26-24 Station Area Sports and Mixed Use Opportunity (PDF) (1).pdf

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CITY OF FARMERS BRANCH, TEXAS

REQUEST FOR PROPOSALS (RFP)

STATION AREA SPORTS & ENTERTAINMENT DISTRICT

CATALYTIC MIXED-USE DEVELOPMENT OPPORTUNITY

ISSUED BY THE CITY OF FARMERS BRANCH, TEXAS

1. INTRODUCTION

The City of Farmers Branch, Texas (“City”) invites proposals from qualified and experienced development teams to partner with the City in the redevelopment of multiple City-owned properties located within the Station Area District near the Farmers Branch DART Rail Station.

This redevelopment opportunity represents one of the most significant catalytic economic development initiatives currently underway within the City. Anchored by the Dallas Stars and connected to the broader North Texas region by rail, the Station Area presents a unique opportunity to create a walkable Sports and Entertainment District that integrates hospitality, entertainment, dining, and mixed-use development within a vibrant urban environment.

The City seeks development teams capable of delivering a high-quality, destination-oriented mixed-use district that reflects best practices in modern urban development and leverages regional transportation access, sports tourism, and hospitality programming.

The selected development partner will work collaboratively with the City to implement a long-term development vision that enhances economic vitality, supports regional tourism, and creates a distinctive destination within North Texas.

2. COMMUNITY OVERVIEW

Farmers Branch is a dynamic first-ring suburb of Dallas located within the Dallas-Fort Worth metropolitan area, one of the fastest-growing economic regions in the United States. Key characteristics include:

Population: approximately 45,000 residents Businesses: more than 4,000 businesses Corporate headquarters: more than 250 companies

The City benefits from exceptional regional connectivity, including access to:

• Interstate Highway 35E

• Interstate Highway 635

• President George Bush Turnpike

• Dallas North Tollway

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Both Dallas Love Field and Dallas/Fort Worth International Airport are approximately 20 minutes from the City.

Farmers Branch is widely recognized for its:

• high quality of life

• strong municipal services

• extensive park system

• business-friendly environment

On the Dallas Area Rapid Transit (DART) Green Line, the City is one light rail stop from Downtown Carrollton (where DART’s recently-opened Silver Line regional rail intersects), 5 stops from Dallas Love Field Airport, and 8 stops from Downtown Dallas. With a transfer to the Silver Line, the City is 3 stops from Dallas-Fort Worth International Airport, 2 stops to Addison, 4 stops to the University of Texas at Dallas, 5 stops from Richardson, and 6 stops from Plano.

The Station Area represents one of the most significant redevelopment opportunities within the community.

3. PROJECT AREA AND PARCELS

The development opportunity includes several City-owned parcels located within the Station Area District and Planned Development District No. 86 (PD-86). These parcels are also located within Tax Increment Financing District No. 2 (TIF No. 2).

Parcel Address Estimated Acreage 2335 Jett Street 1.91 acres 12731 Rossford Street 0.52 acres 12705, 12400, 12621, and 12340 Rossford (The Grove)

1.56 acres

13201 Rossford Street1 0.18 acres 9019 Rossford Street2 0.13 acres 2427 Carrick Street3 2.09 acres 2627 Carrick Street4 3.81 acres 12700 N Stemmons Freeway 1.06 acres

1 North of Valley View between Rossford and Denton Dr.

2 North of Valley View between Rossford and Denton Dr.

3 The empty space next to each of the Star Centers. This is undeveloped land, and the size is estimated.

4 This is undeveloped land, and the size is estimated. The City anticipates that the DART parking lot may be converted to a parking structure (either above-ground or subsurface) in the future, and that the airspace above the garage will be activated in a manner that complements the surrounding development and encourages transit use.

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2450 Valley View Lane 1.3764 acres

13115 Rossford Street 1.5661 acres

The City reserves the right to modify the final development footprint during negotiations with the selected development team.

4. DEVELOPMENT VISION

The City envisions a vibrant, destination-oriented mixed-use district that (1) functions as both a regional attraction and a dynamic civic gathering place, and (2) expands and enhances the existing transit-oriented development adjacent to the existing DART Green line station. The Station Area is intended to evolve into Farmers Branch’s premier Sports and Entertainment District, strategically leveraging the presence of the Dallas Stars and the significant regional activity generated by the organization and related facilities.

The City is seeking transformative development proposals that:

• establish a regional Sports & Entertainment destination

• deliver a hotel and event-oriented anchor that supports Stars Center activity and regional visitation

• create year-round activation beyond tournament-driven traffic

• generate incremental sales tax, hotel occupancy tax, and long-term property value growth

• deliver a walkable, high-quality urban environment with a strong public realm

• complement and enhance the existing Mustang Station development pattern and surrounding investment areas

• leverage access to the DART rail system

The City encourages integrated development concepts that support a high-energy, experience-driven environment, including:

• hospitality and lodging uses

• entertainment and performance venues

• destination dining and nightlife opportunities

• pedestrian-oriented retail and commercial activity

• programmed events and community activation spaces

• plazas, open spaces, and public gathering areas

• vertically integrated mixed-use and residential development

Development within the Station Area should prioritize walkability, connectivity, and exceptional urban design that fosters an active environment throughout the day and evening. Emphasis should be placed on creating a cohesive district identity, enhancing

Page | 4 streetscapes and public spaces, supporting multimodal accessibility, and advancing a development pattern that strengthens economic vitality, tourism, and long-term community value while reinforcing the broader vision for the Mustang Station area and surrounding corridor investments.

