Neighborhood Revitalization Plan for Dallas - June 2015 - City of Dallas
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Collective
Impact
Framework
Alleviate
Poverty
DR A F T Fight
Blight
Neighborhood
Attract and
Retain the
Middle Class
Revitalization Plan Expand
Home-
Ownership
for Dallas June 2015
Enhance
Rental
Options
DR A F T The Neighborhood Plus Plan updates and replaces the Housing and Neighborhood Elements of the forwardDallas! Comprehensive Plan.
MICHAEL S. RAWLINGS
MAYOR
CITY OF DALLAS
June 2015
Greetings,
Dallas is riding a wave of unprecedented prosperity. Yet, disturbing trends persist. A high proportion of our
children remain in poverty and too many of our neighborhoods, strained by disinvestment and broken by
blight, have been abandoned by the same economy that has swelled the number of Dallas millionaires in the
last four years.
These young people will soon become the region’s workforce and these neighborhoods will determine the
strength of our tax base. Today, neither is prepared to maximize their future potential, to their disadvantage
and to ours.
As Dallas improves our strategic advantage in an increasingly competitive global marketplace, we must be
attuned to new opportunities. We must also be vigilant about the challenges that threaten to weaken our
position as a leader within the region, nation and world.
There must be a proactive plan to ensure a brighter future for all of our residents. We cannot rely on old
tactics that haven’t worked. It is time to open our minds to a deeper understanding of our unique challenges
and opportunities. We must be willing to discard failed strategies and try fresh approaches.
It is with this spirit that I started the GrowSouth Initiative four years ago, and it is with this same spirit that
Neighborhood Plus has been developed with the active participation of residents, businesses, non-profit
organizations, philanthropic foundations, government agencies, educational institutions and stakeholder
groups who are committed to the promise of Dallas’ future.
Neighborhood Plus recognizes Dallas as a city of neighborhoods and embraces the unique identity and
strength of each. It is a plan that strives to enhance our collective impact through collaboration and
partnerships to leverage our resources and produce effective results.
Finally, it is a plan that recognizes the increasing need for Dallas to take a leadership role within our region
and to tackle many of the challenges that extend beyond our borders and hinder our economy.
Dallas has faced and overcome big challenges before. We have never let opportunity pass us by. It is with a
strong sense of optimism that I put forward the Neighborhood Plus Plan. In the spirit of collaboration, I
also urge you to invest in Dallas' future and to work together to put this plan into action, for the children of
Dallas and for the prosperity of our neighborhoods.
Best regards,
Michael S. Rawlings
Mayor
OFFICE OF THE MAYOR CITY HALL 1500 MARILLA ST., 5EN DALLAS, TEXAS 75201
ACKNOWLEDGEMENTS
Dallas City Council City Staff Consultant Team
Mayor Mike Rawlings Theresa O’Donnell, Fregonese Associates
Chief Planning Officer
Mayor Pro Tem Tennell Atkins, District 8
Peer Chacko, AICP, Assistant Director,
Deputy Mayor Pro Tem Monica Alonzo,
Planning and Neighborhood Vitality
District 6
Luis Tamayo, Senior Planner,
Scott Griggs, District 1
Planning and Neighborhood Vitality
Adam Medrano, District 2
Karen L. Riley, Planning Manager,
Vonciel Jones Hill, District 3 Planning and Neighborhood Vitality
Dwaine Caraway, District 4 Cobbie Ransom, Manager,
Rick Callahan, District 5 Planning and Neighborhood Vitality
Carolyn R. Davis, District 7 Vana Hammond, Chief of Community
Relations & Grow South, Mayor’s Office
Sheffie Kadane, District 9
Don Babers, Consultant,
Jerry R. Allen, District 10 Housing Department
Lee M. Kleinman, District 11 Bernadette Mitchell, Interim Director,
Sandy Greyson, District 12 Housing Department
Jennifer Staubach Gates, District 13 Charles Brideau, Assistant Director,
Housing Department
Philip Kingston, District 14
Beverly Davis, Assistant Director,
Fair Housing
Boards and Commissions
Cynthia Rogers-Ellickson, Manager,
City Plan Commission
Housing Department
Community Development Commission
Robin Bentley, Assistant City Attorney,
Senior Affairs Commission City Attorney’s Office
Housing Finance Corporation
Maureen Milligan, Executive Assistant
City Attorney, City Attorney’s Office
City Management Tammy Palomino, Senior Assistant City
A.C. Gonzalez, City Manager Attorney, City Attorney’s Office
Ryan S. Evans, First Assistant Robyn Gerard, Senior Public
City Manager Information Officer, Sustainable
Eric Campbell, Assistant City Manager Development and Construction
Jill A. Jordan, P.E., Assistant Tim Glass, Manager,
City Manager Office of Economic Development
Mark McDaniel, Assistant City Manager Arturo Del Castillo, Interim Manager,
City Design Studio
Joey Zapata, Assistant City Manager
Evan Sheets, Planner, City Design Studio
Megan O’Neal, Planner,
City Design Studio
Chalonda Jackson, Coordinator,
City Design Studio
DR A F T
If you want to go fast, go alone.
If you want to go far, go together.
~ African proverb
Core Partners
U.S. Department of Housing North Central Texas Council of Inclusive Community Project
and Urban Development, Governments Betsy Julian, Demetria McCain and
Fort Worth Regional Office Mike Eastland Susan Watkins
Garry Sweeney, Shirley Henley
University of Texas at Dallas Social Impact Architects
Dallas Housing Authority Dr. Timothy Bray Suzanne Smith
Maryann Russ
Parkland Healthcare UpLift Education
Children’s Health Care Systems Angela Morris Ann Stevenson
Peter Roberts, Cheryl Mayo-Williams Children at Risk
Dallas County Community College
Sara Melnick Albert
Dallas Independent School District District
Paula Blackmon, Michael Koprowski Mary Brumbach and Pyeper Wilkins Texas Trees Foundation
and Mohammed Choudhury Janette Monear
Commit 2 Dallas
Dallas Area Rapid Transit Tarik Ward
Trust for Public Land
Todd Plesko and Jeremy Lott
Workforce Solutions Greater Dallas Robert Kent
Federal Reserve Bank of Dallas Laurie Larrea
Alfreda Norman, Elizabeth Sobel-Blum,
City Square
and Julie Gunter
Larry James
Habitat for Humanity
Southfair Community
Bill Hall, Kristen Schulz and Cyndy Lutz
Development Corporation
Health and Wellness Alliance Annie Jones Evans
Cheryl Boswell City Wide Community
Development Corporation
MetroTex Association of Realtors
Sherman Roberts
Romeo Arrieta
East Dallas Community Organization
Dallas Area Realtists
Gerry Carlton
Ben Brown
Builders of Hope
The Real Estate Council
Norman Henry
Linda McMahon and Robin Minick
The Senior Source
Dallas Builders Association
Lynda Taylor Endner
Phil Crone
2000 Roses Foundation
United Way Metropolitan Dallas
Alonzo Harris
Susan Hoff and Stephanie Mace
Inner City Development Corporation
The Meadows Foundation
Diane Ragsdale
Deborah Fitzpatrick
DR A F T
DR A F T
TABLE OF CONTENTS
01
Introduction
7
Dallas in the Regional Context
Collective
38 Impact
Framework
17 Alleviate
44 Poverty
Housing Choice in Dallas
Fight
48 Blight
35 54
Attract and
Retain the
Middle Class
Strategic Goals, Policies + Actions Expand
58 Home-
Ownership
69
Enhance
66 Rental
Options
Conclusion
If you are going to achieve excellence in
big things, you develop the habit in little
matters. Excellence is not an exception, it is a
prevailing attitude.
