AIA Dallas | Dallas Center for Architecture 1901 WOODALL RODGERS FWY., SUITE 100 | DALLAS, TX 75201 | 214.742.3242

REQUEST FOR QUALIFICATIONS FOR DESIGN SERVICES You are invited to submit qualifications to provide architectural, interior architecture, construction documentation and related services for the AIA Dallas | Dallas Center for Architecture (DCFA), for the relocation of our facilities to Republic Center, Dallas, Texas. All respondents must have a member of AIA-Dallas on their team. Respondents do not have to be registered architects, but have to affiliate with a licensed architect who is a member of AIA-Dallas. The selected firm will be compensated for design services as agreed by all parties in the selection phase. Your confidentiality is extremely important to us. You and the members of your organization must agree not to discuss the details of this project to individuals outside your organization – all information contained herein and as otherwise disclosed over the course of the selection process shall be maintained in strict confidence. You accept this obligation by responding to this Request for Qualifications (RFQ). SECTION 1: PROJECT DESCRIPTION The Dallas Center for Architecture is intended to be the home for the AIA Dallas Chapter and the Dallas Center for Architecture Foundation. The leased space provides 13,708 rentable square feet of area on two levels to accommodate member services, community outreach, and outside event rentals. (Lease diagrams for Level 1 and 2 are attached.) The summary below outlines initial thoughts on functional space requirements. Flexibility for diverse uses is paramount. Year-round programming includes gallery exhibitions, continuing education programs and public lectures, as well as board and member committee meetings. Space needs to support operations for the next 10 years. The intent is to minimize construction investment in Level 2 administrative spaces and to maximize tenant finish-out funds on the 1st floor public and member gathering spaces. Daytime use needs to accommodate simultaneous lecture, classroom, and committee meetings. It is strongly preferred that the new space maintain at least the LEED Silver status in place at the current Center at 1909 Woodall Rodgers. BACKGROUND AIA Dallas: AIA Dallas, the 6th largest chapter of The American Institute of Architects, empowers architects to excel and impact their practice, profession, and community. AIA Dallas has a membership of more than 2,270 members and 300 architectural firms. Member efforts support professional development, education, advocacy, thought-provoking programming, and seven signature events. AIA Dallas is a 501(c)6 non-profit organization. AIA Dallas is the entity that will hold the lease and will hold the contractual relationship with the design team. Dallas Center for Architecture (DCFA): Founded by AIA Dallas in 2008, the Dallas Center for Architecture encourages the conversation about why architecture matters to YOU. The DCFA presents a variety of public programs, including walking tours, film screenings, exhibitions, panel discussions, and family programs, and administers a scholarship/traveling fellowship program that awards thousands of dollars to the next generation of architects and design professionals. DCFA is a 501(c)3 non-profit organization.

SECTION 2: PROJECT INFORMATION

PROJECT LOCATION AIAD will be the contractual tenant for the 13,708 sf lease space in Republic Center in downtown Dallas. The property is located at the Northwest corner of St. Paul and Pacific Avenue intersection in downtown Dallas. Please reference Attachment 1 – AIAD/DCAF Program Summary for a detail program of requirements and Attachment 2 – current photos of current space. The Pacific Plaza Park and its location across St. Paul is a driver for the design of the new space.

FUTURE PACIFIC PLAZA PARK

The red dots indicate the lease space location.

TRANSPORTATION

BUILDING FLOOR PLANS

FLOOR 1

FLOOR 2

PROJECT DEFINITION, EXPECTATIONS, ATTRIBUTES, GOALS AND EXPECTATIONS AIA Dallas (AIAD) and Dallas Center for Architecture (DCFA) have spent the past several years considering various locations and properties for its future home, once its current lease comes to a close in August of 2018.

AIAD will be the contractual entity and serve as "the client” for the space in Republic Center in downtown Dallas. The property is located at the northwest corner of the St. Paul and Pacific Avenue intersection.

AIAD/DCFA is thrilled with the opportunity to reinvent its face, shape its personality and complexion, and elevate the conversation regarding architecture and the creative work of its members and the foundation through the design of architecture, interior design, brand leveraging, graphic interface, technology, exhibit design and the dynamic programming and lecture series in a relevant manner that members and the public see and engage with the organization. This location downtown is experiencing a renaissance and revitalization of buildings and spaces that have sat dormant and underutilized for years. Today, the area is vibrant and alive and becoming a location of choice, with an array of diverse uses and the people that occupy these buildings. Large parking lots and dead zones are being created into beautiful parks, acting as oasis pockets that link human scale and outdoor living and a walkable city fabric of spaces. AIAD/ DCFA are eager to engage with this momentum and become even more centered in the urban fabric, advocating for the profession and architecture, welcoming public engagement, and furthering the transformation of our city in a measurable way.

