central southwest briefing book 2016
DESCRIPTION
The Central Southwest Briefing Book highlights the key elements of the neighborhood's context, demographics and opportunities as part of the fourth biennial Collaborative Community Design Initiative.TRANSCRIPT
Super Neighborhood 40
Central Southwest
GREATERHEIGHTSHEIGTHSGREATER
GREATERHEIGHTSGREATER
HARRISBURGHARRISBURGHARRISBURG
HARRISBURG
HARRISBURGHARRISBURG
GREATERHEIGHTS
GREATER THIRD WARD
GREATER THIRD WARD
GREATER THIRD WARD GREATER THIRD WARD
GREATER THIRD WARD
GREATER THIRD WARD
INDEPENDENCE HEIGHTS
INDEPENDENCE HEIGHTS
INDEPENDENCE HEIGHTS
INDEPENDENCE HEIGHTS
INDEPENDENCE HEIGHTS
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA IAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREA
IAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
IAH AIRPORT AREA
IAH AIRPORT AREA
IAH AIRPORT AREA
IAH AIRPORT AREAIAH AIRPORT AREA
KINGWOOD KINGWOOD
KINGWOOD
WILLO
WBRO
OK
WILLO
WBRO
OK
WILLO
WBRO
OK
WILLO
WBRO
OK
GRE
ATER
HO
BBY
AREA
GRE
ATER
HO
BBY
AREA
GRE
ATER
HO
BBY
AREA
GRE
ATER
HO
BBY
AREA
GRE
ATER
HO
BBY
AREA
GRE
ATER
HO
BBY
AREA
ELDRID
GE
ELDRID
GE
WEST OAKS
WEST OAKSWEST OAKSBRIAR FOREST
BRIAR FORESTBRIAR FOREST
MEMORIALMEMORIALMEMORIALMEMORIALMEMORIAL
MEMORIALMEMORIALMEMORIALMEMORIALMEMORIAL
MEMORIALMEMORIALMEMORIAL
MEMORIALMEMORIALMEMORIAL
MEMORIAL
MEMORIALMEMORIALMEMORIAL
MEMORIAL MEMORIALMEMORIALMEMORIAL MEMORIAL
LAKE
HO
UST
ON
LAKE
HO
UST
ON
LAKE
HO
UST
ON
LAKE
HO
UST
ON
LAKE
HO
UST
ON
LAKE
HO
UST
ON
LAKE
HO
UST
ON
LAKE
HO
UST
ON
LAKE
HO
UST
ON
LAKE
HO
UST
ON
LAKE
HO
UST
ON
LAKE
HO
UST
ON
SOUTH BELT SOUTH BELTELLINGTON
SOUTH BELTELLINGTON
SOUTH BELT SOUTH BELTELLINGTON
SOUTH BELT
SOUTH BELT SOUTH BELTSOUTH BELT SOUTH BELT
SOUTH BELT SOUTH BELT
ELLINGTON
CLEA
R LA
KE
CLEA
R LA
KECL
EAR
LAKE
CLEA
R LA
KE
CLEA
R LA
KE
ADDICKSADDICKS
PARK TEN
PARK TEN
EAST HOUSTON
EAST HOUSTON
EAST HOUSTON
EAST HOUSTON
EAST HOUSTON
EAST HOUSTON
SPRING BRANCH WESTSPRING BRANCH WEST
SPRING BRANCH WESTSPRING BRANCH WEST
SPRING BRANCH WESTSPRING BRANCH WEST
SPRING BRANCH WESTSPRING BRANCH WEST
SPRING BRANCH WEST
NORTHSHORE
NORTHSHORENORTHSHORE
NORTHSHORE
EDGEBROOK AREAEDGEBROOK AREA
EDGEBROOK AREA
MIN
NET
EXM
INN
ETEX
MIN
NET
EXM
INN
ETEX
MIN
NET
EXM
INN
ETEX
MEADOWBROOKALLENDALE
MEADOWBROOKALLENDALE
MEADOWBROOKALLENDALE
MEADOWBROOK
FORT BENDHOUSTON
FORT BENDHOUSTON
EAST
EXJE
NSE
N
JEN
SEN
EAST
EX
MONT
ROSE
MONT
ROSEN
WOTR
AEN M
ON
TRO
SE
MCGREGOR MCGREGORMCGREGOR MCGREGOR
MCGREGOR MCGREGORMCGREGOR MCGREGOR
MCGREGOR MCGREGORMCGREGOR THIRD WARD
MCGREGOR MCGREGOR
DOWNTOWN
DOWNTOWN
DOWNTOWNDOWNTOWN
SUNN
YSID
ESU
NNYS
IDE
SUNN
YSID
EEA
ST L
ITTL
E YO
RKEA
ST L
ITTL
E YO
RK
EAST
LIT
TLE
YORK
EAST
LIT
TLE
YORK
EAST
LIT
TLE
YORK
EAST LITT
LE YORK
GREATER FONDREN SOUTHWESTGREATER FONDREN SOUTHWEST GREATER FONDREN SOUTHWEST
GREATER FONDREN SOUTHWESTGREATER FONDREN SOUTHWEST SOUTH ACRES
CRESTMONT PARKCRESTMONT PARKCRESTMONT PARK
CRESTMONT PARKCRESTMONT PARK
CRESTMONT PARK
SOUTH ACRESSOUTH ACRESSOUTH ACRES
FAIRBANKSFAIRBANKS FAIRBANKS
FAIRBANKS FAIRBANKS ACRES HOMESACRES HOMES
ACRES HOMESACRES HOMES
TRINITYTRINITYTRINITY
TRINITYTRINITY
LAZY BROOK
LAZY BROOK
LAZY BRO
OK
LAZY BRO
OK
GREATER UPTOWN
GREATER UPTOWNGREATER UPTOWN
GREATER UPTOWN
GREATER UPTOWN
GREATER UPTOWN
GREATER UPTOWN
GREATER UPTOWN
FONDREN GARDENS
FONDREN GARDENS
FONDREN GARDENS
WEST
WOOD
WEST
WOOD
WEST
WOOD
WEST
WOOD SOUTH PARK
SOUTH PARKSOUTH PARK
SOUTH PARKSOUTH PARK
SOUTH PARK
SPRING SHADOWSSPRING SHADOWS
SPRING SHADOWSSPRING SHADOWS
HUNTERWOODHUNTERWOOD
