Nederland Texas Comprehensive Plan 1973-1993 Phase I Report 2 Land Use Studiescomprehensive
NEDERLAND,
35"L.U/6414b
COM
1973-1993
TEXAS
LAND USE STUDIES AND NEIGHBORHOOD ANALYSIS
LAND USE PLAN •CIRCULATION PLAN
ENVIRONMENTAL ASSESSMENT
3 3484 00060 4774
BIBLIOGRAPHIC DATA
SHEET
1. Report No. Nederland, Texas
2•
3. Recipient's Accession No.
4. ¢lo an Subu4e
Comprehensive Plan, Nederland, Texas
5• Report Date
March, 1974
Phase I Report 2
6,
Land Use Circulation and Environmental Assessment
7.
Author(s)
Robert W. Caldwell
P.I.C. Charles W. Caldwell Alan
Jones
8• Performing Organization Rept.
No.
9, Performing Organization Name and Address ,
10. Project/Task/Work Unit No.
Robert W. Caldwell and Associates Charles R. Haile Assoc., In
P.O. Box 3026 P. O. Drawer 578
Bryan, Texas 77801 Nederland, TX 77627
_
71. Contract/Grant No,
CPA-TX-06-16-1054
1 y Sponsoring Organization Name and Address
Texas Department of Community Affairs
13. Type of Report & Period
Covered
P.O. Box 13166, Capitol Station
Austin, Texas 78711
Final 1973-1993
t4.
15. Supplementary Notes
The preparation of this report was financed in part through a
comprehensive planning grant
from the Department of Housing and Urban Development.
16. Abstracts
This report contains the results of a land use and condition of structures survey in which
existing land use conditions are discussed and analyzed. Condition of structures and other
conditions are discussed in a neighborhood analysis of the Nederland Planning Area. A
Land Use Plan has been prepared and included. An inventory of existing major and
secondary streets is included as well as a Circulation Plan. An environmental assessment
has been prepared for the above plan and is included.
17. Key Words and Document Analysis. 17o. Descriptors
Comprehensive Plan
Final Report
Phase I Report 2
Nederland, Texas
17b. ldentifiers/Open-Ended Terms
enson
• Bob Henson
Memorial Library
1903 Atlanta
17c. COSATI Field/Group
7p7
Nederland, I e',:ia-F 77627
18. Availability Statement
May be available from the City of Nederland, Texas.
19.Security Class (This
Report) ED
21. No. of Pages
102
20* ecurity Class (This
Pa c
UNCLASSIFIED
22. Price
Unknown
uscoMra•oc eoazc-nog
THE COMPREHENSIVE URBAN PLAN
NEDERLAND, TEXAS
1973 through 1993
PHASE I
REPORT 2
LAND USE
CIRCULATION
ENVIRONMENTAL ASSESSMENT
CONSULTANTS
ROBERT W. CALDWELL AND ASSOCIATES
PLANNING CONSULTANTS BRYAN, TEXAS
CHARLES R. HAILE ASSOCIATES, INC.
CONSULTING ENGINEERS NEDERLAND, TEXAS
ROBERT W. CALDWELL, PLANNER -IN -CHARGE
PREPARED THROUGH THE COOPERATION
OF THE
DEPARTMENT OF COMMUNITY AFFAIRS
OF THE
STATE OF TEXAS
The preparation of this report was financed in part
through a comprehensive planning grant from the
Department of Housing and Urban Development.
I
I
I
I
I
I
J
TABLE OF CONTENTS
LAND USE AND NEIGHBORHOOD
ANALYSIS
I-1
-- Introduction
I-1
Population Estimate
I-1
Population Density
I-1
Land Use . . . . . .
. . .
.
.
.
.
.
.
.
. .
. .
.
1-2
Condition of Structures
14
Neighborhood Analysis
.
1-6
-- Planning Statistical Area
No.
1
0
1-6
Planning Statistical Area
No.
2
&
1-7
Planning Statistical Area
No.
3
0
1-8
--- Planning Statistical Area
No.
4
6
1-9
Planning Statistical Area
No.
5
1-10
Planning Statistical Area
No.
b
1-12
--- Planning Statistical Area
No.
7
1-12
Planning Statistical Area
No.
8
1-13
Planning Statistical Area
No.
9
.
.
1-14
Planning Statistical Area
No.
10
.
.
.
.
.
.
.
. .
.
1-14
Planning Statistical Area
No.
11
1-15
Planning Statistical Area
No.
12
1-16
- Planning Statistical Area
No.
13
-
1-16
Planning Statistical Area
No.
14
1-17
Planning Statistical Area
No.
15
1-18
Planning Statistical Area
No.
16
1-18
Planning Statistical Area
No.
17
#
1-19
Planning Statistical Area
No.
18
0
1-19
Planning Statistical Area
No.
19
1
1-20
,_. Planning Statistical Area
No.
20
.
.
.
.
.
.
.
.
1-21
Planning Statistical Area
No.
21
.
.
.
1-21
Planning Statistical Area
No.
22
.
.
.
.
.
.
1-22
Environmental Characteristics
-
1-23
Causes of Blight
1-25
Recent Changes
1-26
n LAND USE PLAN
II-1
Introduction II-1
Land Use Determinants . II-1
Population . . . . . . . . . . . . . . . . . . . . . . . II-5
Land Use Plan II-6
Special Areas II-9
Barriers . . 0 II-9
Land Use Alternatives . II-10
TABLE OF CONTENTS
CIRCULATION
III-1
Introduction
o
III-1
Existing System
Major Streets
.
.
. .
. . . . . . . .
III-1
Secondary Streets
III-2
Grode Separations
1114
Traffic Signals
III-4
Traffic Volumes . .
III4
Recommended Street Construction
Standards
III-5
Circulation Plan
III-8
Alternates . , . 0
III-12
Grade Separations
III-12
Traffic Signals
, , , . . .
III-13
Traffic Generators
III-13
Future Volumes
.
III-13
Conflicts . . . . . . . . . .
. .
.
, .
. . . . , 0 0
III-14
ENVIRONMENTAL ASSESSMENT
IV-1
Environmental Assessment
IV-1
General Policy 0 0 0
IV-4
Environmental Goals .
.
.
. a
. . . . . . .
IV-5
. . . .
Summary of State Environmental Policies
and Standards.
IV-5
Air Quality . . . . . . . . .
. . .
.
. .
. . . .
IV-6
Water Quality
IV-7
Solid Waste
IV-11
Visual Pollution
IV-13
TABLES
Table
No.
1
Nederland, Texas Neighborhood Characteristics .
I_28
Table
No.
2
Nederland, Texas Population Density
I-29
Table
No.
3
Nederland, Texas Categorical Land Use, 1974
(In Acres) . . . . . . . . . . . . . . . . . .
1-30
Table
No.
4
Nederland, Texas Proportionate Land Use, 1974
(As A Percent of Total Area) . . . , , . . . . .
1-31
Table
No.
5
Nederland, Texas Area As A Percent of Total
Developed Area, 1974 , . . . . . . . . . . .
1-32
Table
No.
6
Nederland, Texas Condition of Structures, 1974 .
1-33-34
Table
No.
7
Projected Population and Density Nederland, Texas
11-12
Table
No.
8
Projected Categorical Land Use (In Acres)
Nederland,
Texas 000 . . . . . . . . . 0
II-13
TABLE OF CONTENTS
TABLES (Continued)
Table No. 9 Projected Proportionate Land Use (As A Percent
of Total Area) . . . . . . . . . . . . 0 0 . . . 11-14
Table No. 10 Nederland, Texas Area As A Percent of Total
Developed Area, 1974 . . 0 a . . . . . . . . . 11-15
Table No. 11 Estimated Traffic Volumes . III-15
MAPS
Existing Land Use, 1974 . 1-35
Generalized Existing Land Use, 1974 . . . . . 1-37
Condition of Structures . . . . . . . . a 1-39
1993 Population Distribution 11-17
Land Use Pion a 0 0 . . & 11-19
Land Use Plan (Nederland and Groves) 11-21
Maior Land Use Barriers and Influences 11-23
Land Use Alternatives . 11-25
Rights -Of -Way: 1974 111-17
Surface Widths: 1974 . . . . . . - III-19
1974 Traffic Data III-21
Circulation Plan . . . . . . . . . . . . . . . . . . . . . . III-23
LAND USE AND NEIGHBORHOOD ANALYSIS
INTRODUCTION This chapter of the Comprehensive Plan is primarily concerned with exist-
ing land uses and related topics. First, a general discussion of overall
land use, current population and dwelling units will be mode. Then a
general discussion of condition of structures will be presented. Then a
more detailed discussion of each of these topics will be presented by
planning statistical area or neighborhoods. All tables and maps referred
to in this chapter are located at the end of the chapter.
POPULATION As a result of a visual windshield survey conducted by a team of con -
ESTIMATE sultants, data pertinent to land uses, condition of structures, number
of occupied dwelling units and general environmental features was
collected. The survey team made a windshield inspection of each
parcel of land within the Nederland Planning Area, recorded the
use of the land, the type, condition, and occupancy of the major
structures on work maps and later transferred that data onto planning
area maps which are presented in this report." From the data collected
a more accurate estimation of existing population can be made. In an
earlier published report it was estimated that in November, 1973, the
population of the City of Nederland had increased to 18,240 persons -
an increase of approximately 1,430 persons over the 1970 Census tabu -
lotion of 16,810. It was also estimated that there were 3,538 persons
residing in the extraterritorial jurisdiction of the City. This made the
total population estimate for the Planning Area'21,778. These esti-
_,,, mates were based on mathematical projectionswithout the benefit of
on occupied dwelling unit count. The estimates for 1970 differ some-
what from the block group data published inTable '1 of this report,
„r however, the conflict is not considered serious enough to affect the
scope of this work. Based on the land use survey data, it is esti-
mated that there are 5,299 occupied dwelling units in the City
proper fora January, 1974, City population of 18,549, assuming
3.5 persons per occupied dwelling unit. There are 1,427 occupied
dwelling units in the extraterritorial jurisdiction (E.T.J.) for a
population of 4,993 persons or a total Planning Area population of
23,542. Estimated population by neighborhood or planning statistical
area is shown in Table 1 - Neighborhood Characteristics.
POPULATION Population density is important in indicating the concentration of
;,.. DENSITY population over given areas. Table 2 indicates population density
in persons per residential acre and in persons per developed acre.
The most usable figure is persons per residential acre since this
.. calculation is not easily distorted by a major non-residential use.
LAND USE AND NEIGHBORHOOD ANALYSIS
The table indicates that residential density is 15.0 persons per residential
acre over the Planning Area as a whole, with the range varying from a
low of 8.5 persons in planning statistical area 11 which is an E.T.J.
area to a high of 22.2 in planning statistical area 7, the Central Bus-
iness District. Most of the primary residential neighborhoods range in
density from 16-18 persons per residential acre, a quite normal range
for similar type communities.
LAND USE Land use in the Planning Area is depicted on two maps -Land Use, 1974,
and Generalized Existing Land Use, 1974. The first shows land use
according to specific type. For example, the following categories were
used to delineate land use on the map Land Use, 1974:
Single Family Residential
Duplex Residential
Multi -Family Residential
Mobile Home Residential
S treets
Commercial
Public and Semi -Public
Industrial
Vacant
Most of the categories are self-explanatory but oerhaps some need a
brief explanation. Public and Semi -Public includes all municipal uses;
county, state, federal uses; schools, parks, public buildings and major
right-of-way for Gulf States Utility. Commercial uses include both
retail and service ventures. Industrial includes the petroleum indus-
tries, tank farms as used, the railroad, manufacturing plants, etc.
Vacant land includes both large tracts and vacant lots. Since there
was no cropland in the area to speak of, no further breakdown of
vacant land was felt to be necessary.
Generalized Existing Land Use, 1974, is basically the same map except
that all residential uses are shown as one use rather than four. This
presents a quick reference to overall use and is more easily readable
at a glance to determine use of land in general.
The above mentioned categories were also used in Tables 3, 4, and
5 which show Categorical Land Use in acres by neighborhood, Pro-
portionate Land Use as a Percent of Total Area by neighborhood,
and Area as a Percent of Total Developed Area for the Planning
Area. All data shown is for 1974 on existing land use.
Table 3 shows that there are over 7,500 acres in the Planning Area
of which 4,040 or approximately 53% of the Total Area is developed.
I-2
LAND USE AND NEIGHBORHOOD ANALYSIS
Over 1,500 acres or approximately 201/o are in residential use. rourteen
percent of the total area is in industrial use and only 11 .41/o is in street
use. Only 1.81/o is in commercial use, slightly below normal for similar
cities.
When observing Table 5, Area as a Percent of Total Developed Area,
1974, it can be seen that of the 4,040 developed acres, 38.89/o are in
residential use, 3.3% in commercial, 10.1% in public and semi-public
use, 26.5% in industrial use and 21.3% in streets.- These percentages
of developed area are all quite acceptable. Naturally industrial usage
is quite a bit higher than normal, however, such is the very livelihood
of the area.
Basically, land usage has been fairly well controlled in the recent past
in Nederland. There are a few cases of mixed land uses namely in
planning statistical area 6 and planning statistical area 7, in the area
of what is now the Central Business District, and the area north of the
-- "Central Business District in a strip between Detroit and Nederland
Avenue. There is an inherent problem too in existing "strip" com-
e" mercial development along Nederland Avenue, S.H. 347 and U.S.
-- 69. This is a problem not unique to the City of Nederland and vir-
tually impossible to rectify under normal circumstances.
As indicated in the land use tables and on the land use maps, there is
an abundance of vacant land which could be developed in the Planning
Area. There are some 3,500 vacant acres in the Planning Area or
approximately 46% of the total area. Some 1,600 acres of this vacant
land is located in Area 22 or north of the railroad and west of the large
NN, industrial area. Approximately 800 - 1,000 acres of this land is basi-
cally marshland and lies below 5 feet elevation. It would be extremely
expensive to make parts of this marshland usable when other alternative
sites are so readily available. By removing this "unusable" land from
the total vacant, there would remain 2,000 - 2,500 acres which could
be developed. Some of these areas have some storm drainage problems,
w, however, construction of the storm levee system along the Neches
should make it more feasible to construct drainage improvements to
adequately drain the areas in question. This will be a topic of a
later phase in the planning program.
I-3
LAND USE AND NEIGHBORHOOD ANALYSIS
CONDITION OF Table 6, Condition of Structures, 1974, shows the number of major structures
STRUCTURES by type (i.e., residential, public and semi-public, commercial and indus-
trial) and by condition (sound, deteriorating, dilapidated) for the Planning
Area as a whole and for each planning statistical area. The basis for deter-
mining the type of use was the principle use of the structure. For example,
a home in which a home occupation is practiced is considered first as a
residential use. The basis for determining condition of the structure was
the criteria used by the 1960 Census of Housing as adapted for use as a
windshield survey. This criteria is outlined below.
Standard or Sound Units: A standard unit is defined as one that has no
defects, or only minor ones, that can generally be corrected during a
course of regular maintenance. Examples of minor defects are:
lack of paint, slight damage to steps or porches; slight wearing
away of mortar between bricks or other masonry; small hairline
cracks in the walls, plaster or chimney; torn screens, or cracked
window panes; slight wear of doorsills and frames, windowsills,
or frames; broken gutters or downspouts.
Deteriorating or Substandard Units: Units classified as deteriorating
or substandard are those units exhibiting a need for additional repair
that would normally not be provided during a regular course of
maintenance. Such units have one or more deficiencies that are
of intermediate nature that must be corrected if the unit is to
continue providing safe and adequate shelter for the occupants.
Examples of intermediate deficiencies are:
Holes, open cracks, rotted, loose or missing materials over a
small area of the foundation, wall or roof; shaky or unsafe
steps, rails, and porches; broken or missing window panes;
rotted or loose window panes that are no longer rain or wind-
proof; loose, broken, or rotted stair treads, risers, balusters
or rails; deep wear on door sills, frames, steps, or porches;
missing bricks or cracks in the chimney; makeshift chimneys
such as stovepipes or other uninsulated pipe leading directly
from stoves to the outside through a hole in the window,
wall, or roof.
Any of the above deficiencies are signs of neglect, which if left
unattended will lead to rapid and unusually serious structural
deterioration .
I-4
LAND USE AND NEIGHBORHOOD ANALYSIS
Dilapidated or Obsolete Units: Units that are classified as dilapidated
or obsolete are units that do not in their present condition provide safe
._ or adequate shelter, and endangers the health, safety, and well-being
of the occupants. Such units have one or more critical defects, or
have a combination of intermediate deficienciesin sufficient number,
or extent, to require considerable repair; or are of inadequate con-
struction. The defects are either so critical or widespread that the
structure will have to be extensively repaired, reconstructed, or
- demolished. Examples of critical defects are:
Holes, open cracks, loose,: rotted, or missing materials over a
-- large area of the foundation, walls, or roof; sagging roof ridges,
eaves, or out -of -plumb walls; extensive damage caused by fire,
storm, flooding, or termites,
Inadequate original construction usually consists of:
shacks, huts, or tents; structures with makeshift walls, roofs, or
constructed from packing boxes, scrap lumber, or tin; structures
lacking foundations (walls resting directly on the ground);
cellars, sheds, barns, garages, or similar structures that have
been converted to living units.
Other Major Structures•. The classification of non-residential or other
- major structures is essentially the same as for residential structures.
-Keep in mind that they were not constructed for human habitation,
but were constructed for a specific purpose, or use. A tin building
or shed may be inadequate for residential use, but excellent from
the standpoint of what itisbeing utilized for.
In summation, defects such as weather tightness,' extent of disrepair,
inadequate or makeshift construction, or any others that present
hazards to the safety and well being of the occupants. An exhi-
bition of any of these signs is an indication that other structural
deficiencies may be present, many of which may be hidden.
_ The Planning Area as a whole contained 6,404 residential structures of
which 6,035 were sound, 312 were deteriorating, and 57 were dilapidated.
This indicated that some 369 residential structures or 5.7 percent were
substandard. This percentage is high enough for concern but well below
recent experience rates for other cities as well as regional, state, and
"national estimates which vary but range around 25 percent. In short,
substandard housing conditions in the Nederland Planning Area are not
a major problem. There are; however, -a few critical isolated areas
where action is needed either immediately or in the near future. These
areas are indicated on the Condition of Structures Map as "blighted areas".
1
-5
LAND USE AND NEIGHBORHOOD ANALYSIS
It should
be pointed out at this time that the
condition of structures table
indicates
the number of residential
structures
and not the number of dwell-
ing units
per se. For example, in
an apartment complex with 20 occupied
dwelling
units in one building, one
structure
would be recorded on the
condition
of structures but 20 units
would be
counted for a population
estimate.
For non-residential structures, there were 87 public and semi-public
structures, only one was deteriorating; 346 commercial structures of
which 12 were deteriorating and 8 were dilapidated; and 19 major
industrial structures excluding tank farm structures and small offices
within such tank farms. Generally, non-residential structures were
in good condition and occupied. In fact, only 24 commercial
structures were vacant.
NEIGHBORHOOD The above discussions have been general discussions of population,
ANALYSIS land use and condition of structures for the Planning Area as a whole.
The following discussions will include the some basic topics by neigh-
borhood or planning statistical area (P.S.A.) plus other additional
pertinent information on recent changes within neighborhoods,
environmental considerations, income, etc.
The planning statistical areas were set up to enable closer scrutiny
of the Nederland Planning Area. The boundaries are synonymous with
"Block Group Data" published by the Bureau of Commerce on 1970
Census data. Information on population, number of housing units,
value of housing, rent, age of occupants, number of units lacking
some or all plumbing facilities as defined by the Bureau of the Census,
and overcrowded units was available in block group form and some of
this data will be utilized in this report where deemed appropriate.
The Planning Statistical Area's are illustrated on the Condition of
Structures map.
