OBSERVATIONS AND SUGGESTIONS BY: KATIE MOORE 2.25
OVERVIEW The Depot District is located in downtown Lubbock, and is commonly defined as the area between Texas Avenue and Interstate 27, and between 19 th St and 16th St. This district is home to many bars and night clubs, a few restaurants, the Cactus Theatre, and the Buddy Holly Center. Although some people venture into the Depot during the day for lunch at the restaurants, or shopping in the stores, most people visit the Depot District at night. Lubbock is currently making strides by working with city planners to revitalize the downtown area; one of those areas, of course, includes the Depot District. This section of the report aims to connect the Depot to the Lubbock Downtown revitalization plan, and also to provide recourses to the project that might have been overlooked previously. The revitalization of downtown areas can prove to create much stronger economic system within areas. Through developments such as new town centers, and the work of specific groups such as, community development corporations (CDC s), several towns have taken steps to improve their area; in doing so, they have also improved their economy, aesthetic appeal, and overall quality of life. Because of this it is easy to see why the City of Lubbock plans to revitalize their downtown area, and why the Depot should be revitalized. Figure 2.21 Buddy Holly Street Sign 2.26
Analyzing Issues and Existing Conditions in the Depot District Social Strengths: The Depot District is a common gathering place for the local college nightlife, due to the many bars and night clubs that are located in the area. The Cactus Theatre, located at 19th and Buddy Holly, is a great resource for those seeking entertainment through live theater. There are a few restaurants and shops located in the depot district, these are the main attractions that bring visitors to the Depot during the day. Figure 2.22 Cactus Theatre On the first Friday of every month, the Depot is host to First Friday Art Trail. This is an art tour that features many of the art galleries in the Depot District. The Buddy Holly Center is also located in the Depot. It is a great resource for those seeking a historic view of Lubbock. Figure 2.23 Antique and Gift Shop in the Depot Figure 2.24 Art Gallery in the Depot 2.27
Analyzing Issues and Existing Conditions in the Depot District Physical Strengths: Part of the Depot are pedestrian friendly, for those who have come to enjoy the nightlife. One of these examples can be seen in Depot Alley. This Depot Alley is also a good source of parking for the Depot. It is located centrally in an area that is surrounded by many of the bars of the Depot. The Depot also holds many historic buildings, providing a historic glimpse into Lubbock s past. Figure 2.25 Concert Area in the Depot In addition to housing many of the area s popular bars, the Depot also houses an outdoor concert area, attached to Triple J s restaurant. The Depot has many restaurants, generating some business during the daytime. Figure 2.26 Pedestrian Friendly Alley in the Depot Figure 2.27 Depot Alley Parking 2.28
Analyzing Issues and Existing Conditions in the Depot District Social Weaknesses: Although the Depot does have some shops and restaurants for people to visit during the day, these are the only day-time activities that are available in the Depot. Even with these businesses, during the day there are few people in this area. Compared to the night, the Depot seems deserted during the daylight. There is also a good number of homeless people in the Depot district. This is a deterrent for many people to venture into the area, for fear of crime. There are a larger number of car dealerships in that area as well. These dealerships bring down the aesthetic appeal of the district, as well as fail to promote a great deal of social interaction. Other than the weekends, these dealerships, like the rest of the Depot, remain desolate during the day. Figure 2.28 Restaurant in the Depot Figure 2.29 One of the Many Car Dealerships in the Depot 2.29
Analyzing Issues and Existing Conditions in the Depot District Physical Weaknesses: There is some adequate parking in the Depot Alley, however, other than that, there is little to no parking in other parts of the Depot. Most of the parking on Buddy Holly Ave and Texas Ave, is done parallel to the curb, and is not marked off on the street. The parking on the streets that run East and West, (perpendicular to Buddy Holly and Texas) is done at an angle out from the building. Although this angled parking provides many more spaces than the parallel parking, it is still not enough to meet the needs of the area. At night, visitors are commonly forced to park in vacant gravel lots blocks away from their destination. The Depot is not a very pedestrian friendly area; there are no crosswalks in the Depot. The area touching the centrally located bars, is adequate for the pedestrians, however, if one wished to cross the street to a different block, it is somewhat dangerous, especially in the night, which is when most people are there. Not only are there no crosswalks, but there are also no median in the roads. With the turn lane, two lanes on each side, and the space used for parallel parking, this makes the main streets (running North and South) seven lanes wide with no median to break up the crossing. There are no residences in the Depot. If this area had any residential or mixed-use buildings, it would help to bring people into the district at all times, rather than just in the evening and night hours. Figure 2.30 Parallel Parking along Buddy Holly Ave Figure 2.31 Diagonal Parking along 17th Street 2.30
