Trinity Railway Express Station Areas Development Plan RFP Document.pdf

NORTH CENTRAL TEXAS COUNCIL OF GOVERNMENTS

METROPOLITAN PLANNING ORGANIZATION

REQUEST FOR PROPOSALS

TRINITY RAILWAY EXPRESS STATION AREAS DEVELOPMENT PLAN

October 9, 2026

REQUEST FOR PROPOSALS

FOR TRINITY RAILWAY EXPRESS STATION AREAS DEVELOPMENT PLAN

INTRODUCTION

The North Central Texas Council of Governments (NCTCOG) is requesting written proposals from qualified firms(s) to create corridor level planning evaluation and recommendations for transit-oriented development (TOD) at seven Trinity Railway Express (TRE) station areas. The effective area of study will be the half-mile radius around each TRE Station. Based on project partner input and review of conditions, this includes a request for more detailed area planning for up to five of the seven TRE Stations including Trinity Lakes, CentrePort/DFW Airport, West Irving, Downtown

Irving/Heritage Crossing, and Medical/Market Center.

NORTH CENTRAL TEXAS COUNCIL OF GOVERNMENTS

The NCTCOG is a voluntary association of, by, and for local governments, and was established to assist local governments in planning for common needs, cooperating for mutual benefit, and coordinating for sound regional development. NCTCOG’s purpose is to strengthen both the individual and collective power of local governments and to help them recognize regional opportunities, eliminate unnecessary duplication, and make joint decisions.

Since 1974, NCTCOG has served as the Metropolitan Planning Organization (MPO) for transportation in the Dallas-Fort Worth (DFW) Metropolitan Area. NCTCOG’s Transportation

Department is responsible for regional transportation planning for all modes of transportation. The

Department provides technical support and staff assistance to the Regional Transportation

Council (RTC) and its technical committees, which compose the MPO policy-making structure. In addition, the Department provides technical assistance to the local transit providers of North

Central Texas in planning, programming, coordinating, and implementing transportation decisions.

STUDY GOALS

This Study will create community and stakeholder supported recommendations for advancing

TOD around the TRE Stations. These recommendations should lead to improved transportation connections and catalytic TOD opportunities that advance economic development, multi-modal choices, and increase ridership.

The Study is consistent with the goals of the Mobility 2050: The Metropolitan Transportation Plan for North Central Texas, adopted by the Regional Transportation Council (RTC) focused on reducing traffic congestion and vehicle emissions by promoting the use of non-motorized travel between rail stations and neighborhoods, employment centers, schools, and other regional destinations.

STUDY SUPPORT

The project will be conducted under the guidance and supervision of a Project Review Committee, which will involve stakeholders from the City of Fort Worth, City of Irving, City of Dallas, Trinity

Metro, Dallas Area Rapid Transit (DART), and NCTCOG. The responsibilities of the Project

Review Committee will be to serve as the principal technical review committee for this project.

NCTCOG shall serve as project manager to implement a mutually agreed upon scope of work, monitor the progress of consultant activities; and serve as a liaison between the consultant and other partners. The selected consultant will enter into a contract with NCTCOG for the agreed upon scope and budget. NCTCOG shall also serve as the contract manager and procurement administrator for the project.

CONSULTANT QUALIFICATIONS

The study will include planning services. The preferred consultant team should include at a minimum the following team members with direct expertise in urban planning and design. Core skills requested from the consultant team include:

• Market studies for commercial real estate development

• Utilities infrastructure assessment and needs for development

• Graphics rendering for conceptual visualization of developments and infrastructure

• Public and stakeholder engagement on land redevelopment topics including TOD

• Zoning codes and urban design supporting TOD

• Public/Private development partnership and related funding/finance mechanisms including federal loan programs such as TIFIA for TOD.

SCOPE OF WORK

The scope of work is summarized by the tasks outlined below. Proposers are encouraged to exercise creativity in responding to the project needs. Modifications to the tasks and task sequencing which will improve the effectiveness of the project effort, while containing costs, are encouraged.

The scope of work for the Trinity Railway Express Station Areas Development Plan is focused on the half-mile radius of seven TRE stations including: Trinity Lakes, Bell, Centreport/DFW Airport, West Irving, Downtown Irving/Heritage Crossing, Medical/Market Center, and Victory. It includes five primary tasks outlined below.

Outline of Scope Tasks

1. Study Administration

2. Market Study

3. Utilities Infrastructure Assessment

4. Individual Station Area Planning

4.1 – Trinity Lakes Station Area Plan

4.2 – CentrePort/DFW Airport Station Area Plan

4.3 – West Irving Community Village Plan

4.4 – Downtown Irving/Heritage Crossing Station Area Plan

4.5 – Medical/Market Center Station Area Plan

5. Corridor-Wide Evaluation and Executive Summary

Tasks 1, 2, and 5 will be completed for all seven station areas. The third and fourth task, Individual

Station Area Planning and Utilities Infrastructure Assessment is currently scoped for up to five stations. This is summarized in Table 1 below. Proposing firms should provide a table with total cost per each station area plan (tasks 4.1 to 4.5) in the body of their proposals. The scope of work for professional planning services needed in all tasks are detailed on the following pages.

