Scope of Work (5).pdf

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CITY OF FARMERS BRANCH, TEXAS

REQUEST FOR QUALIFICATIONS (RFQ)

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. REISSUANCE AND PROPOSAL CLARIFICATION

The City previously issued a solicitation on May 28, 2026 for this development opportunity and received multiple proposals confirming strong market interest in the Station Area. The City determined that additional direction regarding site conditions, available public resources, and required financial information would improve proposal comparability and better support selection of a development partner.

This RFQ supersedes the prior solicitation. No development partner was selected under the prior solicitation, and both prior respondents and new development teams are encouraged to submit proposals.

The City remains open to creative development concepts and partnership structures. The purpose of this reissuance is not to prescribe a single solution, but to obtain proposals that clearly identify what will be delivered, how the project will be financed, the specific City assistance requested, and the steps necessary to move promptly from selection to implementation.

3. COMMUNITY OVERVIEW

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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

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.

4. 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 DCAD APN Estimated Value

2335 Jett Street 1.91 acres 24065600000010000 $999,430

12731 Rossford Street 0.52 acres 24141500000050000 $361,360

12705, 12400, 12621, and 12340 Rossford (The Grove)

1.56 acres 24141500000110000, 65073325520270000, 24104500010010000, 65073325520290000

$1,094,610

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13201 Rossford Street1 0.18 acres 65073325030200000 $122,910

9019 Rossford Street2 0.13 acres 65073325030190000 $90,600

2427 Carrick Street3 2.09 acres 24241550030010000 $1,092,467

2627 Carrick Street4 3.81 acres 24241550040010000 $2,654,080

12700 N Stemmons Freeway

1.06 acres 24241550010010000 $742,548

2450 Valley View Lane 1.3764 acres 65073326110430000 $959,000

13115 Rossford Street 1.5661 acres 24141500000010100 $1,092,000

Parcel values are preliminary DCAD-based estimates for the acreage identified in this RFQ.

Certain values have been proportionally adjusted from larger appraisal accounts or estimated for assembled tracts. These amounts do not constitute independent appraisals, offer prices, minimum sale prices, or commitments by the City. The City reserves the right to modify the final development footprint during negotiations with the selected development team.

5. 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

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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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 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.

6. 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

7. 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

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• 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.

8. 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.

9. 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

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

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.

10. CITY RESOURCES AND FINANCIAL PROPOSAL EXPECTATIONS

The City seeks a financeable proposal that clearly distinguishes committed private capital, requested City participation, project-generated financing, and contingent third-party sources.

City participation is intended to support eligible public improvements and catalytic development and is not intended to replace reasonable developer equity or conventional financing.

For proposal-planning purposes, the following resources and tools may be considered. All amounts are approximate, subject to legal eligibility, availability, appraisal, City Council approval, and final negotiated agreements. Listing a resource does not constitute a commitment to provide it, and the City may determine that some resources should not be combined.

Potential Resource Planning Information General Use / Limitation

City-owned land City-controlled land value estimate: $6,554,725 (9 parcels)

Respondents must identify the specific parcels requested, proposed purchase or ground-lease terms, and the land value included in the project sources and uses.

STARS No. 2 bond proceeds

$2,104,487.54 Eligible costs associated with a public recreational multi-sport and fitness facility, including volleyball and basketball courts, related parking, and public infrastructure.

Pike Street / Station

Area bond proceeds

$750,000 Eligible station-area streets, sidewalks, street lighting, parking, streetscape, drainage, rights-of-way, parks, open space, trails, and related improvements.

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Existing TIF funds Approximately

$3,657,020.95

Eligible project costs, subject to confirmation of legal availability and existing commitments.

Potential future TIF participation

Base-case estimate:

approximately $321,000 in additional annual TIF revenue at stabilization, growing to approximately $458,000 annually by Year 25;

approximately $8.1 million cumulatively over

25 years. *

Project-generated participation only;

subject to actual taxable value, TIF terms, legal authority, and City Council approval.

Other potential tools Amount not guaranteed Structured parking participation, Chapter

380 agreements, DART coordination, grants, Public Improvement District (PID), and other lawful tools may be considered when supported by the proposal.

