[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6691151,"mediaKeyId","2163279-2434f07e7c496d7a8d4f8a035b8818eb","parentId",2163279,"title","TIF board hears update on South Garland land assembly; city pursuing land swap with DART for large mixed‑use development","audioSeconds",439,"startMs",1462000,"endMs",1901000,"viewUrl","/Search/View?dp=1&key=2163279-2434f07e7c496d7a8d4f8a035b8818eb&start=1462&end=1901","thumbnailUrl","https://assets.pipeline.soar.com/2163279-2434f07e7c496d7a8d4f8a035b8818eb/thumbnail_1462000.jpg","articleUrl","/articles/6691151/Garland/Dallas-County/Texas/TIF-board-hears-update-on-South-Garland-land-assembly-city-pursuing-land-swap-with-DART-for-large-mixeduse-development","mediaUrl","https://secure.pipeline.soar.com/6691151-3fcb70aa6495e2d1f2820a9b88423c25/orig.mp4?Expires=1771184431&Signature=DNjgQ4-pF4~29ObM5AKr9kqedJG06SYblE1E-7-Y8a3C4VHX8NEPgxmzS0IiRHzAxJ1TS7i7XcNis8mKcrR7pWQ6DYxcAOlVUurVaP8PVqDHRcCx95y6QE5WwmTNJ2llEGOp0tQ-5wVGMiKxMgfGCFIt7m0v8IJqvbpdrlkTo3~Gh6WK8RZU6Bgba9ELw~ChsLQ-vZ9cMl0JhRYcInomLcGKo~y~iS8Q2b~w2mbJhLsyKKdZA345Ub6Ay-Ts4Sxmd2~hbix6WiMCbgb8JvOtRMnnJ003tJN0HfC8N3t-LO~fIDwyAhDK7w6zoa7P1v-XgfUHVojvcfNH1EGXfJ0WlA__&Key-Pair-Id=KUT5TJCACFTXG","author","Garland","date","2025-01-28T00:00:00Z","article","City staff told the Tax Increment Finance No. 3 Board that the city has acquired roughly 34 acres in the South Garland Avenue area and is negotiating for additional parcels with the goal of assembling more than 50 acres for a large redevelopment when the I‑635 expansion is complete.

Matt Madden presented a map showing property ownership in the corridor and said the city has entered into interlocal agreements with Dallas Area Rapid Transit that contemplate providing about $37 million to support a land swap. Under the plan, the city would acquire a portion of DART land and move the transit center north, freeing a consolidated tract for private development and a new city‑designed bus/transit center.

Staff said the vision for the assembled land is a mixed‑use destination with multifamily, retail and entertainment components rather than a simple sea of surface parking. Madden said the city is working with DART on a master plan and with economic development staff to recruit developers; he noted the area’s role as a major gateway into Garland once I‑635 work finishes.

Planning and zoning work is under way: staff told the board the city is preparing a city‑initiated planned development overlay for the area to help guide zoning and protect the long‑range vision from piecemeal uses. Design of a new transit center and a Malay Road realignment were cited as near‑term design tasks if the assemblage and interlocal agreement are finalized.

