Port Neches River Front

Port Neches River Front

Vision Master PlanPort Neches, TX

o r t N e c h e sN E C H E S R I V E R F R O N T VISION M A S T E R P L A NP

Table of Contents

Overview 1About Port Neches 2Next Steps 3The Vision Master Plan 4 Central Park 5 Retail Village 6 The Marina 7 The Neo-Traditional Neighborhood 8 The Nature Park 9

Alternatives 11 The Central Park 11 The Retreat 12 The EcoPark Resort 13 The History Trail 14 The Neches Village 15 The Corniche 16 Accessibility / off-site Improvements 17 Implementation Tools 18 Regulatory Considerations 18

Table of Contents

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Overview

The City of Port Neches acquired property on the Neches River within its corporate limits over several years with the objective of promot-ing redevelopment of this scenic and strategic part of the river. Today, the City owns three parcels comprising 80-acres with more than 3,300 feet of frontage on the river. Of particular interest to the City is attract-ing mixed–use development that will broaden the existing tax base and create new sources of revenue for the City.

The City contracted with a consulting team to explore redevelopment options on the 80 acres and create a compelling vision for the prop-erty’s future. The team consisted of The SWA Group (Planning and Ur-ban Design), CDS Market Research (Feasibility), Knudson & Associates (Implementation Strategies) and Bob Shaw Civil Engineers (Civil En-gineering). Additionally, the City appointed a Steering Committee to direct the Consultant Team.

The Steering Committee and Consultant Team met in a series of four workshops over a period of six months in order to understand the relative strengths and weaknesses of the local context, to identify op-portunities and options for redevelopment of the property within the framework of a compelling vision, to establish baseline incentives that the City may be willing to employ, and to develop goals and objec-tives for the redevelopment effort. Four citizen workshops were also hosted by the Steering Committee with the Consultant Team to en-gage the community in the plan-making process.

The development goals, as formulated through these workshops, can be summarized as follows:

Develop a proactive approach to redevelopment in place of inaction or a reactive posture.

Generate revenues in the form of sales tax and/or in-creased ad valorem tax as a long-term substitute to the diminishing tax contribution by industry.

Enhance the small-town, family-oriented character of Port Neches while improving the quality and aesthetic appeal of the City.

Facilitate investment and re-investment by residents and others.

Promote high-quality, mixed-use development on the river.

OverviewOverall Master Plan

Overall Master Plan


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Land Use Diagram

About Port Neches

Port Neches is located in the Mid County (Port Neches/Groves/Ned-erland) area of Jefferson County, some 15 miles south of Beaumont, 50 miles southeast of Lake Charles and 90 miles east of Houston. It is located entirely in the Texas Coastal Prairie, on the west side of the Neches River, and some 8 miles north of the Inter-coastal Waterway and Sabine Lake. In 2000, the population of the Mid County was rough-ly 52,000, of which more than 13,000 were resident in Port Neches. The 2005 median household income for Mid County was $50,533.The larg-est employers in Port Neches are Hunstman (natural resources), Prem-cor (natural resources), Motiva (natural resources), and Mid-Jefferson Hospital (healthcare). The local school district is rated exemplary, infra-structure is superior, crime rates are low as is unemployment (under 3.8%).

Through its history, beginning in 1834 as Grisby’s Bluff and continu-ing after its incorporation in 1902, the City of Port Neches has had a special relationship with the natural environment, particularly the Neches River. From agriculture and timber to oil and synthetics, the City has depended heavily on the river as its lifeline. Today, the greater Neches River Basin is an international attraction for “experiential” tour-ism, whether that might be fishing, hunting, birding, boating or many other out-door experiences that are abundant and readily available. Port Neches is a city with a small-town atmosphere and a big sense of community. With a deeply committed and cooperative leadership, the City has a successful track record of community enterprise.

About Port Neches

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Next Steps

The City of Port Neches is interested in soliciting expressions of in-terest, considering un-solicited proposals and may also actively so-licit specific proposals and/or offers from qualified developers and/or end-users for the redevelopment of all or portions of the riverfront property it now controls. In due course, a specific timeline and set of procedures to accomplish this will be established by the City.