HUNTERWOODHUNTERWOOD
DENVER HARBOR
DENVER HARBOR
DEN
VER HARBO
R
DENVER HARBORD
ENVER H
ARBO
R
SPRING BRANCH CENTRALSPRING BRANCH CENTRAL
SPRING BRANCH CENTRAL
SPRING BRANCH CENTRAL
WASHINTON AVE.WASHINTON AVE.
WASHINTON AVE.
WASHINTON AVE.WASHINTON AVE.
WASHINTON AVE.
WASHINTON AVE.
WASHINTON AVE.
SOUTH UNIONSOUTH UNIONSOUTH UNION
SOUTH MAINSOUTH MAIN
SOUTH MAINSOUTH MAIN
BRAEBURN
BRAEBURNBRAEBURN
WESTBURYWESTBURY
WESTBURYWESTBURY
GULFGATE
GULFGATE
GULFGATEGULFGATE
GREATER FIFTH WARDGREATER FIFTH WARD
GREATER FIFTH WARD
OAK FORESTGARDEN OAKSOAK FOREST
GARDEN OAKS
OAK FOREST
GARDEN OAKS
GARDEN OAKS
EL DORADO
EL DORADO
EL DORADO
WESTCHASE
WESTCHASEWESTCHASE
MED
CEN
TER
MED
CEN
TER
MED
CEN
TER
MED
CEN
TER
MIDTOWNMIDTOWN
MIDTOWNMIDTOWN
SETTEGAS
T
NORTHSIDE VILLAGENORTHSIDE VILLAGENORTHSIDE VILLAGE
UPPER KIRBYUPPER KIRBY
UPPER KIRBY UPPER KIRBYUPPER KIRBY UPPER KIRBY
UPPER KIRBY
BRASEW
OOD PLACE
BRASEWO
OD PLACE
BRAS
EWOO
D PL
ACE
BRASEW
OOD PLACE
BRASEWO
OD PLACE
KASHMERE GARDENS KASHMERE GARDENS
KASHMERE GARDENS KASHMERE GARDENS
BINZ
BIN
Z
BIN
ZB
INZ
BIN
ZB
INZ
BIN
Z
HIDDEN VALLEY
HIDDEN VALLEY
HIDDEN VALLEY
HIDDEN VALLEY
HIDDEN VALLEY
HIDDEN VALLEY
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
GREATER INWOOD
CARVERDALECARVERDALESPRING BRANCH EAST
SPRING BRANCH EASTSPRING BRANCH EAST
FOURTH WARDFOURTH WARD
RIVER OAKSRIVER OAKS RIVER OAKS
RIVER OAKS RIVER OAKSRIVER OAKS RIVER OAKS
RIVER OAKS RIVER OAKSRIVER OAKS RIVER OAKS
RIVER OAKS RIVER OAKSRIVER OAKS
RIVER OAKS
KR
AP N
OTNI L
C
KRAP NOTNI LCKRAP NOTNI LC
GREATER EASTWOOD
GREATER EASTWOOD
GREATER EASTWOOD
GREATER EASTWOOD
MAYERLAND AREAMAYERLAND AREAMAYERLAND AREAMAYERLAND AREA ASTRODOME
ASTRODOME
ASTRODOMEASTRODOME
ASTRODOME PECAN PARKPECAN PARK
PECAN PARK
PECAN PARK
PLEASANTVILLE AREAPLEASAN
TVILLE AREA
PLEASANTVILLE AREA
LAWNDALE
LAWNDALELAWNDALE
LAWNDALELAWNDALE
LAWNDALELAWNDALE LAWNDALE
LAWNDALE
GULFTON
GU
LFTON
GU
LFTON
GU
LFTON
GU
LFTON
WILLOW MEADOWSWILLOW MEADOWS
WILLOW MEADOWS
WILLOW MEADOWS
WILLOW MEADOWS
WESTBRANCHWESTBRANCH
LANGWOOD
LANGWOODLANGWOOD
LANGWOOD
LANGWOODLANGWOOD
SECOND WARDSECOND WARD
SECOND WARDSECOND WARD
SECOND WARDSECOND WARD
SECOND WARD
UNIVERSI
TY PLA
CE
UNIVERSITY P
LACE
UNIVERSI
TY PLA
CE
GRE
ATER
GRE
ENSP
OIN
TG
REAT
ER G
REEN
SPO
INT
GRE
ATER
GRE
ENSP
OIN
TG
REAT
ER G
REEN
SPO
INT
GRE
ATER
GRE
ENSP
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TG
REAT
ER G
REEN
SPO
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ATER
GRE
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TG
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ER G
REEN
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GRE
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GRE
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TG
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ER G
REEN
SPO
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GRE
ATER
GRE
ENSP
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TG
REAT
ER G
REEN
SPO
INT
CENTRAL SOUTHWESTCENTRAL SOUTHWEST
ALIEFALIEF
ALIEFALIEF
Mid-WestMid-West Mid-West
Mid-WestMid-West
mid-west mid-west mid-west
mid-west mid-west mid-westGREATER EASTWOOD
BELLFORTREVEILLE
GOLFCRESTREVEILLE
GOLFCRESTBELLFORT
REVEILLEGOLFCREST
BELLFORTBELLFORT
MAGNOLIA PARK
MAGNOLIA PARK
MAGNOLIA PARKMAGNOLIA PARK
MAGNOLIA PARK
PARK PLACE
PARK PLACE
PARK PLACE
PARK PLACE
PARK PLACE
SHARPSTOWNSHARPSTOWN SHARPS
SHARPSTOWNSHARPSTOWN
CENTRAL SOUTHWEST
CENTRAL SOUTHWEST
CENTRAL SOUTHWEST
CENTRAL SOUTHWEST
NO
RTHLIN
E
NORTHLINE
NO
RTHLIN
E
NO
RTHLIN
E
