REQUEST FOR QUALIFICATIONS FOR
GENERAL CONTRACTOR DESIGN-BUILD SERVICES
CITY OF ROANOKE, TEXAS
HOTEL AND CONVENTION
CENTER PROJECT
Submittal Deadline: February 2, 2026
Return Qualifications to: City Secretary
City of Roanoke
500 S. Oak Street
Roanoke, TX 76262
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TABLE OF CONTENTS
PAGE
1. PROJECT OVERVIEW ................................................................................................ 3
2. RFQ PURPOSE; SELECTION PROCESS ................................................................. 3
3. SCOPE OF WORK ........................................................................................................ 4
4. SELECTION CRITERIA .............................................................................................. 5
5. SUBMISSION INSTRUCTIONS AND CONTENT ................................................... 5
6. SELECTION SCHEDULE ............................................................................................ 7
7. SUBMISSION INFORMATION .................................................................................. 8
8. GENERAL TERMS AND CONDITIONS ................................................................... 8
EXHIBIT A Legal Description of Property
EXHIBIT B Conceptual Design Package
EXHIBIT C Scope of Work
EXHIBIT D Project Schedule
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1. PROJECT OVERVIEW
The City of Roanoke (the “City”) is causing to be developed and constructed an upper upscale,
full-service hotel and convention center of approximately 170,000 gross square feet including (i)
a minimum of 205 guestrooms to include guestrooms and suites, appropriate support facilities
such as a restaurant(s), a lounge(s) or bar(s), supporting back-of-the-house areas, food preparation
facilities; (ii) meeting space of approximately 18,000 sq. ft., including pre-function space, a
ballroom of approximately 8,000 sq. ft., and public facilities or infrastructure ancillary to the
meeting space; and (iii) a structured parking facility with approximately three hundred (300)
parking spaces (collectively, the “Project”) located on approximately 3.3 acres of land owned by
the City in the downtown area within the corporate limits of the City (the “Property”).
The City owns the land for the Project. The City will own the meeting space component of the
Project (“Convention Center”) and the structured parking facility component (the “Garage”). The
City has, or will have, created the Roanoke Local Government Corporation, a local government
corporation (“LGC”) under Chapter 431 of the Texas Transportation Code, which will own the
hotel component (the “Hotel”), but will develop, construct and equip the entire Project. As used
hereinafter, the defined term “LGC” will include both the City and the LGC except where
otherwise noted. The City and LGC will enter into agreements (e.g. a ground lease and interlocal
agreement) to provide terms under which LGC will be responsible for constructing, equipping,
operating, managing and maintaining the entire Project and for financing the Hotel. The City has
entered into a services agreement with Garfield Public/Private, LLC (“Developer”) for
development consulting services for the entire Project. The City in accordance with Tex. Gov’t
Code Sec. 2254.004, has contracted with BOKA Powell LLC (“Architect”), to prepare the entire
design for the Project, and to be part of the design-build team. Architect has not yet committed
to participate with any design-build general contractor for the completion of the Project.
The City, along with the LGC, is seeking statements of qualifications (“SOQs”) for general
contractor design-build services for the Project. The general contractor member of the designbuild team selected pursuant to this RFQ (“Design-Builder”) will construct the Project under two
guaranteed maximum price design-build agreements, one with the LGC for the Hotel and one
with the City for the Convention Center and Garage, and the Architect, as a member of the designbuild team, will complete design of the entire Project under an architectural services agreement
or agreements with the Design-Builder.
The City will own and finance the Convention Center and Garage components of the Project
through the issuance of certificates of obligation or other financing sources, and the LGC will
own and finance the Hotel through the issuance of a series of hotel revenue bonds.
The design criteria package in accordance with Tex. Gov’t Code Sec. 2269.306 includes more
detailed information regarding the Project and is attached to this RFQ as Exhibits A – D.
2. RFQ PURPOSE; SELECTION PROCESS
2.1 The purpose of this Request for Qualifications (“RFQ”) is to identify a qualified design-
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build general contractor to be a member of the design-build team, along with the Architect and
the Developer, pursuant to Chapter 2269, Subchapter G of the Texas Government Code
(“Subchapter G”), for the design and construction of the Convention Center. Any design-build
general contractor responding to this RFQ is hereinafter referred to as a “Respondent”. The
selected design-build firm will include BOKA Powell as the Architect. The Respondent that will
be selected for the Project is hereinafter referred to as the “Selected Respondent”.
