Community Design & Development Texas Tech University

By:

Oliver Cox Arch 5301 Fall 2005

CONTENTS COMMUNITY PROFILE DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 3 CITY IMAGES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 4 COMMUNITY CONTACT INFORMATION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 5 CITY COUNCIL AND MAYORAL REGISTRY. . . . . . . . . . . . . . . . . . . . . . . . . . Page 6 DEMOGRAPHIC INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 7 COMMUNITY HISTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 8 IDENTIFICATION OF EXISTING RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . Page 9 CITY PROJECTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 11 EVALUATION OF EXISTING RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 15 RECOMMENDATION OF NEW RESOURCE . . . . . . . . . . . . . . . . . . . . . . . . . . Page 17 REHABILITATION TIPS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 27 CASE STUDIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 29 RECOMMENDATION REPRESENTATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . Page 32 PROCESS OF IMPLEMENTATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 39 CONCLUSION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 40

2 Community Design & Development – Freeport, TX

COMMUNITY PROFILE DESCRIPTION Located at the mouth of the Brazos River, Freeport is a city conveniently situation to serve all walks of life. The various public recreational activities such as municipal golf courses, open beaches, and park events serve as a strong tourist attraction for the city. The city’s location in relationship to the open Gulf waters makes Freeport a desirable point for industrial entrepreneurs. With a population that nears 70,000, including the neighboring communities, Freeport has become a town in which the citizens hold a strong heritage, while provide all the amenities of comfort and convenience. Freeport’s subtropical climate and proximity to the ocean allow for many attractive accommodations such as: swimming, boating, diving, fishing, bird watching, and RV parking. Plans are also in the near future for a hiking and bike trail along the Old River and Bryan Beach. While being host to many water sports, Freeport also includes on-shore recreational activities, antique shopping, and dining which includes awardwinning seafood restaurants. With an average summer temperature of 80 degrees and a winter temperature of 55 degrees, a comfortable environment is available through each of the four seasons. The city is roughly 11.9 square miles in size, with Galveston and Houston, TX each within an hour’s drive. With the close proximity to the Gulf of Mexico, Freeport offers an abundance of available land and opportunity to the already prosperous businesses located along the port. The large shrimp fishing fleet helps support the local community with jobs and much needed tax revenue. The port has become one of the fastest growing ports on the entire Gulf Coast, and is currently ranked as the 16th largest port in the United States, speaking in terms of tonnage. The convenient location offers efficient transportation via highway, railroad, or intercoastal waterway. The safe history and strong business philosophy make this port a lucrative investment for industrial entrepreneurs. The many available hotels and condominiums, as well as the welcoming environment make Freeport a popular attraction for those visiting or staying on a more permanent basis. Designated an official Texas Main Street City, part of the Texas Historical Commission, the city contain an important historical background which is currently being revitalized. The unique character and pleasant environment are sure to make Freeport an enticing city to visit.

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CITY IMAGES

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Community Contact Information City Hall 200 W. 2nd Street Freeport, TX 77541

Fire Department 131 E. 4th Freeport, TX 77541

Police Department 430 N. Brazosport Blvd. Freeport, TX 77541

Visitor’s Information Center 500 N. Brazosport Blvd. Freeport, TX 77541

Personnel: Mary Lee Stotler Freeport Main Street Manager [email protected]

Ron Bottoms City Manager – City Hall [email protected]

Delia Munoz City Secretary – City Hall [email protected]

James A Barnett Mayor of Freeport

Evelyn H. Gonzalez Police Chief [email protected]

Gary Beverly Finance Direct [email protected]

Wallace Shaw City Attorney [email protected]

John Stanford Fire Chief [email protected]

Gary Pohl City Marshal [email protected]

Lee Cameron Economic Development Director [email protected]

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City Council and Mayoral Registry The city of Freeport currently operates under the Council/Manager form of government. The City Council appoints the City Manager who is responsible for the general administration of Freeport, TX. The City Council also appoints the City Attorney, Police Chief, and Municipal Judges. The City Council currently consists of a mayor and four council members, each serving two year staggered terms, elected on a “ward” system. The members of this council consist of the following members: Jim Phillips – Mayor of Freeport Larry McDonald – Ward A Councilmember James Saccamanno – Ward B Councilmember John Smith III – Ward C Councilmember Norma Garcia – Ward D Councilmember

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DEMOGRAPHIC INFORMATION City: Freeport

State: Texas

County: Brazoria

Zip Code: 77541

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Population: 12, 802 (July 02’)

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Land Area: 18.649 sq. miles.

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Median Resident Age: 27.4 years Median Household Income: $30,245 (00’) Median House Value: $35,700 (00’)

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Tax Rate: .7845/100 assessed valuation

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Races in Freeport: - Hispanic: 52% - White (Non-Hispanic): 33.2% - Other Race: 20.9 % - Black: 13.4% - Two+ Races: 3.2% - American Indian: 1.0%

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For Population 25 years and older: - High school diploma or higher: 55.1% - Bachelor’s degree or higher: 5.4% - Graduate or professional degree: 2.1% - Unemployed: 13.7%

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Nearest City with 50,000+ population: Galveston, TX (42.7 miles, pop. 57,247) Nearest City with 200,000+ population: Houston, TX (55.6 miles, pop. 1,953,631)

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Average Temperature Range: 42-92 degrees

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Average Rainfall: 52.3 inches per year

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Freeport compared to Texas state averages: - Median house value below state average - Unemployment percentage above state average - Black race population percentage above state average - Hispanic race population percentage above state average - Median age significantly below state average - Length of stay since moving in below state average - Population % with bachelor’s degree or higher significantly below state average