NO
RTH
LINE
NORTHLINE
Briefing BookCollaborative Community Design Initiative. No. 4Community Design Resource Center2016
Kirby Drive
ContentsIntroduction
ContextFigure GroundLand UseHousingStreet PatternParks and AmenitiesTransportationFloodingDistricts
DemographicsPopulation AgeRace and Ethnicity Income EducationHousing
OpportunitiesNew TransitTown CenterLinked NeighborhoodsAlternative Networks
Participants and Sponsors
5
7
21
29
39
4
Sims Bayou
Introduction
5
Location Map
Super Neighborhood #40 Central Southwest is located approximately six miles southwest of downtown Houston. The approximate boundaries of the neighborhood are US90A on the north, Beltway 8 to the south, Hillcroft to the west and Highway 288 to the east. Central Southwest is one of Houston’s largest super neighborhoods in both land area and population.
The South Houston Coalition of Concerned Citizens is the primary civic organization in the Super Neighborhood and is comprised of 25 area civic clubs and homeowner associations. The groups work together to advocate for opportunities and change together that will improve the area.
The neighborhood has developed in spurts, with the first phases occurring in the 1960s and 1970s. Today the area is experiencing substantial new development particularly along the Highway 288 and Beltway 8 corridors.
Sims Bayou is in many ways the east-west spine of the neighborhood. Connecting north and south to Sims Bayou is a series of drainage and utility easements that are opportunities to create a network of linked public spaces. In addition, a grid of commercial streets divides the area into regular quadrants, yet the economic opportunities in the area are limited. Finally, small subdivisions throughout the neighborhood, define the area’s character yet would benefit from being linked to area resources and amenities.
6
S Post Oak R
d
W Orem DrAl
med
a Rd
W Fuqua St
Highway 90
Highw
ay 288
Hiram
Clarke
Context
7
The pattern of development in the Central Southwest Super Neighborhood is extremely clear. Small subdivisions of single-family homes characterize the built environment. The subdivisions and built fabric are interrupted by utility and drainage easements and right-of-ways that weave throughout the neighborhood.
The northeast corner of the neighborhood is currently the least developed, though this is changing rapidly as new homes and subdivisions are constructed. Over the last several decades the neighborhood has grown rapidly. Since 2000 nearly 7,700 new homes have been constructed in the neighborhood housing nearly 30,000 new residents, a 45% increase.
OPPOSITE PAGE, Left: Aerial MapABOVE, Right: Figure GroundBELOW, Right: Growth in Housing Units, 2000-2014BELOW, Left: West Orem Photo
16,943Housing Units
22,250Housing Units
24,637Housing Units
2000 2010 2014
+ 31%+ 11%Increase in the number of
housing units
8
ABOVE, Left: Vacant Land MapABOVE, Right: Commercial and Industrial Land Uses
CommercialIndustrial
BELOW: W. Orem and S. Post Oak Intersection
9
In the Central Southwest Super Neighborhood single-family detached housing makes up 74% of all housing, while in Houston overall single-family represents 45% of all housing.
Vacant land makes up a large portion of land area in the neighborhood and while this changing it continues to be a dominant land use type.
Commercial land uses in Central Southwest are concentrated along W. Orem and W. Fuqua, as well as South Post Oak. However, commercial development is sparse compared to the population of the neighborhood.
