VICKERY MEADOW FEBRUARY 2013 VICKERY MEADOW ACKNOWLEDGEMENTS CITY COUNCIL CITY OF DALLAS STAFF ADVISORY COMMITTEE Mayor Mike Rawlings Theresa O’Donnell, Director of Sustainable Frank Nucherino, PID Chair District 1: Delia Jasso Development and Construction Beverly Tobian, TIF Board District 2: Pauline Medrano, Mayor Pro Tem Karl Zavitkovsky, Director of Office of Economic Virginia Rose, Presbyterian Hospital District 3: Scott Griggs Development Yesenia Cardoza, Dallas ISD and District 4 : Dwaine R. Caraway Jack Lowe Sr. Elementary District 5: Vonciel Jones Hill Sustainable Development and Construction Team Mike Palise, Claymore Condos and condo owner District 6: Monica R. Alonzo Peer Chacko Lisa Hawkins, Fath Apartments Management District 7: Carolyn R. Davis Shilpa Ravande (Princeton Courts, Harvard Square) District 8: Tennell Atkins, Deputy Mayor Pro Tem David Schleg Ariel Nessel, area property owner District 9: Sheffie Kadane Luis Tamayo John Neill, Telesis Senior Housing District 10: Jerry R. Allen Helen Pacione, Half Price Books District 11: Linda Koop Economic Development Team Shelli Stidham, Dallas Area Pedestrian Safety District 12: Sandy Greyson Telemachus Evans Coalition (DAPS), Parkland Hospital District 13: Ann Margolin Tim Glass Sarah Polley Papert, Vickery Meadows Learning District 14: Angela Hunt Tamara Leak Center (Presbyterian Church) Heather Lepeska Martha Stowe, Vickery Meadows Youth CITY PLANNING COMMISSION Development Foundation District 1: Richard Davis Transportation Team Terri Muldoon, St. Patrick’s Refugee Outreach District 2: Liz Wally Tanya Brooks Jack Wierzenski, DART (Economic Development) District 3: Michael Anglin Max Kalhammer W. Sandy Spurgin, Shops at Park Lane District 5: Emma Rodgers Keith Manoy District 6: Tony Hinojosa, Jr. Jared White District 7: Ann Bagley District 8: Myrtl M. Lavallaisaa CONSULTANT TEAM District 9: Gloria Tarpley Fregonese Associates District 10: John Shellene MIG District 11: Bruce Bernbaum Kimley-Horn & Associates District 12: Sally Wolfish Tharp Planning Group District 13: Michael Schwartz ECONorthwest District 14: Paul E. Ridley The Catalyst Group District 15: Joe Alcantar, Chair Collective Strength The work that provided the basis for this publication was supported by funding under an award with the U.S. Department of Housing and Urban Development. The substance and findings of the work are dedicated to the public. The author and publisher are solely responsible for the accuracy of the statements and interpretations contained in this publication. Such interpretations do not necessarily reflect the views of the Government. TABLE OF CONTENTS INTRODUCTION 2 CATALYST PROJECT IMPLEMENTATION 36 Area Plan Purpose 3 Catalyst Development Site 37 Document Overview 3 Development Costs and Operating Revenues 39 Zoning Plan 40 SETTING AND EXISTING CONDITIONS 4 Development Action Plan 42 Framework for Positive Change 5 Station Area Overview 6 ADAPTIVE REUSE IMPLEMENTATION 44 Key Assets 8 Adaptive Reuse 45 Challenges and Opportunities 11 Adaptive Reuse Prototype 45 Social and Economic Conditions 14 Adaptive Reuse Guidelines 47 Adaptive Reuse Action Plan 48 PLANNING PROCESS 16 Advisory Committee 17 AREA-WIDE IMPLEMENTATION Stakeholder Interviews 17 STRATEGIES AND ACTIONS 50 Community Workshop 17 Developer Roundtables and Interviews 18 APPENDICES 54 Focus Groups 18 Appendix A: Parking Analysis 55 Community Feedback Event 19 Appendix B: Market Report 57 Appendix C: Survey Results 85 VISION AND GUIDING PRINCIPLES 20 Appendix D: Focus Group Summary 91 Vision 21 Guiding Principles 22 CONCEPTUAL DEVELOPMENT PLAN 24 Land Use Concept Plan 27 Near-Term Strategic Opportunities 29 Multi-Modal Connectivity Concept 32 Neighborhood Character and Design Guidelines 34 VICKERY MEADOW STATION AREA PLAN | FEB 2013 | 1 INTRODUCTION Dallas Transit-Oriented Development (Dallas TOD) is an action- oriented project of the City of Dallas to spur Dallas TOD leverages transit investments five Area Plans, which include seven the transformation to create safe, attractive and thriving different DART stations throughout the community centers that offer a range of City along three separate DART lines: of neighborhoods affordable housing options for current • Martin Luther King, Jr. (MLK) Station and future residents with improved access (Green Line) surrounding seven to transit. • Hatcher Station (Green Line) The City of Dallas was awarded a Dallas Area Rapid Transit • Buckner Station (Green Line) Housing and Urban Development (HUD) Community Challenge Planning Grant to • Vickery Meadow: Walnut Hill and (DART) light rail stations. enhance transit-oriented development Park Lane stations (Red Line) through focused planning aimed at • Lancaster Corridor: Kiest and developing workforce, mixed income, and