GREATER CASA VIEW AREA PLAN - Dallas

DEMOGRAPHIC STUDIESLand Use & PopulationIncentive for Investment,Revitalization In ProgressThe Greater Casa View neighborhood is already revitalizing,which creates a meaningful incentive for local commercialinvestments and further residential investment. Certaindemographics indicate that the GCV Area is alreadyrevitalizing: Dominant population of middle-income professionals Balanced distribution of affluence among areaThe distribution of affluence is a function of an increase inmiddle-income professionals. The twin effect of increasingaffluence and middle-income residents is (1) more availablepersonal capital to invest into home rehabilitation, which (2)contributes to the area’s perceived attractiveness.Interpreting Population IncreaseExisting residents stay new residents move into area Net increase in populationGREATER CASA VIEW AREALAND USEInterpreting Middle-Income IncreaseReal estate investments spur home salesAlternate InterpretationsAlone, residential population increase cannot convey withcertainty that a neighborhood is revitalizing.For instance, in older urban areas, the existing residentsare more frequently large families, which are sometimesreplaced by new, childless or single residents—invariablycausing a decrease in population.Also, increase in home sales could reflect investment intoincome-generating properties (rentals), which doesn’tadequately convey our socioeconomic fiscal tax base.Next, we explore the distribution ofmiddle-income population to showa more meaningful measurement ofour revitalizing community.DALLAS POPULATION GROWTH PROJECTIONSsource: Neighborhood Plus, 2015Neighborhood Revitalization Plan for Dallas10Greater Casa View Area PlanFinal Draft - 05.22.16

DEMOGRAPHIC STUDIESIncome DistributionGREATER CASA VIEW AREAMEDIAN INCOMECITY OF DALLASMEDIAN INCOMEsourcesource2009-2013, ACS5 year summary by block groupsCensus Bureau, census.gov2009-2013, ACS5 year summary by block groupsCensus Bureau, census.govDistribution of theMiddle-Income PopulationRising or dominant middle-income populationis the most dependable indicator of revitalizingneighborhoods.First, we identify “middle-income” in the City of Dallas, andfollowing that, we identify the block-level “middle-income”for the GCV Area.Identifying and Comparing Middle-IncomeAbove, these maps compare GCV Area Median HouseholdIncome at its block-level against the City of Dallas MedianHousehold Income.These maps tell us where sample populations closest tomiddle-income exist in the GCV Area.City of Dallas “Middle-Income”Median 45,341*Mean 59,903GCVA “Middle-Income”Median 46,343*Mean 49, 26Together, these maps show thedistribution of middle-income in theGCV Area compared to the distributionof middle-income in the City of Dallasat large.*Median income suggests a true middle-income; 50% of samplepopulation is above and below the median figure11

DEMOGRAPHIC STUDIESPopulation DistributionTapestry Segmentation ShowsPotential to Retain Middle ClassA goal outlined in the Neighborhood Revitalization PlanNeighborhood Plus:“focus on attracting and retainingmiddle-income groups that prefer theculture and amenities of a big city.”The predominant Tapestry Segments in the GCV Area areYoung Diverse Families, and perhaps more importantto our mission, Urban Loving Millennials (a source ofnearly guaranteed growth.)Neighborhood Plus, 2015Neighborhood Revitalization Plan for Dallassource:Population DistributionSuggests Continual GrowthBecause we’ve used community consensus to drivethe GCVA Area Plan, next, we examine populationdistribution to identify areas with significant density.Significant population density suggests needfor stable public amenities and neighborhoodresources.Pictured right, this City of Dallas map shows thedistribution of population density—comparing populationper available housing unit at the block-level.It shows multiple high-density blocks in the GCV Area.As such, we explore the distribution of middle-incomeamong these high-density blocks on the next page.Growth potential is identified as havingmedium-high Population Densityand middle-high Median HouseholdIncome.12Greater Casa View Area PlanFinal Draft - 05.22.16CITY OF DALLASPOPULATION DENSITYDISTRIBUTIONsource2009-2013, ACS5 year summary by block groupsCensus Bureau, census.gov

GREATER CASA VIEW AREAPOPULATION DENSITY &MEDIAN INCOMEGREATER CASA VIEW AREAMEDIAN INCOMEsourcesource2009-2013, ACS5 year summary by block groupsCensus Bureau, census.gov2009-2013, ACS5 year summary by block groupsCensus Bureau, census.govInvestment Motivates Confidence &Consensus of Middle-Income HouseholdsWe conclude that our community has the requisite balancein distribution of middle-income population density tosustain further revitalization.First, we show the total population for the City of Dallas, andfollowing that, we show the total population for GCVA.City of Dallas PopulationTotal1,258,000 peopleGCVA PopulationTotal35,171 peopleFinally, the maps above compare the GCV Area populationdensity against its median household income. Picturedright, we show the breakdown of total population by censustract. Together, these maps support that our projectvisioning consensus has been driven by a healthydistribution of middle-income residents.GREATER CASA VIEW AREATOTAL POPULATIONsource2010 CensusReported by Census TractCensus Bureau, census.gov13

