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Home My WebLink About1977 B-CS Neighborhood MapNEIGHBORHOOD ANALYSIS This Neighborhood Analysis has been prepared by the Urban Transportation Study Office, in conjunction with Bryan's Planning Department and College Station's Neighborhood Development Council. Its purpose is to document the social, econ- omic, and environmental factors of the community and to define and evaluate the impact of the transportation network, both existing and proposed, on the commu- nity. Among the factors considered were the social and economic characteristics of the population, including ethnic composition, income and education levels, age, and stability. Housing characteristics, including value, condition, and type were considered. Physical barriers such as open space, drainage areas, floodplains, and controlled access facilities were taken into consideration and field surveys, as required, were made to assist in defining the neighborhoods. An aerial map of the Bryan - College Station urban area is printed on the opposite side of this report, showing neighborhood boundaries, city limit lines, recently annexed areas, and the future transportation system. The neighborhoods, as de- fined in this report, include all of the area within the city limits of Bryan and College Station and developed areas outside but adjacent to the city limits. When the original Neighborhood Analysis was prepared in 1975, the neighborhoods were established to conform substantially with the 1970 Census tracts. Recent city annexations and the outreaching of the urban development have necessitated some adjustments in these boundaries. The neighborhoods, as shown on the aerial map, will substantially conform with the preliminary 1980 tract boundaries. The fifteen neighborhoods which were defined in 1975 have now been expanded to 21 neighborhoods. Two of these neighborhoods, MUD and Southwood, have developed almost entirely since 1970 and census data is not available. East Ridge, North- east, and Raintree neighborhoods include areas which were annexed in 1977, and they are just beginning to develop. Castle Heights neighborhood was originally part of North Central B. It has been defined as a separate neighborhood due to its physical separation from the parent neighborhood. The neighborhood also has greater development potential because of recent street and utility improvements. The chart at right shows the dominant characteristics of each neighborhood, in- cluding major traffic generators and physical features and briefly suggests the likely development trends and proposed land use changes which may be expected by the year 2000. It is these trends which will be utilized to project population and land use changes which will be used in making traffic projections for the future transportation system. The chart "1970 Social Characteristics" shown at the bottom of this page, gives the social, economic, and housing characteristics for each neighborhood. This information is from the 1970 Census of Population and the First Count Tapes. The 1970 Census, although outdated, is still the one available source for this information. The 1970 characteristics are still valid, even though housing values and income levels have increased appreciably due to inflation. Since several of the neighborhoods were formed from rural tracts, statistics for the three rural census tracts of Brazos County have been included for informational purposes. The "Housing Chart" shown below gives the type, condition, and number of units in 1970, as well as the number of units in December, 1977. The 1977 housing information is based on the Study Office's land use computer file, which uti- lizes building permits issued by the cities of Bryan and College Station and electrical inspection reports for