GREATER CASA VIEW AREA PLAN DRAFT - 08.25 - Dallas

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 PopulationTotal1,652,237 peopleGCVA PopulationTotal35,171 peopleFinally, the maps above compare the GCV Area populationdensity against its median household income. PIcturedright, we show the breakdwn 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 Income Distribution begins to tell a story about thepressing financial influences on the perimeter of thearea. The maps on the right show a five-year summaryof income information.The top graphic shows that the higher median incomeareas tend to exist on the perimeter of the area. Theseincome influences are likely a result of surroundingamenities including the Casa Linda Shopping Centerand the Dallas Athletic Club.As you’ll see in the 2009-2013 summary below, theshift is generally upward and pushing closer in on thecenter of the neighborhood at the intersection of GusThomasson and Ferguson (location of the Casa ViewShopping Center). This would indicate an optimallocation for new development or growth.In the 2006-2010 summary, the highest median incomewas 66,719 in the block on the southwest side of thearea. In the 2009-2013 summary, this block grew to 90,506 - a total of 23,787. Further, each of the blocksdirectly adjacent to this block grew significantly as well.One block’s median income was 33,482 and grew to 68,007 - a total of 34,525.ESTIMATED MEDIAN INCOME 2010source:ACS 5-Year Summary (2006 - 2010)Why the Positive Shift in Income?We can tell from the density maps on the adjacent pagethat the positive growth in these areas is not necessarilydue to an increase in density or population, rather anincrease in the income within the area.Why the Negative Shift in Income?The lightly colored pockets to the west, north and eastappear to be a result of loss in density as the adjacentmaps indicate. This density decrease is likely the resultof an aging population.ESTIMATED MEDIAN INCOME 2013source:ACS 5-Year Summary (2009 - 2013)14Greater Casa View Area PlanDraft - 08.26.15

Demographic Density 2010 Dense areas of ethnically diverse low-median income Isolated areas of high-density high-income Limited purchasing power among high-density midlow median income blocks (strive for clusters of high median-income and lowerdensity)Dense with lowmedian incomeDense with low Dense with lowmedian income median incomeDense with highmedian incomeDense with lowmedian incomeDense with highmedian incomeESTIMATED MEDIAN INCOME 2010source:ACS 5-Year Summary (2006 - 2010)Thinning with risingmedian income1 dot 1 personWhiteBlackHispanicMain arterialsDemographic Density 2013Thinning with stablemedian incomeThinning with risingmedian incomeLosing populationlow median income Thinned density while maintaining ethnic diversityIsolated clusters of high-median income are relocating(time to invest)Thinning of density with stable median income lesspeople offer equivalent purchasing power New clusters of high-median income forming andmoving upwardThinning with stablemedian incomeLosing populationlow median incomeESTIMATED MEDIAN INCOME 2013source:ACS 5-Year Summary (2009 - 2013)1 dot 1 personWhiteBlackHispanic15

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, uneccessary 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 PlanDraft - 08.26.15

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 aesthically 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 North Creek area7%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 PlanDraft - 08.26.15

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 previous attendees,neighborhood emails, Facebook posting. All materials were distributed with singularpage including Spanish translation in-line with English. Spanish simulcast was providedby Bryan Adams; however, no attendees utilized the headsets.20Greater Casa View Area PlanDraft - 08.26.15

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 PlanDraft - 08.26.155.51%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 ourconsensus gathering events—distributingsurveys, hosting town halls, and laterholdiing public meetings to flesh out thecommunity’s priorities.With regard to elevating the quality of theneighborhood, the GCV Area communityhas identified a lack of access torelevant retail. Specifically discoveredin the Public Workshop, the communityidenitfies the Casa View Shopping Centeras a supra-concern separate from othernoteableneighborhooddevelopmentopportunites. Ranked as the #1 Top Areaof Concern in the Online Survey, the CasaView Shopping Center was also the thetop focus at the Public Worshop—hopingit might: Establish a “heart” of Casa ViewOffer public space for meetings & gatheringsAttract all demographicsConsistent signageOverall aesthically attractive area30%of concerns offered at the PublicWorkshop focused on improvingCasa 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 CenterCASA VIEW II LTD PSCHASEBANKLOPEZARTUROCASTROCASAVIEWOAKSWILCUT CUTLERJVHAYDNCASAVIEW VFLOWERMOUNDDEV24Greater Casa View Area PlanDraft - 08.26.1512 W.104TH STREALTYARCHLANDPROP.CASA10290VIEW IV LTDBANK 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 SurveyQ8 Of the following tenant mix, rank thetype of tenants you would prefer to see inthe Casa View Shopping Center. (1 beingthe mostGreaterdesirable)(DragCasa ViewAreaandPlan dropSurveytheoptions in order of preference)Q8 Of thefollowing tenant mix, rank theAnsw ered: 236 Skipped: 0type of tenants you would prefer to see inthe Casa View Shopping Center. (1 beingthe most desirable) (Drag and drop theoptions in order of preference)54Answ ered: 2363Skipped: 05241302MoreRestaurantsMoreServ icesMoreHealthcareMore RetailShopsMore Placesof Worship110More RestaurantsMore ServicesMore RestaurantsMore HealthcareMore ServicesMore Retail ShopsMore HealthcareMore Places of WorshipMore Retail ShopsMore Places of Worship26Greater Casa View Area PlanDraft - 08.26.15234MoreMore52.54%Restaurants28.39%Serv ices 13.56%5More2.54%HealthcareTotalMore 310.17%42452.54%62.71% 62.97%14.83% 752.54%28.39%13.56%3.39%124 7.20%67 11.86% tal2363523623660.59%9.32% 14310.17%5.51% 245.93%1.27%141362.71%314.83%2363523685 3.39%113 9.32%1 36.02%247.88%11148Av erage RankingMore Placesof Worship2364.25Av erage 1.331.33

