The Parklet

Learn more about our work in Dallas.

Surrounded by freeways, the skyline of downtown Dallas rises from a sea of concrete and asphalt. Public parks lie scattered across this landscape, accounting for less than five percent of the urban geography. In opposition, downtown over-accommodates a perceived lack of parking by dedicating twenty-seven percent of surface to vehicular storage. The disproportion between these two landscapes has created an opportunity to rebalance the relationship between the pedestrian and the vehicle; this opportunity is the parklet.

The parklet is a type of urban space that supplements people’s access to places for rest and social interaction. Inserted into the gaps in-between downtown’s sanctioned parks, it creates new public space where once only a vehicle could reside. It extends the sidewalk as space is carved from conventional parking, reclaiming the street from the automobile for the pedestrian. An outgrowth of the PARK(ing) Day movement, the art and design studio Rebar pioneered the first parklet in San Francisco. Since then, the idea has spread to other cities such as Chicago and Los Angeles.

The parklet is both temporal and permanent, dynamic yet anchored. Designed as a set of components, the parklet can be deployed on any street, bringing vibrancy to the sidewalk and the block, and then moved to facilitate activity elsewhere. The individual pieces can be disassembled and moved via truck or trailer, then joined together again in a new location.

The parklet creates the amenities of the city at a fine scale: it is shelter from the sun, a café, a garden, a, bench, a storefront, the chance encounter. When it is deployed, the parklet is open to all no matter where it is. While the space is intimate, different furniture types can be added and rearranged to change the program of the parklet. Benches are worked into the design of the mobile planters, bringing visitors closer to the fragrant herbs and flowers growing from the natural cedar beds.

Developed in partnership with Downtown Dallas, Incorporated, Dallas's first parklet made its initial appearance on PARK(ing) Day 2012 in front of bcWORKSHOP's office on South Ervay. The parklet will continue to appear there and elsewhere around downtown's parking spaces, serving the public wherever it goes.

Park(ing) Day 2012

Learn more about our work in Dallas, and our Neighborhood Stories initiative as part of POP Dallas.

PARK(ing) Day is an international one-day celebration of people re-purposing parking for other activities not centered on the car. For Dallas's second annual PARK(ing) Day, we brought our 20-foot long commissary container over to the one of the parking spaces along downtown Main Street. Inside the container, we displayed the POP City Map along with a map locating green spaces in Downtown Dallas. A small theater was set up for projecting our collected Neighborhood Stories, while we also recorded new ones them from passersby on the street. Outside, visitors played board games and placed notes on the exterior of the container sharing what they love about Downtown.

Down the road on South Ervay, we also set up Dallas's first Parklet in front of our office. Created in partnership with Downtown Dallas, Incorporated, the parklet carries the spirit of PARK(ing) Day by making the transformation from vehicle parking to pedestrian space more permanent.

La Hacienda Casitas

Learn more about La Hacienda Casitas and our work in the RGV.

By Emily Axtman

Founded on the need for safe, clean and affordable housing for families in the Lower Rio Grande Valley, the Community Development Corporation of Brownsville (CDCB) has been working with the residents of Cameron County since 1974. Their mission is to "assist low income families in attaining home ownership" and they've achieved this over the past five decades by providing more than 2,500 built homes. CDCB additionally provides home-buyer education and credit counseling, youth and job training, and colonia redevelopment, among other programs. They are the largest non-profit producer of single family affordable housing for home-ownership in the State of Texas.

bcWORKSHOP's Lower Rio Grande Valley (LRGV) team works alongside CDCB staff in their office in downtown Brownsville at 901 E. Levee Street. Current projects include:

  • Colonias Planning Project (Sept. 2011-present) - Grassroots efforts to build a planning framework and platform for rural communities to self-organize and address both localized and regional community development issues including insufficient infrastructure, home repairs, safety, and public health concerns.
  • Belden Trail (July 2012-present) - Community engagement and design for an urban 1-mile hike and bike trail that will run through West Brownsville.
  • Alegria House (August 2012-present) - Consultation and design of a small home that, in partnership with CDCB, will provide a family of 3 with a much needed fully-accessible house.
  • Self-Help and Colonia Home Design (July 2012-present) - Design services are now being offered for families that qualify with CDCB for a new home and who wish to participate in the design choices available for their new home.
  • Better Block Brownsville (May 2012-present) - A monthly Saturday event that demonstrates what a "better block" can be in Brownsville including bike/pedestrian-friendly streets, outdoor cafes and shade, local vendors and music.
  • La Hacienda Casitas (Feb. 2011-present) - The largest collaboration between CDCB and bcW to design CDCB's first multi-family housing development.
CDCB's office in downtown Brownsville

CDCB's office in downtown Brownsville

So how did La Hacienda Casitas get started?