the outlying study area and for rural Brazos County, supplemented by field counts as needed to verify the information. The chart also includes an estimated population for December, 1977. This popula- tion is based on the number of housing units multiplied by a people per unit factor, plus the number of persons in group quarters such as nursing homes and campus dormitories. The population estimate is, in effect, a holding capacity. Development trends in the urban area reflect a substantial increase in multi- family and duplex units. Many substandard dilapidated housing units are being replaced with mobile homes on private lots in the low income areas. Several large mobile home parks have been constructed or expanded since 1970. The approximately 30,000 students at Texas A&M University give the area unique characteristics. Only 8,000 students live on- campus, with the balance scattered throughout the cities and surrounding areas. Often four students share an off - campus apartment. Although precise figures as to the family size of the married students are not available, it is estimated that more than 40,000 people in the local population are student or student family members. The growth of the Bryan - College Station area is directly related to the growth of'ihe University, as there is a relatively small industrial base, other than the University, to support the area's economy. Texas A&M is the area's largest employer, with more than 15,000 permanent employees. The University is also the largest traffic generator in the urban area with more than 100,000 vehicles entering or leaving the main campus each day. Construction of the College of Medicine and expansions of the Vet - Medicine and Agricultural Colleges on the West Campus will substantially increase the number of trips. Importance of good access from each neighborhood to the Campus cannot be overstated. Throughout the area, there has been a relocation of commercial development into shopping centers and along major arterials. This strip development has replaced the old central business district in downtown Bryan as the heart of the area's commercial activity. Texas Avenue has become the "main street" of the community and many of the area's larger commercial establishments, including the banks, are now located along this arterial. Major shopping centers have been construct- ed at the intersections of Texas Avenue and other major arterials, including FM 2818, SH 30, Villa Maria, South College and University. Heavy strip develop- ment is occurring along most of the major arterials. As shown on the aerial map, a future transportation system has been defined by the local officials and is being implemented by new construction and upgrading of existing arterials and collectors. The transportation improvements are a joint effort of the two cities, Brazos County, Texas A&M University, private developers, and State and Federal governments. The importance of the construc- tion of the future system on the neighborhoods can be readily determined from the aerial map. In addition to highway transportation facilities, a public transit system is being considered by the local officials. The consultant for the Public Transit Feasibility Study has defined possible routes and levels of service and is in the process of outlining possible alternates for management and operation of the system. The system would be of significant benefit to the very low social profile neighborhoods which, according to Census information, have a high per- centage of households without access to private vehicles. It would also be in- strumental in promoting energy conservation in the urban area. NEIGHBORHOOD OWNER- OCCUPIED UNITS % RENTER - OCCUPIED UNITS % NORTH ZONE 525 75% 137 20% NORTHEAST ZONE school buy warehouse and maintenance area, State Highway Maintenance approximately 2,500 residential units in this neighbor - NORTH CENTRAL A 895 49% 788 44% NORTH -CENTRAL B 478 46% 408 39% CASTLE HE IGHTS NORTH CENTRAL A Low social profile neighborhood. Includes Bryan's central fire station, Continued decrease in total number of housing units. CENTRAL A 546 507. 