Similarly, while the City has reviewed both economic development in-centives and regulatory relief mechanisms that are available to Texas cities, no decisions have been made as to what might be employed in this project. The “Implementation” section of this document identifies some of the incentive mechanisms. The City recognizes that creative approaches may be necessary to attract and induce certain, desirable types of development.

The Vision Master Plan depicted in the following pages is intended as an ideal of what the City and the citizens of Port Neches believe the future could look like once redevelopment has been achieved on the property. It is the City’s intention to use this plan as one among other guidelines in considering any and all offers or proposals it might re-ceive. In publishing this document and the Vision Master Plan, in par-ticular, it is the City intention to openly communicate a set of goals and how these might be achieved. More importantly, it is the City’s expectation to stimulate the creative thinking of everyone who has an interest in the future of the project. It is expressly not the City’s inten-tion in publishing this document to mandate a specific plan or set of pre-conditions.

Next StepsAerial View

Existing Conditions


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The Vision Master Plan

The plan for the 80-acre property evolved through a series of design workshops between the Steering Committee and Consultant Team. This included market research work by the Consultant Team as well as exploratory sessions with pertinent regulatory agencies. Key plan-ning and design principles were identified early in this process to help guide the plan. These include:

Create a compelling public environment for commer-cial success that includes enhancement of the site, park, entryways and access routes to compensate for the property’s remote location and indirect access.

Use the advantage of the property’s relatively large size to create a mixed-use development.

Preserve expansion area in future phases for commercial, residential, marina, and/or additional parking, when and if demand warrants.

Respond to apparent demand for relatively dense, moderate-ly upscale, non-waterfront patio/ garden homes and brown-stones (upscale townhomes).

Expand specialty retail and a limited service or small bou-tique hotel in a second commercial development phase after the site becomes an established destination for dining and leisure.

Develop marina and other water-oriented improvements in-board of the Neches River to smooth the regulatory approval process.

The Vision Master Plan has six elements. These are described in detail in the following pages and include:

1. Central Park

2. Retail Village

3. Marina

4. Neo-Traditional Neighborhood

5. RV Park

6. Nature Park

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The Vision Master PlanMaster Plan Elements

Master Plan


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Central Park

CENTRAL PARK

Site Area: 27 AcresBuilding Area: 3,500 SF (shelter and exhibit space)Parking Area: 3 lots - 170 spaces (excludes on-street and the lot southwest off Grisby St.)

Description:

Central Park is one part of the strategy to attract people to the riv-erfront in Port Neches - create an exceptionally beautiful setting on the river. The existing park becomes a multi-purpose “jewel” by the river. Many of the valued features found in the existing park are pre-served (like Tugboat Park*). Major additions include: a paddle boat lake, over-look and hilltop pavilion (formed from the excavation of the lake), river promenade, splash park, pitch & putt, play areas and a town green with a performance island/stage in the lake. Abundant parking is conveniently located on the periphery.

* Existing public boat ramps will remain until the new, expanded ramps are opened in the Marina.

1. Boardwalk / levee

2. Special feature / public art

3. Pitch & putt

4. Paddle boat lake

5. Viewing hill

6. Pavilion

7. Floating stage

8. Wedding garden

9. Playground

10. Event lawn

11. Tugboat Park

12. Splash Park

13. Skate Park

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Amenities

Tunica Waterfront

Flexible Use Space

Boston Common

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Retail VillageAmenities

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Retail Village

Site Area: 11.00 AcresBuilding Area: 82,500 SF Restaurants: 19,000 SF Retail: 21,500 SF Boutique Condo Hotel: 42,000 SF (70 rooms)

Parking Area: 4 lots – 410 spaces (excludes on-street parking)

Description:

This is the point of arrival and “gateway” to the project, and where Llano Street terminates at the river. Sweeping views of the Marina and Village and, the river beyond, greet visitors. The Village is all about a waterfront experience and small-town atmosphere with restaurants and shops arranged along a generous boardwalk. A +500 foot-long riverside promenade links the Village along the river to the Central Park. On festival days, the adjacent parking lot between the Village and Central Park would be closed to thru traffic and be filled with ven-dor tents and pedestrian attractions. A later phase of the Village might include a Boutique/Condo Hotel and special events center.

