01- Specifications for Pre-Development and Development Services for 911 Emergency Communications and Emergency Operations Center.pdf

Template Number: OPS-PUB-114.PUR Version Number: 2026.03.01

City of Dallas

Request for Qualifications (RFQ)

Pre-Development and Development Services for 911 Emergency Communications and Emergency Operations Center

Solicitation Number: BIZ26-00030973

Solicitation Contact:

Melony Hilson 214-955-3653 melony.hilson@dallas.gov

Date Issued: 7/16/2026

Pre-solicitation Conference Date & Time:

7/22/2026 3:00 PM

Microsoft Teams Meeting:

https://teams.microsoft.com/ meet/290084890535362?p=5b H2hkMc8oBHk2nuXe

Question Due Date & Time: 7/30/2026 10:00 AM

Submission Due Date & Time: 8/7/2026 1:00 PM

Table of Contents

1. Introduction

1.1 Purpose & Intent

1.2 Solicitation Documents & Information

1.3 Pre-Solicitation Meeting and Site Tour

1.4 Questions & Communications

1.5 Unauthorized Communications

1.6 Addenda

1.7 Solicitation Timeline

1.8 Cancellation

1.9 General Terms & Conditions

2. Scope of Work

2.1 Overview

2.2 Specifications

2.3 City Responsibilities

2.4 Communication Requirements

2.5 Commencement Date

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2.6 Performance Measures

2.7 Service Completion Schedule

2.8 Service Warranty

2.9 Insurance Requirements

2.10 Bonding Requirements

3. Qualifications and Submittal Requirements

3.1 Minimum Qualifications of Respondents

3.2 Solicitation Submittal Requirements

3.3 Submission Documents

3.4 Development Costs

4. Evaluation & Award process

4.1 Selection Process

4.2 Evaluation Criteria

4.3 Award Method

4.4 Opening of Submittals

4.5 Review for Responsiveness

4.6 Selection for Negotiation

4.7 Negotiation Process

4.8 Reservation of Rights

4.9 Rejection or Acceptance of Submittals

4.10 Late, Modified, or Withdrawn Submissions

4.11 Disqualification of Respondents

5. Contract Administration

5.1 Records & Audits

5.2 Default by Contractor

5.3 Assignment of Contract

5.4 Termination

5.5 Performance Measures & Contract Management ....... Error! Bookmark not defined.

5.6 Invoicing

6. Compliance & Regulatory Requirements

6.1 Developing Regional & Inclusive Vendor Enterprises (DRIVE) Policy

6.2 Equal Employment Opportunity/Nondiscrimination

6.3 Indemnity

6.4 Conflict of Interest

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6.5 Certificate of Interested Parties (Form 1295)

6.6 Permits Required by Law

6.7 Confidentiality

7. Miscellaneous

8. Exceptions to terms and conditions

9. Attachments

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1. INTRODUCTION

1.1 Purpose & Intent

The City of Dallas (the “City”) is requesting Qualification Statements from qualified firms to act as the City’s agent (hereinafter defined as “Developer Agent”) to provide pre-development and development services, in accordance with Texas Local Government Code Section 271.908 (“TLGC”), for the redevelopment and adaptive reuse of an existing facility into a new mission-critical 911 Emergency Communications Center (“911") and Emergency Operations Center (“EOC”) (the “Project”). The Project will provide a resilient, secure, and technologically advanced facility supporting emergency communications and emergency management operations.

The City has identified 1000 Belleview Street, Dallas, Texas 75215 as the preferred location for redevelopment and anticipates that it will serve as the Project site. However, the City continues to evaluate alternative locations and reserves the right to select another site before execution of the Development Agreement. The final project site shall be approved by the Dallas City Council. Accordingly, this solicitation is based on the anticipated redevelopment of 1000 Belleview Street, but the selected Developer Agent shall be prepared to perform the required services at another City-designated location if necessary.

The City intends to select a qualified Developer Agent to provide comprehensive pre-development (Phase I) and development (Phase II) services for the Project in accordance with TLGC. Upon selection, the Developer Agent will initially enter into a project pre-development agreement with the City to serve as the City's primary development entity agent in the preliminary design management, planning, development, financing, and pre-construction diligence required to perform Phase II of the Project. Phase II of the Project will require the Developer Agent and City to enter into a Project development agreement to set forth the terms for the final design, procurement management, development, financing, construction management, construction, commissioning, and project closeout services including delivery of a Guaranteed Maximum Price Proposal for complete delivery of the Project. The Developer Agent must be prepared to finance both phases of the Project.

The City reserves the right to (1) negotiate and award a contract resulting from this RFQ; (2) decline to award any contract; (3) extend the RFQ due date; (4) amend the RFQ; (5) cancel the RFQ; and (6) waive minor technicalities.

