Ak fs, Cl @i C3 cl 0 L L 00 7i CORPUS CHRISTI BEACH LEGEND DEVEL0PMUIT 61jID17 PLArl 0 Fr-G0rC_ALrZ-AW_HlTrCTUR[7- THOROUGHFARE FREEWAY 8C'5E_AhC" AW15TArfT/Tr7AN LfADEP W.J.Gl lTlLr-,LlMA" PLAIlrill-iG - f@r"r:@ Z>:51,5TANT STREETS and UTILITIES Li OTHER ROADS COLLECTORS 0 JF' rr,,ilrPY-cro_11cicricr_- > Br5EN'iCH A*51,5TArlT W. G. RO --STORM DRAINAGE 7-:177 'SHEE- UMPUR THE 5LJPEFiVJ.510N Of= P9. WATER LINE SEWAGE LINE 1 E!5t: LE 9, HrAD URPL. PL41E 9 ---- - ---------- --- - - ----- ------------ qyL 4 bP`hTw'4EETS AND UTILITIEt% PLME 9 0 0 0 0 00 1. @ -I "M :2 @ D: =3 < "d rl"-, 7 o (n 0 24 70 -(a:n'r- m 2 R 2' 5@ > Fi> z4 ::z C: :z -OM > 0 33 C?EFA5TMErITOff Uf@FArl PLANNING 7EYA5 A&rl UHIVCF@51TY 00 0 0 Jim0 lift COML L2 m cn 07 Fl I .77 co m iA cm@ M as rn cn U N ED& E R mum S& E Lmw&) S' RACE PLATE 9-1 t X@@j ten-story building, is of considerable Interest in this context because it demonstrates that an inaginAtive'developer.will immediately make arrangemets to work with a modern concept which requires overcoming the antiquated development patterns of the. past. The buildin's orientation is such that maximum exposure is to the Gulf, of Mexico and skyline of Corpus Christi, which is obviously the key attraction to living in this area. Likewise,-the Master Host Motel is functionally designed and placed in.sharp contrast to its surroundings. Casual examination of courthouse records reveal an obsolete, antiquated lotting,pattern which militates against effective reclamation of the land. The tax assessor, though, keeps his eyes on the beach property andwill meticulously assess the highest tax values to those properties which enjoy beach access (See Plate lO,10-1). The zoning of this area is superficially oriented toward commercial .However, a broad, loose type of zoning districting tends to produce conflicts and fails to induce sufficiently compatible usage. In many cases, incompatibility has been condoned' rather than discouraged as illustrated: by location of mobile homes, and travel trailers in the Immediate vicinity of principal development accomplishments, such as a condominum, (Plate 11). This zoning pattern is in need of a close reevaluation in order to meet the needs of the future, to bring,about good investment and to foster conservation. Taking the natural constraints, the ship channel, the industrial area to,the west, the overpowering steel arch bridge, and the causeway, the demand upon the urban designer is substantial. These features are there and cannot be changed. Yet, the area' itself, with a new beach presently under construction by the U.S. Army Corps, of Engineers, offers outstanding location advantage for active and passive recreation and tourism close to the center of activities of the 'Corpus Christi metropolitan area. In this sense, it is a unique section and a regional resource which deserves considerable public support and attention. Plate 11 gives some -indication of this even under present conditions. 22 0 0 c AL 0 0 23 0- 000 2 LMJ SHORBLINE BLVD -2 -J Ig CORPW CHRISTI, BEACH DrVCL0PMrt'f7 GLJlDr- PLAN Lj � FG GONZALEZ- ARCHITCCI U HE - u fir5rmcH A-35i5TArfT/rrAM LEADEP iL � WjGrNTlLr- UPOA:i PLA NINO - -'r) B175 IT, < LJ OWNERSHIP CHARACTERISTICS 5r@AF'c" A55'3 jrrmrirDY-Go-,cTArNcr!- x 8r5rAF`$CI4 A35IoTArlT Ly[L LJ Z- UrlDrR THr 5LIMPIVISIOri OF DR. W.G, ROUtCLM, HEAD URPL ---- ---- --- --- --- .. .... mwmwmpmmmwwmw@ 0% W 8 NO E 0 Km% 1%, S 0 HE I m FFft C HENAORACTEEKoft I STICS PLATE 10 ol 0 0 00 -n rj) Eu C)IDC)F qx: > -M r ull'm 1 --1 Uov -> F, G)4 =< N ou 0-4r, c::z M Da 0 DETA5TFlrriTOf@ JF@RAN PLANNING UNIVr- RbITY 0 .0 00 ......... . 'Al . . . . . ..... R 4-- f i i vb: awl ch C3 "PI --Tr "0" 41, ........... .......... 2@iJ LAND VALUEmS M@ A D m Im.0 0% N I Nt%s%A PLATE 10-1 0 0 0OU j 5 =0 n@ >1-1 1-1103 M C7 t =;)@C-U -7 > 0 Observation Tower > Old Fire Station Vacant Gas Station Harbor Motel PEFAFMIENTOff 00 Knotty Pine Motel LJ55AN PLAHNING 7TXA5 A&rl San Marino Courts UNNER51TY -1 U 0 Traveler Motel 7F U -,0 0 0 Lynn Motor Inn 0 C) Palace Sporting Goods 0 Capri Lounge Motor inn Ell N)1) Lamb Bar UU Slim's Book Swap Bill's Beachcomber Tatoo P Old Beach Theater 'faster Host Motor Inn C= Country Store C= D Cn rulf Beach Motel C C= Coronado Motel E=- cr@ C---) -0 ---] Marlu Motel, U T-7 Aztec Courts n Mai Tai Restaurant Kiwina's Park Gulf View Trailer Par gum Las Brias Condominium -. I C. I I;. in Ebb Tide mot,@i U Southwind Motel r) Rock Lodge ;j 00 H.0 n:311 0-z P. 5---J L L-A n'.0 BEACH AVE 0 @o @H @ W:3 Teller Family Unit- < 71, + CHI 0 "M W@ M :30 0 0-00 W. . -, . -,M 2@- M :1 F,Z 0 it Exxon Distributor 0 00 0 > > 0000 Covered Picnic Areas 13 C= -- - ------------ (D Rec. Veh. Trailer Park -n IM I ?ue,lo Del Sol (variety store M VISUAL ANA..v,,Q,,IS PLATE 11 GEOLOGY OF THE BEACH Corpus Christi Beach generally consists of shell and sand, underla'in by shelly clay and mud. The grain size changes from sand along the shore zone, to silt in shallow bay water, to fine mud covering the bay bottom. These sediments are the result of geologic processes operating for thousands of years in the Corpus Christi area. During the last period of continental, qlaciation, 30,000 years ago.' sea level was as much as 400 feet lower than present. Deep river valleys formed in the areas of Aransas, Mission and Nueces Bays. As sea level rose to its present elevation, 'large quantiii.es of sand,, silt and mud filled these deep valleys. The sediments were then redistri,buted around the bays, and adjacent areas, by geologic processes still operating today. The major geologic forces are portrayed by Plates 12 and 13. 23 Sedimentation and Erosion The shoreline of Corpus Christi Beach has experienced erosion since 1880. This erosion is attri- buted to natural processes of wave attack and longihore currents on the beach, and to some degree, manes removal of beach material. Natural processes may act over long time periods at predictable magnitudes and durations, or as vi,olent, short-term unpredictable events. Long7term processes derive their,ene'rgy primarily from the wind. The two dominant wind regimes in the area are the persistent southeasterly winds of the warm months, and the strong northerly winds of the winter (Plate 13). Sediment is naturally supplied to Corpus Christi Beach by onshore waves and longshore currents. The southeast winds produce waves acting normal to the shore which set up northeast and southwest long- shore currents along the beach. During the winter months, storm winds are primarily responsible for creating southwest longshore-currents sweeping the shoreline. Bay bottom sand and Ishell is supplied to the beach by waves which transport this material onshore. Longshore currents move sand from the bluffs surrounding Corpus Christi Bay both southward and northward to the Corpus Christi shoreline. Over a period of years, southward moving currents are dominant over those moving north along the beach, shown by the hooked shore of the north end of Corpus Christi Beach, as opposed to the straight shoreline 24 NUECES. Q.