PLANNING Planning Statistical Area N o. 1 is located in the north part of the
STATISTICAL Nederland planning area within the exisfiing cifiy limits. It is bounded
AREA NO. 1 on the north by 1st Street, on the west by the city limit line and by
parts of Gage Avenue, on the south by 8th Street and on the east by
Nederland Avenue. Planning Statistical Area No. 1 contains 106
total acres, 47.43 of which are single family with 2.47 acres in
mobile homes mixed in with single family uses. It has approximately
4 acres in commercial use and a small amount of public and semi-
public use. Planning Statistical Area No. 1 has 19.34 vacant
I-6
LAND USE AND NEIGHBORHOOD ANALYSIS
acres. This area has a density of persons per residential acre of 17.1.
"' It has a current estimated population, 'based upon consultants field
survey, of 854 persons and 244 occupied dwelling units. This indi-
cates an increase over the 1970 Census data showing 220 dwelling
"' units and 781 persons. It had a 1970 population per dwelling unit
__ size of 3,55 persons, .Planning Statistical Area No. 1 has 243 total
residential structures of which 24 are in deteriorating condition and
"` 4 are in dilapidated condition. -Three structures were considered
___ vacant, This represents a total of 11.5 percent substandard residential
structures: Only 4 public and semi-public structures existed. All were
'" in standard condition. Commercial structures total 16, of which 14
__ were in standard condition. -Most of the dwelling units in this neigh-
= boyhood were built prior to 1960.-All units seem to have all required
"' plumbing facilities. Twenty-nine units are overcrowded, having
- 1.01 or more persons per room.. The age of the population in this
neighborhood appears to be young to middle age. AI I of the area is
°" served by municipal water and sewer facilities. The housing in the
--- area consists of basically older frame housing. Using the average
value of housing in the area as a guide, it can be assumed that
income levels are compatible to the low to moderate range. The
-- residents of the area are predominately caucasion. There is one
area of concern in relation to blight.- This area is basically between
"m 4th Street and 6th Street and Nederland Avenue and Gage.
._ PLANNING Planning Statistical Area No. 2 is bounded on the north by the city
- STATISTICAL limits, on the west by Nederland Avenue, on the south by 3rd Street,
AREA NO, 2 on the east by Avenue H. Planning Statistical Area No. 2 consists
"m of 128 acres. It is 56.3% residential, all being insingle family
-- usage. -it has small amounts of commercial and public and semi-
publicvse and it is 80.8% developed.. It has 19.2°lo in vacant
acreage which represents approximately 24 acres.:.There is no
- problem of mixed land usage in this neighborhood.. -The 1970 Census
:,.,
reported 1b07 persons in Planning Statistical Area No. 2 and 371
occupied dwelling units. -The family size in #his neighborhood is
- 4.06 persons per occupied unit. -The Consultants 1974 field survey
showed 384 occupied dwelling units at a rate of 35 persons per unit
-" would equal 1,344 persons. This would indicate'an increase in the
- number of occupied dwelling unitswith a decrease in'the estimated
=population. Phis may be due to the dwelling unit factor of 3.5
which is the factor used for the entire city. The condition of
structures survey shows that there are 384 single family structures
in Planning Statistical Area No. 2 and that only 4 are in deter-
I-7
LAND USE AND NEIGHBORHOOD ANALYSIS
iorating condition. This is a minimal substandard percentage rate of 1% .
Planning Statistical Area No. 2 contains a small neighborhood type play-
ground or park located on 3rd Street at Avenue E. Average contract rent
on renter -occupied housing in the area indicates $95. Many of the
houses in this neighborhood were constructed since 1961. As indicated
by the value of owner -occupied housing, the income range in Planning
Statistical Area No. 2 would be moderate income. The 1970 Census
indicated that only one structure in the area was lacking some or all
plumbing facilities. The Census also indicated that there are 31 units
which are overcrowded, having 1 .01 persons per room or more. Age
distribution of the residents of this neighborhood are consistently
around 50% under 18 and only a small percentage of persons 62 years
and older. The residents of this neighborhood are predominantly
caucosion. Planning Statistical Area No. 2 has no serious environ-
mental deficiencies. It has one large vacant area which is being
developed at the present.
PLANNING Planning Statistical Area No. 3 in the extraterritorial jurisdiction of the
STATISTICAL City of Nederland on the western side. It is basically what is known as
AREA NO. 3 the Central Gardens. It is bounded on the north by State Highway 347,
on the south by the Gulf States Utility power line right-of-way, on the
east by Spurlock Road and on the west by a property line past Jerry
Street. This neighborhood contains 320 acres. It is basically single
family with a large number of mobile homes. About 61% of the total
area in this neighborhood is in residential usage. There are also small
amounts of commercial and public and semi-public usage. Vacant
area amounts to 14.2% or approximately 45 acres. There is a definite
problem of land usage in this neighborhood, basically involving a
mixture of mobile homes and single family residential structures.
There are approximately 2,754 persons living in this neighborhood
at the present. This is an increase over the 1970 estimate by the
Census of 2,160. In 1970 the neighborhood had 615 occupied dwell-
ing units. The consultants survey showed 787 occupied dwelling units.
The family size in this neighborhood was approximately 3.51 persons
per occupied unit. This neighborhood has a residential density of
14.1 persons per residential acres, slightly below the norm for the
total Planning Area of 15. There are 764 total residential structures
in this area of which 35 are deteriorating, 7 are dilapidated. This
makes a total of approximately 5.5% which are in substandard
condition. There are only 8 major public and semi-public structures,
all of which are sound. There are 30 commercial structures of which
8 are in substandard condition. Planning Statistical Area No. 3 has
II:
LAND USE AND NEIGHBORHOOD ANALYSIS
the largest number of vacant structures of any neighborhood in the Plan-
ning Area. It has 11 vacant residential structures while it has 3 vacant
commercial structures. While the residential blight is fairly well
scattered throughout the length and width of this long and narrow
neighborhood, there is one area which contains several deteriorating
and dilapidated structures, this area is shown on the condition of
structures map as a blighted area r Approximately 15 substandard
residential structures are included in this blighted area which is
roughly 35% of the total substandard residential structures in the
neighborhood. This area has no public parks located within it nor
public schools, however, there are several church sites with play-
ground areas in them that are utilized by the children in the neigh-
borhood. Planning Statistical Area No. 3 is served with a central
domestic water supply by the WCID No. 10. A sewage disposal
system is now being constructed in this area. Most of the dwelling
units in this area were constructed prior to 1961, however, there are
a scattering of newer dwelling units constructed after that date on
both the eastern end and the extreme western end of this neighbor-
hood. It is quite probable that these families ore in the moderate to
-'middle income range. This neighborhood appears to have relatively
young population according to 1970 Census data. In 1970 the area
only had 4 year round occupied dwelling units whichlacked some or
all plumbing facilities. Contract rental rates in this area range
between $64 and $80 generally with one part averaging $120. In
1970 there were 58 dwelling units in this neighborhood which had
1.01 persons per room or more. This indicates a substandard condi-
tion in that these units were overcrowded. The residents in this
neighborhood are also caucasion.
PLANNING Planning Statistical Area No. 4 is located on the western edge of the
STATISTICAL Nederland City Limits. It is bounded by State Highway 347, by
AREA NO, 4' Spurlock Road, by 27th Street and Canal . It has a total area of
approximately 332 acres of which 180 acres ore considered vacant.
This equates to 54.4% of the total area in the neighborhood being
vacant. Approximately 15.9% is in residential usage while 16.1%
of the total area is in public and semi-public use. This large per-
centage in public and semi-public use comes from an extremely
large Nederland Independent School District High School site
located in the center of the neighborhood. This neighborhood has
a residential section that is fairly well concentrated on the north
end of it above the Gulf States Utilities power line right-of-way
while it has a scattering of dwelling units in the lower third of it.
I-9
LAND USE AND NEIGHBORHOOD ANALYSIS
There is only a mild factor of mixed land uses mainly coming from mobile
homes versus single family residences usage. Commercial usage is fairly
well centralized along State Highway 347. In 1970 this neighborhood
had 127 occupied dwelling units. The consultants survey in January,
1974, showed 184 occupied dwelling units. This shows an increase of
approximately 57 occupied dwelling units. In 1970 the population per
occupied dwelling unit was 3.46 persons. The population rose from 440
in 1970 to approximately 644 in 1974. Planning Statistical Area No. 4
has a current population density of 12.2 persons per residential acre.
According to the condition of structures survey, this neighborhood had
184 residential structures of which 25 were deteriorating and 8 were
dilapidated. This means that 17.9% of the residential structures in this
area were substandard which is by for the highest percentage in the
Planning Area. Most of these substandard structures are concentrated
in two areas. One is located in the extreme north portion around
California Avenue and Dixie Blvd. This area has several deteriorating
structures in it and should be considered as a potential blighted area.
The other major concentration is in what is known as the Clayton Sub-
division. This area is occupied primarily by blacks and it is really the
only area in which the black population is concentrated. Clayton
Subdivision is packed with small frame houses which are very old and
the residents are obviously low income. Both of these blighted areas
are shown on the condition of structures map. As previously stated,
the high school site in this neighborhood is quite large and was only
recently opened. Other than this public school site, the area has no
other recreational facilities except the YMCA swimming pool which
is located on Viterbo or Canal Street at the Gulf States Utilities
right-of-way. The population in this area shows large percentages
under 18 years of age as well as some relatively high percentages
over 62. The Census shows only 3 dwelling units which lack some
plumbing facilities, however, the reliability of this data is some-
what in doubt. The Census data also shows only 9 dwelling units,
which had 1.01 persons or more, again the reliability of this data
is somewhat in doubt. It appears that perhaps the Census data
omitted or suppressed the Clayton Subdivision data. This area on
the whole has very poor streets, open ditches in which water stands
periodically and it has some small agricultural uses in yards, such
as chicken coupes, geese, and other animals.
PLANNING Planning Statistical Area No. 5 has a total of 200 acres of which
STATISTICAL approximately 162 are developed, leaving 38 acres undeveloped or
AREA NO. 5 vacant. This amounts to 81% developed. Approximately 45% of
LAND USE AND NEIGHBORHOOD ANALYSIS
the total area in this neighborhood is devoted to residential usage while
7.9% is devoted to public and semi-public usage. -There is a small
amount of commercial usage in this neighborhood, just under 3%.
This neighborhood has an average density of 15.2 persons per residential
acre which is approximately equal to the density for the entire Planning
_ Area. In 1970 the Census showed 408 occupied dwelling units. The
Consultants survey in 1974 showed only 391 occupied dwelling units.
The family size in 1970 for Planning Statistical Area No. 5 was 3.34
persons. _Based on the recent survey, there are approximately 1,369
persons living in this area. Neighborhood 5 is located in the north-
""" western corner of the city limits. It is bounded on the north by city
_ limits line, on the west by Canal Street or Viterbo-Road, on the south
by the Gulf States Utilities right-of-way line, and on the east generally
by Franklin Avenue up to 9th Street and then by Detroit Avenue. The
-_ majority of these homes built in this neighborhood were built prior to
1961. -There is some instance of mixed land uses in this area resulting
from residential versus commercial usage. Neighborhood 5 has a total
-- of 388 residential structures of which approximately 30 are substandard.
This amounts to 7.5% which are substandard. Twenty-four of these
substandard structures are in deteriorating condition. -While there is
-- a higher than average percentage of substandard conditions in this
neighborhood, most of the deteriorated units are scattered. There is,
x' however, a mild concentration of units in the northeastern portion of
-- the neighborhood in the general area of loth Street and Helena in
which there are 12 substandard units. This area is indicated on the
condition of structures map as a blighted area. There are 4 public and
semi-public standard structures while there are 14 commercial structures,
13 of which are in standard condition. There is one deteriorated com-
mercial structure, it is also vacant. There exists on the eastern side of
--- this neighborhood Longham Elementary School and there has been
recently constructed an electrical trade school in the north portion of
" the neighborhood on Helena at the city limits line.- Other than these
--- two facilities and the elementary school in particular there are no
other recreational facilities available to residents of Area 5. Income
level of the residents in Area 5 is separated by State Highway 347.
-- North of Highway 347 incomes are estimated to be middle income.
Only 4 units in this neighborhood are shown by the Census to be
locking some or all plumbing facilities. Rental averages in the neigh-
-- borhood ran between $56 and $90. The Census reported 28 overcrowded
units in this neighborhood. Some parts of neighborhood show high
percentages of persons under 18 while other sections show relatively
high percentages (20-28%) of elderly persons. _
-11
LAND USE AND NEIGHBORHOOD ANALYSIS
PLANNING Planning Statistical Area No. 6 is bounded on the north by 8th Street,
STATISTICAL on the west by Franklin, on the east by Boston Avenue, on the south
AREA NO. 6 by Gulf States right-of-way. This neighborhood contains approxi-
mately 95 total acres of which 85.5% are developed and 14.5% are
vacant. Residential usage totals approximately 35.7 percent of the
total land usage with small amounts of public and semi-public and
industrial usage and approximately I acres of commercial. Half of
the Central Business District is included in this area. Some degree
of mixed land usage occurs in this neighborhood, principally between
single-family residential, mobile home and commercial usage. in
1970 the Census showed 154 occupied dwelling units at a rate of
3.45 persons per dwelling unit. The consultants 1974 survey showed
181 occupied dwelling units indicating an increase in population.
The estimated population of this neighborhood in 1974 is 634. This
neighborhood has a density of 18.7 persons per residential acre.
From the condition of structures survey, this neighborhood has 175
total residential structures of which 14.8% are substandard. Most
of the substandard units are deteriorating rather than dilapidated
and relatively scattered throughout the neighborhood. There are
three small concentrations of substandard structures containing 6,
5 and 5 substandard structures each as shown on the map. The area
also has 5 public and semi-public structures all of which are in
standard condition. There are also 42 commercial structures of
which 39 are in standard condition. The area contains one
recreational area adjacent to Longhorn Elementary School and is
adequately served by water and sewer facilities systems. The
estimated income of the residents of this neighborhood is widely
dispersed between low income and high. All year round dwell-
ing units in this neighborhood had all required plumbing facilities
and only 14 were shown to be overcrowded. The age distribution
of the residents of this neighborhood appears to be principally
upper middle to elderly. The residents of this neighborhood are
Caucasian.
PLANNING Planning Statistical Area No. 7 is bounded on the north by 8th
STATISTICAL Street, on the west by Boston Avenue, on the east by Nederland
AREA NO. 7 Avenue, and on the south by Gulf States right-of-way. This
neighborhood contains approximately 57 total acres of which 819/c
are developed and 19% are vacant. Residential usage totals
approximately 29 percent of the total land usage with 15% being
in commercial. Some degree of mixed land usage occurs in this
neighborhood, principally between residential and commercial
usage. In 1970 the Census showed 114 occupied dwelling units
at a rate of 2.73 persons per dwelling unit. The consultants 1974
survey showed 107 occupied dwelling units indicating a decrease
LAND USE AND NEIGHBORHOOD ANALYSIS
in residential use. The estimated population of this neighborhood in
1974 is 375. This neighborhood has a density of 22.2 persons per
residential acre indicative of smaller lots in the Central Business
District area. From the condition of structuressurvey, this neigh-
borhood has 100 total residential structures of which 19% are sub-
__ standard. Most of the substandard units are deteriorating and
relatively scattered throughout the neighborhood. There are three
" -small areas of concentration of substandard structures which are
shown on the map as blighted areas. The area has 9 sound public
and semi-public structures. There are also 43 commercial structures
of which 40 are in standard condition. The area contains no recre-
ational uses but is adequately served by water and sewer facilities
systems. The estimated income of the residents of this neighborhood
" is approximately low to moderate. Only two year round dwelling
- units in this neighborhood in 1970 were lacking some or all plumb-
ing facilities and eight were shown to be overcrowded. The age
distribution of the residents of this neighborhood appears to be well
-- diversified. The residents of this neighborhood are caucasion.
PLANNING Planning Statistical Area No. 8 is bounded on the north by 3rd Street,
STATISTICAL on the west by Nederland Avenue, on the east by Avenue H, and on
AREA NO. 8 the south by 14th and the Gulf States right-of-way. This neighbor-
--- hood contains approximately 246 total acres of which 74.5% are
developed and 25.5% are vacant. Residential usage totals approxi-
mately 38.9 percent of the total land usage with smaller amounts of
-- commercial and public and semi-public usage.Land usage in this
neighborhood is well organized north of State Highway 347 and
reasonably well organized to the south. In 1970 the Census showed
-- 367 occupied dwelling units at a rate of 3.55 persons per dwelling
unit. The consultants 1974 survey showed 464 occupied dwelling
m... units indicating a large increase in population and due in part to
the construction of a large apartment complex in the neighborhood.
The estimated population of this neighborhood in 1974 is 1,624.
This neighborhood has a density of 16.9 persons per residential acre.
From the condition of structures survey, this neighborhood has 403
total residential structures of which 4.4% are substandard. All but
one of the substandard units are deteriorating and are relatively
- scattered throughout the neighborhood. There is one concentration
,m.
of substandard structures in the area of 12th Street. This seems to
be due to the conflict of land use along the south side of State
Highway 347. The area has five public and semi-public structures
of which four are in standard condition. There are also 29 com-
LAND USE AND NEIGHBORHOOD ANALYSIS
merciol structures of which 28 are in standard condition. The area con-
tains o YMCA complex south of State Highway 347 and an elementary
school site to the north of State Highway 347. The neighborhood is
adequately served by water and sewer facilities systems. The estimated
income level of the residents of this neighborhood is predominately
middle income with some low -moderate income families in the blighted
area. All dwelling units in this neighborhood in 1970 contained all
plumbing facilities. Thirty-three were shown to be overcrowded. The
age distribution of the residents of this neighborhood appears to be
young and middle aged with very few sections having elderly residents.
The residents of this neighborhood are caucasion,
PLANNING Planning Statistical Area No. 9 is bounded on the north by State STATISTICAL way way 347, on the west by Avenue H and by Avenue D, on the east by
AREA NO, 9 Avenue K, and on the south by Gulf States right-of-way. This neigh-
borhood contains approximately 116 total acres of which 76.5% are
developed and 23.5% are vacant. Residential usage totals approxi-
mately 42.7 percent of the total land usage with small amounts of
commercial and public and semi-public usage. In 1970 the Census
showed 172 occupied dwelling units at a rate of 3.75 persons per
dwelling unit. The Consultants 1974 survey showed 220 occupied
dwelling units indicating an increase in population. The estimated
population of this neighborhood in 1974 is 770. This neighborhood
has a density of 15.5 persons per residential acre. From the condi-
tion of structures survey, this neighborhood has 220 total residential
structures of which only five are substandard. All of the substandard
units are deteriorating rather than dilapidated and relatively scat-
tered throughout the neighborhood. There are also only three com-
mercial structures, all of which are in standard condition. The area
contains no recreational uses. it is adequately served by water and
sewer facilities systems. The estimated income level of the residents
of this neighborhood is approximately middle income. Only one year
round dwelling unit in this neighborhood in 1970 lacked some or all
plumbing facilities and 16 were shown to be overcrowded. The age
distribution of the residents of this neighborhood appears to be
relatively young. The residents of this neighborhood are caucasion.
PLANNING Planning Statistical Aree No. 10 is bounded on the north by State
STATISTICAL Highway 347, on the west by Avenue K, on the east by F.M. 365,
AREA NO. 10 and on the south by S. 16th Street. This neighborhood contains
LAND USE AND NEIGHBORHOOD ANALYSIS
approximately 57 total acres of which 82910 are developed and 18 acres
are vacant. Residential usage totals approximately35.4 percent of the
_ total land usage with small amounts of commercial and public and semi-
- public use. Very little mixed land usage occurs in this neighborhood,
In 1970 the Census showed 88 occupied dwelling units at a rate of 4.13
persons per dwelling unit. The consultants 1974 survey showed 100
occupied dwelling units indicating an increase in residential use. The
estimated population of this neighborhood in 1974 is 354. This neigh-
-- borhood has a density of 17.5 persons per residential acre. From the
condition of structures survey, this neighborhood has'100 total residential
structures of which ten are substandard. All of the substandard units are
-- deteriorating. There is one concentration of substandard structures in
the area of 15th Street. The area has only three public and semi-
public structures all of which are in standard condition. There are
-- also eight commercial structures of which six are in standard condition.