VA Medical Center stations (Blue Line) mixed-use housing at multiple DART light rail stations. This effort focuses on creating 2 | VICKERY MEADOW STATION AREA PLAN | JAN 2013 Vickery Meadow Station AREA PLAN PURPOSE Catalyst sites will serve as focal points for connectivity and pedestrian access. The The intent of the Area Plans and related development and redevelopment activity document is organized into the following activities through the HUD Community within key transit-oriented development main sections: Challenge Planning Grant program is opportunity areas. Particular sites and 1. Setting and Existing Conditions to spur transformation of Dallas DART projects have been selected and analyzed station areas through catalytic projects, with the goal of creating tangible projects 2. Planning Process public-private partnerships, and reuse that can be realized in the short term, 3. Vision and Guiding Principles and rehabilitation of existing buildings. over a one to three year period. 4. Development Plan Each Plan outlines an approach to DOCUMENT OVERVIEW 5. Catalyst Project Implementation stimulating and guiding redevelopment The Vickery Meadow Station Area Plan 6. Adaptive Reuse Implementation activities. Primary aspects of this details specific initiatives to create a approach involve identification of 7. Area-Wide Implementation better future for the Vickery Meadow strategic opportunities, catalyst Strategies and Actions area, with particular attention to development sites, character and design reinvigorating housing, addressing guidelines, and implementation actions. land use density, and improving modal VICKERY MEADOW STATION AREA PLAN | FEB 2013 | 3 CHAPTER 1 SETTING AND EXISTING CONDITIONS Vickery Meadow The study area for Vickery Understanding current conditions Meadow is generally bounded by Northwest and building on the momentum Highway to the south, Wal- of existing district goals and nut Hill Lane to the North, U.S. 75/Central Express- plans are key steps to advance way to the west, and Fair Oaks Park to the east the preferred vision for the area. This chapter identifies existing districts and planning documents; describes current physical, social and economic conditions; and highlights key assets, challenges and opportunities. FRAMEWORK FOR POSITIVE CHANGE Several special districts and planning documents are already in place to support the transformation of Vickery Meadow into a vibrant, mixed-use neighborhood. The Vickery Meadow Station Area Plan aligns with district and document goals, and details specific initiatives to further advance positive change in the area. The City’s 2006 forwardDallas! Comprehensive Plan identifies key issues and preferred design concepts to guide future development. The City’s Complete Streets Initiative prescribes “Complete Street” improvements specifically for Park VICKERY MEADOW STATION AREA PLAN | FEB 2013 | 5 CHAPTER 1 SETTING AND EXISTING CONDITIONS Lane and regional connector Skillman Goals outlined in the 2009 Vickery Points” intersection at Park Lane, Fair Street, and the Dallas Bicycle Plan Update Meadow Improvement District Future Oaks Avenue and Ridgecrest Road. identifies priority corridors for bicycle Development Study tie closely to Station The TIF District was created in 2005 facility improvements. Area Plan goals: improve circulation and to assist in the creation of the The links to the DART rail stations; establish Shops at Park Lane, and to address the The Vickery Meadow Public Improvement mixed-use redevelopment; provide broader neighborhood goal to enhance District (VMPID) was established in 1993 accessible open space; and enhance area the real estate market and encourage to enhance security and public safety, identity. new investment by providing a source maintenance, economic development of funding for public amenities and activities, special event and other services The Vickery Meadow Tax Increment infrastructure improvements. for the Vickery Meadow neighborhood. Financing District (TIF District) is a It has since been renewed multiple times 175-acre area located on the east side STATION AREA OVERVIEW and is operated by Vickery Meadow of the intersection of U.S. 75/Central Management Corporation, a non-profit Expressway and Park Lane, extending Vickery Meadow has a broad range of organization1. eastward along Park Lane to the “Five existing land uses, including a major concentration of multi-family apartments; a robust medical district; regional-serving retail; mixed-use development; a variety of public, commercial and office uses; and expansive open space areas at the periphery. The neighborhood is among the densest residential areas in Dallas, with approximately 11,900 multi-family units mostly located in the southern portion of the district.