I sat down with Mark Moseley, Manager of Special Programs and Initiatives at CDCB to ask him this question along with a few others. But first, let's get to know Mark!

La Hacienda Site Plan - The site design is focused on using a high-density housing model integrated with low-impact design. Covering just under 6 acres, the site design was informed by preserving as many existing trees as possible and centers around a long spine of central green space that provides community amenities including a meeting hall, barbeque pavilion and laundry facility. Through the integration of storm-water management (bio-swales and bio-retentions ponds) with native landscaping (native grasses, wildflowers and site-informed walking paths) a more cohesive and self-sustaining environment will be created for all residents and users.

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Mark Moseley, Manager of  Multifamily Programs, has over 20 years of experience working in the community development field. Prior to joining CDCBMark was the Executive Director of Tri-County HDC in HarrisburgPennsylvaniaMark has completed nearly $45 million in multi-family projects utilizing Low Income Housing Tax CreditsUSDA 514/516 (farmworker housing), HUD 202/811 (housing for the elderly and people with disabilities), Neighborhood Stabilization ProgramCDBG (Community Development Block Grant Program), Housing Trust Fund, and PA Homeownership ChoiceMark has overseen asset management for over $55 million worth of multi-family assets. Mark also served as the Senior Housing Developer for Rural Opportunities (PathStone) in HarrisburgPA and Housing Director with the Pélathé Indian Center in LawrenceKS.

Mark currently oversees CDCB’s REO (Real Estate Owned) projects and is leading CDCB’s newest venture into the multi-family rental market.

Emily Axtman: CDCB typically does single-family residences as individual projects. Why did CDCB choose to do their first multi-family housing project now and in Harlingen?

Mark MoselyWith the downfall of the single-family market, a multi-family housing project made sense financially for CDCB and also will provide more families with more housing in less amount of time and space.

La Hacienda view south down "Center Street". The porches were designed to encourage more interaction among La Hacienda residents and xeroscaping will allow for low site-maintenance and require less water; both contributing to the proj…

La Hacienda view south down "Center Street". The porches were designed to encourage more interaction among La Hacienda residents and xeroscaping will allow for low site-maintenance and require less water; both contributing to the project's focus on the importance of community and sustainability.

EA: Why did CDCB choose the property in Harlingen over other sites?

MMThe location was originally supposed to be on the outskirts of Cameron Park [one of the Cameron County colonias], however it was known that the site in Harlingen would receive one additional point on the tax credit application, [this was necessary in order to do the project] so CDCB went ahead with the Harlingen site. Securing the site in Harlingen essentially meant a better chance at receiving the tax credit and the project actually going through. CDCB will be leasing the land from the Cameron County Housing Authority for 75 years.

EA: How did bcWORKSHOP become involved and why?

MM: CDCB interviewed several architecture firms to take on CDCB's first multi-family housing project; most were qualified, however bcWORKSHOP stood out in that CDCB felt they shared the same philosophy and over-arching values.

EA: What has been the biggest challenge of the project so far?

[This is where Mark paused. I could tell he had a list...]

MM: Taxing laws, the platting process, it's been very political — the most political project I've worked on actually, working with architects...

And then Mark paused and asked, "Are you going to publish this?"  When I told him yes, he stopped his list at that.

Planning for La Hacienda has been a complex process since its inception. Many entities are involved — the CDC, funders, banks, designers, contractors — not to mention this is CDCB's first time taking on a project at this scale. After tying up loose ends over the past 2 months, the project has finally broken ground and is quickly moving along!

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But La Hacienda isn't the ONLY project going on here in the Valley. I have been working with Maggie and Justin, the other team members of the LRGV crew, on several other exciting projects. Find out more about these projects in the next post!