The area contains no recreational uses but is adequately served by
water and sewer facilities systems. The estimated income level of the
'residents of this neighborhood is approximately moderate -middle. Only
one year round dwelling unit in this neighborhood in 1970 lacked some
or all plumbing facilities while eleven were shown to be overcrowded.
The age distribution of the residents of this neighborhood appears to
be young. The residents of this neighborhood are coucasion.
PLANNING Planning Statistical Area No 11 is located in the western section of the
STATISTICAL extraterritorial jurisdiction of the City of Nederland and is bounded on
AREA NO, 11 the 'north 'by State Highway 347, on the west by an agreed extraterritorial
jurisdiction line, on the east by Spurlock Road, and on the south by U.S.
69. This neighborhood contains' approximately 831 total acres of which
23.7% are developed and 76.3% are vacant. Residential usage totals
only 21 acres of the total land usage with a large cemetery and trade
school and a small amount of commercial use. ; In 1970 the Census
showed 78 occupied dwelling units at a rate of 3.79 persons per dwell-
ing unit, however, the Block Group data included some area outside of
Nederland's extraterritorial jurisdiction. The consultants 1974 survey
-- showed 52 occupied dwelling units indicating a population of 182.
This neighborhood has a density of 8.5 persons per residential acre.
From the condition of structures survey, this neighborhood has 52
total residential "structures of which six are substandard. The area
has three public and semi-public structures all of which are in
standard condition. There are also twelve commercial structures
which ore all in standard condition. The area contains no recrea-
tional uses and is served by individual water wells and septic tanks.
LAND USE AND NEIGHBORHOOD ANALYSIS
The estimated income of the residents of this neighborhood is middle
income. Only one year round dwelling unit in this neighborhood in
1970 lacked some or all plumbing facilities and eleven were shown to
be overcrowded. The age distribution of the residents of this neigh-
borhood appears to be young. The residents of this neighborhood are
caucasion.
PLANNING Planning Statistical Area No. i2 is bounded on fihe north by 27th Street,
STATISTICAL on the west by Spuriock Road, on the east by Canal, and on the south
AREA NO. 12 by U.S. 69. This neighborhood contains approximately 174 total acres
of which 74.4% are developed and 25.6% are vacant. Residential
usage totals approximately 83 acres of the total land usage with a
small amount of commercial use. In 1970 the Census showed 187
occupied dwelling units at a rate of 3.76 persons per dwelling unit.
The consultants 1974 survey showed 224 occupied dwelling units
indicating an increase in population. The estimated population of
this neighborhood in 1974 is 784. This neighborhood has a density
of 9.4 persons per residential acre. From the condition of structures
survey, this neighborhood has 222 total residential structures of which
only five are deteriorating and are relatively scattered throughout the
neighborhood. There are also six commercial structures, all of which
are in standard condition. The area contains no recreational uses
and is adequately served by water and sewer facilities systems. The
residents of this neighborhood are in the middle income. All year
round dwelling units in this neighborhood have all plumbing facilities
but sixteen were shown to be overcrowded. The age distribution of
the residents of this neighborhood appears to be very young. The
residents of this neighborhood are caucasion.
PLANNING Planning Statistical Area No. 13 is bounded on fihe north by U.S. 69,
STATISTICAL on the west by RodairGully, on the east by the Airport, and on the
AREA NO. 13 south by Holmes Co. Road. This neighborhood contains approximately
393 total acres of which only 30.9% are developed while 69.1% are
vacant. Residential usage totals approximately 29 acres of the total
land usage with small amounts of commercial, public and semi-public,
and 17 acres of industrial. In 1970 the Census showed 32 occupied
dwelling units at a rate of 3.19 persons per dwelling unit. The con-
sultants 1974 survey showed 141 occupied dwelling units indicating
a population of 493. This large increase is due to a new mobile home
subdivision being recently constructed. This neighborhood has a
density of 17.1 persons per residential acre. From the condition of
LAND USE AND NEIGHBORHOOD ANALYSIS
structures survey, this neighborhood has 141 total residential structures
of which only eight are substandard, Most of the substandard units are
deteriorating rather than dilapidated and relatively scattered through-
out the neighborhood. There is a small concentration of six dilapidated
abandoned structures. The area contains no recreational uses and is not
_ served by public water and sewer systems. The estimated income of the
residents of this neighborhood is low -moderate. All the year round
dwelling units in this neighborhood in 1970 had all plumbing facilities
and only three were shown to be overcrowded. The age distribution of
the residents of this neighborhood appears to be widely dispersed
` -between old and young. The residents of this neighborhood are cau-
casion.
PLANNING Planning Statistical Area No. 14 is bounded on the north by Gulf States
STATISTICAL right -of -way, -on the west by Canal, on the east by Helena, and on the
AREA NO, 14 south by U.S. 69. This neighborhood contains approximately 409 total
-- acres of which 73% are developed and 27% are vacant. Residential
usage totals approximately 190 acres of the total land usage with a
small amount of commercial use, and two large school sites. Mixed
-- land usage is not a problem in this neighborhood. In 1970 the Census
showed 485 occupied dwelling units at a rate of 3.69 persons per
dwelling unit. The consultants 1974 survey showed 557 occupied
-- dwelling units indicating a sizable increase in population. The
estimated population of this neighborhood is 1,950.-,This neighbor-
hood has a density of 10.2 persons per residential acre. From the
-- condition of structures survey, this neighborhood has 557 total
residential structures of which 4.8% are substandard. Most of the
substandard units are deteriorating and scattered throughout the
-- neighborhood. There are two concentrations of substandard structures
in the area of 21st and 22nd Streets. The area has six sound public
and semi-public structures. There are also 14 sound commercial
- structures. The area contains a junior high and an elementary school
site with recreation areas and a rodeo arena. The area is adequately
served by water and sewer facilities systems. The residents of this
- neighborhood are in the middle income group. Only one dwelling
'unit in this neighborhood lacked some or all plumbing facilities.
Thirty-three were shown to be overcrowded. The age distribution
of the residents of this neighborhood appears to be young. The
residents of this neighborhood are coucosion.
I-17
LAND USE
PLANNING Planning Statistical Area No. 15 is bounded on the north by Gulf States
STATISTICAL right-of-way, on the west by Helena, on the east by Nederland Avenue,
AREA NO. 15 and on the south by 21st Street. This neighborhood contains approxi-
mately 91 total acres of which 96.7% ore developed. Residential usage
totals approximately 41 percent of the total land usage with a small
amount of commercial and a large school site. Strip commercial land
usage occurs along Nederland Avenue. In 1970 the Census showed
152 occupied dwelling units at a rate of 3.39 persons per dwelling
unit. The consultants survey showed 184 occupied dwelling units
indicating an increase in population. The estimated population of
this neighborhood is 644. This neighborhood has a residential density
of 17.1 persons per residential acre. From the condition of structures
survey, this neighborhood has 179 total residential structures of which
only six are substandard. The area has six sound public and semi-
public structures. There are also twelve commercial structures of
which eleven are in standard condition. The area contains a large
school site and football stadium. It is adequately served by water
and sewer facilities systems. The estimated income level of the
residents of this neighborhood is moderate -middle. All units have
all plumbing facilities. Seven units were shown to be overcrowded.
The age distribution of the residents of this neighborhood appears to
be young. The residents of this neighborhood are coucasion.
PLANNING Planning Statistical Area No. 16 is bounded on the north by Gulf
STATISTICAL States right-of-way, on the west by Nederland Avenue, on the east
AREA NO. 16 by Avenue H, and on the south by 23rd Street. This neighborhood
contains approximately 123 total acres of which 85.2% are developed
and 14.8% are vacant. Residential usage totals approximately 56
percent of the total land usage with small amounts of commercial
and public and semi-public usage. Land usage is this neighborhood
is well oriented. In 1970 the Census showed 297 occupied dwelling
units at a rate of 3.71 persons per dwelling unit. The consultants
survey showed 349 occupied dwelling units indicating an increase
in population. The estimated population of this neighborhood is
1,222. This neighborhood has a density of 17.6 persons per resi-
dential acre. From the condition of structures survey, this neigh-
borhood has 331 total residential structures of which 22 are sub-
standard. Most of the substandard units are deteriorating rather
than dilapidated and relatively scattered throughout the neighbor-
hood. There are two concentrations of substandard structures as
shown on the Condition of Structures Map. The area has three
sound public and semi-public structures. There are also 16 com-
LAND USE AND NEIGHBORHOOD ANALYSIS
mercial structures of which 14 ore in standard condition. The area con-
"` tains no recreational uses but is adequately served by water and sewer
-- systems. The estimated income of the residents of this neighborhood
is moderate -middle. Only three year round dwelling units in this
neighborhood in 1970 were lacking some or all plumbing facilities
but 33 were shown to be overcrowded. The age distribution of the
residents of this neighborhood appears to be young. The residents of
this neighborhood are caucasion.
PLANNING Planning Statistical Area No:-17 is bounded onthe 'north by 21st Street,
--- STATISTICAL on the west by Helena Avenue, on the east by Nederland Avenue, and
AREA NO. 17 on the south by 27th Street. This neighborhood contains approximately
115 total acres of which 82.8% are developed and 17.21/o are vacant.
-- Residential usage totals approximately 67 acres of the total land usage
with small amounts of commercial and public and semi-public usage.
Land usage is well oriented with commercial usage occurring down
--- Nederland Avenue, In 1970 the Census showed 294 occupied dwell-
ing units at a rate of 3.5 persons per dwelling unit. The consultants
1974 survey showed 330 occupied dwelling units indicating an increase
in population. The estimated population of this neighborhood is 1,155.
This neighborhood has a density of 17.1 persons per residential acre.
From the condition of structures survey, this neighborhood has 318
total residential structures of which only six are deteriorated. The
area has one sound public and semi-public structure and nine sound
commercial structures. The area contains no recreational areas. It
is adequately served by water and sewer facilities systems. The
estimated income level of the residents of this neighborhood is
approximately middle income. Only three year round dwelling
units in this neighborhood in 1970 were lacking some or all plumb-
ing facilities and 25 were shown to be overcrowded.- The age
T distribution of the residents of this neighborhood appears to be
young. The residents of this neighborhood are caucasion.
PLANNING Planning Statistical Area No. 18 is bounded on the north by 23rd
STATISTICAL Street, on the west by Nederland Avenue, on the east by Avenue H,
AREA NO. 18 and on the south by 27thStreet. This neighborhood contains opproxi-
mately 78 total acres of which 74 are developed and only four are
vacant. Residential usage totals approximately 60 percent of the
total land usage with a small amount of commercial use. In 1970
the Census showed 205 occupied dwelling units at a rate of 3.44
persons per dwelling unit. The consultants survey showed 219
LAND USE AND NEIGHBORHOOD ANALYSIS
occupied dwelling units indicating a small increase in population.
The estimated population of this neighborhood in 1974 is 766. This
neighborhood has a density of 16.3 persons per residential acre.
From the condition of structures survey, this neighborhood has 219
total residential structures of which 10% are substandard. Most of
the substandard units are deteriorating rather than dilapidated and
relatively scattered throughout the neighborhood. There is one con-
centration of substandard structures in the area between Avenue F
and Avenue G containing about half of the substandard structures.
The area has eleven commercial structures of which ten are in
standard condition. The area contains no recreational areas and
it is adequately served by water and sewer facilities systems. The
estimated income of the residents of this neighborhood is approxi-
mately middle income. Only two year round dwelling units in this
neighborhood in 1970 were lacking some or all plumbing facilities
and 24 were shown to be overcrowded. The age distribution of the
residents of this neighborhood appears to be quite young. The
residents of this neighborhood are caucasion.
PLANNING Planning Statistical Area No. 19 is bounded on the north by 27th
STATISTICAL Street, on the west by Helena Avenue, on the east by Nederland
AREA NO, 19 Avenue, and on the south by U.S. 69. This neighborhood contains
approximately 215 total acres of which 85.8% are developed and
14.2% are vacant. Residential usage totals approximately 51 per-
cent of the total land usage with about 14 acres of commercial and
16 acres of public and semi-public usage resulting from several
large church sites and strip commercial use. In 1970 the Census
showed 516 occupied dwelling units at a rate of 3.57 persons per
dwelling unit. The consultants 1974 survey showed 566 occupied
dwelling units indicating an increase in population. The estimated
population of this neighborhood is 1,981. This neighborhood has
a residential density of 17.8 persons per residential acre. From the
condition of structures survey, this neighborhood has 507 total resi-
dential structures of which only five are deteriorating. This area
contains one of the newer subdivisions in the City. The area has
five sound public and semi-public structures and 25 commercial
structures of which 22 are in standard condition and three are
dilapidated. The area contains a neighborhood park located on
Helena and is adequately served by water and sewer facilities
systems. The estimated income of the residents of this neighbor-
hood is approximately upper -middle. Only three year round
dwelling units in this neighborhood in 1970 were lacking some
LAND USE AND NEIGHBORHOOD ANALYSIS
or all plumbing facilities but 40 were shown to be overcrowded. The
age distribution of the residents of this neighborhood appears to be
young. The residents of this neighborhood are coucasion.
PLANNING Planning Statistical Area No. 20 is bounded on the north by 27th Street,
STATISTICAL on the west by Nederland Avenue, on the east by Avenue H, and on the
P' AREA NO. 20 south by U.S. 69. This neighborhood contains approximately 224 total
-- acres of which 72.8% are developed and 27.2010 ore vacant. Residential
usage totals approximately"44.3 percent of the total land usage with a
--small amount of commercial use and a large amount of public and semi-
-- public use. Some degree of land usage problems exist in that the sewage
treatment plant is located in the center of this neighborhood and some
strip commercial and strip industrial occurs along the outer boundaries.
--- In-1970 the Census showed 355 occupied dwelling units at a rate of
3.85 persons per dwelling unit. The consultants 1974 survey showed
434 occupied dwelling units indicating a large increase in population.
-- The estimated population of this neighborhood in 1974 is 1,519. This
neighborhood has a density of 16.0 persons per residential acre. From
the condition of structures survey, this neighborhood has 411 total
- residential structures of which 4.01/o are substandard. Most of the sub-
standard units are deteriorating rather than dilapidated and relatively
scattered throughout the neighborhood and there are no real con-
- centrotions of substandard structures. The area has eight sound public
and semi-public structures and 14 commercial structures of which 13
are in standard condition. The area contains a neighborhood park
- and is adequately served by water and sewer facilities. The esti-
mated income of the residents of this neighborhood is approximately
middle income. Only two year round dwelling units in this neigh-
borhood in 1970 were lacking some or all plumbing facilities but
51 were shown to be overcrowded. The age distribution of the
residents of this neighborhood appears to be very young. The
residents of this neighborhood are coucasion. --
-- PLANNING Planning Statistical Area No 21 is bounded on the north by Gulf
STATISTICAL States right-of-way, on the west by Avenue H'on the east by F.M.
AREA NO, 21 365, and on the south by U.S. 69.- This neighborhood is long and
narrow and contains approximately 408 total acres of which 227 are
._ developed and approximately 180 are vacant.Residential usage
totals approximately 30 percent of the total land usage with a small
amount of commercial use. A hospital site and a school site are
also located in the area and a 20 acre park site which does not
LAND USE AND NEIGHBORHOOD ANALYSIS
actually exist but of which development is imminent has been counted
as existing. In 1970 the Census showed 460 occupied dwelling units
at a rate of 3.53 persons per dwelling unit. The consultants 1974
survey showed 568 occupied dwelling units indicating a large increase
in population. The estimated population of this neighborhood in 1974
is 1,988. This neighborhood has a residential density of 16.3 persons
per residential acre. From the condition of structures survey, this
neighborhood has 467 total residential structures of which 5.5% are
substandard. Most of the substandard units are deteriorating rather
than dilapidated and relatively scattered throughout the neighborhood
with no large concentration of substandard structures in any one area.
The area also has seven sound public and semi-public structures and
18 commercial structures of which 15 are in standard condition. The
area contains a Babe Ruth Baseball field and park area as well as the
Doornbos Park site previously mentioned and is adequately served by
water and sewer facilities systems. The estimated income of the
residents of this neighborhood is approximately lower -middle income.
Only one year round dwelling unit in this neighborhood in 1970 was
lacking some or all plumbing facilities but 35 were shown to be over-
crowded. The age distribution of the residents of this neighborhood
appears to be young. The residents of this neighborhood are caucasion.
PLANNING Planning Statistical Area No. 22 is bounded on the north by the Neches
STATISTICAL River, on the west by the extraterritorial jurisdiction line, on the east
AREA NO. 22 by Port Neches, and on the south by State Highway 347. This neigh-
borhood contains approximately 2,827 total acres of which about 13
are devoted to residential use while 53 are in the sanitary landfill
site and over 1,000 are in industrial use. Some 1,696 acres are
vacant but at least half of this area is marshland lying below five
feet in elevation and probably not economically developable. In
1970 the Census showed 30 occupied dwelling units at a rate of
3.37 persons per dwelling unit. The consultants 1974 survey showed
39 occupied dwelling units indicating a small increase in population.
The estimated population of this neighborhood in 1974 is 136 persons.
This neighborhood has a density of only 10.3 persons per residential
acre. From the condition of structures survey, this neighborhood has
39 total residential structures of which only four are substandard.
The small residential section of this Planning Statistical Area lies
along the railroad. It has agricultural uses between the residences
and the marshland. The large industrial usage is primarily in
petroleum tank farms and related activities. The estimated income
of the residents of this neighborhood is low income. Only three
LAND USE AND NEIGHBORHOOD ANALYSIS
year round dwelling units in this neighborhood in 1970 were lacking
some or all plumbing facilities and one was shown to be overcrowded.
The age distribution of the residents of this neighborhood appears to
be middle aged. The residents of this neighborhood are caucasion.
ENVIRONMENTAL For the most part, adverse environmental characteristics for the entire
CHARACTERISTICS Nederland Planning Area are generally the some as for each neighbor-
hood. --There are, of course, exceptions to this statement but generally
this will hold true. Complementary environmental characteristics are
somewhat more restricted to particular areas. The following discussion
-- gives insight into those characteristics which are most notable.
Noise effects of the railroad are felt most in Neighborhoods 22 (the
residential section of the area), the north central parts of Areas 5, 6,
and 7 and to some degree the south central part of Neighborhood 8.
Naturally, this feature is distracting to the residents and some of the
businesses of these areas. Further, when trains come through they are
quite long and cause traffic problems since all the crossings -Avenue H,
F.M. 365, Nederland Avenue, Helena and Boston Avenues -are at
grade. This factor could cause severe safety problems in addition to
the obvious tie-up of traffic. Emergency vehicles could not cross the
railroad without going all the way out to the F.M. 366 underpass.
Such emergency vehicles include for example, fire, police, and
ambulance vehicles. All three of these have their headquarters on
the south side of the railroad and could serve the major portion of
the Planning Area, however, the north side must depend on the City
of Port Neches for emergency protection.
- The location of the numerous tank farms and the petroleum products
{ - stored in them create a potential hazard to life and property as was
illustrated by the recent Port Neches tank farm fire. Further, some
-- extremely volatile liquids and petroleum distillates carried by the
numerous trains passing through Nederland create similar danger.
Care should be taken to avoid direct abutting of residential areas to
railroad rights -of -way. In Nederland's case perhaps a buffer safety
zone would be justifiable.
It is obvious that residences of Neighborhoods 1 and 5 receive adverse
environmental effects from the adjacent petroleum tank farms visually.
There is also some odor at times in most areas due to the large and
varied amount of industrial use. Wind direction is the most critical
factor in this respect.- Residents of Area 3 receive most of the odors
when the wind is out of the east and southeast.
-23
LAND USE AND NEIGHBORHOOD ANALYSIS
Narrow streets and open ditches occur in most areas. Exceptions to this
general characteristic exist in Area 19 and the southeastern portion of
Area 14. Of course, some isolated streets in other areas are also
above the norm. These areas have basically concrete streets with
curb and gutter. These areas have virtually no blighted conditions.
In relation to this point most of the remainder of the City was laid
out on a grid type street system. This design creates a four-way inter-
section at each block which increases danger of accidents and encour-
ages uncontrolled traffic patterns. The recent trend to curvilinear
street design with longer blocks in the above mentioned neighborhoods
decreases traffic conflict, controls traffic patterns, and allows more
dwelling units to be developed on a given tract by reducing the
amount of street land usage.
