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Monte AndersonWilliam F. Beuck IIDeborah CarpenterSgt. Bryan B. CornishJames FurinoJeff HerringtonMark HoestenJay R. JohnsonVan Johnson

Linda BrownDeborah CarpenterRafael CiordiaJohn C. CramerTroy GreenstreetWendy JenkinsVan JohnsonJulia Laxson

Secretary

Julia Laxson *

Lena LilesMarkS. OdnealAlan PierceSteve SpringfieldDarren StokerFrances Tynan *

Randall White *

Joe Whitney

Stephen MianoTreasurer

MarkS. OdnealCarole TwitmyerFrances Tynan

Vice PresidentRandall White

PresidentLinda Wise

Linda WiseCarla WoodAlice Zaccarello

A project of theStevens Park EstatesNeighborhoodAssociation

City of Dallas advisor:Leif A. Sandburg

* Founder

Incorporated April 12,2002, as a 501(c)(3)not for profitorganization

City of Dallas advisor:Leif A. Sandburg

Deborah CarpenterRafael Ciordia

SecretaryStephanie Colovas

Vice PresidentJohn C. Cramer

President

Hon. Laura MillerCity CouncilHon. Mark HousewrightHon. Dr. Elba GarciaHon. Ed OakleyHon. Steve SalazarPlan CommissionRick GarzaClarence E. Gray

MAJOR PATRONSAVW-TELAVBank One TexasTheresa M. Bates and

Jan FinchBenavides RestaurantDeborah CarpenterCarter-BurgessChriston CompanyCity ColorStephanie Colovas and

Alicia LingenfelserCommerce GrindingCorporate Citizen GroupKeith B. Cox - David

Griffin and Co.John C. Cramer and

Roman SmithGoodspaceTroy Greenstreet and

Brent Willmott

Troy GreenstreetVan JohnsonJulia LaxsonStephen Miano

TreasurerCarole Twitmyer

Steven Habgood andKathy Hew tt,Coldwell Banker

Jeff Herrington andRanda I White

HNTB CorporationKatherine HomanIndustrial PropertiesMarc and Tammie

KleinmannThe Land Company,

Reg Land andRafael Ciordia

LARC, Inc.Julia and Tom LaxsonMethodist Medical

CenterMark OdnealOak Cliff Chamber of

CommerceOptions Real Estate

Randall WhitePast President

City of Dallas advisor:Leif A. Sandburg

Deborah CarpenterJohn C. CramerOscar GarciaSophie GuerraJoseph LodorErnesto LopezRosa LopezRosie RodriguezCarole Twitmyer

PDQ PressPinnacle ParkBill Reed, Palmworks

StudioDavid RobbinsRTKL Associates Inc.Sally Johnson,

ArchitectSemos & Co.Southern Dallas

DevelopmentCorporation

Stevens Park EstatesNeighborhoodAssociation

Russell and TishThompson

Carole TwitmyerFrances TynanJoe and Cindy Whitney

VISIONING AND CONCEPTUAL LAND-USE STUDY

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Acknowledgments

FORT WORTH AVENUE DEVELOPMENT GROUPOrganizational Volunteers (1999-2001)

CITY OF DALLAS (PAST AND PRESENT)Mayor Michael Mendoza

Linda WiseStaffRyan S. EvansLeif A. SandburgCarrie GordonLand Use StudySteering CommitteeMonte AndersonLee Bruce

Founding Board of Directors (2002)

LAND USE STUDY REPORT VOLUNTEERSCarole Twitmyer, Author, Randall White, Layout Troy Greenstreet, Proof

Photographer, Renderings David Robbins, Renderings readerJeff Herrngton, Editor Kevin Misak, Graphics Bill Reed, L g

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The districts 34District 1 (Trinity River to Willomet) 35District 2 (Willometto Plymouth) 37District 3 (Plymouth to Pinnacle Park) 41

OUR VISION 47

APPENDICES 48

A map showing the West Commerce/Fort Worth Avenue corridor’sproximity to downtown Dallas, the Trinity River and Interstate 30.

OVERVIEWBoundaries of the project area 4Involvement of nearby neighborhoods 5

THE PROCESSCreation of the Fort Worth Avenue Development Group (FWADG) 7Identification of challenges and assets 7Incorporation of the FWADG 9Staging the West Commerce/Fort Worth Avenue Charrette 10

RESULTS OF THE CHARRETTEConsensus challenges 14Consensus opportunities 17Recommendations 20

CONCEPTUAL PLAN FOR THE CORRIDORObjectives and scope of the plans 24Developmental standards 25Features of the plan 26The large nodes 27Walkability 30The intermediate nodes 31

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Located immediately west of Downtown Dallas, the WestCommerce/Fort Worth Avenue Corridor is defined by diversecommunities and a series of neighborhoods. The area hasexperienced lackluster growth over the past decade, but is nowpoised for significant change due to a number of factors. Theseinclude: the redevelopment of downtown; development of the TrinityRiver Corridor; and most importantly, a grass-roots effort byresidents to improve their neighborhoods and foster a greatersense of community.

The corridor is defined by the G.C. & S.F. rail line, Hampton Road,Remond Road, Westmoreland Road, Pinnacle Park, Davis Street,Stevens Park, Colorado Boulevard and the Trinity River Corridor.

The current view of the downtown Dallas skyline from theintersection of Fort Worth Avenue and South Hampton Road.

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Like many communities around the country, the WestCommerce/Fort Worth Avenue corridor has been marked by yearsof non-comprehensive city planning. Until recently, planning for thecorridor focused solely on individual and separate land uses, basedaround a fragmented traffic framework. This planning nevercomprehensively addressed the needs of either the neighborhoodsor the community as a whole. It is essential that any newdevelopment or redevelopment be coordinated to create a cohesive

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community experience. Otherwise, much of the area will be indanger of losing value through a lack of a competitive edge withinthe local and regional markets. In fact, much of the area isalready exhibiting natural signs of age and wear.

The community has a challenge in planning for the future of thisarea. The various stakeholders (informal and formal groups ofpeople with an identifiable interest in a common goal - everyonewho lives, works, shops, or visits the area) must work together toensure that the area maintains and increases its qualitative valuewithin the neighborhoods and community. The corridor has agreat deal of developed property separated by large areas ofundeveloped land and unmaintained properties. Theseundeveloped areas become of central importance offering thegreatest opportunity for new development patterns and newidentity for both the West Commerce/Fort Worth Avenue corridorand the surrounding communities.

Vacant, and poorly tenanted, spaces have a direct, negativeimpact on neighboring residential areas. Poorly positioned anddeclining office development does not attract a healthy residentialbase. Meanwhile, decaying residential areas will have a directnegative effect on the quality of commercial uses that locate orstay in the area. This planning effort seeks to proactively addressa number of these issues, as well as other developmentconstraints that exist. The constraints include a lack of cohesiveplanning and a lack of coordination of the separately ownedproperties, as well as current zoning. These are a direct result ofthe area’s unregulated and nonintegrated evolution from a largelysuburban fringe neighborhood whose density in select locationscan now be described as “urban.”

INVOLVEMENT OF NEARBY NEIGHBORHOODS

The neighborhood plan presented in this document, reflects the ‘As is” views of various commercial properties along the Westconsensus-based planning process that has been undertaken by Commerce/Fort WorthAvenue corridor.

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the Fort Worth Avenue Development Group, citizens, otherstakeholders and their consultants. These participants haveproactively addressed a wide range of issues and enabled thoseinterested the opportunity to have a profound effect in directingthe future of the community.

Several key elements that the plan addresses include: infill andmixed-use redevelopmenvdevelopment, an improved roadwaysystem, open lands, and improved streetscape. The planpositions the corridor as an active, mixed-use series ofneighborhoods where multiple properties are perceived

increasingly as a single cohesive unit, and where residential andcommercial uses can both thrive.

In the end, this planning effort was directed at making the WestCommerce! Fort Worth Avenue corridor a memorable place to live,work, play, and shop. No longer is itto be just another in a seriesof homogenous decaying suburban developments that peoplesimply pass through. In taking a proactive stance and creativelyplanning how the area can be repositioned along the corridor itselfand in the larger regional market, the Fort Worth AvenueDevelopment Group strives to he p this area reemerge as aunique and identifiable residential, commercial, and retail core.

The Mission Motel on West Commerce,once a motor court bustling with tourist

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An illustration from the first Fort Worth Avenue Summitshowing initial community skepticism.