~ Colin Powell
image credit: Sydney Aaliyah
INTRODUCTION
INTRODUCTION
An Enduring Foundation for
the Future of Living in Dallas
Even as Dallas is experiencing a time of
unprecedented growth and prosperity, it is facing a
number of critical issues that dramatically impact
its neighborhoods citywide: increasing levels of
poverty, a declining number of middle income
families, deteriorating neighborhood conditions in
concentrated areas, an increase in childhood asthma,
obesity and diabetes, a lack of quality affordable
housing, and a mismatch between where jobs are
located and where quality, affordable workforce
housing exists.
The complexity and scale of these issues, and the
diminishing public resources available to combat
them, demands the City expand its traditional view
of housing policy and take a comprehensive
approach to neighborhood revitalization and
community building. This approach ensures the kinds
of long-term, positive changes necessary for Dallas
to remain the robust and dynamic center of the
nation’s fourth largest metro economy. This broader
perspective must look beyond the mere production of
a limited number of publicly subsidized housing units HUD Funding Trend in Dallas, 2000-present,
to consider a holistic approach that encompasses in $ Millions
neighborhood quality, safety, mobility and access $40
35.5
to health care, education, and jobs. It must also 32.3
$30
acknowledge that the City cannot adequately confront 24.3
these challenges alone. $20 23.6
To address these serious trends, the City of Dallas $10
launched a planning process to engage a diverse 0
range of community-based stakeholders and partner 2000- 2005- 2010- 2015-
agencies in preparing the Neighborhood Plus - 2001 2006 2011 2016
Neighborhood Revitalization Plan for Dallas. The
Source: City of Dallas, Office of Financial Services. Includes CDBG,
Neighborhood Plus Plan lays a firm foundation for a HOME, ESG, and HOPWA.
holistic, neighborhood by neighborhood approach to
improving the quality of life for all Dallas residents.
[2] DRAFT - N E I G H B O R H O O D P L U SNeighborhood Plus Planning Process
INTRODUCTION
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Ongoing Partner Meetings
APRIL JUNE AUG OCT NOV DEC FEB APRIL JUNE
2014 2015
Relating to forwardDallas!
and the Consolidated Plan
The Neighborhood Plus Plan combines, updates
and replaces the Housing and Neighborhood
elements of the forwardDallas! Comprehensive
Plan. In the 10 years since the forwardDallas!
comprehensive planning process began in 2005,
The purpose of Neighborhood Plus is to:
much has changed in Dallas’ housing market. The
• Set a new direction and shape new policy market has largely corrected following the recession
for housing and neighborhood past 2007. Reassessing and updating these
revitalization in Dallas. elements now is timely, particularly as we begin
• Create a strategic planning and decision- to face new challenges in our neighborhoods.
making framework to guide more effective The Neighborhood Plus Plan adds new strategic
community investment decisions. goals, policies, and a set of short- and long-term
actions with measurable outcomes developed in
• Create a framework for inter-agency
collaboration with a wide network of partners.
collaboration, acknowledging the
inter-dependence of local government The forwardDallas! Comprehensive Plan provides
with other public and private agencies, the broad vision and strategic direction to guide
for-profit businesses, nonprofits land use, economic development and transportation
organizations, and philanthropic policy for the City of Dallas. While much broader in
foundations. scope, forwardDallas! also provides the framework
• Position the City of Dallas to take a to guide more specific housing related priorities
leadership role in initiating a regional and targets set through Dallas’ HUD mandated
dialogue on important housing issues. Consolidated Plan. The goal is to ensure that these
two documents are linked to support the desired
outcomes of increasing affordability and promoting
a healthy and sustainable mix of housing and
Neighborhood Revitalization Plan for Dallas - DRAFT [3]INTRODUCTION
neighborhood choices in Dallas. To this end, the Six Strategic Goals for Dallas
Neighborhood Plus Plan is written to serve as a guide
for future updates of the Consolidated Plan. 1. Create a Collective Impact Framework
This goal promotes and manages collaboration
and planning coordination among neighborhood
How to Use the organizations, governmental agencies, nonprofit
service providers, and philanthropic funding
Neighborhood Plus Plan organizations to leverage resources and enhance
effectiveness. In this way, all stakeholder organizations
The Neighborhood Plus Plan is comprised of four and partners committed to helping neighborhoods
chapters that lay out a new direction for ensuring thrive may come together to create the foundation of
safe, healthy and sustainable neighborhoods for all Dallas’ future.
Dallas residents.
2. Alleviate Poverty
The Introduction outlines the impetus, the process,
This goal focuses on increasing earnings for low wage
and the purpose of the Neighborhood Plus Plan. The
earners, targeting and expanding workforce training,
second chapter, Dallas in the Regional Context,
prioritizing Pre-K education opportunities for children
provides key demographic and geographic data,
in poverty, addressing homelessness, and fostering
highlighting trends that explain Dallas’ unique
transportation, child care and health programs to
place at the heart of the region and sheds light
improve the quality of life of people living in poverty.
on expectations for the future. The third chapter,
Housing Choice in Dallas focuses on the important
factors that influence our decisions on where we
live. This chapter also provides information on the
housing decisions people have made in the past, and
how this decision-making process is likely to change
based on shifting demographic trends. Potential
mismatches between current housing supply and
demand are highlighted and the outlook for future
balanced housing growth is also summarized in terms
of housing type and affordability.