Analyzing Issues and Existing Conditions in the Depot District Social Opportunities: One of the already existing goals of the downtown revitalization is to create a visitors center somewhere in the downtown area. If this visitors center were to be placed within the Depot, it would bring many new people into the area. Another goal of the downtown revitalization is to create a new identity for Lubbock, or a symbol that will represent Lubbock; the same thing could be done for the Depot district. Although the Buddy Holly center is the unofficial mascot of the Depot, it does not encompass the entire Depot. The entire Depot could be re-vamped to take on an identity of its own. Exterior spaces could be added to the area as well. More parks, green spaces, and outdoor concert areas could be added to attract more people to the area for events and relaxation during the day as well as the evening. Figure 2.32 Buddy Holly Center 2.31
Analyzing Issues and Existing Conditions in the Depot District Physical Opportunities: The Depot District is appropriately named after the old Lubbock train depot. This is one of the oldest areas of Lubbock, because it was built around the rail road. Because of the age of this neighborhood, it holds many historic buildings. This is an excellent opportunity for the depot to maintain its historical integrity. There are many funds that can be used to help restore these buildings. The wide streets in the district provide good opportunities for medians to be added, to help make the area more pedestrian friendly. These wide streets also make it possible for bike lanes to be added as well, also making the area safer for pedestrians. Although the empty lots in the depot are covered in gravel and used as make-shift parking lots, these spaces could function as parks, or green spaces, if other adequate parking was added to meet the parking needs. Figure 2.34 Old Depot from Across the Street Figure 2.33 Old Depot Station 2.32
Analyzing Issues and Existing Conditions in the Depot District Social Threats: Due to the lack of daytime attractions in the Depot, the presence of homeless people in the area, and the small number of people present in the day, many people are scared to venture into the depot during the day. Strangely enough, some people feel safer in the Depot at night. This is a threat to the downtown revitalization. Although the area will be made like new, with areas designed specifically for people to use on a regular basis, if the area does not appear to be safer, then no one will use the areas. The same is true for nighttime visitors; just as some people are afraid to visit the Depot during the day, some are also afraid to visit it after dark. This is due to the homeless population that gathers around the bars, and the fear of crime in the area. At one city planning meeting, some citizens expressed concern for the Lubbock Police Department, and the manner in which situations are handled around the Depot. Figure 2.35 La Diosa, Wine Bar in the Depot Figure 2.36 Some Bars Along Depot Alley 2.33
Analyzing Issues and Existing Conditions in the Depot District Physical Threats: The main physical threat is that the area will not be restored properly. That is to say that adequate green spaces, parking, pedestrian spaces, bike lanes and more day time attractions will not be added, and area will not meet its physical needs for improvement, making the area no better than at present. This would be an incredible waste of time, money and effort. Goals: Restore the buildings of the Depot with respect to their original historic conditions. Create areas and paths within the Depot that are more pedestrian and bike friendly than the current conditions. This will include green spaces as well. Provide more adequate and efficient parking in the area. Create a less deserted feeling within the area as a whole, at all times. Create an overall identity for the area. Figure 2.37 Mural in the Depot that Gives the Area Some Identity 2.34
Goal: Restore the buildings of the Depot with respect to their original historic conditions. Methodology: Through the use of many government funded programs money can be given to the Depot District to make the necessary improvement to its historic buildings. The development of a CDC could be incorporated to take the first steps to restoring the Depot District to its original historic tradition. Resources: All of the sources listed below could be used to receive money from the government to improve upon the Depot District, due to its historic nature. The Texas Main Street Program The Texas Historical Commission (THC) Federal Historic Tax Credits Save America s Treasures Grants Preservation Technology Grants Preservation Services Fund Johanna Favrot Fund for Historic Preservation Cynthia Woods Mitchell Fund for Historic Interiors The National Preservation Loan Fund Texas Preservation Trust Fund 2.35
