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Nederland Texas Comprehensive Plan 1973-1993 Phase II I 11111111111111111111111 lill 111111111111 lill 1111111111I 1 3 3484 00060 4808 comprehensive pion NEDERLAND, 19T3 - i993 TEXAS PRASE I . REF -ARCH � � GOALS AND OBJECTIVES • BASE STUDIES • 352.0764145 HOUSMG WORK PROGRAM COM 1973-1993 BIBLIOGRAPHIC DATA 1. Report No. Nederland, Texas b 3. Recipient's Accession No. SHEET 4, ule anSubtitle Comprehensive Plan, Nederland, Texas 5. Report _ ate November. 1973 6. Phase I Final Report Goals and Qbjectives, Base 5tudigsHousing Work Program 7. Author(s) Robert W. Caldwell P.I.C. Charles W. Caldwell and Alan L. 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 Associates, Inc. P.O. Box 3026 P.O. Drawer 578 Bryan, Texas 77801 Nederland, Texas 77627 11 Contract/Grant No. CPA-TX-06-16-1054 I Sponsoring Organization Name and Address Texas Department of Community Affairs P.O. Box 13166, Capitol Station Austin, Texas 78711 13. Type of Report & Period Covered 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 The Final Report Phase I is a compilation of the various draft accomplished during the first phase of this planning process. reports and revisions This Report contains the following elements: Goals and Objectives, Base Studies, and Housing Work Program. 17. Key Words and Document Analysis. 17o. Descriptors Comprehensive Plan Final Report Phase I Nederland, Texas 17b. Identifiers/Open-Ended Terms D. Bob fife` a on Alemoriml Library Nederland, Texas 77627 17e, COSATI Field/Group 18. Availability Statement 19.. Security Class (This Report) 21. No. of Pages May be available from the City of Nederland, Texas. 97 20o ecurrty class (, his Page UNCLASS1FiED 22. Price unknown ROBERT W. CALDWELL AND ASSOCIATES P L A N N I N G C O N S U L T A N T S 3202 South College Avenue P. O. Box 3026, Bryan, Texas 77801 November 30, 1973 Honorable T, E, Lee, Jr,, Mayor Members of the City Council Members of the Planning and Zoning Commission Members of the Zoning Board of Appeals Members of the Citizens' Advisory Committee Ladies and Gentlemen: It is our pleasure to present to you the Final Report of Phase I of the Comprehensive Urban Plan for Nederland, Texas. This report contains three basic elements to the comprehensive planning process. These are: Goals and Objectives, Base Studies, and the Housing Work Program. Each of these elements were previously presented rc in the form of draft reports. This report contains these three draft reports as well as the revisions to each report, It has been a distinct pleasure working with the Citizens of Nederland. We appreciate the valuable assistance, cooperation and input of all agencies and individuals in accomplishing this first report of the Nederland Comprehensive Plan. Sincerely yours, ROBERT W, CALDWELL AND ASSOCIATES Robert W. Caldwell Planner -In -Charge RWC/mis URBAN PLANNING • REGIONAL PLANN/NG • LAND PLANNING • LANDSCAPE ARCHITECTURE THE COMPREHENSIVE URBAN PLAN NEDERLAND, TEXAS 1973 through 1993 PHASE I GOALS AND OBJECTIVES BASE STUDIES HOUSING WORK PROGRAM NOVEMBERI 1973 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. TABLE OF CONTENTS INTRODUCTION . . . . . . . . . . . . . . . . . . . I-1 PRELIMINARY GOALS AND OBJECTIVES II-1 Members of the City Council . . . . . II-2 Members of the Planning and Zoning Commission II-2 Members of the Zoning Board of Appeals II-2 Citizens' Advisory Committee II-2 Economic Development II-7 Public Utilities o e # I1-7 Community Facilities . II-7 Land Development II-9 Housing 11-9 Environment . I I-9 Circulation and Transportation . II-10 Social Development and Population . . . . . . II-11 BASE STUDIES . . . . . . . . . . . . . 0 III-1 Introduction III-1 Natural Features* 111-1 Man -Made Features III-6 Economic Study III-8 Population III-30 HOUSING IV-1 Introduction IV-1 The Nation and Texas IV-1 The Region . . . . . . IV-1 Family Income. . .. 0 IV-2 Regional Housing Supply IV4 Nederland Housing IV-5 Conclusions IV-9 . . Recommendations IV-10 Innovative Approaches to Solving Housing Problems . IV-11 GRAPHS AND TABLES Income Distribution - Nederland, Texas III-10 Income Distribution - Jefferson County, Texas III-11 Occupational Profile (Nederland) . . . . . . . . III-12 TABLE OF CONTENTS GRAPHS AND TABLES (Continued) History Of: Total Retail Sales - % of U.S.A. - Buying Power Index - 1970, 1971, 1972 . . . . . , , , . . . . III-19 History of Effective Buying Income and Median Household Income (1970, 1971, 1972) . . . . . . . . . . . . . . . . III-19 Retail Sales - 1972 . . . *too** , . . , , , . III-23 Effective Buying Income (E.B.I.) And Cash Income . . Estimate - South East Texas Region - 1972 . , . , . , . . . . III-24 Comparison of S.M.S.A.'s Across Texas . . . . . . . , , . , . III-25 Selected Agricultural Data 1964-1969 . . . . . . III-29 Age -Sex Pyramid for Nederland, Texas . , . . III-39 Age -Sex Pyramid for Texas . . . . . . . . , . III-39 Age Distribution - Nederland, Texas . . , . . . III40 Age Distribution - State of Texas . . . . , , 9 11141 1970 Comparison of Population Characteristics III-42 School Years Completed Persons 25 Years and Over For Nederland, Texas . . . . . . . . . . . . . . . III-44 School Years Completed Persons 25 Years and Over For Texas . 111-45 Median Family Income - 1969 . 0 0 , . , , . . . . . . IV4 Nederland Income Distribution 1959-1969 IV-6 . . Nederland Housing Comparison 1960-1970. . . . . . . . . . , , IV-7 MAPS Population Distribution, Existing and Proposed III-55 1973 Population Density . . . . . . . . . . . . , , . . . III-57 1993 Population Density . . . . . . . . . . III-59 Nederland City Base Map 111-61 Mid -County Topographic Map 111-63 x ��1 �d INTRODUCTION As mentioned previously, this is the first "phase" of the Comprehensive Plan. Perhaps this phrase should be expanded upon for the readers benefit. This planning program is being funded in part by the Depart- ment of Housing and Urban Development (H.U.D.) and administered by the Texas Department of Community Affairs. Unfortunately, sufficient time to accomplish a complete Comprehensive Plan could not be allowed due to H.U.D. funding deadlines. Thus, it became necessary to determine the amount of work which could be accomplished in the given time. Future elements will probably have similar restrictions. Therefore, the Plan must be prepared in several phases., Future require- ments of H.U.D. and the Texas Department of Community Affairs will dictate the number of phases needed to prepare the Plan. Regardless of time requirements, the Plan should be completed. There are several basic elements which should be considered in the future elements of the Plan. These are explained below. Land Use - This element primarily includes an inventory and analysis of existing land uses and problems related to the use of land. The elements normally will include a condition of structures survey and analysis. After this basic survey on land use and condition of structures is accomplished and analyzed, a land use plan is prepared. The Land Use Plan will indicate the future overall utilization of land which will provide adequate quantities of land in proper locations for each categorical use and be coordinated with and complementary to adjacent land uses. The problem of achieving the land use plan is a major one and will quite likely never be achieved in total. However, the goal of the Plan is to provide a tool by which to anticipate and guide future development and redevelopment. From this land use element deter- mination, all other elements are derived and patterned. It is, there- fore, probably the single most important element in the entire scope of a Comprehensive Plan. The factors derived from the Base Studies element provide a basis for the Land Use determinations. Circulation - This element normally includes an inventory and analysis of the existing streets and highways. From this data, a Circulation Plan can be formulated which will complement the Land Use Plan. As a part of the Circulation Plan, other facilities can be included such as airports, railroads, motor freight and water transportation facilities. Community Facilities - This element includes a study and analysis of existing schools, parks and public buildings. A Community Facilities Plan can then be prepared which will complement the Land Use and Circulation Plans and will provide the City with the needed public facilities to meet the requirements of the future population. I-2 INTRODUCTION Public Utilities - This element normally includes a study and analysis of the existing water, sewer, and storm drainage systems. It can also include a study of the solid waste disposal system. From this study and analysis, plans can be prepared to accommodate future population and land use requirements. „, Administrative Controls -This element includes a study and analysis of the existing codes and ordinances of the City. Recommended ordinances will then be prepared or recommended revisions to existing ordinances will be presented for consideration by the City. The goal of this element is to provide the necessary tools by which the implementation of the Comprehensive Plan can be achieved. Capital Improvements Program - It is not enough to simply make recom- mendations in preparing a Comprehensive Plan. The purpose of this element is to analyze past and present sources of revenue and to estimate future revenues to evaluate the City's ability to pay for the needed improvements. Estimates of the cost of the major improve- ments recommended will be made and a recommended method of pay- ing for the improvements will be suggested. Dates for the implementation of the proposed improvements will be recommended. The above elements represent the basic elements of a Comprehensive Plan in addition to the elements accomplished in this phase. Other elements can also be included. These additional elements should be determined by the City according to their needs. I-3 GOALS AND OBJECTIVES PRELIMINARY GOALS AND OBJECTIVES One of the first steps in the development of a Comprehensive Plan for the City of Nederland was for the consultant to assist the City in organizing a Citizens' Advisory Committee. This was accomplished and an orientation meeting was,held in which the Citizens' Advisory Committee was charged with their responsibility to develop a set of preliminary goals and objectives to be used in the development and implementation of the Comprehensive Plan. The members of the Citizens'Advisory Committee were selected from varying economic and social backgrounds and represent al I parts of the Planning Area. Citizens' participation in the planning process is vital to the development of a quality and workable Comprehensive Plan. It is through citizen input that the consultant gains knowledge of what the City residents desire and need in their planning activity. The citizens are always invited to par- ticipate in presentations, planning,workshops, and on their own initiative. The Citizens' Advisory Committee has developed a listing of preliminary goals and objectives which are presented on the following pages of this document. Also included is a list of members of the City Council, the Planning and Zoning Commission, Zoning Board of Appeals, and the Citizens' Advisory Committee. ^ As stated previously, the goals and objectives presented herein are preliminary and should be viewed as such. Quite likely, as the planning process nears completion, the Citizens' Advisory Committee will want to review the Preliminary Goals and Objectives and perhaps revise them. This would be a natural tendency and is encouraged because as the Plan .Y is developed further porticularily in the physical planning elements, the Citizens will become more aware of the problems existing and the needs of the City. PRELIMINARY GOALS AND OBJECTIVES MEMBERS OF THE CITY COUNCIL T.E. Lee, Jr. Mayor E.T. Gillespie, Jr. Councilman, Ward III Robert Sawyer Councilman, Ward I R.A. Nugent Mayor Pro Tem, Ward IV Carl LeBlanc Councilman, Ward II MEMBERS OF THE CITY PLANNING &ZONING COMMISSION R.J. Williford, Chairman R.J. Lawrence Robert Bodemuller Melvin L. Moss Clifford O. Williams MEMBERS OF THE ZONING BOARD OF APPEALS Edwin Anderson, Chairman James Luther J.C. Woodson CITIZENS' ADVISORY COMMITTEE M.A. Furth, Chairman 1320 Avenue A Nederland, Texas 77627 George Hallmark, Administrative Planner 827 S 14 1/2 Street Nederland, Texas 77627 Cecil Fleming R.S. Buffington R.J. Williford, Co Chairman 624 27th Street Nederland, Texas 77627 Betty Hill, Secretary 1130 Franklin Nederland, Texas 77627 Robert Bodemuller, Chairman, Land Use and Neighborhood Analysis 1714 Helena Nederland, Texas 77627 PRELIMINARY GOALS AND OBJECTIVES Billy W. Doornbos, Chairman, Community Facilities, Schools and Parks P.O. Box 969 Nederland, Texas 77627 Mrs, E. G. Deese, Chairman, Community Facilities, Public Bldg. & Healtl: 1123 S. 14th Street Nederland, Texas 77627 M .L.C. Lucke, Chairman, Housing and Development 215 12th Street Nederland, Texas 77627 J.W. Shaw, Chairman, Circulation and Transportation P .0. Box 758 Nederland, Texas 77627 Robert E. Gray, Chairman, Economic Development 115 32nd Street Nederland, Texas 77627 Arthus Davis, Chairman, Public Utilities 324 14th Street Nederland, Texas 77627 Ella Killebrew, Chairman Social Development 1016 17th Street Nederland, Texas 77627 M.J. Cormier, Chairman, Environment 2017 Avenue F Nederland, Texas 77627 R.J. Lawrence Edwin Anderson 1121 Avenue H 615 26th Street Nederland, Texas 77627 Nederland, Texas 77627 Carl B. Morris 714 Atlanta R.S. Buffington 808 S. 10 1/2 Street Nederland, Texas 77627 W.E. McDonald PRELIMINARY GOALS AND OBJECTIVES R.S. St. Clair James Byers 210 Hill Terrace 1303 22nd Street Nederland, Texas 77627 Nederland, Texas 77627 Jerry McNeill D.B. Henson P.O. Box 1303 832 South 14 1/2 Street Nederland, Texas 77627 Nederland, Texas 77627 Vincent Grillo 1211 South 15th Street Nederland, Texas 77627 Leo D. Tucker 2808 Gary Nederland, Texas 77627 John T. Lewis 1320 Avenue L Nederland, Texas Melvin Spittler 2118 Avenue G Nederland, Texas Charles Lankford P.O. Box 1303 Nederland, Texas John Bomber 1420 Chicago Nederland, Texas 77627 J,B. McKinney 2911 Avenue O Nederland, Texas 77627 Alta Fletcher 1516 Elgin 77627 Nederland, Texas 77627 Billy Neal 1407 22nd Street 77627 Nederland, Texas 77627 Helen Timmons 507 25th Street 77627 Nederland, Texas 77627 John Morgan 3120 Youmans Drive Nederland, Texas 77627 Robert Davis P.O. Box 848 Nederland, Texas Homer Nagel 405 14th Street Nederland, Texas Cecil Fleming 3107 Callaway Nederland, Texas Austin Sattler 1704 Detroit Nederland, Texas 77627 Charles Use 3204 Memphis 77627 Nederland, Texas 77627 Nolan Adams 603 South 8th Street 77627 Nederland, Texas 77627 Jane Clotiaux 2011 Gary 77627 Nederland, Texas 77627 PRELIMINARY GOALS AND OBJECTIVES Mrs. Ruth Crane P .0. Box 891 Nederland, Texas 77627 Raymond Bennett 2712 Memphis Nederland, Texas 77627 John SiddalI 2515 Memphis Nederland, Texas 77627 Jim McDaniel Nederland State Bank Nederland, Texas 77627 Donald Moye 416 17th Street Nederland, Texas 77627 James Newberry P . O. Box 1424 Nederland, Texas 77627 C.C. Arsement, Jr. 925 Circle Nederland, Texas 77627 L.B. Nicholson 227 30th Street Nederland, Texas 77627 C.Q. Norton 203 15th Street Nederland, Texas 77627 J.D. Chester P .0. Box 92 Nederland, Texas 77627 John Hart 2915 Avenue J Nederland, Texas 77627 Don Watt 2216 Jefferson Nederland, Texas 77627 R.J. Mullins P.O. Box 908 Nederland, Texas 77627 G. Kageler 707 S 8th Street Nederland, Texas 77627 Dorothy Ryland 508 21st Street Nederland, Texas 77627 Bill Harrison P,O. Box 1027 Nederland, Texas 77627 Tom Browne 3016 Lawrence Nederland, Texas 77627 Dr. Jimmy Heflin 3123 Nashville Nederland,, Texas 77627 Phyllis Hubbard 503 37th Street Nederland, Texas 77627 Harlan Nelson, Jr. 1420 Avenue F Nederland, Texas 77627 Dr. J.B. Morris P, D. Box 908 Nederland, Texas 77627 Roy King 1447 Avenue E Nederland, Texas 77627 PRELIMINARY GOALS AND OBJECTIVES S.T. Neal Lewis Sprague 3104 West Boston 1308 Navasota Nederland, Texas 77627 Nederland, Texas 77627 Stephen Graffagnino 1313 Luling Nederland, Texas 77627 W.E. Sanderson 1221 Nederland Avenue Nederland, Texas 77627 Hugh Foreman Melvin Franks 3216 Avenue A 3008 West Boston Nederland, Texas 77627 Nederland, Texas 77627 PRELIMINARY GOALS AND OBJECTIVES ECONOMIC Goal: To continue to promote the economic development of the Nederland DEVELOPMENT Planning Area by: 1 . Determining the financing available to existing and potential commercial and industrial establishments. Develop additional sources of financing for same. 1974. 2. Develop a well planned, designed and protected industrial park. 1978. l 3. Develop program for promotion of business and ind4strIf through the Chamber of Commerce. 1974. 4. Conducts detailed study of the Central Business District areas and develop preliminary sketches and proposals for a CBD Development Plan. 1976. PUBLlC Goal: Continue to provide adequate public utilities for the residents UTILITIES of Nederland by: 1 . Updating the Master Water, Sewer, and Storm Drainage Plans to include potential development area in the extraterritorial jurisdiction area . 1974 . 2. Determine, as a part of above, problem areas and make recommen- dations for their solutions. 1974. 3. From population and growth projections, determine appropriate time -table for additions or improvements to the utility systems and facilities. 