Professional Documents
Culture Documents
Contact: Regina Nippert, Executive Director Dallas Faith Communities Coalition 4514 Travis, Suite 350 Dallas, TX 75205
(P) (469) 693-7678 (F) (214) 520-5913
regina.nippert@att.net
The purpose of the West Dallas Comprehensive Development Plan is to focus comprehensive resources in one clearly defined geographic area, in collaboration with DFCC and other community based organizations, so that children and their families may grow into engaged, empowered citizens in healthy communities.
AVANCE Dallas - http://www.avance-dallas.org/ Builders of Hope - http://www.buildersofhopecdc.com/ Brother Bills Helping Hand - http://www.bbhh.org/Home.html City of Dallas Urban Land Bank; Parks and Recreation Department (Anita Martinez Rec. Center) Dallas Area Habitat for Humanity - http://www.dallas-habitat.org/ Dallas Housing Authority - http://www.dhadal.com/ Dallas Pregnancy Resource Center - http://www.dallaspregnancyresource.com/ Goodwill Industries - http://www.goodwilldallas.org/ Lakewest YMCA - http://www.lakewestymca.org/Index.cfm?FuseAction=Page&PageID=1000430 La Voz del Anciano - http://lavozdelanciano.com/ Ledbetter Gardens Nhood Assn. - http://www.city-data.com/neighborhood/Ledbetter-Gardens-DallasTX.html
Los Barrios Unidos Community Clinic - http://www.losbarriosunidos.org/ Mercy Street - http://www.mercystreetdallas.org/app/ Merillac Social Center http://www.catholiccharitiesdallas.org/Services/ElderlyFamilyAssistance/tabid/63/Default.aspx
DISD (Pinkston, Edison, nine elementary schools) http://www.westdallasschools.org (score cards) St. Mary of Carmel School - http://www.smcschool.org/ Trinity River Mission - http://www.trinityrivermission.org/ Vecinos Unidos - http://ntcda.org/pages/member-profiles/vecinos-unidos-inc..php Voice of Hope - http://www.voiceofhope.org/ Wesley Rankin Community Center - http://www.wesleyrankin.org/ West Dallas Chamber of Commerce - http://www.westdallaschamber.com/ West Dallas Community Centers - http://www.westdallas.org/ West Dallas Community Church and School - http://www.wditx.org/ West Dallas Weed and Seed - http://wdallasweedandseed.net/ Westmoreland Heights Nhood Assn. - http://www.city-data.com/neighborhood/WestmorelandHeights-Dallas-TX.html
TABLE OF CONTENTS
WEST DALLAS COMPREHENSIVE DEVELOPMENT PLAN - EXECUTIVE SUMMARY.......................... 2 Vision............................................................................................................................................... 2 Dallas Faith Communities Coalition ................................................................................................ 2 West Dallas Comprehensive Development Plan Overview ............................................................ 3 Implementation Strategy................................................................................................................ 3 Current Focus Projects.................................................................................................................... 3 THE WEST DALLAS COMPREHENSIVE DEVELOPMENT PLAN.......................................................... 4 STRENGTHS ASSESSMENT EXISTING COMPONENTS ................................................................... 5 REAL ESTATE DEVELOPMENT OBJECTIVES*.................................................................................... 7 AFFORDABLE HOUSING INITIATIVE................................................................................................. 8 EDUCATION INITIATIVE ................................................................................................................... 9 ECONOMIC DEVELOPMENT INITIATIVE ........................................................................................ 10 HEALTH EQUITY INITIATIVE........................................................................................................... 11 VALUES BASED DEVELOPMENT .................................................................................................... 11 MANAGEMENT TEAM ................................................................................................................... 12 Member Faith Group Involvement in West Dallas Regeneration ................................................ 13
Vision
To build an interfaith coalition working in partnership with the public and private sectors that generates a tangible and sustained impact upon West Dallas physical infrastructure and land use - both residential and commercial development, and addresses its social issues, serving as a national model of faith in action.
Implementation Strategy
DFCC is now in year four of a ten year turn-around strategy for West Dallas. During the early years it was a sole actor focused on fulfilling a commitment to build 100 homes in partnership with Habitat for Humanity and Builders of Hope. Beginning in 2008, DFCC adopted a more comprehensive development strategy and began the work of weaving together community components. Each year, DFCC cultivates new resources and works with community based teams to set ambitious goals and identify specific action items for one of the Development Plans core issues, adding a new set of actions each year while supporting the ongoing implementation of activities targeted in prior years. For each additional initiative, DFCC works with the community to establish short and long range goals and a 3-5 year timeline for substantial completion. In addition to these specific goals, objectives and timetables, DFCC will pursue resources in other non-focus areas and will incorporate them into the overall scheme as they become available.
