Upload
dallasobserver
View
230
Download
0
Embed Size (px)
Citation preview
8/4/2019 DHA Executive_Summary_-_FINAL
1/44
Lakewest Master PlanA Vision for the Communit
Executive SummarAugust 20
8/4/2019 DHA Executive_Summary_-_FINAL
2/44
8/4/2019 DHA Executive_Summary_-_FINAL
3/44
Prepared for
Dallas Housing Authority
3939 North Hampton Road
Dallas, TX 75212
www.dhadal.com
Lakewest Community
by
Brown Reynolds Watford Architects, Inc.
3535 Travis St.
Suite 250
Dallas, TX 75204
www.brwarch.com
Pacheco Koch Consulting Engineers, Inc.
8350 N. Central Expy
Suite 1000
Dallas, TX 75206
www.pkce.com
Lakewest Master PlanA Vision for the Communit
View of Downtown Dallas from Fish Trap Lake in Lakew
8/4/2019 DHA Executive_Summary_-_FINAL
4/44
Dallas Housing Authority
MaryAnn Russ President and CEO
Tim Lott V.P. of Capital Projects
Bill Manning V.P. of Development
Chyrel Roseborough Education Program & Development Coordinator
Architect . Brown Reynolds Watford Architects, Inc.
Craig S. Reynolds, FAIA Managing Principal
Lisa W. Lamkin, AIA Principal
Beth Brant, AIA Project Archit ect
Alexis Flores, AIA
Wes Henckel, Associate AIA
Civil . Pacheco Koch
Jim Koch, P.E. Principal
Christopher M. Jones, P.E. Sr. Assoc. Principal
Lou H. Nance Project Coordinator
Pinkston High School Faculty and Staff
Principal Norma Villegas Principal
Ms. Sabrina White Archi tectural Graphics/CAD Teacher
Ms. Kendra Armstrong Teacher
Acknowledgements:
8/4/2019 DHA Executive_Summary_-_FINAL
5/44
High School Student Participants
Team A Mayra Ortiz Leader
Eric Palacios Photographer
Shemeka Drennon Secretary
Freddie Warner
Team B Ollie Jackson Leader
Cameron Dupree Photographer
Juan Varela Secretary
Trishunn White
Ramon Rojas
Team C Ezequiel Armendariz Leader
Janeli Hernandez Photographer
Nancy Alvarez Secretary
Emmanuel Limon
Alejandro Coronado
Team D Karla Alvarado Leader
Abigail Rodriguez Photographer
Luis Mena Secretary
Sebastian Williams
Ricardo Dominguez
Team E Bervick Simien Leader
Brenda Mata Photographer
Brandon Simien Secretary
Alexis Gomez
Dekevian Brown
Stakeholder Partici pants
Annette Bacon
Ketton Birins
Bettye Brown
Jo-Ann Brown
Ida Burns
Rayford Butler
Laura Cadena
Ollie Car
Melody Carter
Kent Casey
D.C. Curleran
James DeOtto
Marcus Evans
Ed Franklin
Melva Franklin
Alex Garcia
Johnny Garippa
Stephanie Garippa
Rod Ginther
Rasa Golden
Albert Gonzalez
Henry Grice
Sharise Hadnot
Bill Hall
Barry Hancock
Carolyn Harris
Kenneth Heaz
Norman Henry
Jeff Herrington
Doug Heyerianl
Trey Hill
Rosemary Hinojosa
Jay Hohfeler
Loletha Horton
Albert Huddleston
Brent Jackson
Debra Jackson
Chalonda Jackson-Mangino
Triss Jessie
Paula Johnson
Earlene Jones
Chad Lacerte
Silvia Lagos
Ola Land
Lamontry Lott
Cindy Lutz
V. Maria
Leonor Marquez
Jane Massey
Cheryl Mayo
Larry McGregor
Shree Moffett
Demetia Moore
Ida Moore
Irma Moore
Rafael Munoz
Martha Nerenhausen
Regina Nippert
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 Stutesma
Thom Suhy
Rosetta Sweet
Marilyn Thomas
Victor Toledo
Norma Villegas
E. John Ward
JaMonicaWashington
Billy White
Randall White
David Whitley
Lee Will iams
Arrvel Wilson
8/4/2019 DHA Executive_Summary_-_FINAL
6/44
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 LakewestLakewest Retail, Service, and Entertainment Business
Recommendations for Privately Owned Undeveloped Land
Lakewest Town Center
Lakewest Master Plan
CONCLUDING REMARKS (6.00-6.07)
Table of Contents:
8/4/2019 DHA Executive_Summary_-_FINAL
7/44
Wildflowers growing along Fish Trap Lake
8/4/2019 DHA Executive_Summary_-_FINAL
8/44
DHA Investment in West Dallas
DHA needs to maintain a leadership role in West Dallasbringing momentum and inspiration, guiding the future ofLakewest
Motivation for moving forward with a newmasterplan
Recognition of missing resident resources and socialcommunity opportunit ies
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 theLakewest community
Development of Community Square
Lakewest Shopping Center Revitalization and Adaptivereuse 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. andWestmoreland Rd.
