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HomeMy WebLinkAboutResolution - 2587 - Accept Chatman Hill Report As Guide For Future Development - 05/28/1987MH:js RESOLUTION Resolution #2587 Agenda Item #24-A May 28, 1987 WHEREAS, the City of Lubbock and Urban Renewal Agency have significant land holdings in the Coronado/Chatman area; and WHEREAS, the City Council appropriated Community Development Block Grant funding for the development of a comprehensive redevelopment plan for the area; and WHEREAS, the redevelopment plan has been completed for the area by Texas Tech University; and WHEREAS, the Chatman Hill Redevelopment Plan is a collection of neigh- borhood survey data, maps, defined goals,.objectives and recommendations upon which to base decisions effecting the growth and development of the area; and WHEREAS, the Chatman Hill Redevelopment Plan was presented and re- viewed by the City Council on May 14, 1987; NOW THEREFORE: BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK: SECTION 1. THAT the Chatman Hill Redevelopment Plan be and is hereby accepted by the City Council of the City of Lubbock as a guide for short range and long range Community Development within the area. SECTION 2. THAT a copy of said Chatman Hill Redevelopment Plan be at- tached hereto as Exhibit A, which shall be part of this Resolution has if fully copied herein. Passed by the City Council this 28th day of May , 1987. V�r . C. Mc I N, MAYOR ettbe Boyd, City Sec APPROVED AS TO CONTENT: Sandy Ogl ee, C6ffimunity Development Administrator APPROVED AS TO FORM: Ridele Hart, Assistant City Attorney r r C O L L E G E `"Re SOlutf On #2587 May 28 1987 A RC H I T ECT U R E TEXAS TECH UNIVERSITY C K REDEVELOPMENT STUDY TEXAS MAY 1987 7 C H A T M A N H I L L u This report was compiled and written by the students of Architecture 4332 (Architectural Urban Design) under the direction of Professor Willard Robinson and Associate Professor Michael Peters. The contents do not reflect an official position of the College of Architecture, Texas Tech University or the City of Lubbock. Project coordinated by the City of Lubbock Planning Department. Project funding provided by Community Development Block Grant. a The class wishes to thank the City of Lubbock Staff Sally Abbe Assistant Planner; Sandy Ogletree, Community Development Administrator, David Buckberry, Demographic Planner, Randy Henson, Associate Planner and Pamela A. Felder, Administrative Assistant for Community Development, for their assistance. The class is also most grateful for the assistance of Councilman T.J. Patterson, City Council, District 2, the ministers of the Chatman Hill Neighborhood churches and the citizens of the entire Chatman Hill Neighborhood for their participation. TABLE OO F CONTENTS r CHATHAM H 0 L L A NEIGHBORHOOD STUDY ACKNOWLEDGEMENTS EXECUTIVE SUMMARY CITY OF LUBBOCK OFFICIALS TEXAS TECH UNIVERSITY ADMINISTRATION FACULTY STUDENT ASSIGNMENTS PURPOSE HISTORICAL BACKGROUND 1 METHODOLOGY 11 COMMUNITY INVOLVEMENT 15 CHATMAN HOSPITAL 29 HOUSING 51 MASTER PLAN 59 FUNDING 75 RECOMMENDATIONS 79 IMPLEMENTATION 83 CONCLUSION 89 APENDICES 93 business Incubators 95 carver cultural center 99 historic american building survey 103 Iincoln park 107 survey 1 1 1 BIBLIOGRAPHY 119 EXECUTIVE SUMMARY BACKGROUND The history of the Chatman Hill Neighborhood is closely tied to the history of Lubbock's black population. The area was first settled in 1920 after the farmland surrounding Lubbock produced a bumper crop of cotton. In 1909 the Wheelock Second Addition was platted. And, in 1926, Jesse McKnight bought a piece of land to build a home. The area grew during the 1940's and 50's. Dr. Joseph A. Chatman came to Lubbock and the black community in 1939. One of his main purposes was to attend to the medical needs of the black community. Toward this goal, he, with the help of his family and friends, built the Chatman Hospital in 1945. He, also became a prominent leader in the neighborhood and Lubbock. His tireless efforts to improve the quality of life for those around him earned him the respect of not only the black community but the leaders of the City of Lubbock. Urban Renewal began in 1959, proposing to clean up the most blighted areas of Lubbock. The Coronado District, the present day Chatman Hill, was chosen to be the first urban renewal project in Lubbock and the State of Texas.. Substandard housing was then cleared, and later former residents were allowed to reenter the neighborhood at government expense. But few chose to do so. Instead, many relocated to areas that offered housing at a lower price than new housing in Chatman Hill. As a result the neighborhood lost large numbers of people, and the area was dotted with residential vacant lots. The present condition of the community is largely a result of urban renewal. The population Is relatively small, but stable at around 1200 people. There are at present large areas of vacant land owned by the Redevelopment Corporation. There are few businesses left due to the lack of economic support. REVITALIZATION Texas Tech University's Architectural Urban Design Class of the Spring Term, 1987 was given the task of developing a revitalization plan for the neighborhood. To give the neighborhood an identity and lend coherence to their work, the students named the neighborhood Chatman Hill because of Dr. Chatman's contributions to the neighborhood and the respect shown for him by the residents and the k)cation of Chatman Hospital on the high point of the neighborhood. Community views were gathered with the aid of a survey and three community -wide meetings. Case studies were undertaken and funding, urban character, land use, social character, schools, and churches were studied. Measured drawings of the Chatman Hospital were produced before work on renovation plans began. The final recommendations of the class included a master plan based on the concept of a scenic drive. This would serve to tie the neighborhood together giving it a sense of place and turning its focus Inward. Identity -giving entrances were proposed for both the present entry at 23rd Street and Avenue A and a proposed entry at 19th Street and Cedar Avenue. It was recommended by the class that the entryways be among the first projects developed, providing a catalyst for further development. Points of interest along the parkway Included the revitalized Chatman Hospital, the churches which were encourage to build steeples or some other type of marker, and the development of a cultural center. The master plan also proposed screening the surrounding industry and railroad lines. According to the master plan infill of single-family housing was to begin along the parkway and continue out toward the edges. Cul-de-sacs were proposed for the south end of Ash, Birch, Cedar, Date and Elm Avenues to act as a transition from the industry to single-family housing. Recommendations for encouraging single-family housing infill included a public relations campaign, homesteading laws and builders' incentives. The adoption of housing standards was also proposed. Feasible reuses for the Chatman Hospital structure were studied and designs for cultural, medical, and financial reuses were developed. Although a fire destroyed much of the building on May 1, 1987, as the study was being completed, the revitalization plan remained intact. The fire only altered the reconstruction of the Hospital. Among the many advantages of the neighborhood are: stability low crime schools churches existing infrastructure parks quiet history friendly people leadership low land costs public transportation day care canyon lakes The area has great potential and a rich history to draw upon The present residents are a solid group, loyal to the community. They have chosen to live in the neighborhood, some doing so since childhood. They find their neighborhood to be a quiet, safe place, ideal for children. Several of them knew the neighborhood years ago and know the potential that lies there. They are eager to see revitalization of their neighborhood and have shown a desire to work toward its betterment. CBOT OF LUBBOCK OFFO OALS B.C. (Peck) McMinn Mayor of Lubbock Maggie Trejo Lubbock City Council, District 1 T.J. Patterson Lubbock City Council, District 2 George W. Carpenter Lubbock City Council, District 3 Bob Nash Lubbock City Council, District 4 Gary Phillips Lubbock City Council, District 5 Joan Baker Lubbock City Council, District 6 Larry Cunningham City Manager James Bertram Assistant City Manager for Development Services TEXAS TECH UNIVERSITY FAM DMI I NI I S T R A T I O N Dr. Lauro F. Cavazos President Dr. Donald R. Haragan Vice President for Academic Affairs and Research Dr. Len C. Ainsworth Assistant Vice President for Academic Affairs and Research Dr. Eugene E. Payne Vice President for Finance and Administration Dr. Robert H. Ewalt Vice President for Student Affairs Dr. Robert M. Sweazy Associate Vice President for Research Dr. Oliver D. Hensley Associate Vice President for Research Mr. A. Dudley Thompson Interim Dean, College of Architecture r FACULThY Professor Willard Robinson Associate Professor Michael Peters w I STUDE ANT SSIGNMENTS FKevin Bennett Team Coordinator Master Plan Brochure Ferldah Abdullah Chatman Hospital - Science Museum Neighborhood Associations Chris Anaduaka Multi-familyHousing Land Use Study Loule Apodaca Chatman Hospital - Elderly Clinic School Profile Paul Becker Master Pian Interfaces Tim Broyles Entrance Case Studies Suflwati Che Omar Housing Social Character Sown -King Choi Commercial Feasbility Moral Character Cathy Cramer Brochure Survey Gary Dodson Funding Robert Filarski Master Pian Urban Analysis Barry Guttridge Master Pian Demographics Asna Husain Chatman Hospital - Elderly Clinic Urban Analysis Norhayatl Jaya Chatman Hospital - Museum Urban Analysis Curt Krehbiel Brochure Social Character Lisa Leal Single -family Housing Case Studies Tasl Lingren Master Plan Chatman Hospital Measured Drawings Todd Martin Master Plan Land Use Study Tim Norwood Entrance Neighborhood Associations Oscar Pena Chatman Hospital - Credit Union Demographics Romulo Rama Funding Brochure Paul Reed Implementation Church Profile Doug Sims Chatman Hospital Reuse Feasibility Moral Character Lee Smith Chatman Hospital - Cultural Center School Profile Salena Sulalman Commercial Feasibility Social Character James Tate Housing Chatman Hospital Measured Drawings Grant Taylor Chatman Hospital - Elderly Clinic Chatman Hospital Measured Drawings Paul Taylor Chatman Hospital - Cultural Center Social Character Dan Trebesch Chatman Hospital - Elderly Clinic Church Profile Frank Vlgii Chatman Hospital - Elderly Clinic Moral Character Lonnie Webb Implementation Case Studies Brad Woodman Entrance Chatman Hospital Meaured Drawings Kelly Yates Chatman Hosptial - Elderly Housing Survey l I - 0 a° cs ad�°q'n,u+� .. 4 } V Q F PURPOSE t During the Spring Semester, 1987, the Architectural Urban Design Class of the College of Architecture, M Texas Tech University, under the direction of Professor Willard Robinson and Associate Professor Michael Peters undertook a redevelopment study of the Coronado District of Lubbock, Texas, known officially as Planning Unit 29, and a study of the adaptive reuse of Chatman Hospital. The city's main goals, as stated by Sandy Ogletree, Community Development Administrator, were headed by the the need to reduce maintenance expenditures and tax losses In the area, to implement neighborhood development, and reuse an important Lubbock landmark. Residents wanted to increase community pride while renewing an interest in and knowledge of their heritage in their young people. In January, 1987, the City Council approved a grant to pay expenses of the study and approved the project. Assisted by this grant Tech students and faculty worked to create an architecturally significant and functional plan which would fulfill governmental and community goals. The plan also is intended to provide a base of information and recommendations for implementation. Soon after the project began the class sought an Identity for the neighborhood. Because of Dr. J. A. Chatman's contributions and because of the location of the Chatman Hospital at the high point of the area, the name Chatman Hill was chosen by the class for the project. This Is not an official name for the neighborhood, but simply a name for the student project. It can be used or changed as the residents wish. Student work was completed in May, 1987, at the end of the semester with presentations of various projects to the community and city council. The projects along with the process used In their development and recommendations are contained within this report. it was. hoped that community Involvement in the spirit of the neighborhood survey and community meetings would develop and by drawing on resources within the neighborhood, as well as other parts of Lubbock, the program would be carried out and redevelopment occur in the Chatman Hili area. OROCAL OMMOMNn1DD 1-2 1 CITT LIMIT 1 1 1 �m--- - -J =I_s� 2 / chatman hill 7 1 L ---I a a 1 1 — 1 1 I 1 — I 1 CO I — N ~I g €I o 1 gn In ao - -1 1 O UJI _ c II ren �❑O CHATMAN HILL NEIGHBORHOOD No Text n r 1 PAST The history of the Chatman Hill neighborhood, the area bounded by 19th Street on the north, Avenue A on the west, and the railroad tracks on the south and east, began in the 1920's when the black population in Lubbock grew rapidly after a bumper crop of cotton in 1919. A need for housing outside the existing black community, which was in the southeast corner of the Original Town square mile, resulted. However, some whites in Lubbock fought to prevent expansion of the community to the north or west. So growth was toward southeast, Into the Wheelock Second Addition. This addition would develop into the Chatman Hill neighborhood. The neighborhood was platted in 1909. The first resident was Jesse McKnight who bought a 50' X 140' lot in 1926. He built a frame and stretched a tent over it, thus establishing his home. Many others followed, some to become leaders in the black community, including, E.C. Struggs, John and D.C. Fair, Oscar Iles, Charles Sedberry, James Craven, Carlton Priestly and Ben Shields. Along with the Chatman Hill neighborhood, other Institutions important to the black community developed during the 1920's. Among these were the churches. The black population saw religion as a road to a better life. The church provided freedom to pursue political and social activities as well as a place to worship. The hostility from the white community was great, and there was little support from local white churches, but to many it was worth the effort. During the formation of theses early churches there was not even an established black community in Lubbock. There were only twenty people within the community when Ida Stafford began a Sunday School here on October 2, 1917 in her one -room home which became Mt. Gilead Baptist Church. As the population grew, larger facilities for worship were needed. The Mt. Gilead Baptist Church, after its establishment in 1917, was allowed to use the former Lubbock Courthouse building. Although there were many threats, the members continued to attend, until the structure was burned during a worship service. This was just another example of the barriers faced by Blacks in Lubbock who were trying to establish a community. In 1918 Mt. Gilead became the first church to construct a permanent structure, which included a two -room home, at the 1600 block of Avenue A. The early churches were little more than shacks, lit by coal oil lamps and furnished with old chairs and pews. Often women of the church made choir and clergy robes and slip covers for the seats, initialing the family name on the back. In the Spring of 1920, the Christian Methodist Church was established, followed by Mt. Vernon Methodist Church in 1925 and Mt. Calvary Baptist Church in 1927 which later became. New Hope Baptist Church. All of these churches would later locate in the Chatman Hill area. As the churches grew, educational facilities were developing. School facilities, though rudimentary and understaffed, were a focus of the community. The first black teacher was hired in 1920. However, conditions were so deplorable she soon left. School district records refer to an attempt to "Americanize" black students. In September of 1922 the Lubbock Independent School District hired Elia Caruthers,who later became Ella Iles. Miss Caruthers also taught under extremely poor conditions. A school facility was not built in the Chatman Hill neighborhood until 1923. By 1935, the growing black population in the city had outgrown the small black school building. So U.S.D. bought land at East 22nd and Date Streets for a new black high school. This was the first Dunbar High School. The school, which stood on the present Iles Elementary site, was built with a federal Public Works Act grant. The thirties were difficult times for the black community. Many were employed in service oriented jobs, often the first to go during the depression. But the community, as a whole, survived. In 1932 Dr. Joel Oliver came to attend to the medical needs of the community. He, however, left In 1938. in his place came Dr. Joseph A. Chatman. Dr. Chatman not only provided medical services for the community but also became a prominent leader. Dr. Chatman strove to improve medical care for Blacks, and worked to improve race relations in Lubbock. He was a graduate of Meharry Medical College in Nashville, Tennessee. He came to Lubbock after practicing in Mexia, Texas. He was influential in state medical affairs, serving as president of the Lone State Medical Association in 1966. He was also a delegate to the 1960 White House Conference on Children and Youth. Active in Democratic Party politics. Dr. Chatman was the first black Democratic Party precinct judge in Lubbock. He was also a member of the Southeast Lubbock Development Corporation Board from 1959 until his death in 1967. He was a very active and influential man both in the black community and the city of Lubbock as a whole. background / 6 One of his greatest achievement was the construction of the Chatman Hospital on Cedar Street.. When it was completed in 1945 it was one of the finest medical facilities for Blacks in the state of Texas, and the only hospital for Blacks between Dallas, Texas, and Denver, Colorado. The $90,000 cast stone building was a vast improvement over the three-room shack in which Dr. Chatman started his Lubbock practice. The Hospital had a 16 -bed capacity, with two operating rooms, treatment rooms, x-ray facilities and a laboratory. Plans for the Hospital were drawn by John S. Chase of the architectural firm of Haynes and Strange. The contractor was Guy Gilstrap. After Dr. Chatman's death the building was used by the Presbyterian Medical Center and as a Day Care center. However, it has now been vacant for a number of years. The building was declared a Lubbock Historic Landmark by the Lubbock City Council in February, 1981. By 1940, the city's black population had grown to 2,229, seven percent of the city's total. Most of the people were concentrated in the two areas of the earlier settlement. As population increased in these areas, housing conditions worsened. The city's first public housing project, Hub Homes, at Parkway Drive and Avenue A, was built in 1941 for poor whites. It was soon taken over for housing the families of white Works War 11 servicemen stationed at the city's two training bases. The black population continued to grow and by 1950 accounted for 8.7 percent of the city total. Housing conditions in black neighborhoods continued to be deplorable, although they were as bad in the Guadalupe area where the majority of the resident and migrant Mexican population lived. In 1955, the City of Lubbock began to study deteriorating and fringe areas of the city, because deterioration and overcrowding placed higher demands on city services while contributing less to tax revenues. In 1954, President Eisenhower announced the first urban renewal programs to Congress, a three pronged approach to the redevelopment of cities: 1.Prevention of the spread of blight by enforcement of neighborhood and code standards. 2. Rehabilitation of salvageable neighborhoods by replanning, removing congestion, providing parks and playgrounds, reorganizing streets and traffic , and rehabilitating facilities. 3. Clearance and redevelopment. In 1957 Texas Urban Renewal Law was passed, giving cities the power to use their condemnation and eminent domain powers to acquire property for resale for private use. Lubbock was the first city to use this law in Texas, and the City Commission set an election for November 26, 1957. The vote was 1181 to 160 in favor of using Urban Renewal powers so the Commission named an Urban Renewal Board and set up the Urban Renewal Agency. They set up the separate agency to oversee the local program because state law allowed separate agencies more discretion in financing than it did cities. 