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HomeMy WebLinkAboutResolution - 2015-R0074 - Mahon Revitalization Plan - 02/26/2015 J. Resolution No. 2,015-RO074 Item No. 6,16 F`ebruary 26, 2015 RESOLUTION WHEREAS, the North and East Lubbock Community Development Corp.("N E LCDC") along with ByWater Development has proposed a revitalization plan for the Mahon area with boundaries North — Cornell Street, South — Baylor Street & Auburn,, East — N. Avenue -Q" and West Baylor Drive in the City Of Lubbock, Texas; and WHEREAS, North and Fast Lubbock Community Development Corp. (NELCDC) along with ByWater Development has advised that it intends to, submit a revitalization plan to the Texas Department of Housing and Community Affairs (TD14CA) under the standards for revitalization plans. 13E IT RESOLVED 13Y CITY COUNCIL OF ,111ECITY OF LUBBOCK: TI-IAT the City of" Lubbock, actin; through its governing body, hereby confirms approval of the proposed Mahon Revitalization Plan and that this lormal action has been taken to put oil record the opinion expressed by the City on this date, and TFIAT for and on behalf of the Governing Body, the City Secretary for the City of Lubbock is here by authorized, empowered, and directed to certify these resolutions to the Texas Department Of Housing and Community affairs. Passed by the City Council this 26th day of February 12015, GLEW: RO 'RTSON, MAYOR ATTEST: Sec APPROV17D S TO CONTEM' Bill Ho er on, assistant C,it anager APPROVU'D AS TO .............. ........ y 111,1S ep k,y-, orney S R -S.N Revitalization Plan�,12.15 � _ The Mahon Revitalization Plan Cit o L bbock,"TX A. GENERAL INFORMATION i Background The City of Lubbock. Lubbock is the county seat of Lubbock County, Texas, The city is located in the northwestern part of the state, a region known historically and geographicafly as the Llano Estacado and ecologically is part of the southern end of the Western High Plains. Lubbock has three universities: Lubbock Christian University, Texas Tech University, and Texas Tech University Health Sciences Center. According to a 2013 Census estimate, Lubbock had m population of 239,538, making it the 84th most populous city in the United States of America and the 11th most populous city in the state of Texas.The city, is the economic center of the Lubbock metropolitan area, which had an estimated 2013 population of 3011,038,' Lubbock is the economic, education, and health care hub of the mu|ticuunty region, north of the Permian Basin and smmth of the Texas Panhandle, commonly called the South Plains. The 10 largest employers in terms of the number of employees are: Texas Tech University, Covenant Health System' Lubbock Independent School District, University Medical Center, United Supermarkets, City of Lubbock, Texas Tech University Health Sciences Center, AT&T,Convergys, and Lubbock County,' Since the early 2000s, a major redevelopment initiative has taken shape in Lubbock. McDougal Land has redeveloped 325 acres of dilapidated housing located adjacent to Texas Tech University. The Worth Overton neighborhood was one of Lubbock's earliest housing neighborhoods, but years of absentee ownership and neglect had allowed the area to deteriorate into an eyesore of run down housing and high crime. |njust ten years, the centrally located area has been transformed into a model mixed used urban community of state of the art living,shopping, and is now a destination for visitors & conventions. Now the area now known as Overton Park is emerging as one of America's leading examples of new/ urbanism—and has catalyzed a new vitality in Lubbock! The strategic adjacency of Overton Park and the Texas Tech campus has created a powerful new sense of place in north central Lubbock, and one upon which new improvements and revitalization can be catalyzed, TheJackson'K*ahon Neighborhood. Just north and east of the Texas Tech campus, and immediately north ofthe newly invigorated Overton Park area, lies theJacksom'W4ahmn Neighborhood. The proximity of this neighborhood to the strengths of the Texas Tech/Overton Park area—coupled with the relatively distressed condition of certain parts ofthe Jackson- Mahon Neighborhood (especially the northeast half of the neighborhood)—leads us to pay dose attention to this area as an important priority for revitolization and stabilization efforts that could build upon the strength of the Texas Tech/Overton Park anchor area. Additionally, the Jackson-Mahon neighborhood is located just across Marsha Sharp Freeway from the TeuosTech/Overton Park area. The City of Lubbock has been exploring new ways to better connect the neighborhoods north ofMarsha Sharp with the Texas Tech/Overton Park/Downtown 1 The Mahon Revitalization Plan City of Lubbock,TX ............................. ............................................. Lubbock parts of the city. Focusing on these connections with the Jackson-Mahon Neighborhood is a next logical step in the effort to build on strengths and optimize connectivity, The Jackson-Mahon neighborhood is bisected at an angle running downward from the northwest through the southeast by a commercial/light inclustr4l/industrial corridor running along the Clovis Road (US 84) corridor and the railroad right-of-way that runs nearly parallel with and to the north of Clovis Road, The southwestern half of the neighborhood (Jackson) is bounded on the south by Marsha Sharp Freeway, on the west by the robust University Ave. commercial corridor, on the east by Avenue Q, and on the north by the Clovis Road commercial corridor. Most of the interior of this half of the neighborhood features blocks of tidy, well maintained—but modest single-family homes. Jackson Elementary School and the state-of-the-art Cavazos Middle School are located in this area, as is Hollins Park, a great neighborhood park and asset to the community. With a few exceptions, most of the blocks in the Jackson portion of the N 1A I KIN N F3 G 11110 W 100 1) neighborhood are stable and well cared for, Ilk The northeast half (Mahon) is bounded on the south by the Clovis Road commercial corridor, on the west by a more industrial section of University Avenue, on the east by Avenue Q, and on the north by Erskine Street, The western corner, and a swath that lies along the northern boundary (Erskine St.), are primarily light-to-heavy industrial uses. A portion of the Canyon Lakes System crosses the northeastern corner of the area, and the eastern edge of the area contains railroad right-of-way and staging areas, and light industrial uses. The heart of the Mahon neighborhood, located in the central portion of the area, is a residential neighborhood characterized by many single-family homes, and several multi-family apartments of varying age and condition. The homes in the western-most part of this, residential area are new homes in good condition, while in the eastern portion of the neighborhood the homes vary from newer homes in very good condition to older homes in poor condition, and some abandoned derelict houses. Additionally found in the area are a