- '@X 4 COfRPUS'C@dRISTI ;.,BA?. ... . ... . .. ...... % a, T Corpu sti s Chri .......... . ..... CORPUS CHRISTI BEACH Dr-V'L@)Prlr-[fT 6UIDE PLA[i 7- Ll � f2G GoN.-ALrZ-AFrHlTrCTURr! - u E R!!5rAFr-H A'551,5TAr-TT/TCAM LfADEP 0 � YV.JG1:llT1Lr LJM4t PLAMNING - cc M@TARCH-A,5315TANT uz= U GENERALIZED GEOLOGY � JKrrjrlEDr-G[:0-5Cl[:NC r_ <' "'L@ 1@ > Kr3IAMCH AZ)313TAflT L_j CC t 17- urlDrR THr- 5LlPrRV1510N Off D8 P L W.Ci R0t5[:L[:R, HrAf) URPL - - - - -- ---- - --- S@@, L@Ilk@--,- ---42 C"IENERALIZED GEOLOGY PLATE 12 'i c 0 0 F@ F 0 7- rT C; > F- cc Q6 1 " I . , , , " , , -a FN v 1 H IM DEPA UhhAN PLANNIr-r, 7 r_)@A5 A & 11 UNNER51TY 14 "Ar =r 0 11@@. (D %M 90 T cn 'J" I @_T rn rn- rn --I L'I C> , WE, C_ /Ply 0 IK@Z; C:) S rn m co ,v ,X m 1,0 7_1 3 07 Cl 7 =r a _,cn ch ___ 4@-@ -2@ i@@ Mtl@ UUHK N rh WIN US, WAVES AN wali'mm' E IL mTo PLATE 13 at Portland (Plate 13 Several factors have contributed to the natural long-term erosion of the beach, either by limiting the transporting capabilities of the natural processes or reducing the sediment available for transport. Wave energy is reduced in Corpus Christi Bay by the shallowing -of the bay itself and by the spoil bank dam of the ship channel. These coriditions limit the wave height, which in turn de- creases the energy necessary to supply sediment to the beach. Sediment available for transport to the beach has been reduced in several ways. Siltation of the bay has deposited a layer of mud over sand and shell on the bay bottom. This mud has the effect of protecting the underlying material from transport as well as killing shelled animals. The naturally formed sediments from living shellfish also serve as beach material. Structures within and around the bay have also reduced the sediment supply by obstructing its passage to the beach. The spoil bank dam of the.@ship channel, the curvi- linear breakwater at Corpus Christi Beach, and bridge pilings across Nueces Bay retard and trap sediment. Urban development along the Corpus Christi Bay shoreline restricts sediment and limits the amount of sand discharged into the Bay through ravines at Corpus Christi and Portland and protective sodding and buildings reduce the sediment supplied to the bay be decreasing surface erosion. Natural long-term erosion occurs when storm waves attack the beach, carrying material offshore, and 25 when southwest moving longshore currents deprived of sediment load erode beach material suspended by wave action. Artificial erosion has occured by the actual removal of sand and shell from the beach by shell contractors since 1919. From recent observation, sand removal practices are still being continued on a small scale. Short-term processes have contributed heavily to the erosion of Corpus Christi Beach. Severe storms and hurricanes produce large waves which scour the shoreline and carry material offshore. The 1919 hurricane, in particular, caused extensive erosion. More recently, hurricanes strikIng the Corpus Christi area (Carla in 1961, Beulah in 1967, and Celia in 1970) have also caused shoreline erosion. Geologically, the formation of Corpus Christi Beach required sedimentation to exceed erosion of the shoreline. The beach is presently eroding because the amount of sediment supplied to the beach has been decreased, both naturally and through man's intervention, while the forces causinq erosion have remained the same. 26 Storms Two pri 1@ ndipal wind regimes dominate the Texas,co ast and Corpus Christi persistent, southeasterly winds from March through September and north- north easterly winds from October through February (Behrens and Watson, 1973). Hurricanes are severe tropical storms that accelerate coastal processes so that during the few, hours of passage, the coastal systems experience a degree of erosion and depo- sition equal to months or years at the.normal level of coastal activity. Most hurricanes strike 'the coast from' the @so,uth,east. although t 'ey may veer along the coast, striking it at any a.ngle. Hu&ftanes,b6cbme a 'more s0ribus problem each year, because of expanding population, industry, and development along the Texas coast. These high-energy storms have a significant effect on certai,,n coastal environments that are already over- stressed by intensive use. Hurricanes vary in intensity and size, but several factors effects the severity of their impact u.pon the coast: @(1 _bottom slope and profile of the inner shelf and shoreface; (2) position and degree ofthe astronomical tide cycle at the time of approac.h; (3) .,shape and orientation of barrier islands or deltaic headlands, as wel 1, as passes and upper bay'ar0a; 2 7,` (4) degree of vegetative zones in the area of impact; and (5) angle at which the storm cell strikes the coastline. These factors determine how much of the storm-tidal range will be dissipated upon striking land and how much energy will remain to inflict damage. Principal devastating hurricanes impacting Texas are shown on Plate 14. Hurricane Carla (September 8, 1961) hit Port O'connor with maximum wind gusts at Port Lavaca estimated at 175 miles per hour. The highest tide was 18.5 feet at Port Lavaca. Most of the damage was to the coastal counties between corpus Christi and Port Arthur and inland to Jackson, Harris and Wharton counties. In Texas, 34 persons dies; 7 in a tornado that swept across Galveston island; 465 persons were injured. Property and crop damage are conservatively estimated at $300,000,000. Hurricane Carla was the largest hurricane on record Hurricane Beulah (September 18-23, 1967), the third largest hurricane on record, moved inland near the mouth of the Rio Grande on the 20th. Wind gusts of 136 miles per hour were reported during Beulah's passage. Rainfall 10 to 20 inches over much of the area south of San Antonio, resulted in record-breaking floods. Beulah spawned 115 tornadoes, all the Texas, the greatest number on record for any hurricane. Beulah caused 13 deaths and 37 injuries, of which 5 deaths and 34 injuries were attributed to tornadoes. Property losses were estimated at $100 million and crop losses at $50 million. 