The final chapter, Strategic Goals, delineates six
strategic goals to shift our approach, policies and
actions to achieve greater equity and prosperity for
all Dallas residents, expand the range of housing
options, and enhance the quality of neighborhoods.
In addition, metrics to measure the City’s movement
towards these goals are provided.
[4] DRAFT - N E I G H B O R H O O D P L U SINTRODUCTION
3. Fight Blight
...an economic system’s
This goal works to identify and target blighted
properties more strategically and effectively to legitimacy is...tied to its
eliminate their negative impact on neighborhoods ability to make two things
and return them to productive use.
accessible to all: the
4. Attract and Retain the Middle Class riches it generates and
This goal focuses on identifying piloting programs the social benefits that
that promote neighborhood assets, eliminating
barriers to neighborhood revitalization and
arise from that wealth.
infill, supporting school choice, and addressing
neighborhood infrastructure needs.
~ Jim Yong Kim,
5. Expand Homeownership
President of the World Bank
This goal encourages a wider range of housing
types to respond to emerging preferences, identifies
incentives for infill development and home
improvement in targeted neighborhoods, expands
programs to reach a broader range of potential
home buyers, and develops partnerships to increase
the pool of eligible loan applicants.
6. Enhance Rental Options
This goal works to raise the quality of rental housing
through better design standards and proactive and
systematic code enforcement, expands affordable
housing options and encourages its distribution
across the city and region, and aligns planning and
investment around DART transit stations.
Neighborhood Revitalization Plan for Dallas - DRAFT [5]If you don’t know where you’ve come from,
you don’t know where you are going.
~ Maya Angelou
image credit: Neff ConnerDALLAS IN THE REGIONAL CONTEXT
DALLAS IN THE REGIONAL CONTEXT
Growing with the Region
Dallas is the fourth largest metropolitan economy By 2035, Dallas County
in the U.S. and the 12th largest in the world. This
economic engine fuels rapid growth and that growth,
is projected to grow
in turn, powers a robust economy. The City’s goal by nearly 800,000
is to maintain around half of Dallas County’s
population. To capture new growth and maintain
people. What portion
pace with Dallas County will require the City to of this growth will
build new housing that appeals to a wide range of Dallas capture?
current and future residents. This could include a
wider diversity of ownership options affordable to
moderate and middle income households. It also
means the City will need to invest in the infrastructure
and amenities that create quality neighborhoods and
keep the housing market strong. Creating walkable
neighborhoods with quality schools, services, transit
and employment will take coordinated investment
and efforts by the City and its many partners.
Population Growth and Projections, 1990-2035
10 M
8,673,698
8M
6,764,564
6M
5,622,128
4M 3,195,830
2,630,930
2,368,139
2M
1,197,816 1,315,465 1,597,915
1990 2000 2010 2020 2035
DFW 4 County Area Dallas County City of Dallas
DFW 4 County Dallas County City of Dallas
Area Projections Projections Target Growth
Source: US Decennial Census 1980-2010, ACS 2012 One-Year Estimate,
Woods & Poole Population Projections 2020 and 2035.
[8] DRAFT - N E I G H B O R H O O D P L U SOpportunities for Growth Share of Dallas’ Workforce by Residence
Earning $40,000 or More Annually
Dallas is a major employment hub with over
DALLAS IN THE REGIONAL CONTEXT
500,000 workers commuting daily into the city
from other parts of the region. Inbound commuters
make up the majority of the Dallas workforce, with
numbers more than double the number of residents
who work in the City. These inbound commuters 9% 14%
have higher incomes than people who live and
work in the city and those who live in Dallas but
commute outside the city for work. Dallas has a
significant opportunity to convert some of these
inbound commuters into residents. 12% 23%
19%
Outside the
4-County
23% Area
Residence of Workforce, 2002-2011
600K 370,235
Total of all employees 67%
working in the City earning Total inbound
400K over $40,000 annually commuters
200K Provided by the City of Dallas Economic Development Department.
Source: Census LED Origin-Destination Data, 2011
0
2003 2005 2007 2009 2011
Outbound Inbound Live and Work
Commuters Commuters in the City
Source: U.S. Census Bureau, Center for Economic Studies downloaded
via OnTheMap.ces.census.gov.
Income Distribution of Workforce, 2011
Inbound
Commuters
14% 33% 53% Inbound commuters
make up the
Live and Work
in the City
16% 41% 43% majority of the
Dallas workforce,
Outbound
Commuters
21% 41% 38% and they are more
affluent than Dallas’
Less than
$15,000
$15,000 to
$39,999
$40,000
or more resident workforce.
Source: U.S. Census Bureau, Center for Economic Studies downloaded
via OnTheMap.ces.census.gov.
Neighborhood Revitalization Plan for Dallas - DRAFT [9]DALLAS IN THE REGIONAL CONTEXT
Demographic Profile
Age and Generational Change
By 2020, almost 60%
Dallas is remarkably younger than the region, Texas,
of Dallas’ population
and the U.S. by an increasing margin. As generations is projected to be
shift, housing preferences will also change, and under the age of 40.
Dallas will need to provide a variety of housing types
to accommodate the needs of older generations as
well as an increasingly younger workforce.
Change in Generations in Dallas County, 2000-2020
8% Gen Alpha
15%
Gen Z
23%
23%
Millennials
22%
23% Gen X
26% Baby Boomers
21%
The GI Generation
22%
The Greatest Generation
28% 19%
Source: Historical Population
23% Data and Forecasts from Woods
18% & Pool for Dallas County.
9%
7%
6% 2% 5%
2000 2010 2020
Dallas’ Median Age Compared with Texas and
the U.S., 1980-2010
40 yrs
37 U.S.
Texas
34
Dallas
32
30 yrs
Source: U.S. Census
Bureau, downloaded
via Social Explorer,
Decennial Census 1980
20 yrs (SE:T11), 2000 (SE:T13),
1980 1990 2000 2010 and 2010 (SE:T44).
