Design-Build Services for the Qualified Convention Center & Hotel

RFQ# 2026-08-04-02
Requests for Qualifications (RFQ) and Request for Proposals (RFP) to provide
DESIGN-BUILD SERVICES
FOR THE
Qualified Convention Center and Hotel in the City of Mansfield, Texas
NOTICE TO SUBMITTERS
MANSFIELD - QUALIFIED CONVENTION CENTER AND HOTEL - PHASE 1
DESIGN-BUILD SERVICES
Notice is hereby given that the Mansfield Sports District, Inc., a Texas corporation (the "Developer"), in coordination
with the City of Mansfield, Texas (the "City"), is now calling for qualifications and proposals for a design-build firm
(the "Design-Builder") to provide design, construction, and equipping of Phase 1 of a Qualified Convention Center
and Hotel in the City of Mansfield, Texas, in the location shown on the Site Plan, which is attached hereto as Exhibit
A. The Design-Builder will be selected in a two-step process: Step 1 - Request for Qualifications (RFQ) and Step 2 -
Request for Proposals (RFP). The Developer will select up to five (5) respondents from the RFQ submittal to prepare
RFPs.
The selected respondent may be required to enter into one or more definitive agreements with the Developer, the
City, or another project entity designated by the City, depending on the final transaction structure and applicable
law. All RFQs must be sealed and clearly marked "RFQ #2026-08-04-02 - Mansfield - Qualified Convention Center
and Hotel" and returned to the City Secretary's Office at the City of Mansfield, Texas, at 1200 E. Broad St., Mansfield,
TX 76063, prior to 2:00 PM, CDST, Tuesday, June 9, 2026. The Developer reserves the right to reject any or all
RFQ/RFPs received.
The RFQ/RFP documents may be examined or obtained on-line by visiting the City of Mansfield's Purchasing website
at and clicking on the link to the advertised project. The Contract Documents may be downloaded, viewed, and
printed by interested submitters.
Direct questions regarding distribution of RFQ/RFP Documents shall be directed in writing to both: (1) R. Shawn Ellis,
Manfield Sports District, Inc., shawn@houseoftangram.com; and (2) Casey Lewis, City of Mansfield, Executive
Project Manager: casey.lewis@mansfieldtexas.gov.
Only a written addendum issued through the City's purchasing process shall modify this solicitation. Oral statements
or informal communications by representatives of the City or the Developer shall not be binding.
Background:
The City and the Developer executed a "Master Development Agreement for Qualified Convention Center and Hotel
Project", as amended (the "Master Development Agreement"), to govern the development of a convention center
and hotel project pursuant to Texas Tax Code Chapter 351 (the "Qualified Project" or the "Project"). Pursuant to the
Master Development Agreement, the Developer will provide the financing, planning, design, construction,
equipping, and commissioning of a full-service, upper-upscale Qualified Hotel, a public Qualified Convention Center
Facility, and related Infrastructure, including a structured parking facility, as those terms are used in Texas Tax Code
Chapter 351.

