Scope of Work & Developer Responsibilities

Once selected, the developer will be responsible for implementing the concepts of the General Plan and the San Carlos West Side Specific Plan; with the site planning and architecture complementing Laurel Street and the character of the downtown. A general description of the developer’s responsibilities includes, but is not limited to, the list below. As mentioned, following this RFQ process, one to three developers may be selected to participate in a limited RFP phase which will require the submission of more detailed information relating to the following topics as well.

§ Project Design and Management. Development entity will be responsible for development of a specific, detailed timeline identifying all design and development components through project completion; development of concept board drawings for developer improvements including materials, color board, building elevations, preliminary landscape plans, a traffic and circulation plan, and a rendered perspective; and management of the architectural and construction contracts. In the event of an RFP phase, selected developers will be required to submit a draft timeline and concept renderings as applicable.

§ Project Financing. The developer will be expected to secure financing for the project’s hard-cost and soft-cost categories including, but not limited to, possible land acquisition, deconstruction of existing improvements, soils testing, design, site planning, entitlements, permits, site clearance, grading, and construction of both off-site and on-site improvements, etc. In the event of an RFP phase, selected developers will be required to submit a comprehensive project analysis and pro-forma, assuming a property acquisition cost based on lot square footage and market rate pricing (or developer may order a property appraisal). Project analysis and pro-forma must provide all assumptions and be submitted as an excel file with active formulas.

§ Project Entitlements. The developer will be responsible for securing entitlements for the development of the Site. These entitlements include, but are not limited to project-level environmental review, site plan review, completion of building plan check process, acquisition of all required permits, and payment of all applicable fees.

§ Public Participation. The developer will be required to conduct community outreach as a part of the process to ensure the best possible development is achieved. The community generally plays an active role in local decision-making, thus outreach is expected to potentially include public and/or community meetings, coordination with the Chamber of Commerce, and distribution of information. Exact scope of outreach will be mutually agreed to by the City and the developer.

§ Site Clearance. The developer will be responsible for the deconstruction of existing improvements on the Site as applicable.

§ Relocation. Should additional properties surrounding the Site be included in the ultimate project, the development entity may be required to participate in the relocation of displaced residents or businesses.

§ Prevailing Wage Requirement. The developer will be responsible for complying with the prevailing wage requirements pursuant to California Community Redevelopment Law.

§ Policy and Legal Compliance. The developer will be required to comply with the City’s Inclusionary Housing Ordinance, California Community Redevelopment Law, and all City codes, permits, and fees.

§ Deposit Requirements. The selected developer will submit a $15,000 non-refundable good faith deposit upon execution of an Exclusive Negotiation Agreement (“ENA”) with the Agency. The deposit will be used to pay the costs of the Agency (e.g., legal counsel, etc.), to the extent necessary, during the negotiation of an Agreement to develop the Site.

§ Disposition of the Site. The City and Agency are open to proposals for the ultimate financial and ownership structure of the project that best meets the objectives of all stakeholders. While a limited explanation of the developer’s suggested deal structure is required by this RFQ, a more detailed proposal will be expected during the limited RFP phase.