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File #: 25-38A    Version: 1 Name:
Type: ITEMS FOR INDIVIDUAL CONSIDERATION Status: Agenda Ready
File created: 12/3/2024 In control: Department of Convention and Event Services
On agenda: 1/8/2025 Final action:
Title: Authorize (1) a contract with M. Arthur Gensler, Jr. & Associates, Inc. dba Gensler to provide architectural and engineering design services for the Kay Bailey Hutchison Convention Center Dallas Master Plan renovation and reconstruction of the Dallas Memorial Auditorium (Arena) - Component Three; and (2) an increase in appropriations in an lump sum amount not to exceed $25,158,510.00 $25,137,244.00 in the Convention Center Revenue Bonds, Series 2023 Fund - Not to exceed $25,158,510.00 $25,137,244.00 - Financing: Convention Center Revenue Bonds, Series 2023 Fund (subject to annual appropriations)
Indexes: 2
Attachments: 1. Resolution
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STRATEGIC PRIORITY:                     Economic Development

AGENDA DATE:                     January 8, 2025

COUNCIL DISTRICT(S):                     2

DEPARTMENT:                     Department of Convention and Event Services

EXECUTIVE:                     Robin Bentley

______________________________________________________________________

SUBJECT

 

Title

Authorize (1) a contract with M. Arthur Gensler, Jr. & Associates, Inc. dba Gensler  to provide architectural and engineering design services for the Kay Bailey Hutchison Convention Center Dallas Master Plan renovation and reconstruction of the Dallas Memorial Auditorium (Arena) - Component Three; and (2) an increase in appropriations in an lump sum amount not to exceed $25,158,510.00 $25,137,244.00 in the Convention Center Revenue Bonds, Series 2023 Fund - Not to exceed $25,158,510.00 $25,137,244.00 - Financing: Convention Center Revenue Bonds, Series 2023 Fund (subject to annual appropriations)

 

Body

BACKGROUND

 

In 2018, the Department of Convention and Event Services (CES) engaged in a multi-departmental solicitation for a development process to determine a path-forward for correcting long-time deferred maintenance of the 2 million square foot Kay Bailey Hutchison Convention Center Dallas (KBHCCD). The solicitation phase for master planning understood that the demand among convention centers continues to grow for high-quality exhibition and meeting space, especially within the medical, scientific, and technical fields, and that the existing KBHCCD was losing ground at a rate that was impacting the local economy. Market analyses conducted in prior years pointed to several factors, in addition to the KBHCCD’s aging infrastructure, that were impacting the center’s salability.

 

Included among those factors were mobility, transportation, surrounding amenities, and overall land use surrounding the facility. The exploration of facility data demonstrated that, as a facility constructed in five phases, over several decades without consistent continuity or integration of major systems, the estimated investment level to merely correct existing deficiencies would be an estimated $500 - $600 million. As a result of that internal engagement and discussion, CES issued a combined Request for Qualifications and Request for Proposals entitled Professional Services for the Kay Bailey Hutchison Convention Center Dallas (KBHCCD) - BC20-00011768 to procure a firm to develop a multi-layered master plan for the KBHCCD and a larger study area.

 

 

A collective decision was made to draft the Kay Bailey Hutchison Convention Center Dallas (KBHCCD) Master Plan (“Master Plan”) by studying the Convention Center District as a larger and integrated economic development plan that included the convention center facility, land use, transportation, and connectivity around the facility and into South and Southern Dallas, and financing.

 

In January 2021, the procurement evaluation process resulted in the awarding of a contract to WSP USA, Inc. to work with the Department and its broader Internal and External Stakeholder teams in the development of the Master Plan. Over the next two years and more than 350 engagement meetings with both internal and external stakeholders, a draft plan was developed, and City Council recommendations made to move the existing convention center to the west of Lamar Street, detaching The Black Academy of Arts and Letters (TBAAL) and the Dallas Memorial Auditorium (Arena) to function as stand-alone buildings. The expansion of the campus, and ultimate decommissioning of some portions of the existing building, would result in an opportunity to create a multi-use district on approximately 30-acres, while re-orienting the convention center west of Lamar Street. Additionally, the plan would allow for the re-orientation of streets, the re-envisioning of the Eddie Bernice Johnson Union Station, the repair and refreshing of Pioneer Plaza and Cemetery, and reconnection into South Dallas.

