segregated in the big d How Neighborhood Design Can Transform Opportunity Within A Cities Built Environment B. Alton | Spring 2019 LA 461
Contents Dallas Development & Timeline
5-9
Demographics
10-17
Natural Factors
18-27
Man Made Factors
28-39
Planning Efforts
40-51
Site Selection
52-55
Pemberton Hill
Neighborhood Plan Community Assets Local Schools Key Informant Interview
56-77
Precedent
78-87
Theory
88-97
Project Rationale
98-103
Conceptual Development
104-115
Schematic Design
116-129
Design Development
130-149
Sources
150-155
3
4
Dallas
city “... a city with no reason to exist.”
5
Throughout
Dallas City’s history, celebrated leaders, policy makers, and civic administrators have largely been white business men. The city has operated without a comprehensive plan; decision making being made land deal by land deal in favor of privately held interests. In that process, whole populations and neighborhoods have been left to ruin. Today, the city is in dire need of civic planning that can give a population that’s trending more diverse, with less income stability than before a built environment to suit their needs. Dallas city’s 2015 Neighborhood Plus Plan, and the 2017 initiative ‘Opportunity Dallas’ are laying ground work needed that the lack of a comprehensive plan created. These plans, in combination with current data of grave inequalities inside city limits demonstrates the need for a re-imagination of how it’s most disadvantaged neighborhood’s will be rehabilitated. Today, Dallas struggles with low supermarket sales regardless of income equality, widespread risk for blight, children that aren’t able to excel because of the circumstances they’ve been born into, a failing education system, and a loud public discourse over whose and what history should be told within the public landscape. If Dallas is able to divorce from it’s century-long obsession with it’s image in favor of it’s people, there is hope for current and future generations growing up in Dallas’ inequitable communities. In alignment with the goals set forth by the Neighborhood Plus Plan, and Opportunity Dallas, planning and rehabilitation efforts must be both holistic to address long-range issues, and targeted to help the areas with the most need, first. By prioritizing the neighborhoods with the most widespread and severe issues first, efforts can have the most impact. Community engagement must be implored past basic levels that was once accepted by municipal officials to create collaborative plans for each community between both it’s stakeholders, policy makers, designers, and most importantly it’s residents. A plan for each neighborhood should challenge the accepted aesthetic of the built environment within Dallas in favor of function, and value. These unique plans can be further enriched by layering each communities cultural values by incorporating heritage, identity, and pride at the inception of planning. By giving these communities opportunity to celebrate what they value (versus private or privileged interest), it can renew their investment into place, creating a powerful foundation for each community to be brought forward into a changing Dallas. 6
Then Now Tomorrow?
7
development Timeline Census Population 10,358 1880
Dallas City charter replaces town charter 1871
1923 Survey
Electric Streetcars 1889
Manufacturing of cotton gin begins, permanent post office 1883
1907 Highland Park opens as legally independent white’s only residential area
1900 First Paved Road, Elm Street, Census population 42,638 1897 First Modern Hospital, St. Paul’s Sanitarium
1891 Dallas annexes East Dallas, Oak Cliff Incorporates
1904 Laborer begins publishing, a radical rights for African Americans, women, child labor
Oak Cliff Viaduct opens 1912
1870 1899 First automobile in Texas owned by Dallasite Ned Green
Main Street, 1887 1881 Telephone service 1886 begins First State Fair of Texas at Fair Park on 80 1877 acres of swampland Voters approve public school system. First school opens in 1883
1890 Census population 36,067
8
1841 John Neely Bryan, a trader founds white settlement on his land claim and invites others to join. 1843 Republic of Texas signs peace treaty with Native chiefs to make area safe for whites 1845 Trading post at Cedar Springs 1846 Ferry Service across Trinity River begins 1850 Town Population 430 1851 Cotton gin begins operation 1855 First bridge built over Trinity River, washes out in 1858 1856 Town charter granted, stagecoach line serves Dallas for the first time 1860 Fire destroys town 1861 Dallas voters choose secession from the Union to fight for confederacy 1868 In first Reconstruction election African American voters outnumbered Anglos 1868 Ku Klux Klan, violent white supremacist group, formed. 1870 Dallas business men pay Houston & Texas Central Railroad $5,000 to reroute their railroad line that would have by passed the city with a junction in McKinney, TX.
1910 Lynching of Allen Brooks, Census population 92,104 1906 Dallas adopts commission form of municipal government
1901 Dallas Public Library opens
1894 Army engineers begin to survey Trinity River
“Harvey”, Ferry that was intended to take people down Trinity River, 1893
“Negro Appeasement Day” (Achievement Day), 1955 1937 Dallas Citizens council (elite business leaders) form to reform city government. First federal low income housing built.
1923 Dallas removes Pacific Avenue railroad tracks for land development Ford Motor Company opens plant near downtown 1914 1920 Census population 158,976
1929 First zoning ordinance adopted
1957 City Planner Marvin Springer proposes ring of freeways to alleviate traffic in downtown core
1981 Dallas Arboretum opens
1960 Census population 679, 684 (Post Korean War Boom)
1945 Voters approve bond for first Civic Center but funds are re-appropriated for roads leading to suburbs
1990 Census population 1,006,877
1973 Swiss Avenue first historic district designation
2012 Margaret Hunt Hill Bridge opens over Trinity River
1995-2000 Dallas ISD embroiled with scandal
Today
1921 New Ku Klux Klan appears with antiimmigrant program
1917 Auto Sales in region exceed others in country
1942 Dallas enters era of expansion. 41,000 homes are built
1928 Work begins on Trinity River levee project
1930 Census population 260,475
1963 JFK Assassination on Dealey Plaza
1950 Census population 434,462
1958 Supreme court ruling leads to desegregation of schools
1995 First African American Mayor, Ron Kirk 1983 DART endorsed, first line not built until 1996
1979 Voters pass $24.3 million referendum for new art museum
2005 Debate over revisions to City Charter to “Strong Mayor” end in defeat of proposition
Dallas suburb, Plano, 1971
Little Mexico looking on to Downtown Dallas, 1942
9
10
demographics
11
DALLAS State
County
City
Esri, HERE, Garmin, USGS, NGA, EPA, USDA, NPS
Polygon layer of the 254 Texas counties.
1,341,000 12
Total Population (2017)
9th
Largest Population in the US
(Current Census Estimates)
Dallas,
24.3% 0.3%
TX
Dallas, TX
TX
3.4%
2.6%
White alone not Hispanic or Latino
White alone
3.4%
Black or African American alone
2.6%
American Indian & Alaskan Native alone 24.3%
Dallas,
White alone
24.3% 0.3%
White alone
White alone not Hispanic or Latino
Asian alone
0.3%
White alone not Hispanic or Latino
Black or African American alone
Narive Hawaiian alone
3.4% Black or African American alone Two or more races alone
Dallas,
24.3% American Indian & Alaskan Native alone 2.6% 0.3% Asian 61.8%alone White 3.4% 29.1%Hawaiian White alone Narive alone 2.6% not Hispanic Two or more races alone
TX
White alone
American Indian & Alaskan Native alone
White alone not Hispanic or Latino
Asian alone Black or African American alone
American Indian & Alaskan Native alone
Narive Hawaiian alone
Asian alone
Two or more races alone
Narive Hawaiian alone
Two or more races alone
61.8% White 29.1% White alone not Hispanic 2.7%
61.8% White 61.8% White 29.1% White 29.1% White alone alone notHispanic Hispanic not
0.2% 5.8% 1.3% 13.4%
2.7% 0.2% 5.8% 1.3% 13.4%
2 in every 5 Dallas residents identify as Hispanic or Latino 2.7% 0.2% 5.8% White 2.7% 1.3% 76.6% 60.7% White alone 0.2% 13.4% not Hispanic
1 in every 5 U.S. residents identify as Hispanic or Latino
natl. avg.
2 in every 5 Dallas residents identify as Hispanic or Latino
5.8% 1.3% 13.4%
natl. avg.
76.6% White 60.7% White alone not Hispanic
natl. avg.
natl.
1 in every 5 U.S. residents identify as Hispanic or Latino
76.6% White 60.7% White alone not Hispanic
76.6% White
RACE
13
100
100
Dallas demographics are overall shifting more diverse than ever, historically. With 80 the influx of individuals and families from other countries, also comes cultural needs that were not considered 60 during the City’s development. In the last 25 years the foreign born population of Dallas has more than doubled, creating a new cultural 40 paradigm that planners and designers should consider when designing for the Dallas future built environment.
80
Origins 1990
Origins now
60
40
87.5% native born
20
20
12.5%
foreign born
0
0 *Source: 1990 US Census
origiNS
100
ce: 1990 US Census
14
80
Origins now
60
40
20
73.3% native born
27.7%
foreign born
0 *Source: 2017 ACS 1 YR Projection
7
n
31.9%
naturalized
68.1%
1500000
1,197,816 Total Citizens
1000000 500000
235,182
Total foreign born citizens living in Dallas City, Texas
0
1 in every 5 Dallas residents were not born in the United States Nearly 1 in every 7 Dallas residents do not have legal status
citizenship
not legal citizens
15
Families in poverty 16
25%
of Dallas citizen’s are children and represent the
Highest childhood poverty rates in America.
In Dallas, and in South Dallas particularly there are many concentrations of neighborhoods with poverty family rates over 50%. Areas north of Downtown Dallas are far less effected by issues surrounding poverty, with rates generally below 15%. With 25% of Dallas’s population age 17 or younger, and highest childhood poverty rates in the nation, it’s important to understand where these concentrations are happening in the landscape to best discern where the remediation should occur first.
22.4%
of Dallas citizen’s (over the age of 25) are without a high school diploma
graduation rates
In Dallas, and in South Dallas particularly there are many concentrations of neighborhoods with graduation rates below 50%. Areas north of Downtown Dallas are far more likely to graduate from high school and receive a dimploma averaging out the far lower numbers south of downtown. With 25% of Dallas’s population age 17 or younger, and highest childhood poverty rates in the nation, it’s important to understand where these concentrations are happening in the landscape to best discern where the remediation of education institutions, and better access to them should occur first.
17
18
Natural factors
19
ine
Dry Air
Dry L
factors climatic
Wind Shear
Dallas
Moist Air
Polygon layer of the 254 Texas counties.
20
In Dallas, high winds combine with dry air from the south west deserts, and moist air from the Gulf of Mexico to create a charged and sometimes lethal climate system. Because of these climate factors Dallas has mild, wet winters, and long hot summers. This humid subtropical climate can also be characterized with thunderstorms that mostly occur in the spring bringing rain and (less frequently) hail. Snowfall is rare & the freeze-free period is on average 249 days.
80 70
Precipitation (inches)
60 50 40 30 20 10 0 Jan 1
Mar 1
2018 accumulation
May 1
Normal
Jul 1
Sep 1
Highest (2015)
Nov 1
Lowest (1963) *Source: NOAA
Seasonal precipitation begins in February with the rainy season usually occurring in the spring, and fall with the coinciding of thunderstorms. In 2015 Dallas saw it’s wettest year yet with record amounts of rainfall nearing 65 inches of rain. Typically Dallas records near 40 inches of rain, yet the 2018 precipitation totals hovered near 55 inches. Understanding the large amount of rain brought on site should be considered in any design interventions, or in deciphering how the record rainfalls have been a deterrent in citizens reaching their homes or basic services like fresh food, transportation, or education during major storm events.
precipitation data
Accumulated Precipitation - Dallas Area, TX
21
Temperature (°F)
temperature data
Period of Record - 1913-10-15 to 2019-01-19. Normals period: 1981-2010. 125
51.7
100
37.8
75
23.9
50
10
25
-3.9
0
-25 Jan 1
Temperature (°C)
22
Daily Temperature Data - Dallas Area, TX
-17.8
Apr 1 Record Min
Jul 1 Normal temperature range
-31.7
Oct 1 Record Max
*Source: NOAA
120˚F 90˚F 60˚F 30˚F 0˚F
1991-2000
August mean
2041-2050
2091-2100
August max
Due to Climate Change, Dallas temperatures could rise as much as 7˚ F on average, reaching daily extremes over 120˚ F by the year 2100.
temperature r i s i n g
150˚F
23
Watershed
TERSHED,
The Trinity River
is a diverse watershed that winds throughout the DALLAS, entiretyTEXAS of the Dallas Metroplex, and
represents both large ecological value and concern. Brought forth by Dallas’s central focus of development, the river was channelized to accommodate development causing serious issues with flooding, and run-off. In the 1990’s a major flooding event prompted the Army Core of Engineers to create a floodplain mitigation called ‘The Chain of Wetlands, a part of the larger plan called the Dallas Floodplain Extension (DFE). The DFE is comprised of upper and lower chains, with seven cells combined. The reconstructed wetland totals 3.7 miles in length and average nearly 600 feet in width. These cells serve as a permanent wetland habitat for the many native fauna and flora species of the region.
