State of District 4 FINAL - Dallas...Dallas Planning + Urban Design Prepared by: City of Dallas Planning + Urban Design Department ILLINOIS * Rental single family properties are estimated

State of District 4February 28, 2019

T.C. BroadnaxCity Manager

Agenda • Demographics• Land Use & Development• Neighborhood Organizations Capacity Building• Housing• 2017 Capital Bond Program • Code Compliance • forwardDallas!• Adopted Area Plans

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District 4 Demographics

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Population, Race & Ethnicity

Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates

Prepared by: City of Dallas Planning + Urban Design Department

4.0%

46.8%

1.2%

48.0%

29.1%

24.0%

6.0%

41.7%

White (non‐Hispanic)

African American(non‐Hispanic)

Non‐Hispanic Other Hispanic Alone

District 4 City

• Total Population: 91,390

• 96% are racial/ethnic minorities compared to 70% for the City.

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Age Groups

31%

24%

34%

11%

25%

29%

36%

10%

0%

5%

10%

15%

20%

25%

30%

35%

40%

17 Years andBelow

18‐34 35‐64 65+

District 4 City

• Significantly higher percentage of school aged population (17 years and below) compared to the City

• Significantly lower percentage of working aged population (18 to 64 years) compared to the City


Prepared by: City of Dallas Planning + Urban Design Department5

Household Income

58%

15% 15%

6% 5% 2%

37%

26%

17%10% 10%

4%

District 4 City

• Total Households: 29,414

• 58% of Households earn less than $35,000 annually compared to 37% for the City

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Land Use and Development

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• 26% of single family properties are estimated to be rental properties*

• A significant number of unregistered single family rental properties are scattered throughout the district

Residential Land Use Single Family

Sources: Dallas Central Appraisal District – 2017 Certified Tax Roll; City of Dallas Planning + Urban Design


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* Rental single family properties are estimated based on matching property address with owner address and checking for homestead exemptions.

Registered Rental

Un‐Registered Rental

Un‐Registered Rental

Registered Rental

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Residential Land Use Multifamily

• 13 multifamily projects have a low Code Rating (below 70)

• 11 Multifamily properties have open community prosecution cases

Sources: Dallas Central Appraisal District – 2017 Certified Tax Roll; City of Dallas Planning + Urban Design; City of Dallas Code Compliance


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Fair Housing Risk

• Location of publicly subsidized housing in areas of high minority and poverty concentration presents a fair housing risk

• Subsidized housing projects:

• LIHTC projects – 18• HUD projects – 4• TIF projects – 2

0-10%

10%-20%

20%-30%

30%-40%

40% and above

Poverty

* Note: All District 4 census tracts are over 50% race/ethnic minority

Sources: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates; HUD Posh Data; Texas Department of Housing and Community Administration; City of Dallas Economic Development


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Residential Development Activity ‐ 2018

Source: City of Dallas 2018 Building Permit Data


• Total permits: 728 (5.1% of citywide)

• Total value: $56.2 million (1.6% of citywide)

• 37% of all residential permits were new construction permits compared to 34% citywide.

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Residential Market Value Analysis (MVA)

• Strong markets: A, B, C

• Mid markets: D, E, F

• Weak markets: G, H, I

A

B

C

D

E

F

G

H

I

NA

Source: The Reinvestment Fund, 2015-2017

Prepared by: City of Dallas Planning + Urban Design Department 14

Proposed City Rezoning Areas

• Proposed Incentive Zoning Code Amendment:

• Provides density bonuses for mixed income housing in identified zoning districts

• Authorized Rezoning Areas:

• The Bottom• Southern Gateway

A

B

C

D

E

F

G

H

I

NA

Source: City of Dallas Sustainable Development and Construction

Prepared by: City of Dallas Planning + Urban Design Department 16

Non-Residential Land Use

• Limited commercial uses (Retail / Office)

• US 67 Corridor• Loop 12 and IH 35• Lancaster Corridor• Beckley Corridor



Vacant Land

• 1,677 acres of vacant land

• 70 acres of City-owned vacant land

• Mostly scattered residential lots

• Significant concentrations in The Bottom and Cadillac Heights

• A significant number of vacant properties are impacted by the flood plain.



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The Bottom

Cadillac Heights

Neighborhood Organization Capacity Building

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Neighborhood Organization Capacity Building• 22 neighborhood organizations

are signed up, and work is in progress to re-activate four of these.

