Executive Summar y

August 2011

Lakewest Master Plan

A Vision for the Community

Prepared for

Dallas Housing Authority

3939 North Hampton Road Dallas, TX 75212 www.dhadal.com

Lakewest Community
View of Downtown Dallas from Fish Trap Lake in Lakewest

by

Brown Reynolds Watford Architects, Inc.

3535 Travis St. Suite 250 Dallas, TX 75204 www.brwarc h.com

Pacheco Koch Consulting Engineers, Inc.

8350 N. Central Expy Suite 1000 Dallas, TX 75206 www.pkce.com

Lakewest Master Plan

A Vision for the Community

Acknowledgements:
Dallas Housing Authority
MaryAnn Russ Tim Lott Bill Manning Chyrel Roseborough President and CEO V.P. of Capital Projects V.P. of Development Education Program & Development Coordinator

Architect .

Brown Reynolds Watford Architects, Inc.

Craig S. Reynolds, FAIA Lisa W. Lamkin, AIA Beth Brant, AIA Alexis Flores, AIA Wes Henckel, Associate AIA

Managing Principal Principal Project Arc hitect

Civil .

Pacheco Koch

Jim Koc h, P.E. Christopher M. Jones, P.E. Lou H. Nance

Principal Sr. Assoc. Principal Project Coordinator

Pinkston High School Faculty and Staff

Principal Norma Villegas Ms. Sabrina White Ms. Kendra Armstrong Principal Arc hitectural Graphics/CAD Teac her Teac her

High School Student Par ticipants

Team A

Stakeholder Par ticipants

Annette Bacon Ketton Birins Bettye Brown Jo- Ann Brown Ida Burns Rayford Butler Alber t Huddleston Brent Jackson Debra Jackson Chalonda JacksonMangino Triss Jessie Paula Johnson Earlene Jones Chad Lacer te Silvia Lagos Ola Land Lamontr y Lott Cindy Lutz V. Maria Leonor Marquez Jane Massey Cher yl Mayo Larr y McGregor Shree Mof fett Demetia Moore Ida Moore Irma Moore Rafael Munoz Mar tha Nerenhausen Regina Nipper t Denita Oby Carlton Oij Steve Owen, Jr. Lori Palmer Cindy Quintanilla Helen Rischer Kristen Schultz Brentt Schropshire Randy Skinner Garrett Smith Juanita Spear Pat Stephens Debra Sterns Kathy Stutesman Thom Suhy Rosetta Sweet Marilyn Thomas Victor Toledo Norma Villegas E. John Ward JaMonica Washington Billy White Randall White David Whitley Lee Williams Arr vel Wilson

Mayra Ortiz Eric Palacios Shemeka Drennon Freddie Warner

Leader Photographer Secretary

Team B

Ollie Jackson Cameron Dupree Juan Varela Trishunn White Ramon Rojas

Leader Photographer Secretary

Laura Cadena Ollie Car Melody Car ter Kent Casey D.C. Curleran James DeOtto

Team C

Ezequiel Armendariz Janeli Hernandez Nancy Alvarez Emmanuel Limon Alejandro Coronado

Leader Photographer Secretary

Marcus Evans Ed Franklin Melva Franklin Alex Garcia Johnny Garippa Stephanie Garippa Rod Ginther

Team D

Karla Alvarado Abigail Rodriguez Luis Mena Sebastian Williams Ricardo Dominguez

Leader Photographer Secretary

Rasa Golden Alber t Gonzalez Henr y Grice Sharise Hadnot Bill Hall Barr y Hancock Carolyn Harris

Team E

Ber vick Simien Brenda Mata Brandon Simien Alexis Gomez Dekevian Brown

Leader Photographer Secretary

Kenneth Heaz Norman Henr y Jef f Herrington Doug Heyerianl Trey Hill Rosemar y Hinojosa Jay Hohfeler Loletha Hor ton

Table of Contents:
ACKNOWLEDGMENTS TABLE OF CONTENTS OVERVIEW INTRODUCTION (1.00-1.01) PROCESS (2.00-2.01)
Purpose of the Masterplan

CONTEXT (3.00-3.01)
Future Plans and Development for West Dallas Regional Contextual and Land Utilization Analysis Lakewest Contextual and Land Utilization Analysis

VISION AND PRINCIPLES (4.00-4.01)

