Running Head: POSITIVE DEVELOPMENT IN DOWNTOWN WAXAHACHIE

Positive Development in Downtown Waxahachie

Kyle Reisner
Waxahachie Global High School

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Table of Contents
Abstract3
Introduction..4
Parties Involved ..5
Jim Lake Companies5
Citizen Proponents ..6
The Benefits of Renovation.6
The Possibility of Gentrification.7
Conclusion ..8
Appendix A: Definitions..9
References..10

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Abstract
This paper explores the benefits of the current development of Waxahachies downtown square
and the surrounding area being overseen by Lake Moreno Partners and discusses some of the
possible negative side-effects of this growth, specifically the gentrification of the local
population. It also addresses some of this local populations concerns about the project and how
they may or may not be warranted by Lake Moreno Partners current plans. Research was drawn
from various articles and statements from local writers, business-owner and Lake Moreno
Partners as well as economic ideology as to how similar business situations have functioned in
the past and Jim Lakes similar projects in the past, such as the Bishops Arts district in Oak Cliff.
Interviews with current Waxahachie business owners and with Lake Moreno Partners indicate
this development and new business would be beneficial to all parties concerned (Pratt, 2013).
Many people are excited and optimistic about this change (Clark, 2014) and the concerns of
extremely negative gentrification are unfounded. (Gentrification: How Bad Is It?, 2014)
Keynotes: Waxahachie Lake Moreno Partners, Gentrification, Bishop Arts

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Possible Gentrification of Waxahachies Downtown Area

Introduction
Whether its good or bad, change is always met with controversy. People dont like being
told that their life or their home is being altered in any way and this is especially true when that
change may interfere with tradition or a long-established system. Many times, these people do
have a point in their refusal of the new. A replacement can indeed be worse than its counterpart,
but it is often the case that these complaints are merely a stubborn rejections of positive
advancement. This seems to remain true in Waxahachie, where many people are voicing
concerns about the current development in the downtown area being overseen by Lake Moreno
Partners. Predictions of gentrification, omens of lost culture, prophecies of capitalist oppression,
these complaints are altogether unfounded.
Waxahachie is undeniably an old and proud small town; a town full of character and
charm with people who care deeply about preserving these things. It is home to an unprecedented
number of gorgeous Victorian-style homes (or Gingerbread Houses, as the the locals like to call
them), churches over a century old, and the best German Japanese fusion restaurant youll find
for miles around, but if there is one location in the town that its people love the most, its the
courthouse and the surrounding square. The central locale for various Waxahachie events like the
Farmers Market, the Texas County Reporter, Christmas lightings, and even film festivals, the
Waxahachie square also sports numerous antique stores and restaurants like the previously
mentioned German/Japanese joint.
It seems odd, though, that with all this activity and quite a few successful businesses,
around half the buildings in downtown Waxahachie are completely vacant. Walking from

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charming vintage boutique to charming vintage diner is a journey that will take you past dusty
windows and an abundance of For Lease signs. The square is immediately charming and does
have some considerable business in it, but on closer inspection there seems to be a big problem.
It is this problem that Lake Moreno Partners is hoping to correct.
Parties Involved
Jim Lake Companies
Lake Moreno Partners is a group led by its namesakes: Jim Lake Jr. and Amanda Moreno.
Jim Lake Jr. is the CEO and son of the founder of Jim Lake Companies, a commercial real estate
affiliation that specializes in adaptive urban redevelopment [in] Dallas (Jim Lake Companies,
2014) and is playing a large part in Waxahachies current development. Put simply, Jim Lake
Companies finds underdeveloped or low-income areas around Dallas and buys up lots and lots of
land at extremely low prices with the intention of bringing in trendy and successful businesses in
order to raise the property value.
Their portfolio includes much of the Dallas Design District and the incredibly popular
Bishop Arts district in Oak Cliff. The latter of these two areas was much like current downtown
Waxahachie before Jim Lake and his people redeveloped it. A vibrant, bustling 1920s trolley
stop at its birth, the Bishop Arts district had fallen out of general use by the 80s (Mitchell,
2013). In 1985, Jim Lake Sr. and his partner Mike Morgan began to buy up much of the rundown property in the area and renovating it for new businesses. Thinking that the area just
needed saving (Lake, 1998), Lake and Morgan began to do just that. It wasnt long before the
Bishop Arts district was a thriving locale once again, full of home dcor stores, clothing
boutiques, eclectic restaurants, and more. Now, after his passing in 2003, Lake Srs son is in the

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process of carrying out a similar, though not wholly identical, vision for Waxahachie. As
mentioned earlier though, some outspoken citizens of the town are none too pleased with these
plans.
Citizen Proponents
Since the announcement of Lake Moreno Parters plans for Waxahachies downtown
development, there have been those who have spoken out in opposition, saying that these actions
would diminish Waxahachies culture and hurt local entrepreneurs. Some believe - as Rayne
Holm claims in her article on The Daily Lights website - that Lake Moreno Partners see[s
Waxahachies] history as something to be manipulated as quaint in order to draw attention and
money, not something to be honored. Continuing on, she further claims that They do not care
about the people who created [Waxahachies] history, only about the present and the money
they could make (Holm, 2014), but Lake Moreno Partners are far from the evil she portrays them
to be.
The Benefits of Renovation
Waxahachies downtown has held several vacant buildings for many years now.
Occasional hopeful businesses come by, but very few manage to stay in business due to a viscous
cycle described by a waitress at one of the squares most popular restaurants wherein many of the
shop cannot stay open very many hours of the day because theres nobody at the square and
theres nobody at the square because none of the shops are open (Pratt, 2013). Its a catch 22
situation that cant be solved by one business alone; itll take a massive overhaul of the area as a
whole and this is just what Lake Moreno Partners are planning to do. Many of the business
owners currently located on or around the square have spoken extremely positive about Jim Lake