[ 10 ] DRAFT - N E I G H B O R H O O D P L U SChange in Share of Household Income,
Income 2000-2013
Median income in Dallas has declined sharply
6%
DALLAS IN THE REGIONAL CONTEXT
since 2000 reaching $43,000 in 2010. This is far 3% 6%
2%
lower than the U.S. average, comparable cities in
Texas, and the surrounding Dallas-Fort Worth area. 0% $19,000 or Less
Change in the share of household income from -2%
2000 to 2013 highlights the growing number of -6%
Dallas households earning less than $35,000 a
6% 4%
year, while households earning $50,000 or more a
year are declining. This is consistent with a national 2% 2%
trend of wide income disparities and hollowing 0% $20,000 to $34,999
out of the middle class. To remain regionally
-3%
competitive, Dallas needs to make concerted efforts -6%
to help people climb out of the cycle of poverty,
and focus on attracting and retaining middle 6%
income groups that prefer the culture and amenities 0%
of a big city. 0% $35,000 to $49,999
-1% -1%
-3%
-6%
6%
0% $50,000 to $99,999
Median Income Trends, 1980-2010 -2% -2% -2%
-5%
-6%
$60K
6%
5%
$50K
0% $100,000 to $149,999
-1% -1%
-2%
-6%
$40K
6%
6%
$30K
0% over $150,000
1980 1990 2000 2010 -1% -1%
-2%
U.S. San Antonio -6%
Texas Houston
U.S. Four-County Area
Atlanta Dallas
Texas Dallas
Source: Median Household Income (Adjusted to 2013 Dollars)
retrieved from Social Explorer of U.S. Decennial Census 1980 (T53), Source: Census 2000 (in 2013 inflation-adjusted dollars); ACS 2013
1990 (T43), 2000 (T93), and ACS 2008-2012 5-Year Estimates (T57). 5-Year estimates.
Neighborhood Revitalization Plan for Dallas - DRAFT [ 11 ]DALLAS IN THE REGIONAL CONTEXT
Poverty Percent of Families below the Poverty Line,
2000-2012
According to the 2010 U.S. Census, over 20% 20%
of Dallas families live below the poverty line. This is 20% 19%
a significant increase from 15% in 2000. While this 16%
14%
trend is present throughout the country, it is being
felt acutely in Dallas, where the median household 10%
income has continued to fall below our peer cities
in Texas and the U.S., and below the state and
national averages. 0%
2000 2012
Despite Dallas’ diverse and growing economy, Dallas San Antonio
people of color and our youngest residents are Houston Austin
disproportionately affected by poverty. This threatens Source: U.S. Census Data (2000 Decennial Census and ACS 2008-
the continued prosperity of Dallas and the region. 2012 Five-Year estimates) via Social Explorer T98/T179.
Thirty percent of the Hispanic population and 30%
of the African American population in Dallas are
Areas of Concentrated Poverty
living in poverty. And for children under the age
of 18 living in Dallas, 38% live in poverty, ranking
Dallas last out of the nine other cities in the U.S.
with populations over one million. A concerted and
collaborative effort to break down barriers to fair
and inclusive housing and to ensure equal access
to quality schools and jobs that pay a living wage
is critical to sustain a strong and thriving regional
economy over the long-term.
Compared to the
four-county area,
Dallas’ share of low-
income residents
is increasing while
its share of high-
income residents is City limits % of Residents Who Live in Poverty
decreasing. 20%-40%
41% and over
Source: Census Bureau, ACS 2009-2013.
[ 12 ] DRAFT - N E I G H B O R H O O D P L U SRace and Ethnicity Change in Diversity, 1980-2013
DALLAS IN THE REGIONAL CONTEXT
1% 2% 2%
Since 1980, the City has seen a steady 1%
2% 3% 3%
demographic shift and increasing racial and
12%
ethnic diversity. Dallas has been a majority 21%
minority city for the past 20 years. The Hispanic 36% 41%
community has grown dramatically over the 29%
past few decades, making up over 40% of the 29%
city’s population in 2013. Since 1980, the white
population has declined significantly as a share of
the whole, while the African American population 26%
24%
has declined slightly, and the Asian population,
although comprising a small percentage overall,
58% 47%
has increased steadily. The City of Dallas is
more diverse than the four-county region, with a 33% 30%
significantly higher proportion of Hispanic and
African American residents, although not as many
Asian residents as other parts of the region.
1980 1990 2000 2013
White Non-Hispanic Asian
Black or African American Other
Hispanic
Source: U.S. Census Bureau, Social Explorer, Decennial Census 1980
(SE:T13), 1990, (SE:T13), 2000 (SE:T15), and ACS 2013 5-Year estimates.
Race and Ethnicity in Dallas Compared to the
Four-County Area
Four-County
Dallas will be Race/Ethnicity Dallas
Area
reshaped and White Non-Hispanic 30% 46%
strengthed by its Black or African American
Asian
24%
3%
16%
6%
racial, ethnic, cultural Hispanic 41% 29%
and generational Other 2% 3%
diversity. Source: ACS 2013 5-Year estimates and Social Explorer.
Neighborhood Revitalization Plan for Dallas - DRAFT [ 13 ]DALLAS IN THE REGIONAL CONTEXT
Population by Race and Ethnicity, 2010
1 dot = 10 people
White Non-Hispanic
Black Non-Hispanic
Asian Non-Hispanic
Hispanic or Latino
Other
Source: 2010 Summary File 1 (SF1) Table P5.
[ 14 ] DRAFT - N E I G H B O R H O O D P L U SDALLAS IN THE REGIONAL CONTEXT
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Neighborhood Revitalization Plan for Dallas - DRAFT [ 15 ]Safety and security don’t just happen,
they are the result of collective consensus
and public investment.
~ Nelson Mandela
image credit: msbrendadandersonHOUSING CHOICE IN DALLAS
HOUSING CHOICE IN DALLAS
Commitment to Current Housing Mix, 2013
Housing Choice in Our 1%
Neighborhoods Standard and Large-
Lot Single Family
Small-Lot
For most of us, a home is the largest financial Single Family
commitment we will ever make. Whether buying or 31%
Townhome
renting, our housing expense typically consumes the 47%
Multi-family
largest part of our budget and is a major life decision.
Mobile Home
Choosing a home is based on many considerations 17% or Other
– location, price range, housing type, neighborhood
Source: Census Bureau, ACS
amenities and lifestyle preferences. Factors differ 2009-2013, 5-Year Estimate.
greatly from person to person and family to family. 4%
Other factors may limit the choices we have,
Share of Owners and Renters in Dallas
for example income, affordability and access to Compared to the Four-County Area
reasonable credit terms, or available housing stock
and quality of neighborhoods. During some phases of 59%
56%
our lives, renting a home may be more practical than 44% Rent
41%
buying, at other times, homeownership is clearly the Own
right choice.