Community Stakeholder Meetings Student Involvement Sessions Principles

RECOMMENDATIONS (5.00-5.12)
Brief Analysis of Existing Components and Areas Recommendations for Available DHA Land Lakewest Community Square The Park at Lakewest The Boardwalk at Lakewest Lakewest Retail, Ser vice, and Entertainment Business Recommendations for Privately Owned Undeveloped Land Lakewest Town Center Lakewest Master Plan

CONCLUDING REMARKS (6.00-6.07)

Wildflowers growing along Fish Trap Lake

Overview:
1 DHA Investment in West Dallas
DHA needs to maintain a leadership role in West Dallas
bringing momentum and inspiration, guiding the future of Lakewest

Motivation for moving forward with a new masterplan

Recognition of missing resident resources and social
community opportunities

Margaret Hunt Hill Bridge connection to West Dallas Undeveloped Land Utilization Need for revitalization of the Lakewest Shopping Center Water Sports Complex proposal

Masterplan Vision
Strategies for enhancing the livability and sustainability of the Lakewest community

Development of Community Square Lakewest Shopping Center Revitalization and Adaptive

reuse of the vacant DHA building at Fish Trap Lake

Park area imrovements Regrading and tree planting Park Road Pedestrian Circulation Network Fish Trap Lake shoreline enhancements Shade Structures and Play Equipment New private development along Singleton Rd. and
Westmoreland Rd.

Implementation
Developing Funding Sources and Partnerships

Wildflowers growing along Fish Trap Lake

Introduction:
The Lakewest Community is a one square mile site centrally located within West Dallas. Despite continued improvements to the neighborhood in the last ten to fifteen years and a recent decrease in crime, the public perception is that West Dallas is an area that remains in significant need of economic infusion and community connectivity. Given the areas history of poverty and general isolation, the communitys c hallenging issues until recently have been addressed by focused interests and not comprehensive approac hes. The Dallas Housing Authority (DHA) has been a long time leader in improving the quality of life for Lakewest residents. Now as many other initiatives for West Dallas are being pursued and underway, it is clear that West Dallas is a transforming region. Many of the anticipated c hanges will be positive for the community. However, since DHA provides the majority of the housing units in Lakewest and is one of the most significant stakeholders in the neighborhoods future, DHA would need to lead an effort to address the critical planning issues holistically. This Masterplan, while focused on Lakewest itself, must be responsive to the broader context of the region and its approac hing developments. Therefore DHA retained BRW Arc hitects, Inc. to gather data and facilitate community input from Lakewest and the surrounding West Dallas community to discover and articulate guiding planning principles and set forth recommendations for development of the remaining available the available DHA land in Lakewest. The Plan and its proposed recommendations are directly derived from the discussions with community residents and stakeholders, as well as their Guiding Principles. The intent is to provide enhancements that will transform Lakewest into a more vibrant, self sustaining, connected, and livable community, while complementing the other initiatives happening in West Dallas.

1.00

Lakewest Master Plan for Dallas Housing Authority

The plan envisions a significant evolution of the urban environment of Lakewest that will directly benefit the residents as well as the entire West Dallas community by providing additional retail and ser vice businesses, enhanced community park features, and overall improved connectivity for residents to all areas within Lakewest. Implementation of the Masterplan will require a deep commitment, determined action and meaningful dialogue and coordination between DHA, the community stakeholders and several public and private developers. This includes creating partnerships with development initiatives, the City of Dallas and non-profit entities to carry-out various complementary phases over time in order to accomplish the full vision of the Masterplan.

View of Downtown Dallas from privately owned undeveloped land in Lakewest

Introduction

1.01

Process:
In 1994 the DHA hired a consultant team to create planning and design guidelines for the redevelopment of Lakewest. The resulting masterplan document established the parameters used for the current residential development built since that time. However, muc h of the non-residential developments were realized based on opportunities that became available to DHA and the community, rather than because they met specific needs articulated in the original master plan design. For example, an existing shopping center became available for purc hase that addressed the retail need but does not yet provide the catalyst for private development investment or provide easy access for the residents. The resultant has been approximately 100 acres of unused parcels of land within Lakewest that DHA owns that has not yet been developed. These parcels are generally contiguous and centrally located on the property with the exception of two small separate parcels, one fronting Singleton Blvd. and a second facing Westmoreland. A recent effort to develop a watersports complex at Fish Trap Lake underscored the need for an updated Masterplan to guide future development. Confirmation that the development of the remaining Lakewest acreage is consistent with the community driven mission of the Dallas Housing Authority and is supported by community consensus is vital.