28 HURRICANES LEGEND Nueces County Neighboring Counties Hurricanes 11'9 ISO= PLATE On August 3-5, 1970, hurricane Celia hit Corpus Christi. This,was a unique, but severe storm. Measured i,n dollars, it was the costliest in the state' s history. 'Substained wind speeds reached 130 miles per hour, but it was.a gre'at burst of kinetic energy of short duration that appeared to cause the severe damage. Wind gusts of 161 miles per hour were measured at Corpus Christi National Weather Service offices. At Aransas Pass, peak wind gusts were estimated as high as 180 miles per hour after the wind equipment had been blown away. Celia caused 11 deaths in Texas, at least 466 injuries, and total property and crop damage in Texas estimated $463,133,'000. Hurricane Celia crossed the Texas Coastline mid-way between Corpus Christi and,Aransas Pass about 3:30 CST on August 3. The hardest hit was the metropolitan area of Corpus Christi, including Robstown, Aransas Pass, Port Aransas, and smal-l'tbwns on th6"north side.of Corpus Christi Bay. Of particular importance to Corpus Christi Beach., however, was the 1919 hurricane known as the Coepus,,@Chris,ti Storm. It,destroyed the then prosperous resort area of Corpus Christi Beach, a disaster from which the area never recovered. Hotels, a salt water pool, residences and other property became victims of the hurricane together with the permanent loss of,part of the street system and the beaches. Some 300 Texans died in the storm which produced 110 mile per hour winds in Corpus Christi and tides 16 feet^above normal,. The damage was estimated to be $20 million in_1919,,values., @29 Restoration and Maintenance gecause of the continual process or erosion of Corpus Christi Beach, restoration of the geach accom,- panied by periodic nourishment is reqpired in order to develop the economi@c and recreational potential of the area. The restoration project has already begun under the direction of the U.S. Army Corps of Engineers. The method of restoration selected by the U.S. Corps@,of Engi,neers is similar to that suggested by Price (1956). This consists of rebuildin' the beach with sand, and replenishing the beach as it erodes. 9 As stated in the Corps of Engineers report (1975), the' restoration provides an improved beach with Ila berm width of 100 feet along the 5,350 feet reach between,BreakWater Avenue and Hays,Street", (Plate 15), "thence increasing uniformly to a width of 300 feet along the 700 feet distance to Reef Avenue, and continuing @00 feet wide to Woodrow Avenue, an overall length of 7,200 feet." 'The berm crest elevation will. be plus 3 feet, with a total dry beach of approximately 1,800,000-square feet. Construc tion of the beach will be in two stages. First, 535,000-cubic years of fill, consisting of fine sand and silty sand dredged from nearby borrow areas will be deposited along the beach, and mech- anically shaped. Sand will then be transported to the beach area by barge from inland sources, and unloaded into haul units, to be distributed along the beach. The sand cover material will be 1.5 feet thick on the level berm and 3 feet thick at the face of the bayward slope, allowing 1.5 feet on the 30 putego 04r ol r F E= lZi a Co.: p 0, Fi --- ---- x E:@ La ---------- ---------- % AUTHORIZED PROJECT BEACH- 1.4 Mi.. LONG lk % c 0 R p v S C H R S r A y W, LEGE14D AUTHORIZ" 100-0 TO 30V .106 OCAC. VIII. TOP EUIVATIM 0, .3 'M REE' AW., GO *02 LOY45V TO 50d LOUD PAQUING AREAS Gy LOCA RITJRKSTI@ IMOK 67 1 W 50 FROM MRM CREST TO IIWMQ@ DAY 007"d D KNIE AS @@CT I- MS. WT SUaJECT TO LOM EXTOR D-OEO FTRS TO BE REMOVED OR RESULT AT LOC4 E 3 FOR AD@SIRRATW COOPERATION AEQUIKUE4T ,t c CORPUS CHRISTI BEACH. TEXAS JRESTORATION PROJECT) -1 WTI 11L AUTHORIZED PLAN OF IMPROVEMENT TYPICAL SECTIONS 'Corp us Christ tseach rroject, U., S. Arm,,&,7 Corp Engineem PIATE slope for a 5 year advance nourishment. The slope of the beach will be I foot vertical to 50 feet horizontal. Erosion of the new beach will occur by storm wave attack moving material offshore, and longshore sediment transport moving material to the southwest. In the case,of the former, by constructing the beach with a wide berm@width and gentle slope, the force of these storm waves will be reduced. Thus, larger storm waves, Woul d now be necessary to erode the new beach,. It is estimated,that the effects of wave attack,:and longshore qu.rrents@ will result in an average annual loss of 25,000 cubic yards foreshore. HowevL from the beach and ir, depending upon the intens,ity and frequency of storms this loss will vary. The Federal@qpvernment will provide the first 10 years of nourishment with a 50% contribu- tion from,iocal interests, afterwhich maintenance of the beach will be entirely a local responsibility. 31 @?YIMTZIF P R6111T MM 'Z. "A" ,I, OY ,55 C Oki 'tog NR@ 010 v I w1w. INA P1, 1@" i4l IV! @w .. .. ........ A,A, ..... .... I ko "V @11 lit, q'I'lIly "I -11 17, 1 4 ", 'i vw 0 so'- FIR TWFI@577' TIF@ NTO 3-51 Mew" j It us, Xg A A" - - '4 " @' .' I M"'! y' , RE'! I Wit "'V I k@ i?_ A,' 1@jtk" V. @M"" 44 1" 'I'Wlo- )"i-As N11- MM. ON 1.1.@ Art ka fie, Nim" jt: Av.q@ R', It J J.- MW 'id A,@ Aw 134 -if, ql@i X", INN" (N V., 4 Uf qW,; wmggg a - A W7 - I -" @@Onw_n it'll" R3 @i "q "or nx Q, I@ 'T@ ig M "g, lr;l IV 6"M q@,I@ MA! iY z iT @i!Z-%T,:@-,,@@i "y E V, .. ... .... 4 Ki .. .... . . W, . ..... . 41-111;1 ... ..... . if uA W-,"IM', 'h 4 @;:v-w ffo 0@, @i Or DESIGN OBJECTIVES ANUCONCEPTS The natural assets of Corpus Christi Beach, such as the beach itself, beach oriented activi,ties, pleasant temperatures and close proximity to the center of the metropolitan area, would be most complimented by the development of waterfront housing and recreational facilities. Furthermore, the rel-atively short distance to the waterfront from any location within the study area should provide ever increasing incentives for investment, for it is established that man strives to be close to,water. .Linkages Coinciding with these design'objectives, it was agreed that the present system of streets and walkways need modification, so as to improve accessibility, functional separation of land uses and to take advantage of aesthetic features, Plate 16. Corpus Christi has gained recognition for Ocean Drive, a wide boulevard landscaped with subtropical plant material. Therefore4 it would seem natural to continue the same theme in this area, where it once existed. For this reason, Timon and Surfside Boulevards are molded into a distinctive feature, extending from North Channel