The facility itself will be flexible to meet the variety of needs of our ever-changing and dynamic Chapter and Foundation. The street level will take advantage of floor-to-ceiling glass that connects the constant stream of activities and events within the space to the hustle and bustle street life of our city. We will also utilize a large outdoor plaza that allows our events, members, and professional brand to open onto the street for even higher visibility and community engagement. The Foundation has plans to use the space for even more engaging programming as well—exhibitions, student programs, expansion of its scholarship/fellowship program and much more.

Construction will soon begin on the current parking lot at the northeast corner of St. Paul and Pacific Ave. which will become the second largest park downtown; the project is already fully-funded. The new 3.5-acre Pacific Plaza Park will be our neighbor to the east. AIAD/DCFA will enjoy the benefits of a public outdoor urban park with programmed activities, band shell, pavilions, trees and unobstructed natural light. (Renderings attached.)

Pacific Plaza Park will be an extraordinary public space which we believe is critical real estate. The AIAD/DCFA terrace will face the new Pacific Plaza Park and will connect the green open space to the open space of our public/private plaza. This will reinforce the design of “spill-out space”, with direct access to the street’s edge.

The remaining area of the lease will be located on the second floor of Republic Center and will be connected to the street level by a private internal communicating stair. The second-floor areas will be used for primarily for office and administrative uses, as well as conference space.

Expectation, goals, requirements, qualities, and aspirational attributes for the project may be described as follows: • Welcoming • Dynamic • Social • Engaging • Inviting • Community-friendly • Pedestrian engagement • Transparent walls • Walkable environment • Flexible space • Adaptable space • Transformative space • Creative space • Highly active • Architectural • Non-intimidating,

approachable environment

• Simple and clear • Open space • Exhibit-oriented • Secure • Lecture capacities up to 125 • Various meeting and

gathering capabilities • New park (Pacific Park

Plaza) • Inside/outside terrace

design • Inventive • Innovative • Technology • Audio-visual • Graphical interface • Brand forward

• Educational and informative environment

• Materiality • Honest • Simple • Clean • Humble • Smart • Permanent • Purposeful • Maintainable • Sustainable design

SELECTION PROCESS OUTLINE

RFQ Issued October 6th

Site Visit / Building Visit October 16th (2 Sessions – Morning & Afternoon)

(existing center and new lease space)

Questions Submitted October 20th

Answers to Questions Returned October 23rd

RFQ Due October 30th

Shortlist of Teams November 3rd

Shortlisted Interviews/Fee Proposals November 15-16

Notification of Selected Design Team November 17th (Contract & Fee Negotiations to follow)

DESIGN & CONSTRUCTION SCHEDULE

Kick-off Design Meeting December 7th

Selection of Contractor February 2nd

Contractor Pricing March

Completion of Design Services March 30th

Construction Start April 16th

Construction Completion July 20th

Move In July 23rd

Occupancy August 1-10th

SECTION 3: QUALIFICATION AND SUBMITTAL REQUIREMENTS

Your firm will be evaluated on the basis of how well your firm and its individual professionals meet the general and specific selection criteria outlined below. Please submit your qualifications in a concise written tabulated format indexed and organized in order by the following sections.

3.1 Firm(s) Information. If more than one firm, please provide information for all recommended team members. (Primary team members should be AIA-Dallas members.)

Firm Name Contact Name, Address, Telephone, Email (Include AIA membership number.) Years in Operation # of Staff Disciplines/Expertise Offered Profile

3.2 Team, Personnel and Responsibilities

A description of each member of the Respondent’s team, including: a resume, how the member will participate in the project, their relevant experience, and portfolios of any similar projects on which they have worked. Include AIA Dallas membership status as warranted.

Organizational structure, including a clear explanation and an organizational chart for any proposed partnership or joint venture, showing structure and percentages of ownership and investment.

3.3 Past Experience/Relevant Experience

What the team can offer in visioning and problem solving for this project.

3.4 Additional information (limited up to 2 pages of 11”x17”) for the responders to use in any manner they wish to communicate regarding their initial thoughts, visions, or ideas for the new space. This may be in the form of a narrative, drawings, photographs, or imagery. This is up to the responding entity as to how to utilize those two pages. However, it is NOT a requirement to provide ideas in a conceptual manner nor should the respondent submit a highly refined completed design. This aspect of the RFQ is offered to allow respondents to be expressive, aspirational and creative. AIAD/DCFA is not looking for a completed design at this point in the process.

