Specifications include, but are not limited to: a. Project Planning and Design: The Offeror shall be responsible for all aspects of the Project including pre-development planning and design. The selected Offeror shall be responsible, at its sole expense, for obtaining all land use entitlements and other government approvals. b. Construction: The Offeror’s team shall be responsible for construction and commission of the Project including serving as the general contractor or retaining a general contractor and obtaining all permits, fees, and approvals necessary for construction of the Project. c. Financing: The Offeror shall be responsible for securing funding for the Project, whether it be in the form of debt financing, equity, tax credits or a combination of these methods. If debt financing is used under a leasing scenario, no financial risk or credit risk shall be imposed upon the County or the County’s fee-interest in the Site. The County is open to contribute the Site and other resources into the Project. d. Lifecycle Maintenance: The Offeror shall be responsible for lifecycle maintenance, including capital refurbishment and replacement, necessary to sustain the Project to the level of operation and occupancy agreed to in the project documents. e. Facilities Management Services: The Offeror shall be responsible for the management, maintenance, repair and restoration of all improvements and associated infrastructure and certain furniture, fixtures, and equipment on the Site. The Offeror shall be responsible for providing or selecting a property/asset management provider to provide these and certain other services, such as grounds maintenance, trash removal and parking. f. Reserve Accounts: The Offeror shall be responsible for maintaining operating reserve and replacement reserve accounts to be utilized for the benefit of the property and/or residents. g. Transfer and Development Costs: The selected Offeror team shall be solely responsible for construction of all improvements. This includes all on-site or off-site improvements and any changes from existing conditions including, but not limited to streets, underground utilities, street lighting, curbs, gutters, street trees, and sidewalks. The Offeror shall also be solely responsible for the cost of any and all impact fees assessed by any agency or government body, title insurance, escrow costs, transfer taxes, parcel or subdivision maps, and any other transfer or development costs.