Industrial land uses are scattered throughout the neighborhood, with concentrations along Highway 90 and Almeda Road.
ABOVE, Right: Residential Land Use Multi-Family Single FamilyBELOW, Right: 2014 Housing by Type
Central SouthwestHouston
BELOW: Meredith Manor Photo
74%
16%
3%
16%
6%
45%
5%
13%
36%
1%
10%
20%
30%
40%
50%
60%
70%
80%
Single-Family Attached
Single-Family Detached
Small Apartments (3-9 units)
Large Apartments (10 or more units)
Mobile Homes/Other
10
W. Fuqua St
W. Orem
S. P
ost Oak
Hiram
Clarke R
d
Alm
eda
Highw
ay 288
Highway 90
Buffalo S
peedway
Kirby D
r
Hillcroft
W. Airport
1-m
ile1-
mile
1-mile 1-mile 1-mile
11
ABOVE, Right: Park Map Parks 1/2 Mile RadiusRIGHT, From Left to Right: Townwood Park and Cambridge Village Park, Photos by J. Andrews, G. Custodio, L. Hernandez, E. WestmorelandOPPOSITE PAGE, Top Left: Street Pattern Diagram OPPOSITE PAGE, Bottom Left to Right: W. Fuqua and Hiram Clarke Photo
Central Southwest has a grid of major thoroughfares, with a typical spacing of approximately one-mile. Yet many of the existing thoroughfares are discontinuous. The most recent major thoroughfare plan includes proposals to extend or complete a number of north-south corridors including Hillcroft, Buffalo Speedway and Kirby Drive. East-west projects include the continuation of Airport Boulevard and West Orem (west of the neighborhood boundaries). Combined this is approximately 12 miles of new thoroughfares planned to be constructed in the Central Southwest neighborhood in the coming years.
The Central Southwest neighborhood has 12 parks that when combined total 165 acres. Based on the current population in the neighborhood the park area exceeds the recommended standards for community, neighborhood and pocket parks as adopted by the City of Houston Parks and Recreation Department in the recently published 2015 Master Plan. The parks are fairly evenly distributed across the neighborhood and range in size from small to large. However, because of the low density development in the neighborhood there are areas that do not have easy access to parks.
Taylor-Stevenson Park Landmark at City Park Brentwood ParkJames Madison High School ParkCambridge Village ParkPost Oak Village ParkWindsor Village Park
Minchen ParkWildheather ParkTownwood ParkAlmeda Community Center Park Canterbury Village Park
W. Fuqua St
W. Orem
S. P
ost Oak
Hiram
Clarke R
d
Alm
eda
Highw
ay 288
Highway 90
12
W. Fuqua St
W. Orem
S. P
ost Oak
Hiram
Clarke R
d
Alm
eda
Highw
ay 288
Highway 90
13
ABOVE, Right: Transit MapRIGHT: Transit Ridership by Route, April 2016OPPOSITE PAGE, Top: Bike Paths
Existing Proposed
OPPOSITE PAGE, Bottom Left to Right: Madison High School and Hiram Clarke Transit Center
The Hiram Clarke Transit Center, located on W. Fuqua Street, serves five area bus routes. The routes are the 54 Scott, 14 Hiram Clarke, 11 Almeda/Lyons and the 98 Briargate. The 49 Chimney Rock/S. Post Oak serves the west side of the neighborhood, with the 73 Bellfort and 87 Sunnyside serving the northeastern corner of the neighborhood.
The Transit Center is centrally located, directly adjacent to the Hiram Clarke Multi-Service Center, which is also home to the public library.
The Central Southwest neighborhood is extremely under served with pedestrian and bike infrastructure. The neighborhood has a single bike path that runs along Sims Bayou from Hillcroft on the west to S. Post Oak Road on the east for a length of two miles. All other bike path projects are proposed for the future, including the completion of the Bayou Greenways east of S. Post Oak. The proposed bike paths do not connect to the Hiram Clarke Transit Center on W. Fuqua Street.
49
98
73
14
11
87
54
Bellfort
Sunnyside
Hiram Clarke
Almeda / Lyons
Scott
Briargate
Chimney Rock S Post Oak
Hiram ClarkeTransit Center
0 1000 2000 3000 4000 5000 6000 7000
54 Scott
73 Bellfort
11 Alm
eda/Lyons
14 Hiram
Clarke
49 Chim
ney Rock/S
. P
ost Oak
87 Sunnyside
98 Briargate
15 Minutes Off-Peak 20-30 Minutes Off-Peak 60 Minutes Off-Peak
Ridership 2016
14
15
ABOVE, Right: Map of Drainage EasementsRIGHT: Typical Drainage Easement PhotoOPPOSITE PAGE, Top Left: Former Flood Zone MapOPPOSITE PAGE, Top Right: Revised Flood Zone Map (Adopted May 2016)
100-Year Flood Plain500-Year Flood Plain
OPPOSITE PAGE, Bottom: Sims Bayou Flooding, Meredith Manor Subdivision June 2001
In 1990, after decades of flooding and property loss, the Sims Bayou Federal Flood Damage Reduction project began construction. The project, a partnership between the Army Corps of Engineers and the Harris County Flood Control District, would take over twenty-five years and $379 million in funding to complete. The need for the project was amplified by the damage caused by Tropical Storm Allison in June of 2001.