SECTION 4: DUE DATE, TIME & LOCATION

4.1 Please submit an electronic copy, via email, delivered no later than 5:00 pm (CST), Monday, October 30, 2017 to the contact listed below:

Rebecca Guillen Program Administrator AIA Dallas | Dallas Center for Architecture rguillen@aiadallas.org

With one (1) hard copy delivered to:

Rebecca Guillen Program Administrator AIA Dallas | Dallas Center for Architecture 1909 Woodall Rodgers Fwy., Suite 100 Dallas, Texas 75201 214.742.3242

SECTION 5: INQUIRIES

5.1 Written questions related to any aspect of this RFQ should be submitted via email to the attention of Rebecca Guillen by no later than October 20th by 12:00 PM CST. No questions of any kind will be accepted after the deadline set forth in this paragraph.

Direct all e-mail inquiries to: Rebecca Guillen Program Administrator AIA Dallas | Dallas Center for Architecture rguillen@aiadallas.org

Note: Official answers to all submitted questions will be provided to all competing bidders on October 23rd. DO NOT CONTACT THE CLIENT INDIRECTLY through communication with Board members or others.

ATTACHMENT 1

AIA PROGRAM | DCFA PROGRAM

PROGRAM OF REQUIREMENTS Framework The Dallas Center for Architecture is intended to be the home for the AIA Dallas Chapter and the Dallas Center for Architecture Foundation. The leased space provides 13,708 rentable square feet of area on two levels to accommodate member services and community outreach. The summary below outlines initial thoughts on functional space requirements. Flexibility for diverse uses is paramount. Year-round programming includes gallery exhibitions, continuing education programs and public lectures, as well as board and member committee meetings. Space needs to support operations for the next 10 years. The intent is to minimize construction investment on Level 2 and to maximize tenant finish-out funds on the 1st floor for public and member gathering spaces. Daytime use needs to accommodate simultaneous lecture, classroom and committee meetings without interruption. Needs Summary Public Areas (Level 1) The following areas are intended for visitor, public and member uses, as well as outside allied organization and public venue rentals. Lobby + Reception Area – Intended to serve as ante space for exhibitions, receptions and communal

gatherings prior to lectures. Event rentals of the level one space are important for the financial viability of the Center and will need to accommodate a variety of configurations and needs.

Lecture Hall – This space should provide lecture seating for varying size audiences from 75 to 125 people desired and provide classroom seating for 60 - 75 attendees at tables. Should also be reconfigurable to provide an open area for receptions and special events. Projection, video conferencing and flexible seating arrangement with sight lines to speaker/projecting are critical. Set-up and flexible lectern location, as well as the ability to accommodate panel discussions of 5 panelists next to lectern for a moderator when in lecture mode. Need the ability to clear furniture to Level 1 storage for open reception events. Recording and live streaming to be accommodated.

Continuing Education Classroom – Should provide classroom seating for 24 at tables. Projection and video conferencing capabilities critical. Flexible set up and lectern location. (Could be on Level 2) Acoustical isolation from other spaces needed. Recording and live streaming to be accommodated.

Note: The Lobby, Lecture Hall and Continuing Education Classroom are conceived to be reconfigurable so that a larger gathering space can be created by a combination of their programmed area. Acoustical separation for effective simultaneous meetings or classes should be balanced with flexibility solutions. (The building has a classroom on Level 1 that is also available to reserve – (xx capacity), “Pop Up” meeting/huddle areas are encouraged on both levels. “Designed” trash receptacles need to be planned in public areas to accommodate lunch time + reception use. Public + Member Exhibition Spaces – Going forward we anticipate he desire for 4 types of display areas.

These areas are described below: (Ex. Philly CFA has 2,000 sf, Miami 1,100 sf., DCFA currently has 625 sf.) The following types of exhibition spaces are desired: 1. Gallery” Space

o 40 linear feet (desired) o Should be permanent wall. (or moveable exhibition display) o Can be part of a hallway, reception area, etc. o Should be easily accessible to public, but does not have to be visible from street. Designated for

“art”-type exhibits. Stone Country photos, Moving Dallas photos, The Art of Architecture, potential new program of curated exhibitions of artworks related to architecture (photography, et al)

o Lighting should be adjustable and dimmable to protect works on paper and photographs as necessary. No direct sunlight on displays.

