HomeMy WebLinkAboutRES 02-090 RESOLUTION NO. 02-090
BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF BEAUMONT:
WHEREAS, the City Council adopts neighborhood plans for the purpose of conserving,
renovating, and revitalizing, the physical, social, and economic life of a neighborhood and
to ensure the future long-term sustainability of the city's neighborhoods; and,
WHEREAS, the City Council recognizes its responsibilities for establishing and
implementing neighborhood maintenance and improvement actions and in reviewing and
approving development proposals which can affect the future of and quality of life in a
neighborhood; and,
WHEREAS, it is deemed necessary and desirable to document and justify future
City actions in accordance with the pre-determined and agreed upon goals, objectives, and
policies in an established plan and to insure objectivity, consistency, and equality in the
City's actions in meeting it's responsibilities to neighborhoods; and,
WHEREAS, the City Council intends to coordinate maintenance and development
/ redevelopment actions within the South Park area with the actions of Lamar University,
the Beaumont Independent School District, and the private sector; and,
WHEREAS, the City Council has reviewed the South Park Neighborhood Sketch
Plan in the context of the comprehensive plan and at a public hearing held thereon; and,
WHEREAS, the Planning Commission of the City of Beaumont has studied and
recommended the adoption of said South Park Neighborhood Sketch Plan;
NOW, THEREFORE, BE IT RESOLVED BY THE
CITY COUNCIL OF THE CITY OF BEAUMONT:
THAT the South Park Neighborhood Sketch Plan substantially in the form attached as
Exhibit "A"shall be adopted. BE IT FURTHER RESOLVED that the Plan shall remain
current with regard to the needs of the South Park neighborhood and the City of Beaumont
and reflective of the official views of the City Council by review of said plan by the Planning
Commission no less than every five years so it may be amended where and when
necessary and readopted by the City Council.
BE IT ALSO RESOLVED that said Plan shall guide the implementation of capital
improvement programs insofar as said programs affect property acquisition and/or
improvements in the area by the City.
PASSED BY THE CITY COUNCIL of the City of Beaumont this the 23rd day of April,
2002.
- David W. Moore, Mayor -
! :
i
i
SO UTH PARK
NEIGHBORHOOD "Sketch" PLAN
Prepared For
The City of Beaumont er
the Residents of South Park
Prepared By
The Planning Division of
The Economic Development Department
of The City of Beaumont
Adopted April, 2002
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RESOLUTION OFADOPTION
No.
WHEREAS, the City Council adopts neighborhood plans for the purpose of conserving, renovating, and revitalizing, the
physica4 social, and economic life of a neighborhood and to ensure the future long-term sustainability of the city's
neighborhoods;and,
WHEREAS, the City Council recognizes its responsibilities for establishing and implementing neighborhood maintenance
and improvement actions and in reviewing and approving development proposals which can affect the future of and quality
of life in a neighborhood;and,
WHEREAS, it is deemed necessary and desirable to document and justify future City actions in accordance with the
pre-determined and agreed upon goals, objectives,and policies in an established plan and to insure objectivity, consistency, and
equality in the City's actions in meeting it's responsibilities to neighborhoods;and,
WHEREAS, the City Council intends to coordinate maintenance and development/redevelopment actions within the
South Park area with the actions ofLamar University, the Beaumont Independent School District,and the private sector;and,
WHEREAS, the City Council has reviewed the South Park Neighborhood Sketch Plan in the context ofthe comprehensive
plan and at a public hearing held thereon;and,
WHEREAS, the Planning Commission of the City ofBeaumont has studied and recommended the adoption ofsaid South
Park Neighborhood Sketch Plan;
NOW, THEREFORE, be it resolved by the City Council of the City of Beaumont that the South Park Neighborhood
Sketch Plan substantially in the form attached as Exhibit A"shall be adopted. BEIT FURTHER RESOLVED that the Plan
shall remain current with regard to the needs of the South Park neighborhood and the City ofBeaumont and reflective of the
official views of the City Council by review ofsaid plan by the Planning Commission no less than every five years so it may be
amended where and when necessary and re-adopted by the City Council.
BEITALSO RESOLVED thatsaid Plan shallguide the implementation ofcapital improvement programs insofar as said
programs affect property acquisition and/or improvements in the area by the City.
PASSED BY THE CITY COUNCIL of the City of Beaumont this day of 2002.
Mayor
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Beaumont City Council
The Honorable Mayor David W. Moore
Councilmember At-Large Becky Ames
Councilmember At-Large Andrew Cokinos
Councilmember Lulu Smith, Ward I
Councilmember Guy Goodson, Ward 2
Councilmember Audwin Samuel, Ward 3
Councilmember Bobbie Patterson, Ward 4
Beaumont City Planning Commission
Laurie Leister, Chairman
Greg Dykeman, Vice-Chairman
Glenn Bodwin
Marty Craig
Dale Hallmark
Carlos Hernandez
Dohn LaBiche
Bill Lucas
Calvin Williams
Contributing City Planning Staff
Stephen Richardson, Planning Manager
William Dupree, Senior Planner
Cheryl Robinson, Senior Planner
Bart Baker, Senior Planner
*major contributors
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ACKNOWLEDGMENTS
The City of Beaumont would like to acknowledge the
participation and support of the Board and members of the
South Park Neighborhood Association and also Lamar
University officials in the development of the South Park
Neighborhood "Sketch"Plan.
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TABLE OF CONTENTS
Page
TitlePage..............................................................................................................................................i
ResolutionofAdoption...........................................................................................................................ii
RosterSheet..........................................................................................................................................iii
Acknowledgments..................................................................................................................................iv
Tableof Contents...................................................................................................................................v
Authority and Applicability Of Plan......................................................................................................I
Purpose, Intent, and Scope....................................................................................................................2
Introduction.........................................................................................................................................3
ThePlannin�Process..........................................................................................................................15
Goalsand O jectives...........................................................................................................................16
PlanProposals.....................................................................................................................................31
PotentialZoning Changes....................................................................................................................47
The Next Step : An "Action" Plan........................................................................................................48
Appendix "A"......................................................................................................................................A-1
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AUTHORITY
APPLICABILITY
OF PLAN
AUTHORITY & APPLICABILITY OF PLAN
AUTHORITY
Section 2-31 of the Beaumont City Code created a Planning and Zoning Commission with the powers
and duties as defined in Section 2-32 of that Code and as authorized by state statutes, specifically
Chapter 231,Acts of the Regular Session of the 40th Legislature of Texas, 1927, the same being Article
974a,Vernon's Annotated Civil Statutes.
Section 2-32 of the Beaumont City Code provides that the Planning and Zoning Commission shall
have the power and duty to:
a). "...make studies and plans for the improvement of the city, with a view as to its future
development..." and
b). "to make plans and maps of the whole or any portion of the city and of land outside the city
located within five (5) miles of the city limits...".
Paragraphs(6)and(7)of Section 2-32 describe the physical elements that are to be planned for and they
include, among other things, all manner of public facilities and services, i.e., streets, parks, drainage,
sewerage, public buildings, etc..
Paragraph(12)provides that the Planning and Zoning Commission shall suggest plans for clearing the
City of slums and blighted areas.
This South Park Neighborhood Sketch Plan has been prepared by the Planning Division staff, based
upon the above referenced authority, and on behalf of fulfilling the duties assigned to the Planning
Commission by the above referenced statutes.
APPLICABILITY OF THIS PLAN
The South Park Neighborhood Sketch Plan is intended to be reviewed prior to and/or during
consideration of any City required approval for changes in land use or the development or
redevelopment of land within the boundaries described in the Sketch Plan as being the limits of
applicability of this plan. Those persons requiring some level of official City approval for a
development proposal are expected to consider the provisions and proposals of this Sketch Plan when
developing their projects. When doing so, a submitted project application should move through the
approval process with greater speed and have a greater chance of approval than a project that is not in
accordance with the goals, objectives, policies, and proposals of this Sketch Plan.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 1
PURPOSE,
INTENT, &
SCOPE
PURPOSE, INTENT, AND SCOPE
The purpos e of this document is.....
to provide guidance in the planning and implementation of development projects
including joint public-private development actions which might be initiated in the South
Park Neighborhood Area over the short-to-intermediate term as well as provide an
overview of potential long-term planning opportunities and concerns.
Specifically, it is the intent of this document to identify development and adoption of the more detailed and
problems and opportunities,evaluate options,and make subject inclusive plans and actions identified within this
recommendations relative to the issues of public facility plan. To a great extent this plan may therefore be
improvements, the future economic re-development of considered"a plan for planning future plans or actions".
the area, publicly assisted new home construction and Development of "comprehensive"neighborhood plan
housing rehabilitation and, of course, the physical for South Park, including master plans for
appearance of the area.Special attention will be given to redevelopment of specific areas of the neighborhood, is
the relationship between Lamar University and the needed. The decision is yet to be made as to whether or
neighborhood of South Park. This document will also not such a plan is to be developed or that it be carried
identify potential directions for future planning efforts. one step further, i.e., to create a neighborhood
"sustainability plan"for the area. See definition below.
The scope of this Sketch Plan is definitely limited both
in time and subject matter. Time-wise,this plan has an It is important to understand that this plan is to be
intended useful life ofsome five to seven years. Subject- viewed as an "interim" plan for implementing short-
wise, this plan is generally limited to physical planning, term improvements in a manner consistent with the
i.e., the improvement of the physical environment, and established intermediate and long-term goals and
to the increased regulatory enforcement of City codes objectives stated within the plan. This Sketch Plan
and regulations. This plan does however provide some should therefore be considered only the first step in a
suggestions in the realm ofsocio-economic concerns and sequential planning effort which, if completed and
needed future planning and implementation efforts. implemented, would provide the South Park
While physical planning and increased enforcement neighborhood with the necessary planning and
of City codes and regulations will greatly help the implementation tools to achieve a sustainable, high
neighborhood, those efforts alone will not achieve quality of life for the entire neighborhood. A
the revitalization of South Park as envisioned in recommended sequential planning effort is illustrated
this plan. That vision can only be achieved by the below.
Figure 1
Subject specific *As called for in Sketch Plan.
Studies&Master
Plans
** A plan covering the long-term physical and
"Sketch"Plan economic aspects of neighborhood development in a
comprehensive and detailed manner.
Comprehensive *** Involves the expansion of a comprehensive
Neighborhood Plan*" neighborhood plan to include principles of Smart
Growth as well as addressing equity concerns
regarding economic prosperity, social well-being,
and environmental stewardship in the neighborhood
Neighborhood on a sustainable basis.
Sustainability
Plan''''
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 2
INTRODUCTION
RELATIONSHIP TO THE COMPREHENSIVE PLAN
THE LAND USE COMPONENT OF THIS PLAN
THE TRANSPORTATION COMPONENT OF THIS PLAN
ABOUT THE NEIGHBORHOOD
RELATIONSHIP TO THE COMPREHENSIVE PLAN
Beaumont's Comprehensive Plan currently includes the general provisions of the City's Comprehensive Plan and
four components of"land use","transportation","parks, with the specific provisions of the Major Street and
recreation, and open space", and "economic Highway, and Parks, Recreation, & Open Space
development". The Land Use component, originally components of that plan. The Comprehensive Plan is
adopted by City Council in August of 1982 and last very general in nature as it pertains to future land use
amended in January 9, 2001, consists of the goals, development and site specific locations for parks and
objectives,policies and proposals of the City Council for open space within the South Park area. I n contrast,this
guiding the long-range physical growth and Sketch Plan is more specific in dealing with those
development of Beaumont. The "Development concerns and other development issues.
Strategies Diagram", which is a component of the
City's officially adopted Land Use plan,designates the The adoption of this Sketch Plan will result in the
South Park Neighborhood as a Conservation and amendment of the above mentioned Development
Revitalization area and thereby classifies South Park an Strategies Diagram so that the land use provisions of
area where immediate action is deemed necessary to the Sketch Plan become paramount or supersede the
prevent or reverse deterioration of the provisions of the Development Strategies Diagram.
neighborhood. Deterioration is characterized in the The provisions of the transportation component of this
Plan by fair to poor housing conditions, incompatible Sketch Plan reflect and supplement the adopted
mixtures of land uses,and declining numbers of housing Transportation and Major Street & Highway Plan
units and small businesses. components of the Comprehensive Plan.
In the City's efforts to "conserve and revitalize" the The minimum intentions of both the land use and
South Park Neighborhood, it is highly desirable that transportation components of this Sketch Plan are
redevelopment occur in a manner consistent with the summarized below.
THE LAND USE COMPONENT OF THIS PLAN
At a minimum, the Land Use Component of this Plan (Wrap and text) is intended to achieve the follorving results.
1). Encourage the residential revitalization of the b), encouraging spatial relationships among
neighborhood by: parcels of land and their uses which will:
a). promoting compatibility among the various i). result in an aesthetically attractive setting
uses which can be made of land by, among that will foster a good quality of life for both
other things, discouraging commercial, residents and visitors;
industrial, institutional, or multi-family
development in areas which are desired and ii). foster the best and most efficient use of area
intended to be predominately in single and two- transportation facilities,particularly transit and
family residential uses and by providing for the pedestrian facilities; and
n
establishment of ope space buffer areas and
other land use compatibility measures to protect iii). promote efficient and safe access to public
residential uses from non-residential uses and and semi-public uses in the area, for example
low density residential uses from medium and Lamar University; and
high density residential uses';
c). providing opportunities for development of
convenient but compatible neighborhood-
oriented retail trade and personal services
Not applicable for mixed use areas or where neo-traditional that are also spatially located to promote the
design principles are intended to be applied. public health, safely, and welfare.
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 3
2). Encourage the recreational, cultural, and social are well suited to supporting employment
revitalization of the neighborhood by: opportunities and commercial development.
a). providing adequate and appropriate sites for 4). Provide a mechanism to facilitate changes in land
recreational facilities and open space areas; use over time by permitting redevelopment and
transitional uses of land to occur in accordance
b). supporting the development of public and with the goals, objectives, policies, and proposal
semi-public (institutional) uses in those provisions of the overall Neighborhood Sketch Plan
suitable locations where they will not have an and the City's Comprehensive Plan.
adverse impact on adjacent development,
particularly residential development; and
5). Provide environmentally sound development
c). providing safe and attractive public spaces policies, design principles, and construction
for pedestrian use and social interaction. standards that reduce energy consumption,
minimize or eliminate environmental pollution
problems, particularly noise and air pollution, as
3). Encourage the economic revitalization of the well as not hinder the development of non-
area's business community by, and where contemporary development projects such as those
determined appropriate, providing for the which are often referred to as neo-traditional,
development ofpublic facilities and land uses which transit, or smart-growth oriented development.
THE TRANSPORTATION COMPONENT OF THIS PLAN
The Transportation Component of thu Plan (map and text)is intended, at a minimum, to achieve the following results.
1). Restrict commercial and other non-local traffic 5) Improve the safety, aesthetic appearance, and
from using local streets which are or are intended to capacity of the area's "local street" network(both
be predominately residential in character and use by residential and non-residential streets).
directing such traffic along arterial and major
collector streets. G). Provide a network of safe and attractive bike and
pedestrian ways that efficiently connect major
2). Provide improved and adequate off-street and on- destination points both within and outside the area.
street parking facilities within all existing or
proposed"commercial or business areas"in order to 7). Provide a safe and aesthetically attractive transit
ensure the storage of vehicles and movement of system infrastructure that will support an efficient
traffic in a safe and efficient manner. but low cost transit system of local and citywide
service as well as provide access to regional transit
3). Provide improved and adequate off-street and on- systems.
street parking facilities within all existing
"residential areas"and in any proposed"residential 8). Provide improvements which promote and support
areas" in order to ensure the storage of vehicles and the goals and objectives of implementing a multi-
movement of traffic in a safe and efficient manner. modal transportation system.