Understanding and responding to these factors to
provide Dallas residents with quality, affordable
City of Dallas Four-County Area
housing is the core of the Neighborhood Plus Plan
and its strategic goals, policies and actions. The Source: U.S. Census, ACS 2009-2013
City of Dallas is committed to expanding housing
choice and ensuring a range of housing options are
units are rentals, accounting for the majority of
available to fulfill the needs, incomes and preferences
the city’s rental stock. However, there is also a
of Dallas residents into the future.
comparatively large percentage of single family
homes (20%) that are rentals. These rental properties
Today’s Housing Stock are attractive options for young families who may not
be able to afford a home of their own yet, but prefer
Deciding whether to rent or buy is a highly the lifestyle offered in a single family neighborhood.
personal decision based on a variety of factors,
Today in Dallas, rental housing demand is strong and
from income and job security to lifestyle and family
it will continue to remain high. When compared to
needs. Dallasites should have quality rental and
our suburban neighbors, Dallas has a much higher
homeownership options available across the income
rental rate. Fifty-six percent (56%) of households are
spectrum to support their choices.
rental and 44% of households are homeowners. This
The current mix of housing stock, is almost equally rental versus owner ratio is higher than the metro area
split between single family houses and multi-family and the national average. Dallas has consistently
buildings. As in most big cities, 94% of multi-family average 55% rental over the past 30 years.
[ 18 ] DRAFT - N E I G H B O R H O O D P L U SHousing Type by Owner or Renter Status Renters in Single Family Housing
250,000
200,000
150,000
HOUSING CHOICE IN DALLAS
100,000
50,000
0
Single Townhome Multi-family
Family
Renter-occupied Owner-occupied
Source: Envision Tomorrow Balanced Housing Model and ACS
2013, 5-Year estimates.
In Dallas, 94% of
multi-family units are
rentals and 20% of
City limits 0% - 10%
DART station 10% - 25%
single family homes DART line 25% - 50%
are rentals. 50% - 75%
75% and over
Owner or Renter Status by Household Income
140,000
120,000
100,000
80,000
60,000
40,000
20,000
0HOUSING CHOICE IN DALLAS
Elements of Housing Choice
This section looks at three broad elements of housing The Dallas housing market does not stop at the
choice: housing affordability, housing preferences, city boundary because it operates at the regional
and neighborhood and community character. scale. The U.S. Department of Housing and
Urban Development (HUD) acknowledges this by
Housing Affordability determining affordable housing assistance eligibility
Housing affordability is usually the biggest standards based on the area median income (AMI)
determinant of where people choose to live and for all people living within the Dallas region or
what type of housing they occupy. Having safe, high- primary metropolitan statistical area as defined by the
quality affordable housing means that people can Census Bureau. Calculated annually, the AMI is the
pay their mortgage or rent and have enough money determining factor for eligibility for federal housing
for other vital expenses and discretionary spending support. The regional median income of $70,400
like groceries, transportation, child care, health care, is significantly higher than the City of Dallas median
clothing, entertainment, and savings. income of $42,846, which raises the number of city
residents who qualify for assistance.
Fiscal Year 2015 Median Family Income Share of Dallas’ Population by Household Income, 2013
30%
Dallas Region AMI $70,400
25%
City of Dallas 25%
$42,800 22%
Median Income
20% 19%
Below 30% AMI
Below $21,120
Extremely Low Income 15%
15%
30%-50% AMI
$21,120 to $35,200
Low Income
10% 9% 9%
50%-80% AMI
$35,200 to $56,320
Moderate Income
5%
80%-140% AMI
$56,320 to $98,560
Middle Income
0%Although the dollar amount varies from household There are clear affordability gaps in the current
to household, “affordable housing” means all housing stock. Thirty-one percent (31%) of owners
housing costs, including utilities, insurance and are living in homes unaffordable to them, and 48%
taxes consume no more than 30% of gross of renters are living in housing that is considered
household income. According to federal HUD unaffordable. Of all owner households, 18% are
HOUSING CHOICE IN DALLAS
guidelines, housing is unaffordable when 30% or cost burdened and 13% are severely cost burdened.
more of a household’s income is spent on housing. Of all rental households, about 25% are cost
Severely unaffordable or “severely cost burdened” burdened, and 23% are severely cost burdened.
housing costs occur when more than 50% of
a household’s income is allocated to housing
and related expenses. At the median income of
$42,846, a Dallas household should spend less
than $1,070 per month on housing costs to remain
under 30% of gross household income.
Owner Housing Affordability in Dallas
13%
31% of owners and
18% 48% of renters are
69%
living in housing that
is unaffordable given
their income.
Rental Housing Affordability in Dallas
Affordable
23% Unaffordable
Severely Unaffordable
Source: Envision Tomorrow
52% Balanced Housing Model.
25%
Neighborhood Revitalization Plan for Dallas - DRAFT [ 21 ]HOUSING CHOICE IN DALLAS
Housing Preferences housing market. By defining every U.S. household in
terms of 67 demographically and behaviorally distinct
Psychographics, also known as market segments, go
segments, it summarizes complex consumer profiles
beyond the basic Census-based demographic data
beyond traditional demographics.
of age, income and race and to provide a deeper
understanding of an individual’s lifestyle preferences Who is Dallas attracting?
based on their spending habits and patterns. This According to psychographic analysis, these top
geographically-based, market data provides an ten segments represent 67% of Dallas households.
analytical tool that allows close examination of how Understanding these household segments and their
groups of people with similar spending characteristics housing choices aids in identifying Dallas’ future
make decisions on purchases. This data captures housing needs. By blending the tapestry segments
information on the type of coffee people drink, to into larger groups, it is easier to understand and
where and how often they travel, to the television generalize their preferences for housing. The following
programs they watch. The data is aggregated at page highlights four such blended groups created for
the zip code level and provides valuable insight into Dallas: Young Diverse Family, Urban Loving Millennials,
the preferences individuals have for housing and Dallas Baby Boomers, and Hard Working Households.
neighborhood choice. From this data, we can predict These groups are intended to be illustrative and
how individuals and families living in Dallas today and thematic, not necessarily comprehensive. So while
future Dallas residents perceive their neighborhoods they include the majority of the top ten segments,
and the factors that influence their current and future and a mix of other complimentary segments, Metro
housing decisions. Fusion, Urban Chic and American Dreamers are
ESRI’s Tapestry segmentation combines demographic, not represented.
consumer behavior, and geographic data to help 3. MHDA Point-in-time Homeless Count and Census, 2014.
identify, understand and target aspects of the current 4. DSHS Texas HIV Surveillance Report, 2013 Annual Report.