457 42% CENTRAL B 1,040 76% 292 21% WEST A 868 56% 580 37% WEST B 347 35% 539 54% SOUTHEAST A 791 53% 586 407. SOUTHEAST B 833 66% 281 22% SOUTHEAST C 53 91% 2 3% EAST RIDGE % pected. CENTRAL A This is an old established Bryan neighborhood. Some strip commercial on OUTSIDE OF NEIGHBORHOODS Texas Avenue including two large banks. Two elementary schools and the or remodeled, changing to duplex and small apartments BRYAN TOTAL 6,376 56% 4,070 36% RAINTREE Primarily single- family residential. One large shopping center, one Some townhouse development is occurring. Some commer- elementary school, large bank, and nursing home. Strip commercial on SOUTHGASE 807 52% 651 42% EASTGATE 636 49% 533 41% NORTHGATE 43 3% 1,399 94% SOUTHWOOD Railroad bisects neighborhood. OUTLYING 143 82% 27 15% CAMPUS 0 83 1007. OUTSIDE OF NEIGHBORHOODS COLLEGE STATION TOTAL 11,629 36% 2,693 59% MUD RURAL - EAST TRACT 511 67% 173 23% RURAL - WEST TRACT 469 65% 186 26% RURAL - SOUTH TRACT 486 52% 287 31% RURAL TOTAL 1,466 61% 646 26% *CENSUS INFORMATION NOT AVAILABLE NOTE: ALL HOUSING INFORMATION IS FROM 1970 FIRST COUNT TAPES NEIGHBORHOOD GENERAL CHA RACTERISTICS, MAJOR GENERATORS & PHYSICAL FEATURES DEVELOPMENT TRENDS AND PROPOSED L AN D USE CHANGES NORTH ZONE Low densitv residential development. Approximately 50% of the area is Moderately- priced single - family housing units now being MEDIAN M vacant. Light industrial development between Texas Avenue and the rail- built in new and existing subdivisions. Bryan annexed road. One elementary school, city park, city water plant, rodeo arena, approximately 400 acres of land in 1977. City projects school buy warehouse and maintenance area, State Highway Maintenance approximately 2,500 residential units in this neighbor - Department, mobile home park and large cemetery. hood by 2000. NORTHEAST ZONE This neighborhood was defined in 1977, formed from parts of North Zone Bryan annexed 377 acres in 1977. Some single - family and and rural east census tract. Very sparse development. Urban fringe mobile home development is occurring and should proba- area. Some industrial including three trailer manufacturing plants. bly continue. NORTH CENTRAL A Low social profile neighborhood. Includes Bryan's central fire station, Continued decrease in total number of housing units. water planf-, Kemp- Carver (6th grade) campus, low -cost public housing Substandard housing units being removed; mobile homes project. The northern part of Bryan's old central business district is on private lots replacing dilapidated housing units. located in this neighborhood. Little growth or land use change is projected. NORTH CENTRAL B Low social profile neighborhood. Some commercial strip development on Little growth or change in this neighborhood since 1970. arterials. Zone includes Bryan city cemetery and Mount Calvary Catholic Two new residential subdivisions are being developed in Cemetery, American Legion Grounds, and low cost public housing project. zone. Some substandard units are being removed and re- The Allen School, a private school, is located on East 23rd Street. placed with mobile homes on private lots. Some growth Strip commercial development along Texas Avenue and other arterials. in residential development is projected, together with commercial strip development along major arterials. CASTLE HEIGHTS Neighborhood was defined in 1977, formed from part of North Central B. Community development projects are upgrading streets. Neighborhood is physically