Trinity River
Lower ed, will rage nearly ill serve as he many nclude bitat, with 45 f emergent lands. Texas dry gn pumps Rment WATERSHED, DALLAS, TEXAS plant ear-round. epths in the Credit: Dallas Trinity Trails verse group ndthe ponds. chronic Benefits for The nseasites century. vasive species, and other factors The Chain of Wetlands project is projected to reduce the ws through the Trinity River’s floodwater level by 4 feet. The entire DFE will he ecosystem. ong contributed provide 800-year flood event protection – saving Dallas lenges and was er detention areas along the residents thousands of dollars. Other economic benefits using levees and s and recreational fields when are increased development opportunities and tourist wing heavy rains When the Trinity’s water attractions. onths of 1990, the ed into a reservoir filled with spilled over The “green” portion of this project provides conveyance ention out areas and the wetlands for floodwaters and habitats for a diversity of wildlife. roximately amar levee, 6,000 built upstream. People will have access to fishing, cycling, and walking and neighborhoods ounties applying while the on trails through the new recreational areas. Wildlife also Credits: Dallas Trails oding protection. sistance. Credit: Dallas Trinity Trails benefit from these newly-formed wetlands, which provide a 24 stopover for the Central Flyway’s migrating birds.
Watershed Credit: Trinity Waters
Trinity River
The Trinity River begins near the Texas-Oklahoma border in Clay, Archer, and Montague counties and from the DFW confluence. The river flows 512 miles to Galveston Bay, near Houston. There are 1,983 miles of major tributaries that drain to the river. The West, Clear, Elm and East Forks form the headwaters of the Trinity River. The Trinity River watershed encompasses 18,000 square miles (11.5 Million plus acres), 7% of state’s land area and includes all or parts of 38 Texas counties.
25
flood map
Trinity River 26
0
0.75 1.5
3
4.5
Miles 6
ÂŻ
Author: User Name: bralton
Data Frame Service Layer Name: Credits:Layers Sourc
Right: Flood levels hit 30 feet during record 2015 rainfall.
trinity Flooding
Above: The Trinity River blankets nearby Klyde Warren Park and the highway that runs above it.
27
28
man made factors
29
d a l l a s - 1 8 9 3 30
A 1893 Planning map shows the confluence of many major railroad lines merging in Dallas including Wichita Railroad, South Eastern Railroad, Texas and Pacific Railway, Missouri Kansas Railroad, Houston and Texas Central Railroad, and Santa Fe Railroad in the Dallas Central district. At this time Oak Cliff also found it’s identity as it’s own place, originally a farming community bought by John S. Armstrong & Thomas L. Marsalis for land development. After some success and profit of $60,000, Armstrong would cut ties with Marsalis and went on to develop what today is Dallas’s most affluent neighborhood, Highland Park.
historic redlining
(above) A 1892 aerial map depicts the hopes of city officials and planners to turn Dallas’ location on the Trinity River into a major shipping port. Later it was found out that the seasonal rains wouldn’t sustain year-round water levels needed for waterway transport. (below) Developers assess a Dallas neighborhood for development.
31
historic redlining 32
1937 HOLC MAP, NCRC
Red outlines drawn around “high-risk” neighborhoods in this map created in the 1937 by the Home Owners’ Loan Corporation, were used for the denial of loans, mortgages, and other services based on a neighborhood’s demographic makeup. Neighborhoods marked green were considered “best” for governmentbacked mortgages, blue “still desirable,” yellow “definitely declining,” and red “hazardous.”
Second Grade
Third Grade
Fourth Grade
In Dallas, planning & zoning were used to the advantage to the most privileged groups. Because of this map entire residential groups were able to exclude African Americans, Hispanic, and working class Anglo people up until the 1968 Fair Housing Act.
historic redlining
First Grade
33
D a l l a s - 1 9 5 3 34
(above) Density shown in orange, by 1953 Dallas development began to spread to suburbs with major highway development spreading towards the west (Ft. Worth), to the south (Austin), to the north (Oklahoma), and to the east (Hill Country). A looping highway system is established to create several connections between the Metroplex and emerging suburbs. Several inner city highways are established to accommodate further development of industrial growth. (right) Whole neighborhoods are decimated in favor of ideal locations for new highway and roadway systems. Neighborhoods between highway and interstate systems begin to suffer an island effect due to lack of connectivity to resources.
historic redlining
Woodall Rodgers construction requires neighborhood destruction, 1966
35
d a l l a s -1 9 8 6 36
By 1986, Dallas urban development has left little space for infill, except for in less desirable areas in South Dallas compromised by seasonal flooding of the Trinity River. Highway systems continue to expand as development is top priority for Dallas officials.
historic redlining
The maps above show how historic freeway expansions were created without regard for existing neighborhoods, severing connections between communities over 100 years old. The ramifications of this land and transportation planning are apparent today in the way racial groups and opportunities are segregated by the physical boundaries of freeways in the Dallas landscape.
37
T x - D o t t o d AY 38
After spending over 100 years in Dallas with a primary focus on transportation as the city’s primary growth vehicle, Texas’ road planning agency TxDOT is shifting it’s values just like the it’s residents. The 2016 report analyzed that despite the city’s expansive freeway system, it still contains more that 25% of the states most congested roadways. As many of these freeways are aging, the plan seeks to remove unessential freeway ramps, giving more space for other modes of transportation like shared public transport, or dedicated bicycle and pedestrian routes. The report also calls for reclaiming some highways complete, which would yield inner city space for green infill, and the possibility to reconnect the community arteries that were previously severed by roadway expansion. Although the document is simply a report on current conditions and recommendations for the city, it’s hopeful that the state is aligning itself with progressive ideas for remediation.
va c a n t - l o t s
When layered with maps of poverty, areas with high concentration of housing vacancy shows potential for disrepair, and blight. If neighborhoods are blighted and undesirable, overall opportunity for the neighborhood and it’s inhabitants greatly diminish.
39
40
planning efforts
41
Neighborhood plus 42
An unprecedented document, Neighborhood Plus Dallas began in April 2014 to envision a plan that would navigate the city towards it’s first comprehensive plan focused on future neighborhood rehabilitation and development. Before this document, the city has handled planning and decision making in a managerial style that has encouraged private land development, and neglected the needs of the majority of it’s population. In doing so, it’s caused negative and lasting effects on large portions of the cities population. This in conjunction with population trends and projections for large growth, is pushing the city towards many tipping points that calls for mitigation through strategic goal setting and actions to be taken by civic leaders.
The goals and actions planned by the City of Dallas. This plan was adopted in 2015. Source: Neighborhood Plus Plan.
A Strategic Neighborhood Action Plan • Engage residents and community leaders to develop a vision for their neighborhood. • Collaborate with other City departments to implement rapid responses to show immediate impact in neighborhoods, such as community clean-ups, Code Crawls and home repair workshops. • Work with the neighborhood to develop short and long term actions to achieve the community’s vision (ownership of each step is clearly identified to ensure successful implementation).
Population Growth & Projections 1990-2035
Noteworthy from this document are projections from census data showing that the average city inhabitants are trending younger (median Dallas resident is 32), poorer (poverty levels are projected to rise) and more diverse in racial background overtime. As wealthier and more established residents move to the suburbs, Dallas has great opportunity to grow a social and built fabric that can grow together to weather future challenges and tipping points. Areas of historic racial, social, and economic divides have the potential to blur and blend these divisions. See section on demographics for more information on how the population is trending/ projected to change.
Neighborhood plus
Change in Diversity 1980-2013
43
Neighborhood plus 44
Existing Networks Trinity River Freeway Network DART line Streetcar Network
source: https://dallascityhall.com/departments/pnv/Pages/ Dallas-Historical-Timeline.aspx
Neighborhood Walkability
source: Neighborhood Plus June 2017 Update
Understanding the cities existing networks today, and how residents move and utilize space is important in planning future channels or connections for city residents. Correlations between walkability and existing DART Rail Stations are prevalent in the SW area of the city, but need improvement further towards the cities southern border, and around the other rail lines. Where passenger railways don’t exist, neighborhood walkability is generally low. Someone many conclude more DART stations & lines are the key to transforming walkability, but transforming the pedestrian experience does not need to be limited to just that solution.
Reinvesting in local infrastructure like sidewalks and roads within these areas of low walkability is one simple solution. City limits Also, investing in pedestrian or bicycle DART station networks alongside existing vehicular corridors using the complete streets DART line framework (the city has their own design standards for such a measure) could Low also create added valued to walkability. Medium In conjunction with other data gathered, High one may consider layering the value of increasing walkability as a factor to help attract and retain the working middle class, a goal set forth by the cities NeighborhoodPlus plan. Further investigation is needed why walkability doesn’t directly correlate better with South Dallas DART stations/lines.
As outlined in the NeighborhoodPlus guidelines for Dallas neighborhood revitalization, fighting urban blight is one of the main goals for this city plan. By layering areas of concentrated poverty with those homes in poor condition, one can anticipate these as current or potential areas for blight. Reinvesting in these communities is crucial in mitigating this issue, and creates high potential for possible design interventions.
Neighborhood plus
Areas of Concentrated Poverty Housing in Poor Condition
Potential for Blight
45
opportunity dallAS 46
Opportunity Dallas, ‘A Center on Economic Mobility & Prosperity’ launched a
32-person, all-volunteer task force to collectively develop comprehensive policy recommendations. The task force began work in early 2018. The following are some of the initial recommendations and goals set by the group.
For Domain 1, the NCI is the foundational first step – it makes everything else possible. The right side of the slide are the things you do with the NCI once it is in place. We should start talking about these policies and programs, start drafting the language, etc.
Recommendation 4.1: The foundational first step is to designate a few holistic
revitalization areas and “go deep.” Holistic revitalization means addressing multiple challenges in the same neighborhood simultaneously to get the magnitude of change that’s really necessary to transform a neighborhood.
Recommendation 1.2: We should consider a tax abatement policy for existing low-income homeowners in areas that are labeled susceptible to gentrification by the NCI. They may be locked into a mortgage they can afford, but they are still susceptible to rapidly rising property taxes, which increases the likelihood they’ll be “priced out” of the neighborhood. If you’re going to have a true mixed-income community, low-income people need to be able to stay as more affluent residents come in. There are several methods for how to keep taxes under control, such as market segmentation.
The Task Force believes that Dallas has too often resorted to the “peanut butter approach” to revitalization: take a pot of “economic development” money and spread it very thinly to many different parts of the city. But equity doesn’t mean dividing equally. Equity means taking a more intensive approach in areas that are struggling more. Research shows that “fixing” one or two aspects of underresourced neighborhood is often insufficient. The “peanut butter approach” enables us to do small-scale projects in many places (i.e., WiFi here, recreation center there, retail here, housing there). But, neighborhoods that have been in poverty for generations need an “all-in” approach. Neighborhoods in generational poverty require transformative investment that meets a threshold of efficacy – almost like a “minimally effective dose” of medicine. If the doctor prescribes 10ML of medicine but you only take 3ML, you have wasted the prescription and you won’t get better.