4). Improve the safety, aesthetic appearance, and
capacity of the area's "major street" network.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 4
ABOUT THE NEIGHBORHOOD
Location and Geographical Description
— - The South Park Neighborhood is located on the far south side of
�0 the central core area of Beaumont,which basically encompasses the
area between Interstate 10,the Cardinal Drive freeway system,and
Neches 'per the Neches River. The geographical area covered by this plan can
" — be generally defined as being bounded by Washington Boulevard
on the north, by the right-of-way of the S.P. railroad and West
Port Arthur Road on the west, by Cardinal Drive (U.S. 69, 96, &
u 287) on the south, and on the east by the Kansas City Southern
railroad tracks which are east of MLK Parkway. Where
i Washington Blvd.is the boundary,the boundary generally extends
N northward one lot in depth from the street;however,any principle
structure or building,including any auxiliary facilities,which front
aralpapDriv on a boundary street is to be considered in the study area no matter
ehow many lots are involved. This is done in order for the study
area to include all properties facing the boundary street.
History
Historically, South Park has been a separate neighborhood lost a portion of its individuality. Lamar University
community within the City of Beaumont with remains, but even it has lost some of its connectivity with the
it's own unique identity. The origins of the neighborhood due to it's regional focus. Although long time
neighborhood go back to the late 1800's as this residents still have pride for their community, many feel they have
small community began to growth just south of experienced an overall decline in the quality of life and sense of
Beaumont. South Park's sense of community community since the loss of the South Park District.
was fostered early on by the formation of the
South Park School District,which was created s:
to educate the children of the community. + 1
After the oil boom at Spindletop,located a few '
miles to the south of the neighborhood, South
Park began to steadily grow with home-owning
working class families. Soon thereafter, the
school district expanded to include South Park �(�
Junior College,which is now Lamar University.
Although the South Park area was annexed by
the City of Beaumont in 1919,the South Park
and Beaumont school districts were not
consolidated. It was this independence that
was largely tested throughout the years and
ultimately strengthened the residents'loyalty to
South Park. 2
When South Park I.S.D. eventually merged The South Park High School Building,which
with Beaumont I.S.D. in the 1980's, the was built in 1928,was the original home of
the South Park Junior College. This is now
the campus of the South Park Middle School
within the Beaumont School District.
z Summarized from The South Park Story,
1891-1971 and the founding of Lamar Universitv,1923-
194:a documented 80 year history,by Ray Asbury.
SOUTH PARKNEIGHBORHOOD SKETCHPLAN: 2002 5
Residential Areas
The predominant use of land within South Park is for
single family residential dwellings. Generally, the Residential areas within South
neighborhood's newer,larger,and better kept housing Park have a their own character
can be found in the southern end of the and architectural style.
neighborhood. That area also has fewer vacant lots
and vacant housing units. The housing is more
likely to be of brick construction and of a more
contemporary 1950s or 1960s design. Housing in
the middle and northern portions of the
neighborhood is just the opposite, i.e. smaller, more
traditional homes with wood siding,possibly recently •• •• �>
covered with vinyl or aluminum siding, and built in
the 1940s or earlier. See examples to the right. There
are more vacant houses, and lots and housing
IN
conditions are generally worse. Local streets in both
areas are likely to be constructed with a mixture of
open drainage ditches and curbs and gutters.
With the exception of the area south of Florida •
Avenue, garage apartments, duplexes, and triplexes
are commonly found throughout the neighborhood.
Apartment complexes are generally either east of •• j v� f
Highland Avenue,typically near Lamar University,or
in the far southwest corner of the neighborhood ,, _ I
adjacent to Park Street and south of Campus Avenue.
Apartment complexes in this area are generally larger
than found elsewhere in the neighborhood.
Apartments in most of the neighborhood are well 1
kept, however, there are instances where some are
poorly maintained. A significant problem which
needs to be corrected is the storage of apartment
complex trash receptacles on public rights-of-way.
An example is shown below.
Figure 2 : Housing Units From 1960 to 1990
so0o
5000
40DO
t —mss
4
3000
T 2000
1000
Over the past four censuses, 1960 to 1990, data on
total housing units, owner and renter occupied D
dwellings,and vacant units have experienced negative 1960 1970 1980 1990
changes that have impacted the neighborhood in ways
® Vacant Units ® Renter Occupied Owner Occupied
that are not beneficial to the economic vitality of the
area. A graph depicting those changes is provided to
the right. Source: U.S.Bureau of the Census 2000 data not yet available
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 6
Commercial and Industrial Areas
Highland Avenue is the historic commercial street of the parking for some 180 cars. Although this site is located
South Park neighborhood and is also the only in the approximate center of the neighborhood, it lacks
continuous interior thoroughfare extending the full visibility from Highland Avenue.
north/south distance between Cardinal Drive and
Washington Boulevard. As such,Highland Avenue has A Lucky Seven Grocery Store,located on Avenue"A"in
been an important and integral component of the the Stadium Shopping Center, is the only other major
economic and social life of the neighborhood. Most of grocery store serving the neighborhood. Because the
the original schools faced this street. Grocery stores, Lucky Seven store is located in the northwestern edge of
drug stores, barber and beauty shops, bakeries, etc., the neighborhood, the Market Basket store probably
could be found there.' However, many Highland serves more of the residents of South Park than does the
Avenue commercial establishments have closed over the Lucky Seven store.
last twenty or so years and not re-opened.
Although there are industrial land uses on the east and
south sides of the study area, there are few such uses
' within the interior of the study area itself. A concrete
' k manufacturing facility exists to the east of Rolfe
p1►j ; , %' F Christopher Drive between Florida and Cardinal Drive.
Its unfortunate location between the freeway(Cardinal
_ Drive) and Lamar University does not enhance the
_' impression visitors get of the university community.
- Another visually unattractive element of the landscape
affecting the university community is a large electric
substation and power transmission rights-of-way
ial immediately adjacent to the baseball stadium and golf
driving range. See photo below. It would greatly
enhance the campus setting if the electric sub-station were to be enclosed by a screen of some kind. See
photo in Appendix A of an example of how the problem
One such establishment,and probably the most glaring might be addressed.
example of lost neighborhood commercial services, is a
closed and deteriorated art-deco styled shopping or A small area of industrial and storage/distribution uses
entertainment center located at Highland and East exist along the east side of MLK Parkway between
Pipkin. This neighborhood theater,with its adjoining Florida and Cardinal Drive eastward to the KCS railroad
shops offering retail goods and personal services such as tracks. To the east of the railroad tracks lies a huge
barber shops,was a place of important social gathering. petro-chemical complex.
A few blocks to the south, located at the northwest
corner of Woodrow and Highland, is a police sub- fi
station which formerly was an A&P grocery store. The
loss of these commercial uses over the past decades have *,
seriously impacted the economic and social well-being of
the neighborhood.
Lavaca Street, another of the major continuous east
west thoroughfares,lacks the past commercial character
of Highland Avenue; however, it is the location of one a
of the two large grocery stores still operating in the
neighborhood. Located approximately one block off
Highland is the Market Basket Grocery,which is a stand '
alone store of approximately 33,000 square feet with
3 The 1941 Morrison&Fourmy's Beaumont City Directory The electric substation located
lists such commercial businesses as The Highland Avenue Drug
Store,Crawford Gro&Variety Store,Lamar Barber Shop,Co-Ed south of Lamar University.
Beauty Shoppe,Mrs.Roark's Cafeteria,and many others.
SOUTH PARKNEIGHBORHOOD SKETCHPLAN: 2002 7
Parks and Open Space
Park and recreational facilities in the neighborhood are The only other park facility,Chaison Park,is located on
limited to Alice Keith"Community Park"and Chaison a 2 acre site at the southwest corner of Harriott and
"Neighborhood Park". Neither park meets current Chaison. This park has a wading pool, a covered
acreage standards for their particular type of park. Alice basketball court,and picnic facilities. The most intense
Keith Park is located at the northeast corner of the uses in the park occur on the western end of the site
intersection of Highland and Lavaca and was originally which unfortunately is very close to the adjoining
developed in the early 1930s. It is a 14 acre site having residential homes that face the park. This situation, on
a community center with kitchen facilities and the City's occasion, creates noise problems for the neighborhood.
newest swimming pool which opened in 1999. Much
of this park site is currently vacant and under used due
to the demolition of former facilities which have not }` `
been replaced. See picture on page 43 of the remaining `3
entrance way to the old swimming pool.
A red brick structure with an elliptical courtyard acts as ✓'
a landmark identifying what originally must have been
the main park entrance. At one time the courtyard
contained a garden and a fishing pond, but currently it
contains no features or landscaping other than a single
flag pole. Renovation of this facility and the possibility
of a new use for the site needs to be investigated. See
picture to the right. Other improvements, particularly
improved lighting, also need to be considered. ..- -
Pubic & Semi-Public Uses
A significant proportion of the land in South Park is Administrative Center on Woodrow near Park Street.
used by public and semi-public uses. Lamar University, All are in excellent to good condition except for the
which is located in the southeastern part of the Administrative Center. The condition of that facility
neighborhood,occupies some 321 acres of land and had has been rated the worst of all of BISD's facilities.5
an enrollment of approximately 9000 for the Fall 2001
semester. Recent improvements at the university,such A new regional Post Office is under construction on the
as new student housing facilities, have resulted in an full city block between Avenue"A", Chaison, Elgie and
increase in the on-campus housing population. Recent Church streets. When completed, it will replace the
announcements of more on-campus housing existing smaller neighborhood post office located in the
construction suggest the likelihood of a future increase Stadium Shopping Center.
in the resident on-campus population . Any future
expansion of the university's educational facilities needed The neighborhood has a small branch library on Avenue
to accommodate increased enrollment is likely to occur "A" which will be closed upon completion of a larger
both inside and outside the current campus boundaries branch library on Fannett Road at Sarah Street.
and generally in a southeastern or northern direction. Unfortunately, this new location is too far for South
Park residents to walk to,particularly for the elderly and
Facilities of the Beaumont Independent School District children,and there is no direct transit route which serves
include the newly built Pietzsch-MacArthur Elementary both the neighborhood and the new library.
School located at Woodrow and Highland,the adjacent,
recently renovated South Park Middle School at Churches are predominant features in South Park,
Highland and East Virginia, the Bingman Elementary particularly along Highland Ave.. The largest appears to
School at S. Kenneth and Florida, and the BISD be the Catholic Church at Avenue "A" and Virginia.
4 Future expansion of on-campus housing at Lamar 5 Mentioned in The Examiner,August 9-15,2001,Page 22,
University mentioned in The Beaumont Enterprise, February 6, from a study conducted by 3D/International for B.I.S.D.
2002,Page IA.
SOUTH PARKNEIGHBORHOOD SKETCHPLAN: 2002 8
Major Thoroughfares
The northern, eastern, and southern borders of South street any resemblance of its former landscaped
Park are defined by arterial thoroughfares. Cardinal boulevard appearance. Although renovations of existing
Drive {US 69, 96, & 287} runs along the and construction of new commercial establishments have
neighborhood's southern border as a freeway with occurred, this important commercial thoroughfare does
adjacent one-way, three lane service roads. Physically, not impart the positive image it did in the past.
the freeway and its service roads are in fairly good shape,
however, a traveler along this freeway gets no positive The only interior thoroughfare to extend the full north-
visual image of the neighborhood or the university south length of the neighborhood is the Highland
which borders the freeway. The same is true of the Avenue / Irving Street corridor. This street is four
freeway itself as it lacks landscaping. Overpasses or lanes in width along its full length, however, the width
partial interchanges exist at Avenue "A", at Rolfe of the pavement varies significantly along its route
Christopher, and at MLK Parkway, with the MLK through the neighborhood. While the condition of the
location having the best functional access and egress. pavement is generally good, the visual appearance and
condition of the streetscape itself is, in numerous
Reaching Lamar University from the freeway via Rolfe locations, very poor. Much improvement is needed
Christopher is not an easy process nor does it provide a along the entire route,particularly from Alice Keith Park
positive visual image of the university. The same is true south to Campus Avenue.
in accessing the freeway using Rolfe Christopher Drive.
In this case,east bound traffic must either proceed south Both Park Street and Avenue "A" are significant
bound on MLK to access the freeway south of Sulphur thoroughfares,however,neither are continuous through
Dr. or get to the east service road of Cardinal Dr. via streets. Avenue "A" ends at Virginia, but then
Highland Avenue. The only other freeway access point continues on the west side of the railroad tracks to reach
to the University is University Drive and it has the same Cardinal Drive at West Port Arthur Road. Park Street
problems as listed for Rolfe Christopher Drive. Cardinal ends at Florida, but traffic can also continue southward
Drive therefore functions very poorly in it relationship to Cardinal Drive by crossing the railroad tracks and
to the university and to South Park. Essentially the using Avenue "A". Park Street has an additional
freeway is a way"past" both. alignment problem at Harriott Street where there is
about a half a block jog in the alignment. These "dog
The six-lane MLK Parkway extends along the east side leg" intersections need to be replaced. Neither of these
of the neighborhood from Washington Blvd. to streets have sidewalks.
Cardinal Drive. Approximately one-third of that
distance is built to freeway tandards and is landscaped,
4'
Y P
however,the landscaping is in very poor condition. The
area bordering MLK near Washington Blvd.has recently _
seen some new commercial development and is therefore
improving. The southern end of this corridor, from E.
Virginia to Cardinal Drive, has however been and
continues to be in a depressed economic and physical
state. Commercial structures near the Florida Avenue
intersection have repeatedly gone from occupied to
vacant. Further north, two vacant fast food
establishments have been vacant for some time now. s ,
These conditions are detrimental to the present and
future economic and social well being of this part of
South Park and particularly detrimental to Lamar
University's efforts to grow and improve the public
image of the university community. Significant University Drive is a divided thoroughfare beginning at
improvements in land usage and the physical state of the Cardinal Drive and extending northward along the west
area is needed along this southern end of MLK Parkway. side of Lamar University to Lavaca. Although there is
a grass median, there is no landscaping on this street.