Implementation
Developing Funding Sources and Partnerships
Overview:
1
2
3
4
8/4/2019 DHA Executive_Summary_-_FINAL
9/44
Wildflowers growing along Fish Trap Lake
8/4/2019 DHA Executive_Summary_-_FINAL
10/44
Lakewest Master Plan for Dallas Housing Authority
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 commun ity connectiv ity. Given the areas history
of poverty and general isolation, the communitys c hallenging
issues until recen tly have been addressed by focused interests
and not comprehensive approaches.
The Dallas Housing Authorit y (DHA) has been a long time leaderin 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 changes will be positive for the
commun ity. However, since DHA provides the majority of the
housing units in Lakewest and is one of the most s ignif icant
stakeholders in the neighborhoods future, DHA would need
to lead an effort to address the critical planning issues
holistical ly. This Masterplan, while focused on Lakewest itself,
must be responsive to the broader context of the region and
its approaching developments.
Therefore DHA retained BRW Architects, Inc. to gather
data and facilitate community input from Lakewest and the
surrounding West Dallas community to discover and articulate
guiding planning princi ples and set forth recommenda tions for
development of the remaining available the available DHA
land in Lakewest. The Plan and its proposed recommendati ons
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.
Introduction:
1.00
8/4/2019 DHA Executive_Summary_-_FINAL
11/44
View of Downtown Dallas from privately owned undeveloped land in Lakewest
The plan envis ions a s ignif icant 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 service businesses, enhanced community
park features, and overall improved connectivity for residents
to all areas within Lakewest.
Implementation of the Masterplan wil l require a deep
commitment, determined action and meaningful dialogue and
coordination between DHA, the community stakeholders and
several public and private developers. This includes creatingpartnerships with development initiatives, the City of Dallas
and non-profit entities to carry-out various complementary
phases over t ime in order to accomplish the full vis ion of the
Masterplan.
Introduction 1.0
8/4/2019 DHA Executive_Summary_-_FINAL
12/44
Lakewest Master Plan for Dallas Housing Authority
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, much 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 purchase that addressed the retail need but does not yet
provide the catalyst for private development investment orprovide 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 waterspor ts 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 thecommunity driven miss ion of the Dallas Housing Authority and
is supported by community consensus is vital.
+Dallas Housing Authority Residents
Process:
2.00
8/4/2019 DHA Executive_Summary_-_FINAL
13/44
This masterplan will provide once again a cohesive document
outlining the vision for Lakewest launching from the existing
resources and grounded in a strong community consensus.
Future development oppor tunities will be guided by this vision
for the community of Lakewest.
To accomplish these goals, it was essential to reach out to the
commun ity. Therefore DHA sought to gain broad input from
various constituencies within and surrounding the Lakewest
Communi ty. Active participation was invited from the Lakewest
community resident councils, community advocates, businessesand service organizatio ns through a series of group workshops
during the course of the overall project planning.
In addition, DHA provided an opportunity for Lakewest area
high school students to experience and learn from this urban
planning process. DHA understood that engaging local youth
brought added value to the project. By involving studen ts, 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 wil l serve as a guiding document to assist the DHA and
their local partners in making the c hoices that wil l transform
Lakewest into a more vibrant, self sustaining, connected, andlivable community.