1975. COMMUNITY Goal: Provide adequate recreational facilities, schools and public FACILITIES buildings to adequately serve the citizens of Nederland. Parks: 1 . Maintain present neighborhood' parks in adequate physical condition and equipped with proper facilities and playground equipment. 1976. 2. Promote the development of new neighborhood parks in areas of need. 1978. Continue efforts to lease and/or to encourage gifts of open lands to be used for recreational purposes. 1973. I I-7 PRELIMINARY GOALS AND OBJECTIVES 4. Encourage continuance of summer recreational program operated by the City and directed by a qualified physical education instructor. Began in 1965 and is a continuing program. 5. Continue to promote development and completion of the presently proposed C. Doornbos Heritage '76 Park within the next three to five years. 1974 - 1979. b. As a function of the Comprehensive Planning Program determine the adequacy of recreational facilities; determine need and determine desires of the residents. Schools: 1 . In cooperation with the Nederland Independent School District, determine adequacy of the existing school facilities within the planning area and propose new sites as needed to serve the pro- jected population. 1974. 2. Encourage continued maintenance of the neighborhood school theory. 19740 3. The study and analysis of school facilities should be expanded to include accessory buildings and other facilities such as parking, locations of major stadia and an analysis of existing circulation around such school and school related facilities. 1974. 4. Propose time -table for development of recommended school related facilities. 1974 - 1975. Public Buildings: 1 . Study, analyze, and make recommendations on the existing public buildings in the City of Nederland, such study and analysis of police station, City hall, fire stations, service center, community centers, library and other public buildings as necessary. 1974. 2. Propose needed public buildings and propose locations for such facilities. 1974 - 1975. 3. Recommend high priority, 3-5 years, for construction of community center in proposed Doornbos Heritage '76 Park with facilities to serve all age groups. 1976. PRELIMINARY GOALS AND OBJECTIVES LAND Goal: Prepare, adopt and implement a Comprehensive Plan for the DEVELOPMENT City of Nederland and its extraterritorial jurisdiction including such planning elements as land use, circulation, public buildings, parks and open space and utilities, 1 . Evaluate existing codes and ordinances and propose new ones as needed to insure proper and orderly future development and redevelop- ment, 1977, 2. Particular emphasis should be placed on the E.T.J, area which is presently heavily populated and where much future development could occur. Planning for this area should include a planned annexation program. 1974, HOUSING Goal: To provide a decent living environment for every resident of the City of Nederland and its Planning Area, 1 . Review existing codes and ordinances and develop new ones as needed to permit a variety of housing types, to eliminate blight and to set minimum standards for housing. 1974 - 19770 2. Develop Municipal Policy to insure that adequate recreational facilities are provided in all subdivisions. 1976, ENVIRONMENT Goal: To assure a safe, healthful, productive and esthetically and culturally pleasing environment, achieving a balance between population and resource use which permit a high standard of living and wide sharing of life's amenities, and achieving the widest range of beneficial uses of the environment without degradation, risk to health or safety, or other undesirable and unintended consequences. 1 . Since the enforcement responsibility of many of the environmental protection laws of the land is vested with federal and state agencies, the following are offered as objectives for the local community, some .., of which are presently being carried out by the City: a. Removal of abandoned automobiles from streets and yards. Began in 1958 and is a continuing program. b. Concealment of outside storage by commercial businesses and provision of trash containers around businesses. 1974. PRELIMINARY GOALS AND OBJECTIVES c. Recommend a Community beautification program be initiated through a joint effort of the Municipality, service clubs and other interested groups. Such program could include street tree planting, recognition of outstanding landscape of yards, etc. 1974, d. Recommend that railroad and street right-of-ways be beautified. 1974. CIRCULATION Goal: To create an efficient system of streets with adequate right-of-way AND widths, pavement widths and design, in order to safely conduct all forms of TRANSPORTATION vehicular and pedestrian traffic within and about the city and encourage the improvement of air, water, rail, bus and motor freight transportation for people, goods and services. 1 . Revise present major street plan in principle which complements the proposed land use plan and which sets forth standards for major, collector, and residential street construction. 1974, 2. Improve major and collector streets according to recommended standards. 1974 - 1993. 3. Initiate and maintain a systematic program for the continual maintenance of streets and sidewalks. 1974. 4. Initiate a study concerning the adequacy of existing traffic controls and signalization and channelization of major and secondary arterial thoroughfares. 1974. 5. Recommend completion of U.S. 69 to a four lane limited access thoroughfare. 1974. 6. Recommend proposed major and secondary street pattern in the extra- territorial jurisdiction area to insure consistency and adequacy with the existing network. 1974. 7. Recommend investigation of providing intro and inter -city bus trans- portation in coordination with the South East Texas Regional Planning Commission. 1974. 8. Recommend efforts be made to improve air transportation service and facilities. 1974- 1977. 9. Recommend additional sidewalks be constructed in the school areas, around other public uses and along major and secondary thoroughfares. 1975. PRELIMINARY GOALS AND OBJECTIVES 10. Finalize plans to pave and widen Helena Street west to U.S. 69; to pave and widen 27th Street south to Highway 365 to join proposed 9th Avenue from Port Arthur; also Avenue H from 27th to U.S. 69. 1980. SOCIAL Goal: To provide an adequate supply of social, cultural and related DEVELOPMENT recreational facilities to complement community interests and to provide AND increased employment opportunity; to retain persons in the productive POPULATION ages in the area; to control the density and distribution of the population; to develop a program emphasizing continued education; to involve minorities in community program; and to increase the overall attractiveness of the City. ; 1. Conduct annual statistical data studies in cooperation with other agencies. 2. Adopt a Comprehensive Plan, in principle, to guide the City's future growth . 3. Specify residential development standards and dwelling unit densities for new residential construction. 4. Encourage provision of facilities for the elderly. 5. Emphasize the importance of continued education. b. Provide an adequate supply of housing to meet future population growth . 7. Encourage or provide attractive public facilities for meetings, banquets, etc.; a you recreation facility; child care (day care) - facilities and nursery facilities; outdoor recreation facilities; establish program for senior citizens; adequate health care facilities. BASE STUDIES INTRODUCTION Before any actual planning for a community may be done, knowledge must be acquired of the community's economic, social, and physical characteristics and the various determinates which affect the present social, economic, and physical urban structure. This involves research through already published material. Pertinent information is collected from the various and scattered sources of published material, interviews of local people, and field observations. These bits and pieces of information are collected, studied and analyzed. From this information the planners can achieve a feeling for the community and its needs. They may be able to anticipate what some of the future requirements of the community will be, and they will have a rough idea about how some of the major elements such as land use, transportation, and recreation best relate to each other. The information collected by the planners is assembled and presented to the community for its information. Even though people of the community are familiar with much of this information presented, they have a greater appreciation and better understanding of their community and the direction it is headed once they can see all of the information under one cover. This report is referred to as the Base Studies Report. Its only real purpose is to illustrate the base information collected, It is from here that the planning begins, using this information as its base or foundation. NATURAL The natural features of the planning area are those features such as FEATURES climate, physiography, topography, and natural resources. It is these features which aid in giving the planning area its geographic charac- teristics. The Planning Area for this report includes the Cities of Groves, Nederland, and Port Neches. These three cities are located in Jefferson County, Texas, between cities of Beaumont and Port Arthur and are collectively referred to as the Mid -County Area. This area contains about 30 square miles. The Planning Area or the Mid -County Area is in the Southeast Texas Regional Planning Com- mission Council of Governments (SETRPC-COG) jurisdiction. This COG contains the counties of Jefferson and Orange and has approxi- mately 1,301 square miles. Climate The Region's climate is a mixture of tropical and temperate zone conditions. Breezes from the warmer Gulf of Mexico combined with the area's location in the south help moderate cold air masses in the winter to prevent the often severe conditions which can occur along the some latitude further west. Yet, the area can still receive some BASE STUDIES stimulating effects of seasonal change during the winter months. In the summer, the Gulf of Mexico's breezes will help moderate the temperature and prevent the characteristic high summer temperatures found in this latitude in other areas of the south. The mean minimum temperature is 440 F. in January. The average minimum temperatures range from the middle forties in January to the lower seventies in the warmer months. Extreme departures from the normal temperatures seldom occur on more than four successive days. Rainfall, normal for this area, is distributed quite evenly throughout the year. The prevailing southerly winds off the Gulf of Mexico account for the high relative humidity of the climate. The lightest precipitation usually occurs in March and October. Cloudy and rainy weather is most common in winter. However, the number of days with no sunshine only average about 30 per year. The normal annual rainfall is about 53 inches. All of this contributes to the Region's long growing season of approximately 250 days out of the year. The average wind movement is near ti m.p.h. The wind seldom exceeds 45 m.p.h. except in infrequent tropical disturbances and severe thunder- storms. It only exceeds 30 m.p.h. on the average of about 40 days per year. The average wind movement aids in dissipating ground fog, which is common to most warm, low lying coastal areas. The fog is most frequent in mid -winter and rare in summer. It usually dissipates before noon, but on occasion, under stagnant conditions, it may lost into the afternoon. Along the immediate coast, fog will usually not form until day break. The overall climate is favorable for ou#door activities throughout the year. Construction is active in all seasons, and outdoor sports and recreation are possible most of the time. The abundant rainfall, moderate temperatures, and the short period of below 320 F. tem- peratures are particularly favorable to farming and livestock pro- duction. The heaviest rain usually falls in the summer for rice, soybean and other crops. The dry season falls at harvest time. Cattle grown on the open range provided by the wide coastal marsh vegetation need little or no supplemental feeding. Improved pastures are easily provided because of the moderate temperatures and abundant rainfall. Physiography The Southeast Texas Planning Region is located in the Coastal Plains of Texas. It lies between the two minor or sub -categories of the BASE STUDIES Coastal Prairies and the Pine Belt. The Gulf Coastal Plains are the western extension of the Coastal Plain which extends from the Atlantic ,..,. Sea Board to the Rio Grande River. Its characteristic rolling to hilly surface is covered with a heavy growth of pine and hardwoods extend- ing into East Texas. The western limit of the Gulf Coastal Plains in Texas is the line of the Balconies Fault and Escarpment. This geologic fault or shearing of underground strata extends eastward from a point on the Rio Grande near Del Rio to the northwestern part of Bexar County where it turns northeastward and extends through Comal, Hays, and Travis Counties, intersecting the Colorado River immediately above Austin. The fault line is a single, definite. geologic feature, -. accompanied by a line of southward and eastward facing hills. The resemblance of the hills to balconies when viewed from the plain below accounts for the Spanish name, balconies. This fault line is usually accepted as the boundary between t e7owland and upland Texas. Below the fault line the surface soil is soil brought down from above and deposited as new earth. Above the Balconies fault the •- surface is characteristically eroded. The Pine Belt or the "Piney Woods" extends into Texas from the east - 75 to 125 miles. From north to south it extends from the Red River to within 25 miles of the Gulf Coast. Interspersed among the pines are some hardwood timbers, usually in valleys of rivers and creeks. This area is the source of practically all of Texas' large commercial timber production. The northern part of Jefferson County is in the Pine Belt, The Texas Coastal Prairies extend westward along the coast from the Sabine River, reaching inland 30 to 60 miles. Between the Sabine and Galveston Bay the line of demarcation between the prairies and _ the Pine Belt forests to the north is very distinct. The Coastal Prairie in varying character extends along the Gulf from the Sabine to the Lower Rio Grande Valley. The eastern half is covered with a heavy growth of grass; the western half, in a more arid area, is covered with short grass, and in some places with small timber as brush. The soil, alluvial in nature, is soil which has been carried and deposited by water. This gives the soil a very fine and sandy texture, which is generally good for agriculture. The Coastal Prairie grass supports the dersiest cattle production in Texas, and cattle ranching is the principle agricultural industry. Rice is a major crop grown under irrigation from wells and rivers. Cotton and truck crops are also grown. The Coastal -Prairies area BASE STUDIES has seen the greatest industrial development in Texas history since World War II. The chief concentration has been from the Beaumont - Port Arthur and Orange area to the Houston area. Much of the development has been in petroleum refining and Petro chemicals. Topography The topography of the Jefferson County area is generally flat. Elevations of the county range up to approximately 50 feet above sea level . In the Planning Area cities, the topography ranges generally from 4 to 15 feet above sea level in Groves; from 9 to 18 feet in Part Neches; and from 7 feet to 20 feet above sea level in Nederland. The area generally drains to the Neches River and flooding occurs on a regular basis during normal rainfalls of 2 to 3 inches and then drains off over a period of several hours. The principle drainage features in the county are the Neches River, little Pine Island Bayou, Taylor's Bayou, and the intra- coastol canal. Natural Resources Air: The one most notable fact about this natural resource is that it exists in a very finite amount and is absolutely necessary to sustain life. Until recently air was looked upon as just something man breathed. It was taken for granted that air has always been here, and it will always remain here. However, today most people are aware of the serious possibility that some day the atmosphere will be poisoned. Air pollution, unfortunately, is not a local problem, but affects the whole nation and the world. However, major concentrations of pollutants are usually found around urban centers. In 1970 the National Air Pollution Control Administration in cooperation with State and local control programs conducted an inventory of air pollutant emissions for a five county area around the Beaumont -Port Arthur -Orange Standard Metropolitan Statistical Area. The study provided estimates of the total emissions for the following five pollutants: sulfur oxides, nitrogen oxides, hydrocarbons, carbon monoxide, and particulate matter. Sulfur oxides, carbon monoxide, and total particulate matter were considered most important. Sulfur oxide levels as well as total particulate emissions illustrate the impact of industrial processing activities from stationary sources. The levels of carbon monoxide pro- vide the best indication of the impact of gasoline powered motor vehi- cles. Based on the amounts of sulfur oxides and particulate matter the immediate area around Port Neches had the fourth highest values BASE STUDIES for these'two criteria (22 tons/year sulfur oxides and 3.8 