Proposers are encouraged to exercise creativity in their response with scope modifications which will improve the effectiveness of the study effort while containing costs.

Recommended project phasing includes completing the Market Study (Task 2) and Utilities

Infrastructure Assessment (Task 3) first, so they inform Individual Station Area Planning (Task

4). Findings from Individual Station Area Planning tasks shall be summarized in the Corridor-

Wide Evaluation and Executive Summary (Task 5).

Table 1 - Scope Tasks by Station

Station Market Study

Utilities Assessment

Station Area Plans

Corridor Summary Bikeways*

Trinity Lakes X X X X x Bell X X CentrePort/DFW Airport X X X X x West Irving X X X X Downtown Irving/ Heritage Crossing

X X X X x

Medical/Market Center X X X X Victory X X *Not part of this procurement scope. Related separate effort.

Review of NCTCOG and Other Planning Materials for Study:

Existing Conditions Report NCTCOG Staff have prepared an Existing Conditions Report that the consultant will review prior to completing all other tasks. The Existing Conditions Report includes current station area and corridor land use, demographics, zoning, transit ridership, economic incentives, and active transportation/ transit last mile connections. It will also reference past and ongoing plans, private developments, and public infrastructure projects. See www.NCTCOG.org/TOD for the report document.

Sidewalk First/Last Mile Routes to Rail Stations Memo Additionally, NCTCOG staff will create a Sidewalk First/Last Mile Routes to Rail Stations

Memorandum that will identify current sidewalk gaps and issues with the station area and present data driven prioritization of recommended sidewalk improvements. It may also include supportive wayfinding signage, crossings, shade, and lighting recommendations. The recommendations from the Sidewalk First/Last Mile Routes to Rail Stations Memo should be integrated into the final recommendations for each applicable station area. This will be available when the consultant starts the study in early 2027.

Bikeways to Trinity Railway Express Rail Stations Study The third element the consultant must review in later phases of the project will be the Bikeways to Trinity Railway Express Rail Stations Study findings completed by a consultant hired through separate procurement. The bikeway study will evaluate a selection of roadways and alignments for possible bikeway implementation at Trinity Lakes Station, Centreport / DFW Airport Station, and Downtown Irving / Heritage Crossing Station. The recommended bikeway alignments will http://www.nctcog.org/TOD have 15% design schematics with Opinion of Probable Construction Cost. The high-priority final recommendations will be added to the Station Area Corridor Development Plan recommendations in the corridor summary phase.

PROFESSIONAL SERVICES PROVIDED BY CONSULTANT

Task 1 – Study Administration

1.1 Study Management

The Consultant will be responsible for the following:

• Monthly conference calls with the NCTCOG study management team to review progress and ensure appropriate coordination of all study processes and schedules.

• Monthly billing and progress reports submitted to NCTCOG.

1.2 Coordination Meetings

NCTCOG personnel will conduct an initial coordination (kickoff) meeting with the Consultant to identify and outline specific desired elements related to the study scope of work, objectives, schedule, deliverables, monthly progress reports, and monthly billings. Monthly project management check-in meetings with NCTCOG and the consultant should also be scheduled for the duration of the project.

After the initiation meeting the Consultant will facilitate joint kick-off coordination meeting with the full PRC to outline the goals and objectives for the study areas, scope of work, schedule, deliverables, and data needs. During the project approximately 3 to 5 Key Project Milestone meetings with the full PRC are requested. These should be scheduled and structured around milestones for important decisions and feedback regarding planning deliverables or updates at key time periods.

Task 1 Deliverables

The Consultant shall provide the following Task 1 deliverables to include, but not limited to:

a. Handouts, materials, and meeting summary for the Study Initiation meeting, Stakeholder

Kick-off Meeting, and each project review milestone meeting.

b. Monthly progress reports summarizing the Consultant’s accomplishments.

c. Monthly invoices identifying hours worked by individual, hourly rate, indirect cost rate, activities performed for consultant services and itemized costs for materials and expenses.

Task 2 – Market Study The consultant will evaluate the competitive economic position of the seven TRE station areas in this study. An understanding of the current market for TOD is needed so planning recommendations can be adjusted for implementation in the real estate market context. This should help the local governments of the corridor set expectations for achieving TOD based on level of public/private partnership and incentive needed. At a minimum, the Market Study should include the following:

2.1 Key Stakeholder Engagement

The Consultant should seek input from the following stakeholder groups:

• Economic Development staff from the cities of Dallas, Irving, and Fort Worth as well as transit agencies of DART and Trinity Metro;

• Station area property owners;

• Local real estate developers, investors, and management companies; and

• Other stakeholder groups as identified and agreed upon by NCTCOG.