to convene neighborhood residents and other stakeholders around issues of significance, beginning with education reform, and to fully develop a comprehensive land use and social services plan for West Dallas by facilitating unification of all the various plans currently in development (DART, DISD, TxDoT, City, etc).
o Homeownership Initiative continue working with other agencies in their community homebuilding,
homeownership and home retention efforts by leveraging a $5.6MM grant for the construction or preservation of 300+ homes and the City of Dallas commitment to secure additional resources.
o K-12 Education Initiative work with Mercy Street, Trinity River Mission, West Dallas Community School,
St. Mary of Carmel School, DISD, Uplift Education, the Simmons School at SMU, local education reformers, and philanthropic supporters to develop quality educational choices for the 7,000+ families who call West Dallas home. Assure that all West Dallas educators produce college and work ready young adults.
West Dallas Community Demographics Population Family poverty rate Unemployment rate (anecdotally 60%+ for youths aged 18-24) Drop-out rate (percentage never having completed high school) Number of 18-24 year olds without high school diploma Number of DISD graduates in 2009 scoring at college ready level on State standardized test Number of college graduates Infant mortality rate Number of households not owning at least one car
City of Dallas 1.3MM 14.9% 6.6% 30% 30% 43.8% (Plano) 28% 4.8% 10%
The entire community is in a state of rapid and far reaching transition, nowhere more so than those parts of the community that border the Trinity River and Interstate 35. Investor and community response to the coming of the Margaret Hunt Hill Bridge, in combination with hundreds of millions of dollars of infrastructure improvements, are transforming West Dallas from a sleepy small town surrounded by one of the largest metropolitan areas in the United States to a vibrant community of contrasts blue collar workers are neighbors of doctors and lawyers, small tire stores share street frontage with two new upscale restaurants. The beginnings of a recovery are underway; however, the effects of years of disinvestment and decay are far from corrected. It is particularly challenging to consider how to make the necessary improvements while managing the growth and development that is most certainly coming to those parts of West Dallas that line the banks of the Trinity. Forestalling or even preventing the almost inevitable gentrification and displacement of long time residents is of serious concern. Developers are further challenged by the tremendous economic inequities found in West Dallas, and the bright light that development shines on the fact that so many of West Dallas residents live with far fewer economic and physical resources than many of Dallas residents in other communities.
DFCC DFCCs affordable housing role has been to conceptualize the Housing Initiative and assure its completion. DFCCs role in meeting the terms of the Rees-Jones grant is to:
o o o o o
Contract with and arrange for the acquisition of the first slum lord property portfolio Assist with identification of 50 foreclosed properties for acquisition and resale or rental Work with Habitat for Humanity to recruit new faith community partners for homebuilding Recruit participants in the annual BlessWest event Continue coordination (as required) for grant implementation
Habitat for Humanity Habitat has completed 179 new homes in West Dallas - 112 Greenleaf I and II homes and 65 scattered site homes. (DFCC sponsored 31 of these homes and 112 lots for Greenleaf Village I were secured in an effort spearheaded by a DFCC founder.) Habitat for Humanitys affordable housing role is to:
o o o
Acquire up to 15 properties per year (45 total) from the urban land bank, then build and sell an affordable home on each property within 12 months Take possession of 11 of the 42 landlord portfolio properties to be acquired, build and sell an affordable home on each property within three years Acquire up to 6 foreclosed properties the first year and 8-12 properties per year thereafter for renovation and resale to qualified families, market the homes and qualify families for participation in the program, and renovate and sell each property as an affordable home Build 15 homes with new faith community partners
Builders of Hope Builders of Hope has completed 108 new homes in West Dallas - 57 scattered site and 51 homes in Eagle Ford. Builders of Hopes role is to:
o o o o
Acquire up to 15 properties per year (45 total) from the urban land bank, then build and sell an affordable home on each property within 12 months Take possession of 31 of the 42 landlord portfolio properties to be acquired, build and sell an affordable home on each property within three years Identify and qualify four missionary families to receive additional buyer subsidy Acquire up to 6 foreclosed properties the first year and 8-10 properties per year thereafter for renovation and resale to qualified families, market the homes and qualify families for participation in the program, and renovate and sell each property as an affordable home
KB Home 200 new market rate homes in Greenleaf Village; 71 additional homes under construction in Greenleaf Village II (12 more to be completed by Habitat)
Education
Access to high quality educational choices for all families is unquestionably an enormous challenge in West Dallas; however, there are two high quality faith based K-8 private schools, in addition to seven public elementary schools, one DISD charter school, one middle school and one high school. A superior charter school operator, Uplift Education, is currently seeking a site for a K-12 school in West Dallas. The new facility for El Centro West Dallas rounds out educational options for adult learners in West Dallas. Pinkston is in a very difficult situation it has a very troubling drop-out rate of more than 50% and many of the most able students leave the community to attend schools outside of West Dallas; yet at the same time, Pinkston students earned $3.2MM in scholarship funds this year; they won first prize in the District Drama competition; they won AAAA tennis and golf championships; and a Pinkston student produced the art work that will grace the sides of DART busses this summer. With any study at all, it quickly becomes clear that Pinkston has skills and resources and that the challenges it faces begin in elementary school and include the entire community.