The Developer Agent shall be required, during both phases of the Project, to comply with applicable procurement law in accordance with TLGC. Phase II of the Project shall be subject to City Council approval. Only upon successful completion of pre-development services, funding availability, successful negotiations, and City Council approval does the City anticipate it may move to Phase II of the Project. Phase II will require negotiation and execution of a Development Agreement in accordance with TLGC requirements and governing implementation of the Project.

1.2 Solicitation Documents & Information

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All solicitation documents can be obtained through the City’s solicitation portal at www.dallascityhall.bonfirehub.com. For technical assistance visit https://dallascityhall.bonfirehub.com/portal/support or contact support at support@gobonfirehub.com or 1-844-226-3862.

Respondents may view all supporting documents, Pre-Solicitation meeting details, site visit details (if applicable), and submit their questions on Bonfire. Respondents should complete all required documents and upload those documents listed in the Required Information section in Bonfire.

1.3 Pre-Solicitation Meeting and Site Tour

The City has hired CBRE, as the City’s consultant, to assist with this solicitation and the Project. During the solicitation process, however, Respondents are required to limit their communication regarding this Project solicitation to the Procurement Specialists assigned to this solicitation and are prohibited from engaging in any direct communications with CBRE. A Pre-Solicitation meeting will be scheduled where Respondents will have an opportunity to ask the requesting department(s) questions and/or obtain clarification.

A site tour of the preferred project location will be conducted by the City to provide Respondents with an opportunity to view the anticipated project site and ask questions or seek clarification from the requesting department and the City’s consultants. Should the City determine that an alternate project site is under consideration, the City reserves the right to schedule additional site tour(s). Any additional site tours during the solicitation period will be announced by addendum.

The pre-solicitation meeting and site tour(s) will be the only times when Respondents, the City’s consultant, and requesting department(s) will communicate directly; all subsequent communication shall be restricted to the assigned Procurement Specialist. Respondents are encouraged to attend.

1.4 Questions & Communications

All questions shall be submitted electronically through the City’s solicitation portal; the City will respond to all questions by way of an addendum which will be posted as part of the solicitation. The City, its agents, and employees shall not be responsible for any information given by way of verbal communication. It is the Respondent’s responsibility to obtain clarification on any information contained in this solicitation.

1.5 Unauthorized Communications

The period of time from the solicitation’s release until Council award is known as the Cone of Silence. During the Cone of Silence, Respondents shall not contact employees or officials of the City other than the Procurement Specialist assigned to the Solicitation.

No officer, employee, agent, or representative of the Respondent shall have any contact or communication with any member of the City Council, City staff, or City consultants including CBRE and the City’s Economic Development Corporation, or directly or indirectly seek to influence any City Council member, City staff, or City consultants regarding any http://www.dallascityhall.bonfirehub.com/ https://dallascityhall.bonfirehub.com/portal/support mailto:support@gobonfirehub.com

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1.6 Addenda

The City will post an Addendum on Bonfire with responses to all questions received before the deadline. Interpretations, corrections, or changes to the solicitation made in any other manner are not binding upon the City, and Respondents shall not rely upon such interpretations, corrections, or changes.

Respondents shall acknowledge all Addenda issued and are encouraged to check the City’s solicitation portal frequently for any updates.

1.7 Solicitation Timeline

The Tentative Schedule of events is listed on the City’s solicitation portal for each specific solicitation. However, the City reserves the right to change those dates when necessary.

1.8 Cancellation

The City has sole discretion and reserves the right to cancel this RFQ or to reject any or all submittals received prior to the award.

1.9 General Terms & Conditions

Respondents must review the General Terms & Conditions (Attachment A) prior to submission. By submitting, Respondents agree to provide the services described in this solicitation in accordance with the general conditions and specifications.

2. SCOPE OF WORK

2.1 Overview

The City of Dallas invites submittals from qualified firms to act as developer agent for the City (”Developer Agent”) to provide comprehensive professional services, in accordance with TLGC, for the redevelopment and adaptive reuse of an existing facility into a mission-critical 911 Emergency Communications Center and Emergency Operations Center. The selected Developer Agent will serve as the City’s representative agent, financing and managing the Project lifecycle from initial Phase I due diligence, programming, site feasibility, and conceptual design coordination; and if approved by the City Council through Phase II, final design and construction including construction administration, systems commissioning, Project closeout, and final facility occupancy. This engagement requires a Developer Agent with professionally licensed team members capable of overseeing and managing in accordance with applicable state law regarding the Project’s architectural, engineering, construction, and infrastructure requirements as well as experienced familiarity with specialized needs of 911 Emergency Communications Center and Emergency Operations Center to ensure the completed facility meets the rigorous