In the Central Southwest neighborhood alone three detention basins were constructed. As a result of the project 35,000 homes and 2,000 businesses sited along the 19-mile stretch of Sims Bayou have been removed from the flood zone.
A series of drainage ditches weave through the Central Southwest neighborhood moving water towards Sims Bayou. There are approximately 50 miles of these drainage easements, most of them man made. The easements are an opportunity to create an alternative pedestrian and bike network.
W. Fuqua St
W. Orem
S. P
ost Oak
Hiram
Clarke R
d
Alm
eda
Highw
ay 288
Highway 90
16
Five Corners District
HCID #12
HCID #8
17
HCID #10-A
Five Corners District
HCID #12
HCID #8
Greater Southeast MD
TIRZ #9South Post
Oak
TIRZ #25Hiram Clark/
Fort Bend Houston
TIRZ #24GreaterHouston
Incentives for economic development in the Central Southwest neighborhood could help encourage new amenities, retail and dining services. The area has a management district, the Five Corners District which has committed to reduce crime, business development, transportation planning and beautification.
In addition to the management district the area also has three Tax Increment Reinvestment Zones. TIRZ #9 South Post Oak was created in 2000 and is in the center of the neighborhood. To date 425 units of affordable housing have been constructed with an estimated value of $28 million. TIRZ #24 Greater Houston was created in 2012 and is focused on the redevelopment or development of former oil fields, under-utilized industrial properties and vacant land. The TIRZ encompasses the northeastern corner of the neighborhood and the area east of Almeda. Finally, TIRZ #25 covers the northern and southern boundaries of the area along Highway 90 to the north and W. Fuqua Street to the south. TIRZ #25 was created in 2015.
Tax Increment Reinvestment Zones within Houston focus on public improvements such as infrastructure investment.
ABOVE, Right: Five Corners District, Management District RIGHT: Tax Increment Reinvestment Zones (TIRZ #9 South Post Oak, TIRZ #24 Greater Houston, TIRZ #25 Hiram Clark/Fort Bend HoustonOPPOSITE PAGE, Left: Vacant and Undeveloped Land
18
ABOVE, Right: Map of Grocery/Convenience Stores Grocery Stores Convenience StoresOPPOSITE PAGE, Right: Fiesta
The Central Southwest Super Neighborhood has two major grocery stores and two smaller stores. The major stores include a Fiesta on S. Post Oak and a Foodarama on Hiram Clarke. There is also a Joe V’s on W. Fuqua St. and a Pyburn’s Farm Fresh Foods in the southern portion of the neighborhood.
Residents reported that in the 1980s the area was served by five grocery stores. According to the Food Trust organization Houston has one of the fewest grocery stores per capita of major U.S. cities. In addition, as stores have become increasingly large and controlled by fewer and fewer companies many neighborhoods have lost access to the healthy and fresh food available at most grocery stores.
Fiesta
Joe V’sFoodaramaPyburn’s Farm Fresh Foods
1 mile
W Orem Dr
S P
ost O
ak R
d
Alm
eda
Rd
W Fuqua St
19
20
2000 2010 2014 2000 2010 2014
Total Population 45,884 67,639 75,388 1,953,631 2,099,451 2,239,55847% 11% 7% 7%
Race/EthnicityWhite 7% 5% 5% 31% 26% 26%Black or African American 54% 42% 42% 25% 23% 23%Asian 1% 2% 3% 5% 6% 6%Other 1% 1% 1% 2% 2% 1%Hispanic or Latino 38% 50% 50% 37% 44% 44%
Age17 Years or Younger 33% 31% 30% 28% 26% 26%18 - 64 Years Old 61% 62% 63% 64% 65% 65%65 Years or Older 6% 7% 8% 8% 9% 9%
Place of BirthForeign Born Residents 20% 28% 25% 26% 29% 28%
Means of Transportation to WorkDrove Alone 72% 77% 80% 72% 75% 80%Carpooled 20% 15% 14% 16% 13% 11%Public Transportation 5% 3% 4% 6% 5% 4%Other (Walk, Bicycle, Work at Home, etc.) 3% 5% 3% 5% 7% 5%
Educational Attainment 25 Years + Less Than High School 36% 32% 29% 30% 26% 24%High School Graduate (includes equivalency) 26% 28% 28% 20% 22% 22%Some college 26% 24% 26% 23% 24% 24%Bachelor's degree 8% 11% 12% 17% 17% 18%Master's degree 3% 3% 4% 6% 7% 8%Professional school degree 1% 1% 1% 3% 2% 2%Doctorate degree 1% 1% 1% 1% 2% 2%
Median Household Income 37,641$ 43,777$ 44,870$ 36,616$ 44,124$ 45,728$ Percent of Houston's Median 103% 99% 98%
Percent of Population Below Poverty 15% 16% 19% 19% 22% 23%
Housing UnitsOccupied 96% 92% 91% 92% 88% 87%Vacant Housing Units 4% 8% 9% 8% 12% 13%
TenurePercent Owners 72% 67% 65% 46% 45% 45%Percent Renters 29% 34% 35% 54% 55% 55%
Households without access to a vehicle 9% 5% 5% 12% 10% 10%
Persons per Household 3.4 3.3 3.4 2.7 2.7 2.7
*Sources: Census 2000, Census 2010, ACS 2014
Central Southwest Houston
Demographics
21
The Central Southwest Super Neighborhood was home to 75,388 people according to the 2014 American Community Survey. Since 2000 the population has increased 64%, likely one of the fastest growing Super Neighborhood’s in the City of Houston.