6 / chatman hill As planning for implementation of the Urban Renewal proceeded, it became obvious that Lubbock was to become a test case for the Texas Urban Renewal Law. In July 1958, a suit was filed attacking the constitutionality of the law, seeking an injunction against further expenditures for Urban Renewal in Lubbock, and against the initiation of eminent domain proceedings against private property. The suit was argued in the Texas Supreme Court, but the Urban Renewal Law was upheld. Implementation of the Urban Renewal Plan for Lubbock continued. The Urban Renewal Agency decided to choose a "rockbottom" slum area for the first urban renewal project. After rejecting the Guadalupe area because its residents refused to be relocated, they focused on the southern part (south of 28th Street) of the "Queen City " area, which was a portion of this study area. The area was ideal for the "urban removal" projects popular in the 1950's. Of the 238 occupied structures, only 7 met the provisions of the city minimum housing standards. One hundred and nine had no running water, 195 had unsatisfactory plumbing, and ninety-three had no toilet facilities. Eighty-five percent were dilapidated beyond rehabilitation and unfit for human habitation. An estimate was that for every dollar of tax revenues generated from the area, it cost the city three dollars to provide services. Implementation of the Coronado Urban Renewal Plan began in 1959 with the construction of the 26th Street Overpass. The project, which was eventually expanded to include most of the Chatman Hill neighborhood, included acquisitions of over a thousand parcels of land by the Urban Renewal Agency, rehabilitation of homes which were salvageable, and clearance of hundreds of substandard buildings. However, many of the residential parcels that were cleared and made available for private redevelopment did not sell as projected. Housing in other areas became available, and Blacks moved out of the neighborhood. The primary "transition zone" was an area north of 4th Street known as Cherry Point. This neighborhood of small brick houses was built with FHA financing early in 1962. When black families began moving into the previously white neighborhood in the mid 1960's, a classic case of "White Flight" began, and many of the houses reverted to the lending agencies. So, the population of the Coronado Project has never approached its previous density. PRESENT DAY These statistics reflect the historical and cultural Chatman Hili has changed since the vitality of the history of the neighborhood as a black one. The 40's and 50's. However, the basic social structure, black population is not as dominant as it used to educational facilities, infrastructure for utilities, put be, but it is still the dominant group and will in place in the 1960's under urban renewal, and probably remain so in the future. Some zoned land use remain the same. The diversification is occurring with the influx of neighborhood is not in transition. Churches still Hispanics, however, the Anglo population still play a major role within the community. Schools are Ignores the area as a potential place to live. now better developed and of the highest quality in the. city. The population, though previously in employment decline, has now stabilized at 1241. Urban Renewal The neighborhood statistics for 1980 show that may not have been successful in developing the W1* of those who work earn wages and salaries. neighborhood earlier, but at present the area seems This compares to 72% for the city as a whole. ripe for residential development. Twenty-three percent work for the local r government as compared to 8% of the city population overall. Other statistics show 9% state The following statistics are based on an area government workers, 6% federal government slightly larger than the Chatman Hill neighborhood workers and 2% self-employed. This compares I"" called NE 116. The statistics,; however, correlate to the entire city's 9%, 3% and 7% respectively. well with the population make-up of the Chatman Hill neighborhood. Income The neighborhood statistics for Lubbock, Texas, age shows that 53.4% (224) of the families that live in Neighborhood statistics show that the population the neighborhood earn less than $10,000 a year. is disproportionately young. The average age is Annually, 18.9% (79) earn between $10,000 and about nineteen years of age. This type of age $20,000. Another 17.4% (73) earned between distribution creates instability In the young and $20,000 and $35,000. And 10.3% earned more old age groups. The middle age group, which than $35,000 annually. The median family usually supports both, is overburdened. This income for the neighborhood was $9,476. statistic suggests the present and future need for housing, child care, and health care for the This indicates that any housing for the elderly. neighborhood should begin at $28,000 If a 3:1 r - sex ratio of house payment to other expenses is The sex distribution for almost all ages shows a used. slightly larger number of females compared to males. In some age groups there is .a education pronounced difference, as in the 20-24 group. Education attainment within this area suggests a These statistics also reflect the marital status of correlation between levels of education and females. They show only 30% of the female income. There are twice as many people with population Is married. The female head of only an elementary education as compared to the household statistic is also large at 51 %. rest of Lubbock. Statistics show that at all levels of education attainment the neighborhood These statistics suggest several things: reaches only half that of the rest of Lubbock. 1)Because of the decrease in the male population after the mid -teens, job availability may be a From 1983 national averages, a person with an factor in this statistic 2) Because there are elementary level education earned an annual many working mothers the need for additional income of $9,620. A person with a high school daycare facilities is suggested and 3) The large degree averaged $15,659 a year. A person with number of widows suggests a large group of older four or more years of college experience women who may need services. averages $30,709. These statistics verify the income and education link within the race neighborhood. In 1970 the racial composition of Chatman Hill was 99.7% black. In 1980, however, the black homeownership population composed 70.4% of the The 1980 Census for Lubbock, Texas, shows that neighborhood. The Hispanic population Blacks tend to rent rather than buy homes. Sixty comprised 28.8% of the neighborhood. Other percent of the total black population rents. Forty ethnic groups represented are American Indians percent would rather buy a home than rent. Of the and Asian, who make-up .5% of the population, city as a whole, 52% of the population rents. This and Anglos, who form .8% of the population. The illustrates the need to provide incentives for numbers do not exactly add up because the small homeownership among Blacks. ethnic group statistics were obtained from the slightly larger population of NE 116. land use The land use data file for the Chatman Hill neighborhood in Lubbock shows the following breakdown in percentages of land use. background / 7 4 residential Figure shows the present occupied residential units. These can be broken down into three categories, single family, duplexes and apartments. The single family units represent 42.1% of the residential units. The duplexes represent 3.8% and the apartments 54.1% of the residential units. commercial Figure shows the present limited area of commercial development. The feasibility of any additional commercial development will be discussed later. public land The Chatman Hill neighborhood contains two parks, Booker T. Washington Park and J.A. Chatman Park. Booker T. Washington Park is located in the northern part of the neighborhood (Figure ). The J.A. Chatman Park is in the southern part of the neighborhood (Figure ). There is one public school within the neighborhood itself. This is Ella Iles Elementary School. See Figure for location. The parks and school comprise 11.6% of the total land use of the neighborhood. vacant land The amount of vacant land in the area consists of 27.4% of the total land use. Figure shows the location of these vacant lots. One of the main concerns of redevelopment is to fill these vacancies in the neighborhood. They are a drain on city money. Filling them would help reVltalize the neighborhood and relieve the city of a great deal of maintenance cost. Infrastructure A big advantage to any redevelopment of the neighborhood is a satisfactory infrastructure. Water, gas. electricity, and sewage already exist within the neighborhood. The streets are also intact. All streets are in excellent shape and have proper drainage. CHATMAN HOSPITAL After Dr. Chatman's death in 1967, the building was used as a clinic by the Presbyterian Medical Center until 1979. At present the building is vacant and has been so for almost ten years. Vandals have destroyed much of the interior. The building is still structurally sound. SCHOOLS As mentioned earlier, present day schools in the neighborhood have well developed curricula and are of the highest quality in the Lubbock Independent School District. Along with the two public schools there is Mary and Mac School, .a private school at 902 East 28th Street, which teaches grades 1-12, as well as, preschool. Ella Iles Elementary School, located at 23rd Street and Date, is one of the public schools. Dunbar-Struggs High School on 24th Street serves the neighborhood but is outside the study area. a / chatman hill Ella Ices Elementary School consists of students in a Headstart program, a kindergarten program, and grades 1- 6. The school is a magnet school, drawing students from all over Lubbock to its special teaching programs including, team teaching, multi-age groups and individualized instruction. Unlike other school programs, which emphasize only the basics, at Iles Elementary there is emphasis on creative arts. Special programs include art, music, choir, piano, physical education, gymnastics and dance, Spanish, computer instruction, Creative 'Institute for Maximum Achievement, future problem solving, and Great Books. There are also programs for four- year -olds which enable them to speak or comprehend English. There is also a program for free or reduced price lunches. Special Education Resources teachers and other support personnel add strength to the instruction provided at Ella lies Elementary School Dunbar-Struggs High School also serves as a magnet school. The school has a cooperative program that allows students to attend school half of the day and then work at a job in their field of Interest the other half. Some of these cooperative courses Include Marketing and Distributive Education, Industrial Cooperative Training, Home Economics Cooperative Training and three laboratory programs which address automotive technology, electronics technology and cosmetology. There are also fine arts courses available including beginning and advanced piano, jazz rock laboratory, commercial art and advanced painting. In addition to these courses and programs the school operates a television station, LISD-TV Channel 12, which televises news about Lubbock schools to the city and surrounding area. The Mary and Mac School is a private school opened by Dr. Lucille Graves on September 17, 1955. The director and teacher states that "God told her to build a school" in a dream. Mr. Simpson, from the neighborhood, built the school free of charge. The school serves students from all over Lubbock. Classes are available for pre-schoolers up to the high school level. The school is funded through tuition paid by the parents of students. Tuition is presently $100 per month. Students from all ethnic origins are accepted. The text books used at the school are all state approved. All typical subjects are taught, as well as, religion, choir, music, etc. The school's PTA consists of parents of the students. The PTA has helped purchase almost everything the school has needed. The school year is the same as the public schools. Spring Break has been shortened to two days. School lasts from 8:45am to 3:45pm Monday through Thursday. On Friday the students get out at 3:00pm. CHURCHES Churches still hold a tremendous influence on the neighborhood. The pastors are looked upon as leaders of the community and often communicate important announcements concerning the neighborhood to their congregations. r Mt. Gilead remains strong and is presently located at 2512 Fir Avenue. The New Hope Baptist Church, formerly Mt. Calvary Baptist, formed a group which broke away from Mt. Gilead Baptist Church. it was organized in 1927 and is located at 2002 Birch St. The membership is approximately 700 with 15% of the congregation coming from Chatman Hill. 70% of the congregation comes from the Parkway addition with the remaining percentage made up of college students and Air Force personnel. The special activities provided by the church Include a scouting program for youth. A program entitled "Meals for Care" which serves breakfast before Sunday School and serves an "after worship dinner" for Tech students, Air Force personnel and others. Another program for the church is called "Adopt a Family" whereby utility bills are paid for those in need. A radio broadcast is also provided to reach the sick and homebound. Directly across the street from the New Hope Baptist Church is the Birch Street Church of Christ. This church, established 45 years ago at the present location, has a membership of approximately 200, with most members coming from the neighborhood. The church provides meals, counseling and clothing for those in need. Bethel African Methodist Episcopal Church, Bethel A.M.E. , was organized in 1921. Their present Dation at 2202 Southeast Drive was erected in 1953. its approximate membership of 500 comes mostly from the Dunbar area and across Quirt Avenue. The Bethel Church has special activities geared toward the youth in the area. A Boy Scout troop and an after school learning program are two examples of its activities. Mt. Vernon Methodist Church was organized in 1925. After the first church burned, the church met in the Chatman Hospital for awhile. At present the church is located at 2304 Cedar Avenue. About 25% of the 114 member congregation lives in the Chatman Hill neighborhood. The church offers a Cub Scout program and provides a food outreach program for those in need. The Church of God in Christ, located at 2411 Fir Avenue has a membership of 326, about 30% of whom reside in the neighborhood. The church provides meals for those in need. They also have a large youth program that meets each Saturday to get kids off the street. There is also a radio broadcast of Sunday worship services. The Church of the Living God at 2510 Birch is one of the smaller area churches, but is growing and looking for ways to expand. The church was established 25 years ago and moved to its present site from Shallowwater. St. Luke Baptist, one of the largest churches in the neighborhood, is located at 306 East 26th Street. CANYON LAKES The Yellowhouse Canyon Lakes Project lies northeast of the Chatman Hill neighborhood. This is an ongoing project which can be very beneficial to the Chatman Hill neighborhood because of its close proximity. Area Nine of the project is the closest segment to the neighborhood. This part contains Mae Simmons Park, which has a total acreage of 85 acres, and is bounded by East 19th Street on the north, Quirt Avenue on the east, 24th Street on the south and the Sante Fe Railway on the west. Mae Simmons Park is a community park and as a large variety of existing facilities. On the north side, these include a community center for dances or any indoor recreation, a senior citizens center, a children's playground, basketball courts, volleyball courts and tennis courts. The Dunbar-Struggs Junior and Senior High School is located adjacent to the southern boundary of the park. In conjunction with the school, two athletic fields, a baseball diamond and tennis courts are on the south side. Also in the area is a community swimming pool and playground. The many amenities that the Canyon Lakes offer to the surrounding area and the development proposed for the Chatman Hill neighborhood together may prove to be a major incentive for those contemplating a move to the neighborhood. This could be enhanced by creating better access from the neighborhood to the park. background / 9 000�o�� i r The students initiated the project by gathering information about the neighborhood and about problems faced by similar neighborhoods in other cities. To accomplish this, the class interviewed many of the residents and participated in meetings and discussions with residents of the area. A five- page questionnaire addressed urban and social character, land use, schools, churches, crime, interfaces, funding and neighborhood associations. The enthusiasm exhibited by the residents during community meetings, Interviews and survey participation is significant and must be an active force if redevelopment is to occur. Another group of students produced measured drawings of Chatman Hospital according to the format of the Historical American Buildings Survey. These will be permanently deposited in the Library of Congress. In addition, they will be useful in adaptive reuse studies. The class spent a month on research, including not only the questionnaire and measured drawings but case studies,urban analysis, land use study, studies of neighborhood associations, social and moral character, demographics, schools, churches and interfaces. In addition, opportunities for loans and grants were studied. Then, using their new knowledge and understanding, with faculty guidance the class spent hours developing ideas to help rehabilitate Chatman Hill. Preliminary suggestions were refined and combined and project possibilities arose from this list. Afterwards, this list was condensed and students were assigned those projects which most closely matched their interests and talents. Projects included: 1) Adaptive Reuse of Chatman Hospital A) Housing for the Elderly B) Clinic for the Elderly C) Center for Cultural Awareness D) Public Service / Commercial I E) Feasibility Study for Adaptive Reuse 2) Master Plan for. the Chatman Hill r Neighborhood 3) Entrance into the Chatman Hill Neighborhood 4) Implementation and Development of Single Family and Multi - Family Housing 5) Feasibility Study of 19th and 23rd Streets for Commercial Development 6) Funding Sources 7) Implementation While students worked on the various planning projects, this planning report was prepared. Students presented their work the Chatman Hill Residents on April 27, 1987. A presentation was made to the Urban Renewal Board, Community Development Advisory Board, Urban Design and Historic Preservation Commission, Southeast Lubbock Development Corporation Board and the city staff on May 6, 1987. The City Council will receive a report on May 14, 1987. methodology / 13 r- COMMUNITY INVOLVEMENT r Input from the Chatman Hill residents was obtained from a neighborhood survey, community meetings and meetings with community leaders. These revealed inherent pride, rich historical character and positive attitudes. SURVEY RESULTS The questionnaire was five pages long, including questions on personal data, and questions couched to learn what the residents see, feel, do and would like done to the neighborhood, as well as what they thought its best features were and what they felt could be done to improve it. To this questionnaire an 11" X 17" map was attached. The participants responded directly on the map, indicating which route they most often took to work, school and shopping. In addition they indicated those areas they felt needed the most attention, those which were most attractive and those best suited to commercial use. The class attempted to interview someone from each residence in the neighborhood, and were successful in interviewing 141. A copy of the questionnaire and map is in the Appendix. The students first questioned the participants beginning with the data portion of the survey, but found this method was not well received by some residents. The remainder of the study was done starting on page five and working back to page one. DATA A total of 141 persons participated in the study. Of these, ninety-nine resided In houses and forty-two in apartments. The percentages of the dwellings visited which were vacant, and those with residents answering, not interested, and not home are shown in Figure 1. ALL DWELLINGS 12% _o—rm-t_ 45% HOUSES 18% 1% <. 19% 0 Answered ® Not Interested ■ Vacant House 13 Not Home APARTMENTS The average age of the male head of residence was 50.8 years. For houses the average increased to 52.5 years, and for apartments was 47.2 years. The female head of residence of houses and apartments was the same, 40.4 years. The distribution of dwellings headed by a single male or female or a couple is illustrated in Figure 2. community Involvement / 17 30 ALL DWELLINGS 25 20 15 a 10. 4 5 0 25 HOUSES .Y 20 15 ?� 10 5 0 12 APARTMENTS 10 PT 8 6 ' 4 ,• 2 Mill 0 v m M 0 G V m j, � NN @@ ( 0 y =o 01- L N m ffE3Male Female HEAD OF RESIDENCE OCCUPATION FIGURE 3 As depicted in Figure 3, many of the residents were retired. But, twenty-six percent of the women living in houses held positions in service industries, as teachers, nurses and maids. Forty-three percent of the men living in houses were retired, compared to only twenty-six percent in apartments. Many of the men living in apartments worked as laborers, including construction workers and mill workers. Many of the women in apartments were looking for jobs. Twenty-eight percent said they were unemployed. 