Greater Casa View Area Plan SurveyQ9 Of the following tenants, what type oftenant would you prefer to see in the CasaView Shopping Center?Answ ered: 216Skipped: 20National ChainsLocal BusinessesAnsw er ChoicesResponsesNational Chains30.56%66Loc al Businesses69.44%150Total216This question was targeted to understand the desires of the local community for the type of businesses they would prefer tosee in the Casa View Shopping Center. It is clear from the results that a local flavor is the desired outcome.9 / 1027

DEVELOPMENT OPPORTUNITIESCasa View Shopping CenterCentervilleMarketplaceLochwood CenterGoodfriends/Good to Go/etc.Casa LindaShoppingCenterLakewoodShoppingCenterArboretum Village(opens October2014)Casa ViewShoppingCenterThomasson SquareTown EastMall2 MILESUpon looking at the surrounding retail influences, we begin to understand themassive amount of repositioning that is occurring in the retail market in EastDallas. Each of the retail destinations in this map indicate upward growth andtransformation that the demographics and other indicators are demanding andwarranting in East Dallas. The following pages goes into further detail on eachproperty.28Greater Casa View Area PlanDraft - 08.26.15

Precedents: Casa Linda PlazaCASA LINDA PLAZAN. BUCKNER BLVD. & GARLAND RD. DALLAS, TXThe Irreplaceable CornerTM Companywww.amreit.comDemographics (2013)PopulationDaytime PopulationHouseholdsAvg HH IncomeTraffic Counts (cpd)N. Buckner Blvd.Garland Rd (Hwy 78)1- Mile3- Mile5- Mile9,6063,9654,747 79,545123,56926,95248,820 72,549387,423149,114152,910 66,74471,00067,000Disclaimer: The property is subject to prior sale, lease or refinancing, change in price, lease, rental or other condition, corrections, error, or removal from the market without notice. All information contained in this presentation, while based upon information supplied by sources deemed to be reliable, is not, in any way warranted or guaranteed, either expressed or implied by AmREIT and its affiliates herein should be verified to the satisfaction of the relying thereon.29

DEVELOPMENT OPPORTUNITIESCasa View Shopping CenterPrecedents: Arboretum VillageA r b o r e t u m V i l l a g e An ex-OverviewLocation NWC Gaston & GarlandSize 100,000 SFSummary Opened October 2014 Formerly included Bingo Hall and Far West Dance Hall Plans include a trail access point Received 1 million City of Dallas grantPROPERTY INFOciting redevelopment of the 11 acres atthe NWC of Gaston/Garland Road. Theplanned 100,000 SF development willbring new retail stores and restaurantsto the affluent neighborhoods of Lakewood, Forest Hills and Hollywood Hills.Gaston Avenue is a major connectorbetween the East Dallas and Downtown Dallas areas.HLIGHTSFor LeaseH I GARBORETUMVLOCATION: NWC Gaston & Garland- Major East Dallas IntersectionSIZE:- Grocery Anchored CenterDallas, TX NWC of Gaston Avenue & Garland RoadApproximately 100,000 SFTRAFFIC COUNTS:Gaston 25,333 vpdGarland 43,831 vpdDEMOGRAPHICS:2013 Est Population2013 Avg HH Income- High Average Income- Dense Population1 MILE 3 MILE10,322 131,155 114,125 76,4065 MILE388,740 81,405- High Traffic CountArbDavid Lewis214.740.3347dlewis@lpc.com2000 McKinney Avenue, Suite 1000 Dallas, Texas 75201 (214) 740-3300All information contained herein is from sources deemed reliable; however, nor representation or

Aug 25, 2015 · Greater Casa Vie Area Plan 2 Draft - 08.26.15 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