 

The Master Plan incorporated feedback and active participation from fourteen City departments, Visit Dallas, Oakview Group (dba OVG360), Downtown Dallas Inc., the North Central Texas Council of Governments, the Texas Department of Transportation, Dallas Area Rapid Transit, Union Pacific Railroad, chambers of commerce, local Minority/Women-owned Business Enterprises (M/WBE) development groups, and many other stakeholders.

 

The Master Plan also incorporated all existing City of Dallas developed plans related to transportation, sustainability, development, racial equity, arts and culture, and others. The resulting concept, and March 6 reorientation, meets multi-agency and long-term City of Dallas goals to reconnect and re-knit communities by expanding the KBHCCD in such a manner that it no longer serves as a physical and development barrier into the community referred to in the vernacular as The Cedars, which is the northernmost gateway into South Dallas and the larger southern sector.

 

The implementation of the Master Plan was ultimately divided into seven fundable components as outlined below:

 

1.                     KBHCCD Convention Center Expansion and proposed Enhanced Greenspace connector using the Construction Manager At-Risk Delivery Model, and the Demolition of the Existing Convention Center

2.                     Transportation-Related Alternatives

3.                      Arena using either Design Bid Build or Construction Manager At-Risk Delivery Model

4.                     TBAAL using a Design Bid Build or Construction Manager At-Risk Delivery Model

5.                     Pioneer Plaza and Pioneer Cemetery

6.                     Eddie Bernice Johnson Union Station

7.                     Land Use and Development on City of Dallas owned property within the downtown area

 

 

 

 

 

In March 2023, the City released solicitation BBZ34-00021453 seeking project managers and owner’s representation services for each of components. McKissack & McKissack. was selected as the Project Manager and Owner’s Representative for Component 3. On February 28, 2024, the City Council awarded a professional services contract to McKissack and McKissack. for project management and owner’s representation services for implementation of component one three of the KBHCCD Master Plan by Resolution 24-0388.

 

On June 20, 2024, the City released solicitation CIZ24-CCT-3091 seeking architecture and engineering design firms for Component 3 of the KBHCCD Master Plan. The City shortlisted to four five firms and released the request for proposals on August 12, 2024. In October 2024, an evaluation committee selected M. Arthur Gensler, Jr. & Associates, Inc. dba Gensler as the recommended firm for City Council consideration.

 

A supplemental agreement will be negotiated for a secondary practice facility as part of the agreement with the Dallas Wings. On April 24, 2024, the City, by Resolution No. 24-0616 approved the Dallas Memorial Auditorium Resident Use and Incentive Agreement (“Use Agreement”) between the City and Full Court Partners LLC d/b/a the Dallas Wings, a professional WNBA sports team providing for relocation of the Dallas Wings to the Arena as its home base.  The shortlisted firms were provided WNBA programming guidelines as required under the City’s agreement with the Dallas Wings.  During the advance planning phases of the master plan the secondary practice facility to be provided under the Use Agreement was concepted for the Dallas Wings to be connected to the arena. Due to City’s commitment to participate as a host city in the World Cup, the secondary practice facility for the Dallas Wings was eliminated from the scope of the solicitation. As a result, a separate agreement will be negotiated procured for an offsite location for the secondary practice facility. This item is for an architect and engineering contract solely for the arena site at the KBHCCD location.

 

PRIOR ACTION/REVIEW (COUNCIL, BOARDS, COMMISSIONS)

 

The Transportation and Infrastructure Committee was briefed on the KBHCCD Master Plan on December 8, 2020.

 

The City Council was briefed by memorandum regarding the KBHCCD Master Plan on January 22, 2021. <https://dallascityhall.com/government/citymanager/Documents/FY%2020-21%20Memos/Kay%20Bailey%20Hutchison%20Convention%20Center%20Master%20Plan%20update%20-%20Memo_01222021.pdf>

 

The City Council was briefed by memorandum regarding progress to-date on the KBHCCD Master Plan on August 13, 2021. <https://dallascityhall.com/government/citymanager/Documents/FY%2020-21%20Memos/KBHCCD%20Master%20Plan%20Contract%20Update_Memo_08132021.pdf>

 

The Economic Development Committee was briefed on the KBHCCD Master Plan and the Project Financing Zone on October 4, 2021.

 

On October 13, 2021, the City Council authorized the designation of Project Financing Zone Number One, City of Dallas, Texas by Ordinance No. 32016, by Resolution No. 21-1650.