* Future TIF estimates are preliminary and assume phased development, a stabilized taxable value of approximately $225 million, 25% City participation, the City’s current working tax rate, and continued or extended TIF authority. Actual revenues may vary materially.

The identified existing bond and TIF resources total approximately $6.51 million. These funds are restricted to eligible purposes and should not be treated as unrestricted cash.

Each proposal must include the following information in clear tables within the proposal. A separate financial workbook is not required at initial submission unless requested by the City during clarification or negotiation:

• A development program and schedule by phase, including the uses, approximate quantities, and parcels included in each phase.

• A sources-and-uses summary by phase identifying developer equity, debt, land value, requested City resources, and third-party sources.

• A Public Participation Summary identifying each requested City resource, dollar amount, exact use, timing, eligibility basis, and an alternative if the requested resource is unavailable.

• Evidence of the respondent’s ability to fund the private portion of the project, including the amount of sponsor equity and the status of lender, investor, hotel brand, operator, and major tenant discussions, as applicable.

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• A clear distinction between committed sources, reasonably expected sources, and contingent or speculative sources.

• The principal assumptions, risks, and site conditions that could affect cost or delivery, together with the party proposed to bear each risk.

Proposals will be evaluated in part on the amount of private investment leveraged, the efficiency and legal eligibility of requested public participation, the likelihood of closing and construction, and the long-term financial benefit to the City. Respondents should not assume that every listed resource will be approved or that the City will fund project cost overruns.

11. 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.

12. PROPOSAL REQUIREMENTS

Submissions should include the following:

• Development team overview and qualifications

• Relevant project experience

• Conceptual development plan

• Financial structure and capital sources

• Public Participation Summary and supporting information described in Section 10

• Development timeline and phasing strategy

• Requested public participation (if applicable)

• Submittals should not exceed 20 pages excluding appendices.

13. EVALUATION CRITERIA

Proposals will be evaluated based on the following criteria:

Criteria Weight

Vision alignment 25%

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Criteria Weight

Developer experience 20%

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.

14. PROCUREMENT SCHEDULE

A mandatory pre-proposal meeting will be held on August 27, 2026, at 10:00 a.m. Central Time at Farmers Branch City Hall, 13000 William Dodson Parkway, Farmers Branch, Texas 75234. At least one representative of the lead development entity must attend. Proposals submitted by a lead development entity that is not represented at the meeting may be deemed nonresponsive.

The City will provide a project overview and an opportunity for procedural questions. Any response that modifies or interprets the RFQ will be issued through a written addendum. Oral statements made during the meeting or site review will not modify the solicitation.

Respondents are strongly encouraged to visit and inspect the project area before submitting a proposal. An optional guided site review will be offered immediately following the mandatory meeting. Respondents should independently evaluate the parcels, access, DART operations and parking, rights-of-way, drainage, existing facilities, and all visible site conditions.

The project area includes existing overhead utility lines and related easements that may affect building placement, height, access, parking, public spaces, phasing, and cost. Each proposal must identify its assumptions regarding avoidance, protection, relocation, or burial of overhead utilities; the anticipated coordination required with utility providers; and the party expected to bear any related cost. The City makes no representation that existing utilities can be relocated or that relocation costs will be paid by the City.

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Milestone Date

Issue Date August 13, 2026

Mandatory Pre-Proposal Meeting August 27, 2026, 10:00 a.m. Central Time

Questions Deadline September 3, 2026, 12:00 p.m. Central Time

Proposal Deadline September 24, 2026, 2:00 p.m. Central Time

Review Timeline September 28–30, 2026

Developer Interviews Week of October 12, 2026

City Council Selection November 2026

The City reserves the right to revise the schedule by written addendum.

15. SUBMISSION INSTRUCTIONS

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

Only lead development entities represented at the mandatory pre-proposal meeting are eligible to submit a proposal, unless the City provides otherwise by written addendum.

Late submissions will not be accepted.

16. GENERAL CONDITIONS AND DISCLAIMERS

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 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.