Belden Trail

Learn more about Belden Trail and our work in the RGV.

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bcWORKSHOP has been invited to assist in the transformation of a former railroad segment into the Belden Trail, an urban pedestrian pathway, with the Friends of the Belden Trail, the Brownsville Community Improvement Corporation (BCIC) and the lively West Brownsville community. This partnership began working together to collect memories, values, goals, and visions for the future. This community-wide effort builds upon the rich history of West Brownsville and aims  to keep the City moving, healthy, safe, and connected. The Belden Trail will be one of many inter-urban bike trail links that are planned or already built throughout the city. Community members and meeting participants are keenly aware of the connections between health and quality of life, and the need for healthy living opportunities in South Texas.

Dating back to the original township survey, the trail was once a street named after Brownsville founder, Samuel Belden. Over the course of years, the route was converted into part of the city’s expanding train track network and eventually abandoned as Brownsville’s transportation network and needs evolved. The tracks were removed, and the stretch was left to function as an informal alley, walking route and parking lane. The S-shaped street is in various states of repair along the one mile that connects West Brownsville to downtown neighborhoods. When completed, the trail will provide a safe pedestrian and bike-riding connection for the families of West Brownsville to commercial areas, schools, parks, and cultural resources in the historic town center. It will be a safe and fun route as well as a destination itself.

Follow the Friends of the Belden Trail to learn more about the project and get involved.

Neighborhood Stories

Learn more about Neighborhood Stories and POP Dallas.

Neighborhood Stories is an effort of bcWORKSHOP to strengthen awareness of our city, celebrate the diverse places that give it character and texture, and create a platform for active dialogue about its history and future. Neighborhood Stories celebrates individual voices through interviews with residents and other neighborhood stakeholders as part of bcWORKSHOP’s POP Dallas (People Organizing Place) initiative, a public interest design effort to strengthen the identity and vitality of our city’s neighborhoods. Neighborhoods are the scale of space where we most naturally interact--the space of our everyday lives--and where we form the communities that help shape ourselves. The stories people share about where they live--their memories, their concerns, their dreams--show us why place matters.

Neighborhood Planning for RGV Colonias

Learn more about our work in the RGV.

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The Colonia Neighborhood Plan Implementation Strategies are part of a larger effort to establish a community-based planning framework in the Lower Rio Grande Valley. Plans for initial focus colonias, six in Hidalgo County and two in Cameron County, were developed between September 2011 and April 2012 through a participatory process involving colonia residents, community organizers, community-based organizations, planners, and designers. In a departure from previous planning work in the region, this process was organized around a series of meetings in each colonia, inviting community members to contribute and self-appoint neighborhood leaders. These plans identify and offer recommendations to ameliorate issues stemming from geographic isolation, poor physical infrastructure, and limited access to services and resources. Ultimately, this process advances the role of  participatory planning and design in improving the quality of life in the LRGV.  The plans are currently being used at various scales; at the community level, the plans serve as a checklist of goals that the communities have set for themselves while at the state and regional level it is a means of communication with policy makers, funders, non-profits, and regional authorities.

By working as an information gatherer and a technical resource, bcWORKSHOP has contributed to a coalition-wide effort making voices be heard, and playing a participatory role in development and policy making decisions.

This initiative was recognized by the SEED Network with an Honorable Mention for their 2013 Awards.

Check out the plans below:

Homeowners Bootcamp

Learn more about POP Dallas.

As a continued effort to strengthen the social, economic, and physical health of Dallas’s neighborhoods, bcWORKSHOP brought the POP [People Organizing Place] Dallas initiative to the 14th annual Dallas Homeowners' League (DHL) Neighborhood Bootcamp at City Hall on Saturday, August 25. Bringing together community leaders in an exchange of ideas for the betterment of Dallas's neighborhoods, DHL invited bcW to share three elements of POP: a workshop that introduced and applied the POP Toolkit;  the confirmation, adjustment and addition of neighborhood names and boundaries to the POP City Map; and the collection of Neighborhood Stories.

