mid west-briefing book

8/6/2019 Mid West-Briefing Book

1/39


2/39

The mission of the Community Design Resource Center is to enhance thequality of life in low and moderate income communities throughout the Houston

region through design research, education, and practice.

Established in 2005, the Community Design Resource Center works to addressissues of community development, design, planning, affordable housingand civic projects that meet the goals and visions of our partners. We bringdecades of expertise and experience to our collaborations. Over the course ofthe last five years we have partnered with more than fifteen community-basedorganizations and we have collaborated with more than 500 residents andstakeholders; we have engaged more than 100 students in community-basedlearning projects and provided 25 summer student internships.

Contact:Susan Rogers, DirectorCommunity Design Resource CenterGerald D. Hines College of ArchitectureUniversity of Houston122 Architecture Bldg.Houston, TX [email protected]

design is a strategy for change

Community Design Resource Center


3/39

Contents

Introduction

HistoryTimeline

ContextAerialFigure GroundLand Use

DemographicsEthnicityEducationTenure

OpportunitiesDrainage ChannelWestpark

Utility Right-of-WayHillcroft Transit Center

Participants andSponsors

2

4

6

8

10

16


4/39

Lee High SchooPhoto by Dennis Alvarez


5/39

5

Introduction

The Mid-West Super Neighborhood

is located in southwest Houston,

just west of the Galleria area. The

neighborhood is bounded by Buffalo

Bayou on the north, the Westpark

Tollway on the south, Gessner Road

on the west, and Chimney Rock on

the east. The community is located

in close proximity to the Galleria

area, the Westchase District, as well

as encompassing a portion of theWestheimer commercial strip.

The community is home to 50,441

people, many of whom are recent

immigrants. This diverse mix of

cultures and lifestyles make the

Mid-West Super Neighborhood

rich in social capital, but largely

disconnected. This lack of unification

has led to a community of densely

populated pockets of isolatedcommunities. Site Location Map


6/39

J.E. Lyon, a local developer,establishes the Briarmeadowand Tanglewilde areas, andbegins building single-family

homes.

The 1957 Parade of Homesshowcases the BriarmeadowCommunity.

19571955 1962

Robert E. Lee High Schoolopens. Today, more than40 different languages arespoken at the school and

the high school is part ofHoustons Apollo program.

Robert E. Lee High School, 1970s


7/39

7

A local developer, J. E. Lyons first

established the Tanglewilde and

Briarmeadow areas in the mid 1950s.

The development targeted wealthy

residents looking for suburban single-

family neighborhoods near the city.

In 1962 Robert E. Lee High School

opened at the intersection of Hillcroft

and Beverly Hill Street. Lee High

School was renovated in 1967 and1987 due to overcrowding. Over

40 languages are spoken today at

Lee High School and the campus

incubated Liberty High School in 2005

to provide educational resources to

recently arrived immigrants who had

little or no formal schooling.

History

In the 1970s Houstons population

was growing rapidly and as a result

many apartment complexes were

built, both in this area and throughout

the city, to accommodate the new

residents. Much of this housing

was targeted at young professional

singles arriving to take advantage of

Houstons booming economy.

Since the 1980s the demographics ofthe area have changed substantially.

Two issues shaped the area during

this time, first the collapse of the price

of oil in the 1980s and second war

and unrest in Central America and

other places around the world.

As young professionals moved

away from Houston because of

the recession, new immigrants and

their families from Central America,

Mexico, Vietnam, and elsewhere

began to take their place.

Since this time the area has become

very diverse, both economically and

culturally, and is home to immigrants

from throughout the world. Thecommercial and retail establishments

in the area mirror this diversity.

In 2008 Briarmeadow and Woodlake

Super Neighborhoods were

combined to create the Mid-West

Super Neighborhood #20.

War in Central Americaand southeast Asia spursimmigration to the U.S.

The Mid-West SuperNeighborhood #20 is formedby joining the Briarmeadowand Woodlake communities.