18 / chatman Will 42% 58% % in apartments % in houses CHILDREN FIGURE 4 Though apartments comprised less than thirty-two percent of the dwellings represented, twenty-eight of the apartments contained fifty-eight percent of the children (persons under twenty-one years of age) in the neighborhood (Figure 4). Each apartment with children had an average of 2.57. The average age of children in apartments was 8.28 years. One of the children living in an apartment was employed. Twenty-four of the houses interviewed sheltered children, with an average of 1.95 children in each of these, averaging 10.7 years of age. Other persons were defined by the survey as persons twenty-one years or older who were not head of the residence. Twenty-one houses had others residing there, 1.33 persons per household with an average age of 33.6 years. Eleven of the other persons in houses held jobs. Others lived in only three of the apartments included in the survey. An average of two in each of these three, average age 37.7. One of the six others living in an apartments was employed. 50 40 30 20 10 0 1 2 3 4 5 6 7 8 Persons PERSONS PER DWELLING FIGURE 5 Many of the houses contained one and two person families, as seen in Figure 5. Apartment density, though, was spread from one to five persons. Figure 6 confirms that the population of the area is almost entirely black. Figure 7 illustrates the previous addresses of the residents. A large percentage of the people moved to Chatman Hill from somewhere in Lubbock outside of the neighborhood. This indicates the attractive quality of the area. Residents of houses had lived there an average of 17.8 years, while those in apartments averaged 2.1 years in the same place. All apartment dwellers rented their dwellings. Twenty-six percent of the persons in houses rented. This made the survey approximately half renters and half homeowners. Average dwelling size is illustrated in Figure S. A much larger percentage of house dwellers owned automobiles, seventy-one percent, compared to fifty-two percent of the families in apartments owning autos. This resulted the apartment dwellers in more frequent use of public transportation. 16% 11%X, f>L9 44% HOUSES 3% 7 Apt in Area ■ House in Area B Lubbock C Texas 13 USA O Not Specified APARTMENTS 5% 3% 7% 1% 5% .e-nalb, 3% 29% 79% PREVIOUS ADDRESSES FIGURE 7 S.- 40 6 ;.. 4 2 $ '' ` all dwellings house apartment Bedroom Bathrooms :: Total AVERAGE DWELLING SIZE FIGURE 8 community Involvement / 19 WHAT RESIDENTS SEE IN THE NEIGHBORHOOD Graphs of the residents' response to questions about the quality of lighting (Figure 9), landscaping (Figure 10), drainage (Figure 11), streets (Figure 12), schools (Figure 13), parks (Figure 14), shopping (Figure 15), public transportation (Figure 16), and home upkeep (Figure 17) indicate a perception that the factor is poor if the graph is high on the left, good if it is high on the right and average If itis peaked. worse same better worse same better LANDSCAPING FIGURE 10 ------------ worse same better DRAINAGE FIGURE 11 worse same better STREETS FIGURE 12 20 / chatman hill A lack of strong feeling is Indicated by a straight line. The bottom line of the graphs represents apartment dwellers, the middle line house dwellers and the top line all dwellings. Landscaping was seen as somewhat bad by all residents. While drainage and street condition were considered slightly bad by apartment dwellers, as were parks. worse same better 13 worse same better PARKS FIGURE 14 worse same better 15 worse same better PUBLIC TRANS FIGURE 16 1 Shopping was seen as poor by all, but persons living in houses saw it as far worse than those living in apartments. 1 worse same better HOME UPKEEP FIGURE 17 Sixty percent of the neighborhood residents said f,.. they sometimes saw people whom they did not recognize. Their reasons for this are illustrated in r Figure 18. WHAT RESIDENTS DO IN THE NEIGHBORHOOD Church attendance was high in the neighborhood, as seen on Figure 19. Notice, however, that house dwellers attended more than apartment dwellers. Their church preferences are shown in Figure 20. This indicates the potential directing and unifying force represented by the churches. ALL DWELLINGS t weekly Cf monthly ® occassionally D never APARTMENTS 17% 26% 17% L FREQUENCY OF CHURCH ATTENDANCE I FIGURE 19 r ■„Jew Hope Baptist don'tseem St. Luke's Baptist to live here ® Ford Memorial Church of God in Christ ® know only a ::€F;>;:.;. few people Other's in Area El lighting not Hi "'' good 22% [3 other NEIGHBORHOOD STRANGERS FIGURE 18 WHAT RESIDENTS DO IN THE NEIGHBORHOOD Church attendance was high in the neighborhood, as seen on Figure 19. Notice, however, that house dwellers attended more than apartment dwellers. Their church preferences are shown in Figure 20. This indicates the potential directing and unifying force represented by the churches. ALL DWELLINGS t weekly Cf monthly ® occassionally D never APARTMENTS 17% 26% 17% L FREQUENCY OF CHURCH ATTENDANCE I FIGURE 19 r ■„Jew Hope Baptist St. Luke's Baptist ■ Booker T. ® Ford Memorial Church of God in Christ 20% 16% 13 Lyon's Chapel X 14�° Other's in Area Others Hi "'' 0 Outside Area 21% 7% ® Not Specified 6% 16% Park use in the area was low and fairly consistent among those in houses and apartments (Figure 21). Those parks used most are illustrated in Figure 22). 26% weekly monthly { 1% ® occasionally never 28% FREQUENCY OF PARK USE FIGURE 21 25 % ■ Booker T. Washington 13 Chatman Park ..r...;..,.,:.:.::13 Others Hi "'' ® Not Specified PARK PREFERENCE FIGURE 22 Neighborhood businesses were almost never patronized. Some persons who said they did patronize area businesses mentioned the doctor, washeteria and bus. The grocery stores visited by the residents of Chatman Hill are shown in Figure 23. Several Uniteds and Furrs were mentioned, however, often the participant did not specify which one, making an accurate breakdown of these impossible. The United on 34th Street and Q and the Furrs on 50th Street and Parkway were usually mentioned when one was specified. community Involvement / 21 F 11% 55% 4% 5% ■ United ® Furrs o Save 'n Gain 25%------ Brooks (7 Others GROCERY STORE PATRONAGE FIGURE 23 There is a small shopping center at Ouirt Avenue and Parkway Drive. Town and Country Shopping Center on 4th Street and University Avenue is about 3 miles northwest of Chatman Hill. However, the South Plains Mall, approximately 7 miles to the southwest and K -Mart, at 34th Street and O Avenue got a majority of the area's clothing business (Figure 24). Seventy-three percent of the area children attended school in the neighborhood. Twenty- seven percent attended school elsewhere, including one Texas Tech University student and one South Plains College student. 80 ■ Mall 0 All Over M K -Mart 5 Downtown 60 13 Levine's ;%® : Anthony's 11% l 20% 8 Others CLOTHING STORE PREFERENCES FIGURE 24 Seventy-three percent of the area children attended school in the neighborhood. Twenty- seven percent attended school elsewhere, including one Texas Tech University student and one South Plains College student. 80 ■ All 70 ■ All Q House 60 30 p House 50 40 ® Apartment 30` 10 20 > I: 10 all most some few none FRIENDS IN THE AREA FIGURE 27 weekly monthly occasionally never PUBLIC TRANSPORTATION FIGURE 25 Use of public transportation is shown in Figure 25. Many of the users were apartment dwellers, probably due to the fact that fewer of them owned cars. However, several interviewees who said they did not own a car said they never used public transportation. A few of these persons mentioned the need for night service. 22 / chatman hill HOW RESIDENTS FEEL ABOUT THE NEIGHBORHOOD Residents were divided on their feelings about the safety of their neighborhood, though many did feel it was a safe place to live. Police reports support this view, as the Chatman Hill neighborhood registered 0.62 police calls per person while another area in Lubbock logged 1.41 calls per person. Figure 26 illustrates the residents response to the survey question about safety. A graph heavily weighted to the left would indicate the residents felt the neighborhood was unsafe, while responses on the right indicate a feeling that the neighborhood is very safe. All but twenty people of the people surveyed had friends in the area. House dwellers had more friends, probably due to a longer average time of residence. The relative number of friends in the area by the number of responses for each description is illustrated in Figure 28. 25 20 15 10 5 0 LA: _01*� 1 4 6 0 SAFETY FIGURE 26 ■ All 40 Q House 30 ® Apt 20 10 n 0 all most some few none FRIENDS IN THE AREA FIGURE 27 r 1 r r* f 45 LUBBOCK 40 35 205 20 15 10 5 L. 0 1 2 3 4 5 6 7 8 9 10 40 NEIGHBORHOOD 35 250 20 15 10 5 0 1 2 3 4 5 6 7 8 9 10 HOW RESIDENTS FEEL ABOUT WHERE THEY LINE FIGURE 28 Most residents felt good about Lubbock and their neighborhood as shown in Figure 28. They had no strong feeling overall about the neighborhood's location in Lubbock, but people living In homes thought it better than those living in apartments (Figure 29). Apartment dwellers wanted to leave the area more than house dwellers (Figure 30), still, sixty-one percent of them wished to remain in Chatman Hill. Possibly those living in apartments would wish to remain in the neighborhood if they could move from an apartment to a house. 50 40 30 20 10 0 worse about the same better LOCATION FIGURE 29 yes no An overwhelming percentage of the neighborhood wished to see Chatman Hospital fixed up and restored (Figure 31). However, twenty-four percent of apartment dwellers did not know about Chatman Hospital. Suggested uses varied, but most wanted the hospital to be used as some kind of medical facility (Figure 32). Other suggestions in order of frequency included nursing home, community or senior citizen center and museum/library. 8% © Foxed Up 4% ■ Tom Down ■ Tom Down and Replaced 88% 26% mRestored M Changed 74% CHATMAN HOSPITAL FIGURE 31 16% 12% .■.■.■.�. 7% 5% a ■ Recreation C Residential ■ Commercial ■ Institutional 59% 0 Medical © Other REUSE OF CHATMAN HOSPITAL FIGURE 32 community Involvement / 23 Eighteen percent of the persons questioned thought Interstate -27 would have an adverse effect on the neighborhood. Thirty-four percent thought it would have a good effect. And forty-eight percent thought it would have no effect. WHAT RESIDENTS WOULD DO TO THE NEIGHBORHOOD The things the residents liked best about the neighborhood and things they suggested to make it better are illustrated in Figures 33 and 34. Among the things in the "other" category, were few children, low cost, churches and good bus service. Additional suggestions for improvement were a neighborhood watch, more people, park equipment and sidewalks. Ninety-three percent of the residents questioned thought a neighborhood association would be good for the neighborhood. 11% ■ Quiet 121/°; : People 43% ® Safe 0 Nothing 5% O Few Children 4% © Location 21 ° ® Other WHAT RESIDENTS LIKE ABOUT THE NEIGHBORHOOD FIGURE 33 4%3% 3% 5% 1% 9% 9% 6% 13% ® Businesses 27% 13 Fill Vancancles 0 Better Security ® Clean-up ® Move Industry ® Nothing 6% 0 More Trees % ® Other 17 Lower Costs M Fix Apartment 13 Fix House 13 More Rec 19 Better Light FOR FIGURE 34 MAPS Eighty-four percent of the persons answering travelled west to get to work. Of these seventy- nine percent go out either 23rd, 34th or 19th Street to Avenue A, making this a potential trouble area. ALso of concern is Ash Avenue, a residential street, the route most often used to get out of the neighborhood. 24 / chatman hill The map survey showed that sixty-sbc percent of the children went to school in the neighborhood. Thirty-three percent of the travel to school was to Dunbar-Struggs High School and thirty' -three percent to Ella Iles Elementary School. Because of the equal distribution of schools they cause no real Internal traffic problems. Ninety percent of the Chatman Hill residents travel to West Lubbock to shop. Eighty-five percent travel ,out either 23rd, Street -or 26th Street to Avenue A on there way west, making this a potential trouble area. Fifty-four percent of those answering indicated the apartments in the south part of Chatman Hill as the part of the neighborhood needing the most attention. Chatman Hospital was marked by twenty-four percent of those interviewed as the area needing the most attention. Selected as the most attractive area by twenty-two percent of the respondents was the residential district among Birch, Ash and Cedar Streets. Twenty-one percent chose local parks, eighteen percent the Canyon Lakes area, sixteen percent Ella Iles Elementary School area, and twelve percent the Chatman Hospital area. The biggest response, 40%, to the best area for commercial development was along Coronado Drive, but traffic patterns indicate that this would be a poor place for business because few people travel this road. Other responses were thirteen percent Birch Street (13%), local parks (12%), Iles Elementary School (11%) and Chatman Hospital COMMUNITY MEETINGS On February 11, 1987 the residents of Chatman Hill first met with the class at the Mae Simmons Community Center to discuss.their Ideas for reuse of Chatman Hospital and growth of the neighborhood. A panel discussion was conducted to obtain input from local residents. Serving as panelists at this first meeting were long term resident Harold Chatman, former school trustee Joan Ervin, reactor Octavia Givens, and city councilman T.J. Patterson.. These four persons were asked by Professor Willard Robinson to comment on their views of the past, present and future of the neighborhood. Discussion of the past centered around Dr. J.A. Chatman and the Chatman Hospital. Harold Chatman mentioned- the need in the 1940's for a medical facility for Lubbock Blacks. This need was filled in 1945 by the Chatman Hospital, the construction of which was a rallying point for the neighborhood, built by the Chatman family and the entire black community. Joan Ervin added that the first black Girl Scout Troop met in the basement of the hospital along with other community groups. She also spoke of the black actors and other role models brought to Lubbock by Dr. Chatman including Joe Lewis and Barbara Jordan. Dr. Chatman's contributions to all the neighborhood churches were also mentioned by Ervin. Heading discussion of present needs, Chatman spoke of community facilities and community projects, as well as increased community pride. Ervin added to this, emphasizing the need to inform and inspire the young people. She also said the current appearance of the neighborhood should be improved. In the future, Chatman hoped to see the development of a black history library in Chatman Hospital, along with offices for organizations and clubs, "a place for them to gather under one roof," using the upper floors as meeting rooms. His desire for the black history library stemmed from his belief that young people need to know about where they came from. Ervin wanted the Hospital building to be used as a learning center or community house with a black archives on one floor and space for girl and boy scouts to meet on other floors. She hoped it would be designed in such a way as to attract youngsters. Givens wanted the Hospital to be used as an educational, recreational and trade school using retired educators. She envisioned a place to go for training, a "resource center", and a comfortable place to come and relax. She also felt the neighborhood should work to provide things for the young people to do. Patterson anticipated rebuilding of homes on vacant land and encouraging persons to move back Into East Lubbock. He wanted the Chatman Hospital to be an economic asset to the neighborhood. Some of his suggestions were a nursing home and library. He saw real potential in developing a business incubator to help new black businesses get started, a place with four to five offices sharing a secretary. Ervin objected to Patterson's proposal on the grounds that the whole community should benefit from the hospital, not just individual businessmen. Audience participation ensued, headed by Willie Williams, an eight-month resident of Chatman Hill, who agreed with Miss Ervin and added that organizations using the building should put cash back into it. He also suggested bringing cultural artists into the neighborhood and Lubbock. He also reflected the desire of many residents, as seen in the survey, for closer business establishments to help keep tax dollars in the area. Another citizen, Rose Wilson, suggested that each black person in Lubbock give $1.00 toward the rehabilitation of Chatman Hospital as a memorial to Dr. Chatman, who had often performed medical services without pay. She saw contrast between the need for a community center and a need to bring money into the community. Another idea from the audience was to use Chatman Hospital as a fitness center. Membership fees of $50-$100 per year would secure the building. Stephanie Hill, wife of Dr. Damon Hill of 2412 Cedar, mentioned that many elderly in the neighborhood had no one to care for them. She suggested a facility, staffed twenty-four hours a day, in the Chatman Hospital or somewhere else in the neighborhood. A home for senior citizens who can not take care of themselves but are not yet ready for a convalescent home was proposed by another. Barbara Peters introduced the idea of a credit union In the Chatman Hospital structure. Residents', money could then be pooled and could provide loans for potential homebuildem while earning interest for the investors. The Reverend Lemuel Thuston wanted to see the Hospital used as a profit or non-profit service facility and did not think it had much business potential. Mrs. Hill agreed saying the neighborhood was "a residential, not a business area." Mrs. Givens pointed out that there were too few people in the neighborhood to support businesses and traffic patterns restricted by persons outside. Reverend Johnson thought using the Hospital as something of interest to draw people in might result In businesses moving into the area. Reverend Thuston asked that plans for the neighborhood not be exclusive, but open Chatman Hill up to the whole Lubbock community. Mrs. Wilson addressed the need to reach people in the neighborhood who did not attend church. Oscar Pelia, a member of the Urban Class, asked the residents present how they thought the vacancies in the neighborhood could be filled. Harold Chatman brought up rezoning. Patterson emphasized making better use of the Public Relations Committee. When the vandalism directed toward the Chatman Hospital was brought up, Harold Chatman submitted that it was not the doings of area youth, but those from Coronado, Monterey and Lubbock High Schools. The students and residents met again at Mae Simmons Community on March 2, 1987. At this meeting, students presented some of the Information they had gathered during their research. Community input followed the presentations. Discussion centered on "redlining" which several residents said they had faced in trying to obtain a loan to build a house in the neighborhood. Stephanie Hill reported that she and her husband were offered a $200,000 loan to build in Lakeridge, but were refused any amount to build in the Chatman Hill area. A similar problem was faced by Reverend W.D. Hangle in 1984. He went to Lubbock banks and was refused a loan and told he did not qualify for FHA. However, he took his case to the FHA office in Fort Worth, Texas, and there received the support he needed to secure a ban here. community Involvement /25 Harold Chatman spoke of the low price of lots in the area. He mentioned specifically the ones owned by a non-profit group known as the Southeast Lubbock Development Corporation, of which he was a member. He felt that this group could fulfill the role of the needed non-profit organization to obtain funds for implementation of neighborhood improvements. A final community meeting was held at Mae Simmons Community Center on April 27,1987. At this meeting students presented their projects, proposals and recommendations to the residents. Following these presentations the floor was opened to discussion. Discussion with a question about whether there would be any removal or relocation of existing houses or families. Robert Filarski stated that the plan was developed to leave all houses in place. Another citizen wished to know just what it would take to form a non-profit organization to sell the vacant property. And stated that the project was no longer a dream but a reality. He also expressed a desire for the project to be a Lubbock project not an east Lubbock project. Mr. Oscar Jones asked if the dust generating commercial plants like the Plains Coop Oil Mills were taken into consideration. He also asked if there was a filtering process which would remove some of the dust and lint particles from the air. He was told that no filtering process was known to the class but it was hoped that trees along the southern border would reduce some of the dust. He also asked about the possibility of the city offering tax abatement. The size and location of the new park was discussed. Park maintenance and the fact that there had not been restrooms in the parks for some time was commented on. The persons present were informed that the city was responsible for the maintenance of the parks and that it was hoped that a neighborhood organization would organize and supervise activities for neighborhood children. The class was asked why they had not specified one project which would do the most good for the neighborhood. He was told that a wide variety was presented on purpose to leave options for the neighborhood. As a first project it was recommended that any redevelopment of Chatman Hospital or the construction of the entryway be undertaken. One resident asked about the type and location of the proposed apartments. He was told that garden apartments were proposed in addition to the renovation of Quail and Phoenix apartments. Another citizen asked about the total cost of the project and was told that cost estimates were beyond the scope of this project. 