Goal: Create areas and paths within the Depot that are more pedestrian and bike friendly than the current conditions. This will include green spaces as well. Methodology: Like historic preservation, there are many resources that can be used to receive money from the government to improve upon and add bike lanes and other pedestrian walkways in a historic area. The addition of bike lanes will bring more bikers into the district because it will provide them with a new place to ride. The lanes could also bring in more high school students, and other people who do not have access to car s but do have access to bicycles. The implementation of green spaces will allow for social gathering spaces within the depot, besides the smoke-filled bars. Due to the mild climate of Lubbock, these spaces will be able to be used many months out of the year. Resources: Texas Department of Transportation (TX DOT) US Department of Transportation (DOT) 2.36
Goal: Provide more adequate and efficient parking in the area. Methodology: Add a parking garage to the area, this will save space while allowing for more parking. A Public transportation route could be added to the Depot so that there would be less need for parking. This would also be a great resource for those traveling home from the bars late at night. It would help to cut down on the number of intoxicated drivers on the road. Resources: US Department of Transportation (DOT) Figure 2.38 Gravel Parking Lots that Could be Used to Build a Parking Garage (In Pink) 2.37
Goal: Create a less deserted feeling within the area as a whole, at all times. Methodology: Create a town center within the Depot, that will serve as a new cultural and social center for the area. The addition of Mixed use buildings in the area should help to keep people present at all times of the day. Resources: Housing and Urban Development (HUD) HOME Investment Partnership Program Housing Tax Credit Service Housing Trust Fund System 2.38
Goal: Create an overall identity for the area. Methodology: A visitors center could be placed within the Depot to attract those new to Lubbock. It could be located close to the Buddy Holly Center, because the center is already a tourist attraction. There are also grants available to cities to help exploit their tourism potential. A historical walking tour could be added to the Depot, to give those who take the tour a sense of place about the area. This would also begin to provide the walking trails that are needed in the depot. Through the equal restoration of all of the buildings in the area, there will be a uniform feeling within the Depot. This will help as well to create a sense of place. Resources: Heritage Tourism Grant Certified Local Government Grants History Museum Grant 2.39
Conclusions: The Depot District of Lubbock is an area that is culturally rich with history. It is easy to see how this area could easily become a new town center with a thriving economy. The need for the revitalization is equally apparent. The goal of the city planners in the Lubbock downtown revitalization project is to bring new life back into the city, to create area s that residents of Lubbock will want to visit as well as those who are just passing through. In order for all of this to be done, then many steps will have to be taken to make the area great again. If all of the steps mentioned here are taken, and the many resources used, there is no doubt that this area could become a popular destination for all who enter Lubbock. Figure 2.39 Depot District (In Blue) 2.40
Section 2: Marsha Sharp Freeway OBSERVATIONS AND SUGGESTIONS BY: BRANDON HAY 2.41
Section 2: Marsha Sharp Freeway One of the largest developments currently underway in Lubbock is the construction of the Marsha Sharp Freeway. The freeway will span the length of Lubbock beginning on the west loop and traveling east along the old Brownfield highway attaching again to the east loop. The development of this freeway began back in 1964 when studies were conducted on the potential growth of the city. At this time the Marsha Sharp Freeway was proposed to be constructed between 32 and 38th street but was later determined this area would be unfeasible for traffic development and the site was moved to its current location. In 2001 construction began on the six phase freeway project and should be completed around the year 2012. The citizens of Lubbock have mixed feelings about the Marsha Sharp Freeway. Some love the idea, saying this will help reduce traffic and make traveling east and west through the city much easier. The freeway will allow users to travel nonstop from east 4th street to west 38th street in a matter of minutes. As development for the city continues to build west, the freeway will be an ideal travel route for commuters in the morning. A development of this magnitude will send a signal to potential residents and businesses that Lubbock is growing. Because of