200819871970s-80s

The price of oil falls, creatinga substantial economicdownturn in Houstonseconomy and leading to

the exodus of thousandsof workers. Many newimmigrants move to thesouthwest area of Houston.

Liberty High School opens onthe Lee High School campus.The school provides eveningand weekend classes to

students over 17 who havelittle or no formal education.The students are recentimmigrants from Mexico,El Salvador, Honduras,Nicaragua, Guatemala,Colombia, Panama, Cuba,the Sudan, China, and theRepublic of Congo.


8/39


9/39

9


is located in southwest Houston and

measures 5.4 square miles in land

area. The neighborhood is bounded

by Buffalo Bayou on the north, the

Westpark Tollway on the south,

Gessner on the west, and Chimney

Rock on the east.

Geographically, Mid-West is located

near major commercial and businesshubs. The neighborhood is just west

of the Galleria area, while being

approximately three miles east of the

Westchase Development District.

Context

The neighborhood is comprised

of a mix of multi-family apartment

complexes, stable single-family

neighborhoods, and shopping

corridors, such as Hillcroft and

Westheimer. The diversity of land

use in the area is mirrored in the

diversity of the population.

WestheimerRd

RichmondAve

WestparkTollway

Highway 59Hillcrof

tAve

Gessn

erRd

Chimn

eyRock

LEFT: Mid-West Aerial, 2011BELOW: Major Thoroughfares


10/39

ABOVE: Figure GroundBELOW: Diagram of Barriers

in the Mid-West SupeNeighborhood

Westheimer Rd. Richmond Ave.


11/39

11

Context

Westpark Dr. Westpark Tollway Utility Right-of-Way Hillcroft TC


has a series of physical barriers that

disconnect it from the neighborhoods

to the south, including Gulfton and

Sharpstown. From north to south

the barriers include Westpark Drive,

the Westpark Tollway, a 200 utility

easement, and further south the

Southwest Freeway. The Hillcroft

Transit Center, which serves the

community, is on the south side ofthese barriers.


12/39

Parks Map

Anderson Park

Rasmus, Walter J., Sr. Park

Briarmeadow Park

Tanglewilde Park

Briarbend Park


13/39

13

Context


is not adequately served with open

spaces and parks. There are five

small parks in the neighborhood,

Tanglewilde Park, Rasmus Park,

Briar Bend Park, Briarmeadow, and

Anderson. Together these parks

total 24.2 acres of open space, or

21 square feet per person. Because

of the lack of alternatives, the

neighborhood parks are heavilyused, especially those which provide

soccer fields and other team sports

facilities. There are additional open

spaces, or opportunities for new

parks, particularly adjacent to public

schools, such as Lee High School

and the Houston Pilgrim Academy.

The Mid-West Super Neighborhood is

characterized by attractive and stable

single family neighborhoods suchas Briarmeadow, Briar Bend, Stoney

Brook, Piney Point, and Tanglewilde.

These single-family neighborhoods

make up approximately 12% of

housing in the area. Nestled between

these neighborhoods are multi-family

developments that are concentrated

along Westheimer, Fondren, and

in the southeastern section of the

neighborhood. The multi-family

housing, in general, is not as stableas the single-family neighborhoods

and buildings with 10 or more units

make up over 63% of all housing in

the area. Much of this housing was

built in the 1960s and 1970s and has

significantly deteriorated over time.

Housing MapSingle-FamilyMulti-Family

Tanglewilde Street Olympia Drive

Unity Drive

Windswept LaneStoney Brook Drive

Dunvale Road atRichmond Avenue

Tanglewilde Street


14/39

Commercial andIndustrial Land Use

CommerciaIndustria

Vacant Land


15/39

15

Context


has four primary thoroughfares where

commercial and retail activities are

concentrated, these are Chimney

Rock, Fondren, Richmond, and

Westheimer. The Richmond Strip

was a popular destination for young

people 20 years ago, but the area

has lost its luster and many of the

restaurants and bars have closed.

