( DRAFT A Neighborhood Plan For Elmwood Addition Community Retail District ET WM DesignsEdlioituce Urban planning Is largely driven by economic and market forces, This has led to urban Ssprau, increased roads and trafic congestion, and social isolation. But recent planning ‘ends show a return to tracitonal, pedestrian oriented neighborhoods. ‘The Neighborhood ‘A neighborhood can be defined as a distinct area of persons living in close proximity to ‘one another, and having cersin distinguishing characteristics, such as residences, parks ‘and commercial establishments that serve the needs of the residents, Tradkional neighborhoods intially were compact and designed to be pedestrian oriented and rellea ‘on public transportation. Necessily demande @ mix of residences, retal shops, offices, ‘civic uses, and open spaces in close proximity to each other. When the Elmwood Addition to Dalise wae fret platted in 1024, the central portion wae reserved for commercial and business use, and thus was an eatly Planned Development (PD) that's common today, The commercial area was planned to serve residents in the neighborhood with numerous small business and civic bubdings built at the cenler ofthe neighborhood during its development, It curently comprises approximately 14 acres, Changing demographic and development trends have impacted the economic vitality of the erea and the central Community Retall (OR) cistnct. A Neighborhood Plan is proposed -ioidentiéy_.curcant_problems and -oppocunitesfor_redevalopment—and. Fevtalzanon othe commercial area Issues to be considered are: Zoning and land use ‘Neighborhood business development Real estate development, infll and increased density Streetscape, pedestrian enhancements, lighting and security Parking & Use of Alleys Davetopment challenges Public Involvement A successful process wil invoWve the people directly affected and those who have technical or poliical influence over the outcome, Confidence and enthusiasm grow when Informed stakeholders contribute to an evolving plan and the sources of the ideas are Understood: Input from an organized group of business and property owners in the commercial area of Eimwood would nave a posite mpact on the economic heath ofthe area[2] existing Conditions ‘The Neighborhood Center ‘Tha neighborhood center provides an identity forthe neighborhood. Civic and commercial buildings reinforce the center as a symbolic and spatial heart of the neighborhood. The orignal development plan of Elmwood was successful for many years eenving the neighborhood residents. However, the commercial canter of Elmwood has evolved into trafic collector with primary through-taffic, and local businesses have suffered, ‘A Neighbothood Center shoukd encourage redevelooment of an existing commercial Center end development of vacant sites to mixed-use, compact and pedestian-ariented evelopment that is sensitive to the environmantal characteristics ofthe land and provides for the daily recreational ana shopping needs ofthe residens, is sustainable and provides ‘economic opportunity forthe residents and businesses, Urban Infill and Vacant Propertios ‘The original plat for Elmwood's Neighbornood Center consisted of mostly small ‘commercial ots, The small size ofthese lis makes tham difleult to develop under current «ity zoning regulations, resting in a number of vacant lots in the area, “The neighborhood incurs many costs that vacant fots and tuldings pose, inlusing safety iain on public services et tion ancl the cocumented devaluing of ‘adjacent properves. Vacaiit properties represert ist tax revenue ano poteneal gre Out ais. present potential oppertunties for recapturing community vtalty trough redevelopment Goals, ‘The commercial area serves 26 the focal point of the neighborhood, containing retell, commercial, civic and public services to meet the dally needs of the community residents, For the center to contribute fully to the neighborhood and i's residents, & must be pedestrian oriented and certain guidelines should be followed ‘+ Large, canopy trees are necessary for an active neighborhood canter. ‘© Building types along neighbornaod canter streets should reflect increased activity, ‘+ Buiiings should face the neighborhood center, taking advantage of its amenities and ‘enhancing securiy, Open space is a significant part of a Neighborhood Center. Elmwood contains several traffic tangles providing cubiic open spaces and can make a significant contibution to the economic viability of the neighborhood. Land uses should be pedestrian criented rather than automobile to encourage a ‘adestian oriented environment, economic activty and development.ETM Designs: Zoning History and Types of Zoning Zoning is a set of legal