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COMMUNITY HISTORY Freeport, Texas and the surrounding vicinity is certainly rich in history. In the early years, Freeport once served as a hunting and fishing area for the Karankawa Indians. Later, this city served as the base for what would become Stephen F. Austin’s Texas colonization. Before the civil war, the area relied on the Brazos River for the major plantations to have the capability of importing supplies and exporting agricultural products. These plantations would be abandoned however, after the war had taken place. Velasco (Surfside) served as a Mexican fort up until the Texas War of Independence, after which the area would become a small beach resort. An inland resort and farm community adopted a name of “New Velasco”, however the name would change to Velasco after a storm leveled the old town in 1900. With the storm, much of the inland city became vacated and dormant until the “Freeport Urban Renewal Agency” came about to restore the city in the 1960’s. Just across the river from Velasco, the city of Freeport was founded when the Freeport Sulfur Company established a town site and began mining sulfur at Bryan Mound in 1912. The city would become home to the world’s largest sulfur mines, as well as the Houston and Brazos Valley Railway. Then in 1925, the Navigation District was created by vote, beginning the work of diverting the Brazos River from its downstream course. In doing so, it allowed the dammed lower portion to be dredged, forming a dependable deep-sea port. World War II production facilities would be brought in by the Dow Chemical Company, giving the area the industrial character seen in present day. The facilities started on a nearby site, with continual expansion pushing the facilities into Freeport. Between the years of 1931 to 1939, the population would grow to 4,100 residents and seventy-five businesses. From 1941 to 1950, Freeport saw a decline in population, dropping to 2,579 residents. However, the number of businesses rose to one-hundred and thirty-five. The Dow Chemical Company sparked an interest in the Brazosport industrial area. By 1952, the city reached a new population of 6,008 residents, and one-hundred and ninety-five businesses. On July 27, 1957, Velasco would be incorporated into Freeport. Today the city is one of the Gulf’s largest commercial shrimp trawler fleets, with more than five-hundred boats. The area still remains a popular tourist attraction with an assortment of recreational and fishing activities, while serving as the home of a growing industrial business location.

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IDENTIFICATION OF EXISTING RESOURCES • Freeport Main Street Program Kicked off with a visit from first lady of Texas, Laura Bush, the main street program began in January 2000. The program is an initiative sponsored by the National Trust for History Preservation and the Texas Historical Commission. Main Street works to preserve historic downtowns by using a four-point approach: community organization, promotion of downtown amenities, design and economic revitalization. The program preserves older buildings by making them more attractive to business owners. In this, Main Street creates advertising materials, as well as designing building facades, lighting schemes, and plantings to make the downtown area more attractive. The program continues to work towards beautifying and updating downtown structures to encourage growth of new enterprises within the Main Street district. • Freeport Community Events - Freeport Riverfest

- School Supply Run

- City Wide Clean Up

- Salvation Army Toy Run-Bike Run

- Take-A-Child Fishing Tournament

- 17th Texas Joy Ride Rod Run

- 12th Dos Rios Fishing Tournament

- Holiday on the Brazos

- 58th Fishing Fiesta

- National Night Out

- Red Cross Run

- Halloween Bash

- Easter Egg Hunt

- Martin Luther King Parade

- Treasure Hunt

- Physical and Spiritual Development

These various events act to bring together the Freeport community by means of volunteer work, celebration, and educational donations. Many of the events include activities which support the local children and their families. As well, events such as “National Night Out”, is used as a crime prevention event; the event promotes police-community partnership, crime, drug, and violence protection, and neighborhood unity. Some of the events serve as donation collections, while several others act to gather the citizens for fun and competition. With coastal location, the fishing events are particularly popular among the Freeport citizens.

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ADDITIONAL COMMUNITY RESOURCES • Texas Department of Housing and Community Affairs - Brazoria County Dept. of Housing and Urban Dev.

- Fannie Mae

- Texas Home of Your Own

- Dept. of Veteran Affairs

- Houston-Galveston Area Agency on Aging

- Affordable Housing across TX

- Texas State Affordable Housing Corporation

- United Way of Brazoria County

- Southeast Texas HFC

- National Housing Dev. Corp.

TDHCA Mission Statement: “To help Texans achieve an improved quality of life through the development of better communities. The department’s community development services include low interest mortgage financing, emergency food and shelter, rental subsidy, energy assistance, weatherization, economic development, and the provision of basic public infrastructure for small rural communities. The department is a valuable financial and educational resource for communities dealing with housing and poverty. • Economic Development Corporation Freeport, TX has an Economic Development Corporation funded through 4B sales tax. The corporation funded a comprehensive plan in 2002, as well as a plan for a hike/bike trail linking the Old River with downtown and city beach areas. It is hoped that this trail plan can be implemented in stages to help beautify the city and make it more attractive to visitors. The corporation is also working closely with the Freeport Marina Project. • Faith and Youth Based Organizations - The Bridge

- Salvation Army

- Keystone Club

- Habitat for Humanity

- Brazosport Cares

- Boys and Girls Club

- Operation Building Blocks - Local Churches These organizations provide volunteer assistance to help beautify the city. “The Bridge” helps to assist the homeless, which “Habitat for Humanity” builds low-income housing. Local churches have brought in youth groups to help in new construction projects, as well as participating in some of the various city cleanup events. The “Operation Building Block” program helps low-income citizens repair their houses, with participation and assistance by the “Keystone Club”. Local industry has provided materials and man power for roofing, siding, and window construction work.

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CITY PROJECTS • The Freeport Marina Project Beginning in fall 2003, the project began construction to drive economic redevelopment into the city of Freeport, TX. The marina will be located along the Old River in the downtown area, adjacent to the downtown Main Street. Plans for the upland development include restaurants and a hotel. The Economic Development Corporation is leading the project in conjunction with the city and local developers. More business is expected to be drawn by the increased traffic the marina will bring. From this, more business, more jobs, more sharing of tax burdens, and more opportunity is sure to follow. Plans for the development include restaurants and a hotel. The developer for the project is Freeport Waterfront Properties, which the city has agreed to lend $6 million to ensure the marina development.