CREATION OF THE FORT WORTH AVENUEDEVELOPMENT GROUP

This community-based visioning process began in 1999 when threeNorth Oak Cliff neighbors began to re-imagine the retail corridoradjacent to their neighborhood. The process took a giant stepforward when these and other residents decided to publicly presenttheir ideas at the first Fort Worth Avenue Summit in January of2002. Through the Fort Worth Avenue Development Group’s ever-widening and largely digital network, word of the Summit spreadquickly. Soon, more than 120 interested North Oak Cliff and WestDallas residents and business owners attended the presentation ofthe vision at the Oak Cliff Chamber of Commerce.

IDENTIFICATION OF CHALLENGES AND ASSETS

This group identified both challenges and assets/opportunitiesexisting along the corridor. To help describe these challenges todevelopment, they enlisted representatives from local government,law enforcement and code enforcement. They presented asnapshot of the current condition of the corridor. Meanwhile thecore community group focused on the possibilities for the future.

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Some of the challenges facing the corridor identified at thismeeting included:

• Petty crime• Prostitution• Graffiti• Non-code-conforming uses• Poorly maintained road and infrastructure• Uncontrolled trash and illegal dumping• A lack of neighborhood service retail• A lack of greenery and green space• A lack of signage standards• A general overall lack of beauty, continuity and sense

of placeAnother illustration from the first Fort Worth Avenue Summit

indicating neighborhoods involved in the revitalization initiativeThe same group was in agreement on the obvious amenities and at that time. More stakeholders are involved today.development potential existing along the corridor, which included:

• Direct connection to downtown Dallas via the jCommerce Street bridge

fm’.• Proximity to Downtown Dallas and the Trinity River iUar%X~ CommerceAwenu~

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• Strong and diverse single— and multi-family residential .~ EastKesslerneighborhoods to the north and south

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Park Park I• Strong connection to the history of the City of Dallas Estates I I. e cu~r

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• Proximity to the under-utilized Coombs Creek and West Kingseasier HIGhway IStevens Parkgreen spaces ~ oily

• Recent employment and retail development at us Ha~~illsWinnetka WynnewoodNorthPinnacle Park, located at the corridor’s western end Heights

Slides of the current condition of the corridor reinforced the grim

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reality that the officials described with their statistics. A series of“Before and After” photos helped to describe the group’s vision forthe future. The “Before and After” images took existing businessesand properties along the corridor and presented them as they looktoday and then as they might look with some small improvements.For many it was only a matter of cleaning up trash, screeningstorage, applying a fresh coat of paint and installing some smallamount of landscaping. For others, it was the elimination of anillegal non-code conforming use or the addition of a newneighborhood retail building.

In all, greenery, in the form of street trees and landscaping at boththe street and the base of the buildings, and improved streetpaving, were added to the photos. These images dramaticallyillustrated the vision the group had started to formulate for the ________ _____

corridor.

INCORPORATION OF THE FWADG

This presentation struck a cord with those who attended andeffectively galvanized the group to move forward with its vision.Feedback after the summit from elected officials andprofessionals pointed to the need for rezoning along the corridor,as well as the need for a more defined plan and broader base ofcommunity support to achieve the vision.

A land-use study initiated by the City of Dallas would be anecessary step toward rezoning a desired area within the citylimits. However the group wanted to make sure its vision wasreflected in whatever study the city would commission.

The idea of a community visioning charrette, a day-long communitydesign workshop, emerged as a way of further defining communitydesire. It could also provide support for the vision and serve as aprecursor to any City of Dallas initiative. The cost of sponsoringthis charrette necessitated the incorporation of the group as a

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One of the “before” photos with its digitally-altered ‘~after” version byKevin Misak, as shown at the first Fort Worth Avenue Summit. Thesephotos dramatically illustrated how “curb appeal” can impact property

values and inspired hundreds of volunteers to get involved.

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The newly incorporated Fort Worth Avenue Development Group(FWADG) selected board members from existing supportersincluding a liaison to the City of Dallas Planning Department Itthen held a general membership meeting in April 2002.Membership fees and donations provided more than wasnecessary for the sponsorship of the charrette event.

STAGING THE WEST COMMERCE!FORT WORTH AVENUE CHARRETTE

The West Commerce / Fort Worth Avenue Charrette took placeSaturday, October 26, 2002 at the Bronco Bowl on Fort WorthAvenue (see agenda in attachments). More than 600 commercial An illustration from the Fort Worth Avenue charrette.property owners, business managers, community leaders and arearesidents were invited to participate. Including elected officials,volunteers and design professionals, 80 individuals took part inthe six-hour visioning session (see list of charrette participants inAppend ices).

The workshop strategy was prescriptive.

Participants broke into “villages” (or teams) of no more than seven /(7) community members, supported by a recorder and a designprofessional. Commercial property owners, business managers,residents and institutional representatives were broken evenlyamong the teams. Leaders of the charrette provided some basic V

analysis of the area of interest, including street framework andcirculation, green space and use zones, and a general analysis ofexisting districts and context of the area. The also provided ( Pparticipants with a basic understanding of the components of asuccessful, neighborhood-friendly street development, someunderstanding about funding mechanisms and city supportservices, and an understanding about what draws new retaildevelopment to locate along the corridor.

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Through a “Visual Preference Survey,” the participants studiedvisual tools to help them clarify their own understanding of place-making. Then, the leaders let the community identify and prioritizethe challenges and assets of the corridor, clarify their needsaround a “live/work/play” model, and formulate a strategy for thetransformation. Someone recorded each group’s efforts in bothwritten and visual form. Finally, each team presented a summaryof its strategy.

The goal of the charrette process was two-fold. First, identify andprioritize negative (challenges to development) and positive(assets to development) aspects of the corridor, Items at the topof the negative list posed the most potential for transformation ifsuccessfully overcome. Items at the top of the positive listrepresented important and unique aspects of the corridor whosepreservation and enhancement would most contribute to thecreation of “place” and the success of the corridor.

Beginning with a “village” concept and the idea of the corridor asthe potential commercial center of the existing residential andindustrial base, the second goal of the Charrette process was tofocus the team members’ attention on their own daily and weekly Another illustration from the Fort Worth Avenue charrette, a French wordroutines (live/work/play). It also asked them to imagine those for “wagon, specifically referencin~a wagon once used to catty classneeds being met along the West Commerce/Fort Worth AvenueCorridor — to view the corridor as a center serving the varied anddiverse residential and industrial tenants on and near West - - F h ikCommerce and Fort Worth Avenue.

An important tool the participants used in this charrette process 1was the “Visual Preference Survey”. This tool helps those in acommunity to understand their own preferences for the form andcharacter of future development.

This visioning exercise occurs through the presentation of a series dP Fort VVorth Avenue Development Groupof carefully selected photographs arranged by subject areas.

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Participants must identify their preferred development patterns foreach category by affixing stickers to the boards. Initial approachesto overall project identity, architecture, and landscaping werepresented, as were more specific categories including: single-family and multi-family development, retail development, mixed-use development options, office developments, and public spaces.By presenting these different development options in a simple andreadily understandable manner, the participants were able todetermine for themselves what they wanted to see in theircorn mu n ity.

The first part of the visual preference survey focused on theoverall vision for the neighborhood and presented alternatives forproject identity, general architecture style, and landscapearchitecture. Summarizing the results of this portion of the survey,participants indicated a preference for a suburban village settingwith a unique and identifiable character comprising a mixture ofcommercial and residential uses. In addition, there waspreference expressed for a traditional boulevard, urbanstreetscapes, and setbacks of well-designed, natural butmanicured landscapes. (See Appendices for survey boardillustrations.)

The second part of the survey focused on a wide range of buildingtypes, including: offices, retail, live-above-the-shop (mixed-use),single-family, multi-family, and public spaces. Participantsoverwhelmingly supported a mixed-use-development approach(with surface parking) that would offer them the opportunity tolive, work, shop and play within a walkable environment. Therewas also a desire to incorporate a large formal gathering spaceinto the neighborhood. Multifamily developments would buildupon the mixed-use development and include two- to four-storybuildings. If any new single family developments were to takeplace, the survey showed a preference for either “neo-traditional”or suburban housing patterns, which engage the street throughfront porches and pedestrian-scaled design.

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Traffic and transportation issues were of concern to thecommunity and will significantly affect the area’s development.Participants clearly preferred alternative transportation choiceslike bike lanes, pedestrian friendly streetscapes and greateraccess to mass transit options, including light rail.