tons/year particulate emissions). Of the five counties, the Beaumont -Port Arthur -Orange Standard Metropolitan Statistical Area had the heaviest concentration of all three, sulfur oxides, particulates, and carbon monoxides. This should be a warning of what "lurks in ?._ the dark" if present air standards are not met by all industry within the area. No one could hardly put the area in the some category as Houston, but why wait that long to take action? Water: Abundant water resources are available in the region for both recreation and transportation. The Neches River, which flows into Sabine Lake through Sabine Pass and into the Gulf of Mexico, is the boundary between Jefferson and Orange Counties. This River is a major transportation artery for the Petro chemical industry located along its banks. The Neches River is the most immediate waterway in regard to the Planning Area. The Neches is 416 miles in length and has a drainage area of over 10,000 square miles. The abundant rainfall over its entire basin gives it a flow near the Gulf and the Planning Area of about 6 million acre-feet/year. Also serving the region on its eastern boundary and the border line between Texas and Louisiono is the Sabine River. It too flows into Sabine Lake and through Sabine Pass and then into the Gulf of Mexico. The intro - coastal waterway, a man-made canal running from Brownsville in extreme South Texas to the industrialized areas along the Gulf Coast, up the Mississippi River, and continues along the Gulf and Atlantic Coasts to the industrialized areas on the East Coast. Water trons- portation is also provided by the Sabine River. This water transportation capability aids the whole region through its ability to send and receive goods by the least expensive method of bulk transportation. Minerals: The greatest mineral production in Jefferson County is in o� and natural gas. These ore the major contributors to mineral production revenue. Other minerals produced include sulfur, salt, cement, clays, sand, gravel, shell, lime, and miscellaneous stone. Jefferson County produces an average of 12.5 million barrels of crude oil per year. Its mineral value has decreased from $78.8 million in 1970 to $76.9 million in 1972. However, its mineral production has increased from $62.9 million in 1964 to $66.1 million in 1969. Over ... the five year period this represents an average increase in value of production of about $640,000 per year. -, The Region's importance in sulphur mining has steadily increased since 1960. This has been due to two reasons. First, a new technique in mining sulphur was employed on a wider scale in the 60's. Second, BASE STUDIES because of the stronger Federal requirements on industrial exhaust emissions and the so-called "energy crisis," natural gas which was high in sulphur content and "sour gas" are being processed through plants which remove this sulphur. Soils: Jefferson County lies primarily in the Coastal Prairie sub -region of the Gulf Coastal Plains with a small portion of the northern part of the County in the Pine Belt. The soils in Jefferson County fall in three major land resource areas. These are: The Texas Timberlines, the Coast Marsh, and the Coast Prairie. The Coast Marsh area is a natural strip of wet lowland adjacent to the coast. These soils are largely unproductive as for as agriculture is concerned except. in the northern portion of the County where cattle grazing is the chief economic use. The principle soils found in the Coast Marsh area are Harris Clays and Galveston Sands. The East Texas Timberland area occupies a small portion in the extreme northern part of Jefferson County. This area's economic contribution to the County is timber production and cattle grazing. The principle soils of this Timberland area include the Caddo and Sengo varieties, and it includes a variety of other clays. The Coastal Prairie area occupies the remainder of the County. This area is by for the largest portion of the County. Seenie Features: Tfie Southeast Texas Region is located in an area o tenten reterred to as the "Golden Triangle" of Texas. This region is blessed with superb water resources, timber land, shore line, and sandy beaches. It has good recreation potential. It offers fishing, hunting, and water sports. The surface area of the Region's lakes exceeds 14,000 acres. The Region has the sixth largest Standard Metropolitan Statistical Area in the State of Texas and ninety- fifth largest in the nation. MAN-MADE The term Man -Made refers to the physical and social elements FEATURES created in the wake of eiviliaation. This report is concerned with these categories of elements: (1) Governmental Institutions; (2) Recreation Areas; and (3) Major land forms, landmarks, and structures. The first two categories deal with both the social and physical elements, whereas the lost category is strictly physical. Governmental Institutions are in reference to educational centers and culture centers which are financed in part by tax money. Lamar University is the major institution of higher education in the South East Texas Region. Within Lamar there are seven schools: - . BASE STUDIES Fine Arts, Engineering, Sciences, Business, Education, Liberal Arts, and Technical Arts. The latter school offers a wide variety of vocational fields of study. Lamar University also operates the Orange Extension Center in the City of Orange which offers a variety of lower division courses to students first starting their higher education. Port Arthur College is the second largest institution of higher education in the South East Texas Region. Located in the City of Port Arthur, it provides commuter students a number of vocationally oriented fields of study. Twelve independent school_ districts in the South Ecat Texas Region are responsible for the administration of 110 public schools. Of these schools, 67 are elementary schools, 24 are junior high schools, and 19 are high schools. In addition, there are two high schools and 13 elementary and kindergarten schools operated in the Region by parochial and private interests. A thirteenth school district, HardinmJefferson Independent School District, lies partially within the Region. There are five major library systems in the South East Texas Region which offer over one half million volumes to the residents of the Region for their reading pleasure and cultural enlightenment. There are also several historical museums and art galleries in the South East Texas Region which offer a wide variety of attractions to the Region's citizens and visitors. The preceding, along with the two county governments, 14 municipal governments and the numerous special districts and authorities make up the governmental institutions located in and around the Planning Area. The major recreation areas located within close proximity to the Planning Area offer a variety of activities. This entertainment varies from that offered at annual events within the Region to active sports .,.. such as water skiing, tennis, golf, hunting, and fishing. Within close proximity to the Planning Area there are a number of citizen and university groups such as the Beaumont Symphony Orchestra, N The Community Concert Association of Port Arthur and the Lamar University Symphony Orchestra, which not only perform but sponsor performances of like groups from outside the region for the public's -. enjoyment. Specifically there are the following recreation facilities within and close to the County: (1) Pleasure Island; (2) Port Arthur Boat Club; (3) Port Arthur Yacht Club; (4) 82 parks for recreational •-- purposes; (5) Sam Rayburn Reservoir; and (6) Toledo Bend Reservoir. Within the South East Texas Region there are several notable major land forms and ►and marks. These are the Intracoastal Waterway; �.� 111-7 BASE STUDIES the floodwall along the Sabine Neches Canal; the Alligator Bayou Pumping Plant, now being constructed; the Spindle Top Oil field; the East Texas Timber Land; Sabine Lake; and the Gulf of Mexico. Within and adjacent to the Planning Area there are the Jefferson County Airport, the earth levee for flood control, several major Petro-chemiccl companies and oil refineries, and the Neches River and Ship Channel. ECONOMIC An area°s growth and potential for growth is related to that area's STUDY economic growth and its potential for economic growth. The term "economic growth" refers to growth in all broad sectors of the economy. For the purpose of the discussion in this Report, five sectors of the economy will be considered. These are: (1) Industrial; (2) Commercial; (3) Investment or Financial; (4) Agriculture; and (5) the Labor Force. Although there will be a general agreement with the first four, many readers may fail to see why the labor force is included as a separate sector of the economy. It is considered in this discussion that the individual laborer is a commodity, in the sense that he is selling his skill at a certain task or his ability to perform work, and the other four sectors of the economy can not exist without him. As a collective unit, the laborer has a strong bargaining power. His wage scale not only affects the economy at the local level but also the price of the product he produces, which, when exported to another area, will carry the employee's wage built into its cost. The following discussion will be a general analysis of the economy. It will examine the economy at the local or municipal level and, when possible, compare it collectively with all three cities to the Mid -County Area, the County, Region, and State. The discussion will examine the influence of the Beaumont -Port Arthur economy on the Mid -County Area. From this analysis it will be possible to form some basic assumptions concerning the community's economic potential for growth and what direction the growth and development should occur. Some conclusions will be presented on the economic trends and how these will affect the municipality in respect to land use, transportation, community facilities, utilities, etc. Nederland's Economy The City of Nederland is a community with a 1970 population of over 16,800 people. It is locafied in the Mid -County Area of Jefferson BASE STUDIES County. The City has a corporate area of about 4 1/2 square miles and an extraterritorial jurisdiction of about 8 1/10 square miles. Thus, there is a total area in the Planning Area of 12 3/5 square miles. The City's 1960 population was 12,036. The increase from 1960 to 1970 was 4,774 people or about 40 percent. The average annual increase from 1960 to 1970 was about 474 people per year and about 4.0 per- cent per year. There are no major industries located within the City's corporate limits; however, the Union Oil Company of California has a refinery located in Nederland's extraterritorial jurisdiction. Nederland had its early beginning as a Dutch farming community. The word "nederland" means "lowland" in English. The early rural economy was dependent chiefly upon agriculture. However, like all cities within this area, once the Spindletop Oil Field was discovered, the City began the process of changing from < dependence on an agrarian Nederland is strategically located in relation to the surrounding industrialized area. The majority of large refineries, chemical plants, ..,. and other major industries in Jefferson County are within a 12 mile radius of Nederland. These industries include the following well- known plants: Pure Oil Refinery, Division of Atlantic Refining Company Union Oil Co. of California Mobil Refining Company Neches Butane Products Co. Mobil Chemical Company Goodrich -Gulf Chemicals, Inc. Texaco, Inc. Refinery ' Texas-U.S. Chemicals, Inc. Gulf Oil Corp. Refinery ••• Jefferson Chemical Company Mothieson Chemical Corp. Texaco, Inc. Asphalt Plant Sanford Chemical Co. Sun Oil Co. Loading Docks Big Three Industrial Gas -• Koppers Chemical Company and Equipment Co. Texas Gulf Sulphur Co. Air Reduction Co., Inc. E.I. duPont de Nemours & Co. Most of the employed residents of Nederland work in the plants of these industries, and because of the technical and highly skilled nature of such employment, their salary and pay scales are relatively high. The median family wage in Nederland for 1969 was $10,610. The family income distribution is illustrated in the following bar graph. This graph can be compared to the graph entitled Jefferson County Income Distribution. Also presented is the bar graph entitled Occupational Profiile to compare Nederland to the Mid -County Area, Port Arthur, Beaumont, and Jefferson County. 40 35 30 w W J Q 25 lL 13.. O 20 F- Z W V Li W L 15 10 5 O 2 4 6 8 10 12 I4 16 18 20 22 24 25-OVER INCOME IN THOUSANDS OF , MEDIAN INCOMES $10,610 SOURCE BUREAU OF THE CENSUS AND SETRPC REGIONAL PROFILE1972 30 5 INCOME DISTRIBUTION - JEFFERSON COUNTY, TEXAS (63, 718 TOTAL FAMILIES ) 0 2 4 6 8 10 12 14 16 18 20 22 24 25-OVER INCOME IN THOUSANDS OF DOLLARS MEDIAN INCOME: $9,024 SOURCE: BUREAU OF THE CENSUS AND SETRPC REGIONAL PROFILE, 1972 J z 0 N w w 0 a ___________ -- NEDERLAND MID COUNTY PORT ARTHUR .•.se BEAUMONT ,,,,....e,• „ e.. JEFFERSON COUNTY NEDF°t ANC MID COUNTY PORT ARTHUR REAUMONT ;•;•;•;•;•e ;•• JEFFERSON COUNTY NEDERLAND COUNTY PORT ARTHUR BEAUMONT =FERSON COUNTY •;_� NEDERLAND MID COUNTY PORT•° ARTHUR ---------------- BEAUMONT JEFFERSON COUNTY OCCUPATIONAL PROFILE (NEDERLAND) SOURCE: 1970 CENSUS AND CALCULATIONS BY CONSULTANTS NEDERLAND MID COUNTY ;j PORT ARTHUR BEAUMONT JEFFERSON COUNTY F- w o NEDERLAND N MID COUNTY rz w F" PORT ARTHUR a •BEAUMONT 0z� z JEFFERSON COUNTY •;j'. NEDERLAND Q MID COUNTY ww a PORT ARTHUR 0 a z —BEAUMONT BEAUMONT J z JEFFERSON COUNTY ;•; ; ; ,•, ; ; NEDERLAND w m MID COUNTY U Y PORT ARTHUR 3 • BEAUMONT JEFFERSON COUNTY O% 5 % 100% 15% 20% 25% 300/1 % OF LABOR FORCE 4iM1tT BASE STUDIES The commercial enterprises of the City include modern retail firms of all types, warehousing, trucking, sheet metal work, laundries, dairy = products, and personal services. Dun and Bradstreet, as reported by the Texas Municipal Reports for April, 1972, rates 136 business esto isments. In 1967 there were 139 retail establishments based on the U.S. Census of Business. This is an increase of 35 over the number reported for 1963. The total retail sales for 1967 was reported to be $15.6 million. This represents a 26 percent increase over the $11 .5 million reported for 1963. Although there appears to be some conflict between the Dun and Bradstreet rating and the 1967 value reported by the Census of Business, it must be remembered that Dun and Bradstreet does not rate every business. In 1970 Dun and Bradstreet rated 144 business establishments. This indicates that Dun and Bradstreet change their rating, but not that the businesses no longer exist in Nederland. The current deposits on record for the Nederland State Bank is over $20.0 million dollars. The South East Texas Regional Planning Com- mission reported this bank held deposits of $14.9 in 1970 and $17.2 million in 1971. This indicates a 16 percent increase over the 1971 figures. The Lity enjoys some tax benefits from two industries located in the extraterritorial jurisdiction. On March 20, 1961, the City annexed a strip of land around an area containing properties of the Pure Oil Company and the Sun Oil Company and entered into separate five- year agreements (tax years 1962/1966) with the two companies. The agreements provided that the assessed valuation to be placed on the annexed properties should be an amount that, when applied to the then current tax rate, would yield the City the sum of $35,580 annually in taxes ($33,120 from Pure Oil Co. and $2,460 from Sun Oil Co.). These agreements were extended in 1966 for seven years with the assessed valuation to be placed on the properties increased to an amount, when applied to the 1970 tax rate, yielding the City $53,690 ($50,000 from Pure Oil and $3,690 from Sun Oil) in taxes. The 1969 assessed valuation of these properties, based on the amount paid to the City and current tax rate, is $3,314,198 (Pure Oil $3,086,420 and Sun Oil $227,778). Under these agreements, the property of the companies, encircled by the annexed strip, is an island of non-taxable (by any City) property. The City agreed that during the seven-year period it would not annex any additional properties of the companies. BASE STUDIES The Mid -County Area is a component of the prosperous Jefferson County. Nederland is the heart of the Mid -County Area. The area is bounded by the Neches River on the eastern edge. The River provides the industries located in the Mid -County vicinity an easy and direct access to the economical water transportation in the form of barges and smaller ocean going vessels. The area is located in the economic center of what is known as the "Golden Triangle" of Texas. This area is rich in industrial activity and contributed greatly the County's position as fourth state-wide in value added by manufacturing for 1967 as reported by the Texas Municipal Reports. A Description And Analysis Of The Jefferson County Economy Jefferson County has had an increasing share of the State's total economy. The County's economic index, which is the best available index to the ratio of a County's economy to the State economy as compiled by the Texas Education Agency and reported by the Texas Almanac, has been increasing annually. In 1967-1968 the economic index for Jefferson County was reported as 3.949, and in 1971-1972 it was reported as 4.084. The County's economy is based on industry, mineral production, agriculture and shipping. As reported by the Texas Municipal Report the 1970 cash receipts from agriculture was 13.7 million. Crop production alone accounted for 72.3 percent or $9.9 million of the agriculture income. The 1970 rice crop for the County was 115,000 tons which was the second largest state-wide. For more detailed information of agriculture production see the table entitled Selected Agriculture Data 1964-1969 at the end of this Report. It was previously mentioned that the County was fourth state-wide in value added by manufacturing, but it was not mentioned that the County elevated from $538.7 million in 1963 to $988.7 million in 1967. This is an overall increase of 83.5 percent or 20.9 percent per year. The principle products are petro-chemicals, ship building, steel, processed rice, and industrial machinery. The County's mineral production decreased from $74.9 million in 1968 to $66.1 million in 1969, Although there was a decrease of $8.8 million in one year, this does not necessarily indicate an overall long range decline in production. For example, from 1964 to 1965 there was a decrease from $66.2 to $62.9 million or a decrease of $3.3 million, yet from this low in 1965 it rose to $74.9 million in 1968. Crude oil production, however, has decreased from 9.9 million barrels in 1965 to'7.7 million in 1970. It must be assumed that someday the natural mineral resources BASE STUDIES within the County will be exhausted. Also, comparing dollar values produced can be misleading, because as the cost of some minerals rises it may take less of that mineral to still reflect an increase in dollars. Jefferson County has two of the most active ship ports in the State, - and the Mid -County Area is located between them. One port is at Beaumont and the other is located at Port Arthur. Together they accounted for 28 percent of the State's total tonnage handled. In 1969 Jefferson County handled 50.5 million short tons which com- pares to the State's most active port, Houston, which handled 56 nn. million short tons. In 1969 the Port of Beaumont handled 27.1 million short tons and Port Arthur handled 23.5 million short tons. ._,. The following table gives a breakdown of the percent of the total tonnage into different categories as compared to Houston and Corpus Christi . 