 

The Transportation and Infrastructure Committee was briefed regarding the KBHCCD Master Plan Alternative Recommendation and Requirements Pursuant to Texas Local Government Code Chapter 334 on December 7, 2021.

 

The Transportation and Infrastructure Committee was briefed on the “Kay Bailey Hutchison Convention Center Dallas (KBHCCD) Master Plan Alternative Recommendation and Requirements Pursuant to Texas Local Government Code Chapter 334 on December 7, 2021.

 

The Transportation and Infrastructure Committee was briefed by memorandum regarding an update on questions presented during the December 7, 2021 committee meeting on December 17, 2021. <https://dallascityhall.com/government/citymanager/Documents/FY%2021-22%20Memos/KBHCCD%20Master%20Plan_Memo_12172021.pdf>

 

The City Council was briefed by memorandum regarding this matter on December 17, 2021. <https://dallascityhall.com/government/citymanager/Documents/FY%2021-22%20Memos/KBHCCD%20Master%20Plan_Memo_12172021.pdf>

 

The Transportation and Infrastructure Committee was briefed regarding the KBHCCD Master Plan Alternative Recommendation and Requirements Pursuant to Texas Local Government Code Chapter 334 on January 18, 2022.

 

The City Council was updated by memorandum regarding questions presented during the January 18, 2022 Transportation and Infrastructure briefing on January 28, 2022. <https://dallascityhall.com/government/citymanager/Documents/FY%2021-22%20Memos/KBHCCD%20Master%20Plan%20Update%20Memo%20-%20Follow-Up%20to%20TRNI%20Committee.pdf>

 

The City Council was briefed by memorandum regarding questions presented by a constituent regarding the KBHCCD Master Plan on January 28, 2022. <https://dallascityhall.com/government/citymanager/Documents/FY%2021-22%20Memos/KBHCCD%20Master%20Plan%20Update%20-%20Additional%20Questions.pdf>

 

The City Council was briefed on the KBHCCD Master Plan Alternative Recommendation and Requirements Pursuant to Texas Local Government Code Chapter 334” on February 2, 2022.

 

On February 9, 2022, the City Council authorized the adoption of the 3C west of Lamar alternative to implement KBHCCD Master Plan and the city manager to take the necessary steps to implement the 3C alternative by Resolution No. 22-0334.

 

On May 11, 2022, the City Council authorized providing advance planning and feasibility for the KBHCCD Master Plan by Resolution No. 22-0742.

 

On September 14, 2022, the City Council authorized a reimbursement agreement with Union Pacific Railroad Company for preliminary engineering services for the portion of the proposed expansion of the Kay Bailey Hutchison Convention Center that impacts Union Pacific Railroad’s tracks, including improvements to infrastructure by Resolution No. 22-1348.

 

The Transportation & Infrastructure and Economic Development Committees were briefed about the KBHCCD Master Plan - Next Steps during a special called meeting on February 7, 2023.

 

 

A memorandum regarding questions presented during the special called meeting was provided to the Transportation & Infrastructure and Economic Development Committees on February 23, 2023.

 

The Government Performance and Finance Committee was briefed about the KBHCCD Master Plan and Fair Park Improvements on May 22, 2023.

 

The Government Performance and Finance Committee was briefed by memorandum on the KBHCCD Master Plan and Fair Park Improvements on June 13, 2023. <https://cityofdallas.legistar.com/View.ashx?M=F&ID=12081687&GUID=103AA241-23F2-4BE8-8FF9-F1CC38B0F3C0>

 

On June 14, 2023, the City Council approved a resolution expressing official intent for the City to reimburse itself for costs and expenses incurred in connection with the Kay Bailey Hutchison Master Plan from obligations that will be issued after the expenditures by Resolution No. 23-0774.

 

On September 13, 2023, the City Council authorized a professional service contract for Component One of the Kay Bailey Hutchison Convention Center Dallas Master Plan to Inspire Dallas for Project Management/Owner’s Representation by Resolution No. 23-1254.

 

The Government Performance and Finance Committee was briefed on the FY 2023-24 Debt Issuance Overview on October 23, 2023.

 

The Economic Development Committee was briefed about the Kay Bailey Hutchison Convention Center Dallas Master Plan - Convention Center Component on February 5, 2024.

 

On February 28, 2024, the City Council authorized a professional services contract for Component Three of the Kay Bailey Hutchison Convention Center Dallas Master Plan to McKissack and McKissack for Project Management/Owner’s Representation by Resolution No. 24-0388.