Washington Blvd. is currently the dominate Traveling northward from Lavaca, University Drive
commercial corridor in the area. No longer a reverts to a narrow two-lane, curb-less street which
landscaped boulevard, Washington is now a four-lane extends to Adams Street. Although Adams does extend
street with a continuous center turn lane. Only the to MLK Parkway just north of the campus, traffic can
numerous large trees at its eastern end remain to give the only access the southbound lanes of MLK. The
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 9
extension of University Drive northward from Lavaca to eastward to Chambers Street, it is a four lane curb and
connect with MLK Parkway would greatly improve gutter facility which widens to a divided street as it
access to and from the university and improve the passes through the Lamar campus. From Lamar
physical appearance of the area. If a way can be found University east to MLK Parkway, the street is again a
to provide access to MLK Parkway for north bound four lane curb and gutter facility. The availability of
traffic,further improvements in traffic circulation for the adequate sidewalks is limited along much of Florida
university and neighborhood would occur. The absence Ave.,particularly near Bingman Elementary School and
of an interchange at Cardinal Drive leaves traffic no Lamar University.
choice but to go west along the service road to get to
points where east or west bound traffic can access the Another through east/west major thoroughfare is Lavaca
freeway. Those access points are a long distance away. Street, which extends from MLK, across the northern
part of the campus, and through the middle of the
One of neighborhood's continuous or through east/west neighborhood to connect with Sarah Street. This
major thoroughfares is Florida Avenue. It extends corridor eventually extends westward to Fannett Road
from MLK Pkwy., through the southern portion of the (State Hwy 124). Lavaca is essentially a four lane curb
Lamar campus,to Avenue"A". The portion of Florida and gutter street which is divided by a small median
which extends from Avenue "A" east to Highland is a within the Lamar campus.
two lane street having open ditches. From that point
Other Significant Corridors
Among other significant east/west streets are A significant north/south street that is not a major
Threadneedle and Elgie, both in the northern half of thoroughfare is Kenneth Street, a corridor which
the neighborhood. These two-lane streets provide extends from Washington Blvd. south to Woodrow
access to Stadium Shopping Center and the soon to Avenue. Although this corridor extends southward to
open new Post Office on Avenue "A". Sidewalks and Florida Avenue as South Kenneth, the jog in the
curbs and gutters are not provided along the full length alignment of these streets at Woodrow hinders the use
of these corridors. of the corridor as a through north/south traffic
thoroughfare. This street does however serve as a
In the approximate center of the neighborhood is collector for that portion of the neighborhood north of
Woodrow Avenue, which extends between Park and Woodrow because it is one of the few streets that
Highland as a two-lane curb and gutter street.Sidewalks provides direct access to Washington Boulevard. This
extend the full distance between Highland and Kenneth. portion of Kenneth is generally in better condition and
more heavily used by autos and pedestrians than other
Another east/west corridor is East Virginia, which local streets. A few minor improvements to Kenneth
connects Highland to University Drive. This street would make this corridor an integral component to the
serves South Park Middle School and Lamar University revitalization of the neighborhood.
and is a wide two-lane curb and gutter street.
btelthia�lack 0.
Public Transit
' •
idew The South Park neighborhood is currently served by
only one Beaumont Transit System route. That route
.gym
extends southward along Park to Lavaca,then east along
Lavaca to and then along the south bound service road
of MLK Parkway and encircles Lamar University by
IrP
going southward along Rolfe Christopher, and west on
Florida to Highland. At Highland the route goes back
northward to Lavaca, at which point the route extends
westward to and then north on Avenue"A" to Harriott
Street, and ultimately north on Avenue "C" and out of
SO UTH PA RK NEIGHB ORHO OD SKETCH PLAN: 2002 10
the neighborhood. This transit route provides access to protect waiting transit users from conditions such as
between downtown Beaumont and Lamar University rain,wind,and sun nor provide information on the time
and also passes by Stadium Shopping Center and the and frequency of service. In many cases there is no
Market Basket store on Lavaca. East/West travel across access to sidewalks to and from the bus stops. The
the neighborhood and the southern portion of the city picture on the previous page illustrates some of the
is not provided for by this network. Access to the new problems found at South Park bus stops. The example
branch library at Fannett and Sarah, which will replace is of a bus stop on Avenue "A" near Stadium Shopping
the current branch near Stadium Shopping Center, Center. Current City policy is to only place covered
cannot be reached by bus without going downtown and bus stops at locations having over fifty boardings per
transferring to the South Eleventh Street bus. Bus stops day. Whether or not the shown location meets the
along the current South Park line do not have facilities boarding criteria has not been determined.
Major Areas of Concern
Blight, in many forms, has contributed to the decay of Beyond the loss of such quality of life factors mentioned
significant portions the South Park area. Un- earlier, there is also the problem of the lack of physical
maintained properties and un-safe conditions negatively features and the proper design of those features in a
affect both a citizen's sense of pride in their manner that instills a feeling of safety and sense of place
neighborhood and the perception of the value or for the residents and visitors to the neighborhood. New
desirability of the neighborhood by the community at development should either enhance the historic identity
large. Such deterioration ultimately leads to reduced of South Park or be designed to create an identifiably
economic vitality,lower property values,and the loss of unique but new landscape, not just replace the current
safe and decent but affordable housing. This loss of South Park with something new and out of architectural
economic vitality can be seen along Highland Avenue, harmony with its surroundings.
particularly north of Lavaca, and along Avenue "A",
between Pipkin and Lavaca. A small vacant grocery A study was conducted by the Transportation Division
store located on Park Street near Brockman, an to identify locations where the street lighting did not
abandoned gas station on Highland at Florida, a meet City Code. At locations where street lighting was
deteriorated old movie theater at Highland and Pipkin, found to be deficient, authorization was given to install
and closed fast food restaurants near Lamar University additional street lights. It should be noted that the City
and on Washington Blvd. are examples of former uses street light standards are for public safety in the use of
currently having a negative impact on the streets and not for crime prevention or civic
neighborhood. A plan and a set of implementation enhancement. For those purposes, it is likely that
strategies on how these areas might to be re-developed is lighting, both on and off street, would be found to be
needed. deficient and excessive. An example of excessive
lighting, which is also a waste of resources, money and
Besides the above mentioned loss in economic vitality, energy, can be seen at the corner of Woodrow and
there has been and continues to be a loss in quality of Highland. Proper street lighting can increase public
life factors within the neighborhood. The loss of quality safety,however,lighting that is too bright or improperly
of life factors can cause an actual decline in or a directed can cause glare against a darker background.
perceived notion of decline in the public safety and This can obscure rather than illuminate nearby activities
health of the area. This can occur as the result of and thereby reduce public safety.
1). the deterioration of the public infrastructure; Much of the neighborhood is deficient in the provision
of curb and gutter streets with sidewalks. The
2). the existence of current development deficiencies occur even on the areas major streets such as
regulations that foster the development of an Park Street. See example on the next page. Sub-surface
entirely new neighborhood instead of drainage facilities would reduce the need for cleaning the
supporting the renovation, maintenance, and open ditches of trash and weeds which can impede the
restoration of South Park as it currently exists flow of stormwater and cause localized flooding. They
and as it is generally remembered to have also provide a habitat for bugs, snakes, and other
existed; and nuisance creatures.
3). the demographic changes that have occurred in
the neighborhood.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 11
This photo, looking north on Park Street at Saxe
Street, is an example of some of the major concerns
associated with some streets in the neighborhood.Park
- ..� Street at this location is lacking both sidewalks and
curb and gutters.
Demographic Changes
Demographic changes in the South Park Neighborhood population loss not only stopped but actually increased
between 1960 and 2000 have resulted in a significant by 879. All three census tracts experienced gains in
change in the population and socio-economic population between 1990 and 2000. The population
characteristics of the neighborhood. The trend has gain for Census Tract 25 was more than twice the
generally been a downward one,although a turn-around combined gain of the other two tracts. This is a very
did occur between 1990 and 2000. The neighborhood, encouraging sign that the neighborhood many have
which is composed of Census Tracts 24, 25, and 26, started a significant come-back. Assuming the adoption
and shown below, had a drop in total population for and implementation of this and other plans for guiding
each of the three censuses of 1970, 1980, and 1990. the redevelopment of South Park, this upward trend in
During that period, the neighborhood dropped from a population might actually continue. A graphic
population of 15, 944 in 1960 to 11,712 in 1990, for a illustration of these population changes is shown in
loss of 4,232 residents, some 26% of the 1960 Figure 4 on the next page.
population. However, between 1990 and 2000, the
Figure 3 : Census Tracts in South Park
F rid
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 12
Figure 4 : Population Totals Per Census Tracts
8000 - -
7000 ♦ _. _.__
6000 - ftrAft Census Tract 26
Census Tract 25
5000 Census Tract 24
4000
3000
In 2000, Census Tract
2000 25 gained back the
population that was lost
since 1960. Census
1000 — Tracts 24 and 26 still have
to make significant gains
to return to 1960 level of
0 -- population.
1960 1970 1980 1990 2000
Source: U.S.Bureau of the Census
Of the neighborhoods' three census tracts,Census Tract the City median income; Census Tract 24 (116% to
25 experienced the least population loss and was the first 48%), Census Tract 25 (125% to 59%) and Census
to show a population gain. Census Tract 25 also Tract 26 (126% to 46%). See Figure 5 below.
reported a higher median income for 1980 and 1990
than did the other two census tracts. Unfortunately, The percentage of the population considered "low to
that median income,as a percentage of the City median moderate income" went up significantly for all three
income, went from 96% in 1980 to 59% in 1990. census tracts, however, Census Tract 25 went up the
greatest by moving from 9.4%(1980) to 50.2% (1990)
1970 marked the high point of median income for the low to moderate income. Census Tract 24 went from
area with all three census tracts showing median income 18.1%to 57.9%and Census Tract 26 went from 14.9%
greater than the City median income. However, from to 53%. This drop in income has certainly impacted the
1970 to 1990, all census tracts experienced a opportunities for commercial operations within the area.
considerable drop in median income, as a percentage of
Figure 5 : Percent of City Median HH Income Per Census Tract
140 120---- --- --- ----
100
go-
60- - —
40
20
0
1960 1970 1980 1990
® census Tract 24 ® Census Tract 25 Census Tract 26
Source:U.S.Bureau of the Census 2000 data not yet available
SOUTH PARKNEIGHBORHOOD SKETCHPLAN: 2002 13
Drainage
An April 1992 report by Mark W.Whitely&Associates the Chaison Street trunk line and the Brockman laterals,
entitled "Preliminary Design Report For Storm Sewer has been completed. Construction of the second phase,
Improvements: South Park Drainage Area" established which is currently estimated to cost 3.6 million dollars,
preliminary design recommendations and cost estimates needs to get under way.
for improving the existing storm sewer system to
accommodate a 10 year frequency rainfall. The study Completion of the second phase drainage improvements
looked at the following two drainage systems: should result in the elimination of the flooding problems
in South Park in general and particularly those
1). The South Park Drainage Area which was experienced along Park, Church, Harriot, Boyt, and
described as being bordered on the north by Harrel streets, along Alabama, Brandon,and Highland
Church Street,on the south by Palermo Street, avenues,and on University Drive. Flooding along East
on the west by the SPRR, and on the east by Virginia, west of MLK Parkway to Rolfe Christopher,
Highland Avenue; and would not be relieved by the above improvements.
2). The Threadneedle Drainage Area which, The following figure illustrates those areas within South
according to Exhibit A in the report, extends Park where sub-surface drainage facilities exist. Those
north and east of the South Park Drainage Area areas not having sub-surface drainage facilities either
to and somewhat beyond Washington Blvd. have open drainage ditches or no drainage facilities. A
and to MLK Parkway. significant portion of South Park is therefore served by
either open ditches or just surface runoff. Open ditches
The study recommended the improvement be are not desirable because of the maintenance required to
constructed in two phases. Construction of the first keep them flowing properly and the public health and
phase, then estimated at $2,700,000 and identified as safety concerns associated with them.
Figure 6: South Park Drainage Facilities
Sub-surface Drainage
` Without
Sub-surface Drainage
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 14
THE
PLANNING
PROCESS
THE PLANNING PROCESS
Public input into the development of this study was sought by the Planning staff in several ways. Monthly meetings with
the board members of the South Park Neighborhood Association began in January of 2001. In the spring of 2001,
copies of a short citizen survey were provided to the board members of the South Park Neighborhood Association for
distribution to residents and businesses of the neighborhood. Results from that survey and in observations by the
Planning staff during the process of preparing this plan indicated that participating citizens expressed a desire for a safe,
quiet,and visually attractive neighborhood that is also economically prosperous. Many of the goals and objectives in this
plan support those expressed desires. A summary of citizen participation concerns is given below.
Significant immediate concerns included the following:
1). Street noise
2). Vacant and abandoned buildings
3). Poor street conditions
Over a period of little more than a year,Planning Division staff made monthly presentations to the Board of the South
Park Neighborhood Association on the subjects of goals,objectives, policies, and proposals to be contained within the
plan. Those same subjects were presented to the full membership of the South Park Neighborhood Association,whose
meetings are open to the general public. The Planning staff also held several public meetings for the general public.
The following is a listing of specific dates of public meetings and hearings conducted in the process of adopting the South
Park Sketch Plan.
1). November 29`s, 2001 public meeting at Alice Keith Park Community Center.
2). December 13ch, 2001 public meeting at Alice Keith Park Community Center.
3). January 23`d, 2002 Planning Commission workshop.
4). February 20`', 2002 Planning Commission workshop.
5). April 15'', Planning Commission/City Council Joint Public Hearing
C). April 23rd, 2002 City Council adoption date.
While many of the goals, objectives, and policies of this plan were developed jointly by the Plan ning Division staff and
the residents and business interests of the study area, many were developed by the Planning staff using previously
developed but generally applicable goals,objectives,and policies found in other neighborhood plans adopted by
the City. The resulting goals, objectives, and policies were reviewed and modified as necessary or desired
through additional meetings with area residents and business interests. Specific development/ redevelopment
suggestions for the area were drafted by the Planning staff but modified as necessary following public review and
comment.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 15
GOALS &
OBJECTIVES
GOALS & OBJECTIVES
For the purposes of this document, a goal is defined as a"general expression of a desired outcome,"
while an objective is defined as a"specific end to be achieved"through some form of action. Thus,
in the process of formulating goals and objectives one moves from the general to the specific. First,
general goals are formulated, then objectives are defined and adjusted to be more applicable to the
issues and needs that were identified during the goals development phase of the planning process.
Some of the goals and objectives should be accomplished by the City, some by area residents and
business owners and operators,and others through the joint participation of all three. Some goals
and objectives may be long-term (10 plus years) and others may be intermediate-term (4 to 9 years)
or short-term (1 to 3 years) . Specific goals and objectives to be accomplished are listed below but
not in any order of priorirv. Priorities for implementing the following goals and objectives are
to be determined throughout the development of the implementation phase (an Action or
Strategic Plan) and in the capital improvements programming process. Here, both the goals
and objectives are numbered solely for purposes of discussion by reference.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 16
GOAL I
Clean up and improve the physical condition and
appearance of the neighborhood through the joint participation of
area residents, business owners and operators, and the City.
Achieve Goal 1, in part, by implementing the following objectives.
1). Litter and weed control should occasionally be targeted for more active enforcement. 6
2). Actions should be taken to establish long-term, periodic 'community wide events to
involve local residents and businesses and the City in efforts to clean up and fix-up specific
elements of the neighborhood environment.
3). Take the necessary enforcement actions s to eliminate or at least reduce the negative
impacts on the neighborhood caused by junk and abandoned vehicles.
4). Actively promote the commitment and use of City resources to remove from public
rights-of-way or at least screen from public view any junk vehicles found within the
neighborhood and periodically target specific areas for concentrated use of City resources
for that purpose.
5). Improve the safety and physical condition ofthe area's existing commercial buildings and
structures through better code enforcement. 9
6). Improve the safety and Physical condition of the area's existing housing stock through
better code enforcement'
7). Improve the physical condition and appearance of the grounds and parking facilities of
the area's commercial properties through better owner maintenance.
8). Improve the physical condition and appearance of the yards of the area's residential
properties, particularly rental properties, through better owner maintenance.