‘p.A view of a major gateway to downtown Dallasand the histonc Commerce Street Bridge from

West Commerce Street.

In summary, the visual preference survey clearly established thecommunity’s proactive desire to respond to the challenge ofdeveloping a unique identity for a pedestrian-friendly WestCommerce/Fort Worth Avenue Corridor.

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While the community’s existing impression of the corridor wasoverwhelmingly negative, community members were equallyoptimistic about its transformation. This was clear from the equallystrong lists of challenges (negative influences on development),opportunities (positive influences on development) andrecommendations.

What follows is a consensus summary of the work of the seventeams. In each list, the items/issues are listed in order ofimportance and agreement among the teams. A list of otherchallenges named by the teams, but not part of the overall groupconsensus, follow the descriptions of the individual consensusitems.

CONSENSUS CHALLENGES

1. Lack of Retail and ServicesCurrent West Commerce / Fort Worth Ave (WC/FWA)commercial offerings are not reflective of theeconomic and cultural diversity of all of the nearbyresidents and tenants, nor do they adequately servethe day-to-day needs of the community.

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civic leaders and volunteer design professionals.

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2. Lack of Neighborhood-Friendly QualitiesCurrent WC/FWA corridor is not community, orfamily, oriented. It is not pedestrian-friendly, hasfew places to walk to, and few continuoussidewalks. Destination sites are needed.

3. Safety & SecurityWC/FWA is not safe and secure. WC/FWAbusinesses, area residents and through-traffic areall plagued by transients, prostitutes, drug trade,illegal dumping and panhandlers. WC/FWAsubstandard motels contribute to the transient,prostitution, and drug-trade problems.

4. Lack of LeadershipWC/FWA is on the southwest side of the Trinity Riverand split among three City Council districts, two cityand police department jurisdictions and the two A Fort Worth Avenue charrette work team discussinglong-divided communities of North Oak Cliff and preferred land uses.West Dallas. Therefore, WC/FWA is no official’spriority, encounters slow response, is not well-maintained, is overlooked by most resources, andhas no ownership from most city decision-makers.

5. Poor & Decaying InfrastructureWC/FWA infrastructure (bridges, streetlights, streetsignage, intersections, neighborhood interface,public right-of-ways, road conditions, sidewalks,public area maintenance) is in dangerous disrepairand/or unsightly.

6. Lack of AestheticsWC/FWA needs more landscaping, “streetscapi ng,”and nearby green spaces. Unsightly power linesand other items that obscure views must be

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addressed. Currently, medians are cement-only,with no landscaping and no panhandler deterrents.A visual identity must be developed and consistent.

7. Lack of Law and Code EnforcementWC/FWA code enforcement, building quality andmaintenance standards do not achieve theminimums expected by law. The area is plagued bybusinesses operating without certificates ofoccupancy and non-complying practices (such assignage, fences, vehicle storage). WC/FWA vehicletraffic and speed need to be better managed.

8. Lack of StewardshipMany WC/FWA property owners and developers,particularly absentee owners, have little if anycommunity stewardship. Properties are not Charrette work teams developed communitymaintained and a lack of business and community- standards by consensus.watch programs contribute to area crime andneglect.

9. Lack of Cohesive Planning/Sense of PlaceThere is no master plan for land use in the WC/FWAcorridor. Current zoning exacerbates all problems.We should move forward with a strategy thatmaximizes a “village nodes” approach todevelopment.

Rounding out the list of perceived challenges to development alongthe corridor, are the following (this list represents important issueslisted by some teams but not listed unanimously by all teams.)

10. A lack of authentic identity and connection to theimportant history of the area

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11. Few incentives either physical and economic for neweconomic development

12. Lack of access to alternative modes of transportation,including light rail

13. Underdeveloped areas and an abundance of vacantland

14. No on-street parking

15. Limited access to new technologies, such as high-speedinternet and mobile-phone coverage

16. Lack of restaurants and entertainment — area ishindered by the inability to sell liquor by the drink

Charrette work teams also created their ownillustrations recommending traffic flow, retail

CONSENSUS OPPORTUNITIES and residential development and land use.

1. Location, Location, LocationThe WC/FWA corridor offers outstanding access tofreeways and downtown with attractive proximity toDFW Airport, the West End, the Arts District, and theStemmons corridor. Accessibility in and out of thearea is enhanced by crossroads and feeder streets.WC/FWA and its adjacent neighborhoods offer thebest and most-photographed views of theDowntown Dallas skyline.

2. Diverse Neighborhood CharacterNear to WC/FWA are established neighborhoodswith historic homes and an economically andculturally diverse residential population. The area’sresidential communities have character, natural 3topographic beauty and older trees, unlike mostother areas of greater D/FW. There is excellent

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potential for hike-and-bike trails along Kessler Parkway and Coombs Creek.

3. Existing Open Space FrameworkWC/FWA has excellent potential for hike-and-biketrails and “green” pedestrian connections throughthe existing neighborhood parks and proximity tothe Trinity River Greenbelt Park. Planned expansionand development of the Trinity River Corridor willbring the KATY trial across the river and throughCoombs Creek in North Oak Cliff to provide miles ofpedestrian and biking enjoyment. Furthermore, FortWorth Avenue’s existing lOOft right of way providesample dimension for the “greening” of the street — atrue boulevard. Street trees and medianlandscaping can be added while still providing fourlanes of traffic and a turning lane.

4. Existence of Anchor Tenants Charrette participants engaged in exercises toThe WC/FWA corridor is well-anchored by Downtown ~Dallas and the Trinity River Corridor to the east andby Pinnacle Park to the west. These major activitycenters — as well as adjacent neighborhoods — needthe connection of a vital economic corridor. Theyneed a corridor that is like a zipper, knitting theareas together.

5. Authentic and Unique History and CharacterThe WC/FWA area has a rich and, perhaps,overlooked past, revealing both the glamour andsecrets of mid-2Oth Century America. There ismuch history to treasure from pioneer settlementsand the Great Depression (including the ClydeBarrow gang) to FWA as the first major thoroughfarein Texas to head west from the east and thecorridor’s post-WWll automotive, nightclub and

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restaurant culture. Connections to the JFKassassination and scattered architecturaluniqueness augment our shared past.

6. Demographic & Commercial DiversityWC/FWA residents are a demographic mix ofAnglo, Latino, Asian and African-American culturesspanning all economic groups. We have a mix oftraditional and non-traditional families, straightand gay households, original owners and seniorsplus new residents and young singles. We have anice balance of homeowners and renters and wevalue the current and continued mixed-use of lightindustrial, commercial and residentialdevelopments along the WC/FWA corridor. Even preferred building materials were identified

by Charrette participants.

7. Emerging Community Joint Support for the CorridorCommercial and residential property ownerssupport planned, inclusive development along theWC/FWA corridor. They recognize the opportunityfor the area to become a “zipper” that bringstogether diverse businesses, neighborhoods, our“anchor tenants,” and the past with the present. “~MMany community residents know their neighbors, •

are highly educated, socially conscious, and offerboth expendable income and an under-measuredcash economy. This community is supported by thedesign of these older suburbs, whose structuresdirectly address the street, providing opportunitiesfor neighbors to know one another.

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8. Key Existing BusinessesThe WC/FWA corridor already enjoys and valuesthe existence of key, community-mindedbusinesses and organizations. These include area

ort ort Avenue I VISIONING AND CONCEPTUAL LAND-USE STUDYort or h Avenue. evelopment Group

20

banks, schools, churches, Stevens Park GolfCourse, the Main Post Office and Bulk Mail Center,Wedgwood and Virginia Manor Apartments, andbusinesses such as Bank One, Luby’s, FedEx,LARC, Commerce Grinding and, soon, Home Depot.These community partners are viewed as assetsupon which the future can be built.

9. Blank Slate Offered by Many Vacant PropertiesThe future of the WC/FWA corridor is there to bewritten upon by developers and civic leaders whobalance profit and opportunity with vision andcommunity-minded stewardship. WC/FWA hasplenty of available space, a wide boulevard able tohandle alternative transportation and landscaping,and high traffic counts (augmented by traffic on itscross streets of Hampton, Westmoreland, Sylvan,and Beckley plus the parallel 1-30). Opportunity is

1. Strengthen StakeholdersReview consensus recommendations withcharrette participants. Convey recommendationsto neighbors and commercial property owners andbusinesses. Communicate recommendationsthrough media. Invite stakeholders to presentationat 2003 Fort Worth Avenue Summit.