regulations stipulating building uses allowed in a given area. The ‘ity of Dallas frst implemented zoning ordinances im 1927, Elmwood is zoned for ‘segregated uses. Elmwood Adslion is divided into two types of areas: commercial and residential, and consists of both R-7 8A and CR zoning, Rezoning the Community Retall (CR) fo Mixed-Use (MU) to allow residential occupaney in the commercial area would increase density, provide activity for longer periods of time, {and improve the economée viabity of ex'sting and new businesses. Land Use Curent land use of existing businesses consisis of Oifice, retal and numerous former service stations converted to automotive repair facilites with extensive pavement covering fhe lot. Also, most of the commrity re(al area aiong Edgefeld contalns structures set back to accommodate perpendictiar pulkin of street parking. ‘Community Retail (¢ R) ‘A neighborhood is tractionlly defined as limited in area and etruetured around a defined ‘contor. ideal, it offers a balanced mix of dwelings, workplaces, shops, civic bulging. ‘and pave, and ie BN aodurats desorption of Bie Elimiood neighborhood ‘+The neighborhood center is @ public space, which may be @ square, a green of {an imporiant street intersection. It ts near the center of the urban area. The Center is the locus of the neighborhood's public buldings: meeting hals, day- care center, and religious institutions. Shops and workplaces are usually ‘associated withthe center ‘+The neighborhood should have a balanced mix of aetvtes — dwelling, shopping, \orking, schooling, worshipping and recreating Mixed Use (MU) ‘Today, planning principles fevoring the separation of uses have given way to new trends favoring mixed-use development. Both planners and the public have discovered that ‘commercial office, and residertial uses can be combined on the same sile to create @ ‘moce functional and exciting environment. ‘Shop-trent buildings with commercial ground floor use, belong on wall-rafficked streate land should be flexibe to accommodate a variety of retal or ofce uses. Upper-tory uses fre best a8 residential units or offices. Al elements are planned around "the distance the average perzon will walk before thinking about geting in the ear - 2 maximum S-minute ‘walt-a quarter mile or 7,380 feetfrom s town center to its edges. Sidewalks are usualy 5 feet wide. On-street parking is encouraged and counted toward minimum requirements,Neighborhood Business Development The Community: The Neod For @ neighborhood to thrive, communiies need to be places where people want to slay ‘and economic. opportunities exist. Smart growth defines a traditional neighborhood evelopment as: A compact, mhedause neighborhoed where residential, commercial ‘and civic buldings are wihin close proximity to each other Neighborhood business districts: ‘+ Serve as the traditional business center, ‘+ Reflect how 8 community sees its + Ate significant contributors tothe tax base, + Ate often a major tounst draw. + Provide 2 "Sense of Place” for the neighborhood Business Development Neighborhood business development is a process of retaining, expanding and attracting jabs, income and vealth in a manner thal improves individual economic opportunities and the quafty of fe in the neighborhood, Ih ic developer's ‘ole isto influence the economic development process forth ‘benef of ine communty by expanaing oo opportnsies, Income, and the fax base. Every ‘business has an interest in promoting the economic development ofthe neighborhood. Community Development ‘Community development can be initiated by @ group of people or businesses to chan, the economic: situation of a given neighborhood or cammercal area, Community ‘organizing is 2 way for individuals or businesses to respanc to out-oFtouch policians or ‘government officals end their failed poicies. (Business District Vision, Apr. 18, 2008) Suecessful neighborhood business and economie development requires ‘+ Businesses hold 2 common vison of thei future, which challenges and motivates, ‘= Leaders who dently and resolve issues. ‘+ Organizations and institutions which adapt to ever-changing economic conditions, ‘Addressing a problem involves buling awareness ard a wilingness to solve a problem, choosing a course of action, and bulding trust and commitment io common goals. Benefits In addition to increased income, jobs and tax base, walkable nelghpormoods have been ‘shown (ULI) to increase residential property values and are in demand by buyersETM Designs Real Estate Development & Adaptive Reuse One of Eimwoad's assets is available land for new business development or existing business expansion. Successful development or redevelopment includes several Necessary