Top Ten Tapestry Segments for Dallas by Share of Population
Barrior Urbanos
Metro Renters
NeWest Residents
Top Tier
Young and Restless
Metro Fusion
Urban Chic
American Dreamers
Modest Income Homes
Family Foundations
0% 2% 4% 6% 8% 10% 12% 14%
Dallas Four-County Area
Source: ESRI Tapestry data.
[ 22 ] DRAFT - N E I G H B O R H O O D P L U SDallas’ Blended Tapestry Segments
HOUSING CHOICE IN DALLAS
City limits
DART station
DART line
Young Diverse Families (21%) Urban Loving Millennials (16%)
These are predominately Hispanic families with These are single renters who are generally well-
children, often living with grandparents in rental educated and environmentally conscious. They
apartments or single family homes. These households live mostly near the city center.
are located mostly in the southeastern part of the Tapestry Segments: Metro Renters (#2), Young
City or central Dallas, west of Downtown. and Restless (#5), Laptops and Lattes* (#18)
Tapestry Segments: Barrios Urbanos (#1), NeWest
Dallas Households (2012) = 84,140
Residents (#3), Las Casas* (#16)
Dallas Households (2012) = 112,627
Hard Working Households (7%)
These are disproportionately older and
Dallas Baby Boomers (8%) predominantly single family households with
These are empty nesters with high-value, single moderate education and lower paying jobs.
family homes predominantly in North Dallas. Tapestry Segments: Family Foundations (#10),
Tapestry Segments: Top Tier (#4), Savvy Traditional Living* (#52), Modest Income
Suburbanites* (#21), Exurbanites* (#14) Households (#9)
Dallas Households (2012) = 44,512 Dallas Households (2012) = 36,269
* While not included in the top ten segments for
Dallas, these segments represent a growing trend
of preferences for people living in urban areas.
Neighborhood Revitalization Plan for Dallas - DRAFT [ 23 ]HOUSING CHOICE IN DALLAS
Neighborhood and a large proportion of homes in poor condition
Community Characteristics require particular attention so that a perception of
disinvestment does not cause further deterioration.
The decision to rent or own, affordability, and housing
type are all important factors in housing choice. The Access to important destinations such as work and
characteristics of a neighborhood, however, are just school, medical services, and stores with healthy
as important in making that decision. Neighborhood food choices all play an important role in the quality
quality greatly influences the desirability and livability neighborhoods. Access to quality educational
of housing options. Many factors influence a opportunities is one of the most-often cited indicators
neighborhood’s quality, including the condition of of a neighborhood’s desirability. Dallas suffers from
the homes in the neighborhood and how easy or geographic disparities in educational attainment.
difficult it is to access important destinations. Crime Ensuring all neighborhoods can readily access a
and blight can erode the strength of a neighborhood high-quality education will benefit the city as a whole.
until it is all but abandoned. Neighborhoods with
Percentage of People without a
Percent of Housing in Poor Condition High School Diploma
City limits Source: Dallas Central Appraisal District. City limits Source: Census Bureau, ACS 2009-2013.
6% - 10% 0% - 5%
6% - 15%
11% – 15%
16% - 20%
more than 15%
21% - 40%
41% or greater
[ 24 ] DRAFT - N E I G H B O R H O O D P L U S2012 Asthmas Hospitalization Rate
The health of a community is impacted directly
by access to healthcare and healthful food choices.
When coupled with poor housing conditions
and poverty, a lack of access to these critical
HOUSING CHOICE IN DALLAS
health elements can cause areas of poor health
outcomes. For instance, poor housing conditions
(such as mold) and proximity to heavy traffic can
be triggers for those with asthma.
There are distinct City limits Hospitalization Rates per 1000
patterns of geographic Provided by Health & Wellness
Alliance for Children.
0.15 - 2.00
2.01 - 4.00
concentration related Source: DFWHC 2012 (www.dfwhc.
org), U.S. Census; ACS, 2012.
4.01 - 5.00
to access to good 5.01 - 6.83
school choices, poor Low Supermarket Sales and Low Income
housing conditions,
access to healthy
food options, and
health outcomes.
City limits Provided by The Food Trust.
Low Income and Low Sales Source: Texas Department of State
Health Services, 2010-2011; Trade
Not Low Income and Low Sales Dimensions Retail Database, 2014;
U.S. Census, ACS 2008-2012.
Neighborhood Revitalization Plan for Dallas - DRAFT [ 25 ]HOUSING CHOICE IN DALLAS
Neighborhood Walkability
Accessing jobs is a critical factor in housing choice.
Neighborhoods offering shorter commutes with a
variety of transportation options are generally highly
desirable places to live.
Adequate infrastructure such as connected and well-lit
streets and sidewalks, safe intersections, and parks
and open space will encourage walking, biking,
and other routine physical activity that helps keep
Dallasites healthy and invested in their communities.
Walkability and
accessibility to jobs
varies a great deal
City limits Low across the City.
DART station Medium
DART line High
Access to Jobs by Transit Access to Jobs by Car
City limits Low City limits Low Source for all three
maps: Envision Tomorrow
DART station Medium DART station Medium Travel Demand Model.
DART line High DART line High
[ 26 ] DRAFT - N E I G H B O R H O O D P L U SForecasting Future Needs
Recent Development Trends Neighborhood
The 2005 forwardDallas! housing element Plus assumes a
established a housing unit target of 220,000 new more moderate
units by 2030. To remain on track for this target
growth target than
HOUSING CHOICE IN DALLAS
Dallas would need to add 91,337 new units
by 2020, which would require the production forwardDallas! –
of 13,048 new units per year. Since 2005, the
City has produced only an average of 4,066
about 6,000 housing
housing units a year, clearly not enough to be units per year.
on track to meet that goal, indicating a need for
a less aggressive growth target. However, recent
residential construction and development permits
completed do indicate a strong development
climate that is trending upwards in Dallas. In 2014,
a net total of 6,446 housing units were added in
the city. Given the right incentives there is potential
to increase production over the next five years.