separated from North Central B by SH 6 East City utility services have been extended to this neigh - Expressway, Light industrial development along SH 21. Neighborhood borhood. Some increase in residential units can be ex- is predominantly Black and relatively low- income. pected. CENTRAL A This is an old established Bryan neighborhood. Some strip commercial on Trend is toward older single - family units being replaced Texas Avenue including two large banks. Two elementary schools and the or remodeled, changing to duplex and small apartments 9th grade campus, Texas Employment Commission, and Civic Auditorium. with slightly higher density. Little vacant land is left in this neighborhood for development. CENTRAL B Primarily single- family residential. One large shopping center, one Some townhouse development is occurring. Some commer- elementary school, large bank, and nursing home. Strip commercial on cial can be expected along arterials. Ample vacant land Texas Avenue and on Villa Maria Road. remains for present development trends to continue. WEST A Major industrial and employment zone. Southern part of Bryan's central Single - family subdivision development. Light industrial business district including the County Courthouse, Bryan City Hall, and and strip commercial on arterials. Bryan annexed 119 City Utility Building. Two low -cost housing projects, large city parks, acres in 1977. Projections indicate continued increase one elementary school, 7th grade campus, six large mobile home parks. in mobile home units and some multi - family development. Railroad bisects neighborhood. WEST B Railroad forms west boundary of neighborhood. Strip commercial along major arterials. Municipal golf course and city park. Two apartment complexes, central Post Office. SOUTHEAST A Five large and several small apartment complexes. Three large mobile home parks one elementary school. Strip commercial on Texas and South College. Railroad forms west boundary of neighborhood. Many Univer- sity students live in this neighborhood. SOUTHEAST B Large shopping center, elementary school,5th grade campus, medical com- plex including two hospitals, several apartment complexes. Considerable residential development including exclusive upper - income subdivisions. SOUTHEAST C Bryan High School, one elementary school, large nursing home located in this neighborhood. Also, Briarcrest Country Club and two large apart- ment complexes. Considerable residential development. EAST RIDGE This neighborhood was defined in 1977, formed from rural census tract. Very scattered development at this time. A 50 -acre County Park being developed At this time. MUD This neighborhood was defined in 1977, formed from rural west census tract. It is in the Study Area but outside the city limits of Bryan and College Station. Includes recently incorporated municipal utility district, several industrial plants, some commercial development along Finfeather, NORTHGATE University's married student housing units, large shopping centers are located in this zone. Many large private apartment complexes. Neigh- borhood is located adjacent to University Campus and is bounded by major arterials and the railroad. Most residential units are rental units. EASTGATE Residential area with large apartment complexes located on SH 30. City Offices and Police Department, large commercial shopping centers, one elementary school and several small city parks. SOUTHEATE Primarily residential development with some strip commercial along the arterials. Two elementary schools, high school, large city park, and several multi - family apartment complexes. Low - income public housing project is located in this neighborhood. SOUTHWOOD Newly deficled neighborhood. Most development has occurred since 1970. Neighborhood formed from rural south