Dallas Institute for the Humanities

An Introduction to New Urbanism

update

Mission: Revitalize Dallas

Neighborhoods and Improve
Transportation Alternatives
1. Highways
2. Transit

3. Trinity River
4. Fair Park

5. Housing

5 Part Plan for Revitalizing Dallas Through Affordability &

Transportation.
1. Inclusionary Zoning Trade-offs/Incentives

2. 30 Bishop Arts

3. Leveraging Public Assets for Public & Private Good

4. Jobs 2 Housing; Housing 2 Jobs

5. Affordable Accessibility

hour to save the world,

I would spend the first
59 minutes defining
the problem...

1. Inclusionary Housing Trade-Offs & Incentives

Problems w/ just Inclusionary zoning Trade-Off/incentive program

1. Isolated Market is asking for increased density in very
select locations (not SF or Manhattan)
2. Doesnt Scale to Demand Similar programs around
country have only seen a few hundred units constructed in
decades

3. Strictly a governor on growth It doesnt drive new demand

4. No Placemaking Component
5. Doesnt Revitalize other parts of the city
6. Tiered price points calibrated to tract/city/metro median
------------------------------------------------------------------------------

** Incredibly Cheap Land in Most of city; Largely Undesirable.

AMI:
Area Median
Income

Inclusionary
formula
based on this
data point.
DFW AMI =
$59,530

AMI:
Area Median
Income

Inclusionary
formula
based on this
data point.
Dallas HH:
$43,003
= 73% of AMI

80% > 73%

AMI:
Area Median
Income

Inclusionary
formula based
on this data
point.
Uptown HH:
$100,069
= 169% of AMI

169% > 80%

4%
4%
4%
4%
4%

@
@
@
@
@

60%
80%
100%
120%
140%

2. 30 Bishop Arts

The City:
The 30(-ish) Eggs
Focused on
incremental,
neighborhood-scaled
and rooted
development

Formalize, streamline,
and expedite an
incremental
development process
Take the Bishop Arts
Timeline (30 years),
Compress into 3-5
years.
And do many of them
at once.

Site Selection Criteria:

Good Bones
Process & Criteria:
Cross-referenced areas of:
high unemployment,
low incomes, and
fixable infrastructural problems

Readying Sites (Redevelopment

Authority)

Depolluting liens, site acquisitions

Zoning/Parking Form-Based Overlay

simple/straight-forward, easy to
understand

Missing Middle Pattern Book Preapproved development Prototypes plans

Expedited Review and Permitting Process

Waived fees, tax abatements

$1-2M in streetscape/walkability
improvements (follow bishop/Greenville
models)

Example:
Bonnie View & Cedar Crest

Example:
Bonnie View & Cedar Crest

3. Leveraging Public Assets for Public and Private Good

Harnessing a Hot Market w/o Cooling it off

Case
Study
Oyster
School;
DC

Case
Study
Oyster
School;
DC

Case
Study
Oyster School - DC

Case
Study
Oyster School - DC

Local Opportunities
City Owned Land
DART Owned Land
DISD Owned Land
County Owned Land
Dallas Housing Authority

Local Opportunities
Dallas Housing Authority Land

300 units
Into
900 Market
+ 300
Plus Jobs,
Amenities

Uptown

Local Opportunities
Dart Owned Bus Service Yard

DART
Service
Yard

Main &
Haskell

BUMC

Local Opportunities
City Service Yard Deep Ellum

City Service
Yard
Hall &
Canton
Deep Ellum
& BUMC
NEED
Housing

Deep Ellum

City Land

DART

Local Opportunities
Reagan Elementary Bishop Arts

DISD
School
Improvement

Lewellyn &
Melba

Bishop Arts

4. Regal Row: Housing -> Jobs; Jobs -> Housing

Length of Trips
The cause of congestion and primary barrier to a
more vibrant, more inclusive economy is distance

Very Large Metros:

1. Atlanta 12.8 miles

2. Dallas/Fort Worth 12.2 miles

3. Houston 12.2 miles
4. Phoenix 11.4 miles
5. Chicago 10.0 miles
6. DC 9.1 miles
7. Los Angeles 8.8 miles
8. Miami 8.6 miles
9. San Fran/Oakland 8.0 miles
10. Philadelphia 7.8 miles
11. NYC 7.7 miles

Jobs/Housing/Infrastructure Dynamic
Trinity Tollroad

If we can reduce the amount of necessary

car trips
And reduce the length of those trips
We increase existing capacity
exponentially, simply by using the market

Inspiration:
Valencia, Spain

Freight/Warehouse/
Distribution outside
city
Avoids congested
areas
On cheaper land
Direct access to
airport/highways/rail

Irving Boulevard / Regal Row - Existing

Trinity Tollroad Justification: Get people to Jobs

Airport/Logistics
&
Healthcare
(Medical District)
High Traffic Volume
Light Industrial
Shipping/Warehousing
Low Intensity/Low Tax Base
High Trucking

Re-think the problem

Love Field/Medical District

13,600 Residents
85,000 Jobs
73.2% commute > 10 miles
40.8% earn < $40,000/yr

Regal Row
38 Employed Residents
36,935 Jobs
2 Live/Work

Long-Term Plan:
Goal:
Relocate Trucking
Intensive Land Uses
away from congested
areas w/
Interstate/Freight rail

Carrot & Stick

Incentive Package for
initial phases to
relocate to
Re-zoning of Irving
Boulevard/Regal Row
Moratorium on Light
Industrial/shipping/
Warehousing with Time
Limit

Re-think the problem

Love Field

Medical District

Design District

Answer: New Mixed-Income, Mixed-Use Neighborhoods

Opportunity for 30,000+ new homes

Extend Trinity Strand Trail
Opportunity for new TRE station

5. Affordable Accessibility
Reason #1 Recent UTA study: when you factor transportation,
most affordable housing in Dallas are unaffordable.
Reason #2 Major reason people stay in poverty is cost of
transportation and access barriers to training and jobs.

Flagging Bus
Ridership
Houstons Flagging
Bus Ridership
(Like DART)

Demand for Change

Old Frequent Network

Demand for Change

New Frequent Network
- More Gridded;
- More Straight Lines;
Connects 1 million more
people to 1 million more jobs
*no increased budget

Immediate Results
Increased Ridership
Ridership = Utility
Bus & Rail Up.
Similar to London
Night Tube Service
spurring Uber Growth

Reasons for
Improving Transit
Opportunity & Empowerment

Value of the Grid

DART Rail is Radial
Only covers 7% of Land Area
A gridded bus network can
cover the entire city w/ one
transfer max.

Houstons All-Day
Frequent Network
Covers 275 Linear Miles

Hypothetical Dallas
Frequent Network Grid
All Potential Arterials:
780 miles
Covers entirety of DART Member
City Geography
Must prioritize by Demand Drivers

Demand and Supply

Need to Eliminate Redundancy and
Predictably Low Performing
Routes
High Density Job Clusters

Demand and Supply

Concentrated Poverty

Demand and Supply

Existing High Transit Ridership

Demand and Supply

Minimum Residential Density

Other Factors:
Schools
Healthcare
Retail Clusters

New All-Day Frequent

Network Grid
Good N-S and E-W Connections
Utilizes 1-mile arterial grid, the
bones of the city.
Primary Connection Nodes at Job
Clusters.
Still Too Extensive How Far can
Resources go?

Supplying
Demand Drivers
Frequency and
Reliability
Can we accommodate
dedicated transit
lanes to ensure
buses dont get
stuck in traffic, miss
connections, bunch,
etc.

Re-Thinking the
Retail Corner

Before:

Seth Harry Associates Suburban Retail Strip Retrofit

After:
Allows Housing
Policy geared
towards
accessibility

Seth Harry Associates Suburban Retail Strip Retrofit