The neighborhood has a substantial amount of vacant land and is sparsely developed; as a result there are only 2,600 people per square mile, much lower than the Houston average of 3,600 per square mile. The total population and density will likely rise as new development comes to the area.
The neighborhood has a large percentage of married couples, both with and without children, at 44%. Nearly one-third of the population is below the age of 18, a percent that has been declining since 2000.
25%0-17 years
10%65+
years
65%18-64 years
Houston 2014Central Southwest 2014
8%65+
years
30%0-17 years
63%18-64 years
2000 2010 2014
46K
68K75K
+ 7% Houston
Population Change
+47%Central SouthwestPopulation Change
+11%Central SouthwestPopulation Change
+ 3%Houston
Population Change
ABOVE, Right: Population by Age 2014 BELOW, Right: Population Change 2000-2014BELOW: Almeda Plaza Park
22
ABOVE, Right: Race/Ethnic Majority by Census Tract, 2014
Black or African AmericanHispanic or Latino
RIGHT: Central Southwest Percent Change Race/Ethnicity, 2000-2014BELOW: S. Post Oak Temple
White 4%
Asian 3%
Black or African
American42%
Hispanic or Latino50%
1% Other
2014
White 7%
Black or African
American54%
Asian 1%
Other
1%
Hispanic or Latino37%
2000
The Central Southwest Super Neighborhood is diverse. The largest population group is Hispanics, representing 50% of residents. Black or African American residents comprise 42% of the population. Since 2000 the Black or African American population has declined by 12% and the Hispanic population has grown by 13%. The majority population by race for each census tract is illustrated to the right.
As Houston’s Hispanic population has grown over the last three decades many neighborhoods, including Central Southwest, have experienced substantial demographic change.
W. Orem
Hiram
Clarke
23
$47,555
$39,241
$47,999
$35,504
$50,000
$55,484
$35,923
$42,750
$46,893$42,635
$42,440
The Central Southwest Super Neighborhood has a median household income nearly equal to the overall Houston median. This has been true since 2000, when the median income in the neighborhood was slightly higher than the median in the city overall.
Based on the median income there should be substantial shopping and dining opportunities in the neighborhood, yet this is not the case. One goal is to ensure that the demographics of the neighborhood are understood as a means to encourage new economic development, investment and amenities.
2000 2010 2014
Houston$36,616
Central Southwest
$37,641
Houston$44,124
Central Southwest$43,777
Houston$45,728
Central Southwest$44,870
ABOVE, Right: Median Household Income by Census Tract, 2014BELOW, Right: Central Southwest and Houston Median Household Income 2000, 2010 and 2014BELOW: S. Post Oak Subdivision
W. Orem
Hiram
Clarke
Houston Median IncomeCentral Southwest Median Income
24
Less than High School
28%
H.S. Graduate 28%
Some college 26%
Bachelor's degree
12%
Graduate Degree or Higher 6%
Central Southwest 2014 Houston 2014
Less thanHigh School
24%
H.S. Graduate22%
Some College24%
Bachelor'sdegree18%
GraduateDegree or
Higher12%
Educational attainment for the population over the age of 25 years has increased substantially over the last 15 years in the Central Southwest Super Neighborhood. For example, the percent of residents graduating from high school has risen from 36% in 2000 to 28% in 2014; while the number of people with a college degree has risen from 14% to 18%.
Today, educational success in the Central Southwest neighborhood is nearly equivalent to Houston overall.
ABOVE, Right: Educational Attainment, 25 Years + for Central Southwest and Houston, 2014BELOW, Left to Right: Madison High School and Martin Luther King Early Childhood Center
25
ABOVE, Right: HISD Public School MapBELOW, Right: Children at Risk Public School Rankings, 2015
The Central Southwest Super Neighborhood has eight public schools; all are within the Houston Independent School District. The schools include Madison High School, Dowling Middle School and six elementary schools.
Madison High School and Dowling Middle School rank very low according to the 2015 Children at Risk School rankings, both receiving a letter grade of “F.” The two best performing elementary schools are Windsor Village and Montgomery, receiving an A- and B+ grade respectively. Almeda and Grissom Elementary Schools both received a grade of “F” with Hobby and Petersen receiving “D” grades.
In addition to public schools, Central Southwest is home to six private and charter schools. These include: YES Prep Southwest Campus, the Imani School, Billy Reagan K-8 Educational Center, Jean Hines Caldwell Elementary School, Leader’s Academy High School and Victory Preparatory Academy.
Working with area schools to enhance the success of children could enhance opportunities across the neighborhood.