1. Transient boat tie-up

2. Riverfront promenade

3. Waterfront retail St.

4. Parking lot / event space

5. Retail / Restaurants

6. Boutique hotel / event center

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Kemah BoardwalkSanta Monica PierLong Beach Shoreline


Santa Monica Pier

Long Beach Shoreline

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Kemah Boardwalk

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MarinaAmenities

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The Marina

Site Area: 11.00 AcresBuilding Area: 11,500 SF Restaurants: 19,000 SF Retail: 21,500 SF Boutique/: 42,000 SF (70 rooms) Condo Hotel

Parking Area: 2 Acres – approximately 100 truck/trailer spaces (includes over-flow parking area and excludes on- street and shared parking as well as parking aprons along the slips).

Description:

A big part of the river experience is “boating”. This might be the spectator watching ocean-going ships ply the Neches or observing the boats at their moorings in the Marina. For the active yachtsman, it could mean navigating from one of the 60 slips, through the new breakwater/promenade that wraps the marina and down to the Inter-coastal. The marina is a significant part of making the Village a memo-rable experience, one worth repeating often. From a practical stand-point, the marina is located in-bound of the river and is laid out in a fashion where boaters – whether visitors using the public boat ramps or marina owners – have two separate, but convenient entrances. One is from Lee Street and is more ceremonial as it winds through the Vil-lage. The second is off Block Street and offers a generous roadway past the RV Park to the Marina area and parking. A large boat storage facil-ity offers added convenience for boaters.

1. Marina promenade: 50’ wide, w/ loading, temporary parking, crane movement and pedestrian spaces

2. Boat slips

3. Regular parking 4. Stacked boat storage

5. Boat on trailer parking lot & circulation space

6. Boat launching ramp

7. Seawall promenade w/ steps, ending plaza/pavilion


Water way HousingSeaside, FLCelebration, FL

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Neo-Traditional NeighborhoodAmenities

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The Neo-Traditional Neighborhood

Site Area: 16.5 AcresBuilding Area: 82,500 SFParking Area: Lots, on-street and alley parking

Description:

Creating a mixed-use development on 80 acres requires a residential component. Fifty-seven new homes are nestled between the river and existing Port Neches neighborhoods. The layout extends the existing scale and street/alleyway pattern of these neighborhoods and adds new tree-lined boulevards to complement rather than separate the new from the old. The new neighborhoods are green and walk-able, with convenient trail access to the project’s signature places – Nature Center, Village, Marina, and Central Park.

1. Central green spine towards riverfront

2. Loop trails connecting with RV park & Nature Park

3. Rear loaded lots (57 total, average size 50’ x 120’)

4. Green buffers at perimeter


Baytown Nature CenterBaytown Nature CenterTunica Waterfront

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Nature Center / RV ParkNarrative of Master Plan

The Nature Park

Site Area: 10.5 AcresBuilding Area: 2,250 SF (trail and exhibit center)Parking Area: 20 spaces

Description:

The Nature Center has a number of functions. One is to reclaim the landscape and restore it to a natural state following the removal of the old industrial tank farm. Part of this entails the construction of a large hill using the excavation of the Marina. This also includes creating a refuge for wildlife and respite for people. A second function is to pre-serve areas for future development expansion. The RV Park is shown in the plan as a possible interim use. So, too, is the green area to the north of the Marina. This area can be used for over-flow parking at the Marina and boat launch during holidays and festivals. Additionally, it could be used for staging relief operations (Coast Guard, et al) in times of emergency on the river.

