central southwest briefing book 2016

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





IAH AIRPORT AREAIAH AIRPORT AREA


IAH AIRPORT AREAIAH AIRPORT AREA IAH AIRPORT AREA



IAH AIRPORT AREA




IAH AIRPORT AREA

IAH AIRPORT AREA




IAH AIRPORT AREA



IAH AIRPORT AREA

IAH AIRPORT AREA

IAH 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


MEMORIAL


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 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



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 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

OIN

TG

REAT

ER G

REEN

SPO

INT

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

OIN

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

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

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

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

central southwest briefing book 2016

Documents