During the interactive work session, 21 neighborhood leaders learned about the Toolkit as a grassroots approach to addressing neighborhood issues through a four-step process. Following an introductory presentation, budding and battle-tested activists alike used the Toolkit to identify an issue, choose a scale, determine a method, and select tools to address an example concern from a volunteer. The session ended with robust discussion in breakout groups in which participants discussed local issues, swapped success stories, and shared strategies for unifying and activating their neighborhoods.

While the Toolkit presented strategies for how neighborhood leaders could direct their energy and efforts, bcWORKSHOP asked that they share their expertise in other ways. Throughout the event, residents of 27 different neighborhoods from across the city confirmed, adjusted, or added their neighborhood names and boundaries by drawing on enlarged sections of the City Map. Amidst the day’s activities, 7 new contributors to Neighborhood Stories took the time to share what they love about where they live and challenges they had overcome through collective action.

Rapido

Watch for future Rapido posts here.

On July 23rd, 2008, Hurricane Dolly made landfall in Texas’ Lower Rio Grande Valley causing widespread flooding and sustained winds of over 120mph. Low income residents in Cameron and Hildago Counties were hit hard, losing over $152 million dollars in housing related damages and contributing to a sum LRGV loss of $1 billion. As a result, the Texas Natural Disaster Housing Reconstruction Committee assembled a plan to design a statewide rapidly deployable replacement housing system for victims of federally declared natural disasters. Rapido is bcW’s response to the state’s initiative, addressing issues of social equity, rapid deployment, and constructability.

bcWORKSHOP’s disaster reconstruction strategy engages residents throughout the reconstruction process and contributes to the sustainable growth of place by enabling communities to recover quickly and allowing families to rebuild thoughtfully. Prior to beginning design work, bcW held several community workshops with Cameron County residents to determine what functions are most essential to one's home life after a disaster occurs and to prioritize home activity adjacencies.

Informed by resident input, a two-phased construction strategy was developed to enable rapid response after a disaster.  In phase one, qualified families will immediately receive a standardized phase one home that contains essential living facilities. Phase one homes will be constructed from a wet core module and a flat packed wall, roof, and floor panel system. The module and flat-pack panels will be individually built off-site and quickly assembled on site.  Families will reside in their “phase one home” until resources and time allow for expansion, at which point homes will be altered to accommodate long-term family needs and desires (site built phase two home). Between phase one and phase two, families will receive an expansion kit-of-parts catalogue and design consultation to help guide them in making informed decisions regarding home expansion. Individual design consultations will enable clients to personalize their space to meet their family needs and desires. Reconstructing in this manner creates communities of varied housing stock and visual interest as well as contributes to the long-term growth of Cameron County as a place.

bcWORKSHOP, in partnership with the Community Development Corporation of Brownsville, will be demonstrating and testing bcW’s Rapido strategy through the construction of several prototype homes for families affected by Hurricane Dolly. Prior to prototyping in the LRGV,  bcWORKSHOP demonstrated its first Rapido prototype at SMU’s Engineering & Humanity Week, April 15th-20th 2012. E&H week provided an opportunity to directly test Rapido’s construction process, deployment method, and performance to further inform future prototype designs.

Design of the second Rapido prototype is currently underway based on analysis and feedback received from round one prototyping.

Psychology as a Design Tool?

By Jesse Miller

What tools can architects develop through research on psychology and social issues to more deeply understand clients and context, and to better address social problems? How can architects better work toward addressing social problems? By more deeply understanding and engaging clients and context.

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Launching our sustainABLEhouse Initiative

Watch for future posts about sustainABLEhouse.

In 2006 we convened a conversation about housing in Dallas and challenged the current thinking to engage design as the tool to bring about methods and solutions addressing equity in our city. The title of those conversations was sustainABLEhouse.

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bcFELLOW Jesse Miller surveys potentials lots with client.

bcFELLOW Jesse Miller surveys potentials lots with client.

Echoing that great dialogue, we have created under the same name an effort to provide design services to any family that wants to build and own an affordable and efficient home within the central neighborhoods of Dallas.  This work is defined by the financial interests of the family with bcWORKSHOP willing to take on any budget no matter how modest. sustainABLEhouse is an effort engaging families normally outside traditional ownership choices in our city. While upfront budgets drive the program, we will not stop there.  Specific consideration will be directed toward the life-cycle costing of the home with design crafting a durable and energy efficient house supporting the financial interests of the family.