Rear yard agricultural activities exist primarily in Areas 1, 3, 4, 11
and 13. These activities include principally small chicken coupes,
keeping a horse, goats or sheep. Naturally the keeping of these
animals produces, in some cases, odors when their run areas are not
properly maintained.
The Clayton Subdivision located in Area 4 east of the new high school
site is lacking in decent quality housing, streets, open space, and
utilities. This area is beyond a doubt the most critical action area
in the Planning Area for housing and utility improvement. This
area also has ponding problems. Temporary ponding problems exist
principally in the western E.T.J. as illustrated on the Existing Land
Use maps.
Utility service is quite adequate inside the city limits as well as
police and fire protection. The following areas do not have parks
or recreational areas located within them. Elementary school sites
are considered as recreational areas since they do have playground
facilities. Areas 1, 5, 7, 9, 10, 11, 12, 13, 16, 17, 18, and
22 fall into this category.
Water and sewer utility service is considered inadequate in Areas 13
and 11 as well as Planning Statistical Areas 12 and 4. Some parts of
the eastern edge of Planning Statistical Area 13 are served by a
private water system which buys water from the City. The mobile
home subdivision in Planning Statistical Area 13 is served with City
sewers. Some of the houses along the western side of Canal Street
are on City sewers. The remaining parts of Planning Statistical
Areas 4, 11, 12, and 13 are on individual wells or small private
LAND USE AND NEIGHBORHOOD ANALYSIS
cooperatives for water and septic tanks for sewage disposal. Planning
Statistical Area 3 is served by Water Control and Improvement District
No. 10. Construction of expanded sewage treatment facilities and
lines in Planning Statistical Area 3 and Planning Statistical Area 4
north of the Gulf States Utility right-of-way will soon make service
available to all of these residents,--
- CAUSES OF In general causes of blight in the Nederland Planning Area can be
BLIGHT attributed to the following list;
1 . The occupants of blighted areas are generally low income. For
example, parts of Planning Statistical Areas 1, 5, 6, 7, 3, 4,
13, 8, 10, 16 and 18 which are shown as blighted on the condi-
tion'of structures map correspond to low income areas as derived
from block group census data.
2.Lack of normal maintenance is probably the most common housing
problem. Failure to point the house, repair screens, shingles,
_ porches, roofs, etc., are common problems in all residential
areas where substantial substandard conditions exist.
3. Narrow streets, previously mentioned, with open ditches carry
substantial traffic volumes for residential streets. This occurs
in all areas except Planning Statistical Area 12, 19 and in
most parts of Area 2,
4. Unkept lawns is a common occurrence in the blighted areas which
are shown on the Condition of Structures map.
As previously stated, substandard housing conditions for the Planning
Area as a whole are not a major problem. There are, however, 369
substandard structures of which only 57 are considered dilapidated.
This obviously means that the major problem is one of deterioration
and lack of maintenance. There are several areas which are con-
"" sidered as priority areas. These areas are indicated on the condi-
,:,,. tion'of structures map as blighted areas.- These areas may be divid-
ed somewhat into three basic groups.-
First would be "Imminent Action Areas". These are areas which are
considered to have the most serious housing problems. They would
characteristically have a high number of dilapidated and/or dete-
riorated units, extremely poor streets, utility service, drainage
LAND USE AND NEIGHBORHOOD ANALYSIS
problems, and low income residents. This term would apply to Areas 4,
6and7.
The second most critical action area would be "Problem Areas". These
areas would have the some general characteristics but would be less
severe than the "imminent action area". This term applies to Planning
Statistical Areas 1, 3, 5, 14, 16 and 18,
The third priority action area is termed aConcerned Area". These
areas would have the same general characteristics as a ove ut to a
minor degree. Planning Statistical Areas 8, 10, 20 and 21 would
fit into this classification.
There are several steps which can be taken to improve the blighted
areas of the Nederland Planning Area. With such a high median
family income it is doubtful if very many of the government housing
oriented programs could be utilized. However, there are a number
of steps which local governments and the citizenry as a whole could
take to relieve the problems which do exist. Some of these are as
foI lows:
1. Increase local enforcement of City Codes and Ordinances.
2. Initiate local self-help programs such as "Paint -up", "Clean-up",
and "Fix -up" campaigns.
3. Initiate local small-scale rehabilitation or renewal efforts through
local financial institutions and service clubs.
4. Establish a local public relations campaign to handle specific
projects such as neighborhood beautification.
5. Encourage development of neighborhood parks and playgrounds.
RECENT Some point should be made of recent trends in development. It was
CHANGES noted through a report published in 1967 by the University of Houston
for the Nederland Independent School District and through visual
observation by the consultants that most of the new residential con-
struction since 1961 has occurred in several selected areas. These
are in Planning Statistical Area 2, in Planning Statistical Areas 20,
19, 12, in Area 14 below 27th Street, in Areas 5 and 13, and on
each end of Area 3. Development is still occurring in some of these
LAND USE AND NEIGHBORHOOD ANALYSIS
areas. It is noted that in some of these areas, Areas 19 and lower 14 in
particular, that development got away from the grid type system and
tended toward the curvilinear design of streets, with cul-de-sacs. It
is anticipated that this trend will continue. 1t is also noted that the
City wishes to see construction of Type 1 subdivisions which basically
requires installation of concretestreets, curb, gutter, and storm
drainage. This trend has occurred due to maintenance problems with
asphaltic surfaces.
Table No. 1
NEDERLAND, TEXAS
NEIGHBORHOOD CHARACTERISTICS
Planning
Statistical
Area
Occupied
Dwelling
Unit
1970 C ensus
Estimated
Population
Population
Dwelling
Unit
1
220
781
3.55
2
371
11507
4.06
3 *
615
21160
3.51
4 *
127
440
3.46
5
408
11364
3.34
6
154
531
3.45
7
114
311
2.73
8
367
11302
3.55
9
172
645
3.75
10
88
363
4.13
11 **
78
292
3.79
12 *
187
703
3.76
13 *
32
102
3.19
14
485
1,791
3.69
15
152
516
3.39
16
297
11103
3.71
17
294
11028
3.50
18
205
706
3.44
19
516
11841
3.57
20
355
11366
3.85
21
460
11622
3.53
22 *
30
101
3.37
Total City
4,658
16,777
3.60
Total E.T.J. *** 1,068
31798
3.56
Total P.A. ****
51726
20,575
3.59
* - Extraterritorial Jurisdiction.
** - Block Group data includes area outside Planning Area.
*** - E.T.J. is extraterritorial jurisdiction.
P.A. is planning area.
Occupies
Estimated Dwelling
Population Units
854
244
1,344
384
2,754
787
644
184
1,369
391
634
181
375
107
1,624
464
770
220
354
100
182
52
784
224
493
141
1,950
557
644
184
1,222
349
1,155
330
766
219
1,981
566
1,519
434
1,988
568
136
39
18,549 5,299
4,993 11427
23,542 61726
Source: Consultants' Field Survey and 1970 Census data - Block Group
I�1
PLANNING
STATISTICAL
AREA
Table No. 2
NEDERLAND, TEXAS 1974
POPULATION DENSITY
DENSITY
RESIDENTIAL
ACRES
DENSITY
TOTAL '
DEVELOPED
ACRES
1
17.1
9.9
2
18.7
12.9
3 *
14.1
1000
4 *
12.2
4.2
5
15.2
8.4
6
18.7
7.8
7
22.2
7.7
8
16.9
8.8
9
15.5
8.7
10
17.5
7.5
11 *
" 8.5
0.9
12 *
9.4
6.1
13 *
17.1
4.1
14
10.2
6.5
15
17.1
7.3
16
17.6
11.6
17
17.1
12.1'
18
16.3
10.4
19
17.8
10.7
20
16.0
9.7
21
16.3
8.7
22 *
10.3
0.1
TOTAL 15.0 5.8
* - Extraterritorial Jurisdiction Areas.
Source: Consultants' Field Survey."
Table No. 3
NEDERLAND, TEXAS
CATEGORICAL LAND USE 1974
(In Acres)
Planning
Public &
Total
Statistical
Total
Single
Multi-
Mobile
Total
Semi-
Developed
Area
Acres
Family
Family
Home
Duplexes
Residential
Commercial
Public
Industrial
Streets
Acres
Vacant
1
106.00
47.43
---
2.47
---
49.90
4.13
2.60
---
30.03
86.66
19.34
2
128.00
72.00
---
---
---
72.00
.85
.82
---
29.75
103.42
24.58
3
320.00
169.82
2.06
23.12
.82
195.82
13.21
7.43
---
58.11
274.57
45.43
4
332.00
50.38
---
2.47
---
52.85
2.47
53.34
---
42.96
151.62
180.38
5
200.00
86.73
1.65
1.65
---
90.03
5.78
15.69
8.26
42.24
162.00
38.00
6
95.00
31.38
---
.86
1.65
33.89
10.73
8.46
3.30
24.80
81.18
13.82
7
57.00
14.86
.82
.82
.42
16.92
9.08
4.95
1.65
16.14
48.74
8.26
8
246.00
86.73
8.25
.82
---
95.80
17.35
23.95
6.13
40.00
183.23
62.77
9
116.00
43.77
4.95
.80
---
49.52
.82
10.73
3.30
24.38
88.75
27.25
10
57.00
18.11
---
1.24
.82
20.17
1.65
.99
4.13
19.83
46.77
10.23
11
831.00
18.99
---
2.47
---
21.46
12.39
36.34
6.60
119.85
196.64
634.36
12
174.00
80.12
---
2.47
.82
83.41
2.47
---
---
43.61
129.49
44.51
13
393.00
17.34
---
11.56
---
28.90
5.78
3.30
17.34
66.09
121.41
271.59
14
409.00
187.32
---
3.30
---
190.62
4.13
51.21
---
52.89
298.85
110.15
15
91.00
37.47
.08
.08
.08
37.71
3.50
29.83
---
16.97
88.01
2.99
16
123.00
67.73
1.65
---
---
69.38
3.30
8.26
---
23.89
104.83
18.17
17
115.00
61.66
---
---
5.78
67.44
4.13
1.63
---
22.00
95.20
19.80
18
78.00
47.08
---
---
---
47.08
4.13
---
---
22.66
73.87
4.13
19
215.00
105.75
5.36
---
---
111.11
14.86
16.52
---
41.95
184.44
30.56
20
224.00
96.29
.82
.82
1.23
99.16
4.17
15.69
4.13
39.90
163.05
60.95
21
408.00
113.98
2.47
5.78
---
122.23
6.60
60.29
5.78
32.23
227.13
180.87
22
2,827.00
10.73
---
2.47
---
13.20
2.47
53.00
1,010.19
52.07
1,130.93
1,696.07
TOTAL
7,545.00
1,465.67
28.11
63.20
11.62
1,568.60
134.00
405.03
1,070.81
862.35
4,040.79
3,504.21
Source; Consultants' Field Survey
I
Table No. 4
NEDERLAND, TEXAS
PROPORTIONATE LAND USE 1974
(As A Percent of Total Area)
Planning
Public &
Total
Statistical
Total
Single
Multi-
Mobile
Total
Semi-
Developed
Area
Percent
Family
Family
Home
Duplex
Residential
Commercial
Public
Industrial
Streets
Acres
Vacant
1
1000/0
44.7
--
2.3
--
47.0
3.9
2.5
--
28.3
81.7
18.3
2
1000/0
56.3
--
--
--
56.3
.7
.6
--
23.2
80.8
19.2
3
1000/0
53.1
.6
7.2
.3
61.2
4.1
2.3
--
18.2
85.8
14.2
4
1000/0
15.2
--
.7
--
15.9
.7
16.1
--
12.9
45.6
54.4
5
1000/0
43.4
.8
.8
--
45.0
2.9
7.9
4.1
21.1
81.0
19.0
6
1000/0
33.0
--
1.0
1.7
35.7
11.3
8.9
3.5
26.1
85.5
14.5
7
1000/0
26.1
1.4
1.4
.8
29.7
15.9
8.7
2.9
28.3
85.5
14.5
8
1000/0
35.3
3.3
.3
--
38.9
7.1
9.7
2.5
16.3
74.5
25.5
9
1000/0
37.7
4.3
.7
--
42.7
.7
9.3
2.8
21.0
76.5
23.5
10
1000/0
31.8
--
2.2
1.4
35.4
2.9
1.7
7.2
34.8
82.0
18.0
11
1000/0
2.3
--
.3
--
2.6
1.5
4.4
.8
14.4
23.7
76.3
12
1000/0
46.1
--
1.4
.5
48.0
1.4
--
--
25.0
74.4
25.6
13
1000/0
4.4
--
2.9
--
7.3
1.5
.8
4.4
16.9
30.9
69.1
14
1000/0
45.8
--
.8
--
46.6
1.0
12.5
--
12.9
73.0
27.0
15
1000/0
41.1
.1
.1
.1
41.4
3.9
32.8
--
18.6
96.7
3.3
16
100%
55.1
1.3
--
--
56.4
2.7
6.7
--
19.4
85.2
14.8
17
1000/0
53.6
--
--
5.0
58.6
3.6
1.4
--
19.2
82.8
17.2
18
1000/0
60.4
--
--
--
60.4
5.3
--
--
29.0
94.7
5.3
19
1000/a
49.2
2.5
--
--
51.7
6.9
7.7
--
19.5
85.8
14.2
20
1000/0
43.0
.4
.4
.5
44.3
1.9
7.0
1.8
17.8
72.8
27.2
21
1000/0
28.0
.6
1.4
--
30.0
1.6
14.8
1.4
7.9
55.7
44.3
22
1000/0
.4
--
.1
--
.5
.1
1.9
35.7
1.8
40.0
60.0
TOTAL
1000/a
19.4
.4
.8
.2
20.8
1.8
5.4
14.2
11.4
53.6
46.4
Source: Consultants'
Field Survey
Table No. 5
NEDERLAND, TEXAS
AREA AS A PERCENT OF
TOTAL DEVELOPED AREA 1974
Single Family 36.3
Multi -Family 07 %
Mobile Home 1.5 %
Duplex (Two -Family) .3 %
Total Residential Area 38•$
Commercial 3.3
Public and Semi -Public 10 1 %
Industrial 26.5 %
Streets 21 •3 %
Total Developed Area 100.00
Source: Consultants' Field Survey.
Table No. 6
NEDERLAND, TEXAS
CONDITION OF STRUCTURES
1974
Planning Statistical Area 1
2
3*
4*
5
6
7
8
9
10
1l*
12*
13*
Residential Total 243
384
764
184
388
175
100
403
220
100
52
222
141
Standard 215
380
722
151
359
149
81
385
215
90
46
217
133
Deteriorating 24
4
35
25
24
22
16
17
5
10
4
5
1
- Dilapidated 4
--
7
8
5
4
3
1
--
--
2
--
7
Vacant 3
3
11
2
4
1
2
3
--
2
2
2
5
Percent Substandard 11 .5%
1 .0%
5.5%
17.9%
7.5%
14.8%
19.0%
4.4%
2.2%
10.0%
11 .5%
2.2%
5.7%
Public and Semi -Public Total 4
--
8
8
4
5
9
5
--
3
3
--
1
Standard 4
--
8
8
4
5
9
4
--
3
3
--
1
Deteriorating --
--
--
--
--
--
--
1
--
--
--
--
--
Dilapidated --
--
--
--
--
--
--
--
--
`' Vacant
Commercial Total 16
--
30
11
14
42
43
29
3
8
12
6
8
Standard 14
--
22
10
13
39
40
28
3
6
12
6
7
Deteriorating 1
--
2
--
1
2
1
--
--
1
--
--
1
Dilapidated 1
--
- 6
1
--
1
2
1
-_
1
--
--
--
Vacant 1
-_
3
1
1
2
--
2
--
1
1
--
--
Industrial Total --
--
--
--
--
_-
_-
--
--
__
_
7
Standard --
--
--
--
--
--
--
--
--
--
1
--
7
Deteriorating --
--
--
--
--
--
__
__
__
_-
_-
--
--
Dilapidated --
--
--
--
--
--
--
--
--
--
--
--
--
Vacant --
--
--
--
--
--
--
--
--
--
_-
--
--
* - Statistical Planning Area's making up
extraterritorial
jurisdiction.
Source: Consultants' Field Survey.
Table No. 6 Continued
NEDERLAND, TEXAS
CONDITION OF STRUCTURES
1974
Planning Statistical Area
14
15
16
17 18 19
20
21
22 *
Total Plani
Residential Total
557
179
331
318 219 507
411
467
39
6,404
Standard
530
173
309
312 197 502
393
441
35
6,035
Deteriorating
23
5
20
6 20 5
14
24
3
312
Dilapidated
4
1
2
-- 2 --
4
2
1
57
Vacant
6
1
3
5 1 8
4
2
--
70
Percent Substandard
4.8%
3.3%
6.6%
1.8% 10.0% 1 .0%
4.0%
5.5%
10.2%
5.7%
Public and Semi -Public Total
6
6
3
1 -- 5
8
7
1
87
Standard
6
6
3
1 -- 5
8
7
1
86
Deteriorating
--
--
--
-- -- --
--
--
--
1
Dilapidated
--
--
--
-- -- -'
--
--
--
--
Vacant
--
--
--
-- -- --
--
--
--
--
Commercial Total
14
12
16
9 11 25
14
18
5
346
Standard
14
11
14
9 10 22
13
15
4
312
Deteriorating
--
--
1
-- -- --
1
1
1
13
Dilapidated
--
1
1
-- 1 3
--
2
--
21
Vacant
1
1
1
2 1 2
1
2
1
24
Industrial Total
--
--
--
-- -- --
5
1
5
19
Standard
--
--
--
-- -- --
5
1
5
19
Deteriorating
--
--
--
-- -- '-
--
--
--
--
Dilapidated
--
--
--
-- -- --
--
--
--
--
Vacant
--
--
--
-- -- --
--
--
--
--
* - Statistical Planning Area's making up
extraterritorial
jurisdiction.
Source: Consultants' Field Survey.
Area
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11
Comprehensive urban plan
NEDERLAND, TEXAS
ROBERT W CALDWELL AND ASSOCIATES
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BLIGHTED AREAS
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LAND USE PLAN
INTRODUCTIONThe Land Use Plan is probably the single most important element in a
Comprehensive Urban Plana It is produced as a result of sometimes
very detailed study and analysis of such elements as economics and
population history and characteristics, existing land use patterns,
topography, circulation patterns, school and park locations. Having
inventoried all of these items and others, it is then possible to pro-
jectwhat will be required to serve the citizens some twenty years
into the future.
The goal of a land use plan is basically to determine what the best use
of the land will be in terms of community needs. It is intended to serve
--- as a guide to future development and redevelopment. Land use plan-
ning is an integrated part of population planning and circulation plan-
ning. -Of course, all of this is dependent on economic potential. If
- there is little economic reason for persons to want to be in an area
then the value of land use, population, and circulation planning is
greatly affected. It is not necessarily reduced, for it is still imperative
-- that a City plan for the future, even though it may stand to lose popu-
lation. It has been previously shown in earlier reports that the Neder-
land Planning Area has a valid economic potential for growth. It
-- remains to be shown what population projections should be planned
for and how this population can be served with adequate amounts of
each type of land use and complementary land use and circulation
- patterns. Such is the purpose of this report. In later phases of the
Planr attention will be given to anticipated needs for community
facilities, public utilities and services. Some thought has already
- been given to these elements in the land use phase. For example,
sites or site areas have been selected for additional schools and
parks and expanded municipal services.
LAND USE The first priority in discussing the land use plan for Nederland is to
DETERMINANTS; mention existing land use determinants of the area or those factors
which will influence future land use development. These items have
been considered and analyzed in the development of the land use
plan. The major determinants are discussed in the pages to follow.
All tables and maps referred to are located at the end of this
chapter.
