Case Study

Mockingbird Station Phase I

Multifamily — Transit-Oriented Development

394-unit transit-oriented development at DART SMU/Mockingbird. $80M.

Project Type: Multifamily / TOD
Location: Dallas, TX
Total Value: $80M
Stories: 7
Units: 394 (20% affordable)
Parking: 500 below-grade spaces
Status: Under Construction (2027)
Developer
Architect

Building on the Rail Line

Mockingbird Station Phase I is a 394-unit, seven-story multifamily development directly at the DART SMU/Mockingbird Station — the most heavily used light rail stop in Dallas. The project includes 500 below-grade parking spaces funded by a $20M Regional Toll Revenue Credit grant, with up to $29M in TIF subsidies. It's the first phase of a $300M multi-phase master plan that will reshape one of Dallas's most connected transit nodes.

Public Funding, Public Scrutiny

When a project carries $20M in RTC grants and $29M in TIF subsidies, every schedule milestone and budget line gets reviewed by public agencies, not just private stakeholders. ANDRES is managing a construction process where the reporting requirements, compliance standards, and approval chains reflect the public investment — while still delivering a market-rate product on a competitive timeline.

Complexity highlights

Below-Grade Parking Adjacent to Active Rail

500-space below-grade parking structure constructed adjacent to an operating DART light rail line. Vibration control, clearance requirements, and coordination with DART operations add constraints that don't exist on a standard multifamily site. The rail line doesn't stop running during construction.

Affordable Housing Compliance

20% of units are designated affordable, triggering a separate set of regulatory requirements for unit distribution, finish standards, and ongoing compliance documentation. The affordable and market-rate units must be indistinguishable in quality while meeting different cost and reporting thresholds.

ANDRES's multifamily team has delivered multiple projects for High Street Residential, building a working relationship where project expectations, communication protocols, and quality standards are already established. That repeat-client efficiency translates directly to fewer RFIs and faster decision cycles.