+
Dallas Housing Authority Residents

2.00

Lakewest Master Plan for Dallas Housing Authority

This masterplan will provide once again a cohesive document outlining the vision for Lakewest launc hing from the existing resources and grounded in a strong community consensus. Future development opportunities will be guided by this vision for the community of Lakewest. To accomplish these goals, it was essential to reac h out to the community. Therefore DHA sought to gain broad input from various constituencies within and surrounding the Lakewest Community. Active participation was invited from the Lakewest community resident councils, community advocates, businesses and ser vice organizations through a series of group workshops during the course of the overall project planning. In addition, DHA provided an opportunity for Lakewest area high sc hool students to experience and learn from this urban planning process. DHA understood that engaging local youth brought added value to the project. By involving students, they will gain life skills that can be applied to their future careers and begin the process of understanding community activism and ownership of ones destiny. In summary, the Master Plan will ser ve as a guiding document to assist the DHA and their local partners in making the c hoices that will transform Lakewest into a more vibrant, self sustaining, connected, and livable community.

+
Business Leaders

+
Students

Process

2.01

Context:
Currently sc heduled to be completed in early 2012, the Margaret Hunt Hill Bridge will connect central Dallas to West Dallas. The strength of this new connection will establish Singleton Avenue as a prominent thoroughfare, potentially bringing many more people into West Dallas. With this underway, private developers are seeking to capitalize on new opportunities in West Dallas. Therefore, it is important to the existing community that the investments driving these developments align with the communitys vision for West Dallas. One could describe the West Dallas region as a connection paradox. While most of the region is very close to downtown Dallas, only 1 to 5 miles away, muc h of it is separated and isolated from all of the ser vices and amenities available in the surrounding neighborhoods. Approximately 25% of West Dallas residents do not have a car but must travel outside of their neighborhood to reac h basic necessities and travel to their place of work. Therefore, they use public transportation or engage a friend or family member willing and able to drive. While there are some remaining open spaces in West Dallas, most of it is private land yet to be developed for either financial or topographical reasons. There is little designated City park land in West Dallas. The majority of the existing improved park space is concentrated on property adjoining Lakewest and on the shorelines of Oxbow Lake and Fish Trap Lake. Additionally, there are civic spaces including a library, a community center, sc hools, and a post office scattered throughout the region.

Model of Margaret Hunt Hill Bridge

View of Margaret Hunt Hill Bridge under construction

3.00

Lakewest Master Plan for Dallas Housing Authority

To look at the larger regional context of West Dallas one large block stands out as the most diverse use of land. This block is the Lakewest Community. While DHA has focused significant resources into building and developing this area with townhomes, apartments, senior housing, and single family homes, it is also noteworthy to see how the land developed directly adjacent to Lakewest. That land use is relatively diverse compared to the rest of West Dallas. A unique component on the southeast corner of Singleton Ave. and Hampton is the Lakewest Town Center. Purc hased and rehabilitated by DHA, it is the largest concentration of retail stores in all of West Dallas. The interior of the Lakewest Community is connected with roads that lead to most of the major resident destinations suc h as the elementary and junior high sc hool (George W Car ver Learning Center & Sequoyah Learning Center) as well as the YMCA and Fish Trap Lake. Sidewalks line most of the residential streets in Lakewest, yet do not provide adequate connectivity to the retail center or between communities. Access to the retail center by car requires driving down a busy thoroughfare, traveling outside the community and re-entering the center from the thoroughfare. Further c hallenging pedestrian circulation, eac h DHA community was constructed with a surrounding protective fence with little to no pedestrian access gates for residents to traverse between destinations. If a resident wants to leave their community to walk to the YMCA or to visit a neighbor in another community, they must leave their resident community through the vehicular gate and walk along the driveway to the street or sidewalk. Sometimes this is the fastest and most convenient route but most often the lack of pedestrian access points is a circulation hindrance and isolating feature. The community fencing originally designed to provide added security for the neighborhood discourages pedestrian circulation, thereby minimizing opportunities for social interaction, engaging in outdoor activities and adding to the vibrancy needed for healthy, sustainable communities.
View down Bickers at Kingbridge

View looking down Singleton Avenue with ser vice businesses on the lef t and Downtown Dallas straight ahead

