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Council approves construction manager at risk team for T‑Ball renovation, with preconstruction fee
Summary
The council authorized a construction manager at risk (CMAR) agreement for the Black Academy of Arts and Letters renovation (T‑Ball), awarding preconstruction services to an HJ Russell / Phillips May / Structure Tone joint venture and setting a $200 million construction budget cap for initial planning.
The Dallas City Council authorized preconstruction services and a CMAR delivery agreement Wednesday for the renovation of the Black Academy of Arts and Letters (component 4 of the Kay Bailey Hutchison Convention Center master plan), awarding the preconstruction contract to a joint venture formed by HJ Russell, Phillips May and Structure Tone Southwest.
The council approved a preconstruction fee not to exceed $695,363 and a construction management fee equal to 3% of the cost of work within an initial project construction budget cap of $200 million. The item authorizes the CMAR to begin preconstruction services — cost estimating, constructability review and schedule input — and directs staff to return with a guaranteed maximum price (GMP) derived from design development.
City staff and the city’s owner’s representative described the T‑Ball project as a technically complex renovation that requires early coordination among design and construction teams. The contract uses the CMAR method so the construction manager can engage during design and help shape a GMP tied to the city’s budget targets. Takeda Enterprises is the program manager for the project; KAI Alliance is the architect.
Several council members asked for additional scoring details and assurance that the joint venture includes local, minority and small business participation. The recommended JV and program manager highlighted prior local work and existing relationships. City staff said the CMAR preconstruction phase will last several months and return to council with design concepts and cost ranges for the GMP; councilmembers requested the scoring results and JV percentage breakdown and were told staff would supply those documents to council offices.
Speakers representing the joint venture, program manager and community partners emphasized the cultural importance of the Black Academy and that the team has experience with complex civic and theater projects. Supporters said early CMAR involvement is needed to control costs and deliver specialized technical systems.
Council adopted the item after public testimony from local industry representatives and the program manager. Staff and the council stressed this approval is for preconstruction and program management; a separate council vote will be required to approve the GMP and commit construction funds.