number of sub-standard small apartment buildings (I to 4 units), scattered vacant lots, and a number of larger parcels of vacant ground that could be utilized for future new development. Also located at the southeastern portion of the area is the vacant and abandoned 100 unit multi-family apartment development known as Villa del Norte Apartments—the symbol of decline for this community. This development has been vacant, abandoned, vandalized, and open since 2013, The negative effects of this vacant development can be assumed to be diminishing property values, increasing the opportunity for crime and other public safety issues, negatively affecting the quality of life for residents of the area, and having a potentially deleterious effect, over time, on the 2 The Mahon Revitalization Plwan .._.._.v__w. ..m . City of 4i.bbockR TX recently established strength of the Overton Park area—and the Texas Tech University campus. For these reasons, and others described below, this distressed residential portion of the Mallon Neighborhood has been selected as the Plan area for this Revitalization Plan, It. Description of Previous and Current Planning (Efforts This Revitalization Plan represents an effort to f zoom in" on one of the areas that has received a i lot of attention from the planning efforts that have ������ w� previously been undertaken—and which continue to the present. In particular, the "North & East Lubbock Master Development Plan," the "Imagine Lubbock Together—vision and Strategic O Implementation Plan,," and the, City of Lubbock's ongoing ""Consolidated Plan" process—and its � f associated annual action Plans—are noteworthy i precursors to this Plan. The development of this Plan is informed by those previous and current planning efforts, is responsive to the citizen engagement outcomes of those plans, maintains the strategic goals set forth in those plans, and focuses on their specific recommendations, taking, into account any material changes that have occurred in the Plan Area. This Plan is best seen as a targeted amendment to those previous and current planning processes.. North & East Lubbock Master Development Plan, Just over ten years ago, the city began to concentrate on a planning effort targeted toward some of the more distressed communities in Lubbock—many of which are located on the north and east sides of the city—aimed at developing strategies and solutions to the issues and challenges faced by these North and East Lubbock neighborhoods. Citizens, city staff, shareholders, and elected officials--with facilitation by professional planning firms—engaged to develop a plan that would provide "a future vision for the area, o set of common goals for which to strive, and o pathway of steps to attain these goals. The Plan was prepared through on extensive community participation process. A broad based steering committee comprised of local community and business leaders was formed to give ongoing advice and input to the project planning tears.. Additionally, a town half style meeting was held so area residents and business leaders could express their concerns, priorities, and future gaols. The intent of this process was to seek a wide range of public input so that the community has a broader understanding and sense of ownership of the plan."' Out of these p@anning efforts, a groundbreaking plan was unveiled. The "North and East City of Lubbock Master Development Plan" was published in October of 2004, and has been utilized ever 3 ^ ' / since toprovide sframework for future development decisions in North & East Lubbock, and as "tool" to accomplish the strategic goals of the Mum. At about the same time, the North & East Lubbock Community Development Corporation was formed to pursue the implementation strategies outlined in the Plan, and to continue to engage and represent the North and East Lubbock communities in the improvements totheir neighborhoods, The Plan called for "Cluster Deveimpmemt" approaches that should be implemented and strategicaQy targeted. The plan recommended "that North & East Lubbock (should) target development and redevelopment into two key zones of activity- one in North Lubbock... ,3 in an area that is defined by the Jackson-Mahon Neighborhood boundaries. The Pian further identifies recommended development appnmmches, incUuding� ]. 8eou/ificat/on4fthe right-ciand its environs along the Marsha Sharp Freeway and portions qƒthe University Avenue and Avenue Ucorridors; 2. Housing infill, stabilization, rehabilitation, and new development/n the area; 3. Exploration of pedestrian, vehicular, and trail linkages between this zone and the North Overton Revitalization Project. Imagine Lubbock Together—Vision and Strategic Implementation Plan. This plan, sponsored by the Lubbock Chamber afCommerce, was rolled out inJuly ofJO13 following an extensive visioning and community engagement process that included 20 pu6Mc events, with participation by over 1,900 citizens—including 800 at the culminating Vision Summit. Over 1,250 comments were received and over SQOideas from almost D,0OQpeople were posted mnthe p1anwebsite and incorporated' into the planning process. One of the strategic goals of this plan is to Strengthen Existing Neighborhmmdsthrough planned new development, infill opportunities, and the deve|opmnemt of financial tools that are aimed at helping achieve this strategic goal, The residential core ofthe Mahon Neighborhood was one of Area of focus in the Mahon the Neighborhood focus areas that was identified as having strategic Lubbock IoRcthe,"Plan potential for focused effmrta.^ Plan.City of Lubbock Consolidated The Consolidated Plan is designed to help the City ofLubbock tm assess affordable housing and community development needs and market conditions, and to make data-driven, place-based investment decisions. The consolidated planning process serves as the framework for u community-wide dialogue to identify housing and community development priorities that align and focus funding from the various federal formula block grant programs coming into Lubbock. The Consolidated Plan iscarried out through Annual Action Plains, which provide aconcise 4 The Mahon Revitalization Plan C ofL bbock ............. ...............................____tty _-,.y __-_Jx summary of the actions, activities, and the specific federal and non-federal resources that will be used each year to address the priority needs and specific goals identified by the Consolidated Plan. The City of Lubbock's most recent Action Plan has identified a critical redevelopment goal located in the Plan Area. The following is from that Action Plan: "The Villa Del Norte Apartments are located at 1913 Baylor Street within the Mahon addition. The complex was built in 1969. Unfortunately, the buildings making up the complex were heavily damaged by a wind storm in early June 2013. At near capacity prior to the storm, the complex was abandoned immediately following the storm. The city has condemned the building, and a demolition order was issued in February 2'014," "As of November 2'014, the buildings are still standing. It is the goal of the Community Development Department, and the City of Lubbock administration, to find a solution to this problem. The units sit empty but are open to vandals, homeless individuals, and illegal activity. The department hopes to identify a partnership on a local, state, or federal level that would allow the buildings to be demolished and efforts begun to revitalize the area by bringing in affordable housing options. These options would include senior living complexes, multi-family complexes and some single-family housing units. We feel confident that the neighborhood can once again be an attractive, welcoming area of town, The success of this project would also bring needed affordable housing to the city."