Project Information

Bid Title

Design-Build Services for the Qualified Convention Center & Hotel

Issuing Agency

City of Mansfield

Location

Texas

Published Date

May 10, 2026

Closing Date

Jun 9, 2026

Government Level

State & Local

Status

Closed

Ref. #

2026-08-04-02

Original Source

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Bid Documents

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Project Description

Bid Number:	2026-08-04-02
Bid Title:	Design-Build Services for the Qualified Convention Center & Hotel
Category:	City Administration
Status:	Open

Publication Date/Time: 5/10/2026 8:00 AM Closing Date/Time: 6/9/2026 2:00 PM Contact Person: (1) R. Shawn Ellis, Mansfield Sports District, Inc., shawn@houseoftangram.com; and (2) Casey Lewis, City of Mansfield, Executive Project Manager: casey.lewis@mansfieldtexas.gov Related Documents: Final RFQ-RFP Document

Attachment Preview

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

Commodity Codes

• NAICS 236220Commercial and Institutional Building Construction
• NAICS 721110Hotels (except Casino Hotels) and Motels

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