Recommendation 1.3: A policy would prioritize and target the use of TIFs in gentrifying areas labeled by the NCI. Cities are limited in the percent of area that can be in TIFs. We can’t have TIFs everywhere, so we need a policy that focuses TIFs on places where they are needed most – where they can harness increment from market-driven development to preserve affordability housing. These can include a set-aside for proportional infrastructure investments. For all the new investments in new bridges and deck parks, investments should also go into long-
8
We’ve talked about all the major 28 ingredients of a comprehensive housing source: https://www.opportunitydallas.org/opportunity-index policy, and your head might be spinning by this point. But now, let us sequence this so that we can take one step at a time. Where do we begin? This is the last and perhaps most important slide because it focuses on the 9 immediate next steps that will set us down the right path. We think these immediate next steps
14
Good public policy is accompanied by measurable outcomes. The four domains provide a good framework for how to think about outcomes. This is at the 30,000 foot level. We would need data analysts to really think through the precise Measuring outcomes should be indicators, and we feel that city staff would be best suited to develop these. But considered when implementing any we are offering a framework for how to think about outcomes so we can tell neighborhood rehabilitation plan so that whether the policies are working as designed. formulas can be reworked, or repeated where necessary. As Dallas embarks In Domain 1, the key question is whether gentrifying areas labeled by the NCI are on wide scale remediation efforts, becoming economically and racially diverse, or are they “flipping” demographics creating measurable outcomes for each from mostly low-income to mostly high-income? You can see the possible neighborhood is important for testing it’s indicators on the slide. purpose of adding value without creating gentrification. Although all the desired In Domain 2, the key question is whether low-income households are gaining measurable outcomes by Opportunity more access to high-opportunity areas. Dallas don’t apply to the scope of this project, considering indicators In Domain 3, the key question is whether we are increasing the supply of from Domain 1 and Domain 4 will be affordable housing throughout the entire city. considered. In Domain 4, the key question is whether we are increasing opportunity in
opportunity dallAS
source: https://www.opportunitydallas.org/opportunity-index
47
opportunity dallAS! 48
Opportunity Dallas Focus Areas
source: https://www.opportunitydallas.org/opportunity-index “Focus Areas” 79 Neighborhoods
“Moderate Opportunity Areas” 78 Neighborhoods
“Limited Opportunity Areas” 79 Neighborhoods
“High Opportunity Areas” 79 Neighborhoods
Grow South Areas
source: https://www.opportunitydallas.org/opportunity-index
By targeting one of the 79 neighborhoods that are considered to be a “Focus Area”, neighborhood rehabilitation can take place where it’s most important, first. The qualifying factors for opportunity zones highlight both the need in the focus area, but the inequality that exists across the city. For example, there’s 73 Focus areas, and 73 areas of high opportunity but the areas of
high opportunity represent over double the household income and at least 5 times higher of higher education attainment (bachelors degree). Other inequalities in the ‘focus areas’ include less jobs available in neighborhood, more violent crimes, less healthcare, longer commute times, and less money to spend on fresh vegetables.
opportunity dallAS!
Opportunity Dallas Zone Criteria
49
opportunity atlas 50
“Traditional measures of poverty and neighborhood conditions provide snapshots of income and other variables for residents in an area at a given point in time. But to study how economic opportunity varies across neighborhoods, we really need to follow people over many years and see how one’s outcomes depend upon family circumstances and where on grew up. The Opportunity Atlas is the first dataset that provides such longitudinal information at a detailed neighborhood level. Using the Atlas, you can see not just where the rich and poor currently live – which was possible in previously available data from the Census Bureau – but whether children in a given area tend to grow up to become rich of poor. This focus on mobility out of poverty across generations allows us to trace the roots of outcomes such as poverty and incarceration back to where kids grew up, potentially permitting much more effective interventions.” - U.S. Census
First published in October of 2018, the US Census in conjunction with academic institutions have produced this map generator to show the current household income outcomes for the children of parents with low income, born between 1978-1983. Many of these children have moved to other locales, but this diagram relates to where they grew up.
Persons in Family/Household
Poverty Guideline
1
$12,140
2
$16,460
3
$20,780
4
$25,100
5
$29,420
6
$33,740
7
$38,060
8
$42,380
By layering this information, from what was previously gleaned from current Census data projections, data, and (lack of) comprehensive planning, one can decipher that citizens who have grown up in the city without the attention of/focus on/resources from the cities civic leadership had largely been set up to fail economically. In comparison with other metropolises in Texas, the inequality of opportunity to advance past one’s circumstances is far less rampant in their communities than what has come to fruition by the children who grew up impoverished in Dallas, TX.
As Dallas continues to trend poorer, it becomes imperative that there are more opportunities for the children that spring from their communities, both within their neighborhoods, and beyond the city’s borders. The cycle of poverty will continue to repeat itself, having lasting and irrevocable effects on the city and those who are born into it. This data represents the need for Dallas to reinvest in it’s neighborhoods in many ways that it hasn’t before and the dire need from civic services that were erected to serve private interest, to now serve it’s citizens first. What would a city be without it’s citizens?
opportunity atlas
Austin, Texas
Houston, Texas
2018 Poverty Guideline for the 48 Contiguous States and the District of Columbia
51
52
site
selection
53
Site-selection
Site Selection: Childhood Poverty
ource: 2015 ACS 5 Year Projections
Childhood Poverty in Dallas
Child Poverty over 80%
Child Poverty over 80%
Child Poverty over 70%
Child Poverty over 70%
ChildPoverty over 60%
ChildPoverty over 60%
ChildPoverty over 50%
Esri, HERE, Garmin, © OpenStreetMap contributors, and the GIS user community
54
Legend
Legend
Source: 2015 ACS 5 Year Projections Site Selection Options
ChildPoverty over 50%
Esri, HERE, Garmin, © OpenStreetMap contributors, and the GIS user community
Because grave inequity is so widespread in Dallas, concentration of childhood poverty rates were layered with the Opportunity Atlas data & high school graduation rates to better understand where neighborhood plans targeted for increasing educational opportunities within the built environment would be best implemented.
Overlay of Child Poverty on Opportunity Atlas data
2
3 1
4
Legend Graduation Rates 70% 72% 73% 80% 84%
0
0.75
1.5
3
4.5
Miles 6
Source: 2015 ACS 5 Year Projections
87%
´
Esri, HERE, Garmin, © OpenStreetMap contributors, and the GIS user community
Based on the four options most appropriate for such a plan, data was gathered and scored based on age of school-aged persons, childhood poverty rate, unemployment rate, mean income outcomes, high school graduation rates, the number of housing units vacant, and which rating the area was given by the Opportunity Dallas task force. Pemberton Hill was evaluated as having the most need and potential for a neighborhood redesign.
SITE SELECTION SITE SELECTION Neighborhood Names
Census Neighborhood Tract #(s) Names
Census Total Population Tract #(s)
Population Total Population Under 18 %
Population FamiliesUnder in Poverty 18 % %
Childhood FamiliesPoverty in Childhood Unemployment Poverty Poverty % Rate %
Unemployment Mean Income Outcome Rate %
HS Mean Grad Income Rates % Outcome
Housing Units HS Grad Rates Vacant % %
Site-selection
Site Selection
Opportunity Dallas Opportunity Dallas Housing Units Rating% Vacant Rating
Cedar Crest (1A)
Cedar Crest (1A)
41
1249 41
35.71 1249
35.71 41.96
over 41.96 70%
over 13.51 70%
13.51 $20K
$20K 67.06
67.06 24.12
focus 24.12 area
Cedar Crest (1B)
Cedar Crest (1B)
49
3864 49
29.04 3864
29.04 44.36
over 44.36 70%
over 11.75 70%
11.75 $20K
$20K 60.64
60.64 10.62
focus 10.62 area
Pemberton Hill (4)
Pemberton Hill (4)
93.04
93.04 6368
42.81 6368
42.81 60.37
over 60.37 80%
over 11.58 80%
11.58 $20K
$20K 60.66
60.66 20.85
focus 20.85 area
Old East Dallas (2A)
Old East Dallas (2A)
15.03
15.03 3684
27.93 3684
27.93 53.5
over 53.5 70%
over 6.57 70%
$24K 6.57
$24K 50.42
50.42 21.14
moderate 21.14
Old East Dallas (2B)
Old East Dallas (2B)
16
4605 16
14.18 4605
14.18 35.13
over 35.13 70%
over 3.04 70%
$24K 3.04
$24K 90.43
90.43 6.48
moderate 6.48
S. Fair Park (3)
S. Fair Park (3)
39.01
39.01 1787
28.65 1787
28.65 52.3
over 52.3 80%
over 17.22 80%
17.22 $20K
$20K 70.94
70.94 23.14
focus 23.14 area
Cedar Crest (1A)
Cedar Crest (1A)
41
41
2
25
52
22
21
14
41
11
18 1
55 18
Cedar Crest (1B)
Cedar Crest (1B)
49
49
3
34
42
23
31
12
25
51
21 1
21
focus area focus area focus area moderate moderate
focus area
56
Pemberton hill
57
hill
Grove area like Buckner Terrace, Parkdale and Urbandale Introduction Hi
Pemberton Hill Strategic Neighborhood Action Plan September 2017
PEMBERTON HILL
Pemberton
STRATEGIC NEIGHBORHOOD ACTION PLAN
58
A Neighborhood Plus Initiative
Pemberton Hill is a neighborhood located approximately five miles southeast of downtown Dallas. It is bounded by the Great Trinity Forest Pemberton in the 1880’s. The land Way to the south, Jim Miller Road to the east, was then later inherited by the 7 Pemberton Hill Road to the west and C. F Hawn Freeway (U.S 175) to the north. The neighborhood son’s of Edward Case Pemberton has experienced several unique challenges whom all sold off portions of their over the past years, which has impacted its land to developers. Today, some development character and social fabric. It has experienced a demographic shift involving a of the Edward Case Pemberton’s rapid decline in its traditional African-American direct descendent’s live in the residents and a major rise in Hispanic population. However, the neighborhood still provides a wealth neighborhood, including Bill & Zelda of opportunities for housing, business, education Pemberton who helped with the and recreation. Its proximity to the downtown, major highways, and major natural features has most recent planning processes in driven its evolution into a primarily residential Pemberton Hill. neighborhood. With this Plan, the community has demonstrated great foresight in creating a vision to Pemberton guide its future Bill and Zeda at a growth. community visioning workshop
Home Gardens was the first subdivision built in 1939, distinguishing itself as the Pemberton Hill neighborhood. Most of the neighborhood as it exists today was built between 1940, and 1970, with many of the neighborhood assets like the Audubon Center or Dallas Horse Park built within the last 10 years. Current Conditions
September 2017
• Most households (60%) make less than $35,000 a year History • Neighborhood has seen rapid decline in Neighborhood’s Pemberton Hill origins can be traced Councilmember Callahan and the Advisory Council review traditional African-American back to 1842 with founder John neighborhood data at their inaugural meeting Residents, and a major rise in Beeman, an immigrant from Illinois the now predominant Hispanic homesteading The in 1939 thesubdivision area plat now that established Pemberton Hill as a population. considered Pemberton Upon his residentialHill. neighborhood death his daughter Margaret Beeman, • Over 12% of all lots in The 1939 subdivision plat that established Pemberton Hill as a neighborhood are vacant (250+) married to John Neely Bryan, inheritedNeighborhood Pemberton Hill Strategic Action Plan residential neighborhood (top) Bill & Zelda Pemberton engage in neighborhood the land. Bryan, the ‘founder of Dallas’ • Approximately 49% of adult planning process. Pemberton Hill Strategic Neighborhood Action Plan residents were born outside & Beeman built their first home on (bottom) Home Gardens, the first subdivision in the United States, many having the land, later selling to Edward Case Pemberton Hill’s lot map.
Th M an Up in fo by to in to de pr wh th
Th ne in be se of th ne co Gr
To engage stakeholders the plan used a variety of engagement techniques: • Community Survey (in English & Spanish) • Key Person Interviews • Project Website • Advisory Council • Community Meetings • Community Events Community Vision Statement “A safe neighborhood with wellmaintained infrastructure, quality housing, business opportunities, shopping options, recreational opportunities and support services for all residents; a place that fosters unique character and spirit of the community as seen in its history, culture and resident’s deep sense of civic engagement” Community Concerns (highlighted = most applicable to project design) • Substandard housing and poor upkeep of properties • Poor conditions of streets,
• • • • • • •
• Infrastructure improvement - Create a prioritized list of infrastructure needs (Neighborhood CIP) • Support programs for the elderly and youth by creating new recreational and social programs for them Plan Recommendations The following represent the plan recommendations with the most value, and can be directly enacted through neighborhood design within this project:
Neighborhood Priorities The following represent the neighborhood’s priorities stated in the action plan that can be directly enacted through design interventions within this project: • Fighting blight - encourage property maintenance through enhanced code enforcement, home repair programs and infrastructure improvement • Rental home upkeep - Work with absentee landlords to improve the conditions of rental properties • Public safety- work with the Police and neighborhood watch groups to reduce crime
(above) Land Use Map highlighting the concentration of single family housing with areas for infill, apartment Pemberton Hill Strategic Neighborhood Action Plan housing at southern peripheries, and the many churches found throughout the neighborhood. Pemberton Hill Land Use Map
hill
Engagement
•
sidewalks and alleys Crime - shootings, drug houses, thefts and gangs Poor access to public transit Lake June DART station Flooding/drainage problem in residential areas Poor maintenance of the singlefamily rental homes Loose animals - residents with too many pets Language barriers that make it difficult to relate to neighbors Too many vacant lots in the neighborhood Inadequate support programs for the seniors and youth
Pemberton
limited English proficiency. • Primarily the 1,997 households are single-family housing
59
hill Pemberton 60
(Plan Recommendations Cont.)