RFQ# 2026-08-04-02
Hotel Carbon - Elite:
The Qualified Hotel to be constructed under this Phase 1 solicitation will carry the brand of "Hotel Carbon - Elite"
and will be located on property owned by the City and leased to the Developer. Hotel Carbon - Elite will consist of
288 rooms and will be physically connected to the Qualified Convention Center Facility by a shared or common wall.
Hotel Carbon - Elite will also consist of no less than two (2) destination restaurants, performance and recovery
centers, and a publicly accessible covered aerial walkway that may connect to adjacent project property and may
be expanded to connect to other Project properties.
Qualified Convention Center Facility:
The Qualified Convention Center Facility will be constructed by the selected Design-Builder and (A) will be primarily
used to host conventions or meetings; (B) will be wholly owned by the City, and none of which will be owned through
an undivided common interest; (C) will be physically connected to Hotel Carbon - Elite by a shared or common wall;
(D) will not be located in Hotel Carbon - Elite or any other hotel structure, but may share common infrastructure or
facilities with Hotel Carbon - Elite, such as fiber optics, heating, ventilation, and air-conditioning systems, electrical
systems, or kitchen support; (E) will contain approximately 30,000 square feet of convention and meeting program,
including not less than 20,000 square feet of meeting space; and (F) will be configurable to simultaneously
accommodate multiple events described by (A) above of different sizes and types.
Hotel Carbon - Elite may include sub-leased spaces for retail establishments, bars, and restaurants. The Developer
has entered into a ground lease agreement with the City (the "Ground Lease"), pursuant to which the Developer
has leased from the City the property on which Hotel Carbon - Elite and the Qualified Convention Center Facility
are being constructed. The Ground Lease also authorizes the Developer to operate, maintain, and program the
Qualified Convention Center Facility.
Parking Facility:
The selected Design-Builder will construct a structured parking facility, generally located as shown on the attached
Site Plan as part of Lot C, consisting of 300 parking spaces to primarily serve Hotel Carbon - Elite and the Qualified
Convention Center Facility (the "Parking Facility"). The Parking Facility will be located within 1,000 feet of the
property line of Hotel Carbon - Elite and the Qualified Convention Center Facility.
Additional Development:
Hotel Cache Legitimate/KUBO and related improvements are not part of the Phase 1 scope under this RFQ/RFP. A
future phase may include Hotel Cache Legitimate/KUBO and related improvements, which, if pursued, will be the
subject of a separate RFQ/RFP or other procurement authorization.
Project Schedule - Commencement of Construction:
The Project schedule requires that no later than December 1, 2026: (i) plans shall have been prepared and submitted
to all applicable governmental authorities for construction of improvements to the Qualified Convention Center
Facility, Hotel Carbon - Elite, and the 300-space Parking Facility; and (ii) all necessary permits for the construction
of improvements to the Qualified Convention Center Facility, Hotel Carbon - Elite, and the 300-space Parking Facility
shall have been issued by the applicable governmental authorities.
Contractors and subcontractors shall comply with prevailing wage requirements to the extent required by applicable
law and as set forth in the definitive contract documents.

RFQ# 2026-08-04-02
Performance and payment security for the construction scope shall be required in the amounts and forms set forth
in the definitive contract documents. Any maintenance bond or other post-completion security shall be required
only to the extent expressly stated in the definitive contract documents.
PUBLICATION DATES: May 10, 2026 and May 17, 2026 - FORT WORTH STAR TELEGRAM
SCOPE OF WORK
AND DESIGN CRITERIA PACKAGE
Design-Builder Responsibilities:
The selected Design-Builder is expected to provide turnkey design and construction services for this Project
providing a complete and fully functional Qualified Hotel and Convention Center Facility, and Parking Facility,
satisfying all Project and contract requirements. The final product shall be consistent with the branding, quality,
and services described in the Master Development Agreement. The selected Design-Builder will be the sole
responsible source for total Project compliance and construction performance including all architectural services,
engineering services, and construction services. The selected Design-Builder will hold all design professional, testing
services, trade, and supplier contracts. The following are included in the selected Design-Builder's scope of work:
Design:
* Pre-design activities: locate existing utilities as required.
* Architectural and Engineering design to produce construction documents and specifications in accordance
with the Developer's requirements and the City's codes and all State regulations, all State Statutes, and all
Federal Regulations and any other authorities having jurisdiction.
* Bidding, negotiation, and award of sub-contracts.
* Permitting as required including but not limited to Texas Accessibility registration and review, Tarrant County
Health Department, TCEQ, City of Mansfield and any other applicable agencies.
* Construction administration and construction management.
* Project closeout, operation manual production, record drawings and commissioning.
* Warranty review.
Construction:
* All necessary offsite and on-site utilities.
* All civil, structural, architectural, electrical, mechanical, plumbing, landscaping, and irrigation construction
required to meet the design criteria and approved plans and specifications.
* Material and construction testing.
* Comply with all Developer's requirements and the City's codes and all State regulations, all State Statutes, and
all Federal Regulations and any other authorities having jurisdiction.
* Provide a complete and functioning facility including all controls, connections, materials, equipment, and
labor necessary.