(emphasis added)' The abandoned Villa del Norte development remains standing, and is open and vandalized. A redevelopment strategy for this site continues to be one of the City of Lubbock's highest strategic goals. B. REVITALIZATION PLAN FOCUS ON THE MAHON NEIGHBORHOOD L Rationale for Targeted Revitalization in the Plan Area This Plan seeks to establish achievable implementation strategies that come directly from the planning efforts discussed above. Each of the three planning initiatives specifically identifies the Mahon Neighborhood as a target for strategic development. There are both positive and negative factors related to the neighborhood that provide rationale for accelerating the pace of targeted revitalization in this area. Positive Factors Upon Which To Build. 5 The Mahon Revitalization Plan C 1� The Mahon Neighborhood is located dose to the redevelopment stronghold of the Texas Tech/Overton Park area, Revitalization efforts imMahon will beenhanced bythis proximity; 2. The Mahon Neighborhood enjoys good access tomvariety ofregional transportation linkages, including arterial streets, neB|oma| freeways' and the [idbuc system. This connectivity elevates Mahon as a convenient place to live, and from which to commute to employment, health care facilities,educational facilities,and other essential services; 3. There is an adequate number afinfill lots, vacant parcels for development, and redevelopment opportunities in the area to enable a transformative level of revitalization for the neighborhood; 4� Part ofthe Canyon Lakes system runs along the northeastern part ofthe neighborhood. Asthis- asset is developed according to adopted planning goals, the Canyon lakes will become a greater asset to the Mahon Neighborhood, with enhanced parkland and recreational opportunities; 5, There is a committed group of neighborhood residents and local instkutions—including North & East Lubbock Community Development Corporation—that can be looked to for providing strong support and leadership for revitalization. Negative Factors to be Addressed. 1. A higher than average number of occupied homes and apartments that are in poor or substandard conditions; 2. A higher than average number of very low income households living in the area; 3. The presence of industrial corridors along the margins of the ne|8hborhoo6, and the railroad right-of-*vaVthat generally corresponds to these areas that should be more vveN-buffered from residential areas; 4. Less than adequate public improvements (streets, sidewalks, lighting, accessibility for handicapped persons, bicycle and pedestrian paths, etc. Further—and relative to poor or substandard housing, since the time that two of the three plans were published and adopted, conditions in the Mahon Neighborhood have been further adversely affected by the damage to, and subsequent abandonment of the Villa del Norte Apartments development located at 1813 Baylor Street in the south-central portion of Mahon. This abandoned 100 unit apartment development is the largest single residential development in the area, and its increasingly dilapidated condition is causing negative effects for area property values, public safety, and quality of life of the residents of the area. The City of Lubbock's Consolidated Plan has identified the redevelopment of this site as a strategic goal (and as will be seen, this Plan embraces this goal as a linchpin in the revitonzatiom ofthe area). 6 ` The Mahon Revitalization Plan Cit bbock TX U. Defining the Revitalization Plan Area Because of the previous and current planning initiatives' overlapping identifications of the Mahon Neighborhood as a strategic area for redevelopment, and in response to the imperatives growing out of the Rationale for Targeted Revitalization asset forth above,this Plan identifies the central portion afthe Mahon Neighborhood aothe Revitalization Plan Area. The map below shows the Plan Area: 77 ma JACKSON MAHON NI 0011 k S11 Nitr INN IThe Revitalization PUam Area is bounded on the north by Erskine Street, on the west by line running north to south corresponding to the location of Vernon Street (as extended southwardly to the railroad right'of+may), and nnthe south and east bythe railroad right-mf-vvay. C. THE REVITALIZATION PLAN |. Needs Assessment and Analysis Housing Conditions and Blight, The Plan Area contains awide variety ofhousing types and conditions, but is on a trajectory of increasing distress. The closure and abandonment of the Villa del Norte Apartments, a 100 unit multi-family apartment development—the largest residential development in the Plan Area--has had a negative impact on the entire Plan Area, and on the already fragile housing stock. While there is a good number of newer, stable, and well-maintained single family homes in the Plan Area, there is also a challenging number of vacant derelict properties, and some occupied structures that are seriously substandard and in need of major repairs, and perhaps even eventual The Mahon Revitalization Plan Ci u boc TX The stronghold of stability is in the central part of the Plan Area bounded by Avenue. [1 Avenue T, Cornell and Bay�mr. This area is comprised predominantly ofwe||-maintaimed single family homes,with a scattering of small to medium ahzed vacant lots suitable for infill, and an occasional sub-standard structure. There is a noteworthy lack ofconformity in the housing types throughout the area. The following photographs provide a representative sample of these general conditions: Just south of this stronger central area of the neighborhood lie some of the most distressed properties in the area. The effects of the vacant and abandoned Villa del Norte, located at 1513 Bay|arStreet, as well as the substandard and obsolete properties directly to the east of Villa del Norte, have begun to act asasymbol mfdecline inthe neighborhood, _._.._......_...._..._._..... The Mahon w Revrta�lza,.l r� P.�.�... ......