Economic Development
The commercial real estate picture in West Dallas has changed dramatically from the old days of two third rate groceries selling overpriced low-quality meats and vegetables and a derelict, largely abandoned shopping center. Positive developments include:
o o o o
o o o o
Newly energized and directed West Dallas Chamber of Commerce New nearby big box stores and hotels - Lowes and WalMart; two new hotels (Pinnacle Park and West End) New individual West Dallas commercial developments - Belmont Hotel and Cafe, Jacks Backyard, OReillys, Hanley-Henman Art Gallery Proposed West Dallas Recreation and Sports District (objective #1 of the Mayors Southern Dallas Task Force Team 7) - Mercy Street Field of Dreams, Trinity Water Sports Park (Fishtrap Lake), Nash Davis Community Center Renovation, Texas Rangers Little League Field, and hike/bike trails linking to the Trinity Municipal Management Districts proposed for West Dallas Investments, Incap Municipal Site Designation from the City of Dallas Environmental Department Employment centers at Lone Star Business Park, Goodwill Industries, DHA, DISD, the Post Office and numerous manufacturing and trucking companies. Availability of several large inner-city parcels suitable for retail development
Singleton Completion and Streetscape Enhancements Inwood / Hampton Bridge 2009; Wycliff / Sylvan Bridge - 2011 Margaret Hunt Hill / Calatrava Bridge completion in 2011 Beckley / Canada on hold until pedestrian/bicycle friendly plan is developed Sylvan Avenue redevelopment - UP line to I-30, tying into Coombs Creek trail Comprehensive hike and bike trail connecting Mercy Street Field of Dreams, the Trinity Water Sports Complex and the Continental Bridge (pedestrians only 2011)
Centers of Worship
More than 60 faith groups meet throughout West Dallas. The West Dallas Community Church is a thought leader and community servant. A coalition of West Dallas ministers and leaders, known as West Dallas Community Resources, are seeking to identify and implement solutions to issues they identify, beginning with economic development, public safety and spiritual development. DFCC is excited about the prospect of working with this group.
Education
Provide excellent educational opportunities to 100% of West Dallas children.
o o o o
Directly impact 10% of the student population via charter and private schools Participate in the re-design of Pinkston High School and materially impact Edison Jr. High School Establish a center for the development and implementation of extraordinary educational ideas Explore in-district charter schools modeled after the sole DISD in-district charter Gabe P. Allen Elementary School already located in West Dallas
Economic Development
o o o o
o o
Increase neighborhood and community serving retail Increase the effectiveness of the West Dallas Chamber of Commerce Attract a branch bank Support the development of the Trinity River Recreational District a sports complex and leisure and recreation uses centered around the recreational district (may include a resort hotel with indoor water parks and establishing a significant outdoor music and arts festival) Attract manufacturing related jobs Attract Green Development jobs
Transportation
Provide political support for walkable communities and participate in their implementation
Centers of Worship
Provide support for values based community enhancement activities
Replace vacant lots, blighted single family homes and derelict multi-family properties with new homes that meet the housing needs of a variety of individuals and families
o Build effective homeowners/neighborhood associations with established political clout o Create neighborhoods capable of attracting and sustaining private sector development
o o
Recruit volunteers and raise funds for construction of 300+ affordable homes Continue partnership with Dallas Area Habitat for Humanity and Builders of Hope to assist with real estate acquisition and infrastructure development including: o 20-25 homes per year built by Habitat for Humanity (buyers at 30-50% AMI) o 15-20 homes per year built by Builders of Hope and others (buyers at 50-80% AMI) o Existing home renovation and foreclosure prevention and response o Job training and entrepreneurship in construction related fields for at-risk and adjudicated youth (provided by Builders of Hope) Provide support for mixed-income, higher density housing development nearer to downtown Address the interests and concerns of the faith community via local housing related committees
80% of children live in families that earn less than $35,000 per year Fewer than 35% of adults in West Dallas have completed high school 76 pregnant teens attended Pinkston in SY 2007-08; many had their second child Recent DISD cuts cost West Dallas schools 35+ teachers and support staff
While the situation is challenging at the middle and high school levels for public school, there are several excellent educational institutions in West Dallas. West Dallas Community School and St. Mary of Carmel Catholic School provide high quality K-8 educational alternatives. Mercy Street works within DISD to provide more than 500 students with mentors from 4th grade through graduation. Voice of Hope, Wesley Rankin Community Center and Trinity River Mission provide mentoring, after school and summer programming.