1. Viewing hill / pavillion

2. Park building / restrooms

3. Creek 4. Woods

The RV Park Site Area: 4 AcresBuilding Area: 50 RV pads 1,500 SF (visitors and convenience center)

Parking Area: Lot and on-street parking

Description:

As part of the mixed-use theme of the project, an RV facility is a com-patible use that offers an attractive destination for seasonal visitors, whether timed with annual bird migrations or Snowbirds themselves coming south for the Winter.

5. Shared facilities: cabana, restroom/showers

6. Regular RV pad, RV condo spaces

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Section D

Section B

Section C

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SectionsA / B / C / D

Section A


Alternatives

The Vision Master Plan is the result of a design process that began with considering examples of similar, successful projects that have been completed around the United States. These included water-fronts, parks, residential communities, marinas, town centers, shops, museums and the full range of activities and features that draw peo-ple and create vibrant, special places. Eventually, these became ideas that were expressed as specific plan alternatives. The Vision Master Plan ultimately combined features and improvements from the vari-ous alternative plans. The six alternatives are illustrated and described on this and the following pages.

The Central Park

Description:

This option greatly expands the idea of the existing use of the prop-erty as a “central park”, and creates a regional recreational destination of exceptional variety. Uses include:

X-game park, which take advantage of the industrial artifacts from the old tank farm on the north end of the property (now removed).

Botanical and/or zoological collection in a center unavailable in the region with possible extension of Lamar University.

Small marina facility built in conjunction with the refurbish-ment of the existing pier.

Extension of the river into the City in a way that enhances its river-front character, creates a stunning new park and “town green”, and gives the civic buildings on Merriman St. a river-front location. Creation of Lee Ave. space as a new, signature street with abundant and convenient parking.

Linear open space built around the perimeter to buffer exist-ing neighborhoods bordering the project.

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AlternativesThe Central Park

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The Retreat

Description:

A combination of meeting center and lodging with significant open space on the river, this option combines a variety of special events in structured and unstructured ways. Features include:

Industrial heritage park; compared to other options consid-ered, this is a more modest interpretation of the property’s industrial past.

Eco-lodge and cabins.

Birding center.

Riverwalk and entertainment promenade.

Viewing lawns

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AlternativesThe Retreat

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The EcoPark Resort

Description:

This option capitalizes on the growing appreciation for the Neches River Basin’s complex natural habitat and the wide variety out-door activity this has spawned, often described as “experiential” tourism. The project features:

Conference and special events center with associated over-night accommodation in river-top bungalows.

Pedestrian and spectator promenade to take advantage of current and future festivals like the successful “Riverfest” or to enjoy a stroll along the river on a beautiful day.

Creation of significant, additional waterfront, accomplished in-board of the Neches River, thereby minimizing impacts to the substantial river traffic.

Modest commercial retail/restaurant center helps anchor the conference center.


Internal service road dedicated exclusively to the project to alleviate traffic conflicts on existing roadways.

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AlternativesThe EcoPark Resort

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The History Trail

Description:

This option is built around two ideas: a reinterpretation of the critical role of industry and it history in building the City as well as a prior use of a large portion of the property; and the creation of a river-oriented village center. The elements include:

“Tank farm” educational park with boardwalks, cabins, an in-terpretive center, wetland marsh, summer camp ground and over-looks.

Harbor “village” with retail and restaurants and anchored with higher density housing.river walk.

Festival lawn and viewing terraces connected to the harbor “village” by a promenade.


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AlternativesThe History Trail

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The Neches Village

Description:

The Neches River Basin as a proud Cajun heritage. This option cele-brates this heritage and incorporates features including:

A new community with housing product in a neo-traditional arrangement not currently available in the city.

A town center.

Higher density housing over-looking the new marina out-board on the Neches River and protected by a new break-water.

Retail and entertainment center.

Viewing lawns flanking event space.

Landmark pier.

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AlternativesThe Neches Village

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The Corniche

Description:

This option shares the substantial new neo-traditional housing pro-posed in the “Neches Village” option, with the added feature of canals. The project features a signature riverfront roadway or “corniche” to enhance the experience and proximity of living by the Neches River. Other features include:

Marina village.

Riverfront promenade.

Canal neighborhoods.