Park to Rincon Park.,. This primary boulevard, carefully designed and landscaped with,subtropital plants, has an average right-of-way of 150 feet. It could become a major attraction. "This generous al,location of land seems to be fully justified, because of the fact that this.,bo,uIevard-wil.1 induce substantially higher investments than an ordinary street frontage to offset tax losses. West Palm Beach, Miami, Clearwater, Florida among other coastal cities - amply demonstrate the validity of this concept. Perhaps at some point in time, it may be advantageous to provide a personal rapid transit system (PRT) for residents and tourists along the boulevard which could,be utiliz'ed as feature attraction. The PRT might be an elevated, small vehicle, perhaps a monorail, similar to t-hose in Miami,,Beach. Traveling above the palm trees between North Channel Park and Rincon Park would certainly generate excitement. The system would best be located within the median'of Timon a,nd',Surfside Boulevards, which would provide maximum access and the most direct and unobstructed path of travel. Walkways are essential to the vitality of the beach. Access should be strictly li Imited to ped- estrians, while at the same time providing a means of evenly distributihg beach,users. These walkways, in the immediate vicinity of the beach, will also accommodate necessary beach support facilities, such as bathhouses, restrooms and concession stands. An attractive env,ironment would be created with wide (15 to 20 foot), well designed walkways, having such features as resting or sitting areas, grade-level changes, dynamic landscaping, fountains and an exciting view of the Gulf. The walks could be complimented by a system of bikeways cle6r'ly separated from the walk- ways and roadways. 36 ajo, Site Entrance X, ------------------ ----------- ----------- ,ing Spacj. 550 Park, Beneath Bridge r A 0 F, 970 2 1 0 C:3 150+/- ft Transit Station Right -of -Way 100+/- ft Right - of - Way APPROXIMATELY 1500 PARKING SPACES Boulevard Section south LL CORPUS CHRISTI BEA CH DEVELOPMENT GUIDE PLAN GTI&AMTF RESFARCH A5515TAMT � W.J C@ENTILE - URI!5Ari PLANNI N(7 cc 2-- cc CIRCULATION PLAN '3 Ar" hi A > C< < � F_G.G0r1zj%LFZ7AFCHILTEr_TT' 11 2_ 0 C.A cc W1 -Ur' Arl PLANNiNo OF. M 0 J. AT"50II L00Y LLJ or L: JI'11)Efl@ THU 3UF1F!mVnI Off vf@. p L C,:D PEFT.%AID UMPL B LIT 1 CIKUULATIUO"`N PLAN PLATE 16 To achieve the design objectives and to foster the general waterfront atmosphere allowing for constant visual and physical links with the water, a series of parks and open spaces are needed, Plate 17. As an open space, the beach is a natural and attractive environment, running nearly the full length of the study area. The beach itself provides an attractive connection between Rincon, Surfside and North channel Parks, and the relief of possible wall-like (Plates 18-1 through 18-4) building development which could occur behind the beach right-of-way. Rincon Park A large saltwater swimming pool could be incorporated into the eroded beach at Rincon Park in order to alleviate the problems inherent to swimming along the churning Texas coast. The murky water, the dangerous jellyfish and seaweed are not inducive to swimming. To overcome the problem a saltwater pool is proposed using techniques not uncommon along Spain's rocky Mediterranean coast. The 9-acre saltwater pool, enclosed by two wide beaches, would be the major attraction at the park. The arc-shaped seawall should deter continuing erosion and provide a clean, clear and attractive swimming environment. This saltwater pool would be the major attraction, in conjunction with additional recreational facilities such as picnic areas, boating, fishing, sunbathing and outdoor sports. Tourist and community facilities should also be located here as a maximum access is available through transit stops, automobile parking, pedestrian walkways and bicycle paths. As noted, a saltwater swimming pool existed here many years ago. 37 'Another alternative for Rincon Park would be an aquarium complex nestled on islands and connected to the peninsula by pedestrian bridges. Facilities at the aquarium would include tanks, conces.sion areas, gi-ft shops, a water show and a scenic overlook. All of t,hels.e,;@',s,tructures would,be set within tropical landscaping. A combination of the aquarium and the, sdl,twater pool could also be a consideration. Rincon Park would facil,itate yet other acti,vities, such as tenni's and miniature golf. Surfside Park Surfside' Park, located near the center of the Beach, would provide a transition between high and moderate density and variations in height and bulk. It would provide a beautiful park for passi,ve recreation. It would be connected to Rincon Park by an elevated wa,lRway,,in scale With the high rise buildings proposed to be concentrated between Rincon and Surfside Parks. A band- stand with a grassy amphitheatre would serve as a focal point for the paek@ whose other facilities would include concession stands and picnicing areas. A ppdestrian,ferry landing wo,uld be an addi- tional feature for persons commuting from the city's convention center south of the ship channel. A Third-922n_Space (Plates 19-1 and 19-2) A third park, adjacent to the ship channel, will provide an excellent opportunity for@a transitional and also passive environment. This wi11 anchor Corpus Christi Beach on its south end,''with a 38 ik A, At At At Now ----------- j If------------- 4* ----------- TRANS. I STATION 2 ELEVA OVERLOO BIKEWAY BANDSTAND & GRASSY AMPHITHEATRE PEDESTRIAN AQUARIUM FERRY LANDING B EAKWATER NORTH CHANNEL PARK SURFSIDE PARK LL (D CORPUS CHRISTI BEACH F- r ,u DEV@LOFMCNT GUIDE PLAN GRAPUATE RE5EABCH ASSI TEAM: 5TAhT 0 WirFti T LE - @Lfr%B-Xl PLA@t _4r 1 11 LCAI'Lr-, p OPEN SPACE PLAN "oo"ZALE7-AhCHiTU(-lUhE 0 F. -ur%bA'l 0 C, A, J,-uJK s T30 t- GEOLOC@',' IL % UNI)ER THE f@11PEF%V103tON Or P@l VV,3 @OL5ELEf%DrPT. Lg@pL - - -------- ----- -- --- 0 m IPE "'No SP,FAM%CE PLAN PLATE 17 z BOAT M&FYNA, ouTDOOR RECPEA10 4', ---------- PARK ARU 4 E)Krl-l wou5E/ COMr5_54ON6/ 13EACW F,&,CIUT-r riuLri- PuRpobn r4r-lLlt--r @-k< WATER 5WIMMING FOOL --monon A7 ----------------- - --------- L ID CORPUS CHRISTI BEACH r- 017VELOPMENT GUIDE: PLAN Z: GAAPUATE RE5EARCH A551STAN7 MA TEAN: CL GENT[Lr - UKbAN P F- RINCON PARK LANNING TEAM L F ACE r% KC:@ C: A' oA@ZDA L rZC@ A T5C fuf%E < f rC5 IN br ANNINO o_ to C' J WA 5) 'ro . N - p L Luc"= UNDER THE R. Q7 KOE@3 ELE?