• Encourage multi-modal transportation that connects to schools, recreation center, and city trails • Complete Streets
urges the self-empowerment of the community to take a role in promoting, coordinating, and facilitating it’s implementation.
• Establish Neighborhood Identity & Character • Gateway projects to enhance appearance of entryways into Overall, the plan gives insight into neighborhood The strategic action plan references community and city goals and values • Neighborhood marketing, ‘Capital Investments around the that will aid in and inform the process branding, and promotion activities neighborhood’ as highly valuable of this project’s goals and objectives to enhance image & identity of amenities including the Audubon in a realized neighborhood plan for neighborhood. Tie into eventsSpecial NatureProjects Center, the Trinity Forest Golf Pemberton Hill. Some of the scope and neighborhood festivals. Club, and the First Tee of Dallas. of this action plan is outside the Infrastructure Improvement • Improve Infrastructure Residents are concerned that the perimeters of this project, and would improvement a major issue in Pembertonbe Hill.better Residents are concernedthrough about thepolicy poor conditions of • Re-design Elam Road &Infrastructure development of is these amenities re-mediated sidewalks, streets, alleys and street lights. The improvements and maintenance of these infrastructures is critical for the Pemberton Hill Road tolong-term could cause displacement or inre-appropriation of resources viability of the neighborhood. Abecause number of streets the neighborhood are unimproved (lack curb and gutt incorporate bike facilities & trafficand many of the interest the neighborhood through the city. segments lack sidewalk. In cases where sidewalks exist, they are often old, cracked or uneven. Some parts of the neighborhood get flooded when rains because calming elements is now generating with itreal estate they lack a drainage system. In addition, community facilities in th neighborhood, like the schools and recreation center, could also use some renovations. • Minimize traffic in residential areas investors. • Repair sidewalks, and upgradeWhile most streets in Pemberton Hill were recently resurfaced with asphalt, that is a temporary solution that does not the plan underlying structural recquire street reconstruction. Given the many infrastructure needs traffic signals, safety flashers,address The ends by deficiencies reiteratingthatit’s neighborhood, it is critical to define a finite list of feasible infrastructure improvement projects for the area that can form speed signs, & crosswalks near purpose as a catalyst for change and Capital Improvement Plan (CIP). During the planning process, the community developed a prioritized infrastructure ne schools. improvement of Pemberton Hill, but list for the 2017 Bond Program, which can serve as the starting point for future neighborhood CIP. • Expand Lake June bridge across CF Hawn Expressway and build a pedestrian-bike bridge over the expressway connection Jonelle Avenue to Lake June DART station. • Support Recreation & Social Elements: Explore funding opportunities to expand recreation and social programs for the youth & seniors at the recreation center • Design and appearance improvements to major thoroughfares (Jim Miller & A cross-section design concept for reconstructing the Pemberton Hill Road Pemberton Hill Road) (above) Plan recommendation for a complete street design on Pemberton Hill Road
D
ow
nt
ow
n
D
al
la
s
Texas Horse Park
Lake June Rd.
US
-1
75
E B Comstock Middle School Pemberton Hill Park ATT Trail Head
Burleson Elementary
Buckner DART Station
To First Tee
Elam Rd.
Douglas Elementary
Trinity Forest Golf Course
Loop 12 Trinity Trail Parking Lot
N To Audubon Center Scale (miles)
0
1/4
1/2
1
neighborhood map
To
61
hill Pemberton
Wildlife cover at the Trinity Audubon Center
62
Trinity River looking north towards Downtown Dallas
Outdoor classroom at Trinity Audubon Center
Trinity trail looks to Audubon Center
Pemberton Hill Neighborhood Park
Texas Horse Park
The First Tee Greater Dallas
811 Pemberton Hill Road, Dallas, TX 75217
photo credit: River Ranch
• Established as a 501(c)3 to give equestrian lovers and beginners alike access to horses near the city. • Activities include trail rides, horseback riding lessons, free 3rd Thursdays, scout badges, school & group tours, photo shoots, and non-profit services. • The Texas Horse Park has two tenants: Equest Therapeutic Horsemanship and River Ranch Educational Charities. • Equest offers therapeutic riding for riders with special needs, and an extension of Hooves for Hero Veterans Program. • River Ranch provides free equine-related recreational and educational activities such as trail rides, special events, summer camps, etc. to underprivileged children and their families in the Dallas community. • Serves community as events center for parties, weddings, picnics
Community assets
Texas Horse Park
63
Community assets 64
Learning Facility, First Tee Greater Dallas 5850 Elam Rd, Dallas, TX 75217
photo credit: BRW Architects
• The First Tee Learning Center, an established nationwide organization that offers specialized skills and education opportunities. • Because it was a brownfield reclamation project with floodplain restrictions, the design required collaboration between the City, neighboring developers, and the project owner to assure the best outcome for all parties. • The Learning Center itself was situated to capitalize on the site’s relationship with the golf course and community. Administrative services and educational areas relate to and frame outdoor learning areas. • A STEM suite was designed with flexibility to provide both focused and intimate learning experiences through a series of indoor and outdoor classrooms. • The Center offers Life Skills Experience Courses at no cost to those with inability to pay. After school programs are also available.
811 Pemberton Hill Road, Dallas, TX 75217
map credit: Trinity River Corridor
• Trinity Forest Trails represent a ten mile loop. The trail system is located in the Great Trinity Forest and it encompasses the AT&T Trail which skirts the Trinity Forest Golf Course. • The trail portion at Little Lemmon and Lemmon Lakes consists of two miles of 12 foot concrete trail adjacent to the road of the Loop 12 boat launch. This particular segment ends at the City of Dallas’ Ecopark Facility parking lot on Simpson Stuart Road. • Connections in Pemberton Grove exist at the First Tee parking lot, and at multiple junctions at the Trinity Audubon Center • Signage kiosks offer environmental education elements describing fauna and flora that can be identified on trail. • Although connections to trail system are adjacent to neighborhood, signage lacking to navigate local users to trail.
Community assets
Trinity Forest Trail System
65
Community assets 66
Trinity River Audubon Center
6500 Great Trinity Forest Way, Dallas, TX 75217
photo credit: Breanne Alton (full spread)
• A part of the City of Dallas-Trinity River Corridor Project, the center’s 120 acres sit on a former illegal dump site that is now a reclaimed haven for a vast array of birds and other wildlife in an increasingly urbanized metropolitan area. • The Center is a gateway to exploring the amazing resources of the 6,000acre Great Trinity Forest. As the largest urban hardwood forest in the United States, this forest supports a diverse community of plant and animal species and contains a unique mixture of bottomland hardwoods, wetlands, and grasslands. • Located just ten miles south of downtown Dallas, schools from across the Dallas/Ft. Worth metroplex frequent the center.
center A natural setting perfect place to augment classroom curricula, invigorate students’ sense of curiosity and discovery, and cultivate conservation messages that leave lasting impressions. Participants learn directly from Audubon, one of the leading names in conservation, by way of Audubon’s knowledgeable educators. Program’s incorporate conservation and field-based ecology lessons with service-learning projects to provide students with opportunities to develop civic engagement skills Educational Program’s include: • • • • • • • •
Eco Investigation: 4 hour TEKS-aligned program Nature Tots: An exploratory field trip for Pre-K & Kindergarten students Self-Guided Field Trip Animal Encounters Guided Hike Birding 101 Outreach Aquatic Lab Outreach Audubon Conservation Treks
a udubon
The Trinity Audubon Center, An Educational Experience
67
conservation treks 68
Trinity River Audubon Center cont.
6500 Great Trinity Forest Way, Dallas, TX 75217
photo credit: The Audubon Society (full spread)
• Audubon Conservation Treks engage middle school and high school students in exciting and educational week-long, staff-facilitated, studentled outdoor leadership experiences that expose youth to incredible natural ecosystems across Texas. • During excursions, students are focused on strengthening their science literacy competency and creative problem-solving as they grapple with realworld applications of environmental science. • Fully-subsidized scholarships are available to students and include all meals, snacks, water, travel expenses from the local meeting location to the trip location, tents, sleeping pads and cookware • On each week-long excursion, students complete at least one service project.
69
a udubon
center
Douglass elementary 70
Frederick Douglass Elementary 226 N Jim Miller Rd, Dallas, TX 75217
Frederick Douglass STEM Academy is a Pre-Kindergarten to Fifth Grade (PK5) school/ CAMPUS VISION STATEMENT: A leading 21st century campus that provides a quality instructional program in Science, Technology, Engineering and Mathematics that promotes academic achievement, innovative thinking and social success for all students. ITBS/STAAR GOALS: 100% passing rate and 80% advanced level performance in Reading, Math, Writing, and Science. Students wear school uniforms, participate in music and dance programs, and benefit from computer instruction course that are integrated
into daily learning. Since it’s transition from a traditional school into a pilot STEM program, students test scores have rise considerably. 5th grade scores show the learning objectives met on par with the rest of Texas, while grades 3rd & 4th still show signs of struggling, suggesting time needed for students to recover from lack of quality in early learning facilities within the neighborhood.
492
.4% white
students
48.8%
hispanic
3023
rd of 4359 Texas
Elementary Schools
90.9%
50.6% african american
of students receive free or discounted lunch.
6300 Elam Rd., Dallas, TX 75217
“A school with a heart for the community where our students are not at risk, but of promise!” Rufus C Burleson Elementary is a PreKindergarten to Fifth Grade (PK-5) school using research-based instructural practices to boost learning outcomes. This school like other neighborhood schools requires a uniform of polos and dress pants. It’s location next to Pemberton Hill Park represents a unique opportunity to expand curriculum and programs to better serve their student population. STEM, or curricula based in improving science skills, with performance very low in this area across the school population.
4191
st
graphs via schooldigger.com, 2019
of 4359 Texas Elementary Schools
733
2% white
students
37.5% 59.2% african american hispanic
98.8%
of students receive free or discounted lunch.
Burleson elementary
Rufus C Burleson Elementary
71
E.B. Comstock Middle 72
E.B. Comstock Middle School 7044 Hodde St, Dallas, TX 75217
E.B. Comstock is a 6th, 7th, and 8th grade Middle School in Pemberton Hill, TX. The mission of E. B. Comstock is to ensure success for all students, because effective stakeholders are committed to providing an environment where students feel free to take risks, improve socially and emotionally, and the quality of instruction make a positive impact on every student’s academic performance.
standards down from 58.4% effective in 2016 garnering a rating of well below average.
Students wear uniforms with a polo designating their grade, and khaki bottoms. Their website shows little school activities outside of a girls track team, and a theater program with very limited resources.
Utilizing STEM principles like those being implored at Douglass Elementary could help propel students excelling in their K-5 studies further setting them up for success in High School and beyond.
In 2018 the school’s overall effectiveness dropped to 37.3% according to district
962
students
67.7%
1.6% white
30.2% african american
hispanic
1979
th
of 2080 Texas Middle Schools
98.9%
of students receive free or discounted lunch.
Math; an interdisciplinary and allied approach in learning. STEM integrates these four subjects into a cohesive learning paradigm with real work application. The blended learning environment of STEM shows students how the scientific method can be applied to everyday life. It teaches students computational thinking and focuses on the real world applications of problem solving. As mentioned before, STEM education begins while students are very young: Elementary school — STEM education focuses on the introductory level STEM courses, as well as awareness of the STEM fields and occupations. This initial step provides standards-based structured inquiry-based and real world problem-based learning, connecting all four of the STEM subjects. The goal is to pique students’ interest into them wanting to pursue the courses, not because they have to. There is also an emphasis placed on bridging in-school and out-ofschool STEM learning opportunities. Middle school — At this stage, the courses become more rigorous and challenging. Student awareness of STEM fields and occupations is still pursued, as well as the academic requirements of such fields. Student exploration of STEM related careers begins at this level, particularly for underrepresented populations. Students in Pemberton Hill suffer from a wide range of low performing subject areas, and could greatly benefit from a curriculum like that taught at Douglass Elementary’s STEM Academy. By widening the application opportunities beyond the classroom, and into the built environment of the neighborhood, a shift in thinking modules, learning, and long-term success for children growing up in Pemberton Hill can occur. Streetscapes, signage, park redesign, and better connection to existing neighborhood resources can all reinforce this type of learning.