View of Lakewest Community to the lef t and the Trinity River to the right

Context

3.01

1 2 3 4 5 6

Lakewest Town Center Pinkston High Sc hool Mercy Street Ball Fields DHA Headquarters YMCA Lakewest Lakewest Village Village at Lakwest Senior Housing Fish Trap Lake Kingbridge Crossing

7 8 9

10 Goodwill Industries 11 Lakeview Townhomes 12 Villa Creek Townhomes 13 Sequoyah Learning Center 7 14 George W. Car ver Learning Center 15 Hamptons at Lakewest 16 Greenleaf Village 17 Mattie Nash Myrtle Davis Recreation 18 El Centro West Campus 21 19 Habitat for Humanity 20 Dallas West Library 21 GAF Industries 22 Thomas A. Edison Middle Learning Center

3.02

Lakewest Master Plan for Dallas Housing Authority

Existing Analysis

Lakewest Land Use

Civic Sc hools Retail Ser vice Parks Green Open Space Housing DHA Available Land

16

15 12 14

17

13

11

WESTMORELAND

18

10

8 9

SINGLETON
22
No Scale

21

20 19

HAMPTON
Context 3.03

Vision and Principles:

The Dallas Housing Authority invited various community stakeholders to a series of workshops for feedback on what DHA should plan for their unused parcels of land. In the first two workshops, the stakeholders were divided into four separate interest groups; resident councils, community neighborhood representatives, local business interests and ser vice organizations within the West Dallas Community. The individual meetings allowed for eac h respective constituency to be heard equally. The final three workshops brought all the community stakeholders together to collectively prioritize, plan and review a presentation of the findings and conceptual master plan. While the Community Stakeholder Workshops were taking place, a separate student involvement program designed to promote the input of the next generation was implemented. It was a priority for DHA to understand and obtain input from local students, the communitys future leaders. A group of junior and senior high sc hool students were selected by DHA and the Pinkston High Sc hool faculty sponsors to represent the high sc hool students that live in the West Dallas Community. While a majority of the students do attend Pinkston High Sc hool and live in West Dallas, five other students who live in Lakewest and attend other area high sc hools also participated. Once the faculty sponsors and students were given the full scope of the participation process and project requirements, they were asked to commit to attend and participate in a total of four sessions. The collective dialogue received from the residents, community leaders, key stakeholders and local students illustrated the various and multifaceted social and physical aspects of the community. This part of the planning process was imperative to develop a shared community vision for Lakewest as a whole as well as for DHAs open parcels of land. During the planning process and in working with and listening to the community it became apparent that all of the concerns regarding the c hanges and development happening to West Dallas stemmed not necessarily from what was to be developed, but the way in whic h the development was to take place:

Stakeholder Meeting

Stakeholder Meeting

Student Presentation

Conceptual Masterplan

4.00

Lakewest Master Plan for Dallas Housing Authority

 Did they care about the existing residents needs? Were they planning on hiring locally? Was the new use to be something the neighborhood could
benefit from? Many questions and issues of this type were raised at the first two community stakeholder meetings and throughout the rest of the planning process. As a result of this dialogue, a set of principles was established to help guide and evaluate the rest of the process.

Fair and Appropriate Development

1. Instead of development that is exploitive, the community wants development that is fair and uplifting to residents. 2. Decisions on how to best develop the DHA land should be influenced by whats best for West Dallas.

View looking down Singleton Ave.

Flourishing Economy
3. Work to bring in businesses that care about the community and that provide jobs for local residents.

Par tnerships
4. Develop partnerships between for-profits and non-profits & between non-profits and residents.

Job Search Computer Lab at Wilkinson Center in Dallas

Recognition of Oppor tunities

5. While DHA will be using their resources to improve the Lakewest area, its important to draw on the opportunities evolving in West Dallas. 6. The available parcels of DHAs land should become a catalyst in the community. 7. Development of available DHA land should complement other initiatives in West Dallas working to better the community.
Festival at Bishop Ar ts District in Oak Clif f

Vision and Principles

4.01

Recommendations:
Recommendations
Due to the fact that the Lakewest Community is developed and its framework relatively established, a key factor in the analysis of the site is the connections to existing resources, reinforced by strategically inserting new opportunities. Looking at the existing housing, commercial and civic zones as shown in the Connections and Nodes figure to the left, one can clearly see the central open area. This central location enhances the potential impact of targeted investment in improvements. The community feedback, especially during the planning exercise, established direction for various focal points of investment based on community support for these resources. The figure to the right shows the general designated areas of focus.