One-on-one and/or group interviews with the stakeholders listed above and at least one online survey or comment form are needed..

2.2 Station Area Market Specifications

The Consultant will provide figures, tables, and/or charts quantifying current and future market conditions. At a minimum, the Consultant should assess:

• Average rents for commercial and residential space;

• Vacancy/ leased space percentage for both commercial and residential;

• Types and number of businesses, including business conditions (openings and closings);

• Industries, employer types, and estimated jobs; and

• Employment and demographic growth trends.

2.3 Current Station Area Market Assessment

From research and engagement with key stakeholders, the Consultant will provide an assessment on the current market for development. At a minimum, the Consultant will examine the following:

• Growth forecast – Based on regional growth, how much development might each station area absorb or build without public incentives over the next 10 years? (quantify by units and square feet per possible land use types)

• What level of public investment or support may be needed to achieve desired TOD benchmark? (need to define desired TOD template)

• What are the minimum household and/or population estimates needed to achieve additional retail support in each station area?

• Corridor Analysis - How might development at other TRE stations potentially impact the market at each station?

The market assessment should show the strengths and weaknesses of each station area for attracting different business/industries and land uses. This should include maps of key trade areas

(retail, office, residential, and others as needed) to illustrate the competitive market for each station area.

Task 2 Deliverables The Consultant shall provide the following Task 2 deliverables:

a) Market Study Memo for each station summarizing station area business profile and target industries; map(s) of key trade areas; table(s) of market conditions specifications;

and analysis, findings, and opportunities for station.

b) Corridor-level quantitative and qualitative market summary.

Task 3 – Utilities Infrastructure Assessment A Utilities Infrastructure Assessment is needed to understand how non-transportation utilities capacity impacts possible redevelopment of station area land. The utilities assessment should focus on identifying, mapping, and assessing, at a minimum, the following facility types:

• Stormwater Infrastructure

• Water and Sewer Infrastructure

• Electrical distribution lines and associated substations

• Natural Gas lines

• IT/Telecommunications/Cellular

The Consultant will provide expertise on how these utilities may impact development and suggest changes to the list above, as needed.

3.

3.1 Existing Utility Conditions Mapping

The Consultant will assess the existing conditions and known expansion plans of utilities infrastructure within the half mile of each of the seven study stations. At a minimum, the

Consultant will conduct the following:

• Collect and review available documentation;

• Interview key individuals at the cities and utility providers; and

• Create a GIS geodatabase of utilities within the applicable station areas.

3.2 Impact Estimations

The Consultant should analyze the current development capacity supported by the existing conditions of stormwater, water, and sewer infrastructure. The Consultant will provide figures, charts, and/or tables to show the estimated maximum housing units and commercial square feet supported by existing utilities.

Locations along the corridor may have conflicts with electrical facilities, gas, and/or telecommunication lines. The Consultant should provide an overview of how developments may be limited by these conflict points and create maps illustrating potential conflict zones in the station areas. Identification of utility conflicts should inform recommendations for redevelopment in appliable station area plans (see Task 4: Individual Station Area Planning).

Task 3 Deliverables The Consultant shall provide the following Task 3 deliverables:

a) Utilities Infrastructure Assessment Memo for each station summarizing station area utility existing conditions; maps of each facility type; and figures, charts, and/or tables of current development capacity supported by existing infrastructure as well as gaps in coverage.

b) GIS geodatabase with applicable station area utility layers.

Task 4 – Individual Station Area Planning The Consultant will prepare Station Area Plans for five identified stations along the TRE corridor to ensure that actionable implementation strategies are recommended. The differences between each station area require a targeted approach with some common themes of planning. For this planning effort the following five stations are included:

• Trinity Lakes

• CentrePort/DFW Airport

• West Irving

• Downtown Irving/Heritage Crossing

• Medical/Market Center

Scopes for these 5 station areas plans are outlined in the table below for each subtask per station area plan. After completing station area plans the Consultant will also provide a corridor-wide evaluation, summarizing implementation strategies from the station specific plans.

Table 2 - Station Area Planning Tasks by Station

Task

Trinity Lakes

CentrePort/ DFW Airport

West Irving

Downtown Irving/

Heritage Crossing

Medical/ Market Center

Development Vision and Plan X X X X

Zoning Review X X X Park and Ride Lot Redevelopment / Activation

X X X X

Placemaking and Urban Design X

Build-Out Analysis X

Implementation Plan X X X X X

While all stations are unique in many ways, the station areas have common tasks with standards that are described here. Use these standards for each applicable station area plan. Additional modifications and context are added in each station area’s section of the scope.

Development Vision and Planning Standards Station Development Vision and Plan should focus on the approximate half-mile radius of the station or the specified study area in this scope. It’s expected that consultant will review existing conditions data provided by NCTCOG, prior station area plans or related plans, and City and

Transit Agency staff input before starting the development vision. The market study and infrastructure assessment should also be reviewed before crafting the vision. Finally, all visions and plans will be informed by public engagement to reflect the community vision. The consultant must also consider how the station area will contribute to the overall TRE corridor in this vision and plan.