This work is in direct response to the estimated 30,000 plus affordable homes that are still needed in Dallas (Mayor’s Task Force on Affordable Housing). The success of sustainABLEhouse is not marked solely on affordability; rather, it is driven by a set of principles specific to Dallas: enhance neighborhood vitality; practice environmental sustainability; increase market capacity of affordable housing; influence perceptions and practices of affordable housing; promote intelligent and informed financing; and design for beauty, scale, and adaptability. The design of each sustainABLEhouse is a participatory process with the client and their neighborhood ensuring needs and opportunities are being identified and addressed.

The role of bcWORKSHOP at the beginning of a sustainABLEhouse is to work with the client to define and agree on the tasks that need to be completed, when they need to be completed, and who will take on the necessary responsibilities. Early tasks include selecting a property, which bcWORKSHOP and the client work on together, and securing financing, which the client is responsible for. bcWORKSHOP and the client continue the process well after the home is completed by participating in home performance testing.

Infographic that demonstrates the design process.

Infographic that demonstrates the design process.

City Builder Lab

Learn more about POP Dallas.

In the summer of 2012 bcWORKSHOP partnered with Big Thought's Thriving Minds camp to launch the pilot toolkit + labs initiative. Using Dallas' historic Fair Park as a testing ground, middle school students engaged in a series of discovery, making and sharing-based learning exercises. Through these sessions, dubbed the City Builder Lab, students engaged with the historical, physical and social components of Fair Park. They examined the local environments within the park through the lense of a city builder, identifying problems and offering solutions as informed advocates of the park.

Culinary Arts Program

Learn more about our work in Dallas.

Early in 2012, bcWORKSHOP led a community engagement process to inform the design of Lincoln High School Entrepreneurial Culinary Arts Program, a new pilot project created by local nonprofit Get Healthy Dallas and the Dallas Independent School District to address health and economic development in South Dallas.

The program stems from research undertaken by Stacy Cherones and the SMU Ethics Design Team. After connecting with Robert Foster, a South Dallas community advocate, and the Turner Twelve, a student mentoring program made up of twelve high school students at Lincoln High School, the research team developed a detailed understanding of the dynamics of food access, preparation, and sharing in the focus community. The team recommended piloting a four-year culinary arts program with an emphasis on nutrition, business and entrepreneurship. Dallas Independent School District agreed to pilot this concept at Lincoln High School, and the program will accept its first students starting in the fall semester of 2012.

bcWORKSHOP partnered with Peter Brown Architects, a local firm with extensive experience in school design, to plan and run six design workshops with project stakeholders including students, faculty, staff, school district officials and community members. In the first set of workshops, participants created a set of statements that define the project’s crucial elements and create accountability in the design process. Following a tour of high school culinary programs in Frisco, Allen and North Dallas, participants worked in groups to develop boards that represent the identity of the program and identify important relationships to consider within both the school and the surrounding neighborhood. Ultimately, the stakeholders created 15 different visions for the core program facilities.

This work provided direction for a design that can be completed in several different phases as funding allows. The core program facilities include a demonstration kitchen, professional kitchen, and restaurant, and are the minimum required for a successful program. They can be expanded to provide support spaces for the program, while adjacent classrooms can be allocated to create a learning community within the larger school. The renovation will transform the existing, outdated facilities into spaces that resemble real working conditions in the culinary industry, facilitate collaborative learning in a 21st Century environment, and build on Lincoln’s rich history within the community.

The [Short] History

By Emily Axtman

HarlingenTX is located in the Lower Rio Grande Valley, which is comprised of 4 counties: StarrHidalgoWillacy and Cameron. Both Harlingen and Brownsville are in Cameron County.  Harlingen, 30 miles west of the Gulf of Mexico and 15 miles north of the US / Mexico border, enjoys warm (or hot in August) gulf breezes and plenty of tropical vegetation — my favorite being the Sabal palm tree.

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Toolkit + Labs

Learn more about POP Dallas.

The toolkit + labs is a component of the POP Dallas public design effort to strengthen our city's neighborhoods.  It is a mechanism that builds collective understanding and awareness of the historical, physical and social complexities of a place and empowers people to advocate for their own cultural sustainability.