2. Accelerate the Land-Use and Development PlanKick-start city’s land-use study with charretteresults. Develop new zoning and economicenhancements for the entire corridor. Enticebusiness services and big-box retail to the ends ofthe corridor, consumer retail to major intersection

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RECOMMENDATIONS

Charrette participants also offered residential andcommercial density preferences.

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hubs (including upscale restaurants with legalliquor-by-drink and upscale groceries with in-storewine sales) and add neighborhood services andadditional residences to areas all along thecorridor. Use the “node” strategy to develop aseries of villages.

3. Make FWA a Political PriorityUse pressure and public attention to makeWC/FWA a political priority. City, state and federalentities must treat area as a unified jurisdiction.Bring consolidated weight of all relevant agenciesto address crime and safety, code and ordinanceenforcement, non-compliant businesses, trafficmanagement, infrastructure needs, mass andalternative transit, aesthetics, commercial propertyappraisal, sales tax collection, public schoolneglect, community services and pedestrianaccessibility.

4. Create Green SpaceConnect existing public parks, schools andneighborhoods with pedestrian and/or bicyclepaths. Convert the city’s auto pound intoinnovative residential development thatincorporates park space and recreational fields.Establish Coombs Creek Trail. Save open views.Bury utilities. Plant trees and protect current oldgrowth trees. Landscape public right-of-ways.Create more public open space for families andevents. Create streetscapes and visual identity forcorridor.

5. Integrate Existing BusinessesEducate current business and commercial property

A topological map showing the area around theWest Commerce/Fort Worth Avenue corridor.

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owners on value-added improvements they canmake in order to become good citizens,contributing to the community rather than takingaway from it.

6. InvestThe FWADG needs to establish its own investmentcorporation so it can develop the corridor. Thegroup can assess current properties and researchpotential businesses. Potentially create a self-taxing entity that creates a fund to draw on forinfrastructure improvements

7. Honor the HistoryHistorical architecture must immediately be Charrette work teams presented summaries of theirassessed and protected. Area historical archives ideas and recommendations to the full group.need to be developed, consolidated and shared.Streetscape, design, graphics and marketingthemes for the WC/FWA area need to honor thecorridor’s mid-2Oth Century Americana traditionsand tales. Special events need to be developed tobring attention to the area and honor the past.

8. Develop New BusinessesAct as marketing entity for the corridor to augmentthe current balance of businesses by enticingbusinesses to fill the retail and service gaps andpopulation gaps that are not currently beingserved. Maintain neighbor-friendly and truly ‘hA ,~

diverse mixed-used development along thecorridor, creating a model for other urbancommunities to follow. Create a “demonstration”mixed-used development with a nationallyrecognized company.

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9. Create 2003 Program of WorkFrom these recommendations, the all-volunteerFort Worth Avenue Development Group board ofdirectors will shape its 2003 program of work andgoals.

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One of the vacant properties facing Fort WorthAvenue and backing up to Interstate 30.

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OBJECTIVES AND SCOPE OF THE PLANS

The next phase in the planning process saw the FWADG take theinformation generated by the community teams at the charretteand create a rough draft of a conceptual plan with developmentalstandards. The main objective was to create a neighborhood planand a framework for development that supports a range ofdensities and land uses, and at the same time creates pedestrianactivity, street life, and a sense of community. The conceptualplan addresses:

quality of life and sense of community;

A digitally-enhanced photograph by artist KevinMisak showing the possible appearance of the

Fort Worth Avenue corridor from Hampton Road.

• overall land-use relationships;

• ability to create synergies of use;

• appearance, visibility, and distinction of development;: -

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• local and regional transportation system dynamics andtraffic patterns;

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• existing and future public infrastructure andstreetscape improvements;

• location of activity centers; and

• amenity, open land, and landscape opportunity zones

DEVELOPMENT STANDARDS

The accompanying development standards seek to address issuesof place and place-making using the following as guides

Memorable Successful mixed-use places arememorable

Authentic They generate experiences that areauthentic

Experience They are not about product but anexperience

Orchestrated They are planned to be visuallyorchestrated

Unexpected However, they allow for theunexpected

Creativity Their blend of uses and densityneeds creativity

Place Their strength lies in the quality ofthe place

Market And a planning strategy tied to themarket

25

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First-draft analysis, recommending five districts with distinct “village” character.

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26

Collaboration Success depends on thecollaboration of all

The hallmark of the conceptual plan is connectivity. Thecenterpiece is the transformation of the West Commerce / ForthWorth Avenue Corridor into a beautifully landscaped, vibrant andinteresting boulevard that connects the surrounding communities.It will accomplish this by providing new pedestrian-friendly retailand commercial development opportunities organized in nodesalong the length of the corridor while at the same time supportingexisting legal businesses.

The plan strives to connect a developing urban Downtown Dallaswith a growing light-industrial and big-box retail center at PinnaclePark and the thriving neighborhoods on either side of the corridor.It builds on the proposed transformation and development of theTrinity River Corridor, the improvements just initiated alongSingleton Boulevard in West Dallas and the first of three proposedsignature bridges that will connect Woodall Rogers Freeway toSingleton Boulevard in West Dallas, just north of the Fort WorthAvenue Corridor.

FEATURES OF THE PLAN

The main features of the conceptual plan include:

Village Nodes — A series of large, commercial nodeswhere activity and development are concentrated.

Gateways — Two gateway nodes that define theboundaries of the corridor.

Events along the Street — Several intermediate“events” or nodes that mark the main pedestrian

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Another first-draft analysis, showing the immediate, adjacent residentialneighborhoods, important intersections, and existing green space.

CONCEPTUAL LAND-USE STUDY

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connections between residential neighborhoodsacross the corridor and Interstate 30.

Distinct Districts — Three districts distinct indevelopment and use-mix, as well as in character.

The Green Boulevard — A reconfigured, landscaped,pedestrian-and car-friendly Fort Worth Avenue thatserves all of the surrounding communities.

Pedestrian Connections — A grid of enhancedpedestrian-friendly streets including the corridor butextending across the corridor to link existing parksand green space amenities on both sides of it.

Light Rail — Location of possible light-rail stops alongan existing rail line, with pedestrian and car-orientedlinks to the surrounding neighborhoods.

Development Opportunity Zones - Designation of thecity car pound, the city police car repair shop as wellas several vacant properties along the corridor asdevelopment-opportunity zones.

THE LARGE NODES

The plan identifies several important nodes established by theexisting street grid, the existing development pattern and thenatural topography. These nodes (or activity centers) are markedby a red or orange star and are located where West Commerce /Fort Worth Avenue intersects with Sylvan, Hampton, andWestmoreland. The two important gateway nodes - Beckley on theeast and Davis on the west - are indicated by purple arrows.

Beginning at the eastern end of the corridor, the intersection of

A first-draft illustration showing traffic thorough-fares adjacent to the corridor.

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Beckley and West Commerce marks the gateway to the corridorfrom downtown and the corridor’s connection to the proposedTrinity River parklands. It is important as a threshold, a place todistinguish the corridor as distinct from downtown. However, asBeckley currently passes under the Commerce Street bridge, theintersection is not desirable in its current configuration. Areconfiguration would clarify this intersection and help to definethis as a gateway, as well as create better developmentopportunities for the nearby properties.

Designated by an orange star, the next node west, at SylvanAvenue is identified as a “75 percent” retail intersection . Retailthrives on visibility. Corners at an intersection have greatervisibility than locations along a street. The cliff that rises on thenorthwest corner of the intersection, though a wonderful andunique asset to the character of the corridor, makes that cornerundesirable for retail development. However, the remaining threecorners are quite desirable and partially developed.

Two factors do hinder pedestrian improvements to Sylvan Avenue,which is currently a four-lane road at its intersection with FortWorth Avenue. First is the existence of the cliff, which doesn’tallow room at its base for a sidewalk along both Sylvan and FortWorth Avenue. Second, and more importantly, is the older stonetrain trestle underpass four blocks north of Fort Worth Avenue onSylvan that narrowly fits four lanes of traffic and allows nopedestrian access. These two aspects limit the north/southconnectivity that Sylvan provides. Changes to improve theseconditions — though costly — would improve the commercial andpedestrian life of Sylvan and thereby provide better automobileand pedestrian access to the corridor and to surroundingcommercial and residential areas.