_ _.... __.... cry b ocl� T %/ r; / I 1 � Jff J (directly east of Villa del Norte across Sherman Ave. isa pocket of small single and multi-family structures, some occupied and some vacant. There is also a notable percentage of vacant lots that would lend themselves to new infill housing. While there are some modest, but neatly maintained houses in this area, a large number of these structures suffer from poor condition, physical and functional obsolescence, and dilapidation. Many of these structures appear to be sub-standard rentals. With Villa del Norte on the west side of the street, and these distressed structures to the east, Sherman Avenue is a harbinger of decline and obsolescence. The likeiihood for increased crime and other public. 9 safety issues is higher than ever at this location. The following photos are representative cfproperties found east ofSherman and south ofBaylor: ;n addition tothe existing housing stock and its attendant strengths and challenges, there are two noteworthy parcels of vacant ground that present opportunities for additional new development. At the present tirne these parcels do not negatively impact the Plan Area in any material manner. They do, however, contribute toa sense that the Plan Area is on ~the edge of town," and not a target for new development. Developing suitable residential and commercial uses for these parcels could help give the Plan Area a greater sense of place, greater density, and a more robust neighborhood feel. 10 The Mahon Revitalization Plan City of LubbockjX 1111111 K Vacant Ground—Farcel 1 Vacant Ground—Parcel 2 On the western edge of the Plan Area in an area bounded by Erskine on the north, Baylor on the south, Avenue U an the east and Vernon on the west, is a small residential area comprised of newer well- maintained mid-market homes. This area is somewhat isolated from the rest of the neighborhood to the east (principafly due to the interruption of the pattern of the street grid west of Avenue U). This enclave is strong and needs little in the way of direct revitalization efforts, but will stand to benefit from some of the proposed infrastructure and recreational recommendations of this Plan. Additionally, the revitalization of the areas of the neighborhood to the east will enhance the property values, public safety factors,and quality of life for the residents of this small area of the neighborhood. Public Infrastructure. The public infrastructure in the Plan Area is adequate in most respects—and excellent in some areas. As the revitalization of the Area continues, though, there are a few infrastructure issues that, if addressed, would enhance the revitalization, improve quality of life, and 11 The Mahon Revitalization Plan Cit L b ock�,� ....... .......... ......... provide the public infrastructure underpinnings that would help elevate Mahon to the status of a "community of choice." A discussion of the observations relative to infrastructure issues follows: 1. Streets and Sidewalks. The City of Lubbock has done a commendable job with repairing and maintaining streets, and in constructing Sidewalks and facilitating handicap accessibility through the installation of accessible crosswalks in many parts of the Plan Area. However, there are still areas that need to be addressed. The photos below show examples of both types of areas: ffff street corner crosswalk area on Baylor street corner crosswalk area on San Jose and Bates ............... New sidewalk and curb an Cornell A sidewalk ends in the middle of the,block on Avenue S While there is very good street, sidewalk, and accessibility infrastructure in about 65% of the Plan Area,the balance of the Plan Area needs these upgrades. 12 TheMphon Revitalization Plan City of L�rlabock�TX ........... ................................................................ 2, Street and Pedestrian Lighting. There is minimal street lighting in the Plan Area. Street lighting is limited to "cobra-head" lights on utility poles on most (but not all) major street intersections. Limited fighting can be a contributing factor in real and perceived sense of security of residents of the neighborhood, and in, providing "dark spots" which can be taken advantage of by persons who commit property crimes. 3, Bicydle Trails and Lanes. There is no observable dedicated bicycle infrastructure in the Area. Parks and Recreational Facilities. The Plan Area has one neighborhood park/playground located in the western portion of the area on the west side of Avenue V at Duke. This small park serves the strong residential enclave located between Avenue U and Vernon. This area is a bit separate from the rest of the neighborhood to the east, which appears underserved relative to parks and recreational opportunities. The presence of a number of medium-sized dusters of contiguous vacant lots in the eastern part of the neighborhood could provide an opportunity for the creation of another compact size neighborhood park/playground. The Canyon Lakes system, a part of which cuts across the northeastern portion of the plan area continues to be an unrealized parkland/recreational' and mixed-use asset. The Imagine Lubbock Together Plan describes the vision for the Canyon Lakes area: The plop should consider: mixed use private development in the Canyon Lakes area; new trails between At lon Pork and McKenzie Park; the use of the Canyon Lakes'open spaces for festivals and events; the redevelopment of and improvements to two existing neighborhoods to the south of Canyon Lake#3;and the inclusion of pedestrian amenities like skate parks and food kiosks. These goals extend beyond the scope of this Revitalization Plan, but this Plan will recommend an advocacy approach aimed at helping achieve these goals for the Canyon Lakes Area sooner rather than later. Environmental Conditions. While the Plan Area appears to be free of any major environmentally- contaminated sites, there are several environmental-related issues that, if unaddressed, can have an adverse effect on the revitalization of the Area. These issues include: 1. Active Railroad Rights-of-Way, The southern and eastern boundaries of the Plan Area are defined by the location of existing railroad rights-of-wa,y. Several trains traverse the area on a daiiy basis—especially on the southern border of the Plan Area. This activity has a two-fold impact: 1) there is some noise associated with trains passing through the area, and perhaps 13 The Mahon Revitalization Plian 0q,of Lubbock,TX more importantly, 2) the visual aspect of the rights-of-way are not as conducive to revitalization efforts as would be the case in the absence of those hghts-of-way. A combination of sound attenuation measures and visual buffering of the railroad rights-of-way would create a better environment for revitalization; I/MOR 2. Industrial Areas at edges of Plan Area. Similarly, theme are strips of |iBht-to-medium industrial uses located atthe margins afthe Plan Area. Much ofthis follows the paths ofthe rail lines, but also oocur along The western and northern edges of the Man Area. Visually buffering these areas at points of intersection with residential uses would help mitigate the potential adverse visual impacts, and would follow good practices relative to proper transitioning between land uses; IN 3. Water Conservation. Due to the fact that water is a critical resource in the Lubbock area, there may be merit to considering guidelines for