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The Developer Agent shall adhere to all procurement laws applicable to the City in procuring and contracting with architects, engineers, construction contractors, equipment suppliers, technology vendors, and other consultants or subcontractors necessary to complete the Project, in accordance with the Pre-Development and Development Agreement and all applicable federal, state, and local laws applicable to the City, including Chapter 2254 and 2269 of the Texas Government Code. The Developer Agent acknowledges that it is prohibited from self-performing any architecture or engineering design work for the Project but may be permitted, at the City’s determination, to self-perform portions of the construction work in similar fashion as a construction manager at risk would do so in accordance with Section

2269.255 of the Texas Government Code. Unless otherwise expressly provided in the Pre- Development and/or Development Agreements, contracts entered into by the Developer Agent shall be between the Developer Agent and the applicable contractor or consultant and such contracts shall indemnify the City and comply with applicable statutory bonding requirements. The City shall have no contractual relationship with such parties solely by virtue of the Pre-Development and/or Development Agreements and Developer Agent shall be prohibited from creating any third-party beneficiary status for any contractor under the Pre-Development and Development Agreements without the City’s consent.

2.2 Specifications

The Developer Agent shall provide comprehensive professional services necessary to assist the City in the planning, financing, development, procurement, implementation, construction, commissioning, occupancy, and closeout of the City's new 911 Emergency Communications Center and Emergency Operations Center.

The Developer Agent shall serve as the City's professional representative throughout the duration of the Project and shall manage and coordinate the activities necessary to successfully deliver a fully operational, resilient, mission-critical 911 Emergency Communications Center and Emergency Operations Center.

The Developer Agent shall provide all personnel, project management, technical expertise, coordination, reporting, and administrative support necessary to perform the services described herein.

The Developer Agent shall perform all Developer Agent services consistent with generally accepted professional standards and in accordance with applicable federal, state, and local laws, including the requirements of the Texas Government Code, City of Dallas policies, and applicable building, life safety, accessibility, and environmental regulations.

The Developer Agent shall serve as the City's development agent for the Project and shall be responsible for planning, coordinating, procuring, financing, contracting, administering, and delivering the Project in accordance with the executed Pre-Development Agreement, Development Agreement, and all applicable federal, state, and local laws.

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Management and coordination as required by the Developer Agent shall not include any managerial or operational obligations, except Project closeout, punch-list items, beyond the Project delivery date.

Phase I Pre-Development Services

The purpose of Phase I is to establish the technical, operational, financial, and procurement framework necessary for the performance of pre-development due diligence. Completion of Phase I shall not obligate the City to proceed to Phase II. Phase I services shall commence upon execution of the Pre-Development Agreement and terminate upon the earlier of (1) nine-months following the award, subject to extension by the City, or (2) execution of the Development Agreement.

A. Project Kick-Off & Management

The Developer Agent shall establish the overall project management framework necessary for the performance of pre-development due diligence. Services shall include, at a minimum:

a. Conduct Project kickoff meetings

b. Develop the Project Management Plan

c. Establish Project governance and reporting structure

d. Develop communication protocols

e. Develop stakeholder engagement strategy

f. Establish document control procedures

g. Develop quality management procedures

h. Develop risk management procedures

i. Develop change management procedures

j. Develop the overall Project master schedule

k. Identify critical path activities

l. Establish milestone reporting

m. Coordinate regularly with City staff throughout the Project

B. Programing & Operational Needs Assessment

The Developer Agent shall facilitate the development of a comprehensive operational program for the new facility through coordination of procured professionals and City Staff.

Programming activities shall include:

a. Operational interviews

b. Stakeholder workshops

c. Functional space programming

d. Adjacency analysis

e. Operational workflow analysis

f. Dispatch operations

g. Emergency Operations Center programming

h. Administrative support spaces

i. Training facilities

j. Technology spaces

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k. Redundant operations

l. Future expansion requirements

The Developer Agent shall cause procured professionals to develop a comprehensive space program identifying functional relationships, departmental requirements, square footage allocations, security zoning, circulation requirements, technology infrastructure requirements, and resiliency objectives.

C. Existing Facility Evaluation

Because the Project involves adaptive reuse of an existing facility, the Developer Agent shall procure professionals to perform comprehensive evaluations of the selected building site.

Evaluations shall include:

a. Structural systems

b. Architectural systems

c. Mechanical systems

d. Electrical systems

e. Plumbing systems

f. Fire protection systems

g. Communications infrastructure

h. Building envelope

i. Utility capacity

j. Parking

k. Site circulation

l. Accessibility

m. Security vulnerabilities

n. Physical hardening opportunities

The evaluation shall identify deficiencies, opportunities, risks, and recommended improvements necessary to convert the building site into a 911 Emergency Communications Center and Emergency Operations Center.