The corridor’s intersection with Hampton Road marks the first oftwo “100 percent commercial / retail nodes” (designated by the

Elected City of Dallas officials and Fort Worth Avenue DevelopmentGroup volunteers at the second Fort Worth Avenue Summit.

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red stars). This intersection has the most developed retailinvestment along the corridor with good reason. Hampton is amajor north/south corridor for commuters living in Oak Cliff andfar South Dallas, connecting them to Interstate 30 and north ofthe city center. Also, upon crossing the Trinity River, HamptonRoad becomes lnwood Road, a major thoroughfare in NorthDallas. Though recent improvements to corner properties includingupgraded storefronts and landscaping are evident, the conceptualplan strives to establish standards for existing businesses as wellas guidelines for new development that will define a uniformquality standard for all. This will, in turn, support and enhance thesuccess of the corridor.

Westmoreland Avenue is the second “100 percent” corner alongthe corridor. Though all four corners are currently underdeveloped,the development of all four corners is not obstructed by anynatural impediment. There is less north/south traffic onWestmoreland than on Hampton Road because it does notcurrently connect to Interstate 30. However, Westmoreland doeshandle a fair amount of daily commuter traffic which makes itattractive for retail and commercial development. In addition,upon crossing the Trinity River, Westmoreland becomesMockingbird Lane, another major North Dallas thoroughfare whichpasses through the Medical District and the entrance to DallasLove Field.

Davis Street is the last link in the string of large nodes along thecorridor. Davis’ Y intersection with Fort Worth Avenue is unique inits configuration and creates a natural kind of threshold or startingpoint for the corridor and Davis Street coming from the West. Infact, this ‘Y’ has historical significance as the location of Sivil’s —

the first drive-in restaurant in Texas — which lasted until the early1970s.

Davis Street going east runs through the heart of several North

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Proposed master plan illustrating the community’s recommendationfor a green boulevard punctuated by a gateway abutting the Trinity

River and three retail villages to the west.

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30

Oak Cliff neighborhoods and is the next closest commercial strip(though very small in development scale) south of Fort WorthAvenue. Heading west, Davis joins Fort Worth Avenue andconnects Dallas with the suburbs of Grand Prairie and Arlingtonand eventually the city of Fort Worth. The triangular green spacecreated by the Y intersection of the two streets marks theentrance to the Pinnacle Park development and lends itself towonderful possibilities for marking the beginning of the corridordistinct from the west.

WALKABI LITY

The five nodes created by where Fort Worth Avenue intersects withBeckley, Sylvan, Hampton, Westmoreland and Davis set up animportant framework for developing the desired pedestrian-friendly neighborhood development. However, these nodes existdue to conditions that have more to do with the operation andscale of car-oriented development. As previously stated,community members were clear about their desire for a morewalkable, pedestrian-oriented development.

This objective was achieved through the understanding thatwalkability, scale, and human attention span, or interest, are keyto the success of any pedestrian-oriented development. Anaverage person will walk comfortably for about five minuteswithout some visual stimulation or interesting event. That personmight extend the walk to ten minutes to reach an intendeddestination.

This defined walking distance translates to about 1/8 mile for afive-minute walk and just under a quarter-mile for a ten-minute I ii I ________________Iwalk. These distances were overlaid on each node and arerepresented by the black concentric circles. If the large nodesrepresent concentrated activity centers, the circles illustrate thedegree to which a person is willing to walk to get to the activities

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An illustration by Carole Twitmyer reflectingFort Worth Avenue road width and unsi~htIy

utility lines.

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(shopping, entertainment) located at the node.

Climate is an important factor to consider when creating awalkable environment in Dallas. During a large part of a typicalyear, shade from the brilliant light and heat of the North Texas sunwill be a deciding factor for any pedestrian along the corridor. Theprovision for shade both built and natural is an important additionto the corridor and a factor in its future success.

THE INTERMEDIATE NODES

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The measure-of-walkability exercise revealed gaps along thecorridor between the large nodes. It pointed to the need for someintermediate nodes or “events” that would not necessarilycompete with the larger activity centers, but would provide interestand enhance the walkability of the corridor as a whole. (Theseintermediate nodes are designated on the map by the violet dots.)Further investigation revealed that these intermediateintersections tended to be at those locations along the corridorwhere the residential neighborhoods to the north and south of thecorridor come closest together.

The first walkability gap going west from the Trinity River occurs atthe Y intersection where Fort Worth Avenue begins and WestCommerce veers to the right (north). The uniqueness of theintersection — combined with its proximity to the rail line to thenorth and important employment centers like the Central DallasPost Office — make this a great opportunity for an enhancednorth/south pedestrian connection. The unique parcels created bythe Y intersection lend themselves to interesting building formsthat would help to mark the importance of this connection. Theaddition of special landscaping, lighting and enhanced pavingwould create the desired pedestrian environment. Furthermore,enhancing this north/south connection to the future light rail stopwill help this district achieve the charrette team’s goal of

An illustration by Carob Twitmyer showing thesame cross-section with streetscaping and traffic-

calming enhancements.

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maintaining current employment centers and attracting newresidential and employment developments by providing access tomass transit and by alleviating future parking pressures.

The next walkability gap along the corridor occurs between theSylvan and Hampton nodes. It is here where the corridor andInterstate 30 run parallel and then cross; Fort Worth Avenue goesover Interstate 30, which is in a canyon below. This segment alsomost closely connects a rather isolated West Dallas neighborhoodto the north with the Stevens Park Estates neighborhood in NorthOak Cliff.

Only one secondary street from the original street grid in thissegment — Edgefield Avenue — survived the creation of Interstate30. Even so, Edgefield does not make a direct connection acrossFort Worth Avenue but jogs to the east before continuing along toconnect with West Commerce to the north. Edgefield Avenue isalso an important link between the Coombs Creek and KesslerParkway to the south of the corridor and Edgefield Park to thenorth. It is for these reasons that the Edgefield node is not adesirable location for large retail development. A mixed-usedevelopment with some neighborhood service retail and a strongemphasis on new higher-density residential infill would beappropriate. This is the best location for an enhanced pedestrianconnection between the north and the south that could includeupgraded paving, landscaping, lighting and more street trees thatcan provide beauty and shade on both Fort Worth Avenue andEdgefield.

Another tenuous and indirect connection can be made viaPlymouth and Vilbig by way of the Fort Worth Avenue bridge acrossInterstate 30. While this is not the direct connection desired byretail and commercial development, it does provide a connectionthat could be made to accommodate pedestrians connectingacross the corridor. In the current state, the pedestrian path

A thoroughfare illustration with the addition of screened parking, urbancorridor-style residential options, and retail uses.

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across the bridge does not feel safe (sidewalk is too narrow,guardrail doesn’t provide enough of a sense of security at theheight of the bridge) though the experience of crossing the bridgeis surprisingly beautiful.

33

Ideally, a separate, five-six-foot pedestrian walkway would beadded to the bridge on the south side only allowing saferpedestrian crossings. In this way residents from the northernneighborhoods could access the parks and trails to the south byFort Worth Avenue at Vilbig. They could also come along the southside of the br dge on the new pedestrian walk and turn south onPlymouth to access the parks. Plymouth to the south runs almostthe full length of the Stevens Park public golf course. The crossingat Vilbig would then require enhancements like improvedsidewalks and crossing paths, landscaping including trees froshade and Hg ting for safer pedestrian crossing. This connectionpresents obvious benefits to both of the neighborhoods it seeks toconnect.

Vilbig borders a large property occupied by the city car pound andwas identified by the charrette teams as a potential opportunity formixed-use residential and greenway amenity development. Thecurrent 24-hour use of the pound is incompatible with theresidential neighborhoods that surround it. Converting most of thisproperty to residential development would help to strengthen andstabilize the existing neighborhoods and provide much neededresidential density required to support the retail developmentalong the West Commerce/Fort Worth Avenue corridor. Thecharrette teams also felt that a smaller portion of the parcelshould be set aside for a greenway/park or open space, giving thenew, larger neighborhood some much-needed green publicamenities.

The other walkability gap occurs between Hampton andWestmoreland just about at the property soon to be occupied byHome Depot. Here again, it is along this segment that two

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residential neighborhoods come closest across the corridor.Enhanced pedestrian connections at both Bahama andWestmount will give important pedestrian access to the StevensPark School and Westmount Park for the southern neighborhoods,and access to Stevens Park public golf course and Coombs CreekGreenway for the northern neighborhoods. Furthermore, theseenhanced connections frame the future development of the HomeDepot property. The charrette teams envision this large parceldeveloped to include retail and restaurant amenities that arefurther supported by some more dense residential offerings.Providing enhancements at both locations will provide strongsupport for neighbors to walk to this destination.