+ +Business Leaders Students
Process 2.0
8/4/2019 DHA Executive_Summary_-_FINAL
14/44
Lakewest Master Plan for Dallas Housing Authority
Model of Margaret Hunt Hill Bridge
View of Margaret Hunt Hill Bridge under construction
Currently scheduled to be completed in early 2012, the
Margaret Hunt Hill Bridge will connect central Dallas to West
Dallas. The strength of this new connecti on 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, much of it is separated and
isolated from all of the services and amenities available in
the surrounding neighborhood s. Approximately 25% of West
Dallas residents do not have a car but must travel outside of
their neighborhood to reach 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 eitherfinancial 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, schools, and a post office scattered
throughout the region.
Context:
3.00
8/4/2019 DHA Executive_Summary_-_FINAL
15/44
Context
View of Lakewest Community to the lef t and the TrinRiver to the right
View looking down Singleton Avenue with servicebusinesses on the left and Downtown Dallas straig
ahead
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 Communit y. 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. Purch ased andrehabilitated 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 such as the elementary and junior
high school (George W Carver 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 challenging pedestr ian circulation, each 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 pedestr ian access points is a circulation hindrance and
isolating feature. The community fencing originally designed
to provide added security for the neighborhood discouragespedestrian circulation, thereby minimizing opportunities for
social interaction, engaging in outdoor activities and adding
to the vibrancy needed for healthy, sustainable communities.
3.0
View down Bickers at Kingbridge
8/4/2019 DHA Executive_Summary_-_FINAL
16/44
Lakewest Master Plan for Dallas Housing Authority3.02
1 Lakewest Town Center
2 Pinkston High School
3 Mercy Street Ball Fields
4 DHA Headquarters
5 YMCA Lakewest
6 Lakewest Village
7 Village at Lakwest Senior Housing
8 Fish Trap Lake
9 Kingbridge Crossing
10 Goodwill Industries
11 Lakeview Townhomes
12 Villa Creek Townhomes
13 Sequoyah Learning Center
14 George W. Carver Learning Center
15 Hamptons at Lakewest
16 Greenleaf Village
17 Mattie Nash Myrtle Davis Recreation
18 El Centro West Campus
19 Habitat for Humanity
20 Dallas West Library
21 GAF Industries
22 Thomas A. Edison Middle Learning Center
1
2
7
21
8/4/2019 DHA Executive_Summary_-_FINAL
17/44
1
2
3
4
5
67
8
910
11
13
1412
16
1517
18
20
19
W
ESTMORELAND
HA
MPTON
SINGLETON21
22
Existing Analysis
Lakewest Land Use
Civic
Schools
Retail
Service
Parks Housing
Green Open
Space DHA Available La
No Scale
N
Context 3.0
8/4/2019 DHA Executive_Summary_-_FINAL
18/44
Lakewest Master Plan for Dallas Housing Authority
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
servic e organizations within the West Dallas Communit y. The
individual meetings allowed for each 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 f indings and conceptualmaster 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 commun itys future leaders. A group of junior
and senior high sc hool students were selected by DHA and the
Pinkston High School faculty sponsors to represent the high
schoo l students that live in the West Dallas Community. While
a majority of the students do attend Pinkston High School and
live in West Dallas, five other students who live in Lakewest
and attend other area high schools also participated. Oncethe 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, communit y
leaders, key stakeholders and local students illustrated the
various and multifaceted social and physical aspects of the
commun ity. This part of the planning process was imperative
to develop a shared communi ty vision for Lakewest as a whole
as well as for DHAs open parcels of land.
During the planning process and in working with and listeningto the community it became apparent that all of the concerns
regarding the changes and development happening to
West Dallas stemmed not necessarily from what was to be
developed, but the way in which the development was to take
place:
4.00
Stakeholder Meeting
Stakeholder Meeting
Student Presentation
Conceptual Masterplan
8/4/2019 DHA Executive_Summary_-_FINAL
19/44
Did they care about the existing residents needs?
Were they planning on hiring locally?
Was the new use to be something the neighborhood cou ld
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 evalu ate 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 wha ts best for West Dallas.
Flourishing Economy
3. Work to bring in businesses that care about the community
and that provide jobs for local residents.
Partnerships
4. Develop partnerships between for-profits and non-profits &
between non-profits and residents.
Recognition of Opportunities
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 catalystin the community.