• Ongoing neighborhood capacity building training in collaboration with Americorp VISTA, Frost Bank, Behind Every Door, ACT.

• 13 Operation Beautification clean up events were held in 2018.

• Three neighborhood grant projects are completed or in progress.

Source: City of Dallas Planning + Urban Design Department


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Neighborhood Grant Projects

Housing

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City’s Housing Goals

Promote greater fair housing choices

Overcome patterns of segregation and concentrations of poverty through incentives and requirements

Create and maintain affordable housing units throughout Dallas

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Targeted Investment Areas

TIF Districts

Reinvestment Areas

Opportunity Zones

A

B

C

D

E

F

G

H

I

NA

• Reinvestment Strategy Areas

• Opportunity Zones

• TIF Districts

Source: The Reinvestment Fund; City of Dallas Planning + Urban Design


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Reinvestment Strategy Areas (RSAs)Redevelopment Areas (4)• Catalytic project scheduled to occur within the next 12 months

that is supported by a third-party, independent market analysis. Project must include new housing production with affordable units offered for sale or rent to a mix of income bands.

• District 4: Wynnewood

Stabilization Areas (8)• Weaker real estate markets (G,H,I) surrounded by stronger

markets (A-E), and, as such, are at risk of displacement based on market conditions and scheduled redevelopment projects.

• District 4: The Bottom

Emerging Market Areas (3)• A blend of middle markets (C,D,E) with mostly G,H,I markets.

Needs intensive environmental enhancements, public infrastructure assessments and corrective plans, code enforcement, master planning and formalized neighborhood organizations to be prepared for real estate investment.

• District 4: Southern Gateway

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Reinvestment Strategy Areas• Neighborhood Empowerment Zones

• Use of property tax abatements, fee waivers, release of city liens

• Tax Increment Financing (TIF) District—Staff are in the process of creating a TIF district that will include all of the land within the Reinvestment Strategy Areas. Any new property tax revenue generated within the TIF could be used to create mixed-income housing.

• Housing Trust Fund—Staff are in the process of establishing rules and guidelines for the trust fund that will be used as an additional funding source for the creation of mixed-income housing.

Strategy: Incentivize private investment for the development of quality, sustainable housing that is affordable to residents of the City.

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• 2719 East Illinois Avenue• Current Property Owner: Cedar Crest Pythian

Manor, LP• Applicant: Steele Pythian LLC, an affiliate of

Steele Properties Holdings III LLC - Steele Properties was founded in 2006 and has experience renovating and building affordable housing developments throughout the nation

• General Partner: MMM Pythian Manor LLC with Multi-Family Mission Ministries, a Texas nonprofit corporation its sole member

• Developer: Multi-Family Mission Ministries and Steele Properties

• Property Management: Monroe Group• City Council Approval: Resolution of No

Objection 2/27/19

Pythian Manor Apartments - 4% tax credit proposal

UNIT MIX & INCOME BANDS SERVEDProposed Units

(76* total) 50 – 0 BR 26 – 1 BR

30% 4 – 0 BR 0 – 1BR

60% 46 – 0 BR 26 – 1BR*1 Unit reserved for the Property Manager

Subject to any additional restrictions required under existing HAP contract which expires September 2019

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Pythian Manor Apartments - cont’d

• Description: Acquisition of existing building (built 1968) and renovation of 76units

• Upgrades to kitchens and bathrooms• 4 units will be fully remodeled to comply with ADA standards and• 2 units will be upgraded for hearing and visual disabilities.• Provide modern enhancements to improve the building’s aesthetic appeal,

safety, and functionality• Modernization of the community rooms, community kitchen and outdoor

gathering areas for all residents to congregate and enjoy• Upgrades to the building systems and site work• Energy efficient features including LED lighting, water conserving low flow

toilets and faucets

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Land Bank ProgramEnables the city to:

• reclaim vacant real property from tax delinquency status and• use such land to develop affordable housing for low income households or for

commercial purposes

Allows home sales to households earning as much as 115% of Area Median Income

Requires residential lots to be sold to qualified participating developers who:• have built one or more housing units within the three-year period preceding the

submission of a proposal to the land bank and• have a development plan approved by the municipality for the land bank property

There are currently 64 Land Bank lots in Council District 4, 20 of those lots were approved for sale by City Council in February 2019 and development plans are underway.