Local and regional events center.

Sand beach.

Interpretive park.

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AlternativesThe Corniche

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Alternatives


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Option 3Hwy. 365 – This route connects both Hwy. 366 and Hwy. 347, optimiz-ing routes from location outside the immediate market area. This route would use a continuous connection between Hwy. 366 and Llano Street with a transition occurring in Downtown Port Neches. Addition-al improvements in the form of directional signage and streetscape enhancements would clarify this as the primary route to the project.

Advantages: This option strikes a balance between local and regional access, ties Downtown into the experience of the riverfront redevel-opment, and creates a strong river-view impression on arrival at the project.

Disadvantages: Llano is a local street and will require up-grading. The transition and tie-in between Hwy. 365 and Llano will require the pur-chase of ROW in the Downtown area to create this seamless transi-tion.

The third option was adopted by the Steering Committee as the pre-ferred route. As mentioned in the evaluation of the Merriman option, there are compelling reasons that make the preferred option a likely improvement later rather than earlier in the development cycle once a critical mass begins to form on the property.

AccessibilityAs part of the investigation of development alternatives, the Steering Committee and Consultant Team looked into location and access is-sues. This is unlikely to be of critical importance early in the develop-ment cycle when the preponderance of the market draw will be locals (especially restaurants) who are familiar with the location. Over time, however, the market will expand well beyond the local area. To ad-dress these future needs for clearer, more convenient access to the property, a combination of routes and improvements were identified. These include:

Option 1Merriman Street – This would become the primary route from Hwy. 347 and Hwy. 366. Additional improvements in the form of directional signage and streetscape enhancements would clarify this as the pri-mary route to the project.

Advantages: Merriman is an existing, major thoroughfare in an excel-lent state of repair, capable of carrying large volumes of traffic and having few cross traffic conflicts.

Disadvantages: While providing a direct route, Merriman intersects the property at the Central Park, a location where views of the river are fairly distant and not particularly interesting.

Option 2Neches Avenue – This is the Hwy. 366 Business route into Port Neches and would link to Llano and Merriman Streets. Additional improve-ments in the form of directional signage and streetscape enhance-ments would clarify this as the primary route to the project.

Advantages: This is a more direct route than the Merriman option. Additionally, this would route traffic through the historic Downtown area, helping to foster redevelopment of this area.

Disadvantages: Turning movements are added at both Merriman and Llano which diminishes clear and convenient access. Additionally, Lla-no is a local street and will need to be up-graded for this option.

AccessibilityOption 1 / 2 / 3


Implementation of the Plan

The City is keenly aware that the redevelopment of its waterfront as envisioned in the Riverfront Plan will likely require the use of public/private partnerships, economic development incentives and/or special districts. Included below are "tool boxes" containing summaries of the types of economic development and regulatory tools the City has at its disposal in promoting the redevelopment of this prime riverfront site. The City may consider on a case-by-case basis the use of these tools where the guiding development principles of the Plan are achieved, the quality of life of Port Neches residents is preserved or enhanced, and where other quantifiable and demonstrable benefits will accrue to the City by virtue of a proposed development.

Fiscal Tools Type Of Project Authority Tax Increment Reinvestment Zones (TIRZ)

Public Improvements to promote new development or re-development of specific area designated as zone

City Council, Chapter 311, Tax Code

Public Improvement Districts (PID)

Public improvements in a specific area designated as district

City Council, Chapter 372 Local Govt. Code

Management Districts (MD)

Public improvements in a specific area designated as district

Special Legislation/ TNRCC

Tax Abatement New business generation, business retention


4A, 4B Sales Tax Projects promoting job creation or general quality of life improvements

Voter Approval City Council

Neighborhood Empowerment Zones

Revitalization, relocation, job creation, job retention, affordable housing


Community Development Block Grants (CDBG)

Infrastructure, social programs, affordable housing and economic development programs

City Council

Municipal Economic Development Grants and Loans

Programs to promote business development, commercial activity to promote local economic development


Municipal Hotel Occupancy Tax

Programs or projects to promote tourism and the convention and hotel industry


Local Government Corporations (LGC)

May facilitate public ownership; not subject to public bidding requirements

By petition, Texas Transportation Code, Chapter 431

Regulatory Tools Powers Authority Change of Comprehensive Plan

Zoning, urban design, housing, transportation, etc. can be changed to reflect new long-term goals

City Council, Local Govt. Code, Chapter 213.003

Change of Zoning Districts Enabling legislation allowing municipalities to regulate land use, density, building bulk, building location on a lot, etc.