Westheimer retail and commerciallease spaces have remained much

more stable and include many basic

amenities and shopping choices.

The southern section of the super

neighborhood is where many small

and more informal businesses

are concentrated, including the

sprawling Houston Flea Market.

These businesses cater to the local

population, and are very diverse.

The South Asian shopping district,

now branded the Mahatma Ghandi

District is just south of the area.

ABOVE: Community AmenitiesGrocery Stores

Restaurant

BELOW: Retail in the Mid-WesNeighborhood

Photos by Dennis Alvarez

WestheimerRd

RichmondAve

WestparkTollway

HillcroftAve

Fondren


16/39

82

81

53

25

163

132

ProposedUniversity

CorridorLightRail

Line

METRO Bus Routes


17/39

17

Context


is served by four Metro bus routes,

the 25 Richmond; 53 Briar Forest, 82

Westheimer, and the 81 Westheimer-

Sharpstown. The 25 connects to the

Main Street Light Rail line at Wheeler

and the 53, 81 and 82 culminate in

Downtown, with the 53 and 81 also

passing through the Galleria area.

Two additional routes depart from

the Transit Center, the 132 Harwinand the 163 Fondren. Metro Bus

ridership in the area is very high,

and the four primary bus routes rank

among the top 10 highest boardings

of all Metro bus routes.

The Hillcroft Transit Center, located

at the intersection of the Southwest

Freeway and the Westpark Tollway,

is a major hub in the community

and an important transfer location.Furthermore, the Hillcroft Transit

Center is the proposed terminus for

the future University Corridor Light

Rail line.

WestparkTollway

Highway

59

Hillcroft Transit Center

BELOW, Middle: Aerial View ofHillcroft Transit Center

BELOW, Left and Right: HillcroftTransit Center

Photos by Dennis Alvarez


18/39

1990 2000 2009 1990 2000 2009

Total Population 36,806 42,344 50,441 1,630,672 1,954,848 2,191,400

Race/EthnicityWhite 64% 50% 37% 41% 31% 29%

Black/African-American 7% 11% 17% 28% 25% 23%

Asian 2% 6% 6% 4% % 6%

Hispanic 25% 30% 38% 27% 37% 41%

ther/Two or more races 2% 3% 2% % 1% 1%

Age

Under 18 Y ars 14% 14% 18% 27% 27% 27%ver 65 Y ars 10% 7% 8% 8% 8% 9%

Place of BirthForeign Born Residents 23% 31% 39% 31% 26% 28%

Means of Transportation to WorkDrove Alone 77% 74% 74% 72% 72% 74%

arpooled 10% 13% 12% 15% 16% 14%

Public Transportation 7% 6% 7% % % %

ther (Walk, Bicycle, Work at Home, etc.) 7% 7% 8% % % 7%

Educational Attainment 25 Y ars+

No High School Diploma 17% 15% 18% 31% 30% 26%

High School Diploma/Some College 38% 34% 39% 43% 39% 41%

Associates Degree 5% 4% 6% 4% 4% 4%

Bachelors Degree 29% 32% 25% 15% 17% 18%

raduate Degree 12% 14% 12% 7% 10% 10%

*Note: 1990 Data is for population 18 Years+

Median Household Income 28,322$ 38,740$ 40,615$ 26,261$ 36,616$ 42,797$Percent of Houston's Median 108% 106% 95%