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CITY PROJECTS • Park Improvements The city’s Memorial Park is located in the heart of the downtown area. Bordered on the east and west by Park Avenue, it’s at the center of Freeport’s historic district. A number of park improvements have taken place, including the installation of irrigation systems and significant landscaping improvements. Restoring the park to an earlier layout design, city crews have also recently removed the angled parking that was a later addition to the original design. Electrical outlets and underground conduits have also been installed in preparation of installing a sound system throughout the downtown area. New playground equipment has been purchased and installed in a number of parks. One of the most popular additions with the youth of the community has been the addition of a new slide at the city’s pool. As well, the Brazosport Rotary Club has also approached the city about the possibility of partnering on construction of a new air-conditioned pavilion at Municipal Park. • Urban Renewal Property In the final stages of completion, Freeport is acquiring property in its urban renewal area. The state legislature passed the urban renewal act in the 1960’s and the city subsequently began the acquisition of this property. The property, roughly 400 acres in size, is bounded by Gulf Blvd. on the south, Velasco Blvd. to the east, the Dow canal to the north, and Skinner Street to the west. The property consists of 25 foot lots which were originally given as a bonus to individuals who purchased larger tracts of land in the Oyster Creek area back in the early 1900’s. Over time the lots were never developed and were passed from heir to heir, making the purchase of this land extremely difficult. A major housing development project is planned for this area and a number of prospective developers have expressed an interest in it. Tentative plans call for roughly 500 home sites, to include a number of amenities such as hike and bike trails. Three large ponds of approximately ten acres each have also been planned. The spoil from the ponds will be used to construct a noise and visual berm that will completely surround the development. This project is expected to be an attractive addition for some of the thousands of new residents projected to arrive in Freeport within the next ten years. • Local School Addition and Renovation With the recent passage of the Brazosport Independent School District’s multimillion dollar bond issue, this will result in a number of school improvements in Freeport. These include placing artificial turf on Hopper Field, renovations to Jan Long Elementary, essentially a new Brazosport High School, and a new Velasco Elementary School. The improvements coincide perfectly with the city’s beautification efforts; especially phase II of the entryway-landscaping plan along Highway 288.

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CITY PROJECTS • Wetlands Project In the spring of 2002, Freeport partnered with several different entities including Dow Chemical Company, Ducks Unlimited, and Texas Parks and Wildlife to construct a wetlands area and bird sanctuary. Located along Hwy 36, the area has been well received by the birds and birder watchers alike. • Freeport Seawater Desalination Project Recognizing a growing water need and the limited availability of fresh surface water and ground water, the state of Texas has funded analysis of three seawater desalination projects located along the gulf coast. The evaluation of the project entailed identifying water demands for the service area, calculating the cost of providing desalinated water, and identifying the economic feasibility of a seawater desalination plant. • Bryan Beach Annexation Recently, the city of Freeport annexed a portion of the Quintana Island, including the 3.5 miles of beach front property. The city’s Park’s Department and Texas Department of Corrections have agreed to assist with beach cleanup on a regular basis. Freeport annexed the beach with the expectation of receiving increased traffic with the opening of the new bridge. It has garnered the reputation as one of the prettiest, cleanest beaches on the Texas Gulf Coast. The local police department monitors the beach to ensure safety. • Operation “Building Blocks” As Freeport has aggressively pursed cleaning up though street code enforcement, the city also felt that is was important to provide a way to assist homeowners, especially the poor and elderly, with their home improvements. A group of volunteers were brought together and helped develop Operation Building Blocks. This innovative, award-winning program has so far helped to refurbish approximately seven blocks within the city. The city provides the materials, while the homeowners provide the labor. Eighty percent of the homes in a block must sign on to the program before that block is put on the schedule. • TX Dot New Entryway Project Coming into Freeport along Hwy 288, the new entryway is designed to make a bold statement about Freeport’s new image. “The landscaping and signage are meant to convey to visitors that Freeport is an up-and-coming community”. The city received over $1 million dollars to help pay for the Phase II construction. Improving the appearance of the downtown area main entry, the city also replaced the street lighting along 2nd Street. TX Dot has also agreed to redo Gulf. Blvd. in the near future

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NATIONAL RESOURCES • U.S. Department of Energy: Industrial Technologies Program - Cheniere Energy, Inc. is currently constructing an on-shore liquefied natural gas terminal in Freeport, TX. The project won approval in early January and is now under construction. The Industrial Technologies Program leads national efforts to improve industrial energy efficiency and environmental performance. The mission is to improve the energy intensity of the U.S. industrial sector through a coordinated program of research and development, validation, and dissemination of energy efficiency technology and operating practices. - The Dow Chemical Company and the General Motors Corporation are set to build a one-megawatt fuel cell pilot plant and integrate it into the operation facility in Freeport. The system will be fueled by hydrogen that is produced as a by-product at the chemical plant. Hydrogen fuel cells provide a cleaner, more efficient option for power generation than coal, natural gas, or other fossil fuels. The fuel cells can also reduce the need for foreign oil and provide an option to costly natural gas. • U.S. Department of Homeland Security: Port Security Grant Program - Secretary of Homeland Security, Tom Ridge, highlighted on June 12, 2003 the department’s efforts to secure our nation’s ports. The department announced new port security initiatives and investments to provide increased international cooperation, greater use of technology, and additional funds for increased port security facility enhancements. Freeport has received $701,300 to the Brazos River Harbor Navigation District, as well as $1,425,000 to The Dow Chemical Company. The awards will contribute to important security upgrades including patrol boats in the harbor, surveillance equipment, and construction of new command and control facilities. • Federal Emergency Management Agency: Freeport Disaster Recovery Center - Assisting those affected by Tropical Store Fay, the agency opened and disaster recovery center in Freeport, TX. Personnel at the center answered questions about available resources to individuals and business owners. Disaster programs include: temporary housing assistance, individual and family grants, low interest loans, unemployment assistance, and crisis counseling. • U.S. Department of Education: Emergency Response and Management Program - The emergency response and crisis management program support local school districts’ efforts to improve and strengthen school emergency plans. The grants will help strengthen the school’s plans, and collaborate with emergency responders to develop a strategy to effectively deal with a wide range of crisis, natural as well as man-made.