26 / chatman hill The class was asked if they had yet made formal presentations to the city. they answered that this would take place on Monday May 14, 1987, and in the form of a brochure. Appreciation to the class was expressed by one resident who also and commented that Lubbock and community leaders now need to pick up the project and run with it. "If dropped it will be a shame." Harold Chatman spoke on behalf of the Chatman family, expressing their appreciation for the class effort to renovate not only the hospital but the entire neighborhood. He requested low Interest bans be applied for from the Southeast Lubbock Redevelopment Corporation. Though the corporation has been basically defunct for five to six years, Mr. Chatman is the president of the board and he hopes (the Southeast Lubbock Redevelopment Corporation) will serve as a catalyst. "I will work with anyone." Mr. Chatman was asked if he was expecting any decision from the executor of the estate. He replied that decisions about the estate were left up to the family. MEETING WITH HOUSING AND URBAN DEVELOPMENT Housing and Urban Development (HUD) officials Victor Hancock, Deputy Regional Administrator for the HUD Regional Office, Fort Worth, Texas,and Bill McGill, HUD Washington Office, met with the class on March 25, along with city staff members Sally Abbe, Sandy Ogletree, Jim Burtram and Tony Reyes to discuss some ideas they had on marketing Urban Renewal land. To introduce the project to the visitors from HUD, members of the class made brief presentations on the survey.and urban analysis. Following these reports other members of the class presented the projects on which they had been working. Those shown included a master plan, entrance, housing and adaptive reuse of Chatman Hospital as a clinic, credit union, cultural facility and elderly housing. Finally a statement of problems and possibilities for Implementation was given. Both Victor Hancock and Bill McGill expressed concern about developing two-story multi -family residences, believing that people had more pride in garden -type, one -story -structure. They felt this resulted in the residents taking better care of the dwellings as well. At this meeting the possibility of asking Acme Brick to move their brickyard from its present location near the entrance of the neighborhood, currently being leased from the Sante Fe Railroad, was discussed. As an Incentive Hancock suggested a land swap, giving them a piece of land nearby and building the railroad spur necessary for distribution. It was also reported that Frito Lay had expressed interest in helping with the project. r., The legal responsibilities of banks to form and r1 implement a community reinvestment plan was brought up as a starting point In fighting the redlining neighborhood residents had experienced. MEETING WITH LUBBOCK DEVELOPERS Several Lubbock area developers and builders met with the class on April 8, 1987. Those present Included George Jackson, Executive Director of !^ the West Texas Homebuilders Association, Ron 4 Lubowicz, Achievement Homes, Craig Cowles, ' Craig's Custom Redibullt Homes, Leo Padgett, Padgett Construction Company and Hoyse McMurtry, retired architect and member of the Community Development Advisory Committee. ` Also present were city staff members Sally Abbe, Sandy Ogletree and Tony Reyes. Reports on the survey and urban analysis were again presented. And various students presented projects addressing single and multi -family housing, the master plan and entrance. At this meeting Eric Strong presented the idea of placing a sculpture memorializing black cowboys, (�+ to be built in Lubbock, inside or near the Chatman Hospital. t'! community Involvement / 27 CHATHAN [nOSPBTb%L r r REUSE FEASIBILITY The historical significance of Chatman Hospital has already been shown. The residents of Chatman Hill community hold fond memories of what it once stood for and the man who built it from almost nothing. The residents' feelings warrant the restoration of the structure in order to strengthen the morale of the community and preserve the memory of Dr. Chatman. Before the fire structural damage to the building had been minimal, according to the students who Investigated the property while compiling measured drawings. However, on the second level of the building water damage had produced a small hole in the roof. Much of the flooring was not suitable for use due to age, vandalism, and lack of maintenance. The building was formerly heated by a circulating hot water system. The boiler which supplies this system was unusable. Estimates were made in the mid -seventies for replacement of the boilers. Replacement at that time would have cost eight thousand dollars. Inflation would have increased that figure considerably today. The efficiency of such a system was also debatable. The property outside the hospital needs attention as well. Tree roots have caused many of the walks to crack and rise. These need to be replaced if they are to be used again. Most of the plant material around the building is alive. But, many of the trees need pruning and weeds are a problem. Adjacent to the building to the south, there was once a small playground. The playground equipment in this area is largely unusable due to rust. Within the building, most of the doors had been severely damaged by vandals, many of them beyond repair. Debris in the form of dentist chairs, x-ray machines, televisions, literature, drug vials and I.V. needles. had cluttered the interior. Much of this was in the basement and would have required many man hours to remove. All of the paint is ruined and much of the plaster would have to be replaced as well. The building also contained a significant amount of asbestos in and around its piping. Given the length of time this structure had been vacant and unattended, it was in fair shape. Recently it had been the victim of much vandalism. Chatman Hospital had been known as "the haunted house" to many of Lubbock's high school students and had been abused on Halloween nights for the past few years. Considering all this, the old hospital had stood up well. Attorney David Bass was contacted to gain Information about the Chatman family's position on their ownership of the hospital property. Mr. Bass Is the executor of Dr. Chatman's estate. He reported substantial back taxes are owed on the property. When asked the amount of these taxes, he stated only that they were in the five figure range. He was then asked about the possibility of interested parties assuming this debt in return for the deed to the property. Mr. Bass sent a letter to the family asking about this proposal. No definite conclusions were made about the matter. Harold Chatman, Dr. Chatman's son, seemed interested in the proposal. But his step mother wanted a more detailed proposal before she made a decision. The The possibility of a non-profit organization assuming ownership seems more likely than turning it over to private interests. Mrs. Pat Williams was contacted with regard to her past experiences with the Chatman family and her work in the building. Mrs. Williams is the local director of the Presbyterian Center and was with them when they occupied the Chatman Hospital. The Presbyterian Center is a non-profit medical establishment, currently planning another facility in Lubbock County. When Mrs. Williams was first contacted in connection with this study, she expressed interest in the Presbyterian Center moving back into the hospital. At present, however, the Presbyterian Center is no longer Interested in the Chatman Hospital as a new location, but have targeted a location on Quirt Avenue. During the seventies, Mrs. Williams said they tried to purchase the building but ran into obstacles within the Chatman family. This, along with boiler problems and roof leaks, caused the Presbyterian Center to move to its new location. Mrs. Williams did say that Chatman Hospital's location was a very desirable one for needs such as theirs. Mr. D.C. Fair with the Lubbock Housing Authority was asked about the potential of Chatman Hospital being used as a type of living quarters. He was most interested in its use as elderly housing. Though he had visited the building in the past, he was unfamiliar with its layout, but felt the large doorways and elevator would make the structure very conducive to housing the elderly. Mrs. Rose Wilson with the NAACP was questioned about the possibility of Chatman Hospital becoming a cultural center or library for black awareness. She was very positive about this suggestion and believed that a reuse such as this would best preserve the memory of Dr. Chatman and his community work. Mrs. Wilson knows the Chatman family well and would be an important link in negotiating a transfer of ownership. Mrs. Sandy Henry was asked about the County Science Board possibly using the hospital structure for their proposed science center. Mrs. Henry said that funding was of major importance for their project and most of the board members were seeking a location with a larger surrounding population to see that the project received an adequate "kick-off". Late in our study, Mr. Lonnie Gary, a Lubbock architect and member of the Texas Tech Architecture faculty, contacted the class and reported on an independent investigation he was conducting for the Lubbock MHMR (Mental Health and Mental Retardation). MHMR is interested in chatman hospital / 31 using Chatman Hospital as a crisis center. He assured the class that the use would not be alcohol or drug related and said that it would primarily serve indigents for short periods until they could be transferred to a hospital or institution. The facility would also perform some outpatient tasks. Chatman Hospital had approximately 6000 square feet of floor area compared to the Western Windmill Company building at 519 , a similar restoration project in Lubbock with 9600 square feet. Both contain the same type of heating system and are constructed of much the same materials. Transformation of the Western Windmill Company to a janitorial office and warehouse cost approximately $12,000. By comparison it is estimated that Chatman Hospital's future 'reconstruction should not exceed $300,000 if begun promptly using normal restoration and renovation procedures. Chatman Hospital is fortunate, in spite of the fire. From all indications it will continue to exist. Many such landmarks are swept aside in the name of progress. Many persons in the surrounding neighborhood, some who were brought into the world by the caring hands of Dr.Chatman, would be devastated if it were simply forgotten. The restoration of the landmark on this hill is a small task in comparison to the sacrifices made to construct it. Chatman Hospital may possibly be reconstructed by the people of the community and neighborhood. The facility was first built in this way. And donation of their time and effort might increase the people's appreciation of the facility. Donations of money, equipment and materials may be sought from the public sector and private businesses. Three categories of use have been considered for the Chatman Hospital. These are cultural, medical and financial. All proposals recommend the restoration of the exterior to original appearance in order that it remain eligible for the National Register of Historic Places. CULTURAL At meetings with the community of the Chatman Hill Neighborhood, some of the citizens expressed a need for a cultural center or black museum which could be met by the adaptive reuse of Chatman Hospital. Miss Jo Long, Director of the Carver Community Cultural Center of San Antonio which primarily serves the black population, stated that a cultural arts center can be the key to the revitalization of a neighborhood. Mr Everett Fly, a black architect also from San Antonio and designer of many cultural centers, said that "in order for such a center to be successful the people of the neighborhood have to be interested in the facility and what it has to offer. This can be done by asking the people what they feel, want and need and adapting various spaces for clubs and organizations to meet. A multi-purpose area may be included to house plays, jazz performances, and other community activities. Senior citizens may welcome space for table games such as dominoes, 32 / chatman hill bridge, pool, and ping gong. It should be noted, however, that Mae Simmons Community Center already offers some of these activities. The projects of three students fell into the cultural use category. From community comments and other research, it is suggested that the proposals offer a combination of the activities listed below. 1) Performances and exhibitions of professional artists and companies in the museum area 2) A small black Black Heritage Library for self education about Black culture 3) Workshops, seminars and clinics to provide opportunities for study and lectures from the art professions 4) Classes and training to stimulate local artistic expression and creativity 5) Availability of meeting space for community activities, meetings 6) Neighborhood restaurant The design for a cultural center illustrated in Figure 35 concentrated on: 1) making use of existing opportunities and making the building more architecturally interesting a) concentrate on vertical experience as well as horizontal b) existing, public stairs to connect all levels c) fire stairs added to meet fire codes d) exposed roof trusses to add to user's experience of spaciousness e) skylight at roof ridge to give the building natural light, increase pleasure, and lessen the need for artificial lighting. f) open areas to connect the floors g) outdoor area on the second level already exists to provide a break for users of the building 2) use existing formal drive to emphasize the west entry as the main entry 3) bronze monument of Dr. Chatman to emphasize entry, enhanced with light and water to help the people remember Dr. Chatman and the history of the building 4) restaurant in the basement to downplay it, ramp for services and entry, serve the people of the neighborhood 5) landscaping - many trees exist, keep trees to a minimum so that the building would be clearly visible Another design for a museum and archives (Figure 36 ) reveals all three levels of the hospital to the visitor as he enters, thereby instilling curiosity in the viewer. The interior structure was seen as very significant. To emphasize its unique architectural beauty, while retaining the building's historical flavor, all existing rafters and joists were exposed in this project. An enormous skylight was placed in the flat portion of the roof, making use of natural light to highlight the unique entry and existing structure. A community garden south of .the hospital and third level cultural restaurant were added to support the museum and archive functions. The final cultural design (Figure 37) shows the possibilities of converting the Chatman Hospital to a science museum. This museum would to provide a place for leaming about science and experiencing scientific exhibitions. It would serve not only the residents of the Chatman Hill, neighborhood but also the entire city and visitors to 'the South Plains as well. A small park was also included to the north of the museum entrance giving neighborhood residents and museum visitors a place for relaxation. Advantages of this design included: 1) easily adaptable exhibition space to enhance a number of different scientific displays 2) provision for as many people as possible to conviently interact with the museum 3) large audiences to retain sufficient funds to partially support the museum 4) efficiency in the use of time, energy and money to accomplish museum functions 5) minimal operation and maintenance life cycle costs 6) provision for future expansion Figure 35 r W 4 Q j An 23RD ST. rM 211 ■ME■M■■ jr.. © J :ARS fl • WFO"G PART .-.; 1 ap It 1111,'7 11 LL MINE • • . uE . r • '' • • r.�� NINE t rr■r. v (����> I� � I'`l ■1111. �1111� mill6111��i�� II - .. '20 No ■■■■rl■o 0 �■■ 11i/ INS• ' 1,1 J■■■■rIR1.rILi �� ��II HIMn °9■■11■■III/■(iJl — _ M-, HIM . .UND LEVEL no .io�■�r-�r■u■■■r7■/■ ♦ � D � D iiii _ � I w 7 -doadinq area from ablQX6 jf---------_ii help desk medieal rare archives book storage display open to above storage O work hop 0 0 0 BASEMENT FLOOR PLAN W ■ w iedm i6 GROUND FLOOR PLAN t-fgure 36 SECTION BB Flgure 36 It AQ 1 ABASEMB1'1' Ftgure 37 10. MEDICAL There were five proposals for medical facilities. Four were facilities for care of the elderly. One was a primary care facility designed to serve all the residents of Chatman Hill. One gutted the interior except for the existing stairs and elevator shaft (Figure 38). A feeling of open space and the introduction of plant life was proposed in this design. Therefore the lobby and waiting areas are free of partitions and have a ceiling height of twenty feet. To the right of the entrance, on the first floor, is the receptionist's desk and a medical record storage area. Adjacent to the lobby and waiting areas is the pharmacy. Also on the ground level are examination rooms, found at both ends of the building. Locker rooms are provided for the doctors and the nurses and a scrub room and sterile supply are adjacent to the locker rooms. The second floor houses a nursing station and secondary medical records. An examination room, four doctor's offices, a vending area, medical lab and balcony overlooking the waiting area and lobby complete the second floor. The basement consists of a small cafeteria to serve both employees and visitors. A small kitchen and dishroom are near the cafeteria, as well as a freezer room and dry food store room. The remaining area of the basement is given over to public restrooms, mechanical equipment space and service access for mechanical room and kitchen. The first and second floors are served mechanically by a shaft from the basement. Parking Is available on the south side of the building, including handicapped parking and an emergency drop-off. On the east side is a delivery area for medical and vending supplies. Fire stair exitsand a service dock for the kitchen and mechanical areas occupy the north side. The west driveway is left for patient pick-up and drop-off. The purpose of this facility, even though primarily for the elderly, is to serve the entire neighborhood, regardless of age, by providing medical assistance to whoever needs ft. A second proposal, shown in Figure 39 recommends the retention of the majority of the existing interior partitioning. An addition to the south is included in this design to expand the capacity of the structure. The revitalized building is to accommodate a wide range of patients from bedridden to comparatively independent residents. The second floor would house the residents requiring the most care and the addition would house more independent persons. All needs of the residents would be provided for on site. A storage and mufti -purpose meeting room is housed in the basement of the hospital. The add-on is to be a very low impact structure, only partly visible from the south. The circle drive is to be extended to include parking. The site is redirected to accommodate the addition and future enlargement of 23rd Street. 