9). Increase area business operators and residents knowledge and use of programs and
resources to assist them in maintaining thew homes and yards. Particular attention to
be focused on the elderly and low income residents and areas near Lamar University and
other specific areas identified by the City Council or the South Park Neighborhood
Association.
10). Establish a neighborhood oriented inspection program wherein a group of area residents
can identify and report to City Hall, on a scheduled or as necessa basis, any problems
dealing with the physical condition and appearance of the area and its public infrastructure,
or with zoning and land use problems.
6 In accordance with Article N of Chapter 13 of the City of Beaumont Code of Ordinances
'Annual or bi-annual.
s Authorized under Section 13-15 of Chapter 13 of the City Code.
v As per "Building Code",specifically Chapters 6 of the City Code.
10 As per the"Housing Code",specifically Chapter 14 of the City Code.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 17
GOAL 2
Make improvements in those public health, social and
economic factors which the existence or lack thereof
negatively impact the safety and quality of life of the residents,
the business community, and the experiences of visitors to the neighborhood. This
includes improving the public's perception of the area.
Achieve Goal 2, in part, by implementing the following objectives.
1). Take actions to improve public safety and health concerns in the neighborhood by increased
enforcement of"public health and sanitation laws" (Chapter 13 of City Code).
2). Provide temporary assistance and social services information and services to needy and
homeless persons in the area by preferably providing a location within the neighborhood where
such assistance,services, and information may be provided.
3). Encourage harmony and a cooperative attitude among area residents in order to improve
the quality of life for all and to promote the area as a good place to live.
4). Reduce the occurrence of unlawful activities in the area with particular attention to drug
abuse and the occurrence of such activities near Lamar University.
5). Make information on criminal activities within the area generally available to the public,
for example over the internet,and take steps to improve public perceptions of the state ofsuch
concerns about the area.
6). Investigate job creation and training opportunities which would be permissible under
currently adopted Enterprise Zone legislation, the boundaries of which encompass most of the
neighborhood.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 18
GOAL 3
Improve those yhvsical and environmental factors which the
existence or lack thereof negatively impact the safety and
quality of life of the residents, the business community, and the experiences
ofvisitors to the neighborhood. This includes improving the area''spublicfacilities
and its public streets and sidewalks,particularly along its major street network.
Achieve Coal 3, in part, by implementing the following objectives.
1). Take the steps necessary to protect the neighborhood from environmental nuisances and
other hazards to public health and safety as provided for in Chapter 23 of the City Code,
"Streets and Sidewalks".
2). Inventory and identify the owners of properties used for the storage of hazardous
materials or refuse,household trash,industrial waste or refuse,garbage,business trash
or refuse, waste building materials, junk appliances and cars, construction and like
materials, and determine whether such uses are legal or illegal. If found to be legal,
investigate and take whatever measures needed to secure the screening and securing of such
uses from public view and access. The "illegal" use of such properties are to be eliminated
or corrected.
3). Conduct a study of lighting in the neighborhood to determine where improvements
can be made in both the public and private use of outdoor Lighting in order to
increase public safety, enhance the aesthetic appearance of the neighborhood, and
improve energy efficiency. Develop a plan to make needed improvements as identified
in the study and investigate various means of implementing an assistance program to
encourage residents and private businesses in the area to install outdoor lighting in
accordance with the study. Direct such improvements so that they control excessive light
and glare by preventing the diffusion of light to where it is not wanted or might cause safety
concerns.
4). Increase the maintenance and beautification of street rights-of-way in order to foster
community pride and provide a unified neighborhood urban design concept for the
neighborhood or some portion thereof.
5). Pursue the demolition of those vacant,"un-secured" buildings which are open to public
trespass and in such a dilapidated state as to be beyond rehabilitation at a reasonable cost.
6). Pursue the boarding up or otherwise securing of chronically vacant but rehabilitable
buildings and structures which the owner has not or will not secure and protect from
damage and occupation by vagrants, squatters,juveniles, etc..
7). Conduct a detailed survey and comprehensive study of sidewalk conditions including
their existence or non-existence plus determine current and anticipated future pedestrian
traffic patterns. Special emphasis should be placed on access routes to schools and parks
and on access to and within commercial areas. The study should also investigate the impact
of current City Code provisions on the maintenance of existing sidewalks,the provision of
new sidewalks in new development projects and in existing developed areas where there are
currently no sidewalks.
Continued Next Page...
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 19
COAL 3 - CONTINUED
8). Improve the physical design and visual appearance of the area's infrastructure,
particularly its streetscapes, in order to provide a safer, more pleasant and aesthetically
pleasing environment,and enhance the social atmosphere, increase business, and reinforce
or even increase property values.
9). Reduce the occurrence and/or degree of flooding in the area by developing plans and
implementing maintenance programs to correct such problems and monitor the
effectiveness of those improvements to the drainage system.
10). Eliminate the visual pollution and public health and safety problems associated with
the storage or use of appliances and furniture not intended for outdoor use on porches
or otherwise in an area open to public view or access from the street.
11). Eliminate the public health and safety problems and visual pollution within the
neighborhood caused by the storage or temporary placement of garage and trash
receptacles within the area between a main structure and the street or otherwise open to
public view or access from a public street.
12). Conduct a study to determine the feasibility of enacting and to determine whether there
is public support for implementation of one or more neighborhood conservation districts
within South Park or some portions thereof.
13). Conduct a zoning study which would consider rezoning parts of the study area in order
to provide increased opportunities for multi-family, commercial, and industrial uses while
still protecting low density residential areas. If it is found appropriate that some areas of the
neighborhood could be rezoned to allow higher, more dense land uses and mixed uses,
action should be taken to achieve the rezoning.
14). Provide the area with safe and attractive recreational facilities which would provide a
variety of recreational opportunities and serve both the young and elderly populations within
the area.
15). Develop incentive programs to encourage local commercial and industrial property owners
to provide for and maintain open space buffer areas or special screening along residential
property lines. Also review incentive programs of other cities, such as the provision of
seedlings, saplings, shrubbery and landscape materials such as mulch, and, if determined
appropriate,see that those services are made available in South Park.
16). Develop and implement a plan to reduce the negative impacts, such as noise,pedestrian
safety,etc., resulting from the Southern Pacific railroad tracks which run along the western
side of the neighborhood.
SOUTHPARKNEIGHBORHOOD SKETCH PLAN: 2002 20
GOAL 4
To further acquire, maintain, and increase support among
area residents, the area business community, Lamar University, BISD, and City
officiah for re-development of the South Park area in
accordance with this Plan's vision of the future" including
the development of more comprehensive and subject specific plans for the area and
any associated implementation programs, as well as any needed future revision and
re-adoption of such.
Achieve Goal 4, in part, by implementing the following objectives.
1). Maintain existing and encourage greater City support for this "vision of the future" Sketch
Plan for the South Park Neighborhood.
2). Establish a standing committee to annually prepare a"5-Year Strategic Action Plan" for
submittal to the City at the time the City is reviewing its 2003 and later years CIP budgets.
3). Beginning two years after adoption of this Sketch Plan, seek the establishment of a
standing committee to begin development of a"Comprehensive Neighborhood Plan" to
replace this Sketch Plan.
4). Beginning three years after adoption of this Sketch Plan,begin the development of a draft
"Comprehensive Neighborhood Plan" with the intent that it be adopted by the end of
2007.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 21
GOAL S
In order to act as a facilitator for the revitalization and
economic redevelopment of the South Park neighborhood,
the City will serve in a leadership role.
Achieve Goal 5, in part, by implementing the following objectives.
1). Conduct studies of existing conditions, create plans, and develop implementation
programs which the City can use to direct the orderly growth of the area, provide for the
compatible co-existence of differing land uses, and ensure a more cohesive, harmonious
urban fabric throughout the South Park area.
2). Take public actions to provide affordable housing within the neighborhood and stimulate
housing development by the private sector.
3). Work closely and diligently with existing area businesses to obtain grants, to provide
development incentives and trained workers, to assist in capital formation and in the
provision of financial loan packages, to act as the coordinating mechanism for mobilizing
the area's business community, and to stimulate the economic re-development of the area.
4). Achieve the development and implementation of a'redevelopment plan",with action
strategies, for the commercial and possible mixed use redevelopment of the area around
the intersection of Highland and Lavaca.
5). Develop and implement a set of`action strategies" for encouraging the re-development
of the area east of Lamar University to MLK Parkway,all in accordance with a desirable
and officially adopted master plan for the area.
6). Provide adult education and job training services in order to provide needy local citizens
with the means to provide for themselves, thus improving the overall social and economic
condition of the area. Ideally, such a center should be located within the neighborhood.
7). Develop some form of financial or other form of assistance for aiding homeowners,
in designated areas, with maintenance of those portions of the homeowner's property that
are visible from the street.
S). Work with BISD to improve conditions at and near school properties, as well as the
environment along the major access routes to those facilities.
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 22
GOAL 6
Preserve the residential and historic character desired by the
residents and business community while fostering variety and individuality in the
character of the neighborhood.
Achieve Goal 6, in part, by implementing the following objectives.
1). Preserve the residential character of the neighborhood by:
a). discouraging non-compatible land uses such as the introduction of new commercial,
industrial, institutional, or multi-family developments in areas which contain
predominantly single and two family residential uses";
b). finding ways to encourage the re-use of all legal and illegal non-conforming uses in
the area so that they would become conforming uses;
c). taking specific actions to protect residential areas from the negative affects of
through and commercial traffic by reviewing and modifying, where necessary, the
Major Street Plan and the local street network;
d). the use of landscaping, street furniture, ornamental lighting, graphics and
signage, and public art and sculpture to foster pride and unity in the
neighborhood, as well as to direct ingress and egress and to develop a positive visual
identity that will enhance the area's public image;
e). encouraging and providing for in-fill development of existing vacant lots with
structures which are of a character that is physically similar and architecturally
compatible with the existing development;
0. providing recreational facilities and open space areas in appropriate locations that
will enhance the character and quality of life of the neighborhood; and
g). targeting the area for stricter enforcement of the zoning ordinance and seek the
elimination of uses of property which are illegal under that ordinance.
2). Preserve the historic character of the neighborhood by:
a). conducting an inventory of the historic and cultural resources of the neighborhood,
including the identification of any portions of the neighborhood that may warrant
inclusion in the City of Beaumont "Spare" project; and
b). preparing a report addressing the need or lack thereof for the establishment of a
historic district or the designation of individual historic properties.
Not applicable for mixed use areas or where neo-traditional design principles are intended to be applied.
SO UTH PARK NEIGHBORHO OD SKETCHPLAAI: 2002 23
GOAL 7
Develop a transfortation network and system infrastructure
based on a multi-modal lannin approach which addresses the
traffic,parking, transit, and pedestr an needs�f the neighborhood in a coordinated,
safe, convenient, effective, efficient, and aesthetically pleasing manner.
Achieve Coal 7, in part, by implementing the following objectives.
1). Development of a `short-term" transportation network improvements 'program"
which addresses the traffic needs of the neighborhood in a coordinated, safe, convenient,
effective, and efficient manner by improving the physical condition and safety aspects of;
a). the major street network, b). the local street network, c). the pedestrian network, and
d). the transit network. Development of a "short-term" improvements program for
pedestrian networks (item c) should be limited to areas along arterial streets, at bus stops,
and like areas until completion of objective 7 under goal 3 has been accomplished.
2). Improve the flow of traffic on the area's street network by discouraging through traffic,
by making access and egress within the area easier,and by improving the quality and safety
of the neighborhood environment.
3). Conduct a study to evaluate the need for additional parking facilities for the university
and the neighborhood,and to determine where such facilities could be implemented with
as few negative impacts as possible.
4). Conduct a study addressing the need or lack thereof for permanently or temporarily
closing off some local streets where such actions would improve the quality and safety of
the neighborhood. Potential streets or areas for such actions include the following:
1). Along the Southern Pacific Railroad track;
2). Along MLK Parkway; and
3). Along University Drive.
5). Conduct a traffic study to determine potential needs for additional stop signs,traffic,street
and other safety lights, and potential changes to speed limits on area streets. Clearly mark
and light area streets to promote automobile, pedestrian, and train safety, and include
standards to properly direct the light where it is wanted and shield the light from areas where
it is not wanted. In addition,establish a program that will promote traffic safety awareness
among area residents.
6). Develop a "short-term" transit network improvements program which addresses the
transit needs of the neighborhood in a coordinated,safe,convenient,effective,and efficient
manner.
7). Development of a plan and promotional program to encourage public transit usage
by area residents. The plan should, among other things, provide the area with several bus
stops having shelter from the weather,attractive landscaping,aesthetically attractive lighting
that provides for the public safety, and display boards for advertising and general
information.
8). Develop a plan to provide for the development of safe and dedicated bike lanes and
pedestrian ways throughout the area but with emphasis on connecting residential and
commercial areas of the neighborhood with Lamar University.
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 24
GOAL 8
To stimulate private sector housing development within the
area and provide increased affordable housing opportunities
throughout the neighborhood.
Achieve Goal 8, in part, by implementing the following objectives.
1). Improve housing opportunities in the area, particularly single-family dwelling units.
2). Conduct a study for the purpose of finding properties which would be suitable for a joint
public/private sector development of multi-family housing, some of which would be
reserved for low to moderate income persons, the physically handicapped, and the elderly.
Investigate ways to implement the construction and operation of such development,if a site
can be found.
3). Establish, make available, and administer home construction and renovation loans
specifically dedicated to the South Park neighborhood.
4). Development of a housing plan specifically for South Park to ensure a diversity of housing
styles and a range of house sizes, and to meet the needs of all income ranges.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 25
GOAL 9
Provide for the implementation of plans to ensure the
orderly, short-term and long-term redevelopment of the
neighborhood through the creation, adoption, and implementation of an
Initial 5-Year Strategic Action Plan, the annual extension of that plan, and the
preparation and adoption o,f a Comprehensive Neighborhood Plan to replace this
Sketch Plan.
Achieve Goal 9, in part, by implementing the following objectives.
I). Development of an initial "5-Year Strategic Action Plan" by the stakeholders of the
area,which can include residents, members of the South Park Neighborhood Association,
business interests, etc., by late spring or early summer of 2002 for submittal to the City
Council during its review of the forthcoming 2003 CIP.
2). Provide assistance to the neighborhood for the annual review and extension of the
Action Plan for another five year period and the presentation of that plan to the City
Council prior to the adoption of future City CIP actions. Assistance might be in the form
of a template for the development of future action plans.
3). Establishment of a standing resident committee to work with the City Planning staff for
the purpose of defining the scope of, developing, and having the City adopt a
"comprehensive" neighborhood plan for South Park by 2007. The planning subject
and principals of neighborhood sustainability might also be investigated by this committee.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 26
GOAL 10
Encourage the economic revitalization of the neighborhood
by, among other things, establishing programs to aid the start-up of new
businesses and taking actions to increase employment opportunities in the area.
Achieve Goal 10, in part, by implementing the following obiectives.
0. Conduct a study to review the possibility and desirability of implementing various
incentive programs such as is allowed under the current enterprise zone designation,
which includes all of the neighborhood north of Florida,excluding Lamar University.This
could include preservation tax credits,tax increment financing districts,and the like which
can be considered for the area in order to facilitate economic growth.
2). Make available and administer small business capital and/or renovation loans to new and
expanding businesses within the neighborhood.