Although in the long term, as stated in “Dallas
in the Regional Context” chapter, the City should
strive to maintain at least 50% of Dallas County
population. In the shorter 2020 time frame, Dallas Residential Construction and Development
will need to assume a more moderate target. Permit Activity in Dallas, 2005 to 2014
Additions of about 6,000 housing units per year Permits Net Unit
Year Demolitions
through 2020 will enable Dallas to maintain 47% Completed Increase
of Dallas County population. 2005 5,423 1,299 4,124
2006 6,181 2,555 3,626
2007 7,590 1,566 6,024
Comparing forwardDallas! Targets with Actual 2008 5,031 3,716 1,315
Units Built and Neighborhood Plus Targets 2009 6,871 1,668 5,203
Total 2010 3,925 1,337 2,588
Year Yearly
Units 2011 2,246 1,224 1,022
Total Housing Units Added 4,066 2012 6,831 2,032 4,799
40,663
Since 2005 (10 year avg)
2013 7,099 1,583 5,516
Units Needed to Meet 2014 8,356 1910 6,446
13,048 91,337
forwardDallas! 2020 Target
Totals 59,553 18,890 40,663
Neighborhood Plus
6010 42,068 Source: City of Dallas - Sustainable Development and Construction
2020 Target
Department, Permit Data 2005-2014.
Neighborhood Revitalization Plan for Dallas - DRAFT [ 27 ]HOUSING CHOICE IN DALLAS
Housing Targets for 2020 The housing targets for 2020 feature just over 50% of
projected new housing units in multi-unit and mixed
To sustain a growth target of about 6,000 housing
use developments. Nearly 25% of new demand is
units per year over five years, the city will need strong
anticipated to be for smaller lot single family homes,
housing development with a diversity of housing types
and 15% for townhouses. Residents will increasingly
to meet emerging needs based on the age, income
opt for smaller homes in more connected places
and housing preferences of future city residents. We
for reasons of access, neighborhood character,
can get a clearer picture of Dallas’ future housing
walkability, and affordability. When combined with
needs through 2020, by looking at projected
existing housing stock, what emerges is a more
household changes in Dallas and the region and
balanced housing profile that will meet the needs of
translating this into projections for owner-occupied
future residents by 2020.
and rental housing.
In addition, we should consider recent development
trends as well as the City’s ability to influence Neighborhood Plus 2020 Targets by Type
development through policies and incentives. In
recent years, multi-family residential development has 2020 Target Annual
Housing Type (units added) Target
accounted for the vast majority of the new housing.
Standard and Large-Lot
Since multi-family residential development tends 4,606 658
Single Family
to occur in cycles, this boom is likely to slow down
Small-Lot Single Family 11,114 1,588
during the next five years, although fairly strong
demand is anticipated to persist. There is also strong, Townhome 6,277 897
pent up demand for single family and townhouse
development. Dallas has the opportunity to capture Multi-family 19,911 4,719
a healthy share of this demand, given the right public
investment policies and incentives, and thus maintain Mobile Home / Other 160 33
or increase overall housing production over the next
Total 42,068 6010
five years.
Source: Envision Tomorrow Balanced Housing Model, Census Bureau
ACS 2009-2013.
Demand projections are forecasted Neighborhood Plus 2020 Targets Share
based on the current stock of owner of Growth by Housing Type
and renter-occupied housing units in Dallas,Future Housing Needs by Income
As Dallas’ median income continues to decline To estimate the curent and future
and income disparities rise, strategies that address market demand for housing, the
housing affordability will play an important role in Envision Tomorrow Balanced Housing
creating the types of neighborhoods and housing Model considers residents’ age, income
options that accommodate a broad range of and housing preferences to provide a
household incomes. development target addressing unmet need
HOUSING CHOICE IN DALLAS
across housing type, owner or renter status
Affordability for Renters and affordability.
Demand is expected to grow for housing at price
points affordable to those with incomes below
$50,000 per year. There are currently more
$50,000) is quite large, maintaining and improving
occupied units affordable for households with
housing quality and condition is a major concern
annual incomes between $15,000 and $50,000
for the City.
than there are actual households in that income
bracket. Mismatches like this mean that some Rental housing unit needs are most pronounced for
families are living above or below their bracket extremely low-income households, where demand
when it comes to housing costs, with a portion far outstrips supply, and where residents earning less
of rental housing being occupied by people with than $15,000 annually (less than 30% AMI) most
incomes too low to comfortably afford their rental likely need public support to afford quality housing.
payments or by those with incomes high enough There are almost twice as many households earning
to afford a higher value home. Although the less than $15,000 per year than there are occupied
supply of rental housing that is affordable to low units affordable at that level. For those making
and moderate income households ($15,000 to less than $15,000 per year, rents above $400 per
Future Rental Demand by Household Income
Compared to Current Occupied Rental Housing
140,000 Estimated Occupied Housing Units Available
at Income Level*
120,000
Households at Income Level, 2013
100,000
Projected Households at Income Level, 2020
80,000 * Assumes 30% of income is spent on housing.
60,000
40,000
20,000
0HOUSING CHOICE IN DALLAS
month are considered unaffordable. Many in the
lowest income bracket are stretching to pay more
Dallas has a high than 30% of their income in rent due limited options
proportion of that price point. Some of these households may be
reliant on housing subsidies that are not counted as
middle- and upper- income on the U.S. Census.
income renters, These mismatches between household incomes and
households earning the current supply of housing affordable at each
over $50,000 a year income level signal development opportunities for the
construction of new rental housing aimed at low and
or roughly 80% AMI. extremely low-income households. As these segments
are expected to grow by 2020, there will continue
to be a strong need for subsidized housing for those
earning $15,000 or less (extremely low income, less
than 30% AMI), some of which should be designed
for the elderly and other vulnerable populations.
Middle- and High-Income Renters Low-Income Owners
City limits 0 - 78 City limits 0 - 50
79 - 141 DART station 51 - 104
DART station
142 - 228 DART line 105 - 180
DART line
229 - 394 181 - 319
395 - 1840 320 - 1057
[ 30 ] DRAFT - N E I G H B O R H O O D P L U SDallas should work with other governmental On the high end of the income spectrum, there
agencies and low-income housing providers to are a small but significant number of upper-income
develop strategies that will deliver additional rental households that find Dallas a desirable community
options for extremely low-income households, those and choose to rent here despite the limited upscale
earning less than $15,000 per year (less than 30% housing options in the rental market. This strongly
AMI). These households are the most financially suggests a potential demand for additional high-
strained, and safe, quality affordable housing is amenity rental units for the market to capture. Dallas
HOUSING CHOICE IN DALLAS
critical to maintaining family stability and reducing should work with the private, for-profit homebuilders
the risk of homelessness and developers to develop strategies that identify
and spur these housing market gaps. However,
There are a sizeable number of moderate and
many of these higher income households may
middle income households (earning between
choose to continue paying less than 30% of their
$50,000 and $100,000) in Dallas who choose
incomes on housing despite an increase in supply.
to rent, but the existing rental housing stock
Therefore, there will continue to be demand and
affordable to this segment may not be sufficient. This
competition for housing at price points affordable
undersupply of housing for those in the moderate
to moderate and middle income households from
to middle income groups means that those families
both directions.
potentially face the dilemma of either choosing
less desirable housing, or choosing housing that Affordability for Owners
is too expensive relative to their income. In many
While many people choose to rent, maintaining and
cases, people may choose to move out of Dallas
expanding the quality affordable homeownership
to find a better housing choice in one of the
options in Dallas is a crucial factor in creating,
surrounding communities. This also represents an
retaining and preserving stable and vibrant
opportunity for new housing development in the
neighborhoods throughout the city. Future
City that caters to moderate and middle income
homeownership housing needs, especially for the
households who want the flexibility of renting and
moderate and middle income households (earning
the locational advantages of Dallas compared to
between $50,000 and $100,000) are not so much
more suburban locations.