census tract. This neighborhood is primarily residential with many single - family units. OUTLYING This is the "Golden Triangle" area of College Station. Sparse develop- ment at this time. Small subdivisions and three mobile home parks. RAINTREE Newly defined neighborhood in College Station. Very sparsely developed at this tine. CAMPUS Texas A&M University property. Includes Main and West Campuses. Rail- road corridor bisects the two campuses. Current enrollment is 29,414. Approximately 8,000 students live on- campus. University is largest traf- fic generator in the urban area. Approximately 15,000 employees. Some multi - family development. Strip commercial on ar- terials to continue. Most land in this zone is already developed. Little vacant land is remaining. Completion of Wellborn Road from Villa Maria to Univer- sity Drive will probably accelerate multi - family units. Commercial strip development will continue along major arterials. Multi - family and single - family residential development will continue. Strip commercial development will con- tinue along major arterials. Continued residential development is projected, includ- ing increasing numbers of multi-family units. Residential subdivision development is proposed. Sub- division plats have been approved. City of Bryan annex- ed 1,574 acres in 1977 and projects approximately 4,000 residential units by 2000 in this neighborhood. Proximity to Texas A&M University is conducive for in- creased residential development. City of Bryan annexed 309 acres in 1977 and projects over 6,000 units in this neighborhood by 2000. Most of this neighborhood will probably be annexed by the City of Bryan in the future. Trend is to multi - family residential units. Most land in this neighborhood has already been developed. Many private residential units are being converted to duplex or small apartment units. Continued residential with some commercial growth along major arterials as zoning laws permit. Rapid commercial development is projected along SH 30. The City projects approximately 5,000 units in this zone by 2000. Continued residential development and commercial along major arterials. City projects 7,500 units by 2000. Continued residential growth. Ample vacant land remains for present growth trends to continue. City projects approximately 2,600 units by 2000. Elementary school will probably be constructed in this neighborhood. Shopping centers are proposed along SH 30. City land in this zone will be developed, including warehouse and police station. Over 2000 units projected by 2000. Subdivisions have been platted in this neighborhood and are being developed. City projects 1,500 units to be constructed by 2000. City annexed 1,700 acres in 1977. Major improvements being constructed on the west campus, including College of Medicine and expansion of the Vet - Medicine and Agricultural Colleges. HOUSING CHARACTERISTICS 1970 VACANT M MEDIAN M MEDIAN M MEDIAN % % IVITHOUT 1970 SOCIAL CHARACTERISTICS 1977 NO. UNITS BY TYPE OCCUPIED PVT. M.H. PARK TOTAL ESTIMATED S.F. M.F. DUPLEX M.H. SPACES UNITS POPULATION 976 0 4 102 71 1,153 3,793 77 0 0 18 0 95 310 1,510 87 36 64 0 1,697 4,684 821 53 32 39 35 980 2,457 134 0 0 10 0 144 343 853 160 150 36 0 1,199 2,866 1,439 84 34 18 0 1,575 5,128 1 634 56 85 763 2,780 9,535 611 365 78 30 15 1,099 2,758 960 903 90 21 263 2,237 6,040 991 628 2 2 0 1,623 5,813 897 199 68 2 0 1,166 4,196 32 0 2 0 0 34 111 5 0 0 0 0 5 16 10,548 3,113 552 427 1,147 15 48,050 39 0 0 0 0 39 127 1,858 2,870 380 1 0 5 15,272 1 2,373 86 2 0 3,532 10,773 66 1,403 220 0 0 1,689 4,459 383 303 226 0 0 912 2,882 145 0 116 9 212 482 1,552 26 60 - - 0 86 8 16 0 0 0 62 78 222 3,604 7,009 1,028 12 274 11,927 43,971 110 184 - 0 0 294 958 N/A N/A N/A N/A N/A 1,133 3 N/A N/A N/A N/A N/A 963 3,132 N/A N/A N/A N/A N/A 1,430 