An additional 6 Land Bank lots have been approved by the Dallas Housing Acquisition and Development Corporation and will be going to City Council for consideration in April 2019.

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HB 110 LotsEnables the city to:

• reclaim vacant real property from foreclosure of a tax lien; or seizureuse such land to develop affordable housing for low income households

Allows home sales to households earning as much as 80% of Area Median Income

Requires residential lots to be sold to:• A nonprofit corporation (with other requirements)• A joint venture partnership between:

• A nonprofit corporation that develops affordable housing• A nonprofit corporation or other nonprofit legal entity composed of

residents of or property owners in the community or neighborhood

There are currently 82 HB 110 lots in Council District 4

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HB 110 Lots

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Opportunity Zones – Southern GatewayCouncil Districts 1 and 4

Census Tracts 48113002000, 48113004100, and 48113005400

Opportunities:• All census tracts are NMTC and CDBG eligible. • Portions of the zones are in Housing Stabilization and

Emerging Market Areas• Oak Cliff Gateway and TOD TIFs cover portions of the

zones.• Nearby redevelopment of Wynnewood Plaza shopping

center (Maya Cinema)• Southern Gateway project - $666M TxDOT

redevelopment of I-35 to be completed in 2021• Potential Southern Gateway Deck Park near Dallas Zoo

Challenges:• Census tract 48113004100 (the easternmost tract) is a

RECAP area

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Opportunity Zones – Lancaster Corridor

Council Districts 3 and 4

Census Tracts 48113005700 and 48113008704

Opportunities:• Both census tracts are NMTC and CDBG

eligible. • TOD TIFs cover small portions of the zones.• City owns 7-acre site across from VA (fka

Patriot’s Crossing)• Recent City investments (Rudy’s Chicken,

Serenity Apartments, Lancaster Urban Village)

Challenges: • Per Market Value Analysis, residential

properties in the zones are Categories G, H, and I (most stressed categories)

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Lancaster Corridor – Patriots Crossing

• Initial plan to develop property into multifamily project known as Patriots Crossing; City foreclosed in 2015

• Current Status • Appraisal and market study

for best of use of the property is underway

• Request for Proposals seeking development plans for the site scheduled for March 2010

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Capital & Maintenance ProjectsPublic Works

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2017 Bond Projects

• 45 Street Projects• Completed 2 of 20

resurfacing projects• 16 reconstruction projects

awarded for design and 9 projects to be awarded for design by the end of April 2019

• 1 Sidewalk project under design

• 10 alley reconstruction projects under design

• www.dallasbond.com

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Street Maintenance Projects – District 4 • Over 600 street maintenance

projects ($18.1M) included in the Five-Year Infrastructure Management Program (IMP)

• FY 2019: 161 Projects; $5.3M• FY 2020: 187 Projects; $4.2M• FY 2021: 92 Projects; $3.8M• FY 2022: 132 Projects; $2.3M• FY 2023: 94 Projects; $2.5M

• 3 Unimproved alley pilot locations and 2 sidewalk projects included in FY 2019

Source:https://dallascityhall.com/departments/public-works/DCH%20Documents/Public%20Works/pdf/IMP%20FY19-23.pdf

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Other Significant Public Investments• The Bottom infrastructure

improvements

• Southern Gateway project• IH-35 and US 67

reconstruction• Deck Park

• Zoo Master Plan

• New DISD Magnet Schools:• Mark Twain Leadership

Vanguard• Roger Q. Mills School for

the Talented and Gifted


Code Compliance Services

Mission \ Objective

Delivering on our commitment to make Dallas a clean, safe and attractive community through code compliance, education and community engagement

Address both immediate and long-term code-related challenges, beginning in District 4 and spreading throughout Southern Dallas targeted neighborhoods.