water conservation for any new development in the area. 14 The Mahon Revitalization Plan k X Diversity. in many important respects, the Mahon neighborhood is representative, to e great extent, of the larger Lubbock metropolitan area. The tables that follow come from the 2010 American Communities Survey, and they illustrate some of these analogous characteristics with the metro area� 1. Household income distribution for the Pian Area census tract virtually mirrors the metro area in the lower half of the income segments. Only after crossing the $50,000 line does the Plan Area begin tmfall short in most income segments as compared with the metro are�. And both the median and mean incomes for the Plan Area census tract are below the metro area levels to a material degree: 11OUSEIIOLD INCOME 2.01 'rX Metro Area INCOME AND BENEFITS(IN 20 10 TNFLATION-ADYUSTED Total households 560 104,314 S35,000 to$49,999 15.41,110 15.9% S 100,000 to S 149,999 14.8% 8.91yo Median household income(dollars) 0,598 $42,415 Mean household incorne(dollars) S52,18 2. Again, the Plan Area census tract virtually mirrors the larger metro area with respect to Race and Ethnicity. There is a slightly larger percentage ofBlack orAfrican American population in the PKan Area census tract (less than 4% differenme), but all other categories have very similar percentages: 15 The Mahon Revitalization Plan Census Tract Lubbock, RACE& ETUNICITY 2.01 TX Metro Area RACE 1,856 persons 284,890 Total Eopulation Eersons One Race White 74.3% 77.3% Black or African American 10,8% 7A% American Indian and Alaska Native 0.9% 01% Asian 0.1% 2.0% Native Hawaiian and Other Pacific Islander 0.1% 0A% Some Other Race 11.2% 10.0% Two or More Races 27% 2.5% lZace alone or in combination with one or more other races: [4] White 76A% 79A% Black or African American 12,0% 8.1% American Indian and Alaska Native 1.1% 1.3% Asian 0.9% 2.5% Native Hawaiian and Other Pacific Islander 0A% O.2% Some Other Race 12.6% 11.2% However, when we focus in on the income disparities, we see that families in the Plan Area census tract are twice as likely to have incomes below the poverty level than families in the metro area as a whole. Female-headed households with no husband present in the Plan Area are even more significantly suffering from income below the poverty level: PERCENTAGE OF FAMILIES AND PEOPLE WHOSE INCOME IN THE PAST 12 MONTHS IS BELOW THE POVERTY LEVEL Census Tract Lubbock, 101 TX Metro I Area All families 25.8% 12.5% Married couple farnifies 8.4% 6.4% Families with female 110LISChOlder,no 80,4'Y0 31,1D1% husband present All people 33,7% 19,0% Under 19 years 42.81✓0 21611/t 18 years and over 29.3% 17,8%o 18 to 64 years 29.O% 19.5% 65 years and over 31.0% 7.8% Pcople in families 32,0% 13.7% Unrelated individuals 15 years and over 41,8% 38.1"4r 16 __.—The-mahon Revitalization Plan City Lt�§qck TX Looking atgross rent aa a percentage of household income, we see that asignificantly larger percentage of households in the Plan Area are rent-burdened (paying more than 30% of their income for housing- related costs): GROSS RENT AS A PERCENTAGE OF IJOUSEI-IOLD INCOME CenSLIs Tract Lubbock, 2.01 TX Metro Area OCCULlied units Paying rent 129 37,765 Less than 15.0 percent 7.0% 11.3% 20.0 to 24.9 percent 17,8% 111% 35.0 percent or more 51.2"N 473% The Plan Area has housing vacancy rate about 5y4 higher than the metro area. This could be due market considerations, but is likely related to relatively poorer housing conditions: I-IOUSING CONDITIONS 2.01 TX Metro Area HOUSING OCCUPANCY Total housing units 656 116,622 Vacant hOLISillg Units 14.6% 1 10.6% 1 Additionally, the Plan Area census tract has u much higher percentage of persons identifying as Hispanic or Latino: Census Tract Lubbock, RACE& ET11NICITY 2.01 TX Metro Area HISPANIC OR 1,ATINO Hispanic or Latino(of any racc) 46.3% 32.3% Not Hispanic or Latino 53.7% 67.7% While there are some categories in which the Plan Area evidences desirable, levels ofdiversity, it is clear that the Area needs a greater level of economic diversity in order to achieve greater prospects for long- term sustainability. 17 The h9_n__R,e*ta 1"(zation-Plan...................... ............ ockj Crime and Public Safety. Crime rates for the Mahon Neighborhood reporting area are somewhat lower than the overall Lubbock metro crime rates—in both violent crimes and property crimes. The numbers of violent crimes a,nd property crimes per 1,000 residents of the neighborhood (4.31 and 49.03 respectively) are less than the City of Lubbock totals (7.84 and 49,49 respectively), but higher than the Texas statewide averages (4.08 and 32.58 respectively). The presence of abandoned, open, and vandalized structures in the area—especiaHy the vacant Villa del Norte Apartments development—can be assumed to attract perpetrators of property crimes because of the presence of "low hanging fruit" in the form of copper and other recyclable metals, as well as other building systems such as furnaces, A.C. units, appliances, etc. The demolition of these abandoned structures, and the redevelopment of those sites with high-quality occupied housing can be reasonably assumed to Wp reduce the presence of property crime perpetrators in the Area. 11. Revitalization Strategies Addressing Housing Conditions andl Blight. The view of this plan is that a robust housing response that addresses the issues identified in the Needs Analysis will have the greatest impact on the revitalization of in the Mahon neighborhood. The following represents the Plan's recommended strategies for Revitalization Implementation. These five impIementation strategies are prioritized in order of importance (from most critical to least critical) based on the goal of achieving the greatest revitalization impact within the shortest time horizon, Priority #I: The Redevelopment of the Abandoned Villa del Norte Apartments Site, This Plan recommends that the City of Lubbock work with private and/or non-profit developers to facilitate the demolition of the existing abandoned apartment complex located at 1913 Baylor Street, and the I new construction of a medium-density affordable housing cleveiopment comprised of about the same number of units as has been lost by the abandonment of the Villa del Norte tij Apartments. The new development should offer high ............ quality housing opportunities for a range of household incomes, sizes, and types, thereby helping to contribute to the re-population of the site while advancing economic diversity outcomes. The "re- visioning" of the development and the site plan and layout should focus on sustainable development, water conservation, handicap,accessibility, and exceilent design. Time frame: Years 1- Projected Cost: $15,000,000 18 The Mahon Revitalization Plan Ci y,qf,Lybbock,Tx .............................................. ............. .... ........................... Priority #2: The Revitalization of the East Side of N. Sherman Ave. Between Baylor and Auburn. This Plan makes the fallowing housing recommendations for this Area: 1, Provide a low-cost home repair loan product to I homeowners in this area that make a commitment to bring their homes up to code standards. Consider incentives such as incremental loan forgiveness if homeowner remains in their home (e.g. loan is forgiven by 20%annually as long as homeowner continues to reside in and maintain the home); 2, Target derelict structures for negotiated acquisition and demolition as they become available for acquisition (this Plan does not recommend any form of direct governmental action such as eminent domain to accomplish this. Rather, negotiated acquisitions should be undertaken by a homebuilder/developer); 3. Support the development of infill single-family "starter homes" in the areas cleared in 2, above. Utilize NELCDC for marketing and assisting potential homebuyers with credit seasoning, financing, and homebuyer education. Time frame: Years 2-3 Projected Cost: $1,500,000 Priority #3: Stabilization of Stronger Residential Area Bounded By Ave. Q, Ave. T,...Cornell and Baylor: This Plan recommends the following housing strategies for this area: L Support private and/or non-profit developers in the f 'Na construction and sale of new, moderate-income 'N", single-family infill homes in the vacant lots that are N ? scattered through the area. Utilize NELCDC for marketing and assisting potential homebuyers with credit seasoning, financing, and homebuyer education, 2. Target the relatively few structures that are in poor condition for home improvement loans (as under Priority #2, above), or targeted acquisition followed by rehabilitation or demolition/new construction and sale, Time frame: Years 3-4 Projected Cost: $1,700,000 19 ....... ..T........h.__e.......M..............-h----o-n------ vizationPlan C of Lubbock,TX Priority #4: The Revitalization of the San Jose Drive "Loop and the Area Bounded by Avenue R, Baylor and Auburn. This Plan recommends the same, approach for this Area as for Priority Area 42: 1. Provide a low-cost home repair loan product to homeowners in this area that make a commitment to bring their homes up to code standards. Consider incentives such as incremental loan forgiveness if homeowner remains in their home (e.g. loan is forgiven by 20% annually as long as homeowner continues to reside in and maintain the home); 2. Target derelict structures for negotiated acquisition and demolition as they become available for acquisition (this Plan does not recommend any form of direct governmental action such as eminent domain to accomplish this. Rather, negotiated acquisitions should be undertaken by a homebuilder/devOoper); 3. Support the development of infill single-family "starter homes" in the areas cleared in 2, above. Utilize NELCDC for marketing and assisting potential homebuyers with credit seasoning, financing, and homebuyer education; 4. Conduct feasibility analysis and conceptual plans for a community center or recreational facility to be located in the oval area inside the San Jose Drive Loop. Time frame: Years 3.4 Projected Cost: $2,500,000 Priority Area tt5: Two Large Vacant Parcels in the Plan Area. These two areas offer strong development potential— 7 7,7-,:'7 especially after the Revitalization of the Plan Area has been substantially achieved through successfully addressing Priority Areas #1 through #4, This Plan suggests timing on INVIN these parcels that extends beyond the five year Plan Period, /01101/01/1111/11, but should be supported sooner if a developer(s) proposed meaningful and achievable plans. 20 - ^ The Mahon Revitalization Plan 1. Parcel One. This parcel isbounded by Baylor, Avenue (which isthe eastern boundary, but turns west to also form the southern boundary), and Avenue R. The parcel is approximately Z acres, and would he an excellent site for new residential development. A single family homes development facing Avenue Kwould beastrong use, as would asingle-building senior apartment development; Tiimeframe: Years 4-5 Projected Cost: $3,300'000 2. Parcel Two. This parcel is bounded by Baylor onthe South, Erskine omthe north, Avenue T on:the east, and Avenue Uomthe West. The parcel is approximately 05 acres, and would be an ewce|!ent site for a mixed-use development that is primarily housing, but with a component of commercial/ neighborhood services space. Timeframe: Years S-7 Projected Cost: $19^800,000 Addressing Public Infrastructure. This Plan recommends that the infrastructure needs in the Plan Area identified in the Needs Assessment and Analysis continue to be addressed as follows: 1. Streets and Sidewalks., An anmua| Action Plan for the Mahon Neighborhood should be developed aimed at improving ne[ghborhoodvvaKkabiiity, as well asvehicular convenience and safety. This annual action plan should prioritize the area's needs relative to repairing and: resurfacing streets, installing new a�devva|ka at areas where no sidewalks currently exist, improving handicap accessibility by constructing accessible crosswalk ramps, and replacing deteriorated curbs and walks. Time frame: Years 1-4 Projected Cost: $120,000 Z Street and Pedestrian Lighting. This Plan recommends program tmincrease lighting, enhance public safety, and provide a greater sense of resident security by annually adding tothe number 21 The Mahon Revitalization Plain C of Lubbock,TX and brightness of street lights in the area by ZQ%. Additionally, the city of Lubbock should continue to explore the availability of replacement street lighting lamps that are brighter and more energy efficient, Timeframe: Years 3'4 Projected Cost: $80'800 3. Bicycle Trails and Lanes. This Plan recommends that the City of Lubbock undertake to enhance bicycle infrastructure by identifying a dedicated bicycie lane along one east/west route and one north/south route that connects to the Overton Park/Texas Tech area. These dedicated lanes should be striped and marked with,cycling symbols. Time frame: Years 3-4 Projected Cost: $25,000 Addressing Recreational Facilities. 1. Neighborhood Park/Playground imEastern Part nfthe Neighborhood. This plan recommend that a small neighborhood park/playground be constructed in the eastern part of the Plan Area— perhaps onAvenue SorN. Sherman between Baylor and Cornell. Time frame� Year Projected Cost: $85,000 Z. Canyon Lakes Area Planning and Advocacy. This Plan recommends that anadvocacy committee for the Planning & Development of the Canyon Lakes Area be formed with local residents, institutions, and stakeholders participating. The Committee could be organized and supported by North & East Lubbock Community Development Corporation, and its goals should be to work with the City ofLubbock and other interested groups tofind ways tooptimize the potential for the development ofthe Canyon Lakes Area, particularly related tocommercial, recreational, and parklands options that will directly affect residents ofthe Mahon Neighborhood. Timeframe� YearsI-4 Projected Cost: $20,000 22 The Mahon Revitalization Plan Cit of Lubboc X 3. Feasibility Study for Community/Recreational Cemter. This Plan recommends that the City of Lubbock engage a feasibility study to analyze potential sites, funding sources, need, projected usage, and estimated costs oflocating and constructing aComm unityYRecrea1ionm| Center imthe Mahon neighborhood. Time frame: Years 2'3 Projected Cost: $20,080 Addressing Environmental Conditions. 