RFQ# 2026-08-04-02
Project Location:
The Project will be located on the property generally identified as Lots A, B, and C on the attached Site Plan and is
limited to the Phase 1 improvements described in this RFQ/RFP and Exhibit B. Any future phase or additional project
property will be separately authorized, if at all. Refer to Site Plan shown on Exhibit A.
Scope of Work:
The following is the preliminary scope of work that may be modified during contract negotiations with the
selected Design-Builder.
A. Site Investigation and Project Design Criteria Evaluation.
1. Verify existing site conditions. Provide any additional survey, geotechnical engineering, subsurface
utility investigation, environmental engineering, and other exploratory services necessary to verify the
existing conditions beyond the Developer and City provided information.
2. Review project design criteria and specifications. Provide constructability, time, labor, and
scheduling factor recommendations related to project cost.
B. Schematic Design
1. Review Developer schematic design comments from RFP submittal.
2. Attend Developer and City meetings to coordinate and resolve any value engineering,
constructability, phasing, scheduling, and other issues documented in the schematic design.
C. Construction Documents (CD)
1. Based on approved schematic design, incorporate previous review comments refining the design to
include information necessary to permit, bid and construct the Project. The design will include:
i. Site Design in accordance with Developer requirements and City ordinances:
1. Final Plat.
2. Site Plan.
3. City General Notes.
4. Demolition plans as necessary.
5. Grading Plans.
6. Paving Plans.
7. Dimension Control Plans
8. Existing Conditions and Proposed Conditions Drainage Area maps.
9. Drainage Plans and Profiles.
10. Utility plans with sanitary sewer profiles and water profiles for lines greater than 8-inch diameter.
11. Offsite Utility Plans as necessary.
12. Pavement Marking and Signage Plans.

RFQ# 2026-08-04-02
13. Site Lighting Plan and Photometrics.
14. Landscape Plans.
15. Irrigation Plans.
16. City Standard Details
17. Details supporting above plans.
ii. Building Design in accordance with Developer requirements and City ordinances and building code(s):
1. Architectural Plans.
2. Interior Design Plans.
3. Furniture Plans and Schedules.
4. Structural Plans.
5. Mechanical/Electrical/Pluming (MEP) Plans.
6. System Plans not included in the above to meet intended building function and all permitting
requirements.
7. BIM documentation indicating all discipline conflicts are resolved.
8. Develop project specifications to detail site and building materials, construction requirements,
systems, products, and other requirements to guide bidding and construction.
9. Produce any easement documents required separate from the Final Plat.
10. Conduct biweekly design meetings with the Developer and the City. Document meetings with
minutes and maintain a decision log.
11. Assist the Developer and the City to develop a strategy for the best approach to successfully
complete the Project.
12. Develop estimates of probable construction cost at each design milestone. Conduct value
engineering sessions with the Developer and the City as necessary to keep project in Developer's budget.
13. Develop and update the project schedule at each design milestone.
14. Attend Developer and City meetings to coordinate and resolve any value engineering,
constructability, phasing, scheduling, and other issues documented in the previous designs. Document
meetings with meeting minutes and maintain a decision log.
15. Design-Builder shall submit plans and specifications for review at the following design milestones:
50%, 75%, 90%, and 100% Signed and Sealed.
16. Design-Builder may elect to complete smaller packages to accelerate construction with Developer
approval. Any accelerated construction packages shall be documented in the construction schedule and
must have Developer approval.
D. Permitting, Reviews and Approvals

RFQ# 2026-08-04-02
1. The Developer and the City and their designated review teams will review the plans for
conformance to Developer requirements and City ordinances and local requirements at each design
milestone.
2. Design-Builder is responsible to submit all applications, plans, and specifications to the appropriate
regulatory agencies to gain permitting for construction.
3. Secure approvals from all other local, state, and federal agencies as necessary.
4. Coordinate the construction or relocation of franchise utilities as necessary.
5. Attend meetings as necessary for all approvals. Document meetings with meeting minutes and
maintain decision log.
E. City Council Meetings
1. Conduct up to two City Council Meetings to present the final design.
F. Construction Administration
1. Provide construction administration and observation associated with site and building
improvements including:
i. One preconstruction conference
ii. Weekly construction meetings and site observation.
iii. Monthly pay application review.
2. Review submittals and shop drawings in accordance with the contract documents.
3. Interpret drawings and specifications as necessary for the contractor addressing requests for
information.
4. Prepare construction drawing revisions, change orders and construction change directives as
necessary.
5. Maintain all construction records for the project to be delivered to the Developer and the City
upon acceptance.
6. Conduct punch list walks and reviews with the Developer and the City as necessary to complete
construction.
7. Address any issues resulting from TDLR, Health Department, or other agency reviews or
inspections.
G. Construction
1. All work shall be consistent with the Construction Documents prepared by the Design-Builder and
approved by the Developer and the City to deliver complete, functioning facilities meeting Developer, City,
State, and Federal requirements.
2. Design-Builder shall provide all testing services necessary for site and building construction.

