TSC: A Fresh Start

Now that the divorce is final and signed by Gov. Rick Perry, it is time for TSC to move out and start fresh.
ITEC
The ITEC building was purchased in early 2000, which used to be the Amigoland Mall, and now houses technical classes, the Mexican Consulate and upstart companies that also hires students. The building was recently renovated to match the design of the UTB/TSC campus and has about 600,000sf of usable space. It also is located in the Banco District that includes all land south of the railroad tracks.
The Divorce
Now that UTB has legally separated from TSC, the question now becomes which buildings belong to UTB and TSC. Once this has been sorted out, it will appear somewhat ridiculous that college students will be using some buildings in the campus while UTB students use other buildings making it confusing and comical. Also, will the maintenance and security departments belong to TSC or UTB? How about parking, the REK center, library and so on? Ultimately, UTB will need the full use of the campus while TSC will need to move out. UTB has already purchased the La Estancia apartments and the Village at Fort Brown is in major need of repairs; $14M as of this year. The La Estancia apartments are located just hop away from the campus. TSC may not have the money to fix the Village at Fort Brown and will eventually be forced to fix it or demolish it.
Fresh Start
Enter the ITEC and the surrounding land. If you look at the satellite image above of the ITEC center, you will notice the amount of empty space available for building. TSC would do best by selling any building it owns to UTB and allow UTB to take over the bond on the newer buildings so that UTB may continue to grow its campus. Once the money has been received, the new TSC campus will be able to grow to the south of the ITEC. There are hundreds of acres to the south, east and west of the ITEC that can be used for future development. Downtown will also be accessible across the existing railroad tracks, soon to be taken down with the construction of the new rail bridge to the west of Brownsville. One day, the West Parkway Loop (West Loop) will replace the railroad tracks that will provide a direct access to a major highway and also HW 77/83. The Resaca that sits behind the ITEC can be cleared and a hike and bike trail or boardwalk added for entertainment for the students that could one day live on this campus. There is also another Resaca that is located to the south of ITEC as seen in the image that can also be developed. This scenario is not as farfetched as the ITEC is already situated in a solitary land that may be far cheaper than land closer to the expressway. If TSC is to succeed, it will need its own place to call home and the Banco District is the perfect place for TSC to start fresh.

A Soaring Eyesore

Now that the elections are over and with many candidates promising to help the downtown prosper is an ordinance that has not been properly addressed:

Sec. 348-1675. - Prevention of demolition by neglect.

(a) Applicability. The exterior features of any buildings, objects, sites, and structures (including but not limited to walls, fences, light fixtures, steps, pavement, paths or any other appurtenant feature), or any type of outdoor advertising sign located in the O11 Historic Overlay District shall be preserved against decay and deterioration and kept free from certain structural defects by the owner thereof or such other person or persons who may have legal custody and control, shall upon written request by the heritage officer repair such exterior features if they are found to be deteriorating, or if their condition is contributing to deterioration, including but not limited to any of the following defects:

(1) Deteriorated or inadequate foundation: Defective or deteriorated flooring or floor supports or flooring or floor supports or joists of insufficient size to carry imposed loads with safety;

(2) Members of walls: Members of walls, partitions or other vertical supports that split, lean, list or buckle due to defective material or deterioration. Members of walls, partitions or other vertical supports that are of insufficient size to carry imposed loads with safety;

(3) Members of ceilings/roofs: Members of ceilings, roofs, ceiling and roof supports or other horizontal members which sag, split, or buckle due to defective materials or deterioration. Members of ceilings, roofs, ceiling and roof supports or other horizontal members that are of insufficient size to carry imposed loads with safety;

(4) Fireplaces/chimneys: Fireplaces or chimneys which lean, list, bulge or settle due to defective material or deterioration. Fireplaces or chimneys which are of insufficient size or strength to carry imposed loads with safety;

(5) Weather protection: Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors. Defective protection or lack of weather protection for exterior wall coverings, including lack of paint, or weathering due to lack of paint or other protective covering. Any fault or defect in the building which renders same structurally unsafe or not properly watertight.

(6) Compliance with housing codes: In addition, the owner or other person having legal custody and control of an historic landmark or a building, object, site, or structure located in an historic district shall keep all property, including vacant property, clear of all weeds, fallen trees or limbs, debris, abandoned vehicles, and all other refuse as specified under the city's minimum housing codes and ordinances.

The rest of the ordinance may be viewed at:

http://library.municode.com/index.aspx?clientID=10297&stateID=43&statename=Texas

What has concerned me for the past ten years is the condition of the El Jardin Hotel. Since the inception of the ordinance, I have raised concern to our commission and the Director of the Downtown District that the owner of this building has been noncompliant with the ordinance but have fallen on deaf ears. The windows are broken and left uncovered and therefore, water, birds, wind, etc enters the building causing further deterioration. If the new commission is serious about helping downtown, begin by enforcing the existing city ordinance so that the owners of historic buildings are more willing to sell or fix their treasures.