1. Buffers at Railroad ROW and Development ofRailroad Quiet Zone. This Plan recommends two-fold approach to dealing with the railroad rights-of-way effects on the living environment in the Mahon neighborhood: a� Create Buffers/Transition Zones Between ROW and Residential Land Uses. These buffer zones should provide 1> o visual buffer, inhibiting the view of the railroad tracks and staging areas from residential portions of the neighborhood, and Z) o sound mitigation element that helps reduce noise transmitted from the railroad operations and trains running through the area. These zones should be varied and include raised berms' landscaping, fencing, tree lines, etc.—in carmbimot[onsthia1 help achieve both the visual and auditory buffering ofthe ROW from the residential, neighborhood; b. Work to Develop a Railroad Quiet Zone. A quiet zone is a section *fa rail One at least one-half mile in length that contains one or more consecutive public highway-rail grade crossings at which locomotive horns are not ~�* routinely sounded when trains are approaching the crossings. The prohibited use of train horns at quiet zones only applies to trmins when approaching andM M11111 entering crossings. Communities must apply tothe Federal Railroad Administration, and meet certain crossing safety and equipment standards in order to qualify. Time frame: Years 1-4 Projected Cost: $150,000 I Visual Buffers Separating Industrial/Residential Uses. Similar to 1a. above, visual transition buffer zones should be established at the margins of industrial areas that are contiguous with portions ofthe residential neighborhood. Time frame: Years 1-4 Projected Cost: $80,008 23 The Mahon Revit....O.za.t.-ion Na--i-n.............. .... ...............--.................. ------Ci-t o Lubbo ck,T.X The map below depicts suggested locations of buffer zones and Quiet Zones. am,Um MW MW WMI Aw,some ora XD� 10 4* I 111111iffffffff, glr R�f Buffers Zionej 3. Water Conservation Standards for New Development, This Plan recommends that the City of Lubbock establish enhanced water conservation standards for the Revitalization Area, aimed at ensuring that all new future development undertaken in the Plan Area ffi rb, I\ would achieve high levels of water conservation. The EPA's WaterSense programs offer Water Conservation Plan Guidelines 10 that can be utilized by communities to establish good practices in water EFIA conservation, 'ZI-1 Time frame: Years 2 Projected Cost $0 Addressing Diversity. In the Needs Assessment and Analysis section, we have observed that the Mahon Neighborhood is fairly representative of the Lubbock metro area as a whole with regard to most measures of Diversity. This 24 Plan recommends that North & East Lubbock Community Development Corporation continue to pursue a wide-reaching neighborhood and project marketing plan that ensures that persons and households of all types can feel welcomed into the Mahon Neighborhood. We have also noted that there is a strong need to improve the Econom�c Diversity ofthe Plan Area, by providing opportunities for very-low income households, and encouraging moderate-income households (and higher) to become a part of the Mahon community. This Plan adopts the position that the best and most sustainable communities are the ones that have the greatest levels of diversity in all measures--amd which provide for their existing residents in planning for the improvements to The community. The following describe this Plan's recomm e nclat ions in these areao 1. Economic Diversity. This Plan recommends that new residential development inthe Plan Area— especially multi-family developments such as any proposed for Housing P,riority#1 (the Villa del Norte site)--provide for a mix of housing that is affordable to a variety of income levels, including 30% and 50%, of the Area Median Income. In this way, the lower-income households that are current residents of the p|am Area can find inclusion in the planned improvements to the Area, and there will be new high-quality housing opportunities for moderate and higher- income households as well. ighep[ncomehmuseho|dsasxveh. This Plan further recommends that the Housing Counseling programs of North & East Lubbock Community Development Corporation provide a focus on programs for these |u*oer income residents of the Area in order to prepare them for new housing opportunities, connect them to employment and training providers in Lubbock, and assist them in increasing their financial literacy and capacity 2, Race/Ethnicity/Nationality Diversity' This Plan recommends that the North & East Lubbock Community Development Corporation work with developers of the housing priorities ou1|ined herein to market the community and the projects that grow mut of this Plan to all groups regardless mfrace, ethnicity, nationality, etc An "Affirmative Fair Hmusimg° approach will help ensure that the Mahon Neighborhood maintains and increases its diversity. Also included [nthis wide-reaching market approach should be materials and outreach aimed at achieving enhanced Generational Diversity, and Household Size Diversity. In addition to Marketing efforts, approved development plans, for each project growing out of this plan must provide housing types and amenities that appeal to a broad spectrum of the housing market. Time frame: Years I-4and beyond Projected Cost: $40,000 25 the M a-ho'n-Bevila-1.1zation Man ........ fLubbock,TX Addressing Crime and Public_Safety. While the violent and property crime rates in the Plan Area are lower than the Lubbock metro-wide rates, there are measures that should be taken that can further reduce these crime rates, thereby contributing to quality of life for residents of the Area,the desirability of the neighborhood as a community of choice for homebuyers and renters, and the ability to market the revitalized Plan Area, This Plan recommends the following measures:: 1. Demolish and Redevelop Potential Public Safety "Hot Spots." The presence of vacant, abandoned, and derelict structures in the area is a "magnet" for non-resident strangers, squatting, vandalism, and an array of potential property crimes. It should be a priority to support development efforts to acquire, secure, demolish, and redevelop these kinds of sites. Of particuGar importance is the vacant Villa del Norte Apartments site, The City of Lubbock should continue its focus on this neighborhood "albatross" by encouraging and supporting redevelopment efforts for this site, as set forth in the City's Consolidated Plan, 2. Organize Neighborhood Watch/Citizen's Public Safety Advocacy. This Plan recommends the formation, training, and maintenance/support of a, local Neighborhood Watch program in the Plan Area. it is recommended that the North & East Lubbock Community Development