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EVALUATION OF EXISTING RESOURCES • Community Events: The city hosts annual events which promote the very idea of interaction, integration, and the promotion of public attractions. There is an abundance of community events allowing for the participation of residents and vacationers of all kinds. With the city’s location in relationship to the Gulf of Mexico Ocean, the city has taken advantage of a tremendous asset to their community. Events such as the Freeport Riverfest, Take-A-Child Fishing Tournament, and Holiday on the Brazos all incorporate the extensive amount of available rivers and ocean that is available to the community. With such a beautiful commodity to the city, the city council, local community development organizations, and national development corporations have each provided some form of direct contribution to the continued prosperity of this beach environment. Besides maintaining the public environment, these organizations and community events have proven to be helpful in preventing theft, vandalism, and other various crimes in the city. The city works in close relationship with the police department, among other city departments, to ensure the safety and security of everyone and everything. • Housing and Community Affairs: The department is a valuable financial and educational resource for communities dealing with housing and poverty. These development organizations and volunteer services are helping to restore the city’s emergency food and shelter programs, economic development and mortgage financing. The Department is viewed as a valuable financial and educational resource by individuals and communities attempting to deal with problems of housing, poverty, public facility needs, energy assistance, and economic development. Owners of manufactured homes rely on the Department to provide a regulatory environment that will protect their health, safety, and welfare. With the location along the ocean coast and the recent hurricane storms, these programs have helped establish emergency evacuation plans. • Community Organizations: The city of Freeport has several youth and faith based organizations, which through my research and discussion with the main street manager, have proven to be valuable to the city’s growth and prosperity. Local churches have brought in youth groups to help in new construction projects, as well as participating in some of the various city cleanup events. Mary Stotler has informed me of the appreciation and importance the city has towards these programs, as well as the support these programs receive. Local builders and material suppliers offer assistance and materials to assist and promote these programs helping to build low income housing, repair existing houses, and participate is city-wide cleanup events. This resource is especially important in maintaining the continued beautification of Freeport, TX.

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EVALUATION OF EXISTING RESOURCES • City Projects: From the list of projects on the previous page, it is apparent to see the city’s concentration on the further development of Freeport’s beaches, marina, and historic Main Street program. The city is fortunate to have such a broad range of valuable tools to help keep the city beautiful and attractive. With the location along the Gulf of Mexico, the city has a valuable asset in which to encourage tourism to the city. The Freeport Marina Project is perhaps the biggest project taking place in the community, with plans to restaurants and a hotel. Freeport’s economic development corporation has taken the lead on this project and is working closely with the city. This marina will be the engine that will drive economic redevelopment in the city. Operation Building blocks in particular is helping develop relationships within the neighborhood. Neighbors working together and getting to know each other better helps deter criminal activity because of the increased concern neighbors have for one another. Main Streets program continues to work toward beautifying the updating downtown structures and to encourage the growth of new enterprises within the Main Street District. The Wetlands project is important in preserving the wetlands area for the local wildlife and bird watchers. The Bryan Beach annexation is helpful in the city’s commitment to maintaining a clean environment, while promoting the beach as a family destination. • National Resources: Freeport’s existing resources are beneficial to the city for its commitment towards restoration and improvement. The majority of the resources focus their attention on implementing new sources of energy, improvements to the safety and security of the city’s port area, and disaster recovery efforts. Projects are assisting in making the city more economical and efficient, while making the necessary adjustments to comply with the standards of a modern city. As with the local city sponsored projects, national organizations are focused the improvements to the city which are related to the city’s relationship to water resources and industrial services. As a predominantly industrial environment, those projects which focus on this economic source are likely to have the most dramatic impact on the city’s prosperity. As well, Freeport has received additional grants for the construction of new highways and business roads. More importantly is the concentration of projects directed at restoring and constructing areas for wildlife to exist. Freeport location provides a convenient and necessary location for the procreation of sea and land mammals. Natural wildlife is a vital key to the natural conditions of an area, which Freeport in coordination with other organization, is seeking to preserve.

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RECOMMENDATION OF NEW RESOURCES The following recommendations are courtesy of the Texas Main Street Program Resource Team report.

Freeport, TX, as with any other town, must capitalize on what values and tools already exist within the community. Propelling the growth and prosperity of the city’s existing qualities will prove to be the most economical and efficient. As well, the continued dedication towards the revitalization of the city needs to be supported in every form possible. A town or business that is aesthetically appealing will attract consumer, visitors, and other potentially prosperous businesses. This design and development must occur not only within the city, but also to its direct surroundings. Image development and visual presentation are on-going marketing tools for the recruitment of new business. Communication, cleanliness, professionalism, and publicity are important aspects for the success of a community’s development. General Recommendations: • • • • • •

Do cooperative, regional planning, and marketing Develop marketing strategies and tourism with Main Street Manager Keep storefronts appealing and inviting Develop brochures, updated annually Continue developing Eco-Tourism of Freeport’s abundance of natural resources Build on your established events

Specific Recommendations: • Promote the unique attraction associated with the water including the Swing Bridge, the Guillotine Bridge, and the Port Freeport. • Establish a local Convention and Visitor’s Bureau, thus to retain the entire 7% hotel tax. This gives the city more control over how the money is spent to promote tourism and convention business for the community. • Adopt an image, such as the “Shrimp Capital of Texas!”, or some form of direct connection with the water to unify the existing water theme in the city’s logo. • Create additional signage unique to Freeport, directing tourists towards interesting attractions and experiences. Billboards along highways 288, 36, and 332 would likely be the most beneficial locations. • Continue developing the marina area project inside the Guillotine, to attract boat owners interested in docking inside the protected Historic Brazos River. • Take advantage of the available space in the downtown area and historic main street area with aesthetic upgrading and hosting of special events. • Investigate methods to link the various tourists’ activities within the city. • Request Freeport tourism brochures, in addition to the “Recreational Opportunities” to be placed in TxDOT Travel Information Centers. • Continue to beautify the city’s image through design appearance and cleanliness.

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RECOMMENDATION OF NEW RESOURCES • Tourism Travel and tourism is the third-largest industry in Texas, generating $41.2 billion dollars and almost 477,000 jobs in Texas in 2003. Unique to Freeport is the water, which is the primary asset to the city. Eco-Tourism is the fastest growing tourism sector in the world, growing 30% annually. The Gulf-Coast area is especially popular due to its convenient access to the ocean and natural wildlife. The top leisure activities for travelers in Texas were: dining (32%), shopping (30%), sightseeing (25%), general entertainment (22%), amusement park (9%), and beach/waterfront activities (7%). Leisure travel accounts for more than 71% of trips to and within Texas. Freeport has the capability to cater to several of these activities, just by promoting itself through advertisement. Facts: - Texas ranks as the third most popular state for trips by U.S. travelers - In Texas, one in every 53 people works in the travel and tourism industry - Without tourism’s tax revenues, each Texas family would have to pay an additional $650 in taxes to maintain existing government services - Small businesses account for 97% of the business in the Texas tourism industry - 83% of individuals who request travel literature plan a trip to Texas within 2 years - If Texas were a nation, it would have the ninth largest economy in the world • City Image The first impression of a city will come through the city’s image and appearance. This aspect of design can be addressed through landscape design, sense of entry, color, and quality. While Freeport has many good qualities, one entering the city through Highway 288 quickly learns they have arrived at Dow Chemical Company. Not until 4,000 ft. later when one crosses another bridge do they realize their entrance into the city of Freeport. The outer appearance and landscape of this coast-line atmosphere must be confronted and improved as part of Freeport revitalization efforts. Take advantage of the attractive landscaping of Dow’s section of the Highway 288 by repeating and continuing the sequence of lined palm trees. Use the same spacing and species of tree as to portray the city’s attention to detail and quality. As well, introduce thematic elements to define visual identification vocabulary for the city. Attractive and directional signs promote movement and sense of place to an environment. The promotion of Freeport’s unique qualities, historicism, and business prosperity will support the continued growth and popularity of the city. Attention to image may prove to be the most time consuming and labor intensive, but is the most important in influencing a visitor’s first impression.