Hobby ES
Madison HS
Montgomery ES
Dowling MS
Grissom ES
Windsor Villa ES
Petersen ES
Almeda ES
0%
20%
40%
60%
80%
100%
Madison H
igh S
chool
Dow
ling Middle
School
Alm
eda ES
Grissom
ES
Hobby E
S
Montgom
ery ES
Petersen E
S
Windsor V illage
ES
Lowest Rank
Highest Rank
W. Fuqua St
W. Orem
S. P
ost Oak
Hiram
Clarke R
d
Alm
eda
Highw
ay 288
Highway 90
26
2001
1986
2003
1968
1969
1966
19722004
1977
1995
1984
Nine subdivisions in the Central Southwest neighborhood have applied for and received prohibitive yard parking ordinances. This fact indicates the strength and organization of area civic clubs to reduce nuisances and increase the quality of life in the area.
ABOVE, Left: Prohibited Yard Parking Ordinances ABOVE, Right: Median Age of Housing by Census Tract, 2014 BELOW: Meredith Manor and area home
27
72%Owner
67%Owner
65%Owner
29%Renter
34%Renter
35%Renter
2000 2010 2014
ABOVE, Right: Percent of Homeowners by Census Tract, 2014BELOW Righ: Central Southwest Housing Tenure, 2000-2014
50%
75%
70%
77%
67%60%
60%93%
74%
32%
71%
Central Southwest has a very high percentage of homeowners. 65% of households own their own home, as compared to 45% in Houston overall. However, since 2000 the percent of homeowners has been declining. In 2000 72% of all households owned their own home, by 2010 the percent had declined to 67%, and by 2014 65%.
The decline in homeownership is a nationwide and citywide trend. Two factors are contributing to this decline: the subprime lending crisis in the late 2000s and the increasing number of single-family housing units that are being purchased by investors and rented.
The market for homes in the Central Southwest neighborhood is very diverse. Luxury home construction is occurring in the northeast corner of the neighborhood. As of June 2016 these new homes were listing for between $270,000 and $570,000. In the western portion of the neighborhood homes for sale are typically older homes, or small starter homes, and list for just over $100,000. The average listing price in June 2016 according to Zillow was just over $180,000.
A neighborhood of homes and families, Central Southwest is very safe, with a low incidence of crime compared to Houston overall.
28
New Transit
Town Center
Linked Streets and Neighborhoods
Alternative Networks
29
The Central Southwest Super Neighborhood is an organized and strong community. The South Houston Coalition of Concerned Citizens is comprised of 25 civic clubs and homeowner associations that meet monthly. While residents are organized and unified, the neighborhood’s built fabric is discontinuous and fragmented. As a result, the opportunities identified for the neighborhood focus on linking and connecting the existing context and planning for future growth.
Specifically, we have identified four opportunities. First, to take advantage of the proposed commuter transit, particularly along US 90A as a means to better connect the neighborhood to the city. Second, to develop a town center and other approaches to the creation of central gathering and shopping areas as a means to create places for people to come together. Third, to work towards a more continuous street network to link existing neighborhoods and subdivisions, but also to create a continuous network of major thoroughfares. And fourth, to create an alternative network for pedestrians and cyclists by utilizing the existing system of drainage and utility easements that weave throughout the neighborhood and have the potential to connect schools, parks, shopping, transit and homes.
In many ways Central Southwest is a neighborhood with many small centers but few “hearts” that bring everyone together.
Opportunities
W. Fuqua St
W. Orem
S. P
ost Oak
Hiram
Clarke R
d
Alm
eda
Buffalo S
peedway
Kirby D
r
Hillcroft
W. Airport
ABOVE, Right: Map of Major Thoroughfares BELOW Right: Utility easement OPPOSITE PAGE, Left: Opportunity Map
30
Potential Commuter Rail (US90A Corridor)
Proposed to travel 42 miles through Missouri City, Stafford,
Sugar Land, Richmond/Rosenberg and terminating in
West Fort Bend. Total projected cost $2.2 billion. Projected daily boardings 21,600. (Source: Gulf
Coast Rail District)
Alm
eda
Cor
ridor
(Lon
g ra
nge
Line
Gui
ded
Rap
id T
rans
it)
W. Orem
Hiram
Clarke
Proposed Missouri City/Stafford Stop
To Pearland
To the Texas Medical Centerand Downtown via the Main
Street light rail line (Red Line)
ABOVE, Left: Photo of US 90A and Union Pacific rail lineABOVE, Right: Map of Proposed Transit CorridorsOPPOSITE PAGE: Map of Proposed Transit Corridors and Vacant Land
31
NEW TRANSIT In February 2015 the Gulf Coast Rail District released the “Regional Commuter Rail Feasibility Study.” The study focused on three potential commuter rail corridors in the Houston region, these were Westpark, Hempstead and US90A.
The US 90A commuter rail corridor parallels a Union Pacific line that is the northern boundary of the Central Southwest Super Neighborhood and travels to far west Fort Bend County. The 42-mile route would connect commuters from Missouri City, Stafford, Sugar Land, Richmond and Rosenberg to the terminus of the Red Line light rail. The study’s projected daily boardings were 21,600.