Existing Land Use Patterns Obviously the pattern of existing land
uses are an important factor in arriving at a suitable and workable
land use plan. As stated previously, in the existing land use chapter
IIIl�l�1�i�;1�1►1
of the plan, the City of Nederland has obviously had adequate success
in controlling land use in recent years through zoning and subdivision
control. There are only limited areas where severe land use conflicts
occur. In the section north of the railroad tracks involving Study
Areas 5, 6, 7, and 1, there does occur mixed land use instances, i.e.,
areas where commercial, single family residential and mobile homes
are intermingled with each other. These study areas are synonymous
with the planning statistical areas identified in the Existing Land Use
Chapter and with terms such as neighborhood, area, or planning
statistical area. These areas are graphically illustrated on the 1993
Population Distribution map located at the end of this chapter. Also,
in Area 3 this problem occurs repeatedly. However, this Area and
Areas 4, 11, 12, 13 and 22 are in the City's extraterritorial juris-
diction and the City has, of course, no zoning control over such
areas. Strip commercial development is probably the most serious
determinant of future land use in Nederland. Substantial strip com-
mercial use occurs along U.S. 69, S.H. 347, and Nederland Avenue.
Helena Avenue and Avenue H are also zoned for strip commercial use,
although very little actually exists, so this zoning can be changed.
However, strip commercial usage in good condition is not easily
changed. Further, land usage within areas which are nearly fully
developed is a determinant which dictates what the remainder of the
area available will be.
Population -Both the existing population and its characteristics and
the potential for population growth is a critical determinant of land
use just as land use can be a determinant of population. It has
previously been shown in past reports and in the existing land use
analysis that Nederland has both the potential for population growth
and the vacant developable land in which to grow. Additionally,
areas can be redeveloped whereby the use of the land can change.
In an earlier report, it was shown that the population of Nederland
could reach a range of 22,200 to 31,300 persons. This was based on
a mathematical projection from 1970 Census data and sources from
earlier dates. Field data was not available at that time to support
such a projection. It was also stated at that time that the projection
would quite likely be revised once current field data was collected.
Now that the land use survey and dwelling unit count has been com-
pleted and analyzed, it is obvious that the original projection may be
low. As will be seen in later topics on population and land use, the
proposed Plan, if developed to the degree shown and at densities
recommended, could accommodate approximately 39,000 persons.
I I-2
LAND USE PLAN
This projected population would be an increase of approximately 65%
over the January, 1974 estimate, or a rate of 3.2% per year increase
for twenty years. This is considered a realistic increase; well within
the 3.97% increase of the City (only) between 1960 and 1970 and
the estimated increase in the planning area between 1970 and January
•• of 1974 of 4.0'/6. An important element regarding population and the
- land use plan is consideration of existing and proposed densities. This
is important for several reasons. For example, densities are important
-- in determining line sizes for utilities (water, sewer, gas, telephone,
electrical, etc.) to a developing area. Itismany times more econ-
omicol to put in a line size that can be related to an ultimate popu-
-- lotion than to find after five years that a line size is inadequate and
must be replaced or duplicated. Densities affect the need for and
the width of streets. In an area closely related to utilities, the
•-- density of residential development affects the amount and velocity
of storm water run-off. Densities also affect plans for community
facilities, recreational areas, public safety and zoning decisions just
to name a few. In an upcoming topic, population and population
density, will be discussed further as it relates to, the land use plan.
Industrial Usage - A determining factor related to the land use deter-
minant discussed previously, but particularly decisive in Nederland
is the amount and type of industrial usage. Most of the industry in
the planning area is petroleum oriented. The numerous tank farms,
the other petroleum oriented industries, and the cargo shipped by the
railroad present potential disaster if conflicting land uses abut them.
Care must be taken to avoid placing residential areas and high use
retail commercial areas in close proximity to these uses.
Existing Major Thoroughfares - Existing major and secondary streets
help to determine land use since often times they have already been
improved to acceptable standards for these type streets. Such is the
case in Nederland with such streets as Nederland Avenue, Helena,
Avenue H, and parts of 14th, 17th, and 27th Streets being improved
in such a manner. These circulation facilities form corridors which
logically enable people to easily get from one section of the City to
another and therefore form, in some cases, reasonable patterns for
extension, into undeveloped areas, thus affecting land use patterns.
Natural and Manmade Features - This category has the ability to
encourage or retard development. This is a very important category
to be considered in the land use plan phase, especially areas which
will be detrimental to development. In such areas, the natural
LAND USE PLAN
physical limitations would be areas where poor drainage exists, areas
where there are unstable soil conditions, areas which tend to flood
frequently. However, the natural areas which would tend to lend
themselves to development would be areas where there is good drainage,
good topography, and stable geologic conditions. Manmade limitations
would be those such as S.H. 347, U.S. 69, F.M. 365, F.M. 366,
railroads, major drainage ways, pipelines and major power transmission
lines. An example of where a manmade structure can open up an area
for development is the current levee which is being completed by the
C orps of Engineers in Drainage District No. 7 which should assist in
preventing flooding and relieve some of the ponding in the Nederland
area. The one major natural feature which prohibits development in
Nederland is the marshland, as shown on the land use maps. This
area lying below five feet elevation will of necessity be undevelopable
without extensive relief measures.
Existing Land Use Controls - Zoning, subdivision control and other
ordinances are imperative to the implementation of a land use plan.
However, existing controls can actually hinder the implementation of
a plan. By having already zoned the city limits in a particular way,
it is often difficult to change zoning to a less economically valuable
classification without great public resistance. Such may be the case
on Helena and on Avenue H, for example, where a strip of commercial
use has previously been zoned. Public attitude may be against re-
classification to residential use, however, it should be pointed out
that no such resistance was evident in the numerous planning work-
shops held thus far in Nederland.
Public Attitude - The public's attitude toward planning can determine
landland u�ans. If a City is not willing to plan for and accept change,
then unfortunately, it must suffer the consequences of change. This
does not seem to be the case in Nederland. City employees and
officials, members of the various commissions, the City Council, and
the Citizens Advisory Committee have thus far been completely and
enthusiastically in favor of the planning program and the recommen-
dations derived from planning workshops conducted by the consultants.
There are obviously more land use determinants than listed above,
however, they are probably related in some way to one of the major
topics discussed above. As is quite evident, the various factors
discussed are so interrelated that it is really difficult to discuss one
without discussing others.
LAND USE PLAN
POPULATION Earlier, the topic of population and density of population was touched
upon. It is appropriate at this point to briefly relate population to the
-- overall. fond use pion.
In discussing population and densities, certain guidelines should be set
up. For example, population density can be thought of in ranges.
These ranges can be shown in numbers of dwelling units per residential
acre or in number of people per residential acre. These ranges are
w, shown below as selected by the consultants.
-- Population Density Range;
No. Dwelling Units No. of Persons Per
Category Per Residential Acre Residential Acre
Low Density 3 6 9 - 20
Medium Density 7 - 15 22 - 49
`- High Density 16 - 50 50 - 150
As can be seen, three classifications of population density are shown.
This approach was taken rather than to select areas for single family,
duplex, multi -family and mobile homes. This will allow more flexi-
bility in the implementation of the Plan by the City. The projected
population, which can be accommodated by the Land Use Plan as
illustrated, was determined by using the lower levels of each range.
This technique would provide the most desirable density of population
and is the consultants recommendation for density control . As stated
in the existing land use section, the present overall residential density
in the Nederland planning area is 15.0 persons per residential acre.
The proposed density as illustrated in Table 7 is 14.8 persons per
residential acre. Most of the neighborhoods which are now and are
anticipated to be principally single family neighborhoods range
between 10 and 15 persons per residential acre, while some neigh-
borhoods average up to 20 persons per residential acre. Two areas
are proposed to have only medium density residential. Areas 6 and
13 show just over 22 persons per residential acre as recommended
earlier in the proposed guidelines.
LAND USE PLAN
The maximum projected population for the planning period is 39,013
or 39,000 with 19,277 persons residing in low density areas at an
overall density of 10 persons per residential acre, 12,469 persons in
medium density areas at a residential density of 22.4 persons, and
7,267 persons residing in high density areas at a residential density
of 51 .2 persons.
These above projections were made using a straight dwelling unit
factor of 3.2 persons which assumes a decrease in family size by the
mid-1990's from the 1970 norm of 3.5. It is quite likely that the
population per occupied unit would also be lower in duplex units
and mobile homes (assume 3.0 persons) and possibly 2.8 persons in
apartments. If this were the case the projected population would be
approximately 37,400 or 4% less.
While it is quite probable that the area as shown for development wilB
not be completely developed as illustrated by the mid-1990% it is
probable that it would be quite similar soon thereafter if the Plan is
religiously implemented. If 80'/o of the plan as shown were to develop,
a population of approximately 31,000 could be expected. For plan-
ning purposes, however, it should be assumed that a maximum popu-
lation of 39,000 will be achieved. The map, 1993 Population Distri-
bution shows a graphic illustration of the future population with respect
to where they will live. It is located at the end of this chapter.
LAND USE The Land Use Plan for Nederland, as illustrated, shows a compromise
PLAN of the citizens and the consultant's opinions as to the best potential
use for the land involved. It is intended to be used as a guide or a
tool by which the future growth of Nederland and its extraterritorial
jurisdiction can be directed. A land use plan is not a crystal ball.
Obviously, from time to time, various factors will cause an alteration
in a portion of the Plan. Pure economics can many times affect a
change in land use. In any case, a Plan should be re-evaluated
periodically to be sure that the goals set forth at this point are
still valid.
The Land Use Plan is illustrated on two maps at the end of this chapter.
The Plan, as illustrated, shows that by 1993 the planning area acreage
should be 83.9% developed. This is an increase over present develop-
ment of 53.6%. Residential usage is shown to increase from 20.8%
to 35.6% of the total area. Commercial usage is shown to increase
from 1.8% at present to 4.3%. Public and semi-public usage is pro-
LAND USE PLAN
jected to remain at approximately the some level of 5.3 to 6.1%,
although usage is expected to increase by at least 60 acres. It should
be remembered when this figure is quoted in regard to the Land Use
Plan that small church sites are normally omitted from calculations,
since they can be included in any land use category. Street usage
has been increased of necessity from 11.2% of total area to 18.9%,
although the percentage of streets to total developed area only
increased from 21.3% to 22.4%.
The Land Use Plan has been shown on three tables as well as the
previously mentioned maps which are located at the end of this
- chapter. Little need is seen to discuss these tables by planning
statistical area or in great detail since they are in conjunction with
the Land Use Plan Maps and are self explanatory. The tables are
Table 8, Projected Land Use, which shows a tabulation of the pro-
jected land uses by category and by planning statistical area;
Table 9 which shows the projected land use as a percent of total
area by category and by planning statistical area and Table 10
which shows planning area land use as a percent of total developed
area .
_ There is a need to discuss several selected areas of proposed land use
since these areas uses have been changed substantially.
In Area 21, in the area between 27th Street and the Gulf States
Utility right-of-way, it is proposed that this land be developed in
medium density and high density residential as well as about 40
acres of commercial use. This is proposed in connection with the
existing land use in Nederland, the imminent Doornbos Heritage
'76 Park which is proposed for immediate construction (local funds
have been committed) and the proposed new town, Park Central, to
be located across F.M. 365 from this location. It is anticipated that
Nederland will benefit from the development of Park Central in terms
of both housing and commercial use. The commercial area.could be
either a retail or professional complex, while the high density area
is contemplated as an apartment complex. In the medium density
area, a combination of duplexes and quadplexes are contemplated.
Another approach may be in terms of a "planned unit development".
Areas 6 and 7 are proposed as virtually total commercial usage with
some medium density use and other uses incidential to the area. In
the section of Area 4 north of the Gulf States right-of-way, it is
proposed that this area be medium density. This use is proposed in
LAND USE PLAN
light of the potential development of the Beaumont Outer Loop to
Orange County which would be a major link and traffic artery for
the area. It is anticipated that this area would logically be developed
in small apartment groups, duplexes and small single family homes.
Several areas are proposed for light industrial use. These areas could
be developed into industrial parks or well planned industrial tracts.
Light industrial usage is contemplated as assembly type operations or
any manufacturing use which produces a minimum of pollutants.
Most of the operations would typically be done indoors with very
little noise, dust, smoke or odor emission.
In connection with this subject, it should be noted that Planning Statistical
Area 13 is proposed to be mostly light industrial, with the only residential
use being expansion of the existing mobile home subdivision near Rodair
Gulley. It is proposed that this industrial usage be airport oriented one
story development with strict development restraints on height of build-
ings, windows, etc. This area is also in the flight pattern of the north -
south runway of Jefferson County Airport, which is proposed to be
expanded for ILS use. Noise contours over this area would dictate
limited residential use. Further, this area could be added to airport
or county ownership for expansion of this facility.
Area 11, which is basically vacant at present, is projected to be 54.7%
low density and have a total residential area comprising 67.8% of its
831 acres. Mixtures of residential densities, commercial and public
use will serve approximately 8,500 persons if developed as shown
and at the densities recommended. Most of the area is proposed as
low density because of suggested problems of ponding. The density
of use can greatly affect storm runoff, so the area should be best
suited for low density development since it is anticipated that some
critical drainage studies and improvements will need to be made.
The hurricane protection system should reduce the severity of exist-
ing ponding problems and the problems are not thought to be serious
enough to hamper development to any great extent.
The remainder of the planning area is proposed to retain the existing
trends. Efforts have been made to round out the current patterns of
development through the use of buffer zones of density, non-
residential use and the circulation systems. The existing circulation
system and a proposed Circulation Plan are the subject of an up-
coming topic and will be discussed in more detail at that time.
LAND USE PLAN
However, the Land Use Plan,and the Circulation Plan are so inter-
dependent that the basic Circulation Plan has been illustrated on the
Land Use Plan maps.
SPECIAL Attention has been given to Area 11 previously mentioned and the
AREAS potential ponding problem it possesses. That one area is the only real
area that has significant development problems other than the marsh-
..... land. Even then, much of the problem is only assumed to exist based
on citizens' comments, topographic features, and comments by the
City's engineer, for very little engineering study of drainage in this
area has been done to date and visual observation was l imited because
of lack of access. However, there are several significant features
which influence development of land in the planning area, or form
- a barrier which must be negotiated. Several of these have to do with
circulation, a, topic which will follow, however, these influences
and barriers are illustrated on a mop at the end of this chapter, as
-- well as some obvious land use alternatives. The maps are titled
Major Land Use Barriers and Influences and Land Use Alternatives,
and are free -hand sketches of the subject areas.
BARRIERS There are several physical. barriers to land use development for the
Nederland Planning Area. These are listed below. Very little dis-
cussion is felt necessary.
1 . The Planning Area is bounded by the City of Port Arthur,
City of Port Neches and the City of Beaumont extraterritorial
jurisdiction.
w 2. The marshland to the north prohibits economical. development
and is not felt to be needed, necessarily to satisfy Nederland's
- needs.
3. U.S. 69, F.M, 365, F.M. 366, and S.H. 347 form definite
barriers which must be negotiated. The proposed major thorough-
fare, Beaumont Outer Belt Loop, will have a definite influence
and impact on development,
4. Existing tank farms and large industrial tracts form barriers to
development
LAND USE PLAN
5. Jefferson County Airport and its future expansion needs restrict
certain types of development. Sound contours will affect
development also.
6, Panding areas present developmental barriers which must be
dealt with.
7. Existing Lower Neches Valley Authority Canals and the wide
Gulf States right-of-way form boundaries which tend to isolate
the area within their confines.
8. The Kansas City Southern Railway track which parallels S.H. 347
presents a barrier to development and tends to isolate one side of
the City from the other.
There are no known developer activities which have not been incor-
porated into this Plan. Future activity will be dependent upon the
City's desire to implement parts of this Plan. Quite likely, future
subdivision development will be required to conform to Type i Sub-
division Control Standards with concrete streets, curb, gutter, and
storm drainage.
It will be necessary for developers in the future to review the Land
Use Plan prior to planning to develop certain areas and to hold pre-
liminary conferences with the Planning and Zoning Commission prior
to plat submittal to avoid conflicts with the Plan or with officials
responsible for its implementation.
LAND USE Naturally there will be one or more alternatives to each particular
ALTERNATIVES recommended land use shown on the Land Use Plan. However, there
are only three major areas where a reasonable alternative is suggested
by the consultants. These are outlined on the map Land Use Alter-
natives which is a free -hand sketch of these three plus several other
areas where alternatives may exist.
The first major alternative is in Area 1 i, which is the large vacant
area on the western part of the planning area. Shown predominately
as low density with very little acreage devoted to recreation, this
area could also be developed using the major drainage ways as open
space strips. The prime use should still be low density, however, it
would be reasonable to propose a planned unit development with a
LAND USE PLAN
variety of densities and uses, but with large open spaces principally
used for drainage courses, but also for recreational purposes. The
._.. open space areas shown are the estimated drainage ways derived
from available topographic data.
Another area of concern; in the land adjacent to the Jefferson County
Airport or PSA 13. Instead of industrial development, this land could
be utilized as airport expansion area. However, some light industrial
-- or transportation facilities would probably be required in any case.
The third area is the area between 27th Street and S.H. 347 and F.M. 365.
•.-- This is the area across from the proposed New Town -Park Central. More
commercial usage could be allocated as well as varying the design of
high, medium and low density residential use.
There. are, naturally, other areas which. could be shown a little differently.
One of these is the Central Business District. This area could be reduced,
with more residential area added. The site shown for the municipal ccm-
plex expansion covers four blocks -- this could be reduced to two blocks.
Areas adjacent to drainage canals and the LNVA canals could be utilized
as walkways and bicycle paths, since there is such a drainage facility
passing by almost all of the schools. The Gulf States Utility right-of-way
could be utilized in places as strip parks, non -permanent playgrounds,
walkways and bicycle ways. Land usage shown as low density adjacent
to the proposed Beaumont Outer Belt could be utilized as high or medium
density residential. There are several streets which could be utilized as
alternatives. Actually, they should be more appropriately termed
additions to the basic Circulation Plan. These alternatives are shown
on the Circulation Plan map.
New land areas, as shown on the Land Use Plan map, which may be
developed over the twenty year planning period have been designed
with the wishes, as expressed, of the Citizens Advisory Committee
and City Council in mind. Further, the consultants explored and
studied policies relative to utility expansion and school district
expansion plans. Basic principles of land use and circulation plan-
ning were introduced throughout the planning process.