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RECOMMENDATION OF NEW RESOURCES • Historic Preservation and Planning Historic preservation is the cornerstone of the Main Street Approach. The unique historic, architectural, and cultural resources of Freeport give the city a sense of place that attracts visitors, connects the city to its past, and improves the quality of life for its residents. Protecting these historic resources will be a key element in the success of the city’s downtown revitalization efforts. Freeport has already placed a local historic preservation ordinance, along with a Main Street Program in coordination with the Texas Historical Commission. However, more can be done to promote the historical quality of Freeport by conducting survey of historic resources, and encouraging building owners to use voluntary advice and a sounding board for ideas related to design and repair. Preparing a historic preservation plan for Freeport, and adopting a sign, building, and landscape ordinance will help promote the city’s image and business prosperity. It is the street level activity within the buildings that maintains pedestrian interest. Take advantage of the old building’s characteristics fill windows with displays to support pedestrian interest and activity along Main Street. • Business Retention/Expansion Business growth predominantly comes from the retention and expansion of existing businesses. The city of Freeport should establish a Business Retention/Expansion Program to encourage and assist businesses to retain and expand employees. It’s imperative that the Main Street Board identify their target business types in their recruiting. Freeport has the opportunity to distinguish itself from their sister city in the local area by incorporating unique business clusters, many of which already exist in downtown. Antique stores, art galleries & studios, restaurants/clubs, and ethnic businesses can potentially add interesting color and vitality to the downtown and surrounding Freeport atmosphere. The cluster approach for business can build a critical mass of like businesses, attract comparative shoppers, and build a creative synergy. According to America’s Career InfoNet, the fastest growing occupations in Texas are as follows: - Agricultural Engineers

- Physician Assistants

- Educational Teachers

- Computer Engineers

- Occupational Therapists

- Environmental Engineers

- Database Administrators

- Family Therapists

- Physical Therapists

- Pharmacists

- Public Relations Specialists - Medical Scientist

- Sales Managers

- Economists

- Advertising Managers

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RECOMMENDATION OF NEW RESOURCES • The Texas Recreation and Parks Account Grant Programs http://www.tpwd.state.tx.us/business/grants/trpa/ The TRPA is funded through a portion of Texas sales tax, received from sales of select sporting good items. The Texas Parks and Wildlife Department Recreation Grants Branch sends out an electronic newsletter to announce grants, deadlines, and other related information. To subscribe to this newsletter, email to [email protected], or call 519-912-7124. - The Outdoor Recreation Grant program provides 50% matching grant funds to acquire and develop parkland or to renovate existing public recreation areas. The maximum grant awarded is $500,000. - Small Community Grants are available to small Texas cities with a population of less than 20,000. The grant provides 50% matching grant funds to eligible counties. Funds are to be used towards the beautification of parkland, including: - Ball fields - Boating - Fishing - Hunting - Picnic facilities - Playgrounds - Swimming Pools - Trails - Beautification - Restoration - Sports courts - Gardens - Recreation Trail Grants are funded in Texas under the approval of the Federal Highway Administration. The program receives its funding from a portion of federal gas taxes paid on fuel used in non-highway recreational vehicles. Covering up to 80% of the project cost, funds can be spent on both motorized and non-motorized recreational trail projects. - Boating Access Grants provides 75% matching grant funds for the construction of public boat ramp facilities throughout Texas. Local government sponsors must fill out an application, provide land, provide access to the proposed boat ramp, supply 25% of the development cost, and accept operation and maintenance responsibilities for a minimum 25 year period.

The Sport Fish Restoration Fund is a partnership between federal and state government, industry and anglers/boaters. Excise taxes collected from purchases of sporting goods is collected by the U.S. treasury, and disbursed by the U.S. Fish and Wildlife Division. The program enables the state to stock 300 million fish each year and to better manage its streams, reservoirs, and coastal waters. With expenditures in Texas of approximately $13 million annually, this money pays up to 75% of the state’s sport fish restoration, wetlands conservation, aquatic education, and boating access project cost. Additional information can be received by contacting Nick Carter, [email protected]

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RECOMMENDATION OF NEW RESOURCES • Keep Texas Beautiful Program http://www.ktb.org/programs/index.html Keep Texas Beautiful sponsors and coordinates many education and cleanup programs in cooperation with state agencies including the Texas Department of Transportation and the Texas Commission of Environmental Quality. The following list are KTB's beautification, community improvement, and waste minimization programs. - Great American Cleanup is a program that includes litter cleanups; litter-free events, school and community playground/park cleanup, renovation or construction; any type of community beautification (e.g. Adopt-A-Spot); roadway cleanup and beautification; clothing collection; reduce, reuse, recycle activities/education; river, lake, seashore cleanups; graffiti removal; cell phone recycling fundraisers, & many more. GAC is the nation’s largest community improvement program, and is held from March 1 through May 31, 2006. More information is available by contacting KTB at 1-800-CLEANTX or [email protected] - The Lake and River Cleanup Program is an effort between Keep Texas Beautiful and Texas Commission on Environmental Quality. The program is designed to help communities and organizations establish waterway cleanups and litter prevention activities to improve and maintain the quality of surface water. A Lake and River Cleanup Program Coordinator will provide you with planning and publicity assistance, as well as materials needed for your cleanup. The program provides press releases, posters, a litter fact sheet, garbage bags, litter pick-up tools, first aid kits, disposable gloves, volunteer giveaway items, and more free of charge. Contact 1-800-CLEANTX or [email protected] for more information.