2.2 The LGC will evaluate statements of qualifications from each Respondent and select the
Selected Respondent in accordance with the terms, conditions, and requirements set forth in this
RFQ:
2.2.1 Step 1: Request for Qualifications
The preparation of this RFQ and the evaluation of the Respondents’ responses thereto
constitute Step 1 of the selection process. In accordance with Tex. Gov’t Code Sec.
2269.307, all of the criteria that will be used to evaluate the Respondents and the relative
weights given to such criteria are provided in Section 7 hereof. Fees or pricing shall not be
submitted in response to this RFQ. If fees, prices or costs are included in any SOQs
submitted by a Respondent, the SOQ will be deemed non-responsive.
2.2.2 Step 2: Additional Information
For Step 2 of the selection process, the LGC may qualify up to a maximum of five (5)
qualified Respondents based upon SOQs submitted by Respondents (“Finalists”), to submit
additional information regarding Finalists’ demonstrated competence and qualifications,
considerations of the safety and long-term durability of the Project, the feasibility of
implementing the Project as proposed, the ability of the Respondent to meet schedules,
costing methodology, or other factors as appropriate (“Additional Information”). The LGC
will not require Respondents to submit detailed engineering or architectural designs as part
of the Additional Information.
2.2.3 Step 3: Interviews, if needed
Following the submission of Additional Information, Finalists may be asked to attend an
interview for Step 3 of the selection process.
2.3 The LGC will rank each proposal submitted on the basis of the criteria set forth in this RFQ.
The LGC will select the Respondent that submits the proposal offering the best value on the basis
of the published selection criteria and on ranking evaluations. The LGC will first attempt to
negotiate a contract with the Selected Respondent, which shall be limited to one hundred twenty
(120) days following the commencement of negotiations. If the LGC is unable to negotiate a
satisfactory contract with the Selected Respondent, the LGC will end negotiations with that
Respondent and proceed to negotiate with the next Respondent in the order of the selection
ranking until a contract is reached or negotiations with all ranked Respondents end.
3. SCOPE OF WORK
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The City of Roanoke (the “City”) is causing to be developed and constructed an upper upscale,
full-service hotel and convention center of approximately 170,000 gross square feet including (i)
a minimum of 200 guestrooms to include guestrooms and suites, appropriate support facilities
such as a restaurant(s), a lounge(s) or bar(s), supporting back-of-the-house areas, food preparation
facilities; (ii) meeting space of approximately 18,000 sq. ft., including pre-function space, a
ballroom of approximately 8,000 sq. ft., and public facilities or infrastructure ancillary to the
meeting space; and (iii) a structured parking facility with approximately three hundred (300)
parking spaces. Although the Hotel will be owned by the LGC and the Convention Center and
the Garage will be owned by the City, the entire Project is being planned and constructed as an
integrated complex that seamlessly ties together. The Convention Center and the Hotel will offer
facilities for members of the public and hotel guests to arrange and attend conventions,
conferences, weddings, business meetings, and social events, etc.
In order to accommodate the widest variety of user groups, the ballroom and meeting spaces need
to be as flexible as possible and configurable to simultaneously accommodate multiple events.
The LGC desires the best combination of main ballroom, junior ballroom, and meeting rooms
that are architecturally appealing with high-end finishes, anticipating a main ballroom of
approximately 8,000 net square feet and divisible into separate spaces; two meeting rooms of
approximately 1,500 net square feet each; a board room of approximately 500 square feet; and
pre-function area of approximately 6,500 net square feet.
The initial cost or budget estimate for direct and indirect construction costs for the Project is
approximately $100 million, exclusive of architectural and engineering fees, FF&E, operating
supplies & equipment, information technology, and other professional fees and soft costs. This
budget is preliminary and subject to change and will be updated and refined with the Selected
Respondent during the design phase of the Project.
The Selected Respondent will be required to enter into two (2) guaranteed maximum price designbuild contracts, with the LGC for the Hotel and with the City for the Convention Center and
Garage. The Selected Respondent will be expected to provide services throughout the schematic
design phase, design development phase, construction document phase, and the construction phase.
The scope of services is further explained in “Exhibit C” attached hereto.
The LGC shall during all phases of the Project have the right to review the Selected Respondent’s
list of proposed subcontractors and suppliers in consultation with the Architect and object to any
subcontractor or supplier. The Selected Respondent, however, shall not be required to contract with
anyone to whom the Selected Respondent has reasonable objection. It is anticipated that many of
the same subcontractors or suppliers will be used for more than one of the components of the
Project.