Table No. 7
PROJECTED POPULATION AND DENSITY
NEDERLAND, TEXAS
Planning Low Medium High Density
Statistical Density Density Density Total Persons/
Area Residential Residential Residential Population Residential Acre
Population Population Population
1 211 761 --- 972 17.4
2 * 11475 --- --- 11475 15.7
3 11852 11120 --- 21972 12.2
4 844 2,329 --- 31173 16.5
5 768 761 --- 11529 13.4
6 --- 649 --- 649 22.3
7 --- --- --- --- ---
8 950 425 972 21347 17.1
9 547 358 --- 905 12.4
10 * 460 --- --- 460 17.0
11 41368 11142 21969 81479 15.0
12 912 336 --- 11248 11.3
13 --- 448 --- 448 2204
14 21035 649 --- 21684 11.1
15 * 355 --- --- 355 9.6
16 ** 758 134 --- 892 10.5
17 595 134 716 11445 17.6
18 ** 470 67 --- 537 10.3
19 ** 1,065 268 256 11589 12.4
20 806 940 460 2,206 16.3
21 806 1,948 11894 4,648 19.4
22 --- --- --- --- ---
TOTAL 19,277
Density Persons/
Residential Area 10.0
12,469 7,267 39,013 14.8
22.4 51.2
Source: Consultants, Robert W. Caldwell and Associates
Note: Calculated @ 3.2 persons/dwelling unit at densities of 3, 7 and 16 dwellings per
residential acre for low, medium and high density areas respectively, except as
noted below
* - Added dwelling units to vacant lots where use remained same as in 1974
** - Use 3.2 persons/dwelling unit @ densities of 4, 8 and 17 dwelling units per
residential acre for low, medium and high density areas respectively
Table No. 8
PROJECTED CATEGORICAL LAND USE
(IN ACRES)
NEDERLAND, TEXAS
Planning
Low
Medium
High
Total
Statistical
Total
Density
Density
Density Total
Public &
Developed
Area
Acres
Residential
Residential Residential Residential
Commercial
Industrial
Semi -Public
Streets
Acres
Vacant
1
106
22
34
--- 56
16
---
3
31
106
---
2
128
94
---
--- 94
3
---
1
30
128
---
3
320
193
50
--- 243
8
---
10
59
320
---
4
332
88
104
--- 192
5
---
58
77
332
---
5
200
80
34
--- 114
17
9
16
44
200
---
6
95
---
29
--- 29
26
4
11
25
95
---
7
57
---
---
--- ---
33
2
5
17
57
---
8
246
99
19
19 137
40
7
21
41
246
---
9
116
57
16
--- 73
6
---
12
25
116
---
10
57
27
---
--- 27
5
5
---
20
57
---
ia
831
455
51
58 564
31
46
190
831
12
174
95
15
--- 110
3
---
1
60
174
---
13
393
---
20
--- 20
---
253
---
100
373
20
14
409
212
29
--- 241
23
---
60
85
409
---
15
91
37
---
--- 37
5
---
32
17
91
---
16
123
79
6
--- 85
5
---
9
24
123
---
17
115
62
6
14 82
5
3
25
115
---
18
78
49
3
--- 52
3
---
---
23
78
---
19
215
Ill
12
5 128
27
---
17
43
215
---
20
224
84
42
9 135
18
---
29
42
224
---
21
408
84
87
37 208
50
---
70
80
408
---
22
2,827
---
---
--- ---
---
1,220
53
366
1,639
1,188
Total
Acres
7,545
1,928
557
142 2,627
329
1,500
467
1,424
6,337
1,208
SOURCE: Consultant, Robert W. Caldwell & Associates I
Table No. 9
PROJECTED PROPORTIONATE LAND USE
(As a Percent of Total Area)
NEDERLAND, TEXAS
Planning
Statistical
Area
Total
Area
Low
Density
Residential
Medium
Density
Residential
High
Density
Residential
Total
Residential
Commercial
Industrial
Public &
Semi-
Public
Streets
Total
Developed
Area
Vacant
1
100.00%
20.8
32.0
---
52.8
15.1
---
2.9
29.3
100.000/0
---
2
100.00%
73.5
---
---
73.5
2.4
---
0.7
23.4
100.000/0
---
3
100.00%
60.3
15.6
---
75.9
2.5
---
3.2
18.4
100.000/0
---
4
100.00%
26.5
31.3
---
57.8
1.6
---
17.4
23.2
100.000/0
---
5
100.00%
40.0
17.0
---
57.0
8.5
4.5
8.0
22.0
100.00%
---
6
100.000/0
---
30.5
---
30.5
27.4
4.2
11.6
26.3
100.00%
---
7
100.000/0
---
---
---
---
57.9
3.5
8.8
29.8
100.00'/0
---
8
100.00%
40.2
7.7
7.7
55.6
16.3
2.9
8.6
16.6
100.00%
---
9
100.00%
49.2
13.7
---
62.9
5.2
---
10.4
21.5
100.000/0
---
10
100.00%
47.3
---
---
47.3
8.8
8.8
---
35.1
100.000/0
---
11
100.00%
54.7
6.2
6.9
67.8
3.8
---
5.6
22.8
100.04'/0
---
a' 12
100.00%
54.6
8.6
---
63.2
1.9
---
0.5
34.4
100.00%
---
13
100.000/0
---
5.0
---
5.0
---
64.3
---
25.4
94.70%
5.3
14
100.00%
51.9
7.0
---
58.9
5.6
---
14.6
20.9
100.00'/0
---
15
100.00%
40.7
..__
___
40.7
5.5
---
35.2
18.6
100.000/0
---
16
100.00%
64.3
4.8
---
69.1
4.0
---
7.4
19.5
100.000/0
---
17
100.00%
53.9
5.2
12.2
71.3
4.4
___
2.6
21.7
100.000/0
---
18
100.00%
62.8
3.8
---
66.6
3.8
---
---
29.6
100.000/0
---
19
100.00%
51.7
5.5
2.3
59.5
12.6
---
7.9
20.0
100.00%
---
20
100.00%
37.5
18.7
4.0
60.2
8.1
---
12.9
18.8
100.000/0
---
21
100.00%
20.5
21.3
9.0
50.8
12.3
---
17.2
19.7
100.000/0
---
22
100.000/0
---
---
---
---
---
43.2
1.9
12.9
57.90%
42.0
TOTAL
100.00%
25.6
7.4
1.8
34.8
4.3
19.8
6.1
18.9
83.90%
16.1
Source; Consultants , Robert W. Caldwell and Associates
Table No. 10
NEDERLAND, TEXAS
AREA AS A PERCENT OF
TOTAL DEVELOPED AREA 1974
Low Density Residential
Medium Density Residential
High Density Residential
Total Residential
Comme rcia I
Industrial
Public 8. Semi -Public
Streets
TOTAL DEVELOPED AREA
30.4%
8.8%
2.2%
41.4%
23.7%
7.3%
22.4%
I(iI�l��i'Yd
SOURCE: Consultants, Robert W. Caldwell 8� Associates.
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LAND USE PLAN
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CIRCULATION
INTRODUCTION This Chapter of the Comprehensive Plan deals with the existing circulation
system and a recommended Circulation Plan for the future years. The fol-
lowing pages and the maps Existing Surface Widths, Existing Right -of -Way
Widths, and Traffic Data contain an inventory of the existing circulation
system. The maps show pavement width, condition and type of pavement,
right-of-way widths, grade separations, traffic signals, and traffic counts.
This data applies to those streets which are presently considered as major or
secondary by type of use rather than solely by construction standard.
EXISTING The existing circulation system in Nederland was originally designed on a
SYSTEM grid type system, a common characteristic of many Texas cities. It is a
system whereby virtually each intersection of streets creates a four-way
intersection with only a short block separating each of them. This type of
design allows traffic to go all the way across town on almost any street it
so chooses, including streets which should be utilized as residential streets.
Each four-way intersection creates unnecessary traffic hazards, causes an
increased number of traffic control signs and signals, and, perhaps more
importantly, causes more acreage devoted to street use than necessary.
Unfortunately, there is very little which can be done to correct this
situation except to improve certain selected streets to widths which will
encourage their use instead of a nearby parallel residential street. Such
is the goal of the Circulation Plan, along with improvements to reduce
or alleviate hazardous traffic conditions and to provide for extensions
of thoroughfares through undeveloped land areas and to provide better
access to the area's major highway system.
An inventory was recently conducted to determine pavement widths,
right-of-way widths, pavement type and condition, among other things,
of the major and secondary streets. This data is presented in map form
and very little text is needed to repeat the map data. However, a
general discussion of the streets selected is felt necessary along with
a presentation of particular problems associated with each. The maps
Rights -of -Way, 1974; Surface Widths, 1974; and 1974 Traffic Data
are located at the end of this chapter.
MAJOR STREETS Major streets and thoroughfares are generally those which are designed
to move traffic generated by secondary streets from one point to another.
For simplicity, expressways and major highways are included in the
inventory as major thoroughfares although they deserve a higher
classification as for as design standards are concerned. The existing
CIRCULATION
major thoroughfares selected in the Nederland Planning Area are U.S. 691
S.H. 347, F.M. 365, F.M. 366, and Nederland Avenue. The following
is a brief discussion of only those major thoroughfares which have unique
characteristics which are not defined on the inventory maps.
U.S. Highway 69 - This expressway is existing. Presently, on southbound
lanes only, grade separations exist to freeway standards, however, the
northbound lanes and grade separations are under construction. Generally,
this facility has a right-of-way in excess of 300 feet. Pavement width is
two 12 foot concrete lanes in each direction divided by a wide median.
Partial frontage roads exist for southbound lanes at or near grade separation.
Continuous frontage roads will exist for northbound traffic when completed.
S. Highway 347 - This major highway connects Beaumont and Port Arthur
and traverses the heart of Nederland. It has a varying right-of-way of
60 feet, through the core of Nederland, eventually widening to approxi-
mately 200 feet. Pavement width varies, but is basically four 12 foot
moving lanes divided with an additional 12 foot concrete lane for left
turn movements. Through the Central Business District area of Nederland,
pavement width and right-of-way width are both 60 feet with several
businesses setting about 10 feet off the pavement on the south side only.
The north side is bounded by the Kansas City Southern railroad right-of-
way.
F.M. Highway 366 - This facility has 120 feet right -off -way and four 12
foot moving traffic lanes. A grade separation exists at the Kansas City
Southern railroad.
Nederland Avenue - This facility has a right-of-way which varies from
200 feet near U.S. 69, to as little as 60 feet through central Nederland.
it has 44 feet wide concrete pavement throughout its length but no
protection for left turns. Of particular interest is the intersection of
S.H. 347 and Nederland Avenue. Channelization is severly needed at
that point. Additional right-of-way needs to be obtained to provide
for protected turning movements. Actually, this facility is the only
"city street" which presently acts or serves as a major thoroughfare.
SECONDARY Secondary streets are used principally to collect firaffic from residential
STREETS streets and feed it onto major thoroughfares. The following is a brief
discussion of those streets presently classified as secondary according
to the way they are currently used.
CIRCULATION
Helena Avenue and Avenue H - These facilities are both paved with 44 feet
"' widt of concrete in good condition from 27th Street to i lth Street. On the
_ north and south ends of each of these streets the pavement narrows to approxi-
mately 20 - 22 feet asphalt. Helena Avenue has 60 feet or more of right -of-
way except north of llth Street. However, Avenue H has a varied right-of-
way from 50 to 55 to 60 and 70 feet in various places.
Spurlock Road -This facility will be considered in the future as a secondary
street although it presently carries a limited traffic load and is only 20 feet
wide in asphalt pavement. Only 40 feet of right-of-way exists except at
the north end near S.H. 347. Additional right-of-way will eventually be
needed to capitalize on this facility's potential. Spurlock runs beside the
new High School and this use has caused increased traffic flow.
27th Street -This facility now has a varied right-of-way of between 40
and 60 feet, with most being 50 feet or less. Pavement width is approxi-
mately 20 feet of asphalt surface in fair condition. This street will be
considered as a major street in the Circulation Plan and will be an
important link between the proposed Beaumont Outer Belt Loop and
the proposed Port Arthur extension of Ninth Avenue.
Other Secondary Streets - 21st,-17th, 14th, 3rd, and Gage are al l
existing and proposed secondaries. All have between 50 and 60 feet
of right-of-way. Most of these streets have basically 20 feet of
asphalt pavement. Some sections have 27 feet of concrete pavement
while parts of 17th and 14th are paved 44 feet wide with curb and
gutter. This occurs at several principal intersections. Central
Gardens Blvd. is another secondary street which may be further
utilized in the future. Although it has 70 feet of right-of-way,
it has but 20 feet of poor asphalt paving.
The three basic inventory maps show the varying right-of-way widths,
approximate pavement widths, traffic counts, grade separations, and
traffic signals. All of these factors have been considered in the pre-
paration of the Circulation Plan.
GRADE Southbound grade separations exist on U.S. 69 at the intersection of
SEPARATIONS Nederland Avenue, Airport entrance and Spurlock Road. A complete
grade separation exists at F.M. 365. Construction of the northbound
grade separations is underway. For the purposes of this report, all of
- these will be considered as existing since they are assumed to be
completed soon.
CIRCULATION
TRAFFIC Traffic signals exist at the following intersections:
SIGNALS
S.H.
S.H.
347 at
347 at
F.M. 365
Nederland Avenue
S.H.
S
S.H.
H .
347 at
347 at
347 at
Avenue H
Boston
Helena
Nederland
Avenue at 3rd Street
Boston
Avenue at 14th Street
Nederland
Avenue
at
27I
Street
Nederland
Avenue
at
25th
Street
Nederland
Avenue
at
21st
Street
Nederland
Avenue
at
14th
Street
Nederland
Avenue
at
12th
Street
Nederland
Avenue
at
loth
Street
Boston Avenue
at 12th
Street
Railroad warning signals exist at the intersections of F.M. 365, Avenue
H, Nederland Avenue, Boston and Helena.
TRAFFIC Traffic volumes for the Mid -County area are shown on a map at the end
VOLUMES of this Chapter. These volumes were supplied by the Texas Highway
Department and are for 1970 showing average daily traffic. Peak hour
data was not available. The volumes show that S.H. 347 actually
carries more traffic than U.S. 69 between Nederland and Beaumont,
indicating that many vehicles are influenced by the industrial uses
between Nederland, Port Neches and Beaumont located on the north
side of S.H. 347. A peak volume of 17,840 vehicles occurs on S.H.
347 across from Central Garden subdivision. F.M 366 carries about
8,900 vehicles per 24 hour period. F.M. 365 carries about 5,580
vehicles. U.S. 69 volumes indicates 17,360 vehicles at the Jefferson
County Airport entrance area. The restricted right-of-way of S.H.
347 between F.M. 366 and F.M. 365 shows that between 10,000
and 12,000 vehicles travel this route daily. This data is helpful in
determining where vehicles are destined for, namely the industrial
areas mentioned above and Jefferson County Airport. Average daily
traffic volume data for various years between 1965 and 1973 was
available and is illustrated on the 1974 Traffic Data map.
In connection with traffic volumes, truck routes were observed. large
tractor -trailer trucks use U.S. 69, S.H. 347, F.M. 365, and F.M.
366. City streets such as Nederland Avenue are not and should not
be used except for local delivery by these large vehicles. Com-
mercial bus routes follow U.S. 69. There are no other public transit
routes serving Nederland.
CIRCULATION
RECOMMENDED In the process of developing a Circulation Plan, certain design criteria
STREET "must be formulated.- This criteria, or street construction standards,
CONSTRUCTION generally recommends standards for major, secondary or collector and
STANDARDS residential or local streets. The task is developing standards which are
economically feasible for the City Hence, the Consultants have for-
mulated a recommended set of standards for pavement width and right-
of -way is believed suitable for the City's needs. The thickness
of base and surfacing material will vary depending upon the geological
soil conditions or engineering properties of the soil and proposed use of
the road, therefore, it will beep to the design engineer to decide upon
actual street construction criteria as it pertains to pavement thickness,
subgrade, base material and drawings appurtenances at the time con-
struction is planned in detail.
Generally, four levels of street construction are recommended, Freeways,
Major Thoroughfares, Secondary or Collector Streets, and Residential
Streets. Each general type is defined below.-
Freeways and Expressways -This type of facility is regional in nature,
ui t to serve very large urban areas and heavy traffic volumes from one
urban area to another. It moves traffic to, through, or around urban
areas quickly and withoutinterference from side streets and crossovers.
This facility consists of Interstate routes, urban loops, and key federal
and state highways. The right-of-way required for such a facility is
300 feet or more and generally has from four to eight traffic lanes.
It usually permits limited access and exit routes and, in the case of
freeways, controlled access.
Major Thoroughfares- The major thoroughfare serves as a collector and
mover of traffic generated by secondary streets. It is normally long
enough to permit traffic to travel relatively long distances in the city
without interruption and at slightly greater speeds. This facility can
be either divided or undivided and can provide for either channelized
or non-channelized traffic.; The divided type is often more desirable
because it permits the complete separation of traffic and it is
aesthetically more attractive, allowing esplanades that can be
beautifully landscaped and, in addition, turning lanes can be pro-
vided at major street intersections.
Secondary or Collector Streets - The secondary street is designed to
co ect traffic from t e residential streets and feed it onto the major
streets. It should not be developed to as high a standard as a major
thoroughfare and should, in most cases, discourage through traffic
CIRCULATION
for long distances. It usually allows two to four moving lanes. It can
olso allow two moving lanes, parking or no parking, may have channelized
intersections and provide a bicycle Zane. This type of facility is partic-
ularly recommended around school zones and neighborhood commercial
development areas.
Residential Streets -The residential street is designed to carry traffic
fromfrom the�iome to a nearby secondary street. It should be wide enough
to permit two moving lanes and one parking lane, however, it could
permit two parking lanes if adequate pavement width is provided.
The recommended street construction standards as proposed are considered
to be most desirable for the City of Nederland. The standards are flexible
enough to allow some variation, however, any such variation should be on
the upward scale of these minimum standards. For example, increased
right-of-way and pavement widths at intersections of major and secondary
streets are highly desirable to permit turning lanes. Some streets could
be adjusted to either permit or restrict angle or parallel parking. I -low -
ever, it is not recommended that parking be permitted on any fast moving,
major thoroughfare, particularly angle parking. This type of parking,
although allowing more spaces, increases the danger of accidents and
injuries caused from backing out into moving traffic, reduces the width
of the moving traffic lanes, and normally requires more right-of-way,
which represents an economic waste of land.
The following are the Consultants' Recommended Street Construction
Standards. A major consideration in developing these standards was
the existing right-of-way which has already been dedicated; in some
cases, there exists ample right-of-way where streets are to be widened.
The proposed construction standards are presented briefly below. These
standards are basically those recommended by the City°s engineer
except that some minor changes have been made by the Consultants.
Recommended Street Construction Standards
Minimum Standards)
Type Right -Of- Pavement Width Moving Traffic Parking
Construction Way Needed Back to Back Lanes _Lanes Median
Major - Type M 80' - 100' 46° 4 - 11 °b°' None 14°
Collector - Type C 60' - 70' 46' 4 - 11'b" None None
Secondary - Type S 60' 37° 2 - 10' 2 None
Residential - Type R 50' - 60' 31' 2 - 1 i' 1 None
Residential Cul-
de-sac Radius of Residential Cul-de-sacs should be at least 33 feet
Commercial Cul-
de-sac Radius of Commercial Cul-de-sacs should be at least 41'b"
I I 1-6
CIRCULATION
Some additional observations should be made about the standards presented
on the preceding page.
1 . On T pe M streets, protected left turn lanes should be provided at
each intersection of another major or secondary street. Additionally,
channelized traffic lanes for right turns should be provided at
intersections of major streets. A wider median should be provided
where possible. This type street permits four 11'6" moving traffic
lanes. Sidewalks should be provided where possible and adequate
street lighting is suggested on all major streets.
2. On Type C Collector streets, protected left turns should be provided
at major or other collector street intersections or wherever adequate
right-of-way exists. This type street can permit four 1 V6" moving
traffic lanes. Type C collector streets can also be used for two
moving traffic lanes with protected left turn lanes and a bicycle
lane. Sidewalks should be provided where possible and these
streets should be well lighted.
3. On Type S Secondary Collector streets, traffic can be limited to
two moving traffic lanes and two parking lanes, one parking lane
and one bicycle lane, or no parking and a bicycle lane. The
latter is preferred. Sidewalks and street lighting is recommended.
4: On Type R streets, parking should be limited to one lane only.
Street�ig�iting is recommended. This type street permits two
"moving traffic lanes.-
One of the unique characteristics about the three Mid -Jefferson County
cities is that they are served by one or more expressways and usually a
major highway, too: For example, Nederland is served principally by
U.S. 69 and by S.H. 347. Groves is served by S.H. 73, U.S. 87 and
S.H.-347. The need for several major streets is not thought to exist,
however, the need for excellent secondary -collector streets cannot
be doubted. For this reason, most of the streets recommended by the
Consultants will be secondary streets of either Type C or Type S
standards. This system will allow City oriented traffic to adequately
move about the City itself and will allow greater access to the major
expressways and highways.
Expressways - Standards for State Highways and U.S. Highways are
much higher than those expressed above for municipal streets. Texas
Highway Department Standards for major thoroughfares affecting
Nederland would be of the following types.