All development vision and plans will include graphics, renderings, images, or other visuals to support engagement. Eye-level perspective 3D renderings and similar graphics are encouraged to better help stakeholders visualize future development. The final vision and plan should be reflected in a concept map focusing on future land use, catalytic projects or key features, and transportation improvements better connecting the area. Additionally, maps, tables, figures and/or charts summarizing the development vision should be provided as requested by the project team.

The development vision and plan should prioritize TOD concepts. It should provide insight into how the future land uses will help the station area, increase economic development, and encourage greater transit ridership. It should also consider concepts such as increased mixed use, balancing housing versus employment, and leveraging public and civic spaces. For select station areas, additional details will be provided to modify this focus as needed. For example, four of the station areas have transit station park and ride lots that will either be planned for redevelopment or lower intensity activation. Downtown Irving is the only station that will not have a full development vision plan due to City of Irving prior planning activity there.

Development and Vision Plan Components

• Public Engagement

• Review of data, past plans, and analysis

• Catalyst development plans were applicable

• Development Vision concept map

• Graphics, renderings, images to support engagement

• Summary document /memorandum

Public Engagement Standards and Resources All development visioning and plans require stakeholder engagement. Engagement activities outlined in this scope are minimum requirements. We encourage consultants to suggest other potential engagement strategies following best practices applicable to each station area. A public and stakeholder participation strategy plan document should be developed and reviewed by the

PRC before starting the engagement process. It’s envisioned there are at least two phases for all station areas: introduction/ gathering input, and refining needs on draft recommendations.

The following list is standards and resources for public engagement for all stations in this project.

Individual needs will be added within each station area scope 4.1 through 4.5:

• A project logo and branding are NOT required but all public facing digital and printed materials for the project should use a consistent color and font set.

• Project websites and online engagement tools can be provided via the platform https://nctcog.publicinput.com/ by NCTCOG.

• It’s expected all prepared public facing materials should have a Spanish translation available; this may be adjusted by the Project Review Committee..

• Notification strategies should include, at minimum, city and transit agency media channels, digital accounts and publications, and an email list specific to the project area.

Physical signage near the project site may be needed pending PRC coordination.

• When possible, the Consultant should coincide engagement activities with ongoing city/transit agency programming of events and outreach.

Park and Ride Lot Catalyst Area Redevelopment Evaluation Standards

At Centreport/DFW Airport and Downtown Irving/Heritage Crossing Stations, the transit park and ride lots should be evaluated for redevelopment. At West Irving and Medical/Market Center

Stations they will be evaluated for activation, less intense than redevelopment; details in this section do not apply those two stations.

The park and ride development evaluation should include site constraints, market factors, and stakeholder goals related to transit ridership, urban design, placemaking, and financial outcomes.

If applicable, the consultant should outline the redevelopment through a phased approach that identifies which portions of the site will likely develop near or longer term and include the magnitude of development and costs that may occur over each phase. At a minimum, the Catalyst

Area Redevelopment should include the following:

Park and Ride Redevelopment Conceptual Development Plan and Specifications

The Consultant will provide at least two draft illustrative concepts for public review and create one final preferred concept. To assist with engaging the public, additional visuals and renderings may be requested by the project team. Additionally, the Consultant will provide corresponding tables, figures, and/or charts that show:

• Desired densities and buildable heights;

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• Feasible unit counts and/or square feet size estimates;

• Parking requirements; and

• Urban design elements.

Redevelopment proposals should maximize density but also include possible limits set by items such as available utilities, airport overlay height limits, and the capacity of the commercial real estate development market to partner with the city and transit agency. The Consultant should closely align site design proposal with transit agency and city goals and desired outcomes.

Park and Ride Redevelopment Public-Private Partnership (P3) Process Roadmap

The Consultant will assess how other cities in the region have worked with transit agencies on park and ride redevelopment (PRC will provide examples) and evaluate applicable laws, policies, concepts and key takeaways. The Consultant will outline the process for initiating redevelopment of an underutilized park and ride lot in partnership with the city and transit agency through step-by-step guidelines in sequential order with theoretical timelines.

Park and Ride Redevelopment Funding and Finance Plan

The Consultant should provide estimates for the rough-order-of-magnitude development cost for the final redevelopment concept. While the private costs may be generalized, the public sector costs should be specific to individual project components (e.g. infrastructure improvements, street alignment, sidewalk improvements, etc.). The public partners should be engaged in identifying public funding opportunities for public benefits with the park and ride development using sources such as known local, state, and federal funding sources (NCTCOG to provide initial list).