38 / chatman hill Another for an elderly clinic, to be 'run by fifteen to nineteen workers during the day and five or six at night, is planned to serve all the residents of the Chatman Hill neighborhood as well. The major services will be open during the day although there will be some provisions for night time emergency care. The fourteen beds will support patients from one to three days. Basic surgical service is also a part of this design. A fourth proposal for the elderly, shown in Figure 40 , a nursing care center and retirement village recommends the current Chatman Hospital structure be totally renovated into a nursing home. According to this proposal, the site would include the three lots directly to the south along with the present Chatman Hospital site. The entire complex would consist of a;retirement village, parking, pool, gazebo, and jogging paths and the nursing home. A Victorian style was chosen to not only make this area a showcase for the neighborhood, encourage more development and raise morale, but reflect the early history of Lubbock and Texas. The nursing home would include fifteen rooms for dependent persons. Each floor would have a nursing station and storage. Public restrooms, kitchen, and a community room would be located on the main floor. The basement would be expanded to include mechanical space, laundering facilities, offices and examination room for the patients. The elevator has been removed from the main building and placed on the north exterior. A covered veranda or porch would also be added for sitting and conversation areas in the cool shade. In addition to the Chatman remodel, there would be a gazebo for outdoor entertainment and gatherings to act as a "hinge" for the development of the retirement village. The retirement village is designed for independent persons. It would consist of seven large apartments or condominiums with two bedrooms, and fourteen smaller, one bedroom apartments. There would also be a community dining room with a large kitchen to provide meals and gathering space. Also provided are a large outdoor dining and gathering space and two large .elevators servicing the small apartments. A final proposed medical reuse proposed was a primary care clinic. In this design the elevator, which needed to be larger to accommodate a patient bed and two to three people, was moved. Stairwells were added to the north and south ends of the building. The north stairwell serves the first ^- and second floor only, and the south stairwell serves all three floors.Crawl space excavated under the basement enabled the entire votume of the building shell to be used. The proposed reworking of all sidewalks and the driveway allows for two way traffic. Parking is provided to the south. There would be three main entries into the building with two entries used exclusively for .emergency. The west and south entries would be the main controlled entries into the reception / waiting room of the clinic. The nurse could see all who enter and leave the waiting room.A ramp for wheelchair access is proposed at the front of the building. t� k Since the building is a landmark and also a meeting place, a patio -terrace was proposed for a sitting, resting or waiting. I The waiting room creates fun, exciting space. The ' curving reception space would be filled with plants, naturally lit and painted with bright colors to entertain visitors. Juxtaposed angles on the first floor open up the area in front of the reception desk ---- to entertain visitors. The angle of the exam room hallways creates a private area for doctors and patients. The second floor has a small restroom for the doctors', nurses', and patients' use, four doctors' offices and eight exam rooms. This configuration would enable the doctor to see one patient while another waits in an exam room. The southside is proposed to have two semi -private rooms which will be used for the elderly of the neighborhood. These rooms will be for those persons who live alone and can not take care of themselves when they are sick. A small waiting area is at the top of.the stairs of the second floor. The basement houses an x-ray room and attached darkroom. A door connects the x-ray room with the < restrooms for the patients dressing needs. Other Q spaces in the basement include a small clinic lab for _--- blood tests, mechanical room and clinic storage room. A snack lounge with soft drink, sandwich, and candy machines for employees and the public is located behind a curving glass block wall. The glass block wall will let light flood the spaces of the basement from the entry glass doors to the north. I In this light flooded space there Is a small { classroom for classes informing the community on 1 health care. A pamphlet file is adjacent to the entry where an employees could schedule classes and hand out the pamphlets to neighborhood residents. The exterior keeps the traditional feeling of the historical building. All the windows would be replaced with new dark high efficiency double pain , glass windows to stop the infiltration of dust. j EMER. DROP OFF I f■r ilLffliiin II �■■■■ w■ �,i=, �■e] ��.�: Baa■ i.c■■■■■� E ■■i■_: ' I ■ ■ ■ I I ■ ■ ■ I r 1 ST FLOOR 2ND FLOOR 5 Figure 38 40 / chatman hill 15 c ;aa4e MZ3 chatman hospital / 41 42 / chatman hill cr O O Z O U W Q 11 d chatman hospital / 43 Figure 39 44 / chatman hill OFF. EXAM. 1 LOBBY Y 5 Y .-AP PORCH FIRST FLOOR PLAN s 3 16 Figure 39 SP 7 SP B SP 9 NUR.STA. SP 11 SP 10 t-- � !l ; I lf'% � I��'' s �r, � (II ry`'.. ' 'IIIIIIIIIIIII'Iilllll ����i����� i'��, �li��I,� � . ��� ° ���1� II,� ''hI��II��� ��� }� ,JIIIIIIL; ,, <<� '� Illi��u��� ����� ig Flimill] v [lilt, U111111111J1111 R." IN '71 111`1�111 No Text m rFrrri mc i��W. �fr�y��jy�l (VIII II��- „ E(= 3, � tett =3 • �`V�L I of Ow wi�J� p fL jr X FIA ��`'%W��11 . 11 �A 5i yr` �. q um. Tim 1 FIR - A �i�$Roll BASEMENT PLAN CHATMAN CLINIC CHATMAN CLINIC SECOND FLOOR PLAN CHATMAN CLINIC Figure 40 ELEV. ELEV. COOLER ICI uPy STAIR ST rlu MER E%IT TRY SNACK LOU GE MECH. TEST [ G O OO GLASS SL OOOO LAB WAITEA1 AR INFORMATION Q r a BUREAU L HALL FOLDING Y." Er C ❑❑❑ ❑❑ ❑[IAL�]❑ TORA6E D LINED WA(AND�OLA V OOM R❑_QL�❑❑ p �LLS Yj A-RA OM ❑! MEN❑❑❑ O 0 BASEMENT PLAN CHATMAN CLINIC CHATMAN CLINIC SECOND FLOOR PLAN CHATMAN CLINIC Figure 40 ELEV. ELEV. COOLER ICI uPy STAIR FINANCIAL A final proposal for the reuse of Chatman Hospital was a credit union (Figure 41 ). The credit union would be a 'neighborhood -owned business and would play an important role in the economic redevelopment of the neighborhood. A business of this type would produce dividends that in turn could be invested in the Chatman Hill neighborhood. The credit union would occupy only the first floor. On the basement and second floors the development of a business incubator program is suggested. Since the neighborhood presently represents a very small market, it is essential to attract investors and customers from other parts of Lubbock. The area which Chatman Hospital occupies is presently zoned and could easily accommodate this use. The transitional space from the twenty-five to thirty-five space parking area to the entrance would create an image for the neighborhood and a good first impact message. The entry lobby area is designed so that the client or customer has no question as to where to go. The creation of vertical space at the entry allows visitors to understand that there are more than one floor. The lobby tellers area will be adjacent and have good visual contact with the lobby. Next to the tellers is the new accounts department . This is the first destination of the prospective client and is a comfortable area staffed by a friendly person. The loan officers and ban secretary is located across from the tellers and is also visually connected to the lobby. Also on the first floor are the credit department, bookkeeping office, customer service, personnel office an conference room. The basement and second floors house rental offices to be used by the incubator program. The second floor consists of six offices, copy room, loft, restrooms and a receptionist/secretary. The basement has four rental offices, a storage room, mechanical space, lunch/break room, restrooms and a receptionist/secretary. ■''lam Afro, iUn ds, Figure 41 60 / chatman hill Will tt■■i■■. �.11r.::::.: �.ii■ HAS VAULT (I�I�i,;ULIUMml 1�— Wlv11«� ILAROUND FLnOR 111101 0-1111memo aRONNE N■■ --1, 1 f�7■. a9�ini■■M/■MI"'I�1 II\■.J INN.■21a ■■■■ani■■■■ni■■1IIEN.INN ■■1�.� �..■■■ EWEN ■■■■■■■Mani■■I ■�■ilislom Mani■■1 ni _� • - - �u����� rl iuiu M cvini■■1.— insillimill I�\\MI I■/.�11 ■lli■ani■■1■meinI� , I■ p see11 ■L Eon ani■■( ni■■■■1.d■niaa■I„',,,.'��_■ani■■■ani■■1�� �, RSSEIUENT I:LnnR PLAN F r HOUSONO r INFILL HOUSING The Urban Renewal Agency still owns almost 200 vacant lots in the Chatman Hill neighborhood which require substantial upkeep. Therefore, a primary goat of this project was the filling of vacant residential lots. In orderto do this, the Chatman Hill area must overcome several problems. Among these problems are social and physical deterioration, loss of locational importance and local attraction. Vacant land decreases property values and environmental quality. The current economy is also an obstacle to the redevelopment of Chatman Hill. A set of goals for the redevelopment of housing in the area follows: 1) Encourage increased residential uses by filling vacancies 2) Stabilize and upgrade the residential environment 3) Provide a better quality of housing with safe dwellings for all residents AFFORDABILITY In recent years inflation has forced many households to increase the percentage of their incomes allocated to housing. As a result, savings decrease and indebtedness increases. For people who rent their home, the situation is worse. Rents have increased faster than renters' incomes. In addition, rental properties have decreased in quality and availability. The lack investment in low income neighborh000s results in too few units, of all types to meet demands, and higher prices. Increased costs of low-income housing are caused by other factors, as well. First, more households are competing for available housing causing the price of existing housing to go up. At the same time, federal income tax policies subsidize expenditures of the wealthy encouraging them to bid up housing prices, and home builders to construct luxury homes for a few while neglecting the housing needs of the majority which leads to higher construction costs. Luxury housing consumes much material and encourages cyclical construction activity, resulting in rising material and labor costs. Other reasons for Increased costs of low-income houses are higher land costs and higher interest. rates. Fluctuating credit availability also increases costs of labor, materials and overhead. The profit structure of rental housing is a major cause of higher rents. It leads rental property owners to adopt a "short-term" perspective. The resulting frequent resale causes a rise in mortgage payments. This, in turn, leaves less money for operations and maintenance. After some time, the accrued neglect of maintenance problems result in such serious defects that the owner will either abandon the property or convert it to condominiums for the affluent. u During times of economic inflation, returns on traditional investments such as stocks, bonds and savings are reduced. Wealthy persons have turned to housing as an investment alternative. Benefits derived from deducting mortgage interest payments from income taxes are substantial. This practice is one of the most significant causes of increased housing costs. Until recently, the accepted "rule of thumb" concerning housing affordability was twenty-five percent of household income. Because of inflation this has risen to thirty percent, leaving five percent less income for expenses such as food and clothing. For most households, spending more than thirty percent of their income on shelter is unrealistic. Low income families are most adversely affected by Inflationary trends in housing. When individuals and families cannot afford the thirty percent allocation of income for their home, what are the alternatives? Persons in this category must either locate decent low cost housing (often non-existent) or obtain federal assistance. Public housing and assistance under Section 6 have been the federal government's solutions to the problem. Tenant -owned, limited equity cooperatives offer alternatives to renting. Under this system tenants do not own their rental unit outright, but build equity through ownership of shares in a cooperative corporation, established as a non-profit organization. Renting increases the equity of the landlord, where a tenant of a cooperative builds his or her own equity. The tenant then has legal claim to his investment. The cooperative carefully controls the increase in the value of the shares, so when it comes time to sell, the share holder receives the equity in constant dollars. This means the equity retains its original value. Other advantages are protection against arbitrary rent increases and collectively controlled maintenance. Cooperative Services, Inc., a Detroit firm that constructs and manages cooperatives, has a record of building costs twenty-five percent below those for privately constructed residential housing. Monthly payments are generally thirty-five percent below rents in comparable privately -owned units. This illustrates that financial assistance for tenant - owned, limited -equity cooperatives provides significant decreases in the cost of quality housing. Appreciation in the value of the cooperative accrues to the residents in the form of higher Irving standards. It is not lost to investors when units change hands. A non-profit neighborhood construction company could be organized to build new housing and rehabilitate existing structures. The new housing units could be sold at cost. A substantial amount on the price of housing can be saved by elimination of construction and financing profits. For those not able to afford housing at cost, subsidies from selling some new homes slightly above cost could make up the difference. housing 153` Additional benefits to the Chatman Hill Neighborhood through limited equity cooperatives and neighborhood construction company would include employment for trained construction workers and opportunities for those not skilled in construction to learn building skills. Much of the funds reinvested in construction activities would remain in the neighborhood rather than being exported. STANDARDS Compatibility of Housing with Other Land Uses Desirable Parks and Playgrounds Churches Housing in Good Condition Local Shopping Medical Facilities Acceptable Stores or Shops Highway with Buffer Strips Housing in Fair Conditions Industrial Park High School Not Acceptable Industrial uses -not properly screened Airport Highway without Buffer Strips Warehouses, Railroad Trades, and Yards Deteriorated or Dilapidated Housing Discourage Heavy Through Traffic A high degree of and rapidly moving traffic creates a high incidence of accidents and unnecessarily Increases the cost of pavement construction and maintenance. A mixture of local and through traffic on residential streets creates a condition that fosters doubtful land use and threatens neighborhood growth. Unlimited access constitutes a threat to zoning ordinances, which may be broken down by pressure to convert detached dwelling unit lots into income producing properties. Basic Planning Units The need for various kinds and sizes of housing to meet the demands of different family types and economic conditions with the neighborhood cannot be overemphasized. Neighborhood densities should be visualized in terms of diversified dwelling types. The three principle dwelling unit categories are: 1) Single -Family Detached Home 2) Single -Dwelling unit in a Mufti unit building (duplex) 3) Cluster or Multi -Family unit with several. clusters, characterized as an apartment 64 / chatman hill Single-family house and the single apartment unit are the basic entity containing the family social fabric. The type and character of this basic.unit play a strong part in establishing the nature and quality of the community as a whole. Cluster mufti -family units provide facilities within the core of the complex for the convenience of their residents. However, personal identity and privacy may be sacrificed if these complexes are not thoughtfully designed. Design Considerations The following is an outline of possible considerations for the design of housing units. This is a flexible list and those parts which pertain to each individual project can be applied to it. Site Considerations: Site Slope Topographic Considerations Orientation- sun, breezes, and views Building Orientation Building Orientation to Street Building Grouping Circulation Street Considerations Parking Location of Utilities Landscaping Building Considerations (Single -Family and Multi -Family Units) House Pians One -family houses Row house Town houses Apartment buildings Dwelling alternatives Room configurations and their relationships to adjacent spaces. Housing Controls Lubbock's planning standards are to be guidelines. The principle of using high and medium density residential areas as a transition from district boundaries and commercial zones to single-family housing will apply. Codes and regulations Types of zoning Lot definitions Building heights Floor area ratios Building codes r Rental units provide a needed dwelling type for the less permanent population. Smaller units offer affordable homes to young married couples and the elderly. Mufti -bedroom apartments give flexibility of apartment types and sizes. Large apartments I (especially Garden types) tend to generate larger groups of school -aged children. Consideration for these individuals is extremely important in the site considerations and the social fabric of the l community. Criticism of apartments is that they cater to families who tend to move often. However in the Chatman Hili community, apartment dwellers tend to have longer occupancy rates as compared to Lubbock averages. The redevelopment of the existing and recently cleared high-density apartments into low-density cluster of blocks, garden apartments, would allow more personal identification. These units would contain a wider range of family composition with limited personal contact and possibilities for the development of a wide assortment of facilities. Garden apartments allow a more traditional family role. The limitation of the apartments to single -story units or two-story one apartment units increases a tenant pride in the complex . The immediate connection of the unit to the sidewalk and the sky is a psychological advantage to its inhabitants. The arrangement of the apartment also allows the family to be alone without being closed, and yet guarantee privacy. The project illustrated in Figure 42 was based on a concept to reduce the impact of automobiles and move the buildings away from the noise of railway lines. Plants and trees around the site's perimeter provided further buffering and not only maximized environmental quality but minimized costs of front- end landscape development and long term maintenance. The nature of the site yielded a staggered apartment organization of 150 public housing units and central corridor or courtyard. Walks from the parking area led to the inner courtyards where children can play and old people relax in an effort to solve security problems without creating a feeling of being fenced or caged in. housing / 65 Off-site facilities Recommendations for Multi -Family Housing Development Site planning On-site facilities i pang laundry facilities garbage other desired services r Rental units provide a needed dwelling type for the less permanent population. Smaller units offer affordable homes to young married couples and the elderly. Mufti -bedroom apartments give flexibility of apartment types and sizes. Large apartments I (especially Garden types) tend to generate larger groups of school -aged children. Consideration for these individuals is extremely important in the site considerations and the social fabric of the l community. Criticism of apartments is that they cater to families who tend to move often. However in the Chatman Hili community, apartment dwellers tend to have longer occupancy rates as compared to Lubbock averages. The redevelopment of the existing and recently cleared high-density apartments into low-density cluster of blocks, garden apartments, would allow more personal identification. These units would contain a wider range of family composition with limited personal contact and possibilities for the development of a wide assortment of facilities. Garden apartments allow a more traditional family role. The limitation of the apartments to single -story units or two-story one apartment units increases a tenant pride in the complex . The immediate connection of the unit to the sidewalk and the sky is a psychological advantage to its inhabitants. The arrangement of the apartment also allows the family to be alone without being closed, and yet guarantee privacy. The project illustrated in Figure 42 was based on a concept to reduce the impact of automobiles and move the buildings away from the noise of railway lines. Plants and trees around the site's perimeter provided further buffering and not only maximized environmental quality but minimized costs of front- end landscape development and long term maintenance. The nature of the site yielded a staggered apartment organization of 150 public housing units and central corridor or courtyard. Walks from the parking area led to the inner courtyards where children can play and old people relax in an effort to solve security problems without creating a feeling of being fenced or caged in. housing / 65 Off-site facilities public transportation parks and playgrounds cultural -social facilities other services i Exterior design easily erected by unskilled labor Space planning public areas arrangement of "home" privacy G noise activities �^ hobbies i interior arrangement room sizes space adjacencies space priorities Materials and Equipment Access outside entrances t•• views window k ventilation supervision of car �.... supervision of children a Security i unsafe areas deterrents