RFQ# 2026-08-04-02
H. Post Construction
1. Prepare as-built drawings based on construction documentation in AutoCAD, BIM, and PDF
formats.
2. Prepare an Operations and Maintenance Manual documenting material and systems warranties,
operations, and maintenance.
3. Conduct building commissioning and operator training as necessary. Provided documentation.
4. Conduct project closeout to establish warranties and guarantees.
5. Obtain all necessary local, state, and federal department and/or agency approvals, permits, and
applications necessary to occupy and operate the building and site.
Design Criteria Package
The Design Criteria Package contains more detailed information on the Phase 1 Project and is attached to this RFQ
as Exhibit B.
Project Budget
The Developer shall establish the Project budget and/or target-value design parameters in the procurement
documents, together with the program, area, quality, and other cost-basis assumptions sufficient for respondents
to prepare commercially reasonable proposals.
Project Schedule
The Developer and City reserve the right to mutually modify this schedule as necessary:
Advertise RFQ: May 10, 2026 and May 17, 2026
Pre-Submittal Conference: May 27, 2026
Deadline for Written Questions: May 28, 2026
Statement of Qualification Submission: June 9, 2026
Request Proposal from Short List: June 15, 2026
Proposal Submission: July 6, 2026
Notify Selected Team: July 13, 2026
City Council Agenda: July 27, 2026
Project Delivery and Objectives
The Design-Builder will be required to submit a guaranteed maximum price and construction schedule once the
design has reached the milestone established in the contract documents or another design milestone approved by
the Developer, City, and Design-Builder. The Design-Builder shall act in the best interests of the Developer and City
and deliver the Project in accordance with the Project criteria.
The Developer and City expect all parties to this Project to work closely together to successfully complete this Project
within the time and budget constraints. The winning Design-Builder will be the firm that submits the Proposal
offering the best value for the Developer and the City on the basis of the published selection criteria and on their
ranking evaluations.

RFQ# 2026-08-04-02
DESIGN-BUILDER SOQ EVALUATION, SELECTION, AND SUBMISSION CRITERIA
Statement of Qualifications (SOQ) Evaluation Criteria and Scoring
Statements of Qualifications shall include the requested information in the sequence and format described in this
section. Submittals that do not conform to the sequence and format described will result in reduction of points or
disqualification.
Each SOQ submitted will be evaluated on a 100-point maximum scoring system by the Developer's selected review
committee (which will include at least two City employees). The SOQs will be evaluated using the following
categories:
Category Weight
1. Design-Builder's capacity and financial resources to perform the work. 20%
2. Design-Builder experience and performance on similar projects. 20%
3. Design-Builder Design Team experience and performance on similar projects. 20%
4. Design-Builder Organization Chart. 10%
5. Design-Builder project understanding. 20%
6. Certification that the design team was selected based on demonstrated competence and
qualifications in compliance with Texas Government Code Section 2254.004. 5%
7. Required Forms and Submittals. 5%
The Developer may request up to a maximum of five (5) of the top scoring firms to provide proposals.
1. Design-Builder's Capacity and Financial Resources to Perform the Work
a. Provide the legal name of the company and address of the office to provide services for this Project.
b. Provide copies of Dunn and Bradstreet reports, bank and supplier credit references, or other documentation
sufficient to demonstrate financial capability to deliver this Project.
c. Provide details of past or pending litigation or claims filed against the company that will affect the
company's performance under a contract with the Developer.
d. Indicate if the company is in default on any loan or financing agreement with any bank, financial institution,
or other entity. If the company is in default, specify dates, circumstances, and prospects for resolution.
e. Provide a statement certifying that no company on the design-build team is in arrears in payment of any
obligations to the City or any other governmental entity including without limitation: property tax, sales tax,
fees, or utility charges.
2. Design-Builder's Experience and Performance on Similar Projects
a. Provide a list of three (3) projects the Design-Builder's team constructed similar in size and scope to the
proposed Qualified Project.
b. Provide the following information for each project:
i. Project name.