D. Specific Due Diligence deliverable requirements

The Developer Agent shall review all existing due diligence and coordinate any supplemental technical due diligence activities required to support Project implementation. Services may include:

a. Phase I Environmental Site Assessment (ASTM E1527-21)

b. Hazardous materials assessment

c. Geotechnical investigation (if required)

d. Utility coordination

e. Easement review

f. Title review (if applicable)

g. Zoning analysis (if required)

h. Code analysis

i. Permitting strategy

j. Regulatory coordination

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k. Additional feasibility assessment (if required)

E. Project Financing

The Developer Agent shall be responsible for financing the entire cost of the Project and develop and propose financing sources and strategies necessary to support the Project, including for the pre-development services, design, construction, equipment, technology, furnishings, and other identified and Developer Agent recommended Project costs. The City does reserve the right to replace the Developer Agent’s financing with a City funding source including in the event the City conducts a bond election that includes the Project in a bond proposition and is approved by the voters.

a. The Developer Agent shall identify proposed financing sources, anticipated cash flow requirements, reimbursement schedules, financing assumptions, and associated risks.

b. Any financing arrangement shall be subject to separate negotiation, legal review, bond counsel review, City Council approval, and execution of definitive agreements.

c. Nothing contained in this solicitation obligates the City to accept any proposed financing structure.

d. The Developer Agent will provide documentation on sources and uses of funds, financial feasibility, and any related financing fee structures:

i. Source and Uses

1. The submittal will include a balance statement showing sources of funds including all debt and equity and any public financing, and all fund uses including predevelopment, development, construction, financing, and operations

ii. Feasibility/financial Analysis

1. The Respondent will also provide a leveraged and unleveraged project specific financial pro forma analysis including all project development and construction costs and a 10-year operating cash flow with project returns in Excel format

iii. Financial Statements

1. The submittal must provide evidence of the development entity’s financial capability to develop and operate the proposed project including the following:

a. Description of the entity’s type of business organization and a list of the owners of the organization showing percent of ownership by each

b. Three references from banks or lenders that have financed similar or larger projects for the entity or related entity in the past five years

c. Provide a history of litigation with public agencies within the last five years both against and initiated by the development entity, principals of the development entity, and/or their related persons or entities

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d. Under a separate cover marked Confidential Financial Information, provide current audited financial statements of the proposing entity (or of the organizations that will complete the business entity formed for this project).

Indicate available equity capital and available lines of credit from each of the financing sources proposed for the project.

If audited financial statements are not available, such statements shall be certified by the chief financial officer to be true and correct

iv. Financial Qualifications

1. The Respondent must provide evidence of the Developer Agent’s financial capability to develop the proposed Project including the following:

a. Description of the Respondent’s type of business organization and a list of the owners of the organization showing percent of ownership by each

b. A concise description of the organizational structure, subsidiary companies, identification of principals or parent companies, length of time in business, office locations and size, and overall number of personnel by discipline. If the Respondent is a joint venture, the Respondent shall furnish this information for each entity forming the Joint Venture

c. Three references from banks or lenders that have financed similar or larger projects for the entity or related entity in the past five years

d. Provide a history of litigation with public agencies within the last five years both against and initiated by the development entity, principals of the development entity, and/or their related persons or entities

e. Under a separate cover marked Confidential Financial Information, provide current audited financial statements of the proposing entity (or of the organizations that will complete the business entity formed for this project). If audited financial statements are not available, such statements shall be certified by the chief financial officer to be true and correct

f. The successful Respondent will be required to comply with the City’s insurance requirements. A statement that the insurance coverage that is required can be obtained and will be carried without reservation or exclusions should the Respondent be awarded this project

Phase II – Development Services

Following successful completion of pre-development services, funding availability, successful negotiations, and City Council approval to proceed to Phase II of the Project, the

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Developer Agent shall provide comprehensive development management services through Project completion per the terms of a Development Agreement between the parties.

The Developer Agent shall serve as the City's representative throughout the implementation phase and shall provide Project management, coordination, technical oversight, reporting, construction services, and contract administration support necessary to successfully deliver the completed 911 Emergency Communications Center and Emergency Operations Center.

The Developer Agent shall be qualified in accordance with applicable law to manage and coordinate with the City in managing the design professionals, construction contractors, technology vendors, regulatory agencies, utility providers, and other stakeholders, throughout the duration of the Project.

Phase II services shall commence upon execution of the Development Agreement and terminate on the City’s acceptance of the Project. The City estimates the Phase II services shall be completed no later than 18 months following Phase I.

A. Design Management

The Developer Agent shall manage the design process with the City throughout the design process from schematic design through final construction documents. Services shall include, at a minimum:

a. Procure and manage design consultants

b. Develop and maintain the design schedule

c. Monitor design progress

d. Review design submissions for completeness

e. Coordinate interdisciplinary design reviews

f. Verify consistency between disciplines

g. Facilitate stakeholder review meetings

h. Coordinate value engineering workshops

i. Monitor design budget

j. Identify scope changes

k. Review constructability

l. Coordinate permitting activities

m. Track design action items

n. Maintain design document control

The Developer Agent shall ensure that all design documents support the City's operational requirements for a resilient, mission-critical 911 Emergency Communications Center and Emergency Operations Center.