r.. safety within apartment Children's play areas planned play facilities age -separated facilities neighborhood context use of outdoor spaces (all age groups) W MULTI -FAMILY Muftidamily housing is generally a rental type of tenant occupancy. Control of occupancy is a lease t t agreement. The owner builds and finances the project and the occupants rent the dwelling units. Maintenance and operating costs are almost entirely the responsibility of the owner. The length a of the lease is variable since tenant families tend to be transient. r Rental units provide a needed dwelling type for the less permanent population. Smaller units offer affordable homes to young married couples and the elderly. Mufti -bedroom apartments give flexibility of apartment types and sizes. Large apartments I (especially Garden types) tend to generate larger groups of school -aged children. Consideration for these individuals is extremely important in the site considerations and the social fabric of the l community. Criticism of apartments is that they cater to families who tend to move often. However in the Chatman Hili community, apartment dwellers tend to have longer occupancy rates as compared to Lubbock averages. The redevelopment of the existing and recently cleared high-density apartments into low-density cluster of blocks, garden apartments, would allow more personal identification. These units would contain a wider range of family composition with limited personal contact and possibilities for the development of a wide assortment of facilities. Garden apartments allow a more traditional family role. The limitation of the apartments to single -story units or two-story one apartment units increases a tenant pride in the complex . The immediate connection of the unit to the sidewalk and the sky is a psychological advantage to its inhabitants. The arrangement of the apartment also allows the family to be alone without being closed, and yet guarantee privacy. The project illustrated in Figure 42 was based on a concept to reduce the impact of automobiles and move the buildings away from the noise of railway lines. Plants and trees around the site's perimeter provided further buffering and not only maximized environmental quality but minimized costs of front- end landscape development and long term maintenance. The nature of the site yielded a staggered apartment organization of 150 public housing units and central corridor or courtyard. Walks from the parking area led to the inner courtyards where children can play and old people relax in an effort to solve security problems without creating a feeling of being fenced or caged in. housing / 65 a �1 w. � �r•� � � s• P ,'1 � ��I �� � v d� • y v� Y q a '• �L� � � �) IR O 0 � ti4 p� � '•.men ■ ��r tiiJ.Er 1 50 56/ chatman hill • Figure 42 GROUND FLOOR PLAN TYPICAL UNITS 101 NORTH ELEVATION SOUTH ELEVATION .. Figure 42 housing / 67 Illlllllllilllllllllllll fllllllllllllllllll -, ,.;,k fluI 5� i '� IilIIIIIIIIIIIIIIIII ,;:;� fU IIIIIIIIIIIIIIIIIIIIIIII NORTH ELEVATION SOUTH ELEVATION .. Figure 42 housing / 67 SINGLE FAMILY The lots available in the Chatman Hill neighborhood have all utilities and are available at low initial costs. it is our proposal that infill of these lots take place in a consistent manner. Recommendations for housing standards, as illustrated in Figure 43 follow. Construction Allowable wood framing and brick veneer pitched roof wood or composite shingle roof metal that resembles standard building materials paved walks and driveways using standard paving technique unpaved areas in the front yard should be covered by organic materials Non -Allowable flat roofs concrete construction fencing beyond the front facade of the house storage buildings, except those concealed by the house itself prefabricated metal concrete block Lot Requirements front yard - min. 25'-0" setback side yard min. 5'-0" each side of the structure rear yard -min. 15'-0" comer lots - 10'-0" height limitations - not to exceed two stories or 35'-0" Square Footage Requirements one story min. 1000 ft2 max. 1500 ft2 ,o 1 living room A -0q . 1 kitchen gV4h?cb�',- 1 bathroom ��9y F/c 2 or 3 bedroom O�Fq yon 1 car port or garage sic -416- .AW � G .. OFNri 58/ 0hatman hlll Figure 43 FOR JuuuAVO 7, uu o.r m b ld • — . ti R x� `+,. • ��! ,fie, MASTER PLAN MAP IN FILE SEE RESOLUTION FAN No Text J- EAST 19TH ST. 10558) V� f. .nRD ST. (0367) .,. PP SG00�rL • • < �.P a24TH el: 0.) # � •....iii Y < f � � LEGEND 29TH T SINGLE-FAMILY R='SIDENCIAL ®MULTI -FAMILY RESIDENCIAL Ufy� fR ` i 107431 ✓ �fia: \� PUBLIC USE COMMERCIAL ® • 7 NDUSTRIAL PARKS _ .. ❑ VACANT', ►®POS,:D UAND USE, ,'LAN --E-34TH ST ---I I �3) --— I..�� MIYJING PARCEL WP 0 A.P. MAP 0. IYS �•' 64 / chatman hill ENTRANCE The construction of a gateway would take the new image begun by the renaming of the neighborhood one step further by instilling a sense of community pride and concern. It would also create a renewed sense of identity for the area and a feeling of belonging in the residents. An entrance could provide the spark necessary to get the Chatman Hill neighborhood moving toward growth and redevelopment. An entrance is an extremely feasible project because of low land costs and the possible donation of materials which could act as a catalyst for the development of the entire Chatman Hill area. Construction of a gateway would not only give public recognition to the area but might also entice interested buyers and developers into the community. The master plan calls for the creation of a new entrance at 19th Street and Cedar Avenue in addition to the present entrance at 23rd Street and Avenue A. The reason behind this is the belief that the construction of 1-27 will create main access points at 19th and 34th Streets, and commercial establishments will naturally develop there. Currently Cedar Avenue does not intersect 19th Street. From 19th the present entrance is at Birch Avenue. The master plan calls for the closing of Birch Avenue at 19th Street and the extension of Cedar Avenue northward across vacant land to 19th Street. The design plans to curve Cedar Avenue slightly toward the west so the intersection at 19th Street will be level, because just to the east of the intersection 19th Street begins to descend under the railroad tracks. The proposal shown in Figure 44 for the 19th Street entrance consists mostly of landscaping with a marker identifying the neighborhood. The landscaping includes earth berms and trees placed on both sides of the street. In addition a grassy median separates opposing lanes of traffic. The marker consists of a large precast cement block with the name "Chatman Hili" engraved on ft. The engraving is painted with a dark color. Several planters containing evergreen shrubs and constructed of brick surround the precast block at staggering heights. On the west side of the Cedar Avenue a commercial center has been proposed in conjunction with the entrance. Figure 45 shows the 23rd Street entryway proposed together with the one previously described for 19th Street. h has been redesigned to resemble the Cedar Avenue and 19th Street entry. It was assumed for this design that Acme Brick, now at the intersection, would relocate and the railroad crossing 23rd Street would be removed. Unlike the Cedar entry, the streets are unchanged. Grassy medians are added to separate traffic on 23rd Street, along with the same marker found at Ceder. However, at this entry a marker is placed on each side of 23rd Street at Avenue a. The landscape surrounding the markers could be extended north and south along Avenue A if desired. The vacant lots at 23rd Street and Ash Avenue are acquired to extend the landscaping eastward, creating a parkway setting. r Figure 46 illustrates another design for the 23rd Street entry. The symbolism of the elements forming this gateway are explained as follows: 1) Strength and a strong community is represented by the buttresses in the fountain. The buttress is a symbol of strength because of its role as a structural member. 2) Unity and a united community is represented by the circular fountain and plaza. 3) The circle and the buttresses are intertwined in the fountain representing a synthesis of strength and unity in the community. The plaza area has both a formal use as an amphitheater for public meetings and community gatherings, and informal use by everyday pedestrians and traffic. The purpose of a final proposal for the entrance at 23rd Street shown in Figure 47 was to create a sense of place while celebrating the citizens of the neighborhood and their comradery. Its focus is an amphitheater which is designed to draw people from all parts of Lubbock into the Chatman Hill neighborhood for political rallies, religious revivals and possibly holiday oriented presentations. master plan / 65 No Text ¢ Ld 19th ST. 20th ST. f v CEDAR ENTRANCE Figure 45 • master plan / 67 PARKING Nr 1. 1 1 1 `' 1■ 1■ ME ACME BRICK PARKING ACME BRICK Figure 46 68 / chatman hill rte:, `` ■ f: ASH CIRCLE e a N Jv� Lj 30 30 lrvw-. 1 -3 Lir NOW. ww-=�44mlw W4 mTm,Xvff-W.V a �..X�3 m C ki =44161 N 2 2 Ll I I ki ICU I IF "Willito PARKWAY The spine, or main avenue, extending along Cedar Avenue from 19th Street and following Coronado Drive to Juniper Avenue and out to 34th Street will create a focus for the neighborhood. This north - south parkway requires the extension of Cedar Avenue to the north and Juniper Avenue to the south. A sequence of events is planned for the avenue including the entrance, Booker T. Washington and Dr. J.A. Chatman Parks, a new park to be developed in the southeastern part of the neighborhood, Chatman Hospital and a cultural center terminating 23rd Street. The churches would be encouraged to construct a steeple or other marker to contribute to the sense of place developed by the spine. The construction of new bus stops lending additional character to the main parkway is also recommended. .A major street within the community, 23rd Street, would terminates in a cultural center containing a library, museum, meeting rooms and public organization center sheltering the east side of the neighborhood from the railroad tracks. This has potential as a dynamic place for the community. The development of the spine also calls for the planting of trees in the area between the sidewalk and curb and planters to divide the flow of traffic along the drive. The installation of street lighting will also add to the neighborhood character. CUL-DE-SACS One of the main problems that needed to be addressed by the Chatman Hili master plan was the relationship of the surrounding industry to the residences. The boundaries of the area were thereby brought to attention. Closing Coronado Drive, shown by the map survey to have relatively little traffic, and placing cul-de-sacs to terminate the south end of the streets turns the focus inward, .. i diverting attention from industry e, 24th ST. 70 / chatman hill ' COMMERCIAL One of the biggest shortfalls mentioned by the residents of the neighborhood was the burden of travelling great distances to shop. The development of a commercial facility could: 1) improve the image of Chatman Hill 2) prevent economy outflow t 3) fulfill resident demands 4) serve both the neighborhood and surrounding areas 5) provide easy access to shopping 4 6) provide jobs for residents The feasibility of commercial development in the Chatman Hill area was studied by three students. The population of the neighborhood is not sufficient to support commercial activity without patrons from outside the service area. Therefore, the site at 19th Street has the best chance for success because of high traffic volume. Considering the small financial base of the neighborhood, but in hopes of drawing customers from other areas of Lubbock, the complex illustrated in Figure 48 contains a grocery store, fast food restaurant, and mini bank. site considerations: 1) The site is accessible to both the neighborhood and surrounding areas. 2) The entry has been separated from the main entry of Chatman Hill to avoid traffic conflicts. 3) Future development has been considered. The proposed site is Cedar Avenue and 19th Street because of projected neighborhood traffic patterns and its convenience to persons outside the neighborhood. The restaurant and mini bank can encourage residents of surrounding areas to patronize the Chatman Hill businesses. The commercial complex can act as a connector of the neighborhood and Lubbock. it may also serve to enhance the image of Chatman Hill, encouraging new people to move to the area and helping to retain existing residents. The size of this proposed commercial complex is: . 1) Grocery store - 6,500 - 8000 ft2 sales area, operated by 4 - 8 people with 5 check out lanes, 23,400 - 28,800 ft2 parking lot and 2,000 - 2,500 ft2 back-up area 2) Restaurant - 2,800 ft2, 10,800 112 parking 3) Mini Bank - a branch of a major Lubbock bank operated by 6 - 8 people The commercial area proposed in Figure 49 is to be developed on 23rd Street between Elm Avenue and Southeast Drive. This site was chosen because 23rd Street is a highly travelled street in the neighborhood. The reasons for putting the commercial at the end of the street was to invite people from outside the neighborhood to use the area. Another intention was to place more emphasis on 23rd Street, to make it an avenue of attractions. Trees and flowering plants should be major elements together with adequate and appropriate streetlighting. The location might also give a new image to the commercial presently in the area. A grocery store, convenience store, fast- food restaurant and credit union are all proposed here. 23RD STREET DEVELOPMENT Finally, a design illustrated in Figure 50 was proposed for the intersection of 23rd Street and Fir Avenue. it Is to include a grocery store, fast-food restaurant, barber shop and another retail shop. k •• � 6 . ' Figure 42 DEVELOPMENT AREA 21) master plan / 71 • � I� oC. Vii` �b I���Z� Tl;� T,� � 23rd. Street r service J �� 41 Is AZV ��Iorai inaa1 r elk, I►_ i� `► Figure s0 inc r G5 F i r, INTRODUCTION The purpose of this part of the project was to investigate possible sources of assistance for the development of the Chatman Hill Neighborhood. The economic feasibility of this project depends on harmonious interaction of the following sources together with members of the community. Such Interaction can make the project a reality. PUBLIC FUNDING The following are sources of money for home improvement. The benefits range from large bans ($35,000) at low interest rates to small items such as locks and paint. The person to contact and some of the requirements that must be met are listed after each source. Owner Occupied Home Loans and Grants Owner Occupied No Interest Loan offers up to $10,000 for improvement of substandard homes. The owner must reside in the home for five years after the loan is received. This loan is written on a prorated basis at 20% per year. Qualifications are based on the income of the applicant. For more information contact Phyllis Brown, 762-6411 ext. 2289, Community Development, Lubbock Texas. Section 312 Loans offer up to $33,500 for rehabilitation of substandard dwellings at 4% Interest. it is a twenty year ban, based on the applicants income, a credit check, title search and appraisal of dwelling. For more information contact Phyllis Brown, 762-6411 ext. 2289, Community Development, Lubbock, Texas. Veterans Housing Loan gives direct bans for disabled veterans to provide adaptive housing through housing credits. Veterans after 9-16-40, for requirements see section 64.118 in COFDA. For information contact HUD, 451 7th St. S.W. Washington, D.C., (202) 755-6336. Paint up Program Grant provides free paint and materials only. Based on financial need. For more contact Sharon Patillo, 762- 6411 ext. 2298, Community Development, Lubbock, Texas. Security for the Elderly Grant provides locks and other items for the elderly based on financial need. For more information contact Anna Rios, 762-6411 ext. 2302, Community Development Services, Lubbock, Texas 79408. Weatherization Program Grant provides insulation of homes to Increase their energy efficiency. Need is based on the income of the applicant. For more information contact Phyllis Brown, 762-6411 ext. 2298, Community Development, Lubbock, Texas. Emergency Repair Program Grant is for Igo threatening measures and health hazards giving up to $2,000, plus additional funds for unvented heaters, based on the applicants Income. For more information contact Phyllis Brown, 762-6411 ext. 2289, Community Development, Lubbock, Texas. Rental Rehabilitation Loan is a source of matching assistance for rental property rehabilitation offering up to $5,000 per unit. This loan is written off at the end of ten years. Rehabilitation of substandard units must be in a targeted area. For more information contact Tony Reyes 762-6411 ext. 2294, Community Development Services, Lubbock, Texas. The Lower Income Housing Assistance Grant provides financial aid to low income families for rental housing. To qualify the family must have an income lower than 50% of the area median. For more information contact HUD, 451 7th St. S.W. Washington, D.C. 20410, (202) 755-6887. ECONOMIC DEVELOPMENT There has been a need expressed for improvement of the economic base of the community. The following are grants available to stimulate economic development of the neighborhood. Grants for public works and development of public facilities to initiate and encourage permanent jobs are available. States, cities, counties, etc. may apply for job sources for unemployed labor force. For more information contact Craig Smith, Office of Public Works, Room 7824, Hoover Building, Washington, D.C., 20230, (202) 377-5067. Business Development Association Grant gives financial assistance to aid businesses to create or maintain permanent jobs. This is available to private borrowers approved by state or political subdivisions. For more information contact E.D.A., Room H7844, Michael S. Oberlitner, Washington, D.C., 20230, (202) 377-5067.. Public Works Impact Project Grant Immediate useful work for unemployed and underemployed persons In project areas. Oualifications are based on the designation of the area under section 401(a) of the Public Works and Economic Development Act of 1965. For more information contact E.D.A., Room H7824, Craig Smith, Hoover Building, Washington, D.C., 20230, (202) 377-3081. funding / 75 Sudden and Severe Economic Dislocation or Long Term Economic Deterioration Grant assists state and local governments in efforts to implement strategies to prevent further deterioration of an area. Only cities, counties or other political subdivisions can apply. For more information contact E.D.A., Room H7824, John Corrigan, Hoover Building, Washington, D.C., 20230, (202) 377-3081. HOUSING DEVELOPMENT One of the greatest needs of the community is new housing. The following are sources of public money and insurance for new homes. Section 235 Homeownership Loan for low and moderate income families offers mortgage insurance and interest subsidy for low and moderate income home buyers. The applicant must meet HUD standards. HUD insures mortgages and makes monthly payments to lenders to reduce interest to as low as 4%. The homeowner must contribute 20% of adjusted income to the mortgage, and make a down payment of 3% of the cost of acquisition. For more information contact HUD flak) offices. Section 221(d)(2) Mortgage Insurance Loan to increase homeownership opportunities for low and moderate income families. HUD insures lenders against loss on mortgage loans to finance the purchase, construction or rehabilitation of low cost, one to four family housing. For more information contact HUD field offices. The Secretary's Discretion Fund Grant is a community development block grant to provide technical assistance awards to help implement various programs authorized by Title I of the Housing and COmmunity Development Act of 1974. Local governments, area side planning organizations and other qualified groups designated by or assisting one or more such governmental units may apply. For more information contact the Office of Program Policy Development, Community Planning and Development, Washington, D.C., 20410. PRIVATE FUNDING Private funding sources are also available to the Chatman Hill Neighborhood. There are a host of foundations within the state of Texas that provide money for community development and historical preservation. A list of foundations which support community development follows. The Dresser Foundation, Inc., P.O. Box 718, Dallas, Texas, &5221, C.C. Hill Exxon USA Foundation, 800 Bell Avenue, Houston, Texas ,77002, A. Reddiciiffe Hershey Foundation, P.O. Box 13244, Houston, Texas, 77019, J.W.Hershey 76 / chatman hill Hillcrest Foundation, P.O. Box 6031, Dallas, Texas, 75222, W.W. Coruth, Jr. L.B.J. Family Foundation, P.O. Box 1209, Austin, Texas, 78767, Donald Thomas Kimbell Foundation, 800 Oil & Gas Building, Wichita Falls, Texas, 76301, D, Kimbell Lone Star Steel Foundation, P.O. Box 35888, Dallas, Texas, 75235, M.R. Dodson W.W. Lynch Foundation, P.O. Box 63311, Dallas, Texas, 75222, Wm. Lynch Maher Foundation, P.O. Box 7246, Dallas, Texas, 75209, Louis J. Maher The Moody Foundation, 704 Moody National Bank Building, Galveston, Texas, 77550, Edward Protz Perot Foundation, 1300 EDS Center, Exchange Park, Dallas, Texas, 75235, Margaret Perot Rockwell Bros. Endowment, Inc., P.O. Drawer 52548, Houston , Texas, 77052, Henry Rockwell The Rooke Foundation, Inc., 400 First Street, Woodsboro, Texas, 78393, Frank Scanio, Jr. Tenneco Foundation, P.O. Box 2511, Houston,Texas 77001, Bruce Conway Texas Instruments Foundation, 13500 N. Central Expressway, Dallas, Texas, 75222, S.T. Harris The Zate Foundation, 3000 Diamond Park, Dallas, Texas 75247, M. R. Romaine The following foundations may help with historical preservation concerns. Atwater Kent Foundation, Inc., 101 Springer Building, 3411 Silverside Road, Wilmington, Delaware, 19810, Atwater Kent, Jr. The J. Willard Marriott Family Foundation, 5161 River Road, Washington, D.C., 20016C, Willard MArriott The Bush Foundation, W-962 First National Bank Building, St. Paul, Minnesota, 55101, Humphrey Doermann, Executive Director Lending Institutions are another source available to provide money for new construction and home imprvement. The following may be contacted for new construction efforts. 