In addition to known typical funding resources, the Consultant should examine use of USDOT

Railroad Rehabilitation and Improvement Financing (RRIF) and Transportation Infrastructure

Finance and Innovation Act (TIFIA) loan programs for TOD. The Consultant will review the latest guidance and materials on federal RRIF and TIFIA loans for TOD and evaluate if the proposed concept for station park and ride redevelopment is a good fit. It will include the pros and cons of using the loans and the recommended process the city and transit agency would follow. The

Consultant’s analysis should ultimately advise the public partners on whether pursuing RRIF and

TIFIA for TOD projects is worth the time and resources.

The Park and Ride Lot Catalyst Area Redevelopment Evaluation deliverables generally:

• Site plan of preferred redevelopment concept

• Renderings of preferred concept

• Summary document of concept specifications, process, and funding options

Implementation Plans Standards

The Consultant will develop a separate action plan with discrete policies and projects for each of the five stations areas based on the station’s needs and context. Each of the five implementation plans should be based around a table that has columns indicating at least the recommended action, responsible parties (private sector, city department, other public agency, etc.), time frame

(short, medium, long), level of priority, and if applicable cost estimates and possible funding sources.

From the full table of recommended actions, the Consultant should identify strategies considered

“high-priority improvements”. The lead implementer, the entity that must initiate improvement process, should be identified for high-priority strategies.

For all high-priority projects that are implementable within 1-2 years, the Consultant will provide a generalized description for the implementation process, and ensure its geography and scope are reasonably defined. High-level cost and funding needs should be identified. In consultation with the city, transit agency, and NCTCOG, a high-level summary table of possible funding sources should be created.

4.1 Trinity Lakes Station Area Plan

Purpose and Background

The Trinity Lakes Station recently opened on the TRE Line in 2024. TOD has not yet taken place at this station area despite plans for it since at least 2012. City of Fort Worth was planning for

TOD at Trinity Lakes long before its opening with the creation of the form-based Trinity Lakes

Development Code in 2012 which has since been amended. The City of Fort Worth also established a Tax Increment Reinvestment Zone around that time. Development has not occurred on the large vacant area, that has only two owners, immediately south of Trinity Lakes Station.

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This station area plan is needed to encourage the advancement of TOD at Trinity Lakes station.

While the Trinity Lakes station area covers multiple cities, this effort will only focus on City of Fort

Worth.

Study Area Map

4.1.1 Development Vision and Plan

See “Development Vision and Planning Standards” in the Task 4 introduction and apply to this station. Key documents to review: Fort Worth 2050 Comprehensive Plan1 and the Trinity Lakes

Development Code. Additional details on public engagement for this station area are provided below.

Public Engagement Plan

See the “Public Engagement Standards and Resources” section in the Task 4 introduction for more NCTCOG public engagement details applicable to this project.

Trinity Lakes Station in Fort Worth has few residents within its station area. Nearby residential stakeholders will be those adjacent to the station area half mile in Fort Worth. Engagement for

Trinity Lakes will need to consider these factors. Public engagement for this area plan should at

1 https://www.fortworthtexas.gov/departments/city-manager/department-divisions/planning/comprehensiveplan/Comprehensive-plan a minimum include these items or equivalents based on best practices proposed by the consultant:

• At least 1 public meeting - May be virtually held or in person pending available space.

• At least 1 online survey

• One-on-one and/or group interviews with the following stakeholder groups:

o Owner/developers of vacant land in Fort Worth near the station o Identified elected officials, civic leaders, and/or community organizers o Others as suggested by Project Review Committee

4.1.2 Zoning Evaluation

As previously noted, the area south of the station and east of I-820 is governed by the Trinity

Lakes Form-Based Development Code. The Consultant should evaluate the existing form-based code and provide high-level recommendations for improvements to encourage dense mixed-use consistent with the development vision and Fort Worth 2050 Comprehensive Plan. The

Consultant should identify strengths and weaknesses of the existing zoning, determining whether it has sufficient design standards to create TOD. The focus of this effort should be on the zoning districts closest to the TRE station rather than near developed single-family areas.

Additionally, the Consultant will evaluate if Fort Worth’s current process for administering the

Form-Based-Code district could be improved to expedite development. This includes examining whether the zoning standards align with current real estate market expectations and other factors potentially impacting effective zoning use.

Recommendations should be drafted for the city to consider when updating zoning and administering development along with an explanation of how these support the development vision. (Task 4.1.1)

Trinity Lakes Station Area Plan (Task 4.1) Deliverables

a) Public Engagement Summary Memo;

b) Future Development Vision Summary Memo, including Conceptual Future Development

Vision Map, eye-level perspective 3D renderings, and other graphics as needed;

c) Zoning Evaluation Summary Memo;

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d) Station Area Implementation Plan, including findings and results of all requested items above (See “Implementation Plan for Each Individual Station Area Plan” in Task 4 intro)

4.2 CentrePort/DFW Airport Station Area Plan

Centreport/DFW Airport Station has no existing TOD or station area TOD plans. Recently a conceptual project for TOD has been proposed. It is a mostly built-out area of aging garden style apartments and suburban offices and retail. However, the station has a significantly large transit park and ride lot owned by Trinity Metro and Fort Worth as well as large commercial and warehouse properties nearby that may be redeveloped over time. This plan will create a vision for more TOD at Centreport/DFW Airport Station and recommend actions to achieve it, emphasizing the opportunity provided by the key public property.