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and his company stating that they have the business sense and the enthusiasm to bring
[Waxahachie downtown] up to speed (Pratt, 2013). Terra Garza, owner of Zulas Coffee Shop
and one of the people described in Holms article as a true Waxahachie business pioneer, warmly
welcomes all new businesses to the square as adding more shops would only benefit her
business and add to the longevity of the new shops as well. (Pratt, 2013)
Lake Moreno Partners has already begun talking to the business owners currently
working on the square to get their ideas on the project. In this way, the community is being
involved. New businesses will benefit the current shops and restaurants by bringing in more
consumers, and no one is being kicked off of the square as the land purchased by Lake Moreno
Partners was entirely vacant which results in wins all around. Waxahachie downtowns biggest
eyesores are finally being renovated, and with the oversight of experienced developers like Jim
Lake, business is sure to be booming in the coming years and beyond.
The Possibility of Gentrification
One of the biggest concerns surrounding these developments is the possibility of
gentrification in Waxahachie as a whole. Gentrification is defined as a shift in an urban
community lifestyle through an increasing share of wealthier residents or businesses and
increasing property values. Put simply, it is a term used to describe a large influx of wealthy
people and businesses in predominantly poor areas and an increase in the areas cost of living as
a result. This can pose a huge problem to poor renters in these areas as the increased property
value may be out of their reach, leaving them unable to pay for the home they may have owned
for decades. Gentrification is also characterized by a loss or diminishment of culture as a result
of the new residents not being a part of the areas history and culture.

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In the case of Waxahachies current development, however, high levels of gentrification

are unlikely. The new businesses being brought into the square are not replacing old ones. They
are filling in the vacant lots that have acted as a hinderance on all business in the area for years.
Its not just Lake Moreno Partners making money here, its Waxahachie entrepreneurs as well.
Jim Lake specializes in finding the best businesses to fit into the unique feels of a
community and making the area work together as a whole. Many of the same artists that
populated the Bishop Arts district remain in the area, maintaining the culture from before its
renovation (Mitchell, 2013). There is no reason to believe the situation will be different in
Waxahachie. Lakes plan is not to kick out Waxahachie businesses and bring in what he deems
trendier or fancier; it is to evolve this downtown area into the vibrant and booming shopping,
eating, entertainment, hang out venue it is already on the verge of becoming. People in urban
spaces are using the term gentrification much more frequently now then ever before (Figure A.1).
Its become almost trendy to cry out against new development.
Conclusion
Despite supposed possibilities of gentrification and the uprooting of local business and
culture, Lake Moreno Partners have so far proven to be handling the development of the
Waxahachie downtown very carefully. Through promotion of local businesses and events as well
the fostering of entirely new ventures, they are expanding Waxahachies culture and success, not
replacing it. The town has been steadily and healthily growing for years and local pride is strong.
The benefits of Jim Lakes experience and resources only add to Waxahachies expansion. The
squares vacancies will finally be filled, and theyre brimming with fresh potential.

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Appendix A: Definitions
Gentrification: (noun) the buying and renovation of houses and stores in deteriorated urban
neighborhoods by upper- or middle-income families or individuals, thus improving property
values but often displacing low-income families and small businesses.

Catch 22: (noun) a frustrating situation in which one is trapped by contradictory regulations or
conditions.

Redevelopment: (noun) an often publicly financed rebuilding of an urban residential or

commercial section in decline.

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References
Downtown Waxahachie, TX - Lake Moreno Partners [Motion picture]. (2014). USA: Vimeo.
Gentrification: How Bad Is It? (2014, February 6). Retrieved December 2, 2014, from http://
buildlouderdallas.org/?p=1422
Helms, A. (2003). Understanding gentrification: An empirical analysis of the determinants of
urban housing renovation. Journal of Urban Economics, 474-498.
Holm, R. (2014, September 22). Column: Thoughts on our downtown. Retrieved November 2,
2014, from http://www.waxahachietx.com/opinion/localcolumnists/column-thoughts-onour-downtown/article_ae2b4261-7bc3-575a-bdc1-4a1d4b39a58a.html
Mitchell, K. (2013, August 8). In '70s and '80s, 'Bishop Arts District' Really Was an Arts District.
Retrieved November 2, 2014, from http://oakcliff.advocatemag.com/2013/08/tributepaid-to-oak-cliff-funk-art-at-two-dallas-art-exhibits/
Pratt, M. (2013, July 30). Downtown Development Talk of the Town. Retrieved November 2,
2014, from http://www.waxahachietx.com/news/waxahachie/downtown-developmenttalk-of-the-town/article_73d9ab61-ebfc-5623-a1a2-698fa7092431.html
Smith, C. (2014, September 27). Letter: In Support of Lake Moreno Partners. Retrieved
December 11, 2014, from http://www.waxahachietx.com/opinion/letters/letter-in-supportof-lake-moreno-partners/article_931223fd-d838-564f-afa8-fc447d4b8c94.html