1 FHA Insured Home Loans are available for new construction, as well as, existing. Applicants must meet FHA standards, credit check, appraisal, survey, income Indebtedness ratios, and make a 5% down payment. For more information contact any mortgage company or lending institution. Veterans Administration Loans are guaranteed home bans for new construction and existing structures. Apllicants must meet VA standards, credit check, appraisal, survey and income indebtedness ratios. For more information contact any mortgage company or lending institution. Conventional Insured Home Loans are avallabvle for new construction and existing houses. Applicants must meet standards of lending Institution, credit check, appraisal, survey and meet survey and income Indebtedness ratios. For further information contact any mortgage company or. lending instituion. Conventional - Second Loins on existing homes for improvement or remodelling must meet standards of the lending institution. For more information contact any mortgage company or lending Institution. Another approach to funding is through local business involvement. Economic assistance can be obtained in the form of donations to a tax exempt organization. Supplies for various products may be requested also. Some companies will even donate labor of staff members and employees for designated community projects. The followinbg companies have been contacted and have expressed an interest to participate in the rehabilitation of the Chatman Hill neighborhood. Plains Cooperative Oil Mill, Inc., Gail Kring, Lubbock, Texas West Texas Warehousing Company, E.E. Wootonn, Lubbock, Texas Santa Fe / Southern Pacific Railroad, Dave Cassidy, Lubbock, Texas Frito Lay, Inc., Bill Murray, Lubbock, Texas CONCLUSION Bringing this project of fruition depends on the initiative of leaders of the Chatman Hill community. The funding sources exist. But requires the efforts of responsible community leaders, working with private and public sources to make it work. funding / 77 d r RECOMMENDATIONS r F 6. PRELIMINARY RECOMMENDATIONS To encourage development of the Chatman Hill ' Neighborhood we recommend the following: Pa' 1) Organize a non-profit agency r a)File for tax exempt status with the Internal Revenue Service b)identify projects c)Seek funds from appropriate grant sources d)Approach banks about the possibilities of low Interest loans ,.• e) Begin first project f) Continue to seek funds g Redistribute funds to next project h) Good public relations campaign 2) Symposium on Black History a)Contact Alyn Barr, Department of History, Texas Tech University b)Guest speakers and panel discussions on I) Black History 2) Chatman Hill Neighborhood 3) Efforts to revitalize the area c)Collect and store material for later display 3) Develop a cultural center in the neighborhood 4) Rehabilitate Chatman Hospital 5) Start a small business Incubator in the area 6) Construct Chatman Hill entrance T) Recognize and develop leadership within the churches 8) Revitalize neighborhood in concert with the City of Lubbock 9) Develop community housing standards 10)Develop Incentives to encourage development recommendations / 81 OOuvi]pLC�[�C��n1�La 1�000�1 r 3) Form a neighborhood organization to take ZONE ENTRANCE the proposals presented and carry them out COMMERCIAL according to the guidelines of the group. The The area around the entrance on 19th Street has organization can promote and guide the recently been rezoned as C-4 and for small neighborhood throughout the implementation commercial is allowed here. Seek additional zoning process and may be involved in several of changes through the Lubbock Planning and Zoning the following: Commission. Implementation / 85 a INTRODUCTION a) Work with the Southeast Lubbock Implementation is the process of bringing the Present at Corporation b) Present materials to developers and to fruition in an easily followed manner. proposals Y builders and encourage them to wank in Each of the proposals can be implemented step -by- the area step as outlined beginning each project as the last c) Advertise the area one is completed. or several projects can be 1) Advantages implemented at once depending on which projects 2) Incentives to attract new residents are chosen and adopted by the neighborhood and 3) Make use of media coverage from the availability of finances. The City of Lubbock Chatman Hospital redevelopment should provide leadership and organization. d) Work with the Lubbock Housing Authority i e) Meet periodically with families interested The time frame for the projects will vary from one to in new home ownership in the the another. Small projects may be completed in a neighborhood short amount of time, while others are ongoing f) Appoint several builders to act as h throughout the entire revitalization process and advisors beyond. Once undertaken, the implementation of a 9) Work with churches to organize and project should be organized to use time, material develop the area and effort efficiently. The initiation of a project h) Create incentives, i.e. builders doing 8096 should be accompanied b determination to P Y of the work and the occupant finishing the complete the project and result in feelings of remaining 20% satisfaction upon completion. The following is a 4 Create a homesteading act, where the summary of chosen proposals outlined for easy property would be sold for a nominal } implementation. amount, in return the owner develops the land within one year HOUSING j) Encourage banks to participate in the Housing is to be of foremost importance. g P Community Reinvestment Act, by Implementation should be on-going throughout the providing low-interest loans and home ' neighborhood and continue while other projects are improvement bans being focused on. Housing implementation k Work with the community and bank includes single-family, duplexes and multi -family officials in setting up a revolving fund to structures which must all follow the same basic aid in the purchase of new homes approach to development. m) Adopt building standards , i.e. approximate square footage, yard lights 1 The infill of housingis to start along the main 9 and building materials, to help unify the avenue with development spreading out from neighborhood here. 2) As development continues, cul-de-sacs are MULTI -FAMILY HOUSING 1) Rezone areas needed according to proposed as a site for duplexes. The cul-de- proposals sac development will act as a transition from 2 ) Employ the same steps as the housing the industrial area to the single-family area. Projects previously mentioned r They will also act as a buffer to reduce noise and visual pollution currently experienced in 19TH STREET the neighborhood. The cul-de sacs can be ENTRANCE Implemented in the following stages: 1) Extend Cedar Avenue northward from 20th a) Close Coronado Drive to allow for new Street to 19th Street street configuration 2) Close Birch Avenue between 20th and 19th b) Terminate the south end of Ash, Birch, Cedar, Date and Elm Avenues with cul- Streets 3] Close Southeast Drive between 20th and de -sacs. 19th Streets c) Plat the new area; there should be no 4) Contact Acme Brick and other local interference with existing infrastructure companies about possible contributions of d) Install fences adjacent to the Industrial materials and labor for the entrance area 5) Install new memorial entrance 3) Form a neighborhood organization to take ZONE ENTRANCE the proposals presented and carry them out COMMERCIAL according to the guidelines of the group. The The area around the entrance on 19th Street has organization can promote and guide the recently been rezoned as C-4 and for small neighborhood throughout the implementation commercial is allowed here. Seek additional zoning process and may be involved in several of changes through the Lubbock Planning and Zoning the following: Commission. Implementation / 85 a 23RD & AVENUE A ENTRANCE 1) Contact local companies for contribution of materials to redevelop the entrance 2) Seek the relocation of the Acme brickyard 3) negotiate with the city and Sante Fe Railroad for exchange of property CHATMAN HOSPITAL 1) Develop plans for adaptive reuse 2) Seek additional historical recognition 3) Submit nomination to National Register of Historic Places 4) Form a community action group to provide services such as mowing and general grounds upkeep 5) Contact Rose Wilson (NAACP) about use as a black archives 6) Contact David Bass, attorney (executer of Chatman estate) 7) Contact D.C. Fair (Lubbock Housing Authority) 8) For use as cultural center contact Sandy Henry (County Science Board) 9) For use as a medical clinic contact Pat Williamson (Presbyterian Center) 10) Reuse as credit union a) Contact T.J. Patterson (Lubbock City Council, Place 2) b) Contact National Credit Union Administration about setting up and regulating the union 11)salvage concrete blocks if remaining walls 1. are demolished SOUTH BUFFER 1) Plant trees along the industrial edge 2) Contact industries for contribution of material and labor SCREEN SUBSTATION 1) Plant trees and install other screening around the power station 2) Contact the Lubbock Power and Light for a contribution of material and labor to implement the proposal PARKWAY bus stops For the improvement of the bus stops contact the bus service about providing a paved area and shelter at various stops. trees lining parkway 1) plant trees in the area between the curb and sidewalk 2) plant trees on both sides of Cedar Avenue from 20th Street to 23rd Street, down 23rd to Fir Avenue and southward on Fir to 28th Street 3) establish a planting program g6 / chatman hill juniper extension 1) cut a street connection from 34th to 28th and Juniper Avenue 2) contact Sante Fe Railroad about improving the railroad crossing for vehicles church markers 1) encourage churches along the "scenic drive" to erect a symbolic monument 2) assist churches in seeking funding and/or contributions existing park 1) organize activities that can be Instituted and supervised by church or community groups 2) Contact the department of parks and r e c r e a t i o n for needed improvements and maintenance new park 1) Work with Lubbock Parks and Recreation 2) Plant trees and other vegetation to enhance the park 3) Create berms and mounds along the I n d u s t r i a l areas 4) Develop neighborhood activities cultural center 1) Close Southeast Drive at 23rd Street 2) Terminate the east and of 23rd Street 3) Develop the center, which may include library, railroad museum and the Southwest Digest 4) Seek funding from foundations and federal agencies 5) Develop a black archive 6) This cultural center could be housed in Chatman Hospital planters As part of the scenic drive through the neighborhood planters are placed in the center of the street to divide traffic lanes and increase scenic pleasure. 1) Install center street planters and place plants and gravel 2) Place the planters on 23rd Street between Cedar and Elm Avenues with appropriate openings for vehicle crossing 3) Place planters on 28th Street according to the proposal BOX CAR SCREEN 1) Contact the Sante Fe Railroad for contribution and installation of a box car screen 2) Establish a railroad museum 3) Contact foundations and federal agencies for funding 4) Contact area artists to paint artwork for the established by the neighborhood TO*' implementation 1 87 t 26TH STREET BRIDGE 1) Contact the state highway department about redesigning the bridge according to the proposal poll 2) Seek assistance and funding from the state highway department 3) Construct and maintain a pathway on the east side of the bridge to allow passage into the Canyon Lakes 4) Construct a small footbridge along the 3 pathway to provide access from the neighborhood to the community center 5) Organize activities along the pathway to 4 encourage participation BOX CAR SCREEN 1) Contact the Sante Fe Railroad for contribution and installation of a box car screen 2) Establish a railroad museum 3) Contact foundations and federal agencies for funding 4) Contact area artists to paint artwork for the established by the neighborhood TO*' implementation 1 87 t COHMUSUCH r• d The class, as a whole, sees much potential in the Chatman Hill neighborhood. As has been {� discussed earlier, the area is well liked by the persons living there. The enthusiasm shown by the residents at community meetings and in the survey results has been a source of inspiration for us. We poll hope this spirit continues and leads the people of Chatman Hill and Lubbock to redevelop the area. We feel a relatively small investment In public relations and a neighborhood entrance will be well spent, resulting In the Infill of residential vacant lots, which will in tum bring new lice and vitality to the neighborhood and benefit Lubbock as a whole. conclusion 191 .•* t f APPENDOCES 1" i APPENDIX A UBOnMEBS 2 INTRODUCTION Business incubators are buildings In which a number of new or growing businesses can locate and operate at a much lower overhead cost than in conventional space where market rates prevail. Incubator facilities are characterized by access to shared, centralized services such as clerical and administrative help, receiving and shipping facilities, conference rooms, computers and word processors and other business assistance. The purpose of most small business incubators is to reduce small business failures by making it easier for them to survive the critical early stages of business development. This is achieved by providing inexpensive, appropriately -sized space, access to commonly -required administrative support services and access to management, financial and technical assistance. A second goal of most incubators is to "graduate' their tenants to conventional quarters when the business is strong enough to stand on its own. Establishing a business incubator requires a major commitment of resources. Interested organizations should proceed with a project only after they have completed analysis of the market potential for an incubator. Once a community decides to proceed with an incubator project, attention must focus on developing a project implementation strategy. There are five essential areas of development and operation to consider: 1) Sponsors and development objective(s) 2) Building type and location 3)Tenant composition (target market) 4) Rent, fee and graduation policies 5) Range of support services Incubators can be appropriate components of development strategies for urban, suburban, and rural neighborhoods, for areas of growth, stagnation and decline and for new firms in a broad range of industries. The success of new business ventures cannot be guaranteed. But an incubator can substantially increase the probability of survival. With the expansion of a small firm, the local economy is strengthened, job opportunities are created and physical, economic and social benefits are achieved for the neighborhood and city. SPONSORS AND OBJECTIVES A not-for-profit development group would be most appropriate for the development of a business Incubator in Chatman Hospital. Other possibilities are city, county and regional authorities, universities, chamber of commerce, large corporations and small companies. BUILDING TYPES AND LOCATION The availability of space and cost of renovation or new construction would be the determining factors for location. TENANT COMPOSITION (TARGET MARKET) Most facilities use leasing activities and screen potential tenants to suit a defined objective while some have succeeded by initially renting to anyone who could afford the rent. Several projects have Included established firms in their tenant mix to provide reliable cash flow from businesses that can afford higher rents and help stabilize the facility during the potentially long lease -up period. Most rely upon the local market for prospective tenants. RENT, FEE AND GRADUATION POLICIES Incubator leases may be uniformly structured with a pre -determined rent structure or handled case-by- case according to an individual firm's circumstances and needs. Some sponsors take equity positions in tenant firms. Base rent in an incubator may include utilities and a common core of services with unlimited access. Many services and businesses machines are provided on a fee basis so firms pay only for what they use. Incubators sponsors often price services at or below cost to minimize tenants' overhead. The costs for rent and services are influenced by the cost of acquiring, renovating and operating a facility and the sponsor's expected return on investments. Some public sector sponsors have subsidized a facility's operating costs, thereby lowering rental costs to the tenants. RANGE OF SUPPORT SERVICES OFFERED Services may include administrative help, including typing, stenography, copying, mailing, shipping, phone answering and reception services, and Conference rooms. Business and technical libraries, credit reports, insurance and joint purchasing arrangements, consultants and programs can also be shared. In some cases, an incubator director acts as an Informed consultant for tenants, maintaining close contact with owners to monitor progress and performance. The role of the director is crucial to the functioning of the facility. Decisions about the number, extent and pricing of services and should be researched and discussed extensively. The service package must match the tenant composition, the financial condition of the sponsor, expected returns and overall objectives. business Incubators / 97 ESTABLISHING A WORKING GROUP The Involvement of key individuals and organizations in the community is critical to the success of an incubator, both in formulation and Implementation. 3 Levels of Organizational Development 1) Lead sponsor organization - the initiator 2)Local working group -responsible for plans through implementation 3)Other community organizations - provide support and publicity 98/ chatman hill APPENDIX B C RVIER CUL7U c ° L CIEMMR 0 L The Carver Cultural Center In San Antonio, Texas is a successful cultural center which primarily serves Black persons. The center offers the following programs and services: 1) performances and exhibitions of professional artisits and companies 2) workshops, seminars and clinics to provide opportunities for study and learning from the arts professionals 3) classes and training to stimulate local artistic expression and creativity 4) availibility of auditorium and meeting space for community activities The hisory of the Carver Cultural Center begins with the Colored Library Association of the early 1920's with its primary goal the development of a library for the black people of San Antonio. Mr. W.10.