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RECOMMENDATION OF NEW RESOURCES • The Crossroads Anti-Graffiti Initiative http://crossroadscommunityassociation.org/pdf/GraffitiLetter.pdf The Crossroads Anti-Graffiti Initiative Program will help eliminate the problem of damage to the city by aggressive vandals. City codes require graffiti removal or a property owner can be cited for a codes violation. The program’s approach is to help area property owners’ deal with the menacing problem in a positive fashion by negotiating with the best local contractor for graffiti removal at a great rate and then paying 50% of the cost for removal of existing taggings. New occurrences will be stamped out by CAGI funding 100% of the removal cost. The program works as follows: - Property owners must sign consent forms, which gives CAGI and its removal crew, permission to eliminate graffiti from the building. No payment obligated. - CAGI crews will remove all new taggings for property covered by consent forms as soon as possible after the vandalism is reported to CAGI. - CAGI and Applied Management will remove existing graffiti at the request of the property owner, and CAGI fund will cover 50% of the cost. - Contributors to the CAGI fund will receive a credit equal to their contribution that will pay for removal of existing graffiti removal from their property. - Applied Management will removal graffiti from brick, limestone, metal and other surfaces using an environmentally friendly, non-abrasive chemical that breaks down paint, and is washed off by using low-pressure water blasting. - After removing graffiti, Applied Management will apply a protective coating on non-painted surfaces, which will allow easier, less expensive removal with low-pressure water if vandals strike again. • Texas Economic Development: Tourism Division http://www.tded.state.tx.us/tourism/ The Market Texas Tourism division is responsible for promoting Texas as a premier travel destination. Critical to the success of Texas Economic Development's highly effective and award-winning tourism marketing campaign is a strong public-private partnership. The Market Texas Tourism Division works in concert with its partners (convention and visitor’s bureaus, local chambers of commerce, private travel-related organizations and associations) to promote economic opportunity and prosperity for Texas in both the domestic and international tourism marketing arenas. The division's marketing is targeted to areas with high travel propensities that yield the greatest return on marketing investment. Comprehensive tourism development outreach effort provides training, assistance, and technical expertise through regional workshops, assessments, and presentations to help communities, businesses, and organizations recognize, develop, package, and market their tourism destinations and products. Contact [email protected] for additional information.

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RECOMMENDATION OF NEW RESOURCES • The Texas Historical Commission http://www.thc.state.tx.us/ The Texas Historical Commission (THC) is the state agency for historic preservation. THC staff consults with citizens and organizations to preserve Texas' architectural, archeological and cultural landmarks. The agency is recognized nationally for its preservation programs. - Heritage Tourism Grants are used for heritage tourism-oriented projects such as interpretation, signage, publications and web sites, curriculum development, educational programs, and workshops and training. Grants are one-to-one with in-kind and/or cash matches. Objectives of the program are as follows: - To foster understanding and communication between the visitor, the tourism industry, and heritage and cultural community. - To raise awareness of the Texas cultural and historical sites - To promote attendance to the region’s cultural and historical sites from local citizens and visitors by developing creative products and promotions. - To expand the dispersion of visitors to other parts of the region after visiting cultural and historical sites. - To leverage resources of the region’s communities for investment in historic preservation. - To enhance the visitor experience at regional and local heritage attractions Project proposals must fall into one of the following categories: - Promotional, directional, or identification signage - Interpretation of cultural and historic resources - Publication/web sites - Curriculum Development/education programs - Workshops/training - Texas Preservation Trust Fund Grants pay up to one-half of total project costs to help preserve Texas’ cultural resources. Grant funds are awarded for acquisition, development, planning and education. Project types eligible for assistance include: - Archeological sites - Commercial buildings - Public buildings such as schools, city halls, libraries and museums - Unique historic structures such as bridges, water towers, lighthouses and ships - Monies for training individuals and organizations about historic resources and preservation techniques

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RECOMMENDATION OF NEW RESOURCES • National Trust for Historic Preservation http://www.nationaltrust.org/community_revitalization/index.html?cat=2 The Community Revitalization department provides consulting, advocacy, financial, and information resources to promote historic preservation as an economic development tool that builds vibrant communities while protecting their distinct sense of place. - National Trust Loan Funds provides loans and lines of credit to nonprofit organizations, local governments, and for-profit entities for the rehabilitation or stabilization of properties that are eligible for listing in a certified local, state, or national register of historic places. - The National Trust National Main Street Center leads the preservation-based commercial district revitalization movement with its Main Street Four-Point Approach. Tailored to meet local needs and opportunities, the program focuses work of local staff and volunteers in four key areas: - Organization: Building consensus and cooperation among public and private groups and individuals, and identifying sources of funding for revitalization activities. - Design: Enhancing the district’s physical appearance, through building rehabilitation, compatible new construction, public improvements, and design management systems. - Promotion: Marketing the commercial district through events and advertising to attract customers, potential investors, new businesses, residents, and visitors. - Economic Strengthening the district’s economic base and creating new Restructuring opportunities through careful analysis and appropriate mixed-use development. Main Street revitalization is one of the most successful economic development strategies in America: every dollar a community uses to support its local Main Street program has leveraged an average of more than $38 million in new investment. Learn more about National Main Street Center and the Main Street Approach at: www.mainstreet.org