3). In 2003 and every year through the year 2006, seek funding for at least one area applicant
who would provide for the rehabilitation of commercial and industrial sites and/or
historic structures in the area.
4). Seek the retention and expansion of existing businesses by,among other thing,doing the
following:
a). developing a data bank of existing businesses in the area and contacting those businesses
to see what technical and/or financial assistance the City might be able to provide that
would result in the continuation and/or expansion of those businesses; and
b). making available and administering small business capital and/or relocation loans
having special incentives for existing South Park businesses that wish to expand within
the South Park area.
5). Business Start-ups. Provide incentives in the form of land, low interest loans, and/or
reduced development fees in order to encourage new businesses to move into the area and
existing businesses to expand.
6). Investigate and conduct a study on the possibility of assembling and developing
parcels of land for use as a small commercial shopping center(4-6 businesses). Provide
this land to prospective business owners who have viable plans to start and/or expand a
business and who would agree to make a long-term commitment to the area.
7). Establish a committee to conduct a study for the purpose of investigating potential re-
development ideas for the "transitional" areas identified in the this Sketch Plan and
support the rezoning of those areas in accordance with the ideas envisioned in the Sketch
Plan and the findings of the study committee.
Continued Next Page....
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 27
GOAL 10 - CONTINUED
8). Re-location assistance for inappropriately located existing local commercial /
industrial businesses. Investigate and conduct a study on the possibility of assembling and
developing parcels of land for commercial / industrial uses in order to provide for the
relocation within the neighborhood of inappropriately located existing local commercial /
industrial businesses. Make these parcels primarily available for the relocation of existing
commercial / industrial businesses and secondarily to new business startups (which would
be covered by objectives 6 and 7).
9). Periodically request the Planning Commission to have its staffconduct the needed studies,
create any needed plans, and develop implementation programs and strategies to
achieve the economic revitalization of the South Park neighborhood.
10). Provide financial resources and regulatory relief/processing assistance in the form of
loans, grants, reduced fees, modification of standards, land, etc., for new commercial and
home construction and housing rehabilitation activities.
11). Make available and administer small business capital and/or relocation loans having
special incentives for existing businesses located outside of South Park but who are
interested in expanding their business by locating within South Park.
12). Development of a City Out Reach Business Retention Program to contact South Park
businesses to see what assistance, from technical to financial assistance or both, the City
might be able to provide that would result in the continuation and/or expansion of those
businesses within South Park.
13). The provision of City resources dedicated to specific South Park projects, including
historic preservation tax exemptions and loans providing for the rehabilitation of historic or
contributing historic commercial and industrial structures.
14). Establish a committee to conduct a study for the purpose of investigating potential re-
development ideas for the redevelopment area east of Highland Avenue along the
Lavaca and seek out companies or other interested parties that might actually re-develop the
area as envisioned in the Sketch Plan and the findings of the study committee.
15). Establish a committee to conduct a study for the purpose of investigating potential re-
development ideas for the redevelopment area east of Lamar University and seek out
companies or other interested parties that might actually re-develop the area as envisioned
in the Sketch Plan and the findings of the study committee.
16). Provide adult education and job training services in order to provide needy local citizens
with the means to provide for themselves, thus improving the overall social and economic
condition of the area. Ideally,such a center should be located within the neighborhood.
17). Investigate the potential for development of a business incubator within the area and
implement the development of such a facility if it is determined that such a facility would
be successful.
18). Based on the findings of the study called for by objective 7of goal 3, develop a sidewalk
repair and maintenance assistance program,possibly a joint City/homeowner program,
to ensure that sidewalks in South Park meet public safety standards.
19). Develop a joint BISD / City recreational facility at area school sites with initial and
particular emphasis on the Bingman Elementary School site on Florida Street and the B1SD
Administrative Center on Woodward.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 28
GOAL 11
Encourage the growth of Lamar University, heighten the
social and economic integration of the universi + and the
neighborhood, and improve the physical condition and
g p py
aesthetic appearance of the area forming the border between
the university and the neighborhood.
Achieve Goal 11, in part, by implementing the following obiectives.
1). Develop a document illustrating a'vision of the future" for the border area between
the university and the neighborhood, at a point 15 to 30 years in the future, that
accomplishes the following.
a). directs or fosters the orderly co-existence of the differing residential and commercial land
uses needed by both the university community and the nearby residents of South Park;
b). provides for the orderly and controlled growth of the university and the neighborhood
and provides mechanisms for dealing with change over time;
c). provides for the establishment of open space buffer areas and other compatibility and
aesthetic improvement measures for commercial development intended to serve either,
or both the university community and the neighborhood;
d). provides the area with adequate parks and recreational facilities to serve both the
university community and the residents of the South Park neighborhood by developing
needed separate and joint-use facilities; and
e). provides for the development of a multi-modal transportation network and parking
system that serves the needs of both the university community and the resident and
business interests in the neighborhood in an efficient, cost-effective manner and with
a minimum of negative impacts.
2). Expand the economic impact and employment opportunities that the university can
have on the neighborhood by:
a). assisting in the improvement of the physical environment of the area surrounding the
university in order to encourage re-development and the establishment of new land uses;
b). designating university resources, for example graduate research projects, to investigate
social and economic indices of the neighborhood and their effect on the economic
viability of the area; and
c). investigating job creation and training opportunities which Lamar could perform for
the neighborhood, under the currently adopted Enterprise Zone legislation.
3). Provide for the development of safe and attractive bike and pedestrian ways connecting
the university with major destination points within the neighborhood.
Continued Next Page......
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 29
GOAL I I - CONTINUED
4). Provide for the development of a safe and aesthetically attractive transportation
infrastructure to support an efficient but low cost transit system that provides both local
and citywide access, as well as connections to regional transit systems.
5). Where studies find deficiencies,provide improved lighting on public properties and along
street rights-of-way in order to deter criminal activities and other unsafe activities and
enhance the civic environment so that business and social activities are encouraged where
desired.
6). Improve the physical design and visual appearance of the area to create a safer, more
pleasant and aesthetically pleasing environment. Development along both sides of
specifically selected streets should be unified with pedestrian passageways in order to enhance
the social atmosphere,increase business,and reinforce the public perception of the university
being a part of the neighborhood. Use landscaping,street furniture,ornamental lighting,
graphics and signage, and public art and sculpture to foster pride and unity between the
university and the neighborhood, to direct ingress and egress, and to develop a positive
visual identity that will enhance the area's public image and attract greater public usage.
Initial recommended improvement locations include:
a). Highland Avenue between Brockman and Campus; and
b). Rolfe Christopher north of Florida to MLK via E. Virginia.
SOUTH PARKNEIGHBORHOOD SKETCHPLAN: 2002 30
PLAN PROPOSALS
OVERVIEW
Key Provisions of the Plan
Urban Design Policy Statements
REDEVELOPMENT / REVITALIZATION POLICIES
& GUIDELINES
Basis and Purpose of Policy Proposals
Policy Statements on General Development
Policy Statements on Residential Development
Needed Commercial&Mixed-Use Policy Statements
LAND USE
Residential Areas
Mixed Use Areas
Commercial Areas
Industrial Areas
TRANSPORTATION PLANS AND IMPROVEMENTS
Corridor Plans and Improvements
Landscaping
Gateway Entrances
Drainage
Street Lighting
HOUSING
PARKS, RECREATION, AND OPEN SPACE
RE-DEVELOPMENT AREAS
ADAPTIVE RE-USE OF EXISTING STRUCTURES
TRANSITIONAL AREAS
OVERVIEW
Key Provisions of the Plan
Among the intentions of this Sketch Plan are the parks, potential areas for redevelopment, and the
maintenance and stabilization of property values and the identification of the existing plans for major streets.
creation of a public perception that there is a likelihood
of future increases in property values throughout the On the back side of Figure 7 is a map (Figure 8)
South Park neighborhood. The achievement of the identifying the most important or"Key Redevelopment
stabilization of property values and the public's Ideas"of this Sketch Plan. The ideas are "key" in that
expectation that property values are increasing is in the their implementation would contribute greatly to
public interest of the neighborhood and the City in changing the neighborhood's quality of life and might
order to: also change the public's perception of South Park as a
neighborhood in decline to a neighborhood with a
a). provide investors and developers of commercial promising future capable of returning to the way it is
projects with a reasonable degree of remembered. The key redevelopment ideas illustrated
predictability that development in South Park on Figure 8 encompass land use issues such as areas of
will be successful; and commercial and residential redevelopment, corridor
redevelopment, transitional areas, potential park sites,
b). provide present and future home owners with and a designated area where publicly subsidized new
increased reasons to believe South Park will residential development is suggested. Descriptions of
improve over the time that they reside in the the key ideas are found in the text under specific subject
neighborhood and thus reassuring them of the headings. The map also illustrates the current
future safety of their investment in the provisions of Beaumont's Major Street and Highway
neighborhood. Plan.
The South Park Neighborhood Future Land Use and Lamar University is definitely seen as"the"key element
Major Street Proposals, illustrated on Figure 7 in the economic and residential revitalization of South
following page 34,is intended to portray a vision of how Park,particularly that portion east of Highland Avenue.
the area could be some twenty or so years in the future. Likewise, the revitalization of the area east of Highland
It deals, in a general way,with residential, commercial, is considered an important factor in the future growth of
mixed, and industrial uses, but leaves specific locations the University. Both the university and the South Park
for those uses to be depicted on the City's zoning district neighborhood have a lot to gain by working together to
map. Other subjects depicted on the map include future improve the quality of life in this area of the City.
Urban Design Policy Statements
There are numerous principles of urban design that can 4). a feeling of insecurity when having to walk to a
be used to address the following types of neighborhood location of commercial goods, recreation, or
problems: transportation.
1). a sense of isolation from neighbors and The following sections of this document identify such
institutions within the neighborhood; principles of urban design. Further review of urban
design literature would identify more such principles.
2). poor or no access to retail goods, personal
services, health and other public services;
3). the lack of a sense of place and belonging; and
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 31
REDEVELOPMENT / REVITALIZATION
POLICIES & GUIDELINES
Basis and Purpose of Policy Proposals
The goals,objectives,and proposals of this plan are not likely to be achieved unless planning and implementation efforts
are carried forward on a continuous basis by the stakeholders in this plan,i.e.,the City,the residents,business interests,
and Lamar University. If this plan's vision for South Park is to be achieved, it will likely only occur as a result of
specifically targeted actions being taken year after year for many years. Those actions must be innovative and possibly
pioneering in effort. Implementation may require that special policies, unique in their application to South Park, be
adopted and supported by the City. Such policies are suggested in the following sections of this document.
Policy Statements on General Development
The physical layout of most of the South Park area street neighborhood should be considered. It is therefore
network and the characteristics of its housing stock and recommended that special urban design guidelines and
commercial structures do not reflect the suburban design policies be adopted in order to maintain and rehabilitate
standards provided for in the City's current zoning and the existing housing stock and commercial structures
subdivision regulations, both of which largely promote and to build new housing and commercial structures
suburban design standards. Modification of those which are historically and architecturally compatible
regulations as they would be applied to redevelopment with the scale and character of South Park.
actions in specifically identified areas of the South Park
Policy Statements on Residential Development
In order to maintain the physical and historical style housing, most often of wood siding,
characteristics of the existing single family and multi- should occur in those areas already having
family residential areas of the neighborhood, the similar styled housing.
following urban design principles are intended to be
used as policy guidelines when reviewing rezoning and 2). That in-fill development, except near Lamar
variance requests for conformity with this plan and in University, should be achieved under low and
implementation of affordable housing programs. This medium densities. Overall net residential
is not a comprehensive list and a detailed study is needed density for single family dwellings should not
to identify additional policies. exceed 8.7 dwellings per acre and medium
density multi-family uses should not exceed 18
1). That in-fill development of vacant lots should dwelling units per acre. High density
be achieved with structures and uses which are residential development should not exceed 29
similar in character, i.e. in use, density, and dwelling units per net acre except under special
size,and in architectural harmony with nearby use permit review and as provided below.
structures,in order to ensure compatibility with
nearby existing development. This policy on 3). In-fill development west and north of Lamar
in-fill development should apply as follows: University should be limited to low to medium
densities, as described above, but with
a). construction of new affordable structures having no more than three stories
contemporary style brick veneer housing when located west of University Drive. Higher
units should occur in those areas already densities and building heights should be
having similar styled housing; and allowed east of the University. Such
development should also be in architectural
b). construction of new affordable traditional harmony with nearby structures.
SOUTH PARKNEIGHBORHOOD SKETCHPLAN: 2002 32
Needed Commercial & Mixed-Use Policy Statements
In order to maintain the physical and historical d). allow mixed-use, multi-story structures,
characteristics of the commercial and mixed use areas with retail, dining, and services on the
found in the South Park neighborhood, urban design street level, and offices and residential on
guidelines need to be developed. It is intended that such upper levels; and
guidelines, when adopted, would be used when
reviewing rezoning and variance requests for conformity e). where portions of a building are setback
with this plan. The following guidelines for commercial from the sidewalk, those areas must be
and mixed-use development are not to be considered a treated as a courtyard or plaza.
comprehensive list of guidelines. A detailed study is
needed to identify additional guidelines suitable for 2). New commercial development in mixed use areas
adoption. which are largely single family residential in
character should be compatible with traditional
1). New commercial development should be in single family structures found in the surrounding
architectural harmony with the traditional neighborhood in terms of scale,size,shape,and use
commercial buildings found in the surrounding of building materials. Additionally,adaptive re-use
neighborhood. In such traditionally developed of houses should be conducted in a manner that
areas,building design should have a pedestrian retains references to the structure's residential
friendly orientation. This can be achieved heritage while accommodating new uses. The
through special design of the building's front following examples of building design principles
facade and the enhancement of the public space illustrate this:
outside the front of the structure. The
following examples ofbuilding design principles a). setbacks for new buildings should fit within
illustrate this: the range of setbacks seen with the
traditional housing in the block;
a). require "build-to" lines rather than
setbacks; b). require parking be on the side or behind
buildings and be accessed from existing
b). require parking be on the side or behind alleyways if available;
buildings and be accessed from existing
alleys and side streets; c). separate the walkway to the main entrance
from the driveway; and
c). ground floor levels of a building should
encourage pedestrian activity by including d). exceptions to the required number of
features such as storefront windows, parking spaces for commercial uses might
outdoor dining areas, public art, canopies, be considered in order to maintain the
awnings, and landscaping and shade trees; residential character of the neighborhood.
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 33
_ � Q::�\ %ice •
1
to]111INT1
of off
I i® ►� O -
Legend
South Park Major Street Proposals
Major Arterial(Existing)
1 I I
• Collector , .
Major Arterial(Future)
Secondary Arterial(Future)
Alternate V�
Major •
,, Alternate Major Aterial(Future)
South Park Land Use Plan
Single Family Residential
i 10 Mixed Use Residential
Mixed Use Residential/Commercial
1.14aggag Neighborhood Commercial
\ \ - Commercial
l ► tea\:i ,, `.`
I ICI ♦ -•, ��� �i ' �` • Industrial
Public Semi Public
1 0000.1'
\ i / RX7\\
Parks and Open Space
►.