1969 FOREIGN AND DOMESTIC COMMERCE Domestic Foreign Coastwise Interns Tota Imports Exports Receipts S ipments Receipts Shipments Local Short Tons BEAUMONT 0.2% 8.0% 1.7% 46.5% 29.1% 13.5% 0.9% 27,086,799 PORT ARTHUR 1.7% 6.5% 20.2% 45.0% 13.0% 13'.4% 0.2% 23,538,604 HOUSTON 8.1% 14.4% 2.7% 30.5% 25.0% 13.5% 5.9% 55,961,778 CORPUS CHRISTI 15.2% 9.3% 0.8% 46.4% 12.0% 14.7% 1.7% 24,960,315 Source: U.S. Army Corps of Engineers as Reported by The Texas Almanac and Colculated by Consultants. The two harbors are Jefferson County's greatest asset to trade outside of its area. As eon be seen from the above table, 46 percent of the -- tonnage handled by Jefferson County harbors were shipped coast- m wise or by sea going traffic between U.S. ports. The area receives III-15 very little foreign imports, and only 7 percent of the tonnage handled is for foreign export. The tonnage shipped over the inland waterways, internal traffic, is proportionately about the same for all four parts. However, the fact that two harbors are available to industry in the area and that the Neches River carries sea going vessels is encouraging for the long range outlook of industry in and around the Mid -County Area. One of the most current and reliable information sources is the Sales Management's publication, Survey of Buying Power. This is an annual publication which features current information on population, income, retail sales, and merchandise line sales. The information contained in the Survey is quantitive and is intended to be used as explicit market indicators. It is possible to use the past and present information presented as a data base or reference point and predict an area's existing economic condition as well as its future economic potential . Unfortunately, the Survey only gives retail information on the national, regional, state, county and S.M.S.A. level. It does not present the data on the smaller community level . Before discussing the data from the_S_u�rveY of Buu ong PowerPower it is necessary to familiarize the reader witF some of the terms used by the publication. The following are ten terms with definitions taken from the Survey of Buying Power, 1973 (c). This publication in- cluded a glossary of the terms used. 1 . Bu ing Power Index (BPI). (The Buying Power Index is frequently referred to as t e Buying Power Quota.) This is a weighted index that converts three basic elements -- population, effective buy- ing income and retail sales -- into a measurement of a market's ability to buy, and expresses it as a percentage of the U.S. potential. It is calculated by giving a weight of 5 to the market's percent of the U.S. Effective Buying Income, 3 to its percent of U.S. retail sales, and 2 to its percent of U.S. population. The total of these weighted percents is then divided by 10 to arrive at the BPI. 2. Effective Buying Income (EBI). This is personal income -- wages, sa cries, interest, dividends, profifis and property income, minus federal, state and local taxes. It includes (1) net cash income BASE STUDIES _w plus (2) income in kind -- payments in noncash goods and services, such as food and housing, and (3) imputed income -- food con- - sumed on the form that produced it and imputed rent of owner - occupied housing. Effective Buying Income is generally equivalent ' to the'Government's "disposable personal income." 3. Median Income. This is the figure that divides the income distri- utiono into two equal parts. If everybody in the country were lined up in order of income size, the man with the median income would have half the people in front of him, and half behind him. Similarly, median household income is the middle point in house- hold income, with half the households having more income, half less. 4. Per Ca ita (Effective Bu ing) Income. This is an arithmetic average obtained by dividing Effective Buying Income by the population. Because income is unevenly distributed, the per capita income will generally exceed the median income. While the per capita figure measures the total spending power in relation to the number of people, the median income is considered a better measure of the economic level of the average person. 5. Per Household (Effective Bu ing) Income. Effective Buying Income divided by the number of households. It has often served as an indicator of the quality of a market, but it can be misleading, particularly in areas where there is a dis- proportionate share of college, military and other types of institutional population housed in group quarters not con- sidered households. Since Effective Buying Income includes such income, a per household measure would credit house- holds with income not properly theirs. 6. Per Cent of U.S.A. A measure of a market's share of the total .S. popu ation, income and retail sales. Beside being the -r central factor in the construction of the Buying Power Index, it gives a quick picture of the relative importance of the market in relation to markets of comparable size. - 7. Quality Index. A market's percent of the national population can to en to represent par. Divided into the Buying Power Index, it yields the Quality Index, which shows the extent to --- which the market's "quality" is above or below par (repre- sented by 100). Since the Quality Index compares the per BASE STUDIES capita income and the per capita sales to the corresponding figures for the U.S., a high index could reflect either high buying power or a high influx of shoppers, or both. (See Buying Power Index), 8. Retail Sales, Total. All net sales (minus refunds and allowances for returns of es ta lishments primarily engaged in retail trade. Sales taxes collected from the customer are also included. Once an establishment is classified as retail, all its receipts, including those from repairs and other services, are counted as retail sales. On the other hand, retail sales by such non- retoilers as wholesalers and service establishments are not counted. 9. Sales Activity Index (SAl). A measure of the per capita retail sales of an area compared with that of the nation. it is obtained by dividing a particular locality's percentage of U.S. retail sales (city, county, metro area, state, region) by its percentage of U.S. population. Since the numerator (the market's percentage of U.S. retail sales) includes all sales made in the market, it reflects the buying of non-resident as well as resident shoppers, and of business concerns. On the other hand, the denominator (the market's percent. of U.S. population) includes only residents of the market.. A high index may, therefore, indicate a heavy influx of non-resident shoppers, or heavy buying by business concerns or residents, or all three. 10. Standard Metropolitan Statistical -Area {SMSA). An area with a least one city or 50,000 inhabitants or more, (or "twin cities" with a combined population of at least 50,000). SMSA's are defined by the Government along county lines. Each of these areas includes the entire county or counties con- taining the nucleus (central city) as well as adjacent counties that are essentially metropolitan in character and are socially and economically integrated with the central city. The Office of Management and Budget in Washington is responsible for defining and redefining the areas which qualify as SMSA's. Note: Source - Survey of Buying Power, 1971, (c) further reproduction is pro i ited. The following table is a History of Total Retail Sales, Percent of U.S. Retail Sales, and Buying Power Index for 1970, 1971 and HISTORY OF: TOTAL RETAIL SALES --% of U.S.A. - BUYING POWER INDEX - 1970, 1971, 1972 Beaumont- Port Arthur- Orange 494,147 530,802 679,363 .1369 .1352 .1531 .1446 .1422 .1572 Jefferson 405,282 435,008 495,566 .1123 .1108 .1117 .1156 .1133 .1131 Orange 88,865 95,794 124,162 .0246 .0244 .0280 .0290 .0289 .0314 Source: (c) 1971,1972, 1973 Sales Management Survey of Buying Power; further reproduction is forbidden. HISTORY OF EFFECTIVE BUYING INCOME AND MEDIAN HOUSEHOLD INCOME .(1970, 1971, 1972) 10 NET E.B.I. (000) % of U.S.A. PER CAPITA HSLD. MEDIAN INCC ..... r,. I en 1071 1) 107A 1071 109 19n 1071 199 Beaumont -Port Arthur - Orange 977,110 11045,139 1,230,162 0.1440 0.1415 0.1554 3,057 3,263 3,495 9,900 8,539 8,715 Jefferson County 780;205 829,402 8841092 0.1150 0.1123 0.1117 3,150 3,344 3,553 10,067 8,586 8,718 Orange County 196,905 215,737 254,162 0.0290 0.0292 0.0321 2,739 2,984 3,482 9,288 8,379 8,985 Source: (c) Sales Management Survey of Buying Power (1971, 1972, 1973); further reproduction is prohibited. BASE STUDIES 1972. After examining the table it can be seen that the total retail sales is rising for all, as well as the percent of the U.S. retail sales. However, the Buying Power Index is decreasing in Jefferson County. From examining the previous definition for Buying Power Index (BPI) it can be determined that one or all of three things can be happening. First, it is possible that the percent of U.S, retail sales for the Jefferson County is declining. The table shows the percent of retail sales is increasing so this possibility can be eliminated. When examining the table entitled History of Effective Buying Income and Median Household Income the reader can see that for Jefferson County the Net EBI is increasing, yet the percent of the U.S. EBI is decreasing. This is probably due to a combination of two reasons. First, Jefferson County is losing population and second, the rate of increase of the Net EBI is not keeping pace to the rate of increase of the U.S. Net EBI. Jefferson County's Net EBI increased by only 6.5 percent from 1971 to 1972, The National Net EBI increased at a rate of approximately 9.3 percent. This would account for the large increase seen in Orange County's percent of U.S. EBI. The Net EBI for Orange County increased by 17.8 percent. This is about 1.9 times as great as the percent increase shown for the U.S. Net EBI. In figuring the values for the Beaumont -Port Arthur - Orange S.M.S.A, the Sales Management's publication utilized the data for three counties - Jefferson, Orange and Hardin. S.M.S.A.'s are defined by the government along county lines. Thus, the Sales Management's Survey of Buying Power presented data on S.M.S.A.'s accordingly. To support the data presented in the two preceding tables the Consultants calculated the Quality Index for the individual cities, the S.M.S.A., and each county from 1970 to 1972, HISTORY OF QUALITY INDEX 1970 - 1972 1970 1971 1972 Beaumont 102.62 102.13 103.58 Port Arthur 96.78 96.34 93.63 Orange 100.00 -- -- S.M.S.A. 97.11 92.16 93.52 Jefferson County 95.52 94.81 95.20 Orange County 82.57 83.05 89.97 Source: Calculated by Consultant from (c) Sales Management Survey of Buying Power, (1971, 1972, 1973). III-20 BASE STUDIES What this data illustrates most is that Beaumont's market has been consistantly above par (100). This is probably attributed to two reasons. The first is Beaumont has a high B.P.I. when compared to Port Arthur. This indicates that Beaumont's market has the ability to buy, or at least at a higher level than Port Arthur or Jefferson County. The second thing the above Par Quality Index illustrates is that people who live outside Beaumont's City Limits are most likely shopping in Beaumont's retail market. The following table illustrates the Beaumont -Port Arthur -Orange S.M.S.A.'s ranking at both the State and National level, as -- reported by Sales Management's Survey of Buying Power, 1973, STATE AND NATIONAL RANKING OF BEAUMONT-PORT ARTHUR-ORANGE S.M.S.A. Category State Rank No. National Rank No. ,- Net Effective Buying Income 5 106 Median Household Income 4 135 Buying Power Index 3 106 Total Retail Sales 5 108 Source: Calculated by Coruultant from (c) Sales Management Survey of Buying Power, 1973. Out of 25 Standard Metropolitan Statistical Areas the Beaumont- -= Port Arthur -Orange S.M.S.A. ranks in the top five for the State. There are 295 S.M.S.A.'s in the Nation - the Beaumont -Port Arthur -Orange S.M.S.A. ranks in the top 125 or about the top 40 percent. For the reader's information and to further enhance the information previously presented the following three tables have been compiled. The first table is entitled Retail Sales - 1972. This table examines the total retail sales for the S.M.S&A. and for Jefferson and Orange Counties. From examining this table the reader will discover that BASE STUDIES the two largest categories on which money was spent are food 23.6 percent and automotive 24.9 percent of the total retail sales for the S.M.S.A. This may be startling news to some, but its an established fact that these two items account for more than 40 percent of the total retail sales in the U.S. Notionally, food accounts for 21.5 percent and automotive accounts for 19.5 percent of the total U.S. retail sales. The next table is entitled Effective Buying Income and Cash Income Estimate - South East Texas Region - 1972. This table compares the S.M.S.A. to the State, the County, Beaumont and Port Arthur. The last table is a Comparison of S.M.S.A.'s Across Texas. This table presents data on the Net E.B.I., Per Capita E.B.I., Average Household E.B.I., Median Household Cash Income, Total retail sales, population, percent of the U.S. population, buying power index, and quality index. The Potential For Development Based on the information previously presented there is no question that South East Texas Region will continue to grow. The industrial activity is very high for the region. There is a total of 98 major active and growing industries within the South East Texas Region. Many of these are located in Jefferson County around Beaumont and Port Arthur. There are seven major industries located in the Mid - County Area. There are very good industrial facilities and resources in the area. The most important of these are water; power (gas, oil, electric, and coal); and transportation (water, rail, and truck). The area is attractive to future residents. It is close to Houston, New Orleans and East Texas. There is an abundance of recreational opportunities for the active sportsman. Beaumont offers a range of culture events from orchestra symphonies to theater plays, dances and formal balls. There is a quality state university in Beaumont with an enrollment of over 10,000 students. It offers undergraduate and graduate degrees. There is a trade school in Port Arthur. The median income of Jefferson County is above $10,000. The median cost of housing in Jefferson County is $11,300. The median cost of housing in both Groves and the Mid -County Area is $12,400. The Mid -County Area will be the receiver of much of the new growth of Jefferson County. This area offers quality residential �. 5 RETAIL SALES - 1972 Total Retail Sales ($000) % of U.S.A. Food Eating Drinking Places Tota ($000) General Merchandise Dept. Total Stores ($000) ($000) Apparel Total ($000) Furn.-Appl. House Furn.