components. & Neighborhood Business Association can play an important role in attracting new businesses and development through a successful marketing stiategy Various approaches can be taken to accomplish tis, + Inventory of Existing Conditions: Existing conditions and development opportunities should be conducted and the potental for development identified ‘+ Oak Cliff Chamber of Commerce / Hispanic Chamber of Commerce: Membership provides exposure and networking opportunities + Website: A well designed and accessible website can provide information an development possiblios and successfully completed projects + Direct Matting: Real Estate Development + Presdevelopment / Feasibility Studies: Includes marketing the ares to potential developers + Concept Planning: Zoning and parking requirement review: market analysis. + Financing, Construction and Operation: Creative financing can be used to aract ‘new development. Staksholders (existing businesses) can “invest” in redevelopment jects toancour te Public-Private Partnership ‘+ Private Sector: Zoning, epprovals, and ullty Installation or moctfications. ‘+ Public / Private Sectors: Catalyst for development, assistance with land assembly and project financing + Public Sector: Tax incentives and planning assistance. Public sector participation i= essential for a project to be successtul. The city can create programs that facets redevelopment ‘Adaptive Reuse Frequently, older bulcings are adopted for uses ether than that for which they were ‘originally designed. Retal structures might be converted to offices oc restaurants or offices might be converted to residential uses. Costs are usualy less than constrcing @ new buicing,ETM Dealgna 6 | Streets & Streetscape Design ‘Stroot and Streetscape Design Criteria ‘Streets and streetscapes serve muliple purposes. These include movement of automotive trafic and public transi, pedestrian and bicycle pathways, areas for pubic interaction, and areas for placement of street trees and landscaping, Numerous smal iangular jerks’ ate found in Elmwood and serve as a ransiion between commercial and residential structures, AA streetscape consists of sidewalks and ameniies auch as street trees and street furmture. Street widtns are reduced to slow frtfic and the network of interconnected streets deperses trafic and prometes efficient movement for al modes of transportation Pedestrian activ is encouraged by providing wide sidewalks and on-street parking ‘The street standards used may vary depending on the propesed function of the roadway, the anticpeted lend use, the anlicpated trffc load, and the desired character of the surrounding area. ‘porwr — pone Fig. 1: Typical stestscapo wih street tree platings pole ighlng, and canopies fr pedestrians BBuicings in a wakable, pedestrian oriented community should “fama the street” with a ‘airy continuous straatfapade snd minimum front setbacks. This enhances the pedestrian ‘experience and creates vieual continuity betwoen buildings and uses, Stroot Lighting ‘Street lighting in Traditional Neighborhoods serves the same purposes as that in suburban neighborhoods. However, the intensity and location of the ights are oh a mare: pedestian scale. Smaller, less infense luminaries are lass obtrusive lo atjacent properties. They only lluminate the intended streetscape. Appropriate selecton of street lighting can aso add to the identity and character of the nelgnnomood Sidewalk Width and Location ‘Traditional Neighborhood designers ty to Keep walking as converient as possible. The focus is on a safe and pleasant walking experenca. The typical minimum sidewalk wieth Is 5 feet because this distance allows two pedestrians to comfortably walk side-by-side, Walking distances should be kept as short as possible, and shouldnt create undueE Mi Ossigna ‘obity problems for visually impaired pedestians or moblity impaired persone. Curb ramps need to be added at all intersections, Public Spaces Public spaces add character and identily to @ neighborhood, The laffc triangles currently serve as transit stops for DART. but offer an oppartunity for neighborhood beautification and identity through landscaping and a location for public community outdoor at projects Landscape Design Criteria Heat and drought tolerant landscaping, sometimes reterred to as xeriscaping, shouls be lused to minimize water consumpton’ and maintenance, Plants native to Texas, re EDGEFIELD AVE. ELMWOOD - EDGEFIELD REDEVELOPMENT - 2000 BLOCK Dallas, TX 75208 —. | « FERNDALE AVE. el | fe ETM DESIGNS IONENPORT AVE BLAS T7227.peetevene | | => a este ites Ee EEL (2 -EDSETILD EAST ELEVATION ELMWOOD - EDGEFIELD REDEVELOPMENT - 2000 BLOCK ETM DESIGNS Dallas, TX 75208 “HO NEWPORT AVE. OALAG, Tree aezr2caue