Delineating these pedestrian connections as “events” in thelandscape along the corridor will help to create interest and aunique character for the corridor. It could also help to organizebus coverage for this corridor by providing more frequent stops atthese locations to help concentrate pedestrian activity to the saferpedestrian oriented intersections. It is hoped that smallneighborhood service retail is also concentrated at theseenhanced intersections allowing neighbors from both the northand south an opportunity to walk to these services. These mayalso be opportunities to refer to the rich history of the corridor andin turn help to further unite north and south through a sharedhistory.

THE DISTRICTS

Once the large and intermediate nodes were defined, the districtsseem to naturally define themselves. A simplified version of thepreliminary analysis emerged with three mixed-use districts ofvarying make up and character replacing the five original districts.

The preliminary analysis of the corridor presented to theparticipants at the charrette divided the corridor into five districts;a Pinnacle Park Business District from the intersection of Fort

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Worth Avenue and Davis extending east to Westmoreland, aResidential District from Westmoreland to the Home Depotproperty, a Mixed-Use District from the Home Depot to the bridgeover Interstate 30, a Transitional Mixed-Use District from thebridge at Interstate 30 to Sylvan and a Gateway District fromSylvan to the Commerce Street bridge.

The revised analysis of the corridor that took into account theinput from the charrette teams calls for mixed-use developmentalong the entire corridor, but grouped into three districtsdistinguished by the mix of uses and the aesthetic character ofeach. Foremost in the teams’ vision for the corridor was a series ofplaces unique in character from other commercial strips insuburban Dallas and distinguished by ties to local history andtraditions. To this end, the teams’ work and desires suggest asurvey of existing buildings to be initiated to assess possiblehistoric value and potential for preservation. The aesthetic!development guidelines might take their cue from what historicbuilding fabric, if any, is left.

DISTRICT I

District 1 (hatched in lavender on the map in the Appendices, onpage 51) is bounded by the Trinity River to the east and Willometto the west and includes both the Beckley and the Sylvanintersections not including the top of the cliff at the northwestcorner of Sylvan. This is the oldest section of the corridor asevidenced by the proximity of the buildings to the street. Thoughsome of this proximity is due to a widening of the street over theyears, many storefronts connect directly to the sidewalk at thestreet. Several still have old-fashioned, head-in parking from thestreet. In areas where the street paving is poor, the original redbrick paving is evident.

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allowing the most intensive industrial uses. A residential trailerpark operates as a non-conforming use. Also existent are severalhotels built in the 1950s that are in decay but still operating at asubstandard level. A substantial amount of street front isundeveloped, while the rest of the businesses fall into the IM andlR zoning category. The Sylvan exit on Interstate 30 is the first exitout of downtown going west and plays an important role in thedevelopment of the Sylvan/Fort Worth Avenue intersection andthis district due to this connection.

For this district, the desire of the many charrette teams was to seemedium to high-density mixed-use development that respectedexisting legitimate businesses but gave incentive for more mid-risecommercial and residential development. Development guidelinesshould support Beckley as the gateway to the corridor fromdowntown and strengthen Sylvan as a retail anchor for this district.

However, this district was envisioned to be the most denselydeveloped of the three and to have the most urban character dueto its proximity to the Trinity River, the Justice Center andDowntown Dallas. The density of development envisioned for thissegment would create a corridor of consistent developmentbetween Beckley and Sylvan. The mix of uses should lean more tocommercial and other compatible uses, with some smaller amountof residential most likely along the Trinity River or in multi-leveldevelopments.

In this district, the buildings should front the street and directlyconnect to broad (8-15 foot) sidewalks. Street trees should linethe street edge, and on-street parallel parking should be provided.Other parking should be in lots behind the buildings or indesignated parking structures. The median should be widened toallow trees and landscaping. This district should have an overallurban feel in its street/building configuration, as well as in itsaesthetic.

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IIn many areas of the corridor~ the Fort

Worth Avenue Development Group wantsto create neighbor-friendly environmentswith traffic-calming elements, street-level

retail, increased residential units andattractive streetscaping.

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Though a denser urban character is desired in this district, thecharrette team members were careful to allow for public access tothe Trinity River Park System and above all to control the buildingheights so as not to obstruct the view of Downtown Dallas for asmany as possible. A view corridor controlling building heights alongthe corridor in sight of the downtown view was proposed.Unlimited development and privatization along the entire TrinityRiver edge was also seen as undesirable.

Many ideas emerged for the conversion of the undeveloped land.Some thought that the proximity to the justice center would makeoffice development appropriate. Some thought that an urban upscale grocery store would benefit residents on both sides of thecorridor as well as those across the Trinity River in the City Center.Some suggested that the land owned by SMU could possibly bedeveloped as a satellite school or an educational center forcontinuing education. Others thought an educational center basedon a partnership between SMU and Methodist Hospital wouldbenefit the community. Still, all felt that the inclusion of residentialoptions was essential to the mix.

Last but not least, many of the charrette team membersexpressed a desire to preserve the hotels and perhaps bring themback to their former glory. All agreed that the current problemswith prostitution, drugs, and petty crime are linked to theexistence of these substandard hotels, but all also remarked upontheir unique, kitschy, historic appeal and felt that they might beworth rehabilitating. These ideas reflect some of the charretteteams’ desired uses for this district and lay the groundwork for theredefinition of the allowed uses and the beginnings of designguidelines in District I.

As Dallas CityCouncilwoman Dr. Elba

Garcia says, “We alldeserve nice.”

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District 2 (hatched in orange on the map on page 51) is boundedby Willomet to the east and just across the Interstate 30 bridge

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38

beyond Plymouth to the west. Included in this district is also theproperty along the north side of Fort Worth Avenue from the cliff atSylvan to Willomet. This property is included in District 2 becauseof its geographic challenges and its physical disconnection fromSylvan. This district is marked by residential neighborhoods inclose proximity on both the north and the south sides of thecorridor.

This district contains no large nodes and only two intermediatepedestrian nodes. This is one of two locations where residentialneighborhoods to the north and south closely align with thecorridor. The property fronting the corridor is currently zonedpredominantly CS though many of the lots are too narrow and tooshallow for today’s commercial development due the diagonaldirection of Fort Worth Avenue across the north / south-orientedresidential street grid. Development on the south side of thecorridor is limited somewhat by sloping topography and theproximity to the Interstate 30 canyon which runs parallel to FortWorth Avenue along this segment.

A small neighborhood commercial center dating to the 1910s or1920s at Castle and Winnetka struggles, yet remains to serve theneighborhood adjacent to the north. Several nondescriptsubstandard hotels, a non-conforming trailer park, tire and usedcar sales and repair shops round out the unusual mix of usesalong this segment of Fort Worth Avenue. Much of the property tothe south and the north is undeveloped.

The lack of direct vehicular access across the corridor at this pointinhibits the creation of the all-important node to entice retail andcommercial development. This combined with the psychologicaland physical barriers created by the cliff to the east, the Interstate30 bridge to the west, and the proximity of the establishedresidential neighborhoods make this district less than desirablefor retail development other than small neighborhood service type.However, the unsurpassed view of Downtown Dallas offered by the

Fort orth Avenue I VISIONING AND CONCEPTUAL LAND-USE STUDY

Inflil residential housing and street-level retail fIt nicely alongurban corridors, respectfully blending new construction with

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cliff and the street itself, the existing residential base and the lackof crossing vehicular traffic make this area ideal for residentialdevelopment.

For these reasons District 2 is designated as a mixed-use districtthat is predominately residential, with some small neighborhoodservice-oriented retail/office uses at the street. The teams felt thatallowing for more residential development along this portion of thecorridor, would strengthen the existing neighborhoods to the northand help to create a pedestrian connection between the north andsouth neighborhoods that was safe and accessible. A strongdesire to preserve remaining bits of unique physical history —

including the cemetery where Clyde Barrow is buried — the historicneighborhood commercial center at Castle and Winnetka, and the1950s era Ranch Motel, was also expressed.