- Automotive Home Furnish. Total ($000) ($000) Gas Station Lumber Bldg. Hdwre, Drug Buying Power Index Total ($000) Total ($000) Super- Markets ($000) Total ($000) Toto ($000) Tota ($000) Beaumont -Port Arthur -Orange 679,363 .1531 160,075 126,265 34,707 97,969 55,875 30,715 37,746 17,268 168,511 47,937 36,583 22,585 A572 Jefferson 495,566 .1117 109,327 89,214 25,428 77,425 48,638 24,744 28,868 13,732 124,792 30r374 26,195 17,368 .1131 Orange 124,162 .0280 36,419 28,167 51502 17,321 7,237 4r990 51556 11782 25,523 12r138 61820 2r894 .0314 Source: (c) 1973, Sales Management Survey of Buying Power; further reproduction is forbidden. EFFECTIVE BUYING INCOME (E.B.I.) AND CASH INCOME ESTIMATE - SOUTHEAST TEXAS REGION - 1972 % Households by Cash Income Groups Median Per Avg. Hsid. Net E.B.I. % of Capita Hsld. Cash ($000) U.S.A. E.B.I. E.B.I. Income $ 0 - $2,999 Hslds. $3,000 $5,000 $41999 $7,999 Hslds. Hslds. $8,000 $10,000 $9,999 $14,999 Hslds. Hslds. $15,000 $25,000 $24,999 & Over Hslds. Hslds. Texas $40,406,950 5.1048 3,439 10,762 7,831 18.9 12.4 19.8 12.9 20.6 10.9 4.5 Beaumont -Part Arthur - Orange S.M.S.A. 11230,162 .1554 31495 10,896 81715 15.4 10.1 18.4 16.9 24.2 11.2 3.7 Jefferson County 884,092 .1117 3,553 10,928 8,716 15.7 10.1 18.1 17.1 24.3 10.9 3.8 Beaumont 425,924 81099 17.9 11.7 19.6 14.6 20.7 15.5 * Port Arthur 169,649 71604 21.6 11.4 19.9 16.5 19.9 10.7 * = Orange County A 254,162 .0321 3,482 11,347 8,985 12.1 9.4 19.9 17.5 25.0 12.2 3.9 Source; (c) 1973, Sales Management Survey of Buying Power; further reproduction is prohibited. * This applies to % of households by cash income groups earning $15,000 or more. I Beaumont -Port Arthur -Orange Dallas - Fort Worth Houston Brownsville - Harlingen Austin El Paso T N u, Corpus Christi Texas COMPARISON OF S.M.S.A.'S ACROSS TEXAS Net Per Avg. E.B.I. Capita Hsld. ($000) E.B.I. E.B.I. 1,230,162 3,495 10,896 10,609,624 4,169 12,647 8,721,621 4,045 12,616 277,273 1,983 7,535 1,279,542 3,488 11,175 1,074,141 2,886 10,388 885,115 2,975 10,463 40,406,950 31439 10,762 Hsid. Cash Income 8,715 9,339 9,419 5,018 7,558 7,737 7,703 7,831 r v�ul 70 Buying Retail Population of Power Quality Sales Total U.S. Index Index ($000) (thousands) Pop. (BPI) Q I 679,363 352.0 .1681 .1572 93.52 5,491,988 2,544.9 1.2150 1.2847 105.74 4,551,699 2,156.3 1.0295 1.0646 103.41 299,933 139.8 .0667 .0571 76.61 716,661 366.8 .1752 .1643 93.78 720,173 372.2 .1777 .1521 85.59 586,184 297.5 .1421 .1239 87.19 24,250,805 11,749.1 5.6099 5.3149 95.28 Source; (c) 1973, Sales Management Survey of Buying Power; further reproduction is forbidden. * Calculated by Consultants BASE STUDIES living and choice industrial and commercial locations. Some of the factors that will become evident over the next ten years will be an increase in the Quality Index in the S.M.S.A. This should increase to above par (100). The E.P.I. and S.P.I. should both increase as the population and retail sales of the S.M.S.A. increase. The County's economic index or percent of the Texas' economy should increase to about 4.8 over the 10 year period. Factors Which May Influence Growth In an urban area fihere are several factors which can enhance or retard future growth and economic potential. There are various problems associated with different elements of the community. Land Use: The common problems facing a community in relation to land use are: (1) lack of adequate regulations to protect the property owner from impending mixed usage; (2) improper use of the land; (3) failure to identify the land which is unsuitable for development or redevelopment; (4) failure to provide for adequate parks and open space; (5) letting economics dictate land use without regard for the long range suitability of the site; (6) failure of developers to consider the physical limitations of the site. Transportation Facilities: The major transportation facilities of an urban area are for two purposes, carrying and transporting people, and transporting goods and commodities. The automobile is the major transporter of people in this urban area. However, other facilities for transporting people are air, rail, and bus. The transportation of goods within an urban area is done mostly by truck, however, air, rail and water traffic bring the goods into the area. Major factors which could have an influence on the future growth or economic potential of the area are: (1) the cost of fuel, oil and gasoline: (2) availability of rail facilities for the anticipated commercial and industrial development within the Mid -County Area; (3) the continuation and expansion of water transportation facilities; (4) the provision of regional wide expressways solidly linking the Mid -County Area to Beaumont, Port Arthur, and Orange; (5) the provision of a regional trans- portation system; (6) the development of a regional transportation coordinating board whose responsibility is to insure that the expansion of facilities on a local level will be able to tie into the regional transportation plan and to keep abreast of day to day changes in the traffic circulation at the local level and to inform commutors of these changes. BASE STUDIES Major Streets: Major streets are often a contributor to urban expansion or urban sprawl. If adequate land use guidelines and regulations are not enforced then major streets, designed to transport vehicular traffic from point A to point B, often become a generator of traffic due to the commercial establishments located along them. This, then, defeats the intended purpose of the major street. Major streets are designed for one purpose, to move traffic from one point to another. It is important that these streets be free from areas which could cause bottlenecking and slowing traffic. A well planned major street system can be an asset to a community's future growth. The ability for traffic to flow smoothly and rapidly on these major streets is a must for a growing urban area. To do this they must meet certain design criteria. In a residential community the major streets must function as designed. People will be going from home to an out- side area for work and they must be able to reach their destination with as much ease as possible. A residential community's future is sometimes dependent upon the function of the street facilities. Utilities: The utilities available to the residents and potential residents of a community are contributing factors which can effect the growth of that community. The utilities must be available to families as well as businesses and industrial establish- ments. The utilities are classified as drainage, water, sewer, solid -. waste, electricity, and natural gas. Generally, a municipality will only supply water, sewer and solid waste disposal while private corporations will be responsible for supplying electricity and natural gas. All of these must be available at a reasonable cost to the con- sumer, yet, the municipality must realize enough of a return to pay for maintenance, improvements, labor, equipment, retirement of -- bonds, and other overhead. In a growing community it is essential that the utilities are able to handle the increased demand from new residents, businesses, and industries. If a community can keep pace with this growth then it will be a positive factor in the potential and future growth of the Area. Community Facilities: These generally fall under four broad categories: (1) Sehools, (2) Parks, (3) Public Buildings, (4) Public Safety. Com- munity facilities are important for the residents of any municipality. Their education, recreation, entertainment, and public welfare depend in a large part upon the existence and quality of the available com- munity facilities. The quality and availability of schools in a com- munity can affect the decision of potential residents of a community, especially when they could locate in another school district in a nearby community and commute to work from there. The fact that Lamar University is located in nearby Beaumont is an asset to the 111-27 BASE STUDIES Mid -County Area, as well as the vocational trade school located in Port Arthur. Public safety is a must for the existing and potential residents, businesses and industries located in Groves. To provide good public safety requires skilled and highly trained personnel utilizing the most modern and effective equipment possible. This is true for all areas of public safety, including fire prevention, police protection, and ambulance service (usually privately owned and operated). Environmental Amenities: The quality of the natural, physical, and social environments are also factors to future growth and develop- ment. Americans are becoming more and more aware of their surrounding environment. Politicans have found refuge in environ- mental issues, and citizens' groups have successfully halted large projects involving expenditures of federal funds. The community appearance influences the overall community environment. Potential residents of a community can be influenced in their decision to locate in that community on the basis of its appearance. Employment Opportunities: The availability of employment in the area will determine the rate of growth of the cities of the Mid -County Area. If there is no or a low employment rate and no new businesses or industries or no expansion of existing establishments then the area is in for a very slow increase or a possible decrease in population growth. The chances are that if the rate of employment decreases and there are no new opportunities then the overall economy is slowing. The rate of employment and the number of employment opportunities are important to the community growth potential. All of the above influence and contribute to the growth of a city. The elements identified above interrelate with each other. This results in many overlapping problem areas and contributing factors for development. Opportunities The Mid -County Area is faced with a number of opportunities which would have a positive influence on the development and growth of each community within the Area. Nederland has about 8.1 square miles of extraterritorial jurisdiction in addition to the 4.5 square miles within the City. There is some industry located within the Area, and there is more than ample room for the Community to expand. It is perhaps the single community in the Mid -County Area most suited for a large growth increase in physical size and population. This is anticipated to follow future economic expansion which will accompany any new industry locating in the area. Number of Farms Acres in Forms Average Size of Farms (Acres) Average Value Per Farm Average Value Per Acre Total Cropland Acres Total Irrigated Acres Market Value of all Agricultural Products Sold Average Per Farm Value of Crops Including Nursery Products & Hay Value of Forest Products Value of Livestock & Poultry Products Field Corn For Grain (Bushels) Sorghum For Grain (Bushels) Wheat For Grain (Bushels) Soybeans (Bushels) Hay Excluding Sorghum (Tons) Cattle & Calves (Number) Hogs & Pigs (Number) Chickens (3 mo. & older) (Number) SOURCE; 1969 Census of Agriculture SELECTED AGRICULTURAL DATA 1964 - 1969 502 546 175 206 667 752 213,550 205,115 349,930 408,095 74,947 102,965 424,877 511,050 142,566,826 141,705,000 697.0 747.4 428.2 499.8 1,125.2 1,247.2 667.6 690.9 $ 176,495 $ 154,375 $ 167,041 $ 138,675 $ 343,536 $ 293,050 $ 99,133 $ 77,756 $ 253.19 $ 208.46 $ 390.03 $ 289.04 $ 643.22 $ 497.50 $ 148.49 $ 111.53 190,411 200,667 14,880 24,403 205,291 225,070 39,762,277 34,269,000 76,620 67,379 _ 3,780 5,398 80,400 72,777 6,888,075 6,384,950 $13,120,985 $14,183,500 $1,226,048 $1,365,350 $14,347,028 $15,548,850$3,292,626,959 $2,225,050,000 $ 26,137 $ 25,977 $ 7,005 $ 6,628 $ 33,142 $ 32,605 $ 15,418 $ 10,848 $11,371,450 $12,177,744 $ 568,887 $ 913,348 $11,940,337 $13,091,092 $1,003,667,622 $1,190,140,724 $ 1,500 $ 5,467 $ 90,081 $ 23,038 $ 91,581 $ 28,505 $ 4,071,800 $ 3,327,250 $ 1,748,035 $ 1,957,742 $ 567,075 $ 428,981 $ 2,315,110 $ 2,386,723 $2,284,287,537 $1,025,310,858 20,589 4,935 700 749 21,289 5,684 25,237,669 22,163,500 22,139 ---- ---- ---- 22,139 ---- 280,953,610 201,610,294 899 1,470 ---- ---- 899 1,470 65,087,965 60,570,500 64,251 5,825 18,200 ---- 82,451 5,825 6,599,089 1,319,167 9,969 14,466 1,422 2,569 11,391 17,035 3,544,003 3,116,217 33,514 45,813 4,253 9,154 37,767 54,967 12,484,716 9,766,450 796 376 470 1,114 1,266 1,490 1,006,910 619,925 2,162 - 15,052 28,695 12,730 30,857 27,782 16,004,907 15,113,500 BASE STUDIES POPULATION It should be understood that comprehensive urban planning is planning for the residents of a community; planning for the existing population as well as the future inhabitants. In order to properly estimate the demands upon the municipal facilities' systems by the existing and future population; it is necessary to reasonably project the future popu- lation. For this comprehensive plan the population will be projected by five year increments over the next twenty year period. This is not to emphatically state that the population will be any certain number in a given time period, but, based on the level of information available at the time the projection is made, the projected population is a realistically achievable number. This does not mean the projected number cannot be revised upward or downward as new information becomes available. In fact, if such information is made available at some future date which will drastically effect the projected number one way or the other, then the population projection, as well as certain other elements of this Plan, should be revised. This discussion on population will include general information and analysis of post, present, and future population. It will discuss factors influencing the general growth of the Community, along with some trends of population change. Factors and Trends Influencing Population Change Like many communities located in the Southeast Texas Area, Nederland was originally a rural farming settlement. It was founded and settled by Dutch immigrants in the 1890's. Its early economy consisted of cattle production, dairy products, and rice farming. The community existed as a rural settlement until 1940, at which time Nederland was incor- porated. The agricultural economy is still of some significance to the area, but the major factor of the economy is heavily dependent upon the petro-chemical industry. The construction, in 1922, of the old tiumphrie Refinery, now Union Oil Company of California, on the Neches River at Smith's Bluff was a change of emphasis from agriculture production to industrialization. Throughout the development of Nederland the predominant factors influ- encing growth and development have been the Mid -County Area°s industrial growth as well as the growth of the manufacturing sector in Beaumont and Port Arthur. This development started with the discovery of the Spindletop Oil Field and was spurred with the advent of World or II, culminating with Jefferson County being one of the leading BASE STUDIES n petro-chemical producers of the state and comprising about 12 1/2 per- cent of the nation's crude refining capacity. This active economic Y., growth stimulated a population boom for all of the communities within the lower Sabine -Neches area of Jefferson County. This soon spilled over to the cities of the Mid -County Area. As more industries began locating in the Mid -County Area, the labor force began moving into the smaller rural communities of the area. These ;=..r rural settlements offered the people a chance to enjoy rural living and still be close to their respective jobs and only a few minutes away from Beaumont or Port Arthur. Although Nederland was incorporated in 1940, it was too late for the 1940 census. As a result, the first official accurate population census was not taken until 1950. In 1950 Nederland had a population of 3,805 people. In 1960 the number of people had increased to 12,036, Although this is about a 216 percent increase over the 1950 value, it is not a true indicator of Nederland's growth. Between 1950 and 1960 Nederland annexed area into the City. This land that the City annexed had a population of about 3,382. If this 3,382 is added to the 3,805 for the population of Nederland in 1950 the total population of the area was about 7,187. This means Nederland actually had a population increase between 1950 and 1960 of approxi- mately 4,849 people or about 40 percent. The following table estimates the components of the population increase between 1950 and 1960. COMPONENTS OF THE POPULATION INCREASE 1950 - 1960 Age No. New Births No. In -Migration No, Annexed 0-9 1,251 1,197 952 Greater or --- 2,401 2,430 equal 10 TOTAL 11251 3,598 3,382 Source: Calculated By Consultants. -_- As can be seen above the number attributed to in -migration is 3,598 people or about 30 percent of the 1960 population. The age group from 0 to 9 years old accounts for 3,413 people or about 28 percent of the ,m 1960 population. I01MIC1016M The population between 1960 and 1970 increased by 4,774 people or about 40 percent. The unusual thing about Nederland's population growth is the points, when plotted on a graph, define a straight line. This indicates that, at least from 1950 to the present, Nederland's growth has not peaked. The following graphs illustrate the condition of Nederland's growth compared to the theoretical growth of any com- munity. 