@,DCPM HrAP UM PL CONCEPT A 1@7-@' SHEET PLATE 18-1 Z-- bObT LbUtICU OUTDOOR RE:C9tAT)OM/ PARK AREN FOUNTAari eATw Wou@,r/ c6mccbbloNr@/ bEACW FACILITT MULTI-PURPOtt MCILITY bt@,LT WbTER 5WMMING POOL CORPUS CHRISTI BEACH DEVELOPNENT GLJIDE PLAN (3RAP(JATff RV5EARC." A5r,15TAI, -1@ u I , @. E -,RK H, Lr) CC Cc - <LJ FA;l r oooriZAL APCHlTffCfU,@E PA rli.N: . R1, 'did 2 rr,2@ o< 10 -i Alto& AEN& L;;49ER 7HE 7, 77 nPL Cl '.L @, :@r, I Li Cc iu 2ft lu ''N (" ;h:E',P SHEETJ PLATE 18-q-2- CONDOMINDUM MULTI - p p1po FAMLIorl FA.CILITY b 'T WA .&L 7CA 'A%AHtllriG POOL DATW WoUbE_ -------------- CHRISTI BEA CoDrRjM.PNCNT,'GUlPr_ PL@@Hri GRADUATE F%fSEARCW !A5515T d -AN: ON T r R IN PARK 0 WJ@fMTJLF_-Uk DO: I I S )` i I BArl FLAT!:!!, K- r_ Li TrArl LCAMr, < OrA)rfl,ZALE ARC -@E 0 ffrq DrC'@@r't5A@ @T'@"E co 0 c Lu 0: 0 j UrIPE T11V 3UPFMA519@! OF PN WIN SHEET, AT, 'C@ I pp, "/C) Kcr5rLV@%.VF.FT. ,@A[) JfAFIL- C E P PLATE.,l 8-3 50CCZR MELD RE5-r ROOT15 F71 m ui_-r I - PUF90 fxl- FAcio-y 13&TW WOU br- lx@w F.&ClLrrT"** CORMS CHRISTI BEACH 0 K@ V-ry DrVELOPMENT GUIPE PLAN w m GRADUA7E KE5EAKGW A5615TANT TFAM: K: cl- r) 0 wi c@FrJTILE - UMBAN r-A.11:'!,'!G @d)cc TrAJI LEAVE'@ < " W) @ 14 j KINCON PA n 0 F-01@Or',ZALEZ - ARCH;TCGTUhE a- 10 - C, A FLA7!@':@;n 0 , ,.@ T., _@LOO-r ui cc Z: UrIPLP, THL 3UPEMV1510@, C)F- V/0. -,OE5rLEr%,DF.FT. 4A@l JMM- 0 N C T 'SHEET PLATE 18-4 PORT Of CORPU5 Cwpjf)TI 00 00 00 0 0 @BDR BRDGC 0Bnf-RVL-,n0M TOWER K-t5T ROOrlt) El MEW Bf-4,CW ED BRE,NKWATER LL- 0 C PUS CHRISTI EACH a Z: ORI 13 F- r- K ()@VELQPNCNT GUIDf 'PLAN GIIA F: RE5EARCH A5515TAM7 NORTH CHANNEL PARK ,r' ApIff HT GENTILr - U@tAJA FL@@MINO Q TrAM LEACEfN,, c< < @3 NWA - MCH TVCTU A > CONCEPT 'A' 0 C"' LF LIMSAM FLA INING o A."A 0 to INC Lu cc WAT @0;1_ U01-00Y P L MDEA THE 5 PEnvinioH Cr Ph. W.G. Rocorl-.Vu@,MfPl. HVAV UhPL SHEET u PLATE 19-1 PORT OF CORPUt) C"RlbTl 00 00 00 TOWER Ll 0 NfW BEACW bQUARIUM Mr-t@KWATf R LL- COROUS CHRIVI 19EACH PEVELOPMENT GU 1@ E PLAN Z: Z--.d>- GRADU@Tff REMAMC14 A3515TAN7 re M A @- 0- (F) NORTH CHANNF-L PARK W.T OENTILE - UMbAN PLANNING 2@ cc TEA@ LFAW@@,: A ,F:.(3.C50NZA rz- KG;HIT IU A A DIIIC @.V , @ U@I@ALN FMNNINe CONCEPT 'B' A_r 50N_ &EoLC)CIY LLI cc L UNom 7HE 5UPEnvif5ION OF VR. SHEET 1@ Wrl. ROE5ELEF@,PC@'T- HEAP UhFL PLATE 19-2 permanent open space. This facility will be more formal in character in order to relate to the convention center across the channel. There exists, presently, an observation tower, which is used for ship watching in the channel and for fishing; however, it is remote and not as accessible as one would hope. A large amphitheatre with a protrusive stage surrounded by water would feature as its backdrop the skyline of Corpus Christi across the water. A concession area and restroom facilities would be set into the hill created for the amphitheatre seating. A second alternative for North Channel Park is to locate the aquarium on pilings in the water as a strong architectural statement. Here the pedestrian walk would take on an urban flair with planters, seats and steps built into a series of multileveled retaining walls set at acute angles. Portions of the promenade will link the aquarium to the existing observation tower. Alternating sections of steps, denoting the union of the land and sea, would serve as a visual link to the marina area of downtown Corpus Christi. 39 Land Use and Growth Objectives The most desirable arrangement of land uses in any given situation is one which maximizes investment. This is accomplished by working with rath than against natural and given man-made constraints and by effectively avoiding conflicts resulting from inherent or operational incom- patibility of land uses. The market place through pricing tends to foster this notion. However since not all persons in real estate market are well informed persons with respect to the consequences of ill-advised decisions, regulatory measures-publicly or privately enforced- are needed to realize the full benefits of many outstanding land developement opportunities. Corpus Christi Beach respresents such a situation. The natural and man-made framework has been described in the foregoing sections. From this framework flows a rational land use pattern as portrayed on Plate 20. On the south and west Harbor Bridge overshadows all land areas about it. Consequently, lower rise buildings will form a pleasing foreground as seen from the bay. They would best serve commercial commercial-recreational and similar uses to augment the convention area on the south side of the ship channel. Moving north, Surfside park creates a natural buffer and an opportunity to change the mood. Between Surfside and Rincon Park the most visable area exists which lends itself perfectly to high-rise apartment buildings, even hotels-market conditions permitting. However west of the new boulevard, low rise apartments and motels will be more appropriate. 40 000 0 -10 vo c Om < ja 4 z, r. 0 ou" 0 CF' rl, 'cl: > M "Dl> riD3 y , rp R PEDESTRIAN > FERRV-LANDING (A rnm m G) 7 > PEDESTRIAN FERRY LANDINr PARK DEPARTMENTOF 1.15BArl PLANNIriG TEXA5 A&M N HT ENTERTAINMENT UNIVER51TY (C ARETS/CLUBS/ RES URANTS/DISCOTEQUES/ ARTIS@ SECTIGH/COMMERCIAL RETAIL) ------- FISHERMAN'S ll-IHARF___ AMUSEMENT PARK ---------- t 1.6 BOULEVARD EXTENSION AND LANDSCAPING PEDESTRIAN FERRY FISHING PIER 6- OUTDOOR ENTERTAIVIENT m RETI RENENT CENTER SITE 7-77 _lW SALT UATER POOL T_ w I TH WAVT M INE m n ------------- > ------- ----------- MULTI-PURPOSE FACILITY (TOURIST BUREAU/ PARK & BEAN ---------- MAINTENANCE STATION/ PUBLIC MEETING ROGMS/ CITY ADMINISTRATIVE FUNCTIONS) ELEVATED OBSERVATION TOWER/FOOE POINT OUTDOOR RECREATION/ PARK AREA SALT 0TER POOL Oki) BATH -HOUSE/CONCESS IONS/ 3--ACH FACILITY CD BOAT MARINA @ PEDESTRIAI ER Y@ L FAII'@ m m 'S,:Av@n @IIA L -450@ - -- - - - -- - - - - S N ACTI'VIOTY 'NL"uOmL D E %oilp" PLATE 20 The Development Guide Plan, Plate 21, indicates that the high land values flowing from beach access can be spread over an area larger than the property abutting immediately the beach. This is accomplished through the superimposition of view corridors which guarantee good exposure to a maximum number of potential sites, Plates 21-1, 21-2, 21-3. Buildings may be constructed freely within the established envelopes giving exposure and views of the bay and the downtown skyline. This method has been effectively used in San Francisco, Seattle and Cincinnati. It is advisable to keep the maximum height herer under 150 feet. The indicated lower rise areas should not exceed 35 feet. A small industrial or amusement park area west of the bridge on the south side would be kept under 60 feet in height