B. Procurement Management

The Developer Agent shall be responsible for procuring all professional services, construction services, equipment, technology systems, furnishings, and other goods and services necessary to complete the Project.

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The Developer Agent shall conduct all procurements in accordance with the Development Agreement and applicable provisions of the Texas Government Code and Texas Local Government Code, including, as applicable, Chapters 2254, 2269, 252, 271, and other applicable procurement laws and policies, including, as applicable, but not limited to: the City’s Living Wage Policy, and the Developing Regional & Inclusive Vendor Enterprises Policy.

The Developer Agent shall, in coordination with the City, be responsible for:

a. Develop procurement schedules

b. Prepare solicitation documents

c. Publicly advertise procurements

d. Conduct pre-bid/pre-proposal conferences

e. Receive bids and proposals

f. Coordinate evaluations

g. Negotiate contracts

h. Award contracts

i. Execute contracts

j. Administer contracts

k. Maintain procurement records

l. Ensure statutory compliance

C. Construction Administration

The Developer Agent shall manage and monitor construction activities throughout the duration of the Project. Services shall include:

a. Schedule and attend progress meetings

b. Coordinate Owner meetings

c. Manage and monitor construction schedule

d. Manage and monitor budget

e. Manage and monitor contractor performance

f. Review contractor schedules

g. Review payment applications and pay contractors

h. Review Requests for Information (RFIs)

i. Coordinate submittal reviews

j. Monitor and submit change orders for City responsive action

k. Review contractor claims

l. Track contingencies

m. Maintain Project documentation

n. Coordinate field decisions

o. Monitor compliance with contract documents

The Developer Agent shall keep the City representative informed of Project progress and provide recommendations to the City regarding schedule recovery, risk mitigation, cost control, and Project performance.

D. Developing Regional & Inclusive Vendor Enterprises (DRIVE) Policy Compliance When conducting procurements the Developer Agent shall comply with the City’s Developing Regional & Inclusive Vendor Enterprises (DRIVE) Policy, as adopted and

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Developer Agent shall coordinate with the City’s managing department and the Business Enterprise Hub (BEH) as required by the Agreement and applicable city procedures.

Failure to comply with applicable DRIVE requirements may constitute a breach of the agreements and may result in remedies authorized by the Agreement, the DRIVE Policy, or applicable law.

E. Quality Assurance & Risk Management

The Developer Agent shall implement a comprehensive quality assurance program throughout construction. Services shall include:

a. Conduct field observations

b. Monitor quality control procedures

c. Track deficiencies

d. Coordinate corrective actions

e. Monitor testing activities

f. Verify compliance with specifications

g. Monitor contractor safety reporting

h. Identify Project risks

i. Maintain Project risk register

j. Recommend mitigation strategies

F. Technology Systems Integration

Because this Project includes mission-critical emergency communications systems, the Developer Agent shall, in coordination with the City, coordinate and manage technology implementation and systems integration for the duration of the Project. Services shall comply with all City Information and Technology Services security requirements and shall include:

a. Coordinate and manage public safety technology vendors

b. Coordinate and manage dispatch systems

c. Coordinate and manage radio systems

d. Coordinate and manage networking infrastructure

e. Coordinate and manage security systems

f. Coordinate and manage access control

g. Coordinate and manage video surveillance

h. Coordinate and manage audiovisual systems

i. Coordinate and manage building automation

j. Coordinate and manage emergency communications infrastructure

The Developer Agent shall monitor and manage integration activities to ensure compatibility between all building systems.

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G. Commissioning

The Developer Agent shall coordinate and manage commissioning activities necessary to verify proper operation of all building systems. Commissioning activities shall include:

a. HVAC

b. Electrical systems

c. Emergency generators

d. Uninterrupted Power Supply systems

e. Communications infrastructure

f. Security systems

g. Fire alarms

h. Building automation

i. Life safety systems

j. Conveyance equipment

The Developer Agent shall coordinate, schedule, and manage integrated systems testing and verify operational readiness prior to occupancy.

H. Occupancy & Transition

The Developer Agent shall, in coordination with the City, coordinate, schedule, and manage transition from construction into operations. Transition services shall include the coordination, scheduling, and management of:

a. Occupancy planning

b. Move management

c. Furniture installation

d. Technology installation

e. Staff training

f. Warranty documentation

g. Operational readiness reviews

h. Final inspections

i. Certificate of Occupancy

I. Project Closeout

The Developer Agent shall, in coordination with the City, coordinate, schedule, and manage all activities necessary for successful project closeout. Services shall include:

a. Final walkthroughs

b. Punch list management

c. Verification of corrective actions

d. Collection of warranties

e. Collection of O&M manuals

f. Collection of as-built drawings

g. Verification of lien releases

h. Final financial reconciliation

i. Final Project reporting

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j. Warranty period transition

