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TOD TIF District
Transit-Oriented Development, or TOD for short, is at the heart of the City of Dallas' long-range land use plan, forwardDallas!. Dallas is home to forty-six (46) passenger rail stations, each presenting a unique opportunity to develop a new mixed-use neighborhood. Created in 2008, the TOD TIF District ties together development opportunities around eight (8) of these stations, in four sub-districts spread along the DART Red and Blue lines. Starting in north Dallas at the Lovers Lane DART Station, the TIF district also includes Mockingbird Station near Southern Methodist University (Mockingbird / Lovers Lane), areas south of downtown (Cedars West), sites near the Cedar Crest Golf Course (Cedar Crest) and the major commercial street through central Oak Cliff (Lancaster Corridor).
This innovative TIF district was one of the first in the country to balance increment generated across sub-districts, targeting areas with the greatest need. A portion of increment generated at the Mockingbird / Lovers Lane and Cedars West sub-districts provides additional funds to support development and infrastructure in the Lancaster Corridor and a fund for affordable housing. The development of the TOD TIF District follow the identified best practices for TOD:
This innovative TIF district was one of the first in the country to balance increment generated across sub-districts, targeting areas with the greatest need. A portion of increment generated at the Mockingbird / Lovers Lane and Cedars West sub-districts provides additional funds to support development and infrastructure in the Lancaster Corridor and a fund for affordable housing. The development of the TOD TIF District follow the identified best practices for TOD:
- Place-making;
- Encouragement and planning for density; and
- Good urban design.
TOD TIF District Map
- Cedar Crest Sub-district
- Cedars West Sub-district
- Lancaster Corridor Sub-dist.
- Mockingbird / Lovers Sub-dist.
Covering the area around the Cedar Crest Golf Course, host of the 1927 PGA Championship, the Cedar Crest sub-district includes a 200-acre development site. A residential area with large single-family homes surrounds the golf course with retail and storage uses along Kiest Boulevard at the southern edge. The nearest DART station, Illinois Station, is home of the DART Police Headquarters and is about one half-mile from the eastern edge of the sub-district. DART buses provide easy linkages to the station.
Located between the Cedars neighborhood and the Trinity River is an industrial area centered on the former Alfred Refrigeration site and adjacent parcels now known collectively as Cedars West. Located 850 feet from the Cedars DART station, the site is separated from the rest of the neighborhood by a freight rail corridor and a significant grade change. Recent multi-modal infrastructure improvements to Riverfront Boulevard and Cadiz Street have significantly improved access to the site. The sub-district is Immediately south of downtown and just southwest of the Kay Bailey Hutchison Convention Center, and includes the potential site of a large mixed-use infill development.
10% of the increment generated in Cedars West will be transferred to the Lancaster Corridor sub-district, and 10% to the TOD TIF District's affordable housing fund.
10% of the increment generated in Cedars West will be transferred to the Lancaster Corridor sub-district, and 10% to the TOD TIF District's affordable housing fund.
The Lancaster Corridor, stretching from the Trinity River along Corinth Street Road and South Lancaster Road to the International Inland Port of Dallas (IIPOD) and the University of North Texas at Dallas (UNT-Dallas) campus, is one of the longest commercial corridors in Southern Dallas. It is uniquely served by six DART light rail stations, five of which are included with surrounding development opportunities in the Lancaster Corridor sub-district. The 8th & Corinth Station at the north end is adjacent to the Trinity River corridor, and is a combination of multi-family and light industrial uses. The Illinois Station, connected to the Cedar Crest sub-district, includes a park & ride lot and light industrial uses. The Kiest & VA Medical Center stations are at the core of the South Lancaster Road commercial corridor, with a mixture of retail uses and the anchor institutions of the Dallas VA Medical Center. The VA Medical Center Station area is home to the Lancaster Urban Village, the first mixed-use TOD project in the district. The Ledbetter Station, formerly the terminus of the Blue Line prior to its 2016 extension to UNT-Dallas, includes a large park & ride lot and several underdeveloped residential and retail properties along Five Mile Creek.
40% of the increment generated in the Mockingbird / Lovers Lane Sub-district and 10% of the increment generated in the Cedars West Sub-district will be added to the budget for the Lancaster Corridor Sub-district.
40% of the increment generated in the Mockingbird / Lovers Lane Sub-district and 10% of the increment generated in the Cedars West Sub-district will be added to the budget for the Lancaster Corridor Sub-district.
The Mockingbird / Lovers Lane sub-district includes low-density industrial and retail buildings and parking lots around the Mockingbird and Lovers Lane DART stations. Across North Central Expressway (US-75) from Southern Methodist University and the George W. Bush Presidential Center, the sub-district is rapidly transforming into a mixed-use neighborhood with a mixture of for-sale & rental housing and retail. An extension of the Katy Trail is under construction through the sub-district, linking Dallas' most popular hike & bike trail with White Rock Lake Park. The sub-district includes the two large park & ride lots at Mockingbird Station.
40% of the increment generated in Mockingbird / Lovers Lane will be transferred to the Lancaster Corridor sub-district, and 20% to the TOD TIF District's affordable housing fund.
40% of the increment generated in Mockingbird / Lovers Lane will be transferred to the Lancaster Corridor sub-district, and 20% to the TOD TIF District's affordable housing fund.
District Characteristics
TIF Lifespan
- Creation Date: December 10, 2008
- Expiration Date: December 31, 2038, or when the budget of $185,117,697 (2009 dollars) is collected
Size
- Total: 1,641.6 Acres
- Cedar Crest Sub-district: 559.5 Acres
- Cedars West Sub-district: 355.7 Acres
- Lancaster Corridor Sub-district: 396.5 Acres
- Mockingbird / Lovers Lane Sub-district: 331.3 Acres
Participating Jurisdictions
- City of Dallas
- Dallas County