DEMOGRAPHIC STUDIESChanges Over Time: Median IncomeShift in Middle-Income DistributionThe changes in distribution of Middle-Income over timetell a story about the financial influences pressing on theperimeter of the area. The maps on the right show twosequential five-year summaries of income information.The 2010 map shows that the higher median incomeareas tend to exist on the perimeter of the area. Theamenities surrounding these blocks—including theCasa Linda Shopping Center and the Dallas AthleticClub—likely influence these median-incomes.The 2013 map shows a shift in income distribution, whereblocks closing in on the center of the neighborhood arebecoming more affluent—specifically, at the intersectionof Gus Thomasson and Ferguson Road (location of theCasa View Shopping Center). This indicates an optimallocation for new development or growth.ESTIMATED MEDIAN INCOME BY BLOCK 2010In comparison, these maps show an overall extensionof the ranges in median-income. At the end of 2010,the highest median-income was 66,719 (the block onthe southwest side of the area.) More recently by theend of 2013, the highest median-income had grownto 90,506—a total increase of 23,787. Further, eachof the blocks directly adjacent to that block grewsignificantly as well. One block’s median income was 33,482 and had grown to 68,007—a total increaseof 34,525.source:ACS 5-Year Summary (2006 - 2010)Why the Positive Shift in Income in the Southern Blocks?We can tell from the density maps on the adjacent pagethat the positive growth in these areas is not necessarilydue to an increase in the number of earners perhousehold (population increase), but rather an increaseper existing household (in some cases, the populationdensity thins while the median-income increases.)Why the Negative Shift in Income in Other Blocks?The low median-incomes in the West, North andEast quadrants are likely twin effects of retirementtransition income. One or more fixed-income retireesper household best explains this phenomenon, whichis supported by the age distribution map. Loss indensity suggests a decrease in the number of declaredhousehold earners as people transition into retirement—though, with savings most purchasing power remains.14Greater Casa View Area PlanFinal Draft - 05.22.16ESTIMATED MEDIAN INCOME BY BLOCK 2013source:ACS 5-Year Summary (2009 - 2013)

Demographic Density 2010 (Left) Scattered low-median income, ethnically diverse Distribution of limited purchasing power Isolated high-density high-incomeDense with lowmedian incomeDense with lowmedian incomeDemographic Density 2013 (Below)Dense with lowmedian incomeDense with highmedian incomeDense with lowmedian incomeESTIMATED DEMOGRAPHICSBY ETHNICITY - 2010Dense with highmedian income1 dot 1 person Density thinningShift in isolated clusters of high-median incomeAreas of stable median income, density thinningFewer people still offer equivalent purchasing powerNew clusters of high-median income forming in thesouthwest area and moving toward the center (largecircle) Reflects Retirement Income transition; reflectsdeclared household income (likely fixed; living offsavings)Whitesource:ACS 5-Year Summary (2006 - 2010)Thinning with risingmedian incomeBlackHispanicMain arterialsThinning with risingmedian incomeThinning with stablemedian incomeHalf the population isolder than 45 yearsLosing populationwith low medianincomeHalf the population isolder than 57 yearsRETIREMENT INCOME TRANSITIONESTIMATED DEMOGRAPHICSBY ETHNICITY - 2013source:ACS 5-Year Summary (2009 - 2013)1 dot 1 personWhiteBlackESTIMATED MEDIAN AGE 2013Age (Years)source:ACS 5-Year Summary (2009 - 2013)Hispanic15

CONSENSUS GATHERINGTown HallJanuary 18, 2011April 4, 2011Community Priorities DefinedDevelopment Opportunities Quality restaurants & grocery stores Diversify options for shopping, dining & entertainment Collaborate with retail owners, improve amenities & aesthetics Way finding, establish community identity standards Vacant Casa View library at great location Expand Harry Stone Recreation Center Community gathering spacesEnhanced Mobility & Transportation Sidewalk enhancement & repair Buffer zones between sidewalk & street Pedestrian friendly design Bus linkage to Casa View, improve community access Bus shelters unique to area Street signs more visible, enhanced, & organized Close link to the DART light rail Better wayfinding Too many lanes, unnecessary Insufficient lighting is dangerous & unsafeBeautification Improve visual character of Ferguson Road Consistency in aesthetics of road & sidewalks Gateways, create I-635 & Ferguson/Centerville Entry Neighborhood designations along Ferguson Road Signs/banners at gateways to Greater Casa View Underground power lines Keep area free of litter & pollution Stricter code compliance for retail and businesses16Greater Casa View Area PlanFinal Draft - 05.22.16