S.t.e.m. Education
STEM stands for Science, Technology, Engineering,
73
Key informamt 74
Key Informant: Juanita Arevalo
Hill Strategic Neighborhood Action Plan, Arevalo saw a need in the community to create a united President of Pemberton Grove Unidos voice for the majority demographic Phone Interview population, Latinos, within Monday, February 4th, 2019 Pemberton Hill. She explained to me that throughout the recent planning efforts the neighborhood Latino residents became discouraged after the non-English speaking community members were repetitively called out as disruptive for needing translation during meetings. This has created a chasm within the neighborhood, with Latino residents largely divesting from the neighborhood rejuvenation process. Arevalo hopes that through efforts of the newly founded group (2018), Pleasant Grove Unidos will foster unity within the neighborhood, improving the overall quality of life for its residents. Arevalo pictured on left with community member (credit) Pleasant Grove Unidos Facebook
Juanita moved to Pemberton Grove her 4th Grade year in the 1960’s. She has seen the neighborhood through many demographic shifts, and today is very involved as a community leader through Pleasant Grove Unidos. Armed with a professional background working in the Dallas city planner’s office, and after recent experiences acting as Vice President of the Pemberton Trinity Forest Neighborhood Association (PTFNA), and Chair of the Pemberton
trained residents are working to rebuild many properties. Although she thinks most of the neighborhood residents take great care of their yards and properties, those who don’t comply with aesthetic city standards have been recently cited by city officials enforcing code violations. Arevalo briefly touched on that she thinks the efforts of the City’s Neighborhood Plus Plan, and the subsequent Pemberton Hill Strategic Neighborhood Action Plan’s timing is suspect due to the 2018 opening of the Byron Nelson PGA tour at the neighborhood adjacent Trinity Forest Golf Course. Citing residents for blighted properties is only something the city began last year, and this has led to some neighborhood distrust in terms of the true motivation behind the rehabilitation of a community that has long been forgotten.
Neighborhood: Past to Present When Arevalo first moved to the neighborhood, she explained that it was overwhelmingly Caucasian, later shifting to predominately AfricanAmerican, and today to a majority non-English speaking Latinos. She said in the 1960’s, Pemberton Grove felt ‘out in the country’, and was ‘so quiet’. Today, the neighborhood has fallen into disrepair because of lack of resources, but that the ‘mostlylegal’ hard-working, construction-
Pemberton Hill in 1960 before undergoing great neighborhood development. (credit) Dallas Historical Society
Crime data has been difficult to find through city government, or open source channels. Enlightened from a conversation with other community members, Arevalo was surprised to learn that there is some gang
Neighborhood Assets:
Community Park, Recreation Center, Audubon and Horse Park
Representative Rick Callahan, Council 5
activity in the neighborhood, with a recent shooting (1-2 months prior to interview). Drug use has been an ongoing issue. She believes the problem has seemingly improved but she stated that drug users tend to move around the neighborhood and so it makes it harder to grasp if the problem is truly improving. Arevalo says that she doesn’t walk around the neighborhood after dark because of safety concerns, and she stated that her husband was
To better understand how the community is using existing assets, I surveyed Arevalo on the Neighborhood Park, it’s Recreation Center, and the nearby Audubon Center. On my site visit, it was unclear how the Recreation Center which is located in Pemberton Hill Park was being utilized, because there was no signage describing hours open, or activities held on site. Arevalo explained that it is open after school
Pemberton Hill Recreation Center, (c) Dallas Parks
j u a n i t a a r e va l o
Safety
recently approached to buy drugs just outside their property. She shared that neighborhood members are unlikely to report safety concerns because of the community’s size, but she will report issues anonymously if concerned. Local officials like Rick Callahan, who is Pemberton Grove’s Council 5 Representative, has worked closely with Arevalo and other local leaders to evaluate these safety issues.
75
Key informant 76
through evenings during the week, and all day on Saturday. Although the center represents value for the community, she thinks the neighborhood has outgrown it. It was built at a time when the childhood population was smaller, so today, it feels claustrophobic whilst in use. She thinks the center could use a revamp with improved parking, or it could be redesigned all together. The adjacent neighborhood park, she said, is most popular on Saturdays, or on Sunday mornings, and is active during weeknights for soccer games. When asked about the Audubon Center, she shared that most community members don’t even know that it is there even though it’s free to local people (this isn’t advertised in person or on the Audubon’s website and Arevalo says it applies to everyone within their zip code). She said that the Trinity River Trail System that connects with the Audubon Center is unsafe, and that she would never go down there unless with a large group. When I asked her what she was most proud of, or what she considered to be the greatest neighborhood asset she brought up Horse Park. She often has held workshops there (with a preference over the recreation center) due to its size, and non-profit status. She often promotes the activities of the Horse Park with the Pleasant Grove Unidos members and also through her personal social media platforms in
order to connect the community with the plethora of opportunities that are available there.
Conclusions Speaking with Juanita Arevalo confirmed my initial observations that the neighborhood was suffering some growing pains due to the newly formed Pemberton Trinity Forest Neighborhood Association, and the community planning work initiated through the Pemberton Hill Strategic Neighborhood Plan. Her first hand accounts and sharing of experiences of witnessing drastic racial demographic shifts over the last 50 years helps me understand this community as one with a rich cultural history, but also an evolving community that hasn’t necessarily been considered or embraced by city officials. The disconnect between neighborhood assets like the Audubon Center, and the Trinity River trail system was apparent in my site visits, and confirmed by Arevalo as resources that are touted as successes, but have yet to actually be tapped by local residents. CPTED principles will be used in generating concepts for increased safety in places like trail systems and the neighborhood park so that residents feel more inclined to use these resources. The recreation center is
not currently serving the neighborhood to its full potential, and could be better designed to embrace the current community needs, for example: the increased childhood population, and
Pleasant Grove Unidos was formed in 2018 to represent the growing and underrepresented Latino neighborhood residents.
issues surrounding food insecurities. Today Arevalo is struggling to unite her community because of a distrust in local officials. A plan that serves this community’s needs first, or in tandem with the city’s efforts should be explored in order to reinvigorate local interests and concerns. Phasing should occur during the design process, starting with built pieces (even small) the neighborhood can see and experience and thus a renewed trust and bonds could develop between community members and the city leaders and city planning officials.
77
78
Precedent
79
Fitzgerald Neighborhood Plan
precedent
City of Detroit in conjunction with ‘Reimagining the Civic Commons’
80
This plan is an effort to take blight stricken neighborhoods and convert all vacant and dilapidated space back into value through the civic landscape. The pilot of a new program called ‘Detroit Civic Commons’ is located in the Fitzgerald Neighborhood of Detroit, a half mile long city block. Redesign of the neighborhood utilizes a framework that focuses on the necessity for a central park (civic space at the heart), a green way that connects and winds through the once abandoned lots, crop and grove production in this food desert to aid in fresh food scarcity, meadows for increased ecological function, and series of shade structures for
protection from climatic conditions. The plan also focused on the rehabilitation of it’s retail corridor to enhance it’s walk-ability (not a tree or plant growing in retail corridor before design intervention) and to encourage local economic growth. The efforts best community engagement happened through block parties and barbecues versus the more typical community engagement workshops that are held to gather input, and that such events often incorporated other community services like banks to help the community get mortgages, or health department to offer educational materials. The project also supports an artist in residence that has designed a series of pieces that are incorporated into the built environment but are produced with the help of the community.
Most importantly ‘Great Public Spaces’ has designed a metrics system for measuring how these projects rank in success for bridging diversity, rather how previously like-intentioned programs have assumed or made claims of. The data gathering isn’t just done by ‘experts’ but also by the community members themselves which creates a feedback loop that creates additional value in the designed landscape.
fitzgerald neighborhood plan
(top left) Community members help construct artist in residence’s mural. (bottom left) Neighborhood plan illustrated through four key values. (top) Kids play in new ‘civic center’, neighborhood park. (above) extents of plan. (photo credits) Detroit Civic Commons
Detroit Civic Common’s Fitzgerald Neighborhood Plan was rooted in a collaborative process that engaged residents in every stage of the process. Because of the constraints of this project, such collaboration isn’t possible, thus creating a disconnect in true methodology recreation. However, the basic concept of design being created for the people, by the people, based on their needs for their neighborhood could be implored in Pemberton Hill. The neighborhood plan will create a set of flexible spaces that could be used interchangeably, or modified base on the communities needs as perceived by themselves. Also, the local workforce is comprised of many contractors and individuals who enjoy and take pride in reinvesting in place, which could prove to be very valuable in implementing a plan that would most likely be driven by community action over civic resources.
81
Spruce Street Harbor Park Philadelphia, PA
precedent
Groundswell Design Group
82
Spruce Street Harbor Park, which was meant to be a temporary installation (one season or 9 weeks), has now been in place for 6 years due to the local community’s embrace of the project. The design was simple: break down a large space into smaller spaces where people can feel comfortable; shipping containers placed for vendors like pop-up restaurants and bars, hammocks for lounging, lighting for evening use, extra barges with planting, and programming for events and music. Groundswell has used that simple design model within the context of other cities multiple times, taking large, under utilized spaces making them comfortable for people to inhabit, with adaptable and fun spaces for play and socialization. (cont.) These interventions weren’t unnecessarily complicated, expensive, or overdesigned; but all put the community use at the forefront for maximum value. David Fierabend, urban designer and
http://www.groundswelldesigngroup.com/projects/sprucestreetharborpark
principal at Groundswell said about the project: “We’re involved because we believe iterative place-making is the future of urban development and city renewal. By creating these moments along the waterfront we’re reconnecting the city to this long forgotten asset. Not only are these spaces amazing, they’re cost
effective and immediately attainable. Their ephemeral quality keeps us intrigued and our attention focused on what’s next.” Here groundswell has modeled how design doesn’t need to be complicated, stagnant, or even permanent to become a jewel within a community that brings new life to a forgotten treasure.
Although Spruce Street’s Harbor Park is of differing scale, and geographical setting, the dynamics of this flexible space can be borrowed in Pemberton Hill. Designs with impermanent motives could free up design to many possibilities, giving the community ultimate control over whether they want to embrace it or not. For example, some of the flexible spaces being designed for Pemberton Hill may not be used in the intention or with the frequency in what they are
designed for, but without the rigidity or high budget items that would discourage outcomes that divert from original programs, this encourages the space to evolve to what is best for the neighborhood and their needs. Additionally, the event themed flexible programming of Harbor Park’s design could lend itself well to Pemberton Hill, to create malleable spaces that could be enjoyed by the local community for a variety of cultural events throughout the year.
Spruce street harbor park
http://www.delawareriverwaterfront.com/planning/news/coming-soon-spruce-street-harbor-park
83
Witness Walls Nashville, TN
precedent
Hood Design Studio
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In the wake of the mass removal of confederate statues, monuments, and place-making through out the United States of America, Hood Design Studio is one of many firms trying to create a space for reflection and reveal truths that have long been covered in the landscape by creating spaces where people can step outside their own world and experiences. Witness Walls in Nashville, TN is one example how Hood and his design team is challenging accepted design models in monument making in exchange for ‘objects in spaces that might unfurl a new narrative.’ Hood told White Wall Magazine that creating objects that are at odds with the vernacular creates a discordance between how and who remembers things in a certain way- and that’s a good thing. “Witness Walls is a set of walls with images that I plucked from an archive and remade on a concrete wall. Some of them are really wonderful images of kids, of older people, of women
http://www.groundswelldesigngroup.com/projects/sprucestreetharborpark
walking their kids to school. But there are also graphic images of police brutality done in a more abstract way. It’s a way of suggesting my view. I don’t want things to become monuments or commemorative things. I want them to be objects we can live with.
to think, “I never thought of it that way.” In this country, I think it’s hard for people to have empathy for one another because of not knowing, of just not putting yourself in that world. We all have to go out of our way to be in each other’s world.
I would like to strike a chord in people
This goes back to when we were talking
wa l l s http://www.delawareriverwaterfront.com/planning/news/coming-soon-spruce-street-harbor-park
Witness Walls remains relevant in this project as a potentiality of unveiling the truths behind the neighborhood’s current state of inequity. Several pieces within the new civic space, or other built pieces within the landscape could carry the dialogue of Dallas’ checkered past in planning and development, and how this community has prevailed despite the odd’s stacked against them. By including the past in new, imagined spaces for Pemberton Hill, residents can relive or experience such pasts for the first time. Also, as the racial demographics continue to change, pieces of history in the vernacular can aid in reminding new founded minorities
of their identity intertwined in place, encouraging attrition and reinvestment of individuals in their community.