5. HOSPITALITY AND EVENT PROGRAMMING

The City strongly encourages development proposals that incorporate hospitality infrastructure capable of supporting sports tourism, conferences, and regional events.

Preferred program elements include:

• Full-service hotel with approximately 200+ guest rooms

• Conference or meeting facilities capable of accommodating 250-500 attendees

• Multipurpose event venue capable of hosting:

o tournaments o community events o corporate meetings o entertainment programming

• Respondents may propose integrated hospitality concepts, including:

• Hotel + Conference Center

• Conference Hotel

• Hotel + Event Center + Parking Structure

6. WALKABLE COMMERCIAL DISTRICT MODEL

The City encourages development that reflects elements of European commercial infrastructure models, which emphasize compact, walkable districts with vibrant street-level activity. Key characteristics include:

• Mixed-use buildings with ground-floor retail

• Small-format storefronts encouraging diverse retail

• Pedestrian-oriented streets and plazas

• Outdoor dining environments

• High-quality public gathering spaces

The objective is to create a human-scaled environment that prioritizes pedestrian activity and supports a vibrant public realm.

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7. PARKING AND INFRASTRUCTURE STRATEGY

Structured parking will serve as a core infrastructure component of the Sports and Entertainment District. The City anticipates development of a structured parking facility providing approximately 400 or more parking spaces. The parking facility should support:

• Dallas Stars operations

• Hotel and conference uses

• Restaurants and entertainment venues

• Public events

The parking structure may be located on or adjacent to the DART property at 2627 Carrick Street, subject to coordination with DART.

The City may consider participating in the development of parking infrastructure through public-private partnership mechanisms.

8. PUBLIC-PRIVATE PARTNERSHIP OPPORTUNITIES

The City is committed to establishing a proactive and strategic partnership with the selected development team to deliver a signature, catalytic project that will define the future of the Station Area and further position Farmers Branch as a premier regional destination. The City recognizes the significance of this opportunity and is prepared to work collaboratively with the selected developer to help advance a transformative vision that generates long-term economic value, enhances regional visibility, and creates a lasting community asset.

To support successful project delivery, the City is prepared to consider meaningful public participation and tailored economic development partnerships where warranted by the scale, quality, and public benefit of the proposed investment. The City is seeking experienced, visionary development partners capable of delivering a high-quality, destination-caliber project and is committed to maintaining a responsive, solutions-oriented partnership approach throughout the development process.

Potential participation tools may include:

• Tax Increment Financing (TIF) participation

• public infrastructure investment

• structured parking participation

• Chapter 380 economic development agreements

• land participation, assemblage support, or ground lease arrangements

• other mutually beneficial public-private partnership mechanisms that support catalytic redevelopment objectives

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The City encourages proposers to think creatively and strategically regarding partnership opportunities, project phasing, activation concepts, and financing structures. Proposals should clearly identify any requested incentives or public participation elements and demonstrate how such participation will accelerate investment, enhance project quality, expand economic impact, and contribute to the long-term vision for the Station Area and the broader Farmers Branch community.

9. DEVELOPER QUALIFICATIONS

Respondents should demonstrate experience in delivering projects of similar scale and complexity to the proposed development. Desired qualifications include experience with:

• Mixed-use district development

• Hospitality and hotel development

• Entertainment venues

• Structured parking facilities

• Public-private partnership projects

• Transit-oriented development

Experience coordinating with municipal governments, transit agencies, and sports organizations is strongly preferred.

10. PROPOSAL REQUIREMENTS

Submissions should include the following:

• Development team overview and qualifications

• Relevant project experience

• Conceptual development plan

• Financial structure and capital sources

• Development timeline and phasing strategy

• Requested public participation (if applicable)

• Submittals should not exceed 20 pages excluding appendices.

11. EVALUATION CRITERIA

Proposals will be evaluated based on the following criteria:

Criteria Weight

Vision alignment 25%

Developer experience 20%

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Criteria Weight

Financial feasibility 20%

Urban design quality 15%

Economic impact 10%

Public-private partnership approach 10%

Following review of submissions, the City may shortlist one or more respondents; conduct interviews, presentations, workshops, or follow-up discussions; request revised proposals or supplemental information; negotiate with one or more respondents simultaneously or sequentially; and pursue exclusive negotiations with a selected development team if determined to be in the City’s best interest.

12. PROCUREMENT SCHEDULE

Issue Date: May 26, 2026 Questions Deadline: June 12, 2026 Proposal Deadline: June 26, 2026 Review timeline: June 13 – July 15, 2026 Pre-meeting: July 16, 2026 Developer Interviews: August 2026 City Council Selection: August 2026

13. SUBMISSION INSTRUCTIONS

All proposals must be submitted electronically through the CIVCAST procurement platform by the deadline indicated in this RFP.

Late submissions will not be accepted.

14. GENERAL CONDITIONS AND DISCLAIMERS

Your legal language here is already strong, and we can use the same.

The City reserves the right to reject any or all proposals; waive informalities or irregularities; modify or terminate the solicitation process at any time; request additional information from any respondent; negotiate modifications to proposals;

negotiate with multiple respondents; discontinue negotiations with any respondent at any time; and select the proposal or development team determined to be in the best

Page | 8 overall interest of the City. The City assumes no liability or responsibility to, and will be held harmless by, any applicant in the bid/proposal submission process. Any proposal may be rejected by the City without recourse.

15. ATTACHMENTS

• Station Area aerial map