District 2 is different in character than District 1, and the charretteteam members were clear that a distinctive aesthetic characterdefine this district. Buildings should still front the corridor withminimum to no setbacks. Broad sidewalks should connect tobuilding faces wherever possible. And since the potential for An environment thatresidential development along the street would exist and should encourages alternativebe encouraged, the street configuration should reflect this desire. a’~ ~ - transportation enlivens ~

i corriao~ decreases fossilfuel demand, and reduces

This street configuration should offer more protection for pollution.pedestrians; a kind of separation from the traffic traveling alongthe corridor. This means on-street parking, street trees and treelawns separating the broad sidewalk from the Street.Reconfiguring the current six-lane road with a median to a four-lane road with a broader landscaped median and on-Streetparking would allow for safer pedestrian crossings. Or alternately,the use of a one-way slip road with a small median alongside afour-lane road with a broad landscaped center median mightprovide the protection and separation that residentialdevelopment along the corridor might need. The charrette teamsimagined this as a more quiet and serene segment of the corridor

ort ort~ Avenue VISIONING AND CONCEPTUAL LAND-USE STUDYort orth Avenue evelopment roup

40

in comparison to the other two districts.

It is within District 2 that the views of Downtown Dallas are at theirbest. Here again, the teams were careful to limit building heightsto four stories on the cliff and the north side of the corridor so asnot to obstruct any views of Downtown Dallas and to be sensitiveto the existing single-family neighborhood.

However, because of the orientation of the street towarddowntown and the proximity to Interstate 30, team members feltthat four-story height restrictions were not necessary on the southside of the corridor. Some team members suggested that theseproperties between the corridor and Interstate 30 might makegood locations for some mid-rise residential development thatwould take advantage of the views of downtown to the east andover the tree tops of North Oak Cliff to the south. Though thecurrent mostly single-family residential areas are stable, allacknowledged the need for more residential density in order tosupport the quality of retail and commercial development thatteam members envisioned for the corridor.

An environment that stimulatesvibrant street life enhances the qualityof life and attracts businesses, which

in turn add to a city’s tax base.

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Since key aspects of the vision for the corridor are the ideas ofinclusion and diversity, residential developments that will appealto a broad range of economic and demographic levels is importantto the charrette team members. All agreed that grouping thedifferent economic levels was not the best way to provide the fullyintegrated community that is desired, and that that approachsometimes compromised issues of quality. Some members feltthat a better solution was to require a mix by percentage in alldevelopments, thus providing quality development for all.

Last but not least, the team members felt that given the amount ofavailable undeveloped land along this segment of the corridor,District 2 should include some public green space. Ideas included

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upgrading the existing cemetery to include some additionalparkiands and developing a park that would include public spaceson the cliff to allow all to share in the spectacular views.

DISTRICT 3

District 3 (hatched in red on the map on page 51) extends fromjust to the west of the 1-30 Bridge to Pinnacle Park at Davis Street.This district contains the two “100%” Large Nodes at HamptonRoad and Westmoreland Road, the Gateway at Davis Street andtwo Intermediate Pedestrian Nodes at Bahama Drive andWestmount. Avenue. It is the largest in corridor length of all of thedistricts. The properties in District 3 are zoned predominantly RR(Regional Retail) and MF (Multifamily District) with some CR(Community Retail).

This district contains both the most retail and the most residentialdevelopment in a mix that most closely approximates the intent forthe whole corridor. The more intensive retail development existingat the intersections at Hampton and Westmoreland is easy tounderstand as these roads are heavily traveled north/southcorridors and Hampton is the second exit on Interstate 30 goingwest from downtown. The fact that all four corners aretopographically available and that they are currently developed,make them 100% intersections and ideal for more intensive retaildevelopment.

Surrounding these large retail-oriented intersections is a mix ofstrip center convenience retail, substandard hotels, fast food,small office, storage, used car, tire, and car repair shops. Very littleof the available land along this portion of the corridor is vacant.Though a few large vacant parcels do exist, this portion of thecorridor shows the most vibrancy in its mix of uses and its landdevelopment though there is much room for improvement.

Other urban areas of Dallas havealready benefitted from careful mixed-

use development planning.

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In addition to the existing retail are several well-maintainedgarden-style apartment complexes and one mid-rise apartmenttower for disabled residents and seniors. In this district are thesecond and third areas where residential neighborhoods connectacross Fort Worth Avenue. These connections occur in betweenthe large nodes and the intermediate nodes, between HamptonRoad and Bahama Drive and Westmoreland Road and WestmountAvenue.

District 3 also contained the only purely entertainment venuealong the corridor, the Bronco Bowl. For years the Bronco Bowlplayed host to a number of musical acts big and small as well asproviding other distractions and amusements for many growing upin Dallas. It was the intent of the charrette teams to providesupport for this landmark by allowing sympathetic development tosurround this property. The creation of an entertainmentdestination with restaurants, entertainment retail, and a smallmovie theater mixed with some denser residential developmentwas imagined.

However, the Bronco Bowl property has changed hands since thecharrette. Currently, the 14-acre Bronco Bowl property is in theprocess of becoming a regional and community retail center thatincludes a Home Depot, two sit-down restaurants, a neighborhoodbank and some other neighborhood service and regional retailtenants. Though many will miss the Bronco Bowl as a uniquemusic venue, the new retail development has brought attention tothe development potential existing along the corridor and hasbecome a catalyst for further improvements.

Though this development represents a significant change in useson this property, it does not represent a significant change in thebasic planning approach to District 3. Originally, the charretteteams envisioned District 3 as a mixed-use district with moreemphasis on neighborhood service and amusement retail at the

Walkabie commercial corridorsare more successful when they

are accessible to nearbyresidential neighborhoods and

vehicular traffic.

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ground level with residential above. The Bronco Bowl served moreas an entertainment destination that could be enhanced by theaddition of some destination restaurants and shops. Thetransformation of the property from an entertainment use to aregional retail use creates a destination opportunity of a different Truly diverse, commercial corridorssort. The pedestrian and car traffic that the Home Depot will welcome .?JJ groups and enhance the cjuali~’create will attract restaurants and shops that want to capture this of life ora.market. So, for the same reason that the teams wished to supportthe Bronco Bowl as an entertainment destination, they will supportthis redefined retail destination.

It was the consensus of the charrette teams that District 3 bedistinguished from District I in that developments incorporatebuildings of the type that mix uses and strengthen neighborhoodsso as to serve local needs. (District I would have a more urbandevelopment pattern and perhaps serve more regional and citycenter needs that take advantage of the proximity to downtownand to the proposed Trinity River improvements). District 3 issurrounded by stable residential development to the north and thesouth. The teams were clear in their desire to providedevelopment zoning and standards that would support theseneighborhoods without adversely affecting their quality of life.

To this end, the teams preferred to control the building heights tofour stories at the street with building setbacks that allowed for asmall tree lawn or planting strip with street trees at the curb ofFort Worth Avenue, a minimum four-foot-wide sidewalk, a plantingstrip for screening at the base of a building or in front of a parkingarea, and/or a single aisle of parking in front of the building thatfronts Fort Worth Avenue. The teams wanted to avoid typicalbuilding patterns that allow a stand-alone, single-story buildingplaced at the back of the lot with unscreened and under-landscaped parking lots extending from the Fort Worth Ave curb tothe building face.

ort venue VISIONING AND CONCEPTUAL LAND-USE STUDYort orth Avenue Developme t roup

44

The teams find the typical retail development pattern to beinefficient and ugly. The same uses and parking requirements canbe accommodated by bringing the building to the front of the lotand moving the parking to the side and behind the buildings.Furthermore, grouping the buildings together and building multi-levels provide several community opportunities.

Building more levels closer to the street provides more leasablespace. A four-level building might provide retail at the groundlevel, a combination of office and residential on the second leveland more residential above. Allowing for vertical stacking of usesmakes more efficient use of the available land. The density of thistype of development also justifies the expense of parkingstructures which keep cars out of view. Once cars are secured outof view, the street and shopping environment becomes morepedestria n-friendly.

With the stacking of uses also comes the possibility of sharedparking between uses that typically operate at different timesduring the day. Sharing the parking for office and residential uses,for instance, can cut the number of parking spaces required, thususing less land for parking and more for revenue-producing uses.

Team members agree that current parking requirements andstandards for parking lots create unsightly continuously pavedareas with no “green” relief. The City of Dallas’ parkingrequirements do not currently allow shared parking betweenresidential and any other use. It is the hope of the teams to makesome new provisions for shared parking for all districts along thecorridor and to raise the aesthetic standards for the creation ofany parking lot along the corridor.