 

On February 28, 2024, the City Council authorized a professional services contract for Component Four of the Kay Bailey Hutchison Convention Center Dallas Master Plan to Dikita Enterprises for Project Management/Owner’s Representation by Resolution No. 24-0389.

 

The City Council was briefed on The Kay Bailey Hutchison Convention Center Dallas Master Plan and Transportation Initiatives on March 6, 2024.

 

The Economic Development Committee was updated by memorandum about the Kay Bailey Hutchison Convention Center Dallas Master Plan Solicitations on June 3, 2024.

 

The Economic Development Committee was briefed by memorandum about the Kay Bailey Hutchison Convention Center Dallas Master Plan Progress, Outreach, and Engagement on August 5, 2024. <https://cityofdallas.legistar.com/View.ashx?M=F&ID=13204845&GUID=77F4654C-4841-4359-B9A0-5D2F9FC1A112>

 

On September 11, 2024, the City Council authorized an amended contract with TXDOT to design and construct deck caps on Lamar Street as part of the Kay Bailey Hutchison Convention Center Dallas Master Plan by Resolution No. 24-2595.

 

On September 11, 2024, the City Council authorized an amended contract with TXDOT to design and construct deck caps at Old City Park as part of the study area with the Kay Bailey Hutchison Convention Center Dallas Master Plan by Resolution No. 24-2589.

 

On September 11, 2024, the City Council authorized a contract for Perkins and Will to provide architectural/engineering design services for Component 1 of the Kay Bailey Hutchison Convention Center Dallas Master Plan by Resolution No. 24-2587.

 

FISCAL INFORMATION

 

Fund

FY 2025

FY 2026

Future Years

Convention Center Revenue Bonds, Series 2023 Fund

$8,386,170.00 $8,379,081.00

$8,386,170.00 $8,379,081.00

$8,386,170.00 $8,379,082.00

 

M/WBE INFORMATION

 

In accordance with the City’s Business Inclusion and Development Policy adopted on September 23, 2020, by Resolution No. 20-1430, as amended, the M/WBE participation on this contract is as follows:

 

Contract Amount

Procurement Category

M/WBE Goal

$25,158,510.00 $25,137,244.00

Architecture & Engineering

34.00%

M/WBE Subcontracting %

M/WBE Overall %

M/WBE Overall Participation $

40.60% 40.64% 40.59%

40.60% 40.64% 40.59%

$10,216,497.00 $10,205,447.00

This contract exceeds the M/WBE goal.

M. Arthur Gensler, Jr. & Associates, Inc. dba Gensler - Local; Workforce - 94.76% Local

 

PROCUREMENT INFORMATION

 

Method of Evaluation for Award Type:

 

Request for Qualifications

Utilized for procurements involving architectural and engineering services

 

Recommended offeror whose response is most qualified, considering the relative evaluation factors stated in the specifications

 

Always involves a team evaluation

 

Allows for negotiation on contract terms, including price

 

CES received Statements of Qualification from solicitation number CIZ24-CCT-30921 from eight five firms, shortlisting and issuing Requests for Proposals to four five firms. The proposals were opened by the Office of Procurement Services on August 30, 2024. CES recommends the City Council award this service price agreement architectural/engineering services agreement to the most advantageous highly qualified proposer. In compliance with state law concerning architectural and engineering services evaluation, cost was neither considered in the evaluation nor reflected in the scoring.

 

*Denotes successful proposer

 

Proposers                                                                                    Address                                                                                    Score                     

 

*M. Arthur Gensler, Jr. &                      5005 Greenville Ave.                                          95.20

 Associates, Inc. dba Gensler                     Dallas, TX  75206

 

HKS                     350 North St. Paul St.                                          83.60

                     Suite 100

                     Dallas, TX 75201

 

HOK                      717 North. Harwood St.                                          78.80

                     Dallas, Texas 75201

 

 

Moody Nolan                      Providence Towers                                          77.80

                     5001 Spring Valley Rd.

                     Suite 225E                                           

                     Dallas, Texas 75224

 

Arcadis                     300 South Pearl Expwy.                                          77.20

                     Suite 650                                          

                     Dallas, TX  75201

 

OWNER/EXECUTIVE

 

M. Arthur Gensler, Jr. & Associates, Inc. dba Gensler

 

Jordan Goldstein, FAIA, FIIDA, LEED AP, Co-Chief Executive Officer, Co-Managing Principal