DHA Executive_Summary_-_FINAL

8/4/2019 DHA Executive_Summary_-_FINAL

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Lakewest Master PlanA Vision for the Communit

Executive SummarAugust 20


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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


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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:


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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


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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:


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Wildflowers growing along Fish Trap Lake


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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


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Wildflowers growing along Fish Trap Lake


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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


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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


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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


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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


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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


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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


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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


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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


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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


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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


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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


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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


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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


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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


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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


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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


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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


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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.


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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


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Recommendations 5.10Recommendations

1223

4

5

0

50 150

100 200

400

800 N

B

A

View B

View A

SINGLETON RD.


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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


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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


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View of Fish Trap Lake


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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


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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


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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

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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


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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


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View of proposed Boat House on Fish Trap Lake

View of proposed Boardwalk along Fish Trap Lake

6.05


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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


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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


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BROWN REYNOLDS WATFORD ARCHITECTS, INC. COPYRIGHT 2011

www.brwarch.com

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