Redevelopment Area
Beaumont city limits
Figure 8
SOUTH PARK
NEIGHBORHOOD PLAN
Key Redevelopment Ideas
Vida, N
500 0 500 1000 Feet
St. Prepared by the City of Beaumont
E__ St. Planning Division April 2002
i.SL E St. E-E St- New Residential Development
E.Chumh SL
or
Budin St. Ed�h St. Residential Re-Development
Brockman St.
NoWn St.
L�.St E.L�m SL Commercial Re-Development
Ajohor St Park Improvements
E ood— Potential New Park Site
Lamar University
Corridor Enhancement
Clari,St. Transitional/Renovation Areas
t it
zwaiw D,
AJahImA-
Boyd St South Park Major Street Proposals
rdend Aw- Major Arterial(Existing)
j6rr�Aw. Secondary Arterial(Existing)
C4-SL Major Collector(Exisiting)
it Major Arterial(Future)
Fiorillo A� Secondary Arterial(Fuhire)
North P Dr.
Alternate Major Arterial(Existing)
Alternate Major Aterial(Future)
Beaumont city limits
Rail
The alignments shown for future major street improvements are
approximate. The actual alignment of the built road may vary from
the alignment shown. Specific alignments for proposed major
streets are selected at the engineering stage when the specific Hydrology
design factors of proposed developments are reviewed.
L A N LDULS EJ
Residential Areas
This plan, with a few exceptions like in the area east of Medium and higher density residential uses are
Rolfe Christopher and west of University Drive to near provided in the vicinity of Lamar University in order to
Highland Avenue, provides for the preservation of large provide housing for persons attending or working at the
areas of low density residential uses and is therefore university. In general, multi-family uses are proposed
generally supportive of the existing residential to be concentrated in areas near Lamar University,along
characteristics of the neighborhood. Low density areas Park Street from East Virginia to Florida, along
are those areas having single-family detached dwellings, Woodrow Avenue between Highland and Park, and in
with or without an accessory building containing a the vicinity of the intersection of Highland and Florida.
single apartment or a single garage apartment, or a lot No multi-family uses are proposed in the area west of
having a duplex dwelling. See the Housing;Section for Highland and north of Anchor.
suggestions for arg a eeaapartments and rg army flats.
Mixed Use Areas
This plan would permit portions of the area from Lamar would be restricted from exceeding 4,000 square feet.
University westward along East Virginia to Highland
and along both sides of Highland from E.Virginia south A concentration of mixed residential /commercial uses
to Florida to become mixed-use residential/commercial is proposed in the area north of Elgie generally along
areas. Uses in this area could potentially include some both sides of Highland to Washington and eastward to
limited commercial development of residential structures MLK. A small area of such uses might also occur in
as identified below, additional medium to high density conjunction with any future proposed redevelopment
residential structures,and the expansion ofsome existing plans for the area at Highland and Lavaca. In these two
Neighborhood Commercial (NC) zoning districts. areas,commercial uses might also occur through the use
of residential structures under RCR zoning or through
Limited commercial use of properties in the above a Neighborhood Commercial (NC) district for new
described areas should only be approved under the commercial construction. In the use of RCR zoning
requirements of the City's Residential Conservation/ districts, it would be intended that approval of requests
Revitalization(RCR)zoning district regulations. Thus, for RCR zoning be granted only when the outside
special approval of the City Council would be required appearance of the building remains that of a residential
for the requested commercial,retail,and service uses and structure.
g This business looks no different
from a residence except for the
r small business sign. The RCR
zoning district could allow uses
�( such as this.
SOUTH SKETCH PLAN: 2002 34
Commercial Areas
Commercial uses along Washington Blvd. from
MLK westward would continue and may be
expanded under this land use plan. The clustering '
of commercial activities at intersections is not called
for along Washington Blvd. as is the case in other �-
sections of the neighborhood, such as Highland
Avenue. No change in development standards -
along Washington is suggested.
Future commercial development along Highland
Avenue is recommended to be clustered rather than
permitted to occur along the full length of the A unique � .;
having street. Varying depths are recommended for 75� design characteristics that
setback and build-to lines along Highland. A should be preserved-and
special corridor plan should be developed to
determine just how Highland might best be
redeveloped. Preliminary study suggests the
following: i x �
"W*x A
buNdtngc: ParMnga� 'ba.if►the
front Pedesttiatn acWiijr is di
1). that those portions of Highland between s
Campus Avenue and Brockman Street would
be a good place to apply development "build- NOL11111111mam v `
to" lines rather than "setback" lines and =
require parking be on the side or behind
,
buildings. The purpose would be to do away '_
with the suburban development standards and -
replace them with "neo-traditional" planning
development standards which would permit
future development to look like the existing _"
commercial development at Anchor and
Highland;
2). that the area between the existing Market Basket
can see this store and Highland Avenue be designated as a
you
commer+cial.facility?,: proposed re-development area with the intent
that additional commercial services and retail
a establishments would be encouraged for that
area. Additional land might be provided to the
r � redevelopment strategy by the official
abandonment of Akner Street. The idea would
be to create a shopping center with expanded
a goods and services that would be clearly visible
from Highland and have a public image as a safe
and attractive place to shop;
Highland What-can ' 3), that East Virginia Street between Highland and
area? People from
outside of South Park may not know it is University also be designated to require"bui ld-
there because they can't see it. to" lines rather than require setbacks; and
4). that future commercial uses on the west side of
Highland (south of Florida) be limited to areas
near Cardinal Drive.
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 35
No special provisions regarding the commercial use of both sides of the corridor. Traffic which is north bound
property fronting Highland between Brockman and on MLK can exit and use E.Virginia to access properties
Elgie are suggested. The current zoning of that area is along the west side of MLK however they have very
generally considered adequate according to this plan, restricted means to re-enter the north bound flow of
however, the zoning study suggested by this plan may traffic. The same problem holds true for south bound
find some isolated parcels that might need rezoning to MLK traffic attempting to access property along the east
make them consistent with the zoning of nearby parcels. side of that corridor. Commercial or institutional uses
For example, an isolated, residentially zoned parcel having low volumes of in-and-out traffic would be more
located between two commercial properties might need well suited for this location than would uses with
to be rezoned to a compatible commercial district. requirements for high volumes of in-and-out traffic.
The current uses along the east side of MLK are
The commercial revitalization of the area along Avenue probably well suited for that location.
"A" extending from near Threadneedle or the new post
office northward to Washington Blvd. and west to Both commercial and institutional uses are considered
Avenue "B" is desirable. The intent would be to appropriate along Rolfe Christopher Drive and East
enhance the area around Stadium Shopping Center, Virginia Street. Site development design parameters for
which is one of the older shopping centers in the city. commercial uses along these streets should include
special features for heavy levels of pedestrian accessibility
Any future intensive commercial development of the and the location of parking at the side or rear of those
frontage area along MLK Parkway between Euclid and uses rather than parking in front.
Elgie would lead to greatly increased numbers of
vehicles turning off of MLK. The turning actions of if the extension of Penn. Avenue south from
MLK traffic would increase the travel times on the Washington Blvd. to Park Street is developed as
parkway and the potential for accidents. Commercial suggested in this plan, an area for possible
development of that area should therefore be limited to redevelopment would occur between the one-way south
uses with low levels of in-and-out customer visitation. bound section of Park Street and the one-way north
ideally,access to any commercial uses in that area would bound section of Penn.Avenue. Redevelopment of the
be from side streets rather than directly from MLK. area as either an open space park or as an office park or
a combination of the two is suggested. Any residential
Property along MLK between E. Virginia and Oregon redevelopment within the area is suggested to occur to
Avenue has restricted access because neither north or the east of Penn. Avenue and west of Park Street, not
south bound traffic can directly access properties on between the two one-way streets.
Industrial Areas
This plan provides for no increase in industrial uses and, screening is provided in Appendix A.
in fact,calls for a reduction in such uses along Cardinal
Drive and Florida Avenue near Lamar University. The
re-location of the concrete batching plant which is
adjacent to Rolfe Christopher Drive, a major entrance Concrete batching plant located along
way to Lamar University, would greatly improve the Cardinal next to the entrance to Lamar.
public image of the university community. The same
can be said for the electric sub-station which is also
located in generally the same area. The sub-station ,
however does not have heavy trucks using Florida —� m
Avenue for access to and delivery of products. A
strategy for relocating the plant, in a manner mutually
beneficial to the operators of the plant, the
neighborhood,and the university needs to be developed,
. ,
A
at some future date. Development of a strategy for re-
locating or screening the electric sub-station from public Cardina4Y ;...,
view is also suggested. The use of a screen to restrict n
the view of the sub-station might also offer an - . "_`' " k`�. x�n� � '`'
wu_._ ._
opportunity to advertise the university. An example of
how a major university has solved a similar situation by
SOUTH P,4RKIVEIGHBORHOOD SKETCHP'IAN: 2002 36
TRANSPORTATION PLANS AND IMPROVEMENTS
The Major Street and Highway Plan for the City of discussed under parks and open space improvements.
Beaumont was last amended on January 9, 2001 to
correct some of the problems with continuity in the It is also suggested that consideration be given to
City's cross-town thoroughfare network. In the South changing the alignment of Harriott St. as it approaches
Park neighborhood the amendments to the plan Avenue"B"from the west in order to provide a safer and
involved the following. more direct way to enter Stadium Shopping Center.
1). providing for the elimination of the dog-leg turn in This plan further suggests that access and street design
Park Street at Harriott and the connection of Park improvements in some areas of South Park could lead to
Street to Penn. Avenue, plus the continuation of the revitalization of large areas of the neighborhood. By
Park Street south of Florida Street to connect with improving access to some areas and restricting or
Avenue "A" and ultimately Cardinal Drive and lessening traffic in other areas redevelopment might be
West Port Arthur Road;12 encouraged. Current residents who might be
considering moving out of the neighborhood due to
2). providing for the continuation ofAvenuc"A"south poor access or too much non-local traffic on their street,
of Virginia Street to connect with an extension of might be encouraged to stay if plans were developed to
Campus Avenue and ultimately crossing the deal with such problems.
Southern Pacific railroad tracks to again connect
with Avenue"A' near Auburn Drive; It is therefore proposed that a Neighborhood
Transportation and Traffic Management S, sy tem
3). providing for the continuation of University Drive Improvements Plan be prepared and considered for
northward from Lavaca to ultimately connect with implementation if the design proposals are found to be
MLK Parkway-," supported by the residents and businesses in the area.
The plan should consider alternative ways to increase or
4). providing for the westward continuation ofCampus decrease access to various sections of South Park. The
Avenue to connect with Avenue "A" and the closure of some local streets might also be considered.1$
eastward continuation of Campus Avenue from Closing some streets that now cross the railroad tracks
Highland to connect with East Virginia Street; 14 located along the western boundary of the neighborhood
and would accomplish the following objectives:
5). providing for the eastward extension of Washington 1). result in less train noise in the neighborhood by
Blvd. from MLK Parkway to Sycamore Street. reducing the number of train crossings where it
is mandatory that the train blast its horn to
This Sketch Plan supports all of the Major Street and warn cars and pedestrians of the approaching
Highway Plan amendments identified above. All are train;
therefore graphically illustrated on the land use and
major streets map. Items 1 and 3 above are to be 2). would save the City money because the City
considered potential joint improvements with proposals would have less maintenance costs if the street
were to be made a cul-de-sac; and
'Z The southward extension of Park Street from Harriot to 3). would eliminate both vehicular and pedestrian
Alma would permit providing for a one-way south bound corridor safety hazards associated with the railroad
from Washington to Alma while the southward extension of Penn. crossings.
Avenue from Washington Blvd.to Park somewhere north of Alma
would permit the creation of a one-way north bound corridor
connecting Park with Penn.Avenue. Closing one or more of the streets which intersect or
connect with MLK Parkway would accomplish the
13 The investigation ofways to provide multi-directional access following objectives:
to and from MLK at this location is also suggested.
14 The suggestion that Campus Avenue be extended westward
to connect with West Virginia Avenue in order to provide better
access to Lamar University was not adopted in the West Oakland/ 15 City of Beaumont,Traffic Division,Department of Public
Pear Orchard Neighborhood Plan and thus was not added to the Works is considering the closing of Euclid and Glover streets. This
Major Street and Highway Plan. plan supports both closures.
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 37
I). reduce traffic on the local residential street points of access to the parkway; and
system by eliminating non-local traffic that uses
the residential street to reach commercial 3). increase the efficiency of the flow of traffic on
destinations, schools, or other major MLK Parkway and therefore the capacity of the
thoroughfares; parkway by reducing the number of points
where the flow of traffic can be impeded by
2). Reduce the potential for traffic accidents on the traffic entering or leaving the parkway.
MLK Parkway by reducing the number of
Corridor Plans and Improvements
The City should increase its efforts concerning the physical control features to direct ingress and egress and
beautification, maintenance, and upgrading of all area control speed are suggested. Along the commercial and
streets and rights-of-way,with particular attention to its high density residential portions of these corridors,
major corridors. Such improvements in physical design development on both sides of the street should be
and visual appearance are intended to create a safer, unified with pedestrian passageways in order to enhance
more pleasant,and aesthetically pleasing environment in the social atmosphere, increase business, and reinforce
those areas most often seen by visitors to the the public perception of the street as an pedestrian
neighborhood. It is suggested that the specific friendly space. Plans should be prepared for all
improvements should include landscaping, street significant corridors within the neighborhood. S ecific
furniture, ornamental lighting, special graphics and concerns by corridor are defined in Table 1 on the next
signage, and public art and sculpture. Additionally, pale.
Landscaping
Cardinal Drive extends the entire length of the Brockman. All elements described under corridor
southern boundary of the South Park neighborhood and improvements are applicable to Highland, however,
the campus of Lamar University. This is a high volume special emphasis should be placed on the intersections at
arterial roadway that is built to freeway standards. It Highland and Lavaca and at Highland and East
serves as U.S.69,96, &287,which connects Beaumont Virginia. These improvements should occur in
to Port Arthur. Currently the roadway is devoid of any conjunction with the re-development actions identified
landscaping. It is suggested that a landscape plan be under the discussion on commercial land uses, re-
developed and implemented that would not only development areas, and transportation improvements.
enhance the area, but also highlight the fact that Lamar
University adjoins the freeway. One way to accomplish Since East Lavaca St. and East Virginia St. are the
this would be to plant flowers and shrubs having the area's major internal east/west streets connecting
same colors as that of the university,i.e., red or white or Highland with University Drive, these streets therefore
both in combination. Other suggestions for Cardinal serve as a gateway entrances to Lamar University. A
Drive are discussed under Street lighting and gateway landscape plan is suggested for both streets with the East
entrances. Lavaca plan including Lavaca St. westward from
Highland to Brandon Street. This is suggested in order
A landscape plan should be prepared for Washington to include all of the redevelopment commercial node
Blvd. which, among other things, would provide for suggested by this Plan for Highland and Lavaca.
development on both sides of the street to be unified
with pedestrian passageways and other streetscape Avenue"A"from Washington Blvd.to near Elgie Street
features. The purpose would be to enhance the social is developed commercially and has a new post office
atmosphere, increase business, and spur development. being built on a vacant parcel between Elgie and Church
The plan should place emphasis on preserving the streets. The physical improvement of landscaping along
remaining old Oak trees and on creating a special setting this portion of Avenue "A" would enhance the
for the block between Park and Pennsylvania, environment around one of the City's oldest
neighborhood shopping centers, possibly increase
A landscape plan should also be prepared for Highland patronage at the shopping center, and visually connect
Avenue, or at least that portion between Florida and the shopping center with the new post office and with
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 38
TABLE I : POTENTIAL SPECIAL IMPROVEMENTS BY CORRIDOR
Corridor Pavement Landscaping Street Lighting Other Remarks
Avenue A 4-lane curb&gutter w/ Special landscaping from Special fixtures from Extension south of Virginia and
sidewalks from Washington Blvd.to Church Washington Blvd.to under S.P.RR tracks to re-
Washington Blvd.and Street. Church St. connect with Ave."A"new
Church Street. Auburn.