Corporation assist in the formation of such an organization, and provide administrative support to its efforts. Representatives of this organized Neighborhood Watch, program should act as the neighborhood's spokespersons in regular liaison with the City of Lubbock and the Lubbock Police Department relative to crime and public safety issues in the Plan Area. Time frame: Years 1-4 and beyond Projected Cost: $20,000 D. IMPLEMENTATION OF REVITALIZTION STRATEGIES I. Resource Development The City of Lubbock has a number a programs and public funding sources that promote and assist with community redevelopment. These programs help to create both housing and business opportunities. In addition, there are a variety of development tools and financial aid available for communities offered through both state and federal agencies. The following are, development tools, programs, and agencies that exist and are available to assist areas experiencing distress. Some of these development tools are currently being used in Lubbock. Community Service Block Grants - Community Services Block Grant (CSBG) is a state grant program,, provided by the Texas Department of Housing and Community Affairs, to be, used for a variety of social services and anti-poverty activities. 26 Re.010.1.1i'lz ation.- l _r...... C y Community Development Block Grant Program (CDBG) According to the Lubbock Community Development web site, the primary objective of the (CDBG) Program is "the development of viable urban communities." While virtually all citizens of the City benefit from CDIBG, either directly or indirectly, the focus of the program is "principa[ly for low and moderate income persons." Low-income Housing Tax Credits - The tax credit program was created by the Tax Reform Act of 1986and was first utilized by the real estate development community during 1987. The tax credit program is a way of directing private capital towards the creation of affordable rental housing. Tax credits provide developers of low income rental housing with a benefit that may be used to offset their federal tax liability in exchange for the production of affordable rental housing. Job Creation Incentives - Market Lubbock,Inc. offers monetary compensation for new jobs created with an annual salary of $25,000 or above. Community Development Financial Institution Fund (CDPD - The CDFl was authorized in, 1994 with the goal of expanding the availability of credit, investment capital, and financial services in distressed urban and rural communities. The CDFVs activities leverage private-sector investments from foundations and other funding sources. National Congress for Community Economic Development (NCCED) - The NCCED represents Community Development Corporations (CDCs) across the United States. CDCs create affordable housing and employment through business and commercial development activities. A CDC is established to develop economic programs and provide financiai support for a, community Local Initiatives Support Corporation (LIC) - L I SC assists local community development corporations in their efforts to improve distressed and neglected neighborhoods. LISC offers private sector support and' extends technical and financilal support to, CDCs in the form of loans, grants, and equity investments. Texas Department of Hlousing and Community Affairs (TDHCA) - The Texas Department of Housing and Community Affairs administers a variety of programs; e.g., the housing trust fund, in addlition to administering the low-income housing tax credit program in Texas. 27 The.Mahon .R..e.vJA..a.1J z altion-PI a n City of Lu boc ................ Texas Mezzan,in,e Fund, Inc. - The Texas Mezzanine Fund is a statewide community development financial institution that provides financing for businesses, located in distressed areas, women- or minority- owned businesses, and smaill businesses that create jobs for low-and-moderate income people. TMF also provides financing to for- profit and nonprofit developers of singlle-and multifamily affordable housing units for fam,ilie,s, senior citizens and households with special needs. The fund wars capitalized by a consortium of financial institutions in Texas. Tax Increment Financing — Tax Increment Financing is a technique used by local governments, through Chapter 311 of the Texas Tax Code, to capture the future tax benefits of publicly financed improvements to pay the present cost of implementing the improvements. The developer will advance related costs to finance public improvements. To repay the deveIoper,the taxing jurisdiction agrees to set aside all tax revenues above the predefined base level (tax increment) generated in that area during the financing period. 11. Prioritization of Strategic Revitalization Projects/Efforts, The Revitalization Implementation Strategies recommended in this Plan are prioritized in the, order in which they appear under each category in the Timeline below. Ill. Revitalization Timeline The following represents the projected timeline for Implementation of the Revitalization Strategies set forth in this Plan. A full-size version of this timeline is attached as Exhibit A: WM­ .................:;�_ ........ zm; V;;r 5W.- 1 BEEN SEE= hk ----------------------- EM EM ........... ....... ....................... ... .......... II om .................. Fff*A, .......... ................ ff f J Rim 9001 EM ............. 28 , ^ The Mahon Revitalization Plan Ci�y N( Revitalization Plan Budget Mahon Revitalization Nan The projected 4-5Year Revitalization Plan Budget is RevitaUzation Implementation Component Budgeted Costs Addressing Housing&Blight shown at right. A full-size version of this budget is attached as Exhibit B: 5 Rriotity Area 5--Parcel One 3-300-000 1 Streets and S�dewalks 120,000 2 Streot and Pedestrian Lighting 80,000 3 Bicyole Trails and Lanes 25,000 Addressing Roro,%6onal Facilities I Neighborhood ParklPlaggrou'd 05,01130 2 Canyon Lakes Planning and Advooac5l 20-000 Addfessing Environmental Conditions 1 Eoonomio Diversity 10,000 4 Household Size Dive t sity -10,000 1 OemolkionlRedeve�opment of"Hot Zone Total Rowitalizatio"Budget Yeats 1-5 43,1340�000 |V. Revitalization Plan Budget, Continued Sources and Uses OfFunding The following worksheet indicates the projected sources afRevitalization Implementation funding and the projected Revitalization Implementation uses of those funds under this Plan. AfuU|-sizm version of this worksheet is attached hereto as Exhibit C: 29 The Mahon Revitalization _CAiyqf Lubbock TX J SS 4v Add,—2H—n2b 503OCK) '1'5no Or'110 i I 5fA1,000 1,501,N91 H,A 2-3 200,M MUG 000 50,000 1,500,001) —"qy(7(;5)F. s p 3 T'I ;f Al Mmow oju IpW! 5--Pa,.0Qe 4-5 WID UQO SOAKIN P,—,�A—5�P—,(T- 4-5 ?"ZOU(KO KIIIJ IYD sm j OrV (16-66 il— A VP.b 6a k+. 2 9irueer,xc.r3 2-4 ",,A,-d,L V?" ................— IMAXII) .............................................................................. t Ivrrblo,0061 1-4 Z vt,,,A IJa—.1 -I 1-4 4 H..0"'M S..D'—�y L.lu.arrf 1w St.d.,,g Gakm rem4 Ptiw6 role Ork A41—,x 11-4 M'CIII 3aa'5OIVM wO m"Q I COO w,�,m 43,040,000 30