4. SELECTION CRITERIA
SOQs received will be reviewed, evaluated and ranked by the LGC and/or their designees
(“Evaluation Panel”), based upon the following evaluation criteria. If a Respondent is unable to
provide qualifications responsive to each of the criteria listed below, it will be disqualified. No
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other criteria or factors will be considered in Step 1. Only the information included in the
Response to this RFQ will be used to rank the Respondent.
Overall Responsiveness of the Submittal 10%
Qualifications of Key Personnel for this Project 10%
Financial Strength of General Contractor 10%
Experience Working with the Architect on Similar Projects 30%
References for Design-Build Projects 20%
Experience with Nationally Recognized Hotel Operators/Brands for Upper
Upscale Full-Service Hotels in the State of Texas 20%
5. SUBMISSION INSTRUCTIONS AND CONTENT
5.1 All Respondents must submit complete SOQs for the information requested in this Section
and must note any exceptions to any information contained or requested in the RFQ. Responses
will be evaluated based upon the Selection Criteria listed in Section 4. Respondents should
present information in a clear and concise manner following the order and format indicated
below.
5.2 Fair and equitable treatment will be shown to all Respondents with respect to any
opportunity for discussion and revision of SOQs.
5.3 If any portion of a Respondent’s SOQ is considered to be confidential and/or proprietary
and that disclosure of its contents to competitors would cause substantial competitive harm,
those portions of the SOQ should be clearly identified by putting the term “CONFIDENTIAL”
or “PROPRIETARY” in bold letters on the applicable page(s). The LGC will attempt to protect
the identified portions from disclosure to the extent possible under the law. Otherwise, the LGC
shall provide the release of all public information concerning the Project, including selection
announcements and contract awards. Those Respondents desiring to release information to the
public must receive prior written approval from an authorized representative of the City.
5.4 General Information
5.4.1 Provide a Cover Letter signed by an officer, member or partner of the Respondent who
has authority to contractually bind the Respondent. This Cover Letter shall also serve as a
Certificate of Authority. The Cover Letter shall include a statement that the firm has the
manpower and time to complete the Project within the proposed time period, and the name,
address, telephone number and email address of a single representative of the Respondent
designated to receive all RFQ information, addenda, or any other official correspondence relating
to the Project.
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5.4.2 Provide information on the Respondent including a brief history of Respondent,
information about the Respondent’s Principals, the services offered, the number and type of
professional and other staff members, and business volume over the past five (5) years.
5.4.3 List any other firms that will be used to provide such services as consulting,
estimating, value-engineering analysis, scheduling, or computer services.
5.4.4 State the Respondent’s type of organization (corporation, partnership, sole
proprietor, etc. or team, in accordance with Section 2269.304) and list all owners and other
officers.
5.4.5 Provide a record of claims and litigation involving the Respondent for the past five
(5) years, if any, which could have a material impact on Respondent’s ability to complete its
work on the Project.
5.4.6 Provide a narrative of no more than three (3) pages stating why your company or
team is the most qualified to design and construct the Project.
5.5 Financial Stability.
5.5.1 Provide audited financial statements for the past two (2) years. Provide a financial
rating of your company and any documentation that indicates the financial stability of your
company.
5.5.2 Provide the firm’s current bonding limit and amount of that limit currently
encumbered. Provide a “Good Guy Letter” from your surety provider indicating their
expectation that they would be able to provide payment and performance bonds for the amount
of work if the Respondent is selected. Provide a brief description of the surety provider including
its current Best Rating and its history with the Respondent.
5.6 Respondent Experience.
5.6.1 If you have selected one or more associate firms to assist with the execution of this
Project, comment on your firm’s related project experience with your associate(s).
5.6.2 Briefly discuss three (3) completed projects that best represent the Respondent’s
ability to successfully complete the Project on time and within budget. Provide a description of
the project, the scope of services, dates of services performed, type of contract, original contract
amount, final contract amount, original completion date, and final completion date. Provide a
client reference for each project with a current phone number and email address.
5.6.3 Provide a list of design-build projects undertaken within the last ten (10) years.
Include the name of the project and type of project.
5.6.4 Provide a list of upper-upscale, full-service conference or convention center and hotel
projects undertaken within the last ten (10) years. Include the name of the project, type of
project, and construction delivery method.
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5.6.5 Provide a description of your experience with nationally recognized upper-upscale,
full- service hotel franchisor/brands and nationally recognized independent hotel operators with
whom you have worked or for whom you have provided architectural and/or construction
services within the last five (5) years in the State of Texas.