Code Compliance Service RequestsTop 10 Service Requests – FY 17-18

• Out of 193,767 total City-wide Service Requests, District 4 ranked 2nd

overall with 30,043 Service Requests • Premise violations were the most reported for District 4 in 2017-18• Represents calls from 311 and submitted proactively by Code Inspector

0 500 1000 1500 2000 2500 3000 3500 4000

Litter

High Weeds

Substandard Structure

Bulky Trash Vioations

Obstruction Alley/Sidewalk/Street

Illegal Dumping

Junk Motor Vehicle

Signs‐ Public Right of Way

Parking on Unapproved Surface

Illegal Outside Storage

Code Compliance Service RequestsTop 10 Service Requests – FY 18-19

0 200 400 600 800 1000 1200 1400 1600 1800 2000

Litter

High Weeds

Illegal Outside Storage

Obstruction Alley/sidewalk/Street

Substandard Structure

Illegal Dumping

Bulky Trash Violations

Signs

Illegal garbage/Placement

Parking on Unapproved Surface

• Premise violations remain the top code violations for District 4 in 1st quarter 2018-19

Code Compliance Education OpportunitiesEmpower residents with knowledge:

• Establish/enhance our Code Compliance Academy sessions in District 4 to better inform property owners and partner with neighborhood champions, known as Code Rangers

• Utilize Citizen’s Code Academy graduates for Code Ranger volunteer program to help raise awareness for district-specific needs

• Attend and present at neighborhood associations on trends in Code Compliance

• Implement a proactive outreach strategy for Neighborhood Code staff through various initiatives and partnerships

Community Compliance OpportunitiesEquip residents with resources to gain and maintain compliance:

• Provide community tool shed for neighborhood daily access

• Establish Code Clean Day for each block in the District with residents

• Partner with institutions of the District (Churches, Business owners, Chambers, Leagues, Scouts, Community Centers, etc.) to lead Code Clean Days

• Develop Code Currency Program for residents to earn rewards that can be redeemed for home improvement supplies/tools/equipment

Code Enforcement Opportunities Ensure compliance:

• Simplify City of Dallas Codes for increased compliance

• Deploy field resources based on needs of the district; more equitable service delivery - not every district requires the same

• Identify top ten violators / property owners and gain compliance

• Collaborate with other City departments to provide comprehensive field services (i.e., DAS , Public Works, Sanitation, etc.)

Raise the Bar Initiative • Concentrated, multi-departmental pilot effort to bring

heightened level of attention in targeted areas to create sustainable improvements in quality of life of residents and to increase safety and community engagement

• Pilot Period: July – October 2018• Targeted areas:

• Overton/Illinois• Ledbetter/Sunnyvale

• Departments Involved:

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• Animal Services • Planning and Urban Design• Code Compliance • Police Department• Courts and

Detention/Marshal’s Office• Transportation

• Fire-Rescue

forwardDallas!

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Citywide Comprehensive Plan

• forwardDallas! – the citywide comprehensive plan was adopted in June 2006.

• forwardDallas! is referenced in the Dallas Development Code as a land development policy guide.

• Comprehensive update of forwardDallas! is proposed for FY 2019-20.



• Refresh the comprehensive development vision and policy based on recent citywide planning initiatives:

• Comprehensive Housing Policy• Cultural Plan• Resilient Dallas• Strategic Economic Development Plan• Strategic Mobility Plan• Comprehensive Environmental and Climate Action Plan

• Identify and prioritize strategic development code amendments or targeted rezoning needed to align land development regulations with the updated comprehensive plan.

• Concurrently develop master plans for targeted areas of opportunity/need with a focus on Southern Dallas, where the City and/or City partners have significant leverage in terms of committed financial resources or concentrated land.

Recommended Goals for forwardDallas! Update

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Source: forwardDallas! Comprehensive Plan, 2006


District 4Master Planning

• Refresh District 4 comprehensive development vision through the forwardDallas! update

• Focus potential targeted District 4 master plans on TIF and Opportunity Zones:

• Lancaster Corridor• Southern Gateway

• Key master plan partners:• Opportunity Zone Funds• DISD• DART• Dallas Housing Authority• Dallas Zoo

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Recommended Next Steps• Develop scope, conduct baseline analyses, and develop

preliminary partnerships.

• Provide necessary resources for forwardDallas! update and targeted master planning in FY 2019-20 budget

• Substantially complete ongoing citywide planning processes related to Strategic Mobility Plan, Strategic Economic Development Plan, and Comprehensive Environmental and Climate Action Plan.

• Initiate public engagement for the forwardDallas! update and targeted master planning in late/early 2020

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Adopted Area Plans

• 360 Plan (2017)

• The Bottom Urban Structure and Guidelines (2015)

• Lancaster Corridor TOD (2013)

• Trinity Corridor Comprehensive Land Use Plan (2005)

• Dallas Zoo Area Land Use Study (2001)

Source: City of Dallas Planning + Urban Design Department


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Q & A

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