Future Owner Demand by Household Income Estimated Occupied Housing Units Available
Compared to Current Occupied Owner Housing at Income Level, 2013 *
Actual Owner Households at Income Level
60,000 Project Households at Income Level, 2020
50,000 * Assumes 30% of income is spent on housing.
40,000
30,000
20,000
10,000
0HOUSING CHOICE IN DALLAS
an issue of housing supply, which is sufficient for These higher-earning households are occupying
current and future population projections, and more homes that would be affordable to families making
an issue of neighborhood quality and desirability. less, thereby limiting the supply of housing affordable
Neighborhood amenities, infrastructure and other to those of more modest incomes.
targeted improvements like housing rehabilitation
are detailed in the Goals, Strategies and Actions and Affordability for Vulnerable Populations
will address these factors to make Dallas a more In addition to low and extremely low-income
attractive place for moderate and middle income households, racial and ethnic minorities, the elderly,
households and will build homeownership in Dallas, people with disability and mobility impairments,
across the income spectrum. ex-offenders, individuals with HIV/AIDS, people
experiencing homelessness and those at risk
In the low and extremely low-income segments
of homelessness are all groups who may need
(households earning below $50,000 per year) there is
additional support to find and retain quality housing.
a relatively high rate of rental households compared
to homeowners. This indicates a need to increase At 13.6%, Dallas has a lower percentage of
homeownership for those families and individuals elderly residents (60 years and over) than the
making less than $50,000 per year. Less expensive national average of 19%. This population, however,
housing options could take the form of smaller single experiences cost burden in housing at twice the
family homes, townhomes as well as condominiums. rate of the city as a whole. Texas has a high rate of
Very few households at the lowest income levels disability (11.5%), but Dallas (at 9.7%) is below the
(below 30% AMI) are likely able to afford a home state average.1
unless they are mortgage-free. This category includes
seniors and retirees, who have paid off their homes Among the 50 states, Texas had the 4th highest
and consequently have low housing costs. These homeless count in 2013.2 In Dallas, the homeless
households typically face other affordability issues, count increased from 2,972 in 2013 to 3,314 in
such as having sufficient resources to maintain their 2014, which included 22% who are currently working
home in good repair or pay costly utility bills. and 24% who are ex-offenders. However, there
has been a 65% drop in the number of chronically
Households earning above $100,000 typically pay homeless people since 2005.3
less than 30% of their income on housing, so the
mismatch between housing supply and demand at HIV/AIDS cases in Texas are down, with a total of
this income level is less than analysis might suggest. 26,065 cases and a rate of 574 cases per 100,000
in Dallas County. The City of Dallas is second to
Houston in the number of diagnoses of HIV/AIDS in
the state.4
In 2014, 22% of
Dallas’ homeless 1. Texas Workforce Investment Council. People with Disabilities: A
Texas Profile, 2013.
were employed. 2. U.S. HUD Annual Homeless Assessment Report to Congress, 2013.
3. MHDA Point-in-time Homeless Count and Census, 2014.
4. DSHS Texas HIV Surveillance Report, 2013 Annual Report.
[ 32 ] DRAFT - N E I G H B O R H O O D P L U SOpportunities for Change
A thorough understanding of the elements that
influence housing choice in Dallas point to
opportunities and challenges that compel needed
HOUSING CHOICE IN DALLAS
changes. The six strategic goals and their related
policies and actions outlined in the next chapter
reflect these opportunities and challenges in
Dallas’ neighborhoods. Many of the strategies
work to alleviate the limitations to housing choice
identified in the analysis, while others strive to build
on Dallas’ existing assets through strategies not
traditionally associated with housing policy, such as
improving access to education, workforce training,
and healthcare.
Additionally, by analyzing future housing needs,
the City can work towards more targeted growth
by housing type. These targets will work to guide
strategic investments and partnerships in the future
to ensure a broad range of quality rental and
ownership housing within the context of building
healthy and sustainable neighborhoods.
Neighborhood Revitalization Plan for Dallas - DRAFT [ 33 ]The question is not whether we can
afford to invest in every child; it is whether
we can afford not to.
~ Marian Wright Edelman
image credit: Mason CooperSTRATEGIC GOALS, POLICIES AND ACTIONS
S T R AT E G I C G OA L S
A Neighborhood-Oriented
Approach to Change
Place matters: upward
To ensure long term sustainable growth and to mobility of adults can
achieve a healthier city for all citizens, the City
of Dallas must embark on a new approach
be forecast by their
that changes the way it delivers housing and childhood zipcode.
neighborhood services. This chapter provides a
comprehensive and strategic framework for this new
approach. The intent is to influence how we allocate
and leverage our resources, through effective
deployment of both people-based and place-based
strategies and programs, monitoring the results of
city programs, expanding the range of programs
to include the middle class, and partnering with
the private, nonprofit, and other public agencies to
ensure greater coordination and enhanced impact.
Building partnerships that connect housing with
education, health, transportation and economic
empowerment can make real and lasting change in
the lives of residents.
Our city is stronger as a whole if all neighborhoods
are healthy and stable. We need to work towards
making sure our neighborhoods have the services
and amenities to retain residents and families at all
levels of income. We also need to find more effective
ways to engage and empower neighborhoods to
build coalitions to address common issues. Working
at the neighborhood level allows coordination of
efforts to better serve residents and improve the
quality of life for people of all incomes, ages and
abilities. It also fosters innovative solutions better
suited to the needs of each neighborhood, while
enabling effective programs to be adapted and
replicated in other similar neighborhoods.
[ 36 ] DRAFT - N E I G H B O R H O O D P L U SYou can also read