Board members discussed utilities, a substation and a water tower that constrain portions of the site, parking and the transit center footprint, and how DART’s proposed new station would integrate with transit‑oriented development principles. Staff said the city expects more detailed plans and a completed interlocal agreement to appear in coming months for board and council review.","mediaType","Video","parentTitle","Garland - Tax Increment Financing Boards - #3 - Jan 28, 2025","oneSentenceSummary","City staff reported that the city has assembled roughly 34 acres in the South Garland corridor, is pursuing a land swap with Dallas Area Rapid Transit that contemplates about $37 million in local agreements, and aims to assemble a 50‑plus acre tract for mixed‑use development.","taxTitle","Garland, Dallas County, Texas","taxId",2783,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6691153,"TIF board recommends adding 7,000-seat soccer stadium and youth complex to TIF 3; board approves 7-year extension",843,2036000,2879000,"/Search/View?dp=1&key=2163279-2434f07e7c496d7a8d4f8a035b8818eb&start=2036&end=2879","https://assets.pipeline.soar.com/2163279-2434f07e7c496d7a8d4f8a035b8818eb/thumbnail_2036000.jpg","/articles/6691153/Garland/Dallas-County/Texas/TIF-board-recommends-adding-7000-seat-soccer-stadium-and-youth-complex-to-TIF-3-board-approves-7-year-extension","https://secure.pipeline.soar.com/6691153-afa789ebcaea3347ec346cc32457dbc2/orig.mp4?Expires=1771184431&Signature=PMdLejMfjBAoKf3Vmn1nkHp09OIhxQDXy0JtourbUYmipPd9kbQRS23pVyAEtLPgETgr5mnXlcPrwWaWkDh9-nIGhoV8Ys2~ludSO1rX93BFRgPRIQdKY4FhI4ynMyGj-8xSQtTgO4YUa2f9jtqF2VmYmKCd-21AB8OiKxfdRWXwY1D47d3KJZyx1RhYB7djrQf9RMj3W0iBV5VqbcpUFIKNVqsj0U28bgBd0H5KopdDd2CFLGnmmYNloh2A-EL5-ZAV~xSSTZ-m62C8rn-jDB2yM5Y3yQVdiyB2yOHkLScAjXkQ9v1MSzbcfsisXavSm-8n3IbqJIYpVaHVYlnOPw__&Key-Pair-Id=KUT5TJCACFTXG","The Tax Increment Finance No. 3 Board on Jan. 28 recommended adding a proposed professional and youth soccer complex to the TIF 3 project plan and recommended extending the district’s termination date to Dec. 31, 2055. The board approved both recommendations by unanimous voice vote.

Board members were asked to approve language to put the project in the TIF plan so the city can proceed with design and possible bonding if contractual agreements with a private team and developer are finalized. Matt Madden, a city staff member who presented the item, said the project would pair a 7,000-seat professional stadium with adjacent youth and academy fields and supporting infrastructure.

If the project proceeds as presented, the stadium construction budget is $50 million. Madden proposed issuing about $43 million in TIF revenue bonds to help finance the stadium, with the remaining stadium costs covered by city cash and utility funds for related utility work. Youth and recreation fields, a plaza and parking were shown in the proposal as a separate $25 million package to be covered by the city’s capital improvement program and certificates of obligation.

Madden told the board the city owns the 64-acre site under discussion; most of that property is limited by a conservation easement that allows recreational use but not commercial development. A 14-acre “reserve tract” within the site is not under that easement and was shown in early concepts as space for team headquarters, a small hotel and mixed-use development.

The ownership group the city has been negotiating with is identified in the presentation as the local USL franchise ownership team; Madden named co-founders Matt Valentine and Sam Morton as the club’s principal owners. The presenters said the team would operate as a tenant and the city would retain stadium ownership. Madden said lease negotiations are ongoing and that the city expects a 20-year lease with annual payments and contributions into a capital reserve fund to cover major replacements and systems beyond routine maintenance.

On financing, Madden said the proposed TIF revenue bonds would likely carry a higher interest rate than general-obligation debt because they are structured as revenue bonds secured by TIF receipts rather than by the city’s full taxing power. The staff estimate presented to the board used a 6% interest assumption, projected conservative TIF growth and showed a model in which the bonds could be paid off in about 18 years under the conservative scenario, with a call provision after year 10.

Board members asked how the stadium financing would affect the medical-district reserve the TIF currently supports. Madden said the board’s amendment would allow borrowing against future TIF revenues but included a proposed schedule to make the medical-district reserve whole over time; he stressed that project-specific protections could be written into the ordinance and agreements so that bonds would not be issued if the stadium deal fails to reach required contractual milestones.

During the discussion members raised questions about transportation and connectivity, parking, conversion of surrounding property, and environmental buffers adjacent to Spring Creek Preserve. Madden said designers will use cutoff LED lighting and preserve and enhance vegetative buffers between the site and the preserve, and that the design process would address stormwater and trail connections.

The board motion to recommend adding the stadium and youth complex to the TIF 3 project plan (agenda item 3.c) passed unanimously. A second motion recommending the TIF termination be extended to Dec. 31, 2055 (agenda item 3.d) also passed unanimously.