-* Grumbles, President of the Colored Library Association and a wealthy landowner, agreed to the sale of three parcels of land to the organization for the new building. Old facilities were replaced with a new building constructed on the same site in 1929 with $75,000 from a City bond issue. From its earliest beginnings until the mid -fifties, the library served as the social, recreational and cultural center of the black community. Debutante balls, educational forums, banquets, graduations, political meetings and performances by artists such as Ella Fitzgerald, Duke Ellington, Paul Roberson, Oscar de Priest and Lionel Hampton were held during this period. Due to desegregation and deterioration of the building, it was closed for the next decade. In the early 1970's, the City of San Antonio used revenue sharing funds to restore the building and in 1977 it was rededicated aas the Carver Community Cultural Center. The center is managed by the City's Department of Human Services and has become a cultural crossroads for people of all races and social and economic backgrounds. carver cultural center / 101 APPENDIX HOSTOROC UOLOO M r G AMERMAN SURVEY Measured drawings of Chatman Hospital, previously discussed, were produced by the students according to the specifications of the Historic American Building Survey (NABS) in order that the building might be considered for nomination to the National Register of Historic Places. This set of drawings will be donated to the HABS collection after the completion of the project. HABS has documented the history of the building arts for over fifty years in the United States. This documentation includes measured drawings, photographs and written material. Initiated in 1933 under the Department of Interior as a public works program employing architects, draftsmen, photographers and historians, its success was generally acknowledged and, in 1934, the Department of Interior contracted with the American Institute of Architects and Library of Congress to conduct the building survey on a permanent basis. Private donations were the main financial support for the HABS program during and after Works War 11. The program was revitalized in the 1950's by the National Park Service as a student training k program. The survey, now primarily manned by architectural students, aids urban neighborhoods and rural communities, state and local governments, and Federal agencies in surveying and recording their historic architectural places. An extensive archival collection has been deposited by HABS since its beginning. This collection is found in the Division of Prints and Photographs of the Library of Congress and contains documentation of over 20,1000 structures recorded on 44,500 drawing sheets, 110,300 photographs and 57,300 data pages. Although many of the records have been donated to the HABS collection by individuals, architectural firms, and other Federal agencies, most have been developed by Habs recording teams. This graphic and written information is used for nominating historic sites and structures to the National Register of Historic Places, for planning, rehabilitation, restoration studies and public information purposes. 0 historic emerican building survey / 105 APPENDIX D LONn C OO LM [PARK fi L INTRODUCTION The Denver, Lincoln Park UDAG Project is a comprehensive program for the revitalization of a severely blighted inner city neighborhood. A community economic development 'corporation, New Westside Economic Developnient,Inc., developed the revitalization concept which was refined with the assistance of the Denver Community Development Agency. The goals of the Lincoln Park Project were to rehabilitate existing housing, facilitate new housing construction, encourage retail development and conduct a wide variety of smaller programs to improve the quality of life in the area. Previous revitalization efforts in the area have had little success because of their limited scope and failure to address the cause of problems. The UDAG Program made it possible to attack the major blighting influence in the neighborhood, which was industrial encroachment, as well as related problems. The $13.5 million UDAG to the City of Denver for the Lincoln Park Project attracted sufficient private and public Investment to make a comprehensive neighborhood revitalization project possible. BACKGROUND Lincoln Park is one of Denver's oldest neighborhoods, dating back to the 1880's. the area's location near the CBD and its role as the traditional cultural center of the Hispanic community makes it Important to the successful revitalization of the city. More than 80% of the neighborhood's 2000 households was Hispanic and another 4% were black. The median family income was less than half that of the city average. Lincoln Park had rapid population turnover and a large percentage of renters. Small single family homes and row houses made most of the housing stock. A small residential area in the northern end of the neighborhood had been designated as an Historic District. The area did have a number of well-maintained, owner occupied homes but deterioration was widespread. The encroachment of industry in the northeastern section of the neighborhood was responsible fora great deal of the decline of the area. Small lots and separate ownership resulted in haphazard growth of industry. The patchwork nature of the development led to uncertainty as to whether the neighborhood would remain residential or become low quality Industrial. This uncertainty had discouraged absentee owners from maintaining their properties and lending institutions from investing in the neighborhood. The area is adjacent to several target areas for Denver's economic development pian. The decline of Lincoln Park had an adverse effect on this pian. The 200 firms that moved from Denver to suburban locations between 1974 and 1976, cited the physical appearance of surrounding residential areas, such as Lincoln Park, as their major reason for relocating. Past revitalization efforts had focused on the elimination of industry and improvement of existing housing. Lincoln Park had received funding from Community Development Block Grant, Model Cities and other programs, which led to the rehabilitation of a number of homes. However, these Improvements were limited by the scale of the projects and the uncertainty of continued funding. The UDAG program enabled Lincoln Park to attract private investment by providing a large amount of public funding in a short period of time. The combination of public and private investment allowed Lincoln Park to reestablish its identity as a viable residential' community and promote the economic development goals for the city. PROJECT. FORMULATION In recent years, officials in the City of Denver have recognized the need for the revitalization of inner city neighborhoods. However, the difficulty of planning and financing neighborhood projects prevented most large scale redevelopment efforts. With the institution of the UDAG Program, a source of gap financing became available to cities. Recognizing the potential impact of the program on Denver, the Mayor's office published a request for concept papers for UDAG Projects. When the concept for the Lincoln park project was accepted, the city staged an Intensive two day workshop involving residents, representatives of community organizations, City and State officials, bankers and developers. This format was utilized to refine the proposal and define the needs and priorities of the community. in addition, workshop participants identified potential funding and administrative sources for each aspect of the plan. The final plan developed was a fair representation of the desires of the community. NEW CONSTRUCTION The first priority in the Lincoln Park Project was the elimination of the negative influence of the industry In the northeastern section of the neighborhood. Funds from the UDAG program were to be transferred to the Denver Urban Renewal Authority which would acquire, by purchase or condemnation, approximately 13 acres of mixed use land in this area. Housing in the redevelopment area was predominantly renter occupied, severely blighted, surrounded by industrial uses and generally unsuited for rehabilitation. Displaced residents would receive relocation benefits from UDAG funding and the Denver Housing Authority will also make Section 8 rent supplements available to displaced residents. When the site was prepared for new construction, the land was to be sold to a developer, Brady Corporation, for $1.2 million. Brady was the only developer to express a strong interest in building housing in Lincoln Park. The Company president felt that the development of quality housing in Lincoln Park would be profitable as well as beneficial for the entire neighborhood. This judgement was based on the rapid growth of 11ncoln park / 109 Denver, and excellent location, offering easy access to downtown and fuel savings. Analysis of the area housing proved Brady correct. The housing project was to be a mixed density development with two-story townhouses, and six to twelve story apartment buildings. All buildings would have parking and recreational facilities. Neighborhood community organizations, residents, and city staff ,participated in the design of the project with the Brady Corporation. This cooperative approach helped the new construction function as a part of the Lincoln Park Community, rather than an isolated development. HOUSING REHABILITATION AND NEIGHBORHOOD IMPROVEMENTS In conjunction with the redevelopment of the blighted industrial area, the Lincoln Park Project was to utilize a combination of existing and innovative programs to improve housing and physical appearance in the entire neighborhood. These urograms were designed to assist in all types of revitalization and to avoid displacement of the current residents. Funds for revitalization had been committed by a variety of sources; local lending institutions, housing and community development corporations, private developers, local and state government, and the federal government. HOUSING REHABILITATION To meet the entire range of neighborhood revitalization needs, the Lincoln Park Project offered programs for rehabilitation of both owner - occupied and rental housing. Financing for these programs was available from Community Development Block Grant. HUD SECTION 312 bans, and Section 8 Substantial Rehabilitation rent subsidies, and from the Colorado Housing Finance, Authority. The rehabilitation programs provided all residence of Lincoln Park with the opportunity to make home improvements. INCREASED HOME OWNERSHIP The benefits of extensive neighborhood housing rehabilitation are generally more fully realized when accompanied by high levels of lower income households which have been traditionally impaired because financing must be obtained on below code structures through construction bans at 20% down payment, until rehabilitation is completed. To ameliorate this problem two programs have been instituted. The Value -After Repair Loan Programs enabled moderate income households to purchase homes with an interim financing package that consists of a construction loan from the Midland Federal Savings on 80% of the house's value after repair, a 5% down payment, and a 15% ban from a . revolving fund established by the city. Approximately $250,000 in UDAG Funding were channeled into this program, which could generate up to 175 rehabilitation purchases -in four years. The Colorado Housing Finance Authority financed the payment mortgages at about 8% interest. The Purchase -Repair -Resale Program was run by the Denver Housing Authority. Under this program the 110 / chatman hill DHA purchases and rehabilitates up to 100 rental structures for resale to Lincoln Park moderate Income residents using local band funds and Community Development Block Grant funds. Both programs to increase home ownership, were assisted by a Housing Counseling Service to help new home owners prepare for the responsibilities of ownership. PUBLIC IMPROVEMENTS In neighborhoods such as Lincoln Park, where deterioration has been occurring over a long period of time, housing rehabilitation, even on a large scale, is not sufficient to stabilize the area. Recognizing the need to stabilize Lincoln Park and ensure its continuation as a residential area, local organizations and individuals worked with the city to plan the physical renewal of the community. The key element of the physical renewal was streetscaping. One aspect of streetscaping was Improvement of streets, sidewalks, gutters and curbs, the poor condition of which was recognized by the residents as a major problem. Another part of streetscaping was the use of a variety of landscaping and architectural elements to beautify the area and strengthen the neighborhood identification. Other physical improvements in the area included the upgrading of street and alley lighting, the improvement of the neighborhood public housing project and a plan for commercial development and revitalization. SUPPORT SERVICES Program Planners felt that the physical Improvements of Lincoln Park would not, by themselves, bring about the revitalization of the neighborhood. Recognizing this, the City of Denver, the public schools and the Regional Transportation District have planned a wide range of additional human services for the area. 7 i 8 APPENDIX E �` SURVEY out=sris II 2. What was your address just before you moved to this dwelling? 3. How long have you lived here? 4. Do you own or rent this dwelling? 5. How many bedrooms does this house/apartment have? 6. How many bathrooms does it have? 7. What is the total number of rooms? 8. Do you own an automobile? ❑ own ❑ rent 11 ❑ yes no neighborhood survey / 113 Age I kace Sex Occupation Where Empioyeo Man of House Woman of House Gti1)d�en......... .1.1.., ............. 11111.1111111111..1. 111.1... .1.111.. 1111. 11111111111111111/1. 11. 11111111 ,4 1111111 .,11,111... 1,....,... 11. 1.. 1. 1.. 1, 1., ,..., 11 I 1 .1 #1111• ,.11.11, 11111 111111111,.11......1811101191111..,.1,1,. 1.111111,1,1.1 ...................1,.... .1111111.11,,.11.1,11..11.111...111..,111. 111.,,,.1,.1.1 ....................... 111/11.1.111.11111,1 111.111• .111.1 „ 1.11. 1111,111.1111111111,11,11.11111111111,,,, 1,11111111.1.11,.,1.,1.,.1......11.... ,,...1...,,.,11.,... ,11..,1 .1..11.1 X1.1. 1,.11,.,11.111.11,.11.111,111111....1 „ ,1 1111.,1.11.11,..1.,1..,..1......,..11..• ,1.,111.1,.11..,11.. .,.111. I, 11111. .11.• ,1.,.111111111111..11.1,.111.11.1111..1.. 1111111111110111,1...11..1.1,1,.,.1.... Others 111.,.1,.1.11111.,11 1111.11. 111111.1 1111. 11111..1..111111.11.1.11111.1111.1111.x. 111, 11111111..1„ 1,111,,.1111.,.,1.. 1111111111.1. I ..I.Y .11/1I. .11.1... 1111. ,1111111111111.1..111..1.1.1.1..1111.11.• 111..,11111111.11,.11,1,1111,1..1.,.• 2. What was your address just before you moved to this dwelling? 3. How long have you lived here? 4. Do you own or rent this dwelling? 5. How many bedrooms does this house/apartment have? 6. How many bathrooms does it have? 7. What is the total number of rooms? 8. Do you own an automobile? ❑ own ❑ rent 11 ❑ yes no neighborhood survey / 113 O WHAT RES 0 DENTS SEE ON ' NE 0 GHBO HOOD' 1. Do you think the street lighting is better, worse or about the same as most neighborhoods? 2. Do you think the landscaping in the neighborhood is better; worse or about the same as most? 3. Do you think the street drainage is better, worse or about the same as other neighborhoods? 4. Do you think the condition of the streets is better, worse or about the same as other neighborhoods? 5. Do you think the schools in the neighborhood are better, worse or about the same as other schools in Lubbock? 6. Do you think the parks and playgrounds in the neighborhood are better worse or about the 11 better 11 worse [:] about the same better worse about the same better worse about the same Elbetter 1:1 worse 11 about the same better ❑ worse [:] about the some same as most others? [:] better ❑ worse El about the same 7. Do you think the shopping facilities in the neighborhood are better, worse or about the same as others? 8. Do you think the public transportation system that serves the neighborhood is better, worse or about the same as others? 9. Do you think upkeep of the homes in this neiahborhood is better, worse or about the same as the rest of Lubbock? 10. Do you ever see people in the neighborhood whom you don't recognize? if 'yes' a. Do you think this is because 114 / chatman hill better worse about the same 11 better 1:1 worse [] about the same better worse about the same yes El no n they don't seem to live here ©you know only a few people in the neighborhood the street lighting is not aood at night wWHAV RESO ENTS D® as VOCE HEQGHBORHOODo 1. How often do you attened one of the churches in weekly monthly the area? 11 ❑ occasionally 1:1 never e. which ones? 2. How often do you or your children use neighborhood parks and/or playgrounds? weekly Q monthly occasionally never a. Which ones do you use? 3. How often do you patronize neighborhood ❑ weekly monthly 11 businesses? occasionally never a. Which ones? 4. Where do you do your grocery shopping? 5. Where do you buy clothing? 6. If they have children from "DATA" Do your children attend school in the neighborhood? yes no 7. How often do you use public transportation? �weekly �monthly occasionally never i i Q `t neighborhood survey / i is OHOW nESODENT i FEES. ABOUT THE NEUGHBOnH®®®m I. On a scale of 1 to 10 how safe is your � ❑ 0111000000 � ❑ � ❑ ❑ ❑ n neighborhood, 10 being safest? i 2 3 4 5 6 7 t 0 2. How many of your friends live in the neighborhood, all, most, some, few, none? 3. On a scale of 1 to 10, 10 being best, how do you feel about Lubbock? 4. Is the location of your neighborhood better, worse or about the same as others in Lubbock? 5. On a scale of 1 to 10, 10 being best, how do you feel about your neighborhood? 6. Would you like to remain in the neighborhood? If 'no' b. What changes would make you want to stay? 7. Should Chatman Hospital be fixed up, torn down or torn down and something else built in its place? 8. What would you suggest it be used for? 10. Would you want the outside appearance to be restored to original or to be changed? 11. Do you think the construction of Interstate -27 will have a good effect, bad effect or no effect at all on your neighborhood? 116 / chatman hill all 1:1 most 1:1 some 1:1 few 1:1 none 0000000000 11 better 1:1 worse ❑ about the same 0000000000 ❑ yes ❑ no fixed up 1:1 torn down torn down and something built in its place recreation residential commercial institutional medical other ri restored 1:1 changed good effect 11 bad effect 11 no effect .WHAT RESODENTS WOULD DO TO THE HEOGHBORHOODO 1. What do you like best about this area? 2. What would you suggest to make your neighborhood better? 3. Do you think a neighborhood association would be a good idea for this area? yes 11 no neighborhood survey/ 117 %�i�I��Iy��'///������� purr rrr� I RlLI III-F I .H Ij-�'�■_w��1plq wrr� BOB LOOQHAPHY i BACKGROUND Robert Foster, Black Lubbock: A History of Negroes in Lubbock. Texas. to 1940. M.A. Thesis: Texas Tech University, 1974 Lawrence L. Graves, A History of Lubbock. 1962 Carl A. McNeece, A Family Relocation In The Coronado Urban Renewal Project, M.A. Thesis: Texas Tech University, 1966 Lynn R. Musselwhite, The Lubbock Public Schools. 1891 - 1941. M.A. Thesis: Texas Tech University,1969 Baptist Missionary and Educational Convention. New Hope Baptist Church, October 11-15, 1954 Ceremony. Mt. Vernon United Methodist Church, October 19, 1986 Directory of Churches. Jubilee 1975 Greater Bethel African Methodist ERiceopal Church, September 19, 1954 Interviews with Mr. Charles Sedberry by Robert Foster, April 8, 1969 Lubbock Avalanche. May 15, 1919, June 10, 1920 Mt. Vernon Methodist Church. Program for Service of Consecration, April 14, 1968 Mt. Vernon United Methodist Church. January Volume 2, Number 1 New Hope Baptist Missionary Church, Church Emphasis Guide for 1987 The Connexion, Mt. Vernon United Methodist Church, Newsletter, February 1987 The Evangelist, January - February 1987 Larry Powell Polk, Sr., The History of Mt. Gilead _Baptist Church COMMUNITY INVOLVEMENT U.S. Census 1950, 1960, 1970, 1980 U.S. Census Neighborhood Statistics, Neighborhood 116 City of Lubbock Land Use Data File FEASIBILITY FOR REUSE OF CHATMAN HOSPITAL David Bass, Attorney -- interviewed by Douglas Sims, ownership of Chatman Hospital r Mrs. Pat Williams, Presbyterian Center -- interviewed by Douglas Sims, experience with Chatman family, work in the building. She was also very helpful by lending photographs dating back as, far as two decades. Mr. D.C. Fair, Lubbock Housing Authority -- interviewed by Douglas Sims, possibility of Chatman Hospital becoming living quarters. Mrs. Rose Wilson, NAACP -- interviewed by Douglas Sims, possibility of CHatman Hospital becoming a cultural center or library for black awareness Mrs. Sandy Henry, County Science Board, -- interviewed by Douglas Sims, possibility of County Science Board using hospital for their proposed science center. She offered to send literature on what they were proposing along with some case studies of existing science centers. Jeff Hutchinson, Museum of Science and Technology. Thesis 1983. Texas Tech University. IMPLEMENTATION HOUSING Rick Rybeck, Meeting America's Housing Needs: A Progressive Agenda (Washington, D.C.: The Conference on Alternative. State and Local Policies), FUNDING Catalog of Federal Domestic Assistance Federal Register Phyllis Brown, Office of Community Development, City of Lubbock, Texas John Hagee, HUD Mike Morris, First Federal Savings John White, AIA, Texas Tech University Victor Hancock, Regional Director, Community Planning and Development, HUD Regional Office, Fort Worth,Texas Programs of HUD, 1986/1987, U.S. Department of Housing and Urban Development COMMERCIAL FEASIBILITY J.A. Dawson and J.D. Lord, Sh000ing Center Developments: Policies and Perspects Nichols Publishing Company, 1985. D.D. Abbey, "The Outlook for Regional Shopping Center Development", Beal Estate Review. fall 1981, pp. 78-82. bibliography / 121 J. De Chiara and J.H.Callender, Time -Saver Standards for Building Types. 2nd ed.. McGraw-Hill International Book Company, 1983. URBAN RENEWAL World Book Encyclopedia, Vol. 20 (Chicago: World Book Inc., 1983). The Encyclopedia Americana. Vol.27 (Danbury, Connecticut: Groler Inc.). James Q. Wilson, Urban Renewal: The Record and the Controversy (Cambridge, Massachusetts). CARVER CULTURAL CENTER Carver Community Cultural Center Organizational Activity, 1987-88 HISTORICAL AMERICAN BUILDING SURVEY "Charles E. Peterson Prize: A Student Competition of Measured Drawings - 1987" Historic American Building Survey, f=ield Instructions for Measured Drawings, p. 3 122 / chatman Will 11 m