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RECOMMENDATION OF NEW RESOURCES • Surdna Foundation http://www.surdna.org/programs/environment.html The Surdna Foundation was established in 1917 by John Emory Andrus to pursue a range of philanthropic purposes. In 1989, the third and fourth generations of the Andrus family on the Surdna board established programs in Environment and Community Revitalization and decided to enlarge the professional staff to broaden the Foundation’s effectiveness. Currently, the foundation has specialized programs addressing Environment, Community Revitalization, Effective Citizenry, Arts, Nonprofit Sector Support Initiative, and Organizational Capacity Building Grants. The Surdna Foundation grant making principles include: - Supporting government, private, and voluntary actions. - Preferring redesign to eliminate problems rather than amelioration to deal with them after-the-fact. - Building bridges, defusing conflict and bringing diverse constituencies together. - Encouraging a diversity of people and interest to participate in addressing environmental concerns - Supporting multi-sectoral approaches and partnerships, and recognizing the interdependence of sectors and disciplines. - Fostering a population of environmentally informed, responsible, active citizens. - Respecting community and grassroots perspectives. The foundation addresses environmental concerns by establishing goals to prevent irreversible damage to the environment and to promote more efficient, economically sound, environmentally beneficial and equitable use of land and natural resources. For community revitalization, the foundation aims to bolster the quality of life for urban families with young children by improving the quality and quantity of family child care. In addition, they support efforts that are innovative and have the potential to serve as new “best practices” for the national community development audience. The foundation looks for projects that adhere to the “smart growth” principle and will contribute to the development of compact, pedestrian-friendly communities. Application grants and additional information can be found at: http://www.surdna.org/information/apply.html

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RECOMMENDATION OF NEW RESOURCES • Cutter Alert Preservation Team http://www.highlandlab.com/cutteralert.htm The historic U.S. Coast Guard Cutter Alert was built in 1926 as WSC-127. Built by American Brown BoveriElectrical Corporation, the ship was launched November 30, 1926 and commissioned in January 1927. During World War II, Alert was assigned to the U.S. Navy’s Western Sea Frontier, and was based in various ports. In 1949, Alert’s permanent station was changed to Morro Bay, California and served there for 10 years, until being re-stationed in San Diego in February of 1959. As a piece of American history, Freeport would greatly benefit from introducing a new tourism piece to their growing port area. At one point in time, the sister ship of Alert was stationed in Freeport, bringing about a direct connection with this historical war ship. The ship would surely be a popular tourism piece to the city, while educating local children and citizens. Pictures are courtesy of the Preservation Team website and Mary Stotler:

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REHABILITATION TIPS The following list consists of general tips used as a guide for improving community appearance, quality, and environment. This information should provide as a supplement to the recommendation of new resources stated in the previous pages. The information is provided by Professor Torres-Macdonald at Texas Tech University College of Architecture. • Carefully examine old buildings for termites, wood rot and general deterioration. • Do not sandblast. Chemicals and/or water can remove dirt and paint without damaging the surface of the building. • Do not paint too often; many times a building only needs mild washing. • When repairing a building, do not cut expenses on the roof or the foundation. • When mortar is missing or in poor repair, moisture will enter the walls and eventually may cause structural damage. Deteriorated mortar should be removed to a depth of at least three-fourths of an inch and replaced with new mortar that matches the old in color, texture and striking of the joint. A technical preservation brief (Preservation Brief #2) on repointing mortar joints in historic brick buildings is available from the National Park Service web site at www2.cr.nps.gov/tps/briefs/presbhom.htm. • Be aware of areas on the roof and at connecting walls where water does not readily drain. Flashing should be installed at intersections to prevent leakage. • Carefully locate air-conditioning units to avoid water condensation on the sides of buildings. Condensing units should be supported from the masonry walls and not placed directly on the roof. • The top brick cornices that project above the roof deteriorate rapidly unless they are capped with metal, terra cotta, stone, or concrete. • Existing architectural details, including old wood doors, windows, ceilings, and trim work, add to the character of a building and its resale value. Repair these features rather than remove them. • If the building has stone or brick that has never been painted, do not create a maintenance problem by painting it.

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REHABILITATION TIPS • Do not use aluminum siding. It can hide water penetration into the walls and accelerate deterioration. • Pressed metal ceiling panels are still being manufactured today with some of the same patterns installed originally. Deteriorated panels, therefore, can be replaced exactly. • Wood windows are reasonable to repair, if a specialist in window repair can be found. If the windows are missing, custom-made windows can be ordered for replacement in old buildings. • Rehabilitation of buildings listed in the National Register of Historic Places should be preserved in accordance with the Secretary of the Interior’s “Standards for Rehabilitation”. A list of these standards can be found in Appendix VII or visit www2.cr.nps.gov/tps/tax/rhb/stand.htm. • Retain a sense of continuity by carrying exterior building design inside the structure. • Before rehabilitating a building façade, take a careful look at the structural aspects of the building. Develop a design that is compatible with neighboring buildings. • Additions made to historic buildings should blend harmoniously with the existing structures. • Free assistance in selecting paint, fabrics and color schemes for building facades and awnings is available from the Main Street architect. • Demand quality.

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CASE STUDY EXAMPLES The following cities have planned or constructed waterfront design/development projects which are similar or related to the Freeport Marina Project currently in progress. The case studies are to serve as an example of ideas of other various projects occurring across the world. The projects range in size and cost, each serving to the needs of that particular community and atmosphere. • Waterfront City: Melbourne’s New Urban Quarter http://www.docklands.com/docklands/neighbourhoods/waterfrontcity/waterfront.shtml

Waterfront City is a $1 billion dollar development undertaken by ING Real Estate Development. If offers public spaces right at the water’s edge, innovative office accommodation and cutting edge retail, all surrounded by the latest in residential designs and amenities. While creating a sense of place for locals and visitors by its unique waterfront, the city has been designed to fit perfectly into the existing urban fabric of the city of Melbourne. “Waterfront City is a mixed use development that is all about intimacy, community and atmosphere, not oversized apartment and office towers.” says the projects Managing Director Mark Broomfield. The city is expected to play a vital role in attracting millions of visitors to the city each year with its retail outlets, commercial office space, homes, and restaurants.

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CASE STUDY EXAMPLES • Connecting Cleveland: The Waterfront District Plan http://planning.city.cleveland.oh.us/lakefront/cpc.html

The Connecting Cleveland project is a waterfront project designed to shape the lakefront as the most vital element in the transformation of Cleveland as a place to live, work, and play. As part of the vision statement, the district plans to develop synergy between the lake, neighborhoods, and commerce. The project is also expected to attract new residents, jobs, and development that will celebrate Cleveland’s spirit, history, diversity, and culture. The plan was launched in April 2002 by Mayor Jane L. Campbell to develop a community consensus for the future of Cleveland’s lakefront. The comprehensive planning effort, to be completed in late 2004, resulted in a long rang plan for the city’s eight miles of lakefront. The project features several new access points and connections to the lakefront, new marinas and beaches, acres of parks and open spaces, and several hundred acres for potential new neighborhood development.