Connections and Nodes

No Scale

N
Lakewest Community Limit Housing Zones Commercial / Civic Zones Non DHA Housing Zone Focus Area to Expand into Community
View of Central Focus Area to Expand into Community

5.00

Lakewest Master Plan for Dallas Housing Authority

Recommendations

Focal Areas of Oppor tunity

A B

Structured Community Area Park Amenities and Outdoor Community Venues

C D

Lake Recreation Area Entertainment Business

E F

Retail or Ser vice Business Privately Owned Undeveloped Land

G H

Indoor Recreation Revitalization of Shopping Center

A E B F G

C E

H E D E

No Scale

Recommendations

5.01

Lakewest Community Square

The centrally located undeveloped land in Lakewest presents opportunities to both enric h the civic lives of the community and maintain a connection with nature by integrating community focused functions in buildings with the surrounding landscape. The building complex is comprised of office space for non-profits and temporary office lease space for incubator use (1) , a caf and teen center (2) , a community and cultural arts center (3) and a concessions and public restrooms building (4) . A public plaza (5) and sculpture garden (6) make up the outdoor community spaces. The office building and teen center are situated on the west side of Kingbridge. Because of the importance for the community of its youth for the future of Lakewest and the numerous non-profit organizations in West Dallas that are focused on youth mentorship, situating these two functions adjacent to eac h other makes for a positive partnership. The teen center is envisioned as a dynamic that will attract teenagers leaving Pinkston High Sc hool in the afternoon and foster a positive destination to keep young people engaged in positive activities. The vision for the east side of Kingbridge includes the community and cultural arts center and sculpture garden. The community center provides a large meeting place for the community and may also be rented out for graduations, weddings and parties. The Cultural Arts space provides a place for student artwork and the work of local Dallas artists to be displayed, and to provide a place for classes that may be offered to residents and seniors from the adjacent retirement community. Completing the community space is concession and restroom facilities on the southeast portion of the site.

5.02

Lakewest Master Plan for Dallas Housing Authority

View A

View B

BICK

ERS

S T.

1 2 5

3 6

KING BRID GE

50 0 100

150 200

400 800

Recommendations

5.03

The Park at Lakewest and The Boardwalk at Fish Trap Lake

The park amenities establish complementary elements to give residents a variety of experiences and ser ve all generations of Lakewest residents. A large pavilion (1) is the main feature of the western portion of the park to be utilized for large community gatherings, suc h as picnics. Adjacent to the pavilion are smaller pavilions, playgrounds (2) and a splash pad (3) . The park road (4) begins at this point and provides automobile access to all activities of the park. An amphitheatre (5) is the focal point of the major open land space east of Kingbridge. Just to the east of the amphitheatre will be a community garden (6) to help provide additional activity for the seniors adjacent to the property to enjoy. As the park road approac hes the lake and crosses its drainage path to the oxbow, it will be necessary to provide a bridge (7) so as not to interrupt the drainage pattern. Further south along the park road are sport courts (8) . To the north of Fish Trap Lake an upgraded pavilion at the current location (9) . The introduction of a pedestrian bridge (10) across Fishtrap Lake will accomplish multiple objectives; including providing a new way of experiencing the lake without entering the lake, providing a shorter path across the lake to make walking to and from the shopping center easier and providing a unique feature on the site that makes it more desirable to visit Lakewest. The bridge merges with the boardwalk (11) on the southeast portion of the lake. The boardwalk consists of canopies, fishing piers and various views of the lake. The existing DHA building will be adapted for other uses, suc h as a restaurant (12) with patio seating that extends onto the boardwalk. To provide shade on hot days, a large canopy extends the length of the building over the outdoor seating and walkway. In order to provide lake activities a kayak rental shop (13) and boat house (14) are placed along the east side of the lake. Finally, a proposed sculpture piece (15) is a identifying signature piece for Lakewest and directs attention to the main park and retail center entrance.

Existing view of Fish Trap Lake, looking Southwest at Singleton and GAF Industries

5.04

Lakewest Master Plan for Dallas Housing Authority

View A

View B

2 3 4 1 9 14 5 6

7
KINGBRIDGE ST.

10 8

11
B

12

B C

TO RO NT O ST .

15

100 0 200

300 400

800 1600

FISH TRAP RD.