the location, Lubbock has always struggled to attract the type of attention received by its neighbors such as Dallas and Austin. Other citizens oppose the freeway idea, claiming Lubbock is too small for such a massive freeway. At one stage Lubbock proposed paying for the freeway by converting it into a toll road. This proposal was quickly defeated because the Lubbock citizens claim there are too many alternative routs which one could take instead of the freeway. Many business owners and residents along the freeway route were not pleased about the freeway. The city shut down many businesses along Brownfield in order to make room for the proposed freeway and in their place large companies will be appearing. The freeway back up to some residential neighborhoods. This has upset many homeowners and depreciated land value for these neighborhoods. The opinion of this report is that the freeway is unnecessary for the city. In order to better understand why this freeway in negative for the community of Lubbock, we will break down the freeway into smaller segments to better analyze them. First looking at the corridor in which the freeway will travel. The existing Brownfield Highway is the path that the Marsh Sharp Freeway is being constructed along. Brownfield Highway was a dying road with low income business and housing lining its edges. During the development of the Marsha Sharp Freeway, the city of Lubbock bought out businesses and homes along a 400 foot right-of-way in order to build the proposed freeway. For those homeowners and businesses fortunate enough to survive, the land value and congestion from the freeway will most likely drive off another large percentage. One large piece of property purchased for the freeway development occupies Texas Tech University. The freeway was originally designed to be elevated through the university but through heavy influence from the university the freeway will now be depressed. This decision came after discussions with the University of Texas and 2.42
Section 2: Marsha Sharp Freeway studying how HW 35 effected their campus. Aside from the noise pollution, the unsightly appearance of a freeway through campus and the freeway acting as a divider through the campus the main concern Texas Tech officials stated was the pollution the freeway produces. Emissions, dust, dirt, oil, smog are all elements which freeways produce and by leaving the freeway elevated through campus these debris elements would eventually cover the campus walls and even effect the health of the campus population. Finally the freeway is in danger of dividing Lubbock between the north and south. One example of this is when HW 27 was built, this divided Lubbock between the east and west leaving the east side to decay. Currently the east side of the city is a very low income neighborhood with a high crime rate. The development of the city has moved in the opposite direction leaving the east side of Lubbock unattended. The Marsha Sharp Freeway has the potential to split the city again but only this time between the north and south. Currently with development moving south and to the west the north part of Lubbock will slowly die off in a similar fashion as the east side has. So what can Lubbock do to prevent these issues? Well since construction has begun not much can be done in the wake of changing the freeway design, however it is never too late to build good community relationships. The city has the power to control development by influencing developers. Offering tax incentives is one way to encourage developers to refocus their attention to certain areas of the city. The main developer within the city is McDougal who is a very influential person among the Lubbock community. McDougal is behind most of the major development in Lubbock and the Marsh Sharp Freeway is just another project which McDougal is benefiting from. McDougal can set the development trends for Lubbock so by influencing him to focus his attention back within the city especially on the north and east side of town will pave the way for other developers. Another important factor is gaining the support of the Lubbock community. The city can hold community meetings to bring together the residence and business owners of these areas. The relationships within the community are vital to the success of the city and can also influence future business development. In addition, Lubbock can help those small business which are in danger of being overthrown by the bigger business stay in place. By providing tax breaks and adjusting zoning codes these small family owned businesses which Lubbock was built on will have a chance to survive the corporate takeover which appears to be the direction Lubbock is moving towards. Being in West Texas, many small cities around Lubbock are very loyal to the small businesses and refuse to shop at the large corporate stores. By loosing the small businesses Lubbock will also be loosing a loyal customer base. Growth cannot be made without sacrifice, but smart growth is important. Taking the initiative now by making smart decisions will prevent future problems that other large cities are now facing. 2.43