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The toolkit is an evolving strategy for how people can become engaged with the places they live. It can be about discovering our family history, sharing stories or making a garden. The toolkit is as much a recognition of human nature as it is a strategy for building and empowering individuals. It is a recognition of the many ways we give meaning to the things around us and of the ways we strive to position ourselves in the environment.

Through acts of discovering, sharing and making, the toolkit promotes engagement at the scale of the house, the street, the neighborhood and the city. Together the components build a laboratory — a living workshop — where people can begin to more clearly reveal the places they live.

Click here to see the full toolkit.

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Dallas to Brownsville

By Emily Axtman

My name is Emily Axtman and I've been a bcFELLOW for 8 months at bcWORKSHOP, Since November, I've been working on the La Hacienda Casitas project, a low income housing development in the Lower Rio Grande Valley (LRGV). I've been lucky enough to work on this project from schematic design through to the construction documents and am now following the project down to Harlingen (where the project is breaking ground in one week!) to be a part of the construction process first-hand.

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Cedars West Arts Festival

Learn more about POP Dallas and Neighborhood Stories.

In a fine example of People Organizing Place, the businesses along Rock Island Street in the Cedars neighborhood of Dallas recently put on the Cedars West Arts Festival to showcase the improvements they’ve made to their area. bcWORKSHOP showed up with our 40-foot Gatu (shipping container) gallery to exhibit photos and stories of the area’s past and engage visitors about their neighborhoods.

Named for the Rock Island Railroad that was extended to serve the area, Rock Island Street was developed from the river bottom reclaimed after the construction of the levees channelizing the Trinity River. Framed by the old meanders and conceived as an industrial area, the street remains populated by recyclers and architectural salvage companies. Working to share how existing buildings and businesses can be a part of change, property owners initiated a public art campaign and organized a street festival to spread neighborly good will.

In addition to displaying photos and stories about Rock Island, bcWORKSHOP collected neighborhood stories from dozens of attendees who told us what they love about where they live. Despite the June heat, the street was bustling with people buying found objects, enjoying the art and music while stopping in to provide valuable input informing our POP City Map.

Check out the video of the stories collected at the Cedars Arts Festival below, and watch for the latest version of the new City Map!

sustainABLEhouse - 2006 Symposium

The following is taken from the 2006 sustainABLEhouse program.  The event, presented by the bcWORKSHOP in partnership with the Dallas Architecture Forum was one of the first activities we did. Enjoy this look back.

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In 1996, the Carnegie Foundation in their report, Building Community, asked the question:

“Will U.S. cities be centers of civilization or decay, and will American children inherit a wholesome physical environment that promotes heath and prosperity?”

Buildings provide a framework for daily life and reflect values of cities in which people live. In 2005, only 2% of homebuyers worked with an architect and if Dallasites are going to meet the demands of growing urban areas and provide quality affordable housing, then architects, planners, builders, and residents must engage a new way of architectural practice.

Over the next twenty-five years, North Texas will grow by more than 4 million people, and according to The City of Dallas Mayor’s Task Force on Affordable Housing, there is a current need for over 30,000 new homes. The way in which Dallas builds to meet this demand must be reevaluated to provide all individuals with healthy, sustainable living communities.

The first in a series of conversations, sustainABLEhouse will engage individuals in relevant discussion about building affordable housing for the citizens of Dallas. The assembled group of architects, builders, planners, developers, city officials, and activists will examine national best practices and local opportunities for achieving social and economic benefits through community design practices. Panelists and topics for this symposium include:

National Best Practices, with Michael Pyatok, FAIA, affordable housing architect based in Oakland, California and principal of Pyatok Architects, Alexander Garvin, urban planner, developer, and consultant of the national firm Alex Garvin & Associates, Rick Lowe, artist, activist, and founder of Project Row Houses in Houston, Texas, and moderated by Donald Gatzke, Dean of the School of Architecture at University of Texas at Arlington.

Community Design, with Scott Ball, architect and President of the Association for Community Design Brent A. Brown, Dallas architect and founder of bcWORKSHOP.

Local Opportunities, with Hank Lawson, executive director of SouthFair Community Development Corporation, John Greenan, executive director of Central Dallas Community Development Corporation, and moderated by W. Mark Gunderson, Fort Worth architect, educator, and critic.