7. Development of available DHA land should complement other
initiat ives in West Dallas working to bett er the community.
Vision and Principles 4.0
View looking down Singleton Ave.
Job Search Computer Lab at Wilkinson Center in Da
Festival at Bishop Arts District in Oak Cliff
8/4/2019 DHA Executive_Summary_-_FINAL
20/44
Lakewest Master Plan for Dallas Housing Authority
Recommendations:
Due to the fact that the Lakewest Community is developed and
its framework relatively establi shed, a key factor in the analysis
of the site is the connections to existing resources, reinforced
by strategically inserting new opportunit ies. 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 commun ity support for these resources. The figureto the right shows the general designated areas of focus.
Recommendations
Connections
and Nodes
Lakewest Community Limit
Housing Zones
Commercial / Civic Zones
Non DHA Housing Zone
Focus Area to Expandinto Community
No Scale
5.00
N
View of Central Focus Area to Expand into Community
8/4/2019 DHA Executive_Summary_-_FINAL
21/44
Recommendations
No Scale
N
A
B
C
E
E
E
E
H
G
D
F
Recommendations
Focal Areas of Opportunity
D
A
B
C G
HF
EStructuredCommunity Area
Lake
Recreation Area
Retail or Service
Business
Indoor
Recreation
Park Amenities
and OutdoorCommunity Venues
Entertainment
Business
Privately Owned
Undeveloped Land
Revitalization of
Shopping Center
5.0
8/4/2019 DHA Executive_Summary_-_FINAL
22/44
Lakewest Master Plan for Dallas Housing Authority
Lakewest Community Square
The centrally located undeveloped land in Lakewest
presents opportunities to both enrich the civic l ives 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 each other makes for a positive partnership.
The teen center is envisioned as a dynamic that will attract
teenagers leaving Pinkston High School 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 thecommunity 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 facil it ies on the southeast
portion of the site.
5.02
8/4/2019 DHA Executive_Summary_-_FINAL
23/44
Recommendations 5.0
1
2
3
65
4
0
50 150
100 200
400
800 N
B
A
View A
View B
BICKERSST.
KIN
GBRID
GE
8/4/2019 DHA Executive_Summary_-_FINAL
24/44
Lakewest Master Plan for Dallas Housing Authority
The Park at Lakewest andThe Boardwalk at Fish Trap Lake
The park amenities establish complementary elements
to give residents a variety of experiences and serve all
generations of Lakewest residents. A large pavilion (1 ) is
the main feature of the western portion of the park to be
util ized for large community gatherings, such 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 approaches
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 m ultiple objectives; including
providing a new way of experiencing the lake without
entering the lake, providing a shorter path across the laketo 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, such 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 t he
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.
5.04
Existing view of Fish Trap Lake, looking Southwest at
Singleton and GAF Industries
8/4/2019 DHA Executive_Summary_-_FINAL
25/44
Recommendations 5.0
B
B
C
10 13
14
9
11 12
15
8
7
5
4
3
2
1
0
100 300
200 400
800
1600 N
A
B
View A View B
KINGBRIDGE
ST.
TORONTOST.
FISH
TRAP
RD.
6
8/4/2019 DHA Executive_Summary_-_FINAL
26/44
Lakewest Master Plan for Dallas Housing Authority
Lakewest Retail, Service, and EntertainmentBusiness
A key issue that was acknowledged at many of the worksho ps
is the lack of retail , service, and entertainment options
in West Dallas. To increase the areas community value,
these components are a critical addition to Lakewest, and
complement ary to Lakewest Town Center. The available
land along Singleton Rd provides excellent proximity to its
future development as a retail & service district.
One of the most desired uses mentioned in many of the
community workshops was a (1 ) branch bank with drive
through access, which is best located at the Northeast
corner of Kingbridge and Singleton. The long orientationof 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 much
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 service and office oriented
buildings (6 ) with adjacent commercial properties. Whetherthe 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.
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 School to the South, and
the proposed Mercy Street Fields to the East.
5.07
4
5
10
8/4/2019 DHA Executive_Summary_-_FINAL
27/44
Recommendations 5.0
122
3
8
8
7
7
7 9
6 6
0
50 150
100 200
400
800 N
SINGLETONG RD.