Percent of Population Below Poverty 13% 16% 19% 21% 19% 21%

Housing Units 24,380 24,825 28,354 726,402 782,378 924,224

enurePercent Owners 20% 20% 22% 45% 46% 47%

Percent Renters 80% 80% 78% 5% 4% 53%

Vacant Housing Units 18% 10% 12% 15% 8% 13%

Households without access to a vehicle 9% 9% 12% 24% 12% 10%

Persons per Household 1.8 1.9 2.0 2.6 2.7 2.7

Mid-West Houston


19/39

19

0

10%

20%

30%

40%

50%

100%

90%

80%

70%

60%

50%

40%

30%

20%

10%

White

To

talPopu

lation

2,1

91

,400

50

,441

Blac

k/African-American

Hispan

ic

Other/

Twoormoreraces

As

ian


is roughly 5.4 square miles in area

and is home to 50,441 people. The

population density of the area is

almost three times greater than

the overall density of Houston,

with approximately 9,300 people

per square mile. Over the last

twenty years the population in the

neighborhood has increased by 37%,

compared to a 34% increase in thecity of Houston.


is very diverse. In 2009 38% of the

population was Hispanic; 37% White;

17% Black or African-American;

and 6% Asian. In 2009 39% of the

population was born outside of the

U.S., compared to 28% in Houston

overall.

Demographics

Population Ethnicity, 2009Mid-WestHouston

Houston 10%

Mid-West 12%

Number of Households Without Access to aCar in Mid-West v. HoustonSource: 2009 American Community Survey

OPPOSITE PAGE: Demographic SummarySources: 1990 and 2000 Census, 2009 AmericanCommunity Survey


20/39

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

1960 1970 1980

34%

18%

21%

12%

4%

5%

6%

Mexico

GuatemalaIndia

Vietnam

China

El Salvador Other

Place of Birth for Residents BornOutside U.S., 2009

Source: 2009 American Community Surve

Born in the U.S.

Born outside the U.S.


21/39

21

1990 2000 2009


is very diverse. Of the nearly 20,000

residents who were born outside of

the U.S. (39% of the total population)

34% are from Mexico, 21% from

El Salvador, 18% from Guatemala,

12% from India, 6% from China, 5%

from Vietnam, and 4% from other

places across the globe.

In 1960, less than 10% of the 13,800people who called this area home

were born outside the U.S. By 1990

the number had risen to 31% (or

11,400 people), and today it is 39%

(20,000 people).

Demographics

Foreign Born Population inMid-West, 1960 to 2009


22/39

$40,000

20%

10%

$45,000

$30,000

$35,000

0

Median HouseholdIncome

Percent of thePopulation Below

Poverty

4327

4320

1

43124311

4325

4322

4326

4321

11

1

1

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

$0

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

$70,000

4327 4325 4320 4322 4321 4311 4312 4326

LEFT: Median Household Income andPoverty, 2009

Mid-WestHouston

BELOW: Median Household Incomeand Poverty by Census Tract, 2009(Organized by low to high medianhousehold income)

Median Household IncomePercent Poverty

Source: 2009 American Community Survey

ABOVE: Map of Census Tracts inMid-West


23/39

23

The 2009 median household income

in the Mid-West Super Neighborhood

is $40,615, just below Houstons

median income of $42,797.

However, median household

income varies significantly across

the census tracts that comprise

the neighborhood, from $23,000

to over $60,000. Poverty rates

follow this trend, ranging from 4%

of the population living below thefederal poverty level to 40% of the

population. Overall, 19% of Mid-West

residents live on incomes below the

federal poverty level, versus 21% of

the Houston population. This data

further illustrates the diversity of the

neighborhood, both economically and

culturally.

Housing tenure illustrates a similar

diversity. Across the census tractsthat make up the Mid-West Super

Neighborhood home ownership

ranges from 13% to 38%. Overall,

22% of the population owns their

home and 78% rent, while in the city

of Houston 47% own and 53% rent.