and consist of low-key, low-density uses so as not to adversely impact the resort atmosphere of the main area. Living and designing with nature requires acceptance of the assets as well as the liablities. Periodic flooding is a fact of waterfront life in this region. With a high groundwater table it is folly to attempt drainage solutions through complex sewer or canal systems. It is more realistic to simply accept periodic flooding as an inescapable condition and to design buildings and service facilities so as to minimize flood impact. This is accomplished by arranging the first floor of new buildings in such a say as to allow the water to wash through the structure essentially without obstruction during the onslaught 41 of the flood and when it recedes. These spaces can be used for parking of course, or for boat storage. In arranging new buildings or building groups, the overriding objective of beach access for the public must be held in view. This requires both pedestrian access and parking facilities. The Circulation Plan attempts to accomplish this objective. Under no circum- stances should auto traffic or motorcycles be permitted on the beach. 42 Low Intensity Industry and/or Medium Densi Possible Amusement Park and Other Re I G P - 1 1 GP -5 1 =MW SurfSI "44 Par ,ie" N th Chan el ----------- 7 R7 ferry rK walkway crossing"\\ Moderate I ensity, Low-Rise; Entertainment, Restaurants, and Ot er Related Commercial Uses P- 2,4,5 'possible f ishing pJer a ferry landing . . . . . . . . . .. . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . LL. 0 CORPUS CHRISTI BEACH DEVrL(DFMENT GUIDff PLAN r-TU'PAITE RE5EARCH A5515TANT � W__T,@IFITILE - U %IA5AN LPL cc GENERAL DEVELOPMENT GUIDE PLAN TF cc n r @Arj N - M AVE � r*r,400 ZA EZ' A rl'F P < ,H A 0 r_ &01,L,_ TI > 0 T, 5 _ ! rJINO U-JeCU7 UNDFR THr 5UFEFW1510N OF= PN L hor5rLEF@, OrPT. HffAD UFIPL DEVELOPMENT UUIDE PLAN. PLATE 21 ji! @47 7-777@' 77 F7 77'@' Iddrs, '61 .10 r t i 'I V Alt -i Y, '29' 7;5@ 2 rl.,F PLATE 21-1 IL js Fl. I F U. Corrido .. tro'% Alterhative le 76'i 2m . I " I - I @ : .1 .1 111.1 \ I.-., ... .. I '! I :, . 1@ @@ ,:, "I . -2 PLATE 21 .61 ............. 21 if- r Or i d Alternat v I U U PLATE 21-3 h story; -_Relates setback requirement present On every visual Saltwater Pool It has been proposed in the conceptual design of recreational facilities for the Corpus Christi Beach that an enclosed saltwater pool should be constructed at the north end of the beach for swimming and recreational use. This has the advantage of providing calmer waters as well as allowing control of certain unwanted marine life, in particular, jellyfish. The design includes an impermeable, semicircular breakwater, enclosing the north end, with circulation by pumping. The proposal is feasible and would enhance the tourist value of the area. However, it has been suggested that this type structure may impose some detrimental effect on the natural sedimentary processes of the beach. In evaluating the sedimentary processes, it is concluded that this structure would have a minimal effect on the natural supply of sediment to the beach. As previously stated, the absence of a strong longshore sediment influx indicates that little southward moving sediment would be trapped at the north side of the structure. This diminishes the possibility of depleting the rest of the beach of naturally supplied sediment from the northeast. However, consideration should be given to local effects of wave refraction and longshore currents about the breakwater. As illustrated in the schematic, Plat 22, refractin may tend to create a concentration of wave attack on either side of the pool, resulting in increased erosion in those areas. Londgshore currents induced by these waves may also cause increased erosion 43 of the new beach in the immediate area south of the pool, accompanied by deposition against the breakwater at the south end of the beach. If such a situation develops, the erosional material can be salvaged before it is lost offshore, adn mechanically transported back to the pool area. However, considering the low energy and slowness of these processes associated with normal weather conditions, and owing the necessity for periodic artificial nourishment of the entire beach, the pool should not create significant difficulties in maintaining the beach. An advantage of the saltwater pool is in the protection that it would offer the beach immediately behind it. The enclosing breakwater would effectively isolate this portion of the beach from wave attack and longshore currents. It is concluded that construction of the pool is feasible and practical in terms of these considerations. However, further studies should be conducted to assess the scouring in the immediate vicinity of the pool for the final design of the breakwater. 44 SALT, WATER POOL CORPUS CHRISTI BE,ACH 7 EROSION DEPOSITION, SEDIMENT TRANSPORT 7' co 4@,'4'S A L O@ITI Swimming Pdol Wave Impact PLATE 27 W 'Al q4 ti.0, Public Policy The implementation of any public planning effort calls for both public investment based upon firm commitments by the political body having jurisdiction, and regulatory measures designed to protect the public investment on the one hand and - most importantly - to attract private risk capital to essentially bear the lion's share of the venture,. The Corpus Christi Beach program as outlined in,this report, obviously, will,pa]'l for'rather substantial public expenditures. To begin with, the city and federal government through the Army Corps of Engineers -are investing 2.2 million dollars for beach restoration. @The publ i c will demand parking facilities and adequate streets and utilities to su,pport,use of the beaches. But the program of development will call for additional facilities and services., No useful pur- pose would be served by estimating the costs involved as the public facilities recommended will most certainly not be constructed all at once, but over a long period of time, unless, of course, sudden major private investment is realized. Under conditions such as those prevailing in the project area, one must carefully monitor public investment response. The regulations des,cribed,in the following chapter are designed to@a,ssure the prudent investor - not the "fly by night, quick profit taker" - of stabili ty "and,' conversely, the tax payer of Corpus Christi that for a prolonged period of time a highly"desirab'16 'recreation 46 area will exist to serve this city. Consequently, general policies and strategies must be recognized and observed by the