4,426 3 12 NOTE: NO. UNITS BY TYPE NOT AVAILABLE FOR RURAL TRACTS FOR 1977. FAMILIES LABOR ETHNIC BACKGROUND MEDIAN MEDIAN BELOW FORCE FAMILIES SPANISH SCHOOL YEARS MEDIAN FAMILY POVERTY UNEM- NO. % HOUSES % POPULATION COLLEGE IN SAME HOUSE NEIGHBORHOOD POPULATION ANGLO % NEGRO % SURNAME % COMPLETED AGE INCOME LEVEL PLOYED VEHICLES W/O VEHICLES 65+ YEARS STUDENTS 5+ YEARS NORTH ZONE 2,278 2,204 97% 11 1% 62 3% 10.7 24.6 $ 8,563 5% 2.4% 1,338 2% 5.6% 3% 54% NORTH CENTRAL A 6,159 156 3% 3,962 64% 1,961 32% 8.3 21.5 4,945 42% 2.5% 1,601 34% 10.4% 1% 70% NORTH CENTRAL B 2,823 566 20% 2,175 77% 70 3% 8.8 23.5 4,000 47% 3.8% 877 38% 13.7% 4% 50% ° 1 - 234 9% 12.2 30.0 8,454 6% 1.0% CENTRAL A 2,632 2,383 91/. 2,513 5/. 6.0% 5% 54% CENTRAL B 4,399 4,253 97% 12 - 108 2% 12.7 27.9 10,559 4% 1.3% 1,704 10% 15.4% 6% 46% WEST A 4,757 1,081 23% 476 10% 3,165 67% 8.9 22.9 6,532 13% 3.2% 2,138 13% 10.9% 3% 53% WEST B 2,349 2 90 3 - 230 10% 12.4 23.3 7,829 5% 3.5% 1,391 8% 8.2% 17% 30% ° 14.8 23.7 9 163 14% % 18% 35% SOUTHEAST A 3,995 3,754 94/° 21 1% 139 3/. , 1.7/° 2,391 4% 8.0 SOUTHEAST B 3,719 3,482 94% 12 - 211 5% 13.7 26.0 12,850 3% - - - - - - SOUTHEAST C 608 608 100 0 0 -• 24.0 - 2,527 1% 14.0% 7% 25% SOUTHGATE 4,467 3,722 83% 577 14% 126 3% 15.7 22.6 12,466 7% 5.3% 2,632 9% 4.8% 13% 45% EASTGATE 3,588 3,063 85% 286 8% 213 6% 15.8 23.2 10,918 11% 1.4% 2 4% 6.0% 18% 32% NORTHGATE 3,593 3,095 86% 50 1% 319 9% 16.2 21.7 5,047 22% 3.9% 1,743 3% 1.0% 47% 3% OUTLYING 473 364 77% 109 23% - - 11.7 22.6 4,808 23% 3.8% 340 0 7.0% •• 429 8/. 16.3 19.3 * * - 4 297 * 0 93/° 13/° CAMPUS 5,555 4,903 88% 68 1% ° RURAL - EAST TRACT 2,111 1,845 87/. 208 10% ° 54 3% 11.1 31.4 8,618 12% 1.1% 1 8% 13.0% 1% 49% RURAL - WEST TRACT 2,034 1,099 61% 671 32% 341 17% 8.6 23.2 4,554 36% 1.6% 750 16% 10.9% 7% 55% RURAL - SOUTH TRACT 2,358 1,505 64% 701 30% 142 6% 9.7 23.7 5,390 26% 1.9% 702 21% 11.6% 6% 57% *DATA SUPPRESSED NOTE: NO. UNITS BY TYPE NOT AVAILABLE FOR RURAL TRACTS FOR 1977. FAMILIES LABOR ETHNIC BACKGROUND MEDIAN MEDIAN BELOW FORCE FAMILIES SPANISH SCHOOL YEARS MEDIAN FAMILY POVERTY UNEM- NO. % HOUSES % POPULATION COLLEGE IN SAME HOUSE NEIGHBORHOOD POPULATION ANGLO % NEGRO % SURNAME % COMPLETED AGE INCOME LEVEL PLOYED VEHICLES W/O VEHICLES 65+ YEARS STUDENTS 5+ YEARS NORTH ZONE 2,278 2,204 97% 11 1% 62 3% 10.7 24.6 $ 8,563 5% 2.4% 1,338 2% 5.6% 3% 54% NORTH CENTRAL A 6,159 156 3% 3,962 64% 1,961 32% 8.3 21.5 4,945 42% 2.5% 1,601 34% 10.4% 1% 70% NORTH CENTRAL B 2,823 566 20% 2,175 77% 70 3% 8.8 23.5 4,000 47% 3.8% 877 38% 13.7% 4% 50% ° 1 - 234 9% 12.2 30.0 8,454 6% 1.0% CENTRAL A 2,632 2,383 91/. 2,513 5/. 6.0% 5% 54% CENTRAL B 4,399 4,253 97% 12 - 108 2% 12.7 27.9 10,559 4% 1.3% 1,704 10% 15.4% 6% 46% WEST A 4,757 1,081 23% 476 10% 3,165 67% 8.9 22.9 6,532 13% 3.2% 2,138 13% 10.9% 3% 53% WEST B 2,349 2 90 3 - 230 10% 12.4 23.3 7,829 5% 3.5% 1,391 8% 8.2% 17% 30% ° 14.8 23.7 9 163 14% % 18% 35% SOUTHEAST A 3,995 3,754 94/° 21 1% 139 3/. , 1.7/° 2,391 4% 8.0 SOUTHEAST B 3,719 3,482 94% 12 - 211 5% 13.7 26.0 12,850 3% - - - - - - SOUTHEAST C 608 608 100 0 0 -• 24.0 - 2,527 1% 14.0% 7% 25% SOUTHGATE 4,467 3,722 83% 577 14% 126 3% 15.7 22.6 12,466 7% 5.3% 2,632 9% 4.8% 13% 45% EASTGATE 3,588 3,063 85% 286 8% 213 6% 15.8 23.2 10,918 11% 1.4% 2 4% 6.0% 18% 32% NORTHGATE 3,593 3,095 86% 50 1% 319 9% 16.2 21.7 5,047 22% 3.9% 1,743 3% 1.0% 47% 3% OUTLYING 473 364 77% 109 23% - - 11.7 22.6 4,808 23% 3.8% 340 0 7.0% •• 429 8/. 16.3 19.3 * * - 4 297 * 0 93/° 13/° CAMPUS 5,555 4,903 88% 68 1% ° RURAL - EAST TRACT 2,111 1,845 87/. 208 10% ° 54 3% 11.1 31.4 8,618 12% 1.1% 1 8% 13.0% 1% 49% RURAL - WEST TRACT 2,034 1,099 61% 671 32% 341 17% 8.6 23.2 4,554 36% 1.6% 750 16% 10.9% 7% 55% RURAL - SOUTH TRACT 2,358 1,505 64% 701 30% 142 6% 9.7 23.7 5,390 26% 1.9% 702 21% 11.6% 6% 57% *DATA SUPPRESSED