Demographics

ABOVE: Housing Tenure, 2009Percent OwnersPercent Renters

Source: 2009 American Community Survey

BELOW: Multi-Family Housing in Mid-WestPhotos by Dennis Alvarez

Houston Mid-West


24/39

Attendance Rate

Dropout Rate

Westside High School Robert E. Lee High School

Disciplinary Actions

Enrollment Total

89.7%

4.7%

968

1,891

93.5%

1.9%

2,248

2,954

White

Hispanic

Black

Asian

Other

(2008-2009 School Year)

White

Hispanic

Black

Asian

Other

Westside and Robert E. LeeHigh School Boundaries

Westside High School

Robert E. Lee High School

ABOVE: Area High SchoolDemographic Comparison


25/39

25

Educational attainment in 2009 for

the population over 25 years old in

the Mid-West Super Neighborhood

is higher than in the city overall.

Only 18% of the population does not

have a high school diploma versus

26% in Houston. And while 39% of

the Mid-West population has a high

school diploma, which is comparable

to 41% in Houston, Mid-West has

a significantly higher percentage ofpeople with a bachelors or graduate

degree, totalling 37%, compared to

Houston with 28%.

One public high school serves the

area, Robert E. Lee High School.

Robert E. Lee High School has a

majority Hispanic student body, over

75%. Lee serves a diverse student

population where students speak

over 40 different languages, and itis part of the Apollo 20 program. In

addition, Lee High School incubated

Liberty High School which provides

weekend and evening classes for

students who have had little or

no formal education. Liberty has

since opened a new campus on the

Southwest Freeway. Many of the

students at Liberty High are recent

immigrants, and include students

from Mexico, El Salvador, Honduras,Nicaragua, Guatemala, Colombia,

Panama, Cuba, the Sudan, China,

and the Republic of Congo.

Demographics

HoustonMid-West

Educational Attainment, 25 years+, 2009No High School DiplomaHigh School Diploma / SomeCollegeAssociates DegreeBachelors DegreeGraduate Degree


26/39


27/39

27


is characterized by cultural and

social diversity. The main challenge

is re-connecting the neighborhoods

people and places.

We have identified four opportunities

area in the neighborhood that are

concentrated in the southeast

section. The opportunities have the

potential to weave the communityback together. The focus is on

taking advantage of the connective

threads that have already emerged

informally; a drainage channel that

runs from Westheimer Road south to

the Hillcroft Transit Center just west

of Hillcroft; the space underneath

the Westpark Tollway, the utility

easement south of the neighborhood

and the Hillcroft Transit Center.

The main goal is to optimize the

possibilities by exploring the

opportunities of these spaces with

a mix of programs, amenities, and

services.

Opportunities

Map of Opportunity Areas

Drainage Channel

Westpark Tollway


Utility Easement


28/39

Drainage Channel, looking southPhoto by Susan Rogers


29/39

29

Drainage Channel

Opportunities

The drainage channel runs from

Westheimer on the north to the

Hillcroft Transit Center on the south.

The right-of-way is 80 feet wide and

one mile long. The drainage channel

provides an opportunity to create

connection within the community.

The drainage channel is currently

an integral part of the communitys

pedestrian corridors, providing a safer

and more comfortable path than the

existing sidewalks.

The drainage channel connects

Westheimer to the Westpark Tollway,

it runs directly adjacent to the

International Travel Institute, the

Houston Pilgrim Academy, Bayou

Gardens Nursery, the Church of

Houston, a strip of retail and food

establishments, and the Houston Flea

Market. It is also only one block east

of Robert E. Lee High School, and at

its southern most point it reaches the

Hillcroft Transit Center.

Revitalizing and cleaning the

landscape, as well as intervening on

strategic adjacent vacant lots and

parking lots along the path of the

channel, could potentially stimulate

the areas economy and strengthen

community connections.