Parallel to the land use planning for CentrePort/DFW Airport Station, NCTCOG is also working on design of bikeways through the station area. The design of redevelopment in the transit park and ride lot will need to consider bikeway alignments in connection from the platform through the transit park and ride property.

4.2.1 Development Vision and Plan

station. The future vision should be informed by the City of Fort Worth Future Placetype Map created with their 2050 Comprehensive Plan and previous vision plans from property owners.

This vision should also incorporate the catalyst area using redevelopment of the Trinity Metro park and ride lot, see task 4.2.2. Additional details on public engagement for this station area are provided below.

Public Engagement Plan

See the “Public Engagement Standards and Resources” section in the Task 4 introduction for more NCTCOG public engagement details applicable to this project. Public engagement for this area plan should, at a minimum, include these items or equivalents based on best practices proposed by the consultant:

• At least 2 public meetings – may be held virtually, in-person, or hybrid pending available space. Public meeting participants should include stakeholders within the immediate half-mile area near the station

• At least 1 online survey

• At least 3 stakeholder meetings with key stakeholder groups identified by the Project

Review Committee

4.2.2 Park and Ride Lot Catalyst Area Redevelopment Evaluation The Trinity Metro owned park and ride lot adjacent to the rail station and the mostly vacant private property nearby at 14401 Statler Blvd, Fort Worth, TX 76155 should be evaluated for possible catalytic sites for mixed-use development. See Park and Ride Lot Catalyst Area Redevelopment

Evaluation Standards in the Task 4 introduction for more details on this task.

For CentrePort/DFW Airport Station, concepts should assume City of Fort Worth zoning district

MU-2 is predominantly used to re-zone the catalyst area redevelopment and evaluate if that zoning is enough to support the preferred concept, providing high-level recommendations on other zoning, if needed. Additionally, the redevelopment concept should propose a bike facility alignment through the park and ride site to get from the rail station platform to future bikeways north of Statler Blvd. This will connect to the planned bikeways evaluated in the “Bikeways To

Trinity Railway Express Rail Stations Study” at the intersection of Statler Blvd and Breezewood

Drive.

4.2.3 Zoning Evaluation of Station Area

Outside of the catalyst redevelopment site, zoning north of the TRE rail line in City of Fort Worth does not support TOD by-right. In consultation with the City of Fort Worth, the Consultant should evaluate and provide recommendations on whether other properties should be re-zoned. The type of zoning district to be used in re-zoning should be described including the option to use Fort

Worth MU-2 to support TOD. The Consultant should also identify entitlement/permitting process efficiencies the city could use to incentivize TOD in rezoned areas of CentrePort/DFW Airport

Station.

CentrePort/DFW Airport Station Area Plan (Task 4.2) Deliverables

a) Public Engagement Summary Memo;

b) Future Development Vision Summary Memo, including Conceptual Future Development

Vision Map, eye-level perspective 3D renderings, and other graphics as needed;

c) Park and Ride Lot Catalyst Redevelopment Evaluation Summary Memo and final illustrative concept with constraints, specifications, recommended process, costs, and funding options (including possible TIFIA/RIFF use);

d) Zoning Evaluation Summary Memo;

e) Station Area Implementation Plan, including findings and results of all requested items

4.3 West Irving Community Village Plan

The Bear Creek community in West Irving is one of the oldest African-American communities in

Dallas County and has experienced disinvestment for decades. What remains of the Bear Creek community partially intersects with the West Irving TRE Station area. This is included in the study area for the project shown in the Study Area Map below. Only land in the City of Irving will be part of this station area study.

To support the community and TOD goals, this plan will need to lay the foundation for restoration near the TRE station that respects and reflects the community’s shared vision. Ideally, the plan should initiate a re-establishment of community identity through appropriately scaled development and placemaking efforts.

4.3.1 Development Vision and Plan

station. Due to the unique history of the study area, also known as Bear Creek community, background from the City of Irving should be carefully considered in this development vision. The

West Irving vision should focus on placemaking and community history as core elements. The visioning process will need to introduce and include the core design concepts of TOD; however, using the term “TOD” is not necessary as sensitivity to change is needed in this neighborhood.

This development vision and plan will also have more emphasis on placemaking and activating

(no full redevelopment) of the DART park and ride lot. Additional details on public engagement for this station area are provided below.