2. Permanent “History” Space o Designed to be changed very rarely. o History of Dallas architecture timeline and/or legacy architects (Story of Landmark Historically

designated property.) o Permanent stand-alone signage on exterior space for pedestrian viewing. o Could be interactive kiosk. Outdoors? Youth/student component?

3. AIA Dallas-Designated Exhibition Space o 36-48 linear feet (desired) o Could be outside or on outside windows or light boxes; should be highly visible to public. Exhibition

program should be year-round and include ENLACES, YP exhibition, Design Awards, KRob, et al o Location will determine lighting needs and controls.

o Could be a “model + board” display area for firms to lease for public traffic display. 4. DCFA Special Exhibitions

o Xx sf; dividable via portable walls and display pieces into at least two spaces. o Must have the capability to provide at least 60 linear feet of wall space. (DC has a moveable,

inexpensive and flexible display mounting system. Storage for system when not in use TBD.) Completely flexible in terms of walls, lighting, display stands, traffic patterns, et al. Contiguous space that is visibly “defined” as one space.

o Ideally, with separate entrance that would enable exhibition hours while keeping rest of facility secure. (not required). A portion of the space needs to be able to be secured after hours.

o At times it is desired to have a K-12 student “workshop” area for “Build Your City”, etc. Note: In the future, the desire is to exchange exhibitions with national prominent curated entities initial research. Information gathered from The National Building Museum specifies the following environmental requirements. The cost to adhere to this standard will need to be evaluated and may not be financially feasible. Th following outlines “Environmental Guidelines”.

72 degrees ideal Range 67-77 degrees Relative humidity 35-50%

Open Seating/Casual Conversation + Meeting Areas - Rotating vendor furniture “hospitality seating

displays”/ self-serve coffee bar, WIFI, touch down work areas and informal meeting/discussion areas desired.

Exterior Courtyard and Reception Area - Lease includes a dedicated outdoor reception and seating area for DCFA use only. Exterior doors need to be added to allow indoor/outdoor flow of guests from indoor to outdoor receptions. Exterior courtyard needs to be flexible to restrict public access to the private exterior space during private events.

Graphic Display Areas - Landlord has permitted DCFA graphic and exhibition display + signage areas on exterior and interior facing glazing and glass rotunda facing interior tenant traffic. The DCFA vision is to maximize exposure of mission to building occupant traffic and DCFA exposure to pedestrian “passerby” traffic of activities and exhibitions to encourage public engagement, as well as provide a uniquely recognizable identity for the Center to the pedestrian and passing vehicular traffic. Views to the future park are to be maximized. Exterior pedestrian traffic at south windows on Pacific street allow close-up viewing for exterior facing displays. Akard street viewing is primarily vehicular or cross the street future park viewing. In addition to public displays, internal member and sponsor recognition areas are required. Donors, Presidents, and Fellows recognition desired.

Member Meeting Areas (Level 1 or 2) The following spaces should be easily accessible from the primary public areas noted above: Boardroom/Large Committee Room – Provide meeting space for 22 to 26 around a flexible conference

table arrangement. (Ganged tables vs. single formal board room table) Room should have projection and video/audio conference capabilities. Ideal to have additional guest speakers and chairs around the room perimeter. Acoustic privacy. White boards.

Small Conference/Committee Room – This smaller meeting space should seat 8 people for committee meetings or smaller private meetings. Teleconferencing/video conferencing needed. White board walls or moveable whiteboard needed.

Resource Library – Space intended to provide shelving for shared publications for members or DCA visitors to review on-site or check out from the center receptionist. The space should accommodate a small 4-person table for a teleconference area that is acoustically isolated from general spaces. Programmed needs, etc. can be combined with other functional spaces. Need a computer workstation for small firm or intern access to obtain electronic data and a printer. ARE Success team study area.

Restrooms (Level 1) – The leased area currently includes constructed men’s and women’s restrooms on the second floor. New public restrooms are to be designed on 1st floor within center space for guest use as part of this scope.

Catering Kitchen (Level 1) – Kitchen area is utilized as a catering kitchen and serving area for events at the Center. Appliances include a large capacity refrigerator, 2 dishwashers, microwave and ice maker as well as smaller countertop appliances such as coffee machines and toaster, etc. A double bowl sink with garbage disposer should be provided with maximized counter space for food preparations. Prior to lunch committee meetings, members line up and flow past the counter area to pick up spread of lunches and drinks. (Possible beverage refrigerator.) Sufficient area should be provided for sorted trash collection (food, paper, glass/aluminum/plastics). Cabinets should be provided for management of supplies and dishes. (could be in another location and/or a separate closet close to kitchen) Storage for ice chests, drink and

serving carts, popcorn + margarita machines needed. Wine + misc. food storage, dishware needed. (Close kitchen proximity)

Copy / File Room – This room includes miscellaneous office storage supplies. Medium volume, floor- standing copier/scanner accompanied by storage for printer supplies. Space ideally in close proximity to the staff and may be within the same environment. May alternatively be combined with the storage and file room space to allow for containment of print materials. (if located on Level 1, a convenience copy area should be included on Level 2. (or vice versa)

Materials Prep Area – Materials prep, event prep, assembly and work surfaces out of public sight needed. Could be combined with copy/file room or Level 2 staff area.