Campus 3-Lane curb&gutter w/ Normal provisions for Normal provisions for Connection to Avenue"A"and
Avenue sidewalks. landscaping. lighting. E.Virginia Street.
Cardinal No Change Special landscape design. Expressway standards. Investigate potential changes in
Drive access and egress.
East Lavaca Redesign as a 3-lane Special landscape design. Special fixtures Investigate potential re-design as
Street from University to Reed boulevard from Reed to
St.with widened Highland.
sidewalks.
East Virginia No Change Special landscape design. Special fixtures
Street
Florida 4-lane curb&gutter w/ Normal provisions for Normal provisions for
Avenue sidewalks from Univ. landscaping. lighting.
Dr.to Park St.
Highland No Change Special landscape design. Special fixtures from
Avenue Pipkin to Campus.
Lavaca Street No Change Special landscape design from Normal provisions for
Brandon eastward. lighting.
MLK No Change Renovate and expand to Expressway standards.
Parkway Washington Blvd.
Park St. A 2-lane,one-way south Special landscape design. Special fixtures w/ Correct dog-leg turn at Harriott.
(between bound street with 2 banner standards.
Harriott and parking lanes and
Alma) sidewalks.
Park St. A 3-lane curb&gutter Standard landscape design. Normal provisions for Underpass at S.P.RR. Consider
(from Alma street w/sidewalks. A C' lighting. installation of one or two
to Avenue bike lane on each side is roundabouts or other traffic
"A") also suggested. calming facilities.
Penn.Ave. A 2-lane,one-way Special landscape design. Special fixtures w/ Connect Penn.Ave.at
Ext.South northbound street with banner standards. Washington Blvd.to Park at or
2 parking lanes and between Harriott and Alma.
sidewalks.
Rolfe 4-Lane curb&gutter Special landscape plans from Special fixtures w/ On-street parking and sidewalks.
Christopher Blvd. MLK to Cardinal Drive. banner standards.
University Create 4-Lane Blvd. Special landscape design. Special fixtures w/ Sidewalks on east side,west side
Drive from Lavaca to MLK. banner standards. as greenbelt bike/pedestrian
way. Consider full directional
access at MLK.
Washington 4-Lane curb&gutter Special landscape design. Special fixtures from Create special node at Park St.
Blvd. Blvd.except for 2-lane MLK westward. and Penn.Ave.
section east of MLK.
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 39
Washington Boulevard. commercial and residential uses to the east. Also,
consideration should be given to renaming the E.
The Rolfe Christopher (old Callaghan Street) / E. Virginia portion of this corridor as Rolfe Christopher.
Virginia corridor provides public access to the
administrative center and heart of the campus of Lamar The proposed connection of Park Street with Penn.
University. Upgrading the physical facilities of these Ave. at Washington (see item 1 under transportation)
two streets to provide a landscaped four lane boulevard offers a potential site for some form of park and open
would greatly enhance the public image of the university space facility if no commercial office use is made of the
area and the functional capacity of the corridor. The area. A park for passive activities such as sitting or
provision of pedestrian facilities would improve public walking or for the siting of monuments, flags, and
safety in an area that connects the university with artworks in a landscaped setting is suggested.
Gateway Entrances
The development of unique landscaped "gateway * at the location of the proposed Park Street
entrance areas" to mark major entrance and exit points improvements between Washington Blvd.and Alma
to South Park and to further the creation of a"sense of Street.
place" for the neighborhood is suggested. It is
recommended that a seasonally landscaped and lighted Gateway entrance "signs" might also be developed just
feature be constructed in the following locations: east of the railroad tracks at Washington Blvd., Lavaca,
and Florida, as well as possibly on MLK near Florida.
* at a location easily seen from Cardinal Drive and A gateway entrance south of Washington Blvd.on MLK
bordering Lamar University. The purpose would facing south bound traffic would be desirable,however,
be to attract public notice of the location of the an appropriate location may be difficult to find. The
university; (This is already being done to a degree); existing gateway entrance sign at Highland and Chapin
and might also be improved.
Drainage
As indicated earlier,a significant portion of South Park be completed. According to the study, the completion
is served by either open ditches or has no drainage of the above recommended projects should result in the
system other than surface runoff. See Figure 6 on Page elimination of the flooding problems in South Park in
14. The existing sub-surface drainage system needs to general and especially those experienced along Park,
be expanded to replace these open ditches,which are not Church, Harriot, Boyt, and Hartel streets, along
desirable because of the maintenance required to keep Alabama, Brandon, and Highland avenues, and on
them flowing properly and the public health and safety University Drive.
concerns associated with them. Sub-surface drainage
facilities would reduce the need for cleaning the open The first phase, originally estimated in 1992 at
ditches of trash and weeds which can impede the flow of $2,700,000, has been completed However, the final
stormwater and cause localized flooding. Sub-surface phase now estimated at $3,600,000 needs to be started.
drainage would also mean the provision of curb and
gutters. In addition to the above mentioned recommendations,
improvements intended to relieve existing flooding
This plan recommends that remaining proposals from problems on East Virginia west of MLK Parkway to
the April 1992 report by Mark W.Whitely&Associates Rolfe Christopher are also recommended.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 40
Street Lighting
Street lights can be an important element in a City's Avenue, Avenue"A",Woodrow,E.Lavaca,E.Virginia,
means for fighting crime as well as improving traffic and and the streets bordering Lamar University be targeted
pedestrian safety. Street lights are also an important for installation of street lighting fixtures that illuminate
feature in the development of a unified urban design the area for the multiple purposes of safety in use of the
concept for a neighborhood. With proper lighting, the roadway, safety from criminal activities on properties
public image of a neighborhood can be greatly adjacent to the roadways, and promotion of civic
enhanced. It is therefore recommended that a study enhancement. The latter purpose can, in part, be
be conducted of the area's on-street and off-street addressed if the lighting fixtures are of such architectural
lighting to determine how the lighting can be design as to create a unique and identifiable character for
improved to meet the crime prevention and civic those streets. The type of lighting and style of fixture
enhancement needs of the area This includes used can, and probably should, be different for some of
developing plans to eliminate existing lighting where it these thoroughfares. For example, the light fixtures
is determined that the lighting is excessive, where it around Lamar University should be ofsuch architectural
produces glare to the motoring public and neighbors, design and possibly color as to create a unique and
and where the light is wasted and results in light identifiable character portraying an image of a forward
pollution which obscures the nighttime sky. Properly looking campus, but at the same time blend well with
directed or focused lighting is an efficient and effective the more traditional neighborhoods on the western side
way to save on energy costs and thereby free up public of the university. Highland Avenue fixtures might be
funds to provide additional lighting or other services in more traditional in design, i.e., of a 1920s to 1940s
areas that are under served. design. Examples illustrating how different styles of
light fixtures might be used in South Park are illustrated
It is recommended that Washington Blvd., Highland below.
Figure 9 : Examples of Potential Street Light Standards
4�
y
A B C D
East Virginia East Lavaca Highland Ave. Lamar University Area
The street light standards depicted here are to serve only as examples of the range of styles that
could be used in the neighborhood. A future study would determine specific styles of street
light standards and where they would be applied. Care should also betaken to select standards
which are designed to help reduce light pollution and excessive glare.
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 41
HOUSING
The construction of new residential housing, the 2.) conducting_a study to determine the feasibility of
rehabilitation of existing residential dwellings, and the enacting specific design parameters to be applied to
renovation of suitable unused or dilapidated buildings the City's affordable housing efforts and to
for residential use can play an important role in directing determine whether there is public support for
and sustaining the social character and economic future implementation of regulations or development
of the South Park Neighborhood. The identification of incentives to encourage construction of garage
those areas where these type of actions are to be apartments and grannie flats within portions of
encouraged is therefore highly important to the South Park(see photo below for example of a garage
successful revitalization of the South Park area and apartment); and
future sustainability of those efforts. Housing
opportunities must not only be available, but also be 3.) conducting; a study to determine the feasibility of
affordable and provide some minimum level of quality enacting_regulations or creating incentives for new
of life. These issues are addressed in Goal 8. Policies construction and certain levels of rehab work that
addressing such issues are also provided in the would require or encourage specific physical design
redevelopment/revitalization policies section. standards aimed at improving public safety"and to
determine whether there is public support for
The replacement of the housing stock which has been implementation of such within all or portions of
lost over the years or which must be demolished to make South Park.
way for other development must be considered a major
priority. However,to take actions that would create an Suggestions 1 and 3 above could involve such things as
environment where only a few dwellings are scattered limitations on the location of garages,the placement and
among a large number of vacant lots would not support focus of outdoor lighting fixtures,materials used,design,
the purpose and intent of this plan. The City must and location of sidewalks, etc..
therefore be careful of how much demolition action it
takes in ridding the neighborhood of undesirable
buildings.
This plan supports the position that a residential
structure should be saved if it can be reasonably and $
economically rehabilitated to its former architectural ul
appearance and use or where it can be renovated toYr!i�!
architecturally blend in with its environment but be in
another use. Those buildings which are "not M
rehabilitable at a reasonable cost" should be secured
from public trespass and demolished as soon as possible.
Specific actions which might be taken to lend guidance
to area housing development and rehabilitation efforts
Y � �
include:
1.) conducting a study to determine the feasibility of
enacting and to determine whether there is public Alternative forms of housing, such as this
support for implementation of one or more garage apartment, currently exist in South
"neighborhood conservation districts" within Park. Perhaps there is a need for more such
South Park;16 housing.
16 A neighborhood conservation district intends to conserve
neighborhoods that are either stable, in decline, or that possess
distinctive features, identity, or character. This district is
implemented through the adoption ofawning overlay which directs
development according to a set of special guidelines and ensures,
among other things,the compatibility of redevelopment and infill " This would involve the design of physical structures in a
activities with the character of the existing neighborhood. manner that promotes crime prevention.
SOUTH PARK NEIGHB ORHO OD SKETCH PLAN: 2002 42
PARKS, RECREATION, AND OPEN SPACE
M A "master plan' for the re-development of Alice
Keith Park should be developed as soon as possible.
Currently, Chaison Park is deficient according to the
City's adopted neighborhood park standards with regard
to locational and site size parameters. Also many of the
activities in the park take place in close proximity to
residential dwellings. This can be disturbing to area
residents and have a negative impact on property values.
The following possible solutions should be considered:
1). develop a master plan redesigning Chaison Park
. ,. as a park for more passive activities than are
currently provided for. Some of the existing
A new swimming pool was opened at Alice Keith Park playground and other park equipment in
in 1999. Following that opening,the old above ground Chaison Park might be removed and relocated
swimming pool was demolished except for the entrance to a new site within the neighborhood; or
to that facility(see above photo). A potential re-use for
that site, including the old entranceway, would be the 2). abandon Chaison Park after construction of a
construction of a skateboard park or possibly some other new and larger park at a more appropriate
hobby activity such as a model race car track, model location. If abandoned, use the site for
boat pond, a public vegetable garden, etc.. Whatever construction of new housing.
use is decided upon for the site, it is preferable that it be
the only such facility in the entire region or at least be Two potential locations for the replacement or to serve
the second such facility in the region. Use of the site as a supplement to Chaison Park include:
should not only act as a neighborhood recreational
facility, but just as importantly, provide an economic 1). an existing vacant parcel of approximately 1.5
boost for the neighborhood. Increased use of the park acres located to the west of Stadium Shopping
should be viewed as a way to increase demand for goods Center at Elgie and Avenue "B"; and
and services from neighborhood stores. Hopefully,
additional commercial businesses might also be 2). some yet to be identified site of approximately
constructed to serve the needs of people using the park. 2.5 to 3.0 acres located somewhere east of Park
Street and north of Elgie. A location next to
Other vacant and unused sites within Alice Keith Park the existing South Park gateway entrance sign
should also be developed to provide needed at Chapin and Irving might be considered as a
neighborhood recreational facilities which have the possible location, although this site is not
potential to provide an economic boost to the centrally located within the neighborhood.
neighborhood. Such sites should therefore be developed
for activities that create large numbers of participants, Beaumont's currently adopted "Parks, Recreation, and
but few spectators, in order to lessen demands for Open Space Plan" (August, 2000) establishes as a City
parking on the park site or in the neighborhood. policy that the City should,where it is appropriate and
mutually beneficial,jointly work with BISD to provide
A red brick structure containing public restrooms recreational facilities. This Sketch Plan supports that
separated by a covered breezeway and an elliptical policy and offers the following two suggestions for
shaped courtyard defined by a wide sidewalk act as a achieving such joint-use facilities.
landmark identifying what at one time must have been
the main park entrance (see page S). At various times, 1). The back or eastern portion of BISD's
the courtyard contained a garden and a fishing pond. At administrative center on Park Street is currently
present, the area is devoid of any landscaping and the vacant, even though at one time it provided
only feature is a single flag pole. Renovation of this recreational facilities for an elementary school at that
facility and the possibility of a new use that maintains location (see photo page 46). It also served as a site
the open space aspect of the site needs to be investigated. for Little League activities. Use of this site would
SOUTH PARKNEIGHBORHOOD SKETCHPLAN: 2002 43
fill a neighborhood park service area deficiency as occur during implementation of item number 3 under
well as meet neighborhood park site acreage transportation improvements.
standards. Another asset is the adjacent City Fire
Station on Woodrow which could provide twenty- A powerline right-of-way stretches from Kenneth Ave.at
four hour surveillance and assistance to park users Palm Ave. southeasterly to Lamar University and then
when needed. The potential for connecting the northeasterly across the southern end of the Lamar
park with Lamar University and a significant campus to MLK Parkway and beyond the KCS railroad
portion of the southern end of the neighborhood tracks. The potential for using the powerline right-of-
might also be possible by creating a bikepath along way for a bike/jogging path should be investigated by a
an existing powerline right-of-way (see further study committee and the findings reported to the City,
discussion below). Entergy Corp., and Lamar University.
2). Another potential recreation improvement would be Additional open space areas are identified along the east
the use of approximately half of the south part of side of MLK Parkway,south ofWashington Boulevard,
the Bingman School site, located at Florida and S. and at a proposed connection of Park Street with Penn.
Kenneth, as a joint use (City and BISD) recreation Ave. at Washington (see item 1 under transportation).
facility. Any facilities added to this site should be A park for passive activities such as sitting or walking or
intended for use only by children of the same age as for the siting of monuments, flags, and artwork in a
those students attending the school. landscaped setting are suggested at the Park Street
location if an office/commercial use is not developed.
A linear greenbelt type park providing benches and The possibility of a combination park and office
tables for passive activities, plus a bike/jogging trail, is development should also be investigated. Because of
suggested along the existing and proposed western side the traffic corridors surrounding the site, recreational
of the right-of-way of University Drive from Florida,or facilities are not recommended at this site. The site at
possibly from Cardinal Drive, north to Lavaca and MLK near Washington is only appropriate as a
ultimately to MLK Parkway. This improvement should landscaped open space area.
