Specifications include, but are not limited to: The work required of the awarded Contractor shall provide a cost estimate that will include at a minimum: • All hard construction costs including escalation for three (3) years and markup. Hard costs will include but are not limited to: o Estimation based on use of concrete masonry unit (CMU) construction or other more expensive construction materials with a differentiation for a theater built with reduced cost materials. o All site development costs. o Additional construction costs associated with meeting high-levels of energy efficiency. • Owner soft construction costs. These costs will include, but are not limited to: o Architecture and Engineering costs. o Jurisdictional costs for project on state land with the Salem city limits including estimated permitting fees. o Administrative costs. The theater has the following program requirements: • Lobby with adequate ADA restrooms including gender-neutral restrooms. • American with Disabilities Act (ADA) accessible access to theater seats. • Stadium style seating with ramps rather than stairs.