5.7 Staff Qualifications.
5.7.1 Provide a project management chart identifying all key staff members for this Project.
5.7.2 Provide the names, qualifications, and relevant experience of key Project personnel,
including the Project executive, Project manager, Project superintendent(s), and other on-site
personnel. Identify their role in any ongoing projects. Indicate the proposed role of each such
individual for this Project. Provide client references for each individual, including a current
phone number and email address.
5.7.3 Include resumes for each person described above which includes title, educational
background, licenses, relevant experience, work history, length of service with your firm, and
current client references.
5.7.4 Selection of the successful firm will be based, in part, on specific members of your
proposed staff. Include a statement indicating the firm’s commitment to maintaining the integrity
of those key staff members throughout the Project.
6. SELECTION SCHEDULE
The LGC intends to adhere to the following schedule for the evaluation and selection of
Respondents. The LGC reserves the right to modify the schedule as it deems reasonably
necessary. All modifications will be issued in writing as an addendum to this RFQ. It is the
Respondent’s responsibility to check if the LGC has issued any addenda.
RFQ issued January 18, 2026
Written Inquiries Due By January 26, 2026
RFQ Response Deadline February 2, 2026
Notification of Selection of Finalists February 4, 2026
Additional Information Requests issued to Finalists
(if needed)
TBD
Additional Information Deadline (if needed) TBD
Interviews (if needed) TBD
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Evaluation and Selection (on or before) *February 6, 2026
Notify Respondents of Selection *February 6, 2026
*Dates to be extended if additional information requested.
7. SUBMISSION INFORMATION
Submissions Due: SOQs must be received prior to 2:00 P.M. Central Time on
February 2, 2026.
Form of Submission: Submit one (1) original and six (6) hard copies of the SOQ, as well as
one
(1) electronic copy in PDF format.
Deliver Responses to: City of Roanoke
Attn. City Secretary
500 S. Oak Street
Roanoke, TX 76262
All inquiries regarding the RFQ and the Project must be submitted to Jeriahme Miller, Assistant
City Manager at
For security reasons, you must enable JavaScript to view this E-mail address.
, no later than January 26, 2026 (seven calendar days
prior to the due date for responses). The LGC will evaluate the inquiries and respond
appropriately and all answers will be updated to
http://www.roanoketexas.gov/bids.aspx
. All
questions and the responses thereto will be provided to all known interested firms and
individuals. Addenda, if any are issued, will be uploaded to
http://www.roanoketexas.gov/bids.aspx
and provided to all known interested firms and
individuals.
All potential Respondents must register at
http://www.roanoketexas.gov/bids.aspx
to download
the RFQ Documents or may request RFQ Documents from the Assistant City Manager, Jeriahme
Miller at
For security reasons, you must enable JavaScript to view this E-mail address.
. Registration assures that all registered Respondents receive
all clarifications and amendments to the RFQ. Registration shall require the name of the
company, mailing address, email address, telephone number, and name and title of the contact
person. Submissions from non-registered Respondents may find their response deemed as nonresponsive due to the omission of subsequent information or amendments provided only to
registered Respondents.
The materials submitted must be enclosed in a sealed envelope; the RFQ number must be clearly
visible; and the name and return address of the Respondent must be clearly visible.
All submissions should be soft-cover bound and no larger than 8.5” x 11”. Please do not submit
materials in three-ring binders.
Submittals received after the deadline shall be considered void and unacceptable. The LGC is
not responsible for lateness or non-delivery of mail, carrier, etc. Each submittal will be date/time
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stamped in the Purchasing Department when received and this will be considered the official
time of receipt.
8. GENERAL TERMS AND CONDITIONS
8.1 Respondents should carefully read the information contained herein and submit a
complete response to all requirements and questions as directed. Qualification packages which
are qualified with conditional clauses, or alterations, or items not called for in the RFQ, or which
contain irregularities of any kind, are subject to disqualification by the LGC at its sole discretion.
8.2 The LGC reserves the right to accept or reject any or all proposals, advertise for new RFQ
responses, or to accept any RFQ response deemed to be in the best interest of the Project. A
response to this RFQ, or all responses, may be accepted or rejected by the LGC for any reason
or for no reason, without any resulting liability to the LGC and its advisors to the RFQ, and the
LGC may waive any formalities or technicalities. The LGC will not be bound to act by any
previous communication or consider any qualification packages submitted by firms other than
in response to and in accordance with the requirements of this RFQ. The LGC will not award a
contract to a Respondent who is delinquent in any indebtedness to the City of Roanoke.