Walter Hood quotes from White Wall’s interview: https://www.whitewall.art/design/walter-hood
witness
about sustainability and people who are at the margins. There’s this double consciousness of the “twoness” of being African American or the “two-ness” of being a woman, where you’re constantly having to enter into other worlds and shift back to your own world. I (cont.) think that has given us not only a resiliency, but the ability to be apathetic toward a lot of different contexts and people. But there are a lot of people that only deal with one. So I’m hoping these pieces will allow people to feel free and think, “Wow, I didn’t know that. Maybe I should now.” Hood’s work is an example how artistry and history can create a confluence in the landscape that’s product is one of authenticity, and community value. Instead of commemorating history through the accepted archetype of monument, Hood has created a series of pieces that can serve as a catalyst for conversation and hold space for the history of what came before, but give the community’s future residents a series of touchstones that could help inform their guiding principles. The built representation of both a community’s culture and their history is important to be tangible, authentic, and provoking to remain relevant to it’s users, and can provide shared pride and power in place.
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Klyde Warren Deck Park Dallas, TX
precedent
OJB (Office of James Burnett)
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I visited Klyde Warren Deck Park on Monday, February 4th of 2019. For a Winter day, temperatures were uncharacteristically in the 70’s. The park was full of life, most areas activated with various uses like employees from nearby businesses doing laps around the .5 mi perimeter loop, kids playing in the splash pads on Moody Plaza, friends playing board games from the game carts, singles reading this month’s fresh magazines from the book cart, and much more. The 5.2 acre deck park’s location was carefully chosen to alleviate the physical and psychological barriers that the Woodall Freeway created years before, separating the users of Downtown, Uptown, and the Arts District. It’s length stretched 200 feet over the freeway through intricate engineering and architecture and is as well designed for play as it is for performance: 15 programmed spaces, 50% permeability increase, (photo credit) Breanne Alton
and 12,000 gallon greywater cistern for irrigation, over $300 million in economic development, and $12.7 million in tax revenue. In the first two years of opening the park saw over 2 million visitors, engaging local ridership of a connective trolley service (up 60%). The park’s flexible programming lends itself to large events like the annual Christmas Festival or concerts, group activities like weekly Zumba classes, or engage in individual activities like play in the Children’s Park, or with your dog in ‘My Best Friends Park’. Two restaurant services, and multiple food trucks pull up daily to offer food services providing another layer of value for users, and economic viability for the park to continue to offer free and nourishing programmatic elements. At no cost to users the game cart offers a variety of activities from board games, to lawn games. The movable book carts create a library experience outdoors where users can pick up a magazine to enjoy while their kids play, or a book to read under one of the parks many red oaks. Klyde Warren’s location creates a unique opportunity to increase community bonds with the additional programs that the nearby art district offers (Dallas Museum of Art, Nasher Sculpture Center, etc.). Setting a public asset at the confluence of a series of
KlydeWarrenPark.org
community spaces that are otherwise disconnected is highly valuable and can be applied directly in Pemberton Hill. Although the scales of the two spaces are different, and represent different uses for their respective communities and users, several tactics like reconnected severed community spaces through design is an important connective piece that will see both of these spaces to a healthier, more productive community. In Pemberton Hill, the design will explore how the individual program pieces like the game card, or movable library can be implored through the rec center and
adjacent park, or at the flexible bus stops so that community members on the go can enjoy and nourish themselves in an incremental way, but would represent large value over time. OJB is currently working on as secondary deck park, what a maintenance worker described as part of a new linked system weaving through and out of downtown. Creating a series of places spatially large or small for a variety of users can create a tapestry that will aid in creating a more cohesive Dallas.
Klyde warren deck Park
P a r k M ap
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theory
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theory
Randolph Hester Jr. Community Design Methodology (1974)
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Hester stated that the design profession should take more responsibility over the social suitability of neighborhood designs they create. He created 5 policies that surmounted to a call for overhaul in the current methodology (at the time) that was being used to design community space. Previously utilized by various social & anti-poverty groups, these guidelines for such methodology included a ground up approach to design efforts that mandate continual support from it’s community residents, the designer as the ‘environmental problem solver’ and facilitator in evaluating alternative choices, goal setting and program definition that happens before implementation, and that the designer’s commitment to the community residents & their space is long term. He added that the designer is not the goal maker, or decision maker, but a technician who serves the needs of stakeholders and elected community officials. The designer should provide multiple iterations of ideas & viewpoints representative of the community as potential
solutions for debate. Through further participatory process (modern-day charrettes or workshops) appropriate design program can be adopted, and the process of implementation can begin. It’s important that a “no-design” alternative remains an option, in the instance the designer decides the impact of the alternatives negatively effect the neighborhood’s environment. After design goals and program are adopted, the designer shouldn’t limit creativity when shaping form, space, and aesthetics. With community process at the core, the designer has a firm basis from which to design from. Regardless of project it’s important that community-based design always starts with a clear set of goals, dictated by it’s stake holders. By following the vision of the particular interest group(’s), or neighborhood at hand, the skilled and sensitive designer can work to come up with effective solutions appropriate for the design challenge. Although Hester’s writings come from a theoretical stance from over 40 years ago, today they are widely adopted both into policy but at the core of how community designers operate in both compass and process. In defining this project further, before designing or shifting
too quickly into a site’s design, it will be important to focus on specific user needs and desires in their landscape before applying any artistic or creative interpretation. That being said, after the program and goals of the design are clearly defined and adopted, freedom to explore creative and innovative solutions for said community should be flushed-out and explored freely in expressing the unique narrative of place.
Randolph Hester
Randolph Hester Jr. | Community Design Methodology
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theory
Jane Jacobs Urban Planning Theory
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In 1941 Robert Moses, the mastermind and builder of much of the mid-century planning in New York city proposed a highway called the ‘Lower Manhattan Expressway’. It’s purpose was to connect Manhattan to major New York Interstate 78. In 1961, after two decades of delays, Moses’ plans to build the highway were funded as a “slum clearance”. The road would have fragmented the Village, SoHo, and Little Italy by destroying 14 city-blocks displacing one thousand local businesses and 132 families. But the building of the highway was again halted by an activist living within Greenwich Village, Jane Jacobs. Jacobs, the Author of The Death and Life of Great American Cities, went onto to lead an ‘attack’ on city planning, advocating for the people who ‘took pride in their slum’ and used their limited means to fix up their forgotten neighborhoods. She believed neither money nor government incentives were the key to wiping out slums but that appropriate planning was. Economic rationale in city rebuilding had become what she said was ‘a hoax meant to tear communities apart’, and that type of planning led to ‘spiritless, helpless
decay’ within urban environments. She cited Morningside Heights as a carefully planned redevelopment within the City that although it was planned by checklist, swiftly it became a slum. All the planning theories that existed at the time to remediate these communities lacked the ability to serve the people that lived within it. She criticized design based on appearance and not the needs of the people or how things actually work within cities. Some of Jacobs other noteworthy ideas included defensible space, and natural surveillance. Jacobs ‘eyes wide open without prejudice’ quickly became a model for planners and designers around the world for how to protect diversity & mixed use in urban communities. Although she wasn’t a planner, many of her ideas and principles have led to both protections for existing neighborhoods, and the thoughtful development of those forced with growth or change. Some critics say today Jacobs based tactics of advocacy & protection have only led to gentrification (& demise) of the neighborhoods that once faced demolition but many important principles behind her work remain. Her work is inspiring to this project that although one may seek to enhance a neighborhood’s qualities,
it’s important to do that with sensitivity and care not to strip it of what makes it unique and vibrant in the process. It’s also important to point out that sometimes the solution is not a built one, but policy-based. Further, resisting the urge to vacillate towards solutions that are rooted in aesthetics should be avoiding at the cost of not creating what key stakeholders truly need to make their community more stable.
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ja ne
j ac o b s
theory
Dolores Hayden Urban Cultural Landscape Theory
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Inspired by other theorist JB Jackson “The beauty that we see in the vernacular landscape is the image of our common humanity: hard work, stubborn hope, and mutual forbearance striving to be love.” Her book, ‘The Power of Place’ was an exploration and reflection of her work in urban spaces that helped insert various ethnic and women’s histories back into the landscapes where they had once transpired. Hayden uses the term ‘politics of place’ construction, taking forgotten parts of history in the construction of said place and making them visible again as both a homage to these peoples but also as a commentary on the didactic spaces and processes that have replaced prior place as a result of capitalist development. Memories once fragmented, landscape history in this module of public art becomes a memory rooted in place, and creates unified contributions to a community’s collective memory. Hayden, and others like her have used these ideals to serve urban history of place whilst complex urban communities of production continue
to develop and swell. By honoring ethnic and cultural history of place, urban spaces can grow in tandem with what came before. This theory encourages the designer to rethink how spaces can produce an inclusive environment honoring past users, without sacrificing history of place to welcome new ones. Hayden argues that the quality and character of place, and our resulting attachment to it effects our wellbeing, or can create distress if poorly assembled. For users who frequent, or live in an urban environment, it’s important to consider how urban design can effect an individuals wellbeing, as well as how it can effect a communities ability to operate as a collective unit. Also, as we redevelop or grow these urban spaces it’s important to consider the cultural history and fabric of place, and how this development could devalue collective community memory, or how landscapes are discarded in exchange for a ‘newcomers’ increased perception of it’s aesthetic value. The seeking of betterment or advancement is endless in the urban machine, yet designers should consider the cultural and community costs, and how disenfranchising the users who have stake in this space will suffer as a result of capitalist motives. In designing both the
framework (stakeholders + cultural historical interest of place) and the design interventions on site itself, illuminating history of place through cultural representations is imperative in creating a space equitable for those that are long time community members, and for those perceiving this space for the first time. The quality and long-term value of space is only valuable as how effectively the places can capture the collective community memory. If preservation isn’t an option, there is also high potential in considering a place (site) fragmented or divided by it’s growth and rejection of it’s history of place. Community or place unification is possible through creation of such spaces where cultural importance is high, but there is currently a lack of cultural representation.
dolores hayden
Dolores Hayden | Urban cultural landscape theory
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theory
Walter Hood Landscape Architect
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In Oakland California, Walter Hood, Landscape Architect has been practicing the careful balance of giving those a voice in their communities whilst contributing to urban redevelopment since the early 1990’s. In Urban Diaries, he chronicled his orchestration of spaces inspired by patterns that exist within the landscape like music from a score. He took a small park that his firm was hired to redesign, and thoughtfully designed it for the different stakeholders of his neighborhood’s open space. These people, often purposefully forgotten from the design paradigm included an alcoholic, a pair of lovers, and a prostitute. By designing the public park for those who needed the space most, he created a meaningful space that met the needs of the users first, and served design aesthetic second. Hood believes by prioritizing people and culture, and people in place, the landscape can reflect truth and be a vehicle for positive growth within communities. Hood, like Jacobs and Hayden has worked to elevate the public inhabiting the space as the key
stakeholder, over those with political or financial motives. He also like Hayden believes that through focusing on the people’s culture of place, the landscape can be a true vehicle for change. Unlike Jacobs & Hayden, Hood is a designer, and artist, and brings his own musings and interpretations into the fold as an added layer of value in the landscape. Although it could be easy to go off on a self indulgent tangent in a study of beauty, he keeps a clear vision of the substance how the space should operate, and for whom it should serve. The balance of serving the voice, or story of others, while finding the opportunity for creativity is sensitive and nuanced. Hood is often inspired by the user through his observation, and less because of tradition community engagement processes. In this project a balance between proper engagement like that laid out by Hester or Jacob (but not secularly tied to) will be imperative in designing a unique design solution or intervention. Process, & design should be layered with creative explorations that stem from various musings found at the site, within research, or another relevant connection.
h o od wal t er
Hood Studios
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project
Rationale
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How can the built environment be remediated to aid in the disintegration of systemic segregation of opportunity within the South Dallas neighborhood of Pemberton Hill?