KINGBRIDG
E
ST.
8/4/2019 DHA Executive_Summary_-_FINAL
28/44
Lakewest Master Plan for Dallas Housing Authority5.09
Lakewest Bend
One of the most important transformations provided by this
proposal is the (1 ) corner Gateway building. Servi ng
as a prominent welcoming into the community, the corner
building will anchor the development, providing highly
visible tenant signage and direction to visitors.
The construction of (2 ) several new multi-story infil l buildings
just to the East would maintain a shopping promenade
character with floor to floor storefront, canopies, urban
furnit ure, and a bright color palette. Wide sidewalks and
tree lined streets provide a buffer, as well as shade.
Adjacent to Fis h Trap Rd is the (3 ) proposed movie theatre,
which completes the development edge and provides
transition to the lake through a large canopy. The (4 )
green mall, which runs underneath the canopy, includes
large planters, trees, covered seating areas, small kiosks,
decorative lighting and large variety of native vegetation.
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 bench size plantersbeneath, inviting vegetation and a place to relax.
Existing view of Hampton and Singleton
Existing view of Lakewest Town Center
8/4/2019 DHA Executive_Summary_-_FINAL
29/44
Recommendations 5.10Recommendations
1223
4
5
0
50 150
100 200
400
800 N
B
A
View B
View A
SINGLETON RD.
8/4/2019 DHA Executive_Summary_-_FINAL
30/44
Lakewest Master Plan for Dallas Housing Authority
Lakewest Community Square
Office Lease Space
Cafe and Teen Center
Community and Cultural Arts Center
Concession and Public Restrooms
Public Plaza
Sculpture Garden
The Park at Lakewest
Large Pavilion
Small Pavilions, Covered Playgrounds, and Splash Pad
Fishing Docks at Oxbow
Park Road
Amphitheatre
Community Garden
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, Service, and Entertainment 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
1
2
3
4
5
6
Recommendations
Lakewest Comprehensive Masterplan
5.11
8/4/2019 DHA Executive_Summary_-_FINAL
31/44
1
2
2
3
4
4 4
5
5
6
Singleton Blvd.
Dennison
KingbridgeSt.
HamptonRd.
WestmorelandRd.
0
1 00 3 00
2 00 4 00
8 0 0
1600 N
Recommendations
8/4/2019 DHA Executive_Summary_-_FINAL
32/44
8/4/2019 DHA Executive_Summary_-_FINAL
33/44
View of Fish Trap Lake
8/4/2019 DHA Executive_Summary_-_FINAL
34/44
Lakewest Master Plan for Dallas Housing Authority
Concluding Remarks:
6.00
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 wil l complement the exist ing
housing and service resources of Lakewest with enhanced
connectiv ity and strategic investment in new components. Bothpublic and private investment will be required to achieve full
realization of the opportunities outlined as Lakewest enters
this next century with renewed confidence for the future.
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 service
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.
View of trail along Fish Trap Lake
Proposed corner condition at Singleton Rd. and
Hampton Rd.
Diagram of Lakewest Town Center
WideSidewalk
Multi-Story
8/4/2019 DHA Executive_Summary_-_FINAL
35/44
Concluding Remarks 6.0
PHASING
The goal of the master plan is to determine a roadmap for
future development in bringing the resources, services and
connectiv ity necessary for a productive, sustainable communit y.
The phasing of improvements at Lakewest is therefore critical.
Although the improvements discussed complement and
reinforce each 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
init ial phases of work.
Development of the community square at the intersection of
Bickers and Kings Bridge Road becomes the center of social
and service 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 Commun ity
Square component is essential for the sustainability and
livability of LakeWest.
The Lakewest Shopping Center revitalizati on 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.
Proposed Circulation Paths and
Community Connections
Existing berms that cause poor l ine of sight and
unsafe conditions
8/4/2019 DHA Executive_Summary_-_FINAL
36/44
Lakewest Master Plan for Dallas Housing Authority
A park road, parking, pedestrian paths and a bridge
over the ox-bow and within the park land provides for further
enhanced security and achieves access and mobil ity to all
elements of the park.