13

Recommendations

5.06

Lakewest Retail, Ser vice, and Enter tainment Business

A key issue that was acknowledged at many of the workshops is the lack of retail, ser vice, and entertainment options in West Dallas. To increase the areas community value, these components are a critical addition to Lakewest, and complementary to Lakewest Town Center. The available land along Singleton Rd provides excellent proximity to its future development as a retail & ser vice district. 10 One of the most desired uses mentioned in many of the community workshops was a (1) branc h bank with drive through access, whic h is best located at the Northeast corner of Kingbridge and Singleton. The long orientation of the available land to the Northwest of Kingbridge and Singleton allows for a more typical development to occur. (2) Multi-leveled buildings at 60 deep are feasible options, placing (3) parking toward the back. The available land along Westmoreland provides ample space for a muc h desired (4) entertainment use and its parking (5) .

Privately Owned Undeveloped Land in Lakewest

The largest available plot of land can maintain the street edge by aligning proposed ser vice and office oriented buildings (6) with adjacent commercial properties. Whether the anticipated residential (7) just behind is multi-level apartments, duplexes, or additional single family housing, the size and orientation of the lot allows for easy circulation around the development, as well as a individualized green malls (8) for the community to enjoy. The North of the community can also be easily connected back to the Park at Lakewest by means of a pedestrian bridge (9) over the Oxbow Lagoon. 4 The smaller plot of available land allows great visibilty to the proposed Indoor Sports Complex (10) from Fish Trap Lake to the West, Pinkston High Sc hool to the South, and the proposed Mercy Street Fields to the East.

5.07

Lakewest Master Plan for Dallas Housing Authority

7 3 6 6 2 2 1

SINGLETONG RD. 400 200 800

50 0 100

150

KINGBRIDGE ST.

Recommendations

5.08

Lakewest Bend
One of the most important transformations provided by this proposal is the (1) corner Gateway building. Ser ving as a prominent welcoming into the community, the corner building will anc hor the development, providing highly visible tenant signage and direction to visitors. The construction of (2) several new multi-story infill buildings just to the East would maintain a shopping promenade c haracter with floor to floor storefront, canopies, urban furniture, and a bright color palette. Wide sidewalks and tree lined streets provide a buffer, as well as shade. Adjacent to Fish Trap Rd is the (3) proposed movie theatre, whic h completes the development edge and provides transition to the lake through a large canopy. The (4) green mall, whic h runs underneath the canopy, includes large planters, trees, covered seating areas, small kiosks, decorative lighting and large variety of native vegetation.
Existing view of Lakewest Town Center

Existing view of Hampton and Singleton

The (5) existing shopping center takes on an entirely new look, integrating the dated canopy into a more modern one with the addition of shading devices, vertical masonry towers, and floor to floor storefront. New masonry facades complete the refurbished center, with benc h size planters beneath, inviting vegetation and a place to relax.

5.09

Lakewest Master Plan for Dallas Housing Authority

View A

View B

B
2 2 1

SINGLETON RD.

50 0 100

150 200

400 800

Recommendations

5.10

HAMPTON RD.

Recommendations

Lakewest Comprehensive Masterplan

Lakewest Community Square

Office Lease Space Cafe and Teen Center Community and Cultural Arts Center Concession and Public Restrooms Public Plaza Sculpture Garden Large Pavilion Small Pavilions, Covered Playgrounds, and Splash Pad Fishing Docks at Oxbow Park Road Amphitheatre Community Garden

The Park at Lakewest

The Boardwalk at Lakewest

Central Bridge over Fish Trap Lake Formal Promenade and Pier from Senior Living Communities Boardwalk with Seating, Covered Areas, and Decorative Floor Ma
terial Restaurant with Outdoor Seating and Views to Fish Trap Lake Canoe Rental Shope and Boat House Park Road Picnic Areas Small Sports Fields

Lakewest Retail, Ser vice, and Enter tainment Business

Bowling Alley Multi-Story Mixed Use

Privately Owned Undeveloped Land in Lakewest

Multi-Family Residential Indoor Sports Complex

Lakewest Bend

Bowling Alley Multi-Story Mixed Use Central Green Mall with Shopping Kiosks

5.11

Lakewest Master Plan for Dallas Housing Authority

Westmoreland Rd.

2 2 5

Dennison

Kingbridge St.

6 4 4

Singleton Blvd.

100 0 200

300 400

800 1600

Hampton Rd.