8.3 Following the receipt of responses to this RFQ, the LGC will qualify up to a maximum
of five (5) Respondents to submit Additional Information and if the LGC chooses, to interview
for final selection. However, the LGC is not required to conduct interviews with any
Respondents and reserves the right to make the selection of the Selected Respondent based solely
on Respondent’s responses to this RFQ.
8.4 By submitting a response to this RFQ, the Respondent (i) recognizes that all information
and material contained therein are submitted by the Respondent for the express purposes of
inducing the LGC to award a contract to the Respondent; (ii) acknowledges that the LGC is
authorized to determine by any means the truth and accuracy of all statements made therein; (iii)
acknowledges that intentional submission of false or misleading information may disqualify the
Respondent from consideration; and (iv) states that the information submitted is true, accurate
and complete.
8.5 Respondents should not construe a response to this RFQ as a contract nor infer a
commitment of any kind. A separate contract will be negotiated with the best evaluated
Respondent using the submitted proposal as the basis for the contract. The RFQ does not commit
the LGC to pay for costs incurred in the submission of a response to this RFQ or for any costs
incurred prior to the execution of a final contract. Respondents acknowledge and agree that the
LGC will not be responsible for any costs, expenses, losses, damages (including damages for
loss of anticipated profit) or liabilities incurred by any Respondent as a result of, or arising out
of, submitting a concept, negotiation changes to the Respondent’s concept, or due to the LGC’s
acceptance or non-acceptance of the concept. The LGC also reserves the right to cancel, alter,
or amend this RFQ.
8.6 By submitting a response to this RFQ, the Respondent recognizes that all information and
material, including plans and specifications, contained in this RFQ are the sole property of the
LGC, and Respondent agrees that it will not use such information and material for any purposes
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other than evaluation of this opportunity and the preparation of its response to this RFQ and any
additional information which may be requested by the LGC pursuant to this RFQ.
8.7 The Respondent hereby authorizes the LGC to contact the Respondent’s references
identified in its submission, and any and all other persons identified in any investigation
conducted by or on behalf of the LGC, and obtain release of pertinent information, as well as to
obtain verification of information provided by or on behalf of the Respondent.
8.8 Submittals must comply with all applicable federal, state, county and local laws
concerning these types of services.
8.9 The apparent silence of this RFQ as to any detail or to the apparent omission of a detailed
description concerning any point shall be regarded as meaning that only the best commercial
practices are to prevail. All interpretations of these specifications shall be made on the basis of
this statement.
8.10 This RFQ is based upon the scope of services described herein and the other information
provided in this document. Each Respondent is required before submitting their response to be
thoroughly familiar with the scope, the information in this RFQ, and the terms and conditions
contained herein. No allowance will be made because of lack of knowledge of this RFQ. It is
the responsibility of each Respondent to ascertain the completeness of the information contained
herein and to thoroughly address those concerns through questions or requests for clarification
prior to formulating and submitting their response. It is the responsibility of the Respondent to
assure itself that information contained herein is accurate and complete. Neither the LGC, the
City, nor their advisors provide any assurances as to the accuracy of any information in this
document.
8.11 Any reliance on these contents, or any prior communications with the LGC or the City
officials or advisors, shall be at the Respondent’s own risk. Prospective Respondents should rely
exclusively on their own investigations, interpretations, and analyses in connection with this
matter. This RFQ is being provided by the LGC and its advisors without any warranty or
representation express or implied, as to its content, its accuracy or completeness. No warranty
or representation is being made by the LGC or the City or their advisors that any response
conforming to these requirements will be selected for consideration, negotiation, or approval.
8.12 In case of any doubt or difference of opinion as to the items furnished herein, the decision
of the LGC shall be final and binding on all parties. All matters relating to the validity of any
provision of this RFQ or any subsequent agreement entered into pursuant to or as a result of this
RFQ, the laws of the State of Texas shall have jurisdiction with respect to any action brought
under the RFQ or under any subsequent agreements entered into pursuant to and as a result of
this RFQ. Venue or jurisdiction of any suit, right or cause or actions arising under or in
connection with these specifications shall lie exclusively in Denton County, Texas.
EXHIBIT A
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Legal Description of Property
Approximately 3.2690-acres consisting of Lot 1, Block B of the Roanoke City Center
Addition, and addition to the City of Roanoke, Denton County, Texas