Fish Trap Lake enhancemen ts include bank vegetation
improvements, pedestrian paths and boardwalks to connect
the residential areas to the shopping center, high school and
other proposed amenities surrounding the lake; establishing
connectiv ity 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 infrastructu re, infill housing,
and additional retail along Singleton Blvd. establishes theidentifiable community edge, helping to blend the presently
diverse landscape of varied building uses and architecture.
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.
6.02
Approximate location of proposed pedestrian trail and
park road
Diagram of Undeveloped land along Singleton
Multi-Story
8/4/2019 DHA Executive_Summary_-_FINAL
37/44
6.0Concluding Remarks
MASTERPLAN IMPLEMENTATION
PEDESTRIAN AND BICYCLE CIRCULATIONINFRASTRUCTURE
Critical to the evolution of the Lakewest community is an
enhanced system of pedestr ian and bicycle circulation.
The community will remain predominantly low-income for
the foreseeable future with the associated transportation
access challenges faced by lack of financial resources. This
transportation c hallenge also i l luminates a cr it ical deficiency:
local need for goods and services that currently is underserved.
As originally envis ioned, the individual communit ies are
provided with unique identities defined by perimeter
fencing with a primary focus on vehicular street approach
to the communit ies. 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 wil l benefit
as well from enhanced pedestrian access supporting a higher
density of service and retail businesses as proposed.
PARK LAND IMPROVEMENTS
The existing central undeveloped land serves currently as aseparating 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 l ine
of sight and encouraging community use, develop vehicular
and enhanced pedestrian access through the park, and byinstalling recreational and play amenities with effective
pedestrian connections to all residential areas.
Proposed Circulation Paths and
Community Connections
Existing berms that cause poor l ine of sight and
unsafe conditions
8/4/2019 DHA Executive_Summary_-_FINAL
38/44
Lakewest Master Plan for Dallas Housing Authority
COMMUNITY CENTERED FACILITIES
The central location and complementary adjacency to schoolfacilities of the undeveloped land proposed for community
support facil i t ies wil l create a necessary community identity
and social gathering destination. Input from the commun ity
identified opportunities to fill resource gaps, strengthen
existing initiatives and encourage additional community
support resources. The program proposed for the Commun ity
Square facilities carefully considers existing resources and
complements rather than duplicates existing facilities.
LAKEWEST SHOPPING CENTER IMPROVEMENTS
Community input during the planning process stronglyemphasized the need for additional retail and service
business locations in West Dallas, including specifically an
underserved demand for options to be located at the existing
Lakewest Shopping Center. This unmet demand is a significant
opportuni ty 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
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 importanc e 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 watching.
View of proposed Amphitheatre
Proposed Lakewest Bend
Existing Lakewest Town Center
6.04
8/4/2019 DHA Executive_Summary_-_FINAL
39/44
View of proposed Boat House on Fish Trap Lake
View of proposed Boardwalk along Fish Trap Lake
6.05
8/4/2019 DHA Executive_Summary_-_FINAL
40/44
Lakewest Master Plan for Dallas Housing Authority
WAKEBOARDING PARK
The proposed wakeboarding park development was discussedin detail during the workshops as well. Although the
opportunity for immediate impact was appealing, several
concerns were voiced. The most s ignif icant 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 School also prompteddiscussion 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 purelyopen 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
opportuni ties potentially presen ted 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 reach unacceptable levels of bacterial contamination. If a
watersports facility, or other use of the lake such as swimming,
that risks human ingestion of even small samples of water
is opened; an agressive on-going sampling protocol andmanagement 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 close d after any rain event
until sampling could confirm the water quality is acceptable.
Sketch of wakeboarding park
View of Fish Trap Lake, open and available
to the community
6.06
8/4/2019 DHA Executive_Summary_-_FINAL
41/44
Concluding Remarks
An oxygenation system as proposed by the watersports park
developer will not prevent bacterial contamination from a
rain event but would serve to assist in lowering the bacterialcount to acceptable levels in a shorter period of time.
6.07
View of trail along Fish Trap Lake
8/4/2019 DHA Executive_Summary_-_FINAL
42/44
8/4/2019 DHA Executive_Summary_-_FINAL
43/44
8/4/2019 DHA Executive_Summary_-_FINAL
44/44
BROWN REYNOLDS WATFORD ARCHITECTS, INC. COPYRIGHT 2011
www.brwarch.com