City Council, Local Govt. Code, Chapter 211

Overlay Districts Allows for additional zoning requirements to be overlaid ‘on top’ of existing zoning


Planned Unit Development

Allows for deviation from development regulations in exchange for higher-quality development


Change in Building Code Allows for changes to local building code to protect public health, safety, etc.

By local amendment

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Implementation Tools

The City is keenly aware that the redevelopment of its waterfront as envisioned in the Riverfront Plan will likely require the use of public/private partnerships, economic development incentives and/or spe-cial districts. Included to the far left is a “tool box” containing summa-ries of the types of economic development and regulatory tools the City has at its disposal in promoting the redevelopment of this prime riverfront site.

The City may consider on a case-by-case basis the use of these tools where the guiding development principles of the Plan are achieved, the quality of life of Port Neches residents is preserved or enhanced, and where other quantifiable and demonstrable benefits will accrue to the City by virtue of a proposed development.

Regulatory Considerations

The Vision Master Plan depicted in this document is also the product of a vetting process with most if not all the regulatory agencies having jurisdiction over the development of the project. The following chart identifies these agencies and the specific area of jurisdiction/interest.

Implementation /RegulatoryRegulatory Tools / Matrix

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Central ParkAmphitheater/Large Hills X X X Located above abandoned city landfill

General Landscapes X

Hardscapes X

Interior Streets X X Concrete pavement for long life

Major Structure X X

Minor Structure X X

Parking X X Bus spaces available

Reforestation X Survey location of existing trees

Splash Park X

Water-Hard Edge Excavation X X X X Along Central Park lake

Water-Hard Edge Trench Wall X X X X Explore for well water feed

Retail CenterGeneral Landscapes X

Hardscapes X

Interior Streets X X Concrete pavement

Parking X X Concrete pavement

Restaurant X X

Retail Space X X

Condo-Hotel X X

Shoreline Treatment X X X X Bulkhead, walkway & handrail

MarinaBait shop/Grill X X X X X

Breakwater X X X X X X Along existing shoreline

Dry Storage X X X X

Marina X X X X Dredge material used for hills

Parking X X Concrete pavement

Relocated Boat Launch X X X X X Texas Park & Wildlife participation

New CommunityMajor Park X Survey location of existing trees

Reforestation X

Residential-New Urbanist X X

Streets and Utilities X X Coordinate with existing

Trail System X X All weather surface

Water-Hard Edge Excavation X X X X

Water-Hard Edge Trench Wall X X X X

Nature CenterBoardwalk X Synthetic decking material

Industrial Heritage Site X X

Large Hill X X X From marina dredging

Major Structure X X

Minor Structure X X

Parking X X

Reforestation X Survey location of existing trees

Trail System X All weather surface

Water-Soft Edge X X X X

Wetland X X X X

Implementation Tools Regulatory Matrix


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City of Port Neches Riverfront Vision Master Plan

Elected and City Officials

Glenn Johnson, MayorJohn Wasser, Mayor Pro-tem Don Anglin, Council MemberRoy Hollier, Council MemberGary Shearer, Council MemberMatt Vicent, Council Member Randy Kimler, City Manager

Steering Committee

Terry Rozelle, ChairmanForrest Barber Jeff Branick Teresa Burnett Charles Carrier Carolyn Dugas Rusty Frederick Dale Lack Dennis Mangioni Jeffrey Price, DVM Terry Schwertner Leslie Symmonds

City of Port Neches RiverfrontVision Master Plan

Documents

Port Neches River Front