Public Engagement Plan See the “Public Engagement Standards and Resources” section in the Task 4 introduction for more NCTCOG public engagement details applicable to this project. Public engagement for this area plan should, at a minimum, include these items or equivalents based on best practices proposed by the consultant:

• At least 3 public meetings – may be virtually held or in-person pending available space o Public meeting participants should include stakeholders within the planning study boundaries

• At least 2 surveys – likely physical printed and online versions

• At least 3 stakeholder meetings with key stakeholder groups, including but not limited to:

o Bear Creek Community Development Corporation o West Irving Improvement Neighborhood Association o Councilmembers Dennis Webb and Abdul Khabeer o Leadership at Ben Washington Baptist Church o Other neighborhood groups, whose communities are directly served by the station, identified by the Project Review Committee

4.3.2 Placemaking and Urban Design Guidance

Following engagement with the community, the Consultant will provide placemaking concepts and urban design strategies to support the Development Vision with the goal of recreating an identity for the Bear Creek community. Concepts and strategies will need to respect the Bear

Creek community’s history and align with the future vision of the community, ensuring consistent, high-quality development that supports a walkable neighborhood. Best practices and successful examples of placemaking efforts and opportunities to enhance the public realm in historically disadvantaged communities should be included. The Consultant should also review the City’s existing placemaking efforts and supportive elements of the city code.

The Consultant will work with community stakeholders to identify a preferred list of potential public realm enhancements and/or placemaking efforts. The list will be refined based on estimated cost, implementation timeframe, lead implementer (individual-, business-, community-, or city-led), permitting requirements (allowable by-right v. permit required), potential funding mechanisms, etc.

High-level concepts for placemaking that activate the West Irving Park and Ride lot

(approximately 5 acres, 537 parking space), located at 100 Esters Rd, Irving should also be included. The West Irving park and ride lot cannot be developed due to overhead power lines.

Activations should not conflict with that utility constraint, should support transit, and be consistent with the goals for other placemaking concepts in the station area. These should be reviewed by

DART staff for feasibility before public presentation.

Maps, renderings, and graphics to visualize placemaking concepts and urban design principles to support engagement efforts will be created. Photo comparison examples from other locations for each prioritized placemaking element, such as sign toppers, gateways, wayfinding signage, etc., will need to be provided by the consultant.

West Irving Community Village Plan (Task 4.3) Deliverables

a) Public Engagement Summary Memo;

b) Future Development Vision Summary Memo, including Conceptual Future Development

Vision Map, eye-level perspective 3D renderings, and other graphics as needed;

c) Placemaking and Urban Design Guidance Summary Memo and Visuals;

above (See Implementation Plan section for details).

4.4 Downtown Irving/Heritage Crossing Station Area Plan

The Downtown Irving Station Area Plan is needed to support the city’s efforts to redevelop the

Heritage District into a walkable, mixed-use neighborhood supporting the economic development of the area as a regional destination and encourage transit ridership.

The City of Irving has an ongoing neighborhood planning effort for the Downtown/Heritage district that includes the TRE station area. The city recently completed reconstruction of Irving Boulevard to improved the streetscape for walkability and to encourage investment and activity downtown.

Irving has already created a community supported preferred land use plan that will guide this study’s efforts and completed community engagement and outreach. The City of Irving will lead all additional public engagement efforts as necessary for this planning effort.

4.4.1 Park and Ride Lot Catalytic Redevelopment Evaluation

To spur TOD in Downtown Irving, plans for redeveloping catalytic sites are needed. The primary catalytic site is the DART owned park and ride lot at 205 W Irving Blvd, Irving, TX 75060

(approximately 3.14 acres, 406 parking spaces). Other nearby catalyst properties for redevelopment may also be considered, such as publicly owned parcels by City of Irving such as 416 W Irving Blvd and 100 Rock Island Road, if budget allows.

See Park and Ride Lot Catalyst Area Redevelopment Evaluation Standards in the Task 4 introduction for more details on this task. For the Downtown Irving/Heritage Crossing Station, the development concepts should follow DART’s TOD Design Guidelines as well as current Irving zoning for this area.

4.4.2 Zoning Evaluation

The City is interested in updating the existing form-based code to better align with the community’s vision market needs, and urban development best practices. This may include upzoning opportunities to add greater density such as strategies to add “missing middle” housing and/or inclusionary housing opportunities.

A high level review of the existing form-based zoning code is needed to identify challenges and opportunities, taking into consideration the ease of use for developers and administrative burden for the city. The Consultant should evaluate the code for urban design and built-form standards

(architectural, landscape, block design, etc.) that promote mixed use, walkability, and transit access. The Consultant will recommend zoning changes providing explanations supporting each recommendation.