CIRCULATION
Type Minimum Moving Minimum Median
Construction Right -of -Way Traffic Lanes Recommended Comments
Urban Major 120' 6 - 12' lanes with
Type MA 2 - 8' shoulders 14' No Parking
Urban Major 100'
Type MB 6 - 11' lanes 16' No Parking
Urban Major Alternate 100' 4 - 12' lanes with Parking or No
Type MB-1 2 - 8' lanes 14' Parking Permitted
Urban Major 80' 4 - 12' lanes with Parking
Type MC 2 - 8' lanes -- Permitted
Urban Collector 60'
Type UC 4 - 11' lanes -- No Parking
Urban Collector 60'
Alternate 2 - 12'lones Parking
Type UC-1 2 - 8' lanes -- Permitted
CIRCULATION The Circulation Plan has been formulated on the basis of sound planning
PLAN principles with the goal of "providing an efficient system of streets with
adequate right-of-way widths, pavement widths, alignment, and design
in order to safely conduct all forms of vehicular and pedestrian traffic
within and about the City." The proposed Circulation Plan is so
designed to adequately serve the existing and proposed population
and to complement the Land Use Plan. It will improve the existing
circulation system even if projected development does not occur
simply by creating an organized hierarchy of streets. The map,
Circulation Plan, is located at the end of this Chapter.
This is accomplished automatically, in a sense, by reducing the distance
one may travel without interruption. The proposed Plan would impose
either a major street or a collector -secondary street within every half
mile or less for which, through traffic control devices, the motorist
would be required to stop prior to crossing or to proceed with a green
traffic light. Motorists would soon find that rather than travel long
distances on narrow streets, which should be used only for residential
purposes, that it would be easier and safer to travel to a nearby
major, secondary or collector and then proceed on selected wider
CIRCULATION
streets at faster speeds with fewer interruptions. This in itself should
create a desirable hierarchyof streets and would then transfer traffic
volumes to streets which are more capable of handling such volumes.
The Circulation Plan illustrates a system of streets which are basically
- those which are now heavily traveled. The circulation alternatives
are also shown and indicates various other streets which could be
incorporated should certain projected events change in one way or
another. The Plan shows recommended right-of-way widths and pave-
_„ ment widths by showing the type of construction. It should be noted
that the recommendation are minimums and that any of the recommended
widths maybe increased to a higher standard if desired. Existing and
proposed grade separations and traffic signals are also shown. The
existing signals are only those which are suggested to be maintained.
Extensive explanation of the entire plan is not felt to be necessary
..m however, 'there are "several considerations which should be brought
out. The following text is intended to better define and explain
some of the not -so -obvious factors involved in the Plan and the
:,r.. Alternatives:
Probably the most significant' feature of the Circulation Plan is the
Proposed Beaumont Outer Belt highway which would connect Mid -
County with the City of Orange. > It has been recognized that a link
between these two areas will be important. Each planning effort
,w thus for accomplished in the area has illustrated a crossing of the
Neches River at some point. One proposal showed extending Spur
136 across the Neches. Another showed extending F.M. 365 through
Port Neches and across the Neches River. The Texas Highway Depart-
ment has indicated utilization of F.M. 366, crossing S.H. 347 at the
present intersection and proceeding to tie into Spurlock Road just
.m, northeast of 27th Street and then cross U.S. 69 at the Spurlock Road
grade separation. At the time the Highway Department route would
have been the best route, however, the new Nederland High School
-•-• would cause this route to be considerably altered in the 18th Street
area. To swing the Outer Belt farther to the north would cause
relocation of up to 50 residences depending on the alignment of the
-•-• right-of-way. The proposed Circulation Plan shows curving the pro-
posed route around the school over vast vacant areas. Perhaps 10-
15 homes would be affected by this route. The logical alternative
--- to the route shown would be to curve the facility around the north
corner of the school site and tie back into Spurlock Road similarly
to the Highway Department proposal.
CIRCULATION
It should be pointed out that, according to the local District Office of
the Texas Highway Department, the location of this facility is only
tentative and is not contemplated until the 1990's unless regional
studies indicate a more urgent need.
State Highway 347 is a critical thoroughfare. At present the limited
right-of-way of 60 feet and pavement width of 60 feet, in the central
area, with four moving lanes and channelized left turn lanes becomes
congested at peak hours and when railroad trains move through.
Unfortunately, several businesses are located so close to the right-of-
way on the south side that widening the right-of-way in that direction
would be unreasonable. The Kansas City Southern Railroad right-of-
way parallels S.H. 347 on the north side. The most reasonable pro-
posal would be to try to obtain approximately 20 feet of right-of-way
from K.C.S. between Avenue B and Luling Avenue. This would pro-
vide 80 feet of right-of-way with 80 feet of pavement permitting 6
moving 12 foot traffic lanes and one 10 foot turning lane. Another
possibility would be 6 - 11 feet moving traffic lanes and one 10 foot
turning lane. The outside lanes of each alternative could be utilized
for right turn. A third possibility would be to obtain right-of-way
only at the intersections of Helena, Boston and Nederland Avenue.
This would enable provision of a right turn lane in addition to the
existing 4 - 12 foot lanes and protected left turn lane.
Additional problems will exist in crossing the railroad. It is considered
unreasonable to try to go over the railroad, however, an underpass may
be feasible, particularly at Nederland Avenue. Detailed study of this
point is however left to the Highway Department engineer and the City
engineer. Access to existing commercial establishments is considered
mandatory and must be kept in mind. Actual design of such a facility
is beyond the scope of this Plan, but it is felt that since the railroad
is already elevated so much at this point that very little sub -surface
cut would be required to develop an underpass at Nederland Avenue.
Additional right-of-way may have to be obtained since only sixty
feet of right-of-way currently exists in the railroad crossing area.
Proposed Airport Access is suggested to permit airport access and access
to southbound U.S. 69 anes at the existing grade separation. The
access of Canal Avenue could be one-way into the airport since the
frontage road should be one-way northbound between Helena and
Canal. This would allow access from either direction.
CIRCULATION
The Proposed 17th Street extension to tie into 18th Street just northwest
of Canal Avenue would permit separation of traffic and eliminate an
unnecessary left and right turn. It is proposed that this part of the
proposed "Y" be one-way northbound, while the existing part of the
"Y" (18th Street) remain two-way to allow access to the medical
clinic.
27th Street is proposed to be improved to Type M stondards which calls
for 80 feet of right-of-way, 46 feet of pavement for four moving traffic
lanes. This facility would serve the hospital and three school sites and
tie into the proposed Port Arthur Ninth Avenue extension and the pro-
posed Beaumont Outer Belt if constructed. The alternative would be
to tie into U.S. 69 as shown should the Outer Belt not be constructed.
This facility should relieve much of the pressure from S.H. 347 in the
problem Central Business District area, particularly if Spurlock Road
is improved to the standards recommended. The alternative construction
standard for 27th Street would be Type C Collector which would provide
the same paving section but with no median. Type C standards require
less right-of-way, 60 feet instead of 80 feet but this would limit future
expansion of this facility.
Helena and Avenue H are presently paved town acceptable standard
between S.H. 347 and 27th. -These streets are proposed to be extended
to U.S. 69 with the some type paving section* Later in the planning
period each should be extended to the north of S.H.347.
Boston Avenue is presently paved satisfactorily from 17th Street to
a out Ibt . It should be improved, as shown, to Gage Street.
Detroit Avenue is proposed to be improved within the existing right-
of-way to a Type S section.
F.M. 365 is proposed to be widened tout least Type'MB-1 standards
although the Highway Department only projects a two lane highway.
21st, 17th and 14th Streets are proposed to be Type C Collectors
etween Neder and Avenue and Helenar Beyond these two primary
streets, they may be Type S Secondaries.
9th and'3rd Streets are proposed to be Type S Secondaries to tie into
Port Neches' streets and F.M. 365.
CIRCULATION
18th Street is recommended to be a Type C Collector between Canal and
Spurocl� 'Rood. This would serve the new High School area. Between
Canal and Helena, 18th is proposed as an alternate secondary.
Proposed First Avenue Extension tying into Central Blvd. is proposed
to e a Type S Secondary.
Hillterrace Drive or 33rd Street is proposed to be a Type S Secondary.
ALTERNATES Proposed alternates exist in several areas. One, for example, is the
alternate alignment for the Beaumont Outer Belt. Another is the
extension of 14th Street to the Outer Belt if it is constructed.
Extension of 22nd Street by the High School site and improvement
of the existing section between Canal and Helena may be necessary
and it is recommended that, should this alternate be selected, then
eventual realignment of 22nd Street should be made to align with
the existing 21st Street, which is proposed to be a collector street.
Should the Outer Belt not be timely constructed or relocated to another
route, then 27th should be extended to tie into U.S. 69.
Realignment of several intersections will be required to implement the
proposed Plan. For example, realignment of intersections of 17th at
Helena, 17th at Nederland Avenue, 22nd at Helena and 9th Street -
Bowling at Avenue H will be necessary. An alternate alignment of
17th at Nederland Avenue is illustrated as on alternative. Further,
a circulation problem exists at 12th Street and Nederland Avenue
where an offset intersection exists with a traffic signal in place.
Either a realignment of the Central Business District side of 12th
is needed or 12th Street could be closed on the Central Business
District side since most of the uses involved front Nederland
Avenue.
GRADE The U.S. 69 grade separations have been shown as existing on the
SEPARATIONS Circulation Plan. Other grade separations will be needed on F.M.
365 over S.H. 347. This overpass is planned by the Highway Depart-
ment for 1990. The Consultants recommend it for public safety pur-
poses at an earlier date if possible for, other than the underpass at
F.M. 366, there is no cross -track access to the north side of the
railroad in Nederland for emergency vehicles. Of course, if the
CIRCULATION
Nederland Avenue underpass under the railroad is constructed in the
near future, as it is recommended to be, then the timing of the F.M.
365 overpass could be delayed until traffic volumes or the need merits
it.
A major interchange is proposed by the Texas Highway Department at
the existing underpass of F.M. 366 at S.H. 347. The intricacies of
design are, of course, left to the Highway Department. This structure
would be necessary to construct the proposed Beaumont Outer Belt.
_ It may be that the existing underpass could be utilized if the "loop"
facility is only four lanes. ,Additional grade separations will be
required on the "Loop" over the 18th Street-Spurlock Road intersection
and at the intersection of either the primary 27th Street route or the
alternate route and at U.S. 69 if the route shown on the Circulation
plan is used. If the Spurlock Road alternate route is used, no new
:,.. grade separation will be required at U.S. 69.
;...., TRAFFIC Most of the existing locations of traffic signals should be utilized in the
SIGNALS future. One exception may be the 12th Street signal:- The need for
this signal would depend on the City's choice of alternatives. Actually,
the nearness to the S.H. 347 signal backs up traffic almost to S.H. 347
and would allow traffic to clear the area were it not in place. Improved
timing of the existing signals is a must, particularly on S.H. 347 at
Nederland Avenue and at Boston. New signals should be installed at
27th Street and F.M. 365 when Port Arthur's Ninth Avenue extension
and the 27th Street improvementsare completed. Also, new signals
-- will be needed on Avenue H at 27th and on Helena Avenue at 27th
and at 17th. A proposed signal is anticipated on 18th Street at
Spurlock when these facilities are improved.
TRAFFIC Existing and proposed generators of traffic are shown on the Plan. These
GENERATORS locations are believed to be the primary areas which would generate
excessive volumes of traffic each day. Such uses as schools, major
shopping areas, and industrial employment areas are included as
generators ...
FUTURE The future volumes of traffic which will be generated by the various
VOLUMES planning statistical areas can be roughly estimated based on known
data relative to dwelling units and motor vehicle registration.
ill-13
CIRCULATION
Since a recent detailed area -wide traffic study has not been accomplished
in light of recent land development activity and the current fuel dilemma,
it would seem that a rough projection of future volumes would be the best
approach to illustrate the need for the proposed Plan.
In 1960, it is known that the residents of the State of Texas had approxi-
mately 1.27 vehicles per occupied dwelling unit. In 1970, this figure
jumped to 1 .45 vehicles per occupied dwelling unit. While the Con-
sultants feel that this figure has peaked in view of current circumstances,
it would be dangerous to assume that it would fall back to a lower level .
In light of this, the following table illustrates the anticipated traffic
volume which may be expected to be generated by the various planning
statistical areas and the Planning Area as a whole. Both the 1970 and
the 1960 rates will be used to show a range of volumes to be expected.
Each vehicle represents a potential trip per day within a given area.
If this projection is reasonably accurate, it can be estimated that potentially
Nederland could generate traffic volume in excess of 19,087 vehicles per
day. Naturally, not all of the vehicles will be used daily nor will all
make only one trip daily, but given the data available and assuming that
the car dwelling unit rate remains at the same level, it is conceivable
that in 1993, traffic generated in Nederland could double in volume.
That in itself indicates a need for a greatly improved circulation system.
CONFLICTS The Circulation Plan has been coordinated with all other known plans
for the Mid -County Area. The only major conflict recognized is the
location of the proposed Outer Belt Loop. As mentioned previously,
Spur 136 and F.M. 365 have been considered in other plans. The
location as shown, however, is complementary to the Texas Highway
Department plans and is believed to be the best location at this time.
The Port Neches Comprehensive Plan conflicts in two minor areas. It
selected a collector route just north of this Plan°s Bowling Avenue
selection for a Secondary route. The Port Neches Plan also showed
a proposed school location on Avenue H -Eight Street -which would
be located in Planning Statistical Area 2 in o tract currently being
developed and shown as residential use. All other proposals are
complementary and these two areas of conflict are not considered
significant.
The 1963 Regional Transportation Plan differs on one street. The Highway
Department selected 5th Street as a collector. This Plan shows 3rd Street
as a secondary since it has already been improved to 27 feet of pavement
and has 60 feet of right-of-way. No other conflicts are evident. There
are no known conflicts with the recent Port Arthur Plan nor any of the
other plans prepared for the area by other consultants or the Southeast
Texas Regional Planning Commission.
III-14
Table No. 11
ESTIMATED TRAFFIC VOLUMES
1974
1993
Planning
Occupied
Potential Volume
Occupied
Potential Volume
Potentia
Statistical
Dwelling
Generated 1973 @
Dwelling
Generated
Generated
Area
Units
1.45 cars/dwelling units
Units
@ 1.27
@ 1.45
1
244
353
303
384
439
2
384
556
460
584
667
3
787
11141
928
11178
1,345
4
184
266
991
11258
1,436
5
391
566
477
605
691
6
181
262
202
256
292
7
107
155
---
---
---
8
464
672
733
930
1,062
9
220
319
282
358
408
10
100
145
143
181
207
11
52
75
21649
31364
3,841
12
224
324
390
495
565
13
141
204
140
177
203
14
557
807
838
11064
11215
15
184
266
110
139
159
16
349
506
278
353
403
17
330
478
451
572
653
18
219
317
167
212
242
19
566
820
496
629
719
20
568
823
689
875
999
21
39
56
1,452
11844
21105
22
---
---
---
---
---
Total
61726
91111
12,179
15,458
17,651
SOURCE: Estimated by Consultants.
RIGHTS -OF -WAY : 1974
RIGHT-OF-WAY WIDTH
II
II
II
II
comprehensive urban plan
MID-
vu"IT PLANNING AREA
GROVES, TEXAS
PORT NECHES, TEXAS
NEDERLAND, TEXAS
tpr
—
rt.. a
ROBERT W. CALDWELL AND ASSOCIATES
PlarwiYg Consuttmts Bryan, Texas
OIIAES R. HALE ASS WES, W.
Ccr�/lip Erq,r. RMI
SURFACE WIDTHS � 1974
SURFACE WIDTH •�
CONDITION:
POOR
FAIR
GOOD
TYPE:
ASPHALT
CONCRETE
u
u
u
u
u
�1
i
i•
I
R
•------------------------------- �-------------- o-y - -a�°- •• • �- •-- • ------D • - • 5- -------- • --------- -•- -----•---,
NOS
i" • �„ .
GROVES, TE.r
,
PORT NECHES,
TEXAS
NEDERLAND, TEXAS
OBERT W CALDWELL AND
ASSOCIATES
;ami,g ConsWtants
Bryan, Texas
•• ,I�41E5 R HAIE ISSOC4TE5, NC.
� C.vvley ENHr�
HEJ.1 t. Tur
j
...3 .::.... .....................
3, # 54% .
• .,, ;• ..y ,;
F
s
1974
TRAFFIC
DATA
TRUCK RGUTE
•-----
TRAFFIC
SIGNAL
•
AVERAGE
DAILY
TRAFFIC
COUNT
&�
ENTRY— EKIT
RAMP
��
II
II
II
II
11
CIRCULATION PLAN
MAJOR THOROUGHFARES
SECONDARV-COLLEC70R STREETS
PROPOSED NEW STflEETS
ALTERNATE ROUTE
EXISTING GRADE SEPERATION
PROPOSED GRADE SEPERATION
EXISTING TRAFFIC SIGNAL
•
PROPOSED TRAFFIC SIGNAL
O
TRAFFIC GENERATORS
TYPE CONSTRUCTION STANDARD
<
ENVIRONMENTAL ASSESSMENT
ENVIRONMENTAL Summary of the Plan
ASSESSMENT
The Comprehensive Plan as completed thus far for the City of Nederland
can be divided into two main elements, Land Use and Circulation.
Basic studies on economics and population were completed in December
of 1973 and the findings therein were utilized as a basis for the Land
Use and Circulation elements. The following is a summary of the
principle proposals made in the Land Use and Circulation Plan elements.
The Land Use Plan as proposed represents orderly and efficient patterns
of future land uses. The following categories were used to illustrate
'- future land uses: low, medium, and high density residential areas;
commercial; public and semi-public; industrial; and open space.
Industrial uses are shown as light and heavy but are calculated as
one category. Only major and collector - secondary streets are
shown on the Land Use Plan although the total street usage was
calculated.
The Land Use Plan is oriented to accommodate approximately 39,000
persons in the planning area, an increase of some 65% over the
January, 1974 estimate of 23,542. The overall population density
is projected to be 14.8 persons per residential acre, slightly less
than the present 15.0 persons per residential acre. Future densities
were projected at rates of 3, 7, and 16 dwelling units per residential
acre for low, medium and high density areas respectively. A basic
assumption that family size would decrease from the 1970 level of
3.5 persons per occupied dwelling unit to 3.2 by 1993 was a critical
factor. It is believed that the density ranges as set will result in the
density of persons which can be best served by the City of Nederland
and maintain the community as a residential -industrial area.
Basically, the proposed land use patterns follow the existing patterns of
use or expansions of existing uses. Transitional uses have been shown
where possible to minimize adverse effects of a change in land use.
Development of the large vacant areas has been proposed primarily
for low density residential use, particularly in areas where some
ponding presently occurs. This occurs in the western section of the
planning area in what is referred to in the Plan as planning statistical
area 11 but is believed to not be serious.
The Central Business District has been expanded somewhat, however,
the trend has been previously established and the proposed use is
mainly an elimination of conflicting uses within the area.
ENVIRONMENTAL ASSESSMENT
The area bounded by F.M. 365, 27th Street, Avenue H and the Gulf
States right-of-way has been proposed to be a variety of commercial,
high and medium density residential uses to complement the proposed
new town commercial area to be located across F.M. 365.
Areas adjacent to the existing industrial uses, the railroad, and the
Jefferson County Airport have been proposed for light industrial uses.
The area adjacent to the Airport presently has a mild scattering of
residential use, however, flight patterns, noise contours and possible
expansion of the Airport facility itself should discourage residential
development.
Overall, residential use has been proposed to increase from 20.8% of
fihe total area in 1974 to 35.6% in 1993. Commercial usage is pro-
posed to increase from 1 .8% to 4.3% while public and semi-public
is proposed to increase 5.3% at present to 6.1% . Usage devoted to
streets is projected to increase from 11 .2% of the total area to
18.9%.
In the calculations of area as a percent of total developed area,
residential use is projected to be 41.4%, commercial 5.2% , industrial
23.7%, public and semi-public 7.3% and streets 22.4%. It is pro-
jected that total developed area will increase from a present 53.6%
to 83.9%l0. Approximately 1,200 acres are proposed to remain in
open space. Alternatives to the Land Use Plan are shown in areas
where uses may be changed without affecting the overall concept
of the Plan.
The Circulation Plan shows a system of major and secondary streets
which will adequately serve the existing and projected population
of the planning area.
There is one classification of major streets recommended for the City
streets while there are two classes of secondary streets. For con-
venience, these have been named as Collectors and Secondaries.