6 r v nma 'n 'oars .. time iD y�ora � n (A) (8) POPULATION GROWTH Graph A illustrates the growth characteristics presently seen in Nederland; where Graph B illustrates the growth of some city whose growth rate has peaked. If the two graphs were plotted with the growth rate with respect to time t, then it would be seen that the slope in B would reach zero and then become negative as is illustrated below. r� 4ime in years to (A) rn time in years to (8) III-32 1� BASE STUDIES The rate of growth of Nederland as illustrated by Graph A is constant, and the rate of growth for Graph B is changing. In Graph B, line Q is the tangent line to point (tx, ry) and illustrates the growth rate as zero. At any point up to but not including point (tx, ry) the slope is positive and any point after and not including point (tx, ry) the slope is negative. A negative slope is indicative of a decreasing rate of growth . There are four basic forces effecting the population change of a com- ,N. munity. These have previously been mentioned at one time or another, but they have not yet been discussed. For a clear understanding of the following table these four forces will be briefly defined. The four forces are: (1) Births - this increases the population, (2) Deaths - a factor which obviously effects population decreases. The births and deaths together will make up the natural increase (when births exceed deaths) or the natural decrease (when deaths exceed births). (3) In - migration - the moving of people into a community. (4) Out -migration - the moving of people out of a community. The following tables are presented to more vividly illustrate the growth and aging process of Nederland. NEDERLAND, TEXAS POPULATION AGING TABLE 1950 - 1960 � AGE GROUP AGE GROUP 1950 1960 CHANGE Less than 5 497 11849 (+11849) Births and 5 - 9 381 1,564 (+1,564) In -Migration 10 - 14 298 1212 (+ 715) In -Migration Nm 15 - 19 274 752 (+ 371) In -Migration 20 - 24 332 770 (+ 472) In -Migration 25 - 29 418 1,154 (+ 880) In -Migration 30 -34 329 11075 (+ 743) In -Migration 35 - 39 29 978 (+ 560) In -Migration 40 -44 279 710 (+ 381) In -Migration 45 -49 197 589 (+ 290) In -Migration 50 - 54 165 449 (+ 170) In -Migration 55 - 59 127 343 (+ 146) In -Migration 60 - 64 88_` 204 (+ 39) In -Migration 65 - 69 46 \`170 (+ 43) In -Migration 70 - 74 41 113 (+ 25) In -Migration Equal to or Greater —�� Fatalities and than 75 34 104 (- 17) Out -Migration NET CHANGE 81231 I11-33 BASE STUDIES Note: To read table follow line from number in 1950 to number in 1960; this will age the number in 1950 by 10 years. For example, person who is 9 years old in 1950 will be 19 years old in 1960. The number under Age Group Change in the right hand column indicates how many people the age group in 1950 gained or lost as it aged 10 years to 1960. NEDERLAND0 TEXAS POPULATION AGING TABLE 1960 - 1970 AGE GROUP AGE GROUP 1960 1970 CHANGE Less than 5 1,849 11520 (+11520) Births and 5 - 9 1,564 21162 (+2,162) In -Migration 10 - 14 1,212\050 (+ 201) In -Migration 15 - 19 752\`11563 (- 1) Out -Migration 20 -24 770 11062 (- 150) Out -Migration 25 - 29 1,154 \ 11289 (+ 537) In -Migration 30 - 34 1,075 11235 (+ 465) In -Migration 35 - 39 978 �\ 280 (+ 126) In -Migration 40 - 44 710 � 1 f 146 (+ 71) In -Migration 45 - 49 589 993 (+ 15) In -Migration 50 - 54 449 784 (+ 74) In -Migration 55 - 59 343 591 (+ 2) In -Migration 60 - 64 204 444 (- 5) Out -Migration 65 - 69 170 306 (- 37) Out -Migration 70 - 74 113 181 (- 23) Out -Migration Equal to or Greater Fatalities and than 75 104 204 (- 183) Out -Migration NET CHANGE 4,774 Note: To read table follow line from number in 1960 to number in 1970; this will age the number in 1960 by 10 years. For example, person who is 9 years old in 1960 will be 19 years old in 1970. The number under Age Group Change in the right hand column indicates how many people the age group in 1960 gained or lost as it aged 10 years to 1970. BASE STUDIES By comparing the two above tables it is possible to see how the rate of in -migration has changed. For comparison purposes, it will be assumed that the less than 5 and 5-9 age groups are new births, however, the consultants acknowledge the fact many of these are in -migrations. Also the decrease seen in the 75 or older age groups will be assumed to be fatalities; however, once again the consultants recognize the fact many of these will be out -migrations. It will also be assumed that the decrease or increase visible in the in-between age groups will be a result of in -migration or out -migration; however, it is acknowledged some decreases will be a result of fatalities. The important point, though, is that this provides a medium through which to compore the 1950-1960 table to 1960-1970 table. In the 1950-1960 table, the net increase also included the population ° annexed between 1950 and 1960 as discussed previously. However, if the 1950-1960 Table was broken into natural increase and in -migration, it is discovered that 41.5 percent of the net increase is attributed to ° natural increase while 58.5 percent was due to in -migration. For the 1960-1970 Table, the natural increase was about 77.1 percent of the net increase, where in -migration accounted for only 22.9 percent of ° the net increase. The historic population growth with net increases are shown in the follow- ing table from 1950 to 1970, with 1940 being estimated by the consultants. POPULATION GROWTH I * - I u Year No. Persons Net Increase %Increase 1940* 21400* --- --- 1950 31805 11405 58.5 1960 12,036 81231 216.3 1970 16,810 41774 39.7 * -Estimated by Consultants, Source: Calculated by Consultants from U.S. Census Data. BASE STUDIES On the face value of the statistics presented it appears that Nederland growth rate has peaked in 1960. However, the data presented previously illustrates the illusion which can be given by statistics alone. Neder- land's growth rate appears to peak because of the people annexed between 1950-1960. The 1970 replacement rate for Nederland was 145 as compared to 142 for the Beaumont -Port Arthur -Orange S.M.S.A. This indicates that the births in Nederland are sufficient to replace the existing population plus an additional 45 percent in one generation. One generation is defined as twenty years. The high replacement rate combined with a high in - migration rate will insure that Nederland will continue to show a high rate of growth. In 1960 there were an estimated 3.90 persons per family. This compared to the 1970 estimated figure of 3.80 persons per family. Although there is only a 0.10 person per family difference, it does illustrate a trend to smaller families and a lower birth rate. The "crude birth rate" in Jefferson County, as reported by Marvin Springer and Associates in the 1972 Comprehensive Plan for Port Arthur, has decreased since 1960. In 1960 there were 25.2 births per 1,000 persons as com- pared to the 1970 rate of 16.8 births per 1,000 persons. This will eventually affect the replacement rate and can mean the median age will rise. The 1970 median age for Nederland was 25.2 years. This compares to the 1950 median age of 24.2 years. Some factors which have contributed to the population growth of Nederland and other cities in the Mid -County Area and will influence this growth in the future are listed below. The location of Nederland within the Beaumont -Port Arthur -Orange S.M.Sam* 2. The excellent communication and circulation facilities. 3. The availability of utilities at reasonable rates. 4. The improved sewer and water systems. 5. Quality and cost of municipal services. b. Good business investment possibilities and reasonable real estate values. 7, The improved street system within Nederland. BASE STUDIES 8. The improvements to City's and the Planning Area's drainage systems. 9. The existing and anticipated industrial and economic development within and around the Planning Area. 100 Prudent an use planning in extraterritorial jurisdiction. =n Nederland has approximately 2,894 acres in its corporate limits and about another 5,212 acres in its extraterritorial jurisdiction. This is a total of about 12.7 square miles. In figuring the density per gross acre for Nederland and its extraterritorial jurisdiction, the total number of people is divided by the total number acres. For the City of Nederland, this means the density per gross acre for the City will be calculated using ---= the 16,810 persons within the corporate limits. For Nederland's total Planning Area the density per gross acre is calculated using the City's 1970 population plus the 3,538 people living in the extraterritorial jurisdiction in 1970. This is a total population of 20,348 or a 21 .0 percent increase over the 1970 population of the City. The following table presents the population per gross acres for the City, the extraterritorial jurisdiction and both combined, POPULATION PER GROSS ACRES 1970 ,-, LOCATION No. Acres Population Density City 21894 16,810 5.81 �u E.T.J. Planning Area 5,212 81106 3,538 20,348 0968 2.51 For a graphic illustration of the population distribution refer to the map „„ at the end of this section titled Population Distribution, 1973 and 1993. This map is made without the benefit of detailed field data, and it uses only preliminary information available to the consultants. Neverthe- ., less, the map illustrates the approximate spatial distribution of the 1973 population and the 1993 population, Each dot represents the approximate BASE STUDIES location of twenty people. The dots are not intended to illustrate any- thing other than somewhere within the general vicinity of the dot resides approximately twenty people. Two maps immediately follow the Popu- lation Distribution Map which graphically illustrate the existing and proposed population density. These maps also have been prepared with- out the benefit of field survey information and are only estimations. However, they do illustrate the population concentration estimated by planning statistical areas in density per gross acre of each area. These statistical areas have been chosen on the basis of block groups as defined by the 1970 Census. By using the block group level this will enable the consultants to correlate and compare field data with the information presented in the 1970 Census. This will be particularly helpful in the condition of structures and neighborhood analysis. Each planning statistical area is considered a neighborhood. Illustrated on the following page is the general age -sex characteristics for Nederland. This is graphically shown on an Age -Sex Pyramid which is the plotting of the male and female age groups side by side to give what appears as a pyramid. Illustrated with Nederland's age -sex pyramid is the state's age -sex pyramid. The most significant observation which can be made is the state's pyramid is almost "top heavy" when comparing it to Nederland's. This shows why the City has a young median age. The bar graphs on age distribution illustrate the population's age distribution characteristics for the 1960 and 1970 population of Nederland and Texas. For Nederland, it illustrates that there has been a decrease in the less -than -five-year age group as well as in the 30-34 age group. There were also small increases in the age groups 40 years and older. In comparing the age distribution for Nederland to the state's, it is clearly evident that Nederland has a proportionately higher younger population and lower older population. The following table illustrates the age groupings for 1960 and 1970 for the City, Jefferson County, and Texas. AGE GROUP DISTRIBUTION: CITY, COUNTY, STATE 1960 PERCENT OF TOTAL 1970 PERCENT OF TOTAL AGE GROUP Nederland Jefferson Texas Nederland Jefferson Texas 0 - 14 38 33 33 34 29 30 15 - 24 12 13 14 15 18 18 25 - 44 31 28 26 24 23 24 45 - 64 14 20 19 18 22 19 65 and over 5 6 8 9 9 9 SOURCE: Estimated by the Consultants from 1960 and 1970 U.S. Census. III-38 75 70-74 65-69 60-64 55'59 to 50-54 w 45-49 } 40'44 Z www 35'39 30-34 uj 25-29 Q 20-24 15'19 10-14 5-9 �5 14 IL IU e 6 4 2 0 2 4 6 8 PERCENT POPULATION AGE~ SEX PYRAMID FOR NEDERLAND, TEXAS SOURCE: U.S. CENSUS, 1970 a 75 ....... .................. . 70-74 65'69 60w64 MALE ;; ,r ;;; ;;.•?..�, . FEMALE 55'59 cr 50'54 Q W 45'49 mom 30-34 25 29 Q 20-24 5 19 :�;olloluv all 10wo 14......:.. .. v... .... �.:•::::::. �::: 5 9 ::v'{::`•'.•'r:.S?:;:;:;:`::•: :b: is i:•`.;:r. 14 12 10 8 6 4 2 0 PERCENT 2 4 6 6 10 12 I POPULATION AGE -SEX PYRAMID FOR TEXAS SOURCE: U. S. CENSUS, 1970 v 1970 COMPARISON OF POPULATION CHARACTERISTICS CHARACTERISTIC Groves Nederland Port Neches Bea Ora�ort Arthur - Texas S.M.S.A. Median Age Average Family Size * 27.8 3.7 25.2 3.8 26.6 27.4 26.4 No. of Families Median Income 4,849 $10,346 4,420 3.6 3,002 3.8 82,002 4. 2,818,123 School Enrollment 5,854 $10,610 5,676 $9,817 3,373 $9,136 96,663 $8,490 % of population * 32.4% 33.7% 31.0% 30.9% 3,224,222 28.8% Median School Years Male 12.2 12.3 12.2 11.7 Completed Female 12.1 12.2 12.1 11.5 11.7 11.6 % Population High Male School Graduates Female 58.0% 52.6 61.5% 58.3% 46.3%** 47.4%** 56.3 52.9 % population 1 year of College or more 10.6% 11.7% 11.4% 10.1% 11.6% Number in Labor Force % * 7,010 6,296 4,165 120,340 4,464,417 population 38.8% 37.4% 38.2% 38.5% 39.9% No. Unemployed %population * 554 3.1% 116 120 5,305 156,257 0.7% 1.1% 1.7% 1.4% No. of Families Below Poverty Level %of Families * 179 3.7% 153 3.5% 205 9,523 412,598 6.8% 11.6% 14,6% TOTAL POPULATION 18,067 16,827 10,879 312,411 11, 195,416 SOURCE: 1970 Census. * Calculated by Consultants from 1970 Census. ** Number of males and females combined BASE STUDIES Nederland exhibits some interesting characteristics. The following table u. titled 1970 Comparison of Population Characteristics illustrates the basic characteristics as compared to the other cities of the Mid -County Area, the S.M.S.A., and the state. The two following bar graphs illustrate °TT the number of school years completed for persons 25 years and over for Texas and the City. The number of persons who have completed 9-12 years of school for Nederland is about 10 percent higher than the state. In 1970 the median school years completed for Nederland was 12.3 as compared to 11.6 for Texas. Population Projections In order to facilitate the anticipation of needed municipal services and utilities it is necessary to project the future population for the -- City. These projections at this time can be only preliminary and may be readjusted once the data from the later to be conducted land use survey is reviewed and analyzed. Any readjustment, however, will -- be presented under Phase II of the Comprehensive Plan. In projecting the population growth for the City, the consultants utilized the historic trend of growth. This trend was discussed briefly under the previous section titled Factors and Trends Influencing Population Growth. The following table is a history of the City's past growth from 1950 to 1970 as reported by the U.S. Bureau of Census. This table was pre- viously presented in a different form which showed the percent increase under the section identified above. POPULATION GROWTH 1950 - 1970 YEAR 1950 1960 1970 SOURCE: U.S. Census POPULATION 3,805 12,036 16,810 [ 7G 6C ir w O Z 50 Q N H Q J a O C. 30 tL O H Z w ru 20 w C. 10 SCHOOLi ERSONS i OVER • i iTEXAS 0 I-4 5-8 9-12 13-I5 I6-over YEARS COMPLETED TOTAL PERSONS 25 YEARS AND OVER 8,437 SOURCE= 1970 U. S. CENSUS rr MEDIAN SCHOOL YEARS COMPLETED : 12.3 W O N N J a O d z W U Q W a ►n SCHOOL YEARS COMPLETED,* PERSONS 25 YEARS AND OVER FOR TEXAS - - •- ... �.. �o .,.�, YEARS COMPLETED TOTAL PERSONS 25 YEARS AND OVER : 5,817,155 SOURCE : 1970 U. S. CENSUt * MEDIAN SCHOOL YEARS COMPLETED :11.6 BASE STUDIES This information can be plotted to give the following graph. FL•7 L � 16 .II C n 14 12 10 � 8 Q Q 4 2 0 1940 1960 1960 1970 time in years In the above graph the three lines illustrated might define the growth of the City. However, as discussed previously, the City annexed some territory between 1950 and 1960 giving a badly distorted and mislead- ing growth rate for the City in 1960. Solving for the equations for the above lines yield the following: In equations B and C when t = 0 or in 1940 the equation will show a negative population. This of course cannot happen, and for this reason BASE STUDIES these two equations ore said to be undefined at t = U. in equation A when t = 0 the population is 2.4 thousand. When t = 1, or in 1950, the population is 7.2 thousand. This corresponds closely to the estimated value for the City and its annexed territory as discussed previously. The equation, °,- p=4.8t+2.4, will be used to define the upper limits of growth for Nederland and will also be used to project the growth through the end of the Planning Period, which is 1993. The following table is the consultants estimation of the upper limits of the population projection based on the current growth rate and without adding -the 3,538 people in the extraterritorial juris- _ diction. UPPER L{NITS OF GROWTH YEAR POPULATION 1970 16,810 1973 18,240 1978 20,640 1983 23,040 1988 251440 1993 27,840 Source: Estimated by Consultants. The above is the straight line projection of the current and past popu- lotion. However, the consultants believe the planning estimate will be a range between the upper limits and the lower limits. Also, the area in the extraterritorial jurisdiction with a population of 3,538 ' may be annexed at some time in the future by the City. Assuming this will happen within the future, this will give an increase to the City's population. The following table illustrates the consultant's r.m 1993 population projection for Nederland which is about )2 percent below the upper limit. The figures include the 3,500 people residing in the extraterritorial jurisdiction. The lower limits are the projection made by South East Texas Regional Planning Commission plus the 3,500 people. -� III-47 BASE STUDIES PROJECTED GROWTH 1973 - 1993 YEAR LOW* MIDDLE** HIGH*** 1970 16,810 16,810 16,810 1973 18,700 19,000 21,700 1978 20,800 21,000 24,100 1983 21,200 23,100 26,500 1988 21,700 25,100 28,900 1993 22,200 27,200 31,300 * S.E.T.R.P.C. projections average as explained in text plus 3,500. ** Planning estimate calculated