2.3 City Responsibilities

The City will provide overall Project oversight and retain all authority necessary to administer and approve the Project. The Developer Agent shall coordinate with the City throughout the duration of the Project; however, the City retains sole authority for policy decisions, funding approvals, procurement decisions, and contract execution. The City will, at a minimum, provide the following:

A. Project Governance

a. Designate a Project Manager to serve as the primary point of contact

b. Provide timely access to City stakeholders necessary to support Project planning and decision-making

c. Participate in Project meetings, workshops, and design review sessions

d. Review and provide timely comments on deliverables submitted by the Developer

Agent B. Project Approvals

a. Approve Project scope, schedule, financing, budget, and major Project milestones

b. Approve programming documents and design deliverables

c. Approve procurement strategies and implementation plans

d. Approve recommendations regarding Project sequencing and phasing

C. Procurement Authority

a. Approve the overall procurement strategy

b. Approve procurement procedures established in the Pre-Development and/or

Development Agreements

c. Review procurement recommendations when required by the Pre-Development and/or Development Agreements

d. Exercise any approval rights reserved by the Pre-Development and/or

Development Agreements

e. Approve reimbursement of eligible Project costs

f. Approve major changes to Project scope, budget, or schedule

g. Approve progression from Phase I Pre-Development to Phase II Development

D. Property and Site

a. Select and approve the Project site

b. Provide access to City-owned facilities, records, and available documentation necessary for performance of the services

c. Coordinate access to City staff, departments, and stakeholders

E. Regulatory Coordination

a. Assist Developer Agent in securing any permits, applications, easements, and other documents required for the Project

b. Assist Developer Agent in engaging with City departments having regulatory authority over the Project when required F. Project Decisions

a. The City shall retain final approval authority for, including but not limited to:

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i. Project scope

ii. Financing

iii. Budget

iv. Schedule

v. Procurement method

vi. Design decisions

vii. Construction contracts

viii. Change orders

ix. Acceptance of deliverables

x. Substantial Completion

xi. Final Acceptance

b. Authorization to proceed from Phase I (Pre-Development) to Phase II

(Development Services)

2.4 Communication Requirements

It is essential that the awarded Developer Agent responds clearly after receiving a telephone call or email from the City. Written correspondence from the City shall be answered within one (1) business day. The awarded Developer Agent shall respond to phone calls and emails from the City within two (2) hours of receipt.

2.5 Commencement Date

The commencement date of the Pre-Development and/or Development Agreement shall be upon Council approval and contract execution.

2.6 Performance Measures

The Developer Agent shall maintain a rigorous performance management framework, utilizing monthly variance reports and periodic compliance audits to ensure all Project activities remain aligned with the City’s capital improvement plan and applicable state procurement regulations under applicable law including TLGC, Texas Government Code Chapters 2254 and 2269. The Developer Agent is required to implement a centralized contract administration system to verify vendor compliance, including the validation of insurance certificates, performance bonds, and deliverable quality against established technical specifications. Performance will be measured through the successful execution of a comprehensive quality assurance program, the adherence to critical path milestones, and the completion of functional performance testing that validates 99.999 percent uptime reliability for all mission-critical systems. The Developer Agent must provide ongoing documentation of non-conforming work and mandatory corrective action plans, culminating in a formal Project closeout process that includes the verification of all warranties, as-built documentation, and regulatory sign-offs necessary for facility occupancy.

2.7 Service Completion Schedule

The Developer Agent shall commence services upon the effective date of the executed agreement, with the Project schedule organized into distinct phases including programming, Click or tap here to enter text. 18 of 29 design review, procurement, construction administration, and final commissioning. Key milestones include the completion of the site-specific feasibility assessment and Project master schedule within thirty days of contract award, followed by the submission of design development documents and procurement manuals according to the finalized Project master schedule. Construction monitoring and quality assurance activities shall proceed in alignment with the approved critical path, culminating in the execution of the commissioning plan and final systems integration testing. The Project term concludes upon the successful completion of the final walkthrough, the issuance of the certificate of occupancy, and the formal handover of all Project closeout documentation to the City, with all deliverables to be finalized no later than the date specified in the authorized Project master schedule.

2.8 Service Warranty

All services provided by the Developer Agent including those by and through any third-party professionals and vendors under the Pre-Development and Development Agreement, shall be warranted to be free from poor workmanship, planning and materials, which affect the integrity of the service. The warranty shall be for the customary warranty period. The warranty will begin with the City’s acceptance of the service provided.

If the service fails and is believed to be the Developer Agent or their third-party professional and vendor’s responsibility, the City of Dallas or Developer Agent shall give a written notice for additional service. The Developer Agent or their third-party professional and vendor shall make corrections at their expense in a manner mutually agreed upon by the City and the Developer Agent. The warranty period will start over upon the City’s final acceptance.