4.4.3 Development Vision Build-Out Analysis

The Consultant will analyze redevelopment built-out capacity over the next 10 to 20 years. The goal will be to determine the maximum TOD supportive density consistent with the Development vision already created by City of Irving, their current policies, market, and other factors. At a minimum, the Development Vision Build-Out Analysis should include the following:

Build-Out Planning Framework To show the benefit of increased density, the potential build-out for the Downtown

Irving/Heritage Crossing station area will be crafted considering at least the following constraints to create a feasible estimate of a more transit-oriented downtown Irving:

• Market-driven – based on current market demand and near-term likely market demand;

• Regulations of current City of Irving zoning and Unified Development Code (UDC);

• Existing conditions data provided by NCTCOG, including known future infrastructure and development projects;

• Community input sentiment and vision provided by City of Irving from ongoing engagement;

• City of Irving Existing Land Use Plan – the Consultant should NOT create a new land use plan for Irving;

• Utility constraints (Task 3);

• Possible lot assembly strategies of small parcels; and

• Strategic use of “missing middle” housing in most single-family adjacent areas.

In addition to assessing development potential, the Consultant should review the existing City of

Irving Unified Development Code (UDC) for parking requirements by use/district. The consultant should evaluate parking demand for the maximum build-out based on current parking requirements, using parking as an additional constraint.

Metrics summarizing the build-out should be provided including housing units, commercial square footage, parking spaces required, and others recommended by the consultant to convey level of change. A quantitative estimate of economic benefit and possible transit ridership should be created corresponding to the potential build-out to show its benefits.

Redevelopment Strategies for Higher Density Build-Out In addition to re-zoning, other redevelopment strategies are needed for the study area. Strategies such as land banking and lot assembly, development on larger residential lots with accessory dwelling units, and opportunities for “missing middle” housing should be reviewed at a minimum.

For each, an explanation of how it would work, what it could look like in Irving, and possible challenges should be examined.

Parking Management Strategies Analysis

Using the parking demand identified from the maximum build-out, the Consultant will create a short list of parking management strategies to reduce the net parking in the study area to allow greater density. At a minimum, the Consultant should review the best practices from NCTCOG’s

Parking management toolbox: www.nctcog.org/parking to create a short list of most likely practices for the study area. Additional resources for parking management strategies ideas are encouraged. Meeting parking demand may be considered for the area within reasonable walking distances, rather than meeting demand on each property for each use. The Consultant should outline the impacts and potential constraints for each recommended strategy.

Public Engagement Review City of Irving staff will lead public engagement for Downtown Irving. The consultant will prepare materials from the Development Vision Build-Out Analysis to support the ongoing City of Irving public engagement in the study area. This may include graphics, renderings, slides, and data to help engage the public. The Consultant will need to review previous public engagement efforts https://doc-collab-asc.asc-prod.aws.mediagrif.com/9.4.1-39abdf646025647e1a8e07c316ae520b/web-apps/apps/documenteditor/main/www.nctcog.org/parking carried out by the city. Materials supporting up to three meetings led by the City of Irving staff are anticipated during this project.

Downtown Irving/Heritage Crossing Station Area Plan (Task 4.4) Deliverables

a) Park and ride Lot and Other Catalyst Sites Redevelopment Evaluation, including summary memo with specifications, process, and funding options as well as final illustrative concept plans;

b) Zoning Evaluation Summary Memo;

c) Development Vision Build-Out Analysis Memo, including public engagement materials, density and parking strategies, graphics, and 3D renderings, as needed;

4.5 Medical/Market Center Station Area Plan

The Medical/Market Center Station Area Plan is needed to explore opportunities to retrofit the station area with more transit-oriented development (TOD). The existing Southwestern Medical

District (SWMD) is an employment center and hub for medical innovation but has been historically built in an automobile-oriented pattern.

The City of Dallas adopted the ForwardDallas 2.0 Comprehensive Land Use Plan supporting TOD in September 2024 (amended in March 2026).2 The SWMD completed the Southwestern Medical

District 2024 Master Plan in September 2024.3 Additionally, the City is working on a Dallas Zoning

Reform project with anticipated adoption in 2027/2028.4 The Texas Trees Foundation and

Southwestern Medical District are advancing a streetscape transformation of Harry Hines Blvd that will benefit this station area5. These recent and ongoing plans and projects should be reviewed and integrated into this station area plan as applicable.

2 https://dallascityhall.com/departments/pnv/Forward-Dallas/Pages/default.aspx 3 https://swmeddistrict.org/wp-content/uploads/2025/01/southwestern-medical-district-2024-master-plan.pdf 4 https://www.dallaszoningreform.com/ 5 https://texastrees.org/swmdtransformation/ https://protect.checkpoint.com/v2/r02/___https:/dallascityhall.com/departments/pnv/Forward-Dallas/Pages/default.aspx___.YzJlOm5jdGNvZzpjOm9mZmljZTM2NV9lbWFpbHNfYXR0YWNobWVudDphOTIyNmYwZmQzZjQxMThiZmE4OTk5MjkyNmJkZDg2ODo3Ojg0OWU6MThhNjRlNGY3MDFlN2JlYmVmNmJkMjc0NTg3MTExNzNhYzgyY2Y5MTliZGQzMjFlYWM2NGExZWRjMWVkNGM1ZTpwOkY6Rg…