by Consultant as explained in text. *** As defined by the equation, p = 4.8t + 2.4 plus the 3,500 people in E.T.J. The S.E.T.R.P.C. population projections were used as follows: 1 . Since projections are every five years such as 1970, 1975, 1980, etc., the consultants averaged the 1970 with the 1975, the 1975 with the 1980, etc., to get a number corresponding closely with the year the consultants used. 2. After the above operation was performed, the number of people living in the E.T.J. (3,500) was added for each year. It must be again emphasized that the Planning Estimate is a straight line mathematical projection. It is not an empirical projection because field data is not available to support it. This preliminary projection will, more than likely, be revised once the empirical data is collected. Also, a major problem associated with such a large increase in popu- lation will be with drainage. However, once again, this is field data which is not available at this time. In order to accommodate this population increase the city limits will be expanded to parts of the E.T.J. The housing requirements will be single family units. The population increase of 10,390 is a 62 percent increase over the 1970 population. However, 3,500 of these already reside in the E.T.J., so the actual increase to plan for is 6,890 people, or 41 BASE STUDIES percent more than presently reside in the Planning Area. The 6,890 more people means there will be an additional 2,027 families in the _ area, using 3.4 persons per family as a basis for the calculation. This should mean there will be minimum requirement of 2,027 additional dwelling units based on a single-family per dwelling unit. These units are in addition to the usual replacement units which will be built. This estimated population increase will also represent a need to: (1) supply about an additional 0.93 million gallons of water daily: (2) handle approximately 0.69 million gallons more of raw sewerage daily; and (3) handle about 6,700 more tons annually of solid waste based on 5.3 pounds of solid waste per person per day. The municipal facilities should be expanded as necessary to accommodate these added people. The need for expanded municipal facilities, such as schools, parks, municipal buildings, public safety and streets, will be dependent upon the requirements outlined under basic community standards. These standards are generally suggested by the planning consultants and may or may not be adopted by the municipality. The following standards are briefly presented to give an idea of what the basic requirement of municipal facilities may be for the future population in Nederland. Although the school district has the responsibility of planning for educational facilities, the City and the school district should jointly plan the location of school sites. The following table should present some idea of what is required when considering school sites. Elementary Junior High Site Size (Ac:, Min.) 10 20+1 Ac. 100 Students Student/instructor Ratio 20:1 25:1 Parking Spaces 1-1/2 per staff 1-1/2 per staff member member Teaching Stations (Max.) 32 64 High School 100 Students 25:1 1 per each 3 students 1 per staff member 100 Municipal parks are important to the health of a growing community. Every growing community should have a dynamic park program which solicits and gets active participation from citizens of all ages in all seasons. The following table is the accepted minimum requirements for park sites from the local playgrounds through regional parks. BASE STUDIES Park Site Requirements Acres Per 1,000 Size of Site (Acres) Area Served Population Ideal - Minimum (Miles Radius) Playgrounds .15 1-4 1 0.25 Neighborhood Park .20 10 5 0.50 Playfield .15 15 10 0.75 Community Park .35 100 40 2.00 Regional Park 1 .50 Upward of 100 All parks should have areas set aside for quiet areas with adequate land- scaping (trees, shrubs, benches) to accommodate the use of the facility by the adults and senior citizens of the community. Other park facilities should be designed to the use demands appropriate for the park's intended service. Municipal buildings represent structures housing functions of general public service for which the City is responsible, such as fire stations, police stations, libraries, community recreational centers, administrative offices, auditoriums, and service centers. The public building require- ments are determined by the size, use, composition, administrative needs, and the services required by the general population of the City. The buildings themselves consist of all structures built to house the various service and governmental functions provided for the community by the local government. The actual number and size of buildings and sites are determined by the size of the population and the corresponding space requirements to serve the population. The following is presented to illustrate the general accepted requirements for different buildings with respect to population. City Hall Complex Location: Central City near or on major street; needs good access Service Area: All the City Site Size: 1 acre minimum if separate from police and fire stations Floor Space: 0.5 square feet per capita if separate from police and fire stations BASE STUDIES Fire Station Location: Central City with good access to major street Service Area: 1 - 2 mile radius depending upon size of City, traffic conditions, and the general terrain within the service area. Site Size: 1 acre if separate from City Hall. If included with City Hall, it should have a separate entrance. Floor Space: Adequate to house fire fighting equipment Equipment: 1 1/2 fire vehicles per 1,000 population plus emergency equip- ment Police Station Location: Central City with good access to major streets Service Area: All the City Site Size: 1 acre if separated from City Hall. If included in City Hall, it should have separate entrance. Floor Space: Adequate size for two holding cells and interrogation room and office; 800 square feet minimum Force Size: One patrolman per 1,000 population and two dispatchers ibrary location: Central City Service Area: All the City Book Stock: 3 - 5 volumes per capita, 6,000 volumes minimum Floor Space: One square foot per capita Community Center Location: In large park (Community Park) with good access BASE STUDIES Service Area: 2-3 mile radius Population Served: Up to 20,000 persons Site Size: 10 acres Building Requirements: Private office, meeting room for 20 people, small kitchen, rest rooms, large meeting room or space which may double as indoor basketball or volley- ball court. Although large population increases affect streets and highways, it is impossible to say there should be a given number of liner feet of roadway for a certain number of population. However, there are some general requirements for major, secondary, and residential streets. It is generally accepted there are about 1 1/2 vehicles per family in a com- munity whose median income is above $10,000 per year; therefore, assuming the income remains high and the number of vehicles per family remain constant, there should be an additional 3,000 vehicles on the streets of Nederland by 1993. These vehicles must be anticipated. The following guidelines to development of streets and highways will present some idea of what can be done to maintain a sense of order to the anticipated growth. Generally, four levels of street construction are recommended. Freeways, Major Thoroughfares, Secondary or Collector Streets, and Residential Streets. Each general type is defined below. Freewa and Expresswa+�s—This type of facility is regional in nature, ui t to serve very arge urban areas and heavy traffic volumes from one urban area to another. It moves traffic to, through, or around urban areas quickly and without interference from access and exit ways. This facility consists of Interstate routes, urban loops, and key State high- ways. 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 freeway, 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 slightly greater speed. This facility can be either divided or undivided and can provide for either channelized or r3AF taitnn4i non-chonnelized 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 provided at major street inter- sections. Secondar or a ector Streets -The secondary street is designed to collect traffic from tie residential streets and feed it onto the major streets. It should not be developed to as high a standard as a mior thoroughfare and should, in most cases, discourage through traffic for long distances. It usually allows two moving lanes and two parking lanes. This type of facility is particularly recommended around school zones and neighbor- „ hood commercial development areas. Residential Streets -The residential street is designed to carry traffic from the home to a nearby secondary street. It should be wide enough to permit two moving lanes and one parking lane, however, it could per- mit one wide traffic lane and two parking lanes. The planning for such a large projected increase in population is a sophisticated and involved profession. It requires continuous monitoring of the community and updating and revision of needs and priorities. BASE STUDIES The following maps entitled "Existing and Proposed Population Distribution", '1973 Population Density" and "1993 Population Density" shows preliminary illustrations of the existing and proposed population. It will be noted on the density maps that there are numbers such as 5N, 7P and 2G surrounded by a solid border line. These represent neighborhoods or planning statistical areas which will be used in later elements for statistical com- parison. The boundaries of these areas are generally comparable to Enumeration Districts and Block Groups as defined by the 1970 Census of Population. The letter following the number represents the individual City, le., G - Groves; P - Port Neches; and N - Nederland. For the purposes of this draft report the large scale prints of these maps are on display. ME z 1,N,E :..ME ME P r &12 IN IN It N he 0 o° ° °.� .� \ e '40 ° 40 ° .— -- ° °° .. ° ME 1 °:o ° o°°° ........... ° ° ° ...... . °ors ° o ° o ° ° ° ° ° I -_ comprehensive urban plan ° ° o li MID -COUNTY PLANNING GROVES TEXAS \ ° ° °v°° °° ° ° ° PORT NECHES, TEXAS NEDERLAND, TEXAS ° °14194,061 ..° . = _MIKE �.` �r ROBERT W. CALDWELL AND ASSOCIATES s ° c ° •`_ ,• ° ° ° ° .•�� PlankV Con Itwts Bryw, Terns qtly ° ° ° _ — _ _ _— tlws[s 0. HAIF • SSOcwES. W. 1WEE a c 01,4106A01 rMK If IMF — _- CwrAF° Egwn N°E.IM, Tur Jtl ° °t � •�� w.v n+`o MEMO .� LI' L l nil • II USA) EXISTING POPULATION DISTRIBUTION AREA • 20 PERSONS ICI PROPOSED POPULATION DISTRIBUTION 0 20 PERSONS l 14P CS,)7"Y 33Y{'.t)c33`3iV�'. li7t)iiYy �l��3 Bi caiiOVES, 1EXAS i'OAT NE{;4 ES i TEXAS EDI-MLAND, TEXAS y� I 131»k HT V/ (AIDVfI.i IN) RiSOf t4ili& V 1 t+nn§. ( �w fltxnis Hi R xul 1973 POPULATION DENSITY 2-4 5 0 8 - 10 Ems . . " t .d 22N a 10 N, 20N comprehensive urban plan MID COUNTY PLANNING AREA GROVES, TEXAS PORT NECHES, TEXAS NEDERLAND, TEXAS A ROBERT W. CALDWELL AND ASSOCIATES PlamYg Consultants Bryan, Texas a ES R a Ass TES, Mc EMe.w• 11>Ewtaa, wa `j 1 III . • �. III . - comprehensive urban plan NEDERLAND, TEXAS i+t 66760 � rr ROBERT W. CALDWELL AND ASSOCIATES lw...^Ima9 aryon Tom , HmE.RA IATM. WC, c . I 1 r I I I 0 HOUSING INTRODUCTION In accordance with the Housing and Urban Development Act of 1968, all federal assisted planning shall include a housing element as a part of the preparation of a comprehensive land use plan. The rational for the Housing Element in local plans is the urgent necessity to understand the nature and dimensions of housing needs and set these needs in an oppropri- _. ate action framework through which they can be met. THE NATION The National Housing Act of 1948 established a national goal of "A AND TEXAS decent home and a suitable living environment for every American family". It is obvious that we as a nation have not reached that goal. In 1968 the Committee on Urban Housing estimated that 7.8 million families could not afford to pay the market price for standard housing without spending more than 20 percent of their income. In Texas, the Texas Research League in 1969 estimated that 21 .b per- '"` cent of all housing in Texas was substandard compared to 18.2% for the --- nation. The Texas Urban Development Commission, in late 1971, estimated that 25% of the nation's housing was substandard. The South East Texas Regional Planning Commission Staff conducted a windshield survey of the Region's houses and estimated that approximately 17% of the Region's homes are in deteriorating condition and 8% are dilapidated. THE REGION The South East Texas Regional Planning Commission published an Initial Housing Element in October, 1972. Some of the following points were presented in that report. The Region consists of two counties and 17 incorporated cities with a 1970 population of 317,605 persons. There has, over recent years, been a migration of the population from the central cities (Beaumont -Port Arthur -Orange) to the suburban and rural areas. Central city population decreased during the 1960's by 5.7% while suburban population increased by 30.5%. The population in the Region increased over the decade of the sixties from 306,016 in 1960 to 317,605 in 1970, a change of only 3.8%. -� As a result of seeking a higher living standard, the Region's highly unionized labor force has demanded and achieved increased wages and fringe benefits. This has further resulted in higher construction costs as well as a higher cost for building material. Inflation and increased interest rates have added to the housing crisis. Further, M1 the Report notes that a $10,300 home bought in 1958 for a down pay- HOUSING ment of $2,060 would have required a down payment of $3,000 in 1970 due to the inflated cost of the some house. Today, construction costs, building materials, and interest rates are at record highs, for beyond the 1970 levels indicated above. For example, the prime interest rate has reached 10% recently and may go higher. Home loans on new housing are now at 8 1/4% on 90% loans. Ninety-five percent loans are still available but are much more expensive. FAMILY As can be seen from the following table, all of the cities and the two INCOME Counties' median family incomes have shown tremendous increases over the sixties. The lowest increase was 17.7% in Port Arthur while the highest increase was 103.0'/o in the City of Vidor. The Mid -County Planning Area Cities ranked 1, 2 and 5 regionally in highest median family income for 1970. The amounts were Nederland, $10,610; Groves, $10,346; and Port Neches, $9,817. Nederland and Groves showed decreases in each income category below $8,000 over 1960 incomes. Port Neches showed a slight increase in the less than $1,000 group, and a significant 24.2% increase in the $2,000 - $2,999 group. All other income classes below $8,000 showed decreases. An illustration of the relationship of income to ability to afford housing under today's economic conditions is presented below. There are two basic user groups of housing, owners and renters. There are users with- in these two basic groups who are limited by their income to participate in the housing market. Of particular concern are those families making less than $5,000 per year. These families, unless they already own their home or have adequate savings for a down payment, probably cannot afford to buy a house in today's market and are therefore forced into the rental market or into substandard housing. For example: Assume: (1) Family spends 25 percent of income for housing (2) Monthly payments are $7.69/$1,000 of purchase excluding taxes taxes and insurance (3) Available loans on new housing are 8 1/2% on 90% of purchase price plus closing costs and points. HOUSING Down Payment Income 25% of Income/Month Purchase Price *Monthly Payment + Closing Costs $ 11000 4P 20 $ 12,000 $ 93 $ 1,200 $ 21000 $ 41 $ 13,000 $100 $ 1,300 $ 31000 $ 62 $ 14,000 $108 $ 1,400 $ 4,000 $ 83 $ 15,000 $116 $ 11500 $ 51000 $104 $ 16,000 $123 $ 11600 $ 6,000 $125 $ 17,000 $130 $ 11700 $ 71000 $145 $ 18,000 $138 $ 1,800 $ 8,000 $166 $ 19,000 $146 $ 1,900 $ 91000 $187 $ 20,000 $153 $ 2,000 $10,000 $208 $ 21,000 $161 $ 21100 * Excludes taxes and insurance. Under today's economic conditions, it is not probable that many new houses could be constructed and sold for less than $20,000 under normal construction methods and deliver a reasonable return to the builder. Used housing may be purchased for less currently, but at considerably greater interest expenses, ie., 9 percent, 25 years, payments should run approximately $8.40/$1,000, excluding taxes and insurance. Under these assumptions a $20,000 home would cost $168/month com- pared to $153 for a new $20,000 house. Further, a Iarger down pay- „„. ment would likely be required and a lower loan would be available. It is quite obvious from the above example that the average $5,0001 ,.,. year family may have difficulty in buying a"desirable home at this time (October, 1973) under a conventional loan. The alternatives then are either to seek a federal assisted loan or to rent a standard house or apartment or to live in substandard conditions. REGIONAL In 1970, the Region had 104,382 housing units. Of the total, 93.2% HOUSING were occupied and 6.8% were vacant. Of the total vacant units, SUPPLY 0.99/6 were specified vacant for sale, 3.5% were specified vacant for rent, and 2.0% were classified as other vacant, that is, a unit which is awaiting occupancy or