The major street classification is recommended to require 80 - 100
feet of right-of-way and 4 - 11 feet 6 inches lanes. The Collector
street is recommended to require 60 - 70 feet of right-of-way with
4 - 11 feet 6 inches lanes.
The Secondary street recommended requires 60 feet right-of-way and
permits 2 - 10 feet moving traffic lanes. Recommended minimum
construction standards for City streets were prepared for the above
standards and construction standards as recommended by the Texas
Highway Department for those major thoroughfares which would
affect the Nederland area were presented.
IV-2
ENVIRONMENTAL ASSESSMENT
Environmental Impact of the Proposeal Plan
The proposed plan and the and use development policies recommended
should, if carried out, improve the environment of the Nederland Plan-
ning Area by controlling density of development of residential areas,
by eliminating many of the conflicting land uses. It should improve
_ drainage of storm waters through density control and improvement of
the street system., It should improve the visual and odor elements
through the location of industrial areas. It should improve the
environment by reducing the amount of heat generated from streets
and buildings, by promoting landscaping programs and street tree
planting to absorb some of the heat and motor vehicle emissions.
It should maintain and preserve open space areas in wildlife and
aesthetic areas, improve recreational facilities through neighbor-
"""'" hood parks and playground construction and provide walking paths
along the numerous drainage easements and canals.- Improved drain-
age through street construction and appurtenances should reduce
property damage and reduce insect breeding grounds.
Adverse Environmental Effects of the Plan
Although any improvement recommended will probably adversely effect
the environment in some manner, the consultants are unaware of any
serious adverse environmental effects which would be caused by
implementation of this Plan. There will undoubtedly be instances
where plants and small animals will be destroyed by construction of
any type, however, the human benefits derived from implementation
are thought to overwhelmingly be in favor of implementation of the
recommendations:
Alternatives to the Proposed Plan
The consultants are unaware of any alternatives which would be
superior to those recommendedin the Plan in terms of overall bene-
ficial effects on the environment. There are however, several
alternatives which are believed to be less desirable. These are
listed below:
(a)' Do nothing and let the planning area develop haphazardly.
Allow land owners to develop residential property in areas
subject to flooding or in dangerous proximity to industrial
uses. To risk unnecessary property damage and damage to
wildlife areas and natural vegetational areas.
i..
ENVIRONMENTAL ASSESSMENT
(b) An alternative to the proposal that the area adjacent to the
airport be developed either industrially or as an expansion to
the airport would obviously be to allow residential uses to
continue to develop. This may impose a risk to the residents
life since the area is in direct line with the North -South run-
ways proposed to be expanded as an ILS runway.
(c) Other minor alternatives were presented in the Plan and the Plan
summary in terms of land use and circulation alternatives which
could be utilized without affecting the overall plan concept.
Relationship Between Short Term Use and Long Term Productivity
The proposed Plan should benefit both the short-term use of and the
long-term use of man's environment in the Nederland area. The
proposed Plan is oriented so that the short-term development of the
area will not so destroy the environmental conditions in the area,
that future generations will be able to redevelop areas to meet the
needs of the time.
Irreversible Commitments of Resources
Urban land development will obviously impair the existing natural
environment and resources. In many instances the resulting impair-
ment to the environment and resources may not be recoverable.
Adequate consideration of the natural environment may minimize
the damage. The fundamental fact to consider is once the land is
developed, it may never be the same. However, this is an irreversible
commitment of natural resources, such as the land itself, which must
be weighed against the long-term human benefits derived from such
development.
GENERAL Planning activities funded under the Loca{ Planning Assistance Agency
POLICY must be conducted in fu(I accord with the policies and provisions of the
National Environmental Policy Act of 1969. (P.L. 91-190).
(1) "Environment" includes the total complex of the natural and man-
made structures and conveniences and the ecological interactions
between them. The environment is broadly defined to include
physical, social and aesthetic dimensions.
(2) The "environment" may be dealt with directly through land use
planning and development and indirectly through governmental
policies and coordination. Examples of environmental considerations
IV-4
ENVIRONMENTAL ASSESSMENT
are: air and water pollution, erosion control, natural hazards, an
use planning and management, site selection and design, subdivision
development, conservation of flora and fauna, urban congestion,
population density, displacement and relocation resulting from
public or private actions or natural disaster, noise pollution, urban
blight, code violations and building abandonment, prevention of
suburban sprawl and others.
ENVIRONMENTALThe environmental goals of the Local Planning Assistance Agency are:
GOALS
._ (1)' To improve and conserve the quality of the air, water and earth
resources for the benefit of present and future generations in the
planning and shaping of manmade environments;
_ (2) To assure that environmental concern and awareness become an
integral part of the comprehensive planning process, since compre-
""" hensive planning is a major means for accomplishing community
development on a sound environmental basis; and
(3) To achieve those goals set forth in the National Environmental
Policy Act of 1969 (Section 101), some of which are:
._- (a)
. .assure for all Americans safe, healthful, productive
and aesthetically and culturally pleasing surroundings;
(b)". . .. attain the widest range of beneficial uses of the
environment without degradation, risk to health or safety,
or other undesirable and unintended consequences;
- (c) ". . achieve a balance between population and resource
use which permits high standards of living and a wide sharing
of life's amenities".
All SUMMARY OF It was the passage of the 1969 National Environmental Policy Act (Public
STATE ENVIRON- 91-196) which actually gave teeth to the term "Environmental Protection."
MENTAL POLICIES This Act accomplished two functions. First, it set forth National Environ-
AND STANDARDS mental Goals. Second, it called for Environmental Impact Statements, or,
-- in this case, Environmental Assessments on any projects which were in part
or in total federally funded,
FNV1anNMFNTAI ASSESSMENT
It was the latter part of this Act which had far reaching effects. To really
see the total effects of the National Environmental Act one must stop and
reflect for a moment upon the broad spectrum of federally funded projects
in this country. These projects range anywhere from the construction of
local Post Offices, neighborhood schools, and public utilities through
such National projects as the "Alaskan Pipeline" and the Florida Ever-
glades "Jet Port".
The 1969 Act states that, if a citizen is not satisfied with an impact state-
ment or if there is no impact statement he can file a civil suit for an
injunction. It puts the burden of proof on the engineer, contractor, or
developer to show that the proposed project will not cause an adverse
environmental threat. It is these people who are responsible to see that
an environmental impact statement is written and that the statement is
thorough and examines all elements of the environment.
As was previously mentioned, one part of the 1969 National Environmental
Policy Act set forth national goals. These goals had a major impact on
state and local environmental objectives and policies. Three of the
general national goals are enumerated in the section on the General
Policy in this chapter.
AIR QUALITY The following is a listing of major federal and state Air Quality Control
legislation and State standards for air quality control.
(T) Federal -Clean Air Act 1963 (Public Law 89-272): This act sets
forth the first notional standards for Automo i e ex aust emission.
(2) Federal -Air Quali Act of T967 (Public Law 90-148): This was
the air quality enCID1 ing act whist,whict, granted oufihoritI to federal,
state, and local governments to develop air quality standards.
(3) State - Clean Air Act of Texas (Art. 4477-5): This act was passed
in response to the Federal Air Quality Act of T967. The Clean Air
Act of Texas appears to be an excellent beginning as for as State
legislation is concerned. Its provisions are substantially what is
needed to control air pollution problems. The basic provisions
of the Act are as follows:
(a) Established unlawfulness of permitting emission of air con-
taminants which cause a condition of air pollution.
(b) Enumerates local governments` powers, duties, and authorities
for inspecting the air for emissions.
ENVIRONMENTAL ASSESSMENT
(c) Enumerates private citizens right for a common law remedies to
abate a condition of pollution, establishes the Air Quality
-. Board as a principle authority in the State for Setting Standards,
authorized local governments to enact ordinances not incon-
sistant with the Act of rules and regulations or orders of the
--- Air Quality Board.
WATER (1) Federal - Water Pollution Control Act 1956, amended in 1965 by the
QUALITY Water Qua ityAct: This amendment required all states to set water
quality standards for all interstate waters, and if any state failed to
-- establish such standards then the Federal, Government would do so
for it.
(2) Federal - Rivers and Harbors Act 1899: This act prohibited dis-
charging anything into the rivers and harbors which would be
hazardous to the navigation of these waters.
(3) Federal - Water Pollution Control Act 1956 as Amended by the 1972
Water Act of 1972: The Act ("The Zero Discharge Act of 1972") has
as its ,ultimate goo the prohibition of any waste in the nation's water
ways.
(4) State - Texas Water Quality Act 1967 - (Article 7621 d-1): The pur-
pose of the Water Quality Act, as stated in the legislation, is "to
maintain the quality of the water in the state consistent with the
public health and enjoyment, the propagation and protection of
terrestrial and ocquatic life, the operation of existing industries,
and the economic development of the state; to encourage and
promote the development and use of regional and area -wide waste
collection, treatment, and disposal systems to serve the waste
disposal needs of the citizens of the state; and to require the use
of all reasonable methods to implement this policy".
(5) State - Solid Waste Disposal Act 1969 (Article 4477-7): This was
passed to he p coordinate and regulate solid waste disposal in Texas.
It delegates authority to the Texas Water Quality Board and the
State Health Department to insure the landfill sites are properly
designed and operated. The potential for water pollution exists
with any landfill site, and the Texas Water Quality Board is to
enforce protective measures against water pollution at all land-
"' fill sites.
FNVIRONMENTAL ASSESSMENT
(6) State - Injection Well Act .of 1967 and The Disposal Well Act: These
two acts is insure that any deep well waste disposal must be done by
permit and with the approval of the Texas Water Quality Board or the
Railroad Commission.
State Participation in the Matching Grants Program: Provision is made under
Section 8 of the Federal Water Pollution Control Act (33 U.S.C.A. Sec.
1158) for the Federal government to make grants to political subdivisions
to assist them in defraying the cost of constructing waste treatment works.
The basic grant authorized by the Federal act provides for payment of 30
percent of the estimated reasonable cost of a project. The grant can be
increased to a maximum of 40 percent if the state agrees to pay not less
than 30 percent of the estimated reasonable cost of all projects for which
Federal grants are to be made. An additional increase in the amount of
the Federal grant to a maximum of 50 percent is authorized if the state
will agree to pay not less than 25 percent of the estimated reasonable
costs and, if enforceable water quality standards have been established
for all waters in the state into which the projects discharge waste.
The Federal grant can be boosted by an additional 10 percent of the amount
of the grant for any project located in a metropolitan area which has been
certified by an appropriate official or planning agency as being in con-
formity with the comprehensive plan developed or in process of develop-
ment for the metropolitan area.
Public Law 660 Program - The authority to make these Federal grants was
established in 1956, and has been popularly known as the "Public Law
660 Program" (P.L. 84-6601 70 Stat. 498, 33 U.S.C.A. Sec. 1151 et
seq.). In recent years, as the interest of the public in cleaning up the
water resources in the country has increased, greater emphasis has been
placed on the need for and the importance of providing more funds with
which to do the job. As a result, Congress has made substantial increases
in appropriations authorized for this program. For example, $50,000,000
was authorized by Congress for Federal fiscal year 1961. Amounts increased
regularly until fiscal year 1971 when the total was $1,250,000,000.
These increased Federal appropriations have made it possible to fund
virtually every public waste treatment works project in the State of
Texas, whereas before, it was sometimes necessary for a project to wait
its turn before it could receive a Federal grant.
ENVIRONMENTAL ASSESSMENT
If a state does not have enough projects programmed to make use of the
Federal money allocated for construction grant purposes it, in effect, loses
the money which is then reallocated to other states having immediate need
for it. The motivation, therefore, has been for the states, including the
State of Texas, to develop state construction assistance programs qualifying
for the maximum amount of Federal grants. In addition to being of great
financial assistance to cities and other governmental entities, this program
also minimizes or prevents loss to Texas and subsequent reallocation to
other states of the Federal grant funds initially allocated to the State of
Texas.
Various Methods Studied: The Texas Water Quality Board began laying the
groundwork in early 1970 for establishing a state construction assistance
program. Various methods of providing such assistance were explored,
including state grant programs as well as state, loan programs.
In the initial budget request of the Texas Water Quality Board for the state
biennium, September 1, 1971, through August 31, 1973, the Board requested
an appropriationof $25,500,000 a year to establish a state grant program
which would provide the state assistance required to qualify the State of
Texas for the increased percentage of Federal grants. Several methods of
approach to the request were studied during the ensuing months. The Texas
Legislative Committee for the Study of Land Use and Environmental Control
also considered the same issue. In its report to the 62nd Legislature in
1971, this committee recommended approval of the Board's budget request.
Hearings on the requested budget followed, and it became apparent that the
Legislature was confronted with a monumental problem of funding state
programs. The Board was asked to investigate the feasibility of a state loan
program to satisfy the requirements of state matching assistance under the
Federal Water Pollution Control Act.
-
Significant changes were being made in the organization of Federal agencies,
one of which resulted in the creation of the Environmental Protection Agency.
These changes delayed a reply to the Texas Water Quality Board's request
fora ruling on the possibility of using a state loan program.
Constitutional Amendment Submitted - With the opening of the 1971 session
of the Texas Legislature, it became apparent that action to provide the
funding for a state program would have to be initiated promptly. Con-
sequently, it was decided to submit a constitutional amendment (S.J.R.
17, Acts 1971, 62nd Leg., p. 4130) to the voters of Texas to establish a
state bond program which would authorize the sale of state bonds and use
of the proceeds to make either grants or loans to cities and other political
subdivisions to assist in the cost of construction of waste treatment works.
ENVIRONMENTAL ASSESSMENT
During this period of time, the State of Texas was faced with the prospect of
losing approximately $8,000,000 of Federal grant funds allocated for the
Federal fiscal year ending on June 30, 1970, and approximately $41,000,000
of such funds for the Federal fiscal year ending on June 30, 1971, unless the
state established an assistance program acceptable to the Federal government.
Deadline for establishing the program and obtaining its approval by the
Federal agency was May 15, 1971, and June 30, 1971, respectively, for
the two Federal fiscal years.
In order to salvage as much as possible of the Federal grant funds, the
Legislature passed, early in the session, H.B. 1440 (Acts 1971, 62nd
Leg., ch. 211, p. 1043; now Sec. 21.601 et deq., Texas Water Code).
This act enabled the state grant fund program to take effect as soon as
the constitutional amendment took effect. The amendment (Art. III,
Sec. 49-d-1, Texas Constitution) was adopted at the election held
May 18, 1971. As a result of this legislative action, grant funds for
Federal fiscal year 1971 were preserved for the state.
However, it was too late to implement a legislative program to save grant
funds from Federal fiscal year 1970. These funds were preserved by work-
ing with several river authorities and municipal water districts banded
together to form the State of Texas Water Pollution Control Compact.
The Compact agreed to sell bonds with which to obtain funds to provide
state construction assistance to the cities and other entities receiving
grants. This was the program that enabled the state to qualify projects
for grants from the 1970 Federal fiscal year funds. It prevented loss to
the State of Texas, and reallocation to other states, of $8,000,000 in
grant funds.
Loan Program Approved - The U.S. Environmental Protection Agency
later advised the State of Texas that a state loan program would be
acceptable, and it was not necessary for the state to adopt the so -cal led
grant program.
End result is that the State of Texas, through a revolving loan fund, has
developed a program which provides the state financial assistance required
by Federal agencies. The Texas Water Development Board, through its
already -established financing arrangement, acts as the funding agency
and, upon direction of the Texas Water Quality Board, sells state bonds
to obtain funds with which to make state loans to political subdivisions
designated by the Water Quality Board.
ENVIRONMENTAL ASSESSMENT
Grant funding, because of concern and_hard work on the part of legislators
and others, is now retroactive to June 1, 1970, thus increasing from 30 or
33 percent to 50 or 55 percent the amount of a Federal grant which would
be made available for projects on which construction was started between
July 1; 1970, and April 15, 1971. Although many people do not realize
it, municipalities, both large and small, housing subdivisions, and other
similar entities are Texas' greatest polluters of our rivers, streams, lakes,
and reservoirs,
Therefore, establishment of a state matching grants program which will
make it possible for these entities to effect improvements, or construct
new sewage treatment facilities at an immediate cost of approximately
25 percent of the eligible costs of a project, represents a giant step
toward cleaner waters in Texas.
SOLID The solid waste policies are determined by different entities. These are;
WASTE
(1) Texas State Department of Health
(2) The Texas Water Quality Board
(3) - Texas River Authorities
(4) ; Counties
(5) Cities
The objectives and policies of the entities are discussed below.
Texas State Department of Health; The Texas State Department of Health
was designated y the Solid Waste Disposal Act of I 7 as the coordinating
agency for all municipal solid waste activities. The Department is
authorized to•-
(1) Develop a state municipal solid waste plan.
(2) Coordinate this plan with the Texas Water Quality Board.
(3) Inspect and approve sites used and proposed for use.
(4), Require and issue permits authorizing and governing the operation
and maintenance of sites used.
(5) Prescribe the form of and reasonable requirements for the permit
application, and the procedures to be followed in processing the
application.
The department has the powers and duties specifically described and all
other powers necessary or convenient to carry out its responsibilities as
the state municipal solid waste coordinating agency. Two programs were
ENVIRONMENTAL ASSESSMENT
followed in the conduct of municipal solid waste coordinating activities.
They were the addition of manpower to allow the direct enforcement of
the authorized functions, and the authorizing of counties to enforce the
department's rules, while allowing the department to provide administrative
and technical expertise and oversight.
Texas Water Quality Board: The Texas Water Quality Board was designated
y the Solid Waste Disposal Act of 1969 as the coordinating agency for all
industrial solid waste activities. The board has the some powers in the
industrial waste sector as the Texas State Department of Health has in the
municipal sector. If an industry elects to allow a government to collect
and/or dispose of its wastes, the coordinating power over its wastes is
transferred from the Texas Water Quality Board to the Texas State Depert-
ment of Health.
River Authorities: By provisions of the 1967 State Regional Waste Disposal
Act, river authorities are authorized to coordinate the planning or related
or affected fields with respect to wafter quality management, control, and
abatement of pollution in their river basins.
The Solid Waste Disposal Act of 1969 gives river authorities the authority
to exercise, within the area subject to their jurisdictions, the powers that
a county has. This authority provides for the exclusion of the exercise of
the some powers by the counties having jurisdiction in the some areas as
the river authority.
Counties: The Texas Solid Waste Disposal Act of 1969 empowers counties
to require and issue licenses authorizing and governing the operation and
maintenance of solid waste disposal sites not within the territorial limits
of incorporated cities and towns. The Health Department may supersede
any authority or power granted to a county under this act, but only with
respect to those matters which are within the jurisdiction of the depart-
ment .
The Health Department encourages county governments to exercise authority
provided in the Solid Waste Disposal Act. As a minimum, counties are
expected to administer and enforce the department's rules, standards, and
regulations.
A county is authorized to appropriate and expend money from its general
revenues for the collection, handling, storage, and disposal of waste, and
for administering a solid waste program. A county may also charge
reasonable fees for the services. A county may not, if it is operating
solid waste disposal facilities, restrict non-residents from using the
facilities.
f�
GNvianNMFNTAI ASSESSMENT
Cities: Cities may, and are encouraged to, exceed the requirements of the
ru-es, standards, and regulations governing the operation of their collection
and disposal systems. Cities may also study and initiate joint operations
with other cities, or with the county, to provide an area -wide service system.
VISUAL Visual pollution is a wide range of annoying visual distractions. Its main
POLLUTION categories are: (1) Litter; (2) Junk (such as abandoned automobiles and
discarded appliances); (3) Dilapidated and abandoned buildings; and (4)
Billboards and signs. The above can most probably be controlled most
effectively on a local basis through the passage of ordinances. Counties
have the authority to prohibit dumping in all areas but designated land-
fill sites. Cities can pass zoning ordinances for billboard and sign control.
Cities can also adopt a dangerous building code to control dilapidated and
abandoned buildings. The Texas Highway Beautification Act can be used
to control junk yards, billboards, and other unsightly appearing items
along federal and state highways. The hardest of the categories to police
is litter. There are laws and ordinances against littering, but the problem
of enforcing it is catching the offender.
BobD. Hen -son
Memorial LibrarY
1903 Atlanta
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