CONSENSUS GATHERINGPublic Meeting #1October 8, 2013St. Pius Catholic Church100 People /-Community Priorities DefinedPublic Concerns Desire for higher end retail to elevatequality of neighborhood Desire to reuse old buildings—keepinghistoric nature of neighborhood Reflect current culture & heritage—keeping Casa View unique Desire to improve & beautify Casa ViewShopping Center Need consistent community involvementfrom all demographics Need for a Chamber of Commerce,potentially in former library Could community groups benefit fromexpansion of Harry Stone? If feasible, how would removing lanesfrom Ferguson Road impact traffic? If any, what alternate funding exists fordated homes? (Grants?) General concern for North region and itsneed for redevelopment17

CONSENSUS GATHERINGJanuary 11, 2014Public WorkshopChurch of the Resurrection50 people /-Public Concerns:30%Casa View Shopping Center Establish a “heart” of Casa View Offer public space for meetings & gatherings Attract all demographics Consistent signage Overall aesthetically attractive area23%Streetscape & Transportation Improve walkability Offer bicycle access and amenities Curtail speeding on Ferguson Road14%Harry Stone Recreation Center Improve accessibility to site Opportunities for exterior & public activities Improve visibility11%Development Opportunities Vacant library Revitalize unkempt shopping centers Host community development programs Address Long Branch Creek7%Beautification Add more trees along street & parking lots Improve lighting Add more pedestrian friendly sidewalks6%Gateways Modernize neighborhood identity5%Green Space and Parks Dog park Playground Tennis & basketball courts, soccer field4%Miscellaneous Work with other shopping centers along Ferguson Address vacant library18Greater Casa View Area PlanFinal Draft - 05.22.16

CONSENSUS GATHERINGPublic Workshop19

CONSENSUS GATHERINGPublic Meeting #2January 2014Bishop Lynch High School100 People /-Community Priorities DefinedMain (Additional) Concerns: Need another Public Meeting to get more input Distribute an online survey Address tenant mix at Casa View Shopping Center Form a sign/visual communications committee Form a committee to create a Residential Idea Book Re-purpose vacant library Work with Greater East Dallas Chamber of Commerce Raise funds to get vertical signs for 3 main gateways Encourage TXDOT & Oncor to build a service road extension Beautification on our side of LBJ Offer community events at Harry Stone Recreation CenterPublic Meeting #3June 17, 2014Bryan Adams High School75 People /-Community Priorities DefinedMain (Additional) Concerns: In between Public Meeting #2 and Public Meeting #3 an in-depth survey wasconducted. Results attached. As the survey asked specific questions regarding priority of concerns, the plan wasre-ordered to reflect the areas of greatest concern first. Concerns regarding communication and language barriers had been expressed.Several attempts were made to resolve these concerns including: printed flyerdistribution, 11x17 flyers posted at local businesses, email blast to previousattendees, neighborhood emails, Facebook posting. All materials were distributedwith singular page including Spanish translation in-line with English. Spanishsimulcast was provided by Bryan Adams; however, no attendees utilized theheadsets.20Greater Casa View Area PlanFinal Draft - 05.22.16

CONSENSUS GATHERINGOnline SurveyGreater Casa View Area Plan SurveyQ1 Please check the meetings you havebeen able to attend thus far:Answ ered: 236Skipped: 0100%80%60%40%20%0%I hav e not beento a meetingyet.Public Meeting#1 on October8th, 2013 at St.Pius Catholic.Public Workshopon January 11th,2014 at theChurch of the.Public Meeting#2 on January28th, 2013 atBishop Lynch.er ChoicesResponsesGreater Casa View Area Plan SurveyGreater Casa View Area Plan SurveyQ2 How did you hear about the meetings?Q3 Do you live in the zip code 75228?have not been to a meeting yet.ublic Meeting #1 on Oc tober 8th, Answ2013at St.PiusCatholic Churchered: 236Skipped:0Answ ered: 236Flyer on m y door14730.51%7212.71%3019.07%45Skipped: 0Noublic Workshop on January 11th, 2014 at the Churc h of the Resurrec tion62.29%ublic Meeting #2 on January 28th, 2013 at Bishop Lync h High Sc hoolRespondents: 236FacebookEm ailYesAnsw er ChoicesResponsesFlyer on my door6.36%Email40.68%Fac ebook52.97%TotalAnsw er 3%23621