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CASE STUDY EXAMPLES • Greenpoint-Williamsburg Inclusionary Housing Program http://www.nyc.gov/html/dcp/html/greenpointwill/greenoverview.shtml

RECOMMENDATION REPRESENTATIONS

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RECOMMENDATION REPRESENTATION The following images are examples of aesthetic upgrades to the image of Freeport, TX. The renderings are to serve as the possibility and potential improvement of the city’s atmosphere and environment. - The following image has been rendered with additional landscaping, palm trees, and removal of the existing boat docks along the river’s edge.

RECOMMENDATION REPRESENTATION

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RECOMMENDATION REPRESENTATION - The following image has been rendered with additional landscaping, signage, a water fountain, widened sidewalks, re-painted road stripes, and removal of street cracks.

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RECOMMENDATION REPRESENTATION - The following image has been rendered with removed curb side parking, improved building aesthetics, landscaping, outdoor seating, and building identification.

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RECOMMENDATION REPRESENTATION The following image has been rendered with additional palm tree aligned along the street, removal of the crack in the road, repainted yellow stripes, and removal of all existing power lines to be placed underground.

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RECOMMENDATION REPRESENTATION The following renderings are courtesy of Andrew Vernooy, A.I.A. and the Texas Main Street Resources Team. The following images display preliminary sketches of the Freeport Marina, showing the connection, allocation of spaces, and flow of pedestrian traffic to the site. The design creates a small opening, in line with the Main Street center islands, which funnels people through to a direction connection with the Freeport river.

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RECOMMENDATION REPRESENTATION The following images are in addition to the previous sketch renderings provided by Andrew Vernooy, A.I.A. and the Texas Main Street Resource Team.

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RECOMMENDATION REPRESENTATION

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PROCESS OF IMPLEMENTATION With Freeport, TX already taking steps towards creating a more interesting, beautiful, and attractive city, the process of implementing the recommended resources should come about easily to the group of dedicated individuals Freeport possesses. Some of the recommendations listed have already begun construction, while others are at least in the early stages of development and design. At this point in time, it is the responsibility of the city officials and development organizations to seek out more opportunities and potential. With the city’s prime location along the gulf coast, it is in the best interest of Freeport to analyze and promote every opportunity to gather outside visitor’s in to the city’s beaches, recreation, and business economy. The identification of the city’s primary assets and qualities has already been addressed and discovered without the assistance of this report, therefore the city already has a head start on putting together the outline of what needs to be further advertised and implemented. With Lake Jackson being just outside the city, Freeport loses several potential visitors and guests to this appealing town. Freeport must draw in additional tourism through more competitive advertisement and appearance. As suggested in the Recommendation of New Resources, the following recommendations will most likely prove to be the most beneficial in assisting Freeport’s image and positive attitudes: - Focus efforts towards achieving the type of image Freeport would like to project. - Build communication channels between downtown merchants. - Create professional, attractive, and noticeable signage to advertise city’s merchandise and activities. - Create advertisement in the form of billboards located along the outside perimeter of the city limits to encourage tourism and visitors. - Clean and renovate existing buildings. - Maintain clean walkways, roads, and green landscaping. - Establish a uniform pattern of trees, signs, and lighting. - Continue developing brochures, updated as often as possible, to be placed TxDOT Travel Information Centers, surrounding businesses, etc. - Consider establishing a local Convention and Visitors Bureau separate from the Brazosport CVB/Chamber. - Adopt a professional, uniform image throughout the city to help unify the tourism effort. - Promote the Freeport Marina Project in every form of advertisement possible. - Take advantage of free advertising from TDED and TxDOT. The list of recommendations and process of implementation should serve as a supplemental guide to the plans for growth and prosperity developed by the city’s board of officials. The findings and recommendations are solely those of Oliver Cox, with recommendations referred to from the Texas Main Street Program resource team. The data may or may not reflect the views of the Texas Historical Commission.

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CONCLUSION Located along an attractive stretch of Gulf Coast mainland, Freeport is in a position to create, develop, and enhance the many assets available to this great city. As far back as 1866, individuals could recognize the potential of the Brazos River and its impact on nearby communities. The city’s location in relationship to the open Gulf waters has allowed Freeport to flourish and prosper over the years, creating various public activities such as municipal golf courses, open beaches, and park events serving as a strong tourist attraction for the city. On top of this already interesting and appealing atmosphere, Freeport also has a truly unique history and culture that should be documented and displayed for the education and enlightenment of future generations. Marketing and promotion of this unique and distinctive style and culture is deserving of proper identification and acceptance to the lone star state. While playing a key role in the economical stability of Freeport, the industrial factories and businesses have become somewhat of a deterring feature to this coastal city. How the city chooses to embrace, promote, and disclose this industrial growth can determine the future of Freeport attractiveness and prosperity. The close proximity of Freeport to other appealing towns and cities results in requiring a higher level of dedication towards promoting appearance and attractiveness of this city on behalf of the citizens and city council members. Whether one chooses to accept it or not, marketing and advertisement is a war of words and pictures to which everyone is fighting for survival. The city’s numerous community events, historical context, and future marina are more than enough to compete at every level of tourism. Citizens and officials must work together to dismantle the pessimistic, uninterested first impression perceived by first time visitors, and continue promoting and developing a new image of class, economy, and social interaction. There are several reasons to visit Freeport, the issue now is ensuring that everyone understands the reasons, and is inspired to act upon their desire and inquisitive positions to learn more about this unique environment. In conclusion, design and development of Freeport, TX is on the verge of becoming a reality, only needing the structure and support of each individual. Creating a “sense of place” is vital to the existence and prosperity of any city. When, where, and how this goal is achieved is determined by the leadership of city officials, along with the support of local citizens, organizations, and businesses. As suggested by the TMS resources team, developing a long-term strategy, and developing the type of image this city wants to project will likely prove to be the most beneficial project for this community to undertake. Society needs places that support rather than fragment their lives, places that balance the hard, standardized, and cost-efficient with the natural, personal, and healthful. “We all seek a comfortable level of arousal from our settings, one that is neither so low as to court boredom nor so high as to invite anxiety”. (Introduction: The Science of Place)

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