Education Goal
Assure quality K-12 public or private educational options for all West Dallas families.
Educational Objectives
The West Dallas Comprehensive Development Plan seeks to develop a network of public and private schools that elevates the quality and choice of educational opportunities for children and families in West Dallas. The Educational Initiative, budgeted at $25-30MM, may includes the construction of a new K-12 charter school, exploration of in-district charters to facilitate parent ownership, and the creation of a human and financial capital pool modeled after Indianapolis venture capital fund The Mind Trust (the first replication outside Indianapolis). Objectives include:
o o o o o
Convene education minded individuals to develop and implement a comprehensive strategy (underway) Develop an educational laboratory in West Dallas to respond to the challenges facing urban schools through a partnership with the SMU Simmons School of Education and Human Development Attract a new K-12 charter school to West Dallas Work with Trinity River Mission and Mercy Street to secure mentors for all West Dallas children from 4th grade and older Work with Builders of Hope to develop a GED program for job trainees
Current Challenges
Along with quality housing, education and public safety, the opportunity for good jobs accessible within or near the neighborhood is a vital component of successful community regeneration. In order for neighborhood residents to have the time required to lead community regeneration efforts, they must have jobs that they can reach within 15-20 minutes, rather than spending valuable time commuting. For them to be active in the schools, to be engaged politically, and to be the eyes and ears of the neighborhood, they must be in the neighborhood, not spending 5-10 hours every week commuting (the average West Dallas commute).
Work with West Dallas Chamber of Commerce to support small business development Through association with the in-house builder, begin a job training program that provides training and employment in the construction trades to 20-30 young people per year Work with Builders of Hope and Operation Oasis to provide re-entry resources for ex-offenders
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Current Challenges
Barrios Unidos Community Clinic in West Dallas reports that it sees mortality rates from traditional diseases such as cancer, heart disease and diabetes in roughly the same proportion as most low-income communities; however, in West Dallas people tend to die from these diseases in their mid-fifties rather than their seventies. In addition, the mortality rate, from conception to the age of three is almost 23%, far higher than the city average and higher in fact than many emerging nations.
Prayerful support of faith community activities in the community and elsewhere Support for the development of outreach ministries Participation in initiatives of HPPC Project Transformation
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Key Staff
The organization is led by Executive Director Regina Nippert, a respected member of the Dallas community who has served in various aspects of community regeneration in the West Dallas and throughout the city of Dallas for over 18 years. Mrs. Nippert has a Bachelors Degree in Architecture and has extensive non-profit and community leadership experience at the local, state and national level. DFCCs Program Director is Jenny Banda. Ms. Banda has deep West Dallas roots and she has established strong connections with the on-the-ground resource providers in West Dallas. She is a recent graduate of Dallas Baptist College and will be returning in the fall of 2009 to begin work on a masters degree with a focus in not-for-profit management. DFCC also benefits from the work of Esmeralda Ortiz. Mrs. Ortiz is responsible for DFCCs communications with West Dallas and the larger community. She also serves as liaison to community residents and leadership. She has two children that attend DISD schools. In addition to the three full time staff people, DFCC is able to take advantage of the work of 1-3 full time interns each summer. In 2009, DFCC is ably assisted by Lindsey Pryor (Bates College 2011), Anne Montgomery Middlebury College 2011), Teddy Fields (University of Colorado 2013) and Lauren Kerner (University of Oklahoma 2014).
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COMMUNITY INVOLVMENT
Jerry Killingsworth, City of Dallas Housing Department Dr. George Mason, Wilshire Baptist Rev. Elzie Odom, Jr., St. Paul AME Sr. Mary Ann Owens, SSND Rev. Dwight Robarts, Skillman CoC Rev. Ron Scates, Highland Park PC Rabbi David Stern, Temple Emanu-El Philip Wise, DFCC Chair Karl Zavitkovsky, City of Dallas Economic Development Department
Community Stakeholders*
Mercy Street Merrilac Social Center St. Mary of Carmel School Trinity River Mission Vecinos Unidos Voice of Hope Wesley Rankin Community Center West Dallas Chamber of Commerce West Dallas Community Church and School West Dallas Community Center West Dallas Weed and Seed Westmoreland Heights Nhood Assn. Parkland Hospital Clinic
Current Supporters
Budd Family Foundation Cienda Foundation
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