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dilemma
This project seeks to build the foundation for increasing community capacity within Pemberton Hill. To address widespread poverty, the establishment and reestablishment of connections with vital interior and exterior assets will be implored through a unique user-based neighborhood plan. Layering of programs rooted in education, recreation, and circulation will increase the opportunity for advancement for the residents of Pemberton Hill.
thesis
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Project goals & Objectives 1.Create and restore connections with existing community assets (Circulation)
• Rehabilitate main existing corridors to schools • Use signage to mark areas of interest (directional to schools, libraries, other assets) • Create new dedicated pedestrian network to key assets (schools, Audubon Center, park/recreation center, Trail System, Horse Park) • Create new dedicated bicycle network/corridor to key assets (schools, park/recreation center, Audubon Center, Trail System, Horse Park) • Establish free little libraries in pocked parks or as small stands throughout community to create connection with local library • Create gateway to Trinity Audubon Center at Loop 12 intersection 1. Crosswalks 2. Streelights 3. Signage • Ride share stop in civic center (recreation center/park)
2. Increase educational opportunities within the built environment (Education) • • • • • •
Transform sidewalks into learning tools Utilize Public Transit stops for early learning pocket parks Create pocket parks with STEM components Create Satellite farming stations (establish connection to Bonton Farms) Historic/Cultural local history references in built environment Area for Health/Wellness pop-ups
3. Establish and foster a strong neighborhood identity (Community)
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• Create unique Pemberton Hill Identity and Signage • Convert (4) bus stops to pocket parks with unique programs to serve different community needs 1. Mini library 2. Early learning (2) 3. Enterprise/Outreach pop-up • Use signage to mark areas of interest (directional to schools, libraries, other assets) • Create gateways 1. Audubon & Loop 12 2. Pemberton Hill Road & ATT Trail
3. Establish and foster a strong neighborhood (cont.) 3. Pemberton Hill Park & Burleson Elementary 4. Pemberton Hill Park & Neighborhood • Loop 12 & Creek Cove Drive (to Neighborhood Park & Rec Center) • Improve Safety 1. Add lighting on pedestrian access corridors 2. Maintain site lines in new design components 3. Complete streets for pedestrian/bike safety 4. Pedestrian only corridors
4. Improve and increase spaces and types of play for children (Recreation) • • • • • •
Create opportunities for STEM play Create opportunities for active nature play Create opportunities for fantasy play ADA Accessibility Redesign recreation center Redesign Community Park 1. Flexible space to serve up to 1000 people (streetscape) 2. Area for performance 3. Area for temporary vendors 4. Public Restrooms 5. Improve lighting 6. Maintain site-lines • Transform sidewalks into learning tools • Utilize Public Transit stops for early learning pocket parks • Representative of Neighborhood History/Culture
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conceptual
development Restoring broken connections in Pemberton Hill
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broken connections 106
(top) At the intersection of Loop 12, and the Audubon center the highway is without a traffic signal or crosswalk for pedestrians to cross safely, discouraging use from local residents. (top right) At the intersection of Elam Road & Pemberton Hill Road the beginning of the ATT Trail (connects to larger Trinity Forest Trails) is marked with a Dead End sign, and several other psychological barriers to entry. Street lights illuminate the street versus the pedestrian path leading in and out of the trail deterring local users from using. (bottom) The Texas Horse Park is marked by a beautiful gateway experience, but completely lacking a pedestrian connection to the local neighborhood. The property reads as a private club, not a non-profit offering several resources to local residents. (images top & bottom google, right BA)
Walking Radius from Key Assets (0.25 mi)
walkability 1/2 mile
Schools
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MOBILITY OPPORTUNITIES 108
School Key Asset Bus Routes Vacant Land
Mobility constraints
Broken Connection Nutritious Food Walkability (Adult) Key Asset Walkability (With Kids) Needs Street Tree Canopy
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program elements Circulation
Community
Education
Recreation
• Crosswalks • Street Lighting • Bus Stops with flexible programming • Complete Streets • Wayfinding • Gateway Placemaking • Bike Paths • ADA Access
• • • • •
• • • • • •
• • • • • • • • •
• • • • • • • • •
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Enhanced Streetscape Complete Streets Cultural Center Neighborhood Park Food Forest & Community Kitchen Murals Wayfinding Kiosks Little Free Libraries Mobile Food Markets Street Lighting Help-a-neighbor maintenance program Murals Painted Utility Boxes
Pre-K pocket parks Little Free Libraries Environmental Signage Streetscape elements Makers workshop Food Forest & Community Kitchen • Outdoor Classrooms • Cultural Center • Kiosks
Pocket Parks Cultural Center Complete Streets Bike Paths Wayfinding Equestrian paths Sports Fields Park Lighting Neighborhood Park
Little Importance Moderate Importantance High Importance
ADA Access Bike Paths Bus Stops with flex. program Community Kitchen Complete Streets Crosswalks Cultural Center Edu Streetscape Elements Environmental Signage Equestrian Paths Food Forest Gateway Placemaking Kiosks Little Free Libraries Maintenance Program Makers Workshop Mobile Food Markets Murals Neighborhood Park Outdoor Classrooms Painted Utility Boxes Park Lighting Pre-K Pocket Parks Sports Fields Wayfinding
Not Important
ADA Access Bike Paths Bus Stops with flexible programming Community Kitchen Complete Streets Crosswalks Cultural Center Edu Streetscape Elements Environmental Signage Equestrian Paths Food Forest Gateway Placemaking Kiosks Little Free Libraries Maintenance Program Makers Workshop Mobile Food Markets Murals Neighborhood Park Outdoor Classrooms Painted Utility Boxes Lighting Pre-K Pocket Parks Sports Fields Wayfinding
program adjacency matrix
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PROGRAMMING 112
SITE ELEMENTS adjacency
Program Adjacencies: Strongest relationships occur between most elements with neighborhood park, and also between circulation elements like crosswalks or complete streets. The program adjacencies with most avoidance is between the proposed bus stops with flexible programming because of the elements that will already occur within the bus stop programming. Repeating those elements within too close of a spatial relationship would negate the value of stacking these programs in a smaller space throughout the neighborhood. Noteworthy found relationships are the potentialities for wayfinding elements, the need for ADA access across program elements, and the connection needed between the complete street networks with other elements. Site Element Awwdjacencies: Social frameworks were conceptualized as one of the central goals for this neighborhood plan, but through this matrix it’s clear the essential connections between site elements and social constructs. Another important relationship is properly understanding scale of site elements in relation to larger neighborhood. Going forward it will be important to establish the amount of spaces needed for recreation, corridors for circulation, and perhaps introduce phasing to best provide maximum to overall neighborhood. Areas with little to no overall importance to this neighborhood plan are wind, temperature, and soils. These elements are unavoidable and remain largely unchanged throughout the neighborhood. Conclusions: Close attention to scale, consideration of phasing elements with most and varying value first will be important in the design phase. Understanding unseen networks will be of equal importance of the built networks in creating
PROGRAMMING
Analysis
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Bubble Diagrams Education
Circulation
Community
Recreation
Matrix Inspired
The first iteration takes direct inspiration from the relationships discovered in the program matrix, with the neighborhood park in the center, and several elements stacking out and around it’s boundaries. The diagram reflects the spatiality desired between elements and also the value that’s tied to it. These values can be directly traced back to the key themes present in the goal making process.
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The second and third iterations seek to reevaluate the value each element represents in achieving goals set forth for the design by considering multiple options. These iterations also begin to consider the relationships present between values and how they can be stacked together to create unique and flexible spaces.
stacking for a flexible program
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Schematic Design
User-based schematic designs for children of Pemberton Hill
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Relationship Diagram
Active Play
Gateway
Nature Play Sensory Play
Little Free Library
Kiosk Pocket Parks
Schematic 1
Wayfinding
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Flexible Bus Stops Head Start Center Nature Play
Neighborhood Park Gateway
Educational Streetscape
Sensory Play
Methodology • Create play and recreation opportunities within a 10 minute walking radius for kids under the age of 5 (with caregiver) • Layer general circulation uses (pathways, bus stops) with differing programs (education, recreation) for maximum community value generation [see program typologies] • Create new connections & strengthen existing through unique pedestrian corridors & gateways • Utilized vacant lots and existing bus stops for a variety of spaces
schematic 1
10 Minute Walk Radius for Children Under 5 Years Old
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e d u c at i o n c i rc u l a t i o n re c re a t i o n To
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TX Loop 12
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Legend
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1. Trinity Forest Audubon Center 2. Trinity Forest Trail Head 3. Pemberton Hill Park & Recreation Center 4. Burleson Elementary School 5. ATT Trail Head & Gateway to First Tee 6. River Ranch Horse Park 7. Lincoln Middle School 8. Douglass STEM Elementary Academy 9. New Park & Head Start Center 10. New Community Gateway & Placemaking
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TX Loop 12
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Educational Element Flexible Bus Stop Recreational Element Educational Streetscape Re-mediated Circulation Play Space Vacant Land
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Play Stop (Program Typology E.)
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Schematic 1
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Program Typologies for Users Under the Age of 5
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Relationship Diagram Equestrian Path
Utility Boxes
Bike Paths
Mobile Food Market
Pedestrian Paths
Active Play
Educational Streetscape
Enviro. Signage
Kiosks
Sensory Play
schematic 2
Linear Park
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Sports Fields
Gateway
Flexible Bus Stops Complete Streets
Pedestrian Paths
Educational Streetscape
Kiosks
Neighborhood Park Murals
Nature Play
Kiosks
Outdoor Classrooms
Makers Workshop
Bike Paths Food Forest & Community Kitchen
Recreation Center
Murals
Pocket Parks Nature Play
Kiosks
Little Free Library
Proposed Neighborhood Zones
The Ranch
The River
The Forest
Methodology • Create safe linkages for kids to circulate throughout neighborhood • Provide new opportunities for learning • Increase educational value in interstitial areas between assets (i.e. school & park) • Connect neighborhood to assets through gateway formation, and wayfinding through utilization of neighborhood zones • Reclaim vacant lots for sensory play
schematic 2
The Farm
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e d u c at i o n c i rc u l a t i o n recreation
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Legend
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1. Trinity Forest Audubon Center 2. Trinity Forest Trail Head 3. Pemberton Hill Park & Recreation Center 4. Burleson Elementary School 5. ATT Trail Head & Gateway to First Tee 6. River Ranch Horse Park 7. Lincoln Middle School 8. Douglass STEM Elementary Academy 9. New Soccer Fields 10. Trinity Forest Golf Club
Vacant Lots (Sensory Play) Educational Streetscape Re-mediated Circulation Gateway Formation Recreational Program
Program Typologies for Users Ages of 5-13
ts
D.
E.
Linear Park Example
Loop 12 Vehicle Circulation
Residential Neighborhood
Street Parking 12’- 0”
Stormwater Basin 10’- 0”
Bike Path 6’- 0”
Pedestrian Path 8’- 0”
Linear Park 20’- 6”
schematic 2
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Linear Park onal Street ati lete Stre sca c et u mp s o Gateway e v Pla c ti
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Relationship Diagram
Wifi
Mobile Food Market
Sports Fields
Sports Courts Neighborhood Park
Utility Boxes
schematic 3
Kiosks
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Complete Streets
Crops
Bike Paths
Recreation Center
Enviro. Signage
Expressive Streetscape Pocket Park
Makers Workshop Gateway Enterprise Park Community Kitchen
Pocket Park Murals
Mobile Food Market
Pedestrian Paths
Wifi Flexible Bus Stops
Crops
Pedestrian Paths
Maint. Program
Wifi
Enterprise Program Example for Pemberton Hill Farm • Crops
Crops
Crops
•
• •
Clean & preparation of flowers, fruit & vegetables Organize CSA boxes Students learn how/ prepare community meals
• •
Delivers food for purchase throughout neighborhood Proceeds provide wages for teens & supports longevity of program
Mobile Food Market
Methodology • Create small yet visible, social spaces for teens with lighting & wifi • Establish central enterprise program through cultivation of crops on vacant lands • Provide dynamic central park with variety of active programming for teens like a skate park, rock climbing walls, sports courts + more • Placemaking through self-expression spaces (art, music, etc) • Reinforce connection with nature through gateway designs & creation of natural areas for personal reflection • Facilitate a Neighborhood Maintenance Program as work study/job training for students
schematic 3
Community Kitchen
• Crops
Makers Workshop
Students learn practical skills and techniques for working community farm Machinery and tools can be fixed or made here. Students learn trade, business, or social media skills that can inspire future careers
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e d u c at i o n c i rc u l a t i o n re c re a t i o n
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schematic 3
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7 5
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Legend
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2100
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1. Trinity Forest Audubon Center 2. Trinity Forest Trail Head 3. Pemberton Hill Park & Recreation Center 4. Burleson Elementary School 5. ATT Trail Head & Gateway to First Tee 6. River Ranch Horse Park 7. Lincoln Middle School 8. Douglass STEM Elementary Academy 9. Trinity Forest Golf Club
Teen Pocket Parks
Vacant Lots (Extra Crops) Expressive Streetscape Re-mediated Circulation Gateway Formation Enterprise Crop Production
Program Typologies for Users Ages of 13-18
E.
schematic 3
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PEMBERTON HILL FARM
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Enterprise Park Example (Typology A)
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terprise Par En Product k ion op Cr & Bike Pat h ed unity Kit s m le Ma c r bi
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Design
Development Community Master Plan promoting social mobility for the children of Pemberton Hill
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social mobility
so•cial mo•bil•i•ty /sōSH l/ /mō’bil dē/ noun Social mobility is the ability for individuals, families, or households to move between different levels in society by means of economic, cultural, social or human capital.