city council in years to come to attain this objective to which apparently wll can readily agree. What then are these policies? At the outset, a prudent, unbueaucratic attitute on the part of the city government is essential as has been demonstrated on other occasions by the city. The area is so sensitive and relatively small that each project must be carefully evaluated on its merits from a design standpoint. Conversely, the developer is entitled to certainty as to the city's attitude. To achieve this, the proposed regualtions below essentially require adherence to the land use categories of the Development Guide plan and the corresponding conditions of construction. This can be achieved by the ordinance adopting this plan. This procedural step becomes an essential ingredient of the system. Once the plan has been adopted, the land owner is certain that the specified uses will be permitted. The decision will have been made whether or not a highrise hotel can be con- structed on a certain site and the usual zoning "game" will have been dispensed with. However, the manner in which the development is to be executed, the specific design features are to be discussed and negotiated only when the developer is ready to move. The lender will have certainty, both at the level of the local bank and with respect to the long-term investor which normally will be one of four or five national insurance companies. The developer 47 and land owner shares in the certainty, yet the city has not given a blank check which it cannot afford anyway as is by now generally recognized for the reason that it too must invest in the area to support the privately financed projects. To do so required certainty with respect to tax stability. This can only be attained through regulations which will induce superior design so that the full potential of every parcel in this sensitive area can be realized. This is accomplished through a process somewhat similar to the planned unit development concept of the present zoning system. Having adopted the guide plan, nothing happens until the developer is ready to construct. Presumably, the origianl land owern has by now sold his property and realized the highest ossible return-all because city council has committed itself so the guide plan. The developer/owner has negotiated with the lender and has his required commitments. He now applies for activation of the zoning classification which corresponds to the Development Guide Plan in the area where he is located. now becomes merely a ministerial act as the policy has been previously established. The zoning change is contingent upon approval of precise plans, and this again is done in two stages, just like a subdivision plat. In fact, zoning and subdivision procedures are molded into a single instrument to cut out unnecessary paper work. The developer will cause demand for services and improvements of various kinds. How does the City cope with this issue? It will each year have its various departments comile capital improvement requests. Since the Department of Community Development and planning was established for just 48 that type of operation it is reasonable to direct it to take the initiative in the process by preparing-in cooperation with all other municipal agencies concerned-an annual capital improvement report to the city manager who, in turn will do what he can to reconcile conflicting requests for funding. As any other matter of municipal management concern, public policy will have to be determined from time to time to reflect priorities in funding based on the overall needs of the community. Consequently, the public investment will reflect the level of demand generated by private investment and, at times, may well result in coordinated financial commit- ments by both the public and private sector. On this basis, the Development Guide plan becomes an effective instrument of action toward the stated objective of waterfront development and beach access to the public in various forms. Corpus Christi Beach Development District Summary To achieve the desired design objectives, land use, height and bulk constrints, visual corridors a special development guide plan would be needed. A planned unit development type procedure would be the most desirable approach, however, on a much larger scale then traditionally used. The basic concept consists of bringing the entire project area under one development plan, there- fore providing a sound balance between land utilization, public service and beach access. at the same time, it will give the developer certainty about the kind of zoning and development require- ments he may expect. The following district classifications are suggested: 49 Industry GP-l district is designed to accommodate manufacturing establishments which are free of objectionable influences in their operation and ap -h can control any objection- pearance, or whic able feature resulting from the manufacturing process by installation of abatement d6'v'fces. Office Building GP-2 dist,r,ict will accommodate office buildings. Hiqh@ Pensity Residential Uses GP-3. The purpose of this district 1s, to permi'.t'@'hi,g'h,'-'@r'ise' res'iden- tial structuPes-such as apartment buildings, condominiums, cooperative hotels, 'a n,i a0a.rtment. hotels. Retail Commercij5'1 Uses GP@4 distr.ict will accommodate rei4l 1 b U"s i n e s's,"a"n' dcertain personal and professional services in 'integrated shopping centers; either a's i-fide"pendohtly establis hed. devel o-p- ment units or as part of a large development,project providing other uses as well.. Medium Density Residential Uses GP-5. The purpose of this district is to provide for all forms of residential development at,a 'medium density ratio, such as single, family reside'nces,, garden apartments, and townhouses, in addition to institutional uses, e.g. churches and schools. Beach and Waterfront Conservation Uses - GP-6. This district applies to the beach, area and to area's Where open space is intended within the land use plan, including areas subject to floodin,g, or areas where topographical difficulties exist, or in areas where conyersi'on to an ue,,bap, use is not intended in the forseeable fu,ture. It is al,so a "holding." district''Applied"to any even until the zoning.which@corrOsoonds to the Development Guide Plan can be activate d'. 