2.9 Insurance Requirements

The successful Developer Agent will be required to purchase, within fifteen (15) days of the award, and maintain during the term of the contract insurance as described in Attachment B and agree to the indemnification provisions therein.

2.10 Bonding Requirements

The Developer Agent shall provide or cause successful third-party subcontractors to provide the required performance and payment bonds as described in Attachment C including the addition of City as co-obligee thereunder.

3. QUALIFICATIONS AND SUBMITTAL REQUIREMENTS

3.1 Minimum Qualifications of Respondents

Submittals will only be considered from Respondents who have been established in the business of providing agent services in the design, development, financing, maintenance, operation, or construction, including oversight and inspection of an improvement to real property for a minimum of five (5) years, including but not limited to:

A. Experience delivering at least three comparable adaptive reuse, build-to-suit, or related projects

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B. Experience with 911 Emergency Communications Center and Emergency Operations Center

C. Experience with public-sector projects D. Experience managing construction projects E. Demonstrated financial capacity

If requested, Respondents shall provide a minimum of three (3) references and/or other documentation demonstrating minimum qualifications.

3.2 Solicitation Submittal Requirements

Submittals will be structured and formatted as follows.

A. Transmittal Letter (Executive Summary of Services): All submittals shall include a completed transmittal letter signed by an employee of the institution who is authorized to contractually bind the Respondent.

a. Maximum length of two pages on company letterhead.

b. Include an offer to negotiate indicating the Respondent’s understanding and agreement to comply with the terms of this RFQ and all related addenda and stipulating that the submittal set forth remains effective for a minimum period of 150 days.

c. Include Firm's name, address and telephone number.

d. Include the name, addresses, and telephone number of a single contact person for all correspondence and notifications regarding this RFQ.

e. Include names, addresses, and telephone numbers of any other person(s) authorized to represent the Firm.

f. The original signature of a partner, principal, or officer of the Respondent with a statement that the signatory is authorized to submit the submittal.

g. Table of Contents: Submittals shall be submitted with a Table of Contents with appropriate page numbers for locating the required information and attachments as specified in the Submittal Requirements.

h. Include a list of any outstanding business relationships between the Respondent and any individual or entities listed in Section 1.5 of this solicitation.

i. Include a list of any outstanding disputes between Respondent and any individual or entities listed in Section 1.5 of this solicitation.

j. Include a list of any projects on which Respondent or any member of its project team has defaulted or declared bankruptcy or is in the process of doing so.

B. Submittal:

a. Each submittal shall be typed.

b. Refer to each Evaluation Criteria section for details on submittal contents

(qualifications and required services) to submit an organized submittal under the lens of the evaluation criteria. Responses should include factual examples that demonstrate the expertise of the assigned staff, not merely generalities.

3.3 Submission Documents

Respondents must include the following documents in their submission:

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Form Name Form Number Business Information Form OPS-02 Conflict of Interest Policy & Questionnaire OPS-07 and State Form

CIQ

Local Preference Affidavit OPS-31 SBE Affidavit BEH-FRM-602.SAW Local Participation & Workforce Impact Form BEH-FRM-604.SAW SBE Utilization Plan & Commitment to Local Economic Impact BEH-FRM-605.SAW Engagement Score & Past Commitment Form BEH-FRM-606.SAW SBE Good Faith Effort Documentation Form (if applicable) BEH-FRM-607.SAW Prime Self-Performance Declaration (if applicable) BEH-FRM-609.SAW Subcontractor Intent Form BEH-FRM-610.SAW Any other City Documents as Required

3.4 Development Costs

Neither the City of Dallas or its representatives shall be liable for any expenses incurred in connection with preparing a response to this solicitation. Respondents are encouraged to prepare their submissions simply and economically, providing a straightforward and concise description of its firm’s ability to meet the requirements of the solicitation.

4. EVALUATION & AWARD PROCESS

4.1 Selection Process

This RFQ is a one-step process for selecting the most highly qualified firm(s) to serve as Developer Agent and provide pre-development and development services for the Project.

The RFQ provides information necessary to prepare and submit a Qualifications Statement for consideration and ranking by the City. Based on the evaluation criteria established for this solicitation, each responsive Qualifications Statement will be reviewed, evaluated, and ranked by the City, to create a short-list of a maximum of five Respondents. As part of the evaluation process, the short-listed Respondents may be required to do an in-person interview and/or presentation, as determined by the City. From those presentations and possible interviews, the City will complete its evaluation and make a final determination as to the most highly qualified Respondent. An evaluation team will evaluate all solicitation responses received in response to this RFQ. The City of Dallas will pursue negotiations with the highest ranked (most highly qualified) Respondent with the goal of entering into a contract.

4.2 Evaluation Criteria

• Experience and Qualifications 50 Points The City will evaluate the Respondent's demonstrated experience, qualifications, financial capacity, and successful performance on projects of similar size, complexity, and scope, with particular consideration given to adaptive reuse, public sector, mission-critical, emergency communications, emergency operations, and other comparable facilities, including 911 Emergency Communications Center and Emergency Operations Center.