CONSENSUS GATHERINGOnline SurveyFrequent words pulled from survey:(Not) Safe (47)Local (45)Clean (42)Casa Linda (29)Restaurant (26)Family (19)Beautified (15)Parking (15)Organic/Healthy/Farmer’s Market (15)Walmart (8)Quality (7)Bishop Arts DistrictFunkyVibeFlairGreater Casa View Area Plan SurveyQ4 Of the following areas addressed,please rank the following areas of concernwith 1 being the top area of concern? (Dragand drop theoptionsinAreathePlanorderofGreaterCasa ViewSurveypreference)noteThe main focus areas wereidentified through workshopsand public meetings.Before the final publicmeeting, we conducteda survey which asked thecommunity to rank theirconcerns and prioritizefocus areas.Q4 Ofthefollowingareasaddressed,Answered:236 Skipped:0please rank the following areas of concernwith 1 being the top area of concern? (Dragand drop the options in the order ofpreference)108Answ ered: 23610Based on those responses,the GCVA plan is organizedaccording to priority level.482640Beautificat2ion &SignageCasa ification &2Signage1Beautific ation & Signage8.90%21Beautification & SignageCasa View ShoppingCenter49.15%116Casa View Shopping CenterHarry Stone Rec reation Center5.51%13Harry Stone Rec reation CenterBike and Trail SystemBike and Trail SystemCreek RevitalizationGreater Casa View Area PlanFinal Draft - 05.22.165.51%13Casa ViewShopping3CenterBike andTrailSystemHarryStone4RecreationCenterCreekRev italizat6ion28.90%28.39%2124.58%20.34% 2.97%10.59%8.90% 5.51%137.20%175.51%134.24%3.39%10Street ImprovementsStreet Improvements 27.54%6522.46%27.54%5365820.34%484Bike andTrail5System24.58%586725.85%61 3CreekRev italization13.39%8Creek Revitalization22Skipped: 062110.59%5 25189.75%6 1% 7 030.08% 51 22.03%5311.86%23.31%7.20% 28 11.86%1728557130.08%715222.03%5245609123.73% 23.73%12.71%22.46%12.71% 9.32%9.32%30 3022 2253 56564.24%4.24%10109.32%4.24% 60919.32%22StreetImprov ementsStreetImprov ementAv erage RankingsTotal236TotalAv erage Ranking 692.692.252362.252362364.334.33

1DEVELOPMENT OPPORTUNITIESOverviewWe captured public concerns during our consensusgathering events—distributing surveys, hostingtown halls, and later holding public meetings toflesh out the community’s priorities.With regard to elevating the quality of theneighborhood, the GCV Area community hasidentified a lack of access to relevant andmeaningful retail. Specifically discovered inthe Public Workshop, the community identifiesthe Casa View Shopping Center as an overarching concern, separate from other notableneighborhood development opportunities.Ranked as the #1 Top Area of Concern in theOnline Survey, the Casa View Shopping Centerwas also the top focus at the Public Workshop—hoping it might: Establish a “heart” of Casa ViewOffer public space for meetings & gatheringsAttract all demographicsConsistent signageOverall aesthetically attractive area30%of concernsoffered at thePublic Workshopfocused onimproving Casa View Shopping Center.23

DEVELOPMENT OPPORTUNITIESCasa View Shopping CenterHistoryfast factsOpened in 1953Anchored by Sears & J.C. Penneyother retailersWyatts Cafeteria, W.T. Grants,Hall’s Hobby House, A&P Grocery, Ethel Shipps LadiesWear, M.E. Moses, C&S Hardware, Fred’s Barbecue, RexallDrug Store, Youngblood’s Chicken Restaurant, SkillernsDrug Store.general community consensusRestore the character and quality of the Shopping Center.CASA VIEW II LTD OAKSWILCUT CUTLERJVHAYDNCASAVIEW V24Greater Casa View Area PlanFinal Draft - 05.22.1612 W.104TH STREALTYARCHLANDPROP.10290LTDBANK OFAMERICABOSCHETTI G PAUL10290LTDOwnership BreakdownCASAVIEW IIILTD PS

Photo by Phil Huber, 1956Texas, Dallas History and Archives DivisionPhoto by Phil Huber, 1975Texas, Dallas History and Archives DivisionPhoto courtesy of Dallas Morning News, 195725

DEVELOPMENT OPPORTUNITIESCasa View Shopping CenterGreater Casa View Area Plan SurveyQ

Greater Casa Vie Area Plan 2 Final Draft - 05.22.16 ACKNOWLEDGMENTS Lee Barron Braeburn Glen CW Brad Boling Alger Park/Ash Creek Amanda Buckley Casa View Haven Tami Fowler Casa View Haven Debbie Hobbs Casa View Shopping Center Business Manager Carol Hurley Casa View Heights CW Fr. Lino Lara San Francisco de Asis Church Shirley Loftin Casa View CW Brenda Myers Harry