Because retail thrives on itself, the provision for more retailcreates synergies that help define this area as a shoppingdestination. And, because retail requires a certain residential

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upscale neighborhoods ofNorth Oak Clif~ the West

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appears today (above) couldbe transformed into a

vibrant, urban corridor.Similar transformations havealready taken place in many

other American cities (atright).

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density to survive, the addition of denser residential development,along with the retail and office, is essential to support the type ofretail mix that the teams desire.

Bringing the buildings closer to the street — and closer to thestreet trees, the tree lawn and the broader sidewalk — helps toenclose and define the street edge as a pedestrian-friendly realm.Most of the neighborhood resident members of the teamsexpressed a desire to walk from their homes to shops andrestaurants on the corridor. All team members desired a corridorthat was beautiful and felt safe to walk along. Three- to four-storycontinuous buildings and landscaping will provide containment,appropriate scale, beauty, and shade for both the passerby in acar and the pedestrian.

Last but not least, issues of security and safety are addressed bythis type of more efficient building. Building closer to the streetallows passive policing by the street traffic. Light provided bypedestrian street lighting helps with nighttime visibility. Bystacking uses that have different or opposite occupancy timeframes, the area or property gains a range of pedestrian activitiestaking place over a broader range of time during the day. Addingresidential uses (which typically occupy the building during theevening through the morning hours) above retail or office uses(which occupy the building during daytime business hours)provides a passive security system. The residential occupantsprovide “eyes on the street” during times that typical retaildevelopment is unoccupied.

Clearly defining the pedestrian realm from the automobile, anddesigning the public space with the pedestrian in mind, keepspedestrians safe. Putting pedestrians along the corridor providesanother level of activity beyond the automobile and helps to definethe area as a neighborhood shopping destination. Providing forpedestrian activity has the added benefit of neighbors and

Fort

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neighborhoods strengthening their bonds through casual contactin their daily lives. One of the best defenses a neighborhood canhave is knowing who belongs and who doesn’t. Suspiciousactivities are more likely to stand out in neighborhoods that knowone another.

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In summary, after a three-year process, participating stakeholdersassert the following, prioritized goals for the West Commerce/FortWorth Avenue corridor:

MAKE IT VIBRANT

• Create a vibrant retail/restaurant/residential/commercialcorridor that reflects the economic and cultural diversity of allnearby residents and draws on its unique location betweendowntown and Pinnacle Park.

• Create a walkable family and community-oriented series ofdestinations that refer to and strengthen our uniquecommunity history and character.

MAKE IT SAFE

• Make this new series of destination villages code compliantand safe from crime for both businesses and area residentsalike.

• Strengthen and build the network of current business ownersin order to provide better onsite community leadership.

MAKE IT GREEN

• Create a grand, tree-lined and landscaped boulevard that bothcars and pedestrians can enjoy.

• Create a parks, trails and greenway system that connectsexisting parks (Kessler Parkway, Stevens Park, WestmountPark, Kidd Springs, etc.) and park plans (Coombs Creek, TrinityRiver, KATY trail, etc.) with tree-lined pedestrian- and bicycle-friendly streets.

MAKE IT BEAUTIFUL

• Create a master plan that guides new and existingdevelopment to enhance the street experience as well asprotect the brilliant views and unique topography/naturalbeautyofthisarea.

• Raise the standard of attention to existing public infrastructure— including bridges, street lights, utility structures, sidewalksand intersections — to a level that contributes, not detracts,from the overall street experience.

MAKE IT ACCESSIBLE

• Provide area residents transportation choices besides the carthat include bicycle trails, improved bus route coverage,downtown trolley/shuttle, commuter rail and light rail.

• Ensure availability of various new technologies that provideconnection beyond our immediate neighborhoods.

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VISIONING AND CONCEPTUALFort ort Avenue ,ievelo.ment Group

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Appendices

48

For more information:Fort Worth Avenue Development Group

P.O. Box 225337Dallas, T)( 75222-5337

www.fortworthavenue.org

Fort orth venue LAND-USE STUDY

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West Corn

Monte Anderson, Options Real EstateBarbara Barbee, Beverly Hills neighborhoodJames D. Barnes, Stevens Park Estates neighborhoodAnn Beytagh, Southern Methodist UniversityClifford A. Booth, SWPG / The Bronco BowlGloria Brown, Fred Douglas neighborhoodLee Bruce, Genesis GraphicsJohn Cappello, West Dallas Chamber of CommerceMary F. Caraway, West Kessler neighborhoodDeborah Carpenter, Western Heights neighborhoodJames Cinquemani, 2412 HardwickRafael Ciordia, Kidd Springs neighborhoodJohn W. Collins, 901 Fort Worth AvenueRudolph Colorado, Crystal Rose BridalRudolph Colorado Jr., Crystal Rose BridalStephanie Colovas, Stevens Park Estates neighborhoodJohn C. Cramer, Hampton Hills neighborhoodErich Dohrer, RTKL Associates Inc.Jesse Elguea, Benavides RestaurantJose Falcon, Oak Cliff KiwanisRuben Flores, 2601, 2605, & 2727 Fort Worth AvenueMary Garcia, Westmount neighborhoodAnn and Marvin Goldberg, 2408 Guest StreetJoel Goldsteen, Ph.D., UTA School of Urban Public AffairsMaria Gomez, Salon Las AmericasTray Greenstreet, Kessler Park neighborhoodSophie Guerra, Bank OneJeff Herrington, Stevens Park Estates neighborhoodDavid Isom, Stevens Park Village neighborhoodTim Jones, El Tivoli neighborhoodDwayne Jones, Preservation Dallas

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Julia Laxson, Stevens Park Estates neighborhoodSteve Leavell, Contractors Iron and SteelRick Liesner, HNTB CorporationMichael Lindsey, 2519 Fort Worth AvenueJoseph Lodor, Commerce Grinding CompanyRosa E. Lopez, Vecinos Unidos neighborhoodJanice Mattox, Gator Car WashNancy McCoy, ArchiTexasNinette McDonald, Oak Cliff Chamber of CommerceStephen Miano, Kessler Park neighborhoodRebecca Mohr, El Tivoli neighborhoodMarie Mann, Western Heights neighborhoodDaryl Nance, Virginia Manor ApartmentsMark S. Odneal, Stevens Park Village neighborhoodTania Oliva, Kessler Park neighborhoodPia Parkkila, University of Oulu (Finland)Robert Prejean, HNTB Urban DesignDavid Robbins, RTKL Associates Inc.Warren Rutherford, Methodist Medical CenterLeif A. Sandberg, City of DallasChris Tom Semos, 601, 1900, 1914, & 19 8 Fort Worth Ave.Charles Tom Semos, Semos & Co. Real Estate InvestmentsPaul N. Shaw, RTKL Associates Inc.Dorcy Siegel, City of DallasRoman Smith, Kessler Plaza neighborhoodSteve Springfield, East Kessler neighborhoodPat Stephens, Westmoreland Heights neighborhoodJohn Terrell, Christon Company / Pinnacle ParkKacey Thomas, UTACarole Twitmyer, Wynnewood North neighborhoodFran Tynan, Stevens Park Estates neighborhoodMichelle West, LARC Inc.Randall White, Stevens Park Estates neighborhoodBrent Willmott, Kessler Park neighborhood

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Transportation suivey board illustration.

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Charrette Table 6 worksheet.

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FORT WORTH AVENUE DEVELOPMENT GROUPCHARRETTE: OCTOBER 28, 2002

Notes from Table?

Particioanls:

Lea (business opereMwyStephanie (resident:Joel (UTA professor)Mike (realtor)Jesse (business openRoman (resident Kes.Ericti (RTKL alion*Leif (Planning Departm

Idenlilied neoatives in

1. Utility poles and o2. Commercial buildii3. Roads (Fort Worth4. Medtans are cemer5. Overall lack of land,6. Too many vacant 10.7 Lsckofsidewatks8. No on•streer paikin9. Types of businesses10. Limited vteiely in type11.Molels era in poor cor

(prostitution. ctug ebu~12. Panhandling is prevsie13 Prostitution is prevelan14 Many esisting buildings15. Incentives we lacking If16 Economic incentives we17 Minyard’s wocery store,•18 Lack of kientity througho19. Lack of code compliance20 Police response limes are21.lllagat dumping, aspi22 High-speed inlernet

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