Recommendations

5.12

View of Fish Trap Lake

Concluding Remarks:
Masterplan Vision
VISION
This Lakewest Masterplan embodies the community vision for future investment and identifies specific strategies for development of the undeveloped DHA land at Lakewest. The implementation of this plan will complement the existing housing and ser vice resources of Lakewest with enhanced connectivity and strategic investment in new components. Both public and private investment will be required to ac hieve full realization of the opportunities outlined as Lakewest enters this next century with renewed confidence for the future.

View of trail along Fish Trap Lake

CATALYST
The prominence of the Lakewest Shopping Center and the potential visual impact that improvements would have on the corner of Singleton and Hampton lead to consideration of the potential for renovation of the center as a catalyst for private investment in the area. The lack of retail and ser vice business in the west dallas area negatively impacts the lives of the current residents and discourages potential residents from considering the area. With the impact of the new bridge to downtown, the resources of West Dallas are receiving new interest from potential investors as the area is ripe for transition away from its heritage of heavier industrial uses.

Proposed corner condition at Singleton Rd. and Hampton Rd.

Multi-Stor y
W id e S id ew

a lk

Diagram of Lakewest Town Center

6.00

Lakewest Master Plan for Dallas Housing Authority

PHASING
The goal of the master plan is to determine a roadmap for future development in bringing the resources, ser vices and connectivity necessary for a productive, sustainable community. The phasing of improvements at Lakewest is therefore critical. Although the improvements discussed complement and reinforce eac h other, many components will be successful if strategically implemented one piece at a time. The economics and funding of those components, while not a part of this study, will obviously play a significant role in determining the initial phases of work. Development of the community square at the intersection of Bickers and Kings Bridge Road becomes the center of social and ser vice activity for all residents of Lakewest. Absent from the current development is the community gathering area and draw that encourages residents to participate in community endeavors, pride, and informal interaction. The Community Square component is essential for the sustainability and livability of LakeWest. The Lakewest Shopping Center revitalization will be an important catalyst for future enhanced development in the area. The revitalization should focus on creating a destination for residents and provide for their shopping needs in an easily accessible, safe, enjoyable environment. Adaptive reuse of the nearby DHA Building fronting the lake for promoting recreational uses will provide an infusion of energy and momentum to the southeast quadrant of Lakewest. Park area improvements would include the re-grading of the ox-bow area to enhance safety of the area promoting the recreational use. Planting would establish canopy trees at strategic, sustainable locations. New playground equipment, shade structures, amphitheater and other park amenities would be added.
Existing berms that cause poor line of sight and unsafe conditions

Proposed Circulation Paths and Community Connections

Concluding Remarks

6.01

 A park road, parking, pedestrian paths and a bridge over the ox-bow and within the park land provides for further enhanced security and ac hieves access and mobility to all elements of the park. Fish Trap Lake enhancements include bank vegetation improvements, pedestrian paths and boardwalks to connect the residential areas to the shopping center, high sc hool and other proposed amenities surrounding the lake; establishing connectivity of the residents to the Shopping Center. The land bordering the lake will become a visual as well as physical resource for enjoyment by the community. Investment in new infrastructure, infill housing, and additional retail along Singleton Blvd. establishes the identifiable community edge, helping to blend the presently diverse landscape of varied building uses and arc hitecture. With the successful revitalization of the shopping center, park redevelopment and insertion of the Community Square, private development interests will be encouraged to take advantage of the opportunities at Lakewest.

Approximate location of proposed pedestrian trail and park road

Diagram of Undeveloped land along Singleton

6.02

Multi-Stor y

Lakewest Master Plan for Dallas Housing Authority

MASTERPLAN IMPLEMENTATION
PEDESTRIAN AND BICYCLE CIRCULATION INFRASTRUCTURE
Critical to the evolution of the Lakewest community is an enhanced system of pedestrian and bicycle circulation. The community will remain predominantly low-income for the foreseeable future with the associated transportation access c hallenges faced by lack of financial resources. This transportation c hallenge also illuminates a critical deficiency: local need for goods and ser vices that currently is underser ved. As originally envisioned, the individual communities are provided with unique identities defined by perimeter fencing with a primary focus on vehicular street approac h to the communities. This established pattern can be shifted to provide a renewed pedestrian infrastructure, enhancing access to the existing resources and proposed new resources, and reinforcing the opportunities for the undeveloped land at the center of the community. The retail center will benefit as well from enhanced pedestrian access supporting a higher density of ser vice and retail businesses as proposed.