50 The districts, once established, are also defined as to the acceptable uses permitted within a geographic locatin. For example, in a particular area, GP-2 (office building) could have a reasonable mixed use in the form of GP-3 (high density residential),GP-4(retail commercial), or GP-5 (medium density residential). It is desirable, however, that GP-3 and GP-5 not be permitted in the same geographic location because of conflicting uses. Along the waterfront, the acceptable uses would naturally consist of a mix of GP-2, GP-3, GP-4 and Gp-5 as this location has the highest rate of return to the investor. However, as mentioned each geographic area would be subject to height limitations, for structures competing with the bridge for dominance of the sky line would make the existing situation worse. Area 1, for instance, from the North channel Park northward to Coastl Avenue, would allow Gp-2, GP-4 and GP-5 uses, with a height limitatio of 40 feet. This low profile will in no way interfere with the Harbor Bridge in the background. Area 2, north of Coastal Avenue to Surfside park and east of Surfside Boulevard, would also allow the same uses, but the height limitation could be increased to 60 feet. The third area, located between Surfside Park and Rincon Park east of Surfside Boulevard, will have a mixed use of GP-2, GP-3 and GP-4. The maximum height in this case would be limited to 120 feet This area is a balancing point between the Harbor Bridge and the Urban areas. 51 Area 4, west of Timon Boulevard extends from Burleson Street northward to Rincon Park. It would be limited to only GP-5 and its permitted uses with a height limitation of 60 feet forming a visual base for the high rise structures of area 3. A small area between Burleson Avenue to the north and Timon Boulevard to the east would be best suited for GP-4 since excellent access is available. The industrial use is limited to Area 6, west of Highway 181 and north of Breakwater Avenue. This area is bordered by industrial uses to the west and south, therefore these abutting land uses dic- tate thsi industrial district. An innovative concept of this land use plan is the emphasis placed on visual corridors. Visual corridors are restrictive open spaces arranged in such a manner to allow residents of Area 4 a visual connection with the Gulf. These corridors will criss-cross the site leaving void areas as acceptable building sites. Three alternative plans were studied, each having the same constraints, Plates 21-1, 21-2, 21-3 These constraints included vistas, a 20,000 square foot floor area, existing condominium, street right-of-way, and set-backs. The only variables were the allowable number of structures per geo- graphical area and building orientation. 52 The first alternative allows for wide visual corridors but limits the design and orientation of the structure. The amount of land available to an investor is extensive, however, the buildable area is limited, therefore yielding a low rate of return. The second alternative provides for an orientation similar to the existing condominium, but with very narrow visual corridors. In addition, the number of structures is increased to nine (9) therefore lowering investments costs but allowing no flexibility to the design of the structure. The final alternative makes use of the same orientation, however, the building's location is shifted to the north, and the angle of the corridor is changed slightly. With these changes the disired effect is achieved, a visual corridor of 30 feet in width and each structure having an exciting view of corpus christi and the gulf of Mexico. This particular arrangement provides for the most flexible building sites without limiting the imagination of the developer. However it is believed that the best orientation is the one presently indicated. ? how does this plan asure ________ for walkways and parkways. R E F E RE NC ES Brown, L.F., Brewton, J.L., McGowen, J.H., Evans, T.'J.9.FJsher, W.L., "Groat, C.G., 1976, Envir onmental Geologic Atlas of the Texas Coastal Zone - Corpus Christi Area, Bureau of Economic Geology, The University of Texas at Austin, Austin, Texas. City of Corpus Christi, Choices Facing Corpus Christi, 1975. Coastal Bend Council of Governments, Population and Economic Estimates and Projections,' 1976. Coastal Zone Management Program. Miscellaneous Research Reports and Publicati-ons. Collier, Courtland A. Seawall and Revetment Effectiveness, Cost and Construction, 1975. Department of Community Development and Rl an.hi"ng, City of Corpus Christi. work papers, 6ase maps, aerial photographs and municipal regulations. Economic Research Association, Economic Analysis of a Proposed,Aquarium in Corpus Christi, Texas, 1972. Governor's Office, Texas Coastal Resources Management Program, 1972. Hicks, Charles. Model Minimum Hurricane Resistant Building Standards for,th.e Texas Gulf Coast, 1976. Mathewson, C.C., 1976. "Land Planning, Coastal Risk - A Function of Coastal Processes".@ In T,.L. Walton, Jr. and T.M. Leaky,,,eds., "Eloise. A Seminar on Beaches vs. Hurricanes, Proceedings, Gainsville, Flori-ja-. Mathewson, C.C. 1974. "The Physical Environment and Coastal Development on Beward the Planned Disaster." in R.B. Ditton and J.L. Seymour, eds., Recreational Land Use,and Coastal Zone Management. Proceedings of the Conference on Recreational LandAse on the Texas Coas-t-TTe-xas A&M University, College Station, Texas. 54 Price, Armstrong. North Beach Study Corpus Christi, Texas, 1956. RoPseler, W.G., General Policies and Principles for Prototype Zoning Ordinances and Related Measures, 1976. Sasaki, Walter and Associates., Corpus Christi Bayfront Study, 1974. Slh'ep4rd, Francis P., Submarine Geology, 1973. Texas Board of Water Engineers, 1961, Silt Load of Texas Streams, Bulletin 6108. The Texas Coastal and Marine Council, 1916, Model Minimum Hurricane Resistant Building Standards for the Texas Gulf,Coast, General Land Offi-ce of Texas. The Texas Coastal and Marine Council, 'Texas Coastal Legislation. TRB, Special Report 154, Demand - Responsive Transportation Systems and Services, 1974. Texas Water Commission, 1964, Suspended Sediment Load of Texas Streams Bulletin, 0. Texas@,Water Development Board, 1967, Suspended Sediment Load of Texas Streams, @,,'Report, 45. Texas Water Development Board, 1970, Suspended Sediment Load of Texas Streams, k6po'rt 106. Texas Water,'Development Board, 1974, Suspended Sediment Load,of Texas Streams, Report 184. U.S. Army Coastal Engineering Research Center, Shore Protection Planning and Design, 1966. U.S. Army Corps of Engineers., Survey Report On Corpus Christi Beach',' Texas (Restoration Project) 1969 and Env'ironrhental' Statement 1,975. 55 DATE DUE f T- AV", ARM GAYLORDINo. 2333 1 PRINTEDINU.S.A. 3 6668-14106 73 8