What’s next: the board’s recommendation will go to Garland City Council. Madden said staff would begin design work if council pursues the project and that further TIF-board meetings and legal review would follow before any bonds are issued or final agreements signed.","The Tax Increment Finance No. 3 Board on Jan. 28 recommended adding a proposed professional and youth soccer complex to the TIF 3 project plan and recommended extending the district’s termination date to Dec. 31, 2055.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6691152,"City staff outlines $360 million bond package; staff says no tax‑rate increase projected",246,181000,427000,"/Search/View?dp=1&key=2163279-2434f07e7c496d7a8d4f8a035b8818eb&start=181&end=427","https://assets.pipeline.soar.com/2163279-2434f07e7c496d7a8d4f8a035b8818eb/thumbnail_181000.jpg","/articles/6691152/Garland/Dallas-County/Texas/City-staff-outlines-360-million-bond-package-staff-says-no-taxrate-increase-projected","https://secure.pipeline.soar.com/6691152-e0ea65528904767e3e726684513be6f6/orig.mp4?Expires=1771184431&Signature=OI68dux2RSTbf5uKuW8l6Lbb05yN7t6edNBuAnBMPL0~TWs2z1PNaVCYQbxmdq2-XrPF3o-sbSzYY3MODTHIJH-vkX9mv3uJR8durFFqAGYv4U9SGzEJ63eSjXdT0PnG~Tkqjblu3X7EMZrUhbbX3K22f~vT8ns0fY1YjnTS6Ye1t-sRbli3tH5g6IKyzi3b~2oj9WTlnr16yVTdsmJqOdHg0bmsxJIm98gWTAWnB8Dijnw36cEKK57pW9m1geUDMPrtng~eXJtqSzhLzXUkRZQjOtljwtChxWFCC~CZBm7DD0ufYIUEtiQmqxTYgVw5I-Sm5vQuvBVkfLJssVyDvw__&Key-Pair-Id=KUT5TJCACFTXG","City staff gave the Tax Increment Finance No. 3 Board an overview of a proposed $360 million bond package that the city plans to present to voters, with council expected to call the election on Feb. 4. Staff described four propositions: streets, economic development, parks and a renovation of the Granville Arts Center.

Matt Madden, the staff presenter, said the streets proposition is the largest element at $230 million, including about $210 million targeted to improve pavement condition on residential streets and alleys and roughly $20 million for gateway and corridor beautification projects. Madden said the city engaged a consultant that used laser and pavement‑condition indexing technology and concluded the city needs roughly $210 million over five years to raise the overall pavement condition index into the 70s from the current score in the 50s.

The economic development proposition is $75 million and would fund items staff described as land assembly, incentives and refurbishment projects, including a proposed renovation of the Granville Arts Center to address Americans with Disabilities Act issues. Madden said staff have identified Harbor Point (near Bass Pro), the medical district and South Garland Avenue as primary targets for incentives; he told the board that the medical‑district portion of the economic proposition was being estimated at about $18 million for gap financing in the event the city recruits a hospital.

The parks and recreation proposition is $30 million and is focused in the Harbor Point area; Madden showed concept imagery for trails, boardwalks and public waterfront access intended to spur private investment in the corridor.

Madden said the bond package is structured so that no tax‑rate increase is projected. He characterized the streets proposition as a way to spread the useful life of paving projects to match amortization and reduce annual costs compared with using short‑term tax notes. He also contrasted the package with prior bond packages that focused on long‑term corridor projects.

Council is expected to set the election schedule on Feb. 4 and staff said the public vote would be held in May. The board had no formal action on the bond package itself during this meeting; Madden said council would take final action on calling the election and on bond placements.","City staff briefed the TIF No. 3 Board on a proposed $360 million bond package with four propositions covering streets, economic development, parks and a Granville Arts Center renovation. Staff said the package is designed to avoid a tax‑rate increase and that council is expected to call the election on Feb. 4.","actionData","errors"]

Article not found

TIF board hears update on South Garland land assembly; city pursuing land swap with DART for large mixed‑use development

TIF board recommends adding 7,000-seat soccer stadium and youth complex to TIF 3; board approves 7-year extension

City staff outlines $360 million bond package; staff says no tax‑rate increase projected