Computer Room – Secured space to house racks for computer server, telephone and security equipment. Supplemental air conditioning or dedicated ventilation at a minimum should be provided as directed by IT consultant. Space for audio visual equipment and controls for Level 1 needed.

Utility Storage (Level 1) – To accommodate lecture and classroom chairs + table storage (when open receptions are needed). Storage for “event uses” also needed.

Staff Spaces (Level 2) Staff spaces should be accessible to members, but less visible to facilitate staff productivity while meetings or events are underway. It is desirable for workspace access by public during rentals/evening events to be restricted for confidentiality/potential theft if staff is not present. Receptionist (Level 1) - The DCFA receptionist should have line-of sight to visitors of the public

areas/entrance(s) to the space. Receptionist has the responsibility as primary greeter for visitors and is responsible for walk-in inquiries, library checkout, as well as walkup AIA document sales, mail packages, catering drop-off and pickup. Receptionist station also serves as a work area. Coat storage should be adjacent, as well as pick up/drop off short tern storage area. Position should ideally be visible from the administrative area (either same floor or visibly from second floor) for back-up/assistance purposes in the event that the receptionist is temporarily vacant doing catering/mail distribution duties.

War Room (Level 2) – This area is for staff planning, committee planning (could be future flex space or combined use). Needs white boards on walls. Open, flexible. Rolling tables for 10, white boards can be rolling also. Could be open area. Computer and large screen projector needed.

Semi secluded open offices for Executive Director, Finance Director and DCFA Program Director (Level 2) – Semi secluded offices for Executive Director Office ideal and with a small meeting conference table. Should be accessible to the members and have close proximity and visible/audible connection to the staff team. Finance Director needs privacy of computer work and lockable files with visitor seating for 2. DCFA Program Director needs guest seating for 2 visitors. Staff audio connection is critical for finance and program directors. Moveable workstations for all semi private offices desired. The entire staff team works as a non-hierarchical unit. Collaboration of all is paramount. Executive Director needs a small conference table, reconfigurable, moveable system for all. Program Administrator workspace should be located to best back up Receptionist – but located close to work/copy resource areas and has close working relationships with staff. (or located on Level 2 adjacent to stair entry with visual sight of Level 1 entry and center activities to know when to go to level one to back up receptionist in greeting, etc. One “Touch Down” station to be located on Level 1.

Staff Team Workspaces (Level 2) – Team workspace solutions should support collaboration and sharing while allowing the ability for focused concentration. Staff team area needs center “huddle” table for 4. Adjacent file cabinets/storage needed. 1 team “pod” for 4 are needed for current staff. Reconfigurable, moveable system desired.

Drop-in/Sublease/Future Growth Workspaces (Level 2) – The Center currently provides two sublease workspaces with access to conference areas and copiers. Members from time to time desire a touch down work area for short term use. Additional part time intern and consultant stations are desirable. One additional 4-person workspace ”pod” could handle these needs and provide flexibility for potential future staff growth eeded over the life of the 10 year lease. (Desirable but not required. Separated from staff team area)

ATTACHMENT 2

IMAGERY OF CURRENT SPACE

The images are licensed for use by AIA Dallas ONLY, and for the express purpose of presentation of exhibits for the upcoming request for architectural design for the new center. Any other party wishing to use the images in any manner should contract photographer for a license to use the images. Photo Credit: Craig D. Blackmon, FAIA

Exterior of space at corner of St. Paul and Pacific.

Level 1: Main Space.

Level 1: Atrium view.

Level 1: View to Pacific Street.

Level 1: View from Pacific Street.

Level 1: View from current space entrance off building corridor.

Level 2: Internal connecting stair.

Level 2

Level 2: View to Atrium.

Level 2: southeast corner.

Level 1: View of space from building lobby corridor.

Level 1: View of atrium and level 1 and 2 space.

Level 1:View from building lobby to space and exterior connecting stair.

Level 1: Exterior building entrance adjacent to space entrance.