being held for occasional use. The median value for owner occupied units in Jefferson County was $11,300 and MEDIAN FAMILY INCOME �i 1960-1970 Median Income % Change Southeast Texas Region $ 91136 54.6 Jefferson County 91024 36.9 Orange County 9,450 50.5 Beaumont 8,925 36.2 Port Authur 71841 LOW 17.7 Orange 81839 60.4 Groves 1 Q, 346 45.7 Nederland 10,610 60.4 Port Neches 91817 46.3 Bridge City 10,498 59.2 Lakeview 91506 30.5 Pear Ridge 81972 35.2 Vidor 91618 HIGH 103.0 West Orange 91908 60.9 Source: SETRPC Housing Element General SWai and Economic Characteristics, 1970 Census of Population HOUSING the median for Orange County was $11,200. Median rental rates in Jefferson County were $64 while Orange County had $63. Over 96% of all the year round dwellings have all plumbing facilities, a factor indicative of sound original construction. Overcrowded conditions exist where a dwelling unit has more than one person per room. There were 9,697 occupied units with more than one person per room, a rate of 9.3% for the Region. NEDERLAND The following is a presentation of some of the more important data found in HOUSING the 1970 Census of Housing and from other sources relative to the City of Nederland and its housing market. Nederland is a City of 16,810 persons. In 1970, had 4,925 year-round dwelling units, 4,766 of which were occupied. Owner occupied units made up 83 percent of the total occupied units while there were 809 renter occupied units. There were 159 vacant units and only 102 of these were available, i.e., for rent or sale. Nederland had a 0.8 percent homeowners vacancy rate and a 7.9 percent rental vacancy rate. The 1970 Census of Housing reported only 26 units lacking some or all plumbing facilities. None of these were vacant and available. There were 431 overcrowded units., i.e., those units with more than one person per room. Only one of these lacked some or all plumbing facilities. The median value of owner occupied units in Nederland was $12,900. The median value of the units specified vacant for sale was slightly lower at $11,600. There were only 31 units which were vacant and for sale. The median contract rent of occupied units in Nederland was $82, while the 69 vacant for rent units were to rent for median of $123 per month. Only 31 were asking less than $100 per month. There were 72 mobile homes in .F Nederland in 1970 according to the Census. -- Sixty-one percent of the dwelling units in Nederland were built prior to 19601 but 22 percent more were built between 1960 and 1964. This factor denotes tremendous growth in the late fifties and early sixties, -- however, it must be remembered that a substantial portion of Nederland's ,... 1960 population had been annexed into the City. The median income of Nederland families was $10,610 in 1969, one of the highest ranking cities in family income in the Region. Only 148, or 3.4 percent, of the families earned less than $3,000 per year in 1969, another 185 earned between $3,000 and $5,000, and another 661 made between $5,000 and $8,000 annually. This means that approximately 22% HOUSING of the Nederland residents are in the low -moderate income group and thus in the comparible housing market group. The Table "Nederland Income Distribution" shows the change in income distribution from 1959 to 1969. The following Table, "Nederiand's Housing Comparison °', shows what is con- sidered the more important housing data for Nederland for 1960 and 1970 as presented by the Census of Housing for those years. Unfortunately, the Department of Commerce eliminated the classification of dwelling units by sound, deteriorating and dilapidated from the 1970 Census. Some interesting comparisons can be derived from this Table. NEDERLAND INCOME DISTRIBUTION 1959 - 1969 1959 % 1969 All Families 31089 100% 41420 100% Less than $1,000 71 2.3 45 1 .0 $1,000 - $1,999 105 3.4 43 1.0 21000 - 21999 134 4.3 60 1.4 31000 - 3,999 114 3.7 100 2.3 41000 - 4,999 249 8.1 85 2.0 51000 - 51999 410 13.3 92 2.1 61000 - 61999 748 24.2 258 5.8 71000 - 71999 483 15.6 311 7.0 81000 - 8,999 275 8.9 459 10.4 9,000 - 9,999 164 5.3 501 11.3 10,000 - 14,999 296 9.6 11631 36.9 15,000 - 24,999 36 1.2 740 16.7 25,000 or more 4 0.1 95 2.1 Median Income $b,blb CIA Lin SOURCE: 1960 and 1970 U.S. Census. HOUSING NEDERLAND HOUSING COMPARISON 1960 - 1970 1960 % 1970 Total Population 12,036 -- 16,810 -- Population in Housing Units 12,028 -- 16,810 -- Population per Occupied Unit 3.6 -- 3.5 -- Total Year Round Dwelling Units 31493 100% 41925 100% Sound 31230 92.5 N/A -- Deteriorating 232 6.6 N/A -- Dilapidated 31 0.8 N/A -- Occupied Units 3,278 93.8 4,766 96.7 Owner Occupied 21817 80.6 31957 80.3 n= Renter Occupied 462 13.2 809 16.4 Vacant and Available 136 3.8 66 1 .3 For Sale 81 2.3 33 0.7 For Rent 55 1.5 33 0.6 °�° Overcrowded Units 379 10.9 431 8.8 Median Value Owner Occupied Dwelling Units 11,300 -- 12,900 Median Contract Rent Occupied Dwelling Units 58 -- 82 SOURCE: 1960 and 1970 U.S. Census of Housing While the population of Nederland increased by 4,774 persons, the increase in year-round units increased by 1,432. Occupied units increased by 1,488, a percentage increase of about 3 percent. The total year-round units are 96.7 percent occupied, 80.3 percent by owners and 16.4 percent by renters. Vacant available units decreased by slightly more than half from 1960 to 1970. Only 66 were vacant and available (for sale or rent). Thirty-three were vacant and for sale and 33 were vacant and for rent. This represents a substantial decrease in both categories. Overcrowded units increased from 379 in 1960 to 431 in 1970, while the population per occupied units de- creased from 3.6 to 3.5. HOUSING City records indicate that since January 1, 1970, a total of 155 single family new residential building permits and 24 duplex/apartment permits have been issued. In addition, one mobile home park building permit has been issued. No recent housing condition survey has been conducted in the City of Nederland, so the most recent condition of structures data is the 1960 Census of Housing. A condition of structures survey will likely be con- ducted in conjunction with the land use survey in Phase 11 of this planning program. So, for the purposes of this report, 1960 data is the only reliable data available. In 1960, the Census Bureau included a tabulation of housing by structural condition, i.e., Sound, Deteriorating, and Dilapidated. The results are shown in the Housing Comparison Table and are summarized below: Total Year Round Units 3,493 100.0% Sound 3,230 92.5 Deteriorating 232 6.6 Dilapidated 31 0.8 This data shows that 263 units were in substandard condition, a total of 7.4 percent, which is substantially below the South East Texas Regional Commissions estimate for the Region of 25 percent. This is also indicative of the high median value and median contract rent figures reported pre- viously. It would be natural for additional units to deteriorate over the ten year period from 1960 to 1970, so the aggregate figure should be higher than the 263 substandard units. However, the number of units constructed between 1960 and 1970, as reported by the 1970 Census, exceeds the increase in the total number of year-round dwelling units by approximately 450 units, so it is quite possible that many of the 1960 substandard units have been removed or destroyed. It is obvious that some substandard units do still exist, however, a structural condition survey must be accomplished to determine the present degree of substandard housing conditions. The Citizen's Advisory Committee's Housing Sub -committee reported, "After surveying the City of Nederland, we find no vacant houses and that most homes, large and small, are in excellent condition. We find, after talking with City Officials, that most people have cooperated in every way possible to renovate, repair, or demolish any house in dilapidated condition, . *11 Several questionnaires were recently circulated by the consultant through the City's Planning Administrator to local realtors. The results vary, but several opinions were similarily shared and thus provide additional insight HOUSING to the Nederland housing supply and demand picture. These common observations are summarized below: 1. There are between 50 and 75 houses currently for sale. 2. Average market value of standard house is between $8,000 and $16,000. 3. Average market value of a substandard house is below $8,000. 4. Approximately 19 sound homes are currently for rent for an average of $150.00/month . 5. Between 20 and 30 sound apartments are for rent for an average of $150.00/month. 6. Most agreed there was a shortage of: (a) Homes selling for less than $35,000. (b) Homes renting for less than $100/month . (c) Duplexes renting for less than $150/month. 7. All agreed there was a present adequate supply of apartments. This is substantiated by the 7.9 percent rental vacancy rate reported in 1970. CONCLUSIONS It appears from the discussions above that, generally, single family and duplex housing requirements are not being met while multiple family apartments and high income single family needs are being met. The limited number of mobile homes indicates additional requirements for mobile home parks or subdivisions may exist. No public housing exists in Nederland, however no need for such housing exists as is indicated by the income distribution of Nederland residents. Several obstacles to the provision of housing exists. These are: 1 . High construction costs. 2. High labor costs. 3. High interest rates. 4. Lack of available mortgage money. HOUSING 5. Lack of suitable land at reasonable costs. The availability of land in the Extraterritorial Jurisdiction area of Nederland could help to alleviate this problem. RECOMMEN- The consultants recommend the following for the City of Nederland in DATIONS regard to housing: 1 . Determine the current level of substandard conditions. This will be a function of a later phase of the Plan for Nederland to be accomplished in 1974. 2. Take appropriate action to encourage the improvement of substandard conditions found to exist. 3. Prepare, adopt and implement a land use plan and related plans to guide the City's future growth and development. 4. Evaluate, and update, if necessary, existing codes and ordinances and prepare and adopt additional ones to insure fair housing opportunity and eliminate blight. 5. Encourage use of Federal Housing Programs. 6. Encourage and promote further development of neighborhood social and recreational facilities. 7. Continue to strive to provide adequate community services and protection for all neighborhoods. 8. Continue to encourage owners of deteriorating housing to rehabilitate their dwellings and strongly encourage dilapidated housing owners to either remove the structure or rehabilitate it if possible. 9. Encourage local financial institutions to make low cost loans avail- able for housing rehabilitation. Support creation of a State Housing Finance Agency and a Home Rehabilitation Fund. 10. Continue to encourage availability of FHA Mortgage Insurance. HOUSING INNOVATIVE Some of the possible innovative approaches that will provide increased APPROACHES TO attention to low and moderate income and minority groups are listed SOLVING HOUSING below. These include: PROBLEMS 1 . Market Aggregation -Market aggregation involves the identification of the demanders in the local market and determination of their construction needs and the accompanying project specifics. It simultaneously involves identification of suppliers who are capable and interested in meeting those needs. Its essence is the bringing together in a contractual arrangement of all the housing actors -- buyers, sellers, real estate agents, builders, architects, and financiers --required to build large numbers of housing units in a short period of time. 2. Technological Advances in housing construction coupled with in ouiimng cones - "Vperation breakthrough" is a federal program design to reduce the cost and increase the supply of housing by using the manufacturing techniques of mass production. The homes are produced to federal building specifications which in some cases conflict with local building codes. In most cases, it would be beneficial for the local government to alter its building codes so that the "Operation Breakthrough" systems producers could place their homes in their cities to help meet the needs of low and moderote income groups. 3. Establishment of a Land Bank -Some financiol benefits might accrue for ow and moderate income housing if a land bank were established in the area for the specific purpose of financing low and moderate income housing. 4. Establishment of a local Housing Authorit - A local housing nut ority cou a es is ed in t e Panning Area to coordinate and push federal housing programs. 5. Standardized Codes and Ordinances -Uniform housing and housing re aced c es and ordinances cou reduce the cost of housing in the Mid -County Area. 6. New Financial Arrangements -The costs of land and money are the ig est cosh associate wit new housing. Ways of bringing loud costs and interest rates need to be found if home ownership is to remain a reality for low and moderate income groups. HOUSING 7. Encourage Use of Other Assisted Programs - While there are many housing programs available through the Federal Housing Administration, there are a few basic ones which should be utilized more often. These include F.H.A. 235, F.H.A. 236, F.H.A. 221 programs and their several variations. Other programs directed at reducing interest rates, guaranteeing mortgages for new or rehabilitated units could also be utilized more extensively. The federal housing programs are currently being reevaluated and may be difficult to participate in at present. However, this situation is expected to be corrected within the next year. 8. State Housing Finance Agenc and Home Rehabilitation Loan Fund - Two proposed i s were introduced into the b rd Regu ar Session of the Texas Legislature on the above topics. Each complements the other. These two proposed bills are briefly discussed below for the readers benefit. The discussion is taken directly from the noted source . The programs of the Texas Housing Finance Agency are designed to encourage or provide financing for the construction of new housing (multi -family and single family), and to encourage or provide mortgage financing enabling low income families to move from their present homes into other existing houses which more adequately serve the family°s needs. The Agency would provide four programs to accomplish these goals, and each allows the determination of minimum housing standards by the State of Texas rather than by federal agencies. The mortgage insurance program will serve families who earn between $8,vW and $6,000 annually and who can utilize the resource of private loans provided that the loans are insured. These families typically have modest but stable incomes and have no established credit. They are unable to obtain uninsured private loans. The Agency would have three reduced interest rate programs (4 1/2% to b 1/2%) to serve the needs of very low income families who have stable jobs end wish to purchase new or existing homes, but simply cannot afford the cost of financing. One program would provide direct loans to housing developers or home -buyers. Loans applications must be reviewed, recommended and submitted by approved mortgage lenders. The second program involves the purchase of loans by the HOUSING Agency from mortgage lenders, with the requirement that new loans for low income housing be made. The third program involves loans to mortgage lenders, with the requirement that loans be made with the funds within 90 days for housing for low income families. All three programs would be financed through tax-exempt revenue bonds, which will obviate the need for state appropriated tax dollars. The Texas Home Rehabilitation Loan Fund complements the Texas Housing Finance Agency by providing financial assistance to families wishing to maintain their existing home. This program is directed at families who earn less than $8,000 annually who are currently living in poor quality homes which are economically feasible to rehabilitate. A large per- centage of these persons are living on low incomes which will not increase: elderly people, widows with families and unskilled laborers who will never be able to afford a new home. These families are not in the market for new homes nor do they wish to move from their present home. Nevertheless, they need financial assistance in order to prevent their modest home from deteriorating. The Texas Home Rehabilitation Loan Fund Act would create two pro- grams which are designed to provide home improvement loans for such low income families. One program would provide insurance for home improvement loans made by banks in local communities. The second program provides direct low interest loans (39b) to low income families. Both these programs would be administered by the Texas Department of Community Affairs, through Local Agencies certified by local govern- ments as the most effective agencies to operate these programs. Money for the Loan Fund will be made available through state appropriations, federal grants, or notes or bonds issued by the Texas Housing Finance Agency. Source: Analysis of the Need for and Structure of a State Housing Finance Agency and a Home Rehabilitation Loan Fund. Texas Department of Community Affairs, Division of Housing. . Bob Henson Memorial Library 1903 adL nta Nederland, Toxas 77627 IV-13 r