RFQ# 2026-08-04-02
ii. Project type.
iii. Project location.
iv. Project delivery method.
v. Client/Owner name.
vi. Client/Owner contact with phone number and email address.
vii. Original and Final Construction Costs these may be estimated if project is ongoing.
viii. Original and Final Construction Schedules these may be estimated if the project is ongoing.
ix. Project Architect contact with phone number and email address.
x. Project Engineer contact with phone number and email address.
xi. Description of project demonstrating similarities to this proposed project.
c. List any previous projects the Design-Builder had with the Developer, and with the City.
3. Design-Builder Design Team Experience and Performance on Similar Projects
a. Provide a list of three (3) projects the Design-Builder's lead design team/firm designed similar in size and
scope to the proposed Qualified Project.
b. Provide the following information for each project:
i. Project name.
ii. Project type.
iii. Project location.
iv. Project delivery method.
v. Client/Owner name.
vi. Client/Owner contact with phone number and email address.
vii. Original and Final Construction Costs these may be estimated if project is ongoing.
viii. Original and Final Construction Schedules these may be estimated if the project is ongoing.
ix. Project Contractor contact with phone number and email address.
x. Description of project demonstrating similarities to this proposed Project. If the lead design firm and
general contractor teamed on similar previous projects and use the project(s) as experience for this SOQ,
the Design-Builder may submit less than three (3) projects.
c. List any previous projects the Design-Builder had with the Developer, and with the City.

RFQ# 2026-08-04-02
4. Design-Builder Organization Chart
a. Provide an organizational chart illustrating the proposed project assignments, identify the lead personnel,
record architect, record engineers, subcontractors and illustrating lines of authority and communication.
b. Provide maximum half page resumes for each person listed in the organization chart. The resumes shall
document current Texas licenses held as applicable, education, years of experience, and project experience.
c. Demonstrate a structure adequate to provide required skills and services for this Project.
d. If the Design-Builder has not identified the licensed contractors and subcontractors, provide a description of
the strategy to be used for open contractor and subcontractor selection.
5. Design-Builder Project Understanding
a. Provide a narrative describing the Design-Builder's strategy to deliver the Project on time and within the
Developer's budget. The narrative should identify critical path items for both design and construction.
6. Certification that the design team was selected based on demonstrated competence and
qualifications in compliance with Texas Government Code Section 2254.004.
a. Provide a brief description of the design team selection process showing compliance with the Texas
Government Code.
7. Required Forms and Submittals
Design-Build firms shall submit the following information.
a. Firm's "Designer(s) of Record" must have a current Texas Architectural and Engineering licenses appropriate
for their portion of design work. Submit a copy of the licenses in a SOQ appendix.
b. Firm's "Builder" must be legally authorized to perform the contemplated construction services in the State of
Texas and the City of Mansfield and shall hold, or cause the applicable subcontractors to hold, all licenses,
registrations, and permits required by applicable law for the trades and scopes of work to be performed.
Submit evidence of required trade licenses, local registrations, and related authorizations in a SOQ appendix.
c. Lead Design-Build firm must have bonding capacity sufficient to provide the performance and payment
security required for the construction scope of the Project, together with any maintenance or other post-
completion security expressly required by the definitive contract documents. Submit a letter from a surety
authorized to do business in Texas evidencing such capacity.
d. Lead Design-Build firm must acquire a Builder's Risk Insurance Policy for this Project with coverage equal an
amount acceptable to Developer and City. Submit a sample certificate of insurance or a letter of intent from
an insurance company indicating the insurability of the respondent for the described Project.
e. Lead Design-Build firm must agree to keep and maintain insurance of the duration of the agreement including
but not limited to commercial general liability, automobile liability, workers' compensation, employer's
liability, umbrella coverage, builder's risk, and professional liability coverage as detailed in the example
contract included in this RFQ/RFP. Submit a sample certificate of insurance or a letter of intent from an
insurance company indicating the insurability of the respondent for the described project.
f. State Reciprocal Requirement.