RE-DEVELOPMENT AREAS
Several potential re-development areas are identified on the land use plan. They can be generally be described as follows:
* Site# 1 -a commercial node,with possibly some residential re-development, for the area around the intersection of
Highland and Lavaca. Neighborhood residents would have improved access to commercial goods and services as
well as increased employment opportunities if the block between the existing Market Basket store and Highland were
to be designated as a re-development area with the intent that additional commercial services and retail establishments
be developed. Additional land might be provided to the development by the abandonment of Akner Street. The
idea would be to create a shopping center with expanded goods and services that would be clearly visible from
Highland Street and project an image of the area as a safe and attractive place to shop;
• Site#2- the institutional or commercial redevelopment, including possibly some residential development, for the
area from Rolfe Christopher eastward to MLK Parkway,and from Cardinal Drive northward to East Virginia. This
southeastern approach to Lamar University,particularly as seen from Cardinal Drive, could be greatly improved by
the development of landscaped,public open space areas,possibly some educational or institutional uses,or medium
to high density residential uses; and
• Site#3-the re-development of the area between the two proposed one-way corridors for Park Street,which would
extend from Washington Street south to near Alma Street. Depending on the configuration of the street
improvements and because of its Washington street frontage,which would be across the street from the City health
Clinic,it may be possible to develop this area with new neighborhood commercial retail or office facilities for personal
services such as medical offices or financial services. A landscaped commemorative park with facilities for passive
activities might also be a possibility for the area fronting Washington Boulevard and also where the two one-way
streets merge at Alma. The entire area between Washington Boulevard and Harriott might even be used.
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 44
ADAPTIVE RE-USE OF EXISTING STRUCTURES
One of the more obvious vacant structures within the Two other areas where vacant commercial structures are
neighborhood which has a negative impact on the area negatively impacting the university community in
is the old commercial structure containing the closed particular can be identified along the west service road of
Lamar movie theater and former shops. This Art Deco MLK Parkway south of E. Virginia. A closed Pizza
styled structure is located at Highland and Pipkin Street. Hut and Hardee's exist at the East Virginia Street
At one time this structure and the uses within the entrance to Lamar University and a closed former
building were very important to the social life and nightclub occupies a corner at MLK and Florida. The
recreational needs of the area. That has not been the structure at MLK and Florida has been unsuccessfully
case for many years now. In recent years, actions to used for a number of commercial uses in recent years
both tear down and to save the structure have been The reasons for the failures are likely to be numerous
initiated. To date, efforts have been made to protect and some beyond any control or influence of either the
the inside of the structure and to seal off access to the City or the neighborhood. However, a study of the
structure by trespassers. The owner's efforts to protect immediate area should be conducted to see if changes
the interior of the structure from water damage can be made, i.e., regulations reviewed and modified if
occurring due to the loss of portions of the roof may necessary, physical conditions in the area improved,
have been successful, however, the modifications have marketing and technical assistance provided, etc., to
damaged the building's original architectural character. encourage the successful re-development of this and
other sites along MLK Parkway, between Cardinal and
E. Lavaca Street. Consideration might also be given to
The Lamar Theater building extending the effort all the way to Washington
Boulevard. Where vacant commercial structures and
lots are near the university, non-commercial re-
development should be considered.
Washington Blvd. is the bright spot of South Park
commercial development as it has recently been
experiencing some limited commercial development,
either as uses new in the area or as a replacement or
remodeling of some existing use. Examples of new uses
• include the Jack in the Box at Washington and Irving,
the Exxon Convenience store at Washington and MLK
Parkway, and a another new convenience store at 690
Washington Blvd., all of which are concentrated in the
two blocks at the eastern end of Washington. In the
The site is cluttered with equipment and building approximate center of Washington Blvd.,between Park
materials and therefore continues to negatively impact and Avenue "C", is a new Gas/Convenience store and
the neighborhood. Efforts are needed to ensure that a newly relocated AutoZone store. The closed
this facility stops being a negative influence on the McDonalds fast food at Park and Washington and the
economic and social life of the neighborhood. Because closed AutoZone store approximately a block to the west
of the past importance of this facility in the lives of are potential negative influences on the area if new uses
present and former residents of the area, it is suggested are not quickly found for them.
that a concerted and continuous effort be made to find
a use for the building. That use should again be an The BISD Administrative Building on Park Street has
important element of the social and recreational life of recently been identified by a consultant study as being in
the neighborhood. A study group of neighborhood the worst condition of all of BISD's facilities.]$ If the
residents,City officials,and the owner(s)ofthe structure future of that facility is uncertain or is expected to see
should be formed to investigate how to best address this significant change,efforts should be made to investigate
problem. The use of planning, architecture, or other how any future changes at that location might affect
students at some university might be one way to develop
ideas for the re-development of both the theater and the
immediate area. 18 Mentioned in The Examiner,August 9-15,2001,Page 22,
from a study conducted by 3D/International for B.I.S.D.
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 45
South Park or might be used to make a positive impact '
on the neighborhood. Other options for this site are w�
discussed under recreation. See picture to the right.
Vacant, former commercial structures are also found on
several interior thoroughfares of the neighborhood.
Examples include the closed Mike's Grocery Store on ,,
Park Street at Nolan and the warehouses on two corners
of Kenneth at Elgie. Consideration should be given to
reviewing the current zoning district classifications on
these and other similar sites to see if the zoning is
appropriate according to the needs of the neighborhood,
and the effects the zoning might be having on the
potential for the redevelopment of those properties.
TRANSITIONAL AREAS
Transitional areas are noted on Figure 8 to identify areas commercial and mixed land uses in this area are
where land uses either have or are in the process of suggested as a way to improve this section of South
changing or are proposed to change over some un- Park.
specified time span. Specifically noted areas include the
following: Woodrow Avenue extends between Highland Avenue
and Park Street and would connect an existing new
1). in the area north of E. Alma, generally along elementary school and the recently renovated middle
Highland Ave. to Washington Blvd. and eastward to school with,according to the suggestions of this plan,a
MLK; recreational site on the grounds ofAdministrative Center
of BISD. There are existing multi-family uses along
2). along Woodrow between Highland and Park; Palm Avenue and the adjacent side streets of Brandon
and Pershing. Mixed residential uses, including multi-
3).along E.Virginia from University Drive to Highland family, are suggested along Woodrow as well as along
and then south along Highland to near Florida; Palm between Kenneth and Highland.
4). along Avenue"A" at and near Brockman; and Currently both commercial and residential uses exist in
the area along E.Virginia from University Drive west to
5). in the area to the east of Rolfe Christopher Drive Highland Avenue. This plan supports the continued
between Florida and Cardinal Drive. transition of this corridor to commercial and multi-
family uses, but would suggest that current regulations
The above list of transitional areas highlight areas within be modified to permit such uses to be combined so that
the neighborhood which offer re-development the multi-family uses would be developed above the
opportunities that, if built, would greatly help change commercial uses. It is also suggested that the
the public image of South Park. Area 1, as identified commercial buildings be located near the street with
above, has recently seen some redevelopment by the parking behind or to the side of the structures. This
construction of a new McDonalds fast food restaurant plan further supports the expansion of mixed
and an Exxon convenience store.These new commercial commercial / multi-family uses along Highland from
uses are located on the west side of MLK between Campus southward to Florida Avenue, but in this case
Washington and Euclid. Further re-development in proposes that the uses be on separate properties and set
Area 1 would be desirable since much of the area is back from the street in the more common suburban style
vacant or in poor condition. The development of currently found in much of the city.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 46
POTENTIAL
ZONING
CHANGES
POTENTIAL ZONING CHANGES
Some changes in the area's current zoning district this plan. In a few areas the neighborhood commercial
classifications and boundaries will be needed in order to zoning might be considered for changing to GCMD.
pursue the implementation of the land use plan as Such zoning would generally be suggested for
presented in this document. A very generalized Pennsylvania Ave. eastward. A GCMD area might be
description of how the zoning might be changed is established along Highland from Washington south to
provided below. An in-depth "Re-zoning Study" Elgie.
will be needed before a lot by lot specific change in
zoning can be recommended. The area along Avenue "A", both south and north of
Brockman, is currently comprised of some existing and
A portion of the area located west of Lamar University vacant commercial properties. This plan suggests that
to slightly beyond Highland Rd. between E. Virginia those properties be considered for rezoning to residential
and Lavaca is proposed by the land use plan as an area use, preferably single-family, however multi-family
of mixed uses where high density residential and limited might also be acceptable. The existing commercial uses
commercial uses would be encouraged. Rezoning the could continue as non-conforming uses unless they were
area to provide additional neighborhood oriented to become vacant for a year, at which time their future
commercial zoning (NC), some medium density use would be restricted to some level of residential use.
residential uses (RMM), and limited use of residential
structures for commercial purposes under an RCR A large single-family zoned area along and near Park
zoning district might be found desirable. RCR between Virginia and Florida could be changed to RMI H
(Residential Conservation and Revitalization) zoning to reflect the current general uses there. Another single-
would permit the limited commercial usage of residential family zoned but vacant area between Park and Kenneth
buildings,but allow the City to maintain the residential on the south side of Florida might also be changed to
character of the structures because the RCR district multi-family zoning. An existing multi-family zoning
requires special approval of the City Council for district north of Florida along both sides of Kenneth
commercial, retail, and service uses. Such uses would might also changed to single-family zoning to reflect the
further be restricted to 4,000 square feet in size. current uses in that area. Other locations exist where
various changes from RMH to RS and RS to RMH to
In general, the present commercial zoning along reflect current uses might also be considered.
Washington Blvd. supports the land use proposals of
Figure 10:Representation of Existing Zoning in South Park
Note. This Is not an
` Legend
®®®�®®®® •, official zoning map of g
the City of Beaumont.
Existing Zoning
A�('/�{���/j�]� /� SF
�� EEO EMO \ ® RM M
RM-H
�tlt1
RCR
GC-MD
�. NC
MM LI
#+-
SOUTH PARK NEIGHBORHOOD SKETCH PLAN: 2002 47
THE NEXT STEP:
AN "ACTION" PLAN
NEXT STEP: AN "ACTION" PLAN
Following the official adoption of this Sketch Plan,the next step is the setting up ofan implementation program to ensure
the re-development proposals contained within this plan are actually carried out. An"Action Plan" or"Strategic Action
Plan" is therefore needed to begin those initial efforts and continue those efforts into the future. Development of a
"Strategic Action Plan" before the end of the first half of 2002 is therefore recommended.
The time period covered by the initial action plan should be 2002-2006. It is intended that during the first half of each
succeeding year, the action plan would be revised to extend the time-frame of the plan by one year and to identify the
accomplishments of the past year in implementing the plan. In this way, plan monitoring and plan up-dating is
accomplished annually.
Basically, the first two years of the program should be devoted to marshaling City, neighborhood, and other resources
that will be required to establish a strong foundation for the longterm re-development of and planning for the area. Re-
development efforts in the initial first and second years should therefore set the stage for the accomplishments of years
three and beyond.
Resident and business interests in the South Park Neighborhood area must realize that it is generally up to them to ensure
the implementation of the recommendations contained within this and other plans for the area, and to get
implementation actions adopted by the City and placed into the City's Capital Improvements Program. The City's
Planning Division staff can,within certain time and resource constraints,help with the development of further studies,
the writing of regulatory documents,and such administrative functions as the conduct of public forums,gathering data,
and the like. However, once the Planning staff has completed a study or plan for an area,the staff generally must begin
the same plannin� function for another area of the City and therefore can have very little to do with implementation
efforts in an area' . It is also important to understand that the Planning Division staff can not require other City staff
or agencies to,for example,clean drainage ditches,repair streets,install street lights,or other such physical improvements.
The Planning Division staff is therefore primarily responsible for identifying what to do and maybe when it should be
done but has very little influence or ability to actually implement anything of a physical nature.
The one avenue available for implementing the provisions of any plan is the federal funding given to the City by the U.S.
Department of Housing and Urban Development. Residents and business interests in South Park should take steps to
see that a portion of such funding goes to South Park. In part,this would involve working with the City's Community
Development Advisory Committee in order to influence where CDBG funds are spent20.
Many cities have solved this void in responsibility for implementation of neighborhood plans by creating the
organizational structure and hiring the necessary staff to handle a neighborhood's needs from day-to-day maintenance
to neighborhood plan development through plan implementation. If this is what both the private citizens and the
business community of South Park wants, changes are needed in the organizational structure and duties of City staff.
It is also important that both private citizens and the business community become confident that government at all levels
is committed to the longterm revitalization of the South Park Neighborhood area. The annual revision of the Action
Plan and the consideration of proposals within that plan in the City's annual capital improvements planning process will
do a lot toward instilling such confidence. It is, however, the responsibility of concerned citizens and business interests
to contact their City representatives and the City Manager to establish an agenda to accomplish the goals and objectives
of any adopted plan for the South Park Neighborhood.
19 Implementation of this plan by the Planning staff would be appropriate,however,additional staff would need to be added to take on
that role without limiting the neighborhood planning duties of the staff.
20 The CDBG Advisory Committee generally begins reviewing proposals for spending CDBG funds in November.Their recommendations
are generally formalized by March.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 48
APPENDIX A
Page 53
RIBBED METAL HONORABLE
WALL PANELS MENTION
Design Awards
Location:Philadelphia,PA -
Architect:Leers Weinzapfel 1 i
Associates,Boston,MA
General Contractor:Sordoni
Skanska,Princeton,NJ ~
Metal Wall Material , .
Installer:Exterior Systems 'l
Contractors, Pensauken,NJ
Month/Year Completed:
January 2000
I
Universit y Pennsylvania of
Modular VII Chiller Plant
In 1998 the University of ments to use material that was while at the same time softening Surrounding the plant is a free-
Pennsylvania announced plans to transparent,yet strong and cost them according to setting. standing eliptical screen fashioned
construct a technologically effective. The central container building is from steel framing and 80,000 sq.
advanced water chilling plant to The plant is located in an area faced with glass curtainwall and ft.of perforated metal siding that
provide air-conditioning for cam- where rugged urbanization ends 20,000 sq.ft.of Silver-colored enables the plant within to be
pus buildings.Leers Weinzapfel and campus serenity begins.The Formawall H factory-foamed metal seen,but in a decidely softer way.
Associates of Boston designed the products chosen help to showcase panels from CENTRIA,Moon The free-standing screen's 3/4"
$18.9 million facility with require- the industrial qualities of the plant Township,PA. Econolap corrugated panels were
fashioned from 20-gauge stainless
steel with 3/8"staggered perfora-
tions by CENTRIA.The panels
have a free area of 44%.The holes
were perforated into the steel prior
j to corrugation.
-'T - The screen is illuminated from
the top down.This produces an
airy effect that appears translucent
+ i and reflective by day,yet seems to
i
disappear at night when the colors
of the interior equipment can best
be seen.Openings in the screen
permit large trucks to enter the ser-
vice yards,turn around and exit.
ii
CENTRIA
Circle-1164
Metal Architecture
Source: Metal Architecture,August 2001,Volume 17, Number 8, Page 53. Published by Modern Trade Communications, Inc.
SOUTH PARKNEIGHBORHOOD SKETCH PLAN: 2002 A-1