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enhance or hinder?
B
urbanization A
intragenerational
1980 TODAY POST WWII
family life
Urbanization plays a key role in one’s social mobility base on the community’s interconnectivity and access to local resources.
Intragenerational mobility is how much an individual moves up or down in social hierarchy. In the past few decades in the U.S. movement between strata levels on average has become stagnant.
Social mobility contributes to an individual family member’s ability to access resources & opportunities which affects the unit as a whole. Social mobility affects family dynamics by exposing it’s family members to differing sets of values, traditions, and behavioral norms.
social mobility
Social mobility can enhance or hinder individuals mobility to move from ones social position to another.
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Burleson Elementary EB Comstock Middle School
master plan
Linear Park Begin (Phase 2)
134
Audubon Center Connection
Tree-lined Elam Rd. Enterprise Park Pemberton Hill Farm
Pemberton Hill Community Park
Educational Bus Stop
Teen Bus Stop
Tot Stop
R E C R E A T I O N
C I R C U L A T I O N
master plan
Linear Park End (Phase 2)
E D U C A T I O N
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streetscape the 136
Who Shapes a Streetscape? The best and most appropriate design for a community comes when local policy makers and stakeholders leverage their financial and political power to aid designers and community members in creation of new spaces. Public streetscapes offer a plethora of opportunities to transform circumstantial barriers for those living in poverty near vital circulation arteries. Community members are traditionally consulted in the shaping denser spaces of value in the landscape, but the streetscape is typically overlooked as an area for local citizens to spark change. Empowering citizens with simple interventions can aid in transforming individuals opportunity trajectories.
Policy Makers & Stakeholders
Power
Designers
Community Members
TO TRINITY AUDUBON CENTER
1. Community Participation
2. Hand Tools
3. Decorations
4. Spray Paint & Stencils
5. Signage
6. Mural
NEWS & EVENTS
TO TRINITY
TO TRINITY
AUDUBON CENTER
AUDUBON CENTER
1. Community Participation 5. Signage
2. Hand Tools 6. Mural
3. 7. Decorations Crates for Seating or Stage
4. Spray Paint & Stencils 8. Community Message Board
5. Signage
6. Mural
9. Building Blocks
10. Irrigation Bag
11. Painted Utility Box
12. Portable Umbrella
13. Portable Food Cart
14. Shade Tree
13. Portable Food Cart
14. Shade Tree
NEWS & EVENTS
TO TRINITY AUDUBON CENTER
5. Building Signage 9. 13. PortableBlocks Food Cart
6. Mural 10. Bag 14.Irrigation Shade Tree
7. Crates for Seating or Stage 11. Utility BoxLocal 15.Painted Fresh Food from Farm
8. Community Message Board 12. Umbrella 16. Portable Mobile Food Truck
13. Portable Food Cart
14. Shade Tree
15. Fresh Food from Local Farm
16. Mobile Food Truck
streetscape
The following are elements designed as part of a community design handbook used to transform opportunities for education, recreation, and circulation in Pemberton Hill. The elements are organized by ease of implementation and were evaluated for the cost and access of materials or tools used.
7. Crates for Seating or
7. Crates for Seating or
15. Fresh Food from Loc
15. Fresh Food from Loc
the
Community Driven Design
137
streetscape
Transforming the Streetscape Some iterations of combining the design elements converge here in potential scenarios to increase community capital. However, the elements may be combined by community members to create unique scenarios best suited for transforming their own built environment. See keyed elements for more explanation of the elements value in a specific scenario. Additionally, because elements are keyed in number by ease of implementation, one may rank the ease particular scenarios in relationship to one another by adding the values together.
14
the
10
138
1
2
Planting a Shade Canopy
13
7 9 3
streetscape
3
12
16
15 7
the
Pop-Up Play
Mobile Food Market
139
streetscape
Bus Stops for Mobility Utilizing the already extensive network of bus stops within Pemberton Hill, these three designs utilize existing frameworks to create themed iterations for public information, early learning, and teen expression. In the Pemberton Hill Master Plan the informational bus stop is repeated on the central Elam Road corridor. The other two designed bus stops are examples of how early learning and safe places for expression for teens can be placed at less central locations, making both education and recreation more accessible for Pemberton Hill’s youth.
Informational Bus Stop Digital directory of services with charging station & wifi Brochures for local events & classes Posters of local assets, services, and events
the
Bench for seating
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Feedback hotline for community members to inform local government on how to improve neighborhood
Colorful pane glass windows
Emotional intelligence learning tool Stickers featuring fresh to food learn about nutrition Bench for seating Numbers, shapes and colors for impromptu activities Safety striping to help caregivers keep children safe near traffic corridor
Early Teen Bus Stop Community Poetry Wall: board with word magnets for user expression Digital device for recording of poems, stories, and songs. Opportunity for connection with journalism outlets Bench for seating
streetscape
Tot Stop
Free Little Library supported by local library and community member donations
the
Swings
141
park community 142
Recreation Center with Teen Space Existing Parking
Game Rental
Existing Basketball Court
Elam Rd.
Existing Splash Pad
Resurfaced Tennis Court
Auxilary Play (Ages 5 & Under)
Auxilary Play (Ages 6+)
Meadow Open Play
Multi-Use All-Weather Field
Existing Baseball with New Seating Covered Viewing with Seating
Covered Event Space
Info Bus Stop
Early Learning Pocket Park
Outdoor Classroom
Community Park Master Plan
park Flexible Space with Learning Tools
School Pick-up Connection
community
Early Learning Pocket Park
143
park community 144
Interactive Art Trees for Shade
Elementary School Gateway
Insectary Garden
Wall as Teaching Aid or Projection Solar System
Outdoor Classroom
Interactive Panels
Insectary Path
park Recreation Center Living Room
Community
Playground
145
Enterprise Park
Neighborhood Connection Makers Workshop
Community Kitchen & Events Space
Crops
Why is an enterprise project important? Although children of high and low income opportunities are born with similar abilities, the divide in the opportunities available to these children have been growing steadily since the 1980’s. Children from high income families are born with more financial resources which then affords many more opportunities in choice of type of education, leading to better testing scores, graduation rates, entry into college, and earning potential after graduation. Children who grow up in high income families often have access to a wider network of individuals who are also of high income, increasing their likelihood of securing an upward mobility trajectory in their social status.
Pemberton Hill Farm returns vacant farm land to the community to fill the gaps in education by teaching trade skills in propagation & farming, business, and even social media. Children can grow relationships and community less likely to be available at home than for children in affluent communities. This enterprise project of investment in children & community can secure long term prosperity for generations to come.
Parking
Flexible Teen Expressive Space
To Pemberton Hill Community Park
Elam Rd.
146
Info Bus Stop Alleyway Connection
Bike Lane
Marketplace & Picnic
Pemberton Hill Farm
Teen Flexible Space
3
1
Community Kitchen
Makers Workshop • Students learn practical skills and techniques for working community farm • Machinery and tools can be fixed or made here. Students learn trade, business, or social media skills that can inspire future careers
2
Fresh Crop Production
• Local commmunity & employees join to grow seasonal food at farm
• Clean & preparation of flowers, fruit & vegetables • Organize CSA boxes • Students learn about nutrition and how to prepare community meals • Local events can be held outside this location to help support enterprise project
4
Mobile Market
• Delivers food for purchase throughout neighborhood • Proceeds provide wages for teens & supports longevity of program
Enterprise Park
HOW IT WORKS: Enterprise Program Example for Pemberton Hill Farm
147
Enterprise Park 148
Cut Flower Garden & Workshop
Community Kitchen & Events Space
Enterprise Park
Elam Road Frontage
149
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SOURCES
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2015 ASLA STUDENT AWARDS. (n.d.). Retrieved October 3, 2018, from https://www.asla. org/2015studentawards/101557.html Research applicable to how different communities are aging well in the landscape. 2018, November 30). Retrieved October 03, 2018, from https://vimeo.com/117724285 ASLA award winning film following several different cultural groups in the landscape to learn about how their environment, habits, and traditions have created longer and healthier lives. Ha, K., & Williams, B. (2015). Integrated senior housing: A living prototype for promoting the interaction of all generations. Precedents in senior housing project design, mostly applicable for architecture interiors/ Ball, M. (2012). Livable communities for an aging population: Urban design solutions for longevity. Hoboken, N.J: John Wiley & Sons. Precedents in senior housing project design, mostly applicable in architectural projects, not site/land planning. Very typical projects, not as sustainable or inventive as I would have like to discover.
sources
Pennswood Village Regional Stormwater Management System. (2018, July 16). Retrieved from https://www. landscapeperformance.org/case-study-briefs/pennswood-village-regional-stormwater-management-system Pennswood Village Regional Stormwater Management System details of design performance and project theory.
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Home. (n.d.). Retrieved October 6, 2018, from http://pennswood.org/ Pennswood Village Community homepage providing pictures and more details like site maps and amenities Hayden, Dolores, et al. The Power of Place, Los Angeles. Power of Place. Swaffield, Simon. Theory in Landscape Architecture: a Reader. University of Pennsylvania Press, 2002. https://www.nytimes.com/2006/04/30/weekinreview/outgrowing-jane-jacobs-and-her-new-york.html https://www.census.gov/quickfacts/fact/table/austincitytexas/LND110210#qf-headnote-a https://www.dallasopendata.com/ https://www.dallasopendata.com/Geography-Boundaries/FY-2017-City-of-Dallas-City-Limits/ad4m-4kje https://www.dallasparks.org/
https://www.census.gov/prod/cen1990/cp2/cp-2-45-1.pdf https://www.census.gov/library/publications/1992/dec/cp-1.html http://www.arcgis.com/home/item.html?id=2aebe98c34c94ff696048b2e6c7b7401 https://factfinder.census.gov/ https://dallascityhall.com/departments/pnv/Pages/Dallas-Historical-Timeline.aspx https://dallascityhall.com/departments/pnv/Pages/GrowSouthNeighborhoodChallenge.aspx https://dallascityhall.com/departments/pnv/Pages/DNVGrant.aspx https://youtu.be/MguoE9sZ0ak “Inside the Two-Decade Fight to Bring Down a Confederate Monument” - by Vice News, in Denton, TX https://www.youtube.com/watch?v=LXGd8w1xFgw “How The Last Confederate Statues Will Create Conflict” by Vice News/HBO
https://www.dallasnews.com/news/texas-politics/2018/06/04/texas-removed-confederate-monuments-statereport-says https://www.nbcdfw.com/news/local/Group-Targets-North-Texas-Confederate-Monuments-492903861.html https://www.nbcdfw.com/news/local/Group-Targets-North-Texas-Confederate-Monuments-492903861.html https://docs.google.com/spreadsheets/d/17ps4aqRyaIfpu7KdGsy2HRZaaQiXUfLrpUbaR9yS51E/ edit#gid=673982089 1410-1420 “Who’s Heritage 2018” Southern Poverty Law Center: One monument, one roadway/highway, 8 school names, and one park honoring confederate history. See PDF for Dallas info https://www.archdaily.com/900498/six-artistic-visons-for-replacing-confederate-monuments
sources
https://www.youtube.com/watch?v=WClgR6Q0aPE “This timeline shows confederate monuments are about racial conflict” by Vox (info from Southern Poverty Law Center)
https://www.nola.com/expo/news/erry-2018/07/1ce6387f59964/what-should-replace-confederat.html Students
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from New Orleans reimagine what should take place in lieu of town’s confederate monuments. Ideas for public outreach http://www.hooddesignstudio.com/iaam https://en.tiny.ted.com/talks/walter_hood_how_urban_spaces_can_preserve_history_and_build_community Hanson, Royce. Civic Culture and Urban Change : Governing Dallas, Wayne State University Press, 2003. ProQuest Ebook Central, https://ebookcentral.proquest.com/lib/calpoly/detail.action?docID=3416432. https://www.cnu.org/what-we-do/build-great-places/i-345 http://www.anewdallas.com/ https://www.opportunityatlas.org/ https://medium.com/themap/opportunity-index-for-dallas-2235cff3cf28 https://www.opportunitydallas.org/policy-recommendations
sources
https://aspe.hhs.gov/poverty-guidelines
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https://thehub.dallasisd.org/2016/12/01/douglas-elementary-benefits-from-computer-science-program/ https://www.dallasisd.org/Page/2278 https://www.dallasisd.org/Page/5834 https://www.dallasisd.org/cms/lib/TX01001475/Centricity/shared/schoolprofiles/SCHOOL_PROFILE_45.pdf https://www.dallasisd.org/Page/4975 https://www.livescience.com/43296-what-is-stem-education.html
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historic redlining