The Houston Galveston Area Council (HGAC) includes the proposed US 90A commuter rail in the recently released 2040 Regional Transportation Plan. HGAC also identified the Almeda Line Guided Rapid Transit as a project undergoing “environmental assessment.” The proposed Almeda corridor transit route is in the eastern portion of Central Southwest. At the same time a tollway along State Highway 288 is being proposed.
Central Southwest, in the long term, could be a neighborhood extremely well linked by transit. Currently, along the proposed transit corridors and Highway 288, there is substantial vacant land and opportunities for development.
Alm
eda
Cor
ridor
US90A Corridor
Proposed H
wy 288 Tollw
ay
32
Potential Pedestrian/Bike Trail along utility easement,
connecting to future Sims Bayou Greenways
Opportunity Site, Future Town Center
Hiram
Clarke R
d
S. P
ost Oak
Hiram
Clarke R
d
W. Orem
ABOVE, Left: Aerial Photo, Hiram Clarke and W. Orem ABOVE, Right: Map of Existing Conditions and Vacant Land along Major Commercial Corridors
Vacant Land
33
TOWN CENTER The primary commercial corridors in the Central Southwest Super Neighborhood are W. Orem, W. Fuqua/Allen Genoa, S. Post Oak and Hiram Clarke. The intersection of S. Post Oak and W. Orem has the densest retail and commercial development.
In addition, there is substantial new residential and commercial development occurring along the 288 corridor, particularly at the W. Airport exit. Finally, when the northern extension of Buffalo Speedway is complete additional opportunities will emerge along this thoroughfare.
Vacant land for new commercial and retail development is concentrated
Hiram Clarke Multi-Service CenterHiram Clarke Transit Center
along W. Fuqua/Allen Genoa and W. Orem.
The intersection of W. Orem and Hiram Clarke has been identified as an opportunity site for a centrally located Town Center. In addition, three smaller sites have been identified for focused local retail and amenity development, in these areas there are also a substantial number of underutilized properties.
Buffalo Speedway, northern extension
W. Fuqua St
Alm
eda
W. Orem
34
CONNECT
Buffalo Speedw
ay
W. Airport (Planned Completion)
Hiram
Clarke
S. Post Oak
W. Orem
W. Fuqua St.
ABOVE, Top: Photo of Meredith Manor, illustrating the lack of connectivity across subdivsions (see study area 2)ABOVE: Aerial Photographs of three study areas OPPOSITE PAGE, Right: Subdivsion Diagram, developed by J. Andrews, G. Custodio, L. Hernandez, E. Westmoreland
35
LINKED NEIGHBORHOODSIn many areas of Houston development has occurred piecemeal, without the benefit of a master plan or even a complete thoroughfare network to drive decision-making. This is the case in the Central Southwest Super Neighborhood where not only are local streets discontinuous but so are many major thoroughfares.
Central Southwest is characterized by a series of small subdivisions
1
that developed over time, beginning in the 1960s through to today. Many subdivisions, constructed independently, are disconnected from surrounding developments. As a result each neighborhood feels like an island, separated from the greater context.
Identifying locations where new roads and/or pedestrian bridges can be constructed to create better connectivity across the larger neighborhood has the potential to link
the separate subdivisions together to create a continuous and connected built fabric.
The map below is an example of the existing conditions in the neighborhood. The entire area should be studied to identify all potential locations to create greater connectivity.
W. Fuqua St
W. Orem
Hiram
Clarke R
d
S. P
ost Oak
Alm
eda
W. Orem
2
3
36
W. Fuqua St
W. Orem
S. P
ost Oak
Hiram
Clarke R
d
Alm
eda
Highw
ay 288
Highway 90
37
ALTERNATIVE NETWORKSA series of drainage ditches weave through the Central Southwest neighborhood moving water towards Sims Bayou. There are approximately 50 miles of these drainage easements, most of them man made. In addition to the drainage easements there are also approximately seven miles of high voltage utility easements. The largest of these easements runs north to south from US 90A to Beltway 8, adjacent to Hiram Clarke.
The easements are an opportunity to create an alternative pedestrian and bike network to link schools, parks, community centers, transit routes and other destinations.
ABOVE, Right: Map of EasementsBELOW, Left to Right: Drainage and utility easementsOPPOSITE PAGE, Left: Map of Easements, Parks and Schools with potential links
38
39
ParticipantsCommunity Design WorkshopUniversity of Houston College of ArchitectureStudent Team, Spring 2016Jana AndrewsGabriela CustodioLiliana HernandezElizabeth Westmoreland*This document includes research prepared by students in Spring 2016
Community Design Resource CenterSusan Rogers, DirectorAdelle Main, Senior Research AssistantBarbara Blanco Gonzalez, Research AssistantMinelya De Leon, Research Assistant Tran Le, Research Assistant
Honored Guests and CriticsVivian HarrisDonald PerkinsSouth Houston Coalition of Concerned Citizens Andrea GonzalezAlex Lahti Eric LeshinskyRafael LongoriaSana RehmanJenifer Wagley
SponsorsThe Collaborative Community Design Initiative is supported in part by a grant from the National Endowment for the Arts and the Architecture Center Houston Foundation. The initiative would not be possible without the generous commitment of time from stakeholders and professionals across Houston. We would like to thank all of our partners and supporters.
F O U N D A T I O NF O U N D A T I O N