1mile

Aerial View of Drainage Channe


30/39


Markets and Retail

Empty Parking Lots

Pilgrim Academy

Bayou Gardens Nursery

Robert E. Lee High School

Church of Houston

International Travel Institute

Houston Flea Market


31/39

31

Opportunities

The empty parking lots adjacen

to the drainage channel have thepotential to become playgrounds

food truck zones, sports courts, and

other temporary programs for the

community

The Hillcroft TC is one the main

destinations for those using the

drainage channel as a path

A shopping strip adjacent to the

drainage channel along Windswep

Lane is already a community hub

This hub could be enhanced with

more amenities and programs tha

can spill over into the under-utilized

parking lot

Houston Gardens Nursery could

be capitalized on to assist with

landscaping the channel and

developing a community garden withresidents and educational institutions

Drainage Channel


32/39

?Community arts, markets and social

gatherings, a day laborers center, linear plaza,and food trucks could make use of the amplespace under the Westpark Tollway


33/39

33

Westpark

Opportunities

The Westpark Tollway marks the

southern-most edge of the Mid-West

Super Neighborhood, just to its north

is the original Westpark Drive, an

eight-lane road, which compounds

the division of the highway.

This major physical barrier isolates

the community from the Hillcroft

Transit Center and the neighborhoods

of Gulfton and Sharpstown to the

south. At the same time, the elevated

Tollway is an opportunity to develop

a linear park with programs and

services for the residents of the area

which is already used informally as a

day labor center and as a pedestrian

path.

380 feet

ABOVE: Westpark TollwayPhoto by Dennis AlvarezBELOW: Section illustrating the boundary inthe southern portion of the neighborhood


34/39

?Vegetable gardens, bike trails, community

parks and sports fields are programs thatwould effectively take advantage of theMid-West utility right-of-way


35/39

35

Right-of-Way

Opportunities

Just south of the Westpark Tollway

is a high-voltage utility easement

that runs from Loop 610 on the

east to Gessner on the west,

where it turns south. The 200

easement provides an opportunity

to develop a linear trail that would

connect residents to destinations

throughout the area. In addition, the

easement could be augmented with

programs and amenities to serve

the adjacent communities. The

easement connects to the Hillcroft

Transit Center, the shopping along

Harwin, the Gulfton community, and

Sharpstown.


36/39

?

ABOVE: Hillcroft Transit CenterPhoto by Susan RogersBELOW: Potential programs that could beadded to the Transit Center.


37/39

37


The Hillcroft Transit Center is located

at the intersection of the Southwest

Freeway (US-59) and the Westpark

Tollway. The Transit Center is just

south of the Mid-West community,

serves three major Metro bus routes,

and is proposed to be the terminus

of the future University Corridor Light

Rail Line.

The Transit Center also serves as

Park and Ride facility. There are 14

acres of paved parking area. While

the Transit Center itself is heavily

used, the adjacent Park and Ride lots

are under-utilized. Generally, only

fifty-percent of the parking is utilized.

As a result there is a large amount of

vacant parking that has the potential

to serve multiple uses. These could

include temporary programs, like

markets or movies, sports courts, or

other amenities.

Opportunities

Weekday Use of Transit CenterRoutes 81, 132, 163

Weekend Use of Transit CenterRoutes 81, 132, 163

24

12

618

24

12

618


38/39


39/39

ParticipantsCommunity Design WorkshopUniversity of HoustonCollege of ArchitectureStudent Team, Spring 2011Dennis AlvarezAlex LaraJanine NunfioNahid S. HaimontySana Rehman*This document is largely based on research prepared by students in

Spring 2011

Community Design Resource Center

University of HoustonSusan Rogers, DirectorRafael Longoria, Project Co-DirectorMaria Oran, Senior Research Assistant

Professional Guests and CriticsKeiji AsakuraAntoine BryantRobert BurrowsJulia MandellZakcq LokremPatricia Oliver, Dean

Bradley Wray, Councilman Rodriguez Office

SponsorsThe Collaborative Community Design Initiative is supported in part bya grant from the National Endowment for the Arts, and with financialand in-kind support from the Greater Houston Local Initiatives SupportCorporation, the Community Design Resource Center, the Gerald. D.Hines College of Architecture, and the generous commitment of time fromstakeholders and professionals across Houston.

We would like to thank all of our partners and supporters.

Participants and Sponsors

mid west-briefing book

Documents