‘Downtown Is The Mirror Of Your Community’: Transforming Garland, Texas, Through Redevelopment

Although most downtown areas only account for a small portion of a city’s land value, their economic and cultural impact is significant. 

A study from the International Downtown Association shows downtowns account for an average of just over 20% of a city’s total property tax revenue and 25% of jobs. Residential areas in urban cores have grown at triple the rate of areas away from the city center.

Many downtowns are in transition, with old or underutilized buildings being redeveloped or converted to other uses such as multifamily and mixed-use to keep up with evolving trends.

In Garland, Texas, a city adjacent to Dallas, a major revitalization of city-owned downtown sites is taking place. And upcoming requests for qualifications have gotten the attention of top real estate developers. 

“We have very unique and exciting infill development happening all over Garland,” said Ayako Schuster, the city's director of economic development. “And it's not just the local multifamily or mixed-use developers who are interested. We’re seeing interest from developers in the Midwest and up and down the East Coast who see our vision for this city.”

Letecia McNatt, the city’s assistant to the city manager, said Garland has set its sights on strategic redevelopment in the downtown historic subdistrict.

All property sites proposed for this project are within walking distance of the Downtown Garland Square, a reimagined public space with a recreational lawn, patio seating and children’s play area in the middle of 14 blocks of streetscape improvements. Immediately around the square, sidewalks have been expanded up to 15 feet in width and underground utilities have been completely replaced. 

“This project reinforces the city’s commitment to reinvest in the district, attracting businesses, creating jobs and increasing downtown foot traffic, all while establishing a cultural hub for the community,” McNatt said. 

The five properties the city will be redeveloping have been historically underutilized. One of them has been vacant for more than 35 years, and the other properties haven't reached their full potential, McNatt said. The goal is to get these properties back on the tax roll and contributing to the economic vitality of the city. 

While the city is excited about redeveloping properties in proximity to Garland’s revitalized Downtown Square, various other city-initiated projects are completed or underway.

Those include recreation centers, a new animal shelter, playgrounds and parks, and Surf & Swim and Holford Recreation and Aquatics Facility. McNatt said the success of these developments is largely attributable to Garland residents and their overwhelming support of Build Garland, a 2019 bond program committed to reinvesting in the city’s infrastructure and quality of life. 

“We are truly of the mindset that downtown is the mirror of your community,” McNatt said. “We see this project as an opportunity to complement this great public space that we have reenergized. Block-to-block district cohesion is now something you can feel when you're downtown.” 

McNatt said maintaining the eclectic and historical character of the district is a priority. Balancing historic preservation with modern uses is no easy task, but it is important to the personality of Downtown Garland, she said. 

Redevelopment of these five properties also presents a great opportunity to showcase the city’s cultural diversity, Schuster said. In 2024, Garland ranked among the top 100 most diverse suburbs in the country. 

“Almost every city says, ‘We're unique and diverse,’ but Garland really is, not only by the numbers, but by the relationships and the community engagement that already exists,” McNatt said. 

The city hosts dozens of events, farmers markets, social gatherings and festivals for residents and visitors in its downtown. Further developing these sites will enhance and strengthen community ties to these public spaces, she said. It will also stimulate economic activity by creating additional jobs, shops, restaurants, businesses and more. 

Put simply, this project will put Garland in the right position to continue to move forward, Schuster said. 

Six miles from downtown, near the Interstate 30 corridor, the city is planning another redevelopment project at the site of the Lake Ray Hubbard Transportation Center.

The Lake Ray Hubbard Transportation Center opened in 1994 in Southeast Garland, equipped with 657 parking spaces, said Jack Wierzenski, assistant vice president of economic development at Dallas Area Rapid Transit. At its busiest, in 2018 and 2019, the center filled 36% of the available spaces daily, but that sharply dropped to only 8% of spaces after the onset of the pandemic, he said. 

To address this, the city of Garland, in collaboration with DART, revealed plans to create a transit-oriented, mixed-use community in the I-30 corridor, making it easy for residents to live, commute and play without relying on a car, Schuster said. 

Totaling nearly 13 acres, the proposed development includes urban residential, townhomes, hospitality, senior living, and office and retail space. The Lofts iThirty apartments have already started construction on the site, featuring 340 units, two pools, outdoor kitchens and fitness centers. 

“This will be the first transit-oriented development in the DART service area to be anchored by a transit center,” Wierzenski said. “The agency is working closely with the city to transform the area around its transit centers into fantastic spaces for the Garland community. We’re even looking at creating more TODs in Garland in the near future.”

Since the Dallas-Fort Worth Metroplex has seen an increase in popularity over the past few years, adding nearly 500,000 people to its population since 2020, Garland will continue to be a city where people of all backgrounds can come together and live in a community that cares, Schuster said.

“All of the redevelopment projects really show that we’re putting our money where our mouth is,” she said. “We’re bringing improvements to the city that not only residents want but will also make our city more attractive to others who are just visiting or considering Garland as their next home.”

This article was produced in collaboration between the city of Garland and Studio B. Bisnow news staff was not involved in the production of this content.

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