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• Firm’s Location and Availability/Service Delivery Capabilities: 15 Points The City will evaluate the Respondent's organizational capacity, availability of key personnel, ability to provide timely and responsive services, local or regional presence, project management resources, and overall capability to successfully deliver the required services throughout the duration of the Project.

• Project Approach 15 Points The City will evaluate the Respondent's understanding of the Project, proposed approach to delivering pre-development and development services, project management methodology, public procurement and financing strategy, risk management, schedule, quality assurance, and overall ability to successfully deliver a mission-critical 911 Emergency Communications Center and Emergency Operations Center in accordance with the requirements of this solicitation.

• Developing Regional & Inclusive Vendor Enterprises (DRIVE) Plan…………………20 Points o It is the policy of the City of Dallas to involve certified small business enterprises

(SBEs) to the greatest extent feasible in the City’s contracting opportunities. The City further seeks to encourage the growth and development of SBEs, promoting local economic growth and increased competition. In alignment with this commitment, the City has adopted the Developing Regional & Inclusive Vendor Enterprises (DRIVE) Policy for City of Dallas contracts.

o Evaluation points shall be awarded as follows:

SBE Utilization – up to 8 points

• Proposed SBE Commitment

• First-time Contracting

Local Economic Impact – up to 6 points

• Local Workforce

• Local Supply Chain Usage

• Local Community Investment

Engagement Score – up to 6 points

• Past Subcontractor Utilization

• Documented Engagement Efforts

• Past Timely Payments to Subcontractors o As a prerequisite for City Council award, the Developer Agent must demonstrate and document its good faith effort (GFE) to meet the established participation goal. Any apparent most advantageous Respondent who fails to adequately document GFE or meet the participation goal may be denied award of the contract by the City based on the Respondent’s failure to be “responsive” and/or “responsible.”

4.3 Award Method

Upon selection of a successful Respondent, the City and the Respondent will negotiate a final contract, based on the terms outlined in this RFQ. A sample agreement shall be provided prior to negotiations to the short-listed Respondents. By submitting a solicitation response, the Respondent agrees to be bound by these terms and conditions unless otherwise noted in the Submittal. The final contract is subject to City Council approval.

The City reserves the sole discretion to determine whether a submission is responsive. The City reserves the right to reject any and all Submittal and to waive any minor irregularities or discrepancies in any submission as may be in the best interest of the City. Late submittals

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4.4 Opening of Submittals

The City will open Submittals during the bid reading. Submittal readings take place at 2:00 PM on Fridays and can be viewed on the City’s website https://dallascityhall.com/government/Pages/Live.aspx. Any Submittal tabulation(s) posted after the submission date will be considered draft until final approval of the award recommendation(s).

4.5 Review for Responsiveness

The City will review Proposals for compliance to determine whether they are responsive and responsible, and whether they meet the minimum requirements of this RFQ. The City may conduct all necessary inquiries or investigations, including but not limited to contacting references, to verify the information submitted. Proposals that do not meet the minimum requirements may be deemed non-responsive and excluded from further evaluation.

4.6 Selection for Negotiation

After evaluating Respondent’s submittals and completing its evaluation, the City may identify the Respondent(s) whose submission is most highly qualified, considering evaluation factors. The City may then begin negotiations with the highest-ranked most highly qualified Respondent(s).

4.7 Negotiation Process

If negotiations with the highest-ranked most highly qualified Respondent(s) are unsuccessful, the City may discontinue discussions and begin negotiations with the next highest-ranked most highly qualified Respondent. This process may continue until a contract is executed or the City determines that no acceptable submittal exists.

4.8 Reservation of Rights

The City reserves the right to reject any or all submittals. Each submittal should therefore reflect the Respondent’s best Statement of Qualifications based on the evaluation criteria.

Only Respondents submitting a submittal will receive communications after the RFQ submission due date.

4.9 Rejection or Acceptance of Submittals

This solicitation does not commit the City to award a Contract. The City reserves the right to reject any and all submittals, to waive technicalities or irregularities, and to accept it deems to be in the interest of the City. The City shall not be liable for any costs incurred by any company responding to this solicitation. If applicable, Respondent to sign the necessary Contract documents prepared by the City Attorney’s Office. If applicable, a sample Contracts may be provided at the City’s discretion during negotiations and prior to any final award, more specifically, during the pre-development and the development phases as https://dallascityhall.com/government/Pages/Live.aspx

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4.10 Late, Modified, or Withdrawn Submissions

Submissions are required to be submitted electronically using the City’s solicitation portal.

The system will not accept submittals after the Submission Due Date and Time and hard copies are not permissible. Submittals may be modified at any time prior to the Submission Due Date and Time. If a Submittal is modified, it must be resubmitted by the Submission Due Date and Time to be responsive.