Proposed Circulation Paths and Community Connections

PARK LAND IMPROVEMENTS

The existing central undeveloped land ser ves currently as a separating open space with modest recreational elements. Several existing aspects detract from the area realizing its full potential as an attractive and safe park asset including topography that minimizes visibility, lack of structures and trees for shade, lack of pedestrian connections to destination nodes, minimal playground and sports court amenities, and need for improvements to the shoreline of Fish Trap Lake. The recommended improvements enhance the park safety by removing berms that create safety concerns due to poor line of sight and encouraging community use, develop vehicular and enhanced pedestrian access through the park, and by installing recreational and play amenities with effective pedestrian connections to all residential areas.

Existing berms that cause poor line of sight and unsafe conditions

Concluding Remarks

6.03

COMMUNIT Y CENTERED FACILITIES

The central location and complementary adjacency to sc hool facilities of the undeveloped land proposed for community support facilities will create a necessary community identity and social gathering destination. Input from the community identified opportunities to fill resource gaps, strengthen existing initiatives and encourage additional community support resources. The program proposed for the Community Square facilities carefully considers existing resources and complements rather than duplicates existing facilities.

View of proposed Amphitheatre

LAKEWEST SHOPPING CENTER IMPROVEMENTS

Community input during the planning process strongly emphasized the need for additional retail and ser vice business locations in West Dallas, including specifically an underser ved demand for options to be located at the existing Lakewest Shopping Center. This unmet demand is a significant opportunity that would become a catalyst for other investment in the area and should be considered as one of the early phases in the Masterplan implementation. Connections to Lakewest residential areas is crucial to developing a vibrant center where residents may enjoy leisurely and safe shopping and socializing.

FISH TRAP LAKE RECREATIONAL OPPORTUNITIES

Proposed Lakewest Bend

During the masterplanning workshops significant discussion surrounded the potential opportunities for enhanced amenities at Fish Trap Lake. The lake is understood to be an underutilized resource that has intrinsic natural beauty yet also lacks pedestrian circulation infrastructure to navigate around the lakeshore. Discussion included the importance of open access to the lake and the provision for a variety of passive and active recreational options that had appeal to multiple generations young to old including fishing, boating and nature watc hing.

Existing Lakewest Town Center

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Lakewest Master Plan for Dallas Housing Authority

View of proposed Boat House on Fish Trap Lake

View of proposed Boardwalk along Fish Trap Lake

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WAKEBOARDING PARK
The proposed wakeboarding park development was discussed in detail during the workshops as well. Although the opportunity for immediate impact was appealing, several concerns were voiced. The most significant concerns centered around the requirement to secure the lake perimeter within the watersports complex and the water quality. This would preclude the use of the lake surface and lakeshore for other recreational activities while the watersports complex was in place. The visual impact of the enclosure fence was also a concern. With the focus on youth activity that the watersports concept provided, the proximity to Pinkston High Sc hool also prompted discussion of potential conflict with appropriate focus on educational efforts, although the complex was proposed to be most active in the summer months. With the youth appeal of a watersports complex also comes the concern that older residents do not have a complementary option to access the lake with less athletically demanding activities of interest. With both the adult community input and the student workshops, vigorous discussion ensued on the relative merits of a watersports complex development for wakeboarding. At the planning sessions this dialog took shape as proposals included multiple options: the wakeboarding park, a purely open access recreational lake and various combinations of the two scenarios. The consensus developed that open access to the lake and unrestricted views took precedence to the opportunities potentially presented by a wakeboarding venue capturing the lake. Further investigation of the lake water quality indicates that storm water precipitated by rain events causes the water quality to reac h unacceptable levels of bacterial contamination. If a watersports facility, or other use of the lake suc h as swimming, that risks human ingestion of even small samples of water is opened; an agressive on-going sampling protocol and management will be required to provide absolute assurance that the facility is safe for human activity. A waterpark or other suc h facility would need to be closed after any rain event until sampling could confirm the water quality is acceptable.

View of Fish Trap Lake, open and available to the community

Sketch of wakeboarding park

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Lakewest Master Plan for Dallas Housing Authority

An oxygenation system as proposed by the watersports park developer will not prevent bacterial contamination from a rain event but would ser ve to assist in lowering the bacterial count to acceptable levels in a shorter period of time.

View of trail along Fish Trap Lake

Concluding Remarks

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BROWN REYNOLDS WATFORD ARCHITECTS, INC. COPYRIGHT www.brwarch.com

2011